PC18-390Conditions of Approval for Plot Plan No. 2011-093 1 of 64
EXHIBIT “1”
CONDITIONS OF APPROVAL
Planning Application No.: Plot Plan No. 2011-093 “Motte Industrial Park” per
Extension of Time No. 2018-027
Project Description: Plot Plan No. 2011-093 is hereby approved for the
construction of four industrial buildings totaling 97,384
square feet (sq. ft.) on the 6.71 gross acre subject parcel of
land. The project will dedicate 0.21 acre of right-of-way
resulting in a 6.50 net acre development site. The applicant
has not identified specific tenants for the individual units or
for the separate buildings. The site plan delineates that
Building A will consist of seven (7) units and total 27,663 sq.
ft., Building B will have eight (8) units and total 26,028 sq.
ft., Building C is comprised of nine (9) units and will total
22,747 sq. ft., and Building D is proposed for eleven (11)
units and will total 20,946 sq. ft.
The industrial buildings are proposed to be one-story with a
maximum height of 28 feet. The individual units will have
pedestrian/employee access through the front with service
entrances at the rear. Access from the rear will be provided
by both man-doors and overhead rolling doors. The
buildings shall be protected with a fire sprinkler system. The
balance of the site will contain four (4) trash enclosures,
landscaped areas, parking areas and drive aisles. The site
plan also delineates four precast concrete picnic tables.
Their locations are at the southern end of Buildings A and C
and the northern end of Buildings B and D.
Assessor's Parcel No.: 331-150-037
MSHCP Category: “Industrial”
DIF Category:
“Industrial/Business Park”
SKR Category: “Discretionary permit other than single family residential on
greater than ½ (0.5 acres)”
TUMF Category: “Industrial”
Quimby Category: N/A
Conditions of Approval for Plot Plan No. 2011-093 2 of 64
Approval Date: April 24, 2012 (Original Approval)
May 23, 2018 (EOT 2018-027 Approval)
Expiration Date: April 24, 2022
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 operations of the
applicant/developer and its directors, officers, members, partners, employees,
agents, contractors, and subcontractors of each person or entity comprising
the applicant/developer with respect to the ownership, planning, design,
construction, and maintenance of the Project and the Property for which the
Project is being approved. In addition to the above, within 15 days of this
approval, the developer/applicant shall enter into an indemnification agreement
with the City. The indemnification agreement shall be substantially the same
as the form agreement currently on file with the City.
Conditions of Approval for Plot Plan No. 2011-093 3 of 64
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 Flood Control District
Conditions of Approval
Section V: Riverside County Fire Department Conditions
of Approval
Section VI: Riverside County Environmental Health
Conditions of Approval
Conditions of Approval for Plot Plan No. 2011-093 4 of 64
Section I:
Conditions Applicable to all
Departments
Conditions of Approval for Plot Plan No. 2011-093 5 of 64
General Conditions
3. Definitions. The words identified in the following list that appear in all capitals
in the attached conditions of Plot Plan No. 2011-093 shall be henceforth
defined as follows:
APPROVED EXHIBIT A = Site Plan for Plot Plan No. 23180, Exhibit A,
dated 7/29/08.
APPROVED EXHIBIT B = Elevations for Plot Plan No. 23180, Exhibits B
(sheets 1-4), dated 7/29/08.
APPROVED EXHIBIT C = Floor plans for Plot Plan No. 23180, Exhibit C
(sheets 1-4), dated 7/29/08.
APPROVED EXHIBIT L = Conceptual Landscape Plan for Plot Plan No.
23180, Exhibit L (sheets 1-2), dated 7/29/08.
APPROVED EXHIBIT M = Materials and Color Board for Plot Plan No.
23180, Exhibit M, Amended No. 1, dated 7/29/08.
4. Ninety (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 may identify and
fund mitigation measures under CEQA through development impact
fees. Such fees may include but are not limited to processing fees for the costs
of providing planning services when development entitlement applications are
submitted, which fees are designed to cover the full cost of such services, and
development impact fees to mitigate the impact of the development proposed
on public improvements. To the extent that Menifee may develop future
financing districts to cover the costs of maintenance of improvements
constructed by development, Developer agrees to petition for formation of,
annexation to or inclusion in any such financing district and to pay the cost of
such formation, annexation or inclusion.
The developer acknowledges it is on notice of the current development fees
and understands that such fees will apply at the levels in effect at the time the
fee condition must be met as specified herein.
6. Mitigation Monitoring and Reporting Plan. The developer shall comply with
the mitigation monitoring and reporting plan (“MMRP”) which is attached and
incorporated as part of these conditions of approval.
Conditions of Approval for Plot Plan No. 2011-093 6 of 64
7. Revocation. In the event the use hereby permitted under this permit, a) is
found to be in violation of the terms and conditions of this permit, b) is found to
have been obtained by fraud or perjured testimony, or c) is found to be
detrimental to the public health, safety or general welfare, or is a public
nuisance, this permit shall be subject to the revocation procedures.
8. 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.
9. Expiration. This approval shall be used by April 24, 2022. By use is meant
the completion of construction of the project pursuant to Ordinance No. 348,
Section 18.30 (i) (City of Menifee Ordinance No. 2016-191). No additional
extensions are available.
10. Modifications or Revisions. The permittee shall obtain City approval for any
modifications or revisions to the approval of this project.
Conditions of Approval for Plot Plan No. 2011-093 7 of 64
Section II:
Community Development
Department
Conditions of Approval
Conditions of Approval for Plot Plan No. 2011-093 8 of 64
General Conditions
1. Comply with Ordinances. The development of these premises shall comply with
the standards of Riverside County Ordinance No. 348 (hereinafter Ordinance No.
348), as adopted by the City of Menifee, City of Menifee Municipal Code and all
other applicable ordinances and State and Federal codes and regulations.
The development of the premises shall conform substantially with that as shown
on APPROVED EXHIBIT A, B, C, L and M unless otherwise amended by these
conditions of approval.
2. Specific Plan Compliance. The project shall conform to the Menifee North Specific
Plan Zone as subsequently amended.
3. Phases. Construction of this project may be done progressively in phases
provided a plan is submitted with appropriate fees to the Community Development
Department and approved prior to issuance of any building permits.
4. Parking. Based on the Ordinance 348, Section 18.12, parking for the Motte
Industrial Park is calculated per the Table 1, below. The minimum number of
required parking spaces for the proposed Motte Industrial Park is one hundred and
ninety seven (195).
There are a total of two hundred and sixty four (264) parking spaces provided,
including two (2) parking space for persons with disabilities.
Table 1
Use Ratio Required Provided
Industrial uses –
“uncommitted to
any type of use”
1 space / 500 sq. ft.
97,384 sq. ft. x
1 space / 500
sq. ft. = 194.77
264
Accessible spaces 7 8
A minimum of two hundred and sixty four (264) parking spaces shall be provided
as shown on the APPROVED EXHIBIT A, unless otherwise approved by the
Community Development Department and/or Planning Commission. The parking
area shall be surfaced with asphaltic concrete, concrete, or porous paving, to
current standards as approved by the Department of Building and Safety.
ADA Parking Spaces:
A minimum of eight (8) 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
Conditions of Approval for Plot Plan No. 2011-093 9 of 64
of the parking space at a minimum height of eighty (80) inches from the bottom of
the sign to the parking space finished grade, or centered at a minimum height of
thirty-six (36) inches from the parking space finished grade, ground, or sidewalk.
A sign shall also be posted in a conspicuous place, at each entrance to the off-
street parking facility, not less than seventeen (17) inches by twenty-two (22)
inches, clearly and conspicuously stating the following:
"Unauthorized vehicles not displaying distinguishing placards or license plates
issued for physically handicapped persons may be towed away at owner's
expense. Towed vehicles may be reclaimed at ___ or by telephoning ___."
In addition to the above requirements, the surface of each parking space shall have
a surface identification sign duplicating the symbol of accessibility in blue paint of
at least three (3) square feet in size.
Bicycle Racks:
A total Bicycle racks or lockers with a minimum of eight (8) spaces (194.77 required
parking spaces * 1 bicycle space / 25 parking spaces = 7.79 bicycle spaces) shall
be provided to facilitate bicycle access to the project area. The bicycle racks shall
be shown on project landscaping and improvement plans submitted for Community
Development Department approval, and shall be installed in accordance with those
plans. Bicycle rack designs that employ a theme are highly encouraged.
Loading Areas. Four (4) loading space is required as shown on Approved
EXHIBIT A. Loading and/or unloading of goods/supplies shall occur in designated
loading areas as shown on EXHIBIT A only. No loading or unloading is allowed in
front of the stores or within drive aisles. Loading areas shall be kept free of debris
and clean throughout the life of this plot plan.
Electric Vehicle (EV) Charging Spaces. A minimum of thirteen (13) electric
vehicle charging spaces (6% of the total parking required) shall be designated on
the building permit construction plans and electrical conduit must be installed from
the main electrical panel to the location of the future EV chargers pursuant to the
2016 California Green Code, or as required by any subsequent revision to the
California Building Code.
5. Outside Lighting. Any outside lighting shall be hooded and directed so as not to
shine directly upon adjoining property or public rights-of-way.
6. Colors and Materials. Building colors and materials shall be in substantial
conformance with those shown on APPROVED EXHIBIT M.
7. Property Maintenance. The site shall be maintained in a graffiti-free state at all
times. Existing graffiti located on the site shall be removed within 48 hours at the
expense of the property owner.
8. Land Division Required. Prior to the sale of any individual structure as shown on
APPROVED EXHIBIT A, a land division shall be recorded in accordance with
Riverside County Ordinance No. 460 (hereinafter Ordinance No. 460), and any
other pertinent ordinance.
Conditions of Approval for Plot Plan No. 2011-093 10 of 64
9. No Second Floor. No tenant improvement permit, or any other building permit,
shall be granted for any second story, second floor, mezzanine, or interior balcony
unless a plot plan, conditional use permit, public use permit, substantial
conformance or a revised permit is approved by the Community Development
Department pursuant to Section 18.12 of Ordinance No. 348 in order to assure
adequate parking remains within the property. Only a one story building was
approved as part of this permit and reviewed for parking standards.
10. 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.
11. No Signs. No signs are approved pursuant to this project approval. Prior to the
installation of any on-site advertising or directional signs, a signing plan shall be
submitted to and approved by the Community Development Department pursuant
to the requirements of Section 18.30 (Community Development Department
review only) of Ordinance No. 348.
12. Reclaimed Water. The permit holder shall install purple pipes and connect to a
reclaimed water supply for landscape watering purposes when secondary or
reclaimed water is made available to the site.
13. No Permanent Occupancy. No permanent occupancy shall be permitted within
the property approved under this plot plan as a principal place of residence. No
person, shall use the premises as a permanent mailing address nor be entitled to
vote using an address within the premises as a place of residence.
14. Exterior Noise Levels. Exterior noise levels produced by any use allowed under
this permit, including, but not limited to, any outdoor public address system, shall
not exceed 75 db(A), 10-minute LEQ as measured at the project boundaries. In
the event noise exceeds this standard, the permittee or the permittee's successor-
in-interest shall take the necessary steps to remedy the situation, which may
include discontinued operation of the facilities.
15. Completion of Conditions Prior to Operations. Pursuant to Section 18.2(a) of
Ordinance No. 348, the proposed use approved under Plot Plan No. 2011-093
shall be not be established or operated until all required conditions (e.g., road
pavement, landscaping installation, building improvements, etc.) of this Plot Plan
have been completed to the satisfaction of the City.
16. Hours of Construction. Pursuant to Menifee Municipal Code Section 8.01.010,
any construction within the city located within one-fourth mile from an occupied
residence shall be permitted Monday through Saturday, except nationally
recognized holidays, 6:30 a.m. to 7:00 p.m. There shall be no construction
permitted on Sunday or nationally recognized holidays unless approval is obtained
from the City Building Official or City Engineer.
17. 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
Conditions of Approval for Plot Plan No. 2011-093 11 of 64
(Fugitive Dust); and Rule 1186 / 1186.1 (Street Sweepers). The specific Rule 403
regulatory requirements that are applicable to the project are as follows:
All clearing, grading, earth-moving, or excavation activities shall cease
when winds exceed 25 mph per SCAQMD guidelines in order to limit
fugitive dust emissions.
The contractor shall ensure that all disturbed unpaved roads and disturbed
areas within the project are watered at least three times daily during dry
weather. 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%.
18. 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.
19. Best Management Practices to Minimize Emissions. The following best
management practices will be implemented on the proposed project minimize
emissions.
a. Individual truck idling in excess of five consecutive minutes will be prohibited,
unless allowed under Title 13 of the California Code of Regulations §2485
(CARB’s Airborne Toxic Control Measure to Limit Diesel-Fueled Commercial
Motor Vehicle Idling).
b. Suspend the use of all construction equipment during first-stage smog alerts.
c. Electricity or alternative fuels for on-site mobile equipment will be used instead
of diesel equipment to the extent feasible.
d. Electric equipment will be used to avoid emissions from gas or diesel
equipment in portions of the project site where electricity is available.
e. Diesel-power construction equipment shall use low-sulfur diesel fuel, as
defined in SCAQMD Rule 431.2.
f. Water will be used during construction activities to control fugitive dust.
g. Suspend any excavating and grading operations when wind speeds (as
instantaneous gusts) exceed 25 miles per hour.
h. Minimize disturbed areas during construction.
i. Post and enforce speed limits to reduce airborne fugitive dust from vehicular
traffic during construction.
j. Ensure that all construction equipment is properly tuned and maintained prior
to and for the duration of construction.
