PC17-336
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Conditions of Approval for
Trumble Offices and Warehouse
Plot Plan No. 2011-003
(per Extension of Time No. 2017-243)
Section I: Conditions Applicable to All Departments
Section II: Community Development Department Conditions
of Approval
Section III: Engineering/Grading/Transportation Conditions
of Approval
Section IV: Riverside County Fire Department Conditions of
Approval
Section V: Building and Safety Conditions of Approval
Section VI: Riverside County Department of Environmental
Health Conditions of Approval
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Section I:
Conditions Applicable to All
Departments
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General Conditions
1. Definitions. The words identified in the following list that appear in all capitals in the
attached conditions of Plot Plan No. 2011-003 shall be henceforth defined as follows:
Permittee, Applicant, Project Permittee(s), Project Developer(s) shall all mean the
Permittee of this project.
APPROVED EXHIBIT A = Site Plan for Plot Plan No. 2011-003, dated August 9,
2012.
APPROVED EXHIBITS B-1 and B-2 = Floor Plans for Plot Plan No. 2011-003,
dated August 9, 2012.
APPROVED EXHIBITS C-1 and C-2 = Elevations for Plot Plan No. 2011-003,
dated August 9, 2012.
APPROVED EXHIBIT D = Drainage Plan for Plot Plan No. 2011-003, dated August
9, 2012.
APPROVED EXHIBIT G = Grading Plan for Plot Plan No. 2011-003, dated August
9, 2012.
APPROVED EXHIBIT L = Conceptual Landscaping and Fencing Plans for Plot
Plan No. 2011-003, dated August 9, 2012.
APPROVED EXHIBIT M = Colors and Material Board for Plot Plan No. 2011-003,
dated August 9, 2012.
2. Project Description. Planning Case No. 2011-003 (Plot Plan) is a proposal to permit
the construction of two industrial buildings and outdoor equipment storage on the 5.01
gross acre subject parcel of land.
The plans for the site delineate two distinct areas for development that are separated by
security fencing. The eastern ⅓ of the site will include a 21,730 square foot building to
be utilized with a combination of one caretaker’s unit, seven showroom offices, and eight
warehouse/storage units. The floor plans for the project identify the following square
footage by suite:
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The office/warehouse building is proposed to be one-story with a maximum height of 24
feet. Suite 101 will be designated as a caretaker’s unit with living, eating, private
restroom, and sleeping areas in addition to an office area and public restroom. Suites
102 through 108 will have pedestrian/employee access to the offices through the front
(eastern elevation) with equipment entrances at the rear (western elevation). Access
from the rear will be provided by both man doors and 18-foot by 14-foot overhead rolling
doors. The rear units will also include roof mounted skylights. The building shall be
protected with a fire sprinkler system. Air conditioning units will be ground mounted.
The balance of the site will contain a trash enclosure, a recycling bin, landscaped areas,
parking areas and drive aisles. The eastern portion of the site will provide a total of 55
parking spaces including four that are designated as disabled accessible.
The western two-thirds of the parcel will include the construction of a 40,000 square foot
general warehouse/storage building, a vehicle/equipment wash rack and a paved
outside equipment/materials storage area. The proposed warehouse is one-story with a
maximum height of 28 40 feet. Access to the building will be provided by both man
doors and four overhead rolling doors. The building shall be protected with a fire
sprinkler system. No roof-top equipment is proposed. Two employee restrooms are
proposed. The balance of the site will contain a vehicle/equipment wash rack,
landscaped areas, parking areas and drive aisles. The vehicle/equipment wash rack will
be used to clean off mud. The wash rack shall be self-contained and will recycle its
water, all mud from the washing shall be picked up manually and properly disposed of.
The western portion of the site will provide a total of 40 vehicle parking spaces including
two that are designated as disabled accessible. The outdoor equipment storage area
includes space for 43 additional vehicles and/or equipment.
Suite Square Footage
101 1,052
102 4,280
103 2,713
104 2,713
105 2,713
106 2,713
107 2,713
108 2,726
Utility Rooms 107
TOTAL 21,730
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5. Causes for Revocation. In the event the use hereby permitted under this permit, a) is
found to be in violation of the terms and conditions of this permit, b) is found to have
been obtained by fraud or perjured testimony, or c) is found to be detrimental to the
public health, safety or general welfare, or is a public nuisance, this permit shall be
subject to the revocation procedures.
6. Business License. Every person conducting a business within the City of Menifee, as
defined in Menifee Municipal Code, Chapter 5.01, shall obtain a business license. For
more information regarding business registration, contact the City of Menifee Business
Licensing Division.
7. Expiration. This approval shall be used by October 23, 2022. By use is meant the
completion of construction of the project pursuant to Ordinance No. 348, Section 18.30
(i) (City of Menifee Ordinance No. 2016-191). No additional extensions are available.
8. 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. The indemnification agreement shall be
substantially the same as the form agreement currently on file with the City.
9. 90 Days to Protest. The project developer has ninety (90) days from the date of
approval of these conditions to protest, in accordance with the procedures set forth in
Government Code Section 66020, the imposition of any and all fees, dedications,
reservations and/or other exactions imposed on this project as a result of this approval
or conditional approval of this project.
10. City of Menifee. The City of Menifee is a new City incorporated on October 1, 2008; the
City is studying and adopting its own ordinances, regulations, procedures, processing
and development impact fee structure. In the future the City of Menifee will identify and
put in place various processing fees to cover the reasonable cost of the services
provided. The City may identify and fund mitigation measures under CEQA through
development impact fees. Such fees may include but are not limited to processing fees
for the costs of providing planning services when development entitlement applications
are submitted, which fees are designed to cover the full cost of such services, and
development impact fees to mitigate the impact of the development proposed on public
improvements. To the extent that Menifee may develop future financing districts to cover
the costs of maintenance of improvements constructed by development, Developer
agrees to petition for formation of, annexation to or inclusion in any such financing
district and to pay the cost of such formation, annexation or inclusion.
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The developer acknowledges it is on notice of the current development fees and
understands that such fees will apply at the levels in effect at the time the fee condition
must be met as specified herein.
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Section II:
Community Development Department
Conditions of Approval
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General Conditions
11. Subsequent Review. No expansion of the site or the use shall occur without
subsequent reviews and approvals from the Community Development Department
before such expansion.
12. Development Restriction. Any use, activity, and/or development occurring on the site
without appropriate city approvals shall constitute a code violation and shall be treated as
such. Any deviation shall require the appropriate Planning Division review and approval
prior to such deviation.
13. No Billboards. No billboards are allowed on the property.
14. ADA Compliance. The project shall conform to all disabled access requirements in
accordance with the State of California, Title 24, and Federal Americans with Disabilities
Act (ADA), as applicable.
15. Zoning Compliance. The project shall conform to the Specific Plan Zone as subsequently
amended.
16. Comply with Ordinances. The development of these premises shall comply with the
standards of Riverside County Ordinance No. 348 (hereinafter Ordinance No. 348), as
adopted by the City of Menifee, City of Menifee Municipal Code and all other applicable
ordinances and State and Federal codes and regulations.
The development of the premises shall conform substantially with that as shown on
APPROVED EXHIBIT A, B-1, B-2, C-1, C-2, D, G, L, and M unless otherwise amended
by these conditions of approval.
17. Parking. Parking for this project was determined primarily on the basis of County
Ordinance No. 348, Section 18.12(a)(2)(b), warehouses, offices, and residential uses: 1
space/250 sq. ft. of offices, 1 space/500 sq. ft. of fabrication, 1 space/2000 square feet
of warehouse, 1 space/500 square feet of uncommitted use, and 2 spaces / residential
unit. As such, the parking for this project is a total of 83 spaces. The amount of
automobile parking provided is 95 spaces.
Building Use Square Feet Parking Ratio Parking Required
Residential 1052 2 / unit 2
Office 6,312 1 / 250 s.f. 25
Warehouse Bldg. 40,000 1 / 2,000 s.f. 20
Flex Area within
Units
(Uncommitted)
17,858 1 / 500 s.f. 36
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The parking area shall be surfaced with asphaltic concrete, concrete, or porous paving,
to current standards as approved by the Department of Building and Safety.
Electric Vehicle (EV) Charging Spaces:
A minimum of five (5) electric vehicle charging spaces shall be designated on the
building permit construction plans and electrical conduit must be installed from the main
electrical panel to the location of the future EV chargers pursuant to the 2016 California
Green Code, or as required by any subsequent revision to the California Building Code.
ADA Parking Spaces. A minimum of six (6) accessible parking spaces for persons with
disabilities shall be provided consistent with ADA requirements and as approved by the
City of Menifee Building and Safety Department. The location of ADA parking and paths
of travel will be finalized on the final site plan of the proposed project. Each parking
space reserved for persons with disabilities shall be identified by a permanently affixed
reflectorized sign constructed of porcelain on steel, beaded text or equal, displaying the
International Symbol of Accessibility. The sign shall not be smaller than seventy (70)
square inches in area and shall be centered at the interior end of the parking space at a
minimum height of eighty (80) inches from the bottom of the sign to the parking space
finished grade, or centered at a minimum height of thirty-six (36) inches from the parking
space finished grade, ground, or sidewalk. A sign shall also be posted in a conspicuous
place, at each entrance to the off-street parking facility, not less than seventeen (17)
inches by twenty-two (22) inches, clearly and conspicuously stating the following:
"Unauthorized vehicles not displaying distinguishing placards or license plates issued for
physically handicapped persons may be towed away at owner's expense. Towed
vehicles may be reclaimed at ___ or by telephoning ___."
In addition to the above requirements, the surface of each parking space shall have a
surface identification sign duplicating the symbol of accessibility in blue paint of at least
three (3) square feet in size.
Bicycle Racks. A minimum of three Class II bicycle parking spaces shall be provided
near the entry of the main building, in accordance with Ordinance No. 348.
19. Exterior Noise Levels. Exterior noise levels produced by any use allowed under this
permit, including, but not limited to, any outdoor public address system, shall not exceed
75 db(A), 10-minute LEQ, at the project boundaries. In the event noise exceeds this
standard, the permittee or the permittee's successor-in-interest shall take the necessary
steps to remedy the situation, which may include discontinued operation of the facilities.
Facility-related noise, as projected to any portion of any surrounding property containing
a "sensitive receiver, habitable dwelling, hospital, school, library or nursing home", must
not exceed the following worst-case noise levels 45 dB(A) - 10 minute noise equivalent
level ("leq"), between the hours of 10:00 p.m. to 7:00 a.m. (nighttime standard) and 65
dB (A) - 10 minute leq, between 7:00 a.m. and 10:00 p. m. (daytime standard).
20. Property Maintenance. The site shall be maintained in a graffiti-free state at all times.
Existing graffiti located on the site shall be removed within 48 hours at the expense of
the property owner.
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21. Phases. Construction of this project may be done progressively in phases provided a
plan is submitted with appropriate fees to the Community Development Department and
approved prior to issuance of any building permits.
22. Outside Lighting. Any outside lighting shall be hooded and directed so as not to shine
directly upon adjoining property or public rights-of-way and so as to prevent either the
spillage of lumens or reflection into the sky.
23. Colors and Materials. Building colors and materials shall be in substantial conformance
with those shown on APPROVED EXHIBITS M.
24. Land Division Required. Prior to the sale of any individual structure, or a portion
thereof, as shown on APPROVED EXHIBIT A, a land division shall be recorded in
accordance with Riverside County Ordinance No. 460 (hereinafter Ordinance No. 460),
and any other pertinent ordinance.
25. No Outdoor Advertising. No outdoor advertising display, sign or billboard (not
including on-site advertising or directional signs) shall be constructed or maintained
within the property subject to this approval.
26. No Signs. No signs are approved pursuant to this project approval. Prior to the
installation of any on-site advertising or directional signs, a signing plan shall be
submitted to and approved by the Community Development Department pursuant to the
requirements of Menifee Municipal Code Chapter 9.76.
