PC18-376Page 1 of 56
EXHIBIT “1”
CONDITIONS OF APPROVAL
Planning Application No.: 2017-042 Plot Plan
Description. Planning Application Plot Plan No. 2017-042 proposes
the construction and operation of a gated assisted living and
memory care facility on a 4.86 acre property located on the
east side of Antelope Road and immediately north of
Aldergate Drive. A total of 88 assisted living units and 30
memory care units are proposed for the facility. The facility
consist of one (1) three-story building with two (2) interior
courtyards. A total of 87 parking stalls are proposed for the
facility. Access into and out of the site is provided at one (1)
location on Antelope Road. An emergency only exit gate is
provided at the north end of the project site proving access
onto Antelope Road. A landscaped Water Quality
Management basin is also proposed at the south end of the
site between the guest parking area and the Oasis
Residential Development entrance.
Assessor's Parcel No.: 340-010-002
MSHCP Category: Assisted living facility: “Residential development greater
than 14.1 dwellings units per acre”
DIF Category: Ordinance No. 659 (if paid prior to July 1, 2018):
Assisted living facility: Multi-family residential (no Senior
Citizen’s reduction per Ordinance No. 659, Section 15)
Ordinance No. 17-232 (if paid on or after July 1, 2018)
Assisted living facility: “Senior/assisted living”
TUMF Category: Assisted living facility: “Multifamily Residential”
Quimby Category: Assisted living facility: “Multifamily DU: Senior”
Approval Date: February 14, 2018
Expiration Date: February 14, 2021
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Within 48 Hours of the Approval of This Project
1. Filing Notice of Determination (ND/MND). The applicant/developer shall
deliver to the Planning Division a cashier's check or money order made
payable to the County Clerk in the amount of Two Thousand Three Hundred
Thirty Dollars and Seventy-Five Cents ($2,330.75) which includes the Two
Thousand Two Hundred Eighty Dollars and Seventy-Five Cents ($2,280.75)
fee, required by Fish and Wildlife Code Section 711.4(d)(3) plus the Fifty
Dollars ($50.00) County administrative fee, to enable the City to file the Notice
of Determination for the Mitigated or Negative Declaration required under
Public Resources Code Section 21152 and California Code of Regulations
Section 15075. Per Fish and Wildlife Code Section 711.4(c)(3), a project shall
not be operative, vested or final and local government permits for the project
shall not be valid until the filling fees required are paid.
2. Indemnification. Applicant/developer shall indemnify, defend, and hold
harmless the City of Menifee and its elected city council, appointed boards,
commissions, committees, officials, employees, volunteers, contractors,
consultants, and agents from and against any and all claims, liabilities, losses,
fines, penalties, and expenses, including without limitation litigation expenses
and attorney’s fees, arising out of either the City’s approval of the Project or
actions related to the Property or the acts, omissions, or operation 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.
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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: Riverside County Environmental Health
Conditions of Approval
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Section I:
Conditions Applicable to all
Departments
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General Conditions
3. Definitions. The words identified in the following list that appear in all capitals
in the attached conditions of Plot Plan No. 2017-042 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. 2017-042, dated
1/24/18.
APPROVED EXHIBIT G = Grading Plan and Drainage Plan for Plot Plan
No. 2017-042, dated 1/24/18.
APPROVED EXHIBIT B = Elevations Color and Material Board for Plot Plan
No. 2017-042, dated 1/24/18
APPROVED EXHIBIT C = Floor Plans for Plot Plan No. 2017-042, dated
1/24/18
APPROVED EXHIBIT L = Conceptual Landscaping Plan for Plot Plan No.
2017-042, dated 1/24/18.
4. 90 Days. The permittee 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.
5. 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 also will
identify and fund mitigation measure 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, Permittee 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.
The permittee 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.
6. Revocation. In the event the use hereby permitted under this permit, a) is
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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.
7. Business Registration. Every person conducting a business within the City
of Menifee shall obtain a business license, as required by the Menifee
Municipal Code. For more information regarding business registration,
contact the City of Menifee.
8. Modifications or Revisions. The permittee shall obtain City approval for
any modifications or revisions to the approval of this project.
9. Expiration Date. This approval shall be used within three (3) years of the
approval date; otherwise, it shall become null and void and of no effect
whatsoever. By use is meant the beginning of substantial construction
contemplated by this approval within three (3) year period which is thereafter
diligently pursued to completion or to the actual occupancy of existing
buildings or land under the terms of the authorized use. Prior to the
expiration of the three year period, the permittee may request one (1) of up
to two (2) year and one (1) year extensions of time in which to begin
substantial construction or use of this permit. Should the time period
established by any of the extension of time requests lapse, or should all
three one-year extensions be obtained and no substantial construction or
use of this Plot Plan be initiated within five (5) years of the effective date of
the issuance of this Plot Plan, this Plot Plan shall become null and void.
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Section II:
Community Development
Department Conditions of
Approval
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General Conditions
10. 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, G, B, C and L unless otherwise amended
by these conditions of approval.
11. 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.
12. Colors and Materials. Building colors and materials shall be in substantial
conformance with those shown on APPROVED EXHIBIT B.
13. Parking.
Based on the Ordinance 348, Section 18.12, parking for assisted living
centers is one space for every 3 employees and 1 space per every two units
for guest parking. According to the Operations Description, the Assisted
Living Center will employ approximately 90 employees, thus 30 parking
spaces will be required. Furthermore, there are 88 assisted living units which
will require 44 guest parking spaces for a total of 64 parking spaces required.
The applicant is proposing 87 parking spaces which exceeds the parking
requirement by 10 amount of spaces.
Use Type
Square
Footage Ratio
Required
Spaces
Parking
Provided
Assisted Living 84,520 1:3 and 1:2 64 87
ADA Parking Spaces:
A minimum of five (5) 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 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
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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.
14. Ancillary Uses. All ancillary uses within the assisted living facility, including
the restaurant(s), sports bar, salon, chapel, and other similar uses, shall be
considered private for the benefit of those who reside within the assisted living
facility, and their guests, and are not considered “retail uses” available to the
general public . Furthermore, the sale of alcoholic beverages for on-site
consumption shall be prohibited. Alcoholic beverages served on-site shall be
provided for the sole benefit of those who reside within the assisted living
center, or for invited guests of residence residing within the assisted living
facility during special events at no additional cost. Open cash bars shall be
prohibited. Licensing required by the State of California Department of
Alcoholic Beverage Control shall be obtained prior to the service of alcoholic
beverages within the facility.
15. 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.
16. 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.
17. Signage. Signage as shown on the elevations and site plan are conceptual
only, and not approved as a part of this Plot Plan. A separate sign permit will
be required prior to the installation of building signage or a free-standing
monument sign.
18. No Outdoor Storage. No outdoor storage is allowed within the site. No
storage lockers, sheds, metal container bins, or metal shipping containers will
be allowed to be kept onsite unless reviewed and approved by the Community
Development Department.
19. 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:
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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. 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%.
20. 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.
ARCHEOLOGY
21. 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.
22. 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).
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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 available under the law, the decision of
the City Community Development Director shall be appealable to the City
Planning Commission and/or City Council.”
PALEONTOLOGY
23. Inadvertent Paleontological Find. In the event that fossils or fossil-bearing
deposits are discovered during construction, excavations within fifty (50) feet
of the find shall be temporarily halted or diverted. The contractor shall notify
a qualified paleontologist to examine the discovery. The paleontologist shall
document the discovery as needed in accordance with Society of Vertebrate
Paleontology standards, evaluate the potential resource, and assess the
significance of the find under the criteria set forth in CEQA Guidelines Section
15064.5. The paleontologist shall notify the Community Development
Department to determine procedures that would be followed before
construction is allowed to resume at the location of the find. If in consultation
with the paleontologist, the Project proponent determines that avoidance is
not feasible, the paleontologist shall prepare an excavation plan for mitigating
the effect of the Project on the qualities that make the resource important. The
plan shall be submitted to the Community Development Department for review
and approval and the Project proponent shall implement the approval plan.
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LANDSCAPING
24. 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).
25. 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 prior to building permit issuance
landscaping install and inspected condition.
26. 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.
27. Maintenance of Landscaping. All private landscaping shall be maintained
by a property owners association or individual property owner. 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
28. 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 Issuance of Grading Permit
29. Grading Plan Review. The rough and precise grading plans shall be
submitted for grading plan check approval and shall be in substantial
conformance with the site plan, landscaping plans and conceptual grading
plans (APPROVED EXHIBITS A, G and L).