Conditions of Approval for Plot Plan No. 2011-093 12 of 64
k. Portable engines and portable engine-driven equipment units used at the
project work site, with the exception of on-road and off-road motor vehicles,
require CARB Portable Equipment Registration or a SCAQMD permit.
l. Provide adequate ingress and egress to minimize vehicle idling and traffic
congestion.
m. Utilize innovative Energy-Efficient Technologies or measures exceeding Title
24 energy efficiency standards.
20. Greenhouse Gases:
a. Energy Efficiency. The project is required to incorporate enhanced energy
efficiency standards to minimize energy consumption and compliance with
Measure XVI. The project must exceed 2005 Title 24 Building Energy
Efficiency minimum requirements by a minimum of 14% or meet/exceed 2008
Title 24 minimum requirements.
b. Low or Non-VOC Paints. Only low- and non-VOC containing paints, sealants,
adhesives and solvents shall be utilized in the construction of this project.
21. No Outdoor Storage. No outdoor storage is allowed within or upon the site. No
storage lockers, sheds, metal container bins, or metal shipping containers will be
allowed to be stored outside the building unless first reviewed and approved by the
Community Development Department.
22. Prohibited Uses. The project is located within Zone E of the March Airport Base
Compatibility Area. Therefore, the following uses shall be prohibited:
a) Any use which would direct a steady light or flashing light of red, white,
green, or amber colors associated with airport operations toward an
aircraft engaged in an initial straight climb following takeoff or toward
an aircraft engaged in a straight final approach toward a landing at an
airport, other than an FAA-approved navigational signal light or visual
approach slope indicator.
b) Any use which would cause sunlight to be reflected towards an aircraft
engaged in an initial straight climb following takeoff or towards an
aircraft engaged in a straight final approach towards a landing at an
airport.
c) Any use which would generate smoke or water vapor or which would
attract large concentrations of birds, or which may otherwise affect safe
air navigation within the area.
d) Any use which would generate electrical interferences that may be
detrimental to the operation of aircraft and/or aircraft instrumentation.
23. Airport Notice. The project site is within Zone E of the March Air Reserve Base
Compatibility Area. The developer shall provide a notice to all potential purchasers
and tenants of the property that the project is within the vicinity of an airport.
24. Electrical Hook-ups. Electrical hook-ups for refrigerated trailers shall be provided.
The intent of this condition is to provide electrical hook-ups for refrigerated trailers
that will be parked at the facility for more than fifteen (15) minutes. The use of truck
Conditions of Approval for Plot Plan No. 2011-093 13 of 64
engines or auxiliary power units to power refrigerated trailers for extended periods
of time is not allowed.
25. No Idling. To reduce diesel truck emissions, the project has been conditioned to
install signs in loading areas stating “The driver of a diesel-fueled motor vehicle
with a gross vehicle weight rating (GVWR) greater than 10,000 pounds is
prohibited from idling the vehicle's primary engine for more than five (5) minutes at
any location and may not operate a diesel fueled auxiliary power system (APS) for
more than five (5) minutes at any location within 100 feet of a restricted area
(residences). Electrical connections have been provided for your use. The
minimum penalty for an idling violation is $300.00. To report a violation please
contact 1800-END-SMOG".
GEOLOGY
26. Geologic Report 2101. The project shall comply with County Geologic Report
(GEO) No. 2101, submitted for this project (PP23180 & PM35846), was prepared
by EnGEN Corporation and is entitled: "Geotechnical/Geological Engineering
Study, Motte Industrial - Assessor's Parcel Number: 331-150-037, Antelope Road
and Ethanac Road, Romoland Area, Riverside County, California, Project Number:
M3643-GS" dated June 27, 2007. In addition, EnGEN submitted the following
report:
"Response to Review Comments, GEO #2101, Motte Industrial - Assessor's Parcel
Number: 331-150-037, Antelope Road and Ethanac Road, Romoland Area,
Riverside County, California, Project Number: M3643-CS" dated November 6,
2008.
This additional report is now included as part of GEO No. 2101.
GEO No. 2101 concluded:
1.Based on review of published literature, site mapping and aerial photo
review, there is no evidence of active faulting crossing or trending toward this
site. Therefore there is a low potential for this site to be affected by surface
fault rupture.
2.Due to the depth to groundwater and the relative high densities of the soils
encountered beneath this site, there is a low potential for this site to be affected
by seismically induced liquefaction.
3.Except for the potential for this site to be affected by strong seismic shaking,
there is a low potential for this site to be affected by other secondary seismic
hazards such as seiche/tsunami, seismically induced settlement, seismically
induced flooding or seismically induced landsliding or rockfall.
GEO No. 2100 recommended:
1.Due to the potential for this site to be affected by strong seismic shaking, any
proposed construction should be designed in accordance with all applicable
Conditions of Approval for Plot Plan No. 2011-093 14 of 64
seismic design provisions of the recently adopted California Building Code
(CBC 2007).
2.Due to the relatively low density surficial soils present on this site, all loose
surficial soils should be removed to a depth sufficient to expose material
exhibiting an in-place relative compaction of at least 85% as determined by
ASTM D 1557-02. It is estimated that these removals will be about 3 feet below
existing grade.
3.Prior to placing any fills, the approved removal bottoms should be scarified
to a depth of 12 inches, brought to near optimum moisture content and
compacted to a minimum of 90% of the maximum dry density as determined
by ASTM D 1557-02.
4.The removed surficial soils may be used as fill soil provided they are cleaned
of any organics or other deleterious materials. All fill soils should be spread in
lifts not to exceed 10 inches in compacted thickness, brought to near optimum
moisture content and compacted to a minimum of 90% of the maximum dry
density as determined by ASTM D 1557-02 and verified by field density testing.
5.Upon completion of the grading, the building pad soils should be tested for
expansion potential and the foundation design parameters should be based on
the results of that testing.
GEO No. 2101 satisfies the requirement for a Geologic Study for Planning / CEQA
purposes. GEO No. 2101 is hereby accepted for Planning purposes. This approval
is not intended, and should not be misconstrued as approval for grading permit.
Engineering and other building code parameters will be reviewed and additional
comments and/or conditions may be imposed by the Building and Safety
Department upon application for grading and/or building permits.
ARCHEOLOGY
27. 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 24 hours. Subsequently, the Native American Heritage
Commission shall identify the "most likely descendant" within 48 hours. 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.
28. Inadvertent Archeological Find. If during ground disturbance activities, unique
cultural resources are discovered that were not assessed by the archaeological
Conditions of Approval for Plot Plan No. 2011-093 15 of 64
report(s) and/or environmental assessment conducted prior to project approval,
the following procedures shall be followed. Unique cultural resources are defined,
for this condition only, as being multiple artifacts in close association with each
other, but may include fewer artifacts if the area of the find is determined to be of
significance due to its sacred or cultural importance as determined in consultation
with the Native American Tribe(s).
i. All ground disturbance activities within 100 feet of the discovered cultural
resources shall be halted until a meeting is convened between the developer,
the archaeologist, the tribal representative(s) and the Community
Development Director to discuss the significance of the find.
ii. At the meeting, the significance of the discoveries shall be discussed and after
consultation with the tribal representative(s) and the archaeologist, a decision
shall be made, with the concurrence of the Community Development Director,
as to the appropriate mitigation (documentation, recovery, avoidance, etc.) for
the cultural resources.
iii. Grading of further ground disturbance shall not resume within the area of the
discovery until an agreement has been reached by all parties as to the
appropriate mitigation.
iv. Treatment and avoidance of the newly discovered resources shall be
consistent with the Cultural Resources Treatment and Monitoring Agreements
entered into with the appropriate tribes. This may include avoidance of the
cultural resources through project design, in-place preservation of cultural
resources located in native soils and/or re-burial on the Project property so
they are not subject to further disturbance in perpetuity.
v. Pursuant to Calif. Pub. Res. Code § 21083.2(b) avoidance is the preferred
method of preservation for archaeological resources and cultural resources. If
the landowner and the Tribe(s) cannot agree on the significance or the
mitigation for the archaeological or cultural resources, these issues will be
presented to the City Community Development Director for decision. The City
Community Development Director shall make the determination based on the
provisions of the California Environmental Quality Act with respect to
archaeological resources, recommendations of the project archeologist and
shall take into account the cultural and religious principles and practices of the
Tribe. Notwithstanding any other rights available under the law, the decision of
the City Community Development Director shall be appealable to the City
Planning Commission and/or City Council.”
29. 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).
30. 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
Conditions of Approval for Plot Plan No. 2011-093 16 of 64
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.
LANDSCAPING
31. 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).
32. Viable Landscaping. All plant materials within landscaped areas shall be
maintained in a viable growth condition throughout the life of this plot plan. To
ensure that this occurs, the Community Development Department shall require
inspections prior to final inspection and at six month and twelve month intervals.
33. 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.
34. 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.
35. Maintenance of Landscaping. 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
equivalent mechanism as determined by the City of Menifee
FEES
36. Processing Fees for 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.
Conditions of Approval for Plot Plan No. 2011-093 17 of 64
Prior to Issuance of Grading Permit
37. Precise Grading Plan Review. The Community Development Department shall
review the precise grading plan for consistency with the approved site plan and
conceptual grading plan (Approved Exhibit A) and the conditions of approval.
38. 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.
39. Fugitive Dust Control. The project developer shall implement fugitive dust control
measures in accordance with Southern California Air Quality Management District
(SCAQMD) Rule 403. The project developer shall include in construction contracts
the control measures required under Rule 403 at the time of development,
including the following:
a. The construction area and vicinity (500-foot radius) must be swept
(preferably with water 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
construction areas shall be wetted at least twice daily during
construction, and temporary dust covers shall be used to reduce dust
emissions and meet SCAQMD District Rule 403. Wetting could reduce
fugitive dust by as much as 50%.
b. Water active grading sites and unpaved surfaces at least 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;
Conditions of Approval for Plot Plan No. 2011-093 18 of 64
j. Install wind breaks at the windward sides of construction areas;
k. Operations on any unpaved surfaces must be suspended when winds
exceed 25 mph;
l. Suspend grading activity when winds (instantaneous gusts) exceed 15
miles per hour over a 30-minute period or more, so as to prevent
excessive amounts of dust;
m. All haul trucks must have a capacity of no less than twelve and three-
quarter (12.75) cubic yards;
n. All loads shall be secured by trimming, watering or other appropriate
means to prevent spillage and dust;
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.
40. Charging Spaces. A minimum of thirteen (13) electric vehicle charging spaces
shall be designated on the site plans and/or precise grading plans and electrical
conduit shall be shown as to be installed from the main electrical panel to the
location of the future EV chargers pursuant to the 2016 California Green Code, or
as required by any subsequent revision to the California Building Code.
41. Paleontologist Required. This site is mapped as having a high potential for
paleontological resources (fossils) at shallow depth. Therefore, PRIOR TO
ISSUANCE OF GRADING PERMITS:
The permittee shall retain a qualified paleontologist approved by the City of
Menifee to create and implement a project-specific plan for monitoring site
grading/earthmoving activities (project paleontologist).
Conditions of Approval for Plot Plan No. 2011-093 19 of 64
The project paleontologist retained shall review the approved development plan
and shall conduct any pre-construction work necessary to render appropriate
monitoring and mitigation requirements as appropriate. These requirements shall
be documented by the project paleontologist in a Paleontological Resource Impact
Mitigation Program (PRIMP). This PRIMP shall be submitted to the Community
Development Department for review and approval prior to issuance of a Grading
Permit.
Information to be contained in the PRIMP, at a minimum and in addition to other
industry standard and Society of Vertebrate Paleontology standards, are as
follows:
A. The project paleontologist shall participate in a pre-construction project meeting
with development staff and construction operations to ensure an understanding of
any mitigation measures required during construction, as applicable.
B. Paleontological monitoring of earthmoving activities will be conducted on an as-
needed basis by the project paleontologist during all earthmoving activities that
may expose sensitive strata. Earthmoving activities in areas of the project area
where previously undisturbed strata will be buried but not otherwise disturbed will
not be monitored. The project paleontologist or his/her assign will have the
authority to reduce monitoring once he/she determines the probability of
encountering fossils has dropped below an acceptable level.
C. If the project paleontologist finds fossil remains, earthmoving activities will be
diverted temporarily around the fossil site until the remains have been evaluated
and recovered. Earthmoving will be allowed to proceed through the site when the
project paleontologist determines the fossils have been recovered and/or the site
mitigated to the extent necessary.
D. If fossil remains are encountered by earthmoving activities when the project
paleontologist is not onsite, these activities will be diverted around the fossil site
and the project paleontologist called to the site immediately to recover the remains.
E. If fossil remains are encountered, fossiliferous rock will be recovered from the
fossil site and processed to allow for the recovery of smaller fossil remains. Test
samples may be recovered from other sampling sites in the rock unit if appropriate.
F. Any recovered fossil remains will be prepared to the point of identification and
identified to the lowest taxonomic level possible by knowledgeable paleontologists.
The remains then will be curated (assigned and labeled with museum* repository
fossil specimen numbers and corresponding fossil site numbers, as appropriate;
places in specimen trays and, if necessary, vials with completed specimen data
cards) and catalogued, an associated specimen data and corresponding geologic
and geographic site data will be archived (specimen and site numbers and
corresponding data entered into appropriate museum repository catalogs and
computerized data bases) at the museum repository by a laboratory technician.
