PC17-297
City of Menifee
29714 Haun Road
Menifee, CA 92586
Conditions of Approval for Plot Plan No. 2016-252 “ARCO AM/PM
Monument Sign”
1. Project Description for
Planning Application Plot Plan No. 2016-252 the use hereby approved is a 5’ x
6’ monument sign with an overall height of 8’ to be used for pricing at an existing
Arco AMP/PM service station. The sign is proposed to be located towards the
northwest corner of the subject site along Newport Road.
Request for Administrative Relief: The applicant is also seeking Administrative
Relief as the proposed sign exceeds the number of allowable freestanding signs
allowed on any one frontage per the City’s sign code (Chapter 9.76). Per the
ordinance, one (1) sign is allowed per street frontage. The site contains an
existing 20 foot pole sign on Newport Road. Therefore, if the proposed
monument sign is approved, there would be two (2) signs along the Newport
Road frontage. The applicant is also seeking Administrative Relief for the overall
number of signs allowed at the site. The sign code currently allows a maximum of
4 signs total for service stations and if the proposed monument sign is approved,
the site will have a total of 6 signs.
No additional signage is included with this approval.
2. Indemnification
Applicant/developer shall indemnify, defend, and hold harmless the City of
Menifee and its elected city council, appointed boards, commissions,
committees, officials, employees, volunteers, contractors, consultants, and
agents from and against any and all claims, liabilities, losses, fines, penalties,
and expenses, including without limitation litigation expenses and attorney’s fees,
arising out of either the City’s approval of the Project or actions related to the
Property or the acts, omissions, or operations of the applicant/developer and its
directors, officers, members, partners, employees, agents, contractors, and
subcontractors of each person or entity comprising the applicant/developer with
respect to the ownership, planning, design, construction, and maintenance of the
Project and the Property for which the Project is being approved. In addition to
the above, within 15 days of this approval, the developer/applicant shall enter
into an indemnification agreement with the City.
3. Definitions
The words identified in the following list that appear in all capitals in the attached
conditions of PP 2016-252 shall be henceforth defined as follows:
Conditions of Approval for PP 2016-252
ARCO AM/PM Monument Sign
Page 2 of 7
APPROVED EXHIBIT S = Sign Plans for Plot Plan No. 2016-252 dated
December 22, 2016.
4. Conform to Exhibit
The development of the sign shall conform substantially to that shown on Exhibit
S, dated December 22, 2016, on file under PP 2016-252.
5. Sign Category
This plot plan is a permit authorizing the following sign category (ies):
_X_ Free-Standing
___ Affixed to Building
___ Directional
_X_ On-Site Identification
___ For Sale, Lease or Rent
___ Temporary Political
___ Subdivision, On-Site
___ Subdivision, Off-Site
6. City of Menifee Municipal Code- Chapter 9.76
Advertising as approved shall conform with the provisions of Chapter 9.76 of the
City of Menifee Municipal Code.
7. Comply with Ordinances and Codes
The development of these premises shall comply with the standards of
Ordinance No. 348 and all other applicable Riverside County or City of Menifee
ordinances or guidelines and State and Federal codes. The development of the
premises shall conform substantially with that as shown on Exhibit S, unless
otherwise amended by these Conditions of Approval.
8. Comply with Building and Safety
Compliance with Department of Building and Safety directives and all required
permits shall be obtained prior to establishment or continuation of the use.
9. Comply with Engineering Department
Compliance with Engineering Department directives and all required permits
shall be obtained prior to establishment or continuation of the use.
10. Encroachment Permits
All work done within Riverside County and/or City of Menifee right-of-way shall
have been authorized by an encroachment permit.
11. Lighting Hooded and Directed
Any outside lighting shall be hooded and directed so as not to shine directly on
adjoining property or public right-of-way. Lighting shall have underground utility
service unless the lighting is solar powered. The light from an illuminated sign
Conditions of Approval for PP 2016-252
ARCO AM/PM Monument Sign
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shall not be of an intensity or brightness that will create glare of other negative
impacts on residential properties in direct line of sight to the sign.
12. Comply with Ordinance 2009-24
All lighting shall comply with any applicable provisions of City of Menifee
Ordinance No. 2009-24.
