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2021-10-13 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, October 13, 2021
6:00 PM Regular Meeting
Cheryl Kitzerow, Director
Stephanie Roseen, Clerk
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.
7. APPROVAL OF MINUTES
7.1 September 22, 2021 Minutes
8. CONSENT CALENDAR NONE
9. PUBLIC HEARING ITEMS
9.1 Plot Plan No. PLN 200273, Conditional Use Permit No. PLN 200272, Public
Convenience and Necessity No. PLN 210211 and Tentative Parcel Map No. PLN 20
0275 (“Crossroads”)
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 Resolution approving Plot Plan No. PLN 200273 subject to the
attached conditions of approval and based upon the findings and conclusions
incorporated in the staff report; and
4. Adopt a Resolution approving Conditional Use Permit No. PLN 200272 subject
to the attached conditions of approval and based upon the findings and
conclusions incorporated in the staff report; and
5. Adopt a Resolution approving Public Convenience and Necessity No. PLN 21
0211 subject to the attached conditions of approval and based upon the findings
and conclusions incorporated in the staff report; and
6. Adopt a Resolution approving Tentative Parcel Map No. PLN 200275 subject to
the attached conditions of approval and based upon the findings and
conclusions incorporated in the staff report.
9.2 “Popeyes Restaurant” Conditional Use Permit No. PLN200347 and Plot Plan No.
PLN200348
RECOMMENDED ACTION
1. Conduct a Public Hearing; and
2. Adopt a Resolution approving Plot Plan No. PLN200348, subject to the
Conditions of Approval; and
3. Adopt a Resolution approving Conditional Use Permit No. PLN200347, subject
to the Conditions of Approval.
10. DISCUSSION ITEMS
10.1 Planning Commission 2021 Meeting Schedule
RECOMMENDED ACTION
1. Discuss the upcoming Planning Commission meeting schedule for 2021 and
provide direction to staff on upcoming cancellations.
11. COMMUNITY DEVELOPMENT DIRECTOR COMMENTS
12. COMMISSIONER REPORTS ON COMMITTEE ACTIVITIES
13. FUTURE AGENDA REQUESTS FROM PLANNING COMMISSIONERS
14.ADJOURN
City of Menifee Planning Commission
October 13,2021
Page 1 of 748
City Council Chambers29844 Haun RoadMenifee, CA 92586Benjamin Diederich, Chair Randy Madrid, ViceChair Jeff LaDue, CommissionerChris Thomas, CommissionerDavid White, Commissioner AGENDA City of Menifee Planning Commission Regular Meeting AgendaWednesday, October 13, 20216:00 PM Regular MeetingCheryl Kitzerow, DirectorStephanie Roseen, ClerkREGULAR 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.7. APPROVAL OF MINUTES 7.1 September 22, 2021 Minutes8. CONSENT CALENDAR NONE 9. PUBLIC HEARING ITEMS 9.1 Plot Plan No. PLN 200273, Conditional Use Permit No. PLN 200272, PublicConvenience and Necessity No. PLN 210211 and Tentative Parcel Map No. PLN 20
0275 (“Crossroads”)
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 Resolution approving Plot Plan No. PLN 200273 subject to the
attached conditions of approval and based upon the findings and conclusions
incorporated in the staff report; and
4. Adopt a Resolution approving Conditional Use Permit No. PLN 200272 subject
to the attached conditions of approval and based upon the findings and
conclusions incorporated in the staff report; and
5. Adopt a Resolution approving Public Convenience and Necessity No. PLN 21
0211 subject to the attached conditions of approval and based upon the findings
and conclusions incorporated in the staff report; and
6. Adopt a Resolution approving Tentative Parcel Map No. PLN 200275 subject to
the attached conditions of approval and based upon the findings and
conclusions incorporated in the staff report.
9.2 “Popeyes Restaurant” Conditional Use Permit No. PLN200347 and Plot Plan No.
PLN200348
RECOMMENDED ACTION
1. Conduct a Public Hearing; and
2. Adopt a Resolution approving Plot Plan No. PLN200348, subject to the
Conditions of Approval; and
3. Adopt a Resolution approving Conditional Use Permit No. PLN200347, subject
to the Conditions of Approval.
10. DISCUSSION ITEMS
10.1 Planning Commission 2021 Meeting Schedule
RECOMMENDED ACTION
1. Discuss the upcoming Planning Commission meeting schedule for 2021 and
provide direction to staff on upcoming cancellations.
11. COMMUNITY DEVELOPMENT DIRECTOR COMMENTS
12. COMMISSIONER REPORTS ON COMMITTEE ACTIVITIES
13. FUTURE AGENDA REQUESTS FROM PLANNING COMMISSIONERS
14.ADJOURN
City of Menifee Planning Commission
October 13,2021
Page 2 of 748
City of Menifee Planning Commission September 22, 2021
Page 1 of 3
City Council Chambers
29844 Haun Road
Menifee, CA 92586
Benjamin Diederich, Chair
Randy Madrid, Vice-Chair
Jeff LaDue, Commissioner
Chris Thomas, Commissioner
David White, Commissioner
MINUTES
Menifee Planning Commission
Regular Meeting Minutes
Wednesday, September 22, 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 6:05 PM.
2.ROLL CALL
Present: Benjamin Diederich, Jeff LaDue, Randy Madrid, Chris Thomas, David White
Absent: None
3.PLEDGE OF ALLEGIANCE
Travis Van Lighten led the flag salute.
4.PRESENTATIONS - NONE
5.AGENDA APPROVAL OR MODIFICATIONS
Deputy City Clerk Stephanie Roseen noted there were no modifications to the agenda but,
Item No. 9.1 would need to be continued to October 13, 2021. The agenda was approved
unanimously (5-0) with no modifications.
6.PUBLIC COMMENTS (NON-AGENDA ITEMS)
None.
7.APPROVAL OF MINUTES
7.1 August 25, 2021 Minutes
The minutes were approved unanimously (4-0-1, White abstained) with no
modifications.
8.CONSENT CALENDAR - NONE
Item Title:7.1 September 22,2021 Minutes
Item Page Number:1
City of Menifee Planning Commission September 22, 2021
Page 2 of 3
AYES: Diederich, LaDue, Madrid, Thomas, White
NAYS: None
RECUSE: None
9.PUBLIC HEARING ITEMS
9.1 “Popeyes Restaurant” Conditional Use Permit No. PLN20-0347 and Plot Plan No.
PLN20-0348
Due to posting requirements, Chair Diederich asked for a motion and a second to
continue the item to October 13, 2021.
ACTION
Continued the item to the October 13, 2021 Planning Commission meeting.
MOVER: Jeff LaDue
SECONDER: Randy Madrid
10.DISCUSSION ITEMS
10.1 Draft Multifamily Objective Design Standards Workshop
Community Development Director Cheryl Kitzerow introduced Senior Planner Doug
Darnell. Mr. Darnell introduced the item and city consultant Sheila Cedervall with
Placeworks. Mr. Darnell and Ms. Cedervall provided a presentation and reported on
the Objective Design Standards (ODS) overview; applicability; difference from Design
Guidelines; selected architectural styles; outreach feedback; and the City’s next steps.
The Commissioners asked questions of staff regarding criteria that must be met; CEQA
exemptions for affordable housing; Senate Bill 35 (SB 35); applicable parcels; design
standard requirement; and the administrative approval process.
11.COMMUNITY DEVELOPMENT DIRECTOR COMMENTS
Community Development Director Cheryl Kitzerow provided an update on the local
business openings and the Community Development Block Grant (CDBG) community
input meetings for the 2022-2027 plan years. Ms. Kitzerow also noted Menifee’s State of
the City would be held on October 21, 2021.
12.COMMISSIONER REPORTS ON COMMITTEE ACTIVITIES
None.
13.FUTURE AGENDA REQUESTS FROM PLANNING COMMISSIONERS
None.
Item Title:7.1 September 22,2021 Minutes
Item Page Number:2
City of Menifee Planning Commission September 22, 2021
Page 3 of 3
14.ADJOURN
Chair Diederich adjourned the meeting at 6:34 PM.
Stephanie Roseen, CMC
Deputy City Clerk
Item Title:7.1 September 22,2021 Minutes
Item Page Number:3
CITY OF MENIFEE
SUBJECT: Plot Plan No. PLN 20-0273, Conditional Use Permit No. PLN
20-0272, Public Convenience and Necessity No. PLN 21-
0211 and Tentative Parcel Map No. PLN 20-0275
(“Crossroads”)
MEETING DATE: October 13, 2021
TO: Planning Commission
PREPARED BY: Ryan Fowler, Principal Planner
REVIEWED BY: Cheryl Kitzerow, Community Development Director
APPROVED BY: Cheryl Kitzerow, Community Development Director
APPLICANT: Menifee Crossroads, LLC
--------------------------------------------------------------------------------------------------------
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 Resolution approving Plot Plan No. PLN 20-0273 subject to the attached conditions
of approval and based upon the findings and conclusions incorporated in the staff report; and
4.Adopt a Resolution approving Conditional Use Permit No. PLN 20-0272 subject to the
attached conditions of approval and based upon the findings and conclusions incorporated in
the staff report; and
5.Adopt a Resolution approving Public Convenience and Necessity No. PLN 21-0211 subject
to the attached conditions of approval and based upon the findings and conclusions
incorporated in the staff report; and
6.Adopt a Resolution approving Tentative Parcel Map No. PLN 20-0275 subject to the attached
conditions of approval and based upon the findings and conclusions incorporated in the staff
report.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:1
City of Menifee Planning Commission
“Crossroads”
October 13, 2021
Page 2 of 5
7
3
1
PROJECT DESCRIPTION
Plot Plan No. PLN 20-0273 proposes the construction and operation of a 103,274 sq. ft.
office/retail commercial center on an 8.61-net acre (9.02-gross acre) project site. The office/retail
commercial buildings consist of the following:
Major ‘A’ – 37,400 sq. ft. (specialty grocer)
Shops 1 – 8,200 sq. ft.
Shops 2 – 8,500 sq. ft. with drive-thru
Office/Retail – 7,750 sq. ft.
Office 2 – 36,924 sq. ft.
Pad A – 4,500 sq. ft. (restaurant)
The project proposes 404 onsite vehicle parking spaces.
Conditional Use Permit No. PLN 20-0272 proposes to allow the drive-thru for Shops 2.
Public Convenience and Necessity No. PLN 21-0211 is a proposal to allow for the sale of beer,
wine, and distilled spirits for off-premise consumption (Type 21 License) at the proposed Major A
(specialty grocer). The findings are required by the California Department of Alcoholic Beverages
Control (ABC) due to an overconcentration of alcohol licenses with the subject census tract.
Tentative Parcel Map No. PLN 20-0275 (TPM 37972) proposes a subdivision of 9.02 gross acres
into six (6) parcels. The parcels range in size from 0.77 to 2.68 acres. The subdivision also
includes dedications on Bradley Road and Park Avenue. The Tentative Parcel Map is needed to
create legal parcels allowing for the conveyance of ownership.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:2
City of Menifee Planning Commission
“Crossroads”
October 13, 2021
Page 3 of 5
7
3
1
LOCATION
The project site is located northeast of the intersection of Newport Road and Bradley Road within
the City of Menifee, County of Riverside, State of California (APNs 336-180-013 and -028).
BACKGROUND
Planning Commission Hearing – August 25, 2021
At the August 25, 2021 Planning Commission meeting, staff provided a presentation, public
comment was heard and the Planning Commission discussed the project. Five (5) members of
the public spoke, including Jeff Greenwald (owner and general manager of the Newport Plaza
which is located immediately to the west of the project site across Bradley Road), Matt Nelson of
Gresham Savage Nolan and Tilden (legal representative of the owner of the Newport Plaza), Tom
Powers (owner of Giovanni’s restaurant located within the Newport Plaza), Erica Tromley
(Coastline Equity, Property Manager for Newport Plaza), and Debbie Gable (resident). All spoke
in opposition to the raised median along Bradley Road included as part of the Project.
The Commissioners asked questions of staff regarding future tenants, the raised median, turning
lanes, truck routes, and the traffic analysis. However, the primary focus of the discussion was
regarding the raised median on Bradley Road. The Commission continued the public hearing to
allow staff to conduct further research and to identify alternatives that could potentially eliminate
the need for the raised median on Bradley Road or provide other means of access to the project
site and Newport Plaza.
The public hearing was continued to October 13, 2021 to provide the time to address the
Commission’s concerns.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:3
City of Menifee Planning Commission
“Crossroads”
October 13, 2021
Page 4 of 5
7
3
1
Project-Related Activity Following the Public Hearing
After the hearing, staff analyzed possible alternatives to the raised median. On September 9,
2021, Staff met with the applicant to discuss possible alternatives, however, based on staff’s prior
research and as a result of the discussions, it was evident the other possible alternatives were
technically infeasible, or created undesirable and/or unsafe traffic scenarios. Therefore, City staff
cannot support alternative improvements proposed by the Applicant and Urban Crossroads, the
Applicant’s traffic consultant - which all included eliminating the raised median and allowing full
access to Newport Plaza. The City has concerns that alternatives that eliminate the raised median
do not provide sufficient capacity to the intersection at Bradley Road and Newport Road to
accommodate the new traffic demands of the proposed Project.
The Traffic Study prepared by Urban Crossroads indicates that 63% of the inbound/outbound
traffic for the proposed Project will utilize Bradley Road between Newport Road and Driveway 2
of the Project. The proposal presented by the Applicant’s Traffic Engineer is essentially what
exists today and only changes the signal operation to split phasing to allow for dual southbound
left turns as required per the Traffic Study. The proposal doesn’t discuss the overall operational
efficiency of the traffic signal. The proposed alterative does not provide 2 northbound through
lanes on Bradley Road through the intersection of Newport Road, which will also restrict future
dual eastbound to northbound let-turn movements when required.
In addition, the alternative does not address the safety concerns of the cumulative traffic volumes
anticipated as a result of this project with the existing full access driveway on the west side of
Bradley Road just north of Newport Road. The storage capacity for southbound movements is
currently extending beyond the Newport Plaza full access driveway. With the additional traffic
volumes generated by the proposed Project, the condition will worsen and will not provide
adequate gaps in the southbound traffic flow to allow for safe left-turn movements into and out of
Newport Plaza.
In addition, the City Engineer, reached out to the owner and general manager of Newport Plaza
after the August 25th hearing to discuss the raised median. On September 30th staff received a
response and City staff met with the Newport Plaza representative on October 6th to discuss the
need for the raised median. At that meeting, staff discussed the reasons the raised median on
Bradley Road was necessary and how other alternatives were studied but found to not be viable
solutions. Staff also explained alternative routes trucks could take to make their deliveries to and
from Newport Plaza. The Newport Plaza representative expressed their continued opposition to
the project at the conclusion of that meeting.
It is staff’s recommendation that the raised median remain and be installed on Bradley Road as
currently proposed/required in order to restrict turning movements for Crossroads and Newport
Plaza to right-in and right-out only.
In addition, a memo has been prepared by the City Engineering Department (attached to this Staff
Report) which clarifies the routes that commercial delivery trucks could take to access Newport
Plaza. It confirms that these routes have sufficient capacity and are structurally able to
accommodate the small quantity of additional trucks that would utilize this route to access
Newport Plaza. It has been made part of the Final Initial Study/Mitigated Negative Declaration
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:4
City of Menifee Planning Commission
“Crossroads”
October 13, 2021
Page 5 of 5
7
3
1
and it provides clarification that impacts related to rerouting of traffic for trucks accessing Newport
Plaza would be less than significant.
DISCUSSION
Please see the attached August 25, 2021 Planning Commission Staff Report for additional project
information.
PUBLIC NOTICE
Public notices were distributed on July 29, 2021 for the August 25, 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. The proposed project was not
required to be re-noticed for the October 13, 2021 Planning Commission hearing, because the
project was continued to a date certain at the August 25, 2021 hearing. Please see the attached
labels and radius map located within the last few pages of the staff report package.
ATTACHMENTS
1. Staff Report – August 25, 2021 Planning Commission
2. Project Summary Table
3. Exhibits
4. Resolution – Initial Study/Mitigation Negative Declaration
5. Initial Study/Mitigated Negative Declaration
6. Mitigation Monitoring and Reporting Plan
7. Resolution - Plot Plan No. PLN 20-0273
8.Conditions of Approval - PP PLN 20-0273
9. Resolution - Conditional Use Permit No. PLN 20-0272
10. Conditions of Approval - CUP PLN 20-0272
11. Resolution – Public Convenience and Necessity No. PLN 21-0211
12. Resolution – Tentative Parcel Map No. PLN 20-0275
13. Conditions of Approval – TPM PLN 20-0275
14. Public Hearing Noticing Package
15. Letters from the Public
16. Responses to Gresham Savage Comment Letter
17. Memo to the Planning Commission Titled “Rim Creek Path”
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:5
CITY OF MENIFEE
SUBJECT: Plot Plan No. PLN 20-0273, Conditional Use Permit No. PLN
20-0272, Public Convenience and Necessity No. PLN 21-
0211 and Tentative Parcel Map No. PLN 20-0275
(“Crossroads”)
MEETING DATE: August 25, 2021
TO: Planning Commission
PREPARED BY: Ryan Fowler, Senior Planner
REVIEWED BY: Orlando Hernandez, Planning Manager
APPROVED BY: Cheryl Kitzerow, Community Development Director
APPLICANT: Menifee Crossroads, LLC
--------------------------------------------------------------------------------------------------------
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 Resolution approving Plot Plan No. PLN 20-0273 subject to the attached conditions
of approval and based upon the findings and conclusions incorporated in the staff report; and,
4.Adopt a Resolution approving Conditional Use Permit No. PLN 20-0272 subject to the
attached conditions of approval and based upon the findings and conclusions incorporated in
the staff report; and,
5.Adopt a Resolution approving Public Convenience and Necessity No. PLN 21-0211 based
upon the findings and conclusions incorporated in the staff report; and,
6.Adopt a Resolution approving Tentative Parcel Map No. PLN 20-0275 subject to the attached
conditions of approval and based upon the findings and conclusions incorporated in the staff
report.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:6
City of Menifee Planning Commission
PP No. PLN 20-0273, CUP No. PLN 20-0272, PC&N No. PLN 21-0211 and TPM No. PLN 20-
0275 (“Crossroads”)
August 25, 2021
Page 2 of 16
6
3
2
PROJECT DESCRIPTION
Plot Plan No. PLN 20-0273 proposes the construction and operation of a 103,274 sq. ft.
office/retail commercial center on an 8.61-net acre (9.02-gross acre) project site. The office/retail
commercial buildings consist of the following:
Major ‘A’ – 37,400 sq. ft. (specialty grocer)
Shops 1 – 8,200 sq. ft.
Shops 2 – 8,500 sq. ft. with drive-thru
Office/Retail – 7,750 sq. ft.
Office 2 – 36,924 sq. ft.
Pad A – 4,500 sq. ft. (restaurant)
The project proposes 404 onsite vehicle parking space.
Conditional Use Permit No. PLN 20-0272 proposes to allow the drive-thru for Shops 2.
Public Convenience and Necessity No. PLN 21-0211 is a proposal to allow for the sale of beer,
wine, and distilled spirits for off-premise consumption (Type 21 License) at the proposed Major A
(specialty grocer). The findings are required by the California Department of Alcoholic Beverages
Control (ABC) due to an overconcentration of alcohol licenses with the subject census tract.
Tentative Parcel Map No. PLN 20-0275 (TPM 37972) proposes a subdivision of 9.02 gross acres
into six (6) parcels. The parcels range in size from 0.77 to 2.68 acres. The subdivision also
includes dedications on Bradley Road and Park Avenue. The Tentative Parcel Map is needed to
create legal parcels allowing for the conveyance of ownership.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:7
City of Menifee Planning Commission
PP No. PLN 20-0273, CUP No. PLN 20-0272, PC&N No. PLN 21-0211 and TPM No. PLN 20-
0275 (“Crossroads”)
August 25, 2021
Page 3 of 16
6
3
2
PROJECT LOCATION
The project site is located northeast of the intersection of Newport Road and Bradley Road within
the City of Menifee, County of Riverside, State of California (APNs 336-180-013 and -028).
GENERAL PLAN/ZONING
General Plan
The project site is designated Economic Development Corridor – Newport Road (EDC-NR)
Subarea according to the City of Menifee General Plan. The Project and the properties situated
to the north, east, and some of the properties to the west of the project site share the same
General Plan designation (i.e., EDC-NR). Other properties to the west are designated
Public/Quasi Public Facilities (PF) and contain an existing place of worship. Properties to the
south are within the Cal Neva Specific Plan and are designated for commercial uses. The
proposed project is consistent with its General Plan land use designation and the designations of
the surrounding properties.
The proposed project will provide additional commercial opportunities for the existing surrounding
neighbors and the future population of the region.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:8
City of Menifee Planning Commission
PP No. PLN 20-0273, CUP No. PLN 20-0272, PC&N No. PLN 21-0211 and TPM No. PLN 20-
0275 (“Crossroads”)
August 25, 2021
Page 4 of 16
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Zoning
The Project site is zoned Economic Development Corridor – Newport Road (EDC-NR).
Surrounding zoning classifications include EDC-NR to the north, east, and west. Properties zoned
Public/Quasi Public Facilities are also located to the west. Properties to the south are within the
Cal Neva Specific Plan. These zoning classifications are all compatible with the zoning for the
Project site.
Within the EDC-NR subarea zone, general retail, professional offices, restaurants, and grocery
stores, which the project proposes, are permitted uses. Conditional Use Permit No. PLN 20-0272
is proposed alongside this Plot Plan and proposes to allow for the drive-thru at Shops 2. The
proposed alcohol sales within Major A does not require processing of a Conditional Use Permit,
but is rather a “permitted use”, because Major A is a grocery store and is in excess of 20,000
square feet. However, the alcohol sales require findings of Public Convenience and Necessity
(refer to discussion below).
Project Site
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:9
City of Menifee Planning Commission
PP No. PLN 20-0273, CUP No. PLN 20-0272, PC&N No. PLN 21-0211 and TPM No. PLN 20-
0275 (“Crossroads”)
August 25, 2021
Page 5 of 16
6
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DISCUSSION
Background
On November 13, 2006, Plot Plan (PP) No. 20487 (named “Bradley Paseo”) was approved by the
Riverside County Planning Director for this same project site. It included the development of 9
acres as a 78,442 square feet retail shopping center comprised of nine retail shell buildings, two
pad locations for drive-thru’s, and 432 parking spaces. PP No. 20487 was not diligently pursued
after its approval and, as such, the entitlement ultimately expired.
On October 8, 2020, the Applicant for the “Crossroads” project submitted the applications for
development of the project site.
Project Site
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:10
City of Menifee Planning Commission
PP No. PLN 20-0273, CUP No. PLN 20-0272, PC&N No. PLN 21-0211 and TPM No. PLN 20-
0275 (“Crossroads”)
August 25, 2021
Page 6 of 16
6
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Site Layout
The proposed commercial retail center contains a pedestrian-oriented collection of shops,
restaurants, a specialty grocer and offices interconnected by walkways and plazas. This attention
to usable public space provides visitors with opportunities for informal gathering and
indoor/outdoor dining. Multiple outdoor plazas, focal accent pieces (including public art), distinctive
paving, ornamental light fixtures, and shade trees mark the project as an attractive, comfortable
and vibrant place.
The layout of the plan focuses the retail shop buildings, grocer and restaurants within the
southerly, central and southeasterly portions of the project site away from residents to the
northeast. The plan locates the offices within the northerly portion of the site along Park Avenue
closest to the residents to the northeast. In addition, the loading docks for the specialty grocer
are hidden behind a screen wall and dense landscaping and the Office 2 and Retail/Office 1
buildings will further shield the docks from public views.
Phasing of the project is not proposed at this time; however, if phasing is contemplated at a later
date, it would require approval of a phasing plan per the project’s conditions of approval.
Circulation
Access to the project site is proposed via four (4) driveways: two (2) on Bradley Road; one (1) on
Newport Road; and one (1) on Park Avenue. Sidewalks and roadway improvements are existing
on Newport Road. However, sidewalks will be provided along the project frontages on Bradley
Road and Park Avenue, and right-of-way landscaping would be provided on all street frontages.
Bradley will be constructed to its ultimate half-section width. The required improvements will
include the construction and restriping for one additional northbound through lane, two-way left
turn pockets for access to the church driveway (opposite the project site) and the project site, and
an 8-foot bike lane. The project would include the construction of approximately 500 linear feet
of raised, hardscaped median on Bradley Road from Newport Road to the north. The median will
restrict access for the project’s southern Bradley driveway to right in/right out only. The median
would also allow for lengthening of the southbound left-turn pocket to 350 feet, which would
accommodate traffic volumes in accordance with the traffic impact study.
Due to the increased traffic generated by this project, and to protect public health and safety, the
existing Newport Plaza shopping center’s Bradley Road driveway will also be restricted to right
in/right out only.
Parking
According to the City of Menifee Development Code, parking for general retail and the
professional offices is calculated based on a parking ratio of 3 spaces/1,000 sq. ft. of gross floor
area. Based on this ratio, the minimum number of required parking spaces for the proposed
project is 310. There are a total of 404 parking spaces provided, including twenty-one (21) parking
spaces for persons with disabilities. Therefore, the project would far exceed its parking
requirement.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:11
City of Menifee Planning Commission
PP No. PLN 20-0273, CUP No. PLN 20-0272, PC&N No. PLN 21-0211 and TPM No. PLN 20-
0275 (“Crossroads”)
August 25, 2021
Page 7 of 16
6
3
2
Landscaping Plans
A total of 89,991 sq. ft. of landscape is proposed throughout the project site. The project is
required to provide landscaping of ten percent (10%) of the project site, which equates to
approximately 37,496 sq. ft. Therefore, the project far exceeds the minimal landscaping
requirement. The landscape design includes two rows of perimeter trees and building-adjacent
trees to soften the edges of the developments and the proposed buildings. In addition, the
landscape plans feature site amenities that coordinate and compliment the proposed center,
including patio umbrellas, tables and chairs, benches, bike racks and trash receptacles. No large
bioswales or basins would be located within the project site, since the project proposes
subsurface drainage and water quality systems.
Architecture
The architecture for the project will include modern design elements. This will include a
complementary blend of roof forms, window types, and colors and materials. Visual interest will
be maintained throughout the project by enhanced architectural detailing and façade articulation
along building elevations. Conceptual renderings of each proposed building are highlighted on
the following pages.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:12
City of Menifee Planning Commission
PP No. PLN 20-0273, CUP No. PLN 20-0272, PC&N No. PLN 21-0211 and TPM No. PLN 20-
0275 (“Crossroads”)
August 25, 2021
Page 8 of 16
6
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2
Major A
Pad A Restaurant
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:13
City of Menifee Planning Commission
PP No. PLN 20-0273, CUP No. PLN 20-0272, PC&N No. PLN 21-0211 and TPM No. PLN 20-
0275 (“Crossroads”)
August 25, 2021
Page 9 of 16
6
3
2
Office / Retail
Shops 1
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:14
City of Menifee Planning Commission
PP No. PLN 20-0273, CUP No. PLN 20-0272, PC&N No. PLN 21-0211 and TPM No. PLN 20-
0275 (“Crossroads”)
August 25, 2021
Page 10 of 16
6
3
2
Shops 2
Office 2
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:15
City of Menifee Planning Commission
PP No. PLN 20-0273, CUP No. PLN 20-0272, PC&N No. PLN 21-0211 and TPM No. PLN 20-
0275 (“Crossroads”)
August 25, 2021
Page 11 of 16
6
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2
Signage
The project includes a master sign program which contains general specifications for wall sign
illumination, materials, heights, sign area, number of signs allowed, and general locations for all
signs. The master sign program also includes the following free-standing sign:
One (1) 22.9 sq. ft. center identification sign
Two (2) 70.9 sq. ft. (two-sided) monument signs
One (1) 43.2 sq. ft. (two-sided) monument sign
One (1) 25 sq. ft. monument sign
Proposed Monument Sign Locations
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:16
City of Menifee Planning Commission
PP No. PLN 20-0273, CUP No. PLN 20-0272, PC&N No. PLN 21-0211 and TPM No. PLN 20-
0275 (“Crossroads”)
August 25, 2021
Page 12 of 16
6
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2
Center ID Sign
Type A – Monument Signs #1 and #2
Type B – Monument Sign #3
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:17
City of Menifee Planning Commission
PP No. PLN 20-0273, CUP No. PLN 20-0272, PC&N No. PLN 21-0211 and TPM No. PLN 20-
0275 (“Crossroads”)
August 25, 2021
Page 13 of 16
6
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2
Type C – Monument Sign #4
Tentative Parcel Map
The project includes a Tentative Parcel Map that would create six (6) parcels from the two (2)
existing parcels. The proposed parcel sizes would range from 0.77 to 2.68 acres (refer to image
below). The conditions of approval for the Tentative Map include a requirement to establish a
reciprocal access, parking and drainage agreement for the six parcels for appropriate onsite
circulation and access to and from adjacent roadways, to allow flexible parking overflow between
parcels and to allow for the use of shared drainage and water quality systems.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:18
City of Menifee Planning Commission
PP No. PLN 20-0273, CUP No. PLN 20-0272, PC&N No. PLN 21-0211 and TPM No. PLN 20-
0275 (“Crossroads”)
August 25, 2021
Page 14 of 16
6
3
2
Conditional Use Permits and Public Convenience and Necessity (PCN)
As previously stated, the project requires approval of a Conditional Use Permit to allow for the
drive-thru located at Shops 2.
The project also proposes the sale of beer and wine for off-premise consumption within Major A
and as such findings of Public Convenience and Necessity are needed. However, this activity
does not require a Conditional Use Permit, because pursuant to Section 9.250.030(c) of the City’s
Development Code, grocery stores in excess of 20,000 square feet may offer the incidental sale
of beer, wine, and distilled spirits as a permitted use. The Major A is proposed as specialty grocer
store and is primarily engaged in the sale of groceries and the sale of alcohol is ancillary. The
building is proposed as 37,400 square feet.
The California Alcoholic Beverage Control (ABC) Board determined that for this Census Tract No.
427.08, five (5) off-sale (Type 20 and 21) licenses have been permitted (and four [4] licenses are
currently active) and two (2) off-sale licenses are allowed. The four (4) active off-sale licenses
issued within the census tract are as follows:
i. Chevron Extra Mile, 29950 Murrieta Road
ii. Circle K Stores, 29955 Haun Road
iii. Menifee Liquor, 29800 Bradley Road
iv. 99¢ Only Store, 26100 Newport Road
In addition, there is one additional off-sale license that is current not active and has a current
status of “R64B” (meaning “Issue and Hold”):
i. Smart and Final Store, 29791 Haun Road
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:19
City of Menifee Planning Commission
PP No. PLN 20-0273, CUP No. PLN 20-0272, PC&N No. PLN 21-0211 and TPM No. PLN 20-
0275 (“Crossroads”)
August 25, 2021
Page 15 of 16
6
3
2
See map below for the locations of the four active licenses, the non-active license, and the project
site.
Therefore, the granting of this liquor license would cause this Census Tract to be over-
concentrated by ABC’s determination for off sale licenses.
The resolution approving the PCN includes findings supporting approval of a finding of public
necessity and convenience.
The Springs Charter Schools Bear River Student Center is located within 1,000 feet of the subject
site (approximately 750 feet to the west). Chester Morrison Elementary School is located just
beyond 1,000 feet to the south across Newport Road. No other private or public schools are
located within 1,000 feet of the project site. No public or private parks are located within 1,000
feet of the subject site.
There are churches (or similar facility for the sole purpose of the exercise of religion) located
within 1,000 feet of the subject site, including the Valley Seventh-Day Adventist Church, located
immediately to the west, and the Church of Jesus Christ of Latter Day Saints, located
approximately 400 feet to the northwest, both across Bradley Road.
Major A store is located within the central portion of the proposed retail/office center and is
buffered from residential uses located to the northeast of the site by the proposed office building,
as well as the storage facility located immediately to the east of the project site. In addition, the
front doors of Major A will be located approximately 700 feet from the residential uses to the
northeast and will face towards Newport Road, away from these residential uses.
The project is 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
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:20
City of Menifee Planning Commission
PP No. PLN 20-0273, CUP No. PLN 20-0272, PC&N No. PLN 21-0211 and TPM No. PLN 20-
0275 (“Crossroads”)
August 25, 2021
Page 16 of 16
6
3
2
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 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 July 29, 2021 to August 18, 2021.
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 Permit,
Public Convenience and Necessity, and Tentative Parcel Map are included in the attached
resolutions for each.
PUBLIC NOTICE
Public notices were distributed on July 29, 2021 for the August 25, 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. Exhibits
3. Resolution – Initial Study/Mitigation Negative Declaration
4. Initial Study/Mitigated Negative Declaration
5. Mitigation Monitoring and Reporting Plan
6. Resolution - Plot Plan No. PLN 20-0273
7.Conditions of Approval - PP PLN 20-0273
8. Resolution - Conditional Use Permit No. PLN 20-0272
9. Conditions of Approval - CUP PLN 20-0272
10. Resolution – Public Convenience and Necessity No. PLN 21-0211
11. Resolution – Tentative Parcel Map No. PLN 20-0275
12. Conditions of Approval – TPM PLN 20-0275
13. Public Hearing Noticing Package
14. Public Comments
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:21
Attachment A
Project Summary Table
Summary of Pertinent Land Use and Policy Designations for Proposed Project
Category Information
General Plan
Existing General Plan Land
Use Designation Economic Development Corridor – Newport Road (EDC-NR)
Surrounding General Plan
Land Use Designation
North: Economic Development Corridor – Newport Road (EDC-
NR)
South: Cal Neva Specific Plan
East: Economic Development Corridor – Newport Road (EDC-
NR)
West: Economic Development Corridor – Newport Road (EDC-
NR) and Public/Quasi Public Facilities (PF)
Zoning
Existing Zoning Designation Economic Development Corridor – Newport Road (EDC-NR)
Surrounding Zoning
Designations
North: Economic Development Corridor – Newport Road (EDC-
NR)
South: Cal Neva Specific Plan
East: Economic Development Corridor – Newport Road (EDC-
NR)
West: Economic Development Corridor – Newport Road (EDC-
NR) and Public/Quasi Public Facilities (PF)
Other Information
Existing Use Vacant land
Surrounding Uses
North: Commercial retail center (Bradley Business Center)
South: CVS pharmacy and vacant land
East: Mini-storage facility (Right Space Storage)
West: Commercial retail center (Newport Plaza), vacant land and
Valley Seventh Day Adventist Church
Gross Acreage 9.02 gross acres (8.61 net acres)
Building Square Footage
Major ‘A’ – 37,400 sq. ft. (specialty grocer)
Shops 1 – 8,200 sq. ft.
Shops 2 – 8,500 sq. ft. with drive-thru
Office/Retail – 7,750 sq. ft.
Office 2 – 36,924 sq. ft.
Pad A – 4,500 sq. ft. (restaurant)
Total – 103,274 sq. ft.
Floor Area Ratio 0.26 FAR (103,274 sq. ft. of total building area / 393,033 sq. ft. of
gross land area)
Parking Required/Parking
Proposed 310 required / 404 provided
Landscaping
Required/Landscaping
Proposed
37,496 sq. ft. (10% of total site area) required / 89,991 sq. ft.
proposed
Assessor Parcel Numbers 336-180-013 and -028
Environmental Review Initial Study/Mitigated Negative Declaration
Policy Areas Mt. Palomar Lighting Influence Area
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:22
Attachment A
Project Summary Table
Summary of Pertinent Land Use and Policy Designations for Proposed Project
Category Information
District Information
School: Menifee Union School District & Perris Union High
School District
Water/Sewer: Eastern Municipal Water District
Flood Control: Riverside County Flood Control District
Fees
1. Subsequent review fees on an hourly basis per Resolution No.
18-741 (Cost of Services Fee Study)
2. Development Impact Fees
3. Western Riverside Multi-Species Habitat Conservation Plan
(WRMSHCP) fee (Chapter 8.27)
4. Stephen’s Kangaroo Rat fees (Ord. No. 663)
5. Western Transportation Uniform Mitigation Fee (Ord. No. 824)
(central)
Letters Received
1. Cathy Thinnes
2. Roy Dewerks
3. Gresham Savage (representing the owner of the Newport Plaza
shopping center, 26900 Newport, Inc.)
4. Kassen Klein
Source: Planning case file and GIS system, September 2021
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:23
Architecture + Planning888.456.5849ktgy.com MENIFEE, CA # 2020-0344
MENIFEE CROSSROADS
MAY 19TH, 2021
CONCEPTUAL DESIGNMENIFEE CROSSROADS, LLC24211 PARK GRANADACALABASAS, CA 92301 1
MENIFEE CROSSROADS
ENTITLEMENT SUBMITTAL
PROJECT INFORMATION V
SCOPE OF WORK: PROPOSED DEVELOPMENT OF ±9.02 AC SITE WHICH
INCLUDES ±103,274 SF RETAIL, OFFICE AND ON-SITE IMPROVEMENTS.
PROPOSED RETAIL USES INCLUDE MARKET, RESTAURANTS AND SHOPS.
ASSESSOR’S PARCEL NUMBERS:
336-180-013, 336-180-028
ZONING AND LAND USE:
ECONOMIC DEVELOPMENT CORRIDOR (NEWPORT ROAD)
LEGAL DESCRIPTION:
PARCEL A:
LOTS 288, 289, 336 THROUGH 339, INCLUSIVE, 386 THROUGH 389, INCLUSIVE,
AS SHOWN BY MAP OF THE PRATT EUCALYPTUS TRACT 7, IN THE COUNTY
OF RIVERSIDE, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 7,
PAGE 9 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF RIVERSIDE
COUNTY. EXCEPTING THEREFROM THAT PORTION THEREOF CONVEYED
TO THE COUNTY OF RIVERSIDE BY DOCUMENT RECORDED JULY 18, 1966
AS INSTRUMENT NO. 73330 OFFICIAL RECORDS OF RIVERSIDE COUNTY,
CALIFORNIA; ALSO EXCEPTING THEREFROM THOSE PORTIONS OF LOTS
388 AND 389 WHICH WERE CONVEYED TO THE COUNTY OF RIVERSIDE,
A POLITICAL SUBDIVISION, BY DEED RECORDED AUGUST 20, 1996 AS
INSTRUMENT NO. 313466 OFFICIAL RECORDS.
PARCEL B:
THE WESTERLY 20.00 FEET OF LOTS 290, 335, AND THE WESTERLY 20.00 FEET OF
THE NORTHERLY ONE-HALF OF LOT 340 OF PRATT EUCALYPTUS TRACT 7, IN THE
COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, AS PER MAP RECORDED IN
BOOK 7, PAGE 9 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF
RIVERSIDE COUNTY.
TITLE SHEET
CONCEPTUAL SITE PLAN
CONCEPTUAL FLOOR DIAGRAM - MAJOR A
CONCEPTUAL ROOF PLAN - MAJOR A
CONCEPTUAL ELEVATIONS - MAJOR A
CONCEPTUAL ELEVATIONS - MAJOR A
CONCEPTUAL LINE OF SIGHT EXHIBIT
CONCEPTUAL RENDERING - SW CORNER OF MAJOR A
CONCEPTUAL FLOOR PLAN AND ROOF PLAN - PAD A
CONCEPTUAL ELEVATIONS - PAD A
CONCEPTUAL RENDERING - SE CORNER OF PAD A
CONCEPTUAL FLOOR PLAN - RETAIL/ OFFICE 1
CONCEPTUAL ROOF PLAN - RETAIL/ OFFICE 1
CONCEPTUAL ELEVATIONS - RETAIL/ OFFICE 1
CONCEPTUAL ELEVATIONS - RETAIL/ OFFICE 1
CONCEPTUAL RENDERING - SE CORNER OF RETAIL/ OFFICE 1
CONCEPTUAL FLOOR PLAN - SHOPS 1
CONCEPTUAL ROOF PLAN - SHOPS 1
CONCEPTUAL ELEVATIONS - SHOPS 1
CONCEPTUAL RENDERING - SE CORNER OF SHOP 1
CONCEPTUAL FLOOR PLAN - SHOPS 2
CONCEPTUAL ROOF PLAN - SHOPS 2
CONCEPTUAL ELEVATIONS - SHOPS 2
CONCEPTUAL ELEVATIONS - SHOPS 2
CONCEPTUAL RENDERING - SE CORNER OF SHOPS 2
CONCEPTUAL FLOOR PLAN - OFFICE 2 FIRST LEVEL
CONCEPTUAL FLOOR PLAN - OFFICE 2 SECOND LEVEL
CONCEPTUAL ROOF PLAN - OFFICE 2
CONCEPTUAL ELEVATIONS - OFFICE 2
CONCEPTUAL ELEVATIONS - OFFICE 2
CONCEPTUAL RENDERING - OFFICE 2
CONCEPTUAL RENDERING - OFFICE 2
CONCEPTUAL RENDERING - STREET CORNER OF NEWPORT RD & BRADLEY RD.
CONCEPTUAL PHOTOMETRIC STUDY & LIGHTING FIXTURE CUTSHEETS
CONCEPTUAL ELEVATIONS - TRASH ENCLOSURE & CART STORAGE & FIXTURE
CUTSHEETS
COLOR & MATERIAL BOARD
DRAWING INDEX
ARCHITECTURAL
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
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27
28
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36
PROJECT DIRECTORY
OWNER/DEVELOPER:
MENIFEE CROSSROADS, LLC A CALIFORNIA
LIMITED COMPANY
ATTN: MOHAMMAD ALI TABRIZIZADEH
24211 PARK GRANADA
CALABASAS, CA 91302
PHONE (818)-414-4650
brizit@aol.com
CALIBER RETAIL PROPERTIES GROUP
RETAIL DEVELOPER
BART PEBBLES
PRINCIPAL
17682 MITCHELL N, SUITE 201
IRVINE, CA 92614
PHONE (949) 725-0103
ARCHITECT:
KTGY GROUP, INC.
17911 VON KARMAN AVE, STE 200
IRVINE, CA 92614
MICHAEL TSENG
PHONE 949.797.8370
mtseng@ktgy.com
LANDSCAPE ARCHITECT:
ALHAMBRA GROUP
VINCE DIDONATO
41635 ENTERPRISE CIRCLE N. SITE C
TEMECULA, CA 92590
PHONE (951) 970-6156
CIVIL ENGINEER:
4M ENGINEERING AND DEVELOPMENT
MATT LIESEMEYER
41635 ENTERPRISE CIRCLE NORTH STE B,
TEMECULA, CA 92590
PHONE (951)-757-4763
ENTITLEMENT CONSULTANT:
KASSEN KLEIN CONSULTING, LLC.
KASSEN KLEIN
P.O. BOX 747
MURRIETA, CA 92564
N.T.S.
VICINITY MAP PROJECT LOCATION
NE
W
P
O
R
T
R
O
A
D
BRADLEY ROAD
TITLE SHEET
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:24
Architecture + Planning888.456.5849ktgy.com MENIFEE, CA # 2020-0344
MENIFEE CROSSROADS
MAY 19TH, 2021
CONCEPTUAL DESIGNMENIFEE CROSSROADS, LLC24211 PARK GRANADACALABASAS, CA 92301 2CONCEPTUAL SITE PLAN
24'
-
0
"
36
'
-
0
"
DEDICATED PARKING FOR DELIVERY STAGING
184'-5"
SHOPS 2±8,500 SF
MAJOR A±37,400 SF
30
'
-
0
"
24'
-
0
"
36'
-
0
"
24
'
-
0
"
43
'
-
0
"
36'
-
0
"
26'-0"
30
'
-
0
"
24
'
-
0
"
170'-0"
5'-
0
"
15
'
-
0
"
10'-1"
12'-0"
48'-11"
28
'
-
0
"
26
'
-
0
"
11'
-
0
"
24
'
-
0
"
6'-
0
"
18
'
-
0
"
26'-0"15'-0"
GENERATOR
CO
M
P
A
C
T
O
R
5'-3"
50'-7"
10'-0"
7'-0"
25
'
-
6
"
19
4
'
-
0
"
24
'
-
0
"
30'-0"
SHOPS 1±8,200 SF
12'-0"
11'-0"
10'
-
1
1
"
18
'
-
0
"
26
'
-
0
"
143'-0"
57
'
-
0
"
18
'
-
0
"
LO
A
D
I
N
G
10
'
x
2
5
'
5'-
0
"
MONUMENTSIGN TYPE A
21'-10"
47'-10"
PAD A±4,500 SF51'
-
0
"
81'-6"
7'-
0
"
15
'
-
0
"
14
'
-
0
"
7'-0
"
5'-9
"
62'
-
0
"
5'-0
"
12'
-
0
"
18
'
-
0
"
15
'
-
0
"
26'-0"
5'-
0
"
18'-0"
11
'
-
0
"
11'
-
0
"
18'-0"
RETAIL /OFFICE 1±7,750 SF
11
'
-
1
1
"
8'-
0
"
FIRE TRUCK 18
'
-
0
"
18
'
-
0
"
24'-0"
12
'
-
8
"
25'-7"
125'-0"
9'-0"TYP.
11
'
-
0
"
8'-0"
8'-0
"
9'-
0
"
26'-0"15'-0"±122,523 SF(±2.81 AC)
MONUMENTSIGN, TYPE A
PATIO
(E) BILLBOARDTO BE REMOVED
38'-4"
PATIO. SEENOTE "A"
A
B C
D
E
PUBLIC ARTBY OWNER
CENTER ID SIGN±7'-4"
CMU BLOCK WALL& GATE
PUBLICGATHERINGAREA 50
'
LO
A
D
I
N
G
10'x
2
5
'
24
'
-
0
"
18'
-
0
"
18
'
-
0
"
24
'
-
0
"
18
'
-
0
"
18'
-
0
"
26
'
-
0
"
26'-0"18'-0"
18'
-
0
"
11'-0"
11'-0"
11'-0"11'-0"
11'-0"
11'-0"
11'-0"11'-0"
11'-0"
11'-0"
11'-0"
11'-0"
11'-0"
11'-0"
11'-0"
11'-0"
11'-0"
11'-0"11'-0"
11'-0"
18
'
-
0
"
11'-0"
11'-0"
11'-0"11'-0"
11'-0"11'-0"
11
'
-
0
"
11
'
-
0
"
11'-0"11'-0"
11'-0"11'-0"
11'-0"11'-0"
11'-0"
11
'
-
0
"
11'
-
0
"
11
'
-
0
"
11'
-
0
"
11'-0"
11'-0"
11'-0"11'-0"
11'-0"11'-0"
11'-0"11'-0"11'-0"
LO
A
D
I
N
G
10'x
2
5
'
11'-0"
11'
-
0
"
11
'
-
0
"
11'-0"11'-0"
26'-0"
11'-0"11'-0"
7'-0"
7'-11"
OUTDOOR SEATING AREA12'x35.5'SEE SITE FURNISHINGIMAGE ON PAGE 35
9'-4"
2'-10" CONCRETESTEP OUT, TYP.2'-10"
6'-4"6'-4"
7'-0"2'-10"2'-10"
CAR
T
C
O
R
R
A
L
S
T
O
R
A
G
E
CAR
T
C
O
R
R
A
L
S
T
O
R
A
G
E
CAR
T
C
O
R
R
A
L
STO
R
A
G
E
8'-1
0
"
7'-2"
200
'
-
0
"
9'-2"
93'-0"
26'-0"18'-0"
11
'
-
0
"
11
'
-
0
"
11
'
-
0
"
10'-0"11'-0"12'-0"
±252,678 SF(±5.80 AC)
LO
A
D
I
N
G
10'x
2
5
'
18'-0"24'-0"18'-0"
11
'
-
0
"
11'
-
0
"
11
'
-
0
"
11
'
-
0
"
18
'
-
0
"
26'
-
0
"
24'-0"
5'-
0
"
5'-
0
"
9'-9"
9'-0"TYP.
5'-0"
8'-0"9'-0" TYP.
5'-0
"
9'-
0
"
5'-0"9'-0"TYP.
5'-0"
9'-0"TYP.
9'-0"TYP.
28'
-
3
"
7'-
0
"
12
'
-
0
"
17
'
-
5
"
66'-0"
62'
-
1
0
"
35
'
-
1
0
"
14'
-
5
"
7'-0"7'-
4
"
8'-0"8'-0"7'-11"
9'-0"
9'-
1
1
"
7'-0"
11'-6"
5'-11"7'-0"
7'-0"
7'-0"
7'-0"10'-11"
7'-0"
7'-6
"
11
'
-
3
"
7'-
0
"
7'-0
"
11
'
-
6
"
11
'
-
9
"
8'-4"
7'-3"
7'-0"
7'-
0
"
7'-0
"
7'-0"
7'-
0
"
9'-0"TYP.
20
'
-
0
"
TY
P
.
4' HIGH WALL4' HIGH WALL
1 2 3
4
5
6
7
4'-
0
"
5'-
0
"
295'-0"
20'
-
3
"
5'-
0
"
17
9
'
-
9
"
5'-3"
16'
-
0
"
3'-0"
7'-
0
"
5'-11"
4'-0"
6'-
1
"
5'-0
"
5'-
0
"
MONUMENTSIGN, TYPE B
5'-0"3'-6"SCREENWALL
3'-6"SCREENWALL
OFFICE BLDG.MONUMENTSIGN
6'-0"
11'-0"
OFFICE 236,924 SF2 LEVELS
(18,462 FOOTPRINT)
350'-0"255'-1"
SITE LIGHTING,TYP.
SITE LIGHTING,TYP.
SITE LIGHTING,TYP.
