2021-07-14 Planning Commision Regular MEETING - Agenda PacketCity Council Chambers
29844 Haun Road
Menifee, CA 92586
Benjamin Diederich, Chair
Randy Madrid, ViceChair
Jeff LaDue, Commissioner
Chris Thomas, Commissioner
David White, Commissioner
AGENDA
City of Menifee
Planning Commission
Regular Meeting Agenda
Wednesday, July 14, 2021
6:00 PM Regular Meeting
Cheryl Kitzerow, Director
Stephanie Roseen, Clerk
PUBLIC MEETINGS ARE NOW OPEN TO THE PUBLIC AT FULL CAPACITY.
Public comments are now being heard inperson. Sign up with staff at City Hall.
WATCHING LIVE VIA YOUTUBE:To watch the meeting live please visit the City’s webpage
at https://cityofmenifee.us/agendas and click on the YouTube icon () to the right of the specific
meeting date. Please note the YouTube icon will only appear once the meeting has started.
REGULAR MEETING (6:00PM)
1.CALL TO ORDER
2. ROLL CALL
3. PLEDGE OF ALLEGIANCE
4. PRESENTATIONS NONE
5.AGENDA APPROVAL OR MODIFICATIONS
6. PUBLIC COMMENTS (NONAGENDA ITEMS)
This is the time for members of the public to address the Commission about items which are NOT listed
on the agenda. The Ralph M. Brown Act limits the Commission’s ability to respond to comments on non
agendized matters at the time such comments are made. Each speaker will be limited to three minutes
on any single item. Please sign up in person at the kiosk or online at https://cityofmenifee.us/agendas.
7. APPROVAL OF MINUTES
7.1 June 23, 2021 Planning Commission Minutes
8. CONSENT CALENDAR NONE
9. PUBLIC HEARING ITEMS
9.1 “Newport Pointe Commercial Center” Conditional Use Permit No. PLN190044, Plot
Plan No. PLN190045, Parcel Map No. PLN190047, Minor Conditional Use Permit No.
PLN200359 and Sign Program No. PLN190046
RECOMMENDED ACTION
1. Conduct a Public Hearing; and,
2. Adopt a Resolution adopting a Mitigated Negative Declaration, based on the
findings incorporated in the Initial Study and the conclusion that the project will
not have a significant effect on the environment; and,
3. Adopt a Planning Commission Resolution approving Tentative Parcel Map No.
37071 (PLN190047) subject to the attached conditions of approval, and based
upon the findings and conclusions; and,
4. Adopt a Planning Commission Resolution approving Plot Plan No. PLN190045
and Sign Program PLN19046, based upon the findings and conclusions; and,
5. Adopt a Planning Commission Resolution approving Conditional Use Permit
No. PLN190044 to allow for the drivethru car wash, subject to the attached
Conditions of Approval, and based upon the findings and conclusions; and,
6. Adopt a Planning Commission Resolution approving Minor Conditional Use
Permit No. PLN200359 for the sale of beer, wine and spirits for offpremise
consumption and Public Convenience and Necessity findings for Building No. 1,
subject to the attached Conditions of Approval, and based upon the findings and
conclusions.
10. DISCUSSION ITEMS
10.1 Discussion of Service Stations, Car Wash Businesses and Drivethru Restaurants
RECOMMENDED ACTION
1. Review the report and provide direction to staff as it relates to service stations,
car wash businesses and drivethru restaurant projects in the City.
11. COMMUNITY DEVELOPMENT DIRECTOR COMMENTS
12. COMMISSIONER REPORTS ON COMMITTEE ACTIVITIES
13. FUTURE AGENDA REQUESTS FROM PLANNING COMMISSIONERS
14.ADJOURN
Decorum Policy Notes
For information on how to participate in the meeting, please visit the City’s webpage
at https://cityofmenifee.us/agendas. The Commission anticipates and encourages public participation at
its Commission meeting, both on agenda items and during the public comments period. Please turn
your cell phones off, refrain from talking in the audience or outbursts that may be disruptive. We
encourage participation and ask for a mutual respect for the proceedings.
Staff Reports
Materials related to an item on this agenda, including those submitted to the Commission after
distribution of the agenda packet, are available for public inspection by contacting Stephanie Roseen,
Deputy City Clerk, at (951) 6726777 during normal business hours.
Compliance with the Americans with Disabilities Act
If you need special assistance to participate in this meeting, you should contact Stephanie Roseen,
Deputy City Clerk at (951) 6726777. Notification 72 hours prior to the meeting will enable the City to
make reasonable arrangements to assure accessibility to this meeting.
City of Menifee Planning Commission
July 14,2021
Page 1 of 278
City Council Chambers29844 Haun RoadMenifee, CA 92586Benjamin Diederich, ChairRandy Madrid, ViceChairJeff LaDue, CommissionerChris Thomas, CommissionerDavid White, Commissioner AGENDA City of Menifee Planning Commission Regular Meeting AgendaWednesday, July 14, 20216:00 PM Regular MeetingCheryl Kitzerow, DirectorStephanie Roseen, ClerkPUBLIC MEETINGS ARE NOW OPEN TO THE PUBLIC AT FULL CAPACITY.Public comments are now being heard inperson. Sign up with staff at City Hall.WATCHING LIVE VIA YOUTUBE:To watch the meeting live please visit the City’s webpageat https://cityofmenifee.us/agendas and click on the YouTube icon () to the right of the specificmeeting date. Please note the YouTube icon will only appear once the meeting has started.REGULAR MEETING (6:00PM)1.CALL TO ORDER 2. ROLL CALL 3. PLEDGE OF ALLEGIANCE 4. PRESENTATIONS NONE 5.AGENDA APPROVAL OR MODIFICATIONS 6. PUBLIC COMMENTS (NONAGENDA ITEMS)This is the time for members of the public to address the Commission about items which are NOT listedon the agenda. The Ralph M. Brown Act limits the Commission’s ability to respond to comments on nonagendized matters at the time such comments are made. Each speaker will be limited to three minuteson any single item. Please sign up in person at the kiosk or online at https://cityofmenifee.us/agendas.
7. APPROVAL OF MINUTES
7.1 June 23, 2021 Planning Commission Minutes
8. CONSENT CALENDAR NONE
9. PUBLIC HEARING ITEMS
9.1 “Newport Pointe Commercial Center” Conditional Use Permit No. PLN190044, Plot
Plan No. PLN190045, Parcel Map No. PLN190047, Minor Conditional Use Permit No.
PLN200359 and Sign Program No. PLN190046
RECOMMENDED ACTION
1. Conduct a Public Hearing; and,
2. Adopt a Resolution adopting a Mitigated Negative Declaration, based on the
findings incorporated in the Initial Study and the conclusion that the project will
not have a significant effect on the environment; and,
3. Adopt a Planning Commission Resolution approving Tentative Parcel Map No.
37071 (PLN190047) subject to the attached conditions of approval, and based
upon the findings and conclusions; and,
4. Adopt a Planning Commission Resolution approving Plot Plan No. PLN190045
and Sign Program PLN19046, based upon the findings and conclusions; and,
5. Adopt a Planning Commission Resolution approving Conditional Use Permit
No. PLN190044 to allow for the drivethru car wash, subject to the attached
Conditions of Approval, and based upon the findings and conclusions; and,
6. Adopt a Planning Commission Resolution approving Minor Conditional Use
Permit No. PLN200359 for the sale of beer, wine and spirits for offpremise
consumption and Public Convenience and Necessity findings for Building No. 1,
subject to the attached Conditions of Approval, and based upon the findings and
conclusions.
10. DISCUSSION ITEMS
10.1 Discussion of Service Stations, Car Wash Businesses and Drivethru Restaurants
RECOMMENDED ACTION
1. Review the report and provide direction to staff as it relates to service stations,
car wash businesses and drivethru restaurant projects in the City.
11. COMMUNITY DEVELOPMENT DIRECTOR COMMENTS
12. COMMISSIONER REPORTS ON COMMITTEE ACTIVITIES
13. FUTURE AGENDA REQUESTS FROM PLANNING COMMISSIONERS
14.ADJOURN
Decorum Policy Notes
For information on how to participate in the meeting, please visit the City’s webpage
at https://cityofmenifee.us/agendas. The Commission anticipates and encourages public participation at
its Commission meeting, both on agenda items and during the public comments period. Please turn
your cell phones off, refrain from talking in the audience or outbursts that may be disruptive. We
encourage participation and ask for a mutual respect for the proceedings.
Staff Reports
Materials related to an item on this agenda, including those submitted to the Commission after
distribution of the agenda packet, are available for public inspection by contacting Stephanie Roseen,
Deputy City Clerk, at (951) 6726777 during normal business hours.
Compliance with the Americans with Disabilities Act
If you need special assistance to participate in this meeting, you should contact Stephanie Roseen,
Deputy City Clerk at (951) 6726777. Notification 72 hours prior to the meeting will enable the City to
make reasonable arrangements to assure accessibility to this meeting.
City of Menifee Planning Commission
July 14,2021
Page 2 of 278
City Council Chambers29844 Haun RoadMenifee, CA 92586Benjamin Diederich, ChairRandy Madrid, ViceChairJeff LaDue, CommissionerChris Thomas, CommissionerDavid White, Commissioner AGENDA City of Menifee Planning Commission Regular Meeting AgendaWednesday, July 14, 20216:00 PM Regular MeetingCheryl Kitzerow, DirectorStephanie Roseen, ClerkPUBLIC MEETINGS ARE NOW OPEN TO THE PUBLIC AT FULL CAPACITY.Public comments are now being heard inperson. Sign up with staff at City Hall.WATCHING LIVE VIA YOUTUBE:To watch the meeting live please visit the City’s webpageat https://cityofmenifee.us/agendas and click on the YouTube icon () to the right of the specificmeeting date. Please note the YouTube icon will only appear once the meeting has started.REGULAR MEETING (6:00PM)1.CALL TO ORDER 2. ROLL CALL 3. PLEDGE OF ALLEGIANCE 4. PRESENTATIONS NONE 5.AGENDA APPROVAL OR MODIFICATIONS 6. PUBLIC COMMENTS (NONAGENDA ITEMS)This is the time for members of the public to address the Commission about items which are NOT listedon the agenda. The Ralph M. Brown Act limits the Commission’s ability to respond to comments on nonagendized matters at the time such comments are made. Each speaker will be limited to three minuteson any single item. Please sign up in person at the kiosk or online at https://cityofmenifee.us/agendas.7. APPROVAL OF MINUTES 7.1 June 23, 2021 Planning Commission Minutes8. CONSENT CALENDAR NONE 9. PUBLIC HEARING ITEMS 9.1 “Newport Pointe Commercial Center” Conditional Use Permit No. PLN190044, PlotPlan No. PLN190045, Parcel Map No. PLN190047, Minor Conditional Use Permit No.PLN200359 and Sign Program No. PLN190046RECOMMENDED ACTION1. Conduct a Public Hearing; and,2. Adopt a Resolution adopting a Mitigated Negative Declaration, based on thefindings incorporated in the Initial Study and the conclusion that the project willnot have a significant effect on the environment; and,3. Adopt a Planning Commission Resolution approving Tentative Parcel Map No.37071 (PLN190047) subject to the attached conditions of approval, and basedupon the findings and conclusions; and,4. Adopt a Planning Commission Resolution approving Plot Plan No. PLN190045and Sign Program PLN19046, based upon the findings and conclusions; and,5. Adopt a Planning Commission Resolution approving Conditional Use PermitNo. PLN190044 to allow for the drivethru car wash, subject to the attachedConditions of Approval, and based upon the findings and conclusions; and,6. Adopt a Planning Commission Resolution approving Minor Conditional UsePermit No. PLN200359 for the sale of beer, wine and spirits for offpremiseconsumption and Public Convenience and Necessity findings for Building No. 1,subject to the attached Conditions of Approval, and based upon the findings andconclusions.10. DISCUSSION ITEMS 10.1 Discussion of Service Stations, Car Wash Businesses and Drivethru RestaurantsRECOMMENDED ACTION1. Review the report and provide direction to staff as it relates to service stations,car wash businesses and drivethru restaurant projects in the City.11. COMMUNITY DEVELOPMENT DIRECTOR COMMENTS 12. COMMISSIONER REPORTS ON COMMITTEE ACTIVITIES 13. FUTURE AGENDA REQUESTS FROM PLANNING COMMISSIONERS
14.ADJOURN
Decorum Policy Notes
For information on how to participate in the meeting, please visit the City’s webpage
at https://cityofmenifee.us/agendas. The Commission anticipates and encourages public participation at
its Commission meeting, both on agenda items and during the public comments period. Please turn
your cell phones off, refrain from talking in the audience or outbursts that may be disruptive. We
encourage participation and ask for a mutual respect for the proceedings.
Staff Reports
Materials related to an item on this agenda, including those submitted to the Commission after
distribution of the agenda packet, are available for public inspection by contacting Stephanie Roseen,
Deputy City Clerk, at (951) 6726777 during normal business hours.
Compliance with the Americans with Disabilities Act
If you need special assistance to participate in this meeting, you should contact Stephanie Roseen,
Deputy City Clerk at (951) 6726777. Notification 72 hours prior to the meeting will enable the City to
make reasonable arrangements to assure accessibility to this meeting.
City of Menifee Planning Commission
July 14,2021
Page 3 of 278
June 23, 2021
Page 1 of 5
City of Menifee Planning Commission
City Council Chambers City of Menifee
29844 Haun Road Planning Commission
Menifee, CA 92586 Regular Meeting Minutes
Benjamin Diederich, Chair
Randy Madrid, Vice Chair
Jeff LaDue, Commissioner
Chris Thomas, Commissioner
David White, Commissioner
MINUTES
Wednesday, June 23, 2021
6:00 PM Regular Meeting
Cheryl Kitzerow, Director
Stephanie Roseen, Clerk
REGULAR MEETING (6:00 PM)
1. CALL TO ORDER
Chair Diederich called the meeting to order at 6:02 PM.
2.ROLL CALL
Present: Benjamin Diederich, Jeff LaDue, Randy Madrid, Chris Thomas, David White
Absent: None
3. PLEDGE OF ALLEGIANCE
Vice Chair Madrid led the flag salute.
4. PRESENTATIONS - NONE
5. AGENDA APPROVAL OR MODIFICATIONS
The agenda was approved unanimously (5-0) with no modifications.
6. PUBLIC COMMENTS (NON-AGENDA ITEMS)
Deputy City Clerk Stephanie Roseen stated the Commission had received correspondence.
7. APPROVAL OF MINUTES
7.1 May 12, 2021 Planning Commission Minutes
The minutes were approved unanimously (5-0) with no modifications.
8. CONSENT CALENDAR – NONE
9. PUBLIC HEARING ITEMS
9.1 “Motte Country Plaza Gas Station, Car Wash and Chinese Bistro Relocation” - Plot
Plan No. 2018-300, Conditional Use Permit Nos. 2018-301 and 2018-302 & Tentative
Parcel Map No. 2018-320
Item Title:7.1 June 23,2021 Planning Commission Minutes
Item Page Number:1
June 23, 2021
Page 2 of 5
City of Menifee Planning Commission
Community Development Director Cheryl Kitzerow introduced Senior Planner Ryan
Fowler. Mr. Fowler provided a presentation and reported on the project location;
general plan land use; zoning; project description; Plot Plan No. 2018-300;
Conditional Use Permit (CUP) No. 2018-301; CUP No. 2018-302; Tentative Parcel
Map No. 2018-320; project background; site layout; circulation; landscaping;
architecture; public convenience and necessity; environmental determination; staff
recommendations; and revised Conditions of Approval memo provided by the
Engineering Department.
The Commissioners inquired about the parking spaces; location of existing train car;
and definition of minor and major development as referenced in the Engineering
Conditions of Approval memo.
Chair Diederich opened the public hearing at 6:23 PM. Deputy City Clerk Stephanie
Roseen stated the public hearing was legally noticed and there was no
correspondence received and there were no public comments.
Mike Naggar, applicant representative, commented on the project improvements
and memo regarding the proposed revisions to the Conditions of Approval.
Applicant Marwan Alabbasi commented on the proposed project, previous work near
the City, and improvements agreed upon. Mr. Alabbasi stated his concern on the
proposed modified Conditions of Approval regarding ultimate street improvements and
agreed to the interim improvements.
Commissioner Thomas inquired about the street improvements along the project
frontage, asked staff for clarification on the revised Conditions of Approval for the
future ultimate improvements and the proposed deferral agreement.
Assistant City Engineer Yolanda Macalalad clarified the interim improvements and
Condition of Approval for ultimate improvement fronting the parcel and the deferral
agreement.
Commissioner Thomas inquired about payment for the ultimate improvements by
California Department of Transportation (CalTrans).
Mr. Alabbasi stated concerns regarding posting securities for the ultimate
improvements. Ms. Macalalad clarified that the deferral agreement stated
improvement securities for the ultimate improvements would be required to be posted
at the time of ultimate improvements.
Mr. Alabbasi and Mr. Naggar stated their concerns with the proposed modified
Conditions of Approval and asked the Commission to modify the Conditions of
Approval for only the interim improvements.
Chair Diederich asked if the applicant, for clarification, if they would agree to the
revised Conditions of Approval per the Engineering Memo.
Mr. Naggar and Mr. Alabbasi restated their concerns with the modified Conditions of
Approval, the Transportation Uniform Mitigation Fee (TUMF), and fair share
contribution fees.
Item Title:7.1 June 23,2021 Planning Commission Minutes
Item Page Number:2
June 23, 2021
Page 3 of 5
City of Menifee Planning Commission
Commissioner LaDue asked for clarification on the Conditions of Approval and the
requirement of posting securities. Ms. Macalalad provided clarification on posting
securities, TUMF, and fair share contributions.
Assistant City Attorney Thai Phan stated if the applicant did not agree to the modified
Conditions of Approval, the Commission had the option to continue the item to a later
date to allow time for the applicant and City staff to review the Conditions of Approval.
Ms. Phan also provided clarification on the purpose of the deferral agreement.
Commissioner Thomas and Vice Chair Madrid stated their concern regarding the
future requirement to post securities at an unknown amount.
Ms. Phan and Ms. Kitzerow provided clarification regarding the deferral agreement
and options provided to the applicant for the project to move forward.
Mr. Alabbasi stated he would like to have the Commission’s approval with striking
Condition of Approval No. 171, but stated they were not in favor of continuing the item
to a future date.
The Commission inquired about the memo with revised Conditions of Approval. Ms.
Macalalad stated the revisions were for clarification purposes only regarding timing of
the deferral agreement.
Mr. Alabbasi asked for the Commission’s approval, modifying Condition of Approval
No. 171 to state that only the interim improvements are required. Chair Diederich
stated the Commission would ask for a continuance to allow staff time with the
applicant. Mr. Alabbasi stated he was not in favor of the item being continued and
would be in favor of the item, as presented, to obtain approval.
Ms. Macalalad provided clarification on Condition of Approval No. 172 and 84 as
modified.
Commissioner Thomas clarified that the City was only asking for improvements on
Parcel 2. Ms. Macalalad stated the City could have asked for frontage improvements
on Parcel 1 also, however in effort to work with the developer for the project to move
forward, the City agreed to not require Parcel 1 improvements.
Chair Diederich closed the public hearing at 7:22 PM.
Vice Chair Madrid stated he was in favor of approving the item as presented by staff
or approving a continuance.
Commissioner Thomas commented on the reasons he was in favor of approving the
item as presented by staff.
Commissioner LaDue stated he agreed with Commissioner Thomas’s statement.
Item Title:7.1 June 23,2021 Planning Commission Minutes
Item Page Number:3
June 23, 2021
Page 4 of 5
City of Menifee Planning Commission
ACTION
Adopted Resolution No. PC21-533, adopting a Mitigated Negative Declaration for
Plot Plan No. 2018-300, Conditional Use Permit No. 2018-301, Conditional Use
Permit No. 2018-302 and Tentative Parcel Map No. 2018-320 (TPM 37992).
MOVER: Jeff LaDue
SECONDER: Chris Thomas
AYES: LaDue, Thomas, White, Madrid, Diederich
NAYS: None
RECUSE: None
ACTION
Adopted Resolution No. PC21-534, approving Plot Plan No. 2018-300 and revised
Conditions of Approval as presented by staff.
MOVER: David White
SECONDER: Randy Madrid
AYES: LaDue, Thomas, White, Madrid, Diederich
NAYS: None
RECUSE: None
ACTION
Adopted Resolution No. PC21-535, approving Conditional Use Permit No. 2018-
302.
MOVER: Randy Madrid
SECONDER: Chris Thomas
AYES: LaDue, Thomas, White, Madrid, Diederich
NAYS: None
RECUSE: None
ACTION
Adopted Resolution No. PC21-536, approving Conditional Use Permit No. 2018-
301.
MOVER: Jeff LaDue
SECONDER: Chris Thomas
AYES: LaDue, Thomas, White, Madrid, Diederich
NAYS: None
RECUSE: None
ACTION
Adopted Resolution No. PC21-537, approving Tentative Parcel Map No. 2018-320
(TPM No. 37992) and revised Conditions of Approval as presented by staff.
MOVER: Randy Madrid
SECONDER: Chris Thomas
AYES: LaDue, Thomas, White, Madrid, Diederich
NAYS: None
RECUSE: None
Item Title:7.1 June 23,2021 Planning Commission Minutes
Item Page Number:4
June 23, 2021
Page 5 of 5
City of Menifee Planning Commission
10. DISCUSSION ITEMS - None
11. COMMUNITY DEVELOPMENT DIRECTOR COMMENTS
Community Development Director Cheryl Kitzerow provided an update on the new
businesses coming to the City of Menifee, announced there would be an Environmental
Scoping Meeting on Tuesday, June 29, 2021, at City Hall at 6:00 PM, and stated there
would be an Environmental Justice Policies Meeting on Wednesday, June 30, 2021, at the
Motte Country Museum. Ms. Kitzerow also stated the Housing Element Draft was available
for public review from June 15, 2021 through July 15, 2021 and the City would be hosting
an Independence Day event on June 26, 2021.
12. COMMISSIONER REPORTS ON COMMITTEE ACTIVITIES
None.
13. FUTURE AGENDA REQUESTS FROM PLANNING COMMISSIONERS
Community Development Director Cheryl Kitzerow stated the previous future agenda item
request was scheduled to be presented to the Commission at the July 14, 2021 meeting.
14. ADJOURN
Chair Diederich adjourned the meeting at 7:33 PM.
Stephanie Roseen, CMC
Deputy City Clerk
Item Title:7.1 June 23,2021 Planning Commission Minutes
Item Page Number:5
CITY OF MENIFEE
SUBJECT: “Newport Pointe Commercial Center” - Conditional Use
Permit No. PLN19-0044, Plot Plan No. PLN19-0045, Parcel
Map No. PLN19-0047, Minor Conditional Use Permit No.
PLN20-0359 and Sign Program No. PLN19-0046
MEETING DATE: July 14, 2021
TO: Planning Commission
PREPARED BY: Tamara Harrison, Senior Planner
REVIEWED BY: Orlando Hernandez, Planning Manager
APPROVED BY: Cheryl Kitzerow, Community Development Director
APPLICANT: Salim Development, c/o Scott Yorkison
--------------------------------------------------------------------------------------------------------
RECOMMENDED ACTION
1. Conduct a Public Hearing; and
2.Adopt a Resolution adopting a Mitigated Negative Declaration, based on the findings
incorporated in the Initial Study and the conclusion that the project will not have a significant
effect on the environment; and
3. Adopt a Planning Commission Resolution approving Tentative Parcel Map No. 37071
(PLN19-0047) subject to the attached conditions of approval, and based upon the findings
and conclusions; and
4. Adopt a Planning Commission Resolution approving Plot Plan No. PLN19-0045 and Sign
Program PLN19-046, based upon the findings and conclusions; and
5. Adopt a Planning Commission Resolution approving Conditional Use Permit No. PLN19-0044
to allow for the drive-thru car wash, subject to the attached Conditions of Approval, and based
upon the findings and conclusions; and
6. Adopt a Planning Commission Resolution approving Minor Conditional Use Permit No.
PLN20-0359 for the sale of beer, wine and spirits for off-premise consumption and Public
Convenience and Necessity findings for Building No. 1, subject to the attached Conditions of
Approval, and based upon the findings and conclusions.
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:1
City of Menifee Planning Commission
“Newport Pointe Commercial Center”
July 14, 2021
Page 2 of 15
5
6
6
PROJECT DESCRIPTION
Conditional Use Permit No. PLN19-0044 and Plot Plan No. PLN19-0045 proposes the
development of a commercial center at the southwest corner of Newport Road and Evans Road
on an approximate 11.14-acre site. The project proposes seven (7) buildings totaling
approximately 84,211 square feet and 415 parking stalls. More specifically, the breakdown of
building square footage and use information is as follows:
1. Building 1 (Grocery with Off-site Alcohol Sales) – 18,041 square feet.
2. Building 2 (Drive-thru Carwash) – 4,010 square feet.
3. Building 3 (Drive-thru restaurant) – 1,800 square feet.
4. Building 4 (Restaurant/Retail) – 7,360 square feet.
5. Building 5 (Restaurant/Retail) – 3,010 square feet.
6. Building 6 (Daycare) – 9,990 square feet.
7. Building 7 (Gym/Fitness) – 40,000 square feet.
Parcel Map PLN19-0047 proposes to subdivide 11.14 acres into 6 commercial parcels and one
lettered lot that range in size from 0.30 acres to 3.47 acres.
Minor Conditional Use Permit No. PLN20-0359 proposes off-site alcohol sales (Type 21
license) and Public Convenience and Necessity findings for Building 1 (grocery) of the project.
Sign Program No. PLN19-0046 proposes a master sign program for the Newport Pointe
Commercial development. The sign program includes regulations for tenant signage and includes
free-standing and wall mounted regulations.
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:2
City of Menifee Planning Commission
“Newport Pointe Commercial Center”
July 14, 2021
Page 3 of 15
5
6
6
LOCATION
The subject site is located in the Newport Estates Specific Plan No. 140 (SP #140). More
specifically, the project site is located at the southwest corner of Newport Road and Evans Road
(APN: 360-020-051).
GENERAL PLAN/ZONING
General Plan
The General Plan land use designation of the site is Newport Estates Specific Plan No. 140 (SP
#140). More specifically, the site is located within Planning Area No. 7 (Commercial) which allows
for a variety of commercial uses. The General Plan states that the purpose of a Specific Plan is
to provide detailed policies, standards, and criteria for the development and redevelopment of an
area. The Specific Plan states that the commercial uses (Planning Area No. 7) will serve not only
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:3
City of Menifee Planning Commission
“Newport Pointe Commercial Center”
July 14, 2021
Page 4 of 15
5
6
6
the residents of Newport Estates (the Specific Plan area) but also the region, because of its
location along Newport Road. The provision of commercial uses is important not only for
convenience, but also to satisfy commercial needs of the existing and future population of the
area.
To the north of the project site are properties designated 2.1-5 Residential (2.1-5 R) and Public
Facilities. To the east are properties designated Economic Development Corridor (EDC) and to
the west are properties designated 2.1-5R. To the south are properties designated SP #140
which is the same designation as the project site.
Zoning
The Project site is zoned Specific Plan (SP #140), Planning Area 7 (Commercial). Surrounding
zoning classifications include SP 140, Planning Area 1 (Medium Residential) and Planning Area
6C (Park/Detention Basin) to the south, EDC to the east, Low Density Residential-2 (LDR-2) to
the west and Public Facilities and LDR-2 to the north of the project site which are all compatible
with the zoning for the Project site.
The Project is consistent with SP #140, Planning Area 7’s list of allowable uses and the design of
the Project is consistent with the development standards and design guidelines of the Specific
Plan.
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:4
City of Menifee Planning Commission
“Newport Pointe Commercial Center”
July 14, 2021
Page 5 of 15
5
6
6
DISCUSSION
Site Layout
As mentioned in the project description, the project includes the construction and operation of an
84,211 sq. ft. retail center on an approximately 11.14-acre vacant site. The proposal includes a
total of seven (7) buildings ranging in size from 1,800 sq. ft. to 40,000 sq. ft. The layout of the
project provides adequate vehicular and truck circulation, meets ADA accessibility requirements,
and provides pedestrian connectivity throughout center with many areas containing wooden
trellises along the walkways and a public plaza gathering area. Entryways into the development
would include integrated signage and decorative screening and decorative paving to highlight the
entrances to the project. Decorative lighting fixtures, plaza pedestrian lighting, and raised
concrete planter boxes would be installed throughout the development. The project site also
provides adequate queuing for both the fast-food restaurant and the car wash. Although the site
plan shows inadequate stacking for proposed Building No. 3 (drive-thru restaurant), the project
has been conditioned for review of the placement of the menu board and vehicle stacking prior to
building permit issuance.
Furthermore, the project has been designed with the existing residential developments to the
south and the west in mind, as an approximately 8’ wall and landscaping buffer will be installed
along the southern and western property lines of the site to provide a buffer between the uses as
required by the specific plan.
Site Plan
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:5
City of Menifee Planning Commission
“Newport Pointe Commercial Center”
July 14, 2021
Page 6 of 15
5
6
6
Parcel Map
Circulation
Access to the proposed development will be from driveways along Newport Road and Evans
Road. The frontage along Newport Road will have three driveways, and the eastern and western
driveways will be limited to right-in right-out traffic movements. The center driveway from Newport
will allow right-in and right-out traffic, but the driveway will also include a half signal that will allow
left turns into the development for vehicles traveling west on Newport Road. The Evans Road
driveway will allow full traffic movements.
The project will dedicate additional right-of way along Newport Road, pave an additional
eastbound lane on the south side of Newport Road, and construct a raised median within the
center of Newport Road.
Access/Driveway Locations
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:6
City of Menifee Planning Commission
“Newport Pointe Commercial Center”
July 14, 2021
Page 7 of 15
5
6
6
Parking
Per the Menifee Municipal Code, a total of 415 parking stalls are required for the proposed project
based on the uses included in the proposal. The project proposes a total of 480 parking stalls
(460 standard stalls and 20 ADA stalls). Therefore, the project exceeds the amount of parking
required for the proposal.
Landscaping
A total of 175,533 sq. ft. of landscape is proposed throughout the project site. The project is
required to provide landscaping within ten percent (10%) of the project site, which equates to
approximately 43,011 sq. ft. Therefore, the project far exceeds the minimum landscaping
requirement. The proposed landscaping is also consistent with SP #140.
Architecture
Architecture for the proposed buildings is flat-roof contemporary with exterior building materials
consisting of concrete, insulated glazing, masonry base, clear float glass, metal canopies,
trellises and louvre panels, metal and fabric awnings, and stucco cement plaster, among others.
The proposed architecture for the buildings will remain consistent with the existing character of
the area and the surrounding buildings. Enhanced architectural detailing has been incorporated
into the building design in an effort to maintain visual interest throughout the project site.
Conceptual elevations for the grocery, drive-thru car wash, drive-thru restaurant and gym/fitness
center are shown below.
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:7
City of Menifee Planning Commission
“Newport Pointe Commercial Center”
July 14, 2021
Page 8 of 15
5
6
6
Grocery Store Elevations
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:8
City of Menifee Planning Commission
“Newport Pointe Commercial Center”
July 14, 2021
Page 9 of 15
5
6
6
Drive-thru Car Wash Elevations
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:9
City of Menifee Planning Commission
“Newport Pointe Commercial Center”
July 14, 2021
Page 10 of 15
5
6
6
Drive-thru Restaurant Elevations
Gym/Fitness Elevations
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:10
City of Menifee Planning Commission
“Newport Pointe Commercial Center”
July 14, 2021
Page 11 of 15
5
6
6
Signage
A Master Sign Program is included in the overall proposal for the project. The proposed sign
program includes regulations for tenant signage including free-standing signs and wall signs
affixed to a building. Prior to the installation of any onsite advertising/signage, sign permits will be
required to be submitted to the Community Development Department for review and approval
against the Master Sign Program.
Per the sign program, monument signs will be installed at the following locations:
Center driveway along Newport Road (Driveway #2, as indicated above)
Project Entry treatment located at the southwest corner of Newport and Evans Roads
Driveway along Evans Road (Driveway #4, as indicated above)
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:11
City of Menifee Planning Commission
“Newport Pointe Commercial Center”
July 14, 2021
Page 12 of 15
5
6
6
Proposed Monument Sign Locations
Project Entry Treatment Elevation
Monument Sign #1 and #2 Elevation
Tentative Parcel Map
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:12
City of Menifee Planning Commission
“Newport Pointe Commercial Center”
July 14, 2021
Page 13 of 15
5
6
6
The project includes a Tentative Parcel Map that would create six parcels and one lettered lot
from the one existing parcel. Parcel sizes range from 0.30 acres to 3.47 acres. The proposed
uses will be located on the proposed parcels as follows:
Parcel No. 1 – Building 1 – Grocery
Parcel No. 2 – Building 2 – Drive-thru Car Wash
Parcel No. 3 – Building 3 – Drive-thru Restaurant
Parcel No. 4 – Buildings 4 and 5 – Retail/Restaurant
Parcel No. 5 – Building 6 - Daycare
Parcel No. 6 – Building 7 – Gym/Fitness
Conditional Use Permits and Public Convenience and Necessity
As previously stated, the project requires approval of a Conditional Use Permit to allow for the car
wash and a separate Conditional Use Permit for the sale of beer and wine for off-premises
consumption for the grocery store which includes findings of Public Convenience and Necessity.
The California Department of Alcoholic Beverage Control (ABC) determined that for this Census
Tract No. 427.42, there is currently an overconcentration (undue concentration) of off-site (Type
21) licenses. Per ABC, two (2) off sale licenses are allowed within the census tract; however, a
total of seven (7) Type 21 licenses have been permitted (and all licenses are currently active with
one license in a “surrender” status). The seven (7) off sale licenses issued within the census tract
are as follows:
i. Target
ii. Beverages and More (surrender status)
iii. Menifee Car Wash – SE corner of Newport and Winterhawk Roads
iv. CVS Pharmacy – SE corner of Newport and Bradley Roads
v. Menifee Arco AM/PM – SW corner of Newport and Bradley Roads
vi. Texaco
vii. Aldi
Census Tract No 427.42 Boundary
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:13
City of Menifee Planning Commission
“Newport Pointe Commercial Center”
July 14, 2021
Page 14 of 15
5
6
6
Per Section 9.250.040 of the Menifee Municipal Code, the Planning Commission shall make a
finding of public convenience or necessity prior to ABC granting the license, when said retail liquor
license would be located in a census tract of undue concentration of retail liquor licenses (more
than 1 per 1,250 persons per census) tract.
The Resolution approving the Conditional Use Permit application includes findings supporting
approval of a finding of public convenience and necessity for the project.
The project is also required to install adequate lighting and a surveillance system, and comply
with ABC regulations. The project applicant will also be required to process lighting plans through
the Building and Safety Department. In addition, the applicant will be required to submit plans for
a security and surveillance system and install the system. The City of Menifee Police Department
will review said security plans.
ENVIRONMENTAL DETERMINATION
The City of Menifee Community Development Department has determined the above project will
not have a significant effect on the environment with incorporation of mitigation measures and
has recommended adoption of an Initial Study/Mitigated Negative Declaration (IS/MND). The
twenty-(20)-day public review period for the IS/MND occurred from June 19, 2021 to July 9, 2021.
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:14
City of Menifee Planning Commission
“Newport Pointe Commercial Center”
July 14, 2021
Page 15 of 15
5
6
6
The IS/MND, as well as all its technical appendices, can be accessed for review on the City
website: https://www.cityofmenifee.us/325/Environmental-Notices-Documents.
FINDINGS
Findings for the Initial Study/Mitigated Negative Declaration, Plot Plan, Conditional Use
Permits/Public Convenience and Necessity, and Tentative Parcel Map are included in the
attached Resolutions for each.
PUBLIC NOTICE
Public notices were distributed on June 19, 2021 for the July 14, 2021 Planning Commission
hearing. Notices were published in a newspaper of general circulation (The Press Enterprise)
and notices were sent to owners within 1,000 feet of the project site boundaries and to all relevant
agencies and interested parties. On-site postings were provided.
ATTACHMENTS
1. Project Summary Table
2. ISMND Resolution
3. Mitigation Monitoring and Reporting Program
4. Parcel Map Resolution
5. Parcel Map COAs
6. Plot Plan Resolution
7. Plot Plan COAs
8. Conditional Use Permit Resolution
9. Conditional Use Permit COAs
10. Alcohol Sales and PNC Resolution
11. Alcohol Sales COAs
12. PM 37071
13. Site Plan
14. Floor Plans and Elevations
15. Concept Landscape
16. Sign Program
17. Noticing Package
18. Notice of Determination
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:15
SUMMARY
Summary of Pertinent Land Use and Policy Designations for Proposed Project
Category Information
General Plan
General Plan Land Use
Designation Newport Estates Specific Plan (SP 140)
Surrounding General Plan Land
Use Designation
North: 2.1-5 Residential (2.1-5R) and Public Facilities (PF)
South: Newport Estates Specific Plan (SP 140)
East: Economic Development Corridor – Newport Road (EDC-NR)
West: 2.1-5 Residential (2.1-5R)
Zoning
Zoning Designation Specific Plan No. 140, Planning Area 7 (Commercial)
Surrounding Zoning
Designations
North: Low Density Residential – 2 (LDR-2) and Public Facilities (PF)
South: Specific Plan No. 140, Planning Area 1 and 6C (Residential
and Park/Detention Basin)
East: Economic Development Corridor – Newport Road (EDC-NR)
West: Low Density Residential – 2 (LDR-2)
Other Information
Existing Use Vacant
Surrounding Uses
North: Single-Family Residential, Office and Senior Center
South: Single-Family Residential and Park/Detention Basin
East: Vacant
West: Single-Family Residential
Gross Acreage 11.14 acre
Square Footage 84,211
Assessor Parcel Numbers 360-020-051
Environmental Review Mitigated Negative Declaration
District Information
School: Menifee Union School District & Perris Union High School
District
Water: Eastern Municipal Water District
Flood Control: Riverside County Flood Control District (flood plain
review not required)
Fees Subsequent review fees on an hourly basis per Resolution No. 18-741
(Cost of Services Fee Study)
Letters Received No letters have been received as of the writing of this staff report.
Source: Planning case file and GIS system, June 2021
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:16
RESOLUTION NO. PC21-____
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
MENIFEE, CALIFORNIA ADOPTING A MITIGATED NEGATIVE
DECLARATION FOR CONDITIONAL USE PERMIT NO. PLN19-0044,
PLOT PLAN NO. PLN21-0045, TENTATIVE PARCEL MAP NO. PLN19-
0047 (PM37071), MINOR CONDITIONAL USE PERMIT NO. PLN20-
0359 AND SIGN PROGRAM NO. PLN19-0046 LOCATED AT THE
SOUTHWEST CORNER OF NEWPORT ROAD AND EVANS ROAD
WHEREAS, on October 3, 2019, the applicant, Salim Development, on behalf of
ENOCH, LLC, filed a formal application with the City of Menifee for the approval of Plot
Plan No. PLN19-0045 for the construction and operation of a 84,211 sq. ft. commercial
center on 11.14 acres including (1) a 18,041 sq. ft. grocery store; (2) a 4,010 sq. ft.
drive-thru car wash; (3) a 1,800 sq. ft. drive-thru restaurant; (4) a 7,360 sq. ft.
restaurant/retail building; (5) a 3,010 sq. ft. restaurant/retail building; (6) a 9,990 sq. ft.
daycare and (7) a 40,000 sq. ft. gym/fitness center and,
WHEREAS, October 3, 2019, the applicant, Salim Development on behalf of
ENOCH, LLC, filed a formal application with the City of Menifee for the approval of
Conditional Use Permit No. PLN19-0044 to allow for the car-wash; and,
WHEREAS, October 3, 2019, the applicant, Salim Development on behalf of
ENOCH, LLC, filed a formal application with the City of Menifee for the approval of
Tentative Parcel Map No. PLN19-0047 (PM37071) for a commercial parcel map
subdividing 11.14 acres into six (6) commercial parcels and one (1) lettered lot that
range in size from 0.30 acres to 3.47 acres; and,
WHEREAS, October 3, 2019, the applicant, Salim Development on behalf of
ENOCH, LLC, filed a formal application with the City of Menifee for the approval of
Master Sign Program No. PLN19-0046 for the development; and,
WHEREAS, December 14, 2020, the applicant, Salim Development on behalf of
ENOCH, LLC, filed a formal application with the City of Menifee for the approval of Minor
Conditional Use Permit No. PLN20-0359 for the sale of alcoholic beverages for off-
premises consumption and Public Convenience and Necessity findings for the grocery
store; and,
WHEREAS, pursuant to the requirements of the California Environmental Quality
Act (CEQA), an Initial Study (“IS”) and Mitigated Negative Declaration (“MND”) have
been prepared to analyze and mitigate the project's potentially significant environmental
impacts; and,
WHEREAS, the twenty-(20)-day public review period for the IS/MND occurred
between June 19, 2021 to July 9, 2021. The public review period was publicly noticed
by a publication in a newspaper of general circulation, notice to owners within 1,000 feet
of the Project site boundaries, and notice to related agencies and government agencies;
and,
WHEREAS, no comments on the IS/MND were received during the public review
period; and
WHEREAS, on July 14, 2021, the Planning Commission held a duly noticed
public hearing on the project, considered all public testimony as well as all materials in
the staff report and accompanying documents, which hearing was publicly noticed by a
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:17
Page 2 of 3
IS/MND for Newport Pointe Commercial
July 14, 2021
publication in the newspaper of general circulation, an agenda posting, onsite sign
postings, and notice to property owners and occupants within 1,000 feet of the project
boundaries, and to persons requesting public notice; and
WHEREAS, the City has complied with CEQA and the IS/MND is an accurate
and objective statement that fully complies with CEQA, the CEQA Guidelines and
represents the independent judgment of the City; and
WHEREAS, no evidence of new significant impacts or increased severity of
environmental impacts, as defined by CEQA Guidelines Section 15088.5, have been
received by the City after circulation of the draft IS/MND which would require re-
circulation.
NOW, THEREFORE, the Planning Commission of the City of Menifee makes the
following findings as established by the CEQA:
Section 1.The Planning Commission finds on the basis of the evidence presented and
the whole record before it, including the draft IS/MND, and any comments
received, that there is no substantial evidence that the project, as mitigated,
will have a significant effect on the environment.
Section 2.The Planning Commission finds that the Mitigation Monitoring Plan
(“MMP”), which is incorporated into the project’s Conditions of Approval,
and a copy of which is attached hereto as Exhibit “1” and incorporated
herein by reference, will assure compliance with the mitigation measures
during project implementation.
Section 3.The Planning Commission finds that the adoption of the IS/MND reflects the
Planning Commission’s independent judgment and analysis.
Section 4.The IS/MND, all documents referenced in the MND, and the record of
proceedings on which the Planning Commission’s decision is based, are
located at City of Menifee City Hall at 29844 Haun Road, Menifee, CA
92586 and the custodian of record of proceedings is the City of Menifee
City Clerk.
Section 5.The Planning Commission adopts an IS/MND for the project including but
not limited to the Mitigation and Monitoring Plan as attached to the IS/MND.
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:18
Page 3 of 3
IS/MND for Newport Pointe Commercial
July 14, 2021
PASSED, APPROVED AND ADOPTED this 14th day of July 2021.
_________________________
Benjamin Diederich, Chairman
Attest:
Stephanie Roseen, Deputy City Clerk
Approved as to form:
Thai Phan, Assistant City Attorney
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:19
1 | P a g e M a y 2 0 2 1
Newport Pointe Commercial Center Project
MITIGATION MONITORING AND REPORTING PROGRAM
PROJECT NAME: Newport Pointe Commercial Center Project
PROJECT MANAGER:Tamara Harrison, Senior Planner, City of Menifee
PROJECT DESCRIPTION:The Project consists of a Tentative Parcel Map (TPM No. 37071) for the subdividing of 11.14 gross acres into 6
commercial parcels including one lettered lot to range in size from 0.30 acres to 3.47 acres. The Project includes a
CUP (CUP No. PLN-0044) for the proposed drive-thru carwash situated in Building 2, and a Minor CUP (CUP No.
PLN20-0359) for the permitting of Off-site Alcohol Sales and Public Convenience and Necessity findings for the
proposed grocery store situated in Building 1. Overall, the Project proposes the construction of 84,211 square feet
(SF) of commercial development consisting of seven buildings including an 18,041-SF Grocery store; a 4,050-SF drive-
thru car wash; three restaurant/retail buildings totaling 11,170 SF (individual areas of each building are 1,800 SF,
7,360 SF, and 3,010 SF); a 9,990-SF day care; and a 40,000-SF fitness facility.
PROJECT LOCATION:The project site is approximately 11.14 acres and is located in the central portion of the City (Assessor’s Parcel
Number [APN] 360-020-051). Regional access to the project site is provided via I-215. Local access is provided via
Newport Road, one of the City’s major corridors.
INTRODUCTION:This document is the Mitigation Monitoring and Reporting Program (MMRP) for the Newport Pointe Commercial Center
Project. An MMRP is required for the proposed project because the Initial Study/Mitigated Negative Declaration
(IS/MND) has identified significant adverse impacts, and measures have been identified to mitigate those impacts.
This MMRP has been prepared pursuant to Section 21081.6 of the California Public Resources Code, which requires
public agencies to “adopt a reporting and monitoring program for the changes made to the project or conditions of
project approval, adopted in order to mitigate or avoid significant effects on the environment.”
As the lead agency, the City of Menifee Community Development Department will be responsible for monitoring
compliance with all mitigation measures. The MMRP identifies the parties with the responsibility for ensuring the
measure is completed; however, it is expected that one or more departments will coordinate efforts to ensure
compliance.
The MMRP is presented in tabular form on the following pages. The components of the MMRP are described briefly
below.
Source and Mitigation Measure: The mitigation measures are taken from the IS/MND, in the same order they
appear in the IS/MND.
Timing: Identifies at which stage of the project the mitigation must be completed.
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional
Use Permit No.PLN20-0359 and Sign Program No.PLN19-0046
Item Page Number:20
2 | P a g e M a y 2 0 2 1
Monitoring Responsibility: Identifies the department in the City with responsibility for mitigation monitoring.
Date Completed and Signature: Provides a contact who reviewed the mitigation measure and the date the
measure was determined complete.
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional
Use Permit No.PLN20-0359 and Sign Program No.PLN19-0046
Item Page Number:21
3 | P a g e M a y 2 0 2 1
Mitigation Monitoring and Reporting Program Matrix
Newport Pointe Commercial Center Project
SOURCE MITIGATION MEASURE TIMING
MONITORI
NG
DATE
COMPLETED SIGNATURE
BIOLOGICAL RESOURCES
Draft MND
Section 4.4 –
Biological
Resources
Biological Resources Mitigation Measure 1
(BIO-1)
A pre-construction clearance survey shall be
conducted as required by the MSHCP, to ensure
that project-related activities avoid direct take of
BUOWs that may be located on or within 500 feet
of the project impact area. In accordance with the
Burrowing Owl Survey Instructions for the Western
Riverside Multiple Species Habitat Conservation
Plan Area, one (1) preconstruction clearance
survey shall be conducted no more than thirty (30)
days prior to initiating ground disturbance activities
to avoid direct take of BUOW. If BUOWs or
occupied burrows are found during the pre-
construction clearance survey, a BUOW avoidance
and minimization plan shall be prepared and
submitted to the Western Riverside County
Regional Conservation Authority (RCA) and the
CDFW for approval prior to initiating project
activities.