The remains will then be accessioned into the museum* repository fossil collection,
where they will be permanently stored, maintained, and, along with associated
specimen and site data, made available for future study by qualified scientific
investigators.
Conditions of Approval for Plot Plan No. 2011-093 20 of 64
* 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.
BIOLOGICAL SURVEYS
42. 30-Day Burrowing Owl Pre-Construction Survey. Pursuant to Objectives 6 & 7
of the Species Account for the Burrowing Owl included in the Western Riverside
County 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 who holds a
Memorandum of Understanding with the County. The survey results shall be
provided in writing to the Environmental Programs Division. If the grading permit is
not obtained within 30 days of the survey, a new survey shall be required.
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.
Burrowing Owl relocation shall only be allowed to take place outside of the
burrowing owl nesting season (nesting season is March 1 through August 31) and
is required to be performed by a qualified biologist familiar with relocation methods.
The County Environmental Programs Department shall be consulted to determine
appropriate type of relocation (active or passive) and potential translocation sites.
Burrowing Owl Protection and Relocation Plans and Biological Monitoring Plans
are required to be reviewed and approved by the California Department of Fish
and Wildlife. If ground disturbance does not occur within 30-days of the survey,
then an update to the pre-construction survey will be required.
43. Nesting Bird Survey. To avoid impacting nesting birds, one of the following must
be implemented:
Conduct grading activities from September 1st through January 31st, when birds
are not likely to be nesting on the site; OR
Conduct pre-construction surveys for nesting birds if construction is to take place
during the nesting season (February 1 through August 31). A qualified wildlife
biologist shall conduct a pre-construction nest survey no more than 14 days prior
Conditions of Approval for Plot Plan No. 2011-093 21 of 64
to initiation of grading to provide confirmation of the presence or absence of active
nests on or immediately adjacent to the project site. If active nests are
encountered, species-specific measures shall be prepared by a qualified biologist
and implemented to prevent abandonment of the active nest. At a minimum,
grading in the vicinity of the nest shall be deferred until the young birds have
fledged. A minimum exclusion buffer of 100 feet shall be maintained during
construction, depending on the species and location. The perimeter of the nest-
setback zone shall be fenced or adequately demarcated with staked flagging at
20-foot intervals, and construction personnel and activities restricted from the area.
A survey report by the qualified biologist verifying that (1) no active nests are
present, or (2) that the young have fledged, shall be submitted to the City prior to
initiation of grading in the nest-setback zone. The qualified biologist shall serve as
a construction monitor during those periods when construction activities occur near
active nest areas to ensure that no inadvertent impacts on these nests occur. A
report of the findings prepared by a qualified biologist shall be submitted to the City
prior to ground disturbance and/or issuance of a grading permit.
FEES
44. Stephen’s Kangaroo Rat Fee. Prior to the issuance of a grading permit, the
applicant shall comply with the provisions of Riverside County Ordinance No. 663
(hereinafter Ordinance No. 663), which generally requires the payment of the
appropriate fee set forth in that ordinance. The amount of the fee required to be
paid may vary depending upon a variety of factors, including the type of
development application submitted and the applicability of any fee reduction or
exemption provisions contained in Ordinance No. 663. Said fee shall be calculated
on the approved development project which is anticipated to be 6.71 acres (gross)
in accordance with APPROVED EXHIBIT NO. A. If the development is
subsequently revised, this acreage amount may be modified in order to reflect the
revised development project acreage amount. In the event Ordinance No. 663 is
rescinded, this condition will no longer be applicable. However, should Ordinance
No. 663 be rescinded and superseded by a subsequent City mitigation fee
ordinance, payment of the appropriate fee set forth in that ordinance shall be
required.
45. Processing Fees. Prior to issuance of grading permits, the Community
Development shall determine if the deposit based fees for Plot Plan No. 2011-093
and all related cases are in a negative balance. If so, any outstanding fees shall
be paid by the applicant/developer.
Prior to Issuance of Building Permit
46. Building Plans. Prior to the issuance of a building permit, the permittee shall
submit building plans with the City of Menifee Building and Safety Department for
building permits. The building plans shall be in substantial conformance with
APPROVED EXHIBIT A, B, C, L, and M.
Building and Safety will require the following items:
Conditions of Approval for Plot Plan No. 2011-093 22 of 64
a. 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).
b. Five (5) sets of plan drawings shall be submitted along with two (2) copies
of structural and Title 24 Energy documentation.
c. 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.
d. All exterior lighting shall comply with Ordinance 2009-24, “Dark Sky
Ordinance”.
e. All exterior lighting shall fall within current commercial standards.
f. Separate plan submittal will be required to Riverside County Fire along with
a formal transmittal issued by Building and Safety.
g. Precise Grading Plan showing an accessible path to the main entrance
from the right-of-way.
h. Site plan showing van accessible parking, signage and path of travel to the
main entrance.
i. Plans for the installation of on-site sewer, gas and electric.
j. Plans signed by an appropriately registered structural engineer for the
permanent foundation system.
47. Dark Sky Ordinance. All street lights and other outdoor lighting shall be shown on
electrical plans submitted to the Department of Building and Safety and the
Community Development Department for plan check approval and shall comply
with the requirements of Menifee Municipal Code Chapter 6.01, the “Dark Sky
Ordinance”, and the General Plan.
48. Lighting Hooded. Any outside lighting shall be hooded and directed so as not to
shine directly upon adjoining property or public rights-of-way.
49. 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 open to public
view shall be decorative. The types of lighting fixtures used shall be subject to
Community Development Department approval.
All parking lot lights and other outdoor lighting shall be shown on electrical plans
submitted to the Department of Building and Safety for plan check approval and
shall comply with the requirements of the City of Menifee Municipal Code Chapter
6.01.
50. 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.
If building plans are proposed that alter the elevations as shown on APPROVED
EXHIBIT B a plot plan application pursuant to Ordinance No. 348, Section
18.30.a.(1), or subsequent City ordinance (Plot Plans not subject to the California
Environmental Quality Act and not subject to review by any governmental agency
other than the Community Development Department), along with the current fee
shall be submitted to the Community Development Department for review and
approval. If substantial modifications are proposed to the elevations, the
Conditions of Approval for Plot Plan No. 2011-093 23 of 64
Community Development Director may determine that Planning Commission
review and approval is required.
51. Tower Elements and Parapets. Tower elements shall include four
architecturally enhanced sides or be wrapped (with the same architectural
enhancement shown on the front of the tower) to appear four-sided from
public view. Sides and backs of parapets open to public view shall be
treated/painted in the same manner as the front of the parapet. Colors of
all buildings shall be in substantial compliance with APPROVED EXHIBIT
M.
52. Roof Mounted Equipment Plans. Roof-mounted equipment shall be shielded
from ground view. All building plans shall show all roof-mounted equipment and
methods for screening and shall be submitted to the Community Development
Department for review and approval prior to building permit issuance. Screening
material shall be subject to Community Development Department approval.
Community Development Department staff will verify that all roof-mounted
equipment has been screened in compliance with the approved plans prior to final
occupancy.
53. Floor Plans. Floor plans shall be in substantial conformance with that shown on
APPROVED EXHIBIT C.
54. Screening of Accessory Structures. Screening of trash receptacles within
trellised enclosures and 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.
55. 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 provides 360-degree coverage on
the outside of the buildings and 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 buildings or other
place acceptable to the Sheriff’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.
In addition, the trash enclosure shall be properly secured and have a lock as well
as a covering to keep unauthorized persons from entering the dumpster area to
dig through the trash.
The Sheriff’s Department shall verify that the security system and trash enclosure
requirements has been installed prior to final occupancy.
LANDSCAPING
Conditions of Approval for Plot Plan No. 2011-093 24 of 64
56. Landscaping Plan. The developer shall submit three (3) sets of Final Landscaping
and Irrigation Plans to the Community Development Department for review and
approval. Said plan shall be submitted to the Department in the form of a plot plan
application pursuant to Ordinance No. 348, Section 18.30.a.(1) (Plot Plans not
subject to the California Environmental Quality Act and not subject to review by
any governmental agency other than the Community Development Department)
and Menifee Municipal Code Section 9.86, along with the current fee.
The plan shall be in compliance with APPROVED EXHIBIT L, Menifee Municipal
Code Chapter 9.86 and 15.04, and the conditions of approval. The plan shall show
all common open space areas. The plan shall address all areas and conditions of
the project requiring landscaping and irrigation to be installed including, but not
limited to, (slope planting, common area and/or park landscaping). The plan shall
show all common open space areas. Emphasis shall be placed on using plant
species that are drought tolerant and which have low water usage. Landscaping
and Irrigation Plot Plans shall be prepared consistent with Menifee Municipal Code
Chapter 9.86 and 15.04 (as adopted and any amendments thereto), the Riverside
County Guide to California Landscaping, Eastern Municipal Water District
requirements and Ordinance No. 348, Section 18.12 or subsequent City
Ordinance.
Landscaping plans for areas that are totally within the road right-of-way shall be
submitted to the Engineer Department only. Additional trees may be required
within the parkway beyond what is shown on the conceptual plan. Slope
Landscaping plans for slopes exceeding 3 feet in height shall be submitted to the
Engineering Department.
The irrigation plan shall be in compliance with Section 18.12 of Ordinance No. 348
or subsequent City ordinance, 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.
The location, number, genus, species, and container size of plants shall be shown.
Plans shall meet all applicable requirements of Menifee Municipal Code Chapter
9.86 and 15.04 (as adopted and any amendments thereto), the Riverside County
Guide to California Friendly Landscaping, Eastern Municipal Water District
requirements and Ordinance No. 348, Sections 18.12, and 19.300 through 19.304
or subsequent City ordinance and as specified herein. The irrigation plan shall
include a smart controller capable of adjusting watering schedule based on
weather data. In addition, the plan will incorporate the use of in-line check valves,
or sprinkler heads containing check valves to prohibit low head drainage.
Curb and Walkway on End Stall Planters. A six inch high curb with a twelve (12)
inch wide walkway shall be constructed along planters on end stalls adjacent to
automobile parking areas. Public parking areas shall be designed with permanent
Conditions of Approval for Plot Plan No. 2011-093 25 of 64
curb, bumper, or wheel stop or similar device so that a parked vehicle does not
overhang required sidewalks, planters, or landscaped areas.
Vines. Vines shall be provided as specified on APPROVED EXHIBIT L and all
non-opening sides of the trash enclosures.
Sign Landscaping. Landscaping shall be installed around the base of any
proposed monument signage.
Trees Adjacent to Building. To comply with Menifee Municipal Code Section
9.86.050(D), building-adjacent trees or trees set in planting diamond wells located
at the front of the adjacent parking stalls shall be provided along the east face of
Building A. These trees shall be planted at a rate of one tree per 30 linear feet of
the building face. Tree clusters may be used to satisfy this requirement.
Interior Property Boundary. To comply with Menifee Municipal Code Section
9.86.050(M), perimeter trees shall be provided along at a rate of one tree per 30
linear feet of the building face. Tree clusters may be used to satisfy this
requirement.
Break Area The final landscaping and irrigation plans shall modify the location and
design of the break areas from what is shown on APPROVED EXHIBIT L. The
break areas shall be moved adjacent to landscape planters so that they can benefit
from shade trees. A minimum of two (2) shade trees shall be provided adjacent to
break areas.
Crime Prevention through Environmental Design Guidelines. All plants,
landscaping and foliage shall fall within current CPTED (Crime Prevention through
Environmental Design) guidelines.
Interim Landscaping. Graded but undeveloped land included within this project
site 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).
Walls and Fencing. The landscaping plan shall show the location of all walls and
fencing. All retaining walls shall be constructed of split-faced block (where open
to public view) and masonry cap at minimum. All block walls, non-crib type walls,
retaining walls, and the entry monuments, where applicable, shall be treated with
an anti-graffiti coating.
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 Inspection, Installation Inspection, Six
Month and One Year Landscape Inspections. The amount of hours for the Six
Month and One Year Landscape Inspections will be determined by the Community
Development Department's Landscape personnel prior to approval of the requisite
Minor Plot Plan for Planting and Irrigation.
Conditions of Approval for Plot Plan No. 2011-093 26 of 64
58. Specimen Trees. Landscaping plans shall incorporate the use of specimen (24"
box or greater) canopy trees along streets and within the parking areas. All trees
and shrubs shall be drawn to reflect the average specimen size at 15 years of age.
All trees shall be double-staked and secured with non-wire ties.
59. Performance Securities. Performance securities, in amounts to be determined
by the Community Development Department to guarantee the installation of
plantings, irrigation system, walls and/or fences, in accordance with the approved
plan, shall be filed with the Community Development Department. 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.
FEES:
60. Fees. Prior to issuance of building permits, the Community Development
Department shall determine if the deposit based fees for project are in a negative
balance. If so, any outstanding fees shall be paid by the applicant/developer.
61. Perris Union School District. Impacts to the Perris Union High School District
shall be mitigated in accordance with California State law.
62. Romoland School District. Impacts to the Romoland School District shall be
mitigated in accordance with California State law. The applicant shall be required
to pay school impact mitigation fees or fund school site acquisition and /or facility
construction with proceeds from the Mello-Roos Community Facilities District.
Community Facilities District (CFD) 91-1 has been formed which covers the entire
Romoland School district. The CFD Report specifies the amounts of school fees
to be paid, provides a method of tax apportionment and establishes the maximum
amount of bonds to be sold. The project applicants have agreed to comply with the
terms of the Resolution of Formation of the CFD.