30. Mitigation Monitoring. The permittee shall prepare and submit a written
report to the Community Development Director demonstrating compliance
with those conditions of approval and mitigation measures of this Plot Plan
which must be satisfied prior to the issuance of a grading permit for review
and approval. The Community Development Director may require inspection
or other monitoring to ensure such compliance.
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31. Fugitive Dust Control. The permittee shall implement fugitive dust control
measures in accordance with Southern California Air Quality Management
District (SCAQMD) Rule 403. The permittee shall include in construction
contracts the control measures required under Rule 403 at the time of
development, including the following:
a. Use watering to control dust generation during demolition of structures or
break-up of pavement. The construction area and vicinity (500-foot radius)
must be swept (preferably with water weepers) 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 demolition and construction areas shall be wetted at least twice
daily during excavation and 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/excavation sites and unpaved surfaces at least three
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 excavation and 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;
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n. All loads shall be secured by trimming, watering or other appropriate means
to prevent spillage and dust;
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.
32. Construction Noise. The project developer shall implement noise mitigation
measures during grading.
a. During all Project site excavation and 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 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 7:00 am and 7:00 pm,
unless otherwise restricted by City staff.
ARCHEOLOGY
33. 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
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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.
The above condition implements Mitigation Measure C-5 of the adopted
Mitigated Negative Declaration (MND) for PP 2017-042.
34. 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).
A. 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.
B. 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.
C. 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.
D. 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.
E. 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,
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recommendations of the project archeologist and shall take into account
the cultural and religious principles and practices of the Tribe.
Notwithstanding any other rights available under the law, the decision of
the City Community Development Director shall be appealable to the City
Planning Commission and/or City Council.”
The above condition implements Mitigation Measure C-1 of the adopted
MND for PP 2017-042.
35. 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).
The above condition implements Mitigation Measure C-6 of the adopted
MND for PP 2017-042.
36. Archaeological Artifacts. The Developer shall relinquish ownership of all
cultural resources, including the archaeological artifacts that are of Native
American origin, found in the project area for proper treatment and disposition
to a curational facility that meets or exceeds Federal Curation Standards
outlined in 36 CFR 79. The Applicant/Permittee shall be responsible for all
curation costs.
The above condition implements Mitigation Measure C-3 of the adopted
MND for PP 2017-042.
37. Archeologist Retained. Prior to issuance of a grading permit the project
applicant shall retain a Riverside County qualified archaeologist to monitor all
ground disturbing activities in an effort to identify any unknown archaeological
resources.
The Project Archaeologist and the representative(s) from the Native American
Tribe (s) shall be included in the pre-grade meetings to provide
cultural/historical sensitivity training including the establishment of set
guidelines for ground disturbance in sensitive areas with the grading
contractors. The Project Archaeologist and the Tribal representative(s) shall
manage and oversee monitoring for all initial ground disturbing activities and
excavation of each portion of the project site including clearing, grubbing, tree
removals, mass or rough grading, trenching, stockpiling of materials, rock
crushing, structure demolition and etc. The Project Archaeologist and the
Tribal representative(s), shall have the authority to temporarily divert, redirect
or halt the ground disturbance activities to allow identification, evaluation, and
potential recovery of cultural resources in coordination with any required
special interest or tribal monitors.
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The developer/permit holder shall submit a fully executed copy of the contract
to the Community Development Department to ensure compliance with this
condition of approval. Upon verification, the Community Development
Department shall clear this condition.
Any newly discovered cultural resources shall be subject to an evaluation, in
consultation with the Native American Tribe(s) and which will require the
development of a treatment plan and monitoring agreement for the newly
discovered resources.
38. Native American Monitoring - Pechanga. Tribal monitor(s) shall be
required on-site during all ground-disturbing activities, including grading,
stockpiling of materials, engineered fill, rock crushing, etc. The land
divider/permit holder shall retain a qualified tribal monitor(s) from the
Pechanga Band of Mission Indians. Prior to issuance of a grading permit, the
developer shall submit a copy of a signed contract between the above-
mentioned Tribe and the land divider/permit holder for the monitoring of the
project to the Community Development Department and to the Engineering
Department. The Native American Monitor(s) shall have the authority to
temporarily divert, redirect or halt the ground-disturbance activities to allow
recovery of cultural resources, in coordination with the Project Archaeologist.
The Developer shall relinquish ownership of all cultural resources, including
all archaeological artifacts that are of Native American origin, found in the
project area for proper treatment and disposition to a curational facility that
meets or exceeds Federal Curation Standards outlined in 36 CFR 79. The
Applicant/Permittee shall be responsible for all curation costs.
39. Native American Monitoring (Soboba). Tribal monitor(s) shall be required
on-site during all ground-disturbing activities, including grading, stockpiling of
materials, engineered fill, rock crushing, etc. The land divider/permit holder
shall retain a qualified tribal monitor(s) from the Soboba Band of Luiseno
Indians. Prior to issuance of a grading permit, the developer shall submit a
copy of a signed contract between the above-mentioned Tribe and the land
divider/permit holder for the monitoring of the project to the Community
Development Department and to the Engineering Department. The Native
American Monitor(s) shall have the authority to temporarily divert, redirect or
halt the ground-disturbance activities to allow recovery of cultural resources,
in coordination with the Project Archaeologist.
The Developer shall relinquish ownership of all cultural resources, including
all archaeological artifacts that are of Native American origin, found in the
project area for proper treatment and disposition to a curational facility that
meets or exceeds Federal Curation Standards outlined in 36 CFR 79. The
Applicant/Permittee shall be responsible for all curation costs.
PALEONTOLOGY
40. 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:
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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).
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
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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.
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.
ENVIRONMENTAL PROGRAMS DEPARTMENT
41. Burrowing Owl Preconstruction Survey. Pursuant to Objective 6 and
Objective 7 of the Species Account for the Burrowing Owl included in the
Western Riverside Multiple Species Habitat Conservation Plan (MSHCP),
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 City of Menifee Community Development
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 15)
by a qualified biologist shall be required. The City 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.
If the site is not precise graded within thirty (30) days of the rough and/or mass
grading of the site, or if construction and/or disturbance of the site is
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suspended for a period of thirty (30) days or more, a new survey shall be
required.
If the site is not precise graded within thirty (30) days of the rough and/or mass
grading of the site, or if construction and/or disturbance of the site is
suspended for a period of thirty (30) days or more, a new survey shall be
required.
The above condition implements Mitigation Measure BIO-1 of the
adopted MND for PP 2017-042.
42. Nesting Bird Survey. If grading is to occur during the nesting season
(February 1 – August 31), a nesting bird survey shall be conducted within three
(3) days prior to grading permit issuance. This survey shall be conducted by
a qualified biologist holding an MOU with Riverside County. The findings shall
be submitted to EPD for review and approval.
The above condition implements Mitigation Measure BIO-2 of the
adopted MND for PP 2017-042.
FEES
43. Stephen’s Kangaroo Rat Fee. Prior to the issuance of a grading permit, the
permittee shall comply with the provisions of 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 1.81 acres (gross) in
accordance with APPROVED EXHIBIT 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 mitigation
fee ordinance, payment of the appropriate fee set forth in that ordinance shall
be required
44. Fees. Prior to the issuance of grading permit, the Community Development
Department shall determine the status of the deposit based fees. If the fees
are in a negative status, the permit holder shall pay the outstanding balance.
Prior to Issuance of Building Permit
45. Mitigation Monitoring. The permittee shall prepare and submit a written
report to the Community Development Director demonstrating compliance
with those conditions of approval and mitigation measures of this Plot Plan
which must be satisfied prior to the issuance of a building permit. The
Community Development Director may require inspection or other monitoring
to ensure such compliance.
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46. Noise Controls. The developer shall comply with the recommendations of the
acoustical consultant. The Noise Impact Analysis was prepared by LSA for
this project (PP 2017-042) and is entitled “Gallery Senior Living Acoustical
Analysis Revalidation/Update”, dated December 15, 2017. Based on the
finding of the Department of Environmental Health, Office of Industrial
Hygiene, the following recommendations shall be implemented to provide
sufficient attenuation to reduce the exterior noise levels to below 65 dB (A) 10
minute Leq during the day and 45 dB (A) 10 minute Leq at night for sensitive
receivers. The Applicant shall submit the legally binding contract with the
Project Contractor to the Community Development Department for review and
approval. The contract shall specify these requirements. Alternatively, these
requirements may be listed as notes on the building plans.