Beginning prior to
ground disturbing
activities.
Planning
Department
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional
Use Permit No.PLN20-0359 and Sign Program No.PLN19-0046
Item Page Number:22
RESOLUTION NO. PC21- _____
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
MENIFEE, CALIFORNIA APPROVING TENTATIVE PARCEL MAP NO.
PLN19-0047 (TPM NO. 37071) FOR THE COMMERCIAL SUBDIVISION
OF 11.14 GROSS ACRES INTO SIX (6) COMMERCIAL PARCELS AND
ONE LETTERED LOT LOCATED ON THE SOUTHWEST CORNER OF
NEWPORT ROAD AND EVANS ROAD
WHEREAS, October 3, 2019, the applicant, Salim Development on behalf of
ENOCH, LLC, filed a formal application with the City of Menifee for the approval of
Tentative Parcel Map No. PLN19-0047 (37071) for a commercial parcel map subdividing
11.14 acres into six (6) commercial parcels and one (1) lettered lot that range in size
from 0.30 acres to 3.47 acres; and,
WHEREAS, on October 3, 2019, the applicant, Salim Development, on behalf of
ENOCH, LLC, filed a formal application with the City of Menifee for the approval of Plot
Plan No. PLN19-0045 for the construction and operation of a 84,211 sq. ft. commercial
center on 11.14 acres including (1) a 18,041 sq. ft. grocery store; (2) a 4,010 sq. ft.
drive-thru car wash; (3) a 1,800 sq. ft. drive-thru restaurant; (4) a 7,360 sq. ft.
restaurant/retail building; (5) a 3,010 sq. ft. restaurant/retail building; (6) a 9,990 sq. ft.
daycare and (7) a 40,000 sq. ft. gym/fitness center and,
WHEREAS, October 3, 2019, the applicant, Salim Development on behalf of
ENOCH, LLC, filed a formal application with the City of Menifee for the approval of
Conditional Use Permit No. PLN19-0044 to allow for the car-wash; and,
WHEREAS, October 3, 2019, the applicant, Salim Development on behalf of
ENOCH, LLC, filed a formal application with the City of Menifee for the approval of
Master Sign Program No. PLN19-0046 for the development; and,
WHEREAS, December 14, 2020, the applicant, Salim Development on behalf of
ENOCH, LLC, filed a formal application with the City of Menifee for the approval of Minor
Conditional Use Permit No. PLN20-0359 for the sale of alcoholic beverages for off-
premises consumption and Public Convenience and Necessity findings for the grocery
store; and,
WHEREAS, on July 14, 2021, the Planning Commission of the City of Menifee
held a public hearing on the Project, considered all public testimony as well as all
materials in the staff report and accompanying documents, regarding Tentative Parcel
Map No. PLN19-0047, which hearing was publicly noticed by a publication in The Press
Enterprise, a newspaper of general circulation, an agenda posting, onsite sign postings,
and notice to property owners within 1,000 feet of the Project boundaries, and to
persons requesting public notice; and
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the
City of Menifee makes the following Findings:
Section 1: The proposed subdivision and the design and improvements of the
subdivision is consistent with the Development Code, General Plan, any
applicable specific plan, and the Menifee Municipal Code.
Consistency with General Plan
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:23
Page 2 of 4
Tentative Parcel Map No. PLN19-0047 (37071)
July 14, 2021
The General Plan and Zoning designations of the site is Specific Plan No.
140 (Newport Estates). More specifically, the site is located within
Planning Area No. 7 (Commercial) which allows for a variety of
commercial uses. The proposed Tentative Parcel Map, a subdivision of
11.14 gross acres into six (6) parcels and one (1) lettered lot, meets the
requirements of the Specific Plan land use designation.
Properties to the north of the subject site are designated by the General
Plan as 2.1-5 Residential (2.1-5R) and Public Facilities (PF), properties to
the east are designated Economic Development Corridor (EDC) and
properties to the west are designated 2.1-5R. Properties to the south of
the subject site are also within the Newport Estates Specific Plan
The proposed subdivision has been determined to be consistent with
adopted Title 7, Subdivision Ordinance, of the Menifee Municipal Code.
Furthermore, the subdivision will also comply with the development
standards of the Newport Estates Specific Plan including minimum lot
size and dimensions, furthering the project’s consistency with the
Development Code, General Plan, the Town Center Specific plan and the
Menifee Municipal Code.
Section 2:The tentative map does not propose to divide land which is subject to a
contract entered into pursuant to the California Land Conservation Act of
1965, or the land is subject to a Land Conservation Act contract but the
resulting parcels following division of the land will be of an adequate size
to sustain their agricultural use.
The tentative parcel map does not involve parcels that are subject to the
California Land Conservation Act of 1965 or that contain existing
agricultural uses. Because this is not a parcel used for agricultural
purposes and is not subject to the California Land Conservation Act 1965,
subdividing the property from one parcel into six parcels and one lettered
lot will not affect the agricultural viability of the property.
Section 3:The site is physically suitable for the type and proposed density of
development proposed by the tentative map.
The Project site is generally flat with no significant grade changes and is
covered mostly in light seasonal grasses and a few mature trees and has
been generally disturbed from recent tilling and site weed abatement. The
site is suitable for the proposed density of development proposed by the
map.
Furthermore, the proposed project is consistent with the type of
development and density identified for the site by the Newport Estates
Specific Plan No. 140, Planning Area No. 1 (Commercial) which
envisioned a neighborhood shopping center. The site is being divided
through this parcel map in order to accommodate a commercial center.
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:24
Page 3 of 4
Tentative Parcel Map No. PLN19-0047 (37071)
July 14, 2021
Therefore, the proposed tentative parcel map is physically suitable for the
type and proposed density of development.
Section 4:The design of the subdivision and the proposed improvements, with
conditions of approval, are either: 1). Not likely to cause significant
environmental damage or substantially and avoidably injure fish or wildlife
or their habitat; or 2). Subject to an environmental impact report under
which a finding has been made pursuant to Public Resources Code
Section 21081(a)(3) that specific economic, social, or other
considerations make infeasible mitigation measures or project
alternatives identified in the environmental impact report.
Environmental impacts resulting from the proposal have been analyzed in
an Initial Study/Mitigated Negative Declaration (IS/MND). The IS/MND for
the project determined that the impacts to Biological Resources would be
less than significant with mitigation measures incorporated. The IS/MND
determined that the design of the subdivision would not likely cause
significant environmental damage or substantially and avoidably injure
fish or wildlife or their habitat.
Section 5: The design of the subdivision and the type of improvements are not likely
to cause serious public health problems.
Environmental impacts resulting from the proposal have been analyzed in
an Initial Study/Mitigated Negative Declaration (IS/MND). The IS/MND for
the project determined that the impacts would all be less than significant
or less than significant with mitigation measures incorporated.
Furthermore, the parcel map has been analyzed and conditioned as
necessary by the City’s Public Works and Engineering Department and
Building and Safety Departments, Riverside County Environmental
Health, and the Fire Marshal for any potential impacts. Therefore, the
design of the subdivision and the type of improvements are not likely to
cause serious public health problems.
Section 6: The design of the subdivision provides for future passive or natural
heating or cooling opportunities in the subdivision to the extent feasible
As a commercial subdivision of vacant land, opportunities for future
passive or natural heating or cooling would be included in the
development of the site. The proposed commercial development includes
a public plaza with shading opportunities and landscaped trellises have
been provided throughout the site for additional cooling opportunities.
Buildings within the development will also incorporate metal canopies and
fabric awnings for protection from the elements. Therefore, the design of
the subdivision provides for future passive or natural heating or cooling
opportunities to the extent feasible.
Section 7: The design of the subdivision and the type of improvements will not
conflict with easements acquired by the public at large for access through
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:25
Page 4 of 4
Tentative Parcel Map No. PLN19-0047 (37071)
July 14, 2021
or use of property within the proposed subdivision, or the design of the
alternate easements which are substantially equivalent to those
previously acquired by the public will be provided.
The commercial subdivision does not propose conflict with any
easements acquired by the public for access purposes. Access to
surrounding properties will remain unchanged as a result of the
subdivision.
Section 7: The subdivision is consistent with the City’s parkland dedication
requirements (per the Quimby Act), as applicable, in accordance with
Chapter 7.75 (Parkland Dedication and Fees).
Per Section 7.75.090 of the Menifee Municipal Code, commercial
subdivisions are exempt from Parkland and Dedication Fees. Therefore,
the project is consistent with the requirements found in Chapter 7.75.
BE IT FURTHER RESOLVED, the Planning Commission of the City of Menifee
makes the following findings:
1. That the Findings set out above are true and correct.
2. That the facts presented within the public record and within this resolution
provide a basis to approve Tentative Parcel Map No. PLN19-0047 subject
to the Conditions of Approval set forth in Exhibit “1” of this Resolution.
PASSED, APPROVED AND ADOPTED this the 14TH day of July, 2021
_________________________
Benjamin Diederich, Chairman
Attest:
___________________________
Stephanie Roseen, Deputy City Clerk
Approved as to form:
______________________________
Thai Phan, Assistant City Attorney
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:26
Tentative Parcel Map No. PLN19-0047 1 of 44
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EXHIBIT “1”
CONDITIONS OF APPROVAL
Planning Application No.: Tentative Parcel Map No. PLN19-0047 (Tentative Parcel
Map No. 37071)
Project Description: Tentative Parcel Map No. PLN19-0047 (Tentative Parcel
Map No. 37071) proposes to subdivide 11.14 acres into six
(6) commercial parcels and one (1) lettered lot ranging in
size from 0.30 acres to 3.47 acres.
Assessor's Parcel No.:360-020-051
MSHCP Category:Commercial Retail
DIF Category:Commercial Retail
SKR Category:Discretionary permit on greater than ½ (0.5 acres)
TUMF Category:Commercial Retail
Quimby Category:Not Applicable
Approval Date:July 14, 2021
Expiration Date:July 14, 2024
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:27
Tentative Parcel Map No. PLN19-0047 2 of 44
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Within 48 Hours of the Approval of This Project
1.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.
2.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 Five Hundred and Thirty
Dollars and Twenty-Five Cents ($2,530.25) which includes the Two Thousand
Four Hundred and Eighty Dollars and Twenty-Five Cent ($2,480.25) 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 (ND) for the Mitigated or Negative Declaration (MND) 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.
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:28
Tentative Parcel Map No. PLN19-0047 3 of 44
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Section I: Conditions Applicable to All Departments
Section II: Community Development Department
Conditions of Approval
Section III: Engineering/Public Works Department
Conditions of Approval
Section IV: Fire Department Conditions of Approval
Section V: Riverside County Environmental Health
Conditions of Approval
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:29
Tentative Parcel Map No. PLN19-0047 4 of 44
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Section I:
Conditions Applicable to All
Departments
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:30
Tentative Parcel Map No. PLN19-0047 5 of 44
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General Conditions
3. Definitions. The words identified in the following list that appear in all capitals
in the attached conditions of Tentative Parcel Map No. 37071 shall be
henceforth defined as follows:
TENTATIVE MAP = EXHIBIT A - Tentative Parcel Map No. 37071 dated
June 21, 2021 (Planning Application No. PLN19-0047)
5.Ninety (90) Days to Protest. The project developer has ninety (90) days from
the date of approval of these conditions to protest, in accordance with the
procedures set forth in Government Code Section 66020, the imposition of any
and all fees, dedications, reservations and/or other exactions imposed on this
project as a result of this approval or conditional approval of this project.
6.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.
7.Mitigation Monitoring and Reporting Program. The developer shall comply
with the mitigation monitoring and reporting program (“MMRP”) which is
incorporated by reference as part of these conditions of approval.
8.Comply with All Conditions. The applicant/developer shall comply with all
terms and conditions of Plot Plan No. PLN19-0045, Tentative Parcel Map No.
PLN19-0047, Conditional Use Permit Nos. PLN19-0044 and PLN20-0359 and
Sign Program No. PLN19-0046.
9.Comply with Menifee Municipal Code Chapter 7 Subdivisions. This land
division shall comply with the State of California Subdivision Map Act and to all
requirements of Title 7 (Subdivisions) of the Menifee Municipal Code, unless
modified by the conditions listed herein.
10.Expiration Date. The conditionally approved TENTATIVE MAP shall expire
three (3) years after the City of Menifee approval date, unless extended as
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:31
Tentative Parcel Map No. PLN19-0047 6 of 44
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provided pursuant to the Subdivision Map Act, and the City of Menifee
Subdivision Ordinance. Action on a minor change and/or revised map request
shall not extend the time limits of the originally approved TENTATIVE MAP. If
the TENTATIVE MAP expires before the recordation of the final phase, no
further FINAL MAP recordation shall be permitted.
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:32
Tentative Parcel Map No. PLN19-0047 7 of 44
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Section II:
Community Development
Department
Conditions of Approval
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:33
Tentative Parcel Map No. PLN19-0047 8 of 44
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General Conditions
Fees
11.Subsequent Submittals. Any subsequent submittals required by these
conditions of approval, including but not limited to final map, 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. 17-232 (Fees and Charges), or any
successor thereto. Each submittal shall be accompanied with a letter clearly
indicating which condition or conditions the submittal is intended to comply
with.
Prior to Final Map
12.Final Map. After the approval of the TENTATIVE MAP and prior to the
expiration of said map, the developer/owner shall cause the real property
included within the TENTATIVE MAP, or any part thereof, to be surveyed and
a FINAL MAP thereof prepared in accordance with the current Engineering
Department requirements, the conditionally approved TENTATIVE MAP, and
in accordance with Menifee Municipal Code Title 7 Subdivisions.
13.Surveyor. The FINAL MAP shall be prepared by a licensed land surveyor or
registered civil engineer.
14.Reciprocal Access and Parking Agreements. Prior to map recordation,
reciprocal access and parking agreements shall be established across all
parcels for appropriate on-site circulation and access to and from Newport
Road and Evans Road for the project site and to allow flexible parking overflow
between parcels.
15.ECS. The developer/owner shall prepare an Environmental Constraints Sheet
(ECS) in accordance with Menifee Municipal Code Title 7 Subdivisions, which
shall be submitted as part of the plan check review of the FINAL MAP.
16.ECS Mitigation Monitoring Plan – The following Environmental Constraints
Note shall be placed on the ECS:
“This property is subject to the Mitigation and Monitoring and Reporting Plan
adopted as part of the Mitigated Negative Declaration for the project on file with
the Community Development Department.”
17.Dark Sky Ordinance. The following Environmental Constraints Note shall be
placed on the ECS:
"This property is subject to lighting restrictions as required by the Menifee
Municipal Code Chapter 6.01, the “Dark Sky Ordinance”, which are intended
to reduce the effects of night lighting on the Mount Palomar Observatory. All
proposed outdoor lighting systems shall be in conformance with the Dark Sky
Ordinance.”
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:34
Tentative Parcel Map No. PLN19-0047 9 of 44
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18.Survey Checklist. The Engineering and Community Development
Departments shall review any FINAL MAP and ensure compliance with the
following:
A. All parcels on the FINAL MAP shall be in substantial conformance with the
approved TENTATIVE MAP relative to size and configuration.
B. All lots on the FINAL MAP shall comply with the length to width ratios, as
established by Menifee Municipal Code Title 7 Subdivisions.
C. The total number of parcels on the final map shall be 6 with 1 lettered lot.
Fees
19.Fees. Prior to recordation, the Planning Department shall determine if the
deposit-based fees for the TENTATIVE MAP are in a negative balance. If so,
any unpaid fees shall be paid by the developer/owner and/or the
developer/owner's successor-in-interest.
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:35
Tentative Parcel Map No. PLN19-0047 10 of 44
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Section III:
Engineering/Public Works
Department
Conditions of Approval
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:36
Tentative Parcel Map No. PLN19-0047 11 of 44
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The following are the Public Works / Engineering Department Conditions of Approval for
this project which shall be satisfied at no cost to the City or any other Government Agency.
All questions regarding the intent of the following conditions shall be referred to the Public
Works / Engineering Department, Land Development Section. The developer / property
owner shall use the standards and design criteria stated in the following conditions, and
shall comply with all applicable City of Menifee standards 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.
A. GENERAL ENGINEERING CONDITIONS
20. This Tentative Parcel Map is concurrently processing a proposed plot plan,
PLN19-0045, and a conditional use permit PLN19-0044, which has its own set
of Conditions of Approval. The conditions for this Tentative Parcel Map,
PLN19-0047 / TPM 37071, shall be satisfied in concurrence with the
Conditions of Approval for the proposed CUP PLN19-044.
21.Subdivision Map Act - The developer / property owner shall comply with the
State of California Subdivision Map Act.
22.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.
23.Bond Agreement, Grading and Improvement Security – To guarantee the
construction of all required grading and improvements, the developer / property
owner shall enter into Bond Agreements and post security or bonds in
accordance with applicable City policies and ordinances. The improvements
shall include, but not limited to: onsite/offsite grading, erosion control, street
improvements, street lights, traffic signals, signing and striping, public
landscape improvements, recreational paseos, parks, water/sewer/recycled
water improvements, water quality BMPs, and storm drainage facilities. Bond
agreements and bond posting shall be required prior to map recordation,
grading, building, or construction permit issuance, whichever is applicable. It
should be noted that with the exception of grading bond agreements, all other
bond agreements require council approvals. Therefore, it shall be the
responsibility of the developer / property owner to coordinate their project
timing with City council calendar when requesting City approvals of Bond
Agreements.
24.Bond Replacement, Reduction, and Releases – All requests for bond
replacements (such as in changes of property ownerships), reductions (such
as in partial completion of improvements), releases (such as in completion of
improvements), shall conform to City policies, standards and applicable City
ordinances. It shall be the responsibility of the developer / property owner to
notify the City in time when any of these bond changes are necessary. The
City shall review all changes in Bond Agreements and the accompanying
bonds or security. Similarly, with the exception of grading bond agreements all
other agreement changes require City Council approvals. Therefore, it shall be
the responsibility of the developer / property owner to coordinate their project
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:37
Tentative Parcel Map No. PLN19-0047 12 of 44
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timing with City Council calendar when requesting changes to the bond
agreements.
25.Existing and Proposed Easements - The final grading plan shall correctly
show all existing easements, traveled ways, and drainage courses. Any
omission or misrepresentation of these documents may require said plan to be
resubmitted for further consideration.
26.Plan Check Submittals - Appropriate plan check submittal forms shall be
completed and submittal check list provided that includes required plan copies,
necessary studies / reports, references, fees, deposits, etc. Prior to final
approval of improvement plans by the Public Works / Engineering Department,
the developer / property owner shall submit to the Public Works / Engineering
Department CAD layers of all improvements to be maintained by the City
(pavement, sidewalk, street lights, etc.). A scanned image of all final approved
grading and improvement plans on a Universal Serial Bus (USB) drive, also
known as a “flash” drive or “thumb” drive, shall be submitted to the Public
Works / Engineering Department, in one of the following formats: (a) Auto CAD
DXF, (b) GIS shapefile (made up of ESRI extensions .shp, .shx and .dbf) or (c)
Geodatabase (made up of ESRI extension .gdb). CAD files created with the
latest version shall only be accepted if approved by the Public Works Director
/ City Engineer.
27.Plan Approvals – Improvement plans and grading plans shall be submitted
with necessary supporting documentation and technical studies (hydrology,
hydraulics, traffic impact analysis, geotechnical studies, etc.) to the Public
Works / Engineering Department for review and approval. All submittals shall
be signed and date stamped by the Engineer of Record. The plans must
receive Public Works / Engineering Department approval prior to issuance of
any construction permit, grading permit, or building permits as applicable and
as determined by the Public Works Director / City Engineer. All submittals shall
include a completed City Fee or Deposit Based Worksheet and the appropriate
plan check. For improvements proposed to be owned and maintained by the
Riverside County Flood Control and Water Conservation District, improvement
plans must receive district approval prior to Building permit issuance or as
determined by the District.
28.As-Built Plans - Upon completion of all required improvements, the developer
/ property owner shall cause the civil engineer of record to as-built all project
plans, and submit project base line of work for all layers on a USB drive to the
Public Works / Engineering Department, in one of the following formats: (a)
Auto CAD DXF, (b) GIS shapefile (made up of ESRI extensions .shp, .shx and
.dbf) or (c) Geodatabase (made up of ESRI extension .gdb). The timing for
submitting the as-built plans shall be as determined by the Public Works
Director / City Engineer.
29.Construction Times of Operation - The developer / property owner shall
monitor, supervise, and control all construction and construction related
activities to prevent them from causing a public nuisance including, but not
limited to, strict adherence to the following:
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:38
Tentative Parcel Map No. PLN19-0047 13 of 44
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a.Construction activities shall comply with City of Menifee ordinances relating
to construction noise. Any construction within the city located within one-
fourth mile from an occupied residence shall be permitted Monday through
Saturday, except on nationally recognized holidays, 6:30 a.m. to 7:00 p.m.
in accordance with Municipal Code Section 8.01.010. There shall be no
construction permitted on Sunday or nationally recognized holidays unless
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 / City Engineer 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
Inspection team prior to start of any construction activities for this site.
30.Dry Utility Installations – Electrical power, telephone, communication, street
lighting, and cable television lines shall be placed underground in accordance
with current City ordinances, or as approved by the Public Works Director / City
Engineer. This applies also to existing overhead lines which are 33.6 kilovolts
or below along the project frontage and within the project boundaries. In cases
where 33.6kV or below lines are collocated with high voltage lines (for example,
115kV), the low voltage lines shall still be placed underground even when the
high voltage lines are exempt from relocation or undergrounding in accordance
with City standards and ordinances. Exemption from undergrounding low
voltage lines shall only be by the Public Works Director / City Engineer or as
directed by the City Council.
B. GRADING AND DRAINAGE
31.Introduction – Improvement such as grading, filling, over excavation and re-
compaction, and base or paving which require a grading permit are subject to
the Public Works Department conditions of approval stated herein.
32.Grading Regulations Chapter 8.26 – Any construction activity such as over
excavation, re-compaction, cut, fill, base or paving which require a grading
permit and shall conform to the requirements of City Grading Regulations
Chapter 8.26. Additionally grading permits are subject to the Public Works
Department conditions of approval stated herein.
33.Regulations and Ordinance on Grading Within the City – In addition to
compliance with City Chapter 8.26, grading activities shall also conform to the
latest edition of the California Building Code, City General Plan, other City
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:39
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Ordinances, City design standards and specifications and all other relevant
laws, rules and regulations governing grading in the City of Menifee. Prior to
commencing any grading, clearing, grubbing or any topsoil disturbances, the
applicant shall obtain a grading permit from the Public Works / Engineering
Department. Grading activities that are exempt from a grading permit as
outlined by the City ordinance may still require a grading permit by the Public
Works Director / City Engineer when deemed necessary to prevent the
potential for adverse impacts upon drainage, sensitive environmental features,
or to protect property, health safety, and welfare.
34.Grading Permit for Disturbed Soil – City ordinance on grading requires a
grading permit prior to clearing, grubbing or any top soil disturbances related
to construction grading.
35.Dust Control – All necessary measures to control dust shall be implemented
by the developer during grading. Fugitive dust shall be controlled in
accordance with Rule 403 of the California Air Quality Control Board.
36.2:1 Maximum Slope - Graded slopes shall be limited to a maximum steepness
ratio of 2:1 (horizontal to vertical) unless otherwise approved by the Public
Works / Engineering Department.
37.Slope Setbacks – Observe slope setbacks from buildings and property lines
per the California Building Code and City ordinance on grading.
38.Slope Landscaping and Irrigation – All slopes greater than or equal to 3 feet
in vertical height shall be irrigated and landscaped with grass or ground cover.
Drip irrigation shall be used for all irrigated slopes.
39.Slope Erosion Control Plan - Erosion control and/or landscape plans are
required for manufactured slopes greater than 3 feet in vertical height. The
plans shall be prepared and signed by a registered landscape architect and
bonded per applicable City ordinances.
40.Slope Stability Report – A slope stability report shall be submitted to the
Public Works / Engineering Department for all proposed cut and fill slopes
steeper than 2:1 (horizontal:vertical) or over 20 feet in vertical height, unless
addressed in a previously city approved report.
41.Erosion Control Plans – All grading plans shall require erosion control plans
prior to approval. Temporary erosion control measures shall be implemented
immediately following rough grading to prevent deposition of debris onto
downstream properties or drainage facilities. Plans showing erosion control
measures may be included as part of the grading plans or submitted as a
separate set of plans for city review and approval. 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 all applicable City of Menifee
Standards and Ordinances and the National Pollutant Discharge Elimination
System (NPDES) Municipal Separate Storm Sewer System (MS4) Permit from
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:40
Tentative Parcel Map No. PLN19-0047 15 of 44
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the California State Water Resources Control Board (SWRCB). Additional
Erosion protection may be required during the rainy season.
42.Water Quality Management Plan - All grading plans shall require an approved
copy of the Water Quality Management Plan sheet per the approved WQMP
report. The developer / property owner shall comply with the requirements
of the WQMP report, and City standards and specifications.
43.Design Grade 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%. Five percent grade is the maximum slope for any
parking area. Where ADA requirement applies, ADA requirement shall
prevail.
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 receiving underground drainage system, or should
outlet with acceptable velocity reducers into BMP devices.
c.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% or approved by the Public Works
Director / City Engineer.
Non-compliance with any of the above criteria may require a redesign of
the project. Significant redesigns may require a revised Plot Plan and/or
Tentative Parcel Map.
44.Drainage Grade - Minimum drainage design grade shall be 1% except on
Portland cement concrete surfaces where 0.5% shall be the minimum. The
engineer of record must submit a variance request for design grades less than
1% with a justification for a lesser grade.
45.Finish Grade – Shall be sloped to provide proper drainage away from all
exterior foundation walls. The slope shall be not less than 2% for a distance of
not less than 3 feet from any point of exterior foundation. Drainage swales shall
not be less than 1 1/2 inches deeper than the adjacent finish grade at the
foundation.
46.Use of Maximum and Minimum Grade Criteria – Actual field construction
grades shall not exceed the minimum and maximum grades for ADA and
approved project grading design, to allow for construction tolerances. Any
improvement that is out of the minimum and maximum values will not be
accepted by the City Inspector, and will need to be removed and replaced at
developer’s or owner’s expense.
47.Site Drainage - Positive drainage of the site shall be provided, and water shall
not be allowed to pond behind or flow over cut and fill slopes. Where water is
collected and discharged in a common area, protection of the native soils shall
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:41
Tentative Parcel Map No. PLN19-0047 16 of 44
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be provided by planting erosion resistant vegetation, as the native soils are
susceptible to erosion by running water. All cut and fill slopes shall have a
maximum 2:1 (H:V) grade, 2 horizontal to 1 vertical.
48.Alteration of Drainage Patterns – Prior to grading permit issuance or
approval of improvement plans, the final engineering plans submitted by the
applicant shall address the following: The project drainage system shall be
designed to accept and properly convey all on- and off-site drainage flowing
on or through the site. The project drainage system design shall protect
downstream properties from any damage caused by alteration of drainage
patterns such as concentration or diversion of flow. Concentrated drainage on
commercial lots shall be diverted through parkway drains under sidewalks.
49.Licensed Geotech - A licensed geotechnical engineer shall perform final
determination of the foundation characteristics of soils within on-site
development areas.
50.10 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.
51.100 Year Drainage Facilities - All drainage facilities shall be designed to
accommodate 100 year storm flows as approved by the City of Menifee Public
Works / Engineering Department.
52.100 Year Design Criteria - In final engineering and prior to grading permit
issuance, subsurface storage systems shall be designed with emergency
overflow inlets to mitigate flows in excess of the 100 year storm event in a
controlled manner to the satisfaction of the Public Works / Engineering
Department.
53.100 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.
54.On-Site Storm Drain System - Prior to issuance of a grading permit, the
proposed on-site storm drain system shall be designed such that any ponding
in the 100 year storm, shall be contained within the site; it shall not encroach
onto any adjacent property, and shall maintain a minimum 1-foot freeboard to
the proposed building pad elevation. The 100 year storm flow shall be
conveyed to the existing Riverside County Flood Control and Water
Conservation District storm drain line in Newport Road, and shall not flow over
the proposed parkway or within the driveway approach.
55.Retaining Walls – Sections, which propose retaining walls, will require
separate permits. They shall be obtained prior to issuance of any other building
permits – unless otherwise approved by the Building Official. The walls shall
be designed by a registered civil engineer and conform to City Standards.
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:42
Tentative Parcel Map No. PLN19-0047 17 of 44
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Prior to Grading Permit Issuance:
56.Geotechnical Report – The following documentation was reviewed and
approved by the City:
a. Preliminary Soil Investigation Report Update, Proposed Newport Pointe
Retail Center, APN: 360-020-051, Newport Road, Menifee, California,
prepared by GeoMat Testing Laboratories, Inc., Project No. 18226-01,
dated December 6, 2020.
Two copies of City-approved geotechnical/soils report, no more than three (3)
years from date of application for a grading permit, shall be provided to the City
Public Works / Engineering Department with initial submittal of a grading plan.
If there is no approved report and/or said report is past the three (3) years from
date of application, a new geotechnical/soils report and/or update letter,
respectively, shall be prepared and submitted to City for review and approval.
The geotechnical/soils, compaction and inspection reports will be reviewed in
conformance with the latest edition of the Riverside County Technical
Guidelines for Review of Geotechnical and Geologic Reports. A fee for review
of the geotechnical/soils report and/or update letter shall be paid to the City,
the amount of which shall be determined by the City at the first submittal of the
report.
A pre-grading meeting, certifications, approvals and inspection procedures will
be implemented in accordance with City Public Works - Inspection process. All
grading shall be done in conformance with the recommendations of the City
approved geotechnical/soils reports, and under the general direction of a
licensed geotechnical engineer.
57.Drainage Study – The following report was reviewed and approved by the
City:
Preliminary Hydrology Report for Newport Pointe, prepared by Dost
Engineering, received March 31, 2021.
Two copies of a final drainage study (also referred to as Hydrology/Hydraulics
Report) shall be submitted to the City for review and approval. The study shall
analyze at a minimum the following: project site drainage flow; all future
improvements drainage flow; Q10, Q100, pre- and post- condition flow rates;
anticipated total drainage flow into existing storm drain; and existing storm
drain capacity. The project shall comply with all mitigation recommended by
the approved drainage study. A fee for review of the Drainage Study shall be
paid to the City, the amount of which shall be determined by City at first
submittal of report.
58.Grading Permit for Clearing and Grubbing – City ordinance on grading
requires a grading permit prior to clearing, grubbing, or any topsoil
disturbances related to construction grading activities.
59.Compliance with NPDES General Construction Permit – The developer/
property owner shall comply with the National Pollutant Discharge Elimination
System (NPDES) General Construction Permit (GCP) from the State Water
Resources Control Board (SWRCB).
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:43
Tentative Parcel Map No. PLN19-0047 18 of 44
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Prior to approval of the grading plans or issuance of any grading permit, the
developer / property owner shall obtain a GCP from the SWRCB. Proof of filing
a Notice of Intent (NOI) and monitoring plan, shall be submitted to the City; and
the WDID number issued by the SWRCB shall be reflected on all grading plans.
For additional information on how to obtain a GCP, contact the SWRCB.
60.SWPPP - Prior to approval of the grading plans, the developer / property owner
shall prepare a Storm Water Pollution Prevention Plan (SWPPP) for the
development. The developer / property owner shall be responsible for
uploading the SWPPP into the State’s SMARTS database system, and shall
ensure that the SWPPP is updated to constantly reflect the actual construction
status of the site. A copy of the SWPPP shall be made available at the
construction site at all times until construction is completed. The SWRCB
considers a construction project complete once a Notice of Termination has
been issued by SWRCB. The City shall require submittal of NOTs for requests
to fully release associated grading bonds.
61.SWPPP for Inactive Sites - The developer / property owner shall be
responsible for ensuring that any graded area that is left inactive for a long
period of time has appropriate SWPPP BMPs in place and in good working
condition at all times until construction is completed and the Regional Board
has issued a Notice of Termination (NOT) for the development.
62.Grading Bonds – Prior to commencing any grading of 50 or more cubic yards
of dirt, the applicant shall obtain a grading permit from the Public Works /
Engineering Department. Prior to issuance of the permit, adequate
performance grading security shall be posted by the developer / property
owner with the Public Works / Engineering Department.
63.Import/Export – In instances where a grading plan involves import or export,
prior to obtaining a grading permit, the developer/property owner shall have
obtained approval for the import/export location from the Public Works /
Engineering Department. If an Environmental Assessment did not previously
approve either location, a Grading Environmental Assessment shall be
submitted to the Planning Director for review and comment and to the Public
Works Director / City Engineer for approval. Additionally, if the movement of
import/export occurs using City roads, review and approval of the haul routes
by the Public Works / Engineering Department will be required. Import or export
materials shall conform to the requirements of Chapter 8.26.
64.Offsite Grading – Prior to the issuance of a grading permit, it shall be the sole
responsibility of the developer/property owner to obtain all proposed or
required easements and/or permissions necessary to perform offsite grading,
from affected landowners; including any off-site grading to construct the
necessary transition from the west on Newport Road. Notarized and recorded
agreement or documents authorizing the offsite grading shall be submitted to
the Public Works / Engineering Department.
Prior to Building Permit Issuance:
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:44
Tentative Parcel Map No. PLN19-0047 19 of 44
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65.Submit 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
Public Works / Engineering Department for review. All submittals shall be date
stamped by the engineer and include a completed City Deposit or Fee Based
Worksheet and the appropriate plan check fee or deposit.
66.No Building Permit Prior to Parcel Map Recordation – Prior to issuance of
any building permit, the developer / property owner shall record the Parcel
Map.
67.No Building Permit without Grading Permit - Prior to issuance of any
building permit for any new structures or appurtenances, the developer /
property owner shall obtain a grading permit and/or approval to construct from
the Public Works / Engineering Department.
68.Final Rough Grading Conditions – Prior to issuance of a building permit for
any new structures or appurtenances, the developer / property owner shall
cause the Civil Engineer of Record and Soils Engineer of Record for the
approved grading plans, to submit signed and wet stamped rough grade
certification and compaction test reports with 90% or better compaction, for the
lots for which building permits are requested. The certifications shall use City
approved forms, and shall be submitted to the Public Works / Engineering
Department for verification and acceptance.
69.Conformance to Elevations/Geotechnical Compaction - Rough grade
elevations for all building pads and structure pads submitted for grading plan
check approval shall be in substantial conformance with the elevations shown
on approved grading plans. Compaction test certification shall be in
compliance with the approved project geotechnical/soils report.
Prior to Issuance of Certificate of Occupancy:
70.Final Grade Certification – The developer / property owner shall cause the
Civil Engineer of Record for the approved grading plans, to submit a signed
and wet stamped final grade certification on City approved form, for each
building for which a certificate of occupancy is requested. The certification shall
be submitted to the Public Works / Engineering Department for verification and
acceptance.
71.Conform to Elevations - Final grade elevations of all building or structure
finish floors submitted for grading plan check approval shall be in substantial
conformance with the elevations shown on the approved grading plans.
72.Plant & Irrigate 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. Slopes greater than or
equal to 3’ in vertical height shall have erosion control measures provided.
Slopes that exceed 15’ in vertical height are to be planted with additional
shrubs and trees as approved by the Public Works / Engineering Department.
Drip irrigation shall be provided for all irrigated slopes.
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:45
Tentative Parcel Map No. PLN19-0047 20 of 44
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C. PARCEL MAP
73.Final Map Required – After the approval of the Tentative Map and prior to the
expiration of said map, the land divider shall cause the real property included
within the Tentative Map, or any part thereof, to be surveyed and a Parcel Map
thereof prepared in accordance with the current Engineering Department
requirements, the conditionally approved Tentative Map, and in accordance
with Chapter 7.40 of the City of Menifee Municipal Code.
74.Licensed Surveyor – The Parcel Map shall be prepared by a licensed land
surveyor or registered civil engineer qualified by California Board for
Professional Engineers, Land Surveyors, and Geologists the to prepare Parcel
Maps.
75.Reciprocal Access – Prior to map recordation, reciprocal access shall be
established across all parcels for appropriate on-site circulation, access for the
project site and to allow shared parking across parcels.
76.Surveyor Checklist – The City Engineering Department – Survey Division
shall review the Parcel Map and ensure compliance with the following:
a. All parcels on the Parcel Map shall be in substantial conformance with the
approved Tentative Map relative to size and configuration.
b. The total number of parcels on the Parcel Map shall be six.
77.ECS – The land divider shall prepare and Environmental Constraints Sheet
(ECS) in accordance with Chapter 7.65 of the City of Menifee Municipal Code,
which shall be submitted as part of the plan check review of the Parcel Map.
A note shall be placed on the Parcel Map “Environmental Constraint Sheet
affecting this map is on file at the City of Menifee Public Works and Engineering
Department, in E.C.S Book _XX_, Page _XX_.
78.ECS Note on Dark Sky Lighting – The following Environmental Constraints
Note shall be placed on the ECS:
“This property is subject to lighting restrictions as required by the Menifee
Municipal Code Chapter 6.01, the “Dark Sky Ordinance”, which are intended
to reduce the effects of night lighting on the Mount Palomar Observatory. All
proposed outdoor lighting systems shall in in conformance with the Dark Sky
Ordinance.”
79.ECS Mitigation Monitoring Plan – The following Environmental Constraints
Note shall be placed on the ECS:
“This property is subject to the Mitigation and Monitoring and Reporting Plan
adopted as part of the Mitigated Negative Declaration for the project on file with
the Community Development Department.”
D. COVENANTS, CONDITIONS & RESTRICTIONS (CC&Rs)
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:46
Tentative Parcel Map No. PLN19-0047 21 of 44
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80.Common Area Maintenance – Any common areas identified in the Tentative
Parcel Map shall be owned and maintained as follows:
a. A permanent master maintenance organization shall be established for the
tentative parcel map area, to assume maintenance responsibility for all
common areas. The organization may be public (City CFD, or another
agency) or private (e.g., property owners’ association). Merger with an
area-wide or regional organization shall satisfy this condition provided that
such organization is legally and financially capable of assuming the
responsibilities for maintenance. When necessary, property dedication or
easement dedications shall be granted to the maintenance organization
through map dedication, or separate recordable instrument, and shall be in
a form acceptable to the city. (See also the Use / Maintenance of Ultimate
Right-of-Way Portion of Property and Owner Improvements condition)
b. The maintenance organization shall be established prior to or concurrent
with the Parcel Map recordation.
81.Conditions, Covenants and Restrictions (Private Common Areas) – In the
event that the Community Facilities District will not maintain all common areas,
the establishment of a property owner association (POA) shall be the
mechanism to maintain such common areas. (See also the Use / Maintenance
of Ultimate Right-of-Way Portion of Property and Owner Improvements
condition)
82.CC&R Content, Submittal Process and Timing – Prior to parcel map
recordation, the developer/property owner shall submit to the Public Works /
Engineering Department for review and approval CC&R documents consisting
of the following:
a. One hard copy and an electronic version of the CC&R’s. A completed
application form to review the CC&Rs, available at the Public Works /
Engineering front counter. There is a fee associated with the application
and required backup documents to review. The declaration of CC&R’s
shall:
i. provide for the establishment of a property owner's association,
ii. provide for the ownership of the common area by the property
owner's association,
iii. contain provisions approved by the Public Works / Engineering
Department, Community Development Department and the City
Attorney,
iv. Contain provisions with regards to the implementation of post
development Water Quality Best Management Practices identified
in the project’s approved WQMP.
v. Contain provisions notifying initial occupants, or tenants of the
project of their receipt of educational materials on good
housekeeping practices which contribute to the protection of storm
water quality. These educational materials shall be distributed by
the property owners' association and/or the developer.
vi. Contain provisions for allowing the City a Right of Entry to maintain
BMPs that are otherwise not maintained by responsible property
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:47
Tentative Parcel Map No. PLN19-0047 22 of 44
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owners. If a separate Right of Entry Agreement has been executed,
this provision is not necessary to be in the CC&Rs.
b. As part of the CC&R document submittal, exhibit(s) identifying the areas or
improvements that will be maintained by the POA, the CFD or other entities
shall be provided. The exhibit shall be reviewed and approved by the City.
c. Once approved, the developer / property owner shall provide a hard copy
of the CC&R’s wet-signed and notarized to the Public Works / Engineering
Department. The Public Works / Engineering Department shall record the
original declaration of CC&R’s prior to or concurrent with the recordation of
the parcel map.
d. A deposit to pay for the review of the CC&Rs pursuant to the City’s current
fee schedule at the time the above-referenced documents are submitted to
the Public Works / Engineering Department.
E. STREETS AND DEDICATIONS
83.Street Improvements - Street improvements shall conform to all applicable
City Design Standards and Specifications, the City General Plan, and all other
relevant laws, rules and regulations governing street construction in the City.
The development includes improvements to Newport Road and Evans Road
along the project frontage. Vehicular access to the project as shown on the
Plot Plan / Tentative Parcel Map will be provided via four driveways. Driveway
#1 is located along Newport Road at the western end of the project. Driveway
#2 is located along Newport Road between Parcel No 1 and Parcel No 2.
Driveway #3 is located along Newport Road at the eastern end of the project.
Driveway #4 is located along Evans Road at the southern end of the project.
a) Newport Road – Newport Road shall be improved to a modified Urban
Arterial designation with an ultimate half width Right of Way of 65 feet,
55 feet paved curb to centerline, a Class II bike lane, a 6 foot sidewalk
adjacent to curb and a 4 foot wide parkway. The improvements shall
include a raised median to restrict turns in and out of the development
and a half signal at Driveway #2. Relocation of electrical power lines
along Newport Road will be required. Prior to recordation of the Parcel
Map, the developer shall construct or guarantee the construction of the
public street improvements within Newport Road fronting the property
to the centerline plus an additional 12 feet past centerline, as approved
by the Public Works Director / City Engineer. Improvements shall be
adequately transitioned back to the existing pavement to the west as
shown on the approved plot plan and preliminary grading plan. The
design of the street improvements and transition shall be reviewed and
approved by the City Engineer. If needed, it shall be the sole
responsibility of the developer/property owner to obtain all proposed or
required easements and/or permissions necessary to perform offsite
grading, from affected landowners where necessary to construct the
street improvements. Notarized and recorded agreement or documents
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:48
Tentative Parcel Map No. PLN19-0047 23 of 44
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authorizing the offsite grading shall be submitted to the Public Works /
Engineering Department.
b) Evans Road – Evans Road shall be improved to a modified Secondary
designation with an ultimate half width Right of Way of 44 feet, 32 feet
paved curb to centerline, a 6 foot sidewalk adjacent to curb and a 6 foot
wide parkway. Prior to recordation of the Parcel Map, the developer
shall construct or guarantee the construction of the public street
improvements within Evans Road fronting the property to the centerline
plus an additional 12 feet past centerline, as approved by the Public
Works Director / City Engineer. The design of the street improvements
shall be reviewed and approved by the City Engineer. If needed, it shall
be the sole responsibility of the developer/property owner to obtain all
proposed or required easements and/or permissions necessary to
perform offsite grading, from affected landowners where necessary to
construct the street improvements. Notarized and recorded agreement
or documents authorizing the offsite grading shall be submitted to the
Public Works / Engineering Department.
c) Reconstruction or Resurfacing of Newport Road and Evans Road
– The Public Works Director / City Engineer may consider
reconstruction or resurfacing of existing Newport Road and Evans
Road paving fronting the development to meet existing conditions with
acceptable overlays, provided the road is found to meet the minimum
City standards for pavement conditions at the time of project
construction. If it is determined during project construction that the
existing road is found to be substandard, then the Public Works Director
/ City Engineer will require the developer / property owner to provide
full reconstruction as provided for in these conditions of approval. At
the discretion of the City Engineer, the developer may core the existing
pavement during project design to confirm the adequate section, and
any findings shall be incorporated into the project design. The Public
Works Director / City Engineer shall have the final approval for all road
conditions.
84.Soils and Pavement Report - Street pavement structural designs shall
comply with the recommendations in the City approved project soils and
pavement investigation report, and must meet minimum City standards and
specifications, as approved by the Public Works Director / City Engineer.
85.Driveway Geometrics - Final driveway geometrics may be modified in final
engineering as approved by the Public Works Director / City Engineer.
Driveways shall meet current standard radii on all existing and proposed
commercial drive approaches used as access to the proposed development.
The developer shall adhere to all City standards and regulations for access
and ADA guidelines.
86.Acceptance of Public Roadway Dedication and Improvements –
Easements and right-of way for public roadways shall be granted to the City
through the Parcel Map, or other acceptable recordable instrument.
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:49
Tentative Parcel Map No. PLN19-0047 24 of 44
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87.ADA Compliance – ADA path of travel shall be designed at the most
convenient accesses and the shortest distance to the buildings in accordance
with ADA design standards and to the satisfaction of the Public Works Director
/ City Engineer and the City Building Official.
88.Paving or Paving Repairs – The applicant shall be responsible for obtaining
the paving inspections required by Ordinance 461. Paving and/or paving
repairs for utility street cuts shall be per City of Menifee Standards and
Specifications and as approved by the Public Works Director / City Engineer.
89.Concrete Work – All concrete work including curbs, gutters, sidewalks,
driveways, cross gutters, catch basins, manholes, vaults, etc. shall be
constructed to meet a 28-day minimum concrete strength of 3,250 psi.
90.Signing and Striping – A signing and striping plan for Newport Road and
Evans Road is required for this project. The applicant shall be responsible for
any additional paving and/or striping removal caused by the striping plan.
91.Traffic Signal Plan – The applicant shall be responsible for design of the half
signal at Newport Road and Driveway #2. The traffic signal plan shall be
approved by the Public Works Director / City Engineer.
92.Street Light Plan – Street lights requiring relocations, or any required new
street lights shall be designed in accordance with current City Standards for
LS-3 type streetlights. Street light construction plans shall be prepared as
separate plans or combined with the public street improvement plans as
approved by the Public Works Director / City Engineer.
93.Street Sweeping and Pavement Maintenance. The property owner shall file
for annexation or inclusion into the Citywide Community Facilities Maintenance
District, CFD for street sweeping services and street pavement maintenance.
Prior to Issuance of Building Permit:
94.Encroachment Permits – The developer / property owner shall obtain all
required encroachment permits and clearances prior to start of any work within
City, State, or local agency right-of-way.
95.Improvement Bonds – Prior to issuance of any construction permit for all
required onsite and offsite public improvements, and/or the recordation of the
Parcel Map, whichever occurs first, the developer/project owner shall post
acceptable bonds or security to guarantee the construction of all required
improvements. The bonds shall be in accordance with all applicable City
ordinances, resolutions and municipal codes (See also bond agreement
condition under General Condition).
96.Newport Road Dedication. The developer / property owner shall construct or
guarantee the construction of Newport Road to a modified Urban Arterial
designation with an ultimate half width Right of Way of 65 feet, and 55 feet
paved curb to centerline. The developer / property owner shall dedicate the
necessary Newport Road right of way fronting the development on the Parcel
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:50
Tentative Parcel Map No. PLN19-0047 25 of 44
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Map. The Parcel Map boundary shall extend to the centerline of Newport
Road, unless the street was previously dedicated in fee title in which case the
map shall note the instrument number that dedicated the right of way.