◊
◊
◊
◊
◊
◊
◊
◊
◊
◊◊◊◊◊◊◊
PATIO. SEENOTE "A"
PATIO. SEENOTE "A"
PATIO. SEENOTE "A"
PATIO. SEENOTE "A"
◊
◊
◊
◊
◊
◊
◊
◊
◊
◊◊◊◊◊◊◊
SHOPS 2±8,500 SF
MAJOR A±37,400 SF
30
'
-
0
"
24'
-
0
"
36'
-
0
"
24
'
-
0
"
43
'
-
0
"
24'
-
0
"
36'
-
0
"
36
'
-
0
"
26'-0"
24
'
-
0
"
24
'
-
0
"
BRADLEY ROAD
PA
R
K
A
V
E
N
U
E
169'-4"
5'-
0
"
15
'
-
0
"
15'-0"
15'-0"
36'-0"
28
'
-
0
"
26
'
-
0
"
11'
-
0
"
24
'
-
0
"
6'-
0
"
18
'
-
0
"
26'-0"15'-0"
GENERATOR
CO
M
P
A
C
T
O
R
5'-3"
184'-5"
DEDICATED PARKING FOR DELIVERY STAGING
10'-0"
7'-0"
25
'
-
6
"
19
4
'
-
0
"
24
'
-
0
"
NE
W
P
O
R
T
R
O
A
D
30'-0"
SHOPS 1±8,200 SF
12'-0"
10'
-
1
1
"
18
'
-
0
"
26'
-
0
"
143'-0"
57
'
-
0
"
18
'
-
0
"
LOA
D
I
N
G
10'
x
2
5
'
5'-
0
"
MONUMENTSIGN
21'-10"
47'-10"
PAD A±4,500 SF51'
-
0
"
81'-6"
7'-
0
"
15
'
-
0
"
14
'
-
0
"
7'-0
"
5'-9
"
62'
-
0
"
5'-0
"
12'
-
0
"
18
'
-
0
"
15
'
-
0
"
24'-0"
5'-
0
"
RETAIL /OFFICE 1±7,750 SF
OFFICE 236,924 SF2 LEVELS
(18,462 FOOTPRINT)
26'-0"15'-0"±122,523 SF(±2.81 AC)
MONUMENTSIGN
PATIO
(E) BILLBOARDTO BE REMOVED
50'-8"
38'-5"
PATIO PATIO
A
B C
D
E
SHADESTRUCTURES
CENTER ID SIGN
CMU BLOCK WALL& GATE
PUBLIC GATHERINGAREA
PATIO
50
'
PATIO
LO
A
D
I
N
G
10'x
2
5
'
24
'
-
0
"
18
'
-
0
"
18
'
-
0
"
24
'
-
0
"
18
'
-
0
"
18'
-
0
"
26
'
-
0
"
26'-0"18'-0"
22
'
-
0
"
11'-0"
11'-0"
11'-0"11'-0"
11'-0"
11'-0"
11'-0"11'-0"
11'-0"
11'-0"
11'-0"
11'-0"
11'-0"
11'-0"
11'-0"
11'-0"
11'-0"
11'-0"11'-0"
11'-0"
18
'
-
0
"
11'-0"
11'-0"
11'-0"11'-0"
11'-0"11'-0"
11
'
-
0
"
11
'
-
0
"
11'-0"11'-0"
11'-0"11'-0"
11'-0"11'-0"
11'-0"
11
'
-
0
"
11'
-
0
"
11
'
-
0
"
11'
-
0
"
11'-0"
11'-0"
11'-0"11'-0"
11'-0"11'-0"
11'-0"11'-0"11'-0"11'-0"
LO
A
D
I
N
G
10'x
2
5
'
11'-0"
11'
-
0
"
11
'
-
0
"
11'-0"11'-0"
26'-0"
11'-0"11'-0"
7'-0"
7'-11"
OUTDOORSEATING12'x35.5'
9'-4"
2'-10" CONCRETESTEP OUT, TYP.2'-10"
6'-4"6'-4"
7'-0"2'-10"2'-10"
CAR
T
C
O
R
R
A
L
S
T
O
R
A
G
E
CAR
T
C
O
R
R
A
L
S
T
O
R
A
G
E
CAR
T
C
O
R
R
A
L
STO
R
A
G
E
8'-1
0
"
7'-2"
20
0
'
-
0
"
9'-2"
92'-10"
26'-0"18'-0"
11
'
-
0
"
11'
-
0
"
11
'
-
0
"
10'-0"11'-0"11'-0"
±252,678 SF(±5.80 AC)
LO
A
D
I
N
G
10'x
2
5
'
18'-0"
11
'
-
0
"
18'-0"18'-0"24'-0"18'-0"
11'
-
0
"
11
'
-
0
"
11'
-
0
"
11
'
-
0
"
11
'
-
0
"
11
'
-
1
1
"
18
'
-
0
"
8'-
0
"
FIRE TRUCK
18
'
-
0
"
18
'
-
0
"
26'
-
0
"
24'-0"
24'-0"
5'-
0
"
5'-
0
"
9'-9"
12
'
-
8
"
25'-7"
137'-0"
5'-
0
"
9'-0"TYP.
5'-0"
5'-0"
8'-0"9'-0"TYP.8'-0"9'-0" TYP.
11
'
-
0
"
8'-0
"
9'-
0
"
5'-0
"
9'-
0
"
5'-0"9'-0"TYP.
5'-0"
9'-0"TYP.
9'-0"TYP.
28
'
-
3
"
7'-
0
"
12
'
-
0
"
17
'
-
5
"
66'-0"
62'
-
1
0
"
35
'
-
1
0
"
14
'
-
4
"
2'-0"
7'-0"7'-
4
"
8'-0"8'-0"7'-11"
9'-0"
9'-
1
1
"
7'-0"
10'-1"
5'-11"7'-0"
7'-0"
9'-11"
7'-11"7'-0"
7'-0"
7'-6
"
11
'
-
3
"
7'-
0
"
7'-0
"
11
'
-
6
"
11
'
-
9
"
8'-4"
7'-3"
7'-0"
7'-
0
"
7'-0
"
7'-0"
7'-
0
"
9'-0"TYP.
20
'
-
0
"
TY
P
.
4' HIGH WALL4' HIGH WALL
1 2 3
4
5
6
7
4'-
0
"
5'-
0
"
285'-7"20'
-
3
"
17
'
-
0
"
16
6
'
-
2
"
5'-3"
22
'
-
0
"
4'-4"
5'-
4
"
3'-6"
5'-0"
SHADESTRUCTURES
6'-
1
"
SCALE: 1” = 40’
0 4020 80
ECONOMIC DEVELOPMENT CORRIDOR- NEWPORT ROAD (EDC-NR)EXISTING COMMERCIAL / RETAIL CENTER
PUBLIC/QUASO- PUBLIC FACILITIES(PF)VALLEY SEVENTH DAY ADVENTIST CHURCH
ECONOMIC DEVELOPMENT CORRIDOR- NEWPORT ROAD (EDC-NR)
EXISTING COMMERICAL / RETAIL CENTER
ASSESSOR’S PARCEL NUMBERS:APN: 336-180-013APN: 336-180-028
ZONING AND LAND USE: ECONOMIC DEVELOPMENT CORRIDOR (NEWPORT ROAD)
LEGAL DESCRIPTION:PARCEL A:LOTS 288, 289, 336 THROUGH 339, INCLUSIVE, 386 THROUGH 389, INCLUSIVE, AS SHOWN BY MAP OFTHE PRATT EUCALYPTUS TRACT 7, IN THE COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 7, PAGE 9 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF RIVERSIDE COUNTY. EXCEPTING THEREFROM THAT PORTION THEREOF CONVEYED TO THE COUNTY OF RIVERSIDE BY DOCUMENT RECORDED JULY 18, 1966 AS INSTRUMENT NO. 73330 OFFICIAL RECORDS OF RIVERSIDE COUNTY, CALIFORNIA; ALSO EXCEPTING THEREFROM THOSE PORTIONS OF LOTS 388 AND 389 WHICH WERE CONVEYED TO THE COUNTY OF RIVERSIDE, A POLITICAL SUBDIVISION, BY DEED RECORDED AUGUST 20, 1996 AS INSTRUMENT NO. 313466 OFFICIAL RECORDS.
PARCEL B:THE WESTERLY 20.00 FEET OF LOTS 290, 335, AND THE WESTERLY 20.00 FEET OF THE NORTHERLY ONE-HALF OF LOT 340 OF PRATT EUCALYPTUS TRACT 7, IN THE COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 7, PAGE 9 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF RIVERSIDE COUNTY.
NOTE:A: EXTERIO PATIO TABLES AS ALLOWED BY CITY BASED UPON TENANT’S INTERIOR/EXTERIOR DINING PLAN.
SITE SUMMARY
GROSS LAND AREA: ±393,033 SF (±9.02 AC)NET LAND AREA: ±374,964 SFTOTAL BUILDING AREA: ±103,274 SFTOTAL SITE COVERAGE: 26.3%**FAR: 0.26LANDSCAPE AREA: ±89,991 SF (24%)LANDSCAPE REQUIRED: ±67,494 (18%)PARKING REQUIRED: ±310 STALLS*PARKING PROVIDED: ±404 STALLSPARKING RATIO: 3.9/1000
RETAIL PARCELSITE AREA (NET) ±255,830 SF (±5.86 AC)BUILDING AREA: ±58,600 SFSITE COVERAGE: 22.9%FAR: 0.23PARKING REQUIRED: ±176 STALLS* PARKING PROVIDED: ±258 STALLSPARKING RATIO: 4.4/1000
OFFICE PARCELSITE AREA (NET): ±119,134 SF (±2.73 AC)BUILDING AREA: ±44,674 SFSITE COVERAGE: 22.0%**FAR: 0.22PARKING REQUIRED: ±134 STALLS* PARKING PROVIDED: ±146 STALLSPARKING RATIO: 3.3/1000
* BASED ON CITY OF MENIFEE PARKING STANDARDS:GENERAL RETAIL: 3/1000 (58,600 SF) = 176PROFESSIONAL BUSINESS OFFICES: 3/1000 (44,674 SF) = 134
** BASED ON THE BUILDING FOOTPRINTS (±26,212 SF)
HARDSCAPE PAVERS
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:25
Architecture + Planning888.456.5849ktgy.com MENIFEE, CA # 2020-0344
MENIFEE CROSSROADS
MAY 19TH, 2021
CONCEPTUAL DESIGNMENIFEE CROSSROADS, LLC24211 PARK GRANADACALABASAS, CA 92301 3CONCEPTUAL FLOOR DIAGRAM -
MAJOR A
NE
W
P
O
R
T
R
O
A
D
BRADLEY ROAD
PA
R
K
A
V
E
N
U
E
KEY PLAN (NOT TO SCALE)
DE
D
I
C
A
T
E
D
P
A
R
K
I
N
G
F
O
R
D
E
L
I
V
E
R
Y
S
T
A
G
I
N
G
Trucks805 SF
Trash Compactor
176 SF
Staging2013 SF
Counting
224 SF
Freezer (35k)624 SF
Food Bar -Hot / Cold
249 SF
Bakery163 SF
Cooler -Dairy
638 SF
Meat / Seafood
1193 SF
Sales Floor
9720 SF
Checkout Stations
1312 SF
Cooler -Produce566 SF
Produce
1371 SF
Freezer (35k)624 SF
Restrooms
480 SF
Office / Break
606 SF
Trucks
805 SF
Back of House
215 SF
Electical Panels
70 SF
Kitchen2683.96 SF
Seating
618 SF
Floral Fixture
72 SF
Carts
285 SF
Test Fit | Menifee-Newport(NEC), CA
Issued: 08/31/20
0 32168
SCALE: 116" = 1'-0"
FLOOR PLAN AND INTERIOR LAYOUT SUBJECT TO CHANGE
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:26
Architecture + Planning888.456.5849ktgy.com MENIFEE, CA # 2020-0344
MENIFEE CROSSROADS
MAY 19TH, 2021
CONCEPTUAL DESIGNMENIFEE CROSSROADS, LLC24211 PARK GRANADACALABASAS, CA 92301 4CONCEPTUAL ROOF PLAN -
MAJOR A
NE
W
P
O
R
T
R
O
A
D
BRADLEY ROAD
PA
R
K
A
V
E
N
U
E
KEY PLAN (NOT TO SCALE)
32' - 8"T.O.P.
27' - 0"T.O.P.
31' - 6"T.O.P.
31' - 6"T.O.P.
36' - 8"T.O.P.
32' - 8"T.O.P.
27' - 0"T.O.P.
24' - 3"T.O. ROOF
20' - 5"T.O. ROOF
32' - 8"T.O.P.
19' - 6"T.O. ROOF
27' - 0"T.O.P.
0 32168
SCALE: 116" = 1'-0"
NOTE: ROOF PLAN AND EQUIPMENT PLAYOUT ARE CONCEPTUAL SUBJECT TO CHANGE
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:27
Architecture + Planning888.456.5849ktgy.com MENIFEE, CA # 2020-0344
MENIFEE CROSSROADS
MAY 19TH, 2021
CONCEPTUAL DESIGNMENIFEE CROSSROADS, LLC24211 PARK GRANADACALABASAS, CA 92301 5CONCEPTUAL ELEVATIONS -
MAJOR A
NE
W
P
O
R
T
R
O
A
D
BRADLEY ROAD
PA
R
K
A
V
E
N
U
E
KEY PLAN (NOT TO SCALE)
PAINT - FIRESTONE “CLEAR ANODIZED”
PAINT - FIRESTONE “CHARCOAL”
ALUMINIUM - KAWNEER, 451 “MATTE BLACK ANODIZED”
NOT USED
FINS - MAPES ARCHITECTURAL CANOPIES, “BLACK”
PAINT - SW 7661 “REFLECTION”
7
8
9
10
11
12
METAL SIDING - CLADDING, DIM GREY
PAINT - SW 9518 “FEATHER STONE”
PAINT- SW 6073 “PERFECT GREIGE”
PAINT - SW 9610 “STONY CREEK”
PAINT- SW 6005 “FOLKSTONE”
PAINT - SW 7006 “PURE WHITE”
19
20
21
22
23
24
PAINT - SW 0077 “CLASSIC FRENCH GRAY”
PAINT - SW 6385 “DOVER WHITE”
PAINT - SW 7069 “IRON ORE”
PAINT - SW 6254 “LAZY GRAY”
PAINT - SW 6670 “GOLD CREST”
13
14
15
16
17
18
PAINT- SW 7757 “HIGH REFLECTIVE WHITE”STONE VENEER- “CANNONADE”, CUT COARSE STONE, EL DORADO
BRICK VENEER- “ASHLAND”, TUNDRA BRICK, EL DORADO
25
PAINT- SW 7044 “AMAZING GRAY”
PAINT- SW 7675 “SEAL SKIN”
26
27
4
4 10
18
192 2 1219
C
C B
P
AL L DA
M
1335
1
3
3
4 2 4 12
13 1312 1212
DIC
LR
I
C L CI D
D DD DD
K
10 11
10
10BQ
B
B
+31’-6”
+16’-0”
+0’-0”
+31’-6”
+24’-3”
+24’-3”
+32’-8”
+31’-6”
+12’- 0”
+0’- 0”
+12’-0”
+36’-8”
T.O. PARAPET
T.O. OPENING
F.F.
T.O. PARAPET
B/DECK
B/DECK
T.O. PARAPET
T.O. PARAPET
T.O. OPENING
F.F.
T.O. OPENING
T.O. PARAPET
+31’-6”
+32’-8”
+27’-0”
+19’-6”
+20’-4”
T.O. PARAPET
T.O. PARAPET
T.O. ROOF
B/DECK
B/DECK
1
2
ROOFLINE
3’-0” HIGH CART SCREEN WALL 1A
MATERIALS FINISHES
STUCCO PANEL - STONEWOOD ARCHITECTURAL PANELS “FASHION GREY” 5619-CB
PANEL - STONEWOOD ARCHITECTURAL PANELS “GRAPHITE SPECTRUM” 6726-AB
GALVANIZED - IMETCO, LATITUDE FINISH “PREWEATHERED GALVALUME”
CANOPY - MAPES ARCHITECTURAL CANOPIES “WHITE BAKED ENAMEL”
CANOPY - MAPES ARCHITECTURAL CANOPIES “ELECTRIC LIME GREEN” SW6921
PRE-CAST BASE
CORRUGATED METAL PANEL
CANOPY
TENANT SIGNAGE
SPANDREL GLASS
BRICK VENEER
ALUMINIUM STOREFRONT
METAL ROOFING
ARCHITECTURAL TRIM
PHENOLIC PANEL
GARAGE METAL DOOR
STONE VENEER
FIBER CEMENT SIDING
METAL DOOR
CANOPY FINS
LIGHT FIXTURES
LANDSCAPE TRELLIS/PLANTER
A 1
G
M
N
O
P
Q
R
B 2
H
C 3
I
D 4
J
E 5
K
F 6
L
NOTE: SIGNAGE IS SHOWN FOR ILLUSTRATIVE PURPOSES ONLY. SIGNS SHALL CONFORM TO THE MASTER SIGN PROGRAM. WINDOWS AND DOORS TO BE RECESSED A MIN. OF 2”.
EAST ELEVATION2
SOUTH ELEVATION1
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:28
Architecture + Planning888.456.5849ktgy.com MENIFEE, CA # 2020-0344
MENIFEE CROSSROADS
MAY 19TH, 2021
CONCEPTUAL DESIGNMENIFEE CROSSROADS, LLC24211 PARK GRANADACALABASAS, CA 92301 6CONCEPTUAL ELEVATIONS -
MAJOR A
K
NE
W
P
O
R
T
R
O
A
D
BRADLEY ROAD
PA
R
K
A
V
E
N
U
E
KEY PLAN (NOT TO SCALE)
PAINT - FIRESTONE “CLEAR ANODIZED”
PAINT - FIRESTONE “CHARCOAL”
ALUMINIUM - KAWNEER, 451 “MATTE BLACK ANODIZED”
NOT USED
FINS - MAPES ARCHITECTURAL CANOPIES, “BLACK”
PAINT - SW 7661 “REFLECTION”
7
8
9
10
11
12
METAL SIDING - CLADDING, DIM GREY
PAINT - SW 9518 “FEATHER STONE”
PAINT- SW 6073 “PERFECT GREIGE”
PAINT - SW 9610 “STONY CREEK”
PAINT- SW 6005 “FOLKSTONE”
PAINT - SW 7006 “PURE WHITE”
19
20
21
22
23
24
PAINT - SW 0077 “CLASSIC FRENCH GRAY”
PAINT - SW 6385 “DOVER WHITE”
PAINT - SW 7069 “IRON ORE”
PAINT - SW 6254 “LAZY GRAY”
PAINT - SW 6670 “GOLD CREST”
13
14
15
16
17
18
PAINT- SW 7757 “HIGH REFLECTIVE WHITE”STONE VENEER- “CANNONADE”, CUT COARSE STONE, EL DORADO
BRICK VENEER- “ASHLAND”, TUNDRA BRICK, EL DORADO
25
PAINT- SW 7044 “AMAZING GRAY”
PAINT- SW 7675 “SEAL SKIN”
26
27
13 12DD 19A2 1LL
F
3
4
+27’-0”T.O. PARAPET
1219DA 1LE E E E 12 3DI213LD
+31’-6”
+24’-3”
T.O. ROOF
B.O. DECK
K
+32’-8”
+0’-0”
T.O. PARAPET
F.F.
+20’-4”
+15’-0”
B/DECK
T.O. WALL
ROOFLINE
ROOFLINE
10B
6” PRE-CAST TRIM BY CDI
MATERIALS FINISHES
STUCCO PANEL - STONEWOOD ARCHITECTURAL PANELS “FASHION GREY” 5619-CB
PANEL - STONEWOOD ARCHITECTURAL PANELS “GRAPHITE SPECTRUM” 6726-AB
GALVANIZED - IMETCO, LATITUDE FINISH “PREWEATHERED GALVALUME”
CANOPY - MAPES ARCHITECTURAL CANOPIES “WHITE BAKED ENAMEL”
CANOPY - MAPES ARCHITECTURAL CANOPIES “ELECTRIC LIME GREEN” SW6921
PRE-CAST BASE
CORRUGATED METAL PANEL
CANOPY
TENANT SIGNAGE
SPANDREL GLASS
BRICK VENEER
ALUMINIUM STOREFRONT
METAL ROOFING
ARCHITECTURAL TRIM
PHENOLIC PANEL
GARAGE METAL DOOR
STONE VENEER
FIBER CEMENT SIDING
METAL DOOR
CANOPY FINS
LIGHT FIXTURES
LANDSCAPE TRELLIS/PLANTER
A 1
G
M
N
O
P
Q
R
B 2
H
C 3
I
D 4
J
E 5
K
F 6
L
NOTE: SIGNAGE IS SHOWN FOR ILLUSTRATIVE PURPOSES ONLY. SIGNS SHALL CONFORM TO THE MASTER SIGN PROGRAM. WINDOWS AND DOORS TO BE RECESSED A MIN. OF 2”.
WEST ELEVATION4
NORTH ELEVATION3
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:29
Architecture + Planning888.456.5849ktgy.com MENIFEE, CA # 2020-0344
MENIFEE CROSSROADS
MAY 19TH, 2021
CONCEPTUAL DESIGNMENIFEE CROSSROADS, LLC24211 PARK GRANADACALABASAS, CA 92301 7CONCEPTUAL LINE OF SIGHT
EXHIBIT
NE
W
P
O
R
T
R
O
A
D
BRADLEY ROAD
PA
R
K
A
V
E
N
U
E
KEY PLAN (NOT TO SCALE)
A A
MAJOR A 12’ HIGH TRUCKS IN POSITION
LINE OF SIGHT
OFFICE 2
+0’-0”
T.O. F.F.
+16-0”
+15-0”
+27-0”
+43-0”
SECOND LEVEL
T.O. SCREEN WALL
T.O. PARAPET
T.O. PARAPET
SECTION A-A
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:30
Architecture + Planning888.456.5849ktgy.com MENIFEE, CA # 2020-0344
MENIFEE CROSSROADS
MAY 19TH, 2021
CONCEPTUAL DESIGNMENIFEE CROSSROADS, LLC24211 PARK GRANADACALABASAS, CA 92301 8CONCEPTUAL RENDERING -
SW CORNER OF MAJOR A
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:31
Architecture + Planning888.456.5849ktgy.com MENIFEE, CA # 2020-0344
MENIFEE CROSSROADS
MAY 19TH, 2021
CONCEPTUAL DESIGNMENIFEE CROSSROADS, LLC24211 PARK GRANADACALABASAS, CA 92301 9CONCEPTUAL FLOOR PLAN &
ROOF PLAN - PAD A
NE
W
P
O
R
T
R
O
A
D
BRADLEY ROAD
PA
R
K
A
V
E
N
U
E
KEY PLAN (NOT TO SCALE)
20' - 9"T.O.P.
25' - 0"T.O.P.
20' - 9"T.O.P.
20' - 9"T.O.P.
26' - 2"T.O.P.
KEF-4
KEF-3 KEF-2 KEF-1RTU-3
RTU-2
RTU-1
RTU-4
MAU-1EF-1
19' - 3"T.O.P.
19' - 3"T.O.P.
19' - 3"T.O.P.
24' - 7"T.O.P.
4,500 SF
PAD A
"B" OCCUPANCYTYPE V-B CONSTRUCTION
22'-2"3'-10"4'-6"23'-5"4'-6"3'-10"19'-3"
81'-6"
38
'
-
7
"
12
'
-
6
"
1'-
8
"
51
'
-
1
"
2'-4"17'-4"64'-2"81'-6"
50
'
-
1
1
"
6'-
2
"
1'-
6
"
1'-
6
"
5'-
1
1
"
COVEREDPATIO
NOTE: ROOF PLAN AND EQUIPMENT PLAYOUT ARE CONCEPTUAL SUBJECT TO CHANGE
FLOOR PLAN AND INTERIOR LAYOUT SUBJECT TO CHANGE
FLOOR PLAN ROOF PLAN
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:32
Architecture + Planning888.456.5849ktgy.com MENIFEE, CA # 2020-0344
MENIFEE CROSSROADS
MAY 19TH, 2021
CONCEPTUAL DESIGNMENIFEE CROSSROADS, LLC24211 PARK GRANADACALABASAS, CA 92301 10CONCEPTUAL ELEVATIONS -
PAD A
NE
W
P
O
R
T
R
O
A
D
BRADLEY ROAD
PA
R
K
A
V
E
N
U
E
KEY PLAN (NOT TO SCALE)
PAINT - FIRESTONE “CLEAR ANODIZED”
PAINT - FIRESTONE “CHARCOAL”
ALUMINIUM - KAWNEER, 451 “MATTE BLACK ANODIZED”
NOT USED
FINS - MAPES ARCHITECTURAL CANOPIES, “BLACK”
PAINT - SW 7661 “REFLECTION”
7
8
9
10
11
12
METAL SIDING - CLADDING, DIM GREY
PAINT - SW 9518 “FEATHER STONE”
PAINT- SW 6073 “PERFECT GREIGE”
PAINT - SW 9610 “STONY CREEK”
PAINT- SW 6005 “FOLKSTONE”
PAINT - SW 7006 “PURE WHITE”
19
20
21
22
23
24
PAINT - SW 0077 “CLASSIC FRENCH GRAY”
PAINT - SW 6385 “DOVER WHITE”
PAINT - SW 7069 “IRON ORE”
PAINT - SW 6254 “LAZY GRAY”
PAINT - SW 6670 “GOLD CREST”
13
14
15
16
17
18
PAINT- SW 7757 “HIGH REFLECTIVE WHITE”STONE VENEER- “CANNONADE”, CUT COARSE STONE, EL DORADO
BRICK VENEER- “ASHLAND”, TUNDRA BRICK, EL DORADO
25
PAINT- SW 7044 “AMAZING GRAY”
PAINT- SW 7675 “SEAL SKIN”
26
27
24
3
1
27
271727
27 17
2727
27
27 7
D
DDC
C A
CD
C
C
K
K N2121
21
26
17
17 17
1727
A A
A
A
D
D D
DC
+26’-2”
+25’-0”
±13’-6”
±14’-8”
+20’-8”
+11’-0”
+20’-8”
+20’-8”
+11’-0”
±13’-6”
±14’-8”
+11’-0”
T.O. PARAPET
T.O. PARAPET
T.O. ROOF
T.O. ROOF
T.O. PARAPET
T.O. OPENING
T.O. PARAPET
T.O. PARAPET
T.O. OPENING
T.O. ROOF
T.O. ROOF
T.O. OPENING
0’-0”
0’-0”
0’-0”
0’-0”F.F.
F.F.
F.F.
A N A P
A
AA
A AANB B
B2172123
21
2323
21 23267
+25’-2”
+14’-8”
+13’-6”
+20’-8”
+20’-8”
T.O. PARAPET
T.O. ROOF
T.O. ROOF
T.O. PARAPET
T.O. PARAPET
EAST ELEVATION1 NORTH ELEVATION2
WEST ELEVATION3 SOUTH ELEVATION4
ROOFLINE
MATERIALS FINISHES
STUCCO PANEL - STONEWOOD ARCHITECTURAL PANELS “FASHION GREY” 5619-CB
PANEL - STONEWOOD ARCHITECTURAL PANELS “GRAPHITE SPECTRUM” 6726-AB
GALVANIZED - IMETCO, LATITUDE FINISH “PREWEATHERED GALVALUME”
CANOPY - MAPES ARCHITECTURAL CANOPIES “WHITE BAKED ENAMEL”
CANOPY - MAPES ARCHITECTURAL CANOPIES “ELECTRIC LIME GREEN” SW6921
PRE-CAST BASE
CORRUGATED METAL PANEL
CANOPY
TENANT SIGNAGE
SPANDREL GLASS
BRICK VENEER
ALUMINIUM STOREFRONT
METAL ROOFING
ARCHITECTURAL TRIM
PHENOLIC PANEL
GARAGE METAL DOOR
STONE VENEER
FIBER CEMENT SIDING
METAL DOOR
CANOPY FINS
LIGHT FIXTURES
LANDSCAPE TRELLIS/PLANTER
A 1
G
M
N
O
P
Q
R
B 2
H
C 3
I
D 4
J
E 5
K
F 6
L
NOTE: SIGNAGE IS SHOWN FOR ILLUSTRATIVE PURPOSES ONLY. SIGNS SHALL CONFORM TO THE MASTER SIGN PROGRAM. WINDOWS AND DOORS TO BE RECESSED A MIN. OF 2”.
3 4
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:33
Architecture + Planning888.456.5849ktgy.com MENIFEE, CA # 2020-0344
MENIFEE CROSSROADS
MAY 19TH, 2021
CONCEPTUAL DESIGNMENIFEE CROSSROADS, LLC24211 PARK GRANADACALABASAS, CA 92301 11CONCEPTUAL RENDERING -
SE CORNER OF PAD A
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:34
Architecture + Planning888.456.5849ktgy.com MENIFEE, CA # 2020-0344
MENIFEE CROSSROADS
MAY 19TH, 2021
CONCEPTUAL DESIGNMENIFEE CROSSROADS, LLC24211 PARK GRANADACALABASAS, CA 92301 12CONCEPTUAL FLOOR PLAN -
RETAIL/OFFICE 1
NE
W
P
O
R
T
R
O
A
D
BRADLEY ROAD
PA
R
K
A
V
E
N
U
E
KEY PLAN (NOT TO SCALE)
NOTE: BUILDING DEMISING IS CONCEPTUAL SUBJECT TO CHANGE.ELECTRICAL ROOM NOT INCLUDED IN SQUARE FOOTAGE.
36'-9"
RETAIL / OFFICE 17,750 SF"B" OCCUPANCYTYPE V-B CONSTRUCTION
ROOF ACCESSLADDER
FIRE RISER RM50 SF
FIRE RISER
113'-0"
ELEC ROOM70 SF
127'-0"
33'-8"36'-8"32'-8"
4'-4"24'-0"4'-4"
12'-0"
5'-0"23'-8"4'-4"
12'-0"
5'-0"12'-0"4'-0"12'-0"4'-4"
64
'
-
4
"
4'
-
4
"
4'-
4
"
12
'
-
0
"
4'-
4
"
12
'
-
0
"
23
'
-
0
"
4'-
4
"
PATIO
10'-0"
10
'
-
8
"
7'-0"
37
'
-
0
"
62
'
-
0
"
36'-0"
12'-0"4'-0"4'-0"12'-0"4'-0"
26'-0"37'-0"
126'-0"
27'-0"
6'-6"24'-0"6'-6"
63
'
-
4
"
37
'
-
0
"
4'
-
4
"
12
'
-
0
"
4'-
4
"
4'-
4
"
12
'
-
0
"
26
'
-
4
"
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:35
Architecture + Planning888.456.5849ktgy.com MENIFEE, CA # 2020-0344
MENIFEE CROSSROADS
MAY 19TH, 2021
CONCEPTUAL DESIGNMENIFEE CROSSROADS, LLC24211 PARK GRANADACALABASAS, CA 92301 13CONCEPTUAL ROOF PLAN -
RETAIL/OFFICE 1
NE
W
P
O
R
T
R
O
A
D
BRADLEY ROAD
PA
R
K
A
V
E
N
U
E
KEY PLAN (NOT TO SCALE)
28' - 0"T.O.P.
27' - 0"T.O.P.
RTU TYP..
23' - 8"T.O.P.
CANOPY BELOWTYP.
21' - 8"T.O.P.
21' - 8"T.O.P.
23' - 8"T.O.P.
±17' - 0"
T.O.ROOF
±18' - 3"
T.O.ROOF
RTU
RTU RTU
RTU
NOTE: ROOF PLAN AND EQUIPMENT PLAYOUT ARE CONCEPTUAL, SUBJECT TO CHANGE
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:36
Architecture + Planning888.456.5849ktgy.com MENIFEE, CA # 2020-0344
MENIFEE CROSSROADS
MAY 19TH, 2021
CONCEPTUAL DESIGNMENIFEE CROSSROADS, LLC24211 PARK GRANADACALABASAS, CA 92301 14CONCEPTUAL ELEVATIONS -
RETAIL/ OFFICE 1
NE
W
P
O
R
T
R
O
A
D
BRADLEY ROAD
PA
R
K
A
V
E
N
U
E
KEY PLAN (NOT TO SCALE)
2
1
PAINT - FIRESTONE “CLEAR ANODIZED”
PAINT - FIRESTONE “CHARCOAL”
ALUMINIUM - KAWNEER, 451 “MATTE BLACK ANODIZED”
NOT USED
FINS - MAPES ARCHITECTURAL CANOPIES, “BLACK”
PAINT - SW 7661 “REFLECTION”
7
8
9
10
11
12
METAL SIDING - CLADDING, DIM GREY
PAINT - SW 9518 “FEATHER STONE”
PAINT- SW 6073 “PERFECT GREIGE”
PAINT - SW 9610 “STONY CREEK”
PAINT- SW 6005 “FOLKSTONE”
PAINT - SW 7006 “PURE WHITE”
19
20
21
22
23
24
PAINT - SW 0077 “CLASSIC FRENCH GRAY”
PAINT - SW 6385 “DOVER WHITE”
PAINT - SW 7069 “IRON ORE”
PAINT - SW 6254 “LAZY GRAY”
PAINT - SW 6670 “GOLD CREST”
13
14
15
16
17
18
PAINT- SW 7757 “HIGH REFLECTIVE WHITE”STONE VENEER- “CANNONADE”, CUT COARSE STONE, EL DORADO
BRICK VENEER- “ASHLAND”, TUNDRA BRICK, EL DORADO
25
PAINT- SW 7044 “AMAZING GRAY”
PAINT- SW 7675 “SEAL SKIN”
26
27
MATERIALS FINISHES
STUCCO PANEL - STONEWOOD ARCHITECTURAL PANELS “FASHION GREY” 5619-CB
PANEL - STONEWOOD ARCHITECTURAL PANELS “GRAPHITE SPECTRUM” 6726-AB
GALVANIZED - IMETCO, LATITUDE FINISH “PREWEATHERED GALVALUME”
CANOPY - MAPES ARCHITECTURAL CANOPIES “WHITE BAKED ENAMEL”
CANOPY - MAPES ARCHITECTURAL CANOPIES “ELECTRIC LIME GREEN” SW6921
PRE-CAST BASE
CORRUGATED METAL PANEL
CANOPY
TENANT SIGNAGE
SPANDREL GLASS
BRICK VENEER
ALUMINIUM STOREFRONT
METAL ROOFING
ARCHITECTURAL TRIM
PHENOLIC PANEL
GARAGE METAL DOOR
STONE VENEER
FIBER CEMENT SIDING
METAL DOOR
CANOPY FINS
LIGHT FIXTURES
LANDSCAPE TRELLIS/PLANTER
A 1
G
M
N
O
P
Q
R
B 2
H
C 3
I
D 4
J
E 5
K
F 6
L
NOTE: SIGNAGE IS SHOWN FOR ILLUSTRATIVE PURPOSES ONLY. SIGNS SHALL CONFORM TO THE MASTER SIGN PROGRAM. WINDOWS AND DOORS TO BE RECESSED A MIN. OF 2”.
0’-0”
F.F.
20SPANDREL 2025181515151515AADADCKDDC
AA DBBB1414 15
+23’-8”+23’-8”
+28’-0”
±18’-3”±18’-3”
+10’-0”+10’-0”
T.O. PARAPET T.O. PARAPET
T.O. PARAPET
T.O. ROOF T.O. ROOF
T.O. OPENING T.O. OPENING
EAST ELEVATION1
0’-0”
F.F.
SPANDREL2015 15 25ADDD
A A APB1414 2014
+23’-8”+23’-8”
±18’-3”±17’-0”
+10’-0”
T.O. PARAPET T.O. PARAPET
T.O. ROOF T.O. ROOF
T.O. OPENING
NORTH ELEVATION2
ROOFLINE
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:37
Architecture + Planning888.456.5849ktgy.com MENIFEE, CA # 2020-0344
MENIFEE CROSSROADS
MAY 19TH, 2021
CONCEPTUAL DESIGNMENIFEE CROSSROADS, LLC24211 PARK GRANADACALABASAS, CA 92301 15CONCEPTUAL ELEVATIONS -
RETAIL/ OFFICE 1
NE
W
P
O
R
T
R
O
A
D
BRADLEY ROAD
PA
R
K
A
V
E
N
U
E
KEY PLAN (NOT TO SCALE)
4
3
PAINT - FIRESTONE “CLEAR ANODIZED”
PAINT - FIRESTONE “CHARCOAL”
ALUMINIUM - KAWNEER, 451 “MATTE BLACK ANODIZED”
NOT USED
FINS - MAPES ARCHITECTURAL CANOPIES, “BLACK”
PAINT - SW 7661 “REFLECTION”
7
8
9
10
11
12
METAL SIDING - CLADDING, DIM GREY
PAINT - SW 9518 “FEATHER STONE”
PAINT- SW 6073 “PERFECT GREIGE”
PAINT - SW 9610 “STONY CREEK”
PAINT- SW 6005 “FOLKSTONE”
PAINT - SW 7006 “PURE WHITE”
19
20
21
22
23
24
PAINT - SW 0077 “CLASSIC FRENCH GRAY”
PAINT - SW 6385 “DOVER WHITE”
PAINT - SW 7069 “IRON ORE”
PAINT - SW 6254 “LAZY GRAY”
PAINT - SW 6670 “GOLD CREST”
13
14
15
16
17
18
PAINT- SW 7757 “HIGH REFLECTIVE WHITE”STONE VENEER- “CANNONADE”, CUT COARSE STONE, EL DORADO
BRICK VENEER- “ASHLAND”, TUNDRA BRICK, EL DORADO
25
PAINT- SW 7044 “AMAZING GRAY”
PAINT- SW 7675 “SEAL SKIN”
26
27
0’-0”
F.F.
0’-0”
F.F.
15 15
15 25 20
20
SPANDREL
SPANDREL15251525201418
14
K
K
D D
D D A
ADDDDAAA
A
P
A
A
B B
B14
14
14
+23’-8”+23’-8”
+23’-8”+23’-8”
+27’-0”
SPANDREL
±17’-0”±17’-0”
±17’-0”±18’-3”
+10’-0”+10’-0”
+10’-0”
T.O. PARAPETT.O. PARAPET
T.O. PARAPET T.O. PARAPET
T.O. PARAPET
T.O. ROOFT.O. ROOF
T.O. ROOF T.O. ROOF
T.O. OPENINGT.O. OPENING
T.O. OPENING
WEST ELEVATION3
SOUTH ELEVATION4
MATERIALS FINISHES
STUCCO PANEL - STONEWOOD ARCHITECTURAL PANELS “FASHION GREY” 5619-CB
PANEL - STONEWOOD ARCHITECTURAL PANELS “GRAPHITE SPECTRUM” 6726-AB
GALVANIZED - IMETCO, LATITUDE FINISH “PREWEATHERED GALVALUME”
CANOPY - MAPES ARCHITECTURAL CANOPIES “WHITE BAKED ENAMEL”
CANOPY - MAPES ARCHITECTURAL CANOPIES “ELECTRIC LIME GREEN” SW6921
PRE-CAST BASE
CORRUGATED METAL PANEL
CANOPY
TENANT SIGNAGE
SPANDREL GLASS
BRICK VENEER
ALUMINIUM STOREFRONT
METAL ROOFING
ARCHITECTURAL TRIM
PHENOLIC PANEL
GARAGE METAL DOOR
STONE VENEER
FIBER CEMENT SIDING
METAL DOOR
CANOPY FINS
LIGHT FIXTURES
LANDSCAPE TRELLIS/PLANTER
A 1
G
M
N
O
P
Q
R
B 2
H
C 3
I
D 4
J
E 5
K
F 6
L
NOTE: SIGNAGE IS SHOWN FOR ILLUSTRATIVE PURPOSES ONLY. SIGNS SHALL CONFORM TO THE MASTER SIGN PROGRAM. WINDOWS AND DOORS TO BE RECESSED A MIN. OF 2”.
3
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:38
Architecture + Planning888.456.5849ktgy.com MENIFEE, CA # 2020-0344
MENIFEE CROSSROADS
MAY 19TH, 2021
CONCEPTUAL DESIGNMENIFEE CROSSROADS, LLC24211 PARK GRANADACALABASAS, CA 92301 16CONCEPTUAL RENDERING -
SE CORNER OF OFFICE 1
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:39
Architecture + Planning888.456.5849ktgy.com MENIFEE, CA # 2020-0344
MENIFEE CROSSROADS
MAY 19TH, 2021
CONCEPTUAL DESIGNMENIFEE CROSSROADS, LLC24211 PARK GRANADACALABASAS, CA 92301 17CONCEPTUAL FLOOR PLAN -
SHOPS 1
NE
W
P
O
R
T
R
O
A
D
BRADLEY ROAD
PA
R
K
A
V
E
N
U
E
KEY PLAN (NOT TO SCALE)
8,200 SF
SHOPS 1
"B" OCCUPANCYTYPE V-B CONSTRUCTION
EL
E
C
R
O
O
M
78
S
F
6'-6"25'-5"6'-6"18'-6"4'-8"18'-6"4'-8"
62'-11"
21
'
-
4
"
5'-
4
"
28
'
-
8
"
6'-
4
"
23
'
-
0
"
32'-1"
41'-3"
28'-8"
38'-8"7'-4"
58
'
-
0
"
145'-0"
58
'
-
1
"
FIRE RISER
6'-4"
46'-4"38'-5"
56
'
-
0
"
147'-8"
144'-0"
26
'
-
1
"
36
'
-
9
"
5'-
4
"
19'-4"
5'-0"5'-0"
38'-5"
ROOF ACCESSLADDER
14
'
-
4
"
12
'
-
3
"
13
'
-
4
"
11'-11"
3'-3"
5'-11"
NOTE: BUILDING DEMISING IS CONCEPTUAL SUBJECT TO CHANGE.ELECTRICAL ROOM NOT INCLUDED IN SQUARE FOOTAGE.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:40
Architecture + Planning888.456.5849ktgy.com MENIFEE, CA # 2020-0344
MENIFEE CROSSROADS
MAY 19TH, 2021
CONCEPTUAL DESIGNMENIFEE CROSSROADS, LLC24211 PARK GRANADACALABASAS, CA 92301 18CONCEPTUAL ROOF PLAN -
SHOPS 1
NE
W
P
O
R
T
R
O
A
D
BRADLEY ROAD
PA
R
K
A
V
E
N
U
E
KEY PLAN (NOT TO SCALE)
RTU RTU
RTU RTU
METAL CANOPY BELOWTYP.
30' - 0"
T.O.P.
22' - 4"
T.O.P.
RTU
RTU
RTU
RTU
RTU
RTURTU
22' - 4"
T.O.P.
19' - 8"
T.O.P.
25' - 0"
T.O.P.
22' - 3"
T.O.P.
25' - 0"
T.O.P.
23' - 0"
T.O.P.
22' - 3"
T.O.P.
±16' - 0"
T.O.ROOF
±17' - 2"
T.O.ROOF
NOTE: ROOF PLAN AND EQUIPMENT PLAYOUT ARE CONCEPTUAL SUBJECT TO CHANGE
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:41
Architecture + Planning888.456.5849ktgy.com MENIFEE, CA # 2020-0344
MENIFEE CROSSROADS
MAY 19TH, 2021
CONCEPTUAL DESIGNMENIFEE CROSSROADS, LLC24211 PARK GRANADACALABASAS, CA 92301 19CONCEPTUAL ELEVATIONS -
SHOPS 1
NE
W
P
O
R
T
R
O
A
D
BRADLEY ROAD
PA
R
K
A
V
E
N
U
E
KEY PLAN (NOT TO SCALE)
PAINT - FIRESTONE “CLEAR ANODIZED”
PAINT - FIRESTONE “CHARCOAL”
ALUMINIUM - KAWNEER, 451 “MATTE BLACK ANODIZED”
NOT USED
FINS - MAPES ARCHITECTURAL CANOPIES, “BLACK”
PAINT - SW 7661 “REFLECTION”
7
8
9
10
11
12
METAL SIDING - CLADDING, DIM GREY
PAINT - SW 9518 “FEATHER STONE”
PAINT- SW 6073 “PERFECT GREIGE”
PAINT - SW 9610 “STONY CREEK”
PAINT- SW 6005 “FOLKSTONE”
PAINT - SW 7006 “PURE WHITE”
19
20
21
22
23
24
PAINT - SW 0077 “CLASSIC FRENCH GRAY”
PAINT - SW 6385 “DOVER WHITE”
PAINT - SW 7069 “IRON ORE”
PAINT - SW 6254 “LAZY GRAY”
PAINT - SW 6670 “GOLD CREST”
13
14
15
16
17
18
PAINT- SW 7757 “HIGH REFLECTIVE WHITE”STONE VENEER- “CANNONADE”, CUT COARSE STONE, EL DORADO
BRICK VENEER- “ASHLAND”, TUNDRA BRICK, EL DORADO
25
PAINT- SW 7044 “AMAZING GRAY”
PAINT- SW 7675 “SEAL SKIN”
26
27
0’-0”0’-0”
0’-0”0’-0”
F.F.F.F.
F.F.F.F.
MATERIALS FINISHES
STUCCO PANEL - STONEWOOD ARCHITECTURAL PANELS “FASHION GREY” 5619-CB
PANEL - STONEWOOD ARCHITECTURAL PANELS “GRAPHITE SPECTRUM” 6726-AB
GALVANIZED - IMETCO, LATITUDE FINISH “PREWEATHERED GALVALUME”
CANOPY - MAPES ARCHITECTURAL CANOPIES “WHITE BAKED ENAMEL”
CANOPY - MAPES ARCHITECTURAL CANOPIES “ELECTRIC LIME GREEN” SW6921
PRE-CAST BASE
CORRUGATED METAL PANEL
CANOPY
TENANT SIGNAGE
SPANDREL GLASS
BRICK VENEER
ALUMINIUM STOREFRONT
METAL ROOFING
ARCHITECTURAL TRIM
PHENOLIC PANEL
GARAGE METAL DOOR
STONE VENEER
FIBER CEMENT SIDING
METAL DOOR
CANOPY FINS
LIGHT FIXTURES
LANDSCAPE TRELLIS/PLANTER
A 1
G
M
N
O
P
Q
R
B 2
H
C 3
I
D 4
J
E 5
K
F 6
L
NOTE: SIGNAGE IS SHOWN FOR ILLUSTRATIVE PURPOSES ONLY. SIGNS SHALL CONFORM TO THE MASTER SIGN PROGRAM. WINDOWS AND DOORS TO BE RECESSED A MIN. OF 2”.
24
3
1
14 2015 23 2315
23 15 15151519
152222 22
19 192221 20 14 15
19 192315DACCCD
D D DACO
DAA A
O OAA A D C
O OACK
+25’- 0”
+22’- 4”
±16’- 0”
+30’- 0”
+25’- 0”
±17’- 2”
+23’- 0”
±17’- 2”
T.O. PARAPET
T.O. PARAPET
T.O. ROOF
T.O. PARAPET
T.O. PARAPET
T.O. ROOF
T.O. PARAPET
T.O. ROOF
15
15
1515 1515
151010
101515SPANDRELSPANDRELSPANDREL
22 15 23C
C
CP PA
PBB
BCAF
A A D
ROOFLINE
+23’-0”
+11’-0”
±16’-0”
T.O. PARAPET
T.O. OPENING
T.O. ROOF
EAST ELEVATION
WEST ELEVATION
NORTH ELEVATION
SOUTH ELEVATION
1
3
2
4
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:42
Architecture + Planning888.456.5849ktgy.com MENIFEE, CA # 2020-0344
MENIFEE CROSSROADS
MAY 19TH, 2021
CONCEPTUAL DESIGNMENIFEE CROSSROADS, LLC24211 PARK GRANADACALABASAS, CA 92301 20CONCEPTUAL RENDERING -
SHOPS 1
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:43
Architecture + Planning888.456.5849ktgy.com MENIFEE, CA # 2020-0344
MENIFEE CROSSROADS
MAY 19TH, 2021
CONCEPTUAL DESIGNMENIFEE CROSSROADS, LLC24211 PARK GRANADACALABASAS, CA 92301 21CONCEPTUAL FLOOR PLAN -
SHOPS 2
NE
W
P
O
R
T
R
O
A
D
BRADLEY ROAD
PA
R
K
A
V
E
N
U
E
KEY PLAN (NOT TO SCALE)
"B" OCCUPANCYTYPE V-B CONSTRUCTION
8,500 SF
SHOPS 2
FIRE RISER
169'-4"
50
'
-
0
"
4'-0"
175'-2"
64'-10"69'-0"36'-4"5'-0"
24'-5"6'-0"24'-5"6'-0"7'-0"55'-0"7'-0"8'-0"28'-4"
8'-
0
"
50
'
-
1
0
"
29
'
-
6
"
21
'
-
4
"
15
'
-
6
"
6'-
0
"
6'-0"
173'-0"
36'-0"125'-0"12'-0"
27'-0"6'-0"6'-0"47'-0"6'-0"27'-0"4'-6"27'-0"4'-6"
51
'
-
8
"
27
'
-
4
"
8'
-
0
"
19
'
-
4
"
11
'
-
0
"
13
'
-
4
"
EL
E
C
R
O
O
M
78
S
F
FIRE RISER RM50 SF
ROOF ACCESSLADDER
NOTE: BUILDING DEMISING IS CONCEPTUAL SUBJECT TO CHANGE.ELECTRICAL ROOM NOT INCLUDED IN SQUARE FOOTAGE.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:44
Architecture + Planning888.456.5849ktgy.com MENIFEE, CA # 2020-0344
MENIFEE CROSSROADS
MAY 19TH, 2021
CONCEPTUAL DESIGNMENIFEE CROSSROADS, LLC24211 PARK GRANADACALABASAS, CA 92301 22CONCEPTUAL ROOF PLAN -
SHOPS 2
NE
W
P
O
R
T
R
O
A
D
BRADLEY ROAD
PA
R
K
A
V
E
N
U
E
KEY PLAN (NOT TO SCALE)
RTU RTU
RTU RTU
RTU
RTU
RTU
RTU
RTU RTU
RTU
RTU
RTU
±18' - 0"
T.O.ROOF
26' - 6"
T.O.P.