(a) Ensure the Senior Care facility be designed for a “windows closed”
condition that requires forced air conditioning and heating systems for all
rooms within the proposed senior care facility. A “windows closed”
condition requires a means of mechanical ventilation per Chapter 12,
Section 1205 of the Uniform Building Code.
The above condition implements Mitigation Measure NOI-1 and NOI-2
of the adopted MND for PP 2017-042.
47. 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, G, B, C, and L.
Building and Safety will require the following items:
1. Plans shall be designed to the provisions of the 2016 edition of the
California Building, Mechanical, Electrical and Plumbing, Energy and
Green Codes (or subsequent edition adopted by the City).
2. Five (5) sets of plan drawings shall be submitted along with two (2)
copies of structural and Title 24 Energy documentation.
3. Two (2) sets of precise grading plans shall be submitted at time of
building plan review submittal. Showing all disabled access paths of
travel, cross and directional slope percentages, site accessibility features
and details.
4. All exterior lighting shall comply with Ordinance 2009-24, “Dark Sky
Ordinance”.
5. All exterior lighting shall fall within current commercial standards.
6. Separate plan submittal will be required to Riverside County Fire along
with a formal transmittal issued by Building and Safety.
48. Elevations. Elevations of all buildings and structures submitted for building
plan check approval shall be in substantial conformance with the elevations
shown on APPROVED EXHIBIT B.
49. Floor Plans. Floor plans shall be in substantial conformance with that shown
on APPROVED EXHIBIT C.
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50. 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, parking lot entrances and exits, and building entrances.
This security camera system shall be based in one of the buildings containing
the management office for this development, or inside a security office located
within one of the retail buildings 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. 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.
51. Lighting. The building plans shall show the location and types of light fixtures
that will be within the project site and on the building. Lighting fixtures shall
be decorative. Shoe box and wall pack type lighting will not be allowed. The
types of lighting fixtures used shall be subject to Community Development
Department approval.
Parking lot lights shall be consistent with the sample provided and described
as APPROVED EXHIBIT B. All parking lot lights and other outdoor lighting
shall be shown on electrical plans and submitted to the Department of Building
and Safety for plan check approval and shall comply with the requirements of
the City of Municipal Code Section 6.01 and the General Plan.
52. Roof-Mounted Equipment Plans. All roof mounted equipment shall be
screened. The building plans shall be consistent with APPROVED EXHIBIT B
regarding materials and methods for screening. Planning staff will verify that
all roof-mounted equipment has been screened in compliance with the
approved plans prior to final occupancy.
53. Screening of Accessory Structures. Screening of mechanical equipment
within trellised enclosures or encasing mechanical equipment within small
structures compatible in color and materials to the adjacent landscaping or the
primary structures shall be required and methods of screening shall be
included on building plans and/or landscaping plans.
54. Wall and Fence Plans. The wall and fence plans shown on the Conceptual
Landscape Plans are also considered “conceptual.” Final wall and fence plans
shall be required prior to building permit issuance. All walls shown as using
“precision block” shall be a decorative split face precision block, or shall be
slump-stone.
LANDSCAPING
55. 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
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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.
56. Landscape and Irrigation Plans. The permittee shall submit three (3) sets of
Final Landscaping and Irrigation Plans to the Community Development
Department for review and approval.
The plan shall be in compliance with APPROVED EXHIBIT L, Menifee
Municipal Code Chapter 15.04 and Chapter 9.86 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 Conditional Use Permits shall be prepared
consistent with Menifee Municipal Code Chapter 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.
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, Landscaping, and Irrigation Plan shall be submitted to and
approved by the Community Development Department. Shading calculations
is based on tree canopy over the parking spaces. Tree canopy after 15 years
growth shading the parking spaces only.
The location, number, genus, species, and container size of plants shall be
shown. Plans shall meet all applicable requirements of Menifee Municipal
Code Chapter 15.04 and 9.86 (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
Vines. Vines shall be provided as specified on APPROVED EXHIBIT L.
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Curb and Walkway on End Stall Planters. A six (6) 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.
Interim Landscaping. Graded but undeveloped land included within this Plot
Plan application 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).
Crime Prevention through Environmental Design Guidelines. All plants,
landscaping and foliage shall fall within current CPTED (Crime Prevention
through Environmental Design) guidelines.
WQMP Treatment Devices. All WQMP treatment deices including design
details shall be shown on the construction landscape plans. If revisions are
made to the WQMP design that result in any changes to the conceptual
landscape plans after entitlement, the revisions will be shown on the
construction landscape plans, subject to the approval of the Community
Development Director.
57. Landscape Inspections. Prior to issuance of building permits, the permit
holder shall open a Landscape Deposit Based Fee case and deposit the
prevailing deposit amount to cover the pre installation, installation, Six Month,
and One Year Landscape Inspections. The amount of hours for pre
installation, installation, Six Month, and One Year Landscape Inspections is
estimated to be $5,000.
FEES
58. 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 permittee.
59. Quimby Fees. Payment of in-lieu fees. The proposed project will fulfill
Quimby obligations through the payment of in-lieu fees. Prior to the issuance
of a building permit, the City Manager or his/her designee shall determine the
amount of Quimby Fees to be paid by the Project Applicant, if any. Quimby
fees shall be paid directly to the City prior to the issuance of the first certificate
of occupancy of any dwelling unit within the project to fulfill its obligations, and
prior to the issuance of the first certificate of occupancy of any unit within the
senior living facility to fulfill its obligations.
60. Menifee Union School District. Impacts to the Menifee Union School District
shall be mitigated in accordance with California State law.
61. Perris Union High School District. Impacts to the Perris Union High School
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District shall be mitigated in accordance with California State law.
Prior to Final Inspection
62. Mitigation Monitoring. The permittee shall prepare and submit a written
report to the Community Development Director demonstrating compliance
with those conditions of approval and mitigation measures of this Plot Plan
which must be satisfied prior to the issuance of final occupancy. The
Community Development Director may require inspection or other monitoring
to ensure such compliance.
63. Archeology Report - Phase III and IV. Prior to final inspection, the
developer/permit holder shall prompt the Project Archeologist to submit two
(2) copies of the Phase III Data Recovery report (if required for the Project)
and the Phase IV Cultural Resources Monitoring Report that complies with the
Community Development Department's requirements for such reports. The
Phase IV report shall include evidence of the required cultural/historical
sensitivity training for the construction staff held during the pre-grade meeting.
The Community Development Department shall review the reports to
determine adequate mitigation compliance. Provided the reports are
adequate, the Community Development Department shall clear this condition.
Once the report(s) are determined to be adequate, two (2) copies shall be
submitted to the Eastern Information Center (EIC) at the University of
California Riverside (UCR) and one (1) copy shall be submitted to the
Pechanga Cultural Resources Department.
64. Elevations. Elevations of all buildings and structures shall be in substantial
conformance with the elevations shown on APPROVED EXHIBIT B.
65. 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.
66. Hardscaping. All hardscaping, including enhanced paving at the project
entrance shall have been installed in accordance with APPROVED EXHIBIT
L.
67. Utilities Underground. All utilities, except electrical lines rated 33 kV or
greater, shall be installed underground. If the permittee provides to the
Department of Building and Safety and the Community Development
Department a definitive statement from the utility provider refusing to allow
underground installation of the utilities they provide, this condition shall be null
and void with respect to that utility.
68. Condition Compliance. The Community Development Department shall
verify that the Development Standards and all other preceding conditions have
been complied with prior to any use allowed by this permit.
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
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requirements prior to final occupancy.
70. Final Planning Inspection. The permittee shall obtain final occupancy 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, including compliance with the approved
elevations, site plan, parking lot layout, etc. The permittee shall have all
required paving, parking, walls, site lighting, landscaping and automatic
irrigation installed and in good condition.
PALEONTOLOGY
71. Paleontological Monitoring Report. Prior to final occupancy, the permittee
shall submit to the Community Development Department, two (2) copies of the
Paleontology Monitoring Report (if conducted for the Project). 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.
LANDSCAPING
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?”