97.Evans Road Dedication. The developer / property owner shall construct or
guarantee the construction of Evans Road to a modified Secondary
designation with an ultimate half width Right of Way of 44 feet, and 32 feet
paved curb to centerline. The developer / property owner shall dedicate the
necessary Evans Road right of way fronting the development on the Parcel
Map. The Parcel Map boundary shall extend to the centerline of Newport
Road, unless the street was previously dedicated in fee title in which case the
map shall note the instrument number that dedicated the right of way.
Prior to Issuance of Certificate of Occupancy:
98.Newport Road Improvements – Improvements on Newport Road fronting the
development shall be completed to a modified Urban Arterial designation with
and ultimate half width Right of Way of 65 feet and 55 feet paved curb to
centerline prior to issuance of Certificate of Occupancy. Improvements shall be
adequately transitioned from the east as shown on the approved plot plan and
preliminary grading plan. Relocation of electrical power lines along Newport
Road will be required. It shall be the sole responsibility of the
developer/property owner to obtain all proposed or required easements and/or
permissions necessary to perform offsite grading, from affected landowners
where necessary to construct the street improvements. Notarized and
recorded agreement or documents authorizing the offsite grading shall be
submitted to the Public Works / Engineering Department.
99.Evans Road Improvements – Improvements on Evans Road fronting the
completed shall be improved to a modified Secondary designation with and
ultimate half width Right of Way of 44 feet and 32 feet paved curb to centerline
with a 6 foot sidewalk adjacent to curb and a 6 foot wide parkway prior to
issuance of Certificate of Occupancy. It shall be the sole responsibility of the
developer/property owner to obtain all proposed or required easements and/or
permissions necessary to perform offsite grading, from affected landowners
where necessary to construct the street improvements. Notarized and
recorded agreement or documents authorizing the offsite grading shall be
submitted to the Public Works / Engineering Department.
100.Driveways and Driveway Approaches – Driveways and Driveway
Approaches as shown on the approved plot plan/Tentative Parcel Map shall be
designed and constructed prior to issuance of Certificate of Occupancy. The
driveways shall be designed and constructed per City of Menifee No. 208 with
the exception of the half signal at Driveway #2 on Newport Road which should
be designed as a standard intersection with curb returns.
F. TRAFFIC ENGINEERING
101.Traffic Impact Analysis Report – The development shall comply with all
the improvements and mitigation measures identified to be constructed or
provided in the traffic impact analysis approved by the Public Works /
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:51
Tentative Parcel Map No. PLN19-0047 26 of 44
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Engineering Department. The traffic study was prepared by Linscott, Law &
Greenspan, Engineers, and dated April 28, 2021. All required improvements
and mitigations identified in the study shall be included in all improvement plans
for review and approval by the Public Works Department. Additional
improvements may be required to address public safety and welfare, as
determined by the Public Works Director / City Engineer.
Prior to Issuance of Construction Permit:
102.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 Public Works
Director / City Engineer, and shall be incorporated in the final the grading plans,
street improvement plans, and landscape improvement plans.
103.Signing and Striping Plan – Prior to issuance of a construction permit,
any necessary signing and striping plan for Newport Road and Evans Road
shall be approved by the City Traffic Engineer in accordance with City
ordinances, standards and specifications, and with the latest edition of the
CAMUTCD.
104.Traffic Signal Plan – Prior to issuance of a construction permit, the traffic
signal plan for the half signal at Newport Road and Driveway #2 shall be
approved by the City Engineer in accordance with City standards and
specifications.
105.Driveway Geometrics – Final driveway geometrics may be modified in
final engineering as approved by the City Engineer / Public Works Director.
Driveways shall meet current standard radii on all existing and proposed
commercial drive approaches used as access to the proposed development.
The developer shall adhere to all City standards and regulations for access
and ADA guidelines.
106.Construction Traffic Control Plan – Prior to start of any project related
construction, the developer / property owner shall submit to the Public Works /
Engineering Department for review and approval, a Construction Traffic
Control Plan in compliance with all applicable City ordinances, standards and
specifications, and the latest edition of the CAMUTCD. This traffic control plan
shall address impacts from construction vehicular traffic, noise, and dust and
shall propose measures to mitigate these effects. The traffic control plan shall
include a Traffic Safety Plan for safe use of public roads right of way during
construction. The plan shall specify the following mitigation measures to
address the following:
a. Dust and dirt fallout from truck loads that gets entrained onto City
roadways: (1) Biweekly street sweeping during construction activity,
and daily during all grading operations. (2) Approved BMPs shall be
installed at all approved construction entrances as part of the SWPPP.
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:52
Tentative Parcel Map No. PLN19-0047 27 of 44
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b. Noise from construction truck traffic: Include construction time and
operation of vehicles through surrounding residential streets.
c. Traffic safety within the road right-of-way: Include temporary traffic
control measures and devices.
Prior to Issuance of Certificate of Occupancy:
107.Construction of Roadway Improvements – The developer / property
owner shall construct improvements on Newport Road to a modified Urban
Arterial and Evans Road to a modified Secondary as shown on the Conditions
of Approval.
a.Newport Road Frontage Improvements – The developer / property
owner shall construct Newport Road to it’s ultimate half section width as a
modified Urban Arterial between Evans Road and the western project
boundary. The required improvements shall include construction of one (1)
additional eastbound through lane, restriping of the eastbound bike lane
and appropriate transition approved by the Public Works Director / City
Engineer. The design shall be finalized during review of final construction
drawings.
b.Newport Road Raised Median – The developer / property owner shall
construct a full raised median on Newport Road from Evans Road to the
western property boundary with appropriate transition approved by the
Public Works Director / City Engineer. The design shall be finalized during
review of final construction drawings.
c.Evans Road Driveway #4 – The developer / property owner shall construct
the following improvements at the Evans Road driveway intersection:
i. Northbound: two through lanes, one left turn lane
ii. Southbound: one through lane, one shared through and right turn
lane
iii. Eastbound: one shared right turn and left turn lane
d.Newport Road East Driveway #3 – The developer property owner shall
construct the following improvements at the eastern Newport Road
driveway intersection:
i. Eastbound: Two through lanes, one shared through and right turn
lane
ii. Northbound: One right turn lane
e.Newport Road Driveway #2 – The developer / property owner shall
construct the following improvements at the center Newport Road driveway
intersection:
i. Install a half signal
ii. Eastbound: Two through lanes, one shared through and right turn
lane
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:53
Tentative Parcel Map No. PLN19-0047 28 of 44
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i. Westbound: Three through lanes, one left turn lane Northbound:
One right turn lane
ii. Northbound: One right turn lane
f.Newport Road West Driveway #1 – The developer / property owner shall
construct the following improvements at the western Newport Road
driveway intersection:
iii. Eastbound: Two through lanes, one shared through and right turn
lane
iv. Northbound: One right turn lane
108.Intersection Geometrics – The following street intersections shall be
improved with the following geometrics:
a. Newport Road and Evans Road Intersection Improvements
i. Northbound: One left turn lane, one through lane, one right turn
lane.
ii. Southbound: One left turn lane, one shared through / right turn lane.
iii. Eastbound: One left turn lane (200’ existing pocket), two through
lanes, one right turn trap.
iv. Westbound: One left turn lane, two through lanes, one shared
through / right turn lane.
b. Newport Road: Full-ingress/right-turn out only half-signal at Driveway #2
between Parcels 1 and 2
i. Install a half signal
ii. Westbound: One left turn lane, three through lanes
iii. Eastbound: Two through lanes, one shared through and right turn
lane
iv. Northbound: One right turn only lane
109.Traffic Signal at the Intersection of Newport Road and Driveway #2 –
Prior to issuance of Certificate of Occupancy, the developer / property owner
shall construct a half traffic signal at Newport Road and Driveway #2. All new
traffic signals shall include traffic signal communication infrastructure, network
equipment, and Advanced Traffic Management System (ATMS) license
software. Said traffic control devices shall be submitted with the traffic signal
design plans, and shall be approved by the City Engineer / Public Works
Director, prior to testing of a new traffic signal. Traffic signal poles shall be
placed at ultimate locations when appropriate. The half signal shall have the
following geometrics:
a. Westbound: one left turn lane, three through lanes
b. Eastbound: Two through lanes, one shared through and right turn lane
c. Northbound: One right turn only lane
110.Fair Share Cost Participation for Off-site Improvements – The
developer / property owner shall pay fair share costs for off-site improvements
as detailed below prior to issuance of a certificate of occupancy. The fair share
cost estimates shall be based on conceptual exhibits prepared by the
developer, reviewed and approved by the Public Works Director / City
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:54
Tentative Parcel Map No. PLN19-0047 29 of 44
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Engineer. The conceptual exhibits shall show the proposed improvements
overlain onto the existing roadway in order to determine the cost of said
improvement. These fair shares are determined as follows:
a.Goetz Road at Railroad Canyon Road / Newport Road – The developer
/ property owner shall contribute a fair share construction cost of 5.5%
toward the construction of a westbound right-turn overlap phase.
b.Haun Road at Newport Road – The developer / property owner shall
contribute a fair share construction cost of 3.7% toward the construction of
a fourth eastbound through lane and the eastbound right-turn overlap
phase.
c.Holland Road Overcrossing – The developer / property owner shall
contribute a fair share construction cost of 1.1% toward the construction of
the Holland Road Overcrossing.
G. NPDES and WQMP
111.Stormwater Management - All City of Menifee requirements for NPDES
and Water Quality Management Plans (WQMP) shall be met per City of
Menifee Municipal Code Chapter 15.01 for Stormwater/Urban Runoff
Management Program and as determined and approved by the Public Works
Director / City Engineer. This project is required to submit a project specific
WQMP prepared in accordance with the latest WQMP guidelines approved by
the Regional Water Quality Control Board.
112.Trash Enclosures Standards and Specifications – Storm runoff
resulting in direct contact with trash enclosure, or wastewater runoff from trash
enclosure are prohibited from running off a site onto the City MS4 without
proper treatment. Trash enclosures in new developments and redevelopment
projects shall meet new storm water quality standards including:
a. Provision of a solid impermeable roof with a minimum clearance height to
allow the bin lid to completely open.
b. Constructed of reinforced masonry without wooden gates. Walls shall be
at least 6 feet high.
c. Provision of concrete slab floor, graded to collect any spill within the
enclosure.
d. All trash bins in the trash enclosure shall be leak proof with lids that are
continuously kept closed.
e. The enclosure area shall be protected from receiving direct rainfall or run-
on from collateral surfaces.
f. The trash enclosure shall be lockable and locked when not in use with a 2-
inch or larger brass resettable combination lock. Only employees and staff
authorized by the enclosure property owner shall be given access.
Any standing liquids within the trash enclosures without floor drain must be
cleaned up and disposed of properly using a mop and a bucket or a wet/dry
vacuum machine. All non-hazardous liquids without solid trash may be put
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:55
Tentative Parcel Map No. PLN19-0047 30 of 44
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in the sanitary sewer as an option, in accordance with Eastern Municipal
Water District (EMWD) criteria.
An alternate floor drain from the interior of the enclosure that discharges to
the sanitary sewer may be constructed only after obtaining approval from
EMWD. This option requires the following:
a. The trash enclosure shall be lockable and locked when not in use
with a 2-inch or larger brass resettable combination lock. Only
employees and staff authorized by the enclosure property owner
shall be given access. This requirement may not be applicable to
commercial complexes with multiple tenants.
b. A waterless trap primer shall be provided to prevent escape of
gasses from the sewer line and save water.
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.
113.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_i
mplementation.shtml), or otherwise approved by State or Regional Water
Quality Control Board staff. Storm water runoff from privately owned Priority
Land Use areas shall be treated by full capture devices located within privately
owned storm drain structures or otherwise located on the privately owned
property, whenever possible. Runoff from Priority Land Use areas created or
modified by the project, and which are proposed to be City owned, shall be
treated by full capture devices located within city-owned storm drains or
otherwise located within the public right of way.
Prior to Grading Permit Issuance:
114.Final Project-Specific Water Quality Management Plan (Final WQMP)
– The following report was reviewed and approved by the City:
a.Preliminary Project Specific Water Quality Management Plan, Newport
Pointe, DEV2019-053, prepared by Dost Engineering, dated March 24,
2021.
Prior to issuance of a grading permit, a FINAL project specific WQMP in
substantial conformance with the approved PRELIMINARY WQMP, shall be
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:56
Tentative Parcel Map No. PLN19-0047 31 of 44
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reviewed and approved by the Public Works / Engineering Department. The
final developed project construction plans shall implement all structural and
non-structural BMPs specified in the approved FINAL WQMP. One copy of the
approved FINAL WQMP on a CD-ROM in pdf format shall be submitted to the
Public Works / Engineering Department. The FINAL WQMP submittal shall
include at the minimum the following reports/studies:
a) Hydrology/hydraulics report
b) Soils Report that includes soil infiltration capacity
115.Revising the Final WQMP. In the event the Final WQMP requires design
revisions that will substantially deviate from the approved Prelim WQMP, a
revised or new WQMP shall be submitted for review and approval by the Public
Works / Engineering Department. The cost of reviewing the revised/new
WQMP shall be charged on a time and material basis. The fixed fee to review
a Final WQMP shall not apply, and a deposit shall be collected from the
applicant to pay for reviewing the substantially revised WQMP.
116.WQMP Maintenance Agreement – All water quality features or BMPs
shall be located within the 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 developer / property owner shall record
Covenants, Conditions and Restrictions (CC&R’s) that addresses the
implementation and maintenance of proposed WQMP BMPs, or enter into an
acceptable maintenance agreement with the City to inform future property
owners of the requirement to perpetually implement the approved FINAL
WQMP.
Prior to Issuance of Certificate of Occupancy:
117.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 BMP’s and educational and training requirements for said
BMP’s as directed in the approved WQMP. Proof of notification shall be
provided to the Public Works / Engineering Department in forms determined
acceptable by the Public Works Director / City Engineer. Public Education
Program materials may be obtained from the Riverside County Flood Control
and Water Conservation District’s NPDES Section through their website at
www.rcwatershed.org. The developer must provide to the Public Works /
Engineering Department a notarized affidavit, or other notification forms
acceptable to the Public Works Director / City Engineer, stating that the
distribution of educational materials to future homebuyers has been completed
prior to issuance of occupancy permits.
A copy of the notarized affidavit must be placed in the final WQMP report. The
Public Works / Engineering Department MUST also receive the original
notarized affidavit with the plan check submittal in order to clear the appropriate
condition. Placing a copy of the affidavit without submitting the original will not
guarantee clearance of the condition.
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:57
Tentative Parcel Map No. PLN19-0047 32 of 44
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118.Implement WQMP - All structural BMPs described in the project-specific
WQMP shall be constructed and installed in conformance with approved plans
and specifications. It shall be demonstrated that the applicant is prepared to
implement all BMPs described in the approved project specific WQMP and that
copies of the approved project-specific WQMP are available for the future
owners/occupants. The City will not release occupancy permits for any portion
of the project until all proposed BMPs described in the approved project
specific WQMPs, to which the portion of the project is tributary to, are
completed and operational.
119.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 Public Works Stormwater
Inspection team shall verify that all proposed structural BMPs are in working
conditions, and that a hard copy and / or digital copy of the approved FINAL
WQMP are available at the site for use and reference by future
owners/occupants. The inspection shall ensure that the FINAL WQMP at the
site includes the BMP Operation and Maintenance Plan, and shall include
the site in a City maintained database for future periodic inspection.
H. WATER, SEWER, AND RECYCLED WATER
120.Meet Minimum Standards – All public water, sewer and recycled water
improvements shall be designed per the City adopted Riverside County
Ordinances 460, 461 and 787; Eastern Municipal Water Districts (EMWD)
standards and specifications, including required auxiliaries and
appurtenances. The final design, including pipe sizes and alignments, shall be
subject to the approval of EMWD and the City of Menifee.
121.Utility Improvement Plans – Public Water, Sewer and Recycled Water
improvements shall be drawn on City title block for review and approval by the
Public Works / Engineering Department and EMWD.
122.Onsite and Offsite Sewer, Water and Recycled Water Improvements –
All public onsite and offsite sewer, water and recycled water improvements
shall be guaranteed for construction prior to Parcel Map recordation and
approval of improvement plans.
123.Sewer Lines – Any new public sewer line alignments or realignments shall
be designed such that the manholes are aligned with the center of lanes or on
the lane line and in accordance with Riverside County Ordinances 460/461 and
Eastern Municipal Water District standards.
124.Water Mains and Hydrants - All water mains and fire hydrants providing
required fire flows shall be constructed in accordance with the Riverside
County Ordinance Numbers 460 and 787, and subject to the approval of the
Eastern Municipal Water District and the Riverside County Fire Department.
I. CITYWIDE COMMUNITY FACILITIES MAINTENANCE DISTRICT (CFD)
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:58
Tentative Parcel Map No. PLN19-0047 33 of 44
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Prior to Final Map Recordation:
125.Annexation to the Citywide Community Facilities District (CFD) –Prior
to Parcel Map recordation, the developer / property owner shall complete the
annexation of the proposed development, into the boundaries of the City of
Menifee citywide Community Facilities Maintenance District (Services). The
citywide CFD shall be responsible for:
The maintenance of public improvements or facilities that benefit this development,
including but not limited to, public landscaping, streetlights, traffic signals,
streets, drainage facilities, water quality basins, graffiti abatement, and other
public improvements or facilities as approved by the Public Works Director /
City Engineer.
The developer / property owner shall be responsible for all costs associated with
the annexation of the proposed development in the citywide CFD.
126.CFD Annexation Agreement – In the event timing for this development’s
schedule prevents the developer / property owner from complying with
condition of approval for CFD annexation, the developer shall enter into a CFD
annexation agreement to allow the annexation to complete prior to the
recordation of the Parcel Map. 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 issuance of a building
permit.
127.Landscape Improvement Plans for CFD Maintenance – Landscape
improvements within public ROW and/or areas dedicated to the City for the
citywide CFD to maintain shall be prepared on a separate City CFD plan for
review and approval by the Public Works / Engineering Department.
128.CFD Landscape Guidelines and Improvement Plans – All landscape
improvements for maintenance by the CFD shall be designed and installed in
accordance with City CFD Landscape Guidelines, and shall be drawn on a
separate improvement plan on City title block. The landscape improvement
plans shall be reviewed and approved by the Public Works / Engineering
Department prior to issuance of a construction permit.
129.Landscaping on Newport Road and Evans Road – The parkway areas
behind the sidewalk within the public right-of-way fronting the entire property
along Newport Road and Evans Road shall be landscaped and irrigated per
City standards and guidelines. These areas shall be maintained by the CFD.
130.Maintenance of CFD Accepted Facilities – All landscaping and
appurtenant facilities to be maintained by the citywide CFD 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.
J. WASTE MANAGEMENT
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:59
Tentative Parcel Map No. PLN19-0047 34 of 44
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131. 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_businessh
tml#mandatory
132. AB 1826. AB 1826 (effective April 1, 2016) requires businesses that
generate eight (8) cubic yards or more or organic waste per week to arrange
for organic waste recycling services. The threshold amount of organic waste
generated requiring compliance by businesses is reduced in subsequent
years. Businesses subject to AB 1826 shall take at least one of the following
actions in order to divert organic waste from disposal:
a. Source separate organic material from all other recyclables and donate
or self-haul to a permitted organic waste processing facility.
b. Enter into a contract or work agreement with gardening or landscaping
service provider or refuse hauler to ensure the waste generated from
those services meet the requirements of AB 1826.
c. Consider xeriscaping and using drought tolerant/low maintenance
vegetation in all landscaped areas of the project.
As of January 1, 2019, the above requirements are now applicable to
businesses that generate four (4) or more cubic yards of solid waste per week
and one (1) or more cubic yards of organic waste per week. Additionally, as of
January 1, 2019, a third trash bin is now required for organics recycling, which
will require a larger trash enclosure to accommodate three (3) trash bins. This
development is subject to this requirement.
Prior to Building Permit Issuance:
133. 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
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:60
Tentative Parcel Map No. PLN19-0047 35 of 44
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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.
134.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 for approval. Completion of
Form B “Waste Reporting Form” of the Construction and Demolition Waste
Diversion Program may be sufficient proof of WRP compliance, as determined
by the Public Works Director / City Engineer. At minimum, the WRP must
identify the materials (i.e., concrete, asphalt, wood, etc.) that will be generated
by construction and development, the projected amounts, the
measures/methods that will be taken to recycle, reuse, and/or reduce the
amounts 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 recycling of Construction and Demolition (C&D) materials. Additional bins
are encouraged to be used to 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.
Prior to Issuance of Certificate of Occupancy
135. 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.
Completion of Form C, “Waste Reporting Form” of the Construction and
Demolition Waste Diversion Program along with the receipts may be sufficient
proof of WRP compliance, as determined by the PW Director / City Engineer.
K. FEES, DEPOSITS AND DEVELOPMENT IMPACT FEES
136.Fees and Deposits – Prior to approval of grading plans, improvement
plans, issuance of building permits, map recordation, 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,
Development Impact Fees (DIF), Road and Bridge Benefit District (RBBD) Fee,
and any applicable regional fees. Said fees and deposits shall be collected at
the rate in effect at the time of collection as specified in current City resolutions
and ordinances.
137.Road Bridge Benefit District (RBBD) – This project is within the Menifee
Valley Zone C Road Bridge and Benefit District (RBBD). The applicant shall
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:61
Tentative Parcel Map No. PLN19-0047 36 of 44
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pay the RBBD fees based on the designated land use and areas, prior to
issuance of a building permit. Should the project proponent choose to defer the
time of payment, a written request shall be submitted to the City, deferring said
payment from the time of issuance of a building permit to issuance of a
certificate of occupancy. Fees which are deferred shall be based upon the fee
schedule in effect at the time of issuance of the permit of each parcel.
138.TUMF Fees – Prior to the issuance of an occupancy permit, the developer
/ property owner shall pay the Transportation Uniform Mitigation Fee (TUMF)
in accordance with the fee schedule in effect at the time of issuance, pursuant
to adopted City Ordinance governing the TUMF program.
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:62
Tentative Parcel Map No. PLN19-0047 37 of 44
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Section IV:
Riverside County Fire Department
Conditions of Approval
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:63
Tentative Parcel Map No. PLN19-0047 38 of 44
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It is the responsibility of the recipient of these Fire Department conditions to forward then
to all interested parties. The permit number is required on all correspondence.
Additional information is available at our website: www.rvcfire.org
Questions should be directed to the Riverside County Fire Department, Office of the Fire
Marshal at City of Menifee 29844 Haun Rd., Menifee, CA 92586. Phone (951)723-3767
With respect to the conditions of approval for the referenced project, the Fire Department
requires the following fire protection measures be provided in accordance with Riverside
County Ordinances and/or recognized fire protection standards:
139. FIRE DEPARTMENT ACCESS-Fire apparatus access roads shall have an
unobstructed width of not less than 24 feet and a vertical clearance of not less
than 13 feet 6 inches
140. SURFACE LOAD AND CAPABILITIES- Fire apparatus access roads shall
be designed to support the impose loads of fire apparatus [75,000 pound live
load (gross vehicular weight) distributed over two axles] and shall be surfaced
so as to provide all-weather driving capabilities [rear wheel drive apparatus] for
the length and grade(s) of the fire apparatus access road.
141. HYDRANT LOCATION- Fire Hydrants shall be located within 400’ of all
exterior portions of the structures, measured along required fire apparatus
access roads, and adjacent to public streets in the quantities and up to the
maximum distance as required by the California Fire Code and Riverside
County Fire Department.
142. HYDRANTS – Approved Super Hydrants, (6”x4”x 2 x 2 ½) shall be located
at each street not more than 350 feet apart in any direction, with no portion of
any lot frontage more than 210 feet from any hydrant.
143. SPRINKLER SYSTEM - NFPA 13 Fire Sprinkler are required per
California Fire Code, California Building Code and Ordinance 460 as adopted
by the City of Menifee. (THE SPRINKLER SYSTEM SHALL BE UP GRADED
AND USED AS AM&M AS APPORVED FOR THE ACCESS ROAD TO THE
REAR OF BUILDING)
144. BLUE DOT REFLECTORS- Blue retro – reflective pavement markers shall
be mounted on private streets, public streets and driveways to indicate location
of fire hydrants. Prior to installation, placements of markers must be approved
by the Riverside County Fire Department.
145. FIRE FLOW- The water mains shall be capable of providing a min. fire flows
per CFC. Appendix B.
146. WATER PLANS- The applicant or developer shall furnish one copy of the
water system plans to the Fire Department for review. Plans shall be signed by
a registered civil engineer, containing a Fire Department approval signature
block, and shall conform to hydrant type, location, spacing and minimum fire
flow.
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:64
Tentative Parcel Map No. PLN19-0047 39 of 44
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147. CONSTRUCTION - Fire safety during construction shall comply with the
requirements of Chapter 33. (CFC Chapter 33 & CBC Chapter 33)
148. REQUIRED ACCESS FOR FIRE FIGHTING DURING CONSTRUCTION-
Approved vehicle access for fire fighting shall be provided to all construction or
demolition sites. Vehicle access shall be provided to within 100 feet of
temporary or permanent fire department connections. Vehicle access shall be
provided by either temporary or permanent roads, capable of supporting
vehicle loading under all weather conditions. Vehicle access shall be
maintained until permanent fire access roads are available.
149. WATER PRIOR TO CONSTRUCTION - The required water system,
including fire hydrants, shall be installed and accepted by the appropriate water
agency prior to any commencement of construction. (THIS DOES NOT
SUFFICE FOR TEMPORARY WATER SUPPLY)
150. ADDRESS – Commercial buildings shall display street numbers in a
prominent location on the street side and rear access locations. The numerals
shall be a minimum of twelve inches in height.
151. Final fire and life safety conditions will be addressed when the Office of the
Fire Marshal reviews building plans. These conditions will be based on
occupancy, use, California Building Code (CBC), California Fire Code (CFC),
and related codes, which are in effect at the time of building plan submittal.
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:65
Tentative Parcel Map No. PLN19-0047 40 of 44
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Section V:
Riverside County Environmental
Health Conditions of Approval
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:66
Tentative Parcel Map No. PLN19-0047 41 of 44
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General Conditions
152.Riverside County Department of Environmental Health. The project
shall comply with the Riverside County Department of Environmental Health
letter dated December 29, 2020 (attached at end of Conditions of Approval
document).
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:67
Tentative Parcel Map No. PLN19-0047 42 of 44
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Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:68
Tentative Parcel Map No. PLN19-0047 43 of 44
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Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:69
Tentative Parcel Map No. PLN19-0047 44 of 44
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END OF CONDITIONS
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).
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:70
RESOLUTION PC 21- _____
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
MENIFEE, CALIFORNIA APPROVING PLOT PLAN NO. PLN19-0045
AND MASTER SIGN PROGRAM NO PLN19-0046 FOR A 84,211
COMMERCIAL CENTER AND ASSOCIATED SIGNAGE LOCATED ON
THE SOUTHWEST CORNER OF NEWPORT ROAD AND EVANS
ROAD
WHEREAS, on October 3, 2019, the applicant, Salim Development, on behalf of
ENOCH, LLC, filed a formal application with the City of Menifee for the approval of Plot
Plan No. PLN19-0045 for the construction and operation of a 84,211 sq. ft. commercial
center on 11.14 acres including (1) a 18,041 sq. ft. grocery store; (2) a 4,010 sq. ft.
drive-thru car wash; (3) a 1,800 sq. ft. drive-thru restaurant; (4) a 7,360 sq. ft.
restaurant/retail building; (5) a 3,010 sq. ft. restaurant/retail building; (6) a 9,990 sq. ft.
daycare and (7) a 40,000 sq. ft. gym/fitness center and,
WHEREAS, October 3, 2019, the applicant, Salim Development on behalf of
ENOCH, LLC, filed a formal application with the City of Menifee for the approval of
Conditional Use Permit No. PLN19-0044 to allow for the car-wash; and,
WHEREAS, October 3, 2019, the applicant, Salim Development on behalf of
ENOCH, LLC, filed a formal application with the City of Menifee for the approval of
Tentative Parcel Map No. PLN19-0047 (37071) for a commercial parcel map subdividing
11.14 acres into six (6) commercial parcels and one (1) lettered lot that range in size
from 0.30 acres to 3.47 acres; and,
WHEREAS, October 3, 2019, the applicant, Salim Development on behalf of
ENOCH, LLC, filed a formal application with the City of Menifee for the approval of
Master Sign Program No. PLN19-0046 for the development; and,
WHEREAS, December 14, 2020, the applicant, Salim Development on behalf of
ENOCH, LLC, filed a formal application with the City of Menifee for the approval of Minor
Conditional Use Permit No. PLN20-0359 for the sale of alcoholic beverages for off-
premises consumption and Public Convenience and Necessity findings for the grocery
store; and,
WHEREAS, on July 14, 2021, the Planning Commission of the City of Menifee
held a public hearing on the Project, considered all public testimony as well as all
materials in the staff report and accompanying documents, regarding Plot Plan No.
PLN19-0045, which hearing was publicly noticed by a publication in The Press
Enterprise, a newspaper of general circulation, an agenda posting, onsite sign postings,
and notice to property owners within 1,000 feet of the Project boundaries, and to
persons requesting public notice; and
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the
City of Menifee makes the following Findings:
Plot Plan Findings:
Section 1: Consistency with the General Plan. The proposed project is consistent
with the adopted General Plan and any applicable specific plan.
Consistency with General Plan
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:71
Page 2 of 7
Plot Plan No. PLN19-0045
July 14, 2021
The General Plan land use designation of the site is Specific Plan No.
140 (Newport Estates). More specifically, the site is located within
Planning Area No. 7 (Commercial) which allows for a variety of
commercial uses.
The proposed Plot Plan, which includes a grocery store (with off-site
alcohol sales) retail, restaurant (including a drive-thru restaurant),
gym/fitness, daycare, a drive-thru car wash and a sign program, is
consistent with the Specific Plan land use designation and will provide
commercial uses as envisioned in the General Plan.
The Project provides services and goods designated to serving patrons
within the vicinity of the Project site as well as those from surrounding
communities. Newport Road is a commercial corridor that runs east and
west through City.
In addition, the Project is consistent with the following City of Menifee
General Plan policies:
Project Design
CD-3.5 Design parking lots and structures to be functionally and
visually integrated and connected; off-street parking lots should not
dominate the street scene.
Perimeter landscaping has been provided to visually screen the
parking lot and drive aisles from surrounding roadways along Newport
Road and Evans Road. Placement of the buildings within the site will
also provide additional screening of the parking field for some areas of
the site.
CD-3.9 Utilize Crime Prevention through Environmental Design
(CPTED) techniques and defensible space design concepts to
enhance community safety.
The Project is required to include a security system throughout the
site and the site has been designed to limit concealed areas to allow
for greater visibility and security.
Building Design
CD-3.10 Employ design strategies and building materials that evoke
a sense of quality and permanence.
The Project includes quality architectural features, such as stone
veneer, cornices, metal canopies, fabric awnings, decorative light
fixtures, tower elements, etc. In addition, the development includes a
varied color palette which complements existing buildings in the area.
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:72
Page 3 of 7
Plot Plan No. PLN19-0045
July 14, 2021
CD-3.14 Provide variations in color, texture, materials, articulation,
and architectural treatments. Avoid long expanses of blank,
monotonous walls or fences.
The architecture of the Project incorporates varied colors, material
changes, varied roof lines, tower elements, wall plane changes,
accent materials, and other architectural treatments that break up wall
areas to avoid any long expanses of blank, monotonous walls.
Enhanced Landscape Corridors
CD-4.2 Design new and, when necessary, retrofit existing streets to
improve walkability, bicycling, and transit integration; strengthen
connectivity; and enhance community identity through improvements
to the public right-of-way such as sidewalks, street trees, parkways,
curbs, street lighting, and street furniture.
The Project will provide sufficient right-of-way to accommodate
standard sidewalks, parkway landscaping, street trees, street lighting
and Class II bike lanes on Newport Road which is designated as an
enhanced landscape corridor.
Lighting
CD-6.4 Require that lighting and fixtures be integrated with the
design and layout of a project and that they provide a desirable level
of security and illumination.
The applicant is proposing decorative, shielded building mounted
lighting as well as shielded lighting fixtures throughout the parking
field of the site.
CD-6.5 Limit light leakage and spillage that may interfere with the
operations of the Palomar Observatory.
The Project has been conditioned for all lighting fixtures to comply
with Menifee Municipal Code Chapter 6.01, “Dark Sky Ordinance”,
which will have the effect of limiting leakage and spillage of light. All
lighting is to be shielded as described above.
Policies
ED-2.1 Promote retail development by locating needed goods and
services in proximity to where residents live to improve quality of life,
retain taxable spending by Menifee residents and attract residents
from outside the City to shop in Menifee.
o Locate businesses providing convenience goods and services in
retail centers that are on arterials adjacent to neighborhoods and
communities throughout the City but not in rural residential areas.
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:73
Page 4 of 7
Plot Plan No. PLN19-0045
July 14, 2021
o Encourage comparison goods businesses to locate in larger retail
centers located on major arterials near freeway interchanges,
because businesses that provide comparison goods tend to draw
customers from larger areas.
The Project would provide additional retail options and greater
convenience to residential and commercial uses in the Project vicinity.
The Project locates these retail businesses along a major east/west
commercial corridor (Newport Road).
Surrounding General Plan designations include SP 140, Planning Areas 1
(Medium Residential) and 6C (Park/Detention) to the south, 2.1-5
Residential (2.1-5R) and Public Facilities (PF) to the north, Economic
Development Corridor (EDC) to the east and 2.1-5 Residential (2.1-5R) to
the west. The Project is compatible with the surrounding uses.
Consistency with Multiple Specie Habitat Conservation Plan (MSHCP)
The City of Menifee has two (2) active conservation plans within the City’s
boundary, the Western Riverside County MSHCP, and the Stephens’
Kangaroo Rat Habitat Conservation Plan (SKR-HCP). The subject site is
within the jurisdiction of the SKR-HCP and the Western Riverside County
MSHCP. The Project site is located inside the Stephen’s Kangaroo Rat
(Dipodomys stephensi) (SKR) Fee Area, as well as within the boundaries
of the Western Riverside County Multiple Species Habitat Conservation
Plan; however, the Project is not located with a Criteria Cell or Cell
Group. The Project will be subject to the payment of fees for a
commercial project consistent with Riverside County Ordinance No. 810.2
as adopted by the City of Menifee. Therefore, the Project will not conflict
with the provisions of the adopted HCP, Natural Conservation Community
Plan, or other approved local, regional, or State conservation plan and the
impact is considered less than significant.
Section 2:Consistency with Title 9. The proposed project meets all applicable
standards for development and provisions of Title 9:
The Project site is zoned Specific Plan No. 140 (Newport Estates),
Planning Area 7 (Commercial). The concurrently proposed uses for the
site under Conditional Use Permit Nos. PLN19-0044, PLN20-0359, Plot
Plan No. PLN19-0045, Parcel Map No. PLN19-0047 and Sign Program
No. PLN19-0046 are consistent with Planning Area 7 of the Specific Plan.
The subdivision is also consistent with the development standards of the
Specific Plan. Therefore, the project is consistent with the allowable uses
and development standards of Specific Plan No. 140 and Title 9.
Surrounding zoning classifications include SP 140, Planning Areas 1
(Medium Residential) and 6C (Park/Detention) to the south, 2.1-5
Residential (2.1-5R) and Public Facilities (PF) to the north, Economic
Development Corridor (EDC) to the east and 2.1-5 Residential (2.1-5R) to
the west, which are all compatible with the zoning for the Project site.
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:74
Page 5 of 7
Plot Plan No. PLN19-0045
July 14, 2021
The Project, which includes a grocery store (with off-site alcohol sales)
retail, restaurant (including a drive-thru restaurant), gym/fitness, daycare,
a drive-thru car wash and a sign program, is consistent with the Specific
Plan’s list of allowable uses (with approval of a Conditional Use Permit for
the car wash and alcohol sales). In addition, the design of the Project is
consistent with the development standard of Specific Plan No. 140.
Section 3: Surrounding Uses. The establishment, maintenance, or operation of the
proposed Project will not be detrimental to the health, safety, or general
welfare of persons residing or working in the neighborhood of such use or
to the general welfare of the City.
The Project site is located at the southwest corner of Newport Road and
Evans Road. Properties to the north across Newport Road include
single-family residential and office/community center uses, vacant land
can be found to the east, single-family residential to the west and single-
family residential and park/detention bason uses to the south. Properties
to the south of the subject site contain existing single-family homes and a
park and detention basin while properties to the west of the site contain
existing single-family homes. The project has been deigned to include a
block wall and enhanced landscaping along the southern property line
and the western property line in an effort to buffer the commercial uses
from the existing homes. The wall and landscaping buffers are a
requirement of the specific plan.
The proposed Plot Plan will not result in conditions detrimental to the
public health, safety, or general welfare as designed and conditioned. The
project has been reviewed and conditioned by the City of Menifee
Planning, Engineering, Police, and Fire Departments to ensure the project
will not create conditions materially detrimental and in result, the project
will not have a significant impact.
Environmental impacts resulting from the project have been analyzed in
an Initial Study/Mitigated Negative Declaration (IS/MND). The IS/MND for
the project determined that impacts would all be less than significant or
less than significant with the incorporation of the required mitigation
measures. Therefore, the project would not create conditions materially
detrimental to the public health, safety and general welfare or injurious to
or incompatible with other properties or land uses in the project vicinity.
Section 4: Compliance with CEQA. Processing and approval of the permit
application are in compliance with the requirements of the California
Environmental Quality Act.
An IS/MND has been completed for the project and adopted by the
Planning Commission pursuant to Resolution PC 21-____. The Plot Plan
at issue is consistent with the MND, which the Planning Commission has
considered as part of its proceedings. No new environmental impacts
have been identified and no further environmental review is required for
this project.
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:75
Page 6 of 7
Plot Plan No. PLN19-0045
July 14, 2021
A Mitigation Monitoring and Reporting Plan (MMRP) was prepared and
identifies all mitigation measures that will be required for the project.
Major Master Sign Program Findings:
Section 5: The design, location, and scale of proposed signs for the integrated
development are in keeping with the architectural character of the
development.
The proposed master sign program includes regulations for tenant
signage including free-standing signs and wall signs affixed to a building.
The proposed free-standing signs have been designed to incorporate
stone veneer which can be found on portions of the proposed buildings as
well and will be consistent with the proposed architectural theme. Future
proposed tenant wall signs will be reviewed by City staff for consistency
with City regulations, the master sign program and the overall architecture
of the center. Therefore, the design, location, and scale of proposed signs
for the integrated development are in keeping with the architectural
character of the development.
Section 6: The design, location, and scale of proposed signs will not adversely affect
the interests of the public or the interests of residents and property
owners in the vicinity of the project.
As previously mentioned, the proposed free-standing signs have been
designed in a manner that is consistent with the architectural theme used
throughout the development. The proposed location and scale of the free-
standing signs were reviewed by City staff to ensure line of sight issues or
other conflicts would not occur. The proposed free-standing signs would
enhance the overall development and would aide in identifying the center
to the public. Therefore, the design, location, and scale of the proposed
free-standing signs will not adversely affect the interests of the public or
the interests of residents and property owners in the vicinity of the project.
Section 7: The proposed signs are consistent with the purposes of the General Plan
or any applicable specific plan or development agreement.
As mentioned in Section No. 1, above, the General Plan land use
designation of the site is Specific Plan No. 140 (Newport Estates). More
specifically, the site is located within Planning Area No. 7 (Commercial)
which allows for a variety of commercial uses and associated signage.
The proposed master sign program is for a proposed commercial
development which includes regulations for free-standing signage as well
as wall mounted signage for the center. The proposed program was
reviewed against the City’s General Plan, Zoning code and the Specific
Plan and was found to be consistent with all standards and regulations.
BE IT FURTHER RESOLVED, the Planning Commission of the City of Menifee hereby
makes the following findings
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:76
Page 7 of 7
Plot Plan No. PLN19-0045
July 14, 2021
1. That the Findings set out above are true and correct.
2. That the facts presented within the public record and within this resolution
provide a basis to approve Plot Plan No. PLN19-0045 subject to the
Conditions of Approval set forth in Exhibit “1” of this Resolution.
PASSED, APPROVED AND ADOPTED this the 14th day of July, 2021
_________________________
Benjamin Diederich, Chairman
Attest:
___________________________
Stephanie Roseen, Deputy City Clerk
Approved as to form:
______________________________
Thai Phan, Assistant City Attorney
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:77
Plot Plan No. PLN19-0045 and PLN19-0046 1 of 67
EXHIBIT “1”
CONDITIONS OF APPROVAL
Planning Application No.: Plot Plan No. PLN19-0045 (“Newport Pointe
Commercial”)
Project Description: Plot Plan No. PLN19-0045 proposes the development of a
commercial center and an associated master sign program
at the southwest corner of Newport Road and Evans Road
on an approximate 11.14-acre site. The project proposes
seven (7) buildings totaling approximately 84,211 square
feet and 415 parking stalls. More specifically, the
breakdown of building square footage and use information
is as follows:
1. Building 1 (Grocery with Off-site Alcohol Sales) –
18,041 square feet.
2. Building 2 (Drive-thru Carwash) – 4,010 square feet.
3. Building 3 (Drive-thru restaurant) – 1,800 square feet.
4. Building 4 (Restaurant/Retail) – 7,360 square feet.
5. Building 5 (Restaurant/Retail) – 3,010 square feet.
6. Building 6 (Daycare) – 9,990 square feet.
7. Building 7 (Gym/Fitness) – 40,000 square feet.
Proposed access into the site would be via three (3)
driveways located off Newport Road and a single driveway
located off Evans Road.
Assessor's Parcel No.:360-020-051
MSHCP Category:Commercial Retail
DIF Category:Commercial Retail
SKR Category:Discretionary permit on greater than ½ (0.5 acres)
TUMF Category:Commercial Retail
Quimby Category:Not Applicable
Approval Date:July 14, 2021
Expiration Date:July 14, 2024
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:78
Plot Plan No. PLN19-0045 and PLN19-0046 2 of 67
Within 48 Hours of the Approval of This Project
1.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.
2.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 Five Hundred
and Thirty Dollars and Twenty-Five Cents ($2,530.25) which includes the
Two Thousand Four Hundred and Eighty Dollars and Twenty-Five Cent
($2,480.25) 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 (ND) for the Mitigated or Negative Declaration
(MND) 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.
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:79
Plot Plan No. PLN19-0045 and PLN19-0046 3 of 67
Section I: Conditions Applicable to All Departments
Section II: Community Development Department
Conditions of Approval
Section III: Engineering/Public Works Department
Conditions of Approval
Section IV: Building and Safety Department Conditions
of Approval
Section V: Fire Department Conditions of Approval
Section VI: Riverside County Environmental Health
Conditions of Approval
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:80
Plot Plan No. PLN19-0045 and PLN19-0046 4 of 67
Section I:
Conditions Applicable to All
Departments
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:81
Plot Plan No. PLN19-0045 and PLN19-0046 5 of 67
General Conditions
3.Definitions. The words identified in the following list that appear in all
capitals in the attached conditions of Plot Plan No. PLN19-0045 shall be
henceforth defined as follows:
Permittee, Applicant, Project Permittee(s), Project Developer(s) shall all
mean the permittee of this project.
APPROVED EXHIBIT A = Site Plan for Plot Plan No. PLN19-0045, dated
June 21, 2021.
APPROVED EXHIBIT B = Floor Plans and Elevations of Plot Plan No.
PLN19-0045, dated June 21, 2021.
APPROVED EXHIBIT L = Conceptual Landscaping for Plot Plan No.
PLN19-0045, dated June 21, 2021.
APPROVED EXHIBIT S = Sign Program for Plot Plan No. PLN19-0045,
dated June 21, 2021.
4.Ninety (90) Days to Protest. The project developer has ninety (90) days
from the date of approval of these conditions to protest, in accordance with
the procedures set forth in Government Code Section 66020, the imposition
of any and all fees, dedications, reservations and/or other exactions imposed
on this project as a result of this approval or conditional approval of this
project.
5.Mitigation Monitoring and Reporting Program. The developer shall
comply with the mitigation monitoring and reporting program (“MMRP”) which
is incorporated by reference as part of these conditions of approval.
6.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.
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:82
Plot Plan No. PLN19-0045 and PLN19-0046 6 of 67
7.Causes for Revocation. In the event the use hereby permitted under this
permit, a) is found to be in violation of the terms and conditions of this permit,
b) is found to have been obtained by fraud or perjured testimony, or c) is
found to be detrimental to the public health, safety or general welfare, or is a
public nuisance, this permit shall be subject to the revocation procedures.
8.Business Registration. Every person conducting a business within the City
of Menifee, as defined in Menifee Municipal Code, Chapter 5.01, shall obtain
a business license. For more information regarding business registration,
contact the City Clerk.
9.Expiration. This approval shall be used within three (3) years of the approval
date; otherwise, it shall become null and void and of no effect whatsoever. By
use is meant the beginning of substantial construction contemplated by this
approval within three-(3)-year period which is thereafter diligently pursued to
completion or to the actual occupancy of existing buildings or land under the
terms of the authorized use. Should the three-(3)-year time period lapse and
no substantial construction or use of this plot plan be initiated within the three
(3) years of the effective date of the issuance of this plot plan, this plot plan
shall become null and void unless extensions are processed and approved
per Menifee Municipal Code.
10.Modifications or Revisions. The permittee shall obtain City approval for
any modifications or revisions to the approval of this project.
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:83
Plot Plan No. PLN19-0045 and PLN19-0046 7 of 67
Section II:
Community Development
Department
Conditions of Approval
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:84
Plot Plan No. PLN19-0045 and PLN19-0046 8 of 67
General Conditions
11.Comply with Ordinances. The development of these premises shall comply
with the standards City of the 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, G, L and S unless otherwise
amended by these conditions of approval.
12.Outside Lighting. Any outside lighting shall be hooded and directed so as
not to shine directly upon adjoining property or public rights-of-way and so as
to prevent either the spillage of lumens or reflection into the sky.
13.Colors and Materials. Building colors and materials shall be in substantial
conformance with those shown on APPROVED EXHIBIT B.
14.Parking. A minimum of 415 parking spaces are required (not including the
car wash vacuum stalls); however, the project will provide 480 parking
spaces which exceeds the spaces required. The 480 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 twenty (20) accessible parking spaces for persons with
disabilities shall be provided consistent with ADA requirements and as
approved by the City of Menifee Building and Safety Department. The
location of ADA parking and paths of travel will be finalized on the final site
plan of the proposed project. Each parking space reserved for persons with
disabilities shall be identified by a permanently affixed reflectorized sign
constructed of porcelain on steel, beaded text or equal, displaying the
International Symbol of Accessibility. The sign shall not be smaller than
seventy (70) square inches in area and shall be centered at the interior end of
the parking space at a minimum height of eighty (80) inches from the bottom
of the sign to the parking space finished grade, or centered at a minimum
height of thirty-six (36) inches from the parking space finished grade, ground,
or sidewalk. A sign shall also be posted in a conspicuous place, at each
entrance to the off-street parking facility, not less than seventeen (17) inches
by twenty-two (22) inches, clearly and conspicuously stating the following:
"Unauthorized vehicles not displaying distinguishing placards or license
plates issued for physically handicapped persons may be towed away at
owner's expense. Towed vehicles may be reclaimed at ___ or by telephoning
___."
In addition to the above requirements, the surface of each parking space
shall have a surface identification sign duplicating the symbol of accessibility
in blue paint of at least three (3) square feet in size.