24' - 0"
T.O.P.19' - 5"
T.O.P.
23' - 0"
T.O.P.
13' - 0"
T.O.PROJECTION
27' - 0"
T.O.OVERHANG
METAL CANOPY BELOW
23' - 0"
T.O.P.
19' - 5"
T.O.P.
±17' - 0"
T.O.ROOF
23' - 0"
T.O.P.
METAL CANOPY BELOW
METAL CANOPY BELOW
NOTE: ROOF PLAN AND EQUIPMENT PLAYOUT ARE CONCEPTUAL SUBJECT TO CHANGE
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:45
Architecture + Planning888.456.5849ktgy.com MENIFEE, CA # 2020-0344
MENIFEE CROSSROADS
MAY 19TH, 2021
CONCEPTUAL DESIGNMENIFEE CROSSROADS, LLC24211 PARK GRANADACALABASAS, CA 92301 23CONCEPTUAL ELEVATIONS -
SHOPS 2
NE
W
P
O
R
T
R
O
A
D
BRADLEY ROAD
PA
R
K
A
V
E
N
U
E
KEY PLAN (NOT TO SCALE)
2
1
EL
E
C
R
O
O
M
78
S
F
ELEC ROOM78 SF
PAINT - FIRESTONE “CLEAR ANODIZED”
PAINT - FIRESTONE “CHARCOAL”
ALUMINIUM - KAWNEER, 451 “MATTE BLACK ANODIZED”
NOT USED
FINS - MAPES ARCHITECTURAL CANOPIES, “BLACK”
PAINT - SW 7661 “REFLECTION”
7
8
9
10
11
12
METAL SIDING - CLADDING, DIM GREY
PAINT - SW 9518 “FEATHER STONE”
PAINT- SW 6073 “PERFECT GREIGE”
PAINT - SW 9610 “STONY CREEK”
PAINT- SW 6005 “FOLKSTONE”
PAINT - SW 7006 “PURE WHITE”
19
20
21
22
23
24
PAINT - SW 0077 “CLASSIC FRENCH GRAY”
PAINT - SW 6385 “DOVER WHITE”
PAINT - SW 7069 “IRON ORE”
PAINT - SW 6254 “LAZY GRAY”
PAINT - SW 6670 “GOLD CREST”
13
14
15
16
17
18
PAINT- SW 7757 “HIGH REFLECTIVE WHITE”STONE VENEER- “CANNONADE”, CUT COARSE STONE, EL DORADO
BRICK VENEER- “ASHLAND”, TUNDRA BRICK, EL DORADO
25
PAINT- SW 7044 “AMAZING GRAY”
PAINT- SW 7675 “SEAL SKIN”
26
27
15 25
15
1914 22
22 15 15 13
15 1513 2315DD
D
OA A
A A C O
C AO OC
+27’-0”
+26’-6”
±18’-0”
+12’-0”
+10’-0”
+2’-6”
T.O. PARAPET
T.O. PARAPET
T.O. ROOF
T.O. OPENING
T.O. OPENING
B.O. OPENING
0’-0”
0’-0”
F.F.
F.F.
K
B
+26’-6”
±18’-0”
+24’-0”
±17’-0”
+10’-0”
+23’-0”
T.O. PARAPET
T.O. ROOF
T.O. PARAPET
T.O. ROOF
T.O. OPENING
T.O. ROOF
23 15 15OABP
EAST ELEVATION
NORTH ELEVATION
1
2
MATERIALS FINISHES
STUCCO PANEL - STONEWOOD ARCHITECTURAL PANELS “FASHION GREY” 5619-CB
PANEL - STONEWOOD ARCHITECTURAL PANELS “GRAPHITE SPECTRUM” 6726-AB
GALVANIZED - IMETCO, LATITUDE FINISH “PREWEATHERED GALVALUME”
CANOPY - MAPES ARCHITECTURAL CANOPIES “WHITE BAKED ENAMEL”
CANOPY - MAPES ARCHITECTURAL CANOPIES “ELECTRIC LIME GREEN” SW6921
PRE-CAST BASE
CORRUGATED METAL PANEL
CANOPY
TENANT SIGNAGE
SPANDREL GLASS
BRICK VENEER
ALUMINIUM STOREFRONT
METAL ROOFING
ARCHITECTURAL TRIM
PHENOLIC PANEL
GARAGE METAL DOOR
STONE VENEER
FIBER CEMENT SIDING
METAL DOOR
CANOPY FINS
LIGHT FIXTURES
LANDSCAPE TRELLIS/PLANTER
A 1
G
M
N
O
P
Q
R
B 2
H
C 3
I
D 4
J
E 5
K
F 6
L
NOTE: SIGNAGE IS SHOWN FOR ILLUSTRATIVE PURPOSES ONLY. SIGNS SHALL CONFORM TO THE MASTER SIGN PROGRAM. WINDOWS AND DOORS TO BE RECESSED A MIN. OF 2”.
ROOFLINE
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:46
Architecture + Planning888.456.5849ktgy.com MENIFEE, CA # 2020-0344
MENIFEE CROSSROADS
MAY 19TH, 2021
CONCEPTUAL DESIGNMENIFEE CROSSROADS, LLC24211 PARK GRANADACALABASAS, CA 92301 24CONCEPTUAL ELEVATIONS -
SHOPS 2
NE
W
P
O
R
T
R
O
A
D
BRADLEY ROAD
PA
R
K
A
V
E
N
U
E
KEY PLAN (NOT TO SCALE)
4
3
ELEC ROOM 78 SF
EL
E
C
R
O
O
M
78
S
F
PAINT - FIRESTONE “CLEAR ANODIZED”
PAINT - FIRESTONE “CHARCOAL”
ALUMINIUM - KAWNEER, 451 “MATTE BLACK ANODIZED”
NOT USED
FINS - MAPES ARCHITECTURAL CANOPIES, “BLACK”
PAINT - SW 7661 “REFLECTION”
7
8
9
10
11
12
METAL SIDING - CLADDING, DIM GREY
PAINT - SW 9518 “FEATHER STONE”
PAINT- SW 6073 “PERFECT GREIGE”
PAINT - SW 9610 “STONY CREEK”
PAINT- SW 6005 “FOLKSTONE”
PAINT - SW 7006 “PURE WHITE”
19
20
21
22
23
24
PAINT - SW 0077 “CLASSIC FRENCH GRAY”
PAINT - SW 6385 “DOVER WHITE”
PAINT - SW 7069 “IRON ORE”
PAINT - SW 6254 “LAZY GRAY”
PAINT - SW 6670 “GOLD CREST”
13
14
15
16
17
18
PAINT- SW 7757 “HIGH REFLECTIVE WHITE”STONE VENEER- “CANNONADE”, CUT COARSE STONE, EL DORADO
BRICK VENEER- “ASHLAND”, TUNDRA BRICK, EL DORADO
25
PAINT- SW 7044 “AMAZING GRAY”
PAINT- SW 7675 “SEAL SKIN”
26
27
MATERIALS FINISHES
STUCCO PANEL - STONEWOOD ARCHITECTURAL PANELS “FASHION GREY” 5619-CB
PANEL - STONEWOOD ARCHITECTURAL PANELS “GRAPHITE SPECTRUM” 6726-AB
GALVANIZED - IMETCO, LATITUDE FINISH “PREWEATHERED GALVALUME”
CANOPY - MAPES ARCHITECTURAL CANOPIES “WHITE BAKED ENAMEL”
CANOPY - MAPES ARCHITECTURAL CANOPIES “ELECTRIC LIME GREEN” SW6921
PRE-CAST BASE
CORRUGATED METAL PANEL
CANOPY
TENANT SIGNAGE
SPANDREL GLASS
BRICK VENEER
ALUMINIUM STOREFRONT
METAL ROOFING
ARCHITECTURAL TRIM
PHENOLIC PANEL
GARAGE METAL DOOR
STONE VENEER
FIBER CEMENT SIDING
METAL DOOR
CANOPY FINS
LIGHT FIXTURES
LANDSCAPE TRELLIS/PLANTER
A 1
G
M
N
O
P
Q
R
B 2
H
C 3
I
D 4
J
E 5
K
F 6
L
NOTE: SIGNAGE IS SHOWN FOR ILLUSTRATIVE PURPOSES ONLY. SIGNS SHALL CONFORM TO THE MASTER SIGN PROGRAM. WINDOWS AND DOORS TO BE RECESSED A MIN. OF 2”.
25 22 2115 15 1513
19 151514
19DAACCAO
O CDA
O K
+24’-0”
±17’-0”
+22’-1”
±17’-0”
+11’-2”
T.O. PARAPET
T.O. ROOF
T.O. PARAPET
T.O. ROOF
T.O. CANOPY
0’-0”
0’-0”
F.F.
F.F.
+12’-5”
T.O. PARAPET
+22’-11”
+11’-0”
± 17’-0”
+27’-0”
±18’-0”
T.O. PARAPET
T.O. CANOPY
T.O. ROOF
T.O. PARAPET
T.O. ROOF
21
15 SPANDREL SPANDRELSPANDRELSPANDREL
15 A
P
A B
WEST ELEVATION
SOUTH ELEVATION
3
4
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:47
Architecture + Planning888.456.5849ktgy.com MENIFEE, CA # 2020-0344
MENIFEE CROSSROADS
MAY 19TH, 2021
CONCEPTUAL DESIGNMENIFEE CROSSROADS, LLC24211 PARK GRANADACALABASAS, CA 92301 25CONCEPTUAL RENDERING -
SHOPS 2
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:48
Architecture + Planning888.456.5849ktgy.com MENIFEE, CA # 2020-0344
MENIFEE CROSSROADS
MAY 19TH, 2021
CONCEPTUAL DESIGNMENIFEE CROSSROADS, LLC24211 PARK GRANADACALABASAS, CA 92301 26CONCEPTUAL FLOOR PLAN -OFFICE 2 FIRST LEVEL
NE
W
P
O
R
T
R
O
A
D
BRADLEY ROAD
PA
R
K
A
V
E
N
U
E
KEY PLAN (NOT TO SCALE)
2 LEVELS
OFFICE:GROUND FLOOR
"B" OCCUPANCYTYPE V-B CONSTRUCTION18,642 SQ.FT.
200'-7"
3'-10"
1'-10"
14'-9"7'-6"32'-7"7'-6"32'-7"7'-6"32'-7"7'-6"32'-7"3'-10"
1'-10"
93
'
-
0
"
1'-
1
0
"
4'-
6
"
25
'
-
1
0
"
32
'
-
7
"
5'-
0
"
25
'
-
1
"
200'-7"
24'-7"6'-10"7'-0"33'-1"7'-6"32'-7"7'-6"32'-7"7'-6"5'-0"36'-5"
93
'
-
0
"
1'-
1
0
"
4'-
6
"
25
'
-
1
0
"
7'-
4
"
27
'
-
7
"
27
'
-
9
"
17'-10"
ELEC ROOM140 SF
WOMEN'S RESTROOM198 SQ. FT.
MEN'S RESTROOM198 SQ. FT.
MECHANICAL ROOM48 SQ. FT.
FIRE RISER43 SF
7'-
4
"
10'-0"
COMMONAREA975 SF
NOTE: FLOOR PLAN AND INTERIOR LAYOUT SUBJECT TO CHANGE
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:49
Architecture + Planning888.456.5849ktgy.com MENIFEE, CA # 2020-0344
MENIFEE CROSSROADS
MAY 19TH, 2021
CONCEPTUAL DESIGNMENIFEE CROSSROADS, LLC24211 PARK GRANADACALABASAS, CA 92301 27CONCEPTUAL FLOOR PLAN -
OFFICE 2 SECOND LEVEL
NE
W
P
O
R
T
R
O
A
D
BRADLEY ROAD
PA
R
K
A
V
E
N
U
E
KEY PLAN (NOT TO SCALE)
2 LEVELS
OFFICE: 1STFLOOR
"B" OCCUPANCYTYPE V-B CONSTRUCTION18,642 SQ. FT
200'-7"
3'-10"
1'-10"
32'-7"7'-6"32'-7"7'-6"32'-7"7'-6"32'-7"7'-6"32'-7"3'-10"
1'-10"
93
'
-
0
"
1'-
1
0
"
4'-
6
"
25
'
-
1
0
"
7'-
4
"
25
'
-
3
"
5'-
0
"
25
'
-
1
"
200'-7"
24'-7"6'-10"7'-0"33'-1"7'-6"32'-7"7'-6"32'-7"7'-6"5'-0"36'-5"
93
'
-
0
"
1'-
1
0
"
4'-
6
"
25
'
-
1
0
"
7'-
4
"
27
'
-
7
"
27
'
-
9
"
WOMEN'S RESTROOM198 SQ. FT.
MEN'S RESTROOM198 SQ. FT.
JANITOR'S CLOSET48 SQ. FT.
MECHANICAL SHAFT33 SQ. FT.
MECHANICAL SHAFT40 SQ. FT.
COMMONAREA455 SF
10'-0"
NOTE: FLOOR PLAN AND INTERIOR LAYOUT SUBJECT TO CHANGE
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:50
Architecture + Planning888.456.5849ktgy.com MENIFEE, CA # 2020-0344
MENIFEE CROSSROADS
MAY 19TH, 2021
CONCEPTUAL DESIGNMENIFEE CROSSROADS, LLC24211 PARK GRANADACALABASAS, CA 92301 28CONCEPTUAL ROOF PLAN -
OFFICE 2
NE
W
P
O
R
T
R
O
A
D
BRADLEY ROAD
PA
R
K
A
V
E
N
U
E
KEY PLAN (NOT TO SCALE)
RTU
RTU
RTU
RTU
RTU
RTU
RTU
RTU
RTURTU
RTU
RTU
RTU
38' -0"
T.O.P.
46' - 6"
T.O.P.
46' - 8"
T.O.P.
46' - 6"
T.O.P.
41' - 0"
T.O.P.
41' - 0"
T.O.P.37' - 8"
T.O.P.
37' - 0"
T.O.P.
37' - 0"
T.O.P.
41' - 0"
T.O.P.
37 -0"
T.O.P.
RTU
NOTE: ROOF PLAN AND EQUIPMENT LAYOUT ARE CONCEPTUAL SUBJECT TO CHANGE
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:51
Architecture + Planning888.456.5849ktgy.com MENIFEE, CA # 2020-0344
MENIFEE CROSSROADS
MAY 19TH, 2021
CONCEPTUAL DESIGNMENIFEE CROSSROADS, LLC24211 PARK GRANADACALABASAS, CA 92301 29CONCEPTUAL ELEVATIONS -
OFFICE 2
SOUTH ELEVATION
EAST ELEVATION
1
2
NE
W
P
O
R
T
R
O
A
D
BRADLEY ROAD
PA
R
K
A
V
E
N
U
E
KEY PLAN (NOT TO SCALE)
1
2
PAINT - FIRESTONE “CLEAR ANODIZED”
PAINT - FIRESTONE “CHARCOAL”
ALUMINIUM - KAWNEER, 451 “MATTE BLACK ANODIZED”
NOT USED
FINS - MAPES ARCHITECTURAL CANOPIES, “BLACK”
PAINT - SW 7661 “REFLECTION”
7
8
9
10
11
12
METAL SIDING - CLADDING, DIM GREY
PAINT - SW 9518 “FEATHER STONE”
PAINT- SW 6073 “PERFECT GREIGE”
PAINT - SW 9610 “STONY CREEK”
PAINT- SW 6005 “FOLKSTONE”
PAINT - SW 7006 “PURE WHITE”
19
20
21
22
23
24
PAINT - SW 0077 “CLASSIC FRENCH GRAY”
PAINT - SW 6385 “DOVER WHITE”
PAINT - SW 7069 “IRON ORE”
PAINT - SW 6254 “LAZY GRAY”
PAINT - SW 6670 “GOLD CREST”
13
14
15
16
17
18
PAINT- SW 7757 “HIGH REFLECTIVE WHITE”STONE VENEER- “CANNONADE”, CUT COARSE STONE, EL DORADO
BRICK VENEER- “ASHLAND”, TUNDRA BRICK, EL DORADO
25
PAINT- SW 7044 “AMAZING GRAY”
PAINT- SW 7675 “SEAL SKIN”
26
27
15
20 14 202616
2015 16 16 26J
D A AOA
AA J A O
+46’-8”
+39’-0”
+39’-0”
+28’-8”
+0’-0”
+0’-0”
T.O. PARAPET
T.O. PARAPET
T.O. PARAPET
T.O. OPENING
T.O. F.F.
T.O. F.F.
K
16
1614
C
CP
B
B
G P
+40’-0”T.O. PARAPET
+39’-0”
+28’-8”
+34’-0”
T.O. PARAPET
T.O. OPENING
T.O. ROOF
+43’-0”
T.O. PARAPET
K 14A B 14A B23A
ROOFLINE
+16-0”
FLOOR TO FLOOR
+16-0”
FLOOR TO FLOOR
+12’-0”
T.O. OPENING
MATERIALS FINISHES
STUCCO PANEL - STONEWOOD ARCHITECTURAL PANELS “FASHION GREY” 5619-CB
PANEL - STONEWOOD ARCHITECTURAL PANELS “GRAPHITE SPECTRUM” 6726-AB
GALVANIZED - IMETCO, LATITUDE FINISH “PREWEATHERED GALVALUME”
CANOPY - MAPES ARCHITECTURAL CANOPIES “WHITE BAKED ENAMEL”
CANOPY - MAPES ARCHITECTURAL CANOPIES “ELECTRIC LIME GREEN” SW6921
PRE-CAST BASE
CORRUGATED METAL PANEL
CANOPY
TENANT SIGNAGE
SPANDREL GLASS
BRICK VENEER
ALUMINIUM STOREFRONT
METAL ROOFING
ARCHITECTURAL TRIM
PHENOLIC PANEL
GARAGE METAL DOOR
STONE VENEER
FIBER CEMENT SIDING
METAL DOOR
CANOPY FINS
LIGHT FIXTURES
LANDSCAPE TRELLIS/PLANTER
A 1
G
M
N
O
P
Q
R
B 2
H
C 3
I
D 4
J
E 5
K
F 6
L
NOTE: SIGNAGE IS SHOWN FOR ILLUSTRATIVE PURPOSES ONLY. SIGNS SHALL CONFORM TO THE MASTER SIGN PROGRAM. WINDOWS AND DOORS TO BE RECESSED A MIN. OF 2”.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:52
Architecture + Planning888.456.5849ktgy.com MENIFEE, CA # 2020-0344
MENIFEE CROSSROADS
MAY 19TH, 2021
CONCEPTUAL DESIGNMENIFEE CROSSROADS, LLC24211 PARK GRANADACALABASAS, CA 92301 30CONCEPTUAL ELEVATIONS -
OFFICE 2
NORTH ELEVATION
WEST ELEVATION
3
4
NE
W
P
O
R
T
R
O
A
D
BRADLEY ROAD
PA
R
K
A
V
E
N
U
E
KEY PLAN (NOT TO SCALE)
3
4
PAINT - FIRESTONE “CLEAR ANODIZED”
PAINT - FIRESTONE “CHARCOAL”
ALUMINIUM - KAWNEER, 451 “MATTE BLACK ANODIZED”
NOT USED
FINS - MAPES ARCHITECTURAL CANOPIES, “BLACK”
PAINT - SW 7661 “REFLECTION”
7
8
9
10
11
12
METAL SIDING - CLADDING, DIM GREY
PAINT - SW 9518 “FEATHER STONE”
PAINT- SW 6073 “PERFECT GREIGE”
PAINT - SW 9610 “STONY CREEK”
PAINT- SW 6005 “FOLKSTONE”
PAINT - SW 7006 “PURE WHITE”
19
20
21
22
23
24
PAINT - SW 0077 “CLASSIC FRENCH GRAY”
PAINT - SW 6385 “DOVER WHITE”
PAINT - SW 7069 “IRON ORE”
PAINT - SW 6254 “LAZY GRAY”
PAINT - SW 6670 “GOLD CREST”
13
14
15
16
17
18
PAINT- SW 7757 “HIGH REFLECTIVE WHITE”STONE VENEER- “CANNONADE”, CUT COARSE STONE, EL DORADO
BRICK VENEER- “ASHLAND”, TUNDRA BRICK, EL DORADO
25
PAINT- SW 7044 “AMAZING GRAY”
PAINT- SW 7675 “SEAL SKIN”
26
27
+40’-0”
+39’-0”
+38’-0”
+43-0”
+28-8”
+16-0”
+16-0”
+0’-0”
+0’-0”
T.O. PARAPET
T.O. PARAPET
T.O. PARAPET
T.O. PARAPET
T.O. OPENING
FLOOR TO FLOOR
FLOOR TO FLOOR
F.F.
F.F.
+46’-8”
+13’-1”
+38’-0”
+39’-0”
+28’-8”
+12’-0”
+32’-0”+32’-0”
T.O. PARAPET
T.O. OPENING
T.O. PARAPET
T.O. PARAPET
T.O. OPENING
T.O. OPENING
T.O. ROOFT.O. ROOF
15202614AAOA
16 161520262016 16JJJAOAAA
16CPK 15P
14A
14A
ROOFLINE
MATERIALS FINISHES
STUCCO PANEL - STONEWOOD ARCHITECTURAL PANELS “FASHION GREY” 5619-CB
PANEL - STONEWOOD ARCHITECTURAL PANELS “GRAPHITE SPECTRUM” 6726-AB
GALVANIZED - IMETCO, LATITUDE FINISH “PREWEATHERED GALVALUME”
CANOPY - MAPES ARCHITECTURAL CANOPIES “WHITE BAKED ENAMEL”
CANOPY - MAPES ARCHITECTURAL CANOPIES “ELECTRIC LIME GREEN” SW6921
PRE-CAST BASE
CORRUGATED METAL PANEL
CANOPY
TENANT SIGNAGE
SPANDREL GLASS
BRICK VENEER
ALUMINIUM STOREFRONT
METAL ROOFING
ARCHITECTURAL TRIM
PHENOLIC PANEL
GARAGE METAL DOOR
STONE VENEER
FIBER CEMENT SIDING
METAL DOOR
CANOPY FINS
LIGHT FIXTURES
LANDSCAPE TRELLIS/PLANTER
A 1
G
M
N
O
P
Q
R
B 2
H
C 3
I
D 4
J
E 5
K
F 6
L
NOTE: SIGNAGE IS SHOWN FOR ILLUSTRATIVE PURPOSES ONLY. SIGNS SHALL CONFORM TO THE MASTER SIGN PROGRAM. WINDOWS AND DOORS TO BE RECESSED A MIN. OF 2”.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:53
Architecture + Planning888.456.5849ktgy.com MENIFEE, CA # 2020-0344
MENIFEE CROSSROADS
MAY 19TH, 2021
CONCEPTUAL DESIGNMENIFEE CROSSROADS, LLC24211 PARK GRANADACALABASAS, CA 92301 31CONCEPTUAL RENDERING -
OFFICE 2
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:54
Architecture + Planning888.456.5849ktgy.com MENIFEE, CA # 2020-0344
MENIFEE CROSSROADS
MAY 19TH, 2021
CONCEPTUAL DESIGNMENIFEE CROSSROADS, LLC24211 PARK GRANADACALABASAS, CA 92301 32CONCEPTUAL RENDERING -
OFFICE 2
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:55
Architecture + Planning888.456.5849ktgy.com MENIFEE, CA # 2020-0344
MENIFEE CROSSROADS
MAY 19TH, 2021
CONCEPTUAL DESIGNMENIFEE CROSSROADS, LLC24211 PARK GRANADACALABASAS, CA 92301 33CONCEPTUAL RENDERING -
STREET CORNER OF NEWPORT RD. & BRADLEY RD.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:56
Architecture + Planning888.456.5849ktgy.com MENIFEE, CA # 2020-0344
MENIFEE CROSSROADS
MAY 19TH, 2021
CONCEPTUAL DESIGNMENIFEE CROSSROADS, LLC24211 PARK GRANADACALABASAS, CA 92301 34
PH 1 & 2 FIXTUREBD 1 - BD 4 WD 2
CONCEPTUAL PHOTOMETRIC
STUDY & LIGHTING FIXTURE CUTSHEETS
Catalog # :Project :
Date :Prepared By :
LSI Industries Inc. 10000 Alliance Rd. Cincinnati, OH 45242 • www.lsi-industries.com(513) 372-3200 • ©2020 LSI Industries Inc. All Rights Reserved. Specifications subject to change without notice.
Page 1/7 Rev. 07/28/20 SPEC.1045.A.0620
Mirada Medium (MRM)Outdoor LED Area Light
FEATURES & SPECIFICATIONS
Construction• Rugged die-cast aluminum housingcontains factory prewired driver and opticalunit. Cast aluminum wiring access doorlocated underneath.•Designed to mount to square or roundpoles.•Fixtures are finished with LSI’s DuraGrip®polyester powder coat finishing process.The DuraGrip finish withstands extremeweather changes without cracking orpeeling. Other standard LSI finishesavailable. Consult factory.•Shipping weight: 30 lbs in carton.Optical System•State-of-the-Art one piece silicone opticsheet delivers industry leading opticalcontrol with an integrated gasket to provideIP66 rated sealed optical chamber in 1component.•Proprietary silicone refractor optics provideexceptional coverage and uniformity in IESTypes 2, 3, 5W, FT and FTA.•Silicone optical material does not yellow orcrack with age and provides a typical lighttransmittance of 93%.•Zero uplight.•Available in 5000K, 4000K, and 3000Kcolor temperatures per ANSI C78.377. AlsoAvailable in Phosphor Converted Amberwith Peak intensity at 610nm.•Minimum CRI of 70.•Integral Louver (IL) option available forimproved back-light control withoutsacrificing street side performance. Seepage 5 for more details.
Electrical•High-performance driver features over-voltage, under-voltage, short-circuit andover temperature protection.•0-10V dimming (10% - 100%) standard.•Standard Universal Voltage (120-277 Vac)Input 50/60 Hz or optional High Voltage(347-480 Vac).•L80 Calculated Life: >100k Hours (SeeLumen Maintenance on Page 2)•Total harmonic distortion: <20%•Operating temperature: -40°C to +50°C(-40°F to +122°F). 42L lumen package ratedto +40ºC.•Power factor: >.90•Input power stays constant over life.•Field replaceable 10kV surge protectiondevice meets a minimum Category C Lowoperation (per ANSI/IEEE C62.41.2).•High-efficacy LEDs mounted to metal-corecircuit board to maximize heat dissipation•Components are fully encased in pottingmaterial for moisture resistance. Drivercomplies with FCC standards. Driver andkey electronic components can easily beaccessed.Controls •Optional integral passive infraredBluetooth™ motion and photocellsensor (see page 5 for more details).Fixtures operate independently and canbe commissioned via iOS or Androidconfiguration app•LSI’s AirLink™ wireless control systemoptions reduce energy and maintenancecosts while optimizing light quality 24/7.(see page 5 for more details.
Installation•A single fastener secures the hinged door,underneath the housing and providesquick & easy access to the electricalcompartment.•Included terminal block accepts up to 12 ga.wire.•Utilizes LSI’s traditional 3” drill pattern B3for easy fastening of LSI products. (Seedrawing on page 1)Warranty
•LSI LED Fixtures carry a 5-year warranty.Listings• Listed to UL 1598 and UL 8750.• Meets Buy American Act requirements.• IDA compliant; with 3000K colortemperature selection.• Title 24 Compliant; see local ordinance forqualification information.• Suitable for wet Locations.• IP66 rated Luminaire per IEC 60598. IP66rated optical chamber.•3G rated for ANSI C136.31 high vibrationapplicationsapplicationsare qualified.
Specifications and dimensions subject to change without notice.
OVERVIEW
Lumen Package 7,000 - 42,000Wattage Range 53 - 390
Efficacy Range (LPW)93 - 148
Weight lbs(kg)30 (13.6)
QUICK LINKS
Ordering Guide Performance Photometrics Dimensions
LSI Industries Inc. 10000 Alliance Rd. Cincinnati, OH 45242 • www.lsi-industries.com(513) 372-3200 • ©2020 LSI Industries Inc. All Rights Reserved. Specifications subject to change without notice.
Page 3/7 Rev. 07/28/20 SPEC.1045.A.0620
Mirada Medium Outdoor LED Area Light
Optics Rotated Left Straight Optics Rotated Right
Use TypeR(Optics Rotated Right)
Pole
EXAMPLE Use TypeL(Optics Rotated Left)
OPTICS ROTATION ACCESSORIES/OPTIONS
Integral Louver (IL)Accessory Integral Louver available for improved back-light control without sacrificing street side performance. LSI’s Integral Louver (IL) option delivers backlight control that significantly reduces light spill behind the pole for applications with pole locations close to adjacent properties. The integrated louvers’ design maximizes forward-reflected light while - reducing glare, maintaining the optical distribution selected, and most importantly, eliminating light trespass. The Integral louver rotates with the optical distribution.
7 Pin Photoelectric Control7-pin ANSI C136.41-2013 control receptacle option available fortwist lock photocontrols or wireless control modules. Controlaccessories sold separately. Dimming leads from the receptaclewill be connected to the driver dimming leads (Consult factoryfor alternate wiring).
Luminaire Shown with PCR 7P
Luminaire Shown with Integral Louver (IL)
Top View
Luminaire Shown with IMSBT Option
IMSBT
General information
Luminaire characteristics:Power input: 12 to 22.1W Lumens: 1370 to 1960 lm (delivered)Luminaire efficacy: 85 to 124 lm/W
Source: White LED 3000K or 4000K : 70CRI.Lumen maintenance: >80% of initial lumens at 100 000 hours (L80). LM-80 (LED) / LM-79 tested.
Optics: Street optic, IESNA optics type II or III with comfort optic for reduced glare. Adjustable +45º/-60º tilt and 337º pan.
Body: Die-cast aluminum optical assembly and frame. Sodium-calcium tempered sealing glass, sealed at the factory. Stainless steel fastening components and hardware. Supplied with an aluminum mounting plate.
Electrical: Universal high efficiency electronic power supply, rated 50000 H. 120V-277V.
Mounting: Wall arm, wall surface or ground spike.
Finish: Gray (RAL9007) .
Weight: 4.9lbs (2.2kg).
Warranty: 5 year limited warranty.
Certification: cULus listed for wet location.
Ratings: IP66, IK09.
Project name: Type:
DUE TO CONTINUOUS IMPROVEMENTS, THE INFORMATION HEREIN MAY BE CHANGED WITHOUT NOTICE.
SPECIFICATION SHEET
MH - R3
PAGE: 1 OF 3
9320 Boul. St-Laurent, suite 100, Montréal (Québec) Canada H2N 1N7P.: 514.523.1339 F.: 514.525.6107 www.iguzzini-na.com
LAST UPDATE: OCTOBER 20, 2016
iTEKALED
Ø4½"(114mm)
6⅝"(169mm)
7⅝"(195mm)
SIDE VIEW
FRONT VIEW
10⅝"(270mm)
15½"(394mm)
Date Project nameCity / Location
QTYType
Lumca reserves the right to modify the elements on this technical data sheet without prior notice.
T : 877.650.1693 | www.lumca.com
Ordering example: CP8223 36LED07 80W 40K L3 120 BK RCD
Weight: 36 lb - 16.4 kg
HSSHouse Side Shield HSSHouse Side Shield
Luminaire
Options
Source Dist. typeCCT Voltage Color
BTPButton Type Photocell House Side Shield RCD - Remote Controle Dimmer (software N/I)SGP10Surge Protection (10kV)SGP20Surge Protection (20kV)
TRTenon Reducer Existing Tenon Ø :
HSS
PRGProgrammable Driver
Dark Sky with lens #4
CP8219
38.5
"
[
9
7
8
m
m
]
EPA 2.23 ft²
Ø23.5" [597mm]
CP8419
38.5
"
[
9
7
8
m
m
]
EPA 1.66 ft²
Ø23.5" [597mm]
CP8223
38.5
"
[
9
7
8
m
m
]
EPA 2.32 ft²
Ø28.5" [724mm]
HSSHouse Side Shield HSSHouse Side Shield HSSHouse Side Shield
Luminaire
Options
Source Dist. typeCCTAdaptor Voltage Color
BTPButton Type Photocell House Side Shield RCD - Remote Controle Dimmer (software N/I)SGP10Surge Protection (10kV)SGP20Surge Protection (20kV)
TRTenon Reducer Existing Tenon Ø :
HSS
HSSHouse Side Shield HSSHouse Side Shield
Luminaire
Options
Source Dist. typeCCT Voltage Color
BTPButton Type Photocell House Side Shield RCD - Remote Controle Dimmer (software N/I)SGP10Surge Protection (10kV)SGP20Surge Protection (20kV)
TRTenon Reducer Existing Tenon Ø :
HSS
PPDProgrammable Driver
38.5
"
[
9
7
8
m
m
]
CP8423 EPA 1.75 ft²
Ø28.5" [724mm]
- 3000K (30K) and 4000K (40K).- 1 to 4 LED modules (30 to 120 watts).- Light distribution available in type II, III, IV and V.- Tool-less access.- IP66.- CSA / CSA-US certified.- Dark sky compliant with lens #4 (flat lens).
------------------------
PH1
BD1a BD4 BD4
BD1
PH1
BD1g
BD4
BD1b
BD1b
PH1a(SINGLE HEAD)
PH1
PH1
PH1
BD4
BD1
PH1
PH1 PH1
WD1
WD1b
WD1b
WD1WD1
PH1
BD1
PH1a PH1a
PH2(DOUBLE HEAD)PH2(DOUBLE HEAD)PH2(DOUBLE HEAD)
PH1(SINGLE HEAD)
PH1a(SINGLE HEAD)
PH1(SINGLE HEAD)PH1(SINGLE HEAD)PH2(DOUBLE HEAD)
BD1e BD1e
BD1BD1BD1BD1BD1BD1
BD1cBD1BD1BD1BD1BD1
PH1a
BD1
WD1a
WD1WD1
WD2
WD2 WD2 WD2 WD2 WD2
WD2 WD2 WD2 WD2 WD2 WD2 PH1a(SINGLE HEAD)
PH1(SINGLE HEAD)
PH1(SINGLE HEAD)PH1(SINGLE HEAD)
PH1(SINGLE HEAD)PH1(SINGLE HEAD)
PH1(SINGLE HEAD)PH1(SINGLE HEAD)
PH1a
PH1(SINGLE HEAD)
PH1(SINGLE HEAD)
BD1a(SINGLE HEAD)
PH2(DOUBLE HEAD)
PH2(DOUBLE HEAD)
RD1
WD2BD1c
WD1b
WD1a
BD1a
WD1
BD1e
BD1
BD3
BD4
PH1
PH1a
PH2
RD1 RD1
BD1f
WD1d
WD2
WD2
WD2
WD1
WD1d
BD1b
PH1a
PH1a
BD1f
BD1f
BD1g
BD1g
BD1g
BD1a
BD1a
BD1a
BD4
BD1
BD4BD4
BD4
SHOPS 2••••••••••••••••••
MAJOR A••••••••••••••••••••
GENERATOR
CO
M
P
A
C
T
O
R
EXISTING
TRAFFIC LIGHT
SHOPS 1••••••••••••••••••
LO
A
D
I
N
G
10'
x
2
5
'
MONUMENTSIGN TYPE B
PAD A••
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
RETAIL /OFFICE 1••••••••••••••••••
FIRE TRUCK
OU
T
D
O
O
R
S
E
A
T
I
N
G
12'
x
3
5
.
5
'
OFFICE 236,924 SF2 LEVELS
(18,462 FOOTPRINT)
•••••••••••••••••••••••• • •• • •• • •••••••••••
MONUMENTSIGN, TYPE A
PATIO
(E) BILLBOARDTO BE REMOVED
PATIO PATIO
A
B C
D
E
PUBLIC ARTBY OWNER
CENTER ID SIGN•• ••• •••••••
CMU BLOCK WALL& GATE
PUBLIC GATHERINGAREA
PATIO PATIO
LO
A
D
I
N
G
10
'
x
2
5
'
LO
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OUTDOORSEATING12'x35.5'
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4' HIGH WALL4' HIGH WALL
1 2 3
4
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6
7
4'
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0
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5'-
0
"
MONUMENTSIGN, TYPE B
3'-6"SCREENWALL
2'-0"SCREENWALL
3'-6"SCREENWALL
OFFICE BLDG.MONUMENTSIGN
PH1(SINGLE HEAD)
PH1(SINGLE HEAD)
Luminaire ScheduleSymbolQty Label Arrangement LLF Description Lum. Lumens Lum. Watts Total Watts BUG Rating24DRSINGLE0.700 HE WILLIAMS: 4DR-TL-L10-830-DIM-UNV-LW-OF-WH 674 9 18 B1-U1-G015ITEKASINGLE0.500 IGUZINNI: I.BV15-B0-UNV-15 1400 16.8 252 B1-U0-G11MRM-2-SINGLE-IL SINGLE 0.900 LSI INDUSTRIES: MRM-LED-12L-SIL-2-30-70CRI-IL 7117 94 94 B1-U0-G21MRM-2-WALL-12L SINGLE 0.900 LSI INDUSTRIES: MRM-LED-12L-SIL-2-30-70CRI (WALL MOUNTED)11461 94 94 B2-U0-G25MRM-3-SINGLE-IL SINGLE 0.900 LSI INDUSTRIES: MRM-LED-18L-SIL-3-30-70CRI-IL 12920 150 750 B1-U0-G35MRM-3-WALL-12L SINGLE 0.900 LSI INDUSTRIES: MRM-LED-12L-SIL-3-30-70CRI (WALL MOUNTED)11766 94 470 B2-U0-G21MRM-3-WALL-9L SINGLE 0.900 LSI INDUSTRIES: MRM-LED-09L-SIL-3-30-70CRI (WALL MOUNTED)8804 69 69 B1-U0-G22MRM-4-SINGLE-12L-IL SINGLE 0.900 LSI INDUSTRIES: MRM-LED-12L-SIL-FT-30-70CRI-IL 7403 94 188 B0-U0-G23MRM-4-SINGLE-18L SINGLE 0.900 LSI INDUSTRIES: MRM-LED-18L-SIL-FT-30-70CRI 17143 150 450 B3-U0-G32MRM-4-SINGLE-9L-IL SINGLE 0.900 LSI INDUSTRIES: MRM-LED-09L-SIL-FT-30-70CRI-IL 5540 69 138 B0-U0-G216MRM-4-SINGLE-IL-18L SINGLE 0.900 LSI INDUSTRIES: MRM-LED-18L-SIL-FT-30-70CRI-IL 11089 150 2400 B1-U0-G22MRM-4-WALL SINGLE 0.900 LSI INDUSTRIES: MRM-LED-12L-SIL-FT-30-70CRI (WALL MOUNTED)11444 94 188 B2-U0-G2
3 MRM-5-12L-3-HEAD 3 @ 90 DEGREES 0.900 LSI INDUSTRIES: MRM-LED-12L-SIL-5W-30-70CRI 11199 94 846 B4-U0-G2
5 MRM-5-12L-4-HEAD 4 @ 90 DEGREES 0.900 LSI INDUSTRIES: MRM-LED-12L-SIL-5W-30-70CRI 11199 94 1880 B4-U0-G2
2 MRM-5-9L SINGLE 0.900 LSI INDUSTRIES: MRM-LED-09L-SIL-5W-30-70CRI 8380 69 138 B3-U0-G2
26 PH1 SINGLE 0.900 LUMCA: CP1A401-18LED07-40W-30K-L5S-VOLT-FINISH-DIM (1 HEAD POLE)3303 40 1040 B2-U2-G29PH1-SHIELD SINGLE 0.900 LUMCA: CP64XX-18LED07-40W-L3-30K-120-HSS (1 HEAD WITH SHIELD)3227 40 360 B0-U0-G06PH2-TWIN BACK-BACK 0.900 LUMCA: CPL02XX 18LED07 40W 40K L5S 120 (2 HEAD POLE)3303 40 480 B2-U2-G2
Calculation SummaryLabel Units Avg Max Min Avg/Min Max/Min HEIGHT OF CALC POINTSTRASH ENCLOSURE Fc 2.37 3.3 1.4 1.69 2.36 0-- PROPERTY LINE - 15FT BEYOND Fc 0.01 0.30 0.00 N.A.N.A.N.A-- PROPERTY LINE Fc 0.11 1.95 0.00 N.A.N.A.N.ABUILDING A Fc 3.62 10.2 1.9 1.91 5.37 0PARKING LOT Fc 2.75 13.1 0.2 13.75 65.50 0SHOPS 1 - WALL SCONCES Fc 1.50 4.0 0.5 3.00 8.00 0SHOPS 2 - PATIO AREA Fc 2.49 9.5 0.4 6.23 23.75 0SHOPS 2 - WALL SCONCES Fc 0.95 1.9 0.1 9.50 19.00 0
2.8 2.8 2.8 3.0
3.3 2.4 1.9 2.3
3.3 2.1 1.4 1.9
2.9 1.7 1.4 1.9
0.01 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01
0.01
0.01
0.01
0.01
0.01
0.01
0.01
0.01
0.01
0.01
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.01
0.01
0.01
0.02
0.01
0.01
0.00
0.000.000.010.010.020.010.010.010.010.010.010.010.010.010.010.010.010.010.010.010.010.010.020.020.030.020.020.010.010.010.010.010.010.010.010.01
0.300.070.020.010.010.010.010.010.010.010.010.010.010.010.020.020.010.010.010.010.010.010.010.010.010.010.010.010.010.010.000.00
0.00
0.00
0.01
0.01
0.01
0.01
0.01
0.01
0.01
0.01
0.01
0.01
0.01
0.01
0.01
0.01
0.01
0.01
0.01
0.01
0.01
0.01
0.01
0.01
0.01
0.01
0.01
0.02
0.07
0.29
0.55
0.43
0.43
0.53
0.18
0.05
0.04
0.04
0.03
0.02
0.02
0.01
0.01
0.01
0.01
0.02
0.02
0.02
0.02
0.02
0.01
0.01
0.01
0.01
0.02
0.03
0.04
0.04
0.05
0.09
0.16
0.20
0.20
0.06
0.05
0.02
0.010.010.030.050.160.240.150.070.040.060.030.050.090.150.170.140.070.170.200.150.080.110.200.130.070.130.210.150.090.210.240.100.160.250.210.170.230.190.130.170.160.090.080.240.160.100.180.220.120.10
1.36
1.951.821.130.440.210.090.110.160.170.160.060.160.170.180.120.080.160.110.090.150.180.120.090.180.110.100.150.170.120.120.130.120.130.170.110.060.070.090.040.040.030.030.030.020.020.010.010.00
0.01
0.01
0.01
0.01
0.01
0.02
0.03
0.04
0.06
0.05
0.05
0.04
0.04
0.04
0.04
0.04
0.05
0.04
0.04
0.06
0.10
0.12
0.08
0.08
0.05
0.09
0.11
0.15
0.12
0.07
0.05
0.09
0.04
0.02
0.02
0.02
0.03
0.06
0.07 0.11 0.12 0.13 0.14 0.14 0.16 0.16 0.15 0.16 0.14 0.12 0.12 0.11 0.11 0.10 0.09 0.07 0.05 0.03 0.02 0.02 0.02 0.02 0.01 0.02 0.02 0.02 0.02 0.02 0.02 0.03 0.03 0.03 0.03 0.04 0.04 0.04 0.04 0.05 0.05 0.05 0.05 0.05 0.05 0.05 0.05 0.05 0.05 0.05 0.05 0.05 0.05 0.05 0.05 0.04 0.04 0.04 0.03 0.03 0.03 0.03 0.03 0.03 0.03 0.03 0.03 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.03 0.03 0.08 0.19 0.10 0.04 0.05 0.08 0.05 0.17 0.20 0.08 0.14 0.06
0.13
0.14
0.08
2.1 3.4 3.4 2.4 2.1 2.1 2.1 3.1 3.1 2.7 2.7 2.7 4.0 3.4 3.0 2.2
2.8 3.8 3.9 3.0 3.0 3.0 3.0 4.0 4.2 3.7 3.8 3.8 4.1 4.3 3.4 3.2
2.6 2.7 2.9 3.5 3.7 2.5 2.4 2.3 3.3 3.5 3.9 2.4 2.5 2.4 3.9 4.0 4.3 3.2 3.9 4.6 4.6 3.2 3.5 4.3 5.0 5.6 6.2 5.4 4.7 3.7 3.5 3.5 3.3 3.4 3.6 4.0 4.4 4.4 4.2 3.9 3.8 3.8
3.7 3.7 3.7 4.2 4.0 3.3 3.4 3.3 3.4 4.1 3.7 3.3 3.5 3.4 3.6 4.5 4.5 4.4 4.5 4.5 3.9 3.5 3.9 3.8 4.0 4.2 4.0 3.6 2.8 2.2 2.2 2.2 2.1 1.9 2.1 3.0 3.9 3.9 3.1 3.0 3.1 3.0
4.1 4.2 4.1 3.8 3.8 3.7 4.0 3.7 3.5 3.5 3.6 3.8 4.1 3.8 3.7 3.9 4.5 4.5 4.6 3.9 2.7 4.4 3.3 2.2 2.3 2.4 2.1
3.0 3.1 3.1 3.0 3.1 3.2 3.2 2.9 2.5 2.3 2.6 3.1 3.4 3.0 2.6 2.4 2.8 3.0 2.8 2.3 7.1 5.5 3.2 2.0 2.5 2.6 2.6
2.1 2.2 2.4 2.9 3.5 3.1 2.5 2.2 2.0 2.0 2.2 3.0 3.4 2.7 2.1 2.0 2.0 2.0 2.0 1.9 8.7 5.6 3.3 2.1 2.6 3.0 4.2
2.5 2.5 2.7 3.2 3.7 3.4 2.8 2.6 2.5 2.5 2.6 3.1 3.4 2.9 2.5 2.5 2.4 2.4 2.2 2.1 2.6 4.6 3.6 2.4 2.9 3.1 4.3
3.9 4.0 3.9 3.6 3.6 3.6 3.9 4.1 3.9 4.0 3.3 3.1 3.3 3.1 3.6 3.9 3.8 3.8 3.0 2.1 2.5 4.6 4.1 2.7 3.0 2.9 2.9
7.0 7.4 5.6 3.9 3.7 3.8 5.1 7.5 6.6 6.8 3.9 3.2 3.3 3.3 4.8 7.4 6.5 6.7 3.7 2.2 3.7 5.2 3.7 2.7 2.8 2.7 2.2
7.2 7.4 5.2 3.9 3.6 3.8 4.8 7.2 7.0 6.2 3.9 3.2 3.2 3.3 4.6 7.1 6.9 6.2 3.6 2.2 10.2 6.2 3.6 2.9 2.8 2.3
7.7 8.1 5.8 4.0 3.8 3.9 5.2 8.2 7.2 7.2 4.1 3.3 3.4 3.4 5.0 8.1 7.1 7.2 3.8 2.3 4.3 5.4 3.8 2.9 2.8 2.3
4.7 4.8 4.6 4.1 4.0 4.0 4.4 4.8 4.6 4.8 3.9 3.5 3.6 3.6 4.4 5.0 4.8 4.9 3.6 2.4 3.1 4.8 4.4 4.0 3.8 3.4
3.7 3.6 3.6 4.2 4.8 4.1 3.5 3.4 3.4 3.6 3.9 4.0 4.2 4.0 4.1 3.6 3.5 3.4 3.5 2.6 2.5 3.4 3.8 4.6 4.7 5.4
2.9 3.4 3.1 3.7 4.6 3.6 3.0 3.1 2.8 2.8 3.4 3.7 4.5 4.2 4.7 4.4 4.1 4.1 4.0 2.7 2.8 3.3 3.6 5.2 4.9 5.4
2.6 3.4 2.5 3.5 3.9 2.8 2.4 3.1 2.2 2.7 3.1 3.0 3.9 4.1 4.2 3.5 4.1 3.2 3.6 2.3 3.6 3.4 3.1
2.5 3.0 2.4 2.7 3.1 2.4 2.2 2.7 2.1 2.2 2.8 2.8 4.0 4.3 4.2 3.6 4.3 3.2 3.5 2.2 3.1 3.0 2.3
2.6 2.8 2.5 3.2 3.3 2.7 2.2 2.6 2.3 2.7 3.0 3.2 3.8 3.8 4.3 4.0 4.2 3.6 3.6 2.3 3.2 2.9 2.3
3.3 3.3 2.7 2.6 2.7 2.5 2.7 3.2 2.9 2.8 2.8 3.1 3.6 3.7 3.8 3.3 3.2 3.1 3.1 2.2 2.7 2.7 2.2
4.1 3.8 2.6 2.3 2.3 2.3 3.1 4.2 3.8 4.2 3.2 2.8 2.9 3.0 3.7 4.8 4.3 4.7 3.2 2.1 2.7 2.9 3.1
6.4 4.2 2.5 2.2 2.2 2.2 3.2 5.8 5.4 6.0 3.4 2.6 2.7 2.7 3.5 5.9 5.5 5.7 3.2 2.4 2.9 3.1 4.3
5.9 4.0 2.4 2.1 2.2 2.2 3.1 5.3 5.3 5.5 3.3 2.5 2.6 2.6 3.4 5.8 5.4 5.6 3.4 2.8 2.6 2.9 2.7 2.6 4.0 4.3 3.6 3.6 4.3 4.0 3.0 3.5 3.7 2.1 3.0 2.4 2.4 3.2 3.1 4.1
4.9 4.0 2.4 2.2 2.2 2.2 3.1 4.9 4.3 5.0 3.3 2.6 2.6 2.6 3.3 4.6 4.1 4.7 3.6 3.0 3.1 3.7 4.1 4.0 5.3 5.6 5.2 5.1 5.7 5.5 4.6 5.0 4.8 4.5 3.4 3.9 3.0 2.7 3.2 2.9 2.5
2.5 2.8 4.6 4.6 2.7 2.0 2.2 2.1 3.6 4.8 5.0 3.6 4.2 5.1 4.6 2.4 2.5 3.4 6.0 4.5 3.2 3.0
3.5 3.2 3.6 3.5 2.9 2.8 3.0 2.8 3.2 4.1 4.5 4.7 4.6 4.5 3.7 2.9 3.4 3.9 3.8 3.5 2.5 2.7 10.5
1.9 3.7 4.4 4.1 3.6 3.2 3.1 3.0 2.9 2.8 3.1 2.8 3.1 3.4 4.2 4.3 4.3 3.7 3.1 3.1 3.5 3.0 2.0 1.8 2.0 1.1 3.6
2.5 3.2 4.0 3.7 2.5 2.2 1.9 1.8 2.0 2.0 2.2 2.0 1.9 1.9 2.1 2.0 1.8 1.5 1.3 1.6 3.7 7.1 6.6 7.4 3.6 1.5 2.9 2.7
2.6 3.1 3.3 3.7 1.9 2.2 2.1 1.9 1.9 1.9 2.0 1.9 1.9 1.8 2.6 1.8 3.4 2.3
2.1 2.2 2.2 2.4 2.8 2.8 2.6 2.5 2.5 2.5 2.5 2.3 2.2 1.8 0.9 1.6 2.6 4.2 2.2
2.0 2.5 2.1 2.1 4.8 3.9 2.8 3.5 4.1 3.9 4.0 3.3 2.3 1.7 0.9 1.8 4.2 5.3 1.7
2.3 2.5 3.1 2.7 2.7 4.4 3.6 3.0 4.3 7.4 6.5 7.3 4.2 2.4 1.7 0.9 1.8 5.0 4.2 1.3
4.0 3.7 3.4 1.6 1.1 1.3 1.4 2.2 2.4 3.0 3.5 4.6 2.4 2.5 2.8 4.1 6.6 6.7 6.6 3.9 2.4 1.6 0.8 1.9 4.9 3.6 1.2
3.8 4.8 3.9 2.0 1.6 1.5 1.6 2.2 2.5 2.8 3.8 7.0 1.8 2.1 2.7 4.2 7.6 6.7 7.5 4.2 2.4 1.6 0.9 1.9 4.7 4.7 1.5
2.9 6.8 4.0 1.9 1.7 1.2 1.3 2.2 2.1 2.7 3.7 6.1 1.9 2.0 2.5 3.5 4.3 4.1 4.3 3.4 2.3 1.6 0.9 1.9 3.4 3.0 1.1
1.9 13.1 3.8 2.2 1.2 1.6 1.8 2.1 2.3 2.8 3.8 6.7 2.0 2.3 2.5 2.5 2.6 2.5 2.5 2.3 2.1 1.7 0.9 2.0 3.1 2.7 1.1
1.2 6.1 3.6 2.1 2.8 1.9 2.1 3.0 2.7 2.9 3.5 4.3 3.4 3.0 2.4 2.0 1.9 1.8 1.8 1.8 1.8 1.7 0.9 1.9 3.4 2.9 1.1
5.4 2.6 1.8 2.7 1.9 2.2 3.3 3.3 3.4 3.3 3.8 5.4 3.6 2.0 1.6 1.4 1.3 1.3 1.3 1.3 1.2 0.9 1.8 4.3 4.2 1.4
11.8 1.9 1.5 1.4 1.7 2.2 2.7 3.1 3.1 2.7 3.4 4.4 3.3 2.1 1.7 1.5 1.5 1.5 1.4 1.5 1.4 0.9 1.9 5.0 4.1 1.2
4.3 1.8 1.1 1.7 1.4 1.9 2.7 3.0 2.8 2.4 2.2 2.4 2.6 2.4 2.1 2.1 2.0 2.0 1.9 1.9 1.7 0.9 1.9 4.9 3.5 1.3
2.6 2.4 1.6 1.9 2.0 2.5 3.1 3.3 2.8 2.2 2.9 1.9 2.1 2.4 2.8 3.0 2.9 3.0 2.7 2.2 1.7 0.8 1.9 4.8 4.9 1.5
1.7 2.4 2.5 1.5 1.8 2.3 2.7 2.8 2.8 2.8 2.8 3.2 1.9 2.0 2.6 4.0 5.5 5.0 5.4 3.8 2.3 1.6 0.9 1.9 3.5 3.0 1.1
3.0 2.9 2.7 1.3 2.1 3.1 3.2 2.5 2.5 2.9 3.1 3.2 2.0 2.3 2.8 4.3 7.7 7.2 7.6 4.0 2.4 1.6 0.8 2.0 3.1 2.7 1.1
4.5 3.7 2.9 1.2 3.3 5.3 4.1 2.1 2.0 2.9 4.6 4.4 3.5 3.0 3.0 4.3 7.4 7.1 7.2 4.0 2.4 1.6 0.8 2.0 3.4 2.9 1.1
4.5 3.6 3.1 1.6 2.6 4.8 4.6 1.8 1.8 2.8 5.0 5.7 5.1 3.8 3.0 4.2 6.2 5.5 6.1 3.9 2.4 1.7 0.9 2.0 4.2 4.0 1.3
2.9 3.7 3.5 1.9 2.8 4.9 4.6 1.8 1.8 2.8 5.0 5.7 3.7 3.2 2.8 3.1 3.3 3.2 3.3 2.9 2.2 1.7 1.0 1.1 1.2 1.6 1.4 1.5 1.5 1.1 1.0 2.3 5.2 4.4 1.2
2.9 3.9 3.7 1.9 3.4 5.1 4.0 2.0 1.8 2.6 4.1 4.0 2.1 2.5 2.4 2.2 2.2 2.2 2.2 2.1 2.1 2.0 1.5 1.6 1.9 2.0 2.9 2.4 2.0 2.9 1.8 1.4 2.6 5.0 3.4 1.3
3.0 3.7 3.6 1.9 2.3 3.1 3.1 2.3 2.0 2.3 2.5 2.5 2.6 2.5 2.4 2.5 2.5 2.3 2.4 2.4 2.3 2.4 2.4 2.6 2.8 2.6 2.5 2.6 2.7 2.9 3.0 2.9 2.9 2.7 2.9 3.1 3.3 3.7 3.9 3.9 3.6 3.5 3.6 3.6 3.2 3.1 3.0 2.7 2.4 2.3 2.5 2.9 2.5 2.0 1.7 1.9 1.9 1.8 1.8 1.8 1.9 1.9 1.9 1.9 2.1 2.9 3.3 2.8 3.2 3.2 3.1 3.2 2.2 1.7 2.7 5.2 5.0 1.6
4.7 3.8 3.6 2.2 2.1 2.6 2.9 3.0 2.7 2.3 2.3 2.3 2.4 2.5 2.8 3.4 3.6 3.1 2.5 2.0 2.0 2.2 2.4 2.8 3.1 2.7 2.1 2.3 2.5 2.6 2.4 2.3 2.4 1.7 1.1 1.0 1.3 1.6 1.2 1.2 1.4 1.4 1.2 1.3 1.5 1.2 1.0 1.0 1.5 1.6 1.7 2.0 2.1 1.9 1.4 1.2 1.5 1.5 1.2 1.3 1.5 1.6 1.4 1.4 1.9 2.9 3.1 2.3 2.0 1.9 1.9 2.1 2.0 1.8 2.6 3.8 3.4 1.3
4.6 3.9 3.7 2.6 2.1 3.0 2.5 3.7 2.8 2.8 2.9 2.2 2.6 2.8 2.9 4.5 5.1 5.1 5.6 4.9 4.5 3.6 3.0 2.6 2.6 2.7 2.7 2.1 3.2 3.2 2.4 2.8 2.6 2.0 1.7 1.8 1.5 1.9 1.8 1.9 1.8 1.8 1.9 1.8 2.0 1.6 1.8 1.4 1.9 1.9 2.3 2.6 2.6 2.6 2.1 1.6 1.8 1.7 1.7 1.1 2.1 2.1 1.8 2.3 2.1 3.4 3.4 2.2 1.7 1.4 1.4 1.8 1.7 1.8 2.6 3.2 3.0 1.4
2.9 3.0 3.5 2.9 2.9 3.0 2.3 3.4 2.6 3.3 3.2 2.0 2.3 2.4 2.6 4.6 5.5 5.9 7.0 5.1 6.0 4.1 2.7 1.9 1.6 1.8 1.4 1.8 2.2 2.2 1.8 1.4 1.8 1.6 1.1 1.3 1.1 1.5 1.2 1.4 1.4 1.3 1.4 1.2 1.6 1.2 1.5 1.1 1.7 1.7 1.5 2.0 2.2 2.2 1.8 2.2 2.0 3.1 2.8 2.3 1.6 1.7 3.5 3.8 3.0 2.9 3.0
2.0 2.7 3.8 4.4 3.0 4.1 3.0 2.0 1.3 1.1 1.6 1.7 2.5 2.4 2.3 2.3 1.6 1.5 2.4 2.4 2.4 2.3 2.4 2.1 2.9 3.5 2.3 1.6 1.7 3.4 4.2 2.2 2.5 4.1
1.7 1.8 1.6 1.7 2.0 2.0 1.9 1.7 1.4 1.6 2.2 2.1 2.6 2.2 2.0 2.0 1.3 2.1 1.9 1.9 1.9 1.2 1.6 2.6 2.5 2.2 1.7 1.7 2.5 2.4 1.8 2.3 4.6
2.2 2.8 3.0 3.0 3.0 3.3 3.1 3.0 3.1 3.5 4.1 4.5 4.1 4.1 3.8 3.0 2.7 3.4 3.7 3.6 2.9 1.4 1.3 1.3 1.5 2.0 1.6 1.3 1.2 1.3 2.5 3.7
2.3 2.9 3.8 3.4 3.1 3.2 3.1 3.1 3.8 3.7 3.2 3.8 2.9 2.2 1.9 2.2 2.1 2.6 1.7 2.3 2.2 3.1 3.1 2.6 2.2 2.9 3.0 3.0 2.8 2.2 1.9
3.2 4.4 4.2 2.4 2.4 2.2 3.0 4.3 4.3 2.3 0.2 0.2 0.2 0.2 6.7 5.1 3.2 1.7 3.9 5.8 6.0 4.0 1.6
1.0 1.1 1.2
0.7 1.1 1.2
0.6 1.2 1.5
0.6 1.2 1.9
0.6 1.3 1.8
0.5 1.2 1.8
1.4 2.0
1.6 2.4 2.2 2.0 1.4 1.1 1.2 1.5 2.0 2.0 2.0 1.9 1.9 2.0 2.0 2.0 2.0 2.1 1.9 1.9 1.4 1.4 3.7 2.7 1.4 4.0 2.3 1.6 1.8 2.0 2.1 1.8 1.4
1.4 1.4 1.3 1.2 1.0 1.1 1.2 1.3 1.4 1.5 1.6 1.5 1.4 1.4 1.5 1.6 1.4 1.3 1.2 1.1 0.9 0.9 0.7 0.7 0.9 1.0 1.0 1.1 1.2 1.1 0.9
1.4 1.7 1.7
1.2 1.6 1.7
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SCALE: 1/32" = 1'-0"
SITE LIGHTING LAYOUT & PHOTOMETRICS 1 LD 001
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:57
Architecture + Planning888.456.5849ktgy.com MENIFEE, CA # 2020-0344
MENIFEE CROSSROADS
MAY 19TH, 2021
CONCEPTUAL DESIGNMENIFEE CROSSROADS, LLC24211 PARK GRANADACALABASAS, CA 92301 35
WS 1
WS 2
WS 3
PRODUCT DETAILS:
Suitable for use in wet (interior direct splash and outdoor direct rain orsprinkler) locations as defined by NEC and CEC. Meets United StatesUL Underwriters Laboratories & CSA Canadian Standards AssociationProduct Safety StandardsFixture is Dark Sky compliant and engineered to minimize light glareupward into the night sky.Fixture is ADA compliant and adheres to the standards and guidelineslisted by the Americans with Disabilities Act.Meets California Energy Commission 2013 & 2016 Title regulations/JA82 year finish warrantyLED components carry a 5-year limited warrantyBold lines and a clean, minimalist style complement contemporaryarchitectureStriking black finish enhances design
CASCADE1834SK-LEDMEDIUM WALL MOUNT LANTERNThe clean, modern lines of Cascade complement therain glass while creating a glowing, indirect lightingeffect. The sleek aluminum construction adds to thedesign's versatility, making this contemporary styleperfect for either interior or exterior use. Cascade isstandard Dark Sky compliant. DETAILSFINISH:Satin BlackMATERIAL:Extruded AluminumGLASS:Clear Etched Organic Rain
DIMENSIONSWIDTH:8"HEIGHT:18"WEIGHT:4 lbs.BACK PLATE:8"W X 18"HEXTENSION:4"TOP TO OUTLET:4.8"
LIGHT SOURCELIGHT SOURCE:Integrated LEDLED NAME:LESF-2WATTAGE:11.50w LED *IncludedVOLTAGE:120vCOLOR TEMP:3000LUMENS:800CRI:90INCANDESCENTEQUIVALENCY:1-60w
DIMMABLE:Yes
SHIPPINGCARTON LENGTH:10"CARTON WIDTH:21"CARTON HEIGHT:6.5"CARTON WEIGHT:4 lbs.