72. Landscape/Irrigation Install Inspection. The permittee landscape architect
responsible for preparing the Landscaping and Irrigation Plans shall arrange
for a pre-landscape installation inspection and a landscape completion
installation inspection with the Community Development Department. The
pre-landscape inspection shall be arranged at least fifteen (15) working days
prior to installation of landscaping. The landscape completion inspection shall
be arranged at least fifteen (15) working days prior to final inspection of the
structure or issuance of occupancy permit, whichever occurs first. A one-year
post-establishment Inspection will also be required. The Community
Development Department will require a deposit in order to conduct the
landscape inspections.
73. Landscape Installation. All required landscape planting and irrigation,
including but not limited to onsite pathways, trails, courtyards (internal and
external), 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.
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74. 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
75. Ordinance No. 659 Fee (DIF). Prior to the issuance of either a certificate of
occupancy or prior to building permit final inspection, the permittee shall
comply with the provisions of Riverside County Ordinance No. 659
(hereinafter Ordinance No. 659), as adopted (and as amended by the City)
prior to July 1, 2018 or City of Menifee Ordinance No. 17-232 on or after July
1, 2018. These Ordinances require the payment of the appropriate fee set
forth in the Ordinances. They have 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 the
Ordinances, and it establishes the authorized uses of the fees collected.
In the event Ordinance No. 17-232 is rescinded, this condition will no longer
be applicable. However, should Ordinance No. 17-232 be rescinded and
superseded by a subsequent City mitigation fee ordinance, payment of the
appropriate fee set forth in that ordinance shall be required.
76. 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 permittee 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.
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.
77. Quimby Fees. Quimby fees shall be paid directly to the City prior to the
issuance of the first certificate of occupancy of any dwelling unit within the
project to fulfill its obligations, and prior to the issuance of the first certificate
of occupancy of any unit within the senior living facility to fulfill its obligations.
The amount of Quimby fees paid shall be consistent with the amount
determined by the City Manager, or their designee, prior to issuance of a
building permit.
78. 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
permittee.
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Page 30 of 56
Section III: Public Works /
Engineering Department
Conditions of Approval
Page 31 of 56
The following are the Public Works Engineering Department Conditions of Approval for
this project which shall be satisfied at no cost to the City or any other Government Agency.
All questions regarding the intent of the following conditions shall be referred to the Public
Works Engineering Department, Land Development Section. The developer/property
owner shall use the standards and design criteria stated in the following conditions, and
shall comply with all applicable City of Menifee standards, specifications and ordinances.
Should a conflict arise between City of Menifee standards and design criteria, and any
other standards and design criteria, those of the City of Menifee shall prevail.
GENERAL ENGINEERING CONDITIONS
79. Subdivision Map Act - The developer/property owner shall comply with the
State of California Subdivision Map Act.
80. Guarantee for Required Improvements - Prior to grading permit issuance,
financial security shall be provided to guarantee the construction of all required
improvements. The Public Works Director may require the dedication and
construction of necessary utilities, streets or other improvements outside the
area of any particular map phase if the improvements are needed for
circulation, parking and access or for the welfare and safety of future
occupants of the development.
81. Bond Agreements and Improvement Security - To guarantee the
construction of all required improvements, the developer/property owner shall
enter into security agreements and post bonds in accordance with applicable
City policies and ordinances. The improvements shall include, but not limited
to: onsite/offsite grading, street improvements, street lights, traffic signals,
signing and striping, water/sewer/recycled water improvements, water quality
BMPs, and storm drainage facilities.
82. Existing and Proposed Easements - The final grading plan shall correctly
show all existing easements, traveled ways, and drainage courses. Any
omission or misrepresentation of these documents may require said plan to
be resubmitted for further consideration. All proposed new easements,
vacations or quitclaims of easements may be recorded per separate
instruments prior to building permit issuance. Prior to permit issuance, all
easement, vacation or quitclaim documents shall be reviewed and approved
by the PW Engineering Department. Prior to permit issuance, title reports not
older than 90 days shall be submitted to the PW Engineering Department
83. Engineered Plans - All improvement plans and grading plans shall be drawn
on twenty-four (24) inch by thirty-six (36) inch Mylar and signed by a registered
civil engineer or other registered/licensed professional as required.
84. Plan Check Submittals - Appropriate plan check submittal forms shall be
completed and required plan copies, necessary studies/reports, references,
fees, deposits, etc. shall be submitted as outlined in the City approved
submittal forms. All submittals shall be date stamped by the engineer. All final
approved grading and improvement plans shall be provided in both pdf and
shapefile format files on Compact Disc (CD). ACAD files 2004 or later are
required for all final maps upon approval.
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85. Plan Approvals - All required improvement plans and grading plans must be
approved by the Public Works Engineering Department prior to recordation of
a final map for which the improvements are required, or prior to issuance of
any construction and/or grading permit, whichever comes first and as
determined by the PW Director. Supporting City approved studies including,
but not limited to, hydrologic and hydraulic studies and traffic studies must be
provided prior to approval of plans.
86. As-Built Plans - Upon completion of all required improvements, the
developer/ property owner shall cause the civil engineer of record to as-built
all project plans, and submit project base line of work for all layers in both
PDF and Auto CAD DXF format on Compact Disc (CD) to the Public Works
Engineering Department. If the required files are unavailable, the
developer/property owner shall pay a scanning fee to cover the cost of
scanning the as-built plans. The timing for submitting the as-built plans
shall be as determined by the Public Works Director.
87. Construction Times of Operation - The developer/property owner shall
monitor, supervise, and control all construction and construction related
activities to prevent them from causing a public nuisance including, but not
limited to, strict adherence to the following:
(a) 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.
(b) Removal of spoils, debris, or other construction materials deposited on
any public street no later than the end of each working day.
(c) The construction site shall accommodate the parking of all motor vehicles
used by persons working at or providing deliveries to the site. Violation of
any condition or restriction or prohibition set forth in these conditions shall
subject the owner, applicant to remedies as set forth in the City Municipal
Code. In addition, the Public Works Director or the Building Official may
suspend all construction related activities for violation of any condition,
restriction or prohibition set forth in these conditions until such a time it
has been determined that all operations and activities are in conformance
with these conditions.
(d) A Pre-Construction meeting is mandatory with the City’s Public Works
Senior Inspector prior to start of any construction activities for this site.
88. Dry Utility Installations - Electrical power, telephone, communication, street
lighting, and cable television lines shall be placed underground in accordance
with City ordinances, and as approved by the Public Works Director/City
Engineer. This applies also to existing overhead lines which are 33.6 kilovolts
or below along the project frontage and within the project boundaries which
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includes between the nearest poles offsite in each direction of the project site.
A disposition note describing the above shall be reflected on design
improvement plans whenever those plans are required. A written proof for
initiating the design and/or application of the relocation issued by the utility
company shall be submitted to the Public Works Department for verification
purposes. Prior to issuance of a Certificate of Occupancy, the
developer/property owner shall submit to the PW Engineering Department,
written proof from the pertinent utility company that the required utility work
has been completed.
89. Bond Agreements and Improvement Security – The developer/property
owner shall post bonds or security in forms acceptable to the City,
guaranteeing the construction of all required grading and improvements in
accordance with applicable City policies and ordinances, and as determined
by the Public Works Director/City Engineer. The grading and improvements
shall include, but not limited to: onsite/offsite grading, street improvements,
street lights, traffic signals, signing and striping, water quality BMPs, and storm
drainage facilities.
GRADING AND DRAINAGE
90. Grading Regulations - All grading shall conform to the latest adopted edition
of the California Building Code, City Municipal Code, Chapter 8.04, the City
ordinance regarding grading, applicable City design standards and
specifications, City ordinances, policies, rules and regulations governing
grading in the City.
91. 2:1 Maximum Slope - Graded slopes shall be limited to a maximum
steepness ratio of 2:1 (horizontal to vertical) unless otherwise approved by the
Public Works Engineering Department.
92. Slope Landscaping and Irrigation – All slopes greater than or equal to 3 feet
in vertical height shall be irrigated and landscaped with grass or ground cover.
Slopes exceeding 15 feet in vertical height shall be irrigated and planted with
shrubs and/or trees. Drip irrigation shall be used for all irrigated slopes.
93. Slope Erosion Control Plan - Erosion control and/or landscape plans are
required for manufactured slopes greater than 3 feet in vertical height. The
plans shall be prepared and signed by a registered landscape architect, and
bonded in accordance with City policies and ordinances.
94. Erosion Control Plans – All grading plans shall require approved erosion
control plans. Graded but undeveloped land shall provide, in addition to
erosion control planting, drainage facilities deemed necessary to control or
prevent erosion. Erosion and sediment control Best Management Practices
(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 a rain event, or before an anticipated rain
event.