27. Reclaimed Water. The permittee shall connect to a reclaimed water supply for
landscape watering purposes when secondary or reclaimed water is made available to
the site as required by Eastern Municipal Water District.
28. Permanent Occupancy. Only one (1) leasing space may be permitted within the
property approved under this plot plan as a principal place of residence.
29. Hours of Construction. Pursuant to Menifee Municipal Code Section 8.01.010, any
construction within the city located within one-fourth mile from an occupied residence
shall be permitted Monday through Saturday, except nationally recognized holidays,
6:30 a.m. to 7:00 p.m. There shall be no construction permitted on Sunday or nationally
recognized holidays unless approval is obtained from the City Building Official or City
Engineer.
30. Rules for Construction Activities. The applicant shall adhere to the Best Available
Control Measures (BACMs). SCAQMD Rules that are currently applicable during
construction activity for the project include, but are not limited to: Rule 1113
(Architectural Coatings); Rule 431.2 (Low Sulfur Fuel); Rule 403 (Fugitive Dust); and
Rule 1186 / 1186.1 (Street Sweepers). The specific Rule 403 regulatory requirements
that are applicable to the project are as follows:
All clearing, grading, earth-moving, or excavation activities shall cease when
winds exceed 25 mph per SCAQMD guidelines in order to limit fugitive dust
emissions.
The contractor shall ensure that all disturbed unpaved roads and disturbed areas
within the project are watered at least three times daily during dry weather.
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Watering, with complete coverage of disturbed areas, shall occur at least three
times a day, preferably in the midmorning, afternoon, and after work is done for
the day. Implementation of this measure is estimated to reduce PM10 and PM2.5
fugitive dust emissions by approximately 61%.
The contractor shall ensure that traffic speeds on unpaved roads and project site
areas are reduced to 15 miles per hour or less to reduce PM10 and PM2.5 fugitive
dust haul road emissions by approximately 44%.
31. SCAQMD Rule 402. The project will comply with existing SCAQMD Rule 402 which
prohibits a person from discharging any source quantities of air contaminants or other
material which cause injury, nuisance, or annoyance to any considerable number of
persons or to the public.
32. Truck Loading Activities. Truck loading activities shall occur in the designated loading
area as shown on APPROVED EXHIBIT A. Truck loading activities shall be scheduled
and located in areas so as not to obstruct vehicle movement into and within the site or
significantly reduce the amount of available parking. Truck loading shall not occur within
the main entry drive aisle as shown on APPROVED EXHIBIT A.
33. Greenhouse Gases:
a. Energy Efficiency. The project is required to incorporate enhanced energy
efficiency standards to minimize energy consumption and compliance with
Measure XVI. The project must exceed 2005 Title 24 Building Energy Efficiency
minimum requirements by a minimum of 14% or meet/exceed 2008 Title 24
minimum requirements.
b. Low or Non-VOC Paints. Only low- and non-VOC containing paints, sealants,
adhesives and solvents shall be utilized in the construction of this project.
34. No Idling. To reduce diesel truck emissions, the project has been conditioned to install
signs in loading areas stating “The driver of a diesel-fueled motor vehicle with a gross
vehicle weight rating (GVWR) greater than 10,000 pounds is prohibited from idling the
vehicle's primary engine for more than five (5) minutes at any location and may not
operate a diesel fueled auxiliary power system (APS) for more than 5 minutes at any
location within 100 feet of a restricted area (residences). Electrical connections have
been provided for your use. The minimum penalty for an idling violation is $300.00. To
report a violation please contact 1800-END-SMOG".
35. Hazardous Materials. Hazardous materials are not accepted at Riverside County
landfills. In compliance with federal, state, and local regulations and ordinances, any
hazardous waste generated in association with the project shall be disposed of at a
permitted Hazardous Waste disposal facility. Hazardous waste materials include, but
are not limited to, paint, batteries, oil, asbestos, and solvents. For further information
regarding the determination, transport, and disposal of hazardous waste, please contact
the Riverside County Department of Environmental Health, Environmental Protection
and Oversight Division, at 1-800-722-4234.
Archeology
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36. Human Remains. If human remains are encountered, State Health and Safety Code
Section 7050.5 states that no further disturbance shall occur until the Riverside County
Coroner has made the necessary findings as to origin. Further, pursuant to Public
Resource Code Section 5097.98(b) remains shall be left in place and free from
disturbance until a final decision as to the treatment and disposition has been made. If
the Riverside County Coroner determines the remains to be Native American, the Native
American Heritage Commission shall be contacted within the period specified by law (24
hours). Subsequently, the Native American Heritage Commission shall identify the "most
likely descendant." The most likely descendant shall then make recommendations and
engage in consultation concerning the treatment of the remains as provided in Public
Resources Code Section 5097.98. Human remains from other ethnic/cultural groups with
recognized historical associations to the project area shall also be subject to consultation
between appropriate representatives from that group and the Community Development
Director.
37. Inadvertent Archeological Find. If during ground disturbance activities, unique cultural
resources are discovered that were not assessed by the archaeological report(s) and/or
environmental assessment conducted prior to project approval, the following procedures
shall be followed. Unique cultural resources are defined, for this condition only, as being
multiple artifacts in close association with each other, but may include fewer artifacts if
the area of the find is determined to be of significance due to its sacred or cultural
importance as determined in consultation with the Native American Tribe(s).
i. All ground disturbance activities within 100 feet of the discovered cultural resources
shall be halted until a meeting is convened between the developer, the
archaeologist, the tribal representative(s) and the Community Development Director
to discuss the significance of the find.
ii. At the meeting, the significance of the discoveries shall be discussed and after
consultation with the tribal representative(s) and the archaeologist, a decision shall
be made, with the concurrence of the Community Development Director, as to the
appropriate mitigation (documentation, recovery, avoidance, etc.) for the cultural
resources.
iii. Grading of further ground disturbance shall not resume within the area of the
discovery until an agreement has been reached by all parties as to the appropriate
mitigation.
iv. Treatment and avoidance of the newly discovered resources shall be consistent with
the Cultural Resources Treatment and Monitoring Agreements entered into with the
appropriate tribes. This may include avoidance of the cultural resources through
project design, in-place preservation of cultural resources located in native soils
and/or re-burial on the Project property so they are not subject to further disturbance
in perpetuity.
v. Pursuant to Calif. Pub. Res. Code § 21083.2(b) avoidance is the preferred method of
preservation for archaeological resources and cultural resources. If the landowner
and the Tribe(s) cannot agree on the significance or the mitigation for the
archaeological or cultural resources, these issues will be presented to the City
Community Development Director for decision. The City Community Development
Director shall make the determination based on the provisions of the California
Environmental Quality Act with respect to archaeological resources,
recommendations of the project archeologist and shall take into account the cultural
and religious principles and practices of the Tribe. Notwithstanding any other rights
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available under the law, the decision of the City Community Development Director
shall be appealable to the City Planning Commission and/or City Council.”
38. Non-Disclosure of Location Reburials. It is understood by all parties that unless
otherwise required by law, the site of any reburial of Native American human remains or
associated grave goods shall not be disclosed and shall not be governed by public
disclosure requirements of the California Public Records Act. The Coroner, pursuant to
the specific exemption set forth in California Government Code 6254 (r)., parties, and
Lead Agencies, will be asked to withhold public disclosure information related to such
reburial, pursuant to the specific exemption set forth in California Government Code
6254 (r).
Landscaping
39. Interim Landscaping. Graded but undeveloped land shall be maintained in a condition
so as to prevent a dust and/or blow sand nuisance and shall be either planted with
interim landscaping or provided with other wind and water erosion control measures as
approved by the Community Development Department and the South Coast Air Quality
Management District (SCAQMD).
40. Viable Landscaping. All plant materials within landscaped areas shall be 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 building permit landscaping install and inspection condition.
41. Landscape Plans. All landscaping plans shall be prepared in accordance with the
City’s Water Efficient Landscape Ordinance. Such plans shall be reviewed and approved
by the Community Development Department, and the appropriate maintenance
authority.
42. Maintenance of Landscaping. All private landscaping shall be maintained by a
property owners association, individual property owner, or as otherwise established by
CC&Rs. All landscaping, and similar improvements not properly maintained by a
property owners association or individual property owners must be annexed into a
Lighting and Landscape District, or other mechanism as determined by the City of
Menifee.
Fees
43. Subsequent Submittals. Any subsequent submittals required by these conditions of
approval, including but not limited to grading plan, building plan or mitigation monitoring
review, shall be reviewed on an hourly basis (research fee), or other such review fee as
may be in effect at the time of submittal, as required by Resolution No. 13-320 (Cost of
Services Fee Study), or any successor thereto. Each submittal shall be accompanied
with a letter clearly indicating which condition or conditions the submittal is intended to
comply with.
Prior to Grading Permit Issuance
44. Geology. County Geologic Report (GEO) No. 2238 submitted for this project was
prepared by T.H.E Soils Co., Inc. and is entitled “Preliminary Geotechnical Investigation,
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Proposed by Trumble Road Office & Equipment Storage, APN No. 331-150-044, 5 +/-
Acres, Antelope Road, City of Menifee, Riverside County, California”, dated December
16, 2010. In addition, T.H.E. Soils Co. prepared “Response to Count of Riverside’s
Planning Departments ‘Review Comments’ GEO 02238, City of Menifee Case no.
PP2011-003, Proposed Trumble Road Office & Equipment Storage, APN No. 331-150-
044, 5 +/- Acres, Antelope Road, City of Menifee, Riverside County, California”, dated
February 15, 2011. This document is herein incorporated as GEO02238.
GEO02238 concluded:
a. No active faults traces or fault features have been identified on the subject site.
b. Ground rupture during a seismic event is anticipated to be low.
c. The liquefaction potential is anticipated to be low.
d. Seismically induced settlement is expected to be low.
e. The potential for landsliding during a seismic event is considered low.
f. The potential for rockfall is anticipated to be low.
g. Seiches and tsunamis are not considered potential hazards of the site.
GEO02238 recommended:
a. The upper 1 to 3 feet of old alluvial fan deposits will require complete removal
and recompaction or offsite disposal.
GEO02238 satisfies the requirement for a Geologic Study for Planning / CEQA
purposes. GEO02238 is hereby accepted for Planning purposes. This approval is not
intended, and should not be misconstrued as approval for a grading permit. Engineering
and other building code parameters will be reviewed and additional comments and/or
conditions may be imposed by the Building and Safety Department upon application for
grading and/or building permits.
45. Construction Noise. The project developer shall implement noise-reduction measures
during grading.
a. During all Project site grading, all construction equipment, fixed or mobile, shall
be equipped with properly operating and maintained mufflers, consistent with the
manufactures’ standards.
b. All stationary construction equipment shall be placed so that entitled noise is
directed away from the nearest sensitive receptor.
c. During construction, equipment staging areas shall be located in areas that will
create the greatest distance between construction-related noise sources and
noise sensitive receptors.
d. Haul truck deliveries shall be limited to the hours of 6:30 a.m. and 7:00 p.m.,
Monday through Saturday, except nationally recognized holidays, unless
otherwise restricted by City staff.
46. Charging Spaces. A minimum of five (5) electric vehicle charging spaces shall be
designated on the site plans and/or precise grading plans and electrical conduit shall be
shown as to be installed from the main electrical panel to the location of the future EV
chargers pursuant to the 2016 California Green Code, or as required by any subsequent
revision to the California Building Code.