Prior to Final Inspection
63. Roof Mounted Equipment. Prior to final occupancy, Community Development
Department staff will verify that all roof-mounted equipment has been screened in
compliance with the approved plans.
64. Loading Spaces. A minimum of four (4) loading spaces shall be provided in
accordance with Section 18.12.a.(2)f(3).b. of Ordinance 348, and as shown on
APPROVED EXHIBIT A. The loading spaces shall be surfaced with six (6) inches
of concrete over a suitable base and shall not be less than 10 feet wide by 35 feet
long, with 14 feet vertical clearance.
65. Bicycle Racks. Bicycle racks with a minimum of eight (8) spaces shall be provided
in convenient locations to facilitate bicycle access to the project area. The bicycle
racks shall be shown on project landscaping and improvement plans submitted for
Conditions of Approval for Plot Plan No. 2011-093 27 of 64
Community Development Department approval, and shall be installed in
accordance with those plans.
66. Phasing. If the project has been phased, all facilities meant to serve the current
phase of development shall be installed in a usable condition. Project landscaping
may not all be deferred until the final phase.
67. Condition Compliance. The Community Development Department shall verify
that the Development Standards of this approval and all other preceding conditions
have been complied with prior to any use allowed by this permit.
68. Security Systems. The Riverside County Sheriff Department and/or Community
Development Department shall verify that the security system has been installed
and the trash enclosure has been property secured in compliance with the
Riverside County Sherriff Department’s requirements prior to final occupancy.
69. Elevations. Elevations of all buildings and structures shall be in substantial
conformance with the elevations shown on APPROVED EXHIBIT B.
70. Roof Mounted Equipment. Prior to final occupancy, Community Development
staff will verify that all roof-mounted equipment has been screened in compliance
with the approved plans.
71. Lighting. Exterior lighting shall be consistent with the approved building plans.
72. Walls. All retaining walls shall be constructed of split-faced block (where open to
public view) and masonry cap at minimum. All block walls, non-crib type walls,
retaining walls, and the entry monuments, where applicable, shall be treated with
an anti-graffiti coating.
73. 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.
74. 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. Community Development Department 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.
ARCHEOLOGY/PALEONTOLOGY
75. Archeology Report - Phase III and IV. If an advertent archeological discovery is
made, prior to final inspection of the first building permit associated with each
phase of grading, the developer/permit holder shall prompt the Project
Archeologist to submit two (2) copies of the Phase III Data Recovery report and
Conditions of Approval for Plot Plan No. 2011-093 28 of 64
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.
76. Paleontological Monitoring Report. Prior to final inspection, the permittee shall
submit to the Community Development Department, two (2) copies of the
Paleontology Monitoring Report. The report shall be certified by a professional
paleontologist listed Riverside County’s Paleontology Consultant List. A deposit
for the review of the report will be required.
LANDSCAPING
77. 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?”
78. Landscape 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.
79. Landscape Installation. All required landscape planting and irrigation, including
but not limited to onsite, shall have been installed in accordance with approved
Landscaping, Irrigation, and Shading Plans, Menifee Municipal Code Chapter
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.
80. 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
Conditions of Approval for Plot Plan No. 2011-093 29 of 64
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
81. Development Impact Fees (DIFs). 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.
82. Open Space Fee. Prior to the issuance of a certificate of occupancy, or upon
building permit final inspection prior to use or occupancy for cases without final
inspection or certificate of occupancy (such as an SMP), whichever comes first,
the applicant shall comply with the provisions of Riverside County Ordinance No.
810 (hereinafter Ordinance No. 810), which requires the payment of the
appropriate fee set forth in the Ordinance.
The amount of the fee will be based on the "Project Area" as defined in the
Ordinance and the aforementioned Condition of Approval.
The Project Area for Plot Plan No. 2011-093 is calculated to be 6.50 net acres.
In the event Ordinance No. 810 is rescinded, this condition will no longer be
applicable. However, should Ordinance No. 810 be rescinded and superseded by
a subsequent mitigation fee ordinance, payment of the appropriate fee set forth in
that ordinance shall be required.
83. Fees. Prior to issuance of occupancy/final inspections, the Community
Development Department shall determine if the deposit based fees for project are
in a negative balance. If so, any outstanding fees shall be paid by the
applicant/developer.
Conditions of Approval for Plot Plan No. 2011-093 30 of 64
Section III:
Engineering/Transportation/
Grading Conditions of Approval
Conditions of Approval for Plot Plan No. 2011-093 31 of 64
The following are the Public Works Engineering Department Conditions of Approval for
this development, 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 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 CONDITIONS:
84. General Grading Conditions - All grading shall conform to the latest edition of
the California Building Code, City General Plan, City ordinances and all other
relevant laws, rules and regulations governing grading in the City. A grading permit
prior to clearing, grubbing, or any top soil disturbances related to construction
grading is required: Operators of construction projects are required to comply with
the National Pollutant Discharge Elimination System (NPDES) Construction Permit
from the State Water Resources Control Board (SWRCB). The Construction
Permit requirement applies to this project and the applicant may obtain compliance
by electronically submitting a Notice of Intent (NOI) and monitoring plan for the
construction site. For additional information and to obtain a copy of the NPDES
state construction permit, contact SWRCB.
85. Erosion Control - Graded but undeveloped land shall provide, in addition to
erosion control planting, any drainage facilities deemed necessary to control or
prevent erosion. Erosion and sediment control BMPs are required year round in
compliance with the State Water Resources Control Board (SWRCB) General
Construction Permit. 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 the City for review. Landscape plans, required for manufactured
slopes greater than 3 feet in vertical height, are to be signed by a registered
landscape architect and bonded per the requirements of City ordinances.
86. Dust Control - During the actual grading, all necessary measures to control dust
shall be implemented by the applicant in accordance with AQMD requirements. A
watering device shall be present and in use at the project site during all grading
operations.
87. Slope Setbacks - Observe slope setbacks per Section 2907, figure 29-1 Section
7011, and figure 70-1 of the California Building Code.
88. General Introduction - Improvements such as grading, filling, over excavation
and recompaction, and base or paving which require a grading permit are subject
to the included City Grading conditions of approval.
89. Grading Permit for Clearing and Grubbing - City ordinances requires a grading
permit prior to clearing, grubbing, or any top soil disturbances related to
construction grading.
Conditions of Approval for Plot Plan No. 2011-093 32 of 64
90. 2:1 Maximum Slope - Graded slopes shall be limited to a maximum steepness
ratio of 2:1 (horizontal to vertical) unless otherwise approved.
91. Paving Inspections - The applicant/applicant shall be responsible for obtaining
the paving inspections required by City ordinances.
92. Drainage Design Q100. All grading and drainage shall be designed in
accordance with these conditions of approval for this application. If not specifically
addressed in these conditions, drainage shall be designed to accommodate 100
year storm flows.
93. Retaining Walls. Lots which propose retaining walls will require separate permits.
They shall be obtained prior to the issuance of any other building permits - unless
otherwise approved by the Building and Safety Director, and the PW Director/City
Engineer. The walls shall be designed by a Registered Civil Engineer - unless they
conform to the County Standard Retaining Wall designs shown on the Building and
Safety Department form 284-197.
94. Lot to Lot Drainage Easement. A recorded easement is required for lot to lot
drainage.
95. Sewer Lines – All sewer line alignments shall be designed such that the manholes
are aligned with the center of lanes or on the lane line and in accordance with
Ordinances 460/461 and Eastern Municipal Water District standards.
96. Development Access - Both Driveways, North and south, will have full access at
the present time. Any of them or both may be subject to future restriction depending
upon Antelope Road Traffic.
97. Off-Site Parking. This project shall not have off-site parking on the street.
98. Traffic Signal Mitigation Program - The applicant shall participate in the Traffic
Signal Mitigation Program as approved by the City Council.
99. Driveways – The following designations shall describe the locations of the project
driveway access points:
North Driveway – on Antelope Road designated as the main
entrance
South Driveway – on Antelope Road designated as secondary
access.
These designations maybe revised as recommended by a traffic study that is
reviewed and approved by the Public Works Director/City Engineer.
Driveways shall be designed per City Standards, or per County of Riverside
standard 207A, as approved by the Public Work’s Director/City Engineer. The
sidewalk across the driveway approach shall be in the public right of way.
Additional Right of Way may need to be dedicated depending on the final
engineering design.
Conditions of Approval for Plot Plan No. 2011-093 33 of 64
100. Encroachment Permits – All work within City, State, or local agency right-
of-way shall require encroachment permits from the Public Works Department prior
to commencement of work.
101. Concrete Work – All concrete work including curbs, gutters, sidewalks, driveways,
cross gutters, catch basins, manholes, vaults, etc. shall be constructed with
concrete having a 28 day strength of 3,250 psi.
102. Assessment Districts - Should this project lie within the boundaries of any
assessment/benefit district, the applicant shall, prior to issuance of a building
permit, apply for the reapportionment of the assessments or pay the unit fees in
the benefit district unless said fees are deferred to building permit.
103. City Community Facilities District (CFD) No. 2015-2 (Services) – The project
shall annex into the City of Menifee Community Facilities (Services) District CFD
2015-1 currently in formation. CFD 2015-1 is the equivalent City of Menifee
maintenance entity that shall be responsible for the maintenance of public
improvements or facilities that benefit this development, and dedicated to the City
for CFD maintenance. These shall include but not limited to, public landscaping,
streetlights, traffic signals, street sweeping and maintenance, drainage facilities,
water quality facilities and other public improvements or facilities as approved by
the Public Works Director/City Engineer. The developer/property owner shall be
responsible for all cost associated with the annexation of the proposed
development into CFD 2015-1.
104. Design Criteria:
a. On-Site Parking – Parking stalls and driveways shall not have grade
breaks exceeding 4%. A 50’ minimum vertical curve shall be provided where
grade breaks exceed 4%. 5% grade is the maximum slope for any parking
area.
b. Down Drains - Concrete down drains that outlet onto parking lot areas are
not allowed. Drainage that has been collected in concrete ditches or swales
should be collected into the drainage system underground or outlet with
appropriate velocity reducers into BMP devises.
c. Slopes - All manufactured slopes exceeding 3’ shall have some type of
drainage swale at the toe of the slope to collect any runoff.
d. Pavement - Permeable pavement requires the layers of filter material to
be installed relatively flat. As such, the permeable pavement areas should
have a maximum surface gradient of 2%.
Any of the above considerations may require a redesign of the project.
Significant redesigns may require a revised Plot Plan.
105. Maximum and minimum grade Advice - Engineer of record is advised to not
base the design on minimum and maximum grades for ADA and project grading
design to allow for construction tolerances. Any improvement that is out of the
Conditions of Approval for Plot Plan No. 2011-093 34 of 64
minimum and maximum values will not be accepted by the City Inspector. It will
need to be removed and replaced at owner’s expense.
106. Drainage Grade - Minimum drainage grade shall be 1% except on Portland
cement concrete where 0.50% shall be the minimum. The Engineer of Record
must submit a variance request from the PW Engineering Department for design
grades less than 1% with a justification for a lesser grade.
107. Drainage & Terracing. Provide drainage facilities and terracing in conformance
with the latest California Building Code's chapter on "EXCAVATION & GRADING".
108. Perpetual Drainage Patterns - The property's grading shall be designed in a
manner that perpetuates the existing natural drainage patterns with respect to
tributary drainage area, outlet points and outlet conditions; otherwise, drainage
easements shall be obtained from the affected property owners for the release of
concentrated or diverted storm flows. A copy of the recorded drainage easement
shall be submitted to the City for review and approval.
109. Flood Hazard Report. The site is located within the bounds of the
Homeland/Romoland Watershed Area Drainage Plan (ADP) for which drainage
fees have been established by the Board of Supervisors. Applicable ADP Fees
will be due in accordance with the Rules and Regulations for Administration of
Area Drainage Plans.
110. 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_imple
mentation.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..
111. NPDES and WQMP. 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, and as
determined by the Public Works Director/City Engineer. This project is required to
submit a project specific Preliminary WQMP following the latest WQMP guidelines
approved for the Santa Ana Region Watershed.
Conditions of Approval for Plot Plan No. 2011-093 35 of 64
In compliance with the latest Santa Ana Regional Water Quality Control Board
Permit Order, projects meeting the requirements for submittal of a WQMP shall
have a FINAL WQMP approved by the City prior to any grading activity on the site.
The FINAL WQMP addresses post-development water quality impacts from new
development and redevelopment projects.
To comply with the SAR MS4 requirement on WQMP a developer must submit a
"Project Specific" WQMP. This report is intended to a) identify potential post-
project pollutants and hydrologic impacts associated with the development; b)
identify proposed mitigation measures (BMPs) for identified impacts including site
design, source control and treatment control post-development BMPs; and c)
identify sustainable funding and maintenance mechanisms for the aforementioned
BMPs. A FINAL Project Specific WQMP must be approved by the Public
Works/Engineering Department prior to issuance of a building or a grading permit
whichever is issued first.