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95. Water Quality Management Plan - All grading plans shall incorporate sheets
showing required structural BMPs per the project’s approved Water Quality
Management Plan (WQMP). The developer/property owner shall comply
with the requirements of the WQMP report, and City standards and
specifications.
96. Dust Control - During the actual grading, all necessary measures to control
dust shall be implemented by the developer/property owner in accordance
with Air Quality Management District (AQMD) requirements. A watering device
shall be present and in use at the project site during all grading operations.
97. 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.
98. Finish Grade - Shall be sloped to provide proper drainage away from all
exterior foundation walls. The slope shall be not less than 2% for a distance
of not less than 3 feet from any point of exterior foundation. Drainage swales
shall not be less than 1 1/2 inches deeper than the adjacent finish grade at
the foundation
99. Use of Maximum and Minimum Grade Criteria – Actual field construction
grades shall not exceed the minimum and maximum grades for ADA and
approved project grading design, to allow for construction tolerances. Any
improvement that is out of the minimum and maximum values will not be
accepted by the City Inspector, and will need to be removed and replaced at
developer’s or owner’s expense.
100. Coordinate Drainage Design - Development of this property shall be
coordinated with the development of adjacent properties to ensure that
watercourses remain unobstructed and stormwaters are not diverted from one
watershed to another. This may require the construction of temporary
drainage facilities or offsite construction and grading
101. 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 and discharged in a common area, protection of the native soils shall
be provided by planting erosion resistant vegetation, as the native soils are
susceptible to erosion by running water. All cut and fill slopes shall have a
maximum 2:1 (H:V) grade, 2 horizontal to 1 vertical.
102. Licensed Geotechnical Engineer - A licensed geotechnical engineer shall
perform final determination of the foundation characteristics of soils within on-
site development areas
103. 10 Year Curb – 100 Year ROW - The 10 year storm flow shall be contained
within the curb and the 100 year storm flow shall be contained within the street
right-of-way. When either of these criteria is exceeded, additional drainage
facilities shall be installed. The property shall be graded to drain to the
adjacent street or an adequate outlet.
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104. 100 Year Drainage Facilities - All drainage facilities shall be designed to
accommodate 100 year storm flows as approved by the City of Menifee Public
Works Engineering Department.
105. 100 Year Design Criteria - In final engineering and prior to grading permit
issuance, subsurface storage systems shall be designed with emergency
overflow inlets to mitigate flows in excess of the 100 year, 24 hour storm event
in a controlled manner to the satisfaction of the Public Works Engineering
Department.
106. 100 Year Sump Drainage facilities- All drainage facilities out-letting sump
conditions shall be designed to convey the tributary 100 year storm flows. An
emergency overflow escape or an alternative dual outlet shall be provided as
approved by City Engineer. Drainage facilities shall comply with City and
Riverside County Flood Control District standards.
107. BMP – Energy Dissipators - Energy Dissipators, such as rip-rap, shall be
installed at the outlet of a storm drain system that discharges runoff flows into
a natural channel or an unmaintained facility. The dissipators shall be
designed to minimize the amount of erosion downstream of the storm drain
outlet. This condition shall also apply to proposed bioretention basin inlets.
Prior to Grading Permit Issuance:
108. Geotechnical Report - A final geotechnical/soils report shall be submitted to
the City Public Works Engineering Department for review and approval. A
preliminary report prepared by Earth Strata Geotechnical Services, Inc., dated
December 5, 2016 has been reviewed by the PW Engineering Department,
but not approved. The Engineering Department has determined that the report
meets the minimum requirement to allow for the project to be move forward
for Planning Commission hearing. However, the remaining comments on the
report shall be addressed in final engineering prior to approval of the grading
plans. At such time, the developer/applicant shall submit a revised final
geotechnical report for review and approval by the Engineering Department,
Prior to issuance of a grading permit, two copies of the City approved final
geotechnical/soils report shall be submitted to the Public Works Engineering
Department. All grading shall be done in conformance with the
recommendations of the City approved geotechnical/soils reports, and under
the general direction of a licensed geotechnical engineer. The report shall
contain the following:
a. A discussion of the proposed grading, including general quantity, maximum
heights and slope gradients of proposed cut and fill slopes, etc. In addition,
the report shall provide an analysis and discussion of graded slope stability.
b. Describe the type of evaluation that will be performed by the geotechnical
engineer to verify the removal of low density, compressible soils. The
geotechnical engineer shall provide criteria for establishing suitability of
soils to be left in place.
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c. Comment on the criteria for soils to be used as compacted fill and whether
excavations of the onsite soils are expected to generate suitable fill
materials.
d. Clarify the size of materials that are considered oversized.
e. Clarify the discussion regarding the potential for oversized material.
109. Grading Permit for Clearing and Grubbing – City ordinance on grading
requires a grading permit prior to clearing, grubbing, or any top soil
disturbances related to construction grading activities.
110. 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
Resources 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 plan approval. For additional information on how to obtain a
GCP, contact the SWRCB.
111. SWPPP - 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 (NOT)
has been issued by SWRCB.
112. SWPPP for Inactive Sites - The developer/property owner shall be
responsible for ensuring that any graded area that is left inactive for a long
period of time has appropriate SWPPP BMPs in place and in good working
condition at all times until construction is completed and the Regional Board
has issued a Notice of Termination (NOT) for the development.
113. Grading Bonds – Prior to commencing any grading of 50 or more cubic yards
of dirt, the applicant shall obtain a grading permit from the PW Engineering
Department. Prior to issuance of the permit, adequate performance grading
security shall be posted by the developer/property owner with the Public
Works Engineering Department.
114. Import/Export – Prior to issuance of a grading permit, grading plans involving
import or export of dirt shall require approval of the import/export locations
from the Public Works Engineering Department. Additionally, if either location
was not previously approved by an Environmental Site Assessment, a
Grading Environmental Site Assessment shall be submitted for review and
approval by the Public Works Engineering Department prior to issuance of any
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grading permit. A haul route must be submitted for approval by the
Engineering department prior to grading operations.
115. Offsite Grading Permission and Easements - The developer/property
owner shall obtain all required temporary easements and/or permissions to
perform offsite grading, from affected land owners. Notarized and recorded
agreement or documents authorizing the offsite grading shall be submitted to
the Public Works Engineering Department.
116. Riverside County Regional Salt Creek Trail Project – The development is
in the path of the Riverside County Regional Park and Open Space District’s
(RPOS) Master Planned Salt Creek Trail Project. Prior to issuance of a
grading permit, the developer/property owner shall dedicate a minimum 14-
foot wide graded dirt trail easement to the City of Menifee. The trail alignment
shall be located along the development’s northerly property line from Antelope
Road to the eastern project limits. The developer shall design and grade the
trail to meet ADA requirements with a 5% max longitudinal slope, a 2% max
cross slope, or current ADA requirements, and a 14-foot wide unobstructed
trail path within the 14-foot wide easement. The design shall include
installation new, and/or modification of existing drainage features when
necessary to attain positive drainage. A 6-foot high tubular steel separation
fence adjacent to the trail easement at the top of slope shall be installed and
maintained by the development. If the minimum unobstructed 14-foot dirt
pathway cannot be met, the developer shall incorporate retaining walls to
maintain the required minimum unobstructed trail path. The trail design shall
include appropriate transition at the easterly limits of the development, and
acceptable connection to the Antelope Road ROW at the westerly limits. The
final trail design shall be reviewed and approved by the PW Engineering
Department and the Riverside County, and maybe processed as a separate
plan or as part of the development’s grading plans as determined by the PW
Engineering Department. The Riverside County RPOS District shall be
responsible for developing the graded trail easement in the future phase of
the Salt Creek Trail Project.
117. Offsite Trail Easement – The development’s site design results in a portion
of the 14-foot wide trail easement to encroach into several existing residential
properties north of the development. The developer/property owner shall be
responsible for obtaining the necessary offsite easements from these affected
properties to complete the 14-foot wide easement. All costs associated with
the processing of the easement documents shall be the responsibility of the
developer. All necessary offsite trail easements shall be recorded prior to
issuance of the grading permit. In the event the developer is unsuccessful in
obtaining the necessary offsite easements from affected property owners, the
site design may require a re-design to accommodate the trail easement within
the proposed project’s boundaries.