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47. Fugitive Dust Control. The project developer shall implement fugitive dust control
measures in accordance with Southern California Air Quality Management District
(SCAQMD) Rule 403. The project developer shall include in construction contracts the
control measures required under Rule 403 at the time of development, including the
following:
a. The construction area and vicinity (500-foot radius) must be swept (preferably
with water sweepers) and watered at least twice daily. Site wetting must occur
often enough to maintain a 10 percent surface soil moisture content throughout
all earth moving activities. All unpaved construction areas shall be wetted at
least twice daily during construction, and temporary dust covers shall be used to
reduce dust emissions and meet SCAQMD District Rule 403. Wetting could
reduce fugitive dust by as much as 50%.
b. Water active grading sites and unpaved surfaces at least two times daily;
c. All paved roads, parking and staging areas must be watered at least once every
two hours of active operations;
d. Site access points must be swept/washed within thirty minutes of visible dirt
deposition;
e. Sweep daily (with water sweepers) all paved parking areas and staging areas;
f. Onsite stockpiles of debris, dirt or rusty material must be covered or watered at
least twice daily;
g. Cover stockpiles with tarps or apply non-toxic chemical soil binders;
h. All haul trucks hauling soil, sand and other loose materials must either be
covered or maintain two feet of freeboard;
i. All inactive disturbed surface areas must be watered on a daily basis when there
is evidence of wind drive fugitive dust;
j. Install wind breaks at the windward sides of construction areas;
k. Operations on any unpaved surfaces must be suspended when winds exceed 25
mph;
l. Suspend grading activity when winds (instantaneous gusts) exceed 15 miles per
hour over a 30-minute period or more, so as to prevent excessive amounts of
dust;
m. All haul trucks must have a capacity of no less than twelve and three-quarter
(12.75) cubic yards;
n. All loads shall be secured by trimming, watering or other appropriate means to
prevent spillage and dust;
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o. Traffic speeds on unpaved roads must be limited to 15 miles per hour;
p. Provide daily clean-up of mud and dirt carried onto paved streets from the site;
q. Install wheel washers for all exiting trucks, or wash off the tires or tracks of all
trucks and equipment leaving the site;
r. All materials transported off-site shall be either sufficiently watered or securely
covered to prevent excessive amount of dust;
s. Operations on any unpaved surfaces must be suspended during first and second
stage smog alerts; and,
t. An information sign shall be posted at the entrance to each construction site that
identifies the permitted construction hours and provides a telephone number to
call and receive information about the construction project or to report complaints
regarding excessive fugitive dust generation. Any reasonable complaints shall
be rectified within 24 hours of their receipt.
48. Burrowing Owl Preconstruction Survey. Pursuant to Objective 6 and Objective 7 of
the Species Account for the Burrowing Owl included in the Western Riverside County
Multiple Species Habitat Conservation Plan, within 30 days prior to the issuance of a
grading permit, a pre-construction presence/absence survey for the burrowing owl shall
be conducted by a qualified biologist and the results of this presence/absence survey
shall be provided in writing to the Environmental Programs Department. If it is
determined that the project site is occupied by the Burrowing Owl, take of "active" nests
shall be avoided pursuant to the MSHCP and the Migratory Bird Treaty Act. However,
when the Burrowing Owl is present, relocation outside of the nesting season (March 1
through August 31) by a qualified biologist shall be required. The County Biologist shall
be consulted to determine appropriate type of relocation (active or passive) and
translocation sites. Occupation of this species on the project site may result in the need
to revise grading plans so that take of "active" nests is avoided or alternatively, a grading
permit may be issued once the species has been actively relocated.
If the grading permit is not obtained within 30 days of the survey a new survey shall be
required.
No ground disturbance, including disking, blading, grubbing or any similar activity shall
occur within the site until the burrowing owl study is reviewed and approved.
Paleontology
49. Paleontologist Required. This site is mapped as having a high potential for
paleontological resources (fossils) at shallow depth. Therefore, PRIOR TO ISSUANCE
OF GRADING PERMITS:
The permittee shall retain a qualified paleontologist approved by the City of Menifee to
create and implement a project-specific plan for monitoring site grading/earthmoving
activities (project paleontologist).
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The project paleontologist retained shall review the approved development plan and
shall conduct any pre-construction work necessary to render appropriate monitoring and
mitigation requirements as appropriate. These requirements shall be documented by the
project paleontologist in a Paleontological Resource Impact Mitigation Program
(PRIMP). This PRIMP shall be submitted to the Community Development Department
for review and approval prior to issuance of a Grading Permit.
Information to be contained in the PRIMP, at a minimum and in addition to other industry
standard and Society of Vertebrate Paleontology standards, are as follows:
A. The project paleontologist shall participate in a pre-construction project meeting with
development staff and construction operations to ensure an understanding of any
mitigation measures required during construction, as applicable.
B. Paleontological monitoring of earthmoving activities will be conducted on an as-
needed basis by the project paleontologist during all earthmoving activities that may
expose sensitive strata. Earthmoving activities in areas of the project area where
previously undisturbed strata will be buried but not otherwise disturbed will not be
monitored. The project paleontologist or his/her assign will have the authority to reduce
monitoring once he/she determines the probability of encountering fossils has dropped
below an acceptable level.
C. If the project paleontologist finds fossil remains, earthmoving activities will be diverted
temporarily around the fossil site until the remains have been evaluated and recovered.
Earthmoving will be allowed to proceed through the site when the project paleontologist
determines the fossils have been recovered and/or the site mitigated to the extent
necessary.
D. If fossil remains are encountered by earthmoving activities when the project
paleontologist is not onsite, these activities will be diverted around the fossil site and the
project paleontologist called to the site immediately to recover the remains.
E. If fossil remains are encountered, fossiliferous rock will be recovered from the fossil
site and processed to allow for the recovery of smaller fossil remains. Test samples may
be recovered from other sampling sites in the rock unit if appropriate.
F. Any recovered fossil remains will be prepared to the point of identification and
identified to the lowest taxonomic level possible by knowledgeable paleontologists. The
remains then will be curated (assigned and labeled with museum* repository fossil
specimen numbers and corresponding fossil site numbers, as appropriate; places in
specimen trays and, if necessary, vials with completed specimen data cards) and
catalogued, an associated specimen data and corresponding geologic and geographic
site data will be archived (specimen and site numbers and corresponding data entered
into appropriate museum repository catalogs and computerized data bases) at the
museum repository by a laboratory technician. The remains will then be accessioned
into the museum* repository fossil collection, where they will be permanently stored,
maintained, and, along with associated specimen and site data, made available for
future study by qualified scientific investigators.
* The City of Menifee must be consulted on the repository/museum to receive the fossil
material prior to being curated.
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G. A qualified paleontologist shall prepare a report of findings made during all site
grading activity with an appended itemized list of fossil specimens recovered during
grading (if any). This report shall be submitted to the Community Development
Department for review and approval prior to building final inspection as described
elsewhere in these conditions.
All reports shall be signed by the project paleontologist and all other professionals
responsible for the report's content (eg. Professional Geologist, Professional Engineer,
etc.), as appropriate. Two wet-signed original copies of the report shall be submitted
directly to the Community Development Department along with a copy of this condition,
deposit based fee and the grading plan for appropriate case processing and tracking.
Fees
50. Stephen’s Kangaroo Rat Fee. Prior to the issuance of a grading permit, the applicant
shall comply with the provisions of Riverside County Ordinance No. 663 (hereinafter
Ordinance No. 663), which generally requires the payment of the appropriate fee set
forth in that ordinance. The amount of the fee required to be paid may vary depending
upon a variety of factors, including the type of development application submitted and
the applicability of any fee reduction or exemption provisions contained in Ordinance No.
663. Said fee shall be calculated on the approved development project which is
anticipated to be 5.01 acres (gross) in accordance with APPROVED EXHIBIT NO. A. If
the development is subsequently revised, this acreage amount may be modified in order
to reflect the revised development project acreage amount. In the event Ordinance No.
663 is rescinded, this condition will no longer be applicable. However, should Ordinance
No. 663 be rescinded and superseded by a subsequent City mitigation fee ordinance,
payment of the appropriate fee set forth in that ordinance shall be required.
51. Processing Fees. Prior to issuance of grading permits, the Community Development
Department shall determine if the deposit based fees for Plot Plan No. 2011-003 are in a
negative balance. If so, any outstanding fees shall be paid by the applicant/developer.
Prior to Building Permit Issuance
52. 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
building permits. The building plans shall be in substantial conformance with
APPROVED EXHIBIT A, B-1, B-2, C-1, C-2, D, G, L, and M.
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”.
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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.
53. Elevations. Elevations of all buildings and structures submitted for building plan check
approval shall be in substantial conformance with the approved elevations.
However, prior to the building plan submittal to the City of Menifee Building and Safety
Department, the applicant shall submit elevations of any and all proposed buildings,
trash enclosures 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), or subsequent City ordinance (Plot
Plans not subject to the California Environmental Quality Act and not subject to review
by any governmental agency other than the Planning Division), along with the current
fee. The architecture for the site shall be revised to include additional enhancements
and architectural articulation, as follows:
a) The two (2) onsite buildings shall be architecturally enhanced by either
installing a stucco façade on the two buildings or changing the construction
type from metal building to concrete tilt-up.
b) On the front (easterly) building, the two (2) middle porticos shall be enlarged
so that they are differentiated from the two (2) outer porticos. This change is
intended to provide greater articulation to the front of the building. A similar
level, but different method, of articulation of this front façade may be provided
if approved by the Community Development Director.
c) Stone, brick or similar enhanced materials shall be provided at the bases of
the columns of the easterly four (4) building porticos.
The Community Development Director can refer the approval of the plot plan to the
Planning Commission per the Menifee Municipal Code.
54. Floor Plans. Floor plans shall be in substantial conformance with that shown on
APPROVED EXHIBIT C, dated June 30, 2011.
Floor plans shall be in substantial conformance with the approved floor plans. Prior to
the building plan submittal to the City of Menifee Building and Safety Department, the
applicant shall submit floor plans of any proposed buildings 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), or subsequent City ordinance (Plot Plans not subject to the California
Environmental Quality Act and not subject to review by any governmental agency other
than the Planning Division), along with the current fee.
The Community Development Director can refer the approval of the plot plan to the
Planning Commission per the Menifee Municipal Code.
55. Lighting. The building plans shall show the location and types of light fixtures that will
be within the parking lot and on the building. Lighting fixtures shall be decorative (at
minimum within the upfront (easterly) parking area. Shoe-box-type lighting will not be
allowed. The types of lighting fixtures used shall be subject to Community Development
Department approval. The exact placement of lighting on the building shall be reviewed
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and approved by the Community Development Department during review of the building
plans. The building lighting shall be sensitive to and not conflict with the architecture of
the building.
All parking lot lights and other outdoor lighting shall be shown on electrical plans
submitted to the Department of Building and Safety for Plan Check approval and shall
comply with the requirements of the Menifee Municipal Code Chapter 6.01 and the
General Plan.
A photometric study shall be required.
56. Roof-Mounted Equipment Plans. Roof-mounted equipment shall be shielded from
ground view. All building plans shall show all roof-mounted equipment and methods for
screening and shall be submitted to the Community Development Department for review
and approval prior to Building Permit issuance. The plans shall be approved prior to
issuance of a Building Permit. Screening material shall be subject to Community
Development Department approval. Community Development staff will verify that all
roof-mounted equipment has been screened in compliance with the approved plans prior
to final occupancy.
57. Walls and Fencing. A wall and fencing plan shall be submitted to the Community
Development Department for review and approval (minor plot plan) showing all wall and
fence locations and typical views of all types of fences or walls proposed. This plan shall
require anti-graffiti coatings on fences and walls, where applicable. The plan shall be
approved prior to issuance of a Building Permit.
Decorative (e.g., split-face block or slump stone) block walls with masonry cap or a
combination fence/decorative wall (of 3’ tubular steel or wrought iron atop 3’ of block wall
with masonry cap) shall be required along the perimeter of the site from the location of
the vehicular gates on the north and south sides of the site (as shown on Approved
Exhibit A) to approximately the location of the rear-most landscaped parking lot planter
fingers, at which point the combination fence/wall (if that is the wall type selected) would
transition (by way of a decorative block pilaster with masonry cap) to a solid 6’-tall
decorative block wall with masonry cap to fully screen the heavy-duty construction
equipment parking and storage area at the rear of the site.