HINKLEY33000 Pin Oak ParkwayAvon Lake, OH 44012
PHONE: (440) 653-5500Toll Free: 1 (800) 446-5539 hinkley.com
Fixture Type: Catalog Number: Project: Location:FictionOutdoor Wall Sconce 3000K Model & Size Color Temp & CRI Watt Voltage LED Lumens Delivered Lumens Finish WS-W11914 14"3000K 90 9W 120-277 VAC 788 445 BK Black Example: WS-W11914-BK
DESCRIPTION Modern elegance in a powerful, iconic design.FEATURES • Front lit etched acrylic panel design• Driver concealed within the fixture• 5 year warranty SPECIFICATIONS Color Temp: 3000KInput: 120-277 VAC, 50/60HzCRI: 90Dimming: ELV: 100-10%, 0-10V: 100-10%, TRIAC: 100-10%Rated Life: 50000 HoursMounting: Can be mounted on wall vertically or upsidedownStandards: ETL, cETL, IP65, Title 24 JA8-2016 Compliant Wet Location ListedConstruction: Aluminum body with acrylic diffuser FINISHES
BlackLINE DRAWING
waclighting.com | Phone (800) 526.2588 | Fax (800) 526.2585 | Headquarters/Eastern Distribution Center 44 Harbor Park Drive Port Washington, NY 11050
1WAC Lighting retains the right to modify the design of our products at any time as part of the company's continuous improvement program. December 2020
❍❍
Fixture Type: Catalog Number: Project: Location:IconOutdoor Wall Sconce 3000K Model & Size Color Temp & CRI Watt LED Lumens Delivered Lumens Finish WS-W54614 14"3000K 90 10.9W 845 458 AL Brushed Aluminum BK Black BZ Bronze Example: WS-W54614-ALDESCRIPTION Like a simple reference to something greater, the up and down lightsaccentuate linear architectural forms. A simple shape, with infiniteapplications, the Icon features a shielded light source for great low-glareillumination. Constructed with a solid die-cast aluminum and powdercoated finish. The light engine is factory sealed for maximum protectionagainst the harshest elements.FEATURES • Weather resistant powder coat finish• Simple shape, simple idea, infinite applications• Up & down light• Shielded light source for great low-glare illumination• Driver concealed within the fixture• 5 year warranty SPECIFICATIONS Color Temp: 3000KInput: 120-277 VAC, 50/60HzCRI: 90Dimming: ELV: 100-10%Rated Life: 54000 HoursMounting: Can be mounted on wall in all orientationsStandards: ETL, cETL, IP65 Wet Location ListedConstruction: Aluminum hardware with glass diffuser
FINISHES
Black Bronze BrushedAluminumLINE DRAWING
waclighting.com | Phone (800) 526.2588 | Fax (800) 526.2585 | Headquarters/Eastern Distribution Center 44 Harbor Park Drive Port Washington, NY 11050
1WAC Lighting retains the right to modify the design of our products at any time as part of the company's continuous improvement program. December 2020
❍❍
CONCEPTUAL ELEVATIONS -
TRASH ENCLOSURE & CART
STORAGE & FIXTURE CUTSHEETS
REAR ELEVATION
FRONT ELEVATION PERSPECTIVE
SIDE ELEVATION
SIDE ELEVATION2
19A
3
2
6
6 196
22 E
A AR
AJ
13
'
-
7
"
21'-4"
20'-0"CLEAR
6" TALL CURB
4
3
2
1FLOOR PLAN
NOTE: REFER TO SITE PLAN FOR CART STORAGE LOCATIONS
PERSPECTIVE
P
FRONT ELEVATION SIDE ELEVATION11
TRASH ENCLOSURE CART STORAGE
BIKE RACK CUTSHEET
(FOR MAJOR A ONLY)
LIGHTING CUTSHEETS
4
P
+10’-10”
+9’-6”
+8’-0”
+0’-0”
+0’-0”
+0’-0”
+3’-0”
+8’-2”
+8’-2”
+3’-0”
T.O. ROOF
CLEAR
T.O. WALL
F.F.
F.F.
F.F.
T.O. WALL
T.O. SIGN
T.O. SIGN
T.O. WALL
PAINT - FIRESTONE “CLEAR ANODIZED”
PAINT - FIRESTONE “CHARCOAL”
ALUMINIUM - KAWNEER, 451 “MATTE BLACK ANODIZED”
BURNISHED CMU - OLD CASTLE, 4303
FINS - MAPES ARCHITECTURAL CANOPIES, “BLACK”
PAINT - SW 7661 “REFLECTION”
7
8
9
10
11
12
METAL SIDING - CLADDING, DIM GREY
PAINT - SW 9518 “FEATHER STONE”
PAINT- SW 6073 “PERFECT GREIGE”
PAINT - SW 9610 “STONY CREEK”
PAINT- SW 6005 “FOLKSTONE”
PAINT - SW 7006 “PURE WHITE”
19
20
21
22
23
24
PAINT - SW 0077 “CLASSIC FRENCH GRAY”
PAINT - SW 6385 “DOVER WHITE”
PAINT - SW 7069 “IRON ORE”
PAINT - SW 6254 “LAZY GRAY”
PAINT - SW 6868 “REAL RED”
13
14
15
16
17
18
PAINT- SW 7757 “HIGH REFLECTIVE WHITE”STONE VENEER- “CANNONADE”, CUT COARSE STONE, EL DORADO
BRICK VENEER- “ASHLAND”, TUNDRA BRICK, EL DORADO
25
PAINT- SW 7044 “AMAZING GRAY”
PAINT- SW 7675 “SEAL SKIN”
26
27
MATERIALS FINISHES
STUCCO PANEL - STONEWOOD ARCHITECTURAL PANELS “FASHION GREY” 5619-CB
PANEL - STONEWOOD ARCHITECTURAL PANELS “GRAPHITE SPECTRUM” 6726-AB
GALVANIZED - IMETCO, LATITUDE FINISH “PREWEATHERED GALVALUME”
CANOPY - MAPES ARCHITECTURAL CANOPIES “WHITE BAKED ENAMEL”
CANOPY - MAPES ARCHITECTURAL CANOPIES “ELECTRIC LIME GREEN” SW6921
PRE-CAST BASE
CORRUGATED METAL PANEL
CANOPY
TENANT SIGNAGE
CMU
BRICK VENEER
ALUMINIUM STOREFRONT
METAL ROOFING
ARCHITECTURAL TRIM
PHENOLIC PANEL
GARAGE METAL DOOR
STONE VENEER
FIBER CEMENT SIDING
METAL DOOR
CANOPY FINS
CONCRETE CAP
LANDSCAPE TRELLIS/PLANTER
A 1
G
M
N
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P
Q
R
B 2
H
C 3
I
D 4
J
E 5
K
F 6
L
SITE FURNISHING SUGGESTION
LANDSCAPE FORMCANTINA LANDSCAPE FORMCHIPMAN
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:58
MENIFEE CROSSROADSArchitecture + Planning888.456.5849ktgy.com
MENIFEE CROSSROADS, LLC24211 Park Granada, Calaba-sas, CA 92301 MENIFEE DECEMBER 18, 2020#2020-0344 SCHEMATIC DESIGN MATERIALS AND FINISHES
PAINT“REFLECTION” SW7661, SHERWIN WILLIAMS
PAINT“GOLD CREST” SW 6670, SHERWIN WILLIAMS
PAINT“DOVER WHITE” SW 6384, SHERWIN WILLIAMS
PAINT “PURE WHITE” SW 7006, SHERWIN WILLIAMS
PAINT “SEAL SKIN” SW 7675, SHERWIN WILLIAMS
PAINT“FOLKSTONE” SW 6005, SHERWIN WILLIAMS
PAINT“ELECTRIC LIME GREEN” SW 6921, SHERWIN WILLIAMS CANOPY FINISH“MAPES WHITE BAKED ENAMEL” MAPES CANOPIES
FINS“BLACK” MAPES ARCHITECTURAL CANOPIES
PARAPET COPING - “CLEAR ANODIZED”FIRESTONE
PARAPET COPING - “CHARCOAL”FIRESTONE
ALUMINIUM“MATTE BLACK ANODIZED” KAWNER #541
PAINT“CLASSIC FRENCH GRAY” SW0077, SHERWIN WILLIAMS
PAINT“IRON ORE” SW7069, SHERWIN WILLIAMS
PAINT“FEATHER STONE” SW 9518, SHERWIN WILLIAMS
PAINT“HIGH REFLECTIVE WHITE” SW 7757, SHERWIN WILLIAMS
PAINT“AMAZING GRAY” SW 7044, SHERWIN WILLIAMS
PAINT“LAZY GRAY” SW 6254, SHERWIN WILLIAMS
PAINT“STONY CREEK” SW 9610, SHERWIN WILLIAMS
PAINT“PERFECT GREIGE” SW 6073, SHERWIN WILLIAMS
STONE VENEER“CANNONADE”, CUT COARSE STONE, EL DORADO* IMAGE NOT TO SCALE.
PANEL - “FASHION GREY” 5619-CB, STONEWOOD ARCHITECTURAL PANEL* IMAGE NOT TO SCALE.
PANEL - “GRAPHITE SPECTRUM” 6726-ABSTONEWOOD ARCHITECTURAL PANEL* IMAGE NOT TO SCALE.
GALVANIZED METAL“PREWEATHERED GALVALUME”, LATITUDE FINISH, IMETCO* IMAGE NOT TO SCALE.
BRICK VENEER“ASHLAND”, TUNDRA BRICK, EL DORADO.* IMAGE NOT TO SCALE.
CMU“BURNISHED CMU” 4303OLDCASTLE.* IMAGE NOT TO SCALE.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:59
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DDUCTILEIRON
RAINSTOWATERWAYS
NYLOPLAST
DONOTPOLLUTEDDUCTILEIRON
RAINSTOWATERWAYS
NYLOPLAST
DONOTPOLLUTE
NE
W
P
O
R
T
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A
D
BRADLEY ROAD
FD 1" I
P
I
L
L
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I
B
L
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CO
M
P
A
C
T
O
R
SHOPS 1
8,200 SF
EVCHARGING
ONLY
EVCHARGINGONLY
EV
CHARGINGONLY
EV
CHARGING
ONLY
CLEAN AIR/
VANPOOL/
EV
CLEAN AIR/
VANPOOL/
EV
MONUMENT
SIGN
PAD A
4,500 SF
CLEAN AIR/
VANPOOL/
EV
CLEAN AIR/
VANPOOL/
EV
EV
CHARGING
ONLY
EV
CHARGING
ONLY
CART
CORRALS, TYP.
EV
CH
A
R
G
I
N
G
ON
L
Y
EV
CH
A
R
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N
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L
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CH
A
R
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L
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A
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L
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CL
E
A
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A
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/
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E
A
N
A
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/
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N
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/
EV
EV
CH
A
R
G
I
N
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ON
L
Y
PATIO
(E) BILLBOARD
TO BE REMOVED
PATIO PATIO
CENTER ID SIGN
PUBLIC GATHERING
AREA
PATIO
CL
CL
CL
EV
CHARGING
ONLY
EV
CHARGING
ONLY
EV CHARGINGONLY
EV CHARGING
ONLY
EV
CHARGING
ONLY
EV
CHARGING
ONLY
EVCHARGING
ONLY
EVCHARGINGONLY
EV
CHARGINGONLY
EV
CHARGING
ONLY
CLEAN AIR/
VANPOOL/
EV
CLEAN AIR/
VANPOOL/
EV
LO
A
D
I
N
G
10
'
x
2
5
'
EV
CHARGING
ONLY
EV
CHARGING
ONLY
EV
CHARGING
ONLY
EV
CHARGING
ONLY
B
CA
R
T
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A
L
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R
A
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CHARGINGONLY
EV
CHARGING
ONLY
LO
A
D
I
N
G
10
'
x
2
5
'
C
PATIO
SHOPS 2
±8,500 SF
RETAIL /
OFFICE 1
±7,750 SF
LO
A
D
I
N
G
10
'
x
2
5
'
CMU BLOCK WALL
& GATE
GENERATOR
±119,790 SF
(±2.75 AC)
EV
CH
A
R
G
I
N
G
ON
L
Y
EV
CH
A
R
G
I
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ON
L
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EV
CH
A
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CL
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N
A
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R
/
VA
N
P
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L
/
EV
CL
E
A
N
A
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R
/
VA
N
P
O
O
L
/
EV
CLEAN AIR/
VANPOOL/
EV
CO
M
P
A
C
T
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R
CA
R
T
C
O
R
R
A
L
ST
O
R
A
G
E
EV CHARGINGONLY
OFFICE 2
36,924 SF
2 LEVELS
(18,402 FOOTPRINT)
CL
E
A
N
A
I
R
/
VA
N
P
O
O
L
/
EV
LO
A
D
I
N
G
10
'
x
2
5
'
PA
R
K
A
V
E
N
U
E
MONUMENT
SIGN
CO
M
P
A
C
T
O
R
MAJOR A
±37,400 SF
CL
E
A
N
A
I
R
/
VA
N
P
O
O
L
/
EV
CL
E
A
N
A
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/
VA
N
P
O
O
L
/
EV
OU
T
D
O
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S
E
A
T
I
N
G
12
'
x
3
5
.
5
'
TR
A
N
S
TR
A
N
S
TRANS
CLEAN AIR/
VANPOOL/
EV
EV
CHARGING
ONLY
EV
CHARGING
ONLY
EV
CHARGING
ONLY
EV
CHARGING
ONLY
EV
CHARGING
ONLY
EV
CH
A
R
G
I
N
G
ON
L
Y
MONUMENT
SIGN MONUMENT
SIGN
3'-6"
SCREEN
WALL
PUBLIC ART
BY OWNER
TE
TE
TE
TE
APN 338-170-027
LAND USE: EDC
ZONING: EDC NR
APN 338-170-014
LAND USE: PUBLIC/QUASI-PUBLIC
FACILITIES ZONING: EDC NR
APN 338-170-020
LAND USE: EDC
ZONING: EDC NR
AP
N
3
3
8
-
1
8
0
-
0
1
0
LA
N
D
U
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:
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:
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0
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0
1
1
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:
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C
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N
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:
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D
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N
R
APN 338-180-026
LAND USE: EDC
ZONING: EDC NR
GT
GT
FH
FH
FH
FH
FH
FH
FH
PIV/FDC
PIV/FDC
PIV/FDC
PI
V
/
F
D
C
PIV/FDC
PIV/FDC
"A""A"
"C""C"
"B"
"B"
"D"
"D"
FH
TE
EXIST MINI-STORAGE BLDG
EXIST MINI-STORAGE BLDG
EXIST MINI-STORAGE BLDG EXIST MINI-STORAGE BLDG
FH
4' HIGH WALL
4' HIGH WALL
PLOT PLAN PLN 20-0273
CONCEPT GRADING AND DRAINAGE
SITE
GUARD RAIL
CATCH BASIN
XX
INDEX CONTOUR / TEXT
INTER CONTOUR
RETAINING WALL
FENCEX
TRAFFIC SIGNALGATE
VALVE
STREET SIGN
METER / UTILITY
UTILITY POLE
SIGNS
LIGHT POLE
MANHOLE
FIRE HYDRANT
STREET LIGHT
2980.5
PALM TREE
PEDESTRIAN SIGNAL
SPOT ELEVATION
BILLBOARD
TRANSMISSION
OVERHEAD SIGNS
SINGLE TREE
POST / BOLLARD
CULVERT
FLAG
X
INDEX DEPRESSION / TEXT
INTER DEPRESSION
3130
3130
RESTRICTED LINE OF SIGHT
///........ RESTRICTED ACCESS PARKING LIGHTS
ENGINEERING AND
DEVELOPMENT, INC.4M
PROTECT IN PLACE
TO BE REMOVED
Item Title: 9.1 Plot Plan No. PLN 20-0273, Conditional Use Permit No. PLN 20-0272, Public Convenience and Necessity No. PLN 21-0211 and Tentative Parcel Map No. PLN 20-0275 (“Crossroads”)Item Page Number: 60
NE
W
P
O
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R
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FD 1" IP
I
L
L
E
G
I
B
L
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GENERATOR
CO
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P
A
C
T
O
R
SHOPS 1
8,200 SF
EV
CHARGING
ONLY
EV
CHARGING
ONLY
EV
CHARGING
ONLY
EV
CHARGING
ONLY
CLEAN AIR/
VANPOOL/
EV
CLEAN AIR/
VANPOOL/
EV
MONUMENT
SIGN
PAD A
4,500 SF
CLEAN AIR/VANPOOL/
EV
CLEAN AIR/VANPOOL/
EV
EVCHARGING
ONLY
EVCHARGING
ONLY
CART
CORRALS, TYP.
EV
CH
A
R
G
I
N
G
ON
L
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EV
CH
A
R
G
I
N
G
ON
L
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CH
A
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L
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EV
CH
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L
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CL
E
A
N
A
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R
/
VA
N
P
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L
/
EV
CL
E
A
N
A
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/
VA
N
P
O
O
L
/
EV
EV
CH
A
R
G
I
N
G
ON
L
Y
TENANT PATIO
(E) BILLBOARD
TO BE REMOVED
TENANT PATIO
TENANT PATIO
5' HIGH CENTER
ID SIGN
PUBLIC GATHERING
AREA
TENANT PATIO
L
CL
CL
EV
CHARGING
ONLY
EV
CHARGING
ONLY
EV
CHARGING
ONLY
EV
CHARGING
ONLY
EV
CHARGING
ONLY
EV
CHARGING
ONLY
EV
CHARGING
ONLY
EV
CHARGING
ONLY
EV
CHARGING
ONLY
EV
CHARGING
ONLY
CLEAN AIR/
VANPOOL/
EV
CLEAN AIR/
VANPOOL/
EV
LO
A
D
I
N
G
10
'
x
2
5
'
EVCHARGING
ONLY
EVCHARGING
ONLY
EVCHARGING
ONLY
EVCHARGING
ONLY
CA
R
T
C
O
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R
A
L
S
T
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A
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CA
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C
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A
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A
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EV
CHARGING
ONLY
EV
CHARGING
ONLY
LO
A
D
I
N
G
10
'
x
2
5
'
SHOPS 2
±8,500 SF
RETAIL /
OFFICE 1
±7,750 SF
LO
A
D
I
N
G
10
'
x
2
5
'
CMU BLOCK WALL
& GATE
GENERATOR
±119,790 SF
(±2.75 AC)
EV
CH
A
R
G
I
N
G
ON
L
Y
EV
CH
A
R
G
I
N
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L
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CH
A
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I
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L
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CH
A
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L
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CH
A
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L
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CL
E
A
N
A
I
R
/
VA
N
P
O
O
L
/
EV
CL
E
A
N
A
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/
VA
N
P
O
O
L
/
EV
CLEAN AIR/
VANPOOL/
EV
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M
P
A
C
T
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R
CA
R
T
C
O
R
R
A
L
ST
O
R
A
G
E
EV
CHARGINGONLY
OFFICE 2
36,924 SF
2 LEVELS
(18,402 FOOTPRINT)
CLE
A
N
A
I
R
/
VA
N
P
O
O
L
/
EV
LO
A
D
I
N
G
10
'
x
2
5
'
PA
R
K
A
V
E
N
U
E
MONUMENT
SIGN
CO
M
P
A
C
T
O
R
MAJOR A
±37,400 SF
CL
E
A
N
A
I
R
/
VA
N
P
O
O
L
/
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CL
E
A
N
A
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/
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N
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O
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/
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D
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S
E
A
T
I
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G
12
'
x
3
5
.
5
'
TR
A
N
S
TR
A
N
S
TRANS
CLEAN AIR/
VANPOOL/
EV
EV
CHARGING
ONLY
EVCHARGING
ONLY
EV
CHARGINGONLY
EV
CHARGINGONLY
EV
CHARGINGONLY
EV
CH
A
R
G
I
N
G
ON
L
Y
MONUMENT
SIGN MONUMENT
SIGN
3'-6"
SCREEN
WALL
PUBLIC ART
BY OWNER
DDUCTILEIRONRAINSTOWATERWAYS
NYLOPLASTDONOTPOLLUTEDDUCTILEIRONRAINSTOWATERWAYS
NYLOPLASTDONOTPOLLUTE
BENCH TYP.
3'-6"
SCREEN
WALL
ENTRY WALK
TENANT PATIO
ASH -TRASH TYP.
ASH -TRASH TYP.
CURB TYP.SIDEWALK TYP.R.O.W. TYP.CURB TYP.SIDEWALK TYP.R.O.W. TYP.
CURB TYP.SIDEWALK TYP.R.O.W. TYP.
R.O.W. TYP.
SIDEWALK TYP.
CURB TYP.
CURB TYP.
SIDEWALK TYP.
R.O.W. TYP.
ACCENT PAVING TYP.
STAMPED CONCRETE
ACCENT PAVING TYP.
ACCENT PAVING TYP.
PROPERTY LINE TYP.
TRACT BOUNDARY
PROPERTY LINE TYP.
PROPERTY LINE TYP.
R.O.W. TYP.
CURB TYP.
SIGHT DISTANCE TYP.
CITY MAINTAINED
LANDSCAPE FROM
BACK OF WALK TO
R.OW.
CITY MAINTAINED
LANDSCAPE FROM
BACK OF WALK TO
R.OW.
CITY MAINTAINED
LANDSCAPE FROM
BACK OF WALK TO
R.OW.
CITY MAINTAINED
LANDSCAPE FROM
BACK OF WALK TO
R.OW.
CITY MAINTAINED
LANDSCAPE FROM
BACK OF WALK TO
R.OW.
SEPARATE PERMIT REQUIRED
SEPARATE PERMIT REQUIREDSEPARATE PERMIT REQUIRED
SHADE CANOPY @ 15 YEARS TYP.
SHADE CANOPY @ 15 YEARS TYP.
BIOSWALE TYP.
SIDEWALK TYP.
SI
G
H
T
D
I
S
T
A
N
C
E
T
Y
P
.
SIGHT DISTANCE TYP.
SIGHT DISTAN
C
E
T
Y
P
.
SIGHT DISTA
N
C
E
T
Y
P
.
SCREEN WALL TYP.
SCREEN WALL TYP.
SUBSURFACE DRAINAGE TYP.
SUBSURFACE DRAINAGE TYP.
ACCENT PAVING TYP.
STAMPED CONCRETE
CLASS 2
BIKE LANE
CLASS 2
BIKE LANE
CLASS 2
BIKE LANE
SUBSURFACE DRAINAGE TYP.
BIKE RACK TYP.
BENCH TYP.
Item Title: 9.1 Plot Plan No. PLN 20-0273, Conditional Use Permit No. PLN 20-0272, Public Convenience and Necessity No. PLN 21-0211 and Tentative Parcel Map No. PLN 20-0275 (“Crossroads”)Item Page Number: 61
s
FH
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BRADLEY ROAD
PA
R
K
A
V
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N
U
E
LOT A
0.11 AC.LOT B
0.05 AC.
LOT C
0.11 AC.
APN 338-170-027
LAND USE: EDC
ZONING: EDC NR
APN 338-170-014
LAND USE:
PUBLIC/QUASI-PUBLIC
FACILITIES
ZONING: EDC NR
APN 338-170-020
LAND USE: EDC
ZONING: EDC NR
AP
N
3
3
6
-
1
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APN 336-180-015
LAND USE: EDC
ZONING: EDC NR
LOT D
0.21 AC.
SHOPS 1
8,200 SF
PAD A
4,500 SF
SHOPS 2
±8,500 SF
RETAIL /
OFFICE 1
±7,750 SF
OFFICE 2
36,924 SF
2 LEVELS
(18,402 FOOTPRINT)
MAJOR A
±37,400 SF
APN 336-180-028
LAND USE: EDC
ZONING: EDC NR
APN 336-180-013
LAND USE: EDC
ZONING: EDC NR
LO
T
E
0.
2
6
A
C
.
TENTATIVE PARCEL MAP 37972
IN THE CITY OF MENIFEE, STATE OF CALIFORNIA
SITE
GUARD RAIL
CATCH BASIN
XX
INDEX CONTOUR / TEXT
INTER CONTOUR
RETAINING WALL
FENCEX
TRAFFIC SIGNALGATE
VALVE
STREET SIGN
METER / UTILITY
UTILITY POLE
SIGNS
LIGHT POLE
MANHOLE
FIRE HYDRANT
STREET LIGHT
2980.5
PALM TREE
PEDESTRIAN SIGNAL
SPOT ELEVATION
BILLBOARD
TRANSMISSION
OVERHEAD SIGNS
SINGLE TREE
POST / BOLLARD
CULVERT
FLAG
X
INDEX DEPRESSION / TEXT
INTER DEPRESSION
3130
3130
RESTRICTED LINE OF SIGHT
///........ RESTRICTED ACCESS PARKING LIGHTS
ENGINEERING AND
DEVELOPMENT, INC.4M
PLN 20-0275
Item Title: 9.1 Plot Plan No. PLN 20-0273, Conditional Use Permit No. PLN 20-0272, Public Convenience and Necessity No. PLN 21-0211 and Tentative Parcel Map No. PLN 20-0275 (“Crossroads”)Item Page Number: 62
MENIFEE CROSSROARDS
Menifee, CA
Menifee Crossroads, LLC
24211 Park Granada, Calabasas, CA 92301
MASTER SIGN PROGRAM 12/21/2020
06/08/2021
Date:
Revised:PRELIMINARY, SUBJECT TO FINAL CITY APPROVAL 06/28/2021
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:63
2
MENIFEE CROSSROADS
TABLE OF CONTENTS
Preface................................................................. 3-4Project Directory................................................... 5 Sign Design Criteria............................................. 6-9 General Provisions............................................... 10Sign Area Measurement....................................... 11 Vicinity Map............................................. ............ 12Signage Location- Site Plan................................. 13Sign Criteria......................................................... 14-17Center ID Signs.................................................. 18-19 Monument Signs.................................................. 20
Tenant Sign Allowance CategoriesTenants Greater Than 10,000 s.f. (Major A & Multi-level office) 21-22Multi-Tenant (In-Line) Shops 1 Shop 2 & Office 1 23-25Single-Tenant Pad A.............................................. 26-42Shop Tenant Delivery Door ................................. 43Shops- Store frontage Sign.................................. 44Submittals and Approvals.................................... 45Sign Contractor Responsibilities.......................... 46Approved Sign Section Details............................. 47
TABLE OF CONTENTS
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:64
3
MENIFEE CROSSROADS
This document establishes guidelines and criteria for the design, implementation, and regulation of project identity and tenant signage as well as site signage and thematic graphics at the project. All criteria contained within this program are considered to be a supplemental addition to Chapter 9.220 City Sign Regulations. The Owner/Developer may implement any or all of the sign types outlined herein in accordance with these criteria and subject to the approval of City of Menifee.
PREFACE
PREFACE
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:65
4
MENIFEE CROSSROADS
The purpose of this sign criteria is to establish standards that assure tenant signage is harmonious, integrates with shopping
center architecture, and provides coordinated proportional exposure for all tenants. This sign criteria also describes the responsibilities
of the tenants with respect to sign review, approval, and installation. All work shall meet or exceed the minimum design intent and
fabrication requirements shown in this document. Conformance will be enforced. A diversity of sign types within the parameters of
these criteria is encouraged to allow for creative tenant signage. However, any non-conforming or disappoved signs will be brought into
conformance at the expense of the tenant.
OBJECTIVES:
Each Tenant shall provide a minimum of one primary identification wall sign in accordance with the approved Master Sign Plan
herein provided:
Tenant shall be responsible for the following expenses relating to signage for tenant's store:
• Plan check, permit processing and application fees.
• Fabrication and installation of signage, and final electrical connections.
• Maintenance and repair, to include; all costs relating to signage removal, including repair of any damage to the building, or any portion of the shopping center.
There is a formal process for the creation, review and approval of Tenant signs (see "Submittals and Approvals" section of this
document). The tenant shall provide the following information: store name, logo image and colors, intended sign dimensions, materials,
colors, finishes and electrical connections.
Only those sign types provided for and specifically approved in writing by the Landlord, City and Major Tenant will be allowed.
The Tenants will be required, at their expense, to correct, replace or remove any sign that is installed without Landlord's approval and/
or that is deemed not to be in conformance with the plans as submitted and with requirements and documents referenced herein.
REQUIREMENTS FOR SIGNAGE IMPLEMENTATION:
PREFACE
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:66
5
MENIFEE CROSSROADS
PROJECT DIRECTORY
Owner
Menifee Crossroads, LLC
24211 Park Granada
Calabasas, CA 92301
Tel. (818) 414-4650
Attn. Ali Tabrizizadah
brizit@aol.com
City/County Planning Department
29844 Haun Road
Menifee, CA 92589
Tel. (951) 723-3741
Attn. Community Planning
Planning_submittal@cityofmenifee.us
Developer
Caliber Retail properties Group 17682 Mitchell N., Suite 201Irvine, CA 92614 Tel. (949) 725-0103 Attn. Bart PebblesBPebbles@CaliberRetailProperties.com
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:67
6
MENIFEE CROSSROADS
SIGN DESIGN CRITERIA
The following are general guidelines to be used in the development of all signage and graphic elements:
• Signs shall be designed in a manner that is not only imaginative but also of high graphic quality. In addition, signs should be
compatible with and complementary to adjacent facades.
• Notwithstanding the maximum square footages specified for copy area allowances, signs and typography in all cases shall
appear balanced and in scale within the context of the sign space and the building as a whole. Signs shall be centered
horizontally and vertically over each Tenant space unless otherwise directed by Owner/Developer and approved by the City of
Menifee.
• Signage and environmental graphics should be conceived as an integral part of the design, and not applied as an
afterthought.
• Primary storefront identification shall be limited to Tenant’s trade name, as approved in the lease, or as otherwise approved in
writing.
• All signs should fit comfortably into their storefront architecture, leaving sufficient margins and negative space on all sides.
Thickness, height, and colors of sign lettering and graphics should be visually balance and in proportion to other signs on the
building. Signs shall be centered over tenant’s entry whenever possible.
• Location of sign placement shall be designated by Owner/Developer.
• All illuminated signs must be controlled by Owner/Developer house panel and time clock, illuminated during general operating
hours as defined by the Owner/Developer unless otherwise agreed.
• All signs shall be presented to the Owner/Developer for approval prior to commencement of fabrication.
• All signage should be placed out of reach.
• All signage lighting should be baffled or concealed. Light leaks will not be permitted.
SIGN DESIGN CRITERIA
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:68
7
MENIFEE CROSSROADS
Sign Design Criteria (Cont.)
• Exposed signage lamps and fixtures are subject to approval by the owner/Developer and their architect.
• Tenant signs that incorporate logos, business identities and /or images denoting the type of business, shall be encouraged. Logo
design and color to be approved by Owner/Developer.
• Wall signs shall be pegged from wall 1/2” minimum to allow for drainage.
• Signs shall be mounted without visible means of attachment, unless attachments make intentional statement.
• All logo images and type-styles shall be accurately reproduced. Lettering that approximates type-styles will not be accepted. The
Owner/Developer reserves the right to reject any fabrication work deemed to be below standard.
Sign Construction and Maintenance
• All signs and their installation shall comply with all applicable City building and electrical codes, and bear the UL label.
• Tenant’s sign contractor shall completely install and connect sign display and primary wiring at sign location per Landlord’s approval, unless otherwise directed. Signs are to be connected to the J-box provided by the Landlord.
All penetrations of exterior fascia are to be sealed watertight, and finished to match adjacent material.
• All signs shall be kept in good condition, free of corrosion, be legible, adequately repaired, maintained, and painted by the Tenant thereof at all times. All repairs shall be equal in quality and design to the original signs. The standards for maintenance and repair of signs shall be that which will assure the highest visual quality.
SIGN DESIGN CRITERIA
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:69
8
MENIFEE CROSSROADS
Sign Design Criteria (Cont.)
Prohibited Sign Approaches & Types
In addition to as indicated in the City of Menifee Sign Refulations, the following types of signs are prohibited:
• Internally illuminated boxed or cabinet type signs. Cabinet signs will not be considered unless they are less than 10% of the total sign area, and one part of tenant’s logo only.
• Animated signs: signs consisting of anything swinging, rotating, flashing, blinking, strobing, including any moving electronic message boards or centers, or temporary lighting, such as but not limited to search, flood, or fluorescent gel lights.
• Signs mounted directly to a raceway. Cloth, paper, cardboard, foamcore, gatorboard, stickers, or decals.
• Temporary signs, such as but not limited to banners, streamers, and inflatable advertising devices or balloons (except for special sale events and grand opening signs as permitted by the City of Menifee and the Owner/Developer).
• Permanent advertising devices such as attraction boards, banners and flags, except where specifically approved by the Owner/Developer and the City.
• Exposed junction boxes, transformers, lamps, tubing, conduit, raceways or neon crossovers of any type.
• Window signs except where specifically approved by the Owner/Developer and the City.
• Sign manufacturer’s names, stamps, or decals visible from the street or normal viewing angles.
• Exposed fastening devices, unless integral to the sign’s design intent.
• Simulated materials (i.e. wood grained plastic laminates) or wall covering.
• Any type of banner with a tenant listing or advertisement.
• Any sign that is not in conformance with this Program.
SIGN DESIGN CRITERIA
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:70
9
MENIFEE CROSSROADS
Sign Design Criteria (Cont.)
Acceptable Sign Approaches and Types
The following list is a broad suggestion of sign design solutions. All signs designs are subject to the approval of Owner/Developer.
• Individual channel letters with light transmitting acrylic faces.
• Mixed media signs incorporating multi-dimensional forms and combinations of colors, shapes, materials, and lighting.
• Application of materials, finishes and colors as culled from the immediately adjacent architecture.
• Application of innovative technologies.
• Dimensional letter forms with seamless edge treatments.
• Reverse channel lettering.
• Cut or fabricated steel, painted or unfinished.
• Etched metal or glass, sandblasted glass.
• Dimensional shapes and forms of metal, hardwood, glass, or other material with a permanent appearance.
• Glazed ceramic tile work forming patterns and/or fields, subject to height and area restrictions.
• Silhouette or halo illumination
• Front lighting, i.e. billboard or gooseneck lighting.
• Open face channel letters or logo with exposed neon.
SIGN DESIGN CRITERIA
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:71
10
MENIFEE CROSSROADS
1. All sign types will require written approval of the Owner/Developer and City. Sign permits from the City are required prior to
installation. Prior to manufacture of any sign in the center, the Tenant shall submit to Owner/Developer for approval, two (2)
copies of detailed shop drawings. These drawings shall include the building elevations to which the signs are to be attached,
sign materials, dimensions, graphics, location, colors, and method of attachment. Drawings are to be submitted via e-mail in
PDF format.
2. All signs shall be reviewed for conformance with this criteria and overall design quality. Approval or disapproval of sign
submittals based on aesthetics of design shall remain the right of the Owner/Developer.
3. Each Tenant shall pay all costs for its signs including design, manufacture, installation, maintenance, and County permits.
4. Each Tenant shall be fully responsible for and repair any damage to any surface caused by the signage or its installation.
5. Owner/Developer reserves the right to periodically hire an independent electrical engineer, at Tenant's sole expense, to
inspect the installation of all Tenant's signs. Tenants will be required to have any discrepancies and/or code violations
corrected at Tenant's expense. Any code violations, requests for sign removals, or discrepancies not corrected within fifteen
(15) days of notice, may be corrected by the Owner/Developer at Tenant's expense.
6. Tenant's sign contractor shall carry workman's compensation and public liability insurance against all damage suffered or done
by any and all persons and/or property while engaged in the construction and erection of signs in the amount of $1,000,000
per occurrence. Evidence of this insurance must be provided to Owner/Developer prior to installation naming Menifee
Crossroads, LLC., or other party as may be required, as additionally insured.
7. Upon vacancy, Tenant shall remove sign and restore fascia to original condition at Tenant's sole cost and expense within
fifteen (15) days of expiration of term or earlier termination of Tenant's lease.
GENERAL PROVISIONS:
GENERAL PROVISIONS
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:72
11
MENIFEE CROSSROADS
SIGN AREA MEASUREMENT
The following exhibits illustrate the methods of determining maximum
square footages for the allowable sign area categories that follow in this
document. Sign area shall be formulated by calculating the area contained
within not more than (8) eight straight lines surrounding the outermost
extents of the finished sign. Details and exceptions are illustrated in
the exhibits below. The letter "h" represents the overall height of the
sign, often expressed as a "not to exceed" number as described in each
category on the following pages.