118. Offsite Trail Improvements on the Westside of Antelope Road within City
ROW – During final engineering, unless determined not needed by the PW
Director/City Engineer, the developer/property owner shall grade and improve
with Decomposed Granite (DG), a 14-foot wide trail path on the west side of
Antelope Road within the Antelope Road ROW. The length of the trail shall be
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from Aldergate Drive, where the Riverside County RPOS trail project ends,
northerly to a point approximately across from the development’s north
property limits. The design shall be reviewed and approved by the PW
Engineering Department and shall be completed prior to the issuance of a
Certificate of Occupancy.
119. Slope Stability - A slope stability report shall be submitted and approved by
the PW-Engineering Department for all proposed cut or fill slopes steeper than
2:1 (horizontal to vertical) - unless addressed in a previously City approved
report.
120. Temporary Erosion Control Measures - Shall be implemented immediately
following rough grading to prevent deposition of debris onto downstream
properties or drainage facilities. Plans showing these measures shall be
submitted to PW Engineering for review and approval.
121. Written Permission for Grading – Written permission shall be obtained from
the affected property owners allowing the proposed grading and/or facilities to
be installed outside of the parcel boundaries. A copy of the written
authorization shall be submitted to the PW Engineering Department for review
and approval.
122. Offsite Drainage Easements or Redesign – Offsite drainage facilities shall
be located within dedicated drainage easements obtained from the affected
property owner(s). Document(s) shall be recorded and a copy submitted to the
PW Engineering Department prior to issuance of grading permit. If the
developer cannot obtain such rights, the project should be redesigned to
eliminate the need for the easement.
Prior to Building Permit Issuance:
123. Building Footprints over Property Lines – Prior to issuance of any building
permit, the project shall ensure that no building footprints are encroaching over
existing property lines. If this occurs, the development shall address through
a mechanism such as parcel mergers or lot line adjustments, and must be
completed prior to issuance of any building permit.
124. No Building Permit without Grading Permit - Prior to issuance of any
building permit for any new structures or appurtenances, the
developer/property owner shall obtain a grading permit and/or approval to
construct from the Public Works Engineering Department.
125. Final Rough Grading Conditions – Prior to issuance of a building permit for
any new structures or appurtenances, the developer/property owner shall
cause the Civil Engineer of Record and Soils Engineer of Record for the
approved grading plans, to submit signed and wet stamped rough grade
certification and compaction test reports with 90% or better compaction, for
the lots for which building permits are requested. The certifications shall use
City approved forms, and shall be submitted to the Public Works Engineering
Department for verification and acceptance.
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126. Conformance to Elevations/Geotechnical Compaction - Rough grade
elevations for all building pads and structure pads submitted for grading plan
check approval shall be in substantial conformance with the elevations shown
on approved grading plans. Compaction test certification shall be in
compliance with the approved project geotechnical/soils report.
Prior to Issuance of Certificate of Occupancy:
127. Final Grade Certification – The developer/property owner shall cause the
Civil Engineer of Record for the approved grading plans, to submit signed and
wet stamped final grade certification on City approved form, for each building
for which a certificate of occupancy is requested. The certification shall be
submitted to the Public Works Engineering Department for verification and
acceptance.
128. Conform to Elevations - Final grade elevations of all building or structure
finish floors submitted for grading plan check approval shall be in substantial
conformance with the elevations shown on the approved grading plans.
STREETS AND DEDICATIONS
129. Antelope Road – Antelope Road fronting the development is designated a
Collector Road, Class III Bike Lane in the City’s General Plan. The
development shall dedicate the necessary Right of Way along Antelope Road
to meet the required street section for the Antelope classification.
130. Street Improvements - Street improvements shall conform to all applicable
City Design Standards and Specifications, the City General Plan, the City-
adopted Riverside County Ordinance 461, Riverside County Fire Department
Access Standards, and all other relevant laws, rules and regulations
governing street construction in the City.
131. Antelope Road Street Improvements – Plans for an improved Antelope
Road shall be approved and bonded prior to release of any grading permits.
Landscape improvements shall conform to City standards and specifications.
Antelope Road frontage shall be improved to provide a 37 foot half width right-
of-way, plus 12 feet past the centerline, with a 15 ft. landscaped parkway, an
ADA compliant 6 ft. sidewalk as approved by the PW/Engineering
Department. Final approval of said improvements shall be at the discretion of
the City Engineer.
132. Completion of Street Improvements. Prior to issuance of a Certificate of
Occupancy, the following street components shall be completed:
a) Antelope Road shall be fully improved along the length of the
proposed project frontage. Improvements include, but are not
limited to; AC paving to ultimate street width, street lights, curb
and gutter, sidewalk, parkway landscaping, signing and striping –
all of which shall meet current, minimum, City of Menifee
standards and specifications.
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b) Storm drain facilities shall be completed according to the
improvement plans.
c) Water system, including fire hydrants, shall be installed and
operational, according to the improvement plans. All water valves
shall be raised to pavement finished grade. Written confirmation
of acceptance from EMWD is required.
d) Sewer system shall be installed and operational, according to the
improvement plans and as noted elsewhere in these conditions.
All sewer manholes shall be raised to pavement finished grade.
Written confirmation of acceptance from EMWD is required.
e) Landscaping and irrigation, water and electrical systems shall be
installed and operational in accordance with City adopted
Riverside County Ordinance 461 and City standards and
specifications.
133. Reconstruction Or Resurfacing of Antelope Road: The PW Director may
consider reconstruction or resurfacing of existing offsite street paving fronting
the development to meet existing conditions with acceptable overlays,
provided streets are found meeting the minimum City standards for pavement
conditions at the time of project construction. If it is determined during project
construction that the existing offsite street improvements are substandard, the
Public Works Director will require the developer to provide full reconstruction
per City Standards. The existing pavement may be cored during project
construction to confirm adequate base section, and any findings shall be
incorporated into project design. The PW Director shall have the final approval
for all streets conditions.
134. Soils and Pavement Report - Street pavement structural designs shall
comply with the recommendations in the City approved project soils and
pavement investigation report, and must meet minimum City standards and
specifications, as approved by the PW Director.
135. Driveway Geometrics - Final driveway geometrics may be modified in final
engineering as approved by the Public Works Director. Driveways shall meet
current standard radii on all existing and proposed commercial drive
approaches used as access to the proposed development. The developer
shall adhere to all City standards and regulations for access and ADA
guidelines.
136. Construction Traffic Control Plan - Prior to start of any project related
construction, the developer/property owner shall submit to the Public Works
Engineering Department for review and approval, a Construction Traffic
Control Plan in compliance with all applicable City ordinances, standards and
specifications, and the latest edition of the CAMUTCD. This traffic control plan
shall address impacts from construction vehicular traffic, noise, and dust and
shall propose measures to mitigate these effects. The traffic control plan shall
include a Traffic Safety Plan for safe use of public roads right-of-way during
construction. The plan shall specify mitigation measures to address the
following:
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a. Dust and dirt fallout from truck loads and gets entrained onto City
roadways: (1) Biweekly street sweeping during construction activity, and
daily during all grading operations. (2) Approved BMPs shall be installed at
all approved construction entrances as part of the SWPPP.
b. Noise from construction truck traffic: Include construction time and
operation of vehicles through surrounding residential streets.
c. Traffic safety within the road right-of-way: Include temporary traffic control
measures and devices.
137. Acceptance of Public Roadway Dedication and Improvements –
Easements and right-of way for public roadways shall be granted to the City
of Menifee through final map, or other acceptable recordable instrument if no
final map is being processed.
138. 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 Public Works
Director/City Engineer and the City Building Official.
139. Paving or Paving Repairs – The applicant shall be responsible for obtaining
the paving inspections required by Ordinance 461. Paving and/or paving
repairs for utility street cuts shall be per City of Menifee Standards and
Specifications and as approved by the Public Works Director/City Engineer.
140. Concrete Work – All concrete work including curbs, gutters, sidewalks,
driveways, cross gutters, catch basins, manholes, vaults, etc. shall be
constructed to meet a 28 day minimum concrete strength of 3,250 psi.
141. Street Light Plan – Street lighting shall be designed in accordance with the
latest City Standards and Specifications for LS-3 street light rates, and as
determined by the PW Director. Streetlight Design as LS-3 Rate Lights –
All new streetlights, other than traffic signal safety lights, shall be designed
as LS-3 rate lights in accordance with approved City standards and
specifications, and as determined by the PW Director
142. Street Light Service Point Addressing – The developer shall coordinate
with the PW Department and with Southern California Edison the assignment
of addresses to required street light service points. Service points serving
public streetlights shall be owned by the City and shall be located within
public’s right of way or within duly dedicated public easements.