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:85
Plot Plan No. PLN19-0045 and PLN19-0046 9 of 67
Bicycle Racks:
Bicycle racks or lockers with a minimum of twenty (20) spaces are required;
however, the project will provide 28 spaces. The 28 spaces shall be provided
as shown on APPROVED EXHIBIT A 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.
15.Loading Areas. Loading and/or unloading of goods/supplies shall occur in
designated loading areas as shown on APPROVED 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.
16.Sign Supports. Sign support hardware shall be of a compatible material and
design with the sign it supports and shall compliment the architecture and
design of building to which it is affixed, if any. Sign supports of a permanent
sign shall be reviewed as part of the sign permit process.
17.Signs Maintained. All signs shall be maintained in a condition acceptable to
the Community Development Department throughout the life of the permit.
Graffiti shall be removed from all signs within twenty-four (24) hours.
18.Modifications to Signage. Should a change in signage occur, the proposed
signage shall comply with the general size and location of what was approved
in the master sign program. Signage outside the approved areas including,
freestanding signs shall apply for an amendment to the master sign program.
19.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.
20.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.
21.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 be entitled to vote using an address within the
premises as a place of residence.
22.Exterior Noise Levels. Facility-related noise, as projected to any portion of
any surrounding property containing a "sensitive receiver, habitable dwelling,
hospital, school, library or nursing home", must not exceed the following
worst-case noise levels 45 dB(A) - 10-minute noise equivalent level ("leq"),
between the hours of 10:00 p.m. to 7:00 a.m. (nighttime standard) and 65 dB
(A) - 10-minute leq, between 7:00 a.m. and 10:00 p. m. (daytime standard).
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:86
Plot Plan No. PLN19-0045 and PLN19-0046 10 of 67
23.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 engines or auxiliary power units to power
refrigerated trailers for extended periods of time is not allowed.
24.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".
25.No Outdoor Storage. No outdoor storage is allowed within the site. No
storage lockers, sheds, metal container bins or metal shipping containers will
be allowed to be kept onsite unless stored within the approved buildings.
26.Rules for Construction Activities. The permittee shall comply with all
SCAQMD established minimum requirements for construction activities to
reduce fugitive dust and PM10 emissions. Current requirements include, but
may not be limited to:
Any construction equipment using direct internal combustion engines
shall use diesel fuel with a maximum of 0.05 percent sulfur and a four-
degree retard.
Construction operations affecting off-site roadways shall be scheduled by
implementing traffic hours and shall minimize obstruction of through traffic
lanes.
On-site heavy equipment used during construction shall be equipped with
diesel particulate filters unless it is demonstrated that such equipment is
not available, or its use is not cost-competitive.
27.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.
28.Completion of Conditions Prior to Operations. Pursuant to City of Menifee
Municipal Code, the proposed use approved under Plot Plan No. PLN19-
0045 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.
29.Compliance with Building Code. Project design shall be subject to the
seismic design criteria of the most recent edition of the California Building
Code (CBC) as adopted by the City of Menifee.
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:87
Plot Plan No. PLN19-0045 and PLN19-0046 11 of 67
30.Compliance with Geotechnical Report. The Project shall comply with
recommendations listed in the Geotechnical Report to address strong seismic
ground shaking and how it will reduce exposure of people or structures to
potential substantial adverse effects, including the risk of loss, injury, or death
involving strong seismic ground shaking.
31.Compliance with Section 9.210.060. The Project shall comply with Menifee
Municipal Code, Section 9.210.060 (Noise Control Regulations), Section
9.210.060 – General Exemptions, exemptions relevant to the Project include:
a. Property maintenance including lawnmowers, leaf blowers, etc., provided
such maintenance occurs between the hours of 7 a.m. and 8:00 p.m.;
b. Motor vehicles, other than off-highway vehicles; and
c. Heating and air conditioning equipment in proper repair.
Archeological and Paleontological Resources
32.Human Remains. If human remains are encountered, State Health and
Safety Code Section 7050.5 states that no further disturbance shall occur
until the Riverside County Coroner has made the necessary findings as to
origin. Further, pursuant to Public Resource Code Section 5097.98(b)
remains shall be left in place and free from disturbance until a final decision
as to the treatment and disposition has been made. If the Riverside County
Coroner determines the remains to be Native American, the Native American
Heritage Commission shall be contacted within the period specified by law
(24 hours). Subsequently, the Native American Heritage Commission shall
identify the "most likely descendant." The most likely descendant shall then
make recommendations and engage in consultation concerning the treatment
of the remains as provided in Public Resources Code Section 5097.98.
33.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).
34.Inadvertent Archeological Find. If during ground disturbance activities,
unique cultural resources are discovered that were not assessed by the
archaeological report(s) and/or environmental assessment conducted prior to
project approval, the following procedures shall be followed. Unique cultural
resources are defined, for this condition only, as being multiple artifacts in
close association with each other, but may include fewer artifacts if the area
of the find is determined to be of significance due to its sacred or cultural
importance as determined in consultation with the Native American Tribe(s).
a. All ground disturbance activities within 100 feet of the discovered cultural
resources shall be halted until a meeting is convened between the
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:88
Plot Plan No. PLN19-0045 and PLN19-0046 12 of 67
developer, the archaeologist, the tribal representative(s) and the
Community Development Director to discuss the significance of the find.
b. At the meeting, the significance of the discoveries shall be discussed and
after consultation with the tribal representative(s) and the archaeologist, a
decision shall be made, with the concurrence of the Community
Development Director, as to the appropriate mitigation (documentation,
recovery, avoidance, etc.) for the cultural resources.
c. Grading of further ground disturbance shall not resume within the area of
the discovery until an agreement has been reached by all parties as to
the appropriate mitigation. Work shall be allowed to continue outside of
the buffer area and will be monitored by additional Tribal monitors if
needed.
d. Treatment and avoidance of the newly discovered resources shall be
consistent with the Cultural Resources Management Plan 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 as identified in Non-Disclosure of Reburial Condition.
e. Pursuant to Calif. Pub. Res. Code § 21083.2(b) avoidance is the
preferred method of preservation for archaeological resources and
cultural resources. If the landowner and the Tribe(s) cannot agree on the
significance or the mitigation for the archaeological or cultural resources,
these issues will be presented to the City Community Development
Director for decision. The City Community Development Director shall
make the determination based on the provisions of the California
Environmental Quality Act with respect to archaeological resources,
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.”
35.Cultural Resources Disposition. In the event that Native American cultural
resources are discovered during the course of grading (inadvertent
discoveries), the following procedures shall be carried out for final disposition
of the discoveries:
a. One or more of the following treatments, in order of preference, shall be
employed with the tribes. Evidence of such shall be provided to the City
of Menifee Community Development Department:
i. Preservation-In-Place of the cultural resources, if feasible.
Preservation in place means avoiding the resources, leaving them
in the place where they were found with no development affecting
the integrity of the resources.
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:89
Plot Plan No. PLN19-0045 and PLN19-0046 13 of 67
ii. Reburial of the resources on the Project property. The measures
for reburial shall include, at least, the following: Measures and
provisions to protect the future reburial area from any future
impacts in perpetuity. Reburial shall not occur until all legally
required cataloging and basic recordation have been completed,
with an exception that sacred items, burial goods and Native
American human remains are excluded. Any reburial process
shall be culturally appropriate. Listing of contents and location of
the reburial shall be included in the confidential Phase IV report.
The Phase IV Report shall be filed with the City under a
confidential cover and not subject to Public Records Request.
iii. If preservation in place or reburial is not feasible then the
resources shall be curated in a culturally appropriate manner at a
Riverside County curation facility that meets State Resources
Department Office of Historic Preservation Guidelines for the
Curation of Archaeological Resources ensuring access and use
pursuant to the Guidelines. The collection and associated records
shall be transferred, including title, and are to be accompanied by
payment of the fees necessary for permanent curation. Evidence
of curation in the form of a letter from the curation facility stating
that subject archaeological materials have been received and that
all fees have been paid, shall be provided by the landowner to the
City. There shall be no destructive or invasive testing on sacred
items, burial goods and Native American human remains. Results
concerning finds of any inadvertent discoveries shall be included
in the Phase IV monitoring report.
36.Inadvertent Paleontological Find. In the event that fossils or fossil-bearing
deposits are discovered during construction, excavations within fifty (50) feet
of the find shall be temporarily halted or diverted. The contractor shall notify
a qualified paleontologist to examine the discovery. The paleontologist shall
document the discovery as needed in accordance with Society of Vertebrate
Paleontology standards, evaluate the potential resource, and assess the
significance of the find under the criteria set forth in CEQA Guidelines Section
15064.5. The paleontologist shall notify the Community Development
Department to determine procedures that would be followed before
construction is allowed to resume at the location of the find. If in consultation
with the paleontologist, the Project proponent determines that avoidance is
not feasible, the paleontologist shall prepare an excavation plan for mitigating
the effect of the Project on the qualities that make the resource important.
The plan shall be submitted to the Community Development Department for
review and approval and the Project proponent shall implement the approval
plan.
Landscaping
37.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
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:90
Plot Plan No. PLN19-0045 and PLN19-0046 14 of 67
Department and the South Coast Air Quality Management District
(SCAQMD).
38.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.
39.Viable Landscaping. All plant materials within landscaped areas shall be
maintained in a viable growth condition and free of weeds and debris
throughout the life of this plot plan. To ensure that this occurs, the
Community Development Department shall require inspections prior to final
inspection and six (6) months and twelve (12) months after the final
inspection.
40.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
mechanism as determined by the City of Menifee.
Fees
41.Subsequent Submittals. Any subsequent submittals required by these
conditions of approval, including but not limited to grading plan, building plan,
elevations, 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. 18-741 (Cost of Services Fee Study), or any successor
thereto. Each submittal shall be accompanied with a letter clearly indicating
which condition or conditions the submittal is intended to comply with.
Prior to Issuance of Grading Permit
42.Mitigation Monitoring. The permittee shall prepare and submit a written
report to the Community Development Director or review and approval
demonstrating compliance with the standard conditions of approval and
mitigation measures identified in the Initial Study/Mitigated Negative
Declaration (IS/MND) for this project which must be satisfied prior to issuance
of grading permits. The Community Development Director may require
inspection or other monitoring to ensure such compliance.
43.Rough and Precise Grading Plan Review. The Community Development
Department shall review the rough and precise grading plans for consistency
with the approved site plan and conceptual grading plan (Approved Exhibit A
and G) and the conditions of approval.
44.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:
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:91
Plot Plan No. PLN19-0045 and PLN19-0046 15 of 67
a. Use watering to control dust generation during demolition of structures or
break-up of pavement. The construction area and vicinity (500-foot
radius) must be swept (preferably with water sweepers) and watered at
least twice daily. Site wetting must occur often enough to maintain a 10
percent surface soil moisture content throughout all earth moving
activities. All unpaved demolition and construction areas shall be wetted
at least twice daily during excavation and construction, and temporary
dust covers shall be used to reduce dust emissions and meet SCAQMD
District Rule 403. Wetting could reduce fugitive dust by as much as 50%.
b. Water active grading/excavation sites and unpaved surfaces at least
three times daily;
c. All paved roads, parking and staging areas must be watered at least once
every two hours of active operations;
d. Site access points must be swept/washed within thirty minutes of visible
dirt deposition;
e. Sweep daily (with water sweepers) all paved parking areas and staging
areas;
f. Onsite stockpiles of debris, dirt or rusty material must be covered or
watered at least twice daily;
g. Cover stockpiles with tarps or apply non-toxic chemical soil binders;
h. All haul trucks hauling soil, sand and other loose materials must either be
covered or maintain two feet of freeboard;
i. All inactive disturbed surface areas must be watered on a daily basis
when there is evidence of wind driven fugitive dust;
j. Install wind breaks at the windward sides of construction areas;
k. Operations on any unpaved surfaces must be suspended when winds
exceed 25 mph;
l. Suspend excavation and grading activity when winds (instantaneous
gusts) exceed 15 miles per hour over a 30-minute period or more, so as
to prevent excessive amounts of dust;
m. All haul trucks must have a capacity of not 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;
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:92
Plot Plan No. PLN19-0045 and PLN19-0046 16 of 67
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 amounts 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.
45.SCAQMD Compliance. The project shall comply with SCAQMD Rules
applicable during construction activities including but not limited to Rule 1113
(Architectural Coatings); Rule 403 (Fugitive Dust), Rule 1186 / 1186.1 (Street
Sweepers); and Rule 461 (Gasoline Transfer and Dispensing during
construction activities).
46.AQMD Rule 402. The project developer shall implement the following
measures to reduce the emissions of pollutants generated by heavy-duty
diesel-powered equipment operating at the project site throughout the project
construction phases. The project developer shall include in construction
contracts the control measures as may be required under Rule 402, at the
time of development, including the following:
a. Keep all construction equipment in proper tune in accordance with
manufacturer’s specifications.
b. Use late model heavy-duty diesel-powered equipment at the project site
to the extent that it is readily available in the South Coast Air Basin
(meaning that it does not have to be imported from another air basin and
that the procurement of the equipment would not cause a delay in
construction activities of more than two weeks).
c. Use low-emission diesel fuel for all heavy-duty diesel-powered equipment
operating and refueling at the project site to the extent that it is readily
available and cost effective in the South Coast Air Basin (meaning that it
does not have to be imported from another air basin, that the
procurement of the equipment would not cause a delay in construction
activities of more than two weeks, that the cost of the equipment use is
not more than 20 percent greater than the cost of standard equipment
(This measure does not apply to diesel-powered trucks traveling to and
from the site).
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:93
Plot Plan No. PLN19-0045 and PLN19-0046 17 of 67
d. Utilize alternative fuel construction equipment (i.e., compressed natural
gas, liquid petroleum gas), if equipment is readily available and cost
effective in the South Coast Air Basin (meaning that it does not have to
be imported from another air basin, that the procurement of the
equipment would not cause a delay in construction activities of more than
two weeks, that the cost of the equipment use is not more than 20
percent greater than the cost of standard equipment).
e. Limit truck and equipment idling time to five minutes or less.
f. Rely on the electricity infrastructure surrounding the construction sites
rather than electrical generators powered by internal combustion engines
to the extent feasible.
g. General contractors shall maintain and operate construction equipment
so as to minimize exhaust emissions.
Biological Resources
47.Burrowing Owl Preconstruction Survey. Pursuant to Objective 6 and
Objective 7 of the Species Account for the Burrowing Owl included in the
Western Riverside County Multiple Species Habitat Conservation Plan, within
30 days prior to the issuance of a grading permit, a pre-construction
presence/absence survey for the burrowing owl shall be conducted by a
qualified biologist and the results of this presence/absence survey shall be
provided in writing to the City of Menifee Community Development
Department. If it is determined that the project site is occupied by the
Burrowing Owl, take of "active" nests shall be avoided pursuant to the
MSHCP and the Migratory Bird Treaty Act. However, when the Burrowing
Owl is present, relocation outside of the nesting season (March 1 through
August 31) by a qualified biologist shall be required. The City shall be
consulted to determine appropriate type of relocation (active or passive) and
translocation sites. Occupation of this species on the project site may result in
the need to revise grading plans so that take of "active" nests is avoided or
alternatively, a grading permit may be issued once the species has been
actively relocated.
If the grading permit is not obtained within 30 days of the survey a new
survey shall be required.
If construction and/or disturbance of the site is suspended for a period of
days (30) days or more, a new survey shall be required.
If the 30-day pre-construction burrowing owl survey finds owls on the site, the
project biologist shall notify California Department of Fish and Wildlife
(CDFW) and U.S. Fish and Wildlife Service (USFWS) within two business
days of discovering the occupied burrows, and shall subsequently prepare a
Burrowing Owl Protection and Relocation Plan for review and approval by the
CDFW, USFWS, and the Regional Conservation Authority (RCA) prior to
initiating any ground-disturbing activities (including disking and mowing,
among others).
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:94
Plot Plan No. PLN19-0045 and PLN19-0046 18 of 67
48.Nesting Bird Survey. If grading or site disturbance including demolition of
existing structures is to occur during the nesting season (February 15 –
August 31), a nesting bird survey (including raptors) shall be conducted within
ten (10) days prior to grading permit issuance or any site clearing or
demolition. This survey shall be conducted by a qualified biologist holding a
Memorandum of Understanding (MOU) with Riverside County. If active bird
nests are found, avoidance buffers of 1,000 feet for large birds of prey, 500
feet for small birds of prey, and 250 feet for songbirds, decided by CDFW on
a case-by-case basis, shall be established and observed. The biologist shall
prepare a final letter report that shall be submitted to the City of Menifee
Community Development Department for review and approval.
Archeological and Paleontological Resources
49.Archeologist Retained. Prior to issuance of a grading permit the project
applicant shall retain a Riverside County qualified archaeologist to monitor all
ground disturbing activities in an effort to identify any unknown archaeological
resources.
The Project Archaeologist and the Tribal monitor(s) shall manage and
oversee monitoring for all initial ground disturbing activities and excavation of
each portion of the project site including clearing, grubbing, tree removals,
mass or rough grading, trenching, stockpiling of materials, rock crushing,
structure demolition and etc. The Project Archaeologist and the Tribal
monitor(s), shall have the authority to temporarily divert, redirect or halt the
ground disturbance activities to allow identification, evaluation, and potential
recovery of cultural resources in coordination with any required special
interest or tribal monitors.
The developer/permit holder shall submit a fully executed copy of the contract
to the Community Development Department to ensure compliance with this
condition of approval. Upon verification, the Community Development
Department shall clear this condition.
In addition, the Project Archaeologist, in consultation with the Consulting
Tribe(s), the contractor, and the City, shall develop a Cultural Resources
Management Plan (CRMP) in consultation pursuant to the definition in AB52
to address the details, timing and responsibility of all archaeological and
cultural activities that will occur on the project site. A consulting tribe is
defined as a tribe that initiated the AB 52 tribal consultation process for the
Project, has not opted out of the AB52 consultation process, and has
completed AB 52 consultation with the City as provided for in Cal Pub Res
Code Section 21080.3.2(b)(1) of AB52. Details in the Plan shall include:
a. Project grading and development scheduling;
b. The Project archeologist and the Consulting Tribes(s) shall attend the
pre-grading meeting with the City, the construction manager and any
contractors and will conduct a mandatory Cultural Resources Worker
Sensitivity Training to those in attendance. The Training will include a
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:95
Plot Plan No. PLN19-0045 and PLN19-0046 19 of 67
brief review of the cultural sensitivity of the Project and the surrounding
area; what resources could potentially be identified during earthmoving
activities; the requirements of the monitoring program; the protocols that
apply in the event inadvertent discoveries of cultural resources are
identified, including who to contact and appropriate avoidance measures
until the find(s) can be properly evaluated; and any other appropriate
protocols. All new construction personnel that will conduct earthwork or
grading activities that begin work on the Project following the initial
Training must take the Cultural Sensitivity Training prior to beginning work
and the Project archaeologist and Consulting Tribe(s) shall make
themselves available to provide the training on an as-needed basis;
c. The protocols and stipulations that the contractor, City, Consulting
Tribe(s) and Project archaeologist will follow in the event of inadvertent
cultural resources discoveries, including any newly discovered cultural
resource deposits that shall be subject to a cultural resources evaluation.
50.Paleontologist Required. Prior to the issuance of grading permits, the
project applicant shall retain a qualified paleontologist approved by the
Community Development Department to create and implement a project-
specific plan for monitoring site grading/earthmoving activities (project
paleontologist). The project paleontologist retained shall review the approved
development plan and shall conduct any pre-construction work necessary to
render appropriate monitoring and mitigation requirements as appropriate.
These requirements shall be documented by the project paleontologist in a
Paleontological Resource Impact Mitigation Program (PRIMP). This PRIMP
shall be submitted to the City Community Development Department for
review and approval prior to the 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:
1. 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.
2. 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.
3. 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.
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:96
Plot Plan No. PLN19-0045 and PLN19-0046 20 of 67
4. If fossil remains are encountered by earthmoving activities when the
project paleontologist is not on-site, these activities will be diverted
around the fossil site and the project paleontologist called to the site
immediately to recover the remains.
5. If fossil remains are found, fossilliferous 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.
6. 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 will then be curated (assigned and labeled
with museum repository fossil specimen numbers and corresponding
fossil site numbers, as appropriate; placed in specimen trays and, if
necessary, vials with completed specimen data cards) and catalogued,
and associated specimen data and corresponding geologic and
geographic site data will be archived (specimen and site numbers and
corresponding data entered into appropriate museum repository catalogs
and computerized data bases) at the museum repository by a laboratory
technician. The remains will then be accessioned into the museum
repository fossil collection, where they will be permanently stored,
maintained, and, along with associated specimen and site data, made
available for future study by qualified scientific investigators. The City
must be consulted on the repository/museum to receive the fossil material
prior to being curated.
7. 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
City for review and approval prior to final building inspection as described
elsewhere in this condition set. All reports shall be signed by the project
paleontologist and all other professionals responsible for the report’s
content (e.g., professional geologist, professional engineer, etc.), as
appropriate. Two wet-signed original copies of the report shall be
submitted directly to the office of the City Community Development
Department along with a copy of this condition and the grading plan for
appropriate case processing and tracking.
51.Native American Monitoring (Pechanga). Tribal monitor(s) shall be
required on-site during all ground-disturbing activities, including grading,
stockpiling of materials, engineered fill, rock crushing, etc. The land
divider/permit holder shall retain a qualified tribal monitor(s) from the
Pechanga Band of Luiseno Indians. Prior to issuance of a grading permit, the
developer shall submit a copy of a signed contract between the above-
mentioned Tribe and the land divider/permit holder for the monitoring of the
project to the Community Development Department and to the Engineering
Department. The Tribal Monitor(s) shall have the authority to temporarily
divert, redirect or halt the ground-disturbance activities to allow recovery of
cultural resources, in coordination with the Project Archaeologist.
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:97
Plot Plan No. PLN19-0045 and PLN19-0046 21 of 67
52.Native American Monitoring (Soboba). Tribal monitor(s) shall be required
on-site during all ground-disturbing activities, including grading, stockpiling of
materials, engineered fill, rock crushing, etc. The land divider/permit holder
shall retain a qualified tribal monitor(s) from the Soboba Band of Luiseno
Indians. Prior to issuance of a grading permit, the developer shall submit a
copy of a signed contract between the above-mentioned Tribe and the land
divider/permit holder for the monitoring of the project to the Community
Development Department and to the Engineering Department. The Native
American Monitor(s) shall have the authority to temporarily divert, redirect or
halt the ground-disturbance activities to allow recovery of cultural resources,
in coordination with the Project Archaeologist.
Fees
53.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
9.87 acres 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.
54.Processing Fees. Prior to issuance of grading permits, the Community
Development Department shall determine the status of the deposit-based
fees. If the fees are in a negative status, the permit holder shall pay the
outstanding balance.
Prior to Issuance of Building Permit
55.Mitigation Monitoring. The permittee shall prepare and submit a written
report to the Community Development Director or review and approval
demonstrating compliance with the standard conditions of approval and
mitigation measures identified in the Initial Study/Mitigated Negative
Declaration (IS/MND) for this project which must be satisfied prior to issuance
of building permits. The Community Development Director may require
inspection or other monitoring to ensure such compliance.
56.Submit Building Plans. Prior to the issuance of a building permit, the
permittee shall submit building plans with the City of Menifee Building and
Safety Department for building permits. The building plans shall be in
substantial conformance with APPROVED EXHIBIT A, B, C, G, L and S.
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:98
Plot Plan No. PLN19-0045 and PLN19-0046 22 of 67
57.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, M and S.
If building plans are proposed that alter the elevations as shown on
APPROVED EXHIBIT B, M and S a plot plan application pursuant to City
Municipal Code, 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 Community Development
Director may determine that Planning Commission review and approval is
required.
58.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 B.
59.Lighting. The building plans shall show the location and types of light fixtures
that will be within the project site and on the building. Lighting fixtures shall be
decorative. Shoe-box-type lighting will not be allowed. The types of lighting
fixtures used shall be subject to Community Development Department
approval. The location of lighting shown on the building is for conceptual
purposes only and may be relocated during the building plan check.
Architecturally appropriate themed lighting fixtures shall be located along the
project perimeter, project entrances, and other focal points on the project site
and shall be subject to Community Development Department review and
approval. Parking lot lights shall be approved by the Community
Development Director. 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.
60.Roof-Mounted Equipment Plans. Roof-mounted equipment shall be
shielded from ground view and from view of any public right-of-way. All
building plans shall show all roof-mounted equipment and methods for
screening consistent with Approved Exhibit B and shall be submitted to the
Community Development Department for review and approval prior to
Building Permit issuance. The plans shall be approved prior to issuance of a
Building Permit. Screening material shall be subject to Community
Development Department approval. Community Development staff will verify
that all roof-mounted equipment has been screened in compliance with the
approved plans prior to final occupancy.
61.Dark Sky Ordinance. All streetlights 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. Low-pressure sodium lamps
are the preferred illuminating source, and all non-exempt outdoor light fixtures
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:99
Plot Plan No. PLN19-0045 and PLN19-0046 23 of 67
shall be shielded. A maximum of 8,100 total lumens per acre or parcel if less
than one acre shall be allowed. When lighting is “allowed”, it must be fully
shielded if feasible and partially shielded in all other cases and must be
focused to minimize spill light into the night sky and onto adjacent properties
(Section 6.01.040).
62.Electrical Cabinets. All electrical cabinets shall be located inside a room that
is architecturally integrated into the design of the building.
63.Floor Plans. Floor plans shall be in substantial conformance with that shown
on APPROVED EXHIBIT C.
64.Wall and Fencing Plan. A wall and fencing plan shall be submitted to the
Community Development Department for review and approval showing all
wall and fence locations and typical views of all types of fences or walls
proposed. This plan shall require anti-graffiti coatings on fences and walls,
where applicable. The plan shall be approved prior to issuance of a Building
Permit. If the proposed wall and fences for the development remain
consistent with the approved conceptual wall and fence plan, then no final
wall and fence plan application is needed. However, if wall and fences
deviate from the approved conceptual wall and fence plan, then a new
application will be required.
65.Menu Board Location Site Plan. Prior to building permit issuance for
Building No. 3 (drive-thru restaurant), the developer shall provide a revised
site plan showing adequate drive-thru stacking for the restaurant. Stacking for
the drive-thru shall allow for six (6) vehicles prior to the menu board. Stacking
shall assume a minimum measurement of 9 feet x 20 feet per vehicle.
66.Newport and Evans Road Project Entry Treatment. Prior to building permit
issuance for the project entry treatment located at the southwest corner of
Newport Road and Evans Road, the developer shall provide an updated
elevation of the monument sign showing the incorporation of “Newport
Estates” on the sign face for clear entry into the Newport Estates Specific
Plan as required by the specific plan.
67.HVAC. The developer shall utilize HVAC units with the lowest sound power
level shall be selected. The HVAC units shall be installed as far as possible
from residential land uses. The HVAC equipment shall be enclosed or
shielded from off-site properties.
68.Reciprocal Parking and Access Agreement. Prior to final map recordation
or building permit issuance (whichever occurs first), a reciprocal parking and
access agreement shall be recorded to share the parking spaces and allow
reciprocal access for the parcels associated with commercial center and
allow for emergency vehicular access through the commercial center to the
senior living facility at its southeast access gate.
69.Security Systems. Prior to the issuance of Building Permits, the applicant
shall prepare a security plan for the site. The security plan for this project
shall include a comprehensive security camera system that clearly depicts
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:100
Plot Plan No. PLN19-0045 and PLN19-0046 24 of 67
the entire parking field. This security camera system shall be based in one of
the buildings containing the management office for this development, or
inside a security office located within one of the retail buildings or other
places acceptable to the Menifee Police 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 above camera surveillance system shall include LPR
(License Plate Recognition) cameras installed at the entrances/exits to this
project. LPR cameras are cameras specifically designed to read and record
vehicle license plates as they enter and exit this complex. It should be noted
that high quality day/night vision LPR cameras are relatively inexpensive.
The plan shall be approved prior to issuance of Building Permits.
The Menifee Police Department, and/or Community Development
Department shall verify that the security system has been installed prior to
final occupancy.
Fees
70.Fees. Prior to issuance of Building Permits, the Community Development
Department shall determine if the deposit-based fees for project are in a
negative balance. If so, any outstanding fees shall be paid by the permittee.
71.Ordinance No. 17-232 (DIF). Prior to the issuance a building permit (for any
of the commercial buildings), the applicant shall comply with the provisions of
Ordinance No. 17-232, which requires the payment of the appropriate fee set
forth in the Ordinance. Ordinance No. 17-232 has been established to set
forth policies, regulations and fees related to the funding and construction of
facilities necessary to address the direct and cumulative environmental
effects generated by new development projects described and defined in this
Ordinance, and it establishes the authorized uses of the fees collected.
In the event Ordinance No. 17-232 is rescinded, this condition will no longer
be applicable. However, should Ordinance No. 17-232 be rescinded and
superseded by a subsequent City mitigation fee ordinance, payment of the
appropriate fee set forth in that ordinance shall be required.
72.Open Space Fee (MSHCP). Prior to the issuance of a building permit, the
applicant shall comply with the provisions of City of Menifee Municipal Code
Chapter 8.27 (hereinafter Chapter 8.27), 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.
In the event Chapter 8.27 is rescinded, this condition will no longer be
applicable. However, should Chapter 8.27 be rescinded and superseded by a
subsequent mitigation fee ordinance, payment of the appropriate fee set forth
in that ordinance shall be required.
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:101
Plot Plan No. PLN19-0045 and PLN19-0046 25 of 67
73.Perris Union High School District. Impacts to the Perris Union High School
District shall be mitigated in accordance with California State law.
74.Menifee Union School District. Impacts to the Menifee Union School
District shall be mitigated in accordance with California State law.
Landscaping
75.Performance Securities. Performance securities, in amounts to be
determined by the Director of Community Development to guarantee the
installation of plantings, irrigation system, walls and/or fences, in accordance
with the approved plan, shall be filed with the Department of Community
Development. Securities may require review by City Attorney and other staff.
Permit holder is encouraged to allow adequate time to ensure that securities
are in place. The performance security may be released one year after
structural final, inspection report, and the One-Year Post Establishment
report confirms that the planting and irrigation components have been
adequately installed and maintained. A cash security shall be required when
the estimated cost is $2,500.00 or less. At applicant’s election, a cash
security may also be used for amounts exceeding $2,500.
76.Landscape and Irrigation Plans. The permittee shall submit three (3) sets
of Final Landscaping and Irrigation Plans to the Planning Division for review
and approval. Said plan shall be submitted to the Division pursuant to City
Municipal Code along with the current fee.
The plan shall be in substantial conformance to APPROVED EXHIBIT L,
Menifee Municipal Code and the conditions of approval. The plan shall show
all common open space areas (e.g., outdoor gathering 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, water
quality basins, common area and/or outdoor gathering area landscaping.
Landscaping plans for areas that are totally within the road right-of-way shall
be submitted to the Engineer Department only. Slope Landscaping plans for
slopes exceeding 3 feet in height shall be submitted to the Engineering
Department.
The irrigation plan shall be in compliance with Menifee Municipal Code, 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.
The location, number, genus, species, and container size of plants shall be
shown.
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 Planning Department.
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:102
Plot Plan No. PLN19-0045 and PLN19-0046 26 of 67
Landscaping and Irrigation Plans shall meet all applicable requirements of
Menifee Municipal Code (as adopted and any amendments thereto), the
Riverside County Guide to California Friendly Landscaping, and Eastern
Municipal Water District requirements.
Project Specific Landscape Requirements:
77.Curb and Walkway on End Stall Planters. Unless otherwise approved by
the Community Development Director, 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.
78.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 Planning Department, Building
and Safety Department and the State air quality management authorities.
Interim shrub borders shall be planted around various undeveloped pads of
the project.
79.Crime Prevention through Environmental Design Guidelines. All plants,
landscaping and foliage shall fall within current CPTED (Crime Prevention
through Environmental Design) guidelines.
80.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-inspection, initial installation
inspection, Six (6) Month and One Year Landscape Inspections. The number
of hours for the 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.
81.Bicycle Racks. The landscaping plans shall show the location of bicycle
racks. Where bicycle racks are placed in public view, the racks must be
enhanced.
82.Tree Placement. Tree placement should avoid conflicts with parking lot
lighting.
83.Basins. Planting in basins shall be consistent with Approved Exhibit L and
the plants shall be of adequate height so that they can be seen above the
curbs surrounding the basins and/or up to a minimum height of three (3) feet.
84.Double Detectors. Double detector check valve assemblies (backflow
preventers) for landscape irrigation and domestic water shall not be located
at visually prominent locations (such as the end of drive aisles or at site
entries) and shall be well-screened with shrubs, berming, or low screen walls.
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:103
Plot Plan No. PLN19-0045 and PLN19-0046 27 of 67
85.Wall Latice/Vine Planters. Adequate planters shall be provided for the
proposed vines at each wall lattice location. Planters shall be shown on the
final landscaping and irrigation plan for the project.
Prior to Final Inspection
86.Mitigation Monitoring. The permittee shall prepare and submit a written
report to the Community Development Director or review and approval
demonstrating compliance with the standard conditions of approval and
mitigation measures identified in the Initial Study/Mitigated Negative
Declaration (IS/MND) for this project which must be satisfied prior to final
inspection. The Community Development Director may require inspection or
other monitoring to ensure such compliance.
87.Elevations. Elevations of all buildings and structures shall be in substantial
conformance as determined by the Community Development Director with
the elevations shown on APPROVED EXHIBIT B.
88.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.
89.Lighting. Exterior lighting shall be consistent with the approved building
plans.
90.Trash Enclosures. Trash enclosures which are adequate to enclose the
required number of bins (per Waste Management) shall be located as shown
on the Approved Exhibit A, G and L and shall be constructed prior to the
issuance of occupancy permits. The enclosure(s) shall be a minimum of six
(6) feet in height and shall be architecturally enhanced and made with
masonry block (including masonry cap) with landscaping screening, roof
covering and a solid gate which screens the bins from external view in
compliance with Approved Exhibit L. Additional enclosed area for collection of
recyclable materials shall be located within, near or adjacent to each trash
and rubbish disposal area. The recycling collection area shall be a minimum
of fifty percent (50%) of the area provided for the trash/rubbish enclosure(s)
or as approved by the City of Menifee Engineering Public Works Department.
All recycling bins shall be labeled with the universal recycling symbol and with
signage indicating to the users the type of material to be deposited in each
bin.
91.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.
92.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
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:104
Plot Plan No. PLN19-0045 and PLN19-0046 28 of 67
underground installation of the utilities they provide, this condition shall be
null and void with respect to that utility.
93.Security Systems. The Menifee Police Department, and/or Community
Development Department shall verify that the security system has been
installed in compliance prior to final occupancy.
94.Final Planning Inspection. The permittee shall obtain final occupancy sign-
off from the Planning Division for each Building Permit issued by scheduling a
final Community Development Department inspection prior to the final sign-off
from the Building Department. Community Development 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.
95.Paleontological Monitoring Report. Prior to issuance of a certificate of
occupancy, 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.
96.Archeology Report - Phase III and IV. 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 (if conducted for the Project) and the Phase
IV Cultural Resources Monitoring Report that complies with the Community
Development Department's requirements for such reports. The Phase IV
report shall include evidence of the required cultural/historical sensitivity
training for the construction staff held during the pre-grade meeting. The
Community Development Department shall review the reports to determine
adequate mitigation compliance. Provided the reports are adequate, the
Community Development Department shall clear this condition. Once the
report(s) are determined to be adequate, two (2) copies shall be submitted to
the Eastern Information Center (EIC) at the University of California Riverside
(UCR) and one (1) copy shall be submitted to the Pechanga Cultural
Resources Department.
Landscaping
97.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?”
98.Landscape/Irrigation Install Inspection. The permittee landscape architect
responsible for preparing the Landscaping and Irrigation Plans shall arrange
for a Pre-Landscape installation inspection and a Landscape Completion
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:105
Plot Plan No. PLN19-0045 and PLN19-0046 29 of 67
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.
99.Landscape Installation. All required landscape planting and irrigation shall
have been installed in accordance with approved Landscaping, Irrigation, and
Shading Plans, Menifee Municipal Code, 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.
100.Final Landscape Approval. The final landscape approval following
installation shall be subject to the review and approval of the City’s
Landscape Architectural Consultant and the Community Development
Director. The Community Development Director may require additional trees,
shrubs and/or groundcover as necessary, if site inspections reveal landscape
deficiencies that were not apparent during the plan review process.
Fees
101.Fees. Prior to issuance of occupancy/final inspections, the Community
Development Department shall determine if the deposit-based fees for project
are in a negative balance. If so, any outstanding fees shall be paid by the
permittee.
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:106
Plot Plan No. PLN19-0045 and PLN19-0046 30 of 67
Section III:
Engineering/Public Works
Department
Conditions of Approval
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:107
Plot Plan No. PLN19-0045 and PLN19-0046 31 of 67
The following are the Public Works / Engineering Department Conditions of Approval for
this project which shall be satisfied at no cost to the City or any other Government
Agency. All questions regarding the intent of the following conditions shall be referred to
the Public Works / Engineering Department, Land Development Section. The developer /
property owner shall use the standards and design criteria stated in the following
conditions, and shall comply with all applicable City of Menifee standards 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.
A. GENERAL ENGINEERING CONDITIONS
102. This conditional use permit, PLN19-0044, is concurrently processing a
proposed plot plan, PLN19-0045, which has its own set of Conditions of
Approval. The conditions for this conditional use permit, shall be satisfied in
concurrence with the Conditions of Approval for the proposed Tentative
Parcel Map, PLN19-0047 / TPM 37071 and Plot Plan PLN19-0045.
103.Subdivision Map Act - The developer / property owner shall comply with the
State of California Subdivision Map Act.
104.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.
105.Bond Agreement, Grading and Improvement Security – To guarantee the
construction of all required grading and improvements, the developer /
property owner shall enter into Bond Agreements and post security or bonds
in accordance with applicable City policies and ordinances. The
improvements shall include, but not limited to: onsite/offsite grading, erosion
control, street improvements, street lights, traffic signals, signing and striping,
public landscape improvements, recreational paseos, parks,
water/sewer/recycled water improvements, water quality BMPs, and storm
drainage facilities. Bond agreements and bond posting shall be required prior
to map recordation, grading, building, or construction permit issuance,
whichever is applicable. It should be noted that with the exception of grading
bond agreements, all other bond agreements require council approvals.
Therefore, it shall be the responsibility of the developer / property owner to
coordinate their project timing with City council calendar when requesting City
approvals of Bond Agreements.
106.Bond Replacement, Reduction, and Releases – All requests for bond
replacements (such as in changes of property ownerships), reductions (such
as in partial completion of improvements), releases (such as in completion of
improvements), shall conform to City policies, standards and applicable City
ordinances. It shall be the responsibility of the developer / property owner to
notify the City in time when any of these bond changes are necessary. The
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:108
Plot Plan No. PLN19-0045 and PLN19-0046 32 of 67
City shall review all changes in Bond Agreements and the accompanying
bonds or security. Similarly, with the exception of grading bond agreements
all other agreement changes require City Council approvals. Therefore, it
shall be the responsibility of the developer / property owner to coordinate
their project timing with City Council calendar when requesting changes to
the bond agreements.
107.Existing and Proposed Easements - The final grading plan shall correctly
show all existing easements, traveled ways, and drainage courses. Any
omission or misrepresentation of these documents may require said plan to
be resubmitted for further consideration.
108.Plan Check Submittals - Appropriate plan check submittal forms shall be
completed and submittal check list provided that includes required plan
copies, necessary studies / reports, references, fees, deposits, etc. Prior to
final approval of improvement plans by the Public Works / Engineering
Department, the developer / property owner shall submit to the Public Works /
Engineering Department CAD layers of all improvements to be maintained by
the City (pavement, sidewalk, street lights, etc.). A scanned image of all final
approved grading and improvement plans on a Universal Serial Bus (USB)
drive, also known as a “flash” drive or “thumb” drive, shall be submitted to the
Public Works / Engineering Department, in one of the following formats: (a)
Auto CAD DXF, (b) GIS shapefile (made up of ESRI extensions .shp, .shx
and .dbf) or (c) Geodatabase (made up of ESRI extension .gdb). CAD files
created with the latest version shall only be accepted if approved by the
Public Works Director / City Engineer.
109.Plan Approvals – Improvement plans and grading plans shall be submitted
with necessary supporting documentation and technical studies (hydrology,
hydraulics, traffic impact analysis, geotechnical studies, etc.) to the Public
Works / Engineering Department for review and approval. All submittals shall
be signed and date stamped by the Engineer of Record. The plans must
receive Public Works / Engineering Department approval prior to issuance of
any construction permit, grading permit, or building permits as applicable and
as determined by the Public Works Director / City Engineer. All submittals
shall include a completed City Fee or Deposit Based Worksheet and the
appropriate plan check. For improvements proposed to be owned and
maintained by the Riverside County Flood Control and Water Conservation
District, improvement plans must receive district approval prior to Building
permit issuance or as determined by the District.
110.As-Built Plans - Upon completion of all required improvements, the
developer / property owner shall cause the civil engineer of record to as-built
all project plans, and submit project base line of work for all layers on a USB
drive to the Public Works / Engineering Department, in one of the following
formats: (a) Auto CAD DXF, (b) GIS shapefile (made up of ESRI extensions
.shp, .shx and .dbf) or (c) Geodatabase (made up of ESRI extension .gdb).
The timing for submitting the as-built plans shall be as determined by the
Public Works Director / City Engineer.
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:109
Plot Plan No. PLN19-0045 and PLN19-0046 33 of 67
111.Construction Times of Operation - The developer / property owner shall
monitor, supervise, and control all construction and construction related
activities to prevent them from causing a public nuisance including, but not
limited to, strict adherence to the following:
a. Construction activities shall comply with City of Menifee ordinances
relating to construction noise. Any construction within the city located
within one-fourth mile from an occupied residence shall be permitted
Monday through Saturday, except on nationally recognized holidays, 6:30
a.m. to 7:00 p.m. in accordance with Municipal Code Section 8.01.010.
There shall be no construction permitted on Sunday or nationally
recognized holidays unless 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 / City Engineer 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
Inspection team prior to start of any construction activities for this site.
112.Dry Utility Installations – Electrical power, telephone, communication, street
lighting, and cable television lines shall be placed underground in accordance
with current City ordinances, or as approved by the Public Works Director /
City Engineer. This applies also to existing overhead lines which are 33.6
kilovolts or below along the project frontage and within the project
boundaries. In cases where 33.6kV or below lines are collocated with high
voltage lines (for example, 115kV), the low voltage lines shall still be placed
underground even when the high voltage lines are exempt from relocation or
undergrounding in accordance with City standards and ordinances.
Exemption from undergrounding low voltage lines shall only be by the Public
Works Director / City Engineer or as directed by the City Council.
B. GRADING AND DRAINAGE
113.Introduction – Improvement such as grading, filling, over excavation and re-
compaction, and base or paving which require a grading permit are subject to
the Public Works Department conditions of approval stated herein.
114.Grading Regulations Chapter 8.26 – Any construction activity such as over
excavation, re-compaction, cut, fill, base or paving which require a grading
permit and shall conform to the requirements of City Grading Regulations
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:110
Plot Plan No. PLN19-0045 and PLN19-0046 34 of 67
Chapter 8.26. Additionally grading permits are subject to the Public Works
Department conditions of approval stated herein.
115.Regulations and Ordinance on Grading Within the City – In addition to
compliance with City Chapter 8.26, grading activities shall also conform to the
latest edition of the California Building Code, City General Plan, other City
Ordinances, City design standards and specifications and all other relevant
laws, rules and regulations governing grading in the City of Menifee. Prior to
commencing any grading, clearing, grubbing or any topsoil disturbances, the
applicant shall obtain a grading permit from the Public Works / Engineering
Department. Grading activities that are exempt from a grading permit as
outlined by the City ordinance may still require a grading permit by the Public
Works Director / City Engineer when deemed necessary to prevent the
potential for adverse impacts upon drainage, sensitive environmental
features, or to protect property, health safety, and welfare.
116.Grading Permit for Disturbed Soil – City ordinance on grading requires a
grading permit prior to clearing, grubbing or any top soil disturbances related
to construction grading.
117.Dust Control – All necessary measures to control dust shall be implemented
by the developer during grading. Fugitive dust shall be controlled in
accordance with Rule 403 of the California Air Quality Control Board.
118.2:1 Maximum Slope - Graded slopes shall be limited to a maximum
steepness ratio of 2:1 (horizontal to vertical) unless otherwise approved by
the Public Works / Engineering Department.
119.Slope Setbacks – Observe slope setbacks from buildings and property lines
per the California Building Code and City ordinance on grading.
120.Slope Landscaping and Irrigation – All slopes greater than or equal to 3
feet in vertical height shall be irrigated and landscaped with grass or ground
cover. Drip irrigation shall be used for all irrigated slopes.
121.Slope Erosion Control Plan - Erosion control and/or landscape plans are
required for manufactured slopes greater than 3 feet in vertical height. The
plans shall be prepared and signed by a registered landscape architect and
bonded per applicable City ordinances.
122.Slope Stability Report – A slope stability report shall be submitted to the
Public Works / Engineering Department for all proposed cut and fill slopes
steeper than 2:1 (horizontal:vertical) or over 20 feet in vertical height, unless
addressed in a previously city approved report.
123.Erosion Control Plans – All grading plans shall require erosion control plans
prior to approval. Temporary erosion control measures shall be implemented
immediately following rough grading to prevent deposition of debris onto
downstream properties or drainage facilities. Plans showing erosion control
measures may be included as part of the grading plans or submitted as a
separate set of plans for city review and approval. Graded but undeveloped
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:111
Plot Plan No. PLN19-0045 and PLN19-0046 35 of 67
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 all
applicable City of Menifee Standards and Ordinances and the National
Pollutant Discharge Elimination System (NPDES) Municipal Separate Storm
Sewer System (MS4) Permit from the California State Water Resources
Control Board (SWRCB). Additional Erosion protection may be required
during the rainy season.
124.Water Quality Management Plan - All grading plans shall require an
approved copy of the Water Quality Management Plan sheet per the
approved WQMP report. The developer / property owner shall comply with
the requirements of the WQMP report, and City standards and specifications.
125.Design Grade 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%. Five percent grade is the maximum
slope for any parking area. Where ADA requirement applies, ADA
requirement shall prevail.
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 receiving underground drainage system,
or should outlet with acceptable velocity reducers into BMP devices.
c. 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% or approved by the Public Works
Director / City Engineer.
Non-compliance with any of the above criteria may require a redesign of the
project. Significant redesigns may require a revised Plot Plan and/or
Tentative Parcel Map.