SIGN AREA MEASUREMENT
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:73
12
MENIFEE CROSSROADS
VICINITY MAP
AREA OF WORK
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:74
13
MENIFEE CROSSROADS
SIGNAGE LOCATION - SITE
◊◊
◊
◊
◊
◊
◊
◊
◊
◊◊◊◊◊◊◊
SHOPS 2±8,500 SF
MAJOR A±37,400 SF
BRADLEY ROAD
PA
R
K
A
V
E
N
U
E
NE
W
P
O
R
T
R
O
A
D
SHOPS 1±8,200 SF
PAD A±4,500 SF
15
'
-
0
"
RETAIL /OFFICE 1±7,750 SF
OFFICE 236,924 SF2 LEVELS
(18,462 FOOTPRINT)
CENTER ID SIGN
TYPE A
MONUMENT SIGN #2
TYPE B
MONUMENT SIGN #3
TYPE C
OFFICE TENANT
SIGN #4
TYPE A
MONUMENT
SIGN #1
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:75
14
MENIFEE CROSSROADS
1) Wall Signs
a) Major Tenants (Greater Than 10,000 SF- Major A)
i) Signs on Front Building Elevation: One (1) square foot of sign area per one (1) linear foot of building frontage. Architectural background, if any, not included in sign area.
ii) Signs on Side & Rear Building Elevations: No more than one (1) wall sign for each building face, up to a total of three (3) maximum per building. Maximum size of signs is one (1) square foot of sign area (excluding architectural backgrounds) per one (1) linear foot of building frontage.
iii) Maximum 5' letter high.
b) Pads and Retail Shop Tenants (Pad A, Retail/Office 1, Shops 1, Shops 2)
i) Signs on Front Building Elevation: One (1) square foot of sign area (excluding architectural backgrounds) per one (1) linear foot of building frontage.
ii) Signs on Side Elevations (Optional): Only allowed for end cap users.
iii) Signs on Rear Building Elevations (Optional): Each tenant allowed these signs in addition to front elevations.
c) Office (Office 2)
i) Signs on Building Elevations: One (1) square foot of sign area (excluding architectural backgrounds) per one (1) linear foot of building frontage. One (1) sign per building face, maximum of two (2) per building.
d) Height. Wall business signs shall not extend above the highest point of the roof or parapet.
SIGN CRITERIA:
SIGN CRITERIA
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:76
15
MENIFEE CROSSROADS
2) Freestanding Signs.
a) Monument Signs. Defined as signs which are completely self-supporting, have their face or base on the ground and have no air spaces, columns or supports visible between the ground and the bottom of the sign.
b) Area. Maximum of 96 square feet per sign face. Subject to director's review, as set forth in subsection F of this section, the director may approve up to 96 square feet per sign face or where visibility constraints exist.
c) Height. Maximum of (12) feet measured from the ground for all freestanding signs.
d) Location. Signs shall be set back a minimum of three (3) feet from any street or public right-of-way and shall be placed in a manner that will not impede traffic and sight visibility.
e) The menu board and the directional sign for the drive thru restaurant shall be submitted by the tenant as a separate submittal.
f) All freestanding signage shall be subject to City review and approval.
SIGN CRITERIA:
SIGN CRITERIA
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:77
16
MENIFEE CROSSROADS
3) Pole signs shall be prohibited. 4) Incidental business signs
a) Definition: A small sign, emblem, or decal informing the public of goods, facilities or services available on the premise.
b) Number: One per business.
c) Locations: Wall mounted, below the roofline.
d) Area: Two (2) feet square maximum. Signage Design, Materials, Attachment:
• Creativity and quality are encouraged in the design of tenant wall signs.
• Sign design will be evaluated on the basis of compatibility with the overall project architectural theme. However, at a minimum tenant wall signs will be internally illuminated individual pan-channel letters (raceways not permitted). Minimum .040 aluminum with 3/16" plastic face; no cross-over neon or wiring permitted.
• Sign canisters may be allowed for tenant logos only when any such logo constitutes a registered trademark or is part of the D.B.A. However, "can like" signs are typically discouraged.
• All signs colors, lettering styles, graphics treatments, and mounting attachments will be considered against overall compatibility with the development and architectural theme. Specialty background panels are encouraged and will not be calculated as part of sign area.
• The final design and size of signs will be approved or disapproved at the discretion of the Landlord and must be approved by the City. All decisions will be based on architectural compatibility.
SIGN CRITERIA
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:78
17
MENIFEE CROSSROADS
Miscellaneous Tenant Building Signage:
• Each tenant shall be permitted to place upon each entrance of its store (inside storefront glass) not more than 144 square
inches of gold leaf or decal application lettering not to exceed 2 inches in height, indicating hours of business, emergency
telephone numbers, etc. (see page 49). Window signs shall not exceed 30% for each window of a commercial establishment
to match City code.
• No advertising place cards, banners, pennants, names, insignias, trademarks, or other descriptive material shall be affixed or
maintained upon the glass panels and supports of the show windows and doors, or upon the exterior walls of buildings without
the written previous approval of City and Landlord, and must be in compliance with Sign Regulation Codes. No permitted
banners shall be affixed to the front, rear or sides of the buildings unless approved by Landlord and the City. A maximum
twenty percent (20%) of interior window area may be used for temporary promotional and sales signage, subject to Landlord
and City review and approval.
• Landlord shall install address above receiving doors in six (6) inch high block letters. Receiving doors may have a two inch
(see page 68) high block letter sign identifying the Tenant's name. Letters shall be Dark Bronze applied directly to the door. No
white or other background color allowed.
• Landlord shall install addresses numbers for each building on the front building wall, twelve (12) inches clear to the parapet
or cornice and top-right of the main building wall. Letter style to be Helvetica Regular, height to be six (6) inches, securely
mounted to the wall, and approved by the Building and Fire Departments.
Signage Construction and Installation:
• Letter fastening and clips are to be concealed and be galvanized, stainless steel, aluminum, brass or bronze metals.
SIGN CRITERIA
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:79
18
MENIFEE CROSSROADS
CENTER ID SIGNS
15 2013DO GOCENTER SIGNAREA: ±22.9 SF 13S
FRONT ELEVATION
SCALE: 1/4” = 1’
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:80
19
MENIFEE CROSSROADS
SCALE: 1/4” = 1’
CENTER ID SIGNS
7N 19D
SIDE ELEVATION
SIDE ELEVATION
7N 19D
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:81
20
MENIFEE CROSSROADS
CENTER ID SIGNS
DISCLAIMER:
THE ALLOWABLE SIGN PANEL AREA IS CONCEPTUAL SUBJECT TO THE FINAL APPROVAL BY THE CITY OF MENIFEE.
THE TENANT SIGN LAYOUT AND GRAPHICS ARE CONCEPTUAL, THEREFORE SUBJECT TO CHANGE BASED ON THE FINAL SIGNAGE PERMIT APPLICATION.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:82
21
MENIFEE CROSSROADS
MONUMENT SIGNS
152622DA
G
A
TENANT SIGN
AREA: ±8.63 SFTENANT SIGN
AREA: ±19.16 SF
SIDE ELEVATION
TYPE A - MONUMENT SIGN #1 & #2
FRONT ELEVATION SIDE ELEVATION
SCALE: 1/4” = 1’
MATERIALS
DISCLAIMER:
FINISHES
STUCCO PAINT - SW 7069 “IRONE ORE”
THE ALLOWABLE SIGN PANEL AREA IS CONCEPTUAL SUBJECT TO THE FINAL APPROVAL BY THE CITY OF MENIFEE.
THE TENANT SIGN LAYOUT AND GRAPHICS ARE CONCEPTUAL, THEREFORE SUBJECT TO CHANGE BASED ON THE FINAL SIGNAGE PERMIT
APPLICATION.
PAINT - SW 7006 “PURE WHITE”
PAINT- SW 6073 “PERFECT GREIGE”
PAINT- SW 7745 “MUDDLED BASIL”
PRE-CAST BASE
ARCHITECTURAL TRIM
FIBER CEMENT SIDING
A 15
D 20
G 22
O 26
TOTAL SIGN AREA: 70.9 SF, EACH SIDE
MAXIMUM ALLOWABLE: 96 SF PER SIDE
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:83
22
MENIFEE CROSSROADS
26
22
15
A
A
D
TENANT SIGNAREA: ±8.63 SF
SIDE ELEVATION
TYPE B - MONUMENT SIGN #3
FRONT ELEVATION
SCALE: 1/4” = 1’
MATERIALS FINISHES
STUCCO PAINT - SW 7069 “IRONE ORE”
PAINT - SW 7006 “PURE WHITE”
PAINT- SW 6073 “PERFECT GREIGE”
PAINT- SW 7745 “MUDDLED BASIL”
PRE-CAST BASE
ARCHITECTURAL TRIM
FIBER CEMENT SIDING
A 15
D 20
G 22
O 26
MONUMENT SIGNS
DISCLAIMER:
THE ALLOWABLE SIGN PANEL AREA IS CONCEPTUAL SUBJECT TO THE FINAL APPROVAL BY THE CITY OF MENIFEE.
THE TENANT SIGN LAYOUT AND GRAPHICS ARE CONCEPTUAL, THEREFORE SUBJECT TO CHANGE BASED ON THE FINAL SIGNAGE PERMIT
APPLICATION.
G
SIDE ELEVATION
TOTAL SIGN AREA: 43.2 SF, EACH SIDE
MAXIMUM ALLOWABLE: 45 SF, PER SIDE
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:84
23
MENIFEE CROSSROADS
SIDE ELEVATION
TYPE C - MONUMENT SIGN #4
FRONT ELEVATION SIDE ELEVATION
SCALE: 1/4” = 1’
MATERIALS FINISHES
STUCCO PAINT - SW 7069 “IRONE ORE”
PAINT - SW 7006 “PURE WHITE”
PAINT- SW 6073 “PERFECT GREIGE”
PAINT- SW 7745 “MUDDLED BASIL”
PRE-CAST BASE
ARCHITECTURAL TRIM
FIBER CEMENT SIDING
A 15
D 20
G 22
O 26
DISCLAIMER:
THE ALLOWABLE SIGN PANEL AREA IS CONCEPTUAL SUBJECT TO THE FINAL APPROVAL BY THE CITY OF MENIFEE.
THE TENANT SIGN LAYOUT AND GRAPHICS ARE CONCEPTUAL, THEREFORE SUBJECT TO CHANGE BASED ON THE FINAL SIGNAGE PERMIT
APPLICATION.
152620DAO
TENANT SIGN
AREA: ±6.25 SF
G
TOTAL SIGN AREA: 25 SF, ONE SIDE ONLY
MAXIMUM ALLOWABLE: 96 SF
MAXIMUM ALLOWABLE: 30 SF, ONE SIDE ONLY
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:85
24
MENIFEE CROSSROADS
TENANTS GREATER THAN 10,000 S.F. (MAJOR A)
SOUTH ELEVATION
WEST ELEVATION
PROPOSED WALL SIGN AREA
NORTH ELEVATION
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:86
25
MENIFEE CROSSROADS
TENANTS GREATER THAN 10,000 S.F. (OFFICE 2)
SOUTH ELEVATION
WEST ELEVATION
PROPOSED WALL SIGN AREA
EAST ELEVATION
NORTH ELEVATION
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:87
26
MENIFEE CROSSROADS
RETAIL/ OFFICE 1
EAST ELEVATION NORTH ELEVATION
WEST ELEVATION SOUTH ELEVATION
PROPOSED WALL SIGN AREA
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:88
27
MENIFEE CROSSROADS
EAST ELEVATION NORTH ELEVATION
WEST ELEVATION SOUTH ELEVATION
PROPOSED WALL SIGN AREA
SHOPS 1
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:89
28
MENIFEE CROSSROADS
EAST ELEVATION NORTH ELEVATION
WEST ELEVATION SOUTH ELEVATION
PROPOSED WALL SIGN AREA
SHOPS 2
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:90
29
MENIFEE CROSSROADS
SINGLE-TENANT PAD A
EAST ELEVATION NORTH ELEVATION
WEST ELEVATION SOUTH ELEVATION
PROPOSED WALL SIGN AREA
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:91
30
MENIFEE CROSSROADS
2020 Signage and
Architectural Elements Package
2020 Signage and
Architectural Elements Package
Exterior Building Signs
Freestanding Signs
Heritage 2.0 Exterior Signs
Her. 2.0 Chevron
Her 2.0 Fork
Her 2.0 America’s Diner
Her 2.0 Shutter Awnings
Her 2.0 LED Border Lighting
Her 2.0 Slat Wall Component
Heritage 2.0 Canopies
Heritage 2.0 Awnings
Heritage 2.0 Border Lighting
Slat Wall System
Heritage 2.0 Interior Signs &
Architectural Elements
Travel Centers Hanging Sign
Coming Soon Sign
DOT sign Panels
2-9
10-14
16-23
16-18
19-21
22-24
25-30
31
32-33
24
25-30
31
32-33
35-48
50
51
52
Glossary
December 3, 2019
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:92
31
MENIFEE CROSSROADS
Standard French Diamond SizesStandard French Diamond Sizes 2
FD Sizes
PAGE SIZE: 11x17
300.0 Sq. Ft.Flexible Face
57.3 Sq. Ft.Flexible FacePan Formed Embossed Polycarbonate Face
2.7 Sq. Ft.
Flat Acrylic Face
4.5 Sq. Ft.
Flat Acrylic Face
4.9 Sq. Ft.
Flat Acrylic Face
21.9 Sq. Ft.
Pan Formed Embossed Polycarbonate Face
Flat Acrylic Face
32 Sq. Ft.
Pan Formed Embossed Polycarbonate Face
Flat Acrylic Face
98 Sq. Ft.Flexible Face 125.3 Sq. Ft.Flexible Face
231.1 Sq. Ft.Flexible Face
172.7 Sq. Ft.Flexible Face
24'-9"21'-6"
10'-5"
18'-8"
14'-0"16'-0"
12'-1 1/2"10'-9"9'-3"
5'-6"
7'-0"7'-10"
8'-0"6'-9"
3'-1"3'-0"2'-4"4'-0"3'-3"1'-7"1'-6"1'-2"
Standard French Diamond SizesStandard French Diamond Sizes 2
FD Sizes
PAGE SIZE: 11x17
300.0 Sq. Ft.
Flexible Face
57.3 Sq. Ft.
Flexible Face
Pan Formed Embossed Polycarbonate Face
2.7 Sq. Ft.
Flat Acrylic Face
4.5 Sq. Ft.
Flat Acrylic Face
4.9 Sq. Ft.
Flat Acrylic Face
21.9 Sq. Ft.
Pan Formed Embossed Polycarbonate Face
Flat Acrylic Face
32 Sq. Ft.
Pan Formed Embossed Polycarbonate Face
Flat Acrylic Face
98 Sq. Ft.
Flexible Face
125.3 Sq. Ft.
Flexible Face
231.1 Sq. Ft.
Flexible Face
172.7 Sq. Ft.
Flexible Face
24'-9"21'-6"
10'-5"
18'-8"
14'-0"16'-0"
12'-1 1/2"10'-9"9'-3"
5'-6"
7'-0"7'-10"
8'-0"6'-9"
3'-1"3'-0"2'-4"4'-0"3'-3"1'-7"1'-6"1'-2"
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:93
32
MENIFEE CROSSROADS
4
Exploded Color
PAGE SIZE: 11x17
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:94
33
MENIFEE CROSSROADS
Denny’s LED Illuminated S/F Wall Sign Specs
• Extruded aluminum cabinet
• Flat WHITE acrylic faces with translucent vinyl
graphics applied to first surface
• Illuminated with Principal LED lighting
Principal LED Streetfighter, or equivalent
3500K Color Temp; 1.6 Modules/foot; .72 Watts/Module• Installed flush to wall with 3/8” lag bolts
• Sign cabinets are UL listed
21.9 Sq.Ft.15.6 Actual Sq.Ft.
32 Sq.Ft.
23.5 Actual Sq.Ft.
57.3 Sq.Ft.
42.5 Actual Sq.Ft.
COLOR LEGEND
LETTER OUTLINE CABINET
PMS#:White PMS#:138CSW#:6895“Laughing Orange”6
Wall Signs
PAGE SIZE: 11x17
6'-9"
3'-3"
8'-0"
4'-0"
10'-5"
5'-6"
UL approved electrical
disconnect switch
6"
Flat Acrylic Face
Profile5
Trademark
PAGE SIZE: 11x17
The Registered Trademark
The Registered Trademark symbol is a required element and must be displayed on any branding
or sign product depicting the French Diamond. Its size and placement are correctly embedded within
the provided electronic art. The above exhibits are simply meant to be used as a visual confirmation of
correct placement (relative to other colors and shapes) and the actual art of the symbol.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:95
34
MENIFEE CROSSROADS
Denny’s LED Illuminated Channel Letters
• 4” .060 Aluminum returns, painted to match PMS 485C Red
• Illuminated with Principal RED LED modules
• 2793 Red Plexiglass (or equal) faces
• 1” Red trim cap
8
Channel Letters
PAGE SIZE: 11x17
Standard Sizing Chart
MODEL NUMBER
DNCHNLLTTR-24
DNCHNLLTTR-28
DNCHNLLTTR-43
A B C Sq.Ft.
24”
4’-4.25”14’-5”52.5
28”2’-9.5”9’-3.25”21.6
43.625”
2’-5”7’-11.5”15.9
Flush MountedProfile Raceway MountedProfile
A
C
B
4"4"
6"
Trademark is flat
3/16” acrylic, painted
to match PMS 485C Red
with WHITE vinyl on 1st surface
Flush mounted to building with
aluminum studs and silicone
When raceway is used, it is
to be painted to match fascia color
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:96
35
MENIFEE CROSSROADS
Denny’s LED Illuminated D/F Directional Sign Specs
• Extruded aluminum cabinet
• Flat White poly or acrylic faces with translucent vinyl graphics
applied to first surface (colors per color schedule)
• Illuminated with Principal LED Streetfighter modules, or equivalent• Cabinet installed onto 3” x 3” Aluminum post
• Post set in concrete foundation
• Sign cabinets are UL listed
Alternative Option for Smaller
Square Footage
14
Directionals
PAGE SIZE: 11x17
COLOR LEGEND
COPY/POSTARROW OUTLINEARROW CABINET
PMS#:White PMS#:Black C3M Vinyl#:18C-123M Vinyl#:Trans.White
PMS#:138CSW#:6895“Laughing Orange”
3'-0"
1'-6"
3'-0"
J-Box for final
electrical connection
1” Aluminum
retainer fabricated
out of 1 or multiple
pieces 3” x 3” Aluminumpost
2'-0"*
1'-0"*
*This foundation isfor presentation purposesonly. Actual foundation
sizes may vary dependingon code and engineering.
6"2'-4"
1'-2"
4 SF MAX.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:97
36
MENIFEE CROSSROADS
Heritage 2.0 Exterior
Sign & Architectural Elements
Heritage 2.0 Exterior
Sign & Architectural Elements
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:98
37
MENIFEE CROSSROADS
16
Chevron Details
PAGE SIZE: 11x17
1 3/4"
3"
Front of Chevron (ACM Walnut Timber overlay)
Chevron led cove with led strip lightingmounted on underside of cove in the
LED’s aluminum track.
LED will light wall below chevron.
6”
ACM “Walnut Timber” skin
47’-0” Wood Grain CHEVRON w/ Cove Lighting
• Chevron constructed of aluminum
.063 returns, .063 backs, 6" finished depth.
• Returns of aluminum coil-stock
• Aluminum cove channel mounted to underside of chevron
& skinned to match chevron.• Aluminum cove channel has white LED modules mounted
so that it lights the wall below chevron.
• ACM skin only on face, sides and bottom lip of LED cove.
Top and cove of the chevron will be painted.
• Hardware kit sent out with chevron, with hardware painted to match chevron colors.
ACM Skin provider:
Alpolic America - 800.422.7270
Lektron Lumiline Specifications
Lektron Lumiline
White LED lighting
installed in cove
for down light
3” x 4.25” deep aluminum channelmounted to underside of chevron.This channel or cove containswhite LED modules which throw lightdown on the wall below chevron.
Seam Seam
47’-0"
72"
Notch in chevron is 1/2” wider than FDS cabinet
on each side to allow for certain fit.
6"5’-6” X 10’-5” FDS
Heritage 2.0 Ground Up, Conversion
and Remodel Chevron Standards
This section of underside of chevron will
have ACM Walnut Timber overlay
14'-0" X 7'-0"
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:99
38
MENIFEE CROSSROADS
18
Chevron LEDDetails
PAGE SIZE: 11x17
SPECIFICATIONS
32 3.70 305600-1047 White 5700K 36
Part No./Color Footage Wattageper foot Lumensper foot Number ofLEDs/ft.
*LumiLine systems based on Mean Well 240W, 24 VDC, LED DriverHLG-240H-24A
CERTIFIED
SAFETY US CA
DIMENSIONS:
Notes:1. Unit: in/f t *NOTE: 32.8f t is the maximum footage for single power supply
32.8f t
H
Flexible LED LUMILINE™ LED simulated neon
igh Intensity Flexible LED Accent Lighting
0.5
5
i
n
0.63in
Input
Output
Max. Load Footage
Watts per Foot
Dimming Capable
Bending Parameters
Limited Warranty Terms
Materials
Dimensions
Certification
100-240 VAC
24 VDC
32 ft.
3.70
Yes
3.93in.
3 Years
Silicone
0.55 x 0.63
cURus
DETAILS
...................................................................
...............................................................
...........................................
..................................................
.............................................
.........................................
..................................
............................................................
........................................................
......................................................
For CHEVRONS attached to exterior fascia only
LUMILINE LED installed on the underside cove
is the only lighting element on the chevron
1 3/4"
3"
Front of Chevron
Chevron led cove with led strip lighting
mounted on underside of cove in theLED’s aluminum track.
LED will light wall below chevron.
6”
Heritage 2.0 Ground Up, Conversion
and Remodel Chevron Under Lighting
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:100
39
MENIFEE CROSSROADS
22
2.0 ADChannel Letters
PAGE SIZE: 11x17
Note: Actual placement of sign and
electrical must be coordinated with G.C.
12.8 Sq. Ft.
AMERICA’S DINER Channel Letters
Scale: ½” = 1’-0”
1'-0"
12'-10 1/2"
1" Sq. tubing, painted to match wall colorto contain wiring & to support apostrophe
3” x 3” Wireway mountedflush to top of window mullion
Channel letters
Mounted to wirewayvia 3x3 mounting bar
behind and at base of letters
Channel Letter Specifications
• .060 Aluminum backs
• 3” Deep .063 Aluminum returns, painted Black
• Translucent White acrylic faces
• 1” Black trim-cap• White LED illumination
• 3” x 3” Wireway painted to match window mullion
Wireway painted to match window mullion (color TBD)White LED illuminated Channel Letters
White acrylic faces w/ black
aluminum returns w/ 1” black face trim.
Wireway mounted to window mullion.
Heritage 2.0 Ground Up
America’s Diner Entrance Element
3"
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:101
40
MENIFEE CROSSROADS
Black - returns; face trim
Trans White Plex - Letters faces
COLOR LEGEND
SW 7041 Van Dyke Brown
PLAN VIEW
SCALE: 1/2” = 1’-0”
4” x 8” channel tube mounted to wall
FRONT VIEWSCALE: 1/2” = 1’-0”
12’-11"
Tie-backs subject
to structural engineering
Tie-back to fascia
Canopy widths vary from site to site
8"
12" “A”
Face lit channel letters mounted to
rectangular tubing
White plex faces withblack trim cap
2” x 2”
U-channel wireway
CANOPY & LETTER SIZES VARY FROM SITE TO SITE
Face lit channel letter set
3'-0"
2'-0"
2’ Canopy is not over a walkway
3’ canopy will always be over an
entrance and walkway
23
Canopy withChannel Letters
PAGE SIZE: 11x17
1" Sq. tubing, painted to match wall color
to contain wiring & to support apostrophe
Face lit channel letter set
Remodel & Conversion
America’s Diner
3"
3"
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:102
41
MENIFEE CROSSROADS
Travel Center Interior
and Temporary Signs
Travel Center Interior
and Temporary Signs
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:103
42
MENIFEE CROSSROADS
Denny’s Temporary Construction Sign
• S/F temporary “COMING SOON” site sign constructed
of wood frame with MDO panel.
• Entire sign finished in gloss white enamel
• All graphics digitally printed onto adhesive-backed high performance vinyl
52
Coming Soon Sign
PAGE SIZE: 11x17
2" x 4" Wood Skid Frame
Scale: ¾" = 1'-0"
4" x 4" Wood
Post
4'-0 "
1'-
1
1
¼
"
45
4" x 4" Wood Post
2" x 4" Wood
Skid Frame
4'-0" x 8'-0" x
4'-0" x 8'-0" x
.50" MDO P.50" MDO Panel
Digitally Printed
colors & graphics
Temporary Coming Soon
Wooded Sign
8'-0"
4'-0"
3'-10"
7'-10"
• The duration of the temporary sign will be a maximum
of 45 days. The location shall be determined by the
Tenant.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:104
43
MENIFEE CROSSROADS
DESCRIPTION: All letters and numbers color shall distinctly contrast with their background, either light on dark or dark on light. NOTE: No other signage is allowed on delivery side of building
SHOPS - TENANT DELIVERY DOOR
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:105
44
MENIFEE CROSSROADS
DESCRIPTION: 6" height tenant suite numbers in white vinyl above glass door tenant entry information sign to be white vinyl applied to glass with 12" x 24" (2 s.f.) max. area. To be installed by the Landlord.
SHOPS - STORE FRONTAGE SIGN
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:106
45
MENIFEE CROSSROADS
Prior to submittal to the City of Menifee for plan check and Tenants sign fabrication, Tenant or his sign contractor shall submit for Landlord approval three (3) sets of complete and fully dimensioned and detailed sign drawings. These drawings shall include:
• Elevation of storefront showing design, location, size and layout of sign, drawn to scale, indicating materials, colors, and dimensions, attachment devices and construction detail.
• Section through letter and/or sign panel showing the dimensioned projection of the face of the letter and/or sign panel and the illumination.
Drawings should be mailed or email to:
Caliber Retail properties Group 17682 Mitchell N., Suite 201Irvine, CA 92614 Tel. (949) 725-0103 Attn. Bart Pebbles
BPebbles@CaliberRetailProperties.com
All Tenant sign submittals shall be reviewed by Landlord and/or its agent for conformance with the provisions of the City
approved Master Sign Program Plan. Within ten (10) business days after receipt of Tenant's drawings Landlord shall either approve
the submittal, contingent upon any required modifications, or disapprove Tenant's sign submittal. Approval or disapproval shall remain
at the sole right and discretion of Landlord and the architect. A full set of final plans must be approved in writing by Landlord and the
architect, prior to permit application to the City of Menifee or sign fabrication.
Following Landlord's approval of proposed signage, Tenant or his agent shall submit to the City sign plans signed by the
Landlord and applications for all permits for fabrication and installation by sign contractor. Tenant shall be solely responsible for the
cost of City of Menifee plan check fees and permits, and shall furnish Landlord with a copy of said permits prior to installation of
Tenant's sign(s).
Fabrication and installation of all signs shall be performed in accordance with standards and specifications outlined in these
criteria and in the final plans and shop drawings approved by Landlord and the architect. Any work deemed unacceptable shall be
rejected and shall be promptly corrected or modified at Tenant's expense as required by the City of Menifee, Landlord or its agent.
SUBMITTALS AND APPROVALS
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:107
46
MENIFEE CROSSROADS
The Tenant sign contractor is responsible to do the following:
• Provide to the Landlord, prior to commencing sign fabrication and installation, an original certificate of insurance naming the Landlord as 'Additional Insured'.
• Submit to Landlord for approval prior to fabrication complete and fully-dimensioned shop drawings.
• Obtain approved sign permits (stamped as approved by City of Menifee) prior to sign fabrication and deliver copies of same to Landlord.
• Repair and/or replace any damage or destruction to any portion of the shopping center (i.e. buildings and site improvements caused by contractor, its employees, or agents during the installation, repair, or removal of tenants sign(s).
• Promptly remove any equipment, debris, and unused sign materials after installation, repair, or removal of tenants sign(s).
SIGN CONTRACTOR RESPONSIBILITIES
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:108
47
MENIFEE CROSSROADS
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CUSTOM FABRICATED ALUMINUM CHANNEL, FULLY STAPLED SEAMS & SOLID ALUMINUM BACK
1/2” WEEP HOLES AT BOTTOMS OF LETTERS, 2 PER LETTER
3/4” TRIMCAP RETAINER WITH ALUMINUM SCREWS
NEON TUBE SUPPORT
TRANSLUCENT ACRYLIC LETTER FACE
ELECTROBITS HIGH VOLTAGE SS3/5U.L. APPROVED CONNECTOR & INSULATING BOOT
GTO INSULATING SLEEVING
DRAIN HOLES 1/4” DIA.
SAFETY DISCONNECT SWITCH, ON WALL
OR FIRST TRANSFORMER BOXNEON TUBE
FASTERNER TO WALL (2-5 PER LETTER)
GALVANIZED, VENTED TRANSFORMER BOX
13
LISTED FLEX (METAL SHOWN) AND LISTED GTO CABLE (SECONDARY SIDE
ONLY)
30ma TRANSFORMER, U.L. LISTED
PRIMARY ELECTRICAL SOURCE
CUSTOM FABRICATED ALUMINUM CHANNEL
3/16” DIAMETER x 3” THREADED ROD WITH CLEAR ACRYLIC SPACERS
ALUMINUM LETTER FACE
3/16” CLEAR LEXAN BACK LENS
ELECTROBITS HIGH VOLTAGE SS3/5, U.L. APPROVED CONNECTOR
#3830 GTO SLEEVING
1/2” METAL FLEXIBLE CONDUIT
GTO WIRE
NEON TUBE
FASTENER TO WALL (2-5 PER LETTER)
GALVANIZED, VENTED TRANSFORMER BOX
NEON TUBE SUPPORT
30ma TRANSFORMER, U.L. LISTED
WALL/SUPPORT STRUCTURE
SAFETY DISCONNECT SWITCH ON WALL OR FIRST TRANSFORMER
CUSTOM FABRICATED ALUMINUM CHANNEL
1/4” TRIMCAP RETAINER WITH ?? 1/2” ALUMINMUM SCREWS3/16” DIAMETER X 3” THREADED ROD
WITH CLEAR ACRYLIC SPACERS
TRANSLUCENT ACRYLIC LETTER FACE
3/16” CLEAR LEXAN BACK LENS
ELECTROBITS HIGH VOLTAGE SS3/5U.L. APPROVED CONNECTOR
#3830 GTO SLEEVING
1/2” METAL FLEXIBLE CONDUIT
GTO WIRE
NEON TUBE
FASTENER TO WALL (2-5 PER LETTER)
GALVANIZED, VENTED TRANSFORMER BOX
NEON TUBE SUPPORT
30ma TRANSFORMER, U.L. LISTED
WALL/SUPPORT STRUCTURE
SAFETY DISCONNECT SWITCHON WALL OR FIRST TRANSFORMER
FASTENER: Sheet Metal Screw
DEPTH
VARIES
WALL VARIES IN
THICKNESS AND
MATERIAL
PAN - CHANNEL LETTER SECTION DETAIL:HALO ILLUMINATED REVERSE PAN - CHANEL LETTER SECTION DETAIL:FRONT & HALO ILLUMINATED PAN-CHANNEL LETTER SECTION DETAIL:
APPROVED SECTION DETAILS
OR LED
OR LED
OR LED
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:109
RESOLUTION NO. PC21-____
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
MENIFEE, CALIFORNIA ADOPTING A MITIGATED NEGATIVE
DECLARATION FOR PLOT PLAN NO. PLN 20-0273, CONDITIONAL
USE PERMIT NO. PLN 20-0272, PUBLIC CONVENIENCE AND
NECESSITY NO. PLN 21-0211 AND TENTATIVE PARCEL MAP NO.
PLN 20-0275 LOCATED AT THE NORTHEAST CORNER OF
NEWPORT ROAD AND BRADLEY ROAD
WHEREAS, on October 8, 2020, the applicant, Menifee Crossroads, LLC, filed a
formal application with the City of Menifee for the approval of Plot Plan No. PLN 20-0273
for the construction and operation of a 103,274 sq. ft. office/retail commercial center on
an 8.61-net acre (9.02-gross acre) project site located northeast of the intersection of
Newport Road and Bradley Road within the City of Menifee (APNs 336-180-013 and -
028.
WHEREAS, on October 8, 2020, the applicant, Menifee Crossroads, LLC, filed a
formal application with the City of Menifee for the approval of Conditional Use Permit No.
PLN 20-0272 to allow for the drive-thru for Shops 2.
WHEREAS, June 16, 2021, the applicant, Menifee Crossroads, LLC, filed a
formal application with the City of Menifee for a finding of Public Convenience or
Necessity for the sale of beer, wine and distilled spirits (Type 21 License) for off-
premises consumption at the proposed Major A (specialty grocer).
WHEREAS, on October 8, 2020, the applicant, Menifee Crossroads, LLC, filed a
formal application with the City of Menifee for the approval of Tentative Parcel Map No.
PLN 20-0275 (TPM 37972) for a subdivision of 9.02 gross acres into six (6) parcels for
commercial development to create legal parcels allowing for the conveyance of
ownership.
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.
WHEREAS, the twenty-(20)-day public review period for the IS/MND occurred
between July 29, 2021 to August 18, 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. The project was also required to be transmitted to the State Clearinghouse for
review by State agencies.
WHEREAS, no comments on the IS/MND were received during the public review
period.
WHEREAS, on August 25, 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
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
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:110
IS/MND for Crossroads
October 13, 2021
WHEREAS, on August 25, 2021, the Planning Commission opened the public
hearing and continued the public hearing for the project to October 13, 2021; and,
WHEREAS, on October 13, 2021, the Planning Commission held the continued
public hearing on the project, which the hearing was not required to be re-noticed,
because the project was continued to a date certain (i.e., October 13, 2021) during the
August 25, 2021 meeting, and
WHEREAS, the Planning Commission considered all public testimony as well as
all materials in the staff report and accompanying Initial Study/Mitigated Negative
Declaration; 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 and
Reporting Plan (“MMRP”), which is incorporated into the project’s
Conditions of Approval by reference, 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
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:111
IS/MND for Crossroads
October 13, 2021
PASSED, APPROVED AND ADOPTED this 13th of October 2021.
_________________________
Benjamin Diederich, Chairman
Attest:
Stephanie Roseen, Deputy City Clerk
Approved as to form:
Thai Phan, Assistant City Attorney
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:112
Planning Application No. PLN 20-0273 Page 1
W1362-Menifee_(N)_CA; -- 1250593.1
CITY OF MENIFEE
CEQA Environmental Checklist Form
1. Project title: Menifee Crossroads 2. Lead agency name and address: City of Menifee, Community Development Department,
29844 Haun Road, Menifee, CA 92586 3. Contact person and phone number: Ryan Fowler, Senior Planner: 951-723-3740 4. Project location: The project site is located approximately one mile west of Interstate 215 (I-215),
east of Bradley Road, north of Newport Road, and south of Park Avenue, in the City of Menifee,
County of Riverside, California (APNs: 336-180-013 [0.24 acre] and 336-180-028 [8.62 acres]).
Refer to Figure 1, Project Vicinity Map and Figure 2, Project Location Map.
A. Total Project Area: 9.02 gross acres
Residential Acres: 0 Lots:0 Units: 0 Projected No. of Residents: 0
Commercial Acres: 0.96 (Lot 1);
2.68 (Lot 2); 1.16 (Lot 5); 1.07
(Lot 6)
Lots: 4
(proposed)
Sq. Ft. of Bldg. Area:
±58,600
Est. No. of Employees: 174
Office Acres: 1.97 (Lot 3) Lots: 1 (proposed) Sq. Ft. of Bldg. Area: ±36,924 Est. No. of Employees: 92
Industrial Acres: 0 Lots: 0 Sq. Ft. of Bldg. Area: 0 Est. No. of Employees: 0
Other Acres (Office/Retail):
0.77 (Lot 4)
Lots: 1 Sq. Ft. of Bldg. Area:
±7,750
Est. No. of Employees: 24
B. Assessor’s Parcel No: 336-180-013 and 336-180-028.
C. Map: Thomas Brothers Riverside County Street Guide 2008 Page 868, Grid C-2.
D. Section 34, Township 5S & Range 3W of the San Bernardino Base and Meridian.
E. Longitude: 117°11'16.13"W Latitude: 33°41'11.54"N
5.
Project Applicant/Owners: Menifee Crossroads, LLC, 24211 Park Granada, Calabasas, CA
91302.
Representative: Kassen Klein, PO Box 747, Murrieta, CA 92564
6.
General Plan Designation: Economic Development Corridor (EDC)1
7.
Existing Zoning: Economic Development Corridor-Newport Road (EDC-NR)2
1 City of Menifee. 2020. General Plan Land Use Map. https://www.cityofmenifee.us/DocumentCenter/View/11043/General-Plan--Land-Use-
Map---March-2020 (accessed March 2021).
2 City of Menifee. 2020. Zoning Map. https://www.cityofmenifee.us/DocumentCenter/View/11042/Zoning-Map---April-2020 (accessed
March 2021).
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:113
Planning Application No. PLN 20-0273 Page 2
W1362-Menifee_(N)_CA; -- 1250593.1
8.
Description of Project:
Plot Plan No. PLN 20-0273 proposes the development of a ±9.02-gross acre site. Development
includes ±103,274 square feet (sf) of retail, office, and on-site improvements. Refer to Figure 3,
Conceptual Site Plan. Proposed retail uses included a market (i.e., specialty grocer), restaurants,
and shops.
Proposed structures are as follows:
• Shops 1: ±8,200 sf
• Shops 2: ±8,500 sf
• Retail/Office 1: ±7,750 sf
• Office 2: 36,924 sf, 2 levels
• Pad A: ±4,500 sf
• Major A: ±37,400 sf
The project proposes 404 onsite vehicle parking spaces.
Tentative Parcel Map No. PLN 20-0275 (TPM 37972) proposes a subdivision of 9.02 gross acres
into six (6) parcels. The parcels range in size from 0.77 to 2.68 acres. The subdivision also includes
dedications on Bradley Road, Newport Road, and Park Avenue. The Tentative Parcel Map is
needed to create legal parcels allowing for the conveyance of ownership.
Conditional Use Permit No. PLN 20-0272 proposes to allow the drive-thru for Shops 2.
Public Convenience and Necessity No. PLN 21-0211 is an application for public convenience
or necessity findings to allow for the sale of beer, wine, and distilled spirits for off -premises
consumption (Alcoholic Beverage Control [ABC] License Type 21) within the proposed market
(Major A). The findings are required by the California Department of ABC due to an
overconcentration of alcohol licenses in the area.
Site Preparation/Phasing
While the project site is relatively flat through most of the site, the project proposes 15,513 cubic
yards of cut, with a need for 8,670 cubic yards of fill, for a net of 6,843 cubic yards of export of
material.
Grading is anticipated to last approximately 7 weeks included within an approximately 9-month of
overall construction activity. (Phase I). Groundbreaking is anticipated to occur in September 2021,
with “grey shell’ delivery of Major A – Grocery in April 2022, followed shortly thereafter of Pad A,
restaurant building (Denny’s) and Shop Buildings 1 and 2 by May 2022. Phase 1 target grand
opening is in June 2022.
Access and Circulation
Vehicular access to the site will be provided via one access point on Newport Road, two access
points on Bradley Road, and one access point on Park Avenue. Primary access would be from
Bradley Road.
The project proposes improvements to Bradley Road and Park Avenue. Upon project completion,
Bradley Road would typically be comprised of two 12 to 13-foot-wide travel lanes in each direction
separated by a 10-foot-wide raised median. Six-foot-wide Class II bike lanes would border the 13-foot-wide outside lanes. Six-foot-wide sidewalks would be located adjacent to the bike lanes with
an outside landscape strip. Curb and gutter would be provided between the travel lanes and
sidewalks. Park Avenue would typically be comprised of one 12-foot-wide travel lane in each
direction with 8-foot-wide outside shoulders. Six-foot-wide sidewalks would be located adjacent
the outside shoulders with an outside landscape strip. Curb and gutter would b e provided between
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:114
Planning Application No. PLN 20-0273 Page 3
W1362-Menifee_(N)_CA; -- 1250593.1
the outside shoulders and sidewalks. Newport Road is currently built out to its ultimate roadway
half-section. No additional roadway improvements to Newport Road would occur. However, curb,
gutter, sidewalk, and landscaping improvements would occur to accommodate site access along
the Project’s frontage for Driveway 4 consistent with the City’s standards.
Other Site Improvements and Amenities
The project is required to provide ±310 parking stalls but exceeds the requirement an d includes
±404 parking stalls (a ratio of 3.9 stalls per 1,000 sf ).
Infrastructure, Utilities, and Public Services
Onsite infrastructure would include associated internal driveway, service utilities, and drainage
facilities including underground storage basins located throughout the site and a water quality
swale located along the northern project boundary. Undergrounding of the existing power poles
along Bradley Road would also be included with the Project.
The following public services are available to the Project:
• Fire Protection Services (City of Menifee through contract with the Riverside County Fire
Department);
• Police Protection Services (City of Menifee Police Department);
• Public Schools (Menifee Union School District and Perris Union High School District)
• Library Services (Riverside County Library System); and
• City Administrative Services (City of Menifee).
The following utilities/infrastructure systems and services are available to the Project:
• Water/Sewer (Eastern Municipal Water District);
• Electricity (Southern California Edison);
• Natural Gas (Southern California Gas Company); and
• Telephone/Communications (Frontier Communications).
9. Surrounding Land Uses and Environmental Setting:
The project site is currently vacant. The property slopes very gently from southeast toward the
northwest, with variation ranging from a low of approximately 1,423 feet above mean sea level
(msl) at the northwest corner of the property and up to 1,432 feet msl in the southeast corner of
the site. This represents an elevational change across the project site of ±9 feet. Vegetation on
the subject site has been disturbed, both historically and recently. The site is best characterized
as an open, disturbed area with remnant native and non-native vegetation. For the most part, native vegetation was removed initially many decades ago to allow for agricultural production.
Recent disturbances have been related more to urban development than agriculture, and therefore
the site has been subject to adjacent development effects which include road-building,
infrastructure development, and some illegal dumping on the property of concrete and asphaltic
materials.3 Land uses in the surrounding area varies between roadway rights-of-way, commercial,
a storage facility, and single-family residential.
3 TeraCor Resource Management. October 2020. Step II, Part B Focused Burrowing Owl Survey Results for an 8.8 Acre Lot Located at the
Northeast Corner of Newport Road and Bradley Road, City of Menifee.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:115
Planning Application No. PLN 20-0273 Page 4
W1362-Menifee_(N)_CA; -- 1250593.1
The adjacent General Plan Area Plan(s), Land Use Designation(s), and Zoning(s), if any:
Surrounding Land Uses
Direction General Plan Designation Zoning District Existing Land Use
Project Site Economic Development
Corridor (EDC)
Economic Development Corridor-
Newport Road (EDC-NR) Vacant Land
North Economic Development
Corridor (EDC)
Economic Development Corridor-
Newport Road (EDC-NR)
Park Avenue and
commercial properties
South Cal Neva Specific Plan
(SP) Cal Neva Specific Plan (SP)
Newport Road and
commercial
properties
East Economic Development
Corridor (EDC)
Economic Development Corridor-
Newport Road (EDC-NR)
Statewide Mini
Storage and
residential properties
West
Economic Development
Corridor (EDC) Public/Quasi Public
Facilities (PF)
Economic Development Corridor-
Newport Road (EDC-NR)
Public/Quasi-Public Facilities (PF)
Bradley Road and
commercial and
institutional properties
Sources: City of Menifee. 2020. General Plan Land Use Map. https://www.cityofmenifee.us/DocumentCenter/View/11043/General-
Plan--Land-Use-Map---March-2020 (accessed March 2021); City of Menifee. 2020. Zoning Map.
https://www.cityofmenifee.us/DocumentCenter/View/11042/Zoning-Map---April-2020 (accessed March 2021); and Earth Strata Geotechnical Services, Inc. August 2020. Phase I Environmental Site Assessment. 10
.
Other public agencies whose approval is required (e.g., permits, financing approval, or
participation agreement):
Based on the current Project design concept, other permits necessary to realize the proposal will
likely include, but are not limited to, the following:
• Stormwater management and associated permitting will be required consistent with the
provisions of the Riverside County Flood Control and Water Conservation District.
• Permitting required under Clean Water Act Section 401 and the Santa Ana Regional Water
Quality Control Board (SARWQCB) pursuant to requirements of the National Pollutant
Discharge Elimination System (NPDES) Permit.
• Type 21 License for the sale of beer, wine and distilled spirits for off-premise consumption will
be required consistent with the provisions of the California Department of Alcoholic Beverage
Control.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:116
Planning Application No. PLN 20-0273 Page 5
W1362-Menifee_(N)_CA; -- 1250593.1
Figure 1: Project Vicinity Map
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:117
Planning Application No. PLN 20-0273 Page 6
W1362-Menifee_(N)_CA; -- 1250593.1
Figure 2: Project Location Map
Project
Site
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:118
Planning Application No. PLN 20-0273 Page 7
W1362-Menifee_(N)_CA; -- 1250593.1
Figure 3: Conceptual Site Plan
Newport Road
Park Ave
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:119
Planning Application No. PLN 20-0273 Page 8
W1362-Menifee_(N)_CA; -- 1250593.1
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors checked below (x) would be potentially affected by this project, involving at least
one impact that is a “Potentially Significant Impact” as indicated by the checklist on the following pages.
Aesthetics Greenhouse Gas Emissions Population and Housing
Agriculture Resources Hazards & Hazardous Materials Public Services
Air Quality Hydrology/Water Quality Recreation
Biological Resources Land Use/Planning Transportation/Traffic
Cultural Resources
Geology/Soils
Mineral Resources
Noise
Tribal Cultural Resources
Utilities and Service Systems
Mandatory Findings of Significance
The environmental factors checked below (x) would be potentially affected by this project, involving at least
one impact that is a “Less than Significant with Mitigation Incorporated” as indicated by the checklist
on the following pages.
Aesthetics Greenhouse Gas Emissions Population and Housing
Agriculture Resources Hazards & Hazardous Materials Public Services
Air Quality Hydrology/Water Quality Recreation
Biological Resources Land Use/Planning Transportation
Cultural Resources
Energy
Geology/Soils
Mineral Resources
Noise
Tribal Cultural Resources
Utilities and Service Systems
Wildfire
Mandatory Findings of Significance
The environmental factors checked below (x) would be potentially affected by this project, involving at least
one impact that is a “Less than Significant” as indicated by the checklist on the following pages.
Aesthetics Greenhouse Gas Emissions Population and Housing
Agriculture Resources Hazards & Hazardous Materials Public Services
Air Quality Hydrology/Water Quality Recreation
Biological Resources Land Use/Planning Transportation
Cultural Resources
Energy
Geology/Soils
Mineral Resources
Noise
Tribal Cultural Resources
Utilities and Service Systems
Wildfire Mandatory Findings of Significance
The environmental factors checked below (x) would have “No Impact” by this project as indicated by the
checklist on the following pages.
Aesthetics Greenhouse Gas Emissions Population and Housing
Agriculture Resources Hazards & Hazardous Materials Public Services
Air Quality Hydrology/Water Quality Recreation
Biological Resources Land Use/Planning Transportation
Cultural Resources
Energy
Geology/Soils
Mineral Resources
Noise
Tribal Cultural Resources
Utilities and Service Systems
Wildfire
Mandatory Findings of Significance
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:120
Planning Application No. PLN 20-0273 Page 9
W1362-Menifee_(N)_CA; -- 1250593.1
DETERMINATION: (To be completed by the Lead Agency)
On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a significant effect on the environment, and a
NEGATIVE DECLARATION will be prepared. I find that although the proposed project could have a significant effect on the environment, there
will not be a significant effect in this case because revisions in the project have been made by or
agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared.
I find that the proposed project MAY have a significant effect on the environment, and an
ENVIRONMENTAL IMPACT REPORT is required. I find that the proposed project MAY have a "potentially significant impact" or "potentially
significant unless mitigated" impact on the environment, but at least one effect 1) has been
adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has
been addressed by mitigation measures based on the earlier analysis as described on attached
sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects
that remain to be addressed. I find that although the proposed project could have a significant effect on the environment,
because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or
NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or
mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or
mitigation measures that are imposed upon the proposed project, nothing further is required.
Signature
Date
Printed Name
For Cheryl Kitzerow,
Community Development
Director
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:121
Planning Application No. PLN 20-0273 Page 10
W1362-Menifee_(N)_CA; -- 1250593.1
EVALUATION OF ENVIRONMENTAL IMPACTS:
1) A brief explanation is required for all answers except "No Impact" answers that are adequately
supported by the information sources a lead agency cites in the parentheses following each
question. A "No Impact" answer is adequately supported if the referenced information sources show
that the impact simply does not apply to projects like the one involved (e.g., the project falls outside
a fault rupture zone). A "No Impact" answer should be explained where it is based on project-
specific factors as well as general standards (e.g., the project will not expose sensitive receptors
to pollutants, based on a project-specific screening analysis).
2) All answers must take account of the whole action involved, including off -site as well as on-site,
cumulative as well as project-level, indirect as well as direct, and construction as well as operational
impacts.
3) Once the lead agency has determined that a particular physical impact may occur, then the
checklist answers must indicate whether the impact is potentially significant, less than significant
with mitigation, or less than significant. "Potentially Significant Impact" is appropriate if there is
substantial evidence that an effect may be significant. If there are one or more "Potentially
Significant Impact" entries when the determination is made, an EIR is required.
4) "Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the
incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to
a "Less Than Significant Impact." The lead agency must describe the mitigation measures, and
briefly explain how they reduce the effect to a less than significant level (mitigation measures from
"Earlier Analyses," as described in (5) below, may be cross-referenced).
5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process,
an effect has been adequately analyzed in an earlier EIR or negative declaration. State CEQA
Guidelines §15063(c)(3)(D). In this case, a brief discussion should identify the following:
a) Earlier Analysis Used. Identify and state where they are available for review.
b) Impacts Adequately Addressed. Identify which effects from the above checklist were within the
scope of and adequately analyzed in an earlier document pursuant to applicable legal
standards, and state whether such effects were addressed by mitigation measures based on
the earlier analysis.
c) Mitigation Measures. For effects that are "Less than Significant with Mitigation Measures
Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site-specific conditions for the project.