143. Onsite and Offsite Street Lights Ownership and Maintenance – All
proposed public and private street lights shall be designed in accordance with
City approved standards and specifications, or as determined and approved
by the PW Director/City Engineer. The City shall have ownership and
maintenance of all proposed public street lights and associated
appurtenances, and 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 as determined and approved by the PW
Director/City Engineer.
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144. Dry Utility Installations - Electrical power, telephone, communication, street
lighting, and cable television lines shall be placed underground in accordance
with Riverside County Ordinance Numbers 460 and 461, or as approved by
the Public Works Director/City Engineer.
Prior to Issuance of Construction/Encroachment Permit:
145. Encroachment Permits – The developer/property owner shall obtain all
required encroachment permits and clearances prior to start of any work within
City, State, or local agency right-of-way.
146. Improvement Bonds – Prior to issuance of any construction permit for all
required onsite and offsite public improvements, the developer/project owner
shall post acceptable bonds or security to guarantee the construction of all
required improvements. The bonds shall be in accordance with all applicable
City ordinances, resolutions and municipal codes (See also bond agreement
condition under General Condition).
Prior to Issuance of Certificate of Occupancy:
147. Driveways and Driveway Approaches – Driveways and Driveway
Approaches shall be designed and constructed per City of Menifee No. 208.
The modified County of Riverside standard 207A may be used as determined
by the Public Works Director/City Engineer. Prior to issuance of Certificate of
Occupancy, the proposed driveway as shown on the proposed Plot Plan shall
be constructed.
TRAFFIC ENGINEERING
148. Traffic Impact Analysis Report – The development shall comply with all the
mitigation measures identified to be constructed or provided in the traffic
impact analysis approved by the Public Works Department. The traffic study
was prepared by Urban Crossroads, and dated September 15, 2017. All
required improvements identified in the study shall be included in all
improvement plans for review and approval by the Public Works Department.
Prior to Issuance of Construction Permit:
149. Sight Distance Analysis – Sight distance analysis shall be conducted at all
project roadway entrances for conformance with City sight distance standards.
The analysis shall be reviewed and approved by the PW Director, and shall
be incorporated in the final the grading plans, street improvement plans, and
landscape improvement plans.
150. Intersection Geometrics – All temporary/final intersection geometrics may
be modified in final engineering as approved by the PW Director.
151. Signing and Striping Plan – Prior to issuance of a construction permit, any
necessary signing and striping plan shall be approved by the City Traffic
Engineer in accordance with City ordinances, standards and specifications,
and with the latest edition of the CAMUTCD.
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Prior to Issuance of Certificate of Occupancy:
152. Construction of Off-Site Improvements - The study area intersections are
not anticipated to warrant a traffic signal under any analysis scenario.
NPDES and WQMP
153. Stormwater Management - 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.
154. Trash Enclosures Standards and Specifications – 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 including:
a) Provision of a solid impermeable roof with a minimum clearance height to
allow the bin lid to completely open.
b) Constructed of reinforced masonry without wooden gates. Walls shall be
at least 6 feet high.
c) Provision of concrete slab floor, graded to collect any spill within the
enclosure.
d) All trash bins in the trash enclosure shall be leak proof with lids that are
continuously kept closed.
e) The enclosure area shall be protected from receiving direct rainfall or run-
on from collateral surfaces.
f) The trash enclosure shall be lockable and locked when not in use with a 2-
inch or larger brass resettable combination lock. Only employees and staff
authorized by the enclosure property owner shall be given access.
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.
g) An alternate floor drain from the interior of the enclosure that discharges to
the sanitary sewer may be constructed only after obtaining approval from
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 employees
and staff authorized by the enclosure property owner shall be given
access. This requirement may not be applicable to 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.
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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.
155. 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_implementation.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 Grading Permit Issuance:
156. Preliminary Project Specific Water Quality Management Plan (PWQMP)
– The developer/property owner has submitted a PWQMP, dated December
20, 2017, prepared by Pacific Coast Land Consultants, Inc. The City reviewed
the PWQMP and has not issued final approval, however, PW Engineering
Department is clearing the project for Planning Commission hearing, with the
understanding that the remaining outstanding comments on the PWQMP will
be addressed in final engineering including the concern for the emergency
overflow. Prior to approval, the final WQMP shall demonstrate that the
receiving basin (south of the driveway, along Antelope Rd) will have an
overflow bypass connected to the outlet storm drain system. The PWQMP
currently shows that the basin is designed without an overflow that may cause
flooding in the basin to come back out onto the sidewalk). The cost of finalizing
the PWQMP shall borne by the developer/property owner and shall be a
deposit based cost to the development.
157. Final Project-Specific Water Quality Management Plan (Final WQMP) –
Prior to issuance of a grading permit, a FINAL project specific WQMP in
substantial conformance with the submitted PRELIMINARY WQMP and any
unresolved comments, shall be reviewed and approved by the Public Works
Engineering Department. The final developed project construction plans 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. The
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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 Report as may be
required by an approved Phase I ESA.
The project is proposing construction of three (3) bioretention basins. In
lieu of infiltration, the bioretention basins must have a subdrain system in
order to drain the bioretention basin to an approved receiving system. Prior
to approval of the FINAL WQMP, a detailed list of the plant species that will
be utilized in the bioretention basins shall be included in the FINAL
WQMP. The planting materials shall be reviewed and approved by the
Public Works Engineering Department to ensure the effective performance
of the proposed bioretention basin. Such planting materials maybe
incorporated as part of the onsite landscaping plan that will be reviewed
and approved by the Community Development Department.
158. Revising the Final WQMP - The developer shall be responsible for ensuring
remaining issues in the Preliminary WQMP are addressed in final engineering.
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 Department. The cost of
reviewing the revised/new WQMP shall be charged on a time and material
basis. The fixed fee to review a Final WQMP shall not apply, and a deposit
shall be collected from the applicant to pay for reviewing the substantially
revised WQMP.
159. WQMP Maintenance Agreement – Maintenance of water quality features or
BMPs located within the property limits shall be the full responsibility of the
developer/project owner. Prior to, or concurrent with the approval of the FINAL
WQMP, the developer/property owner shall record Covenants, Conditions and
Restrictions (CC&R’s) that addresses the implementation and maintenance of
proposed WQMP BMPs, or enter into an acceptable maintenance agreement
with the City to inform future property owners of the requirement to perpetually
implement the approved FINAL WQMP. The two proposed water quality
BMPs within the Antelope Right of Way shall be maintained by the City’s
maintenance CFD.
160. Hydrology/Hydraulics Study – Prior to grading permit issuance, the project’s
hydrology/hydraulics study shall be reviewed and approved by the Public
Works Department. The study shall analyze at a minimum the following:
project site drainage flow; all future improvements drainage flow; Q10, Q100,
pre- and post- condition flow rates; anticipated total drainage flow into existing
storm drain; and existing storm drain capacity. The project shall comply with
all mitigation recommended by the approved drainage study.
Prior to Issuance of Certificate of Occupancy:
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161. 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.
A copy of the notarized affidavit must be placed in the final WQMP report. The
PW Engineering Department MUST also receive the original notarized
affidavit with the plan check 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.
162. Implement WQMP - 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 City will not release occupancy permits
for any portion of the project until all proposed BMPs described in the
approved project specific WQMPs, to which the portion of the project is
tributary to, are completed and operational.
163. 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 in a City
maintained database for future periodic inspection.
WATER, SEWER, AND RECYCLED WATER
164. Meet Minimum Standards – All water, sewer and recycled water
improvements shall be designed per the City adopted Riverside County
Ordinances 460, 461 and 787; Eastern Municipal Water Districts (EMWD)
standards and specifications, including required auxiliaries and
appurtenances. The final design, including pipe sizes and alignments, shall be
subject to the approval of EMWD.
165. Sewer Lines – Any new sewer line alignments or realignments shall be
designed such that the manholes are aligned with the center of lanes or on
the lane line and in accordance with Riverside County Ordinances 460/461
and Eastern Municipal Water District standards.
166. Water Mains and Hydrants - All water mains and fire hydrants providing
required fire flows shall be constructed in accordance with the Riverside
County Ordinance Numbers 460 and 787, and subject to the approval of the
Eastern Municipal Water District and the Riverside County Fire Department.