126.Drainage Grade - Minimum drainage design grade shall be 1% except on
Portland cement concrete surfaces where 0.5% shall be the minimum. The
engineer of record must submit a variance request for design grades less
than 1% with a justification for a lesser grade.
127.Finish Grade – Shall be sloped to provide proper drainage away from all
exterior foundation walls. The slope shall be not less than 2% for a distance
of not less than 3 feet from any point of exterior foundation. Drainage swales
shall not be less than 1 1/2 inches deeper than the adjacent finish grade at
the foundation.
128.Use of Maximum and Minimum Grade Criteria – Actual field construction
grades shall not exceed the minimum and maximum grades for ADA and
approved project grading design, to allow for construction tolerances. Any
improvement that is out of the minimum and maximum values will not be
accepted by the City Inspector, and will need to be removed and replaced at
developer’s or owner’s expense.
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:112
Plot Plan No. PLN19-0045 and PLN19-0046 36 of 67
129.Site Drainage - Positive drainage of the site shall be provided, and water
shall not be allowed to pond behind or flow over cut and fill slopes. Where
water is collected and discharged in a common area, protection of the native
soils shall be provided by planting erosion resistant vegetation, as the native
soils are susceptible to erosion by running water. All cut and fill slopes shall
have a maximum 2:1 (H:V) grade, 2 horizontal to 1 vertical.
130.Alteration of Drainage Patterns – Prior to grading permit issuance or
approval of improvement plans, the final engineering plans submitted by the
applicant shall address the following: The project drainage system shall be
designed to accept and properly convey all on- and off-site drainage flowing
on or through the site. The project drainage system design shall protect
downstream properties from any damage caused by alteration of drainage
patterns such as concentration or diversion of flow. Concentrated drainage on
commercial lots shall be diverted through parkway drains under sidewalks.
131.Licensed Geotech - A licensed geotechnical engineer shall perform final
determination of the foundation characteristics of soils within on-site
development areas.
132.10 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.
133.100 Year Drainage Facilities - All drainage facilities shall be designed to
accommodate 100 year storm flows as approved by the City of Menifee
Public Works / Engineering Department.
134.100 Year Design Criteria - In final engineering and prior to grading permit
issuance, subsurface storage systems shall be designed with emergency
overflow inlets to mitigate flows in excess of the 100 year storm event in a
controlled manner to the satisfaction of the Public Works / Engineering
Department.
135.100 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.
136.On-Site Storm Drain System - Prior to issuance of a grading permit, the
proposed on-site storm drain system shall be designed such that any ponding
in the 100 year storm, shall be contained within the site; it shall not encroach
onto any adjacent property, and shall maintain a minimum 1-foot freeboard to
the proposed building pad elevation. The 100 year storm flow shall be
conveyed to the existing Riverside County Flood Control and Water
Conservation District storm drain line in Newport Road, and shall not flow
over the proposed parkway or within the driveway approach.
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:113
Plot Plan No. PLN19-0045 and PLN19-0046 37 of 67
137.Retaining Walls – Sections, which propose retaining walls, will require
separate permits. They shall be obtained prior to issuance of any other
building permits – unless otherwise approved by the Building Official. The
walls shall be designed by a registered civil engineer and conform to City
Standards.
Prior to Grading Permit Issuance:
138.Geotechnical Report – The following documentation was reviewed and
approved by the City:
a. Preliminary Soil Investigation Report Update, Proposed Newport
Pointe Retail Center, APN: 360-020-051, Newport Road, Menifee,
California, prepared by GeoMat Testing Laboratories, Inc., Project No.
18226-01, dated December 6, 2020.
Two copies of City-approved geotechnical/soils report, no more than
three (3) years from date of application for a grading permit, shall be
provided to the City Public Works / Engineering Department with initial
submittal of a grading plan. If there is no approved report and/or said
report is past the three (3) years from date of application, a new
geotechnical/soils report and/or update letter, respectively, shall be
prepared and submitted to City for review and approval. The
geotechnical/soils, compaction and inspection reports will be reviewed in
conformance with the latest edition of the Riverside County Technical
Guidelines for Review of Geotechnical and Geologic Reports. A fee for
review of the geotechnical/soils report and/or update letter shall be paid to
the City, the amount of which shall be determined by the City at the first
submittal of the report.
A pre-grading meeting, certifications, approvals and inspection
procedures will be implemented in accordance with City Public Works -
Inspection process. All grading shall be done in conformance with the
recommendations of the City approved geotechnical/soils reports, and
under the general direction of a licensed geotechnical engineer.
139.Drainage Study – The following report was reviewed and approved by the
City:
a. Preliminary Hydrology Report for Newport Pointe, prepared by Dost
Engineering, received March 31, 2021.
Two copies of a final drainage study (also referred to as Hydrology/Hydraulics
Report) shall be submitted to the City for review and approval. The study
shall analyze at a minimum the following: project site drainage flow; all future
improvements drainage flow; Q10, Q100, pre- and post- condition flow rates;
anticipated total drainage flow into existing storm drain; and existing storm
drain capacity. The project shall comply with all mitigation recommended by
the approved drainage study. A fee for review of the Drainage Study shall be
paid to the City, the amount of which shall be determined by City at first
submittal of report.
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:114
Plot Plan No. PLN19-0045 and PLN19-0046 38 of 67
140.Grading Permit for Clearing and Grubbing – City ordinance on grading
requires a grading permit prior to clearing, grubbing, or any topsoil
disturbances related to construction grading activities.
141.Compliance with NPDES General Construction Permit – The developer/
property owner shall comply with the National Pollutant Discharge Elimination
System (NPDES) General Construction Permit (GCP) from the State Water
Resources Control Board (SWRCB).
Prior to approval of the grading plans or issuance of any grading permit, the
developer / property owner shall obtain a GCP from the SWRCB. Proof of
filing a Notice of Intent (NOI) and monitoring plan, shall be submitted to the
City; and the WDID number issued by the SWRCB shall be reflected on all
grading plans. For additional information on how to obtain a GCP, contact the
SWRCB.
142.SWPPP - Prior to approval of the grading plans, the developer / property
owner shall prepare a Storm Water Pollution Prevention Plan (SWPPP) for
the development. The developer / property owner shall be responsible for
uploading the SWPPP into the State’s SMARTS database system, and shall
ensure that the SWPPP is updated to constantly reflect the actual
construction status of the site. A copy of the SWPPP shall be made available
at the construction site at all times until construction is completed. The
SWRCB considers a construction project complete once a Notice of
Termination has been issued by SWRCB. The City shall require submittal of
NOTs for requests to fully release associated grading bonds.
143.SWPPP for Inactive Sites - The developer / property owner shall be
responsible for ensuring that any graded area that is left inactive for a long
period of time has appropriate SWPPP BMPs in place and in good working
condition at all times until construction is completed and the Regional Board
has issued a Notice of Termination (NOT) for the development.
144.Grading Bonds – Prior to commencing any grading of 50 or more cubic
yards of dirt, the applicant shall obtain a grading permit from the Public Works
/ Engineering Department. Prior to issuance of the permit, adequate
performance grading security shall be posted by the developer / property
owner with the Public Works / Engineering Department.
145.Import/Export – In instances where a grading plan involves import or export,
prior to obtaining a grading permit, the developer/property owner shall have
obtained approval for the import/export location from the Public Works /
Engineering Department. If an Environmental Assessment did not previously
approve either location, a Grading Environmental Assessment shall be
submitted to the Planning Director for review and comment and to the Public
Works Director / City Engineer for approval. Additionally, if the movement of
import/export occurs using City roads, review and approval of the haul routes
by the Public Works / Engineering Department will be required. Import or
export materials shall conform to the requirements of Chapter 8.26.
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:115
Plot Plan No. PLN19-0045 and PLN19-0046 39 of 67
146.Offsite Grading – Prior to the issuance of a grading permit, it shall be the
sole responsibility of the developer/property owner to obtain all proposed or
required easements and/or permissions necessary to perform offsite grading,
from affected landowners; including any off-site grading to construct the
necessary transition from the west on Newport Road. Notarized and recorded
agreement or documents authorizing the offsite grading shall be submitted to
the Public Works / Engineering Department.
Prior to Building Permit Issuance:
147.Submit 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
Public Works / Engineering Department for review. All submittals shall be
date stamped by the engineer and include a completed City Deposit or Fee
Based Worksheet and the appropriate plan check fee or deposit.
148.No Building Permit without Grading Permit - Prior to issuance of any
building permit for any new structures or appurtenances, the developer /
property owner shall obtain a grading permit and/or approval to construct
from the Public Works / Engineering Department.
149.Final Rough Grading Conditions – Prior to issuance of a building permit for
any new structures or appurtenances, the developer / property owner shall
cause the Civil Engineer of Record and Soils Engineer of Record for the
approved grading plans, to submit signed and wet stamped rough grade
certification and compaction test reports with 90% or better compaction, for
the lots for which building permits are requested. The certifications shall use
City approved forms, and shall be submitted to the Public Works /
Engineering Department for verification and acceptance.
150.Conformance to Elevations/Geotechnical Compaction - Rough grade
elevations for all building pads and structure pads submitted for grading plan
check approval shall be in substantial conformance with the elevations shown
on approved grading plans. Compaction test certification shall be in
compliance with the approved project geotechnical/soils report.
Prior to Issuance of Certificate of Occupancy:
151.Final Grade Certification – The developer / property owner shall cause the
Civil Engineer of Record for the approved grading plans, to submit a signed
and wet stamped final grade certification on City approved form, for each
building for which a certificate of occupancy is requested. The certification
shall be submitted to the Public Works / Engineering Department for
verification and acceptance.
152.Conform to Elevations - Final grade elevations of all building or structure
finish floors submitted for grading plan check approval shall be in substantial
conformance with the elevations shown on the approved grading plans.
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:116
Plot Plan No. PLN19-0045 and PLN19-0046 40 of 67
153.Plant & Irrigate 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. Slopes greater than
or equal to 3’ in vertical height shall have erosion control measures provided.
Slopes that exceed 15’ in vertical height are to be planted with additional
shrubs and trees as approved by the Public Works / Engineering Department.
Drip irrigation shall be provided for all irrigated slopes.
C. COVENANTS, CONDITIONS & RESTRICTIONS (CC&Rs)
154.Common Area Maintenance – Any common areas identified in the Tentative
Parcel Map shall be owned and maintained as follows:
a. A permanent master maintenance organization shall be established for
the tentative parcel map area, to assume maintenance responsibility for
all common areas. The organization may be public (City CFD, or another
agency) or private (e.g., property owners’ association). Merger with an
area-wide or regional organization shall satisfy this condition provided
that such organization is legally and financially capable of assuming the
responsibilities for maintenance. When necessary, property dedication or
easement dedications shall be granted to the maintenance organization
through map dedication, or separate recordable instrument, and shall be
in a form acceptable to the city. (See also the Use / Maintenance of
Ultimate Right-of-Way Portion of Property and Owner Improvements
condition)
b. The maintenance organization shall be established prior to or concurrent
with the Parcel Map recordation.
155.Conditions, Covenants and Restrictions (Private Common Areas) – In
the event that the Community Facilities District will not maintain all common
areas, the establishment of a property owner association (POA) shall be the
mechanism to maintain such common areas. (See also the Use /
Maintenance of Ultimate Right-of-Way Portion of Property and Owner
Improvements condition)
156.CC&R Content, Submittal Process and Timing – Prior to parcel map
recordation, the developer/property owner shall submit to the Public Works /
Engineering Department for review and approval CC&R documents
consisting of the following:
a. One hard copy and an electronic version of the CC&R’s. A completed
application form to review the CC&Rs, available at the Public Works /
Engineering front counter. There is a fee associated with the
application and required backup documents to review. The declaration
of CC&R’s shall:
i. provide for the establishment of a property owner's
association,
ii. provide for the ownership of the common area by the property
owner's association,
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:117
Plot Plan No. PLN19-0045 and PLN19-0046 41 of 67
iii. contain provisions approved by the Public Works / Engineering
Department, Community Development Department and the
City Attorney,
iv. Contain provisions with regards to the implementation of post
development Water Quality Best Management Practices
identified in the project’s approved WQMP.
v. Contain provisions notifying initial occupants, or tenants of the
project of their receipt of educational materials on good
housekeeping practices which contribute to the protection of
storm water quality. These educational materials shall be
distributed by the property owners' association and/or the
developer.
vi. Contain provisions for allowing the City a Right of Entry to
maintain BMPs that are otherwise not maintained by
responsible property owners. If a separate Right of Entry
Agreement has been executed, this provision is not necessary
to be in the CC&Rs.
b. As part of the CC&R document submittal, exhibit(s) identifying the
areas or improvements that will be maintained by the POA, the CFD
or other entities shall be provided. The exhibit shall be reviewed and
approved by the City.
c. Once approved, the developer / property owner shall provide a hard
copy of the CC&R’s wet-signed and notarized to the Public Works /
Engineering Department. The Public Works / Engineering Department
shall record the original declaration of CC&R’s prior to or concurrent
with the recordation of the parcel map.
d. A deposit to pay for the review of the CC&Rs pursuant to the City’s
current fee schedule at the time the above-referenced documents are
submitted to the Public Works / Engineering Department.
D. STREETS AND DEDICATIONS
157.Street Improvements - Street improvements shall conform to all applicable
City Design Standards and Specifications, the City General Plan, and all
other relevant laws, rules and regulations governing street construction in the
City.
The development includes improvements to Newport Road and Evans Road
along the project frontage. Vehicular access to the project as shown on the
Plot Plan / Tentative Parcel Map will be provided via four driveways.
Driveway #1 is located along Newport Road at the western end of the project.
Driveway #2 is located along Newport Road between Parcel No 1 and Parcel
No 2. Driveway #3 is located along Newport Road at the eastern end of the
project. Driveway #4 is located along Evans Road at the southern end of the
project.
a) Newport Road – Newport Road shall be improved to a modified Urban
Arterial designation with an ultimate half width Right of Way of 65 feet, 55
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:118
Plot Plan No. PLN19-0045 and PLN19-0046 42 of 67
feet paved curb to centerline, a Class II bike lane, a 6 foot sidewalk
adjacent to curb and a 4 foot wide parkway. The improvements shall
include a raised median to restrict turns in and out of the development
and a half signal at Driveway #2. Relocation of electrical power lines
along Newport Road will be required. Prior to recordation of the Parcel
Map, the developer shall construct or guarantee the construction of the
public street improvements within Newport Road fronting the property to
the centerline plus an additional 12 feet past centerline, as approved by
the Public Works Director / City Engineer. Improvements shall be
adequately transitioned back to the existing pavement to the west as
shown on the approved plot plan and preliminary grading plan. The
design of the street improvements and transition shall be reviewed and
approved by the City Engineer. If needed, it shall be the sole
responsibility of the developer/property owner to obtain all proposed or
required easements and/or permissions necessary to perform offsite
grading, from affected landowners where necessary to construct the
street improvements. Notarized and recorded agreement or documents
authorizing the offsite grading shall be submitted to the Public Works /
Engineering Department.
b) Evans Road – Evans Road shall be improved to a modified Secondary
designation with an ultimate half width Right of Way of 44 feet, 32 feet
paved curb to centerline, a 6 foot sidewalk adjacent to curb and a 6 foot
wide parkway. Prior to recordation of the Parcel Map, the developer shall
construct or guarantee the construction of the public street improvements
within Evans Road fronting the property to the centerline plus an
additional 12 feet past centerline, as approved by the Public Works
Director / City Engineer. The design of the street improvements shall be
reviewed and approved by the City Engineer. If needed, it shall be the
sole responsibility of the developer/property owner to obtain all proposed
or required easements and/or permissions necessary to perform offsite
grading, from affected landowners where necessary to construct the
street improvements. Notarized and recorded agreement or documents
authorizing the offsite grading shall be submitted to the Public Works /
Engineering Department.
c) Reconstruction or Resurfacing of Newport Road and Evans Road –
The Public Works Director / City Engineer may consider reconstruction or
resurfacing of existing Newport Road and Evans Road paving fronting the
development to meet existing conditions with acceptable overlays,
provided the road is found to meet the minimum City standards for
pavement conditions at the time of project construction. If it is determined
during project construction that the existing road is found to be
substandard, then the Public Works Director / City Engineer will require
the developer / property owner to provide full reconstruction as provided
for in these conditions of approval. At the discretion of the City Engineer,
the developer may core the existing pavement during project design to
confirm the adequate section, and any findings shall be incorporated into
the project design. The Public Works Director / City Engineer shall have
the final approval for all road conditions.
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:119
Plot Plan No. PLN19-0045 and PLN19-0046 43 of 67
158.Soils and Pavement Report - Street pavement structural designs shall
comply with the recommendations in the City approved project soils and
pavement investigation report, and must meet minimum City standards and
specifications, as approved by the Public Works Director / City Engineer.
159.Driveway Geometrics - Final driveway geometrics may be modified in final
engineering as approved by the Public Works Director / City Engineer.
Driveways shall meet current standard radii on all existing and proposed
commercial drive approaches used as access to the proposed development.
The developer shall adhere to all City standards and regulations for access
and ADA guidelines.
160.Acceptance of Public Roadway Dedication and Improvements –
Easements and right-of way for public roadways shall be granted to the City
through the Parcel Map, or other acceptable recordable instrument.
161.ADA Compliance – ADA path of travel shall be designed at the most
convenient accesses and the shortest distance to the buildings in accordance
with ADA design standards and to the satisfaction of the Public Works
Director / City Engineer and the City Building Official.
162.Paving or Paving Repairs – The applicant shall be responsible for obtaining
the paving inspections required by Ordinance 461. Paving and/or paving
repairs for utility street cuts shall be per City of Menifee Standards and
Specifications and as approved by the Public Works Director / City Engineer.
163.Concrete Work – All concrete work including curbs, gutters, sidewalks,
driveways, cross gutters, catch basins, manholes, vaults, etc. shall be
constructed to meet a 28-day minimum concrete strength of 3,250 psi.
164.Signing and Striping – A signing and striping plan for Newport Road and
Evans Road is required for this project. The applicant shall be responsible for
any additional paving and/or striping removal caused by the striping plan.
165.Traffic Signal Plan – The applicant shall be responsible for design of the half
signal at Newport Road and Driveway #2. The traffic signal plan shall be
approved by the Public Works Director / City Engineer.
166.Street Light Plan – Street lights requiring relocations, or any required new
street lights shall be designed in accordance with current City Standards for
LS-3 type streetlights. Street light construction plans shall be prepared as
separate plans or combined with the public street improvement plans as
approved by the Public Works Director / City Engineer.
167.Street Sweeping and Pavement Maintenance. The property owner shall file
for annexation or inclusion into the Citywide Community Facilities
Maintenance District, CFD for street sweeping services and street pavement
maintenance.
Prior to Issuance of Building Permit:
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:120
Plot Plan No. PLN19-0045 and PLN19-0046 44 of 67
168.Encroachment Permits – The developer / property owner shall obtain all
required encroachment permits and clearances prior to start of any work
within City, State, or local agency right-of-way.
169.Improvement Bonds – Prior to issuance of any construction permit for all
required onsite and offsite public improvements, and/or the recordation of the
Parcel Map, whichever occurs first, the developer/project owner shall post
acceptable bonds or security to guarantee the construction of all required
improvements. The bonds shall be in accordance with all applicable City
ordinances, resolutions and municipal codes (See also bond agreement
condition under General Condition).
170.Newport Road Dedication. The developer / property owner shall construct
or guarantee the construction of Newport Road to a modified Urban Arterial
designation with an ultimate half width Right of Way of 65 feet, and 55 feet
paved curb to centerline. The developer / property owner shall dedicate the
necessary Newport Road right of way fronting the development on the Parcel
Map. The Parcel Map boundary shall extend to the centerline of Newport
Road, unless the street was previously dedicated in fee title in which case the
map shall note the instrument number that dedicated the right of way.
171.Evans Road Dedication. The developer / property owner shall construct or
guarantee the construction of Evans Road to a modified Secondary
designation with an ultimate half width Right of Way of 44 feet, and 32 feet
paved curb to centerline. The developer / property owner shall dedicate the
necessary Evans Road right of way fronting the development on the Parcel
Map. The Parcel Map boundary shall extend to the centerline of Newport
Road, unless the street was previously dedicated in fee title in which case the
map shall note the instrument number that dedicated the right of way.
Prior to Issuance of Certificate of Occupancy:
172.Newport Road Improvements – Improvements on Newport Road fronting
the development shall be completed to a modified Urban Arterial designation
with and ultimate half width Right of Way of 65 feet and 55 feet paved curb to
centerline prior to issuance of Certificate of Occupancy. Improvements shall
be adequately transitioned from the east as shown on the approved plot plan
and preliminary grading plan. Relocation of electrical power lines along
Newport Road will be required. It shall be the sole responsibility of the
developer/property owner to obtain all proposed or required easements
and/or permissions necessary to perform offsite grading, from affected
landowners where necessary to construct the street improvements. Notarized
and recorded agreement or documents authorizing the offsite grading shall
be submitted to the Public Works / Engineering Department.
173.Evans Road Improvements – Improvements on Evans Road fronting the
completed shall be improved to a modified Secondary designation with and
ultimate half width Right of Way of 44 feet and 32 feet paved curb to
centerline with a 6 foot sidewalk adjacent to curb and a 6 foot wide parkway
prior to issuance of Certificate of Occupancy. It shall be the sole responsibility
of the developer/property owner to obtain all proposed or required easements
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:121
Plot Plan No. PLN19-0045 and PLN19-0046 45 of 67
and/or permissions necessary to perform offsite grading, from affected
landowners where necessary to construct the street improvements. Notarized
and recorded agreement or documents authorizing the offsite grading shall
be submitted to the Public Works / Engineering Department.
174.Driveways and Driveway Approaches – Driveways and Driveway
Approaches as shown on the approved plot plan/Tentative Parcel Map shall
be designed and constructed prior to issuance of Certificate of Occupancy.
The driveways shall be designed and constructed per City of Menifee No. 208
with the exception of the half signal at Driveway #2 on Newport Road which
should be designed as a standard intersection with curb returns.
E. TRAFFIC ENGINEERING
175.Traffic Impact Analysis Report – The development shall comply with all the
improvements and mitigation measures identified to be constructed or
provided in the traffic impact analysis approved by the Public Works /
Engineering Department. The traffic study was prepared by Linscott, Law &
Greenspan, Engineers, and dated April 28, 2021. All required improvements
and mitigations identified in the study shall be included in all improvement
plans for review and approval by the Public Works Department. Additional
improvements may be required to address public safety and welfare, as
determined by the Public Works Director / City Engineer.
Prior to Issuance of Construction Permit:
176.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 Public Works
Director / City Engineer, and shall be incorporated in the final the grading
plans, street improvement plans, and landscape improvement plans.
177.Signing and Striping Plan – Prior to issuance of a construction permit, any
necessary signing and striping plan for Newport Road and Evans Road shall
be approved by the City Traffic Engineer in accordance with City ordinances,
standards and specifications, and with the latest edition of the CAMUTCD.
178.Traffic Signal Plan – Prior to issuance of a construction permit, the traffic
signal plan for the half signal at Newport Road and Driveway #2 shall be
approved by the City Engineer in accordance with City standards and
specifications.
179.Driveway Geometrics – Final driveway geometrics may be modified in final
engineering as approved by the City Engineer / Public Works Director.
Driveways shall meet current standard radii on all existing and proposed
commercial drive approaches used as access to the proposed development.
The developer shall adhere to all City standards and regulations for access
and ADA guidelines.
180.Construction Traffic Control Plan – Prior to start of any project related
construction, the developer / property owner shall submit to the Public Works
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:122
Plot Plan No. PLN19-0045 and PLN19-0046 46 of 67
/ Engineering Department for review and approval, a Construction Traffic
Control Plan in compliance with all applicable City ordinances, standards and
specifications, and the latest edition of the CAMUTCD. This traffic control
plan shall address impacts from construction vehicular traffic, noise, and dust
and shall propose measures to mitigate these effects. The traffic control plan
shall include a Traffic Safety Plan for safe use of public roads right of way
during construction. The plan shall specify the following mitigation measures
to address the following:
a. Dust and dirt fallout from truck loads that gets entrained onto City
roadways: (1) Biweekly street sweeping during construction activity, and
daily during all grading operations. (2) Approved BMPs shall be installed
at all approved construction entrances as part of the SWPPP.
b. Noise from construction truck traffic: Include construction time and
operation of vehicles through surrounding residential streets.
c. Traffic safety within the road right-of-way: Include temporary traffic control
measures and devices.
Prior to Issuance of Certificate of Occupancy:
181.Construction of Roadway Improvements – The developer / property owner
shall construct improvements on Newport Road to a modified Urban Arterial
and Evans Road to a modified Secondary as shown on the Conditions of
Approval.
a.Newport Road Frontage Improvements – The developer / property
owner shall construct Newport Road to it’s ultimate half section width as a
modified Urban Arterial between Evans Road and the western project
boundary. The required improvements shall include construction of one
(1) additional eastbound through lane, restriping of the eastbound bike
lane and appropriate transition approved by the Public Works Director /
City Engineer. The design shall be finalized during review of final
construction drawings.
b.Newport Road Raised Median – The developer / property owner shall
construct a full raised median on Newport Road from Evans Road to the
western property boundary with appropriate transition approved by the
Public Works Director / City Engineer. The design shall be finalized during
review of final construction drawings.
c.Evans Road Driveway #4 – The developer / property owner shall
construct the following improvements at the Evans Road driveway
intersection:
i. Northbound: two through lanes, one left turn lane
ii. Southbound: one through lane, one shared through and right turn
lane
iii. Eastbound: one shared right turn and left turn lane
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:123
Plot Plan No. PLN19-0045 and PLN19-0046 47 of 67
d.Newport Road East Driveway #3 – The developer property owner shall
construct the following improvements at the eastern Newport Road
driveway intersection:
i. Eastbound: Two through lanes, one shared through and right turn
lane
ii. Northbound: One right turn lane
e.Newport Road Driveway #2 – The developer / property owner shall
construct the following improvements at the center Newport Road
driveway intersection:
iii. Install a half signal
iv. Eastbound: Two through lanes, one shared through and right turn
lane
v. Westbound: Three through lanes, one left turn lane
vi. Northbound: One right turn lane
f.Newport Road West Driveway #1 – The developer / property owner
shall construct the following improvements at the western Newport Road
driveway intersection:
vii. Eastbound: Two through lanes, one shared through and right turn
lane
viii. Northbound: One right turn lane
182.Intersection Geometrics – The following street intersections shall be
improved with the following geometrics:
a. Newport Road and Evans Road Intersection Improvements
i. Northbound: One left turn lane, one through lane, one right turn
lane.
ii. Southbound: One left turn lane, one shared through / right turn
lane.
iii. Eastbound: One left turn lane (200’ existing pocket), two through
lanes, one right turn trap.
iv. Westbound: One left turn lane, two through lanes, one shared
through / right turn lane.
b. Newport Road: Full-ingress/right-turn out only half-signal at Driveway #2
between Parcels 1 and 2
i. Install a half signal
ii. Westbound: One left turn lane, three through lanes
iii. Eastbound: Two through lanes, one shared through and right turn
lane
iv. Northbound: One right turn only lane
183.Traffic Signal at the Intersection of Newport Road and Driveway #2 –
Prior to issuance of Certificate of Occupancy, the developer / property owner
shall construct a half traffic signal at Newport Road and Driveway #2. All new
traffic signals shall include traffic signal communication infrastructure,
network equipment, and Advanced Traffic Management System (ATMS)
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:124
Plot Plan No. PLN19-0045 and PLN19-0046 48 of 67
license software. Said traffic control devices shall be submitted with the traffic
signal design plans, and shall be approved by the City Engineer / Public
Works Director, prior to testing of a new traffic signal. Traffic signal poles
shall be placed at ultimate locations when appropriate. The half signal shall
have the following geometrics:
a. Westbound: one left turn lane, three through lanes
b. Eastbound: Two through lanes, one shared through and right turn lane
c. Northbound: One right turn only lane
184.Fair Share Cost Participation for Off-site Improvements – The developer /
property owner shall pay fair share costs for off-site improvements as detailed
below prior to issuance of a certificate of occupancy. The fair share cost
estimates shall be based on conceptual exhibits prepared by the developer,
reviewed and approved by the Public Works Director / City Engineer. The
conceptual exhibits shall show the proposed improvements overlain onto the
existing roadway in order to determine the cost of said improvement. These
fair shares are determined as follows:
a.Goetz Road at Railroad Canyon Road / Newport Road – The
developer / property owner shall contribute a fair share construction cost
of 5.5% toward the construction of a westbound right-turn overlap phase.
b.Haun Road at Newport Road – The developer / property owner shall
contribute a fair share construction cost of 3.7% toward the construction
of a fourth eastbound through lane and the eastbound right-turn overlap
phase.
c.Holland Road Overcrossing – The developer / property owner shall
contribute a fair share construction cost of 1.1% toward the construction
of the Holland Road Overcrossing.
F. NPDES and WQMP
185.Stormwater Management - All City of Menifee requirements for NPDES and
Water Quality Management Plans (WQMP) shall be met per City of Menifee
Municipal Code Chapter 15.01 for Stormwater/Urban Runoff Management
Program and as determined and approved by the Public Works Director / City
Engineer. This project is required to submit a project specific WQMP
prepared in accordance with the latest WQMP guidelines approved by the
Regional Water Quality Control Board.
186.Trash Enclosures Standards and Specifications – Storm runoff resulting
in direct contact with trash enclosure, or wastewater runoff from trash
enclosure are prohibited from running off a site onto the City MS4 without
proper treatment. Trash enclosures in new developments and redevelopment
projects shall meet new storm water quality standards including:
a) Provision of a solid impermeable roof with a minimum clearance
height to allow the bin lid to completely open.
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:125
Plot Plan No. PLN19-0045 and PLN19-0046 49 of 67
b) Constructed of reinforced masonry without wooden gates. Walls shall
be at least 6 feet high.
c) Provision of concrete slab floor, graded to collect any spill within the
enclosure.
d) All trash bins in the trash enclosure shall be leak proof with lids that
are continuously kept closed.
e) The enclosure area shall be protected from receiving direct rainfall or
run-on from collateral surfaces.
f) The trash enclosure shall be lockable and locked when not in use with
a 2-inch or larger brass resettable combination lock. Only employees
and staff authorized by the enclosure property owner shall be given
access.
Any standing liquids within the trash enclosures without floor drain must be
cleaned up and disposed of properly using a mop and a bucket or a wet/dry
vacuum machine. All non-hazardous liquids without solid trash may be put in
the sanitary sewer as an option, in accordance with Eastern Municipal Water
District (EMWD) criteria.
An alternate floor drain from the interior of the enclosure that discharges to
the sanitary sewer may be constructed only after obtaining approval from
EMWD. This option requires the following:
a) The trash enclosure shall be lockable and locked when not in use with
a 2-inch or larger brass resettable combination lock. Only employees
and staff authorized by the enclosure property owner shall be given
access. This requirement may not be applicable to commercial
complexes with multiple tenants.
b) A waterless trap primer shall be provided to prevent escape of gasses
from the sewer line and save water.
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.
187.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_im
plementation.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
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:126
Plot Plan No. PLN19-0045 and PLN19-0046 50 of 67
privately owned storm drain structures or otherwise located on the privately
owned property, whenever possible. Runoff from Priority Land Use areas
created or modified by the project, and which are proposed to be City owned,
shall be treated by full capture devices located within city-owned storm drains
or otherwise located within the public right of way.
Prior to Grading Permit Issuance:
188.Final Project-Specific Water Quality Management Plan (Final WQMP) –
The following report was reviewed and approved by the City:
a.Preliminary Project Specific Water Quality Management Plan, Newport
Pointe, DEV2019-053, prepared by Dost Engineering, dated March 24,
2021.
Prior to issuance of a grading permit, a FINAL project specific WQMP in
substantial conformance with the approved PRELIMINARY WQMP, shall
be reviewed and approved by the Public Works / Engineering
Department. The final developed project construction plans shall
implement all structural and non-structural BMPs specified in the
approved FINAL WQMP. One copy of the approved FINAL WQMP on a
CD-ROM in pdf format shall be submitted to the Public Works /
Engineering Department. The FINAL WQMP submittal shall include at the
minimum the following reports/studies:
(a) Hydrology/hydraulics report
(b) Soils Report that includes soil infiltration capacity
189.Revising the Final WQMP. In the event the Final WQMP requires design
revisions that will substantially deviate from the approved Prelim WQMP, a
revised or new WQMP shall be submitted for review and approval by the
Public Works / Engineering Department. The cost of reviewing the
revised/new WQMP shall be charged on a time and material basis. The fixed
fee to review a Final WQMP shall not apply, and a deposit shall be collected
from the applicant to pay for reviewing the substantially revised WQMP.
190.WQMP Maintenance Agreement – All water quality features or BMPs shall
be located within the 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 developer / property owner shall record
Covenants, Conditions and Restrictions (CC&R’s) that addresses the
implementation and maintenance of proposed WQMP BMPs, or enter into an
acceptable maintenance agreement with the City to inform future property
owners of the requirement to perpetually implement the approved FINAL
WQMP.
Prior to Issuance of Certificate of Occupancy:
191.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 BMP’s and educational and training requirements for said
BMP’s as directed in the approved WQMP. Proof of notification shall be
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:127
Plot Plan No. PLN19-0045 and PLN19-0046 51 of 67
provided to the Public Works / Engineering Department in forms determined
acceptable by the Public Works Director / City Engineer. Public Education
Program materials may be obtained from the Riverside County Flood Control
and Water Conservation District’s NPDES Section through their website at
www.rcwatershed.org. The developer must provide to the Public Works /
Engineering Department a notarized affidavit, or other notification forms
acceptable to the Public Works Director / City Engineer, stating that the
distribution of educational materials to future homebuyers has been
completed prior to issuance of occupancy permits.
A copy of the notarized affidavit must be placed in the final WQMP report.
The Public Works / Engineering Department MUST also receive the original
notarized affidavit with the plan check submittal in order to clear the
appropriate condition. Placing a copy of the affidavit without submitting the
original will not guarantee clearance of the condition.
192.Implement WQMP - All structural BMPs described in the project-specific
WQMP shall be constructed and installed in conformance with approved
plans and specifications. It shall be demonstrated that the applicant is
prepared to implement all BMPs described in the approved project specific
WQMP and that copies of the approved project-specific WQMP are available
for the future owners/occupants. The City will not release occupancy permits
for any portion of the project until all proposed BMPs described in the
approved project specific WQMPs, to which the portion of the project is
tributary to, are completed and operational.
193.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 Public Works Stormwater
Inspection team shall verify that all proposed structural BMPs are in working
conditions, and that a hard copy and / or digital copy of the approved FINAL
WQMP are available at the site for use and reference by future
owners/occupants. The inspection shall ensure that the FINAL WQMP at the
site includes the BMP Operation and Maintenance Plan, and shall include
the site in a City maintained database for future periodic inspection.
G. WATER, SEWER, AND RECYCLED WATER
194.Meet Minimum Standards – All public water, sewer and recycled water
improvements shall be designed per the City adopted Riverside County
Ordinances 460, 461 and 787; Eastern Municipal Water Districts (EMWD)
standards and specifications, including required auxiliaries and
appurtenances. The final design, including pipe sizes and alignments, shall
be subject to the approval of EMWD and the City of Menifee.
195.Utility Improvement Plans – Public Water, Sewer and Recycled Water
improvements shall be drawn on City title block for review and approval by
the Public Works / Engineering Department and EMWD.
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:128
Plot Plan No. PLN19-0045 and PLN19-0046 52 of 67
196.Onsite and Offsite Sewer, Water and Recycled Water Improvements – All
public onsite and offsite sewer, water and recycled water improvements shall
be guaranteed for construction prior to Parcel Map recordation and approval
of improvement plans.
197.Sewer Lines – Any new public sewer line alignments or realignments shall
be designed such that the manholes are aligned with the center of lanes or
on the lane line and in accordance with Riverside County Ordinances
460/461 and Eastern Municipal Water District standards.
198.Water Mains and Hydrants - All water mains and fire hydrants providing
required fire flows shall be constructed in accordance with the Riverside
County Ordinance Numbers 460 and 787, and subject to the approval of the
Eastern Municipal Water District and the Riverside County Fire Department.
H. CITYWIDE COMMUNITY FACILITIES MAINTENANCE DISTRICT (CFD)
199.Landscape Improvement Plans for CFD Maintenance – Landscape
improvements within public ROW and/or areas dedicated to the City for the
citywide CFD to maintain shall be prepared on a separate City CFD plan for
review and approval by the Public Works / Engineering Department.
200.CFD Landscape Guidelines and Improvement Plans – All landscape
improvements for maintenance by the CFD shall be designed and installed in
accordance with City CFD Landscape Guidelines, and shall be drawn on a
separate improvement plan on City title block. The landscape improvement
plans shall be reviewed and approved by the Public Works / Engineering
Department prior to issuance of a construction permit.
201.Landscaping on Newport Road and Evans Road – The parkway areas
behind the sidewalk within the public right-of-way fronting the entire property
along Newport Road and Evans Road shall be landscaped and irrigated per
City standards and guidelines. These areas shall be maintained by the CFD.
202.Maintenance of CFD Accepted Facilities – All landscaping and appurtenant
facilities to be maintained by the citywide CFD 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.
I. WASTE MANAGEMENT
203.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.
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:129
Plot Plan No. PLN19-0045 and PLN19-0046 53 of 67
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#mand
atory
204.AB 1826. AB 1826 (effective April 1, 2016) requires businesses that generate
eight (8) cubic yards or more or organic waste per week to arrange for
organic waste recycling services. The threshold amount of organic waste
generated requiring compliance by businesses is reduced in subsequent
years. Businesses subject to AB 1826 shall take at least one of the following
actions in order to divert organic waste from disposal:
a. Source separate organic material from all other recyclables and donate or
self-haul to a permitted organic waste processing facility.
b. Enter into a contract or work agreement with gardening or landscaping
service provider or refuse hauler to ensure the waste generated from
those services meet the requirements of AB 1826.
c. Consider xeriscaping and using drought tolerant/low maintenance
vegetation in all landscaped areas of the project.
As of January 1, 2019, the above requirements are now applicable to
businesses that generate four (4) or more cubic yards of solid waste per
week and one (1) or more cubic yards of organic waste per week.
Additionally, as of January 1, 2019, a third trash bin is now required for
organics recycling, which will require a larger trash enclosure to
accommodate three (3) trash bins. This development is subject to this
requirement.
Prior to Building Permit Issuance:
205.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.
206.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
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:130
Plot Plan No. PLN19-0045 and PLN19-0046 54 of 67
Menifee Engineering/Public Works Department for approval. Completion of
Form B “Waste Reporting Form” of the Construction and Demolition Waste
Diversion Program may be sufficient proof of WRP compliance, as
determined by the Public Works Director / City Engineer. At minimum, the
WRP must identify the materials (i.e., concrete, asphalt, wood, etc.) that will
be generated by construction and development, the projected amounts, the
measures/methods that will be taken to recycle, reuse, and/or reduce the
amounts 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 recycling of Construction and Demolition (C&D) materials. Additional
bins are encouraged to be used to 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.
Prior to Issuance of Certificate of Occupancy
207.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.
Completion of Form C, “Waste Reporting Form” of the Construction and
Demolition Waste Diversion Program along with the receipts may be
sufficient proof of WRP compliance, as determined by the PW Director / City
Engineer.
J.FEES, DEPOSITS AND DEVELOPMENT IMPACT FEES
208.Fees and Deposits – Prior to approval of grading plans, improvement plans,
issuance of building permits, map recordation, 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, Development
Impact Fees (DIF), Road and Bridge Benefit District (RBBD) Fee, and any
applicable regional fees. Said fees and deposits shall be collected at the rate
in effect at the time of collection as specified in current City resolutions and
ordinances.
209.Road Bridge Benefit District (RBBD) – This project is within the Menifee
Valley Zone C Road Bridge and Benefit District (RBBD). The applicant shall
pay the RBBD fees based on the designated land use and areas, prior to
issuance of a building permit. Should the project proponent choose to defer
the time of payment, a written request shall be submitted to the City, deferring
said payment from the time of issuance of a building permit to issuance of a
certificate of occupancy. Fees which are deferred shall be based upon the fee
schedule in effect at the time of issuance of the permit of each parcel.
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:131
Plot Plan No. PLN19-0045 and PLN19-0046 55 of 67
210.TUMF Fees – Prior to the issuance of an occupancy permit, the developer /
property owner shall pay the Transportation Uniform Mitigation Fee (TUMF)
in accordance with the fee schedule in effect at the time of issuance,
pursuant to adopted City Ordinance governing the TUMF program.
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:132
Plot Plan No. PLN19-0045 and PLN19-0046 56 of 67
Section IV:
Building and Safety Department
Conditions of Approval
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:133
Plot Plan No. PLN19-0045 and PLN19-0046 57 of 67
General Requirements
211. Final Building & Safety Conditions. Final Building & Safety Conditions will be
addressed when building construction plans are submitted to Building &
Safety for review. These conditions will be based on occupancy, use, the
California Building Code (CBC), and related codes which are enforced at the
time of building plan submittal.
212. Compliance with Code. All Design components shall comply with applicable
provisions of the 2019 edition of the California Building, Plumbing and
Mechanical Codes; 2019 California Electrical Code; California Administrative
Code, 2019 California Energy Codes, 2019 California Green Building
Standards, California Title 24 Disabled Access Regulations, and City of
Menifee Municipal Code. If a code cycle changes prior to submission of any
plans or documents, the plans submitted shall be updated to the current State
of California, Title 24, Code of Regulations, City of Menifee Ordinance, or any
other state, federal, or city requirements.
213. ADA Access. Applicant shall provide details of all applicable disabled access
provisions and building setbacks on plans to include:
a. Disabled access from the public way to the main entrance of the building.
b. Van accessible parking located as close as possible to the main entrance
of the building.
c. Accessible path of travel from parking to the furthest point of
improvement.
d. Path of accessibility from parking to furthest point of improvement.
e. Accessible path of travel from public right of way to all public areas on
site, such as enclosures, clubhouses and picnic areas.
214. County of Riverside Mount Palomar Ordinance. Applicant shall submit, at the
time of plan review, a complete exterior site lighting plan with a “photometric
study” showing compliance with County of Riverside Mount Palomar
Ordinance Number 655 for the regulation of light pollution. All streetlights and
other outdoor lighting shall be shown on electrical plans submitted to the
Building & Safety Department. Any outside lighting shall be hooded and
aimed not to shine directly upon adjoining property or public rights-of-way. All
exterior LED light fixtures shall be 3,000 kelvin and below.
215. Street Name Addressing. Applicant must obtain street name addressing for
all proposed buildings by requesting street name addressing and submitting a
site plan for commercial, residential/tract, or multi-family residential projects.
216. Obtain Approvals Prior to Construction. Applicant must obtain all building
plans and permit approvals prior to commencement of any construction work.
217. Obtaining Separate Approvals and Permits. Temporary construction/sales
trailers, temporary power poles/generators, trash enclosures, patio covers,
light standards, building and monument signage, and any block walls will
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:134
Plot Plan No. PLN19-0045 and PLN19-0046 58 of 67
require separate approvals and permits. Solid covers are required over new
and existing trash enclosures.
218. Demolition. (If applicable) Demolition permits require separate approvals and
permits. AQMD notification and approval may be required.
219. On-Site Sanitary Sewer and Domestic Water Plan Approvals. On-site sanitary
sewer and domestic water plans will require separate approvals and permits
from Building and Safety. A total of 6 sets shall be submitted.
220. Hours of Construction. Signage shall be prominently posted at the entrance
of the project indicating the hours or construction, as allowed by the City of
Menifee Municipal Ordinance 8.01.010, for any site within one-quarter mile of
an occupied residence. The permitted hours of construction are Monday
through Saturday 6:30am to 7:00pm. No work is permitted on Sundays and
nationally recognized holidays unless approval is obtained from the City
Building Official or City Engineer.
221. House Electrical Meter. Provide a house electrical meter to provide power for
the operation of exterior lighting, irrigation pedestals and fire alarm systems
for each building on the site. Developments with single user buildings shall
clearly show on the plans how the operation of exterior lighting and fire alarm
systems when a house meter is not specifically proposed. The developer can
have one single “house” meter for the entire site to control the site lighting
and the other items.
222. Roof Drains. Drainage water collected from a roof, awning, canopy or
marquee, and condensate from mechanical equipment shall not flow over a
public walking surface.
223. Protection and penetration. Protection of joints and penetrations in fire
resistance-rated assemblies shall not be concealed from view until inspected
for all designed fire protection. Required fire seals/fire barriers in fire
assemblies at fire resistant penetrations shall be installed by individuals with
classification or certification covering the installation of these systems.
Provide certification for the installation of each area and certification of
compliance for Building Officials/Fire Marshal’s approval.
At Plan Review Submittal
224. Submitting Plans and Calculations. Applicant must submit to the Building &
Safety Department, a building Permit application and one set each of
complete plans, supporting documents, and calculations for electronic
submittals for review including:
a. An electrical plan including load calculations and panel schedule,
plumbing schematic, and mechanical plan applicable to scope of work.
b. A precise grading plan to verify accessibility for persons with disabilities.
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:135
Plot Plan No. PLN19-0045 and PLN19-0046 59 of 67
c. Truss calculations that have been stamped by the engineer of record of
the building and the truss manufacturer engineer. Maybe a deferred
submittal.
d. Eastern Municipal Water District (EMWD) First Release Required.
Prior to Issuance of Grading Permits
225. On-site Domestic Water and Sanitary Sewer Plans. On-site domestic water
and sanitary sewer plans, submitted separately from the building plans, shall
be submitted to Building & Safety for review and approval.
226. Demolition Permits. (If applicable) A demolition permit shall be obtained if
there is an existing structure to be removed as part of the project. AQMD
shall be notified and a Permit/Release shall be submitted to Building and
Safety, Prior to Permit Issuance.
Prior to Issuance of Building Permits
227. Plans require Stamp of Registered Professional. Applicant shall provide
appropriate stamp of a registered professional with original signature on the
plans. Electronic Signature is acceptable. All associated Building Fees to be
paid.
228. Each Department is required to Approve, with a signature.
Prior to Start of Construction
229. Pre-Construction Meeting. A pre-construction meeting is required with the
building inspector prior to the start of the building construction.
Prior to Temporary Certificate of Occupancy
230. Temporary Certificate of Occupancy. Application and deposit to be submitted,
a minimum of 5 working days prior to effective date. Each department is
required to provide an Exhibit’ clearly identifying those Conditions of Approval
that remain outstanding with a signature.
Prior to Certificate of Occupancy
231. Each department is required to Review and Approve with a Signature, once
ALL Conditions of Approval have been Met/Approved.
Prior to Final Inspection
232. Each department that has conditions shall have completed and approved
their final inspection prior to requesting the final inspection by the Building
and Safety Department.
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:136
Plot Plan No. PLN19-0045 and PLN19-0046 60 of 67
Section V:
Riverside County Fire Department
Conditions of Approval
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:137
Plot Plan No. PLN19-0045 and PLN19-0046 61 of 67
It is the responsibility of the recipient of these Fire Department conditions to forward then
to all interested parties. The permit number is required on all correspondence.