112. Final Project Specific Water Quality Management Plan (Final WQMP) – Prior
to issuance of a grading permit or a building permit whichever occurs first, a FINAL
project specific WQMP in substantial conformance with an approved
PRELIMINARY WQMP, shall be reviewed and approved by the Public Works
Engineering Department. Final construction plans shall incorporate all of the
structural BMPs identified in the approved FINAL WQMP. The final developed
project shall implement all structural and non-structural BMPs specified in the
approved FINAL WQMP. One copy of the approved FINAL WQMP on a CD-ROM
in pdf format shall be submitted to the Public Works Engineering Department. The
FINAL WQMP submittal shall include at the minimum the following reports/studies:
(a) Hydrology/hydraulics report
(b) Soils Report that includes soil infiltration capacity
(c) Limited Phase II Environmental Site Assessment Report as maybe
required by an approved Phase I.
113. Compliance with an Approved Preliminary Project Specific WQMP – If a City
approved Project Specific Preliminary WQMP is not provided to use as basis for
approving a FINAL WQMP, or if the project submits a Final WQMP that is
substantially changed from a previously approved Preliminary WQMP, the FINAL
WQMP will be reviewed as if it’s in preliminary stage and the developer shall pay
all the costs associated with reviewing and approving the FINAL WQMP. The City’s
flat fee for reviewing a FINAL WQMP shall not apply in this case, instead a deposit
based charge for reviewing a study shall apply.
114. WQMP Maintenance Agreement and/or Right of Entry Agreement – Water
quality features or BMPs to be owned and maintained by the HOA or private
property owners shall be located within the private property limits, and the
maintenance shall be the full responsibility of the developer/project owner. Prior
to, or concurrent with the approval of the FINAL WQMP, the project owner shall
enter into an acceptable maintenance and/or right of entry agreement with the City
to inform property owners of the requirement to perpetually implement the
approved FINAL WQMP, and to allow City staff to access all proposed BMP
facilities identified in the approved FINAL WQMP for necessary inspections.
Conditions of Approval for Plot Plan No. 2011-093 36 of 64
115. BMP Facilities Maintenance. This project proposes BMP facilities that will require
maintenance by public agency or commercial property owner association. To
ensure that the public is not unduly burdened with future costs, prior to final
approval or recordation of this case, the City will require an acceptable financial
mechanism be implemented to provide for maintenance of treatment control BMP’s
in perpetuity. This may consist of mechanism to assess individual benefitting
property owners or other means approved by the City. The site’s treatment control
BMP’s and all other structural BMPs must be shown on the project’s improvement
plans.
116. 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.
117. 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 a BMP Operation and Maintenance Plan, and shall
include the site in a City maintained database for future periodic inspection.
Dry Utility Installations –
118. Dry Utility Installations - Electrical power, telephone, communication, street
lighting, and cable television lines shall be placed underground in accordance with
Ordinance 460 and 461, or as approved by the Public Works Director/City
Engineer. The applicant is responsible for coordinating the work with the serving
utility company. This applies also to existing overhead lines which are 33.6 kilovolts
or below along the project frontage and within the project boundaries which
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
119. ADA Compliance – ADA path of travel shall be designed at the most convenient
accesses and the shortest distance to the buildings in accordance with ADA design
standards and to the satisfaction of the City Engineer and City Building Official.
120. Performance 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
Conditions of Approval for Plot Plan No. 2011-093 37 of 64
improvements shall include, but not limited to: onsite/offsite grading, street
improvements, street lights, traffic signals, signing and striping, landscaping within
right of way or dedicated easements, erosion control, water/sewer/recycled water
improvements, water quality BMPs, survey monuments and storm drainage
facilities. If map recordation is required, appropriate bond/surety shall be posted
prior to map recordation. Otherwise, appropriate bond/surety shall be posted prior
to grading, building, or construction permit issuance whichever is applicable.
121. Import/Export - In instances where a grading plan involves import or export, prior
to obtaining a grading permit, the applicant shall have obtained approval for the
import/export location from the City Engineering Department. Additionally, if either
location was not previously approved by an Environmental Assessment, prior to
issuing a grading permit a Grading Environmental Assessment shall be submitted
to the City Engineering Department for review and comment and to the Menifee
City Engineer for approval. A haul route must be submitted and approved by the
Engineering department prior to grading operations.
122. Plan Submittals - Three (3) copies of the improvement plans, grading plans and
any other necessary documentation along with supporting hydrologic and
hydraulic calculations shall be submitted to the City Engineering Department for
review. The plans shall receive City approval prior to final map recordation or
issuance of grading permits, construction permit, or building permits, as applicable
or as determined by the PW Director. All submittals shall be date stamped by the
engineer and include the appropriate plan check fees or deposits. A CD of all items
shall be submitted with each plan check. A scanned image of the final approved
improvement plans shall be provided to the City. ACAD files 2004 or later are
required for all final maps upon approval. For any improvements proposed to be
owned and maintained by the Riverside County Flood Control District,
improvement plans must receive District approval prior to final map recordation or
as determined by the District.
123. Offsite Drainage - 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 City prior to issuance of grading
permits or within six months of Project approval, whichever occurs first. If the
developer cannot obtain such rights, the project shall be redesigned to eliminate
the need for the easement.
124. Site Drainage - Positive drainage of the site shall be provided at 1% minimum
slope, and water shall not be allowed to pond behind or flow over and cut and fill
slopes. Where water is collected in a common area and discharged, protection of
the native soils shall be provided by planting erosion resistant vegetation, as the
native soils are susceptible to erosion by running water. Maximum inclination of all
cut and fill slopes shall be 2 horizontal to 1 vertical. Final determination of the
foundation characteristics of soils within on-site development areas shall be
performed by a geotechnical engineer. Prior to issuance of grading permits, a
seismic refraction survey shall be conducted to evaluate susceptibility from ripping
of the bedrock on-site at various depths for grading purposes.
125. Storm Flows - 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
Conditions of Approval for Plot Plan No. 2011-093 38 of 64
of these criteria is exceeded, additional drainage facilities shall be installed. The
property shall be graded to drain to the adjacent street or an adjacent outlet.
Drainage facilities outletting sump conditions shall be designed to convey the
tributary 100 year storm flows. Additional emergency escape shall also be
provided.
126. SWPPP and NPDES Compliance – Prior to issuance of any grading or
construction permits, whichever comes first, the applicant shall provide the City of
Menifee evidence of compliance with the latest Construction General Permit (CGP)
issued by the State Water Resource Control Board (SWRCB) for regulating
construction projects that meet the threshold set by the CGP. Owner and/or
operators of grading or construction projects meeting the permit threshold are
required to comply by obtaining a general construction permit from the SWRCB.
The permit requirement applies to grading and construction sites of one acre or
larger. To obtain coverage under the CGP, the Legally Responsible Person must
electronically file the Permit Registration Documents (PRDs), which include a
Notice of Intent (NOI), Storm Water Pollution Prevention Plan (SWPPP), and other
documents required by the General Permit.
Construction activities including but not limited to clearing, stockpiling, grading or
excavation of land, which disturbs 1 acre or more or on-sites which are part of a
larger common plan of development which disturbs less than 1 acre are required
to obtain coverage under the CGP with the SWRCB. A proof of filing is required
prior to issuance of a grading permit in the form of a Waste Discharge ID (WDID)
that shall be reflected on the approved grading plan. A current copy of the Storm
Water Pollution Prevention Plan (SWPPP) shall be kept at the construction site at
all times, and shall be kept updated to reflect current site conditions. The SWPPP
shall be made available to PW Inspectors or SWRCB Inspectors upon request.
Year-round, Best Management Practices (BMP's) shall be maintained and in place
for all areas that have been graded or disturbed and for all material, equipment
and/or operations that need protection. Stabilized Construction Entrances and
project perimeter linear barriers are required year round. Removal BMP's (those
BMP's which must be temporarily removed during construction activities) shall be
in place at the end of each working day.
Monitoring for erosion and sediment control is required and shall be performed by
the development’s QSD or QSP as required by the Construction General Permit.
The SWPPP shall address specific monitoring activities as required for the risk
classification of the site. For example, certain high risk classified sites require that
the QSD or QSP print and save records of the precipitation forecast for the project
location area from (http://www.srh.noaa.gov/forecast) which must accompany
monitoring reports and sampling test data. In such project types, a rain gauge is
required on site. The PW Department-Inspection staff may conduct periodic
NPDES inspections of the site throughout the recognized storm season to verify
compliance with the Construction General Permit and Stormwater ordinances and
regulations.
Conditions of Approval for Plot Plan No. 2011-093 39 of 64
127. Mylars. 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
and/or other registered/licensed professional as required.
128. As-Built Plans. As-Built plans are required for all improvement plans. The
developer/property owner shall cause the civil engineer of record to submit project
base line of work for all layers in Auto CAD DXF format on Compact Disc (CD) to
the Public Works 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/City Engineer.
129. Existing and Proposed Easements. Existing and Proposed Easements. The
submitted tentative tract map plot plan shall correctly show all existing and
proposed easements, traveled ways, and drainage courses with appropriate Qs.
Any omission or misrepresentation of these documents may require said tentative
tract map plot plan to be resubmitted for further consideration. Prior to final map
recordation building permit issuance, all proposed new easements or vacations or
quitclaims of easements shall be completed and approved by the PW Engineering
Department. shown on the map Prior to recordation, the final map shall be reviewed
and approved by the PW Engineering Department.
(The condition listed above was modified by the Planning Commission at the
May 23, 2018 public hearing.)
130. Easements Shown on Plot Plan Separate Instrument. Any easement not
owned by a public utility, public entity or subsidiary, not relocated or eliminated prior
to building permit issuance, shall be delineated on the final map plot plan in addition
to having the name of the easement holder, and the nature of their interests. ,
shown on the final map. New easements shall be shown on the final map.
(The condition listed above was modified by the Planning Commission at the
May 23, 2018 public hearing.)
131. Major Flood Control Facilities. If major flood control facilities are being proposed.
These shall be designed and constructed to District standards including those
related to alignment and access to both inlets and outlets. The applicant shall
consult the District early in the design process regarding materials, hydraulic
design, and any transfer of rights of way
132. Construction Activities and 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
Conditions of Approval for Plot Plan No. 2011-093 40 of 64
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.
Prior to Grading Permit Issuance:
133. Grading Bonds. Grading in excess of 50 cubic yards will require performance
security to be posted with the PW-Engineering Department. Single Family Dwelling
units graded one lot per permit and proposing to grade less than 5,000 cubic yards
are exempt.
134. Geotechnical/Soils Report. Geotechnical soils reports, required in order to obtain
a grading permit, shall be submitted to the PW-Engineering Department for review
and approval prior to issuance of a grading permit.
All grading shall be in conformance with the recommendations of the
geotechnical/soils reports as approved by the City of Menifee. A pre-grading
meeting, certifications, approvals and inspection procedures will be implemented
per the City Public Works/Engineering Department inspection process.
The geotechnical/soils, compaction and inspection reports will be reviewed in
accordance with the RIVERSIDE COUNTY GEOTECHNICAL GUIDELINES FOR
REVIEW OF GEOTECHNICAL AND GEOLOGIC REPORTS.
Any technical reports previously submitted and approved by the Riverside County
shall be updated and submitted to the City of Menifee PW Engineering department
for review and approval prior to issuance of a grading permit. If no technical report
has been previously submitted, a new report shall be submitted for review and
approval by the PW Engineering Department.
135. Offsite Grading Onus. Prior to final map recordation, or issuance of a grading
permit or building permit, whichever occurs first or as determined by the PW
Director, the developer/property owner shall obtain all required easements and/or
permissions necessary to perform offsite grading, from affected land owners. A
notarized and recorded agreement or documents shall be submitted to the Public
Works Engineering Department.
Conditions of Approval for Plot Plan No. 2011-093 41 of 64
136. Recorded Easement Required. A recorded easement is required for off-site
drainage facilities.
137. Import/Export. In instances where a grading plan involves import or export, prior
to obtaining a grading permit, the applicant shall have obtained approval for the
import/export location from the PW-Engineering Department. If an Environmental
Assessment, prior to issuing a grading permit, did not previously approve either
location, a Grading Environmental Assessment shall be submitted to the
Community Development Director for review and comment and to the PW-
Engineering Department Director for approval. Additionally, if the movement of
import/export occurs using City roads, review and approval of the haul routes by
the PW-Engineering Department will be required.
138. Slope Stability Report - A slope stability report shall be submitted to the PW
Engineering Department for all proposed cut and fill slopes steeper than 2:1
(horizontal:vertical) or over 30 feet in vertical height, unless addressed in a
previously City approved report.
139. SWPPP For Inactive Sites - The developer/property owner shall be responsible
for ensuring that any graded area left inactive for a long period of time has
appropriate SWPPP BMPs in place and in good working conditions at all times
until construction is completed and the Regional Board has issued a Notice of
Termination (NOT) for the development.
140. Finish Grade Drainage - Finish grade shall be sloped to provide proper drainage
away from all exterior foundation walls. The slopes and drainage swales shall be
in accordance with City Standards
Circulation and Dedications
141. Improvement Plans - Improvement plans for the required improvements must be
prepared and shall be based upon a design profile extending a minimum of 300
feet beyond the project boundaries at a grade and alignment as approved by the
City Engineering Department. Completion of road improvements does not imply
acceptance for maintenance by the City.
142. Signing and Striping Plan - A signing and striping plan is required for this project.
The plan shall conform with all applicable City standards, approved project traffic
study, and applicable provisions of the CAMUTCD. The applicant shall be
responsible for any additional paving required to implement the striping plan.