6) Lead agencies are encouraged to incorporate into the checklist references to information sources
for potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared
or outside document should, where appropriate, include a reference to the page or pages where
the statement is substantiated.
7) Supporting Information Sources: A source list should be attached, and other sources used or
individuals contacted should be cited in the discussion.
8) This is only a suggested form, and lead agencies are free to use different formats; however, lead
agencies should normally address the questions from this checklist that are relevant to a project's
environmental effects in whatever format is selected.
9) The explanation of each issue should identify:
a) the significance criteria or threshold, if any, used to evaluate each question; and
b) the mitigation measure identified, if any, to reduce the impact to less than significance.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:122
Planning Application No. PLN 20-0273 Page 11
W1362-Menifee_(N)_CA; -- 1250593.1
Issues:
I. AESTHETICS
Potentially
Significant Impact
Less Than
Significant
with Mitigation Incorporated
Less Than
Significant Impact
No Impact
Except as provided in Public Resources Code Section 21099, would the project: a) Have a substantial adverse effect on a scenic
vista?
b) Substantially damage scenic resources,
including, but not limited to, trees, rock
outcroppings, and historic buildings within a state
scenic highway?
c) In non urbanized areas, substantially degrade
the existing visual character or quality of public
views of the site and its surroundings? (Public
views are those that are experienced from
publicly accessible vantage point). If the project
is in an urbanized area, would the project conflict
with applicable zoning and other regulations
governing scenic quality?
d) Create a new source of substantial light or
glare which would adversely affect day or
nighttime views in the area?
Sources: Menifee General Plan (GP) Exhibit C-8, “Scenic Highways” and Sun City/Menifee Area Plan
Figure 5, “Mt. Palomar Night Time Lighting Policy Area”; Menifee GP Draft EIR; State of California,
Department of Transportation, California State Scenic Highway System Map; Riverside County Ordinance
No. 655 (Regulating Light Pollution); City of Menifee Ordinance 2009-24 (Dark Sky) (Menifee Municipal
Code [MMC] Chapter 6.01).
Applicable General Plan Policies:
Goal C-6: Scenic highway corridors that are preserved and protected from change which would
diminish the aesthetic value of lands adjacent to the designated routes.
Policy C-6.1: Design developments within designated scenic highway corridors to balance the
objectives of maintaining scenic resources with accommodating compatible land uses.
Policy C-6.4: Incorporate riding, hiking, and bicycle trails and other compatible public recreational
facilities within scenic corridors.
Policy C-6.5: Ensure that the design and appearance of new landscaping, structures, equipment,
signs, or grading within eligible county scenic highway corridors are compatible with the
surrounding scenic setting or environment.
Goal CD-3: Projects, developments, and public spaces that visually enhance the character of the
community and are appropriately buffered from dissimilar land uses so that differences
in type and intensity do not conflict.
Policy CD-3.1: Preserve positive characteristics and unique features of a site during the design and
development of a new project; the relationship to scale and character of adjacent uses
should be considered.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:123
Planning Application No. PLN 20-0273 Page 12
W1362-Menifee_(N)_CA; -- 1250593.1
Policy CD-3.3: Minimize visual impacts of public and private facilities and support structures through
sensitive site design and construction. This includes, but is not limited to: appropriate
placement of facilities; undergrounding, where possible; and aesthetic design (e.g., cell
tower stealthing).
Policy 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.
Policy CD-3.7: Consider including public art at key gateways, major projects, and public gathering
places.
Policy CD-3.9: Utilize Crime Prevention through Environmental Design (CPTED) techniques and
defensible space design concepts to enhance community safety.
Policy CD-3.10: Employ design strategies and building materials that evoke a sense of quality and
permanence.
Policy CD-3.12: Utilize differing but complementary forms of architectural styles and designs that
incorporate representative characteristics of a given area.
Policy CD-3.14: Provide variations in color, texture, materials, articulation, and arch itectural treatments.
Avoid long expanses of blank, monotonous walls or fences.
Policy CD-3.15: Require property owners to maintain structures and landscaping to high standards of
design, health, and safety.
Policy CD-3.17: Encourage the use of creative landscape design to create visual interest and reduce
conflicts between different land uses.
Policy CD-3.19: Design walls and fences that are well integrated in style with adjacent structures and
terrain and utilize landscaping and vegetation materials to soften their appearance.
Policy CD-3.20: Avoid the blocking of public views by solid walls.
Goal CD-4: Recognize, preserve, and enhance the aesthetic value of the City's enhanced landscape
corridors and scenic corridors.
Policy CD-4.1: Create unifying streetscape elements for enhanced landscape streets, including
coordinated streetlights, landscaping, public signage, street furniture, and hardscaping.
Policy 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.
Policy CD-4.8: Preserve and enhance view corridors by undergrounding and/or screening new or
relocated electric or communication distribution lines, which would be visible from the
City's scenic highway corridors.
Goal CD-5: Economic Development Corridors that are visually distinctive and vibrant and combine
commercial, industrial, residential, civic, cultural, and recreational uses.
Policy CD-5.1: Provide comfortable pedestrian amenities-quality sitting areas, wide paths and shade-
along with specialized and engaging design features, such as interesting fountains or
public art, which draw and maintain people's attention, as appropriate based on the
preferred mix of land uses for each EDC subarea.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:124
Planning Application No. PLN 20-0273 Page 13
W1362-Menifee_(N)_CA; -- 1250593.1
Policy CD-5.2: Include open space and/or recreational amenities in EDC areas to provide visual relief
from development, form linkages to adjacent uses and other portions of the economic
development corridor, and serve as buffers between uses, where necessary.
Policy CD-5.7: Where a vertical mix of uses occurs, site retail or office uses on the ground floor, with
residential and/or office uses above. Also, encourage architectural detailing that
differentiates each use.
Goal CD-6: Attractive landscaping, lighting, and signage that conveys a positive image of the
community.
Policy CD-6.3: Require property owners to maintain the existing landscape on developed nonresidential
sites and replace unhealthy or dead landscaping.
Policy 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.
Policy CD-6.5: Limit light leakage and spillage that may interfere with the operations of the Palomar
Observatory.
Policy CD-6.6: Encourage the incorporation of lighting into signage design when app ropriate in order to
minimize glare and light spillage while accentuating the design of the signage.
Policy CD-6.7: Integrate project signage into the architectural design and character of new buildings.
Policy CD-6.8: Discourage the use of flashing, moving, or audible signs.
Analysis of Project Effect and Determination of Significance:
Impact I.a) Less Than Significant Impact. Under CEQA, a scenic vista is defined as a viewpoint that
provides expansive views of a highly-valued landscape for the public’s benefit. Scenic vistas can be
impacted by development in two ways. First, a structure may be constructed that blocks the view of a
vista. Second, the vista itself may be altered (i.e., development on a scenic hillside). Menifee’s natural
mountainous setting is critical to its overall visual character and provides scenic vistas for the community.
Topography and a lack of dense vegetation or urban development offer scenic views throughout the City,
including to and from hillside areas. Scenic features include gently sloping alluvial fans, rugged mountains
and steep slopes, mountain peaks and ridges, rounded hills with boulder outcrops, farmland, and open
space. Scenic vistas provide views of these features from public spaces. Many scenic resources are
outside the City limits and beyond the planning area boundary. Scenic views from Menifee include: the
San Jacinto Mountains to the northeast and east, the San Bernardino Mountains to the north, the San
Gabriel Mountains to the northwest, and the Santa Ana Mountains to the west and southwest. The Canyon
Lake Reservoir is adjacent to the City’s western boundary and approximately 4.5 miles west of the project
site.
The project site is a vacant lot bounded by roadways to the north, south, and west, and by a storage facility
to the east. The project site is not considered to be within or comprise a portion of a scenic vista. While
the project would construct retail/commercial and office structures on a site that is currently vacant, the
structures would be similar to the commercial/retail uses to the north, west, and south of the project site.
As such, the project would not introduce a new visual obstacle to an existing scenic vista. Therefore, the
project would have a less than significant impact on scenic vistas.
Impact I.b) Less Than Significant Impact. While the project is not adjacent to an officially designated
state scenic highway, it is located approximately one mile west of an eligible County Scenic Highway
(I-215) as identified in the Menifee General Plan4. An existing residential neighborhood and
4 City of Menifee. 2013. Exhibit C-8: Scenic Highways. https://www.cityofmenifee.us/DocumentCenter/View/1025/C-8-
Scenic_Highways_HD0913?bidId=. Accessed June 2021.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:125
Planning Application No. PLN 20-0273 Page 14
W1362-Menifee_(N)_CA; -- 1250593.1
commercial/retail and public/institutional development are located directly in between the I-215 and the
project site. Further, the project site is within a suburbanized area comprised of residential neighborhoods and vacant land, as well as surface street features, and does not contain significant trees, rock
outcroppings, or historical buildings. Therefore, the project would not substantially damage scenic
resources within a state scenic highway and no mitigation would be required.
Impact I.c) Less Than Significant Impact. The project site is located in an area of the City that is
dominated by existing and planned residential development with pockets of commercial/retail and
public/institutional development and vacant land. Given that the project site is mostly bounded by
developed land and in close proximity to existing residences, the project site is not located in a
non-urbanized area. The proposed project would not result in a significant impact and would not
substantially degrade the existing visual character or quality of public views of the project site and its
surroundings. Degradation of visual character or quality is defined by substantial changes to the existing
site appearance through construction of structures such that they are poorly designed or conflict with the
site’s existing surroundings. As such, the proposed project would not significantly alter the surroundings
of the area.
The project’s construction-related activities would result in short-term impacts to the area’s visual
character and quality. Construction activities would require the use of equipment and storage of materials
within the project site. However, construction activities are temporary and would not result in any
permanent visual impact. While the project site is currently vacant and undeveloped, the area surrounding
the project site generally comprises commercial/retail, public/institutional, and vacant land. Surrounding
land uses include a storage facility to the east; commercial/retail to the north and south, and
commercial/retail and public/institutional to the west. Vacant lots are to the northwest, southwest, and
southeast.
Upon completion, the proposed project would include the development of 9.02 gross acres with a
commercial/retail shopping center with office space and a major commercial/retail anchor. Commercial
retail development would total 58,600 square feet of building area, office development would total 36;924
square feet, and office/retail development would total 7,750 square feet. The project would be accessible
via four driveway entries from surrounding adjacent streets. The project would also include landscaping
improvements.
While the project site’s existing visual quality would change by incorporating commercial/retail and office
uses and new improvements, this would not degrade the existing visual character, site quality, or
surroundings. The site’s visual character would be altered; however, the project would not become visually
incompatible or visually unexpected when viewed in the context of its surroundings. Moreover, the project would be subject to compliance with City design guidelines and applicable development standards.
Therefore, the project would have a less than significant impact on the site’s visual character and its
surroundings and no mitigation is required.
Impact I.d) Less Than Significant Impact. Excessive or inappropriately directed lighting can adversely
impact nighttime views by reducing the ability to see the night sky and stars. Glare can be caused from
unshielded or misdirected lighting sources. Reflective surfaces (i.e., polished metal) can also cause glare.
Impacts associated with glare range from simple nuisance to potentially dangerous situations (i.e., if glare
is directed into the eyes of motorists). Existing outdoor lighting at and near the project site is associated
with commercial/retail, public/institutional, and street lighting typical of suburban areas. The proposed
project would generate lighting from two primary sources: lighting from building interiors that would pass
through windows, and lighting from exterior sources (e.g., street lighting, vehicles, security lighting, and
landscape lighting). Lighting associated with the project would not be directed towards adjacent properties
across Newport Road, Bradley Road, or Park Avenue or toward the storage facility that is adjacent to the
east.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:126
Planning Application No. PLN 20-0273 Page 15
W1362-Menifee_(N)_CA; -- 1250593.1
MMC Chapter 6.01 (Dark Sky; Light Pollution) indicates that low-pressure sodium lamps are the preferred
illuminating source and that all non-exempt outdoor light fixtures shall be shielded. A maximum of 8,100 total lumens per acre or per parcel if less than one acre would 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 (MMC § 6.01.040). The project would be
conditioned that, prior to the issuance of building permits, all new construction which introduces light
sources would be required to have shielding or other light pollution limiting characteristics such as hood
or lumen restrictions for consistency with MMC Chapter 6.01.
The Menifee GP Community Design Element includes goals that encourage attractive landscaping,
lighting, and signage that conveys the community’s positive image (Goal CD-6) and that limit light leakage
and spillage that may interfere with the Palomar Observatory operations (Goal CD-6.5). Lighting proposed
by the project would be subject to compliance with MMC Chapter 6.01 and Menifee GP goals and policies.
Accordingly, the project would have a less than significant impact on interfering with Mt. Palomar
Observatory nighttime use which is located approximately 30 miles southeast. Further, the City would also
review new lighting for conformance with the 2019 California Green Building Standards Code (CALGreen)
(California Code of Regulations [CCR] Title 24 Part 11) such that only the minimum amount of lighting is
used, and no light spillage occurs.
Buildings with large facades constructed of reflective surfaces (e.g., brightly colored building façades,
metal surfaces, and reflective glass) could increase existing levels of daytime glare. The project’s
proposed design does not include such surfaces or components. Therefore, the project would result in a
less than significant impact concerning a new source of glare and no mitigation is required.
Mitigation Measures: No mitigation is required. II. AGRICULTURE AND FOREST
RESOURCES:
Potentially Significant
Impact
Less Than
Significant
with Mitigation
Incorporated
Less Than Significant
Impact
No
Impact
In determining whether impacts to agricultural resources are significant environmental effects, lead
agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997)
prepared by the California Department of Conservation as an optional model to use in assessing impacts
on agriculture and farmland. In determining whether impacts to forest resources, including timberland, are
significant environmental effects, lead agencies may refer to information compiled by the California
Department of Forestry and Fire Protection regarding the state’s inventory of forest land, including the
Forest and Range Assessment Project and the Forest Legacy Assessment project; and forest carbon
measurement methodology provided in Forest Protocols adopted by the California Air Resources Board.
Would the Project: a) Convert Prime Farmland, Unique Farmland, or
Farmland of Statewide Importance (Farmland),
as shown on the maps prepared pursuant to the
Farmland Mapping and Monitoring Program of
the California Resources Agency, to non-
agricultural use?
b) Conflict with existing zoning for agricultural
use, or a Williamson Act contract?
c) Conflict with existing zoning for, or cause
rezoning of, forest land (as defined in Public
Resources Code §12220(g)), timberland (as
defined in Public Resources Code section 4526),
or timberland zoned Timberland Production (as
defined in Government Code §51104(g))?
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:127
Planning Application No. PLN 20-0273 Page 16
W1362-Menifee_(N)_CA; -- 1250593.1
d) Result in the loss of forest land or conversion
of forest land to non-forest use?
e) Involve other changes in the existing
environment which, due to their location or
nature, could result in conversion of Farmland, to
non-agricultural use or conversion of forest land to non-forest use?
Sources: Menifee GP, California Department of Conservation’s California Important Farmland Finder.
Applicable General Plan Policies:
Goal OSC-6: High-value agricultural lands available for long-term agricultural production in limited
areas of the City.
Policy OSC-6.1: Protect both existing farms and sensitive uses around them as agricultural acres
transition to more developed land uses.
Analysis of Project Effect and Determination of Significance:
Impact II.a) Less Than Significant Impact. According to the Menifee GP, the project site contains
farmland of local importance.5 Similarly, the California Department of Conservation’s (DOC) California
Important Farmland Finder designates the project site as farmland of local importance.6 Although the
project site is designated as farmland of local importance by the Menifee GP and DOC, the project site is
currently zoned Economic Development Corridor-Newport Road (EDC-NR) and designated as Economic
Development Corridor (EDC). Thus, the project site was identified as appropriate for development by the
City and the conversion of farmland on site was analyzed by the City’s GP EIR, which found the conversion
to be appropriate. Considering the small size of the area mapped as farmland and the economic and
regulatory constraints on agriculture in western Riverside County, along with the currently approved
Specific Plans and individual projects throughout the City, it is unlikely that the project site would re-
establish agricultural production even without implementation of the project. Therefore, the project’s
impacts concerning farmland conversion would be less than significant.
Impacts II.b-c) No Impact. The project site is zoned Economic Development Corridor-Newport Road
(EDC-NR) and is not under a Williamson Act Contract. The project site is not zoned for agricultural use or
forestland; therefore, the project would not conflict with existing zoning for agricultural use or forestland,
or a Williamson Act contract.
Impact II.d) No Impact. The project site and surrounding properties are not currently being managed or
used for forest land; therefore, the project would not result in the loss of forest land or conversion of forest
land to non-forest use.
Impact II.e) No Impact. Surrounding land uses include a storage facility to the east; commercial/retail to
the north and south, and commercial/retail and public/institutional to the west. Vacant lan ds are to the
northwest and southeast. The surrounding zoning is Economic Development Corridor-Newport Road
(EDC-NR) to the north, east, and west; Cal Neva Specific Plan (SP) to the south; and Public/Quasi-Public
Facilities (PF) to the west. Forest land are not present in the area surrounding the project site. Based upon
historical records, the project site and surrounding areas were historically used for agricultural/dry farming
uses. This activity ceased in approximately 1978.7 Additionally, according to the GP EIR and historical
5 City of Menifee. 2013. Exhibit OSC-5: Agricultural Resources. https://www.cityofmenifee.us/DocumentCenter/View/1086/ExhibitOSC-5_AgriculturalResources_HD0913?bidId=. Accessed June 2021.
6 California Department of Conservation. 2016. California Important Farmland Finder. https://maps.conservation.ca.gov/DLRP/CIFF/. Accessed
June 2021.
7 Earth Strata Geotechnical Services, Inc. August 2020. Phase I Environmental Site Assessment.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:128
Planning Application No. PLN 20-0273 Page 17
W1362-Menifee_(N)_CA; -- 1250593.1
aerial images, the project site is not currently used for agricultural uses and the uses surrounding the
project site have existed since at least 1996.8 The project would not divide any agricultural parcels or impede access to any agricultural parcels, and would therefore not cause indirect conversion of farmland
to non-agricultural use. No impact would occur.
Mitigation Measures: No mitigation is required.
III. AIR QUALITY
Potentially
Significant
Impact
Less Than
Significant
with Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
Where available, the significance criteria established by the applicable air quality management district or
air pollution control district may be relied upon to make the following determinations. Would the project: a) Conflict with or obstruct implementation of the
applicable air quality plan?
b) Result in a cumulatively considerable net
increase of any criteria pollutant for which the
project region is non-attainment under an
applicable federal or state ambient air quality
standard?
c) Expose sensitive receptors to substantial
pollutant concentrations?
d) Result in other emissions (such as those
leading to odors) adversely affecting a substantial
number of people?
Sources: Menifee GP and Menifee Crossroads Air Quality Impact Analysis (Urban Crossroads,
April 2021); see Appendix A.
Federal, State, and Regional Standards:
Appendix A (Table 2-2) presents the federal and state ambient air quality standards. Appendix A
(Table 3-1) shows the maximum daily regional construction and operations emissions thresholds for NOx,
VOC, PM10, PM2.5, SOx, CO, and Pb. Appendix A (Tables 3-8 and 3-11) shows the maximum daily
localized construction and operational emissions thresholds for NOx, CO, PM10, and PM2.5.
Applicable General Plan Policies:
Goal OSC-9: Reduced impacts to air quality at the local level by minimizing pollution and particulate
matter.
Policy OSC-9.1: Meet state and federal clean air standards by minimizing particulate matter emissions
from construction activities.
Policy OSC-9.2: Buffer sensitive land uses, such as residences, schools, care facilities, and recreation
areas from major air pollutant emission sources, including freeways, manufacturing,
hazardous materials storage, wastewater treatment, and similar uses.
Policy OSC-9.3: Comply with regional, state, and federal standards and programs for control of all airborne
pollutants and noxious odors, regardless of source.
8 Historic Aerials. 2021. https://www.historicaerials.com/viewer. Accessed June 2021.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:129
Planning Application No. PLN 20-0273 Page 18
W1362-Menifee_(N)_CA; -- 1250593.1
Policy OSC-9.5: Comply with the mandatory requirements of Title 24 Part 11 of the California Building
Standards Code (CALGreen) and Title 24 Part 6 Building and Energy Efficiency
Standards.
Analysis of Project Effect and Determination of Significance:
Impact III.a) Less than Significant Impact. The Project site is located within the South Coast Air Basin (SCAB), which is characterized by relatively poor air quality. The South Coast Air Quality Management
District (SCAQMD) has jurisdiction over an approximately 10,743 square‐mile area consisting of the four‐
county Basin and the Los Angeles County and Riverside County portions of what use d to be referred to
as the Southeast Desert Air Basin. In these areas, the SCAQMD is principally responsible for air pollution
control, and works directly with the Southern California Association of Governments (SCAG), county
transportation commissions, local governments, as well as state and federal agencies to reduce emissions
from stationary, mobile, and indirect sources to meet state and federal ambient air quality standards.
Currently, these state and federal air quality standards are exceeded in most parts of the SCAB. In
response, the SCAQMD has adopted a series of Air Quality Management Plans (AQMP) to meet the state
and federal ambient air quality standards. AQMPs are updated regularly in order to more effectively reduce
emissions, accommodate growth, and to minimize any negative fiscal impacts of air pollution control on
the economy.
In March 2017, the SCAQMD released the Final 2016 AQMP. The 2016 AQMP continues to evaluate
current integrated strategies and control measures to meet the National Ambient Air Quality Standards
(NAAQS), as well as explore new and innovative methods to reach its goals. Some of these approaches
include utilizing incentive programs, recognizing existing co‐benefit programs from other sectors, and
developing a strategy with fair‐share reductions at the federal, state, and local levels. Similar to the 2012
AQMP, the 2016 AQMP incorporates scientific and technological information and planning assumptions,
including the 2016 Regional Transportation Plan/Sustainable Communities Strategy (RTP/SCS), a
planning document that supports the integration of land use and transportation to help the region meet the
federal Clean Air Act requirements. The project’s consistency with the AQMP will be determined using the
2016 AQMP as discussed below.
Criteria for determining consistency with the AQMP are defined in Chapter 12, Sections 12.2 and 12.3 of
the SCAQMD’s CEQA Air Quality Handbook (1993). These indicators are discussed below:
Consistency Criterion No. 1
The proposed project will not result in an increase in the frequency or severity of existing air
quality violations or cause or contribute to new violations or delay the timely attainment of air
quality standards or the interim emissions reductions specified in the AQMP.
The violations that Consistency Criterion No. 1 refers to are the California Ambient Air Quality Standards
(CAAQS) and NAAQS. CAAQS and NAAQS violations would occur if regional or localized significance
thresholds were exceeded. As emissions will not exceed the applicable thresholds, with implementation
of mitigation measure (MM) AQ‐1 and MM AQ‐2, the project is determined to be consistent with the first
criterion.
Consistency Criterion No. 2
The Project will not exceed the assumptions in the AQMP based on the years of Project buildout
phase.
The 2016 AQMP demonstrates that the applicable ambient air quality standards can be achieved within
the timeframes required under federal law. Growth projections from local general plans adopted by cities
in the district are provided to the SCAG, which develops regional growth forecasts, which are then used
to develop future air quality forecasts for the AQMP. Development consistent with the growth projections
in the Menifee GP is considered to be consistent with the AQMP.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:130
Planning Application No. PLN 20-0273 Page 19
W1362-Menifee_(N)_CA; -- 1250593.1
Construction Impacts – Consistency Criterion 2
Peak day emissions generated by construction activities are largely independent of land use assignments,
but rather are a function of development scope and maximum area of disturbance. Irrespective of the site’s
land use designation, development of the site to its maximum potential would likely occur, with disturbance
of the entire site occurring during construction activities.
Operational Impacts – Consistency Criterion 2
The project site is located within the City of Menifee. As per the General Plan, the Project is designated
as Economic Development Corridor (EDC). The project would include commercial retail development with
approximately 58,600 square feet of building area, office development with approximately 36;924 square
feet of building area, and office/retail development with approximately 7,750 square feet of building area.
The proposed land uses are consistent with the General Plan designation. On the basis of the preceding
discussion, the project is determined to be consistent with the second criterion.
AQMP Consistency Conclusion
The project would not result in or cause NAAQS or CAAQS violations. The project is consistent with the
land use and growth intensities reflected in the adopted Menifee GP. Furthermore, the project would not
exceed any applicable regional or local thresholds. As such, the project is therefore considered to be
consistent with the AQMP and a less than significant impact is expected.
Impact III.b) Less Than Significant Impact with Mitigation. A project may have a significant impact if
project-related emissions exceed federal, state, or regional standards or thresholds, or if project-related
emissions substantially contribute to existing or projected air quality violations. The project is located within
the SCAB, where efforts to attain state and federal air quality standards are governed by the SCAQMD.
Both the State of California (state) and the federal government have established health-based ambient air
quality standards (AAQS) for seven air pollutants (known as ‘criteria pollutants’): ozone (O 3), carbon
monoxide (CO), nitrogen dioxide (NO2), sulfur dioxide (SO2), inhalable particulate matter with a diameter
of 10 microns or less (PM10), fine particulate matter with a diameter of 2.5 microns or less (PM2.5), and
lead (Pb). The state has also established AAQS for additional pollutants. The AAQS are designed to
protect the health and welfare of the populace within a reasonable margin of safety. Where the state and
federal standards differ, CAAQS are more stringent than NAAQS.
Air pollution levels are measured at monitoring stations located throughout the Basin. Areas that are in
nonattainment concerning federal or state AAQS are required to prepare plans and implement measures
to bring the region into attainment. Table 2-3 of Appendix A (Attainment Status of Criteria Pollutants in
the SCAB) summarizes the project area’s attainment status for the criteria pollutants. The project’s short-
term construction and long-term operational emissions and their context for subsequently impacting the
environment are discussed below.
SHORT-TERM CONSTRUCTION
Construction‐Related Regional Impacts
The construction‐related regional air quality impacts have been analyzed for criteria pollutants. The
methodology used to calculate regional construction air emissions is detailed in Appendix A and
summarized below. The analysis of the project’s short‐term construction emissions for criteria pollutants
is also presented below.
Typical emission rates from construction activities were obtained from CalEEMod Version 2016.3.2. Using
CalEEMod, the peak daily air pollutant emissions during each project phase were calculated and presented below. The CalEEMod construction emissions model outputs are provided in Appendix A.
The project would be required to comply with existing SCAQMD rules for reduction of fugitive dust
emissions (Rule 403) and architectural coatings (Rule 1113). These SCAQMD rules are included as Best
Available Control Measures (BACM). Compliance with Rule 403 is achieved through application of
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:131
Planning Application No. PLN 20-0273 Page 20
W1362-Menifee_(N)_CA; -- 1250593.1
standard best management practices in construction and operation activities, such as application of water
or chemical stabilizers to disturbed soils, covering haul vehicles, sweeping loose dirt from paved site access roadways, cessation of construction activity when winds exceed 25 mph and establishing a
permanent, stabilizing ground cover on finished sites. Rule 1113 requires architectural coating used to be
no more than a low VOC default level of 50 g/L.
Table 1: Overall Construction Emissions Summary – Unmitigated, presents the construction‐related
criteria pollutant emissions anticipated during the construction period and indicates that emissions
resulting from the project construction will not exceed criteria pollutant thresholds established by the
SCAQMD for emissions of any criteria pollutant. While project emissions would not exceed the regional
thresholds, project related emissions during grading and site preparation would exceed the localized
significance threshold (LST) for PM2.5, as shown in Table 3: Localized Significance Summary
Constructi–n - Without Mitigation. Table 2: Overall Construction Emissions Summary – Mitigated,
shows all criteria pollutants remain below the SCAQMD thresholds with incorporation of MM AQ-1 and
MM AQ-2. Therefore, project construction-related activities would result in a less than significant regional
air quality impact during construction.
Table 1: Overall Construction Emissions Summary – Unmitigated
Year Emissions (pounds/day)
VOC NOx CO SOx PM10 PM2.5
Maximum Summer 2021 Emissions 5.43 60.83 25.49 0.07 23.04 12.65
Maximum Summer 2022 Emissions 40.25 36.70 43.40 0.10 24.29 13.43
Maximum Winter 2021 Emissions 1.15 20.87 25.06 0.05 3.36 1.50
Maximum Winter 2022 Emissions 40.24 36.66 42.09 0.09 24.29 13.43
Maximum Daily Emissions 40.25 60.83 43.40 0.10 24.29 13.43
SCAQMD Regional Threshold 75 100 550 150 150 55
Threshold Exceeded? No No No No No No
Table 2: Overall Construction Emissions Summary – Mitigated
Year Emissions (pounds/day)
VOC NOx CO SOx PM10 PM2.5
Maximum Summer 2021 Emissions 3.45 39.99 30.98 0.07 9.92 5.07
Maximum Summer 2022 Emissions 38.42 35.26 47.84 0.10 11.17 5.85
Maximum Winter 2021 Emissions 3.45 39.99 16.94 0.05 3.36 1.50
Maximum Winter 2022 Emissions 38.41 35.21 46.53 0.09 11.17 5.85
Maximum Daily Emissions 38.42 39.99 47.84 0.10 11.17 5.85
SCAQMD Regional Threshold 75 100 550 150 150 55
Threshold Exceeded? No No No No No No
Construction‐Related Local Impacts
Construction‐related air emissions could exceed state and federal air quality standards in the localized
project vicinity, even though these pollutant emissions may not be significant enough to create a regional
impact to the Basin.
Local Air Quality Impacts from Construction
The appropriate Source Receptor Area (SRA) for the localized significance threshold (LST) analysis for
the project is the Perris Valley monitoring station (SRA 24). LSTs apply to carbon monoxide (CO), nitrogen
dioxide (NO2), particulate matter ≤ 10 microns (PM10), and particulate matter ≤ 2.5 microns (PM2.5). The
SCAQMD produced look-up tables for projects less than or equal to 5 acres in size. In order to determine the appropriate methodology for determining localized impacts that could occur as a result of project-
related construction, the following process is undertaken:
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:132
Planning Application No. PLN 20-0273 Page 21
W1362-Menifee_(N)_CA; -- 1250593.1
• The CalEEMod model is utilized to determine the maximum daily on-site emissions that will occur
during construction activity.
• The SCAQMD’s Fact Sheet for Applying CalEEMod to Localized Significance Thresholds and
CalEEMod User’s Guide Appendix A: Calculation Details for CalEEMod is used to determine the
maximum site acreage that is actively disturbed based on the construction equipment fleet and
equipment hours as estimated in CalEEMod.
• If the total acreage disturbed is less than or equal to five acres per day, as is the case for this
Project, then the SCAQMD’s screening look‐up tables are utilized to determine if a Project has the
potential to result in a significant impact. The look‐up tables establish a maximum daily emissions
threshold in lbs./day that can be compared to CalEEMod outputs. Three and a half acres of land
will be disturbed per day.
• If the total acreage disturbed is greater than five acres per day, then LST impacts may still be
conservatively evaluated using the LST look‐up tables for a 5‐acre disturbance area. Use of the 5‐acre disturbance area thresholds can be used to show that even if the daily emissions from all
construction activity were emitted within a 5‐acre area, and therefore concentrated over a smaller
area which would result in greater site adjacent concentrations, the impacts would still be less than
significant if the applicable 5‐acre thresholds are utilized.
• The LST methodology presents mass emission rates for each SRA, project sizes of 1, 2, and
5 acres, and nearest receptor distance of 25 meters. For project sizes between the values given,
or with receptors at distances between the standardized receptors, the methodology uses linear
interpolation to determine the thresholds.
The CalEEMod output sheets included in Appendix A indicate the equipment used for this analysis.
The SCAQMD’s screening look‐up tables were utilized in determining impacts, however, since the look‐
up tables identifies thresholds at only 1 acre, 2 acres, and 5 acres, and at distances of 25, 50, 100, 200
and 500 meters, linear regression was utilized, consistent with SCAQMD guidance, to interpolate the
threshold values for the disturbed acreage of 3.5 acres and the distances of 52 and 25 meters. The
52-meter distance is not specified in the LST guidance so the threshold at 52 meters has been determined
through linear regression based on the concentration thresholds at 50 and 100 meters. Based on the LST
guidance for distances less than 25 meters, the 25‐meter thresholds should be used.
According to Table 3: Localized Significance Summary of Construction - Without Mitigation, during
the grading and site preparation phases, PM2.5 would exceed the SCAQMD local emissions thresholds at
the nearest applicable sensitive receptors. The exceedance is due to fugitive dust and exhaust emissions
during the grading and site preparation phases. All other construction related emissions would be below
the SCAQMD LST thresholds. With MM AQ-1 and MM AQ-2, none of the criteria pollutants would exceed
SCAQMD thresholds at the nearest applicable sensitive receptors as shown in Table 4: Project Localized
Construction Emissions - With Mitigation. Therefore, impacts are less than significant with mitigation.
Table 3: Localized Significance Summary Construction - Without Mitigation
On-Site Emissions
Emissions (lbs/day)
NOx CO PM10 PM2.5
Maximum Daily Emissions 60.79 34.44 0.06 20.19
SCAQMD Localized Threshold 220 1,230 32 8
Threshold Exceeded? No No No Yes
Table 4: Project Localized Construction Emissions - With Mitigation
On-Site Site Emissions
Emissions (lbs/day)
NOx CO PM10 PM2.5
Maximum Daily Emissions 27.0 30.3 0.1 7.9
SCAQMD Localized Threshold 220 1,230 32 8
Threshold Exceeded? No No No No
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:133
Planning Application No. PLN 20-0273 Page 22
W1362-Menifee_(N)_CA; -- 1250593.1
LONG-TERM OPERATIONS
Long-term project operations would result in a long‐term increase in air quality emissions. Increased
emissions would be due to project‐generated vehicle trips and on‐going use of the proposed project. The
following is an analysis of potential long‐term operational air quality impacts.
Operational Regional Impacts
Operational activities associated with the project would result in emissions of VOCs, NOX, SOX, CO, PM10,
and PM2.5. Operational emissions would be expected from the following primary sources:
• Area Source Emissions
• Energy Source Emissions
• Mobile Source Emissions
Area Sources. Area sources include emissions from consumer products, landscape maintenance
equipment, and architectural coatings. Landscape maintenance includes fuel combustion emissions from
equipment such as lawn mowers, rototillers, shredders/grinders, blowers, trimmers, chainsaws, and hedge
trimmers. The emissions associated with landscape maintenance equipment were calculated based on
assumptions provided in CalEEMod.
Energy Sources. Electricity and natural gas are used by almost every project. Criteria pollutan t emissions
are emitted through the generation of electricity and consumption of natural gas. However, because
electrical generating facilities for the project area are located either outside the region (state) or offset
through the use of pollution credits (RECLAIM) for generation within the SCAB, criteria pollutant emissions
from offsite generation of electricity are generally excluded from the evaluation of significance and only
natural gas use is considered.
Mobile Sources. Project‐related operational emissions derive predominantly from mobile sources. In this
regard, approximately 96 percent (by weight) of all project operational emissions would be generated by
mobile sources (vehicles). Neither the project applicant nor the City has any regulatory control over these
tail pipe emissions. Rather, vehicle tail pipe source emissions are regulated by the CARB and U.S. EPA.
As a result of CARB and U.S. EPA actions, basin‐wide vehicular‐source emissions have been reduced
dramatically over the past years and are expected to further decline as clean vehicle and fuel technologies
improve.
The project related operational emissions derive primarily from the weekday vehicle trips generated by
the project. Per the Traffic Study (Appendix I), the project is anticipated to generate a net total of 5,358
trip‐ends per day with 450 AM peak hour trips and 381 PM peak hour trips.
Vehicles traveling on paved roads would be a source of fugitive emissions due to the generation of road
dust inclusive of break and tire wear particulates. The emissions estimates for travel on paved roads were
calculated using CalEEMod.
Project Impacts. Table 5: Summary of Peak Operational Emissions presents the project’s long-term
operational worst‐case summer/winter criteria pollutant emissions for all sources and indicates that none
of the sources would exceed SCAQMD regional thresholds. Therefore, long-term project operations would
result in a less than significant regional air quality impact.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:134
Planning Application No. PLN 20-0273 Page 23
W1362-Menifee_(N)_CA; -- 1250593.1
Table 5: Summary of Peak Operational Emissions
Source Emissions (lbs/day)
VOC NOx CO SO2 PM10 PM2.5
Summer
Area Source 2.30 0.00 0.05 0.00 0.00 0.00
Energy Source 0.10 0.89 0.75 0.01 0.00 0.07
Mobile Source Passenger Cars 17.63 51.44 90.25 0.23 18.09 0.27
Total Maximum Daily
Emissions
20.02 52.34 91.05 0.23 18.09 0.34
SCAQMD Regional Threshold 55 55 550 150 150 55
Threshold Exceeded? No No No No No No
Winter
Area Sources 2.30 0.00 0.05 0.00 0.00 0.00
Energy Source 0.10 0.89 0.75 0.01 0.00 0.07
Mobile Sources Passenger Cars 15.75 52.93 85.03 0.22 18.09 0.27
Total Maximum Daily
Emissions
18.14 53.82 85.83 0.22 18.09 0.34
SCAQMD Regional Threshold 55 55 550 150 150 55
Threshold Exceeded? No No No No No No
Operational Local Impacts
The project is located on an approximately 9.02‐acre parcel. The analysis conducted was conservative as
it assumed that all operational emissions associated with the project would occur within a 5 ‐acre area.
The LST analysis generally included on‐site sources (area, energy, and mobile). However, it should be
noted that the CalEEMod outputs do not separate on‐site and off‐site emissions from mobile sources. To
establish a maximum potential impact scenario for analytic purposes, the emissions shown on Table 7
represent all on‐site project‐related stationary (area and energy) sources and 5 percent of the project‐
related mobile sources.
As the operations project area is 9.02‐acres, a linear regression was performed to determine the thresholds. The derived operational thresholds are shown on Table 6.
Table 6: Maximum Daily Localized Operations Emissions Thresholds
Pollutant Operations Localized Thresholds1
NOx1 248 lbs/day
CO1 1,305 lbs/day
PM102 11 lbs/day
PM2.52 3 lbs/day
1 Based on 8.47 acres of disturbance at 25‐meter distance to nearest non‐residential use for SRA 24. 2 Based on 8.47 acres of disturbance at 52.7‐meter distance to nearest residential use for SRA 24.
As shown on Table 7, operational emissions will not exceed the LST thresholds for the nearest sensitive
receptor. Therefore, the project would have a less than significant localized impact during operational
activity.
Table 7: Localized Significance Summary of Operations
On-Site Emissions
Emissions (lbs/day)
NOx CO PM10 PM2.5
Maximum Daily Emissions 3.54 5.31 0.99 0.32
SCAQMD Localized Threshold 248 1,305 11 3
Threshold Exceeded? No No No Yes
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:135
Planning Application No. PLN 20-0273 Page 24
W1362-Menifee_(N)_CA; -- 1250593.1
Cumulative Impacts
The CAAQS designate the project site as nonattainment for O3, PM10, and PM2.5 while the NAAQS designates the project site as nonattainment for O3 and PM2.5. Per SCAQMD guidance on how to address
cumulative impacts for air pollution, the analysis conducted assumed that individual projects that do not
generate operational or construction emissions that exceed the SCAQMD’s recommended daily
thresholds for project-specific impacts would also not cause a cumulatively considerable increase in
emissions for those pollutants for which the Basin is in nonattainment, and, therefore, would not be
considered to have a significant, adverse air quality impact. Alternatively, individual project‐related
construction and operational emissions that exceed SCAQMD thresholds for project ‐specific impacts
would be considered cumulatively considerable.
Construction Impacts
The project‐specific evaluation of emissions presented in the preceding analysis demonstrates that project
construction‐source air pollutant emissions would not result in exceedances of regional thresholds.
Therefore, project construction‐source emissions would be considered less than significant on a project‐
specific and cumulative basis.
Operational Impacts
The project‐specific evaluation of emissions presented in the preceding analysis demonstrates that project
operational‐source air pollutant emissions would not result in exceedances of regional thresholds.
Therefore, project operational‐source emissions would be considered less than significant on a project‐
specific and cumulative basis
Impact III.c) Less Than Significant Impact. The potential impact of project‐generated air pollutant
emissions at sensitive receptors has also been considered. Sensitive receptors can include uses such as
long‐term health care facilities, rehabilitation centers, and retirement homes. Residences, schools,
playgrounds, childcare centers, and athletic facilities can also be considered as sensitive receptors.
Results of the LST analysis indicate that with the incorporation of MM AQ‐1 and MM AQ‐2 the project
would not exceed the SCAQMD localized significance thresholds during construction. Therefore, sensitive
receptors would not be exposed to substantial pollutant concentrations during project construction.
Additionally, the project would not exceed the SCAQMD localized significance thresholds during
operational activity. Further project traffic would not create or result in a CO “hotspot” (see Section 3.9 of
Appendix A for analysis). Therefore, sensitive receptors would not be exposed to substantial pollutant
concentrations as the result of project operations.
Impact III.d) Less Than Significant Impact. The potential for the project to generate objectionable odors
has also been considered. Land uses generally associated with odor complaints include:
• Agricultural uses (livestock and farming)
• Wastewater treatment plants
• Food processing plants
• Chemical plants
• Composting operations
• Refineries
• Landfills
• Dairies
• Fiberglass molding facilities
The project does not contain land uses typically associated with emitting objectionable odors. Potential
odor sources associated with the project may result from construction equipment exhaust and the
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:136
Planning Application No. PLN 20-0273 Page 25
W1362-Menifee_(N)_CA; -- 1250593.1
application of asphalt and architectural coatings during construction activities and the temporary storage
of typical solid waste (refuse) associated with the project’s (long‐term operational) uses. Standard
construction requirements would minimize odor impacts from construction. The construction odor
emissions would be temporary, short-term, and intermittent in nature and would cease upon completion
of the respective phase of construction and is thus considered less than significant. It is expected that
project‐generated refuse would be stored in covered containers and removed at regular intervals in
compliance with the City’s solid waste regulations, i.e., Chapter 6.30 – Collection of Solid Waste and
Recycling. The project would also be required to comply with SCAQMD Rule 402 to prevent occurrences
of public nuisances. Therefore, odors associated with the project construction and operations would be
less than significant and no mitigation is required.
Mitigation Measures:
AQ-1: All actively graded (disturbed) areas within the project site during site preparation and grading
activities shall be watered at 2.1‐hour watering intervals (e.g., 4 times per day) or a movable
sprinkler system shall be in place to ensure minimum soil moisture of 12 percent in maintained
for actively graded areas. Moisture content can be verified with use of a moisture pr obe by the
grading contractor.
AQ-2: Prior to issuance grading permits, the project applicant shall demonstrate to the satisfaction of
the City that all heavy construction equipment used during the grading and site preparation
phases are powered by EPA or CARB certified Tier III equivalent engines.
IV. BIOLOGICAL RESOURCES
Potentially
Significant
Impact
Less Than
Significant
with Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
Would the project: a) Have a substantial adverse effect, either
directly or through habitat modifications, on any
species identified as a candidate, sensitive, or
special status species in local or regional plans,
policies, or regulations, or by the California
Department of Fish and Game or U.S. Fish and
Wildlife Service?
b) Have a substantial adverse effect on any
riparian habitat or other sensitive natural
community identified in local or regional plans,
policies, regulations or by the California
Department of Fish and Game or US Fish and
Wildlife Service?
c) Have a substantial adverse effect on federally
protected wetlands (including, but not limited to,
marsh, vernal pool, coastal, etc.) through direct
removal, filling, hydrological interruption, or other
means?
d) Interfere substantially with the movement of
any native resident or migratory fish or wildlife
species or with established native resident or
migratory wildlife corridors, or impede the use of
native wildlife nursery sites?
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:137
Planning Application No. PLN 20-0273 Page 26
W1362-Menifee_(N)_CA; -- 1250593.1
e) Conflict with any local policies or ordinances
protecting biological resources, such as a tree
preservation policy or ordinance?
f) Conflict with the provisions of an adopted
Habitat Conservation Plan, Natural Community
Conservation Plan, or other approved local,
regional, or state habitat conservation plan?
Sources: Menifee GP; Menifee GP Draft EIR; Riverside County Transportation and Land Management
Agency, Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP), Approved
June 7, 2003; U.S. FWS Threatened and Endangered Species Active Critical Habitat Report, Updated
March 2021; Step II, Part B Focused Burrowing Owl Survey Results for an 8.8 Acre Lot Located at the
Northeast Corner of Newport Road and Bradley Road, City of Menifee (TERACOR Resource
Management, Inc., October 2020); and MSHCP Consistency Analysis and Rare Plant Report for an
8.8 Acre Lot Located at the Northeast Corner of Newport Road and Bradley Road, City of Menifee
(TERACOR Resource Management, Inc., October 2020 included in Appendix B.
Applicable General Plan Policies:
Goal OSC-8: Protected biological resources, especially sensitive and special status wildlife species
and their natural habitats.
Policy OSC-8.1: Work to implement the Western Riverside County Multiple Species Habitat Conservation
Plan in coordination with the Regional Conservation Authority.
Policy OSC-8.2: Support local and regional efforts to evaluate, acquire, and protect natural habitats for
sensitive, threatened, and endangered species occurring in and around the City.
Policy OSC-8.4: Identify and inventory existing natural resources in the City of Menifee.
Policy OSC-8.5: Recognize the impacts new development will have on the City's natural resources and
identify ways to reduce these impacts.
Policy OSC-8.8: Implement and follow MSHCP goals and policies when making discretionary actions
pursuant to Section 13 of the Implementing Agreement.
Vegetation
Sensitive Vegetation Communities Sensitive vegetation communities are those that are: considered sensitive pursuant to the State of
California Natural Community Conservation Planning (NCCP) program; are under the jurisdiction of the
U.S. Army Corps of Engineers (USACE) pursuant to Section 404 of the Clean Water Act (CWA); are under
the jurisdiction of the CDFW pursuant to §§ 1600 through 1612 of the California Fish and Game Code
(CFGC); are known or believed to be of high priority for inventory in the California Natural Diversity Data
Base (CNDDB 2019); are considered regionally rare in southern California; have undergone a large-scale
reduction from their Pre-European coverage in southern California due to increased urban and agricultural
encroachment; and/or support sensitive plant and animal species. Sensitive vegetation communities listed
for the surrounding project area are:
• Southern Coast Live Oak Riparian Forest,
• Southern Cottonwood Willow Riparian Forest,
• Southern Interior Basalt Flow Vernal Pool,
• Southern Riparian Scrub,
• Southern Sycamore Alder Riparian Woodland, and
• Valley Needlegrass Grassland.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:138
Planning Application No. PLN 20-0273 Page 27
W1362-Menifee_(N)_CA; -- 1250593.1
Vegetation Communities on the Project Site
The project encompasses seven vegetation community types. Vegetation communities currently present are characterized as Annual brome grassland and fiddleneck field; Buckwheat scrub series; Alkali
heliotrope patch; and Cat-tail patch.
No Narrow Endemic Plant Species Survey Area (NEPSSA) species or habitat is located on the project
site. There are no NEPSSA impacts associated with the proposed project. Although there are sensitive
plant species in the project area, none were observed on the project site.9
Wildlife
The project site supports a low diversity of wildlife species due to the high level of disturbance and
development in the vicinity. Many of the wildlife species observed or detected in the project study area are
commonly found in the urban interface or on disturbed habitat. California ground squirrel (Otospermophilus
beecheyi) is present in low densities on the project site. There were low numbers of small mammal burrows
on the site, due likely to persistent disturbance. Desert cottontail (Sylvilagus audubonii) was also observed.
Reptiles observed included side-blotched lizard (Uta stansburiana) and western fence lizard (Sceloporus
occidentalis).
Wildlife usage of the project site is spread throughout the project site. Characteristic avian species
detected include Cooper’s hawk (Accipiter cooperii), red-tailed hawk (Buteo jamaicensis), rock pigeon
(Columba livia), mourning dove (Zenaida macroura), American crow (Corvus brachyrhynchos), common
raven (Corvus corax), American kestrel (Falco sparverius), house finch (Haemorhous mexicanus), lesser
goldfinch (Spinus psaltria), cliff swallow (Hirundo pyrrhonota), barn swallow (Hirundo rustica), western
meadowlark (Sturnella neglecta), northern mockingbird (Mimus polyglottos), house sparrow (Passer
domesticus), European starling (Sturnus vulgaris), black phoebe (Sayornis nigricans), Say’s phoebe
(Sayornis saya), and western kingbird (Tyrannus verticalis). A list of observed birds is included in
Appendix B.
Sensitive Wildlife
No sensitive wildlife was noted within the project site during the biological field studies. However, while
not seen, the Stephen’s Kangaroo rat (Diphodomys stephensi) is assumed to be present. Wildlife species
that are covered and adequately conserved by the MSHCP does not include Stephens Kangaroo rat
(SKR). SKR is covered under a separate Habitat Conservation Plan (HCP). As a Covered species,
participation in the HCP would provide “take” for SKR and no additional mitigation except a fee, would be
required. Although SKR is adequately conserved, the intent of the project is to avoid and/or minimize
impacts to all biological resources that occur within its boundaries.
Burrowing Owl Survey
Burrowing owl habitat assessment surveys and focused surveys were conducted during Spring/Summer
2020, according to the Step II, Part B Focused Burrowing Owl Survey Results for an 8.8 Acre Lot Located
at the Northeast Corner of Newport Road and Bradley Road, City of Menifee (TERACOR Resource
Management, Inc., October 2020). The focused Burrowing Owl Surveys (BUOW) revealed that no owl
burrows or burrowing owls on the proposed project site or within a 150 -meter buffer area.