Additional information is available at our website: www.rvcfire.org
Questions should be directed to the Riverside County Fire Department, Office of the Fire
Marshal at City of Menifee 29844 Haun Rd., Menifee, CA 92586. Phone (951)723-3767
With respect to the conditions of approval for the referenced project, the Fire Department
requires the following fire protection measures be provided in accordance with Riverside
County Ordinances and/or recognized fire protection standards:
233. FIRE DEPARTMENT ACCESS-Fire apparatus access roads shall have an
unobstructed width of not less than 24 feet and a vertical clearance of not
less than 13 feet 6 inches
234.
SURFACE LOAD AND CAPABILITIES- Fire apparatus access roads shall be
designed to support the impose loads of fire apparatus [75,000 pound live
load (gross vehicular weight) distributed over two axles] and shall be surfaced
so as to provide all-weather driving capabilities [rear wheel drive apparatus]
for the length and grade(s) of the fire apparatus access road.
235. HYDRANT LOCATION- Fire Hydrants shall be located within 400’ of all
exterior portions of the structures, measured along required fire apparatus
access roads, and adjacent to public streets in the quantities and up to the
maximum distance as required by the California Fire Code and Riverside
County Fire Department.
236. HYDRANTS – Approved Super Hydrants, (6”x4”x 2 x 2 ½) shall be located at
each street not more than 350 feet apart in any direction, with no portion of
any lot frontage more than 210 feet from any hydrant.
237. SPRINKLER SYSTEM - NFPA 13 Fire Sprinkler are required per California
Fire Code, California Building Code and Ordinance 460 as adopted by the
City of Menifee. (THE SPRINKLER SYSTEM SHALL BE UP GRADED AND
USED AS AM&M AS APPORVED FOR THE ACCESS ROAD TO THE
REAR OF BUILDING)
238. BLUE DOT REFLECTORS- Blue retro – reflective pavement markers shall be
mounted on private streets, public streets and driveways to indicate location
of fire hydrants. Prior to installation, placements of markers must be
approved by the Riverside County Fire Department.
239. FIRE FLOW- The water mains shall be capable of providing a min. fire flows
per CFC. Appendix B.
240. WATER PLANS- The applicant or developer shall furnish one copy of the
water system plans to the Fire Department for review. Plans shall be signed
by a registered civil engineer, containing a Fire Department approval
signature block, and shall conform to hydrant type, location, spacing and
minimum fire flow.
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:138
Plot Plan No. PLN19-0045 and PLN19-0046 62 of 67
241. CONSTRUCTION - Fire safety during construction shall comply with the
requirements of Chapter 33. (CFC Chapter 33 & CBC Chapter 33)
242. REQUIRED ACCESS FOR FIRE FIGHTING DURING CONSTRUCTION-
Approved vehicle access for fire fighting shall be provided to all construction
or demolition sites. Vehicle access shall be provided to within 100 feet of
temporary or permanent fire department connections. Vehicle access shall be
provided by either temporary or permanent roads, capable of supporting
vehicle loading under all weather conditions. Vehicle access shall be
maintained until permanent fire access roads are available.
243. WATER PRIOR TO CONSTRUCTION - The required water system, including
fire hydrants, shall be installed and accepted by the appropriate water agency
prior to any commencement of construction. (THIS DOES NOT SUFFICE
FOR TEMPORARY WATER SUPPLY)
244. ADDRESS – Commercial buildings shall display street numbers in a
prominent location on the street side and rear access locations. The
numerals shall be a minimum of twelve inches in height.
245. Final fire and life safety conditions will be addressed when the Office of the
Fire Marshal reviews building plans. These conditions will be based on
occupancy, use, California Building Code (CBC), California Fire Code (CFC),
and related codes, which are in effect at the time of building plan submittal.
These comments are preliminary; further review will occur upon receiving
building plans. Additional conditions may be necessary at that time.
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:139
Plot Plan No. PLN19-0045 and PLN19-0046 63 of 67
Section VI:
Riverside County Environmental
Health Conditions of Approval
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:140
Plot Plan No. PLN19-0045 and PLN19-0046 64 of 67
General Conditions
246.Riverside County Department of Environmental Health. The project shall
comply with the Riverside County Department of Environmental Health letter
dated December 29, 2020 (attached at end of Conditions of Approval
document).
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:141
Plot Plan No. PLN19-0045 and PLN19-0046 65 of 67
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:142
Plot Plan No. PLN19-0045 and PLN19-0046 66 of 67
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:143
Plot Plan No. PLN19-0045 and PLN19-0046 67 of 67
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)
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:144
RESOLUTION NO. PC21- _____
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
MENIFEE, CALIFORNIA APPROVING CONDITIONAL USE PERMIT
NO. PLN19-0044 FOR A CAR-WASH LOCATED ON THE
SOUTHWEST CORNER OF NEWPORT ROAD AND EVANS ROAD
WHEREAS, on October 3, 2019, the applicant, Salim Development, on behalf of
ENOCH, LLC, filed a formal application with the City of Menifee for the approval of Plot
Plan No. PLN19-0045 for the construction and operation of a 84,211 sq. ft. commercial
center on 11.14 acres including (1) a 18,041 sq. ft. grocery store; (2) a 4,010 sq. ft.
drive-thru car-wash; (3) a 1,800 sq. ft. drive-thru restaurant; (4) a 7,360 sq. ft.
restaurant/retail building; (5) a 3,010 sq. ft. restaurant/retail building; (6) a 9,990 sq. ft.
daycare and (7) a 40,000 sq. ft. gym/fitness center and,
WHEREAS, October 3, 2019, the applicant, Salim Development on behalf of
ENOCH, LLC, filed a formal application with the City of Menifee for the approval of
Conditional Use Permit No. PLN19-0044 to allow for the car-wash; and,
WHEREAS, October 3, 2019, the applicant, Salim Development on behalf of
ENOCH, LLC, filed a formal application with the City of Menifee for the approval of
Tentative Parcel Map No. PLN19-0047 (37071) for a commercial parcel map subdividing
11.14 acres into six (6) commercial parcels and one (1) lettered lot that range in size
from 0.30 acres to 3.47 acres; and,
WHEREAS, October 3, 2019, the applicant, Salim Development on behalf of
ENOCH, LLC, filed a formal application with the City of Menifee for the approval of
Master Sign Program No. PLN19-0046 for the development; and,
WHEREAS, December 14, 2020, the applicant, Salim Development on behalf of
ENOCH, LLC, filed a formal application with the City of Menifee for the approval of Minor
Conditional Use Permit No. PLN20-0359 for the sale of alcoholic beverages for off-
premises consumption and Public Convenience and Necessity findings for the grocery
store; and,
WHEREAS, on July 14, 2021, the Planning Commission of the City of Menifee
held a public hearing on the Project, considered all public testimony as well as all
materials in the staff report and accompanying documents, regarding Conditional Use
Permit No. PLN19-0044, which hearing was publicly noticed by a publication in The
Press Enterprise, a newspaper of general circulation, an agenda posting, onsite sign
postings, and notice to property owners within 1,000 feet of the Project boundaries, and
to persons requesting public notice; and
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the
City of Menifee makes the following Findings:
Section 1: Consistency with the General Plan. The proposed design and location of
the Conditional Use Permit is consistent with the adopted General
Plan and any applicable specific plan:
Consistency with General Plan
The General Plan land use designation of the site is Specific Plan No.
140 (Newport Estates). More specifically, the site is located within
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:145
Page 2 of 6
Conditional Use Permit No. PLN19-0044
July 14, 2021
Planning Area No. 7 (Commercial) which allows for a variety of
commercial uses.
The proposed Conditional Use Permit, which includes a drive-thru car-
wash, is consistent with the Specific Plan land use designation and will
provide for commercial uses as envisioned in the General Plan.
The Project provides a service designated to serving patrons within the
vicinity of the Project site as well as those from surrounding communities.
Newport Road is a commercial corridor that runs east and west through
City.
In addition, the Project is consistent with the following City of Menifee
General Plan policies:
Project Design
CD-3.5 Design parking lots and structures to be functionally and
visually integrated and connected; off-street parking lots should not
dominate the street scene.
Perimeter landscaping has been provided to visually screen the
parking lot and drive aisles from surrounding roadways along Newport
Road and Evans Road. Placement of the buildings within the site will
also provide additional screening of the parking field for some areas of
the site.
CD-3.9 Utilize Crime Prevention through Environmental Design
(CPTED) techniques and defensible space design concepts to
enhance community safety.
The Project is required to include a security system throughout the
site and the site has been designed to limit concealed areas to allow
for greater visibility and security.
Building Design
CD-3.10 Employ design strategies and building materials that evoke
a sense of quality and permanence.
The Project includes quality architectural features, such as stone
veneer, cornices, metal canopies, fabric awnings, decorative light
fixtures, tower elements, etc. In addition, the development includes a
varied color palette which complements existing buildings in the area.
CD-3.14 Provide variations in color, texture, materials, articulation,
and architectural treatments. Avoid long expanses of blank,
monotonous walls or fences.
The architecture of the drive-thru car-wash incorporates varied colors,
material changes, varied roof lines, tower elements, wall plane
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:146
Page 3 of 6
Conditional Use Permit No. PLN19-0044
July 14, 2021
changes, accent materials, and other architectural treatments that
break up wall areas to avoid any long expanses of blank, monotonous
walls.
Enhanced Landscape Corridors
CD-4.2 Design new and, when necessary, retrofit existing streets to
improve walkability, bicycling, and transit integration; strengthen
connectivity; and enhance community identity through improvements
to the public right-of-way such as sidewalks, street trees, parkways,
curbs, street lighting, and street furniture.
The Project will provide sufficient right-of-way to accommodate
standard sidewalks, parkway landscaping, street trees, street lighting
and Class II bike lanes on Newport Road which is designated as an
enhanced landscape corridor.
Lighting
CD-6.4 Require that lighting and fixtures be integrated with the
design and layout of a project and that they provide a desirable level
of security and illumination.
The applicant is proposing decorative, shielded building mounted
lighting as well as shielded lighting fixtures throughout the parking
field of the site.
CD-6.5 Limit light leakage and spillage that may interfere with the
operations of the Palomar Observatory.
The Project has been conditioned for all lighting fixtures to comply
with Menifee Municipal Code Chapter 6.01, “Dark Sky Ordinance”,
which will have the effect of limiting leakage and spillage of light. All
lighting is to be shielded as described above.
Policies
ED-2.1 Promote retail development by locating needed goods and
services in proximity to where residents live to improve quality of life,
retain taxable spending by Menifee residents and attract residents
from outside the City to shop in Menifee.
o Locate businesses providing convenience goods and services in
retail centers that are on arterials adjacent to neighborhoods and
communities throughout the City but not in rural residential areas.
o Encourage comparison goods businesses to locate in larger retail
centers located on major arterials near freeway interchanges,
because businesses that provide comparison goods tend to draw
customers from larger areas.
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:147
Page 4 of 6
Conditional Use Permit No. PLN19-0044
July 14, 2021
The Project would provide an additional service option and greater
convenience to residential and commercial uses in the Project vicinity.
The Project locates this service business along a major east/west
commercial corridor (Newport Road).
Surrounding General Plan designations include SP 140, Planning Areas 1
(Medium Residential) and 6C (Park/Detention) to the south, 2.1-5
Residential (2.1-5R) and Public Facilities (PF) to the north, Economic
Development Corridor (EDC) to the east and 2.1-5 Residential (2.1-5R) to
the west. The Project is compatible with the surrounding uses.
Consistency with Multiple Specie Habitat Conservation Plan (MSHCP)
The City of Menifee has two (2) active conservation plans within the City’s
boundary, the Western Riverside County MSHCP, and the Stephens’
Kangaroo Rat Habitat Conservation Plan (SKR-HCP). The subject site is
within the jurisdiction of the SKR-HCP and the Western Riverside County
MSHCP. The Project site is located inside the Stephen’s Kangaroo Rat
(Dipodomys stephensi) (SKR) Fee Area. The Project is located within the
boundaries of the Western Riverside County Multiple Species Habitat
Conservation Plan; however, the Project is not located with a Criteria Cell
or Cell Group. The Project will be subject to the payment of fees for a
commercial project consistent with Riverside County Ordinance No. 810.2
as adopted by the City of Menifee. Therefore, the Project will not conflict
with the provisions of the adopted HCP, Natural Conservation Community
Plan, or other approved local, regional, or State conservation plan and the
impact is considered less than significant.
Section 2:Consistency with the Zoning Code. The proposed design and location of
the conditional uses meet all applicable standards of development and
operation of the City’s Zoning Code, including any applicable
specific use regulations.
The Project site is zoned Specific Plan No. 140 (Newport Estates),
Planning Area 7 (Commercial). The concurrently proposed uses for the
site under Conditional Use Permit Nos. PLN19-0044, PLN20-0359, Plot
Plan No. PLN19-0045, Parcel Map No. PLN19-0047 and Sign Program
No. PLN19-0046 are consistent with Planning Area 7 of the Specific Plan.
The subdivision is also consistent with the development standards of the
Specific Plan. Planning Area No. 7 allows car-wash uses with an
approved Conditional Use Permit. Therefore, the project is consistent with
the allowable uses and development standards of Specific Plan No. 140
and Title 9. In addition, the design of the Project is consistent with the
development standards of Specific Plan No. 140.
Surrounding zoning classifications include SP 140, Planning Areas 1
(Medium Residential) and 6C (Park/Detention) to the south, 2.1-5
Residential (2.1-5R) and Public Facilities (PF) to the north, Economic
Development Corridor (EDC) to the east and 2.1-5 Residential (2.1-5R) to
the west, which are all compatible with the zoning for the Project site.
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:148
Page 5 of 6
Conditional Use Permit No. PLN19-0044
July 14, 2021
Section 3: Surrounding Uses. That the proposed site is adequate in size and shape
to accommodate the conditional uses in a manner that is compatible with
existing and planned uses in the vicinity and that the proposed design
and location of the conditional use will not be detrimental to the public
health, safety or welfare, or materially injurious to uses, properties or
improvements in the vicinity.
The Project site is located at the southwest corner of Newport Road and
Evans Road. Properties to the north across Newport Road include
single-family residential and office/community center uses, vacant land
can be found to the east, single-family residential to the west and single-
family residential and park/detention bason uses to the south. Properties
to the south of the subject site contain existing single-family homes and a
park and detention basin while properties to the west of the site contain
existing single-family homes. The project has been deigned to include a
block wall and enhanced landscaping along the southern property line
and the western property line in an effort to buffer the commercial uses
from the existing homes. The wall and landscaping buffers are a
requirement of the specific plan.
The proposed Conditional Use Permit will not result in conditions
detrimental to the public health, safety, or general welfare as designed
and conditioned. The project has been reviewed and conditioned by the
City of Menifee Planning, Engineering, Police, and Fire Departments to
ensure the project will not create conditions materially detrimental and in
result, the project will not have a significant impact.
Environmental impacts resulting from the project have been analyzed in
an Initial Study/Mitigated Negative Declaration (IS/MND). The IS/MND for
the project determined that impacts would all be less than significant or
less than significant with the incorporation of the required mitigation
measures. Therefore, the project would not create conditions materially
detrimental to the public health, safety and general welfare or injurious to
or incompatible with other properties or land uses in the project vicinity.
Section 4: Compliance with CEQA. Processing and approval of the permit
application are in compliance with the requirements of the California
Environmental Quality Act.
An IS/MND has been completed for the project and adopted by the
Planning Commission pursuant to Resolution PC 21-____. The
Conditional Use Permit at issue is consistent with the MND, which the
Planning Commission has considered as part of its proceedings. No new
environmental impacts have been identified and no further environmental
review is required for this project.
A Mitigation Monitoring and Reporting Plan (MMRP) was prepared and
identifies all mitigation measures that will be required for the project.
BE IT FURTHER RESOLVED, the Planning Commission of the City of Menifee
makes the following findings:
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:149
Page 6 of 6
Conditional Use Permit No. PLN19-0044
July 14, 2021
1. That the Findings set out above are true and correct.
2. That the facts presented within the public record and within this resolution
provide a basis to approve Conditional Use Permit No. PLN19-0044
subject to the Conditions of Approval set forth in Exhibit “1” of this
Resolution.
PASSED, APPROVED AND ADOPTED this the 14th day of July, 2021
_________________________
Benjamin Diederich, Chairman
Attest:
___________________________
Stephanie Roseen, Deputy City Clerk
Approved as to form:
______________________________
Thai Phan, Assistant City Attorney
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:150
Page 1 of 10
EXHIBIT “1”
CONDITIONS OF APPROVAL
Planning Application No.: Conditional Use Permit No. PLN19-0044 (“Newport
Pointe Commercial”)
Project Description: Conditional Use Permit No. PLN19-0044 (“Newport
Pointe Commercial”) would allow for a drive-thru car wash
at the Newport Pointe Commercial Center located at the
southwest corner of Newport Road and Evans Road.
Assessor's Parcel No.:APN 360-020-051
Approval Date:July 14, 2021
Expiration Date:July 14, 2024
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:151
Page 2 of 10
Within 48 Hours of the Approval of This Project
1.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.
2.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 Five Hundred and Thirty Dollars and
Twenty-Five Cents ($2,530.25) which includes the Two Thousand Four Hundred
and Eighty Dollars and Twenty-Five Cent ($2,480.25) 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 (ND) for
the Mitigated or Negative Declaration (MND) 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.
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:152
Page 3 of 10
Section I: Conditions Applicable to All Departments
Section II: Community Development Department
Conditions of Approval
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:153
Page 4 of 10
Section I:
Conditions Applicable to All
Departments
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:154
Page 5 of 10
3.Definitions. The words identified in the following list that appear in all capitals in
the attached conditions of Plot Plan No. PLN19-0045 shall be henceforth defined
as follows:
Permittee, Applicant, Project Permittee(s), Project Developer(s) shall all
mean the permittee of this project.
APPROVED EXHIBIT A = Site Plan for Plot Plan No. PLN19-0045, dated
June 21, 2021.
APPROVED EXHIBIT B = Floor Plans and Elevations of Plot Plan No.
PLN19-0045, dated June 21, 2021.
APPROVED EXHIBIT L = Conceptual Landscaping for Plot Plan No.
PLN19-0045, dated June 21, 2021.
APPROVED EXHIBIT S = Sign Program for Plot Plan No. PLN19-0045,
dated June 21, 2021.
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.Mitigation Monitoring and Reporting Program. The developer shall comply with
the mitigation monitoring and reporting program (“MMRP”) which is incorporated
by reference as part of these conditions of approval.
6.City of Menifee. The City of Menifee is a new City, incorporated on October 1,
2008; the City is studying and adopting its own ordinances, regulations,
procedures, processing and development impact fee structure. In the future the
City of Menifee will identify and put in place various processing fees to cover the
reasonable cost of the services provided. The City also will identify and fund
mitigation measure under CEQA through development impact fees. Such fees
may include but are not limited to processing fees for the costs of providing
planning services when development entitlement applications are submitted,
which fees are designed to cover the full cost of such services, and development
impact fees to mitigate the impact of the development proposed on public
improvements. To the extent that Menifee may develop future financing districts to
cover the costs of maintenance of improvements constructed by development,
Permittee agrees to petition for formation of, annexation to or inclusion in any such
financing district and to pay the cost of such formation, annexation or inclusion.
The permittee acknowledges it is on notice of the current development fees and
understands that such fees will apply at the levels in effect at the time the fee
condition must be met as specified herein.
7.Comply with All Conditions. The applicant/developer shall comply with all terms
and conditions of Plot Plan No. PLN19-0045, Tentative Parcel Map No. PLN19-
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:155
Page 6 of 10
0047, Conditional Use Permit No. PLN19-0044, Conditional Use Permit No.
PLN20-0359 and Sign Program No. PLN19-0046.
8.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.
9.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.
10.Expiration Date. This approval shall be used within three (3) years of the approval
date; otherwise, it shall become null and void and of no effect whatsoever. By use
is meant the beginning of substantial construction contemplated by this approval
within a three-(3)-year period which is thereafter diligently pursued to completion
or to the actual occupancy of existing buildings or land under the terms of the
authorized use. Prior to the expiration of the three-(3)-year period, the permittee
may request up to a three-(3)-year extension of time in which to begin substantial
construction or use of this permit. Should the three-(3)-year extension be obtained
and no substantial construction or use of this permit be initiated within six (6) years
of the approval date this permit, shall become null and void.
11.Modifications or Revisions. The permittee shall obtain City approval for any
modifications or revisions to the approval of this project.
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:156
Page 7 of 10
Section II:
Community Development
Department Conditions of
Approval
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:157
Page 8 of 10
General Conditions
12.Comply with Ordinances. The development of these premises shall comply with
the standards of the City of Menifee Municipal Code and all other applicable
ordinances and State and Federal codes and regulations.
13.Compliance with Plot Plan No. PLN19-0045. The general site development
standards as well as the site design, layout, location, setbacks, parking,
landscaping, walls, building elevations, and other features for the car wash shall
be in substantial conformance with those approved for Plot Plan No. PLN19-0045.
14.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. 18-741 (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.
15.Hours of Operation for the Car Wash. Hours of operation shall be limited to 7:00
a.m. to 10:00 p.m. Water and electrical systems shall automatically shut off during
non-business hours, except for security and fire protection. The car wash shall not
be operated during nighttime hours (10:00 p.m. to 7:00 a.m.).
16.Attendant. The applicant shall ensure that regular monitoring of the facility is
provided by an attendant during business hours to control noise, litter and other
nuisances. The facility shall be kept clear of debris at all times.
17.Ceased Operations. In the event the uses hereby permitted cease operation for
a period of one (1) year or more, excluding renovation and casualty, this approval
shall become null and void.
Prior to Building Permit Issuance
18.Security Systems. Prior to the issuance of a building permit, the applicant shall
prepare and obtain approval (from City of Menifee Police Department and/or
Planning Division of the Community Development Department) of a security plan
for the site. In addition to the common burglary/security alarm system, the
applicant shall also install exterior cameras to monitor all parking stalls surrounding
the exterior of this store. These cameras shall be attached to the proposed light
poles in the parking lot and/or the exterior of the building itself. Security cameras
shall be installed in the interior of this business that records the shopping aisles as
well as the counters and cash registers. The interior and exterior cameras shall
be equipped with recording capabilities allowing it to save a minimum of four
months of recording time.
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:158
Page 9 of 10
Prior to Final Occupancy
19.Security System Inspection. The City of Menifee Police Department and/or
Planning Division of the Community Development Department shall verify that the
security system has been installed in compliance with the City of Menifee Policy
Department’s requirements prior to final occupancy.
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:159
Page 10 of 10
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)
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:160
RESOLUTION NO. PC21- _____
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
MENIFEE, CALIFORNIA APPROVING CONDITIONAL USE PERMIT
NO. PLN20-0359 FOR ALCOHOL SALES FOR OFF-PREMISES
CONSUMPTION AND PUBLIC CONVENIENCE AND NECESSITY
FINDINGS FOR BUILDING NO. 1 (GROCERY STORE) LOCATED ON
THE SOUTHWEST CORNER OF NEWPORT ROAD AND EVANS
ROAD
WHEREAS, on October 3, 2019, the applicant, Salim Development, on behalf of
ENOCH, LLC, filed a formal application with the City of Menifee for the approval of Plot
Plan No. PLN19-0045 for the construction and operation of a 84,211 sq. ft. commercial
center on 11.14 acres including (1) a 18,041 sq. ft. grocery store; (2) a 4,010 sq. ft.
drive-thru car wash; (3) a 1,800 sq. ft. drive-thru restaurant; (4) a 7,360 sq. ft.
restaurant/retail building; (5) a 3,010 sq. ft. restaurant/retail building; (6) a 9,990 sq. ft.
daycare and (7) a 40,000 sq. ft. gym/fitness center and,
WHEREAS, October 3, 2019, the applicant, Salim Development on behalf of
ENOCH, LLC, filed a formal application with the City of Menifee for the approval of
Conditional Use Permit No. PLN19-0044 to allow for the car-wash; and,
WHEREAS, October 3, 2019, the applicant, Salim Development on behalf of
ENOCH, LLC, filed a formal application with the City of Menifee for the approval of
Tentative Parcel Map No. PLN19-0047 (37071) for a commercial parcel map subdividing
11.14 acres into six (6) commercial parcels and one (1) lettered lot that range in size
from 0.30 acres to 3.47 acres; and,
WHEREAS, October 3, 2019, the applicant, Salim Development on behalf of
ENOCH, LLC, filed a formal application with the City of Menifee for the approval of
Master Sign Program No. PLN19-0046 for the development; and,
WHEREAS, December 14, 2020, the applicant, Salim Development on behalf of
ENOCH, LLC, filed a formal application with the City of Menifee for the approval of Minor
Conditional Use Permit No. PLN20-0359 for the sale of alcoholic beverages for off-
premises consumption and Public Convenience and Necessity findings for the grocery
store; and,
WHEREAS, on July 14, 2021, the Planning Commission of the City of Menifee
held a public hearing on the Project, considered all public testimony as well as all
materials in the staff report and accompanying documents, regarding Conditional Use
Permit No. PLN20-0359, which hearing was publicly noticed by a publication in The
Press Enterprise, a newspaper of general circulation, an agenda posting, onsite sign
postings, and notice to property owners within 1,000 feet of the Project boundaries, and
to persons requesting public notice; and
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the
City of Menifee makes the following Findings:
Section 1: Consistency with the General Plan. The proposed design and location of
the Conditional Use Permit is consistent with the adopted General
Plan and any applicable specific plan:
Consistency with General Plan
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:161
Page 2 of 6
Conditional Use Permit No. PLN19-0359
July 14, 2021
The Project site is designated Specific Plan No. 140 (Newport Estates)
per the City of Menifee’s General Plan and the Planning Area 7
(Commercial), in which the project is located, is intended as a
neighborhood shopping center. Due to the location of the site along
Newport Road, the project will also serve a more regional population.
The provision of commercial uses is important not only for convenience,
but also to satisfy commercial needs of the future population of the
region.
The Project, which includes the sale of alcoholic beverages for off-
premises consumption within Building No. 1 (grocery store) of the
commercial development, is consistent with the Specific Plan land use
designation, because the project will provide commercial uses as
envisioned in the Specific Plan.
The Project provides services and goods designated to serving patrons
within the vicinity of the Project site as well as those from surrounding
communities as Newport Road is a commercial corridor within the central
portion of the City with easy access to Interstate 215.
In addition, the Project is consistent with the following City of Menifee
General Plan policies:
Project Design
CD-3.9 Utilize Crime Prevention through Environmental Design
(CPTED) techniques and defensible space design concepts to
enhance community safety.
The Project is required to include a security system throughout the
site and the site has been designed to limit concealed areas to allow
for greater visibility and security.
Policies
ED-2.1 Promote retail development by locating needed goods and
services in proximity to where residents live to improve quality of life,
retain taxable spending by Menifee residents and attract residents
from outside the City to shop in Menifee.
o Locate businesses providing convenience goods and services in
retail centers that are on arterials adjacent to neighborhoods and
communities throughout the City but not in rural residential areas.
o Encourage comparison goods businesses to locate in larger retail
centers located on major arterials near freeway interchanges,
because businesses that provide comparison goods tend to draw
customers from larger areas.
The Project would provide additional retail options and greater
convenience to residential and commercial uses in the Project vicinity.
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:162
Page 3 of 6
Conditional Use Permit No. PLN19-0359
July 14, 2021
The Project locates these retail businesses along a major east/west
commercial corridor (Newport Road).
Surrounding General Plan designations include SP 140, Planning Areas 1
(Medium Residential) and 6C (Park/Detention) to the south, 2.1-5
Residential (2.1-5R) and Public Facilities (PF) to the north, Economic
Development Corridor (EDC) to the east and 2.1-5 Residential (2.1-5R) to
the west. The Project is compatible with the surrounding uses.
Section 2:Consistency with the Zoning Code. The proposed design and location of
the conditional uses meet all applicable standards of development and
operation of the City’s Zoning Code, including any applicable
specific use regulations.
The Project site is zoned Specific Plan No. 140 (Newport Estates),
Planning Area 7 (Commercial). Surrounding zoning classifications include
SP 140, Planning Areas 1 (Medium Residential) and 6C (Park/Detention)
to the south, 2.1-5 Residential (2.1-5R) and Public Facilities (PF) to the
north, Economic Development Corridor (EDC) to the east and 2.1-5
Residential (2.1-5R) to the west. Properties to the south of the subject site
contain existing single-family homes and a park and detention basin while
properties to the west of the site contain existing single-family homes.
The project includes a block wall and enhanced landscaping along the
southern property line and the western property line in an effort to buffer
the commercial uses from the existing homes. Therefore, the
surrounding zoning classification are compatible with the alcohol sales
proposed for the grocery store.
The proposed project is consistent with Menifee Municipal Code Title 9.
Title 9 requires approval of a Conditional Use Permit for any use
proposing to sell alcohol in a grocery store, drug store, specialty market
or discount/department store less than 20,000 square feet and notification
of property owners within 1,000 feet. The project has been noticed to
property owners within 1,000 feet of the project site. The proposed
grocery store is not within 600 feet of a park, religious or educational
institution.
To make findings for approval of alcohol sales at a site, it must be
determined that the facility selling alcohol is not situated in a manner that
vehicle traffic from the facility may reasonably be believed to be a
potential hazard to a school, church, public park or playground. The
proposed grocery store is not located within 600 feet of the nearest public
entrance of any public or private school, church (or similar facility for the
sole purpose of the exercise of religion) or public or private park or
playground.
Therefore, the project is not situated in a manner that vehicle traffic from
the facility may reasonably be believed to be a potential hazard to a
school, church, public park or playground.
Section 3:Public Convenience or Necessity Findings.
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:163
Page 4 of 6
Conditional Use Permit No. PLN19-0359
July 14, 2021
a. The proposed use is consistent with the General Plan and
Development Code.
b. The proposed use is compatible with the nature, condition and
character of adjacent land uses.
c. The proposed use would not have an adverse effect on adjacent land
uses.
d. The proposed use would not result in an excessive number of similar
establishments in close proximity.
e. The proposed use will be essential or desirable to the public
convenience or welfare and will not impair the integrity and character
of the zone district or be detrimental to the public health, safety,
morals or welfare.
f. Notice of hearing shall be given to all owners of property within 1,000
feet of the subject facility, to any elementary school or secondary
school district within whose boundaries the facility is located and to
any public entity operating a public park or playground within 1,000
feet of the subject facility. The Community Development Director may
require that additional notice be given, in a manner the Director
deems necessary or desirable, to other persons or public entities.
Notices were provided to property owners, school districts and entities
operating parks within 1,000 feet of the subject site,
g. The California Alcoholic Beverage Control (ABC) Act requires the
local jurisdiction to make a finding of Public Convenience or Necessity
prior to the ABC granting the license, when said retail liquor license
would be located in a census tract of undue concentration of retail
liquor licenses or if the granting of the retail liquor license would cause
a census tract to have an undue concentration.
h. The California Department of Alcoholic Beverage Control (ABC)
determined that for this Census Tract No. 427.42, there is currently an
undue concentration of off-site (Type 21) licenses. Per ABC, two (2)
off sale licenses are allowed within the census tract; however, a total
of seven (7) Type 21 licenses have been permitted (and all licenses
are currently active with one license in a “surrender” status).
i. There are no churches (or similar facility for the sole purpose of the
exercise of religion) located within 1,000 feet of the subject site.
j. Building No. 1 (grocery store) is requesting a Type 21 off sale general
license. The Type 21 license allows for the sale of beer and wine and
distilled spirits exclusively for off-site consumption only.
k. No beer, wine, or other alcoholic beverage advertisements shall be
located in such a manner so as to be viewed from outside of the mini-
market use.
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:164
Page 5 of 6
Conditional Use Permit No. PLN19-0359
July 14, 2021
l. The grocery store is primarily engaged sale of groceries and general
merchandise and the sale of alcohol is ancillary. Residents picking up
general merchandise and groceries would be able to purchase alcohol
at the same time as purchasing these other items. Therefore, the
project provides the public convenience for the residents of the
surrounding community.
m. Therefore, the Planning Commission finds that the Public
Convenience or Necessity would be served by the issuance of an
additional retail liquor license for the project.
Section 4: Surrounding Uses. That the proposed site is adequate in size and shape
to accommodate the conditional uses in a manner that is compatible with
existing and planned uses in the vicinity and that the proposed design
and location of the conditional use will not be detrimental to the public
health, safety or welfare, or materially injurious to uses, properties or
improvements in the vicinity.
The Project site is located at the southwest corner of Newport Road and
Evans Road. Properties to the north across Newport Road include
single-family residential and office/community center uses, vacant land
can be found to the east, single-family residential to the west and single-
family residential and park/detention bason uses to the south.
The Project is compatible with the surrounding land uses, General Plan
land use designations, and zoning classifications and is adequately sized,
shaped, designed and located to accommodate the proposed uses. As
previously noted above, the Project includes uses that are compatible and
serve surrounding residents and businesses.
The Project has been reviewed by a variety of Departments to ensure
compliance with applicable regulations, including, but not limited to City of
Menifee Building and Safety, Engineering and Public Works, Riverside
County Fire, and Riverside County Environmental Health. These
Departments have also provided conditions of approval as appropriate to
ensure compliance with applicable regulations.
Environmental impacts resulting from the project have been analyzed in
an Initial Study/Mitigated Negative Declaration (IS/MND). The IS/MND for
the project determined that impacts would all be less than significant, and
impacts related to biological resources and noise would be less than
significant with the incorporation of the required mitigation measures.
Therefore, the project would not create conditions materially detrimental
to the public health, safety or welfare, or materially injurious to uses,
properties or improvements in the vicinity.
Section 5: Compliance with CEQA. Processing and approval of the permit
application are in compliance with the requirements of the California
Environmental Quality Act.
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:165
Page 6 of 6
Conditional Use Permit No. PLN19-0359
July 14, 2021
An IS/MND has been completed for the project and adopted by the
Planning Commission pursuant to Resolution PC 21-____. The Plot Plan
at issue is consistent with the MND, which the Planning Commission has
considered as part of its proceedings. No new environmental impacts
have been identified and no further environmental review is required for
this project.
A Mitigation Monitoring and Reporting Plan (MMRP) was prepared and
identifies all mitigation measures that will be required for the project.
BE IT FURTHER RESOLVED, the Planning Commission of the City of Menifee
makes the following findings:
1. That the Findings set out above are true and correct.
2. That the facts presented within the public record and within this resolution
provide a basis to approve Conditional Use Permit No. PLN20-0359
subject to the Conditions of Approval set forth in Exhibit “1” of this
Resolution.
PASSED, APPROVED AND ADOPTED this the 14TH day of July, 2021
_________________________
Benjamin Diederich, Chairman
Attest:
___________________________
Stephanie Roseen, Deputy City Clerk
Approved as to form:
______________________________
Thai Phan, Assistant City Attorney
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:166
Page 1 of 10
EXHIBIT “1”
CONDITIONS OF APPROVAL
Planning Application No.: Conditional Use Permit No. PLN20-0359 (“Newport
Pointe Commercial Alcohol Sales and Public
Convenience and Necessity Findings”)
Project Description: Conditional Use Permit No. PLN20-0359 (“Newport
Pointe Commercial Alcohol Sales and Public
Convenience and Necessity Findings”) is for the sale of
alcoholic beverages for off-premise consumption and Public
Convenience and Necessity findings at the proposed
grocery store (Building No. 1) located at the southwest
corner of the intersection of Newport Road and Evans Road
within the City of Menifee.
Assessor's Parcel No.:APN 360-020-051
Approval Date:July 14, 2021
Expiration Date:July 14, 2024
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:167
Page 2 of 10
Within 48 Hours of the Approval of This Project
1. 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.
2. 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 Five Hundred and Thirty Dollars and
Twenty-Five Cents ($2,530.25) which includes the Two Thousand Four Hundred
and Eighty Dollars and Twenty-Five Cent ($2,480.25) 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 (ND) for
the Mitigated or Negative Declaration (MND) 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.
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:168
Page 3 of 10
Section I: Conditions Applicable to All Departments
Section II: Community Development Department
Conditions of Approval
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:169
Page 4 of 10
Section I:
Conditions Applicable to All
Departments
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:170
Page 5 of 10
General Conditions
1.Definitions. The words identified in the following list that appear in all capitals in
the attached conditions of Plot Plan No. PLN19-0045 shall be henceforth defined
as follows:
APPROVED EXHIBIT A = Site Plan for Plot Plan No. PLN19-0045, dated
June 21, 2021.
APPROVED EXHIBIT B = Floor Plans and Elevations for Plot Plan No.
PLN19-0045, dated June 21, 2021.
2.Ninety (90) Days to Protest. The land divider 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 the approval or conditional approval of this project.
3.Mitigation Monitoring and Reporting Program. The developer shall comply with
the mitigation monitoring and reporting program (“MMRP”) which incorporated by
reference as part of these conditions of approval.
4.City of Menifee. The City of Menifee is a new City, incorporated on October 1,
2008; the City is studying and adopting its own ordinances, regulations,
procedures, processing and development impact fee structure. In the future the
City of Menifee will identify and put in place various processing fees to cover the
reasonable cost of the services provided. The City also will identify and fund
mitigation measure under CEQA through development impact fees. Such fees
may include but are not limited to processing fees for the costs of providing
planning services when development entitlement applications are submitted,
which fees are designed to cover the full cost of such services, and development
impact fees to mitigate the impact of the development proposed on public
improvements. To the extent that Menifee may develop future financing districts to
cover the costs of maintenance of improvements constructed by development,
Permittee agrees to petition for formation of, annexation to or inclusion in any such
financing district and to pay the cost of such formation, annexation or inclusion.
The permittee acknowledges it is on notice of the current development fees and
understands that such fees will apply at the levels in effect at the time the fee
condition must be met as specified herein.
5.Comply with All Conditions. The applicant/developer shall comply with all terms
and conditions of Plot Plan No. PLN19-0045, Tentative Parcel Map No. PLN19-
0047, Conditional Use Permit Nos. PLN19-0044 and PLN20-0359 and Sign
Program No. PLN19-0046.
6.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.
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:171
Page 6 of 10
7.Business Registration. Every person conducting a business within the City of
Menifee shall obtain a business license, as required by the Menifee Municipal
Code. For more information regarding business registration, contact the City of
Menifee.
8.Expiration Date. This approval shall be used within three (3) years of the approval
date; otherwise, it shall become null and void and of no effect whatsoever. By use
is meant the beginning of substantial construction contemplated by this approval
within a three-(3)-year period which is thereafter diligently pursued to completion
or to the actual occupancy of existing buildings or land under the terms of the
authorized use. Prior to the expiration of the three-(3)-year period, the permittee
may request up to a three-(3)-year extension of time in which to begin substantial
construction or use of this permit. Should the three-(3)-year extension be obtained
and no substantial construction or use of this permit be initiated within six (6) years
of the approval date this permit, shall become null and void.
9.Modifications or Revisions. The permittee shall obtain City approval for any
modifications or revisions to the approval of this project.
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:172
Page 7 of 10
Section II:
Community Development
Department Conditions of
Approval
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:173
Page 8 of 10
General Conditions
9.Comply with Ordinance. The development of these premises shall comply with
the standards of the City Municipal Code and all other applicable ordinances and
State and Federal codes.
The development of the premises shall conform substantially with that as shown
on APPROVED EXHIBIT A, unless otherwise amended by these conditions of
approval.
10.Compliance with Plot Plan No. PLN19-0045. The general site development
standards as well as the site design, layout, location, setbacks, landscaping, walls,
and other features for the grocery store shall be substantial conformance with
those approved for Plot Plan No. PLN19-0045.
11.Licensing. At all times during the conduct of the permitted use the permittee shall
maintain and keep in effect valid licensing approval from the Department of Alcohol
Beverage Control, or equivalent agency as provided by law. Should such licensing
be denied, expire or lapse at any time in the future, this permit shall become null
and void.
12.Alcohol Education. The owner and the management of the convenience store
shall educate the public regarding driving under the influence of intoxicating
beverages, minimum age for purchase and consumption of alcoholic beverages,
driving with open containers and the penalty associated with violation of these
laws.
13.Alcohol Warnings. The owner and the management of the convenience store
shall provide health warnings about the consumption of alcoholic beverages. This
educational requirement may be met by posting prominent signs, decals or
brochures at points of purchase.
14.Alcohol Training. The owner and the management of the convenience store shall
provide adequate training for all employees at the location as to these matters.
15.Alcohol Sales Not Primary Sales Item. The sale of alcoholic beverages shall
not be the primary sale item in the market.
16.Hours of Operation. The hours of operation for the grocery store shall be 7am to
10pm seven (7) days per week.
17.State of California Department of Alcoholic Beverage Control (ABC) License.
The property owner or convenience store operator is responsible for obtaining the
appropriate ABC license. Proof of such license shall be submitted to the City.
18.Ceased Operations. In the event the use hereby permitted ceases operation for
a period of one (1) year or more, excluding renovation and casualty, this approval
shall become null and void.
19.No Permanent Occupancy. No permanent occupancy shall be permitted within
the property approved under this conditional use permit as a principal place of
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:174
Page 9 of 10
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.
20.Liquor Store Not Approved. The CUP is not for the approval of a liquor store.
21.Bar or Restaurant Not Approved. The CUP is not for the approval of a bar or
restaurant.
22.Subsequent Submittals and Fees. 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. 18-741 (Cost of Services Fee Study). Each submittal shall be
accompanied with a letter clearly indicating which condition or conditions the
submittal is intended to comply with.
Prior to Building Permit Issuance
23.Security Systems. Prior to the issuance of a building permit, the applicant shall
prepare and obtain approval (from City of Menifee Police Department and/or
Planning Division of the Community Development Department) of a security plan
for the site. In addition to the common burglary/security alarm system, the
applicant shall also install exterior cameras to monitor all parking stalls surrounding
the exterior of this store. These cameras shall be attached to the proposed light
poles in the parking lot and/or the exterior of the building itself. Security cameras
shall be installed in the interior of this business that records the shopping aisles as
well as the counters and cash registers. The interior and exterior cameras shall
be equipped with recording capabilities allowing it to save a minimum of four
months of recording time.
Prior to Final Occupancy
24.Security System Inspection. The City of Menifee Police Department and/or
Planning Division of the Community Development Department shall verify that the
security system has been installed in compliance with the City of Menifee Police
Department’s requirements prior to final occupancy.
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:175
Page 10 of 10
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)
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:176
44
1
EVSTATIONVANACCESSIBLE
EVSTATIONSTANDARDACCESSIBLE
EVSTATIONVANACCESSIBLE
PARCEL 1132,520 S.F.3.04 ACRES
PARCEL 241,581 S.F.0.95 ACRES
PARCEL 319,518 S.F.0.45 ACRES
PARCEL 431,713 S.F.0.73 ACRES
PARCEL 6151,159 S.F.3.47 ACRES
PARCEL 553,303 S.F.1.22 ACRES
NEWPORT ROAD
N 89°53'38" E 1235.77'
N
0
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N 89°53'38" E 195.74'
N 89°53'37" E 73.28'
N 81°00'45" E
49.43'
N 89°53'38" E 390.80'
N 89°53'38" E 388.74'
N 89°53'38" E 438.11'
N 89°53'38" E 195.74'
N 0
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N 89°53'38" E 94.11'
N 90°0'0" E 45.82'
N 89°53'38" E 385.13'
N 89° 53'38" E 406.86'
N 0
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N 90°0'0" E 162.29'
N 89°53'38" E 190.49'
N 90°0'0" E 116.47'
N 0
°
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N 44°55'05" W 35.46'
B7EOS FITNESSFF=1427.00
B1GROCERYFF=1429.00
B4FOOD/RETAILFF=1426.50
B6DAYCAREFF=1427.00
PLAYGROUNDFF=1427.90
B2
CA
R
W
A
S
H
FF
=
1
4
2
5
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8
B5FOOD/RETAILFF=1426.50
B3
DR
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=
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B
B
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9
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12
S 0°15'19" W 44.72'
L=49.3R=1044'Δ=2.71
L=210.09'R=956'Δ=12.59
N 12°50'48" E 50.00'
SA
N
T
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R
O
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SAN QUINTIN
AVE.
PARCEL A13,106 S.F.0.30 ACRES
KI
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O
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DR
.
CL
DEV2019-053
CITY OF MENIFEEDOST ENGINEERING
PLANNING, DESIGN & CONSTRUCTION SUPPORT
TENTATIVE PARCEL MAP 37071
NEWPORT POINTE
1
2
TENTATIVE PARCEL MAP 37071
N
Feet
0 50 100
NEWPORT POINTE
CL
5-12-2021
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional
Use Permit No.PLN20-0359 and Sign Program No.PLN19-0046
Item Page Number:177
44
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12
EVSTATIONVANACCESSIBLE
EVSTATIONSTANDARDACCESSIBLE
EVSTATIONVANACCESSIBLE
NEWPORT ROAD
N 89°53'38" E 1235.77'
N 0
0
°
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2
'
3
0
"
E
3
5
0
.
0
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EV
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℄
N 89°53'38" E 1279.36'
B7EOS FITNESS
FF=1427.00
B1GROCERYFF=1429.00
B4FOOD/RETAILFF=1426.50
B6DAYCAREFF=1427.00
PLAYGROUND
B2
CA
R
W
A
S
H
FF
=
1
4
2
5
.
8
B
C
D D
B
B5FOOD/RETAILFF=1426.50
C
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FF
=
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S 0°15'19" W 44.72'
L=49.3R=1044'Δ=2.71
L=210.09'R=956'
Δ=12.59
N 12°50'48" E 50.00'
NEWPORT POINTE
CITY OF MENIFEEDOST ENGINEERING
PLANNING, DESIGN & CONSTRUCTION SUPPORT
PLOT PLAN
NEWPORT POINTE
1
2
PLOT PLAN
N
Feet
0 40 80
DEV2019-0535-12-2021
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional
Use Permit No.PLN20-0359 and Sign Program No.PLN19-0046
Item Page Number:178
3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 7
19109MMA05.12.2021Salim Development Group, LLC NEWPORT POINTE
S.W.C. OF Newport Road & Evans RoadMenifee, California
4740 Green River Road, Suite 304Corona, California 92880
(Grocery)
BUILDING 2
BUILDING 1
± 40,000 S.F.
± 4,010 S.F.
±84,211 S.F.TOTAL BLDG. AREA
200 STALLS
6 STALLS
415 STALLS
@1/200 S.F.
BUILDING
± 18,041 S.F.
BUILDING 7
PARKING RATIO
BUILDING 6 9 STALLS
54 STALLS@3/1,000 S.F.
± 9,990 S.F.(DayCare)
@1/Employee
(Fitness)
(Carwash)(Approx. 6 employees)
(Approx. 18 employees & 160 Children)@1/2 Employees @1/5 Children 32 STALLS
BUILDING 3 ± 1,800 S.F.(Restaurant )14 STALLS@1/2 Employees (Approx. 10 employees/2)5 STALLS@8/1,000 S.F.
=
=
==
=
=
5.70/ 1,000 S.F.PARKING RATIO PROVIDED:
480 STALLSTOTAL PARKING PROVIDED:
460 STALLSSTANDARD:20 STALLSDISABLED:
PARKING PROVIDED:
0.195TOTAL F.A.R.