The walls and fencing plan can be combined with the landscaping and irrigation (working
drawing) minor plot plan.
58. Security Systems. Prior to the issuance of Building Permits, the applicant shall prepare
a security plan for the site. The security plan for this project shall include a
comprehensive security camera system that clearly depicts the entire parking field. This
security camera system shall be based in one of the buildings containing the
management office for this development or other place acceptable to the Sherriff’s
Department, that is accessible to law enforcement at all times of the day and night. This
security camera system shall have a recording capacity to minimally save footage for the
period of one month or as approved by the Sherriff’s Department. The plan shall be
approved prior to issuance of Building Permits. The Sherriff’s Department and/or
Community Development Department shall verify that the security system has been
installed prior to final occupancy.
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59. Muffling Construction Equipment. In accordance with City of Menifee Municipal Code
Section 9.09, during all excavation and grading activities associated with project
construction, the construction contractor(s) shall ensure that no off-highway vehicles are
operated unless it is equipped with a USDA qualified spark arrester and a constantly
operating and properly maintained muffler. A muffler is not considered constantly
operating and properly maintained if it is equipped with a cutout, bypass or similar
device.
This requirement shall be noted on the specification sheet of all grading and construction
plans.
Landscaping
60. Performance Securities. Performance securities, in amounts to be determined by the
Director of Community Development to guarantee the installation of plantings, irrigation
system, walls and/or fences, in accordance with the approved plan, shall be filed with the
Department of Community Development. Securities may require review by City Attorney
and other staff. Permit holder is encouraged to allow adequate time to ensure that
securities are in place. The performance security may be released one year after
structural final, inspection report, and the One-Year Post Establishment report confirms
that the planting and irrigation components have been adequately installed and
maintained. A cash security shall be required when the estimated cost is $2,500.00 or
less.
61. Landscape and Irrigation Plans. The developer 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 Menifee Municipal Code Section 9.86,
along with the current fee.
The plan shall be in compliance with APPROVED EXHIBIT L, Menifee Municipal Code
Chapter 9.86 and 15.04 and the conditions of approval. The plan shall address all areas
and conditions of the project requiring landscaping and irrigation to be installed.
Emphasis shall be placed on using plant species that are drought tolerant and which
have low water usage. Landscaping and Irrigation Plot Plans shall be prepared
consistent with Menifee Municipal Code Chapter 9.86 and 15.04 (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.
Landscaping plans for areas that are totally within the road right-of-way shall be
submitted to the Engineer Department only. Slope Landscaping plans for slopes
exceeding 3 feet in height shall be submitted to the Engineering Department..
The irrigation plan shall be in compliance with Section 18.12 of Ordinance No. 348, and
include a rain shut-off device which is capable of shutting down the entire system. In
addition, the plan will incorporate the use of in-line check valves, or sprinkler heads
containing check valves to prohibit low head drainage.
If the above mentioned landscaping plans do not include shading and parking
landscaping, prior to issuance of building permits, three (3) copies of a Shading, Parking,
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Landscaping, and Irrigation Plan shall be submitted to and approved by the Community
Development Department. The location, number, genus, species, and container size of
plants shall be shown. Plans shall meet all applicable requirements of Menifee Municipal
Code Chapter 9.86 and 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. The irrigation plan shall include a smart controller capable of
adjusting watering schedule based on weather data. In addition, the plan will incorporate
the use of in-line check valves, or sprinkler heads containing check valves to prohibit low
head drainage.
Curb and Walkway on End Stall Planters. A six inch high curb with a twelve (12) inch
wide walkway shall be constructed along planters on end stalls adjacent to automobile
parking areas. Public parking areas shall be designed with permanent curb, bumper, or
wheel stop or similar device so that a parked vehicle does not overhang required
sidewalks, planters, or landscaped areas.
Director Authority to Defer. The Community Development Director shall have the
authority to defer the requirement that the landscape and irrigation plans be approved
prior to building permit issuance. Any deferral of the approval of the plans will be based
on the status of the plans and severity of outstanding corrections. However, the
requirement to submit plan prior to building permit issuance shall not be deferred.
62. 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 the Pre-Installation, Installation, Six Month and
One Year Landscape Inspections will be determined by the Community Development
Department's Landscape personnel prior to approval of the requisite Minor Plot Plan for
Planting and Irrigation.
Fees
63. 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.
64. Perris Union School District. Impacts to the Perris Union High School District shall be
mitigated in accordance with California State law.
65. Romoland School District. Impacts to the Romoland School District shall be mitigated
in accordance with California State law.
Prior to Final Inspection
66. Final Planning Inspection. The applicant shall obtain final building permit sign-off from
the Community Development Department 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 and that
the development complies with the approved set of building permit plans. The applicant
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shall have all required paving, parking, walls, site lighting, landscaping and automatic
irrigation installed and in good working condition.
67. Utilities. All utility facilities attached to buildings, including meters and utility boxes,
shall be painted to match the wall of the building to which they are affixed. These
facilities shall also be screened from the public right-of-way by landscaping.
68. Elevations. Elevations of all buildings and structures shall be in substantial
conformance with the approved elevations (as modified by the required minor plot plan
approval).
69. Security Systems. The Riverside County Sheriff Department and/or Community
Development Department shall verify that the security system has been installed in
compliance with the Riverside County Sherriff Department’s requirements prior to final
occupancy.
70. Mechanical and Roof Mounted Equipment. Prior to final occupancy, Community
Development staff will verify that all roof-mounted equipment has been screened in
compliance with the approved plans.
71. Paleontological Monitoring Report. Prior to final inspection, the permittee shall submit
to the Community Development Department, two (2) copies of the Paleontology
Monitoring Report. The report shall be certified by a professional paleontologist listed
Riverside County’s Paleontology Consultant List. A deposit for the review of the report
will be required.
72. Trash Enclosures. One (1) trash enclosures which are adequate to enclose a minimum
of two (2) bins shall be located as shown on the APPROVED EXHIBIT A, and shall be
constructed prior to the issuance of occupancy permits. The enclosure(s) shall be a
minimum of six (6) feet in height and shall be made with masonry block, landscaping
screening, overhead trellis, and a solid gate which screens the bins from external view.
73. Condition Compliance. The Community Development Department shall verify that the
Development Standards of this approval and all other preceding conditions have been
complied with prior to any use allowed by this permit.
74. Walls and Fencing. Perimeter fencing shall comply with the approved wall and fence
minor plot plan.
LANDSCAPING
75. Soil Management Plan. The permittee shall submit a Soil Management Plan (Report)
to the Community Development Department before the Landscape Installation
Inspection. The report can be sent in electronically. Information on the contents of the
report can be found in the County of Riverside Guide to California Friendly Landscaping
page 16, #7, “What is required in a Soil Management Plan?”
76. 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
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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.
77. Landscape Installation. All required landscape planting and irrigation shall have been
installed in accordance with approved Landscaping, Irrigation, and Shading Plans,
Menifee Municipal Code Chapter 9.86 and 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.
78. 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.
Fees
79. Ordinance No. 659 Fee (DIF). Prior to the issuance of either a certificate of occupancy
or prior to building permit final inspection, the applicant shall comply with the provisions
of Riverside County Ordinance No. 659 (hereinafter Ordinance No. 659), as adopted by
the City which requires the payment of the appropriate fee set forth in the Ordinance.
Ordinance No. 659 has been established to set forth policies, regulations and fees
related to the funding and construction of facilities necessary to address the direct and
cumulative environmental effects generated by new development projects described and
defined in this Ordinance, and it establishes the authorized uses of the fees collected.
The amount of the fee for commercial or industrial development shall be calculated on
the basis of the "Project Area," as defined in the Ordinance, which shall mean the net
area, measured in acres, from the adjacent road right-of-way to the limits of the project
development. The Project Area for Plot Plan No. 2011-003 has been calculated to be
4.63 net acres.
In the event Ordinance No. 659 is rescinded, this condition will no longer be applicable.
However, should Ordinance No. 659 be rescinded and superseded by a subsequent City
mitigation fee ordinance, payment of the appropriate fee set forth in that ordinance shall
be required.
80. Open Space Fee (MSHCP). Prior to the issuance of a certificate of occupancy, or upon
building permit final inspection prior to use or occupancy for cases without final
inspection or certificate of occupancy (such as an SMP), whichever comes first, the
applicant shall comply with the provisions of Riverside County Ordinance No. 810
(hereinafter Ordinance No. 810), which requires the payment of the appropriate fee set
forth in the Ordinance.
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The amount of the fee will be based on the "Project Area" as defined in the Ordinance
and the aforementioned Condition of Approval.
The Project Area for Plot Plan No. 2011-003 is calculated to be 4.63 net acres.
In the event Ordinance No. 810 is rescinded, this condition will no longer be applicable.
However, should Ordinance No. 810 be rescinded and superseded by a subsequent
mitigation fee ordinance, payment of the appropriate fee set forth in that ordinance shall
be required.
81. Fees. Prior to issuance of occupancy/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.
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Section III:
Engineering/Transportation/ Grading
Conditions of Approval
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General Conditions
82. Construction Times of Operation. Any construction within the City limits located 1/4 of
a mile from an occupied residence shall be limited to the hours of 6:30 a.m. to 7:00 p.m.,
Monday through Saturday, except on nationally recognized holidays in accordance with
Municipal Code Section 8.01.010. Construction on Sunday or nationally recognized
holidays are not permitted unless prior approval is obtained from the City Building
Official or City Engineer.
83. Underground Dry Utility Installations - Electrical power, telephone, communication,
street lighting, and cable television lines shall be placed underground in accordance with
Ordinance 460 and 461, or as approved by the Engineering Department. This also
applies to existing overhead lines which are 33.6 kilovolts or below along the project
frontage and between the nearest poles offsite in each direction of the project site. The
applicant is responsible for coordinating the work with the serving utility company. A
disposition note describing the above shall be reflected on design improvement plans
whenever those plans are required.
CIRCULATION AND DEDICATIONS
84. ADA Compliance – ADA path-of-travel shall be designed at the most convenient
accesses and the shortest distance to the buildings in accordance with ADA design
standards and to the satisfaction of the City Engineer and City Building Official.
85. Signing and Striping. A signing and striping plan is required for this project. The
project proponent shall be responsible for any additional paving and/or striping removal
caused by the striping plan. Traffic signing and striping shall be performed by City forces
with all incurred costs borne by the applicant, unless otherwise approved by the City
Traffic Engineer.
86. Map – Street Light Plan: A separate street light plan is required for this project. Street
lighting shall be designed in accordance with current City standards and specifications
for streetlights designed as LS-3 rate lights.
87. Onsite and Offsite Public Street Lights Ownership and Maintenance – All proposed
public street lights shall be designed in accordance with City approved standards and
specifications, as determined and approved by the PW Director. Unless determined
otherwise by the PW Director/City Engineer, the City shall have ownership and
maintenance of all proposed public street lights and associated appurtenances, and
therefore shall be provided with adequate service points for power. The design shall be
incorporated in the project’s street improvement plans or in a separate street light plan or
as determined and approved by the PW Director.
88. Public Street Light Service Point Addressing – The developer shall coordinate with
the PW Department and with Southern California Edison regarding the assignment of
addresses to public street light service points. These service points shall also be owned
by the City and shall be located within the public right-of-way or within duly dedicated
public easements.
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89. Install Street Lights. Install streetlights along the streets associated with development
in accordance with the approved street lighting plan and City standards and ordinances.
Street light annexation into a landscaping and lighting maintenance district or similar
mechanism as approved by the Engineering Department shall be completed.