Hydrological Resources
An incipient, human-induced inundated feature with hydric vegetation located in a very small linear cell is
located at the north end of the property along Park Avenue. The feature was approximately 0.01 acre in
extent and is actually just a curbside swale supplied with nuisance runoff. This human-induced feature did
not meet criteria to be either Riparian/Riverine or Vernal Pool. It also does not meet any criteria to be
9 TERACOR Resource Management, Inc. 2020. MSHCP Consistency Analysis and Rare Plant Report for an 8.8 Acre Lot Located at the
Northeast Corner of Newport Road and Bradley Road, City of Menifee.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:139
Planning Application No. PLN 20-0273 Page 28
W1362-Menifee_(N)_CA; -- 1250593.1
considered jurisdictional under the federal Clean Water Act, the California Department of Fish and Game
Code, or the state Porter-Cologne Water Quality Act.10
Fairy Shrimp
Riparian Riverine stream areas and vernal pools are not present on the Project site. Absence of vernal
pools precludes presence of Riverside fairy shrimp, vernal pool fairy shrimp and other seasonal pool-
dependent organisms.11
Analysis of Project Effect and Determination of Significance:
Impact IV.a) Less Than Significant Impact with Mitigation Incorporated.
SENSITIVE SPECIES
A total of 64 plant species are listed as state and/or federal Threatened, Endangered, or Candidate
species. Special-status plant and animal species have no to low potential to occur on-site. Table 3 of the
Consistency Analysis and Rare Plant Report found in Appendix B of this Initial Study, documents the
MSHCP-Covered Species whose presence was evaluated on the project site. Due to the lack of suitable
habitat and/or soils at the site, these species were found to either have low or no potential to occur on -
site. No sensitive plant species were observed on the project site. Areas with vegetation consist primarily
of non-native species or species tolerant of disturbed areas.
Multi Species Habitat Conservation Plan
The Multi Species Habitat Conservation Plan (MSHCP) covers 146 species, 38 of which require additional
surveys if the proposed project occurs in the specific survey area for a species. The Riverside County
Regional Conservation Authority (RCA) MSHCP Information Map outlines, on a parcel by parcel basis,
those properties which require habitat assessments and focused surveys. An assessment for six (6)
narrow endemic plant species (Munz's onion, San Diego ambrosia, Many-stemmed dudleya, Spreading
navarretia, California Orcutt grass, Wrights's trichocoronis) was required, but the only animal requiring
specific analysis for this property was burrowing owl.12 This finding is consistent with the City’s General
Plan, Exhibit OSC-8, MSHCP Survey Area13, which identified the project site as being within the Burrowing
Owl Survey Area. The project site does not traverse Riparian/Riverine and Vernal Pool habitats as defined
by the MSHCP.
Burrowing Owl Survey
Burrowing owl habitat assessment surveys and focused surveys were conducted in Spring/Summer 2020,
according to the Step II, Part B Focused Burrowing Owl Survey Results for an 8.8 Acre Lot Located at the
Northeast Corner of Newport Road and Bradley Road, City of Menifee (TERACOR Resource
Management, Inc., October 2020). The focused BUOW surveys revealed that no owl burrows or burrowing
owls on the proposed project site or within a 150-meter buffer area. The MSHCP requires preconstruction
surveys pursuant to the MSHCP Objective 6. For burrowing owl, a preconstruction burrowing owl survey
shall be conducted prior to issuance of a grading permit to verify the presence/absence of the owl on the
project site. Refer to Mitigation Measure BIO-1.
Species Not Covered by the Western Riverside MSHCP
No non-MSHCP covered special status wildlife species were observed on the project site. Impacts to non-
MSHCP covered special status wildlife species would not be considered significant with the
implementation of minimization and avoidance measures proposed in conjunction with other nesting
and/or migratory bird species. Therefore, compliance with MM BIO-2, which requires a preconstruction
10 TERACOR Resource Management, Inc. 2020. MSHCP Consistency Analysis and Rare Plant Report for an 8.8 Acre Lot Located at the Northeast Corner of Newport Road and Bradley Road, City of Menifee.
11 Ibid.
12 Ibid.
13 City of Menifee. 2013. Exhibit OSC-8: MSHCP Survey Areas. https://www.cityofmenifee.us/DocumentCenter/View/1089/ExhibitOSC-
8_MSHCP_SurveyAreas_HD0913?bidId=. Accessed June 2021.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:140
Planning Application No. PLN 20-0273 Page 29
W1362-Menifee_(N)_CA; -- 1250593.1
survey to identify presence of nesting birds and raptors, would reduce potential impacts to non-covered
species to less than significant.
Nesting Birds
Under MBTA provisions, it is unlawful “by any means or manner to pursue, hunt, take, capture (or) kill”
any migratory birds except as permitted by regulations issued by the USFWS. The term “take” is defined
by USFWS regulation to mean to “pursue, hunt, shoot, wound, kill, trap, capture or collect” any migratory
bird or any part, nest or egg of any migratory bird covered by the conventions, or to attempt those activities.
In addition, the CFGC extends protection to non‐migratory birds identified as resident game birds (CFGC
§ 3500) and any birds in the orders Falconiformes or Strigiformes (birds‐of‐prey) (CFGC § 3503). The
project site would not support tree- and shrub-nesting species, but ground-nesting species could nest
onsite during the nesting bird season of February 1 through September 15. Therefore, if ground
disturbance would occur between February 15 and September 15, the project could impact ground -nesting
birds. To address potential impacts to nesting migratory birds, the project would be subject to compliance
with MM BIO-2, which addresses construction activities within the nesting season. Following compliance
with MM BIO-2, the project’s potential impacts to nesting migratory birds would be less than significant.
CRITICAL HABITAT
The project is not located within federally designated critical habitat. Therefore, no impact to critical habitat
would occur.
Impacts IV.b-c) Less Than Significant Impact.
RIPARIAN HABITATS AND JURISDICTIONAL WATERS
Riparian/Riverine and Vernal Pool Habitat
An assessment of the potentially significant effects of the proposed project on riparian, riverine and vernal
pool areas was conducted. There are no vernal pools on the property. The sandy and silty loam soils on-
site are not conducive to ponding, and there was no evidence across the property that any location on the
site ponded. No current or historic ponds were noted on-site. Incipient urban runoff slowly draining toward
the west along Park Avenue was detected. It was determined that the feature along Park Avenue is an
artificial, curbside swale within the existing street right-of-way. It is not Riparian/Riverine by definition, in
that it is human induced via area development and does not constitute a natural creek, natural drainage,
streambed, vernal pool or natural wash. Historic aerial analysis from 1967, 1978, and 2018 assists in
confirming this determination. It has its origins due to urban runoff from development to the east.
Furthermore, the curbside feature exhibited only two of the eight MSHCP-listed functions and values for
Riparian/Riverine areas, as described in Section 6.1.2. Elimination of lawn irrigation/residential runoff
would result in the demise of the cattail vegetation. The artificial nature of the feature precludes
classification as Riparian/Riverine/Vernal Pool by definition and by absence of natural, critical functions
and values.14
Jurisdictional Waters and Wetlands
USACE regulates deposition of fill material into waters of the U.S. (WOUS) under Section 404 of the CWA.
RWQCB regulates impacts to WUS under Section 401 of the CWA and to waters of the State (WOS)
under the Porter Cologne Water Quality Control Act. The ar ea is under the jurisdiction of the California Department of Fish and Wildlife, USACE and California Regional Water Quality Control Board (RWQCB).
U.S. Army Corps of Engineers: The subject property does not contain any Corps jurisdictional areas,
and therefore, would not be considered jurisdictional under current regulations, rules, guidance, and
practice of the U.S. Army Corps of Engineers (Corps).
14 TERACOR Resource Management, Inc. 2020. MSHCP Consistency Analysis and Rare Plant Report for an 8.8 Acre Lot Located at the
Northeast Corner of Newport Road and Bradley Road, City of Menifee.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:141
Planning Application No. PLN 20-0273 Page 30
W1362-Menifee_(N)_CA; -- 1250593.1
Santa Ana Regional Water Quality Board: It is preliminary determined that RWQCB “waters” are absent
on-site, and that the Park Avenue feature (0.01 acre) is not a natural drainage but, rather, is a curbside
swale comprised of nuisance runoff.
California Department of Fish and Wildlife: It is preliminary determined that CDFW jurisdictional state
“waters” are absent on-site and that the Park Avenue feature (0.01 acre) is not a natural drainage but, rather, is a curbside swale comprised of nuisance runoff.
Impact IV.d) Less Than Significant Impact. The project area was evaluated for its function as a wildlife
corridor that species would use to move between wildlife habitat zones. Features (e.g., mountain canyons
or riparian corridors) typically used by wildlife as corridors are not present in the project area. The project
site is located within the Sun City/Menifee Valley Area Plan of the Western Riverside County MSHCP.
However, the project site is not located within a Criteria Cell or sub-unit of the Sun Valley/Menifee Valley
Area Plan. Increases in noise, construction traffic, and human activities during construction activities may
temporarily deter movement of wildlife within the project vicinity. However, significant impacts to wildlife
corridors or nursery sites are not expected from construction or operational activities of the proposed
project.
In addition, the project area does not contain mountain canyons or riparian corridors that have the potential
to be used by wildlife as corridors. Further, the project area is surrounded by human activity in the form of
institutional and commercial/retail uses, and roadways. No wildlife movement corridors were found to be
present on the project site and a less than significant impact would occur in this regard.
Impact IV.e) No Impact. Vegetation onsite is limited to grassland species and ruderal species. There are
no trees on-site that are considered Heritage Trees as defined in the City’s Tree Preservation Ordinance
(MMC § 9.86.110). Therefore, the project would not conflict with any local policies or ordinances protecting
biological resources, such as a tree preservation policy or ordinance. No impact would occur in this regard.
Impact IV.f) Less Than Significant Impact with Mitigation Incorporated. No wildlife species that are
Covered Species and Adequately Conserved by the MSHCP were detected within the project site during
the habitat assessment and focused surveys. The proposed project would not directly affect any relevant
MSHCP-covered plant and animal species for which surveys can sometimes be required or special
mitigation arranged. Payment of MSHCP and Stephens’ kangaroo rat fees is intended to offset habitat
losses for animals such as Stephens’ kangaroo rat, coyote, and foraging bird species that might utilize the
project site. The impacts that might occur on-site are what the MSHCP anticipated in areas not situated
in Criteria Area Cells (i.e., potential future MSHCP Reserve lands). Impacts are primarily offset through
MSHCP fee payment and Stephens’ kangaroo rat fee payment. Overall, the project would not conflict with
the relevant provisions of the Western Riverside County MSHCP and a less than significant impact would
occur in this regard with implementation of Mitigation Measures BIO-1 and BIO-2, and Standard
Conditions of Approval COA-BIO-1 through COA-BIO-4.
Mitigation Measures:
BIO-1: The Project Developer shall retain a qualified biologist to conduct a 30-day pre-construction
survey for Burrowing Owl. The results of the single one-day survey would be submitted to the
City prior to obtaining a grading permit. If Burrowing Owl are not detected during the pre-
construction survey, no further mitigation is required. If Burrowing Owl are detected during the
pre-construction survey, the Project applicant and a qualified consulting biologist will be
required to prepare and submit for approval a Burrowing Owl relocation program.
BIO-2: Prior to vegetation clearance, the Project applicant shall retain a qualified biologist to conduct
a pre-construction nesting bird survey in accordance with the following:
a) The final walkover survey shall be conducted no more than three (3) days prior to the
initiation of clearance/construction work;
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:142
Planning Application No. PLN 20-0273 Page 31
W1362-Menifee_(N)_CA; -- 1250593.1
b) If pre-construction surveys indicate that bird nests are not present or are inactive, or if
potential habitat is unoccupied, no further mitigation is required;
c) If active nesting birds are found during the surveys, a species-specific no-disturbance buffer
zone shall be established by a qualified biologist around active nests until a qualified
biologist determines that all young have fledged (i.e., no longer reliant upon the nest).
d) It is recommended that close coordination between the developer of the site, the City of
Menifee, the project engineer, and the consulting qualified biologist to consider vegetation
clearance outside of the normal bird nesting season (usually February 15 – September 15)
to avoid impacts to nesting birds which would potentially violate the federal Migratory Bird
Treaty Act. It should be noted that bird nesting season is increasingly less-definitive for
some year-round resident species such as hummingbirds and raptors. Further, ground-
dwelling birds such as burrowing owls, can be affected nearly any time of the year if
present. It is therefore advisable to conduct a preconstruction bird survey no matter the
time of year.
e) Removal of vegetation necessitates installation of appropriate Storm Water Pollution
Prevention Plan “SWPPP” measures, particularly if development subsequent to grading is
not undertaken immediately, therefore careful timing of the project schedule and
implementation measures is necessary to avoid water quality impacts.
Standard Conditions of Approval:
COA-BIO-1:In accordance with City of Menifee requirements, the developer of the site shall make the
appropriate mitigation fee payment into the Stephens’ kangaroo rat fee payment program for
conservation of Stephens’ kangaroo rat-occupied habitats in order to offset the loss of
potentially suitable Stephens’ kangaroo rat habitat on-site through project implementation.
COA-BIO-2:In accordance with City of Menifee requirements, the developer of the site shall make the
appropriate MSHCP mitigation fee payment that will contribute to conservation and
management of conservation land for all MSHCP-covered organisms.
COA-BIO-3:In accordance with MSCHP provisions limiting the use of exotic and invasive plant species,
the Project’s landscape plan shall exclude invasive species such as, but not limited to
crimson fountain grass (Cenchrus setaceus), pampas grass (Cortaderia selloana), giant reed
(Arundo donax), tree of heaven (Ailanthus altissima), Eucalyptus, Acacia shrubs and
groundcovers (Acacia sp.) and other ornamental landscape elements on the list of exotic
invasive plans listed in MSHCP Section 6.1.4 which have the potential to spread into
adjoining or nearby areas and watersheds.
COA-BIO-4: The Project Developer shall implement dust control and all other project-specific Storm Water
Pollution Prevention Plan (“SWPPP”) measures during grading and construction required by
the City of Menifee.
V. CULTURAL RESOURCES
Potentially
Significant
Impact
Less Than
Significant
with Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
Would the project: a) Cause a substantial adverse change in the
significance of a historical resource pursuant to §
15064.5?
b) Cause a substantial adverse change in the
significance of an archaeological resource
pursuant to § 15064.5?
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:143
Planning Application No. PLN 20-0273 Page 32
W1362-Menifee_(N)_CA; -- 1250593.1
c) Disturb any human remains, including those
interred outside of formal cemeteries?
Sources: Menifee GP; Menifee GP Draft EIR; and Jean A Keller, Ph.D.’s, Phase I Cultural Resources
Assessment of Plot Plan Pln20-0273, revised March 2021 and provided in Appendix C.
Applicable General Plan Policies:
Goal OSC-5: Archaeological, historical, and cultural resources that are protected and integrated into
the City's built environment.
Policy OSC-5.1: Preserve and protect archaeological and historic resources and cultural sites, places,
districts, structures, landforms, objects and native burial sites, traditional cultural
landscapes and other features, consistent with state law and any laws, regulations or
policies which may be adopted by the city to implement this goal and associated policies.
Policy OSC-5.4: Establish clear and responsible policies and best practices to identify, evaluate, and
protect previously unknown archaeological, historic, and cultural resources, following
applicable CEQA and NEPA procedures and in consultation with the appropriate Native
American tribes who have ancestral lands within the city.
Analysis of Project Effect and Determination of Significance:
Impact V.a) No Impact. The project site is vacant, and no buildings are present. A records search request
was submitted by Dr. Keller to staff at the Eastern Information Center located at the University of California,
Riverside on July 28, 2020. This research was to include a review of all site maps, site records, survey
reports, and mitigation reports complied for land within a one-mile radius of the subject property. The
following documents were also reviewed: National Register of Historic Places (NRHP), California Office
of Historic Preservation Archaeological Determinations of Eligibility, and California Office of Historic
Preservation Historic Properties Directory. The results of the records search were received on
November 30, 2020. The results of the search indicated that no prehistoric or historic archaeological sites
have been previously recorded within the boundaries of the project site.
One previous cultural resources study included the subject property. This study, conducted in 2006, was
entitled “Cultural Resources Survey and Assessment of 8.99 acres, Bradley Paseo Project
(New APN 336-180-013 & 014) Menifee, Riverside County, CA” (RI-05269), and included only a records
search and field reconnaissance. At only five pages in length, it lacked substantive research and
discussion, as well as Native American consultation. No cultural resources were recorded on the subject
property during the 2006 field survey.
The subject property is located within a very well-studied region with 48 cultural resources studies having
been conducted within a one-mile radius of the project site. During the course of field surveys for these
studies, only 15 cultural resources properties have been recorded, the majority of which are located
between three-quarters to one mile from the subject property (Table 8). Note that one recorded site
(33-001029 [CA-RIV-1029]) was destroyed during road construction, but original site components are
unknown since the 1976 site record listed no cultural resources. This site is located 0.75 – 1.0 miles from
the project site. Due to not knowing if it is a historical or archaeological cultural resource, it is not discussed
further.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:144
Planning Application No. PLN 20-0273 Page 33
W1362-Menifee_(N)_CA; -- 1250593.1
Table 8: Historic Sites Located Within the Study Area Search Radius
Primary Number
(Trinomial) Description of Recorded Cultural Resource Distance from Project
Site (in miles)
33-007703 Menifee School Site, constructed in 1890, destroyed post-1967 0.00 – 0.25
33-011177 Defunct water well (cement slab with well head, electric pump
motor, pump, iron & steel piping)
0.00 – 0.25
33-026430 ca. 1967 Single-story vernacular commercial building on the SE
corner of Bradley Road and Pebble Beach Drive,
0.50 – 0.75
Source: Jean A. Keller, Ph.D. March 2021. A Phase I Cultural Resources Assessment of Plot Plan PLN20-0273.
While there are historic cultural resources located 0.00 to 0.75 mile of the project site, none are located
on the project site and the project site has no history of previously containing any structures. Therefore,
project implementation would not cause an adverse change in the significance of a historical resource and
no impact would occur in this regard.
Impact V.b) Less Than Significant Impact. The Cultural Resources Assessment did not encounter any
prehistoric or archaeological resources within or adjacent to the project site. Outside the project site,
11 prehistoric archaeological sites have been recorded within a 1.0-mile radius. All 11 sites are located
between 0.5 and 0.75 miles of the project site. 33-008858 (CA-RIV-6288) and 33-010990 are the closest
of the 11 sites to the project site, with the former containing three slicks and the latter containing one
slick. Each site lies approximately 0.5 – 0.75 mile from the project site. There are no locations of
archaeological interest recorded within a 0.25-miles of the project site. Each of the locations is listed and
briefly characterized in Table 9, Archaeological Site Located Within the Study Area Search Radius.
Table 9: Archaeological Site Located Within the Study Area Search Radius
Primary Number (Trinomial) Description of Recorded Cultural
Resource
Distance from Project Site
(in miles)
33-002009
(CA-RIV-2009)
4 metate fragments from 2 separate
metates, 1 core
0.75 – 1.00
33-002074
(CA-RIV-2074)
1 slick 0.75 – 1.00
33-008853
(CA-RIV-6283)
1 slick 0.75 – 1.00
33-008854
(CA-RIV-6284)
1 slick 0.75 – 1.00
33-008855
(CA-RIV-6285)
1 slick 0.75 – 1.00
33-008856
(CA-RIV-6286)
5 slicks (2 on one boulder and 1 on
each of 3 other boulders)
0.75 – 1.00
33-008857
(CA-RIV-6287)
1 basin metate 0.75 – 1.00
33-008858
(CA-RIV-6288)
3 slicks (2 on 1 boulder and 1 on 1
boulder)
0.50 – 0.75
33-010990 1 slick 0.50 – 0.75
33-010991 1 slick 0.75 – 1.00
33-013365 1 basalt flake 0.75 – 1.00
Source: Jean A. Keller, Ph.D. March 2021. A Phase I Cultural Resources Assessment of Plot Plan PLN20-0273.
Given the negative results of the assessment, no additional work in conjunction with cultural resources
is recommended for the project. Monitoring of future earth-disturbing activities connected with
development of the property is not warranted or recommended as the chance of encountering buried
archaeological deposits is considered very small. Additionally, a record search of the Native American
Heritage Commission (NAHC) Sacred Lands File was completed for the area of potential effect (APE)
“the project site” and the search returned negative results. Therefore, the project’s potential impacts
concerning the significance of an archaeological resource would be less than significant. Adherence to
Standards Conditions of Approval COA-CUL-3 through COA-CUL-8 would further minimize impacts.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:145
Planning Application No. PLN 20-0273 Page 34
W1362-Menifee_(N)_CA; -- 1250593.1
Impact V.c) Less Than Significant Impact. No formal cemeteries are on or near the project site. Most
Native American human remains are found in association with prehistoric archaeological sites. Given the very low potential for the project’s ground-disturbing activities to encounter archaeological remains, human
remains to be potentially encountered are considered low. Notwithstanding, if previously unknown human
remains are discovered during the project’s ground-disturbing activities, a substantial adverse change in
the significance of such a resource could occur.
Standard Conditions of Approval COA-CUL-1 through COA-CUL-2 are required to reduce potentially
significant impacts to previously unknown human remains that may be unexpectedly discovered during
project implementation to a less than significant level. COA-CUL-1 requires that in the unlikely event that
human remains are uncovered the contractor is required to halt work in the immediate area of the find and
to notify the County Coroner, in accordance with Health and Safety Code (HSC) § 7050.5, who must then
determine whether the remains are of forensic interest. If the Coroner, with the aid of a supervising
archaeologist, determines that the remains are or appear to be of a Native American, he/she must contact
the NAHC for further investigations and proper recovery of such remains, if necessary. Impacts will be
less than significant with implementation of the aforementioned Standard Conditions.
Further, pursuant to Public Resource Code (PRC) § 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 PRC § 5097.98. Human remains from other ethnic/cultural groups with recognized historical
associations to the project area shall also be subject to consultation between appropriate representatives
from that group and the Community Development Director. Thus, compliance with the above-referenced
state laws will reduce impacts to less than significant levels.
Standard Conditions of Approval:
COA-CUL-1 Human Remains.
If human remains are encountered, State Health and Safety Code § 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 § 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 PRC § 5097.98.
COA-CUL-2 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).
COA-CUL-3 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
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:146
Planning Application No. PLN 20-0273 Page 35
W1362-Menifee_(N)_CA; -- 1250593.1
include fewer artifacts if the area of the find is determined to be of significance due to its sacred or
cultural importance as determined in consultation with the Native American Tribe(s).
a) All ground disturbance activities within 100 feet of the discovered cultural resources shall be
halted until a meeting is convened between the developer, the archaeologist, the tribal
representative(s) and the Community Development Director to discuss the significance of the
find.
b) At the meeting, the significance of the discoveries shall be discussed and after consultation
with the tribal representative(s) and the archaeologist, a decision shall be made, with the
concurrence of the Community Development Director, as to the appropriate mitigation
(documentation, recovery, avoidance, etc.) for the cultural resources.
c) Grading or 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) If the find is determined to be significant and avoidance of the site has not been achieved, a
Phase III data recovery plan shall be prepared by the project archeologist, in consultation with
the Tribe, and shall be submitted to the City for their review and approval prior to
implementation of the said plan.
f) 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.
COA-CUL-4 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.
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
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:147
Planning Application No. PLN 20-0273 Page 36
W1362-Menifee_(N)_CA; -- 1250593.1
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.
COA-CUL-5 Prior to Grading Permit Issuance
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 Assembly Bill (AB) 52 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 AB 52 consultation process, and has completed AB 52 consultation with the City as
provided for in Cal Pub Res Code § 21080.3.2(b)(1) of AB 52. 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 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;
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:148
Planning Application No. PLN 20-0273 Page 37
W1362-Menifee_(N)_CA; -- 1250593.1
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.
COA-CUL-6 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. T he 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.
COA-CUL-7 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 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.
COA-CUL-8 Prior to Final Occupancy
Archeology Report - Phase III and IV. Prior to final inspection, the developer/permit holder shall
prompt the Project Archeologist to submit two (2) copies of the Phase III Data Recovery report (if
required for the Project) and the Phase IV Cultural Resources Monitoring Report that complies with
the Community Development Department's requirements for such reports. The Phase IV report
shall include evidence of the required cultural/historical sensitivity training for the construction staff
held during the pre-grade meeting. The Community Development Department shall review the
reports to determine adequate mitigation compliance. Provided the reports are adequate, the
Community Development Department shall clear this condition. Once the report(s) are determined
to be adequate, two (2) copies shall be submitted to the Eastern Information Center (EIC) at the
University of California Riverside (UCR) and one (1) copy shall be submitted to the Consulting
Tribe(s) Cultural Resources Department(s).
VI. ENERGY
Potentially
Significant
Impact
Less Than
Significant
with Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
Would the project: a) Result in potentially significant environmental impact
due to wasteful, inefficient, or unnecessary consumption
of energy resources, during construction or operation?
b) Conflict with or obstruct a state or local plan for
renewable energy or energy efficiency?
Sources: Menifee GP; Menifee Crossroads Air Quality Impact Analysis (Urban Crossroads,
April 30, 2021), see Appendix A; and Menifee Crossroads Greenhouse Gas Analysis (Urban Crossroads,
April 30, 2021), see Appendix E.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:149
Planning Application No. PLN 20-0273 Page 38
W1362-Menifee_(N)_CA; -- 1250593.1
Applicable General Plan Policies:
Goal OSC-4: Efficient and environmentally appropriate use and management of energy and mineral
resources to ensure their availability for future generations.
Policy OSC-4.1: Apply energy efficiency and conservation practices in land use, transportation demand
management, and subdivision and building design.
Analysis of Project Effect and Determination of Significance:
Impact VI.a-b): Less Than Significant Impact. California Code Title 24, Part 6 (also referred to as the
California Energy Code), was promulgated by the California Energy Commission in 1978 in response to a
legislative mandate to create uniform building codes to reduce California’s energy consumption. To these
ends, the California Energy Code provides energy efficiency standards for residential and nonresidential
buildings. California’s building efficiency standards are updated on an approximately three‐year cycle. The
2019 Standards for building construction, which went into effect on January 1, 2020, improved upon the
former 2016 Standards for residential and nonresidential buildings. The 2019 Title 24 standards will result
in less energy use, thereby reducing air pollutant emissions associated with energy consumption in the
SCAB and across the State of California. For example, the 2019 Title 24 standards will require solar
photovoltaic systems for new homes, establish requirements for newly constructed healthcare facilities,
encourage demand responsive technologies for residential buildings, and update indoor and outdoor
lighting requirements for nonresidential buildings. Nonresidential buildings (such as the Project) will use
approximately 30% less energy due to lighting upgrade requirements.
For new development such as that proposed by the project, compliance with California Building Standards
Code Title 24 energy efficiency requirements (CalGreen) are considered demonstrable evidence of
efficient use of energy. Development on the project site would be required to promote and provide for
energy efficiencies beyond those required under other applicable fe deral or State of California standards
and regulations, and in so doing would meet all California Building Standards Code 24 standards.
Moreover, energy consumed by the Project is expected be comparable to, or less than, energy consumed
by other commercial/retail/office uses of similar scale and intensity that are constructed and operating in
California. On this basis, the project would not result in the inefficient, wasteful, or unnecessary
consumption of energy. Furthermore, the project would not cause or result in the need for additional
energy facilities or energy delivery systems. Less than significant impacts would occur.
VII. GEOLOGY AND SOILS
Potentially Significant
Impact
Less Than
Significant
with Mitigation
Incorporated
Less Than Significant
Impact
No
Impact
Would the project: a) Directly or indirectly cause potential substantial
adverse effects, including the risk of loss, injury,
or death involving:
i) Rupture of a known earthquake fault, as
delineated on the most recent Alquist-Priolo
Earthquake Fault Zoning Map issued by the State
Geologist for the area or based on other
substantial evidence of a known fault? Refer to
Division of Mines and Geology Special
Publication 42.
ii) Strong seismic ground shaking?
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:150
Planning Application No. PLN 20-0273 Page 39
W1362-Menifee_(N)_CA; -- 1250593.1
iii) Seismic-related ground failure, including
liquefaction?
iv) Landslides? b) Result in substantial soil erosion or the loss of
topsoil?
c) Be located on a geologic unit or soil that is
unstable, or that would become unstable as a
result of the project, and potentially result in on-
or off-site landslide, lateral spreading,
subsidence, liquefaction or collapse?
d) Be located on expansive soil, as defined in
Table 18-1-B of the Uniform Building Code
(1994), creating substantial risks to life or
property?
e) Have soils incapable of adequately supporting
the use of septic tanks or alternative waste water
disposal systems where sewers are not available
for the disposal of waste water?
f) Be impacted by or result in an increase in wind
erosion and blowsand, either on or off-site?
g) Directly or indirectly destroy a unique
paleontological resource or site or unique
geological feature?
Sources: Menifee GP Exhibits S-1, “Fault Map,” S-2, “Slope Distribution,” S-3, “Liquefaction and
Landslides,” and S-4, “Geologic Map”; Menifee GP Draft EIR; Riverside County General Plan Figure S-8,
“Wind Erosion Susceptibility Areas”; State of California Department of Conservation Website - EQ Zapp:
California Earthquake Hazards Zone Application – Earthquake Zones of Required Investigation;
Preliminary Geotechnical Interpretive Report, Proposed Commercial Development, Assessor Parcel
Numbers 336-180-028, Located on the Northeastern Corner of Bradley Road and Newport Road, City of
Menifee, Riverside County, California (Earth Strata Geotechnical Services, Inc., July 31, 2020) and
Response to the City of Menifee Review Comments Regarding Preliminary Commercial Development,
Assessor’s Parcel Numbers 336-180-028, Located on the Northeastern Corner of Bradley Road and
Newport Road, City of Menifee, Riverside County, California (Earth Strata Geotechnical Services, Inc.,
March 8, 2021) both located in Appendix D of this document.
Applicable General Plan Policies:
Goal S-1: A community that is minimally impacted by seismic shaking and earthquake-induced or
other geologic hazards.
Policy S-1.1: Require all new habitable buildings and structures to be designed and built to be seismically
resistant in accordance with the most recent California Building Code adopted by the City.
Goal S-2: A community that has used engineering solutions to reduce or eliminate the potential for
injury, loss of life, property damage, and economic and social disruption caused by geologic
hazards such as slope instability; compressible, collapsible, expansive or corrosive soils;
and subsidence due to groundwater withdrawal.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:151
Planning Application No. PLN 20-0273 Page 40
W1362-Menifee_(N)_CA; -- 1250593.1
Policy S-2.1: Require all new developments to mitigate the geologic hazards that have the potential to
impact habitable structures and other improvements.
Policy S-2.2: Monitor the losses caused by geologic hazards to existing development and require studies
to specifically address these issues, including the implementation of measures designed to
mitigate these hazards, in all future developments in these areas.
Policy S-2.3: Minimize grading and modifications to the natural topography to prevent the potential for
man-induced slope failures.
Analysis of Project Effect and Determination of Significance:
Impact VII.a.i) Less Than Significant Impact. The project is located in a seismically active region and
as a result, significant ground shaking would likely impact the site within the design life of the proposed
project. The geologic structure of the entire southern California area is dominated by northwest-trending
faults associated with the San Andreas Fault system, which accommodates for most of the right lateral
movement associated with the relative motion between the Pacific and North American tectonic plates.
Known active faults within this system include the Newport-Inglewood, Whittier-Elsinore, San Jacinto, and
San Andreas Faults. Based on review of regional geologic maps and applicable computer programs, the
Elsinore Fault with an approximate source to site distance of 10.46 kilometers (6.5 miles), is the closest
known active fault anticipated to produce the highest ground accelerations, with an anticipated maximum
modal magnitude of 7.7.
No active faults are known to project through the site and the site is not located within an Alquist-Priolo
Earthquake Fault Zone, established by the State of California to restrict the construction of new habitable
structures across identifiable traces of known active faults. An active fault is defined by the State of
California as having surface displacement within the past 11,000 years or during the Holocene geologic
time period. Based on mapping of the project site, review of current and historical aerial imagery, lack of
lineaments indicative of active faulting, and the data compiled during the preparation of the technical report
(Appendix D), it is interpreted that the potential for surface rupture to adversely impact the proposed
structures is very low to remote.15
Therefore, the project would not have substantial adverse effects involving rupture of a known earthquake
fault and a less than significant impact would occur in this regard.
Impact VII.a.ii-iv, VII.c-d) Less Than Significant. While the site is in a seismically active region, no active
or potentially active faults are presently known to exist at this site, as shown on the M enifee GP Fault Map
Exhibit S-116 and described in the technical report (Appendix D). Although the site is likely to experience ground shaking during the life of the development due to its regional location, with compliance with the
latest California Building Code (CBC) would provide for the development of seismically suitable structures.
Additionally, the Menifee GP Liquefaction and Landslides Map, Exhibit S-317, shows that the project site
is not delineated as a landslide or liquefaction zone. Similarly, the geotechnical report concluded that the
project site has an unlikely potential for liquefaction/lateral spreading, landslides, ground lurching, or
shallow ground rupture.18
However, given the potential for seismic activity in the general region, moderate to strong seismic shaking
may occur during the project’s design life. Therefore, project implementation could expose people or
structures to potential substantial adverse effects involving strong seismic ground shaking. The intensity
15 Earth Strata Geotechnical Services, Inc. 2020. Preliminary Geotechnical Interpretive Report, Proposed Commercial Development, Assessor
Parcel Numbers 336-180-028, Located on the Northeastern Corner of Bradley Road and Newport Road, City of Menifee, Riverside County,
California.
16 City of Menifee. 2013. Exhibit S-1: Fault Map. https://www.cityofmenifee.us/DocumentCenter/View/1028/S-1_FaultMap_HD0913?bidId=. Accessed April 2021.
17 City of Menifee. 2013. Exhibit S-3: Liquefaction and Landslides. https://www.cityofmenifee.us/DocumentCenter/View/1030/S-
3_LiquefactionandLandslides_HD0913?bidId=. Accessed April 2021.
18 Earth Strata Geotechnical Services, Inc. 2020. Preliminary Geotechnical Interpretive Report.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:152
Planning Application No. PLN 20-0273 Page 41
W1362-Menifee_(N)_CA; -- 1250593.1
of ground shaking on the project site would depend on several factors including: the distance to the
earthquake focus, the earthquake magnitude, the response characteristics of the underlying materials, and the quality and type of construction.
According to the geotechnical report, preliminary laboratory test results indicated onsite earth materials
exhibit expansion potentials of low and medium as classified in accordance with 2019 California Building
Code (CBC) § 1803.5.3 and ASTM D 4829. Additional testing for expansive soil conditions should be
conducted upon completion of rough grading. Recommendations provided in the geotechnical report
(pages 16 through 18) should be considered the very minimum requirements, for the earth materials
tested.
In summary, the geotechnical report concluded that, from geotechnical and engineering geologic points
of view, the subject property is considered suitable for the proposed development, provided the
conclusions and recommendations in the report are incorporated into the plans and are implemented
during construction.
Regulatory controls to address potential geologic and seismic hazards would be imposed on the project
through the permitting process. Pursuant to MMC § 8.04.010, the City has adopted the 2019 CBC, su bject
to certain amendments and changes. CBC design standards correspond to the level of seismic risk in a
given location and are intended primarily to protect public safety and secondly to minimize property
damage. The project would be subject to compliance with all applicable regulations in the most recently
published CBC (as amended by MMC § 8.04.010), which specifies design requirements to mitigate the
effects of potential geologic and seismic hazards. Additionally, the geotechnical report (pages 11 through 13)
provides seismic design considerations.
Standard Condition of Approval COA-GEO-1 requires that the Applicant comply with the recommendations
of the geotechnical report and any revisions deemed necessary by the City’s Building Official and/or
Engineering/Public Works Director. The Menifee Building and Safety Department and Engineering/Public
Works Department would review construction plans for compliance with the MMC/CBC and the
Geotechnical Interpretive Report’s recommendations. Following compliance with standard engineering
practices, the Geotechnical Interpretive Report’s recommendations (COA-GEO-1), and the established
regulatory framework (i.e., MMC and CBC), the project’s potential impacts concerning exposure of people
or structures to potential substantial adverse effects involving geologic and seismic hazards, and unstable
conditions, would be less than significant.
Impact VII.b) Less Than Significant Impact. Grading and earthwork activities during construction would
expose soils to potential short-term erosion by wind and water. During construction, the project would be
subject to compliance with erosion and sediment control measures and the National Pollutant Discharge
Elimination System (NPDES) General Permit for Stormwater Discharges Associated with Construction
and Land Disturbance Activities (Order No. 2009-0009-DWQ, and all subsequent amendments)
(Construction General Permit); see Response X.a. MMC § 15.01.015(B)(1) specifies that any person
performing construction work in the City shall comply with the provisions of MMC Chapter 15.01 and
control stormwater runoff so as to prevent any likelihood of adversely affecting human health or the
environment. The Director of Public Works would identify the BMP’s that may be implemented to prevent
such deterioration and the manner of implementation. Further, the project proposes hardscapes
throughout most of the project site, which would stabilize soils and contain them onsite. Following
compliance with the established regulatory framework (NPDES and MMC), the project’s potential impacts
concerning soil erosion and loss of topsoil would be less than significant and no mitigation is required.
Impact VII.e) No Impact. Sewers would be available for disposal of project generated wastewater; see
Response XIX.a. The project would not utilize septic tanks or alternative waste water disposal systems.
Therefore, no impact would occur in this regard and no mitigation is required.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:153
Planning Application No. PLN 20-0273 Page 42
W1362-Menifee_(N)_CA; -- 1250593.1
Impact VII.f) Less Than Significant Impact. The project site is located in an area designated as having
moderate susceptibility to wind erosion.19 However, the site is surrounded by commercial/retail and institutional development and roadways, which would minimize exposure to wind erosion. As such, it is
not anticipated that high winds or blowing sand would have substantial impacts on project-related
improvements. Project implementation would cover currently exposed soils with buildings/improvements,
further reducing potential impacts related to windblown dust or sand within the project vicinity.
Impact VII.g) Less Than Significant Impact. According to the City of Menifee’s General Plan, the
majority of the City is assigned as a high paleontological sensitivity which includes the project site. The
project site is bordered to the north by an area assigned as a low sensitive site.20 The geotechnical report
found that the project site is underlain by artificial fill, undocumented; quaternary young alluvial valley
deposits; and quaternary old alluvial fan deposits. Undocumented artificial fill materials were encountered
throughout the site within the upper 1 ½ to 3 feet during exploration. Quaternary young alluvial valley
deposits were encountered in the northern portion of the site to the maximum depth explored of 51.5 feet.
Quaternary old alluvial fan deposits were encountered throughout the remainder of the project site to a
maximum depth of 26.5 feet. The young alluvium deposits range in thickness from 16.5 feet to 47.5 feet.
The old alluvium deposits range in thickness from 7.5 feet to 23.5 feet. Given that the project site’s
paleontological sensitivity is high, and given the excavation of native soils ranges from two to thirteen feet
within a sensitive area, there is potential to encounter fossils, which may be impacted during excavation
by construction activities. Adherence to COA-GEO-2 and -3 would reduce potential impacts to
paleontological resources to a less than significant level.
Standard Conditions of Approval:
COA-GEO-1: Geotechnical Recommendations
Prior to issuance of a grading permit, the project applicant shall demonstrate, to the satisfaction of
the City of Menifee Building & Safety Department Official and/or City of Menifee Engineering/Public
Works Director, that the recommendations for design and construction identified in the Preliminary
Geotechnical Interpretive Report, Proposed Commercial Development, Assessor Parcel Numbers
336-180-028, Located on the Northeastern Corner of Bradley Road and Newport Road, City of
Menifee, Riverside County, California, (Earth Strata Geotechnical Services, Inc., July 31, 2020),
have been incorporated into the project design, and grading and building plans. The project’s final
grading plans, foundation plans, building loads, and specifications shall be reviewed b y a State of
California Registered Professional Geologist/Registered Professional Engineer to verify that the
Geotechnical Interpretive Report recommendations have been incorporated/updated, as needed.
COA-GEO-2: Inadvertent Paleontological Find.
Should fossil remains be encountered during site development:
1) All site earthmoving shall be ceased in the area of where the fossil remains are encountered.
Earthmoving activities may be diverted to other areas of the site.
2) The applicant shall retain a qualified paleontologist approved by the County of Riverside.
3) The paleontologist shall determine the significance of the encountered fossil remains.
4) Paleontological monitoring of earthmoving activities will continue thereafter on an as-needed
basis by the 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 supervising paleontol ogist will
have the authority to reduce monitoring once he/she determines the probability of encountering
any additional fossils has dropped below an acceptable level.
19 Riverside County. 2016. Figure S-8 Wind Erosion Susceptibility Map.
https://planning.rctlma.org/Portals/0/genplan/content/gp/chapter06.html#List_1_8. Accessed April 2021.
20 City of Menifee. 2013. Exhibit OSC-4 Paleologic Resource Sensitivity. https://www.cityofmenifee.us/DocumentCenter/View/1085/ExhibitOSC-
4_Paleologic_Resource_Sensitivity_HD0913?bidId=. Accessed April 2021.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:154
Planning Application No. PLN 20-0273 Page 43
W1362-Menifee_(N)_CA; -- 1250593.1
5) If fossil remains are encountered by earthmoving activities when the paleontologist is not
onsite, these activities will be diverted around the fossil site and the paleontologist called to the
site immediately to recover the remains.
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 then will 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 databases) at the museum repository by a laboratory technician. The remains
will then be accessioned into the museum* repository fossil collection, where they will be
permanently stored, maintained, and, along with associated specimen and site data, made
available for future study by qualified scientific investigators.
*The City of Menifee must be consulted on the repository/museum to receive the fossil material
prior to being curated.
COA-GEO-3: Paleontologist Required.
This site is mapped as having a high potential for paleontological resources (fossils) at shallow
depth. Therefore, PRIOR TO ISSUANCE OF GRADING PERMITS:
The permittee shall retain a qualified paleontologist approved by the City of Menifee to create and
implement a project-specific plan for monitoring site grading/earthmoving activities which exceeds
5 feet in depth in native sedimentary.
The project paleontologist retained shall review the approved Tentative Tract Map and shall
conduct any pre-construction work necessary to render appropriate monitoring and mitigation
requirements as appropriate. These requirements shall be documented by the project
paleontologist in a Paleontological Resource Impact Mitigation Program (PRIMP). This PRIMP
shall be submitted to the Community Development Department for review and approval prior to
issuance of a Grading Permit.
Information to be contained in the PRIMP, at a minimum and in addition to other industry standard
and Society of Vertebrate Paleontology standards, are as follows:
A. The project paleontologist shall participate in a pre-construction project meeting with
development staff and construction operations to ensure an understanding of any mitigation
measures required during construction, as applicable.
B. Paleontological monitoring of earthmoving activities will be conducted on an as-needed basis
by the project paleontologist during all earthmoving activities that may expose sensitive strata.
Earthmoving activities in areas of the project area where previously undisturbed strata will be
buried but not otherwise disturbed will not be monitored. The project paleontologist or his/her
assignee will have the authority to reduce monitoring once he/she determines the probability
of encountering fossils has dropped below an acceptable level.
C. If the project paleontologist finds fossil remains, earthmoving activities will be diverted
temporarily around the fossil site until the remains have been evaluated and recovered.
Earthmoving will be allowed to proceed through the site when the project paleontologist
determines the fossils have been recovered and/or the site mitigated to the extent necessary.
D. If fossil remains are encountered by earthmoving activities when the project paleontologist is
not onsite, these activities will be diverted around the fossil site and the project paleontologist
called to the site immediately to recover the remains.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:155
Planning Application No. PLN 20-0273 Page 44
W1362-Menifee_(N)_CA; -- 1250593.1
E. If fossil remains are encountered, the fossiliferous rock will be recovered from the fossil site
and processed to allow for the recovery of smaller fossil remains. Test samples may be
recovered from other sampling sites in the rock unit if appropriate.
F. Any recovered fossil remains will be prepared to the point of identification and identified to the
lowest taxonomic level possible by knowledgeable paleontologists. The remains then will be curated (assigned and labeled with museum* repository fossil specimen numbers and
corresponding fossil site numbers, as appropriate; 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 databases) at the museum repository by a laboratory technician. The remains
will then be accessioned into the museum* repository fossil collection, where they will be
permanently stored, maintained, and, along with associated specimen and site data, made
available for future study by qualified scientific investigators.
*The City of Menifee must be consulted on the repository/museum to receive the fossil material
prior to being curated.
G. A qualified paleontologist shall prepare a report of findings made during all site grading activity
with an appended itemized list of fossil specimens recovered during grading (if any). This report
shall be submitted to the Community Development Department for review and approval prior
to building final inspection as described elsewhere in these conditions.
All reports shall be signed by the project paleontologist and all other professionals responsible for
the report's content (e.g., Professional Geologist, Professional Engineer, etc.), as appropriate. Two
wet-signed original copies of the report shall be submitted directly to the Community Development
Department along with a copy of this condition, deposit-based fee and the grading plan for
appropriate case processing and tracking.
Mitigation Measures: No mitigation is required.
VIII. GREENHOUSE GAS EMISSIONS
Potentially
Significant
Impact
Less Than Significant
with Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
Would the project: a) Generate greenhouse gas emissions, either
directly or indirectly, that may have a significant
impact on the environment?
b) Conflict with any applicable plan, policy or
regulation of an agency adopted for the purpose
of reducing the emissions of greenhouse gases?
Source: Menifee GP and Menifee Crossroads Greenhouse Gas Analysis (Urban Crossroads,
April 30, 2021), see Appendix E.
Applicable General Plan Policies:
Goal OSC-4: Efficient and environmentally appropriate use and management of energy and mineral
resources to ensure their availability for future generations.
Policy OSC-4.1: Apply energy efficiency and conservation practices in land use, transportation demand
management, and subdivision and building design.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:156
Planning Application No. PLN 20-0273 Page 45
W1362-Menifee_(N)_CA; -- 1250593.1
Goal OSC-10: An environmentally aware community that is responsive to changing climate conditions
and actively seeks to reduce local greenhouse gas emissions.
Policy OSC-10.1: Align the City's local GHG reduction targets to be consistent with the statewide GHG
reduction target of AB 32.
Policy OSC-10.2: Align the City's long-term GHG reduction goal consistent with the statewide GHG
reduction goal of Executive Order S-03-05.
Policy OSC-10.3: Participate in regional greenhouse gas emission reduction initiatives.
Policy OSC-10.4: Consider impacts to climate change as a factor in evaluation of policies, strategies, and
projects.
Existing Setting:
Global Warming and Greenhouse Gases Global climate change (GCC) refers to changes in average meteorological conditions on earth with respect
to temperature, wind patterns, precipitation, and storms. Global warming, a related concept, is the
observed increase in average temperature of the earth’s surface and atmosphere. Global temperatures
are regulated by naturally occurring atmospheric gases such as water vapor, CO2, N2O, CH4, NF3,
hydrofluorocarbons (HFCs), perfluorocarbons (PFCs), and sulfur hexafluoride (SF6). These particular
gases are important due to their residence time (duration they stay) in the atmosphere, which ranges from 10 years to more than 100 years. These gases allow solar radiation into the earth’s atmosphere, but
prevent radioactive heat from escaping, thus warming the earth’s atmosphere. GCC can occur naturally
as it has in the past with the previous ice ages.
Gases that trap heat in the atmosphere are often referred to as greenhouse gases (GHGs). GHGs are
released into the atmosphere by both natural and anthropogenic activity. Without the natural GHG effect,
the earth’s average temperature would be approximately 61 degrees Fahrenheit (°F) cooler than it is
currently. The cumulative accumulation of these gases in the earth’s atmosphere is considered to be the
cause for the observed increase in the earth’s temperature. The potential effects of global climate change
may include rising surface temperatures, loss in snowpack, sea-level rise, more extreme heat days per
year, and more drought years.
CO2 is an odorless, colorless natural GHG. Natural sources include the following: decomposition of dead
organic matter; respiration of bacteria, plants, animals, and fungus; evaporation from oceans; and volcanic
outgassing. Anthropogenic (human-caused) sources of CO2 are from burning coal, oil, natural gas, wood,
butane, propane, etc. CH4 is a flammable gas and is the main component of natural gas. N20, also known
as laughing gas, is a colorless GHG. Some industrial processes (fossil fuel-fired power plants, nylon
production, nitric acid production, and vehicle emissions) also contribute to the atmospheric load of GHGs.
HFCs are synthetic man-made chemicals that are used as a substitute for chlorofluorocarbons (whose
production was stopped as required by the Montreal Protocol) for automobile air conditioners and
refrigerants. The two main sources of PFCs are primary aluminum production and semiconductor
manufacturing. SF6 is an inorganic, odorless, colorless, nontoxic, nonflammable gas. SF6 is used for
insulation in electric power transmission and distribution equipment, in the magnesium industry, in
semiconductor manufacturing, and as a tracer gas for leak detection. NF3 is a colorless gas with a distinctly
moldy odor. NF3 is used in industrial processes and is produced in the manufacturing of semiconductors,
Liquid Crystal Display (LCD) panels, types of solar panels, and chemical lasers.
Events and activities, such as the industrial revolution and the increased combustion of fossil fuels
(e.g., gasoline, diesel, coal, etc.), have heavily contributed to the increase in atmospheric levels of GHGs.
An air quality analysis of GHGs is a much different analysis than the analysis of criteria pollutants for the
following reasons. For criteria pollutants significance thresholds are based on daily emissions because
attainment or non-attainment is based on daily exceedances of applicable ambient air quality standards.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:157
Planning Application No. PLN 20-0273 Page 46
W1362-Menifee_(N)_CA; -- 1250593.1
Further, several ambient air quality standards are based on relatively short-term exposure effects on
human health, e.g., one-hour and eight-hour. Since the half-life of CO2 in the atmosphere is approximately 100 years, for example, the effects of GHGs are longer term, affecting global climate over a relatively long
timeframe. As a result, the SCAQMD’s current position is to evaluate GHG effects over a longer timeframe
than a single day.
