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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 Page 3 of 7 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 Page 4 of 7 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 Page 5 of 7 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 Page 6 of 7 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 Page 7 of 7 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)