It shall be the responsibility of the Developer to ensure that street lights are energized
along the streets associated with this development where the developer is seeking
Building Final Inspection (Occupancy).
90. Off-Site Parking. This project shall not have off-site street parking.
91. Paving Inspections - The applicant/applicant shall be responsible for obtaining the
paving inspections required by applicable City ordinances.
92. Traffic Signal Mitigation Program - The applicant shall be subject to the
Transportation Uniform Mitigation Fee Program in effect at the time of the issuance of
building permits.
93. Driveways – The following designations shall describe the locations of the project
driveway access points.
North Driveway – on Antelope Road designated as the main entrance
South Driveway – on Antelope Road designated as secondary access.
Driveways shall be designed per City Standards and Specifications.. The sidewalk
across the driveway approach shall be in the public right of way. Additional Right of Way
may need to be dedicated depending on the final engineering design.
94. Encroachment Permits – All work to be performed in City, State, or local agency right-
of-way shall obtain all required encroachment permits and clearances prior to
commencement of work.
95. Concrete Work – All concrete work including curbs, gutters, sidewalks, driveways, cross
gutters, catch basins, manholes, vaults, etc. shall be constructed with concrete having a
28-day minimum strength of 3,250 psi.
96. Dedications – Antelope Road ultimate right-of-way shall be dedicated for a Secondary
Highway Half Street width per the City Standard No. 115 (50’ half street right-of-way).
Sidewalk within driveway approaches shall be in the public right of way.
97. Landscape Maintenance. Landscaping within public road right-of-way shall comply with
Engineering Department standards and applicable City ordinances on grading and
Ordinance No. 461 and shall require approval by the Engineering Department.
Landscaping plans shall be submitted on standard City Plan sheet format (24" X 36").
Landscaping plans shall be submitted with the street improvement plans. Assurance of
continuous maintenance is required from the property owner. This shall include
annexing into a Landscaping and Lighting Maintenance District.
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98. Road Right of Way Landscape. The landscaping will consists of trees and shrubs
irrigated by drip irrigation systems all as specified by City Landscape Design Guidelines.
The use of turf is prohibited along with spray irrigation. The requirement of one tree
every 20' of roadway alignment is required for this project on the west side of Antelope
Road. The tree size requirement is changed to 80% 5 gallon or larger, 15% 15 gallon or
larger, and 5% 24" box trees. The landscape designer in encouraged to vary the
alignment of trails to provide areas to clump trees and bushes rather than space them
every 20', although the same total quantity of trees are required.
99. Citywide Community Facilities Maintenance District (CFD) No. 2015-2 - The
applicant shall submit to the City annexation application package/documents to annex
this project into the Citywide Community Facilities Maintenance District No. 2015-2.
100. Assessment Districts - Should this project lie within any assessment/benefit district,
the applicant shall, prior to issuance of a building permit, make application for and pay
for their reapportionment of the assessments or pay the unit fees in the benefit district.
101. Sewer Lines – All sewer line alignments shall be designed such that the manholes are
aligned with the center of lanes or on the lane line and in accordance with Ordinances
460/461 and Eastern Municipal Water District standards.
GRADING AND DRAINAGE
102. General Grading Conditions - All grading shall conform to the latest City-adopted
edition of the California Building Code, City General Plan, City standards and
specifications, and all other relevant laws, rules and regulations and City ordinances
governing grading in the City. City ordinances on grading require a grading permit prior
to clearing, grubbing, or any top soil disturbances related to construction grading.
Operators of construction projects are required to comply with the National Pollutant
Discharge Elimination System (NPDES) General Construction Permit (GCP) from the
State Water Resources Control Board (SWRCB). The GCP requirement applies to this
project and the applicant may obtain compliance by electronically submitting a Notice of
Intent (NOI) and monitoring plan for the construction site. For additional information on
how to obtain coverage under the NPDES state construction permit, contact SWRCB
website.
103. Erosion Control - Graded but undeveloped land shall provide, in addition to erosion
control planting, any drainage facilities deemed necessary to control or prevent erosion.
Erosion and sediment control BMPs are required year round in compliance with the
State Water Resources Control Board (SWRCB) General Construction Permit.
Additional erosion protection may be required during the rainy season or prior to a
predicted large rain event.
104. Dust Control - During the actual grading, all necessary measures to control dust shall
be implemented by the applicant in accordance with AQMD requirements. A watering
device shall be present and in use at the project site during all grading operations.
105. Slope Setbacks - Observe slope setbacks per Appendix J of the California Building
Code or as determined by the PW Director.
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106. Design Criteria:
a. On-Site Parking – Parking stalls and driveways shall not have grade breaks
exceeding 4%. A 50’ minimum vertical curve shall be provided where grade breaks
exceed 4%. 5% grade is the maximum slope for any parking area.
b. Down Drains - Concrete down drains that outlet onto parking lot areas are not
allowed. Drainage that has been collected in concrete ditches or swales should be
collected into the drainage system underground or outlet with appropriate velocity
reducers into BMP devises.
c. Slopes - All manufactured slopes exceeding 3’ shall have some type of drainage
swale at the toe of the slope to collect any runoff.
d. Pavement - Permeable pavement requires the layers of filter material to be installed
relatively flat. As such, the permeable pavement areas should have a maximum surface
gradient of 2%.
Any of the above considerations may require a redesign of the project. Significant
redesigns may require a revised Plot Plan.
107. 2:1 Maximum Slope - Graded slopes shall be limited to a maximum steepness ratio of
2:1 (horizontal to vertical) unless otherwise approved. Slopes shall be contour graded
and be less than 2:1 where possible to produce a natural appearance.
108. Drainage Grade - Minimum drainage design grade shall be 1% except on Portland
cement concrete surfaces where 0.5% shall be the minimum. The engineer of record
must submit a variance request for design grades less than 1% with a justification for a
lesser grade.
109. Maximum and Minimum Grade - Engineer of record is advised to not base project
grading design on the minimum and maximum grades for ADA to allow for construction
tolerances. Any improvement that is out of the minimum and maximum ADA values will
not be accepted by the City Inspector. It will need to be removed and replaced at
owner’s expense.
110. Drainage Facilities and Terracing - Provide drainage facilities and terracing in
conformance with Appendix J of the California Building Code, and as determined by the
PW Director.
111. Perpetual Drainage Patterns - The property's grading shall be designed in a manner
that perpetuates the existing natural drainage patterns with respect to tributary drainage
area, outlet points and outlet conditions; otherwise, a drainage easement shall be
obtained from the affected property owners for the release of concentrated or diverted
storm flows. A copy of the recorded drainage easement shall be submitted to the District
for review.
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112. Flood Hazard Report. Plot Plan 2011-003 is a proposal to construct two buildings
within approximately 5 acres in the Romoland area. The first building is a 21,600 sq.
office building with one caretaker’s unit. The second building is 40,000 sq. ft. warehouse.
The site is located on the west side of Antelope Road and south of Ethanac Road.
No offsite flows enter the existing site. It is relatively flat draining westerly. Increased
runoff mitigation and water quality mitigation will be required.
Onsite flows with the exception of roof run-off would sheet flow and conveyed via paved
parking areas and driveways to bio-retention swales along the north, west and south
property lines. The proposed bio-retention swales are acceptable form of mitigation for
water quality impacts by the development, provided these swales were included as
acceptable water quality BMPs in the project’s approved preliminary WQMP.
During large storm events, storm flows may exceed the flow capacity of the bio-retention
swales impacting the adjacent site to the west.
The site is located within the Homeland/Romoland Line B Sub-Watershed Area
Drainage Plan (ADP) for which drainage fees have been established by the Riverside
County Board of Supervisors. Applicable ADP Fees will be due (in accordance with the
Rules and Regulations for Administration of Area Drainage Plans) prior to permits for
this project. The fee due will be assessed at the rate in effect at the time payment is
due.
113. 100-Year Drainage Facilities - All drainage facilities shall be designed to accommodate
100-year storm flows and shall be approved by the Public Works/Engineering
Department. Outletting sump conditions require an emergency escape.
114. Trash Racks. Trash racks shall be installed at all inlet structures that collect runoff from
open areas with potential for large floatable debris.
115. Elevate Finished Floor. The buildings shall be flood proofed by elevating the finished
floors a minimum of 24 inches above the curb of the bio-retention swale.
116. WQMP. In compliance with the latest Santa Ana River Regional Water Quality Control
Board Permit Order for Municipal Separate Storm Sewer Systems (MS4), new
development projects within the SAR region for discretionary approval will be required to
comply with the new guidelines for Water Quality Management Plan for Urban Runoff
(WQMP). The WQMP addresses post-development water quality impacts from new
development and redevelopment projects.
To comply with the latest WQMP requirement, the developer must submit a "Project
Specific" WQMP. This report is intended to a) identify potential post-project pollutants
and hydrologic impacts associated with the development; b) identify proposed mitigation
measures (BMPs) for identified impacts including site design, source control and
treatment control post-development BMPs; and c) identify sustainable funding and
maintenance mechanisms for the aforementioned BMPs. A Final Project Specific WQMP
must be approved by the City prior to issuance of a building or grading permit.
Projects requiring Project Specific WQMPs are required to submit a PRELIMINARY
Project Specific WQMP along with the land-use application package. The format of the
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PRELIMINARY report shall mimic the format/template of the final report but can be less
detailed. The preliminary project-specific WQMP must be approved by the PW
Engineering Department prior to approval of this EOT by the Planning Commission.
117. BMP Facilities Maintenance. This project proposes BMP facilities that will require
maintenance by public agency or the property owner. To ensure that the public is not
unduly burdened with future costs, prior to final approval or recordation of this case, the
City will require an acceptable financial mechanism be implemented to provide for
maintenance of treatment control BMP’s in perpetuity. The site’s treatment control
BMP’s must be shown on the project’s improvement plans – either the street plans,
grading plans, or landscape plans. The landowner hereby agrees to maintain all BMP’s
called for in the preliminary and final WQMP.
118. AB 341. AB 341 focuses on increased commercial waste recycling as a method to
reduce greenhouse gas (GHG) emissions. The regulation requires businesses and
organizations that generate four or more cubic yards of waste per week and multifamily
units of 5 or more, to recycle. A business shall take at least one of the following actions
in order to reuse, recycle, compost, or otherwise divert commercial solid waste from
disposal:
a. Source separate recyclable and/or compostable material from solid waste and
donate or self-haul the material to recycling facilities.
b. Subscribe to a recycling service with their waste hauler.
c. Provide recycling service to their tenants (if commercial or multi-family complex).
d. Demonstrate compliance with the requirements of California Code of Regulations
Title 14.
For more information please visit:
www.rivcowm.org/opencms/recyclying/recycling_and_compost_business.html#mandator
y
119. AB 1826. AB 1826 (effective April 1, 2016) requires businesses that generate eight (8)
cubic yards or more or organic waste per week to arrange for organic waste recycling
services. The threshold amount of organic waste generated requiring compliance by
businesses is reduced in subsequent years. Businesses subject to AB 1826 shall take
at least one of the following actions in order to divert organic wast4e from disposal:
a. Source separate organic material from all other recyclables and donate or self-
haul to a permitted organic waste processing facility.
b. Enter into a contract or work agreement with gardening or landscaping service
provider or refuse hauler to ensure the waste generated from those services
meet the requirements of AB 1826.
c. Consider xeriscaping and using drought tolerant/low maintenance vegetation in
all landscaped areas of the project.
Prior to Grading Permit Issuance
CIRCULATION AND DEDICATIONS
120. Improvement Plans - Improvement plans for the required improvements must be
prepared and shall be based upon a design profile extending a minimum of 300 feet
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beyond the project boundaries at a grade and alignment as approved by the City
Engineering Department. Completion of road improvements does not imply acceptance
for maintenance by the City.