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167. Utility Improvement Plans – Public Water, Sewer and Recycled Water
improvements shall be drawn on City title block for review and approval by the
City PW Department and EMWD.
168. Onsite and Offsite Sewer, Water and Recycled Water Improvements – All
public onsite and offsite sewer, water and recycled water improvements shall
be guaranteed for construction prior to final map recordation, approval of
improvement plans if no map is being processed.
CITYWIDE COMMUNITY FACILITIES MAINTENANCE DISTRICT (CFD) 2015-2
Prior to Building Permit Issuance:
169. Annexation to the Citywide Community Facilities District (CFD) 2015-2 –
Prior to the issuance of a Building Permit, 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 costs associated
with the annexation of the proposed development in the citywide CFD.
170. CFD Annexation Agreement – In the event timing for this development’s
schedule prevents the developer/property owner from complying with
condition of approval for CFD annexation, the developer shall enter into a CFD
annexation agreement to allow the annexation to complete after the issuance
of a building permit but prior to issuance of a Certificate of Occupancy. The
developer shall be responsible for all costs associated with the preparation of
the CFD annexation agreement. The agreement shall be approved by the City
Council prior to final map recordation.
171. 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 be prepared on a separate City CFD plan for
review and approval by the PW Engineering Department. The plans may be
prepared 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 may be required for review and
approval by the PW Engineering Department prior to issuance of a grading
permit.
172. 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.
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173. 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.
174. 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.
WASTE MANAGEMENT
175. 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#
mandatory
176. 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 waste from disposal:
e. Source separate organic material from all other recyclables and donate or
self-haul to a permitted organic waste processing facility.
f. 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.
g. Consider xeriscaping and using drought tolerant/low maintenance
vegetation in all landscaped areas of the project.
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Prior to Building Permit Issuance:
177. 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.
178. 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.
Prior to Issuance of Certificate of Occupancy
179. 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.
FEES, DEPOSITS AND DEVELOPMENT IMPACT FEES
180. Fees and Deposits – Prior to approval of final maps, grading plans,
improvement plans, issuance of building permits, and/or issuance of certificate
of occupancy, the developer/property owner shall pay all fees, deposits as
applicable. These shall include the regional Transportation Uniform Mitigation
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Fee (TUMF), any applicable Traffic Signal Mitigation Fees, Development
Impact Fees (DIF), Road and Bridge Benefit District (RBBD) Fee, and any
applicable regional fees. Said fees and deposits shall be collected at the rate
in effect at the time of collection as specified in current City resolutions and
ordinances.
Prior to Issuance of Certificate of Occupancy:
181. Zone D of the RBBD – Prior to issuance of a Certificate of Occupancy, the
development shall pay fees in accordance with Zone D of the Menifee Valley
Road and Bridge Benefit District. Should the project proponent choose to defer
the time of payment, a written request shall be submitted to the City, deferring
said payment to the time of issuance of a building permit. Fees approved for
deferral shall be based upon the fee schedule in effect at the time of issuance
of the permit.
171. TUMF Fees – Prior to the issuance of an occupancy permit, the
developer/property owner shall pay the Transportation Uniform Mitigation Fee
(TUMF) in accordance with the fee schedule in effect at the time of issuance,
pursuant to adopted City Ordinance governing the TUMF program.
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Section IV:
Riverside County Fire Department
Conditions of Approval
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General Conditions
172. 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 16-MENI-CUP-183) is required on all correspondence.
Additional information is available at our website: www.rvcfire.org
Questions should be directed to Paul Villalobos, Assistant Fire Marshal at the
Riverside County Fire Department, City of Menifee Office located at 29714 Haun
Road, Menifee CA 92586 (Phone: (951) 723-3765; E-mail:
pvillalobos@cityofmenifee.us).
173. 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 Ordinance and/or
recognize fire protection standards.
174. Fire Department review is based upon the 2016 CFC and CBC occupancy
requirements for Group R2.1 for the assisted living facility and B/M for the office
and mercantile facility. It is prohibited to use process or store any materials in the
occupancy’s that would classify it as a Group H occupancy.
175. Fire Hydrants and Fire Flow. Provide fire hydrant(s) capable of delivering a fire
flow of 2875 GPM at 20 PSI for 3 hrs. as required by California Fire Code and
Riverside County Fire Department standards within 400 feet of all portions of all
structures. Fire Flow is based on the largest building, Type V-B construction, with
sprinkler systems installed.
176. Water Plans. 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. Once plans are signed and
approved by the local water authority, the originals shall be presented to the Fire
Department for review and approval.
177. Water System Prior to Combustibles on Site. No combustible material shall be
brought on site until the water system has been inspected and approved by the
Riverside County Fire Department.
178. Blue Dot Reflectors. Blue retro-reflective pavement markers shall be installed to
indicate the location of fire hydrants.
179. Fire Department Access. Fire Department apparatus access shall be provided
to within 150 feet of all portions of all buildings. Driveway loops, fire apparatus
access lanes and entrance curb radius should be designed to adequately allow
access of emergency fire vehicles. The applicant or developer shall include in the
building plans the required fire lanes and include the appropriate lane printing
and/or signs.
180. Building Address Numbers. Display street numbers in a prominent location on
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the address side of buildings and/or rear access if applicable. Numbers and letters
shall be a minimum of 12” in height for buildings up to 25’ in height. In complexes
with alpha designations, letter size must match numbers. All addressing must be
legible, of a contrasting color, and adequately illuminated to be visible from street
at all hours.
181. Knox Rapid Entry System. Buildings and gates shall be equipped with a Knox
Rapid Entry System. Contact the Riverside County Fire Department for further
information.
182. Automatic fire sprinkler systems are required and shall be installed per the CFC
and NFPA 13. Sprinkler System supervision will be required. In addition, a Class
III standpipe, and manual fire alarm system with visible and audible notification
devices are required. All fire sprinkler systems, fixed fire suppression systems and
alarm plans must be submitted separately for approval prior to construction.
Contractors should contact the Office of the Fire Marshal for submittal
requirements.
183. Carbon Monoxide alarms shall be installed as required by CBC 420.
184. Per section 3002.4 of the CBC requires at least 1 elevator car to be provided as a
medical emergency service elevator to accommodate an ambulance stretcher.
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Section IV:
Riverside County Environmental
Health Conditions of Approval
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General Conditions
185. Potable Water and Sanitary Sewer Service. This project is proposing to
receive potable water service and sanitary sewer service from Eastern
Municipal Water District (EMWD). It is the responsibility of this facility to
ensure that all requirements to obtain potable water and sanitary sewer
service are met with EMWD, as well as, all other applicable agencies.
186. Environmental Cleanup Programs. Based on the information provided in
the environmental assessment document submitted for this project and a site
visit conducted by RCDEH-ECP staff and with the provision that the
information was accurate and representative of site conditions, RCDEH-ECP
concludes no further environmental assessment is required for this project.
If previously unidentified contamination or the presence of a naturally
occurring hazardous material is discovered at the site, assessment,
investigation, and/or cleanup may be required. Contact Riverside County
Environmental Health - Environmental Cleanup Programs at (951) 955-8980,
for further information.
Prior to Building Permit Issuance Conditions
187. Local Enforcement Agency (LEA). The applicant shall contact the County
of Riverside, Local Enforcement Agency at (951) 955-8980 for any plan check
and/or permitting requirements.
Please note that the Medical Waste Management Act (MWMA), Section
117705 of the California Health and Safety Code, considers any person
whose act or process produces medical waste to be a “medical waste
generator” in California (e.g., a facility or business that generates, and/or
stores medical waste onsite).
Medical waste generators may be either large quantity (LQG = > 200 lbs /
month), or small quantity generators (SQG = < 200 lbs / month). Medical
waste generators shall register with the LEA.
Prior to Building Final/Occupancy Conditions
188. Hazardous Materials Management Branch (HMMB) Permits. Prior to
building permit final, the owner or operator of any business that handles or
stores any hazardous material/waste equal to or above the threshold
quantities; 55 gallons of a liquid, 200 cubic feet of a gas, 500 pounds of a solid,
and/or radioactive materials (where an emergency plan is required by Federal
Law), and/or extremely hazardous substances, shall contact the Department
of Environmental Health Hazardous Materials Management Branch at
(951)358-5055 for requirements.
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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)