143. Construction Traffic Control Plan - Prior to commencement of construction of
any kind, the applicant shall submit to the City PW-Engineering Department for
approval a Construction Traffic Control Plan in compliance with the latest
CAMUTCD standards or as determined by the PW Director/City Engineer. This
plan shall address impacts from truck traffic, noise, and dust and shall propose
measures to minimize these effects and provide for safe use of the roads during
construction. Included in this plan shall be the Traffic Safety Plan for construction
impacts in the road right-of-way. This plan shall specify, for each phase, what
measures are required to mitigate the following:
Conditions of Approval for Plot Plan No. 2011-093 42 of 64
a. Dust and dirt fallout from truck loads and from entrainment onto City
roadways. Street sweeping is required biweekly during construction activity
and daily during all grading operations. Corrugated steel panels, gravel,
and wheel washing BMPs shall be installed at all approved construction
entrances as part of the SWPPP.
b. Noise mitigation from truck traffic, including timing of construction, and
operation of vehicles through the surrounding residential streets.
c. Traffic safety within the road right-of-way including temporary traffic control
measures and devices.
144. 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 grading plans, street improvement plans, and landscape
improvement plans
145. City Standards and County Ordinance 461 - With respect to the conditions for
tentative exhibits, the applicants shall provide all street improvements, street
improvement plans and/or road dedications set forth herein in accordance with
current City Standards and Riverside County Road Improvement Standards
(Ordinance 461), as approved by the PW Director/City Engineer. It is understood
that the exhibit correctly shows acceptable centerline elevations, all existing
easements, traveled ways, and drainage courses with appropriate Q's. These
Standards and Ordinances and all conditions of approval are essential parts and
a requirement occurring in one is as binding as though occurring in all. All
questions regarding the true meaning of the conditions shall be referred to the City
PW-Engineering Department.
146. Soils and Pavement Report - The developer shall submit a preliminary soils and
pavement investigation report addressing the construction requirements, including
the street structural sections, within the right-of-way. Street pavement structural
designs shall comply with the recommendations in the City approved Project soils
and pavement investigation report, and must meet City standards and
specifications, as approved by the PW Director
147. Traffic Study. Prior to the issuance of precise grading permits or building permit
issuance, whichever occurs first, the applicant shall prepare a Traffic Impact Study
(TIS) to affirm the project’s opening year impacts and long-term impacts to the
local road system and the nearby State facilities and to propose any appropriate
improvements to facilitate adequate levels of service are maintained. A fair share
analysis may also be required as part of the study.
The scope of the study shall be determined by a Traffic Scoping Agreement that
is reviewed and approved by the Public Works Director/City Engineer. The Traffic
Scoping Agreement shall be approved prior to submittal of any grading plans or
improvement plans whichever comes first. The recommendations of the Traffic
Scoping Agreement can include preparation of a TIS analyzing traffic impacts at
various development stages determined by PW Director/City Engineer. The traffic
study should include at a minimum the items identified in the City of Menifee Traffic
Impact Analysis Guidelines, dated August 2015 which is located
https://www.cityofmenifee.us/DocumentCenter/View/2846. The study will be
Conditions of Approval for Plot Plan No. 2011-093 43 of 64
reviewed and approved by the City’s Community Development and Engineering
Departments and If improvements occur within the right-of-way of the State of
California, the study will also be reviewed and approved by the Department of
Transportation, District 8, Planning Section.
In addition, the two project driveways should be designed per City of Menifee
Standard Plan Number 208 Commercial Driveway Approach with a curb return
radius of 30 feet per City of Menifee Standard Plan Number 155 Street Design
Requirements for a four lane Secondary Roadway.
Grading and Drainage
148. General Grading Introduction - Improvements such as grading, filling, over
excavation and re-compaction, and base or paving which require a grading permit
shall comply with this project’s grading conditions of approval.
149. BMP Improvement Plans. All structural BMPs included in the approved FINAL
WQMP shall be shown on approved BMP plans, or grading/improvement plans as
determined by the PW Director/City Engineer, along with any necessary
documentation. The BMP plans shall be submitted to the City PW_Engineering
Deaprtment for review and approval. If not made part of a previously approved
improvement plan or grading plan, these grading and improvement plans shall be
included with the BMP plan submittal for reference. The BMP plans must receive
City approval prior to issuance of any construction permit. All submittals shall be
date stamped by the engineer and include a completed Deposit Based Fee
Worksheet and the appropriate plan check fee deposit.
NPDES and WQMP
150. Preliminary WQMP. The developer has submitted a report that minimally meets
the criteria for a preliminary project specific WQMP. The report will need revisions
to meet the requirements of a final project specific WQMP. Redesign of BMPs or
additional BMPs may be required. Also, it should be noted that if 401certification
is necessary for the project, the Water Quality Control Board may require additional
water quality measures. Refer to other conditions for this project with regards to
requirement or project specific Preliminary and FINAL WQMPs.
151. Trash Enclosures - The City of Menifee is a Co-Permittee for discharging
stormwater from its MS4 facilities pursuant to the Santa Ana Regional Water
Quality Control Board Order No. R8-2010-0033, MS4 NPDES Permit No. CAS
618033. Runoff of rain water that comes in direct contact with wastewater from
trash enclosure is prohibited to flow directly into MS4 facilities without proper
treatment. Trash enclosures in new developments and redevelopment projects
shall meet new storm water quality standards as follows:
a) They shall have a solid impermeable roof with a minimum clearance
height to allow the bin lid to completely open.
b) They shall be constructed of reinforced masonry without wooden
gates. Walls shall be at least 6’ high.
c) They shall have a concrete slab floor. The concrete slab shall be
graded to collect any spill within the enclosure.
Conditions of Approval for Plot Plan No. 2011-093 44 of 64
d) A floor drain from the interior of the enclosure as described below
shall be provided to convey any spill.
e) All trash bins in the trash enclosure shall be leak proof and shall
have a lid and be continuously closed.
f) The enclosure area shall be protected from receiving direct rainfall
or run-on from collateral surfaces.
A floor drain from the interior of the enclosure that discharges to adjacent
engineered landscape areas properly designed to perform as BMP to treat this
drainage maybe accepted provided they are approved as part of an approved
WQMP.
An alternate floor drain from the interior of the enclosure that discharges to the
sanitary sewer may be constructed after obtaining approval by EMWD. This option
requires the following:
a) The trash enclosure shall be lockable and locked when not in use
with a 2-inch or larger brass resettable combination lock. Only the
employees and staff authorized by the enclosure owner shall have
access to it. This requirement may make this option not applicable
to apartment and commercial complexes with multiple tenants.
b) A waterless trap primer shall be provided to prevent escape of
gasses from the sewer line and save water.
c) Hot and cold running water shall be provided with a connection
nearby with an approved backflow preventer. The spigot shall be
protected and located at the rear of the enclosure to prevent
damage from bins.
Any standing liquids in existing trash enclosures without a 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.
The use of uncovered trash enclosures is no longer permitted. The PW-
Engineering Department may allow alternative designs provided they comply with
the requirements of the Community Development, the Riverside County Fire
Department, and the latest WQMP guidelines set in the City MS4 Permit.
Prior to Building Permit Issuance:
152. Grading Conditions - The property applicant shall obtain a grading permit and
approval to construct from the City Engineering Department. The applicant’s civil
engineer shall provide the standard City of Menifee rough grade certification form
prior to issuance of building permit for each building. The applicant’s geotechnical
engineer shall submit compaction reports with 90% and 95% or better prior to
building permit issuance.
153. Rough Grade Certification – Prior to issuance of each building permit, 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
Conditions of Approval for Plot Plan No. 2011-093 45 of 64
compaction. The certifications shall use City approved forms, and shall be
submitted to the Public Works Engineering Department for verification and
acceptance.
154. BMP Installation. Prior to final occupancy all structural BMPs described in the
approved project-specific FINAL WQMP shall be constructed and installed in
conformance with approved plans, specifications and the FINAL WQMP. 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 FINAL WQMP are available for the future
owners/occupants.
155. No Building Permit without Grading Permit - Prior to issuance of any building
permit, the property applicant shall obtain a grading permit and/or approval to
construct from the City PW-Engineering Department.
156. Conform to Elevations/Geotechnical Compaction - Rough Grade Elevations of
all building pads and structure pads submitted for grading plan check approval
shall be in substantial conformance with the elevations shown on the approved
Grading Plans. The appropriate Engineer-of-Record Rough Grade Certification
shall be submitted for verification/acceptance to the City Engineering Department.
The appropriate Engineer-of-Record Compaction Testing Certification meeting
compliance with the approved project geotechnical/soils report shall be submitted
for verification/acceptance to the City Engineering Department.
157. Improvement Plans - Improvement plans for the required improvements must be
prepared and shall be based upon a design profile extending a minimum of 300
feet beyond the project boundaries at a grade and alignment as approved by the
City Engineering Department. Completion of road improvements does not imply
acceptance for maintenance by the City. A copy of the improvement plans, grading
plans, BMP improvement plans and any other necessary documentation along with
supporting hydrologic and hydraulic calculations shall be submitted to the City for
review. The plans must receive City approval prior to the issuance of grading
permits or within six months of Project approval, whichever occurs first. All
submittals shall be date stamped by the engineer and include the appropriate plan
check fee deposit.
158. Street Light Plan - A street light plan is required for this project and shall be
submitted prior to building permit issuance. Street lighting shall be designed in
accordance with current City Standards. New streetlights or existing streetlights
requiring redesign or relocation shall be designed as LS-3 lights, and shall be
provided with street light meter panel/cabinets that will owned and maintained by
the City of Menifee. A separate street light plan is required for this project.
Combining street light plans with the public street improvement plans shall only be
at the discretion of the PW Director.
159. Public Streetlights Service Point Addressing - The developer shall coordinate
with the PW Department and with Southern California Edison the assignment of
addresses to public street light service points. These service points shall also be
owned by the City and shall be located within the public right of way or within duly
dedicated public easements.
Conditions of Approval for Plot Plan No. 2011-093 46 of 64
160. Streetlights Energized - It shall be the responsibility of the Developer to ensure
that all streetlights are energized along the streets associated with this
development, prior to Certificate of Occupancy
161. Financing Mechanism - The applicant/developer or any successor in interest,
shall participate in the establishment and funding of a public/private infrastructure
financing mechanism including, but not limited to, a Community Facilities District,
Infrastructure Financing District, payment of DIF, private loans or grants or other
public and/or private funding mechanism(s). Evidence of financing the developer’s
share of the ultimate improvements shall be demonstrated to the satisfaction of the
City Manager prior to issuance of a building permit.
162. BMP Improvement Plans. A copy of the BMP improvement plans along with any
necessary documentation shall be submitted to the City for review. A copy of the
improvement plan and grading plan shall be included for reference. The plans
must receive the City’s approval prior to issuance of permits. All submittals shall
be date stamped by the engineer and include a completed City Deposit Based Fee
Worksheet and the appropriate plan check fee deposit. .
163. Right-of-Way Dedication. The segment of Antelope fronting the project
is designated Secondary (4 lanes undivided) Roadway in the current adopted City
General Plan for Road Network. Sufficient public street right-of-way along Antelope
Road fronting the project shall be dedicated for public use to meet a designation
of 50-foot half-width right-of-way from the street centerline to the ROW line.
Antelope is also designated as future Community On-Street Bike Lanes (Class II).
The street cross section shall be designed to also meet this Bike and Pedestrian
Network designation.
164. Landscaping in the Right of Way. Landscaping within public road right-of-way
shall comply with PW-Engineering Department standards and Ordinance 461 and
shall require approval by the Engineering Department.
Landscaping plans shall be designed within Antelope Road and submitted to the
Engineering Department. Landscaping plans shall be submitted using standard
City title block on plan sheet format (24" X 36"). Landscaping plans shall be
submitted with the street improvement plans.
165. Antelope Road Street Cross Section. The conditions of approval stated herein
supersedes the depictions shown on the Tentative Tract Map. All street sections
shall meet current City of Menifee standards and specifications.
Antelope Road along project frontage has an existing 30-foot half street dedication.
The project shall dedicate an additional 20-foot ROW with a 30-foot roadway
section from street centerline to curb face. Street improvements shall consist of
AC pavement, curb and gutter, 8-foot wide meandering sidewalk, street lights and
landscaping within public ROW. The final design shall be in accordance with
current City standards.
Conditions of Approval for Plot Plan No. 2011-093 47 of 64
NOTE: The 8' meandering sidewalk shall be constructed 9' from the curb line within
the 18' parkway. Tapers shall be designed per City design guidelines and as
approved by the PW Director/City Engineer.
166. Bike Lane Designations. Antelope Road is designated Class II Bike Lane in the
City General Plan. Improvements for Antelope Road shall include necessary lane
widths and street striping to attain the roads respective bike lane designations.
167. Drainage Facilities For Ownership And Maintenance By Flood Control
District - Drainage system for pipes greater than 36” may be requested for
ownership by the Riverside County Flood Control District. The District will only
agree for such ownerships provided improvements plans together with a drainage
report for such systems are reviewed and approved by Riverside County Flood
Control and Conservation District.
Proposed drainage facilities requested for ownership and maintenance by Flood
Control District shall be designed per applicable District standards and guidelines,
including conditions of approval required for said drainage facilities. Prior to
recordation of the final map or building permit whichever is applicable, the
developer/property owner shall enter into a three party cooperative agreement with
the City and Flood Control. Both the Riverside County Board of Supervisors and
the City of Menifee City Council shall approve the agreement
Prior to Certificate of Occupancy:
168. Fees - Applicant shall pay fees as applicable into the regional transportation
funding programs for off-site improvements. The regional transportation funding
programs include the Transportation Uniform Mitigation Fee (TUMF) the Traffic
Signal Mitigation Fees, and the Development Impact Fees (DIF).