121. Signing and Striping Plan - A signing and striping plan conforming to all requirements,
conditions, and provisions of the CAMUTCD, and applicable City standards, is required
for this project. The applicant shall be responsible for any additional paving and/or
widening required to implement the striping plan. Traffic signing and striping shall be
performed by City forces with all incurred costs borne by the applicant.
122. Street Light Plan - A separate street light plan is required for this project. Street lighting
shall be designed in accordance with current City Standards and Specifications.
123. Antelope Road – Antelope Road is designated as a Secondary Highway and shall be
improved with 36-foot half-width AC pavement plus an additional 12 feet beyond the
centerline, 8" concrete curb- and-gutter, and 6' wide meandering sidewalk within the 50'
half-width dedicated right-of-way in accordance with the City of Menifee draft Standard
No. 115. Tapers shall be designed per City design guidelines.
124. Bike Lane – Within the proposed street right-of-way dedication/widening on west side of
Antelope Road, a Class II bike lane is required in accordance with the City of Menifee
General Plan and the City-wide Trails Map. The Newport Road bike lane shall have
enhanced striping to distinguish it from a vehicle travel lane.
125. Construction Traffic Control Plan - Prior to commencement of construction of any
kind, the applicant shall submit to the City Engineering Department for approval a
Construction Traffic Control Plan in compliance with the latest CAMUTCD standards.
This plan shall address impacts from truck traffic, noise, and dust and shall propose
measures to minimize these effects and provide for safe use of the roads during
construction. Included in this plan shall be a Traffic Safety Plan for construction impacts
in the road right-of-way. This plan shall specify, for each phase, what measures are
required to mitigate the following:
a. Dust and dirt fallout from truck loads and from entrainment onto City roadways.
Street sweeping is required biweekly during construction activity and daily during
all grading operations. Corrugated steel panels, gravel, and wheel washing
BMPs shall be installed at all approved construction entrances as part of the
SWPPP.
b. Noise mitigation from truck traffic, including timing of construction, and operation
of vehicles through the surrounding residential streets.
c. Traffic safety within the road right-of-way including temporary traffic control
measures and devices.
126. Sight Distance Exhibit - A separate line of sight exhibit shall be provided with grading
plans to verify adequate sight distance requirements by showing the limited use areas
on the grading plan.
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127. Ordinances 461 - With respect to the conditions for tentative exhibits, the applicants
shall provide all street improvements, street improvement plans and/or road dedications
set forth herein in accordance with City of Menifee Road Improvement Standards
(Ordinance 461). It is understood that the exhibit correctly shows acceptable centerline
elevations, all existing easements, traveled ways, and drainage courses with appropriate
Q's. These Ordinances and all conditions of approval are essential parts and a
requirement occurring in one is as binding as though occurring in all. All questions
regarding the true meaning of the conditions shall be referred to the PW Engineering
Department.
GRADING AND DRAINAGE
128. General Grading Introduction - Improvements such as grading, filling, over excavation
and recompaction, and base or paving which require a grading permit are subject to the
included City Grading conditions of approval.
129. Geotechnical and Soils Reports Submittals - All grading shall be done in
conformance with the recommendations of the included geotechnical/soils reports and
under the general direction of a licensed geotechnical engineer. Geotechnical/soils
reports shall be submitted to the City Engineering Department for approval prior to
issuance of a grading permit. All grading shall be in conformance with the
recommendations of the geotechnical/soils reports as approved by the City. The
geotechnical/soils, compaction and inspection reports will be reviewed in accordance
with the Riverside County Geotechnical Guidelines for Review of Geotechnical and
Geologic Reports. A pre-grading meeting, certifications, approvals and inspection
procedures will be implemented per the PW Engineering inspection process.
130. Slope Erosion Control Plan - Erosion control - landscape plans, required for
manufactured slopes greater than 3 feet in vertical height, are to be signed by a
registered landscape architect and bonded per applicable CIty requirements and
ordinances.
131. Grading Bonds - Grading in excess of 199 cubic yards will require performance security
to be posted with the City Engineering Department.
132. Import/Export - In instances where a grading plan involves import or export, prior to
obtaining a grading permit, the applicant shall have obtained approval for the
import/export location from the City Engineering Department. Additionally, if either
location was not previously analyzed by an Environmental Assessment, prior to issuing a
grading permit a Grading Environmental Assessment shall be submitted to the City
Engineering Department for review and comment and to the Menifee City Engineer for
approval. A haul route must be submitted and approved by the Engineering Department
prior to grading operations.
133. Off-site Grading Easements - Prior to the issuance of a grading permit, it shall be the
sole responsibility of the applicant to obtain any and all proposed or required easements
and/or permissions necessary to perform the grading herein proposed. A notarized
agreement and recorded documents shall be submitted to the Engineering Department.
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134. Off-site Drainage Letter – The proposed drainage outlet will discharge concentrated
flows to the property on the west. Prior to the issuance of a grading permit, it shall be the
sole responsibility of the applicant to obtain a letter from the adjacent property owner
accepting discharge of concentrated flows. A notarized, signed, and recorded letter shall
be submitted to the Engineering Department
135. Plan Submittals - Two (2) copies of the improvement plans, grading plans and any
other necessary documentation along with supporting hydrologic and hydraulic
calculations shall be submitted to the City Engineering Department for review and
approval. The plans shall receive City approval prior to issuance of grading permits. All
submittals shall be date stamped by the engineer and include the appropriate plan check
deposits. A CD of all items shall be submitted with each plan check. A scanned image of
the final approved improvement plans shall be provided to the City. An acceptable
version of ACAD files are required for all final maps upon approval.
136. ADP Fees. The Riverside County Board of Supervisors has adopted the
Homeland/Romoland Area Drainage Plan (ADP) for the purpose of collecting drainage
fees. This project may require earlier construction of downstream ADP facilities. To
mitigate this effect, the District recommends that this project be required to pay a flood
mitigation fee. The mitigation fee should be based upon the fee structures set for land
divisions having comparable anticipated impermeable surface areas. Plot Plan 2011-
003 is located within the limits of the Homeland/Romoland Line “B” sub-watershed Area
Drainage Plan for which drainage fees have been adopted to help mitigate the impacts
of this development. The mitigation charge for this project shall be calculated by and is
payable to the Riverside County Flood Control District. The timing and form of payment
shall be determined by the Flood Control District.
NPDES AND WQMP
137. All City of Menifee requirements for NPDES and Water Quality Management Plans
(WQMP) shall be met per City of Menifee Municipal Code Chapter 15.01 for
Stormwater/Urban Runoff Management Program unless otherwise approved by the
Public Works Director/City Engineer. This project is required to submit a project specific
WQMP prepared in accordance with the latest WQMP guidelines approved by the
Regional Water Quality Control Board.
138. Preliminary WQMP. The developer has submitted a report that minimally meets the
criteria for a preliminary project specific WQMP. The report will need revisions to meet
the requirements of a final project specific WQMP. Any BMP redesign or additional
BMPs that may be required by the Final WQMP that change the site layout shall be the
responsibility of the developer. The developer/applicant understands and acknowledges
that any significant changes that are beyond City administrative approval will require
approval by the Planning Commission. Also, it should be noted that if 401certification is
necessary for the project, the Water Quality Control Board may require additional water
quality mitigation measures.
139. Final Project Specific Water Quality Management Plan (WQMP) – Prior to issuance
of a grading permit, a FINAL project specific WQMP in substantial conformance with the
approved PRELIMINARY WQMP, shall be reviewed and approved by the Public Works
Engineering Department. Final construction plans shall incorporate all of the structural
BMPs identified in the approved FINAL WQMP. The final developed project shall
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implement all structural and non-structural BMPs specified in the approved FINAL
WQMP. One copy of the approved FINAL WQMP on a CD-ROM in pdf format shall be
submitted to the Public Works Engineering Department. The FINAL WQMP submittal
shall include at the minimum the following reports/studies:
(a) Hydrology/hydraulics report
(b) Soils Report that includes soil infiltration capacity
(c) Limited Phase II Environmental Site Assessment (ESA) Report as maybe
required by a City approved Phase I ESA
140. Trash Enclosures - Storm runoff resulting in direct contact with trash enclosure, or
wastewater runoff from trash enclosure are prohibited from running off a site onto the
City MS4 without proper treatment. Trash enclosures in new developments and
redevelopment projects shall meet new storm water quality standards as follows:
a) They shall have a solid impermeable roof with a minimum clearance height to
allow the bin lid to completely open.
b) They shall be constructed of reinforced masonry without wooden gates. Walls
shall be at least 6’ high.
c) They shall have a concrete slab floor. The concrete slab shall be graded to
collect any spill within the enclosure.
d) A floor drain from the interior of the enclosure as described below shall be
provided to convey any spill.
e) All trash bins in the trash enclosure shall be leak free and shall have a lid and be
continuously closed.
f) The enclosure area shall be protected from receiving direct rainfall or run-on from
collateral surfaces.
Any standing liquids within the trash enclosures without floor drain must be cleaned up
and disposed of properly using a mop and a bucket or a wet/dry vacuum machine. All
non-hazardous liquids without solid trash may be put in the sanitary sewer as an option,
in accordance with Eastern Municipal Water District (EMWD) criteria.
An alternate floor drain from the interior of the enclosure that discharges to the sanitary
sewer may be constructed only after obtaining approval by EMWD. This option requires
the following:
a) The trash enclosure shall be lockable and locked when not in use with a 2-inch or
larger brass resettable combination lock. Only the employees and staff
authorized by the enclosure owner shall have access to it. This requirement may
make this option not applicable to apartment and commercial complexes with
multiple tenants.
b) A waterless trap primer shall be provided to prevent escape of gasses from the
sewer line and save water.
c) Hot and cold running water shall be provided with a connection nearby with an
approved backflow preventer. The spigot shall be protected and located at the
rear of the enclosure to prevent damage from bins.
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The use of uncovered trash enclosures is no longer permitted. However it may be
approved by the Engineering Department if the project meets any of the following
exceptions:
a) An existing trash enclosure that is within an area subject to Community
Development Department setback restriction for structures.
b) No location exists where a proposed trash enclosure can be constructed without
violating Planning, Fire and Building and Safety Department restrictions.
c) Uncovered trash enclosures shall be graded to drain to adjacent landscape areas
designed to perform as a BMP.
141. WQMP Right of Entry and Maintenance Agreement –Prior to, or concurrent with the
approval of the FINAL WQMP, the developer/property owner shall record Covenants,
Conditions and Restrictions (CC&R’s), or enter into an acceptable Right of Entry and
Maintenance Agreement with the City to inform future property owners of the
requirement to perpetually implement the BMPs in the approved FINAL WQMP.
142. Final construction plans shall incorporate all of the structural BMPs identified in the
approved FINAL WQMP. The final developed project shall implement all structural and
non-structural BMPs specified in the approved FINAL WQMP. One copy of the approved
FINAL WQMP on a CD-ROM in pdf format shall be submitted to the Public Works
Engineering Department.
143. Revising the Final WQMP – In the event the Final WQMP requires design revisions
that will substantially deviate from the approved Prelim WQMP, a revised or new WQMP
shall be submitted for review and approval by the PW Engineering Department. The cost
of reviewing the revised/new WQMP shall be charged on a time and material basis. A
deposit shall be collected from the applicant to pay for reviewing the substantially
revised WQMP.
144. Increased Runoff - The proposed development of this site may adversely impact
downstream property applicants by increasing the rate and volume of flood flows. To
mitigate this impact, onsite detention facilities shall be designed and approved.