415 STALLSTOTAL PARKING REQUIRED:
PARKING SUMMARY
=
±84,211 SF/ ±430,106 SF
19.5%TOTAL BUILDING COVERAGE:
PARKING REQUIREDBUILDING AREA
EVSC VAN ACCESSIBLE =1 STALLEVSC STD. ACCESSIBLE =1 STALL
CLEAN AIR VEHICLE CALCULATIONS:
COMMERCIAL USE :
TOTAL NUMBER OF EVCS PROVIDED: 40 STALLS
TOTAL REQUIRED NO. OF CLEAN AIR VEHICLES :8% OF TOTAL NUMBER OFCOMMERCIAL PARKING: 480 STALLS x .08 = 39 STALLS
(BASED ON CALGREEN, TABLE 5.106.5.2/5.106.5.3.3)
REQUIRED NO. CHARGING/EV SPACES: 6% OF TOTAL NUMBER OF PARKING 480 STALLS X 0.06= 29 STALLS
TOTAL NUMBER OF EVCS REQUIRED: 39 STALLS
BICYCLE SPACES CALCULATIONS:
SHORT TERM BICYCLE PARKING REQUIRED: 5% OF THE TOTAL VISITORPARKING SPACES (CAL GREEN REQUIREMENTS, SEC. 5.106.4.1)
VISITOR/CUSTOMER PARKING : ( 70% OF TOTAL PARKING) = 338 x 0.05
TOTAL SHORT TERM BIKE SPACES REQUIRED: = 17 BIKE SPACESTOTAL SHORT TERM BIKE SPACES PROVIDED: = 20 BIKE SPACES
LONG TERM BICYCLE PARKING REQUIRED: 5% OF TENANT OCCUPIEDPARKING SPACES (CAL GREEN REQUIREMENTS, SEC. 5.106.4.2)
EMPLOYEE PARKING : ( 30% OF TOTAL PARKING) =145 x 0.05
TOTAL LONG TERM BIKE SPACES REQUIRED: = 7 BIKE STORAGE
TOTAL LONG TERM BIKE SPACES PROVIDED: = 8 BIKE STORAGE
SHORT TERM BICYCLE STORAGE/RACKS:
LONG TERM BICYCLE STORAGE/RACKS:
BUILDING 4
BUILDING 5(Approx. 14 employees/2)
(Approx. 14 employees/2)
(Restaurant )
(Restaurant )
@8/1,000 S.F. @1/2 Employees @8/1,000 S.F. @1/2 Employees
± 7,360 S.F.
± 3,010 S.F.
====
7 STALLS59 STALLS
5 STALLS24 STALLS
TOTAL BICYCLE SPACES CALCULATIONS PER TABLE 9.215.040-5 OF CITY OF MENIFEEZONING CODE:
TOTAL BICYCLE SPACES REQUIRED = 20 BIKESTOTAL BICYCLE SPACES PROVIDED= 28 BIKES
NOTE : USE CALGREEN CALCULATIONS THAT REQUIRE MORE BIKE STORAGE/SPACES
TOTAL LOADING AREA REQUIRED: 2TOTAL LOADING PROVIDED: 2
TOTAL SITE AREA:
TOTAL SQUARE FOOTAGE &PERCENT OF LANDSCAPING REQUIRED:
TOTAL SQUARE FOOTAGE &PERCENT OF LANDSCAPING PROPOSED:
TOTAL PARKING LOT AREA:
TOTAL PARKING LOT LANDSCAPE RQD:
TOTAL PARKING LOT LANDSCAPE AREA:
TOTAL PARKING LOT SHADED:
LANDSCAPE SUMMARY:
±430,106 SF
± 75,533 SF± 17.6 %
± 43,011 SF± 10%
± 77,922 SF/480 SPACES
±7,793 SF ( 10%)
±41,093 SF ( 52.5%)
±39,750 SF ( 51%)
PROPOSED SITE PLAN
SCALE: 1" = 40'-0"
1 inch = feet
GRAPHIC SCALE0
40'
40'80'40'120'20'
14
27
11
20
24
15
7
20
10
12
22
10
15
9
EVSTATIONVANACCESSIBLE
EVSTATIONSTANDARDACCESSIBLE
6
EVSTATIONVANACCESSIBLE
5
5
33
39
38
22
4
12
STOP
8
10 10
7
10
9
2 1514
6
2
6
5'
SIGNALIZEDINTERSECTION
EXISTING WATER RETENTION AREAADJACENT SP ZONE
AD
J
A
C
E
N
T
R
T
Z
O
N
E
N 89° 53' 38" E 1279.36'
N 89° 53' 38" E 1235.77'
NEW SIDEWALK NEW SIDEWALKNEW SIDEWALK
BIO-RETENTION BASIN,TYP.
LANDSCAPE SETBACK
LANDSCAPE SETBACK LANDSCAPE SETBACK
PROPERTY LINE
N E W P O R T R O A D
R
O
A
D
E
V
A
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S
01
±39'
N 0
0
°
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3
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"
E
3
5
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0
'
(N
)
8
'
H
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K
W
A
L
L
(E) 6' HIGH BLOCK WALL ALONG RESIDENTIAL
EXISTING PROPERTY LINE
PROPOSED PROPERTY LINE
11
0
'
122'
14
4
'
12
6
'
60'
74
'
135'
47
'
60'167'
240
'
480 STALLS
15
'
16
'
11
'
16'
12'
18
'
26
'
24
'
18'
18
'
24'
18'
18
'
24'
18
'
18'
26'
18
'
10
'
18'±9'24'28'18'15'
20
'15
'
18
'
26
'
18'
10
'
24'18'
12
'
18'
30
'
18
'
12
'
10
'
32'
23'
±4
0
'
20'±12'30'28'
18'
24
'
18
'
18
'
24'
16
'
10'
16
'
24'
18
'
18'
24
'
18
'
18
'
28'
18
'
12
'
12'
18
'
26'
18'
18'
30
'
18'
26'
30'±15'
18'±10'
±9
2
'
104
'
30'18'
±42
'
15'
±28'
35'
18'24'
±26'18'16'
20
'
18
'
18'
9'
30'
50'
M
I
N
.
B
L
D
G
.
SE
T
B
A
C
K
10'
03
01
03
01
03
01
03
01 03
01
03
01
03
50' MIN. BLDG.
SETBACK
02 02
10 04
04
04
04
05
05
09
09
08
09
09
18
08
08
08
08
09
10
10
10
11
10
16
16
11
LO
A
D
I
N
G
A
R
E
A
80'X
1
8
'
,
O
P
E
N
T
O
S
K
Y
±18'
±80
'
12
15
15
14
15
(N
)
8
'
H
I
G
H
B
L
O
C
K
W
A
L
L
A
L
O
N
G
R
E
S
I
D
E
N
T
I
A
L
01
03
06
10
13
13
14
01
03
±12'
15 06
±7
4
'
±180'
DROP OFFAREA
PROPOSEDBUILDING 1± 18,041 S.F.
PLAYGROUND± 13,250 S.F.
PR
O
P
O
S
E
D
BU
I
L
D
I
N
G
2
±4
,
0
1
0
S
.
F
.
PR
O
P
O
S
E
D
BU
I
L
D
I
N
G
3
±1,
8
0
0
S
.
F
.
PROPOSEDBUILDING 4± 7,360 S.F.
PROPOSEDBUILDING 5± 3,010 S.F.
PROPOSEDBUILDING 6± 9,990 S.F.
PROPOSEDBUILDING 7
± 40,000 S.F.
11
1
2
3
4
5
6
7
30'
24'
11'TYP.9'TYP.
18
'
11
'
20'4'-6"6'41'
02
04
04
01
03
07
12TYP.TYP.
TYP.
TYP.07
OUTDOOREXERCISE±1,700 SF
17TYP.
16'
15'
11
OUTDOOR SEATING± 450 SF
60' SETBACK LINE
09
09
KNOX BOX FOR FIRE ACCESS
OUTDOORSEATING± 500 SF
05
2' O
V
E
R
H
A
N
G
05
05
(N) 8' HIGH BLOCK WALL
LAN
D
S
C
A
P
E
S
C
R
E
E
N
I
N
G
8' HI
G
H
C
O
N
C
R
E
T
E
B
L
O
C
K
S
C
R
E
E
N
W
A
L
L
(NO ALCOHOL SALES WITHOUT THEAPPROVAL OF A CONDITIONAL USE PERMIT )
±3
7
'
±33'
19
18
18
18
18
18
18
18
18
32
'
9'TYP.
18
19
18
18
±5'1'6"
11'TYP.1'5'TYP.
02
08
2' O
V
E
R
H
A
N
G
TYP.
TYP.
9'TYP
15
'25
'
4' HIGH PICKET FENCE W/UNLOCKED GATES
±32'
18'
12
'
KNOX BOX FOR FIRE ACCESS
05
2'
O
V
E
R
H
A
N
G
10'
19TYP.
TYP.
TYP.
18TYP.
19
18
±1
5
0
'
±150'6'
40
'
±1
5
0
'
±150'
±1
5
0
'
19
(REFER TO CIVIL PLAN FOR DETAILS)
20'
15
'
10
'
EXISTING PROPERTY LINE
PROPOSED PROPERTY LINE
10'
18
'
16
'
06
A5021
PROPOSED PROPERTY LINE
EXISTING PROPERTY LINE
BALESTORAGE
19
17'
20
KNOX BOX FOR FIRE ACCESS
PEDESTRIAN FIRE DEPARTMENT ACCESSPATH & SHALL NOT BE OBSTRUCTED ATANY TIME
±141'WALKWAY LENGTH
±74
'
PEDESTRIAN FIRE DEPARTMENT ACCESSPATH & SHALL NOT BE OBSTRUCTED ATANY TIME
5'
CL
E
A
R
5'CLEAR
7'-6
"7'
2' O
V
E
R
H
A
N
G
16'
16'12'
2' OVERHANG
A0131
2' OVERHANG
2' OVERHANG
18
20'
T
Y
P
.
53
'
16'8'
2' OVERHANG
24'18'6'40'-6"18'4'-9"
8
39'-5"
9'
4'
4'
12'
26'±8'
3'-6
"
9'-
6
"
3'-6
"
13
'
TY
P
.
13'
5'
11'
±45'
DISPERSAL AREA
FIR
E
A
C
C
E
S
S
FIRE
A
C
C
E
S
S
±442,900 SFEXISTING SITE AREA ±10.17 AC
SITE DATA
ZONING SP " SPECIFIC PLAN(NEWPORT ESTATESSPECIFIC PLAN No. 140)
JURISDICTION COUNTY OF RIVERSIDE, CA
APN #360-020-051
ZONING
LEGEND:
01
02
ACCESSIBLE CURB RAMP, REFER TO CIVILDRAWINGS.PROPOSED TRANSFORMER LOCATION,PROVIDE BOLLARDS AS REQUIRED BY POWER
COMPANY. REFER TO CIVIL DWGS.
TRUNCATED DOMES.TRASH ENCLOSURE.BOLLARDSMONUMENT SIGN W/ WATER FEATURE( SEE DETAILS ON SHEET A013 & MSP)MENU BOARDCONCRETE PAVING
03
04
05
06
07
08
KEYNOTES
PAVERSBIKE RACK - PER CITY STANDARDBIKE LOCKERCLEAN AIR STALLSELECTRIC SWITCHGEAREV STATION (ACCESSIBLE)EV STATION (STANDARD)
CART CORRAL
WOOD TRELLISCONCRETE CURBWHEELSTOPWATER FOUNTAIN
09
LOCATION MAP
NORTH
SWC OF NEWPORT ROAD & EVANS ROADMENIFEE, CALIFORNIA ±430,106 SFPROPOSED SITE AREA ±9.87AC
PORTION OF THE BUILDING
IN THE SETBACK AREA
60' SETBACK AREA
± 11,080 SFPERCENTAGE : 13.10%
10
11
12
13
14
15
16
17± 11,080 SF/ ± 84,211 SF
18PATH OF TRAVEL 19FIRE ACCESS 20
Salim Development Group, LLC
4740 Green River Road, Suite 304
Corona, California 92880 03.15.2021 19109MMA
PROPOSED SITE PLAN
A010S.W.C of Newport Road & Evans Road
Menifee, California
NEWPORT POINTE
BASED ON SP-26
A010
OVERALL SITE PLAN
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional
Use Permit No.PLN20-0359 and Sign Program No.PLN19-0046
Item Page Number:179
3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 7
19109MMA04.19.2021Salim Development Group, LLC NEWPORT POINTE
S.W.C. OF Newport Road & Evans RoadMenifee, California
4740 Green River Road, Suite 304Corona, California 92880 A010.1
ENLARGED SITE PLAN
BENCHMODEL: RB-28, COLOR: BLACK
BY: VICTOR STANLEY
BIKE RACKSMODEL: BRBS-103, COLOR: BLACKBY: VICTOR STANLEY
PATIO UMBRELLA
(FOR OUTDOOR PATIO SHADING)COLORS: TUSCAN ORANGE & JOCKEY RED
TRASH ENCLOSURECOLOR: BLACK
BY: VICTOR STANLEY
DECORATIVE POT PLANTER
COLOR: LATTESIZE: 23”/27” DIA, 24”/30” HIGH
ROUND WATER FOUNTAINSIZE: SEE SITE PLAN FOR SIZE
OUTDOOR SEATING
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional
Use Permit No.PLN20-0359 and Sign Program No.PLN19-0046
Item Page Number:180
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19109MMA05.12.2021Salim Development Group, LLC NEWPORT POINTE
S.W.C. OF Newport Road & Evans RoadMenifee, California
4740 Green River Road, Suite 304Corona, California 92880
14
27
11
20
24
15
7
174 STALLS
20
10
12
22
10
15
167'
9
122'
14
4
'
24
0
'
EVSTATIONVANACCESSIBLE
EVSTATIONSTANDARDACCESSIBLE
6
EVSTATIONVANACCESSIBLE
74
'
5
85 STALLS
5
33
39
38
22
4
12
47
'
60'
221 STALLS
STOP
8
135'
10 10
7
109
2 1514
53
'
39'-5"
12
6
'
6
2
60'
6
5'
±39'-6"
±1
1
0
'
SIGNALIZEDINTERSECTION
N 89° 53' 38" E 1279.36'
N 89° 53' 38" E 1235.77'
LO
A
D
I
N
G
D
O
C
K
PROPERTY LINE
PLAZA
N 0
0
°
1
4
'
3
0
"
E
3
5
0
.
0
0
'
(N
)
8
'
H
I
G
H
B
L
O
C
K
W
A
L
L
A
L
O
N
G
R
E
S
I
D
E
N
T
I
A
L
N E W P O R T R O A D
R
O
A
D
E
V
A
N
S
PROPOSEDBUILDING 1
± 18,041 S.F.
PLAYGROUND± 13,250 S.F.
PRO
P
O
S
E
D
BU
I
L
D
I
N
G
2
±4,
0
1
0
S
.
F
.
PRO
P
O
S
E
D
BU
I
L
D
I
N
G
3
±1,
8
0
0
S
.
F
.
PROPOSEDBUILDING 4± 7,360 S.F.
PROPOSEDBUILDING 5± 3,010 S.F.
PROPOSEDBUILDING 6± 9,990 S.F.
PROPOSEDBUILDING 7
± 40,000 S.F.
(E) 8' HIGH BLOCK WALL ALONG RESIDENTIAL (N) 8' HIGH BLOCK WALL
(REFER TO CIVIL PLAN FOR DETAILS)
±442,900 SFEXISTING SITE AREA ±10.17 AC
SITE DATA
ZONING SP " SPECIFIC PLAN(NEWPORT ESTATESSPECIFIC PLAN No. 140)
JURISDICTION COUNTY OF RIVERSIDE, CA
APN #360-020-051
ZONING
LOCATION MAP
NORTH
SWC OF NEWPORT ROAD & EVANS ROADMENIFEE, CALIFORNIA ±430,110 SFPROPOSED SITE AREA ±9.87AC
TRUCK CIRCULATION
SCALE: 1" = 40'-0"
1 inch = feet
GRAPHIC SCALE0
40'
40'80'40'120'20'
05.12.2021 19109MMA
TRUCK STUDY
TR-EXH A
S.W.C of Newport Road & Evans Road
Menifee, California
TRUCK PATH ( BUILDING 1)( WB - 67)
A011.1
TRUCK STUDY A
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional
Use Permit No.PLN20-0359 and Sign Program No.PLN19-0046
Item Page Number:181
3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 7
19109MMA05.12.2021Salim Development Group, LLC NEWPORT POINTE
S.W.C. OF Newport Road & Evans RoadMenifee, California
4740 Green River Road, Suite 304Corona, California 92880
TRUCK CIRCULATION
SCALE: 1" = 40'-0"
1 inch = feet
GRAPHIC SCALE0
40'
40'80'40'120'20'
±442,900 SFEXISTING SITE AREA ±10.17 AC
SITE DATA
ZONING SP " SPECIFIC PLAN(NEWPORT ESTATESSPECIFIC PLAN No. 140)
JURISDICTION COUNTY OF RIVERSIDE, CA
APN #360-020-051
ZONING
LOCATION MAP
NORTH
SWC OF NEWPORT ROAD & EVANS ROADMENIFEE, CALIFORNIA ±430,110 SFPROPOSED SITE AREA ±9.87AC
14
27
11
20
24
15
7
174 STALLS
20
10
12
22
10
15
167'
9
122'
14
4
'
24
0
'
EVSTATIONVANACCESSIBLE
EVSTATIONSTANDARDACCESSIBLE
6
EVSTATIONVANACCESSIBLE
74
'
5
85 STALLS
5
33
39
38
22
4
12
47
'
60'
221 STALLS
STOP
8
135'
10 10
7
109
2 1514
53
'
39'-5"
12
6
'
6
2
60'
6
5'
±39'-6"
±1
1
0
'
PROPOSEDBUILDING 4± 7,360 S.F.
SIGNALIZEDINTERSECTION
N 89° 53' 38" E 1279.36'
N 89° 53' 38" E 1235.77'
LO
A
D
I
N
G
D
O
C
K
PLAZA
N 0
0
°
1
4
'
3
0
"
E
3
5
0
.
0
0
'
(N
)
8
'
H
I
G
H
B
L
O
C
K
W
A
L
L
A
L
O
N
G
R
E
S
I
D
E
N
T
I
A
L
N E W P O R T R O A D
R
O
A
D
E
V
A
N
S
PROPOSEDBUILDING 1± 18,041 S.F.
PLAYGROUND
± 13,250 S.F.
PR
O
P
O
S
E
D
BU
I
L
D
I
N
G
2
±4,
0
1
0
S
.
F
.
PROPOSEDBUILDING 5± 3,010 S.F.
PROPOSEDBUILDING 6± 9,990 S.F.
PROPOSEDBUILDING 7± 40,000 S.F.
(E) 8' HIGH BLOCK WALL ALONG RESIDENTIAL (N) 8' HIGH BLOCK WALL
(REFER TO CIVIL PLAN FOR DETAILS)
PRO
P
O
S
E
D
BU
I
L
D
I
N
G
3
±1,
8
0
0
S
.
F
.
05.12.2021 19109MMA
TRUCK STUDY
TR-EXH B
S.W.C of Newport Road & Evans RoadMenifee, California
TRUCK PATH ( BUILDING 1)( WB - 67)
A011.2
TRUCK STUDY B
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional
Use Permit No.PLN20-0359 and Sign Program No.PLN19-0046
Item Page Number:182
3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 7
19109MMA04.19.2021Salim Development Group, LLC NEWPORT POINTE
S.W.C. OF Newport Road & Evans RoadMenifee, California
4740 Green River Road, Suite 304Corona, California 92880 A501
TRASH ENCLOSURE
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional
Use Permit No.PLN20-0359 and Sign Program No.PLN19-0046
Item Page Number:183
3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 7
19109MMA04.19.2021Salim Development Group, LLC NEWPORT POINTE
S.W.C. OF Newport Road & Evans RoadMenifee, California
4740 Green River Road, Suite 304Corona, California 92880 A502
DETAILS
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional
Use Permit No.PLN20-0359 and Sign Program No.PLN19-0046
Item Page Number:184
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19109MMA04.19.2021Salim Development Group, LLC NEWPORT POINTE
S.W.C. OF Newport Road & Evans RoadMenifee, California
4740 Green River Road, Suite 304Corona, California 92880
PR
O
P
E
R
T
Y
L
I
N
E
LINE OF SIG
H
T
DISTANCE =
8
0
'
-
0
"
BUILDING 1PARKINGDRIVEWAY
1425.50
5'-
6
"
1427.10
ONE-STORYRESIDENTIAL
T.O.ROOF30'-0"
8' HIGH BLOCK WALL
T.O.ROOF30' - 0"LINE OF SIGHT
5'-
6
"
DISTANCE = ±1
2
5
'
-
0
"
BUILDING 1
1427.10 14301427.50
ONE-STORY
RESIDENTIAL
PR
O
P
E
R
T
Y
L
I
N
E
8' HIGH BLOCK WALL
15
'
-
6
"
1426.00
1426.00
BUILDING 5
TWO-STORYRESIDENTIAL
LINE OF SIGHTDISTANCE = 240' - 0"
T.O.ROOF24' - 0"
DRIVEWAY PARKINGBUILDING 4
PR
O
P
E
R
T
Y
L
I
N
E
8' HIGH BLOCK WALL
MAIN48"M30"M30"M30"WIREWAY24"
M30"M30"
14
27
11
20
24
15
7
174 STALLS
20
10
12
22
10
15
9EVSTATIONVANACCESSIBLEEVSTATIONSTANDARDACCESSIBLE
6
EVSTATIONVANACCESSIBLE5
85 STALLS
5
33
39
38
22
4
12
221 STALLS
STOP
8
10 10 7
109
2 1514
6
2
6
5'
A BUILDING1
BU
I
L
D
I
N
G
2
BUILDING3
BUILDING4
BUILDING5
BUILDING7
BUILDING6
B C
D
N E W P O R T R O A D
E V
A
N
S
R
O
A
D
TOP OF PARAPET27'-0'
1430.141427.90
PR
O
P
E
R
T
Y
L
I
N
E
14311427
15
'
-
6
"
LINE OF SIGHTDISTANCE =255' - 0"TWO-STORY
RESIDENTIAL
BUILDING 5PARKINGDRIVE-THRU
8' HIGH BLOCK WALL
BUILDING 2
LINE OF SIGHT
A601
02.02.2021 19109FMAS.W.C of Newport Road & Evans RoadMenifee, California
LINE OF SIGHT SECTION THRU A
SCALE: 1/16" = 1'-0"1
LINE OF SIGHT SECTION THRU B
SCALE: 1/16" = 1'-0"2
LINE OF SIGHT SECTION THRU C
SCALE: 1/16" = 1'-0"3
LINE OF SIGHT SECTION THRU D
SCALE: 1/16" = 1'-0"4
K E Y P L A N
SCALE: N.T.S.
A601
LINE OF SIGHT EXHIBIT
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional
Use Permit No.PLN20-0359 and Sign Program No.PLN19-0046
Item Page Number:185
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19109MMA04.19.2021Salim Development Group, LLC NEWPORT POINTE
S.W.C. OF Newport Road & Evans RoadMenifee, California
4740 Green River Road, Suite 304Corona, California 92880 A101
BUILDING-1
FLOOR PLAN
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional
Use Permit No.PLN20-0359 and Sign Program No.PLN19-0046
Item Page Number:186
3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 7
19109MMA04.19.2021Salim Development Group, LLC NEWPORT POINTE
S.W.C. OF Newport Road & Evans RoadMenifee, California
4740 Green River Road, Suite 304Corona, California 92880
A B C D
A B C D
1
5
2
3
4
1
5
2
3
4
122'-0"
59'-0"26'-6"15'-0"
30
'
-
0
"
25
'
-
4
"
2A201.2
1
A201.2
2
A201.1
1
A201.1
EXIT
24'-6"
90
'
-
2
"
METAL CANOPYTYP.
±140'-0"
44
'
-
0
"
46
'
-
0
"
25
'
-
0
"
31
'
-
0
"
30'-0"
10'-0"
26'-0"
28'-0"26'-0"26'-0"
28'-0"
26'-0"
28'-0"
28'-0"
26'-0"26'-0"
26'-0"
LOADING DOCK
METAL CANOPYTYP.
ROOFDRAIN
ROOFDRAIN
CR
I
C
K
E
T
A
S
N
E
E
D
E
D
RI
D
G
E
L
I
N
E
HVAC UNIT, TYP.
HVAC UNIT, TYP.
1/4" SLOPE1/4" SLOPE
CURBED MOUNTEDSKYLIGHTS, TYP.
CURBED MOUNTEDSKYLIGHTS, TYP.
ROOFDRAIN
ROOFDRAIN
NOTE:
ROOFTOP EQUIPMENT WILL BE SCREENED BY PARAPET.
PARAPETS AT RAISED ROOF ELEMENTS HAVE BEENDESIGNED AS FOUR SIDED ELEMENTS. WHERE THE
DIFFERENCE IN WALL HEIGHT VARIES 2'-6” OR LESSPARAPET RETURNS ARE PROVIDED IN ORDER TO BLOCK
SIGHT LINES/ VISIBILITY TO THE SIDES OF REAR FACE OF
THE PARAPETS.
12.09.2020 19109FMA
PROPOSED ROOF PLAN
A131
PRELIMINARY DESIGN SUBJECT TO CHANGE
R O OF P L A N
SCALE: 1/8" = 1'-0"1
NORTH
BUILDING-1
S.W.C of Newport Road & Evans RoadMenifee, California A131
BUILDING-1
ROOF PLAN
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional
Use Permit No.PLN20-0359 and Sign Program No.PLN19-0046
Item Page Number:187
3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 7
19109MMA04.19.2021
KEY PLAN CONCEPTUAL SUBJECT TO CHANGE
NOTE: ALL SIGNAGES SHOWN ON THE BUILDING ELEVATIONS ARE FOR REFERENCE ONLY.
NEWPORT POINTE
S.W.C. OF Newport Road & Evans RoadMenifee, California
Salim Development Group, LLC
4740 Green River Road, Suite 304Corona, California 92880
BUILDING-1
2
1
A201.1
ELEVATIONS
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional
Use Permit No.PLN20-0359 and Sign Program No.PLN19-0046
Item Page Number:188
3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 7
19109MMA04.19.2021
KEY PLAN CONCEPTUAL SUBJECT TO CHANGE
NOTE: ALL SIGNAGES SHOWN ON THE BUILDING ELEVATIONS ARE FOR REFERENCE ONLY.
NEWPORT POINTE
S.W.C. OF Newport Road & Evans RoadMenifee, California
Salim Development Group, LLC
4740 Green River Road, Suite 304Corona, California 92880 A201.2
BUILDING-1 2
1
ELEVATIONS
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional
Use Permit No.PLN20-0359 and Sign Program No.PLN19-0046
Item Page Number:189
3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 7
19109MMA04.19.2021Salim Development Group, LLC NEWPORT POINTE
S.W.C. OF Newport Road & Evans RoadMenifee, California
4740 Green River Road, Suite 304Corona, California 92880 A102
BUILDING-2
FLOOR PLAN
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional
Use Permit No.PLN20-0359 and Sign Program No.PLN19-0046
Item Page Number:190
3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 7
19109MMA04.19.2021Salim Development Group, LLC NEWPORT POINTE
S.W.C. OF Newport Road & Evans RoadMenifee, California
4740 Green River Road, Suite 304Corona, California 92880
NOTE:
ROOFTOP EQUIPMENT WILL BE SCREENED BY PARAPET.PARAPETS AT RAISED ROOF ELEMENTS HAVE BEEN
DESIGNED AS FOUR SIDED ELEMENTS. WHERE THE
DIFFERENCE IN WALL HEIGHT VARIES 2'-6” OR LESSPARAPET RETURNS ARE PROVIDED IN ORDER TO BLOCK
SIGHT LINES/ VISIBILITY TO THE SIDES OF REAR FACE OF
THE PARAPETS.
2A202.1 4A202.1
3
A202.1
1
A202.1 2A202.2
1
A202.2
A B C D
1
2
1
2
3
4
1/4
"
S
L
O
P
E
1/4
"
S
L
O
P
E
1/4
"
S
L
O
P
E
1/4
"
S
L
O
P
E
1/4
"
S
L
O
P
E
HVAC UNIT,TYP.HVAC UNIT,TYP.HVAC UNIT,TYP.HVAC UNIT,TYP.
METAL CANOPY, TYPICAL
METAL CANOPY, TYPICAL
27'-0"
20'-6"27'-0"13'-0"
20'-6"
32'-0"
14'-0"
20'-6"
METAL CANOPY, TYPICAL
METALCANOPY, TYP.
METALCANOPY, TYP.
METALCANOPY, TYP.
METALCANOPY, TYP.
42
'
-
6
"
15
'
-
0
"
15
'
-
0
"
87
'
-
6
"
20
'
-
0
"
130'-0"
20
'
-
0
"
130'-0"
110'-0"
33'-6"40'-6"36'-0"
20'-6"
ROOF DRAIN,TYP.
ROOF DRAIN,TYP.
ROOF DRAIN,TYP.
5
15
'
-
0
"
03.15.2021 19109FMA
PROPOSED ROOF PLAN
A132
PRELIMINARY DESIGN SUBJECT TO CHANGE
R O O F P L A N
SCALE: 1/8" = 1'-0"1 NORTH BUILDING-2
S.W.C of Newport Road & Evans RoadMenifee, California
BUILDING-2
A132
ROOF PLAN
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional
Use Permit No.PLN20-0359 and Sign Program No.PLN19-0046
Item Page Number:191
3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 7
19109MMA04.19.2021
KEY PLAN CONCEPTUAL SUBJECT TO CHANGE
NOTE: ALL SIGNAGES SHOWN ON THE BUILDING ELEVATIONS ARE FOR REFERENCE ONLY.
NEWPORT POINTE
S.W.C. OF Newport Road & Evans RoadMenifee, California
Salim Development Group, LLC
4740 Green River Road, Suite 304Corona, California 92880 A202.1
ELEVATIONS
BUILDING-2
4
2
31
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional
Use Permit No.PLN20-0359 and Sign Program No.PLN19-0046
Item Page Number:192
3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 7
19109MMA04.19.2021
KEY PLAN CONCEPTUAL SUBJECT TO CHANGE
NOTE: ALL SIGNAGES SHOWN ON THE BUILDING ELEVATIONS ARE FOR REFERENCE ONLY.
NEWPORT POINTE
S.W.C. OF Newport Road & Evans RoadMenifee, California
Salim Development Group, LLC
4740 Green River Road, Suite 304Corona, California 92880 A202.2
ELEVATIONSELEVATIONS
1
2
BUILDING-2
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional
Use Permit No.PLN20-0359 and Sign Program No.PLN19-0046
Item Page Number:193
3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 7
19109MMA04.19.2021Salim Development Group, LLC NEWPORT POINTE
S.W.C. OF Newport Road & Evans RoadMenifee, California
4740 Green River Road, Suite 304Corona, California 92880 A103
BUILDING-3
FLOOR PLAN
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional
Use Permit No.PLN20-0359 and Sign Program No.PLN19-0046
Item Page Number:194
3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 7
19109MMA04.19.2021
KEY PLAN CONCEPTUAL SUBJECT TO CHANGE
NOTE: ALL SIGNAGES SHOWN ON THE BUILDING ELEVATIONS ARE FOR REFERENCE ONLY.
NEWPORT POINTE
S.W.C. OF Newport Road & Evans RoadMenifee, California
Salim Development Group, LLC
4740 Green River Road, Suite 304Corona, California 92880 A203
ELEVATIONS
1
3
42
BUILDING-3
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional
Use Permit No.PLN20-0359 and Sign Program No.PLN19-0046
Item Page Number:195
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19109MMA04.19.2021Salim Development Group, LLC NEWPORT POINTE
S.W.C. OF Newport Road & Evans RoadMenifee, California
4740 Green River Road, Suite 304Corona, California 92880 A104
BUILDING-4
FLOOR PLAN
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional
Use Permit No.PLN20-0359 and Sign Program No.PLN19-0046
Item Page Number:196
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19109MMA04.19.2021Salim Development Group, LLC NEWPORT POINTE
S.W.C. OF Newport Road & Evans RoadMenifee, California
4740 Green River Road, Suite 304Corona, California 92880 A134
BUILDING-4
ROOF PLAN
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional
Use Permit No.PLN20-0359 and Sign Program No.PLN19-0046
Item Page Number:197
3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 7
19109MMA04.19.2021
KEY PLAN CONCEPTUAL SUBJECT TO CHANGE
NOTE: ALL SIGNAGES SHOWN ON THE BUILDING ELEVATIONS ARE FOR REFERENCE ONLY.
NEWPORT POINTE
S.W.C. OF Newport Road & Evans RoadMenifee, California
Salim Development Group, LLC
4740 Green River Road, Suite 304Corona, California 92880 A204
ELEVATIONS
BUILDING-4
2
4
13
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional
Use Permit No.PLN20-0359 and Sign Program No.PLN19-0046
Item Page Number:198
3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 7
19109MMA04.19.2021Salim Development Group, LLC NEWPORT POINTE
S.W.C. OF Newport Road & Evans RoadMenifee, California
4740 Green River Road, Suite 304Corona, California 92880
BUILDING-5
A105
FLOOR PLAN
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional
Use Permit No.PLN20-0359 and Sign Program No.PLN19-0046
Item Page Number:199
3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 7
19109MMA04.19.2021
KEY PLAN CONCEPTUAL SUBJECT TO CHANGE
NOTE: ALL SIGNAGES SHOWN ON THE BUILDING ELEVATIONS ARE FOR REFERENCE ONLY.
NEWPORT POINTE
S.W.C. OF Newport Road & Evans RoadMenifee, California
Salim Development Group, LLC
4740 Green River Road, Suite 304Corona, California 92880 A205
BUILDING-5
3
1
24
ELEVATIONS
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional
Use Permit No.PLN20-0359 and Sign Program No.PLN19-0046
Item Page Number:200
3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 7
19109MMA04.19.2021Salim Development Group, LLC NEWPORT POINTE
S.W.C. OF Newport Road & Evans RoadMenifee, California
4740 Green River Road, Suite 304Corona, California 92880 A106
BUILDING-6
FLOOR PLAN
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional
Use Permit No.PLN20-0359 and Sign Program No.PLN19-0046
Item Page Number:201
3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 7
19109MMA04.19.2021Salim Development Group, LLC NEWPORT POINTE
S.W.C. OF Newport Road & Evans RoadMenifee, California
4740 Green River Road, Suite 304Corona, California 92880 A136
BUILDING-6
ROOF PLAN
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional
Use Permit No.PLN20-0359 and Sign Program No.PLN19-0046
Item Page Number:202
3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 7
19109MMA04.19.2021
KEY PLAN CONCEPTUAL SUBJECT TO CHANGE
NOTE: ALL SIGNAGES SHOWN ON THE BUILDING ELEVATIONS ARE FOR REFERENCE ONLY.
NEWPORT POINTE
S.W.C. OF Newport Road & Evans RoadMenifee, California
Salim Development Group, LLC
4740 Green River Road, Suite 304Corona, California 92880 A206
BUILDING-6
1
4
32
ELEVATIONS
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional
Use Permit No.PLN20-0359 and Sign Program No.PLN19-0046
Item Page Number:203
3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 7
19109MMA04.19.2021Salim Development Group, LLC NEWPORT POINTE
S.W.C. OF Newport Road & Evans RoadMenifee, California
4740 Green River Road, Suite 304Corona, California 92880 A107
BUILDING-7
FLOOR PLAN
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional
Use Permit No.PLN20-0359 and Sign Program No.PLN19-0046
Item Page Number:204
3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 7
19109MMA04.19.2021Salim Development Group, LLC NEWPORT POINTE
S.W.C. OF Newport Road & Evans RoadMenifee, California
4740 Green River Road, Suite 304Corona, California 92880 A137
ROOF PLAN
BUILDING-7
4
A206
3
A206
2
A206
1
A206
22
'
-
0
"
COVEREDPATIO
ROOFAWNING ROOFAWNING
HVAC UNIT, TYP.
ROOF HATCH
ROOFDRAIN
1/4" SLOPE
1/4" SLOPE
1/4" SLOPE
1/4" SLOPE
1/4" SLOPE
1/4" SLOPE
HVAC UNIT, TYP.
ROOF DRAIN
ROOFDRAIN
ROOFDRAIN
22'-0"
18'-2"18'-2"19'-8"19'-8"
19'-8"
18'-2"
18'-2"
19'-8"
18'-2"
1
4
3
2
1
4
3
2
74
'
-
0
"
25
'
-
0
"
24
'
-
0
"
25
'
-
0
"
52
'
-
2
"
21
'
-
6
"
135'-0"
22'-0"33'-2"25'-1"33'-2"22'-0"
AB C D E F
NOTE:ROOFTOP EQUIPMENT WILL BE SCREENED BY PARAPET.
06.30.2020 19109FMA
PROPOSED ROOF PLAN
A136
PRELIMINARY DESIGN SUBJECT TO CHANGE
R O O F P L A N
SCALE: 1/8" = 1'-0"1 NORTH BUILDING-5
S.W.C of Newport Road & Evans Road
Menifee, California
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional
Use Permit No.PLN20-0359 and Sign Program No.PLN19-0046
Item Page Number:205
3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 7
19109MMA04.19.2021
KEY PLAN CONCEPTUAL SUBJECT TO CHANGE
NOTE: ALL SIGNAGES SHOWN ON THE BUILDING ELEVATIONS ARE FOR REFERENCE ONLY.
NEWPORT POINTE
S.W.C. OF Newport Road & Evans RoadMenifee, California
Salim Development Group, LLC
4740 Green River Road, Suite 304Corona, California 92880 A207.1
ELEVATIONS
BUILDING-7 2
1
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional
Use Permit No.PLN20-0359 and Sign Program No.PLN19-0046
Item Page Number:206
3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 7
19109MMA04.19.2021
KEY PLAN CONCEPTUAL SUBJECT TO CHANGE
NOTE: ALL SIGNAGES SHOWN ON THE BUILDING ELEVATIONS ARE FOR REFERENCE ONLY.
NEWPORT POINTE
S.W.C. OF Newport Road & Evans RoadMenifee, California
Salim Development Group, LLC
4740 Green River Road, Suite 304Corona, California 92880 A207.2
BUILDING-7
ELEVATIONS
2
1
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional
Use Permit No.PLN20-0359 and Sign Program No.PLN19-0046
Item Page Number:207
3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 7
19109MMA04.19.2021Salim Development Group, LLC NEWPORT POINTE
S.W.C. OF Newport Road & Evans RoadMenifee, California
4740 Green River Road, Suite 304Corona, California 92880 A401
WALL SECTION
BA
A B
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional
Use Permit No.PLN20-0359 and Sign Program No.PLN19-0046
Item Page Number:208
PAINT ( ACCENT ONLY)GYPSY RED SW6865
BY: SHERWIN WILLIAMS
R
PAINT
DOWNING STRAW SW2813
BY: SHERWIN WILLIAMS
U PAINT ( ACCENT ONLY):
00203FFF SAILOR BLUEV PAINT ( ACCENT ONLY):
FDDB27FF vibrant YellowW
PAINT LUMINOUS WHITE SW1900
BY: SHERWIN WILLIAMS
T
METAL TRELLISCOLOR: DE6384 IRON FIXTURE
BY: DUNN EDWARDS
8
PAINTANTIQUE WHITE SW6119
BY: SHERWIN WILLIAMS
S
PAINT
BELIEVABLE BUFF SW6120
BY: SHERWIN WILLIAMS
P
PLASTER
FINISH: SMOOTH TROWEL & SAND FINISH1
PAINT:
1475 GRAYSTONE
BY:BENJAMIN MOORE
D
PAINT:
MYTHICAL BLUE DEC787BY: DUNN EDWARDS
M
PAINT:
DULL SAGE DE5499BY: DUNN EDWARDS
J
PAINT:
CREAM WAVE DE6198
BY: DUNN EDWARDS
GPAINT:
CLOUD DEC791
BY: DUNN EDWARDS
FPAINT:
1471 SHORELINE
BY:BENJAMIN MOORE
E
PAINT:
HC-166 KENDALL CHARCOAL
BY:BENJAMIN MOORE
CPAINT:
GRAY PEARL DEC795
BY: DUNN EDWARDS
BPAINT:
DE6384 IRON FIXTURE
BY: DUNN EDWARDS
A
STONE PAVERS ( PLAZA/PASEO)
FINISH: RIVEN ( NATURAL CLEFT SPLIT)
COLOR: DRIFTWOOD, RANDOM ASHLAR PATTERN
7A
CONCRETE PAVING W/ SANDBLASTED PANELS
FINISH: MEDIUM BROOM, SAW CUT
COLOR: NATURAL GRAY
7
FABRIC AWNINGCOLOR: BLACK
BY: SUNBRELLA OR EQUAL
12
METAL LOUVER PANELMATERIAL: ALUMINUM13
3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 7
19109MMA04.20.20214740 Green River Road, Suite 304Corona, California 92880
DW SJ&P, LLC NEWPORT POINTE
S.W.C. OF Newport Road & Evans RoadMenifee, California
PEDESTRIAN LIGHTS
MODEL: LARGE METRO LED POLE LIGHTTOPS: CONE (STRAIGHT ARM)
POLE: PA1 SERIES ( BLACK)COLOR: BLACK
BY:INTRIGUE LIGHTING
5 WALL SCONCE
MODEL: METRO LED WALL MOUNT
COLOR: BLACKBY: INTRIGUE LIGHTING
6A WALL SCONCE - SERVICE DOORSMODEL: SOLITAIRE THREE-STRIPE GUARD
COLOR: CC- BLACK
BY: INTRIGUE LIGHTING
6B
N60 W14592 Kaul Avenue P 877 965 0005
Menomonee Falls, WI 53051 intrigueled.com
Fixture Type:
Model Number:
Project Name:
content of specification sheet is subject to change. IP 6 5
General: The Solitaire decorative square LED surface bulk head is perfect for areas where good illumination in a decorative package is desired. Designed to
replace 100 watt HID lighting systems. The open
door frame allows for maximum light output.
Typical applications include shopping malls, office
buildings, schools, condominiums, and hospitality.
Recommended mounting heights: 8’ to 20’.
Housing: Die cast aluminum housing with fully gasketed
cast aluminum three stripe guard front face frame.
Nickel plated stainless steel hardware.
Lens: Supplied with polycarbonate opal lens to eliminate
LED “hot spots”. Type IV distribution.
Mounting: Surface mounted.
LED Board: Aluminum board with LED array.
Available color temperatures of 4000K and 5000K.
Wattage: Array: 17.0 watts System: 19.7 watts
Driver: Electronic dimmable driver (525mA); 120-277V;
50/60Hz
Options: Battery Backup (-EM)
Single Fuse (-SF); Double Fuse (-DF) Surge Protector (-SP)
120v Photocell (-P1); 277v Photocell (-P2)
Microwave Sensor w/Dimming (internal) (-S2)
Finish: Architectural powdercoat finish over a chromate conversion coating. Available in bronze(-BRZ) or
white (-WHT) finishes.
For custom color (-CC) options, consult factory.
Certifications: CSA listed for wet locations Operating temperature: -40°C to +50°C
IP65 | sealed LED compartment
SSOOLLIITTAAIIRREE -- TTHHRREEEE SSTTRRIIPPEE GGUUAARRDD
DDeeccoorraattiivvee SSqquuaarree LLEEDD SSuurrffaaccee BBuullkkhheeaadd
WALL LATTICE
WALL MOUNTED, PAINTED9
PAINT:
WITH THE GRAIN DET668BY: DUNN EDWARDS
I PAINT:
MISSING LINK DE6041
BY: DUNN EDWARDS
L
PAINT:
PEWTER PATTER DET627 BY: DUNN EDWARDS
N PAINT:
WHISPER GRAY DEC785BY: DUNN EDWARDS
O
PAINT ( ACCENT ONLY):
BRITTLE BRUSH SW6684
BY: SHERWIN WILLIAMS
Q
PAINT: TRADE WINDS DET647
BY: DUNN EDWARDS
K
PAINT:
DECEMBER SKY DE6352
BY: DUNN EDWARDS
H
MASONRY BASEMODEL: SHADOW ROCK
COLOR: TETON
BY: EL DORADO STONE OR EQUAL
3
CORNICE
FINISH: PAINTED PLASTER10
METAL AWNING
FINISH: GALVALUME11
STAMPED CONCRETE PAVING ( ENTRY DRIVEWAY)
COLOR: NICKEL GRAY MICRO TOP/NATURAL GRAY
PATTERN: RANDOM SLATE
7B
METAL CANOPYCOLOR: DE6384 IRON FIXTURE
BY: DUNN EDWARDS
4
CM-01
COLOR MATERIAL BOARD
STOREFRONT W/ GLASS
COLOR: BLACK
GLASS: CLEAR FLOAT GLASS
2
GFRC ARCHITECTURAL ACCENT PIECE
SIZE: 12”X12”14
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional
Use Permit No.PLN20-0359 and Sign Program No.PLN19-0046
Item Page Number:209
Item Title: 9.1 “Newport Pointe Commercial Center” - Conditional Use Permit No. PLN19-0044, Plot Plan No. PLN19-0045, Parcel Map No. PLN19-0047, Minor Conditional Use Permit No. PLN20-0359 and Sign Program No. PLN19-0046Item Page Number: 210
Item Title: 9.1 “Newport Pointe Commercial Center” - Conditional Use Permit No. PLN19-0044, Plot Plan No. PLN19-0045, Parcel Map No. PLN19-0047, Minor Conditional Use Permit No. PLN20-0359 and Sign Program No. PLN19-0046Item Page Number: 211
Item Title: 9.1 “Newport Pointe Commercial Center” - Conditional Use Permit No. PLN19-0044, Plot Plan No. PLN19-0045, Parcel Map No. PLN19-0047, Minor Conditional Use Permit No. PLN20-0359 and Sign Program No. PLN19-0046Item Page Number: 212
Item Title: 9.1 “Newport Pointe Commercial Center” - Conditional Use Permit No. PLN19-0044, Plot Plan No. PLN19-0045, Parcel Map No. PLN19-0047, Minor Conditional Use Permit No. PLN20-0359 and Sign Program No. PLN19-0046Item Page Number: 213
Item Title: 9.1 “Newport Pointe Commercial Center” - Conditional Use Permit No. PLN19-0044, Plot Plan No. PLN19-0045, Parcel Map No. PLN19-0047, Minor Conditional Use Permit No. PLN20-0359 and Sign Program No. PLN19-0046Item Page Number: 214
3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 7
19109MMA05.12.2021Salim Development Group, LLC NEWPORT POINTE
S.W.C. OF Newport Road & Evans RoadMenifee, California
4740 Green River Road, Suite 304Corona, California 92880 A012
WALL & FENCE PLAN
WALL AND FENCE LEGEND:
A EXISTING 6' HIGH CMU BLOCK WALL TO REMAIN
B
E
F1
6' HIGH WHITE PVC PLAYGROUND FENCEWITH 4' WIDE SINGLE OUTSWING GATE RAILCOLOR: WHITE
NEW 8' HIGH SPLIT-FACE BLOCK WALLWITH 16"X16"' CONCRETE PILASTERS SPACED AT EVERY 30'COLOR: TO MATCH EXISTING WALL ON THE SOUTH PROPERTYBY: ORCO BLOCK OR EQUAL
6' ALUMINUM PICKET FENCEWITH 4' WIDE SINGLE OUTSWING GATE RAILCOLOR: BLACK
4' ALUMINUM PICKET FENCEWITH 4' WIDE SINGLE OUTSWING GATE RAILCOLOR: BLACK
D
F2
G 8' ALUMINUM FENCEWITH 6' HIGH X4' WIDE SINGLE OUTSWING GATE RAIL& CONCRETE PILASTERS PER ELEVATIONCOLOR: BLACK
3'-6" HIGH DECORATIVE STONE WALL WITH CONCRETE CAPSTONE: SHADOW ROCK-TETON 2″ TO 10″ HIGH AND 5″ TO 24″ LONG)BY:EL DORADO STONE OR EQUAL
C CORNER MONUMENT WALL W/WATER FEATURESTONE: SHADOW ROCK-TETON 2″ TO 10″ HIGH AND 5″ TO 24″ LONG)BY:EL DORADO STONE OR EQUAL
A1 NEW 8' HIGH CMU BLOCK WALLTO MATCH EXISTING WALL
LOCATION MAP
NORTH
SWC OF NEWPORT ROAD & EVANS ROADMENIFEE, CALIFORNIA
PRELIMINARY WALL & FENCE PLAN
SCALE: 1" = 40'-0"
1 inch = feet
GRAPHIC SCALE0
40'
40'80'40'120'20'
14
27
11
20
24
15
7
20
10
12
22
10
15
9
EVSTATIONVANACCESSIBLE
EVSTATIONSTANDARDACCESSIBLE
6
EVSTATIONVANACCESSIBLE
5
5
33
39
38
22
4
12
STOP
8
10 10
7
109
2 1514
6
2
6
5'
SIGNALIZEDINTERSECTION
EXISTING WATER RETENTION AREAADJACENT SP ZONE
AD
J
A
C
E
N
T
R
T
Z
O
N
E
N 89° 53' 38" E 1279.36'
N 89° 53' 38" E 1235.77'
NEW SIDEWALK NEW SIDEWALKNEW SIDEWALK
NEW LANDSCAPING
LANDSCAPE SETBACK
LANDSCAPE SETBACK LANDSCAPE SETBACK
PROPERTY LINE
N E W P O R T R O A D
R
O
A
D
E
V
A
N
S
N 0
0
°
1
4
'
3
0
"
E
3
5
0
.