169. Improvement Plans - Improvement plans for the required improvements must be
prepared and shall be based upon a design profile extending a minimum of 300
feet beyond the project boundaries at a grade and alignment as approved by the
City Engineering Department. Completion of road improvements does not imply
acceptance for maintenance by the City. A copy of the improvement plans, grading
plans, BMP improvement plans and any other necessary documentation along with
supporting hydrologic and hydraulic calculations shall be submitted to the City for
review. The plans must receive City approval prior to the issuance of grading
permits or within six months of Project approval, whichever occurs first. All
submittals shall be date stamped by the engineer and include the appropriate plan
check fee deposit.
170. Street Design Coordination. As applicable, the street design and improvement
concept of this project shall be coordinated with PM35846 and PP 2011-003 and
Riverside County Flood Control District at (951) 955-1200 and County Capital
Improvement Project Engineer Khalid Nasim at (951) 955-3337.
171. Offsite Right of Way. The off-site rights-of-way required for said access road
shall be accepted to vest title in the name of the public if not already accepted.
Conditions of Approval for Plot Plan No. 2011-093 48 of 64
172. Landscaping. Landscaping within public road right-of-way shall comply with City
of Menifee current standards and County Ordinance 461 and shall require approval
by the City PW-Engineering Department. Landscaping shall be provided within the
public ROW on Antelope Road fronting the property
Continuous maintenance is required through annexation of the project into the City
of Menifee CFD 2015-2.
173. Offsite Access. The project proponent shall provide/acquire sufficient public off-
site rights-of-way to provide for paved access road to a paved and maintained
road. Said access road shall be constructed with 32' of A.C. pavement within a 60'
dedicated right-of-way in accordance with County Standard No. 106, Section A
(32'/60'), at a grade and alignment approved by the City PW-Engineering
Department. The project proponent shall provide the appropriate environmental
clearances for said off-site improvements prior to recordation or the signature of
any street improvement plans.
Said off-site access road shall be the northerly extension of Antelope Road to a
paved City maintained Ethanac Road.
174. Conform to Elevations - Final Grade Elevations of all building finish floors and
structure finish floors submitted for grading plan check approval shall be in
substantial conformance with the elevations shown on the approved Grading
Plans. The appropriate Engineer-of-Record Final Grade Certification shall be
submitted for verification/acceptance to the City Engineering Department.
175. Final Grade Certification – The applicant’s civil engineer shall provide the
standard City of Menifee final grade certification form prior to certificate of
occupancy of each building.
176. Install Street lights. Prior to issuance of a Certificate of Occupancy, all required
streetlights fronting the property within Antelope Road shall be installed in
accordance with City standards and approved plans. Street light annexation into a
City CFD shall be completed.
It shall be the responsibility of the Developer to ensure that street lights are
energized along the streets associated with this development where the developer
is seeking Building Final Inspection (Occupancy).
177. Plant and Irrigated Slopes - All manufactured slopes shall be irrigated and
landscaped with grass or approved ground cover, and shall have some type of
drainage swale at the toe of the slope to collect runoff. Plant and irrigate all slopes
greater than or equal to 3' in vertical height with grass or ground cover. Slopes that
exceed 15' in vertical height are to be provided with shrubs and/or trees per City
ordinances.
178. Street Improvements - Prior to issuance of certificate of occupancy, project
applicant shall construct half-width road improvements including all signing and
striping on Antelope Road with transitions to existing roadway. Proposed
improvements shall extend a minimum of 300 feet past the project boundary line
with appropriate transitions approved by the PW Director
Conditions of Approval for Plot Plan No. 2011-093 49 of 64
179. BMP Education. The developer shall distribute environmental awareness
education materials on general good housekeeping practices that contribute to
protection of storm water quality to all initial users. The developer may obtain
NPDES Public Educational Program materials from the Flood Control District's
NPDES Section by either the District's website
www.floodcontrol.co.riverside.ca.us, e-mail fcnpdes@co.riverside.ca.us, or the toll
free number 1-800-506-2555. Please provide Project number, number of units and
location of development.
180. BMPs Installed. All structural BMPs described in the project-specific WQMP shall
be constructed and installed in conformance with approved plans and
specifications. It shall be demonstrated that the applicant is prepared to implement
all non-structural BMPs described in the approved project specific WQMP and that
copies of the approved project-specific WQMP are available for the future
owners/occupants. The City will not release occupancy permits for any portion of
the project prior to the completion of these tasks.
181. BMP Maintenance and Inspections. The BMP maintenance plan shall contain
provisions for all treatment controlled BMPs to be inspected as described in the
project’s FINAL WQMP. Required documentation shall identify the entity that will
inspect and maintain all structural BMPs within the project boundaries. A copy of
all necessary documentation shall be submitted to the City for review and approval
prior to the issuance of occupancy permits.
If the development is establishing a Homeowners Association or a Property
Owners Association (HOA or POA), the CC&R's for the development's POA or
HOA shall contain inspection provisions for any privately owned treatment control
BMPs, and if required, cleaned no later than any major rain event. The CC&R's
shall identify the entity that will inspect and maintain all privately owned structural
BMP's within the project boundaries. A copy of the CC&R's shall be submitted to
the PW Engineering Department for review and approval
COMMUNITY FACILITIES MAINTENANCE DISTRICT
General Conditions
182. Citywide CFD 2015-2. The development is proposing construction of certain
facilities that will eventually become public or will require provision of public
services. These include maintenance and operation of water quality basins, street
sweeping and maintenance, landscape, streetlights, traffic signals, and graffiti
abatement. The City has established a citywide maintenance Community Facilities
District (CFD 2015-2) that provide these services.
Prior to Building Permit Issuance
183. Annexation to the Citywide Community Facilities District (CFD) 2015-2. Prior
to, or concurrent with the recordation of the final map, or issuance of a building
permit whichever comes first, the developer/property owner shall complete the
annexation of the proposed development, into the boundaries of the City of
Menifee Community Facilities Maintenance District (Services) CFD 2015-2. The
Conditions of Approval for Plot Plan No. 2011-093 50 of 64
citywide CFD shall be responsible for the maintenance of public improvements or
facilities that benefit this development, including but not limited to, public
landscaping, streetlights, traffic signals, streets, drainage facilities, water quality
basins, graffiti abatement, and other public improvements or facilities as approved
by the Public Works Director. The developer/property owner shall be responsible
for all cost associated with the annexation of the proposed development in the
citywide CFD.
184. CFD 2015-2 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 recordation of a final map
or issuance of a building permit whichever is applicable, 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 or building
permit issuance.
185. CFD Landscape Guidelines and Improvement Plans. Landscape
improvements within public ROW and/or areas dedicated to the City for CFD 2015-
2 to maintain shall be prepared on a separate City CFD plans on City title block for
review and approval by the PW Engineering Department prior to issuance of a
construction permit. All landscape improvements for maintenance by the CFD shall
be designed and installed in accordance with City CFD Landscape Guidelines.
186. 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.
WATER, SEWER, RECYCLED WATER
Prior to Building Permit Issuance
187. Wet Utility Imrpovements. (#143) All potable water, sewer and recycled water
improvements to serve this development shall be designed per the Eastern
Municipal Water District (EMWD) standards and specifications and applicable City
standards. The final design including pipe sizes and alignments shall be subject to
the approval of EMWD and the City of Menifee.
188. Offsite and Onsite Lateral Connections. All onsite and offsite sewer, water and
recycled water connections within the public’s ROW shall require encroachment
permits from the City and shall be guaranteed for construction prior to final map
recordation.
WASTE MANAGEMENT
General Conditions
Conditions of Approval for Plot Plan No. 2011-093 51 of 64
189. 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#m
andatory
190. AB 1826. AB 1826 (effective April 1, 2016) requires businesses that generate
eight (8) cubic yards or more or organic waste per week to arrange for organic
waste recycling services. The threshold amount of organic waste generated
requiring compliance by businesses is reduced in subsequent years. Businesses
subject to AB 1826 shall take at least one of the following actions in order to divert
organic wast4e from disposal:
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.
Prior to Building Permit Issuance:
191. 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.
192. 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
Conditions of Approval for Plot Plan No. 2011-093 52 of 64
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
193. 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
194. 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 Fee (TUMF), any applicable
Traffic Signal Mitigation Fees, Road & Bridge Benefit District (RBBD),
Development Impact Fees (DIF), Area Drainage Plan (ADP) Fees 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
DRAINAGE AND RIVERSIDE COUNTY FLOOD CONTROL
General Conditions
195. Flood Hazard Report. Plot Plan 23180 is a proposal to construct four (4) industrial
buildings with a total of 97,384 square feet (sf.), including 33,541 sf. of
landscaping, 256 standard parking stalls, and 8 handicap spaces. The project is
located in the Harvest Valley/Winchester area, north of McLaughlin Road, south of
Ethanac Road, east of Dawson Road and west of Antelope Road. At the time this
project was initially reviewed, Parcel Map 35846 was being processed
concurrently. It would be beneficial for this development during final design stage
to investigate the progress of PM35846 to coordinate PP23180 design with that of
PM35846.
Conditions of Approval for Plot Plan No. 2011-093 53 of 64
The southwest corner of the property is located within the 100-yr Zone A floodplain
limits of Ethanac Wash as delineated on Panel No. 060245-2085C of the Flood
Insurance Rate Maps issued in conjunction with the National Flood Insurance
Program administered by the Federal Emergency Management Agency (FEMA).
The site is located within the District's Romoland Master Drainage Plan. Runoff
from this development is tabled to drain westerly to the proposed Romoland MDP
Line A-1 in Sherman Road; however, the applicant has proposed to collect and
convey onsite flows in a storm drain located at the southwest corner of the property
which then drains southerly to Romoland MDP Line A north of McLaughlin Road.
The developer shall provide a 15’ maintenance access path for the storm drain line
from the southwest corner of the property to the Romoland MDP Line A acceptable
to the City and Riverside County Flood Control.
The proposed drainage concept requires an adequate outlet. This will entail
construction of significant portions of Romoland MDP Line A downstream of this
development. This development cannot proceed until Romoland MDP Line A has
been constructed, so that flows from this property may be safely conveyed to the
San Jacinto River.
The District will not allow the issuance of grading permits until the plans for Line A
have been approved, bonds have been posted, and the offsite right-of-way
acquired. Alternatively, if Romoland MDP Line A is constructed by others pursuant
to the District's proposed Community Facilities District, then map recordation and
grading permits will be allowed when the construction contracts for this facility are
awarded. Occupancy will not be granted for any unit until all downstream facilities
are deemed functional by the District's General Manager - Chief Engineer.
The developer shall be responsible for the maintenance of these facilities until their
maintenance is transferred to either the District or the Community Facilities District.
Mitigation for increased runoff would not be necessary for onsite flows that drain
to the Line A facility.
On June 30, 2008, the District received revised calculation for the design of Porous
Landscape Detention (PLD) provided by JLC Engineering & Consulting. These
calculations are inconsistent with the revised exhibits from Community
Development Department, dated July 29, 2008. Based on a phone conversation
with the engineer, the basins design shall follow the revised calculations submitted
on June 30, 2008. The calculations provide for three (3) PLDs located along the
southerly boundary of the property. PLDs A, B, and C are 17 foot (ft.) wide and are
152 ft., 256 ft., and 163 ft. long, respectively.
This site is located within the bounds of the Homeland/Romoland Area Drainage
Plan (ADP) for which drainage fees have been established by the Board of
Supervisors. Applicable ADP fees will be due (in accordance with the Rules and
Regulations for Administration of Area Drainage Plans) prior to permits for this
project. The fee due will be based on the fee in effect at the time of payment. The
fee is payable to the Flood Control District by cashier's check or money order only.
The District will not accept personal or company checks.
Conditions of Approval for Plot Plan No. 2011-093 54 of 64
196. 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.
197. 100 Year Sump Outlet. Drainage facilities outletting sump conditions shall be
designed to convey the tributary 100 year storm flows. Additional emergency
escape shall also be provided.
198. Major Facilities – ADP. Prior to initiation of the final construction drawings for
those facilities required to be built as part of the Homeland/Romoland Area
Drainage Plan, the developer shall contact the Riverside County Flood Control and
Water Conservation District to ascertain the terms and conditions of design,
construction, inspection, transfer of rights of way, project credit in lieu of charges
and reimbursement schedules which may apply. The developer shall note that if
the estimated cost for required Area Drainage Plan facilities exceeds the required
mitigation charges and the developer wishes to receive credit for reimbursement
in excess of his charges, the facilities will be constructed as a public works
contract. Scheduling for construction of these facilities will be at the discretion of
the District.
199. BMP Maintenance. Refer to City of Menifee PW-Engineering Department
conditions of approval for requirements regarding BMPs described in the project
specific Preliminary and Final WQMPs.
200. Construct Drainage Facility. The District will not allow the issuance of grading
permits until the plans for Line A have been approved, bonds have been posted,
and the offsite right-of-way acquired. Alternatively, if Romoland MDP Line A is
constructed by others pursuant to the District's proposed Community Facilities
District, then map recordation and grading permits will be allowed when the
construction contracts for this facility are awarded. Occupancy will not be granted
for any unit until all downstream facilities are deemed functional by the District's
General Manager - Chief Engineer.