13. Required Landscaping
Per Section 9.76.140(C)(2)d of the City’s sign code, landscaping shall be
provided at the base of the sign. At a minimum, landscape area shall be equal to
the area of the sign. Landscaping shall be complementary to the landscaping for
the overall site, shall be appropriately irrigated and shall include flora
arrangements that include drought tolerant annuals and perennials, which are
designed to facilitate maintenance as well as enhanced aesthetic quality. The
design of the landscaping shall be such that natural growth will not obscure the
sign from the public right-of-way.
14. Viable Landscaping
All plant materials within landscaped areas that will be disturbed due to
construction of the proposed pylon sign shall be replaced or repaired and
maintained in a viable growth condition throughout the life of this permit. To
ensure that this occurs, the Community Development Department shall require
inspections in accordance with the Landscape/Irrigation Install Inspection
Condition of Approval.
15. Maintenance
All signs shall be maintained by the property owner in a condition acceptable to
the Community Development Director throughout the life of the permit. Damage
to or malfunction of the sign shall be repaired within 48 hours.
16. Expiration Date
This approval shall be used within two (2) years from the date of decision,
otherwise it shall become null and void and of no effect whatsoever. By use is
meant the beginning of substantial construction contemplated by this approval
within the two-year period which is thereafter diligently pursued to completion, or
the beginning of substantial utilization contemplated by this approval. Extensions
of time may be filed pursuant to Ordinance No. 348, Section 18.30.
Prior to Building Permit Issuance
17. Landscape and Irrigation Plans
The permittee shall submit three (3) sets of Final Landscaping and Irrigation
Plans to the Community Development Department for review and approval. Said
plan shall be submitted to the Department in the form of a plot plan application
pursuant to Ordinance No. 348, Section 18.30.a.(1) (Plot Plans not subject to the
California Environmental Quality Act and not subject to review by any
governmental agency other than the Community Development Department),
along with the current fee. The landscaping plan shall include enhanced
landscaping along the entire Newport Road frontage including landscaping for
the new 30 square foot monument sign.
Conditions of Approval for PP 2016-252
ARCO AM/PM Monument Sign
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The plan shall be in compliance with Menifee Municipal Code Section 15.04,
9.76.140, and 9.86 and the conditions of approval. The plan shall show a planter
with landscaping at the base of the monument sign (as shown on APPROVED
EXHIBIT S).
Emphasis shall be placed on using plant species that are drought tolerant, have
low water usage, and complement the existing onsite plant palette. Landscaping
and irrigation plans shall be prepared consistent with Menifee Municipal Code
Chapter 15.04 and 9.86 (as adopted and any amendments thereto), the
Riverside County Guide to California Landscaping, Eastern Municipal Water
District requirements and Ordinance No. 348, Section 18.12.
The location, number, genus, species, and container size of plants shall be
shown. Plans shall meet all applicable requirements of Menifee Municipal Code
Chapter 15.04 (as adopted and any amendments thereto), the Riverside County
Guide to California Friendly Landscaping, Eastern Municipal Water District
requirements and Ordinance No. 348, Sections 18.12, and 19.300 through
19.304 and as specified herein.
18. Landscape Inspections. Prior to issuance of building permits, the permit holder
shall open a Landscape Deposit Based Fee case and deposit the prevailing
deposit amount to cover the pre installation, installation, Six Month, and One
Year Landscape Inspections. The amount of hours for pre installation,
installation, Six Month, and One Year Landscape Inspections is estimated to be
$2500.
19. Submit Building Plans. Prior to the issuance of a building permit, the permittee
shall submit building plans with the City of Menifee Building and Safety
Department for the monument sign. The building plans shall be in substantial
conformance with APPROVED EXHIBIT S.
Building and Safety will require the following items:
1. Plans shall be designed to the provisions of the 2016 edition of the
California Building, Mechanical, Electrical and Plumbing, Energy and
Green Codes (or subsequent edition adopted by the City).
2. Five (5) sets of plan drawings shall be submitted along with two (2) copies
of structural and Title 24 Energy documentation.
3. Two (2) sets of precise grading plans shall be submitted at time of
building plan review submittal. Showing all disabled access paths of
travel, cross and directional slope percentages, site accessibility features
and details.
4. All exterior lighting shall comply with Ordinance 2009-24, “Dark Sky
Ordinance”.