145. Increase Runoff Criteria - The entire area of proposed development may be routed
through detention facilities to mitigate increased runoff. All basins must have positive
drainage; dead storage basins shall not be acceptable. Storms to be studied will include
the 1-hour, 3-hour, 6-hour and 24-hour duration events for the 2-year, 5-year and 10-
year return frequencies. Detention basin(s) and outlet(s) sizing will ensure that none of
these storm events has a higher peak discharge in the "after" condition than in the
"before" condition. For the 2-year and 5-year events the loss rate will be determined
using an AMC I condition. For the 10-year event AMC II will be used. Constant loss rates
shall be used for the 1-hour, 3-hour and 6-hour events. A variable loss rate shall be used
for the 24-hour events. Low Loss rates will be determined using the following:
1. Undeveloped Condition --> LOW LOSS = 90%
2. Developed Condition --> LOW LOSS = .9 - (.8 X % IMPERVIOUS)
3. Basin Site --> LOW LOSS = 10%
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Where possible and feasible the on-site flows shall be mitigated before combining with
off-site flows to minimize the size of the detention facility required. If it is necessary to
combine off-site and on-site flows into a detention facility two separate conditions shall
be evaluated for each duration/return period/before-after development combination
studied; the first for the total tributary area (off-site plus on-site), and the second for the
area to be developed alone (on-site). It must be clearly demonstrated that there is no
increase in peak flow rates under either condition (total tributary area or on-site alone),
for each of the return period/duration combinations required to be evaluated. A single
plot showing the pre-developed, post-developed and routed hydrographs for each storm
considered, shall be included with the submittal of the hydrology study. No outlet pipe(s)
will be less than 18" in diameter. Where necessary an orifice plate may be used to
restrict outflow rates. Appropriate trash racks shall be provided for all outlets less than
48" in diameter. The basin(s) and outlet structure(s) must be capable of passing the 100-
year storm without damage to the facility. Mitigation basins shall be designed for joint
use and be incorporated into open space or park areas. Side slopes shall be no steeper
than 4:1 and depths shall be minimized where public access is uncontrolled. A viable
maintenance mechanism (a Final WQMP), acceptable to City Engineering Department,
shall be provided for detention facilities.
146. Increased Runoff Study Required - A complete drainage study including, but not
limited to, hydrologic and hydraulic calculations for the proposed detention facilities, shall
be submitted to the City Engineering Department for review and approval. Increased
runoff mitigation basin criteria shall be as indicated in condition “Increased Runoff
Criteria". If the City Engineer approves an increased runoff policy which supersedes this
criterion prior to the submittal of the complete drainage study, then the current policy
shall apply.
147. Compliance with NPDES General Construction Permit – The developer/property
owner shall comply with the National Pollutant Discharge Elimination System (NPDES)
General Construction Permit (GCP) from the State Water Resource Control Board
(SWRCB).
Prior to approval of the grading plans or issuance of any grading permit, the
developer/property owner shall obtain a GCP from the SWRCB. Proof of filing a Notice
of Intent (NOI) and monitoring plan, shall be submitted to the City; and the WDID
number issued by the SWRCB shall be reflected on all grading plans prior to approval of
the plans. For additional information on how to obtain a GCP, contact the SWRCB.
148. NPDES/SWPPP Requirement- This project is larger than one (1) acre or is part of a
larger project that will disturb one (1) or more acres. Prior to issuance of any grading or
construction permits - whichever comes first, the applicant is required to comply with the
National Pollutant Discharge Elimination System (NPDES) General Construction Permit
(GCP) from the State Water Resources Control Board (SWRCB). Prior to approval of
the grading plans, the developer/property owner shall prepare a Storm Water Pollution
Prevention Plan (SWPPP) for the development. The developer/property owner shall be
responsible for uploading the SWPPP into the State’s SMARTS database system, and
shall ensure that the SWPPP is updated to constantly reflect the actual construction
status of the site. A copy of the SWPPP shall be made available at the construction site
at all times until construction is completed. The SWRCB considers a construction project
complete once a Notice of Termination has been issued by SWRCB.
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149. SWPPP for Inactive Sites – The developer/property owner shall be responsible for
ensuring that any graded area left inactive for a long period of time has appropriate
SWPPP BMPs in place and in good working conditions at all times until construction is
completed.
150. Site Drainage - Positive drainage of the site shall be provided, and water shall not be
allowed to pond behind or flow over cut and fill slopes. Where water is collected in a
common area and discharged, protection of the native soils shall be provided by planting
erosion resistant vegetation, as the native soils are susceptible to erosion by running
water. Maximum inclination of all cut and fill slopes shall be 2 horizontal to 1 vertical.
Final determination of the foundation characteristics of soils within on-site development
areas shall be performed by a geotechnical engineer. Prior to issuance of grading
permits, a seismic refraction survey shall be conducted to evaluate the rippability
characteristics of the bedrock on-site indicating the approximate rippability of the
bedrock materials at various depths for grading purposes.
Prior to Building Permit Issuance:
WASTE MANAGEMENT
151. Recyclables Collection and Loading Area Plot Plan. Prior to the issuance of a
building permit for each building, the applicant shall submit three (3) copies of a
Recyclables Collection and Loading Area plot plan to the City of Menifee
Engineering/Public Works Department for review and approval. The plot plan shall show
the location of and access to the collection area for recyclable materials, along with its
dimensions and construction detail, including elevation/façade, construction materials
and signage. The plot plan shall clearly indicate how the trash and recycling enclosures
shall be accessed by the hauler.
The applicant shall provide documentation to the Community Development Department
to verify that Engineering and Public Works has approved the plan prior to issuance of a
building permit.
152. Waste Recycling Plan. Prior to the issuance of a building permit for each building, a
Waste Recycling Plan (WRP) shall be submitted to the City of Menifee
Engineering/Public Works Department approval. At a minimum, the WRP must identify
the materials (i.e., concrete, asphalt, wood, etc.) that will be generated by construction
and development, the projected amounts, the measures/methods that will be taken to
recycle, reuse, and/or reduce the amount of materials, the facilities and/or haulers that
will be utilized, and the targeted recycling or reduction rate. During project construction,
the project site shall have, at a minimum, two (2) bins; one for waste disposal and the
other for the recycling of Construction and Demolition (C&D) materials. Additional bins
are encouraged to be used for further source separation of C&D recyclable materials.
Accurate record keeping (receipts) for recycling of C&D recyclable materials and solid
waste disposal must be kept. Arrangements can be made through the franchise hauler.
The applicant shall provide documentation to the Community Development Department
to verify that Engineering and Public Works has approved the plan prior to issuance of a
building permit.
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GRADING AND DRAINAGE
153. Grading Conditions - The property applicant shall obtain a grading permit and approval
to construct from the City Engineering Department. The applicant’s civil engineer shall
provide the standard City of Menifee rough grade certification form prior to issuance of
building permit for each building. The applicant’s geotechnical engineer shall submit
compaction reports with 90% or better prior to building permit issuance.
154. Conform to Elevations/Geotechnical Compaction - Rough Grade Elevations of all
building pads and structure pads submitted for grading plan check approval shall be in
substantial conformance with the elevations shown on the approved Grading Plans. The
appropriate Engineer-of-Record Rough Grade Certification shall be submitted for
verification/acceptance to the City Engineering Department. The appropriate Engineer-
of-Record Compaction Testing Certification meeting compliance with the approved
project geotechnical/soils report shall be submitted for verification/acceptance to the City
Engineering Department.
NPDES AND WQMP
155. Improvement Plans. A copy of the BMP improvement plans along with any necessary
documentation shall be submitted to the City for review. A copy of the improvement plan
and grading plan shall be included for reference. The plans must receive the City’s
approval prior to issuance of permits. All submittals shall be date stamped by the
engineer and include a completed City Fee Worksheet and the appropriate plan check
fee deposit. .
156. WQMP. A copy of the approved project specific WQMP shall be submitted to the City
for review and approval.
157. SWRCB, TRASH AMENDMENTS. The State Water Resources Control Board (State
Board) adopted amendments to the Water Quality Control Plan for Ocean Waters of
California and the Water Quality Control Plan for Inland Surface Waters, Enclosed Bays,
and Estuaries – collectively referred to as the “Trash Amendments.” Applicable
requirements per these amendments shall be adhered to with implementation measures,
prior to building permit issuance. Projects determined to be within Priority Land Uses as
defined in the Trash Amendments, shall provide trash full capture devices to remove
trash from all Priority Land Use areas that will contribute storm water runoff to the City of
Menifee’s MS4. All trash full capture devices shall be listed on the State Board’s current
list of certified full capture devices posted on their website
(https://www.waterboards.ca.gov/water_issues/programs/stormwater/trash_implementati
on.shtml), or otherwise approved by State or Regional Water Quality Control Board staff.
Storm water runoff from privately owned Priority Land Use areas shall be treated by full
capture devices located within privately owned storm drain structures or otherwise
located on the privately owned property, whenever possible. Runoff from Priority Land
Use areas created or modified by the project, and which are proposed to be City owned,
shall be treated by full capture devices located within city-owned storm drains or
otherwise located within the public right of way.
Prior to Certificate of Occupancy
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WASTE MANAGEMENT
158. Waste Management Clearance. Prior to issuance of an occupancy permit for each
building, evidence (i.e., receipts or other type of verification) shall be submitted to
demonstrate project compliance with the approved WRP to the Engineering and Public
Works Department in order to clear the project for occupancy permits. Receipts must
clearly identify the amount of waste disposed and Construction and Demolition (C&D)
materials recycled.
CIRCULATION AND DEDICATIONS
159. Annexation to the Citywide Community Facilities District (CFD) 2015-2 - Prior to
issuance of a certificate of occupancy, the developer/property owner shall complete the
annexation of the proposed development, into the boundaries of the City of Menifee
citywide Community Facilities Maintenance District (Services) CFD 2015-2. The citywide
CFD shall be responsible for:
The maintenance of public improvements or facilities that benefit this development,
including but not limited to, public landscaping, streetlights, traffic signals, streets,
drainage facilities, water quality basins, graffiti abatement, and other public
improvements or facilities as approved by the Public Works Director.
The developer/property owner shall be responsible for all cost associated with the
annexation of the proposed development in the citywide CFD.
160. Landscape Improvement Plans for CFD Maintenance – Landscape improvements
within public ROW and/or areas dedicated to the City for the citywide CFD to maintain
shall comply with City landscape design guidelines and standards. Plans shall be
prepared on a separate City CFD plans for review and approval by the PW Engineering
Department, and the Community Services Department. The plans may be prepared for
each map phase or as one plan for the entire development as determined by the PW
Director. When necessary as determined by the PW Director, a separate WQMP
construction plan on City title block maybe required for review and approval by the PW
Engineering Department prior to issuance of a grading permit.
161. CFD Landscape Guidelines and Improvement Plans – All landscape improvements
for maintenance by the CFD shall be designed and installed in accordance with City
CFD Landscape Guidelines, and shall be drawn on a separate improvement plan on City
title block. The landscape improvement plans shall be reviewed and approved by the
PW Engineering Department prior to issuance of a construction permit.
162. Parkway Landscaping Design Standards - The parkway areas behind the street curb
within the public’s right-of-way, shall be landscaped and irrigated per City standards and
guidelines.
163. Maintenance of CFD Accepted Facilities – All landscaping and appurtenant facilities
to be maintained by the citywide CFD 2015-2 shall be built to City standards. The
developer shall be responsible for ensuring that landscaping areas to be maintained by
the CFD have its own controller and meter system, separate from any private
controller/meter system.
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164. Completion of CFD Annexation - Prior to issuance of an occupancy permit, the project
proponent shall complete annexation to the Citywide CFD for maintenance of traffic
signals, street lights, and BMP's within public road rights-of-way as approved by the PW
Director/City Engineer.
165. Fees - Applicant shall pay fees as applicable into the regional transportation funding
programs for off-site improvements. The regional transportation funding programs
include the Transportation Uniform Mitigation Fee (TUMF), the Traffic Signal Mitigation
Fees, the Development Impact Fees (DIF), and any applicable Road and Bridge Benefit
District (RBBD) Fee.
166. Improvements. All required off-site and on-site improvements shall be completed and
functioning, including undergrounding of utilities, unless otherwise approved by the City. A
certificate should be obtained from the pertinent utility company and submitted to the
Public Works Department as proof of completion for the utilities.