0
0
'
(N
)
8
'
H
I
G
H
B
L
O
C
K
W
A
L
L
EXISTING PROPERTY LINE
PROPOSED PROPERTY LINE
122'
14
4
'
12
6
'
60'
74'
135'
47
'
60'167'
24
0
'
LOA
D
I
N
G
LO
A
D
I
N
G
A
R
E
A
80'X
1
8
'
,
W
I
T
H
1
4
'
U
N
O
B
S
T
R
C
U
T
E
D
VER
T
I
C
A
L
H
E
I
G
H
T
(N
)
8
'
H
I
G
H
B
L
O
C
K
W
A
L
L
±7
4
'
±180'
DROP OFFAREA
PROPOSEDBUILDING 1
± 18,026 S.F.
PLAYGROUND± 13,250 S.F.
PROPOSEDBUILDING 4± 7,360 S.F.
PROPOSEDBUILDING 5± 3,010 S.F.
PROPOSEDBUILDING 6± 9,990 S.F.
PROPOSEDBUILDING 7
± 40,000 S.F.
1
2
3
4
5
6
78
OUTDOOREXERCISE
A
E
F1
A1
B
F2
G
DD C
14'44'
4'
10'
6'
10'6'
±85
'
20'
±37
'
±37
'
±99'
±3
5
0
'
±12'±581'±640'
14'
18
'
D
A0135
A0136
±39'
110
'
±28'
PRO
P
O
S
E
D
BU
I
L
D
I
N
G
2
±4,
0
1
0
S
.
F
.
PR
O
P
O
S
E
D
BU
I
L
D
I
N
G
3
±1,
8
0
0
S
.
F
.
53
'
39'-5"
A0134 TYP.
WALL C/D ELEVATION
03.19.2021 19109MMA
WALL & FENCE PLAN
A012S.W.C of Newport Road & Evans RoadMenifee, California
NEWPORT POINTE
WALL B
NOT TO SCALE
WALL E
NOT TO SCALE
WALL F
NOT TO SCALE
WALL G
NOT TO SCALE
WALL C/D
NOT TO SCALE
WALL COLOR & MATERIAL FINISH
WALL A/A1
NOT TO SCALE
(NOTE: ADDITIONAL STANDARDS MAY APPLY IF A NOISE ANALYSIS DETERMINES THAT SOUND WALLS ARE NEEDED FOR THE PROJECT.)
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional
Use Permit No.PLN20-0359 and Sign Program No.PLN19-0046
Item Page Number:215
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19109MMA04.19.2021Salim Development Group, LLC NEWPORT POINTE
S.W.C. OF Newport Road & Evans RoadMenifee, California
4740 Green River Road, Suite 304Corona, California 92880 A013
WALL & FENCE DETAILS
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional
Use Permit No.PLN20-0359 and Sign Program No.PLN19-0046
Item Page Number:216
3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 7
19109MMA04.19.2021Salim Development Group, LLC NEWPORT POINTE
S.W.C. OF Newport Road & Evans RoadMenifee, California
4740 Green River Road, Suite 304Corona, California 92880 A013
WALL & FENCE DETAILS
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional
Use Permit No.PLN20-0359 and Sign Program No.PLN19-0046
Item Page Number:217
S O U T H W E S T C O. S I G N
1852 Pomona Road, Corona CA 92880
951-734-6275
MASTER SIGN PROGRAM
3/23/2021
NEWPORT POINTE
SHOPPING CENTER
P REPA RE D BY:
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional
Use Permit No.PLN20-0359 and Sign Program No.PLN19-0046
Item Page Number:218
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional
Use Permit No.PLN20-0359 and Sign Program No.PLN19-0046
Item Page Number:219
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional
Use Permit No.PLN20-0359 and Sign Program No.PLN19-0046
Item Page Number:220
TABLE OF CONTENTS
1
5
8
10
12
13
14
15
16
17
18
19
20
PAGE
TENANT SIGN CRITERIA
SITE PLANS
TENANT MONUMENT SIGNS/SECTION DETAIL
CORNER WALL/SECTION DETAIL
CHANNEL LETTER SIGN SECTION DETAILS
BUILDING 1 ELEVATIONS
BUILDING 2 ELEVATIONS
BUILDING 3 ELEVATIONS
BUILDING 4 ELEVATIONS
BUILDING 5 ELEVATIONS
BUILDING 6 ELEVATIONS
BUILDING 7 ELEVATIONS
COLOR SCHEDULE
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional
Use Permit No.PLN20-0359 and Sign Program No.PLN19-0046
Item Page Number:221
SIGN CRITERIA
A. GENERAL SPECIFICATIONS
1. Purpose: The purpose of the following criteria is to establish a coordinated
sign program that gives each tenant adequate identification while achieving a
unified, attractive appearance among all lease spaces. In order to maintain
the integrity of the criteria, and equity among all tenants, deviations from the
criteria will not generally be approved.
2. Exceptions: All exceptions to these criteria must be approved by the
landlord, and the City of Menifee Planning Department.
3. Landlord Approval: Prior to sign fabrication, the tenant shall submit three
(3) copies of drawings of the proposed signs to the landlord for approval.
Such drawings must include all of the items listed below under “City Approval
and Permits”. One copy of the drawings shall be colored.
4. City approval and permits:
Plans required: Upon approval by the landlord, the tenant shall secure a sign
permit from the City of Menifee Planning Department by submitting three (3)
copies fully dimensioned, to scale for its approval:
a. A site plan showing the location of the lease space on the site.
b. An elevation of the lease space drawn to scale and showing sign
placement and
lease width.
c. A detailed elevation of the sign drawn to scale and showing all
colors, materials,
dimensions and copy.
d. Fabrication and installation details, including structural engineering
data, UL electrical specifications, disconnect switch and type and intensity of
illumination for electric signs.
5. Cost of permits: All permits for signs and the installation thereof shall be
obtained and paid for by the tenant
6. Compliance with code: All signs and the installation thereof shall comply
with all local zoning, building and electrical codes.
B. SIGN TYPES
1. Wall Signs:
a. Type: All tenant signs shall be comprised of letters and/or logoboxes fabricated
as either Plexiglas faced individual channel with LED illumination, or as aluminum
reverse channel with halo illumination. Halo lit logoboxes may also have push thru
plex face graphics.
b. Size: Standalone building tenants are allowed one wall sign per building
frontage up to a maximum of 3 signs. Sub-Establishment tenants are allowed one
wall sign per building frontage up to a maximum of 2 signs. Mutli-tenant buildng
occupants are allowed one wall sign only. In all cases signs are limited to an area
of 1 square foot of sign per lineal foot of building frontage and cannot exceed 75%
of the signable area on which it is placed. Where more that one sign is allowed,
the second sign cannot exceed 80%, and third sign cannot exceed 70% of the
maximum allowed sign area.
c. Placement: Signs must face a public right of way or circulation path on the
property, and shall not face adjacent residential property. Signs cannot exceed the
roofline or 20’, whichever is less. Approval Required: All signs shall be attached to
the building only at a location specified by these criteria and approved by the
landlord and the City of Menifee Planning Department.
d. Deviations: Note that any deviation from the above requirements that are
directly from the Newport Estates Specific Plan may required a Specific Plan
Amendment application to be filed.
2. Window Signs:
a. Hours of Operation Signs: Limited to a maximum of 4 square feet and can be
located at each customer entrance.
b. Neon Signs: Two (2) neon window signs maximum per tenant, with a maximum
area of 4 square feet.
c. General Window Graphics: Shall not exceed 30% of each window on which it is
placed.
d. Signs shall be exempt from permits.
3. Internal Directional Signs:
a. Size: Signs shall be limited to a height of 42” and a maximum area of 4 sq.ft.
b. Location: Signs shall be provided along roadways within the development only.
c. Messaging: Internal directional signs can display directional indications only (ie
Exit, Entrance, or other on-site pedestrian or vehicular directional messaging). No
other type of advertising is allowed.
d. Design: Signs shall maintain a uniform size, color palette and finish schedule,
using a natural stone base.
e. Signs shall be exempt from permits.
1
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional
Use Permit No.PLN20-0359 and Sign Program No.PLN19-0046
Item Page Number:222
4. Project Monument Signs
a. One (1) monument identification sign shall be allowed per street frontage with
a maximum of two signs per commercial center..
b. Monument display area shall be limited to a maximum of 36 square feet and a
maximum of 8’ in height
c. Monument signs shall be located with 20’ setback from face of curb, 5’ setback
from Right of Way, and 15’ setback from any driveway.
5. Project Entry ID Sign
a. Per the Newport Estates Specific Plan, each commercial center shall feature a
project entry wall at the prominent corner, to display the name of the center and
may feature up to two anchor tenants
b. Project entry ID signs cannot exceed 25’ in width, and cannot exceed 7’ in
height.
C. DESIGN OF SIGN
Design Standards:
a. Sign Copy: Wording of signs shall not include the product sold or services
offered, except as a part of the tenant’s trade name or insignia.
b. Colors: Tenant’s are encouraged to use their established brand colors in the
design of their signage and be compatible with the building architecture.
c. Logos: Logos are not to exceed 25% of the overall sign area. Logos will be
considered on a case by case basis, at the discretion of the landlord subject to
the approval of the City of Menifee Design Review Staff.
d. Materials:
Plex Faced Channel: Faces: Minimum 3/16” thick acrylic with 3/4” trim cap
painted to match. 5” deep, .063” aluminum returns with .063” aluminum
backs.
Reverse Channel: Minimum .090” aluminum face with maximum of 3” deep
.063” aluminum returns. Clear 3/16” thick Lexan backs with countersunk
screws in sides of letters
Reverse Channel Logobox: Graphics to be 1/2” thick acrylic push thru with
vinyl face.
e. Lighting for all signage shall be LED.
D. CONSTRUCTION REQUIREMENTS
1. Fasteners: All exterior signs bolts fastenings and clips shall be enameled
iron with porcelain enamel finish, stainless steel, aluminum, brass or bronze.
No black iron or other rust forming materials of any type will be permitted.
2. Conduit openings: Location of all openings for conduits in the walls of the
building shall be indicated by sign drawings submitted to, and approved in
writing by, the landlord.
3. Sealing of openings: All penetrations of the building structure required for
sign installation, which shall have been approved in writing by the landlord,
shall be neatly sealed in a watertight condition.
4. Labels: A UL label must be placed on every separate electrical sign element.
A city permit label must be placed on at least one sign element of each sign.
All required labels must be placed in a conspicuous location. No other labels
are allowed.
5. Exposed lamps or tubing will not be permitted.
6. Concealment of mechanical equipment: Raceways, crossovers, conductors,
transformers and other equipment shall be concealed.
7. Repair of damage: The tenant is responsible for assuring that the sign
contractor repairs, in a good and workmanlike manner, any damage caused
by the contractors work within two (2) days after such damage is caused.
8. Responsibility for work: The tenant shall be fully responsible for the work of
its sign contractors.
9. Cost of electricity: Electrical service to all sign shall be on the tenants
meters, and shall be part of the tenants operational costs.
SIGN CRITERIA
2
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional
Use Permit No.PLN20-0359 and Sign Program No.PLN19-0046
Item Page Number:223
SIGN CRITERIA
E. MISCELLANEOUS RESTRICTIONS
1. Hours of business, and telephone numbers: Limited to no more than 4 ft.²
for each business frontage with a customer entrance.
2. Flashing signs: Animated, flashing or audible signs will not be permitted.3.
Lettering painted directly on the building surface will not be permitted.
4. Projections above or below the designated sign areas will not be permitted.
5. Temporary signs: All paper signs, banners, balloons, streamers, placards,
pennants or portable signs which direct, promote, attract, service, or which are
otherwise designed to attract attention, are prohibited except that the following
temporary signs shall be permitted:
1. One banner, not exceeding 25 percent of the area of a building wall
or window of the estblishment, shall be permitted for a period not exceeding
30 consecutive days when announcing a grand opening of a new business at
the site where the banner is to be displayed. The banner shall be stretched and
secured flat against the building surface and shall not exceed higher than the
building eve or the building parapet wall.
2. Merchandise sale and special event signs not exceeding 30% of the
window area may be displayed for a period of time not to exceed 30
consecutive days and not to exceed a total of 30 days in any 90 day period.
Such signs may be painted and water-soluble paints or construction paper,
wood, fabric, plastic or similar materials, and shall be restricted to a window
area on the premises where the sale is conducted. No more than two colors
shall be used for such signs, including black-and-white. Fluorescent colors are
prohibited.
F. PROHIBITED SIGNS
1. Pylon signs or steel pole mounted signs.
2. Flashing signs: Animated, flashing, revolving, or audible signs.
3. Internally illuminated “can” signs.
4. Roofop signs or projecting signs (unless incorporated into an awning)
5. Portable signs (ie vehicles used a billboards).
Note: small sandwich boards are acceptable provided they are displayed
within 20’ of main entrance and removed at the end of each working day.
6. Signs advertising unlawful act or business
7. String, pennants, banners, flags
8. One set of national, state, local government, institutional, or corporate flags
are allowed at a time and must be specified on the site plan for City approval.
G. ALL COMPANIES BIDDING TO MANUFACTURE
1. Substitutions: All companies bidding to manufacture a tenant sign are
advised that no substitutes will be excepted by the landlord whatsoever, unless
so indicated in the specifications which are approved in writing by the landlord,
the tenant and the city of Menifee Planning Department. Signs that deviate
from these criteria without such approval must be removed at the tenant’s
expense.
2. Inspection: Prior to acceptance and final payment, each sign will be
inspected for conformance to this criteria by the City of Riverside Planning
Department and by an authorized representative of the landlord. Any signs
found not in conformance will be rejected and removed at the tenant’s
expense.
3. Guarantee: The entire sign display shall be guaranteed for one year against
defects in material and workmanship. Defective parts shall be replaced without
charge.
4. Insurance: The tenants sign fabrication and installation company shall carry
Workmen's Compensation and public liability insurance against all damage
suffered or done to any and all persons and/or property while engaged in the
construction or erection of signs, in the amount of $500,000 or as provided by
current ordinance, combined single limit. The landlord shall be presented with
reasonable evidence of such coverage prior to commencement of any sign
construction work. The tenant shall indemnify the landlord and hold the
landlord harmless from all cost, liability, damages and expense, including
attorneys fees and costs incurred by the landlord as a result of any sign
construction or installation work by the tenant or it’s contractors.
5. Erection. The tenant’s sign company shall completely erect and connect,
including all wiring, the subject sign in accordance with these criteria.
H. NO ASSURANCES
1. The tenant technology is that the landlord gives no assurances that assigned
approved by the landlord which is in accordance with the provisions of these
criteria will be acceptable to the city of Menifee.
2. The tenant shall be solely responsible for bringing it sign into compliance
with all local rules and ordinances.
3
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional
Use Permit No.PLN20-0359 and Sign Program No.PLN19-0046
Item Page Number:224
I. TEMPORARY SIGNS
a. Unless exempt from permit, all temporary on-site commercial signs shall
require a temporary sign permit prior to placement.
b. All temporary signs including, but not limited to, signs for grand openings,
special events, special product sales shall be subject to restrictions listed in
Table 9.220.140-1 below.
b. Time Duration: Generally, display periods for on-site commercial signs shall be
limited to a maximum of 90 days per calendar year, and a maximum of 45
consecutive days. Longer durations may be permitted under a conditional use
permit.
c. Location: Temporary signs shall be located on or in close proximity to the use
identified.
d. Concise standards governing materials, mounting heights, colors, and graphic
format shall be prepared through the implementation of the Specific Plan, such as
CC&R’s.
e. Temporary signs shall be non-illuminated.
4
SIGN CRITERIA
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional
Use Permit No.PLN20-0359 and Sign Program No.PLN19-0046
Item Page Number:225
5
BUILDING3
Site Plan
Scale 3/32” = 1’-0”
N
SIGNAGE LOCATION KEY/MAP DATA
Plan View B Plan View A
1A
BU
I
L
D
I
N
G
2
BUILDING 1
BUILDING 7
BUILDING 6
BU
I
L
D
I
N
G
4
NEWPORT ROAD
EV
AN
S
R
O
AD
BUILDING
5
PROPERTY LINECURB FACE
15’
setback from
drive aisle
20’ setback
from curbface
15’ setbackfrom drive aisle
8’ setback
from ROW1B
2
25’
setback from
curbface &
ROW
BL
D
G
3
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional
Use Permit No.PLN20-0359 and Sign Program No.PLN19-0046
Item Page Number:226
ENLARGED LOCATION PLAN Site Plan
Scale: 1/4” = 1’0”
6
20’ setback
from curbface
8’ setback
from ROW
1B
Plan View A - Shared Monuments
15’ setbackfrom drive aisle Landscaped
Planter
2
Landscaped
Planter
8’-0”
Setback
from ROW 8’-0”
Setback
from ROW
8’-0”
Setback
from ROW
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional
Use Permit No.PLN20-0359 and Sign Program No.PLN19-0046
Item Page Number:227
ENLARGED LOCATION PLAN
Site Plan
Scale: 1/4” = 1’0”
Plan View B - Shared Monument
7
1A
25’
setback from
curbface &
ROW
15’
setback from
drive aisle
Landscaped
Planter
BU
I
L
D
I
N
G
2
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional
Use Permit No.PLN20-0359 and Sign Program No.PLN19-0046
Item Page Number:228
15
"
9'
-
0
"
Monument Sign - Multi-Tenant Detail
Scale 1/2" = 1' 0"
Double faced monument sign. All background colors to match.
Internal illumination with Sloan Box LEDs.
Max 8’ Height
Max 48 sf Sign Area
5.33’ x 6.75” Sign Area = 36 sf
1.25 x 7’ Center Name Area = 8.75 sf
1
5’
-
4
”
10
”
16”
36”
30”
EndView
7'
-
4
"
TENANT MONUMENT SIGN 1
2”
20”
SIDE A
SIDE B
NEWPORT POINTENEWPORT POINTE
6-9”
2”
3”
8’-4”
5’-4”
5’-10”
1'
-
0
"
7'-0"
8'-6"
TENANT NAME
TENANT NAME
TENANT NAME
TENANT NAME
TENANT NAME
TENANT NAME
TENANT NAME
TENANT NAME
10
”
NEWPORT POINTENEWPORT POINTE
TENANT NAME
TENANT NAME
TENANT NAME
TENANT NAME
TENANT NAMETENANT NAME
TENANT NAMETENANT NAME
10” x 72”
Maximum
copy area
8
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional
Use Permit No.PLN20-0359 and Sign Program No.PLN19-0046
Item Page Number:229
P/S
2” Angle frame
Poured in place concrete base clad with stone veneer (by GC)
installed with 3/4” x 24” J-bolts (4 total)
6” OD Std Steel pipe /steel match plate
to fit over anchor bolts
Conduit stub with 120V Circuit provided
by GC
120V Power Supply with disconnect Switch
White LED illlumination
Double sided Sloan Box LEDs
1/2” thick milk white push thru
header graphics
Tenant Copy:
Translucent Vinyl applied over
3/16 milk white acrylic panels
(Vinyl color subject tolandlord approval).
P/S
Fabricated aluminum fin dividers
6” DIA., t=0.216”
Connection Detail
Not To Scale
Section Detail
Scale 1/2 = 1' 0"
Internal Sign 1 Monument Detail
Scale 1/2" = 1' 0"
Grade
9
TENANT MONUMENT SIGN SECTION DETAIL
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional
Use Permit No.PLN20-0359 and Sign Program No.PLN19-0046
Item Page Number:230
CORNER MONUMENT WALL 2
Newport Pointe Shopping Center
Project Entry ID Sign Detail
Scale 1/4 = 1' 0"
Singlefaced entry wall with project stone and concrete cap elements. Ledge mount internally illuminated project ID channel letters. Interchangeable aluminum
tenant face panels with LED halo perimeter lighting; white push thru acrylic graphics, and internal illumination with Sloan Box LEDs.
Max 7’ Height
Max width 25’-0”
2
8’-3”
12’-9”
25'-0"
NEWPORT POINTENEWPORT POINTE12
”
15’-6”
10
Plan View
Scale 1/4" = 1' 0"
Cascading Water Fountain
Standing Project ID Letters
Interchangeable
Tenant Panels
Concrete Cap
Painted Plaster Finish
Cascading Water Fountain
Stone Veneer per Project
Finish Schedule
TENANTTENANT TENANTTENANT
12
”
5’
-
0
”
6’
-
0
”
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional
Use Permit No.PLN20-0359 and Sign Program No.PLN19-0046
Item Page Number:231
CORNER MONUMENT WALL 2
Newport Pointe Shopping Center
Section Detail
Scale 1/2” = 1' 0"
Center ID Sign
Concrete Cap
Stone per project specications
Pump
(hidden in submerged vault)
Interchangeable Tenant Panel
Fountain Wall Cap
Tiles top and bottom
Poured in place concrete base
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional
Use Permit No.PLN20-0359 and Sign Program No.PLN19-0046
Item Page Number:232
NEWPORT POINTENEWPORT POINTE
NEWPORT POINTENEWPORT POINTE
NEWPORT POINTE NEWPORT POINTE
Conduit with 120V Circuit provided
Backside of corner wall
Exposed Plaster Wall with cabinet recesses,
EMT pass-thru for low voltage wire
11
”
CA
B
I
N
E
T
S
I
Z
E
Expansion fasteners
into concrete wall
Fabricated 1/8” aluminum
face panel with 1” returns,
and with 1/2” thk milk white
push thru copy
Recessed cabinet mounted
ush to concrete wall
Section Detail
Scale 1 1/2” = 1' 0"
GEMS white 4100K LED
Low voltage leads
GEMS white 4100K LED halo @
perimeter edge of cabinet
4” x 4” waterproof Jbox with120V Circuit at backside entry wall
J/B
1/2” EMT/low voltage wire to each cabinet Openings at front of monument wall
GEPS 100W Power supply with low voltage
wire to channel letters
Internal Project Entry ID Sign Detail
Scale 1/4 = 1' 0"
Project Entry ID Front Side
Project Entry ID Back Side 1/2” EMT Wire Chase
to Jbox w/low voltage wire
P/S
2”
GEPS 100W Power supply
1"
Cast in place concrete with
painted plaster finish
Stone Veneer per project finish schedule
Concrete Cap per project finish schedule
5"
12
”
12
”
FACE
S
I
Z
E
P/S
P/S
5” deep fabricated aluminum
facelit channel letters
L-shaped comb riveted to letter backs
GEMS white 4100K LED’s
.09 fabricated aluminum
wireway with ush .09 lid,
countersunk screws
Expansion fasteners
into concrete wall
3/16” milk white acrylic faces
with 3/4” white trimcap
1 1/2”
1 1
/
2
”
.09 fabricated aluminum
wireway with low voltage wire
1/2” EMT Wire Chase to
power supply w/low voltage wire
1"
J/B
11
CORNER MONUMENT WALL SECTION DETAIL
TENANT TENANT
P/S P/S
Fountain Pump in submerged vault
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional
Use Permit No.PLN20-0359 and Sign Program No.PLN19-0046
Item Page Number:233
1/
2
"
P L E X F A C E D C H A N N E L
S E C T I O N D E T A I L - U L L I S T E D
TYPICAL CHANNEL LETTER SECTION DETAIL
1.
2.
4.
5.
6.
3.
5"
7.
8.
1. Remote Transformer With Disconnect Switch (Location TBD)
2. Incoming Dedicated Primary Circuit (By Others)
3. 14g Low Voltage cable
4. LED Modules
5. 3/16” Plexiglas face with 3/4” trim cap and screws painted to
match returns.
6. 5” Deep Aluminum Channel Letter
7. #10 Screws and shields with 1/2” spacers painted to match
storefront (TYP 3 Per Letter)
8.
9. Existing Storefront
12
Backing Panel (optional)
9.
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional
Use Permit No.PLN20-0359 and Sign Program No.PLN19-0046
Item Page Number:234
Building 1 South Elevation
Scale 1/32" = 1' 0"
13
BUILDING 1 ELEVATIONS
Building 1 North Elevation
Scale 1/32" = 1' 0"
Building 1 West Elevation
Scale 1/32" = 1' 0"
Building 1 East Elevation
Scale 1/32" = 1' 0"
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional
Use Permit No.PLN20-0359 and Sign Program No.PLN19-0046
Item Page Number:235
Building 2 East Elevation
Scale 1/32" = 1' 0"
Building 2 North Elevation
Scale 1/32" = 1' 0"
Building 2 West Elevation
Scale 1/32" = 1' 0"
Building 2 South Elevation
Scale 1/32" = 1' 0"
14
BUILDING 2 ELEVATIONS
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional
Use Permit No.PLN20-0359 and Sign Program No.PLN19-0046
Item Page Number:236
Building 3 West Elevation
Scale 1/16" = 1' 0"
Building 3 North Elevation
Scale 1/16" = 1' 0"
Building 3 East Elevation
Scale 1/16" = 1' 0"
Building 3 South Elevation
Scale 1/16" = 1' 0"
BUILDING 3 ELEVATIONS
15
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional
Use Permit No.PLN20-0359 and Sign Program No.PLN19-0046
Item Page Number:237
Building 4 South Elevation
Scale 1/32" = 1' 0"
Building 4 West Elevation
Scale 1/32" = 1' 0"
Building 4 East Elevation
Scale 1/32" = 1' 0"
Building 4 North Elevation
Scale 1/32" = 1' 0"
16
BUILDING 4 ELEVATIONS
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional
Use Permit No.PLN20-0359 and Sign Program No.PLN19-0046
Item Page Number:238
Building 5 North Elevation
Scale 1/16" = 1' 0"
Building 5 West Elevation
Scale 1/16" = 1' 0"
Building 5 East Elevation
Scale 1/16" = 1' 0"
Building 5 South Elevation
Scale 1/16 = 1' 0"
17
BUILDING 5 ELEVATIONS
BUILDING-5
NOTE: Multi-Tenant Buildings are restricted to one (1) sign per tenant
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional
Use Permit No.PLN20-0359 and Sign Program No.PLN19-0046
Item Page Number:239
Building 6 North Elevation
Scale 1/32" = 1' 0"
Building 6 East Elevation
Scale 1/32" = 1' 0"
Building 6 West Elevation
Scale 1/32" = 1' 0"
Building 6 South Elevation
Scale 1/32" = 1' 0"
18
BUILDING 6 ELEVATIONS
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional
Use Permit No.PLN20-0359 and Sign Program No.PLN19-0046
Item Page Number:240
Building 7 West Elevation
Scale 1/32" = 1' 0"
Building 7 South Elevation
Scale 1/32" = 1' 0"
Building 7 East Elevation
Scale 1/32" = 1' 0"
Building 7 North Elevation
Scale 1/32" = 1' 0"
19
BUILDING 7 ELEVATIONS
BUILDING-7 Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional
Use Permit No.PLN20-0359 and Sign Program No.PLN19-0046
Item Page Number:241
Concrete PavingFinish: Medium Broom, Saw Cut7Color: Natural GrayMetal Trellis8Color: De 6131 Teddy Bear, Dunn EdwardsMetal CanopyColor: De 6384 Iron Fixture, Dunn Edwards4Wall Lattice9Wall Mounted, PaintedMetal Louver13Material: AluminumPlasterFinish: Smooth Trowel / Sand FinishBy: Highland Stucco1Paint: De6384 Iron FixtureaBy: Dunn EdwardsPaint: De6060 Twilight TaupeeBy: Dunn EdwardsPaint: De6375 Castle RockbBy: Dunn EdwardsPaint: Dec791 Cloud fBy: Dunn EdwardsPaint: De5257 Fall FoliagecBy: Dunn EdwardsPaint: De6389 Fallen RockgBy: Dunn EdwardsPaint: Det627 Pewter PatterdBy: Dunn EdwardsPaint: De 6376 Looking GlasshBy: Dunn EdwardsPaint: De 6041 Missing LinkjBy: Dunn EdwardsPaint: Dea105 Cherry BomblBy: Dunn EdwardsPaint: De 5374 Almond CookiekBy: Dunn EdwardsPaint: Det 647 Trade WindsmBy: Dunn EdwardsMasonry BaseModel: Longitude 24 ( 12”x24”)Color: Silent Gray3By: El Dorado Stone Or EqualPedestrian Lights Model: Large Metro Led Pole LightTops: Cone (straight Arm)Pole: Pa1 Series ( Black)Color: Black5By:intrigue LightingWall SconceModel: Metro Led Wall MountColor: Black6aBy: Intrigue LightingWall SconceModel: Buxw9-ledColor: Satin Black6bBy: Lightway IndustriesWall Sconce - Service DoorsModel: Pdsw-5-ledColor: Satin Black6CBY: LIGHTWAY INDUSTRIESFabric AwningColor: BlackBy: Sunbrella Or Equal12Storefront W/ GlassColor: BlackGlass: 1” Clear Float Glass2CorniceFinish: Painted10Metal AwningColor: To Match Trellis11
FINISH SCHEDULE
19
20
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional
Use Permit No.PLN20-0359 and Sign Program No.PLN19-0046
Item Page Number:242
NOTICE OF PUBLIC HEARING
AND
INTENT TO ADOPT A MITIGATED NEGATIVE DECLARATION
TIME OF HEARING: 6:00 p.m. or as soon as possible thereafter.
DATE OF HEARING: July 14, 2021
PLACE OF HEARING: MENIFEE CITY COUNCIL CHAMBERS
29844 HAUN ROAD MENIFEE, CA 92586
Note: To confirm means and methods for participation, see the agenda, which will be posted at
least 72 hours prior to the meeting at: https://www.cityofmenifee.us/agendas
A PUBLIC HEARING has been scheduled, pursuant to the City of Menifee Municipal Code, before the CITY OF MENIFEE PLANNING COMMISSION to consider the project shown below: Project Title: “Newport Pointe Commercial Center” Conditional Use Permit No. PLN19-0044, Plot Plan No. PLN19-0045, Parcel Map No. PLN19-0047, Minor Conditional Use Permit No. PLN20-0359 and Sign Program No. PLN19-0046 Project Location:
The subject site is located in the Newport Estates Specific Plan No. 140 (SP #140).
More specifically, the project site is located at the southwest corner of Newport Road and Evans Road (APN: 360-020-051). General Plan Land Use and Zoning: General Plan: Specific Plan (Newport Estates Specific Plan No. 140) Zoning: Specific Plan (Newport Estates Specific Plan No. 140, Planning Area 7
The Planning Commission will consider the following project at a public hearing:
Conditional Use Permit No. PLN19-0044 and Plot Plan No. PLN10-0045 proposes the development of a
commercial center at the southwest corner of Newport Road and Evans Road on an approximate 11.14-acre site. The project proposes seven (7) buildings totaling approximately 84,211 square feet and 415 parking stalls. More specifically, the breakdown of building square footage and use information is as follows:
1. Building 1 (Grocery with Off-site Alcohol Sales) – 18,041 square feet. 2. Building 2 (Drive-thru Carwashi) – 4,010 square feet. 3. Building 3 (Drive-thru restaurant) – 1,800 square feet.
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:243
4. Building 4 (Restaurant/Retail) – 7,360 square feet. 5. Building 5 (Restaurant/Retail) – 3,010 square feet.
6. Building 6 (Daycare) – 9,990 square feet. 7. Building 7 (Gym/Fitness) – 40,000 square feet.
Proposed access into the site would be via three (3) driveways located off Newport Road and a single
driveway located off Evans Road.
Parcel Map PLN19-0047 proposes to subdivide 11.14 acres into 6 commercial parcels and one lettered lot that range in size from 0.30 acres to 3.47 acres. Minor Conditional Use Permit No. PLN20-0359 proposes off-site alcohol sales (Type 21 license) and Public Convenience and Necessity findings for Building 1 (grocery) of the project. Sign Program No. PLN19-0046 proposes a master sign program for the Newport Pointe Commercial development including regulations for free-standing and wall mounted signage. Environmental Information: The City of Menifee Community Development Department has determined that the above project will not have a significant effect on the environment and has recommended adoption of a Mitigated Negative Declaration. The Menifee Planning Commission will consider the proposed project and the proposed Mitigated Negative Declaration along with the Mitigation Monitoring and Reporting Program (MMRP),
at the public hearing. In addition, the project site is not included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 (California Department of Toxic Substances Control list of various hazardous sites). Public Review Period: The IS/MND is being circulated for a 20-day review period pursuant to State law. The public review period will start on June 19, 2021 and close on July 9, 2021. All comments on the IS/MND
must be submitted in writing to the address or e-mail provided below and received no later than 5:00 PM Monday, July 9, 2021. The IS/MND can be found at the following web address: http://www.cityofmenifee.us/325/Environmental-Notices-Documents. Any person wishing to comment on the proposed project may do so in writing between the date of this notice and the public hearing and be heard at the time and place noted above. All comments must be received prior to the time of public hearing. All such comments will be submitted to the Planning Commission, and the Planning Commission will consider such comments, in addition to any oral testimony, before making a decision on the proposed project. If this project is challenged in court, the issues may be limited to those raised at the public hearing, described in this notice, or in written correspondence delivered to the Planning Commission at, or prior to, the public hearing. Be advised that as a result of public hearings and comment, the Planning Commission may amend, in whole or in part, the proposed project. Accordingly, the designations, development standards, design or improvements, or any properties or lands within the boundaries of the proposed project, may be changed in a way other than specifically proposed. For further information regarding this project, please contact Tamara Harrison, at (951) 723-3743 or e-mail
tharrison@cityofmenifee.us, or go to the City of Menifee’s agenda web page at http://www.cityofmenifee.us. To view the case file for the proposed project contact the Community Development Department office at (951) 672-6777 Monday through Friday, from 8:00 A.M. to 5:00 P.M. Please send all written correspondence to:
CITY OF MENIFEE COMMUNITY DEVELOPMENT DEPARTMENT
Attn: Tamara Harrison, Senior Planner 29844 Haun Road Menifee, CA 92586
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:244
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:245
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:246
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:247
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:248
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:249
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:250
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:251
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:252
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:253
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:254
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:255
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:256
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:257
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:258
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:259
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:260
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:261
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:262
Southern California Edison Attn: Mindi De La Torre/ CEQA 26100 Menifee Rd. Menifee, CA 92585
Riverside County Transportation Commission Attn: Cathy Bechtel, Project Development Director/ CEQA P.O. Box 12008 Riverside, CA 92502-2208
Southern California Edison
Attn: Josh Thiel-Tract Supervisor/ CEQA 24487 Prielipp Drive Wildomar, CA 92595
Verizon California CEQA 9 South 4th Street Redlands, CA 92373
Eastern Municipal Water District
Attn: Rebecca Tibayan/ CEQA P.O. Box 8300 Perris, CA 92572-8300
Southern California Edison Third Party Environmental Review/CEQA 2244 Walnut Grove Avenue, Quad 4C 472A Rosemead, CA 91770
Santa Ana Regional Water Quality Control Board CEQA 3737 Main Street, Suite 500 Riverside, CA 92501
Romoland School District CEQA 25900 Leon Road Homeland, CA 92548
Pechanga Band of Mission Indians Attn: Ebru Ozdil, Cultural Analyst/CEQA P.O. Box 2183 Temecula, CA 92592
South Coast Air Quality Management District: CEQA IGR 21865 Copley Drive Diamond Bar, CA 91765
Riverside County Dept. of Environmental Health Attn: CEQA 3880 Lemon St. 2nd Floor Suite 200 Riverside, CA 92501
Soboba Band of Luiseño Indians CEQA P.O. Box 487 San Jacinto, CA 92581
California Council of the Blind CEQA 1510 J. Street, Suite 125 Sacramento, CA 95814
Riverside Transit Agency Mauricio Alvarez, MBA/ CEQA 1825 3rd Street Riverside, CA 92507
The Gas Company CEQA 527 N. San Jacinto Street Hemet, CA 92543
California Council for the Blind Donna Pomerantz/ CEQA 1115 Cordova Street Pasadena, CA 91106
California Department of Trans. Dist. 8 Attn: Rosa Clark/ CEQA 464 West 4th Street San Bernardino, CA 92401
Perris Union High School District Attn: Candace Reines/ CEQA 155 East Fourth Street Perris, CA 92570
CA Dept. of Alcoholic Beverage Control CEQA 3737 Main Street, Suite 900 Riverside, CA 92501
Lozeau Drury LLP Richard Drury, Komalpreet Toor & Stacey Oborne 1939 Harrison Street, Suite 150 Oakland, CA 94612
Menifee Valley Historical Assoc. Attn: Barbara Spencer/ CEQA 33751 Zeiders Road Menifee, CA 92584
Valley-Wide Recreation and Park District James Salvador, Executive Assistant/ CEQA P.O. Box 907 San Jacinto, CA 92581
Rincon Band of Luiseno Indians c/o Cheryl Madrigal One Government Center Lane Valley Center, CA 92082
Pechanga Band of Luiseno Indians c/o Ebru Ozdil PO Box 2183 Temecula, CA 92593
Occupant 26015 Newport Road Menifee, CA 92584 Occupant 26025 Newport Road, Suite A Menifee, CA 92584 Occupant 26025 Newport Road, Suite B Menifee, CA 92584
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:263
Occupant 26025 Newport Road, Suite C Menifee, CA 92584 Occupant 26025 Newport Road, Suite D Menifee, CA 92584 Sun City 30242 Esperanza Rancho Santa Margarita, CA 92688
Sun City Fuels Co., Inc. 29950 Murrieta Road Menifee, CA 92586 DMSD Prop 41760 Ivy Street #201 Murrieta, CA 92562 Tommy’s Car Wash 30015 Winterhawk Road Menifee, CA 92586
Cal Cruz 34193 Camelina Street Lake Elsinore, CA 92532 MV Prop 8548 Utica Avenue Rancho Cucamonga, CA 91730 Fast Tire & Auto Service 30027 Winterhawk Road Menifee, CA 92584
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:264
Item Title: 9.1 “Newport Pointe Commercial Center” - Conditional Use Permit No. PLN19-0044, Plot Plan No. PLN19-0045, Parcel Map No. PLN19-0047, Minor Conditional Use Permit No. PLN20-0359 and Sign Program No. PLN19-0046Item Page Number: 265
CITY OF MENIFEE
Community Development Department
Cheryl Kitzerow – Community Development Director
Notice of Determination
TO:
Office of Planning and Research (OPR)
P.O. Box 3044
Sacramento, CA 95812-3044
County Clerk
County of Riverside
2720 Gateway Drive, Riverside, CA 92507
FROM:
Lead Agency: City of Menifee
Community Development Department
Address: 29844 Haun Road
Menifee, CA 92586
Contact Person: Tamara Harrison, Senior Planner
Phone Number: 951-723-3743
SUBJECT: Filing of Notice of Determination in Compliance with Section 21152 of the California Public Resources
Code.
State Clearinghouse Number (if submitted to State Clearinghouse): N/A
Project Title: “Newport Pointe Commercial Center” Conditional Use Permit No. PLN19-0044, Plot Plan No. PLN19-0045,
Parcel Map No. PLN19-0047, Minor Conditional Use Permit No. PLN20-0359 and Sign Program No. PLN19-0046
Project Applicant: Salim Development (Attn: Scott Yorkison), 4740 Green River, Suite #304, Corona, CA 92880, Phone:
818-378-2004
Project Location: The subject site is located in the Newport Estates Specific Plan No. 140 (SP #140). More specifically,
the project site is located at the southwest corner of Newport Road and Evans Road (APN: 360-020-051).
Project Description: Conditional Use Permit No. PLN19-0044 and Plot Plan No. PLN10-0045 proposes the
development of a commercial center at the southwest corner of Newport Road and Evans Road on an approximate 11.14-
acre site. The project proposes seven (7) buildings totaling approximately 84,211 square feet and 415 parking stalls. More
specifically, the breakdown of building square footage and use information is as follows:
1. Building 1 (Grocery with Off-site Alcohol Sales) – 18,041 square feet.
2. Building 2 (Drive-thru Carwashi) – 4,010 square feet.
3. Building 3 (Drive-thru restaurant) – 1,800 square feet.
4. Building 4 (Restaurant/Retail) – 7,360 square feet.
5. Building 5 (Restaurant/Retail) – 3,010 square feet.
6. Building 6 (Daycare) – 9,990 square feet.
7. Building 7 (Gym/Fitness) – 40,000 square feet.
Proposed access into the site would be via three (3) driveways located off Newport Road and a single driveway located
off Evans Road.
Parcel Map PLN19-0047 proposes to subdivide 11.14 acres into 6 commercial parcels and one lettered lot that range in
size from 0.30 acres to 3.47 acres.
Minor Conditional Use Permit No. PLN20-0359 proposes off-site alcohol sales (Type 21 license) and Public
Convenience and Necessity findings for Building 1 (grocery) of the project.
Sign Program No. PLN19-0046 proposes a master sign program for the Newport Pointe Commercial development
including regulations for free-standing and wall mounted signage.
This is to advise that the City of Menifee Planning Commission, as the lead agency, has approved the above-referenced
project on July 14, 2021, and has made the following determinations regarding the above described project:
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:266
NOTICE OF DETERMINATION
Page 2
1. The project will not have a significant effect on the environment.
2. A Mitigated Negative Declaration was prepared for the project pursuant to the provisions of the CEQA.
3. Mitigation measures were made a condition of the approval of the project.
4 A Mitigation Monitoring and Reporting Plan/Program was adopted for this project.
5. A Statement of Overriding Considerations was not adopted for the project.
6. Findings were made pursuant to the provisions of CEQA.
This is to certify that the Mitigated Negative Declaration and record of project approval is available to the general public at
the City of Menifee Community Development Department, 29844 Haun Road, Menifee, CA 92586.
Sarah A. Manwaring, Menifee City Clerk
Signature Title Date
Date Received for Filing and Posting at OPR:
CDFW fees of $2,480.25 and County filing fee of $50.00 are applicable for this project.
FOR COUNTY CLERK’S USE ONLY
Item Title:9.1 “Newport Pointe Commercial Center”-Conditional Use Permit No.PLN19-0044,Plot Plan No.
PLN19-0045,Parcel Map No.PLN19-0047,Minor Conditional Use Permit No.PLN20-0359 and Sign Program No.
PLN19-0046
Item Page Number:267
CITY OF MENIFEE
SUBJECT: Discussion of Service Stations, Car Wash Businesses and
Drive-thru Restaurants
MEETING DATE: July 14, 2021
TO: Planning Commission
PREPARED BY: Orlando Hernandez, Planning Manager
REVIEWED BY: Cheryl Kitzerow, Community Development Director
APPROVED BY: Cheryl Kitzerow, Community Development Director
--------------------------------------------------------------------------------------------------------
RECOMMENDED ACTION
1. Review the report and provide direction to staff as it relates to service stations, car wash
businesses and drive-thru restaurant projects in the city.
DISCUSSION
At a regular Planning Commission meeting, the Planning Commission requested staff bring
forward at a future meeting a discussion related to development proposals for service stations,
car wash businesses and drive-thru restaurants in the City related to the following topics of
concern:
- Number and location of existing businesses in the City.
- Location of proposed businesses in the City.
- Zoning districts that would allow these types of uses.
Service/gas stations is a service use that meets the needs of the residents and travelers of the
City. There is a public benefit of providing convenient locations with a reasonable distance to
home or work to the residents. Currently, there are a total of 12 active service stations, five
under construction, two recently approved and two in the pre-application stage process. If all of
them get constructed, the City would have a total of 21, which is approximately 0.42 service
stations per square mile. As a point of reference, the City of Rancho Cucamonga recently went
through the same analysis, and they have approximately 0.69 service stations per square mile.
Car wash establishments are built with three different concepts: 1) full service – vehicle wash,
vacuum and auto detailed is provided by the business; 2) express car wash – customer drives
vehicle through wash tunnel and the vacuum is done by the customer; 3) automatic car wash –
these are usually in conjunction with a gas station. Currently, there is only one full-service car
Item Title:10.1 Discussion of Service Stations,Car Wash Businesses and Drive-thru Restaurants
Item Page Number:1
City of Menifee Planning Commission
Discussion of Service Stations, Car Wash Businesses and Drive-thru Restaurants
July 14, 2021
Page 2 of 2
5
7
9
wash, three express car washes and five operating concurrently with a gas station with an
additional seven under construction.
In regard to drive-thru restaurants, there are a total of 25 in operation and ten under
construction throughout the City.
When reviewing this type of uses, it has become increasingly important to consider surrounding
uses and compatibility. Following are some points to consider when reviewing the uses:
1. General Plan and Development Code
2. Operational Impacts
3. Public Safety
Staff prepared a map that shows the location of all of the establishments. The map indicates
that most of the businesses are located along commercial corridors, more specifically along
Newport Road, McCall Boulevard, and Highway 74.
ATTACHMENTS
1. Gas Station, Car Wash and Drive-thru Restaurant Map
Item Title:10.1 Discussion of Service Stations,Car Wash Businesses and Drive-thru Restaurants
Item Page Number:2
Item Title:10.1 Discussion of Service Stations,Car Wash Businesses and Drive-thru Restaurants
Item Page Number:3