The developer shall be responsible for the maintenance of these facilities until their
maintenance is transferred to either the District or an acceptable the Community
Facilities District or similar mechanism approved by the City of Menifee. Mitigation
for increased runoff would not be necessary for onsite flows that drain to the Line
A facility.
Prior to Issuance of Grading Permit
201. Improvement Plans. A copy of the improvement plans, grading plans, BMP
improvement plans and any other necessary documentation along with supporting
hydrologic and hydraulic calculations shall be submitted to the City of Menifee
Engineering Department for review. The plans must receive approval prior to the
issuance of grading permits. All submittals shall be date stamped by the engineer
and include a completed Deposit Based Fee Worksheet and the appropriate plan
check fee deposit.
Conditions of Approval for Plot Plan No. 2011-093 55 of 64
202. Erosion Control. 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 the City of Menifee Engineering Department for review.
203. Offsite Drainage. 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 City of Menifee Engineering
Department prior to issuance of permits. If the developer cannot obtain such rights,
the project shall be redesigned to eliminate the need for the easement.
204. Written Permission for Off-site. Written permission shall be obtained from the
affected property owner(s) allowing the proposed grading and/or facilities to be
installed outside of the project boundaries. A copy of the written authorization shall
be submitted to the District for review and approval.
205. Encroachment Permit Required. An encroachment permit shall be obtained for
any work within the District right of way or with District facilities. The encroachment
permit application shall be processed and approved concurrently with the
improvement plans.
206. ADP Fees. The Homeland/Romoland Area Drainage Plan (ADP) has been
adopted for the purpose of collecting drainage fees. This project may require
earlier construction of downstream ADP facilities. To mitigate this effect, the
District recommends that this project be required to pay a flood mitigation fee. The
mitigation fee should be based upon the fee structures set for land divisions having
comparable anticipated impermeable surface areas. Plot Plan 23180 is located
within the limits of the Line A sub-watershed of the Homeland/Romoland Area
Drainage Plan for which drainage fees have been adopted to help mitigate the
impacts of this development. The mitigation charge for this proposal shall equal
the prevailing Area Drainage Plan fee rate multiplied by the area of the new
development. This new development has a total of 6,71-acre subject to the fee.
The charge is payable to the Flood Control District by cashier's check or money
order only, and shall be paid after final approval of the staff report/conditions of
approval by the City Council and prior to issuance of permits.
207. WQMP. A copy of the project specific WQMP shall be submitted to the City of
Menifee Engineering Department for review and approval. All BMP features shall
be shown on the grading plans.
208. Three Items to Accept Facility. Any flood control facility proposed to be
transferred to a public agency for ownership and maintenance must inspected by
the public agency. For this project, the agencies involved are the City PW-
Engineering Department and the Riverside County Flood Control District. The
owner of the development must submit a written request to the public agency,
noting the project number, location, brief description of flood control system (such
as sizes and lengths) and exhibit(s) showing the storm drain/flood control proposed
alignment.
The public agency will only agree to ownership and maintenance of proposed
facility if the following three items are satisfied or met prior to the issuance of a
Conditions of Approval for Plot Plan No. 2011-093 56 of 64
grading permit or starting construction of the drainage facility: (1) the developer
shall submit to the District or City the preliminary title reports, plats and legal
descriptions for all right of way to be conveyed to the District or City and secure
that right of way to the satisfaction of the District or City; (2) an agreement with the
District has executed that establishes the terms and conditions of inspection,
operation and maintenance; and 3) plans for the facility must be signed by the
District's General Manager-Chief Engineer or City’s Public Works Director. The
plans cannot be signed prior to execution of the agreement.
The engineer/developer will need to submit proof of flood control facility bonds and
a certificate of insurance to the District's or City’s Inspection section before a pre-
construction meeting can be scheduled.
209. Submit CLOMR. Unless the District has already revised the Flood Insurance Rate
Map, the developer will be required to obtain a Conditional Letter of Map Revision
(CLOMR) from FEMA prior to the issuance of grading permits.
210. FINAL LOMR. If a CLOMR is required, the final LOMR shall be approved by FEMA
prior to issuance of a Certificate of Occupancy.
211. Construct Drainage Facility. The City will not allow the issuance of grading
permits until the plans for Line A have been approved, bonds have been posted,
and the offsite right-of-way acquired. Alternatively, if Romoland MDP Line A is
constructed by others pursuant to a proposed City approved Community Facilities
District, then map recordation and grading permits will be allowed when the
construction contracts for this facility are awarded. Occupancy will not be granted
for any unit until all downstream facilities are deemed functional by the City.
The developer shall be responsible for the maintenance of these facilities until their
maintenance is transferred to either the City, the Flood Control District, or a
proposed City approved Community Facilities District.
Mitigation for increased runoff would not be necessary for onsite flows that drain
to the Line A facility.
Prior to Issuance of Building Permit
212. Improvement Plans. A copy of the improvement plans, grading plans, BMP
improvement plans and any other necessary documentation along with supporting
hydrologic and hydraulic calculations shall be submitted to the City of Menifee
Engineering Department for review. The plans must receive City of Menifee
Engineering Department approval prior to the issuance of building permits. All
submittals shall be date stamped by the engineer and include a completed Flood
Control Deposit Based Fee Worksheet and the appropriate plan check fee deposit.
213. ADP Fees. The Homeland/Romoland Area Drainage Plan (ADP) has been
adopted for the purpose of collecting drainage fees. This project may require
earlier construction of downstream ADP facilities. To mitigate this effect, the
District recommends that this project be required to pay a flood mitigation fee. The
mitigation fee should be based upon the fee structures set for land divisions having
comparable anticipated impermeable surface areas. Plot Plan 23180 is located
Conditions of Approval for Plot Plan No. 2011-093 57 of 64
within the limits of the Line A sub-watershed of the Homeland/Romoland Area
Drainage Plan for which drainage fees have been adopted to help mitigate the
impacts of this development. The mitigation charge for this proposal shall equal
the prevailing Area Drainage Plan fee rate multiplied by the area of the new
development. This new development has a total of 6,71-acre subject to the fee.
The charge is payable to the Flood Control District by cashier's check or money
order only, and shall be paid after final approval of the staff report/conditions of
approval by the City Council and prior to issuance of permits.
Prior to Building Final Inspection
214. Facility Completion. The City will not release occupancy permits for any
commercial lot within the map prior to the City's acceptance of the drainage system
for operation and maintenance.
Conditions of Approval for Plot Plan No. 2011-093 58 of 64
Section V:
Riverside County Fire Department
Conditions of Approval
Conditions of Approval for Plot Plan No. 2011-093 59 of 64
General Conditions
215. 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 (09-MENI-PP-171) is required on all correspondence.
Additional information is available at our website: www.rvcfire.org or go to the link
marked “Ordinance 787”.
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).
216. City Case Statement. With respect to the conditions of approval for the
referenced project, the Fire Department recommends the following fire protection
measures be provided in accordance with Riverside County Ordinances and/or
recognize fire protection standards.
217. Shell Building. THESE CONDITIONS ARE FOR A SHELL BUILDING ONLY.
Shell building will receive a shell final only. No Certificate of Occupancy (human
occupant and/or materials) will be issued until the building occupant has been
identified with their occupancy classification and have been conditioned by
Riverside County Fire Department. Occupant or tenant identification is imperative
for orderly and prompt processing.
Upon identification of the occupant or tenant a Fire Protection Analysis report
maybe required prior to establishing the requirements for the occupancy permit.
Failure to provide a comprehensive data analysis and/or technical information
acceptable to the fire department may result in project delays. A complete
commodity listing disclosing type, quantity, level of hazard and potential for
"Reactivity" must be provided within 120 days. The foregoing is necessary to
properly occupancy classify the building(s). Failure to provide comprehensive data
and/or highly technical information, will result in project delay and requirement for
a complete Fire Protection Study for review
218. Blue Retro-Reflective Makers. Blue retro-reflective pavement markers shall be
mounted on private street, public streets and driveways to indicate location of fire
hydrants. Prior to installation, placement of markers must be approved by the
Riverside County Fire Department.
Conditions of Approval for Plot Plan No. 2011-093 60 of 64
219. Minimum Fire Flow. Minimum required fire flow shall be 1,500 GPM for a 2-hour
duration at 20 PSI residual operating pressure, which must be available before any
combustible material is placed on the job site. Fire flow is based on Type IIIN
(Three N) construction per the currently adopted CBC and Ordinance 787 “
Building(s) having a fire sprinkler system”.
220. Fire Hydrants. A combination of on-site and off-site super fire hydrants, on a
looped system (6"x4"x 2-2 1/2"), will be located not less than 450 feet or more than
225 feet from any portion of the building as measured along approved vehicular
travel ways. The required fire flow shall be available from any adjacent hydrants(s)
in the system.
221. Gate Entrances. Gate entrances shall be at least two feet wider than the width of
the traffic lane(s) serving that gate. Any gate providing access from a road to a
driveway shall be located at least 35 feet from the roadway and shall open to allow
vehicle to stop without obstructing traffic on the road. Where a one-way road with
a single traffic lane provides access to a gate entrance, 40 foot turning radius shall
be used.
222. Automatic Gates. Gate (s) shall be automatic or manual operated, minimum 20
feet width, with a setback of 35 feet from face of curb/flow line. Gate access shall
be equipped with a rapid entry system. Plans shall be submitted to the Fire
Department for approval prior to installation. Automatic/manual gate pins shall be
rated with shear pin force, not to exceed 30 foot pounds. Automatic gates shall be
equipped with emergency backup power. Gates activated by the rapid entry
system shall remain open until closed by the rapid entry system.
Prior to Issuance of Building Permit
223. Plan Check Fee. Building Plan check deposit base fee of $1,056.00, shall be paid
in a check or money order to the City of Menifee after plans have been approved
by our office.
224. Water Plans. The applicant or developer shall separately submit two copies of
the water system plans to the Fire Department for review and approval. Calculated
velocities shall not exceed 10 feet per second.
Plans shall conform to the fire hydrant types, location and spacing, and the system
shall meet the fire flow requirements. Plans shall be signed and approved by a
registered civil engineer and the local water company with the following
certification: "I certify that the design of the water system is in accordance with the
requirements prescribed by the Riverside County Fire Department."
Prior to Building Final Inspection
225. Fire Lanes. The applicant shall prepare and submit to the Fire Department for
approval, a site plan designating required fire lanes with appropriate lane painting
and/or signs.
Conditions of Approval for Plot Plan No. 2011-093 61 of 64
226. Sprinkler System. Install a complete fire sprinkler system per NFPA 13 2010
edition (13D and 13R system are not allowed) in buildings requiring a fire flow of
1500 GPM or greater sprinkler system (s) with pipe size in excess of 4” inch
diameter will require the project structural engineer to certify (wet signature) the
stability of the building system for seismic and gravity loads to support the sprinkler
system. All fire department connection shall be located to the front, within 50 feet
of a hydrant, and the minimum of 25 feet from the building (s). A statement that
the building (s) will be automatically fire sprinkled must be included on the title pate
of the building plans. (Current sprinkler plan check deposit base fee is $614.00
per riser) applicant or developer shall be responsible to install a U.L. Certified
Central Station Monitored Fire Alarm System. Monitoring System shall monitor the
fire Sprinkler system (s) water flow, P.I.V.’s and all control valves. Plans must be
submitted to the Fire Department with our “Plan Review Form for approval prior to
installation (current monitoring plan check deposit base fee is $192.00).
227. Extinguishers. Install portable fire extinguishers with a minimum rating of 2A-
10BC and signage. Fire Extinguishers located in public areas shall be in recessed
cabinets mounted 48” (Inches) to center above the floor level with Maximum 4”
projection from the wall. Contact Fire Department for proper placement of
equipment prior to installation.
228. Title 19. Comply with Title 19 of the California Administrative Code.
Conditions of Approval for Plot Plan No. 2011-093 62 of 64
Section VI:
Riverside County Environmental
Health Conditions of Approval
Conditions of Approval for Plot Plan No. 2011-093 63 of 64
General Conditions
229. Developer Shall Comply with EMWD Requirements. Plot Plan No. 2011-093
(County Case Plot Plan#23180) is proposing Eastern Municipal Water District
(EMWD) water and sewer service. It is the responsibility of the developer to ensure
that all requirements to obtain water and sewer service are met with EMWD, as
well as, all other applicable agencies. Any existing septic system(s) and/or well(s)
must be properly removed or abandoned under permit with the Department of
Environmental Health (DEH).
Prior to Building Permit Issuance
230. Food Plans. A total of 3 complete set of plans for each food establishment are
needed including a fixture schedule, a finish schedule, and a plumbing schedule
in order to ensure compliance with current State and Local regulations.
Prior to Final Occupancy
231. Hazmat Waste. The facility requires a hazardous waste permit if a hazardous
waste is generated as defined in Title 22 of the California Code of Regulations,
Section 66260.10 and 66261.3. The report and fee is due.
232. Hazardous Materials Management Division. If further review of the site indicates
additional environmental health issues, the Hazardous Materials Management
Division reserves the right to regulate the business in accordance with applicable
County Ordinances.
233. Hazardous Materials Contact. Contact a Hazardous Materials Specialist,
Hazardous Materials Management Division, at (951) 358-5055 for any additional
requirements.
234. Business Emergency Plan. The facility will require a business emergency plan
for the storage of hazardous materials greater than 55 gallons, 200 cubic feet or
500 pounds, or any acutely hazardous materials or extremely hazardous
substances.
END OF CONDITIONS
Conditions of Approval for Plot Plan No. 2011-093 64 of 64
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)