GRADING AND DRAINAGE
167. Conform to Elevations - Final Grade Elevations of all building finish floors and structure
finish floors submitted for grading plan check approval shall be in substantial
conformance with the elevations shown on the approved Grading Plans. The
appropriate Engineer-of-Record Final Grade Certification shall be submitted for
verification/acceptance to the City Engineering Department.
168. Final Grade Certification – The applicant’s civil engineer shall provide the standard
City of Menifee final grade certification form prior to certificate of occupancy of each
building.
169. Plant and Irrigated Slopes - Plant and irrigate all slopes greater than or equal to 3' in
vertical height with grass or ground cover. Slopes that exceed 15' in vertical height are to
be provided with shrubs and/or trees per City adopted County Ordinance 457. Drip
irrigation shall be used for all irrigated slopes.
170. WQMP/BMP Education – Prior to issuance of Certificate of Occupancy, the
developer/project owner shall provide the City proof of notification to future occupants of
all non-structural BMP’s and educational and training requirements for said BMP’s as
directed in the approved WQMP. Acceptable proof of notification must be in the form of a
notarized affidavit at the minimum. The developer may obtain NPDES Public
Educational Program materials from the Riverside County Flood Control and Water
Conservation District's (District) NPDES Section by either the District's website
www.floodcontrol.co.riverside.ca.us.
The developer must provide to the PW Engineering Department a notarized affidavit
stating that the distribution of educational materials to future homebuyers has been
completed prior to issuance of occupancy permits.
A copy of the notarized affidavit must be placed in the WQMP. The PW Engineering
Department MUST be provided with the original notarized affidavit with plan check
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submittal in order to clear the appropriate condition. Placing a copy of the affidavit
without submitting the original will not guarantee clearance of the condition.
171. BMPs Installed. All structural BMPs described in the project-specific WQMP shall be
constructed and installed in conformance with approved plans and specifications. It shall
be demonstrated that the applicant is prepared to implement all non-structural BMPs
described in the approved project specific WQMP and that copies of the approved
project-specific WQMP are available for the future owners/occupants. The District will
not release occupancy permits for any portion of the project exceeding 80% of the
project area prior to the completion of these tasks.
172. Inspection of BMP Installation - Prior to issuance of Certificate of Occupancy, all
structural BMPs included in the approved FINAL WQMP shall be inspected for
completion of installation in accordance with approved plans and specifications, and the
FINAL WQMP. The PW Stormwater Inspection team shall verify that all proposed
structural BMPs are in working conditions, and that a hard copy and/or digital copy of the
approved FINAL WQMP are available at the site for use and reference by future
owners/occupants. The inspection shall ensure that the FINAL WQMP at the site
includes the BMP Operation and Maintenance Plan, and shall include the site for in a
City maintained database for future periodic inspection.
173. BMP Maintenance. The BMP maintenance plan shall contain provisions for all
treatment controlled BMP’s to be inspected, and if required, cleaned no later than
October 15th each year. Required documentation shall identify the entity that will inspect
and maintain all structural BMP’s within the project boundaries. A copy of all necessary
documentation shall be submitted to the City for review and approval prior to the
issuance of occupancy permits.
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Section IV:
Fire Department
Conditions of Approval
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General Conditions
174. West Fire Protection Planning Office Responsibility. It is the responsibility of the
recipient of these Fire Department conditions to forward them to all interested parties.
The permit number (as it is noted above) is required on all correspondence. Additional
information is available at our website: www.rvcfire.org go to the link marked “Ordinance
787”. Questions should be directed to the Riverside County Fire Department, Fire
Protection Planning Division at 2300 Market St. Suite 150, Riverside, Ca 92501. Phone:
(951) 955-4777, Fax: (951) 955-4886.
175. These conditions are preliminary; further review will occur upon receipt of building plans.
Additional conditions may be necessary at that time.
176. City Case Statement. With respect to the conditions of approval for the referenced
project, the Fire Department recommends the following fire protection measures be
provided in accordance with Riverside County Ordinances and/or recognize fire
protection standards
177. Shell/FPE/Comm. THESE CONDITIONS ARE FOR A SHELL BUILDING ONLY. Shell
building will receive a shell final only. No Certificate of Occupancy (human occupant
and/or materials) will be issued until the building occupant has been identified with their
occupancy classification and have been conditioned by Riverside County Fire
Department. Occupant or tenant identification is imperative for orderly and prompt
processing. Upon identification of the occupant or Tenant a Fire Protection Analysis
report maybe required prior to establishing the requirements for the occupancy permit.
Failure to provide a comprehensive data analysis and/ or technical information
acceptable to the Fire Department may result in project delays.
178. High Pile/Rack Storage/RACK STORAGE. This building has not been reviewed or
approved for high pile/rack storage. Prior to such use, building(s) shall be approved for
high-piled storage (materials in closely packed piles or on pallets, or in racks where the
top of storage exceeds 12 feet in height, 6 feet for Group A plastics and certain other
hazardous commodities) or aerosols products. High-piled and aerosol stock shall be
approved by the Fire Department prior to materials being stored on site. A licensed Fire
Protection Engineer or a Fire Department approved consultant must prepare plans for
high-piled storage or aerosol storage in accordance with the 2013 CFC and NFPA 13,
2013 Edition. Current plan check deposit based fee is $348.00.
179. Blue Dot Reflectors: Blue retro-reflective pavement markers shall be installed to
indicate the location of fire hydrants.
180. Fire Hydrants and Fire Flow: Provide or show there exist fire hydrant(s) capable of
delivering required fire flow per the California Fire Code, Riverside County Fire
Department and City of Menifee standards within 400 feet to all portions of all structures.
181. Fire Sprinkler Systems: All buildings 3,600 sq. ft. or larger shall have NFPA 13
compliant fire sprinkler systems installed in accordance with the California Building
Code.
182. Fire Department Access: Fire Department apparatus access shall be provided to within
150 feet to of all portions of all buildings. Driveway loops, fire apparatus access lanes
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and entrance curb radius should be designed to adequately allow access of emergency
fire vehicles. If access exceeds the above requirements an approved fire apparatus
turnaround is required.
183. Address: The address shall be posted per Riverside County Fire Department standards
and will be clearly visible from public roadway.
184. On/Off Not Looped Hydrant. A combination of on-site and off-site super fire hydrant
(s) (6” x 4” x 2 .” x 2 .”) will be located not less than 5 feet or more than 165 feet from any
portion of the building as measured along approved vehicular travel ways. The required
fire flow shall be available from any adjacent hydrant (s) in the system.
185. Tank Permits. Applicant and/or developer shall be responsible for obtaining
under/aboveground fuel, chemical and mixed liquid storage tank permit, from the
Riverside County Fire Department and Environmental Health Department. Plans must
be submitted for approval prior to installation. Aboveground fuel/mixed liquid tank (s)
shall meet the following standards: Tank must be tested and labeled to UL2085
Protected Tank Standard. The test must include the Projectile Penetration Test and the
Heavy Vehicle Impact Test. A sample copy of the tank’s label from an independent test
laboratory must be included with your plans. Current plan check deposit base fee is
$217.00 for the first Tank, each additional tank $32.00.
186. Rapid Hazmat Box. Rapid Entry Hazardous Material Data and Key Storage Cabinet
shall be installed on outside of the building. Plans showing location of cabinet(s) shall be
submitted to the Riverside County Fire Department for approval prior to installation
(Current plan check deposit base fee is $126.00.
187. Gate Entrances. Gate entrances shall be at least two feet wider than the width of the
traffic lane (s) serving that gate. Any gate providing access from a road to a driveway
shall be located at least 35 feet from the roadway and shall open to allow vehicle to stop
with out obstructing traffic on the road. Where a one-way road with a single traffic lane
provides access to a gate entrance, 40 foot turning radius shall be used.
188. Automatic/Manual Gates. Gate (s) shall be automatic or manual operated, minimum
20 feet width, with a setback of 35 feet from face of curb/flow line. Gate access shall be
equipped with a rapid entry system. Plans shall be submitted to the Fire Department for
approval prior to installation. Automatic/manual gate pins shall be rated with shear pin
force, not to exceed 30 foot pounds. Automatic gates shall be equipped with emergency
backup power. Gates activated by the rapid entry system shall remain open until closed
by the rapid entry system. Current plan check deposit base fee is $126.00.
Prior to Building Permit Issuance
189. Building Plan Check Deposit. Building plan check deposit fee of $307 to $1,056.00,
shall be paid in a check or money order to the Riverside County Fire Department after
plans have been reviewed by our office.
190. Water Plans: If fire hydrants are required to be installed, applicant/developer shall
furnish two copies of the water system fire hydrant plans to Fire Department for review
and approval prior to building permit issuance. Plans shall be signed by a registered
civil engineer, and shall confirm hydrant type, location, spacing, and minimum fire flow.
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Once plans are signed and approved by the local water authority, the originals shall be
presented to the Fire Department for review and approval.
Prior to Building Final Inspection
191. Fire Lanes. The applicant shall prepare and submit to the Fire Department for
approval, a site plan designating required fire lanes with appropriate lane painting and/or
signs.
192. Extinguishers. Install portable fire extinguishers with a minimum rating of 2A-10BC and
signage. Fire Extinguishers located in public areas shall be in recessed cabinets
mounted 48” (Inches) to center above the floor level with Maximum 4” projection from
the wall. Contact Fire Department for proper placement of equipment prior to installation.
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Section V
Building and Safety
Conditions of Approval
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Prior to Building Permit Issuance
193. Codes. Plans shall be designed to the provisions of the 2016 California Building,
Mechanical, Electrical and Plumbing, Energy and Green Codes.
194. Code Correction. All provisions for the disabled shall not comply with the provisions of
Chapter 11 of the 2016 California Building code and “not” CALTRANS as noted on Site
Plan Sheet 1 of 4.
195. Travel Paths. The use of Detectable Warning (truncated domes) shall be used where
curb ramps or paths of travel cross a vehicular way.
196. Gates. Pedestrian gates on the accessible path of travel shall have hardware
accessible and usable for the disabled.
197. Title 24. Three (3) sets of plan drawings shall be submitted along with two (2) copies of
structural and Title 24 Energy documentation.
198. Plans. Three (3) sets of precise grading plans shall be submitted at time of building plan
review submittal. Showing all disabled access paths of travel and site accessibility
features and details.
199. Lighting. All exterior lighting shall comply with Menifee Municipal Code Chapter 6.01,
“Dark Sky Ordinance.”
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Section VI
Riverside County Department of
Environmental Health Department
Conditions of Approval
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General Conditions
200. Potable Water and Sanitary Service. The project is proposing Eastern Municipal
Water District (EMWD) potable water and sanitary service. Per Memorandum of
Understanding between the County of Riverside and EMWD, no “will-serve” letters are
required for projects located within their service area. However, it is the responsibility of
the developer to ensure that all requirements to obtain potable water service and
sanitary sewer service are met with EMWD, as well as, all other applicable agencies.
201. Hazardous Materials Management Branch (HMMB). The facility will require a
business emergency plan for the storage of hazardous materials greater than 55 gallons,
200 cubic feet or 500 pounds, or any acutely hazardous materials or extremely
hazardous substances. If further review of the site indicates additional environmental
health issues, HMMD reserves the right to regulate the business in accordance with
applicable County Ordinances.
Prior to Building Permits
202. Environmental Health Clearance. Prior to the issuance of building permits, a
clearance letter shall be issued from the Riverside County Environmental Health
Department.
END OF CONDITIONS
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The undersigned warrants that he/she is an authorized representative of the project
referenced above, that I am specifically authorized to consent to all of the foregoing
conditions, and that I so consent as of the date set out below.
_______________________________________________ ___________________
Signed Date
_______________________________________________ ___________________
Name (please print) Title (please print)