5. All exterior lighting shall fall within current commercial standards.
6. Separate plan submittal will be required to Riverside County Fire along
with a formal transmittal issued by Building and Safety.
Conditions of Approval for PP 2016-252
ARCO AM/PM Monument Sign
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20. Relocation Agreement
Prior to issuance of Building Permits, the Property Owner and its successors
shall enter into an agreement with the City of Menifee (through coordination with
the City’s Engineering Department) regarding the relocation of the 5’ x 6’
monument sign. The agreement shall make the Property Owner or its successor
responsible for the removal or relocation of the monument sign to a portion of the
Property that falls outside of the Ultimate Right-of-Way (in accordance with
Menifee Municipal Code Section 9.76) at Owner or Owner’s successor’s own
cost and expense upon any future development of the Property or upon
improvement of Newport Road along the project frontage by Owner or Owner’s
successor.
21. Elevations. Elevations of the signs, including pylon sign, submitted for Building
Permit plan check approval shall be in substantial conformance with the
elevations shown on APPROVED EXHIBIT S.
22. Fees. Prior to issuance of Building Permits, the Community Development
Department shall determine if the deposit-based fees for project are in a negative
balance. If so, any outstanding fees shall be paid by the applicant/developer.
Prior to Final Occupancy
23. Final Planning Inspection. The applicant shall obtain final occupancy sign-off
from the Planning Division for each Building Permit issued by scheduling a final
Planning inspection prior to the final sign-off from the Building Department.
Planning staff shall verify that all pertinent Conditions of Approval have been met,
including compliance with the approved elevations. The applicant shall have all
required architectural details and sign lighting installed and in good condition.
24. Non-Permitted Signs Removed. Prior to issuance of final occupancy or final
sign off on the monument sign, the applicant shall remove all unpermitted
signage, including the illuminated cabinet wall signs on the north elevation
(currently displaying information regarding coffee sales) and on the east
elevation of the building. All temporary signage shall be removed or the
applicant shall obtain permits for the temporary signage if allowed.
25. Landscape/Irrigation Install Inspection. The permittee landscape architect
responsible for preparing the Landscaping and Irrigation Plans shall arrange for a
Pre-Landscape installation inspection and a Landscape Completion Installation
Inspection with the Community Development Department. The pre-landscape
inspection shall be arranged at least fifteen (15) working days prior to installation
of landscaping. The landscape completion inspection shall be arranged at least
fifteen (15) working days prior to final inspection of the structure or issuance of
occupancy permit, whichever occurs first. A One Year Post-Establishment
Inspection will also be required. The Community Development Department will
require a deposit in order to conduct the landscape inspections.
26. Landscape Installation. All required landscape planting and irrigation, including
but not limited to onsite, shall have been installed in accordance with approved
Landscaping, Irrigation, and Shading Plans, Menifee Municipal Code Chapter
Conditions of Approval for PP 2016-252
ARCO AM/PM Monument Sign
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15.04 (as adopted and any amendments thereto), Eastern Municipal Water
District requirements and the Riverside County Guide to California Landscaping.
All landscape and irrigation components shall be in a condition acceptable to the
Community Development Department. The plants shall be healthy and free of
weeds, disease or pests. The irrigation system shall be properly constructed and
determined to be in good working order.
27. Final Landscape Approval. The final landscape approval following installation
shall be subject to the review and approval of the City’s Landscape Architectural
Consultant and the Community Development Director. The Community
Development Director may require additional trees, shrubs and/or groundcover
as necessary, if site inspections reveal landscape deficiencies that were not
apparent during the plan review process.
28. Fees. Prior to final inspections, the Community Development Department shall
determine if the deposit-based fees for project are in a negative balance. If so,
any outstanding fees shall be paid by the applicant/developer.
END OF CONDITIONS
Conditions of Approval for PP 2016-252
ARCO AM/PM Monument Sign
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The undersigned, as the applicant or representative of the applicant in the above
noted approval, hereby acknowledge receipt of these Conditions, have no
questions regarding the requirements contained herein and applied to the
approval of the request and shall abide by all such Conditions.
_______________________________________
(Applicant/Representative Signature)
_______________________________________
Yadolla Mahmoodzadeh
________________
(Date Signed)