According to available information, the statewide inventory of CO2 equivalent emissions in the state is as
follows:
▪ 1990 GHG emissions were estimated to equal 427 million metric tons of CO2 equivalent
(AB 32 2020 target);
▪ 2000 GHG emissions were estimated to equal 463 million metric tons of CO2 equivalent
(an average 8% reduction needed to achieve 1990 base);
▪ 2010 GHG emissions were estimated to equal 450 million metric tons of CO2 equivalent
(an average 5% reduction needed to achieve 1990 base); and
▪ 2020 GHG emissions were estimated to equal 545 million metric tons of CO2 equivalent, under a
business as usual scenario (BAU) (an average 21.7% reduction from BAU needed to achieve 1990
base).
The state has made steady progress in implementing AB 32 and achieving targets included in Executive
Order S‐3‐05. The state has achieved the Executive Order S‐3‐05 target for 2010 of reducing GHG
emissions to 2000 levels. As shown above, the 2010 emission inventory achieved this target.
Analysis of Project Effect and Determination of Significance:
Impacts VIII.a) Less Than Significant Impact with Mitigation. The project would include commercial
retail development with approximately 58,600 square feet of building area, office development with
approximately 36;924 square feet of building area, and office/retail development with approximately 7,750
square feet of building area. The zoning designation of the Project site is Economic Development Corridor,
Newport Road (EDC‐NR). The Project’s land uses are consistent with the Zoning designation.
It should also be noted that the City of Menifee does not yet have an adopted GHG inventory or an adopted
GHG reduction plan (such as a Climate Action Plan). The City of Menifee has not adopted its own numeric
threshold of significance for determining impacts with respect to greenhouse gas (GHG) emissions. A
screening threshold of 3,000 MTCO2e per year to determine if additional analysis is required is an
acceptable approach for small projects. This approach is a widely accepted screening threshold used by
the City of Menifee and numerous cities in the SCAB and is based on the SCAQMD staff’s proposed GHG
screening threshold for stationary source emissions for non‐industrial projects, as described in the
SCAQMD’s Interim CEQA GHG Significance Threshold for Stationary Sources, Rules and Plans
(“SCAQMD Interim GHG Threshold”).
As shown on Table 10, the Project would result in a total of approximately 3,741.14 MTCO2e/yr, which
would exceed the SCAQMD’s screening threshold of 3,000 MTCO2e/yr. As such, without mitigation the
project would be considered significant based on regional thresholds. MM GHG‐1 has been included to
reduce GHG emission below the 3,000 MTCO2e/yr threshold.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:158
Planning Application No. PLN 20-0273 Page 47
W1362-Menifee_(N)_CA; -- 1250593.1
Table 10: Project GHG Emissions - Unmitigated
Emission Source
Emissions (MT/yr)
CO2 CH4 N2O Total CO2e
Annual construction-related emissions
amortized over 30 years 32.93 0.01 0.00 33.06
Area 0.01 0.00 0.00 0.01
Energy 695.82 0.02 0.01 698.83
EV charging station Energy Use -- -- -- 35.70
Mobile 2,784.16 0.15 0.00 2,787.87
Waste 115.13 6.80 0.00 285.24
Water Use 52.23 0.40 0.01 65.29
EV Charging Station (21) -- -- -- -164.85
Total CO2e (All Sources) 3,741.14
SCAQMD Threshold 3,000
Exceeds Threshold? Yes
Source: Menifee Crossroads Greenhouse Gas Analysis 2021.
As shown in Table 11, with implementation of MM GHG‐1, project emissions would be reduced to
3,000 MTCO2e, annually. It should be noted that due to the continuing effects of RPS and California’s
vehicle regulations, GHG emissions in the future would be lower in these sectors and the overall project
emission would be lower. Thus, it would require fewer emission credits in the future to reduce the Proj ect’s
GHG emissions to 3,000 MTCO2e. Therefore, MM GHG‐1 would result in the project generating fewer
than 3,000 MTCO2e in future years and with the implementation of MM GHG‐1, the Project’s GHG
emission would be less than significant.
Table 11: Project GHG Emissions - Mitigated
Emission Source
Emissions (MT/yr)
CO2 CH4 N2O Total CO2e
Annual construction-related emissions amortized over 30 years 32.93 0.01 0.00 33.06
Area 0.01 0.00 0.00 0.01
Energy 695.82 0.02 0.01 698.83
EV charging station Energy Use -- -- -- 35.70
Mobile 2,784.16 0.15 0.00 2,787.87
Waste 115.13 6.80 0.00 285.24
Water Use 52.23 0.40 0.01 65.29
EV Charging Station (21) -- -- -- -164.85
MM GHG-1 -- -- -- -741.14
Total CO2e (All Sources) 3,000.00
SCAQMD Threshold 3,000
Exceeds Threshold? No
Source: Menifee Crossroads Greenhouse Gas Analysis 2021.
Impacts VIII. b) Less Than Significant Impact.
SB 32/2017 Scoping Plan Consistency
The 2017 Scoping Plan Update reflects the 2030 target of a 40% reduction below 1990 levels, set by
Executive Order B‐30‐15 and codified by SB 32. Table 3‐5 of Appendix E summarizes the project’s
consistency with the 2017 Scoping Plan. As summarized, the project would not conflict with any of the
provisions of the Scoping Plan and, in fact, supports seven of the action categories. A less than significant
impact would occur.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:159
Planning Application No. PLN 20-0273 Page 48
W1362-Menifee_(N)_CA; -- 1250593.1
Mitigation Measures:
GHG-1: Prior to the issuance of occupancy permits, the project applicant shall purchase a minimum of
22,234.13 MTCO2e credits (741.14 MTCO2e per year for 30 years). The purchase of carbon
credits must be made from a CARB‐approved carbon registry with independent third‐party
verification. Examples of approved registries include the American Carbon Registry, Climate
Action Reserve, and Verra. The applicant shall submit documentation of the offset purchase to
the City demonstrating that it mitigates a minimum of 741.14 MTCO2e per year (22,234.13
MTCO2e over a 30‐year period), prior to the issuance of building occupancy. Alternatively, the
project applicant may submit a GHG reduction plan to the City for approval that achieves an
equal level of GHG reduction outlined herein. The GHG plan must include enforceable actions
that reduce GHG emissions to at or below the total mitigated values presented herein.
IX. HAZARDS AND HAZARDOUS
MATERIALS
Potentially
Significant
Impact
Less Than
Significant
with Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
Would the project: a) Create a significant hazard to the public or the
environment through the routine transport, use,
or disposal of hazardous materials?
b) Create a significant hazard to the public or the
environment through reasonably foreseeable
upset and accident conditions involving the
release of hazardous materials into the
environment?
c) Emit hazardous emissions or handle
hazardous or acutely hazardous materials,
substances, or waste within one-quarter mile of
an existing or proposed school?
d) Be located on a site which is included on a list
of hazardous materials sites compiled pursuant
to Government Code Section 65962.5 and, as a
result, would it create a significant hazard to the
public or the environment?
e) For a project located within an airport land use
plan or, where such a plan has not been adopted,
within two miles of a public airport or public use
airport, would the project result in a safety hazard
or excessive noise for people residing or working
in the project area?
f) Impair implementation of or physically interfere
with an adopted emergency response plan or
emergency evacuation plan?
g) Expose people or structures, either directly or
indirectly, to a significant risk of loss, injury or
death involving wildland fires?
Sources: Menifee GP, Exhibit S-6, “High Fire Hazard Areas,” and Exhibit S-7, “Critical Facilities;” Menifee
GP Draft EIR; State of California, Department of Toxics Substances Control, EnviroStor Database;
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:160
Planning Application No. PLN 20-0273 Page 49
W1362-Menifee_(N)_CA; -- 1250593.1
State of California, Department of Toxics Substances Control, Cortese List of Hazardous Waste and
Substances Sites database; State of California, Water Resources Control Board, Geotracker, All Hazards Site Search; California Department of Forestry and Fire Protection’s (CAL FIRE) California Fire Hazard
Severity Zone Viewer; and Earth Strata Geotechnical Services, Inc.’s 2020 Phase I Environmental Site
Assessment of Undeveloped Property, Assessor’s Parcel Number 336-180-028, Menifee, California
92584 (Appendix F).
Applicable General Plan Policies:
Goal S-5: A community that has reduced the potential for hazardous materials contamination.
Policy S-5.1: Locate facilities involved in the production, use, storage, transport, or disposal of
hazardous materials away from land uses that may be adversely impacted by such
activities and areas susceptible to impacts or damage from a natural disaster.
Policy S-5.2: Ensure that the fire department can continue to respond safely and effectively to a
hazardous materials incident in the City, whether it is a spill at a permitted facility, or the result of an accident along a section of the freeway or railroads that extend across the
City.
Policy S-5.4: Ensure that all facilities that handle hazardous materials comply with federal and state
laws pertaining to the management of hazardous wastes and materials.
Policy S-5.5: Require facilities that handle hazardous materials to implement mitigation measures that
reduce the risks associated with hazardous material production, storage, and disposal.
Goal S-6: A City that responds and recovers in an effective and timely manner from natural
disasters such as flooding, fire, and earthquakes, and as a result is not impacted by civil
unrest that may occur following a natural disaster.
Policy S-6.1: Continuously review, update, and implement emergency preparedness, response, and
recovery plans that make the best use of the City- and county-specific emergency
management resources available.
Analysis of Project Effect and Determination of Significance:
Impacts IX.a) Less Than Significant Impact. A typical project that could result in a significant hazard to
the public includes the routine transport, use, or disposal of hazardous materials or places housing near
a facility which routinely transports, uses, or disposes of hazardous materials. The r outine use, transport,
or disposal of hazardous materials is primarily associated with industrial uses that require such materials
for operations or produce hazardous wastes as by-products of production applications.
Both the U.S. EPA and the U.S. Department of Transportation (DOT) regulate the transport of hazardous
waste and material, including transport via highway. The U.S. EPA administers permitting, tracking,
reporting, and operations requirements established by the Resource Conservation and Recover y Act. The
DOT regulates the transportation of hazardous materials through enforcement of the Hazardous Materials
Transportation Act. This act includes requirements for container design and labeling, as well as for driver
training. The established regulations are intended to track and manage the safe interstate transportation
of hazardous materials and waste. Additionally, State and local agencies enforce the application of these
acts and coordinate safety and mitigation responses in the case that accidents involving hazardous
materials occur.
The proposed project does not propose or facilitate any activity involving significant use, routine transport,
or disposal of hazardous substances. Project construction activities may include refueling and minor
maintenance of construction equipment on-site, which could lead to minor fuel and oil spills. The use and
handling of hazardous materials during construction would occur in accordance with applicable federal,
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:161
Planning Application No. PLN 20-0273 Page 50
W1362-Menifee_(N)_CA; -- 1250593.1
State, and local laws, including California Division of Occupational Safety and Health (Cal/OSHA)
requirements. It is anticipated that a minor level of transport, use, and disposal of hazardous materials and wastes would occur that are typical of construction projects.
During project operations, widely used hazardous materials common at commercial/retail and office uses
include cleaners, pesticides, and food waste would be present. The remnants of these and other products
are disposed of as household hazardous waste that are prohibited or discouraged from being disposed of
at local landfills. Regular operation and maintenance of the project structures would not result in significant
impacts involving use, storage, transport or disposal of hazardous wastes and substances. Use of
common commercial/retail and office hazardous materials and their disposal does not present a
substantial health risk to the community Additionally, the project site is not included on the list of hazardous
waste sites (Cortese List) compiled by the Department of Toxic Substances Control (DTSC) pursuant to
Government Code § 65962.5 and therefore would not release known hazardous materials due to ground-
disturbing activities.21 Project impacts associated with the routine transport and use of hazardous materials
or wastes would be less than significant.
Impact IX.b) Less Than Significant Impact. Refer to Response IX.a above. The project site is not
identified as a hazardous waste site with either an active or past occurrence.22,23,24 The nearest three listed
sites on EnviroStor are classified as inactive or not requiring further action. The closest sites to the project
site are identified as Newport Estates Project (Elem. Sch. #7) located approximately 0.8 mile southwest
(No Action Required status); Santa Rosa Academy Charter School located approximately 0.8 mile
southeast (Cleanup Status: Completed - Case Closed); and Cherry Hills Golf Club, Inc. located
approximately 1.3 miles northwest (Cleanup Status: Completed - Case Closed).
A Phase I Environmental Site Assessment (ESA) was conducted for the project (see Appendix F). Based
upon the limited site reconnaissance, historical review, regulatory records review, and other information
detailed within this report; the ESA did not identify any evidence of American Society for Testing and
Materials Recognized Environmental Conditions (RECs) or other issues in connection with the subject
property. Based on the results of the Phase I ESA, no further investigation is recommended for this site.25
Additionally, the project includes the development of a mixed-use development with commercial/retail and
office uses. Although typical hazardous materials associated with mixed-use development may be used
(pesticides, oils, fertilizers, cleaning chemicals, etc.) these hazardous materials would no t be used in large
amounts such that they would create a significant hazard involving the release of these materials. Because
the project site is undeveloped, there would be no impacts related to structures with asbestos-containing
materials or lead-based paint. With adherence to existing regulations, the proposed project would not
create a significant hazard to the public or the environment through reasonably foreseeable upset and
accident conditions involving the release of hazardous materials into the environment; impacts would be
less than significant. No mitigation is required.
Impact IX.c) Less than Significant Impact. There are two schools within 0.25 mile of the project site.26
These schools are the Springs Charter School Bear River Student Center at 26800 Newport Road,
Menifee, CA 92584 located approximately 750 feet (0.14 mile) west of the project site and Chester W.
21 Department of Toxic Substances Control (DTSC) EnviroStor. 2021. Hazardous Waste and Substances Site List.
https://www.envirostor.dtsc.ca.gov/public/map/?myaddress=menifee. Accessed March 2021.
22 DTSC EnviroStor. 2021. Hazardous Waste and Substances Site List. https://www.envirostor.dtsc.ca.gov/public/map/?myaddress=menifee. Accessed March 2021.
23 DTSC. 2021. DTSC’s Hazardous Waste and Substances Site List – Site Cleanup (Cortese List). https://dtsc.ca.gov/dtscs-cortese-list/.
Accessed March 2021.
24 State Water Resources Control Board. 2021. GeoTracker. https://geotracker.waterboards.ca.gov/map/?CMD=runreport&myaddress=Menifee.
Accessed March 2021.
25 Earth Strata Geotechnical Services, Inc. 2020. Phase I Environmental Site Assessment of Undeveloped Property, Assessor’s Parcel Number
336-180-028, Menifee, California 92584.
26 City of Menifee. 2013. Exhibit S-4 Critical Facilities. https://www.cityofmenifee.us/DocumentCenter/View/1034/S-
7_CriticalFacilities_HD0913?bidId=. Accessed March 2021.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:162
Planning Application No. PLN 20-0273 Page 51
W1362-Menifee_(N)_CA; -- 1250593.1
Morrison Elementary School at 30250 Bradley Road, Menifee, CA 92584 located approximately 1,100 feet
(0.2 mile) south of the project site. The proposed uses are mixed-use (commercial/retail and office), which would not emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or
waste that would impact nearby schools. The types of hazardous materials that would be routinely handled
would be limited to cleaners, paints, solvents, and fertilizers and pesticides for site landscaping. However,
the Project would be required to adhere to all applicable Federal, State, and regional regulations regarding
handling, transport, and disposal of hazardous materials. Therefore, the impacts would be less than
significant, and no mitigation would be required.
Impact IX.d) No Impact. Government Code § 65962.5 refers to the Hazardous Waste and Substances
Site List, commonly known as the Cortese List, maintained by the DTSC. As stated in Impact IX.a, the
project site is not included on the Cortese List. Therefore, the project would not create a significant hazard
to the public or the environment in this regard.
Impact IX.e) No Impact. The following airports/airstrips are located nearest the project site:
▪ Perris Valley Airport: at 2091 Goetz Road, Perris, approximately 5.1 miles to the northwest;
▪ Skylark Field Airport: at 20701 Cereal St, Lake Elsinore, CA 92530, approximately 7.2 miles to the
southwest;
▪ French Valley Airport: at 37600 Sky Canyon Drive, Murrieta, approximately 7.8 miles to the
southeast; and
▪ Hemet Ryan Airport: at 4710 W. Stetson Avenue, Hemet, approximately 9.3 miles to the northeast.
The project site is not within the Airport Influence Area Boundary for Perris Valley Airport or the March Air
Reserve Base27, and is not within 2.0 miles of any other public airport/public use airport or in the vicinity
of a private airstrip; therefore, the project would not result in an airport-/airstrip-related safety hazard for
people residing or working in the project area. No impact would occur in this regard.
Impact IX.f) Less Than Significant Impact. The City of Menifee collaborates with local and regional
emergency service organizations and personnel to conduct simulated emergency response exercises throughout the year. The City of Menifee and Menifee Police Department routinely coordinate with
Riverside County/CAL Fire, Riverside County Emergency Management Department, and the local utility
providers to discuss methods and response plans for various emergency scenarios that could potentially
present themselves within the region. Additionally, the City makes available to resident’s downloadable
resources such as storm and emergency preparedness information via its website:
https://www.cityofmenifee.us/418/Storm-and-Emergency-Preparedness. Additionally, the proposed
project site would include four access points (one via Newport Road, two via Bradley Road, and one via
Park Avenue) and would include an internal circulation system that would allow for emergency vehicles
and customer movement/evacuation in case of an emergency. Therefore, impacts to an emergency
response plan would be less than significant.
Impact IX.g) Less Than Significant Impact. The project site is not located within a Very High Fire Hazard
Severity Zone, as identified on CAL FIRE’s Fire Hazard Severity Zone (FHSZ) Viewer 28 and Menifee GP
Exhibit S-6, High Fire Hazard Areas.29
The project would be subject to compliance with the CCR Title 24 Parts 2 and 9 – Fire Codes and California
PRC §§ 4290-4299 and General Code § 51178. The project would also be subject to compliance with
regulations pertaining to fire protection, including MMC Chapter 8.20, Fire Code. Further, it is the City’s
27 Riverside County Airport Land Use Commission. 2021. Current Compatibility Plans. http://www.rcaluc.org/Plans/New-Compatibility-Plan. Accessed March 2021.
28 CAL FIRE. 2021. FRAP FHSZ Viewer. https://egis.fire.ca.gov/FHSZ/. Accessed April 2021.
29 City of Menifee. 2013. Figure S-6 High Fire Hazard Areas. https://www.cityofmenifee.us/DocumentCenter/View/1033/S-
6_HighFireHazardAreas_HD0913?bidId=. Accessed April 2021.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:163
Planning Application No. PLN 20-0273 Page 52
W1362-Menifee_(N)_CA; -- 1250593.1
goal (Goal S-4) for a community that has effective fire mitigation and response measures in place, and as
a result is minimally impacted by wildland and structure fires. To this end, the project would be subject to
compliance with the following City policies:
▪ Policy S-4.1: Require fire-resistant building construction materials, the use of vegetation control
methods, and other construction and fire prevention features to reduce the hazard of wildland fire.
▪ Policy S-4.2: Ensure, to the maximum extent possible, that fire services, such as firefighting
equipment and personnel, infrastructure, and response times, are adequate for all sections of the
City.
▪ Policy S-4.4: Review development proposals for impacts to fire facilities and compatibility with fire
areas or mitigate.
The Riverside County Fire Department (RCFD) provides fire protection and emergency medical response
services in the City of Menifee. The nearest fire station to the project site is Fire Station #07 located
approximately 1.5 miles north at 28349 Bradley Road, Sun City, CA 92586. In coordination with the RCFD
and CAL FIRE, the RCFD would evaluate the project to determine the necessary fire prevention features.
Following compliance with the established local and state regulatory framework discussed above, the
project would not expose people or structures to a significant risk involving wildland fires and impacts
would be less than significant in this regard.
Mitigation Measures: No mitigation is required.
X. HYDROLOGY AND WATER QUALITY
Potentially
Significant
Impact
Less Than
Significant
with Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
Would the project: a) Violate any water quality standards or waste
discharge requirements or otherwise
substantially degrade surface or ground water
quality?
b) Substantially decrease groundwater supplies
or interfere substantially with groundwater
recharge such that the project may impede
sustainable groundwater management of the
basin?
c) Substantially alter the existing drainage pattern
of the site or area, including through the alteration
of the course of a stream or river or through the
addition of impervious surfaces, in a manner
which would:
i) result in substantial erosion or siltation on- or
off-site;
ii) substantially increase the rate or amount of
surface runoff in a manner which would result in
flooding on- or off-site;
iii) create or contribute runoff water which would
exceed the capacity of existing or planned
stormwater drainage systems or provide
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:164
Planning Application No. PLN 20-0273 Page 53
W1362-Menifee_(N)_CA; -- 1250593.1
substantial additional sources of polluted runoff;
or iv) impede or redirect flood flows?
d) In flood hazard, tsunami, or seiche zones, risk
release of pollutants due to inundation?
e) Conflict with or obstruct implementation of a
water quality control plan or sustainable
groundwater management plan?
Sources: Menifee GP Safety Element Exhibit S-5, “Flood Hazards,” Menifee GP Draft EIR, and Valued
Engineering Inc.’s 2021 Preliminary Hydrology Study and 2021 Project Specific Water Quality
Management Plan (Appendix G).
Applicable General Plan Policies:
Goal S-3: A community that is minimally disrupted by flooding and inundation hazards.
Policy S-3.1: Require that all new developments and redevelopments in areas susceptible to flooding
(such as the 100-year floodplain and areas known to the City to flood during intense or
prolonged rainfall events) incorporate mitigation measures designed to mitigate flood
hazards.
Policy S-3.2: Reduce flood hazards in developed areas known to flood.
Goal OSC-7: A reliable and safe water supply that effectively meets current and fu ture user demands.
Policy OSC-7.8: Protect groundwater quality by decommissioning existing septic systems and establishing
connections to sanitary sewer infrastructure.
Policy OSC-7.9: Ensure that high-quality potable water resources continue to be available by managing
stormwater runoff, wellhead protection, and other sources of pollutants.
Analysis of Project Effect and Determination of Significance:
Impacts X.a, X.c (i) – X.c (iv), X.e) Less Than Significant Impact.
SHORT-TERM CONSTRUCTION
The project’s construction-related activities would include excavation, grading, and trenching, which would
displace soils and temporarily increase the potential for soils to be subject to wind and water erosion.
Construction-related erosion effects would be addressed through compliance with the NPDES program’s
Construction General Permit. Construction activity subject to this General Permit includes any construction
or demolition activity, including, but not limited to, clearing, grading, grubbing, or excavation, or any other
activity that results in a land disturbance of equal to or greater than 1.0 acre. Given that the project would
disturb an area greater than 1.0 acre, it would be subject to this General Permit.
To obtain coverage under the General Permit, dischargers are required to file with the State Water Board
the Permit Registration Documents (PRDs), which include a Notice of Intent (NOI) and other compliance-
related documents. The General Permit requires development and implementation of a Stormwater
Pollution Prevention Plan (SWPPP) and monitoring plan, which must include erosion-control and
sediment-control Best Management Practices (BMPs) that would meet or exceed General Permit-required
measures to control potential construction-related pollutants. MMC Chapter 15.01, Storm Water/Urban
Runoff, addresses stormwater and runoff pollution control and is intended to reduce the quantity of
pollutants being discharged to waters of the United States. MMC § 15.01.015(B)(1) specifies that any
person performing construction work in the City shall comply with the provisions of MMC Chapter 15.01 and control stormwater runoff so as to prevent any likelihood of adversely affecting human health or the
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:165
Planning Application No. PLN 20-0273 Page 54
W1362-Menifee_(N)_CA; -- 1250593.1
environment. The Director of Public Works would identify the BMP’s that may be implemented to prevent
such deterioration and the manner of implementation. Documentation on the effectiveness of BMP’s
implemented to reduce the discharge of pollutants to the MS4 would be required when requested by the
Director of Public Works. Further, the project proposes hardscapes throughout a large portion of the
project site, which would be stabilizing soils and contain them onsite as compared to the current undeveloped condition. Following compliance with NPDES and MMC requirements, the project’s
construction-related activities would not violate water quality or waste discharge requirements.
Additionally, the project would implement underground storage basins and a water quality swale that wo uld
assist in the retention and collection of water runoff from hardscapes. A less than significant impact would
occur in this regard and no mitigation is required.
LONG-TERM OPERATIONS
Urban stormwater runoff is covered under the municipal permit for Riverside County, the NPDES MS4
Permit for stormwater and non-stormwater discharges from the MS4 within the Riverside County Flood
Control and Water Conservation District (RCFC&WCD) (CAS618033, Order No. R8-2010-0033). The City
of Menifee is a Co-Permittee (Discharger) under the MS4 Permit. Each Co-Permittee is required to ensure
that an appropriate Water Quality Management Plan (WQMP) is prepared for “New Development” (and “Significant Redevelopment”) projects for which a map or permit for discretionary ap proval is sought. The
New Development category includes new developments that create 10,000 SF or more of impervious
surface (collectively over the entire project site) including commercial and mixed-use development
requiring a Final Map, among other types of projects. The project would create more than 10,000 SF of
impervious surface area; as such, a WQMP was prepared. The WQMP is required to include site design
(including, where feasible, LID principles), Source Control and Treatment Control elements to r educe the
discharge of pollutants in urban runoff. The project would include underground detention chambers and a
vegetated swale to capture and treat urban runoff from the site. The vegetated swale has also been sized
to handle a 100-year storm flow capacity. The existing site drains from the southeast to the northwest
ultimately discharging to corner of Bradley Road and Park Avenue. The proposed development would
collect and detain runoff and discharge at same discharge point. Additionally, MMC § 15.01.015(C)
specifies that new development projects shall control stormwater runoff so as to prevent any deterioration
of water quality that would impair subsequent or competing uses of the water. The Director of Public Works
would identify the BMP’s that may be implemented to prevent such deterioration and identify the manner
of implementation. Documentation on the effectiveness of BMP’s implemented to reduce the discharge of
pollutants to the MS4 is required when requested by the Director of Public Works.
Following compliance with the existing water quality regulatory framework (i.e., NPDES and MMC),
including implementation of BMP’s specified in the project WQMP, project operations would not violate
water quality or waste discharge requirements. A less than significant impact would occur, and no
mitigation is required.
Impact X.b) Less Than Significant Impact. If the project was to remove an existing groundwater
recharge area or substantially reduces runoff that results in groundwater recharge such that existi ng wells
would no longer be able to operate, a potentially significant impact could occur. The project site is located
in the Menifee Hydrologic Subarea (HSA) within the Perris Hydrologic Area of the San Jacinto Valley
Hydrologic Unit.30 Presently, the existing site drains from the southeast to the northwest, ultimately
discharging to the corner of Bradley Road and Park Avenue. Receiving waters include Lake Elsinore via
Salt Creek and Canyon Lake. The proposed development would collect and detain runoff and discharge
at same discharge point. The project would not substantially reduce runoff that results in groundwater
recharge.
According to infiltration testing report (Appendix 3 of the Water Quality Management Plan [WQMP], located
in Appendix G of this Initial Study), groundwater was not observed during subsurface exploration to a
30 California Water Boards. ND. Region 8 Hydrologic Areas.
https://www.waterboards.ca.gov/santaana/water_issues/programs/stormwater/docs/sbpermit/forms/region8_hydrologic_areas.pdf. Accessed
March 2021.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:166
Planning Application No. PLN 20-0273 Page 55
W1362-Menifee_(N)_CA; -- 1250593.1
total depth of 51 ½ feet. According to the California Department of Water Resources, local well data
indicates groundwater levels at depths greater than 75 feet below existing surface, which meets the
minimum separation of 10 feet from the bottom of infiltration facility to the groundwater mark. Potential
groundwater impact is considered very low. In addition, four infiltration tests were conducted, and the
observed infiltration rate was 0 inches/hour for the clay soil present on-site. With that, the likelihood that the project site under existing conditions serves as an area of groundwater recharge is low. Lastly, the
WQMP found that due to low infiltration rates found on this site, on-site infiltration is not a viable treatment
method for stormwater runoff. The project would not significantly impact local groundwater recharge
because it does not presently occur on the project site . Impacts would be less than significant, and no
mitigation is required.
Impact X.d) Less Than Significant Impact. Flood hazards for the City include dam inundation in the
event of a catastrophic failure, such as seismically induced dam failure. The California Division of Dam
Safety monitors the structural safety of dams that are greater than 25 feet high or have more than 50 acre-
feet of storage capacity. Parts of Menifee are within existing dam inundation areas for three dams at
Diamond Valley Lake, one dam at Canyon Lake, and one at Lake Perris Reservoir.31 Diamond Valley Lake
is located approximately 7.0 miles east of the project site, Canyon Lake is located approximately 2.7 miles west of the project site, and Perris Reservoir is located approximately 10.5 miles north of the project site.
The project site is located in Zone X.32 Zone X corresponds to areas outside of the 500-year flood or areas
protected from a 100- year flood by levees. Additionally, the project site is located approximately 31 miles
from the Pacific Ocean. Given the distance from the coast and the previously mentioned dams, the
potential for inundation by a large catastrophic tsunami is extremely low. The design and construction of
the dams for earthquake resistance, in combination with continued monitoring by the California Division
of Dam Safety reduces risks of dam failure due to earthquakes. Dam inundation impacts would be less
than significant. No steep slopes are in the Project vicinity; therefore, the risk of mudflow is insignificant.
Therefore, potential impact concerning release of pollutants due to inundation from flood, tsunami, or
seiche are considered less than significant.
Mitigation Measures: No mitigation is required.
XI. LAND USE AND PLANNING
Potentially
Significant
Impact
Less Than
Significant
with Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
Would the project: a) Physically divide an established community?
b) Cause a significant environmental impact due
to a conflict with any land use plan, policy, or
regulation adopted for the purpose of avoiding or
mitigating an environmental effect?
Sources: Menifee GP, Menifee GP EIR, Menifee General Plan and Land Use Map; and Menifee Zoning
Map.
31 California Department of Water Resources. 2021. Dam Breach Inundation Web Publisher.
https://fmds.water.ca.gov/webgis/?appid=dam_prototype_v2. Accessed March 2021.
32 City of Menifee. 2013. Exhibit S-5 Flood Hazards . https://www.cityofmenifee.us/DocumentCenter/View/1032/S-
5_FloodHazards_HD0913?bidId=. Accessed March 2021.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:167
Planning Application No. PLN 20-0273 Page 56
W1362-Menifee_(N)_CA; -- 1250593.1
Applicable General Plan Policies:
Goal LU-1: Land uses and building types that result in a community where residents at all stages of
life, employers, workers, and visitors have a diversity of options of where they can live,
work, shop, and recreate within Menifee.
Policy LU-1.1: Concentrate growth in strategic locations to help preserve rural areas, create place and
identity, provide infrastructure efficiently, and foster the use of transit options.
Policy LU-1.5: Support development and land use patterns, where appropriate, that reduce reliance on
the automobile and capitalize on multimodal transportation opportunities.
Policy LU-1.6: Coordinate land use, infrastructure, and transportation planning and analysis with
regional, county, and other local agencies to further regional and subregional goals for
jobs-housing balance.
Policy LU-1.8: Ensure new development is carefully designed to avoid or incorporate natural features,
including washes, creeks, and hillsides.
Policy LU-1.9: Allow for flexible development standards provided that the potential benefits and merit of
projects can be balanced with potential impacts.
Goal LU-2: Thriving Economic Development Corridors that accommodate a mix of nonresidential and
residential uses that generate activity and economic vitality in the city.
Policy LU-2.1: Promote infill development that complements existing neighborhoods and surrounding
areas. Infill development and future growth in Menifee is strongly encouraged to locate
within EDC areas to preserve the rural character of rural, estate, and small estate
residential uses.
Policy LU-2.2: Encourage vertical and horizontal integration of uses where feasible on properties in
EDCs.
Analysis of Project Effect and Determination of Significance:
Impact XI.a) No Impact. An example of a project that has the potential to divide an established community
includes the construction of a new freeway or highway through an established neighborhood. The project
proposes a mixed-use development (commercial/retail and office). The project would be located near
already established residential communities and the general area is developing with additional residential
neighborhoods. Given the project’s nature, scope, and location, the project would not physically divide an
established community. No impact would occur in this regard and no mitigation is required.
Impact XI.b) Less Than Significant Impact. The Menifee GP and Land Use Map depicts the City’s land
use designations and indicates the project site is designated Economic Development Corridor (EDC).33
The City Zoning Map indicates the project site is zoned Economic Development Corridor-Newport Road
(EDC-NR).34 The project proposes mixed-use (commercial/retail and office) development, which is
permitted in the EDC land use designation and zoning classification.35,36 Note that a Conditional Use
Permit is required for fast food/quick service, with drive-through. This would be achieved through
Conditional Use Permit No. PLN 20-0272 which proposes to allow drive-through for Shops 2. Refer to
Figure 3, Site Plan Concept. Therefore, the project would be consistent with the applicable land use
plans. Given that the General Plan EIR considered the potential environmental impacts associated with
development of the project site assuming the EDC land use designation, this project would not create any new or greater environmental impacts than those identified in the Menifee GP EIR.
Mitigation Measures: No mitigation is required.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:168
Planning Application No. PLN 20-0273 Page 57
W1362-Menifee_(N)_CA; -- 1250593.1
XII. MINERAL RESOURCES
Potentially
Significant
Impact
Less Than
Significant
with Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
Would the project: a) Result in the loss of availability of a known
mineral resource that would be of value to the
region and the residents of the state?
b) Result in the loss of availability of a locally-
important mineral resource recovery site
delineated on a local general plan, specific plan
or other land use plan?
Sources: Menifee GP; Menifee GP Exhibit OSC-3: Mineral Resource Zones; and California Department
of Conservation’s Mines Online.
Applicable General Plan Policies:
Goal OSC-4: Efficient and environmentally appropriate use and management of energy and mineral
resources to ensure their availability for future generations.
Policy OSC-4.1: Apply energy efficiency and conservation practices in land use, transportation demand
management, and subdivision and building design.
Policy OSC-4.3: Advocate for cost-effective and reliable production and delivery of electrical power to
residents and businesses throughout the community.
Policy OSC-4.4: Require that any future mining activities be in compliance with the State Mining
Reclamation Act, federal and state environmental regulations, and local ordinances.
Policy OSC-4.5: Limit the impacts of mining operations on the City's natural open space, biological and
scenic resources, and any adjacent land uses.
Analysis of Project Effect and Determination of Significance: Impact XII.a-b) No Impact. The Surface Mining and Reclamation Act of 1975 (SMARA) requires classification of land into MRZs according to the known or inferred mineral potential of the area. Under SMARA, areas are categorized into MRZs as follows: MRZ-1 Areas where the available geologic information indicates no significant mineral deposits or a minimal likelihood of significant mineral deposits.
MRZ-2 Areas where the available geologic information indicates that there are significant mineral
deposits or that there is a likelihood of significant mineral deposits. However, the significance
of the deposit is undetermined.
MRZ-3 Areas where the available geologic information indicates that mineral deposits are inferred to
exist; however, the significance of the deposit is undetermined.
33 City of Menifee. 2020. General Plan and Land Use Map. https://www.cityofmenifee.us/DocumentCenter/View/11043/General-Plan--Land-Use-
Map---March-2020. Accessed March 2021.
34 City of Menifee. 2020. Zoning Map. https://www.cityofmenifee.us/DocumentCenter/View/11042/Zoning-Map---April-2020. Accessed
March 2021.
35 City of Menifee. 2013. Exhibit LU-3 Land Use Designations. https://www.cityofmenifee.us/DocumentCenter/View/1014/Exhibit_LU-
3_LandUseDesignations_20151020?bidId=. Accessed March 2021.
36 City of Menifee. 2021. Comprehensive Development Code. http://online.encodeplus.com/regs/menifee-ca/doc-viewer.aspx#secid-1344.
Accessed March 2021.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:169
Planning Application No. PLN 20-0273 Page 58
W1362-Menifee_(N)_CA; -- 1250593.1
MRZ-4 Areas where there is not enough information available to determine the presence or absence
of mineral deposits.
There are no mineral extraction or process facilities on or near the project site.37 No mineral resources are
known to exist in the site and the site is designated as an Urban Area.38 An area approximately 2.2 miles
northwest of the site is identified as an MRZ-1 area. However, this area is mostly developed with residential
dwelling units and there are no signs of mining activities. Implementation of the project would not deplete
mineral deposits or involve mining activities. Furthermore, the project site is not located in an area
identified as a locally important mineral resource recovery site and is not a mining area. Therefore, the
project would not result in the loss of availability of a known mineral resource. No impacts would occur.
Mitigation Measures: No mitigation is required.
XIII. NOISE
Potentially Significant Impact
Less Than
Significant with Mitigation Incorporated
Less Than Significant Impact
No Impact
Would the project result in:
a) Generation of a substantial temporary or
permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other
agencies?
b) Generation of excessive groundborne vibration
or groundborne noise levels?
c) For a project located within the vicinity of a private airstrip or an airport land use plan or,
where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise
levels?
Sources: Menifee GP, Noise Element; Menifee GP Draft EIR Figure 5.12-3, “Airport Noise Contours”;
Riverside County Airport Land Use Commission Current Compatibility Reports for March Air Reserve Base
and Perris Valley Airport; MMC; and Menifee Crossroads Noise Impact Analysis (Urban Crossroads,
April 9, 2021, see Appendix H.
Applicable General Plan Policies:
Goal N-1: Noise-sensitive land uses are protected from excessive noise and vibration exposure.
Policy N-1.1: Assess the compatibility of proposed land uses with the noise environment when
preparing, revising, or reviewing development project applications.
Policy N-1.2: Require new projects to comply with the noise standards of local, regional, and state
building code regulations, including but not limited to the City's Municipal Code, Title 24
of the California Code of Regulations, the California Green Building Code, and
subdivision and development codes.
37 California Department of Conservation. 2016. Mines Online. https://maps.conservation.ca.gov/mol/index.html. Accessed March 2021.
38 City of Menifee. 2013. Exhibit OSC-3 Mineral Resource Zones. https://www.cityofmenifee.us/DocumentCenter/View/1084/ExhibitOSC-
3_Mineral_Resource_Zones_HD0913?bidId=. Accessed March 2021.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:170
Planning Application No. PLN 20-0273 Page 59
W1362-Menifee_(N)_CA; -- 1250593.1
Policy N-1.3: Require noise abatement measures to enforce compliance with any applicable regulatory
mechanisms, including building codes and subdivision and zoning regulations, and
ensure that the recommended mitigation measures are implemented.
Policy N-1.7: Mitigate exterior and interior noises to the levels listed in the table below to the exte nt
feasible, for stationary sources adjacent to sensitive receptors:
Table 12: Stationary Source Noise Standards
Land Use Interior Standards Exterior Standards
Residential
10:00 p.m. to 7:00 a.m.
7:00 a.m. to 10:00 p.m.
40 Leq (10 minute)
55 Leq (10 minute)
45 Leq (10 minute)
65 Leq (10 minute)
Policy N-1.8: Locate new development in areas where noise levels are appropriate for the proposed
uses. Consider federal, state, and City noise standards and guidelines as a part of new
development review.
Policy N-1.9: Limit the development of new noise-producing uses adjacent to noise-sensitive receptors
and require that new noise-producing land be are designed with adequate noise
abatement measures.
Policy N-1.10: Guide noise-tolerant land uses into areas irrevocably committed to land uses that are
noise-producing, such as transportation corridors adjacent to the I-215 or within the
projected noise contours of any adjacent airports.
Policy N-1.11: Discourage the siting of noise-sensitive uses in areas in excess of 65 dBA CNEL without
appropriate mitigation.
Policy N-1.12: Minimize potential noise impacts associated with the development of mixed -use projects
(vertical or horizontal mixed-use) where residential units are located above or adjacent
to noise-generating uses.
Policy N-1.13: Require new development to minimize vibration impacts to adjacent uses during
demolition and construction.
Goal N-2: Minimal Noise Spillover. Minimal noise spillover from noise-generating uses, such as
agriculture, commercial, and industrial uses into adjoining noise-sensitive uses.
Refer to Appendix H Sections 2 and 3 for discussions concerning noise fundamentals and the regulatory
setting. See Section 7 for an informational Off-Site Traffic Noise Analysis.
Analysis of Project Effect and Determination of Significance:
Impacts XIII.a-b) Less Than Significant.
SHORT-TERM CONSTRUCTION
Existing single‐family residential homes located south and east of the project site and institutional uses
located west and northwest of the project site may be affected by short‐term noise impacts associated
with the transport of workers, the movement of construction materials to and from the project site, and
ground clearing, excavation, grading, and building activities.
Project generated construction noise would vary depending on the construction process, type of
equipment involved, location of the construction site with respect to sensitive receptors, the schedule
proposed to carry out each task (e.g., hours and days of the week) and the duration of the construction
work. Site preparation and grading are expected to produce the highest sustained construction noise
levels.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:171
Planning Application No. PLN 20-0273 Page 60
W1362-Menifee_(N)_CA; -- 1250593.1
The potential short-term noise impacts of construction activity have been calculated in Table 13. The
estimated construction noise levels are calculated using the Federal Highway Administration Roadway Construction Noise Model. To assess the worst-case construction noise levels, the project construction
noise analysis relies on the highest noise level impacts when the equipment with the highest reference
noise level is operating at the closest point from the edge of primary construction activity (project site
boundary) to each receiver location. The construction related noise levels are shown for each phase of
construction.
As shown in Table 13, the construction noise levels are expected to range from 59.1 to 68.4 dBA Leq at
the nearest receiver locations. Based on the results of the analysis, construction noise levels are not
expected to be exceed the 80 dBA Leq threshold for construction-related daytime noise levels. The Federal
Transit Administration considers a daytime exterior construction noise level of 80 dBA Leq as a reasonable
threshold for noise sensitive residential land use. Therefore, the noise impacts due to Project construction
noise is considered less than significant at all receiver locations.
Table 13: Typical Construction Equipment Noise Level Summary
Receiver
Location1
Construction Noise Level (dBA Leq)
Site
Preparation Grading Building
Construction Paving Architectural
Coating
Highest
Levels2
R1 62.0 64.0 57.0 55.0 52.0 64.0
R2 63.4 65.4 58.4 56.4 53.4 65.4
R3 60.4 62.4 55.4 53.4 50.4 62.4
R4 58.4 60.4 53.4 51.4 48.4 60.4
R5 57.1 59.1 52.1 50.1 47.1 59.1
R6 66.4 68.4 61.4 59.4 56.4 68.4
1 Noise receiver locations are shown on Exhibit 10-A in the Noise Impact Analysis.
2 Construction noise level calculations based on distance from the construction activity, which is measured from the Project site boundary to the
nearest receiver locations. CadnaA construction noise model inputs are included in Appendix 10.1 of the Noise Impact Analysis.
Source: Urban Crossroads. 2021. Menifee Crossroads Noise Impact Analysis. Table 10-2.
To describe the temporary project construction noise level increases to the existing ambient noise
environment, the project construction noise levels were combined with the existing ambient noise levels
measurements at the off -site receiver locations. The difference between the combined project-construction
and ambient noise levels are used to describe the construction noise level increases. Temporary noise
level increases that would be experienced at sensitive receiver locations when project construction-source
noise is added to the ambient daytime are presented on Table 14. A temporary noise level increase of
12 dBA is considered a significant impact based on the Caltrans substantial noise level increase criteria
which is used to assess the Project-construction noise level increases.
Table 14: Temporary Construction Noise Level Increases (Leq)
Receiver
Location1
Highest
Construction Noise Level2
Measureme
nt Location3
Reference
Ambient Noise Level4
Combined
Project and Ambient5
Temporary
Worth-Case
Project
Contribution6
Threshold
Exceeded?7
R1 64.0 L1 59.1 65.2 6.1 No
R2 65.4 L2 59.2 66.3 7.1 No
R3 62.4 L3 51.9 62.8 10.9 No
R4 60.4 L4 66.4 67.4 1.0 No
R5 59.1 L5 52.7 60.0 7.3 No
R6 68.4 L6 61.6 69.2 7.6 No
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:172
Planning Application No. PLN 20-0273 Page 61
W1362-Menifee_(N)_CA; -- 1250593.1
1 Noise receiver locations are shown on Exhibit 10-A of the Noise Impact Analysis.
2 Highest Project construction noise levels as shown on Table 10-2 of the Noise Impact Analysis.
3 Ambient noise level measurement locations as shown on Exhibit 5-A of the Noise Impact Analysis.
4 Observed daytime ambient noise levels as shown on Table 5-1 of the Noise Impact Analysis.
5 Represents the combined daytime ambient noise conditions plus the Project construction activities.
6 The temporary noise level increase expected with the addition of the proposed Project activities.
7 Based on the 12 dBA temporary increase significance criteria as defined in Section 4 of the Noise Impact Analysis.
Source: Urban Crossroads. 2021. Menifee Crossroads Noise Impact Analysis. Table 10-4.
As indicated in Table 14, the Project will contribute construction noise level increases ranging from 1.0 to
10.9 dBA Leq at the nearest sensitive receiver locations. The temporary noise level increases at all receiver
locations does not exceed the Caltrans substantial 12 dBA Leq significance threshold, therefore, the
construction noise level increases are considered less than significant at the nearest sensitive receivers.
Table 15 presents the expected typical construction equipment vibration levels at the nearest receiver
locations. At distances ranging from 173 feet to 507 feet from typical project construction activities (at the
project site boundary), construction vibration levels are estimated to range from 0.001 to 0.003 in/sec root-
mean-square (RMS) at the nearest receiver locations. The project construction is not expected to generate
vibration levels exceeding the maximum acceptable vibration standard of 0.01 in/sec (RMS). Further,
impacts at the site of the closest sensitive receiver are unlikely to be sustained during the entire
construction period, but would occur rather only during the times that heavy construction equipment is
operating proximate to the project site perimeter.
Moreover, construction at the project site would be restricted to daytime hours consistent with City
requirements thereby eliminating potential vibration impact during the sensitive nighttime hours. On this
basis the potential for the project to result in exposure of persons to, or generation of, excessive ground-
borne vibration is determined to be less than significant.
Table 15: Typical Construction Equipment Vibration Levels
Receiver
Location1
Distance to
Construction
Activity (feet)2
Receiver Vibration Levels (in/sec) RMS3 Threshold
(in/sec)
RMS4
Threshold
Exceeded?5 Small
Bulldozer Jackhammer Loaded
Trucks
Large
Bulldozer
Peak
Vibration
R1 451 0.000 0.000 0.001 0.001 0.001 0.01 No
R2 173 0.000 0.001 0.003 0.003 0.003 0.01 No
R3 199 0.000 0.001 0.002 0.003 0.003 0.01 No
R4 486 0.000 0.000 0.001 0.001 0.001 0.01 No
R5 507 0.000 0.000 0.001 0.001 0.001 0.01 No
R6 284 0.000 0.001 0.001 0.002 0.002 0.01 No
1 Receiver locations are shown on Exhibit 10-A.
2 Construction activity is measured from the Project site boundary.
3 Based on the Vibration Source Levels of Construction Equipment included on Table 10 -5. 4 County of Riverside General Plan Noise Element, Policy N 16.3. Vibration levels in PPV are converted to RMS velocity using a 0.71
conversion factor identified in the Caltrans Transportation and Construction Vibration Guidance Manual, September 2013.
5 Does the vibration level exceed the maximum acceptable vibration threshold?
Source: Urban Crossroads. 2021. Menifee Crossroads Noise Impact Analysis. Table 10-6.
LONG-TERM OPERATIONS
The intent of the operational noise analysis conducted as part of the Menifee Crossroads Noise Impact
Analysis (Appendix H) is to describe noise level impacts associated with the expected typical daytime
and nighttime activities at the project site. To present the potential worst-case noise conditions, the
analysis assumed the project would be operational 24 hours per day, seven days per week. The on-site
project-related noise sources are expected to include outdoor loading dock activity, roof -top air
conditioning units, outdoor activity, drive-through speakerphone, trash enclosure activity, and trash
compactor activity.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:173
Planning Application No. PLN 20-0273 Page 62
W1362-Menifee_(N)_CA; -- 1250593.1
To demonstrate compliance with local noise regulations, the project-only operational noise levels are
evaluated against exterior noise level thresholds based on the City of Menifee exterior noise level
standards at nearby noise-sensitive receiver locations. Table 16 shows the operational noise levels
associated with project would satisfy the City of Menifee 65 dBA Leq daytime and 45 dBA Leq nighttime
exterior noise level standards at all nearby receiver locations. Therefore, the operational noise impacts
are considered less than significant at the nearby noise-sensitive receiver locations.
Table 16: Operational Noise Level Compliance
Receiver
Location1
Project Operational Noise
Levels (dBA Leq)2
Noise Level Standards
(dBA Leq)3
Noise Level Standards
Exceeded? 4
Daytime Nighttime Daytime Nighttime Daytime Nighttime
R1 47.0 43.3 65 45 No No
R2 47.5 43.9 65 45 No No
R3 44.5 41.2 65 45 No No
R4 41.0 37.2 65 45 No No
R5 38.8 34.1 65 45 No No
R6 48.2 44.6 65 45 No No
1 See Exhibit 8-A of the Noise Impact Analysis for the receiver locations.
2 Proposed Project operational noise levels as shown on Tables 9-2 and 9-3 of the Noise Impact Analysis.
3 Exterior noise level standards for source (commercial) land use, as shown on Table 4-1 of the Noise Impact Analysis.
4 Do the estimated Project operational noise source activities exceed the noise level standards?
"Daytime" = 7:00 a.m. - 10:00 p.m.; "Nighttime" = 10:00 p.m. - 7:00 a.m.
Source: Urban Crossroads. 2021. Menifee Crossroads Noise Impact Analysis. Table 9-4.
To describe the project operational noise level increases, the project operational noise levels were
combined with the existing ambient noise levels measurements for the nearby receiver locations
potentially impacted by project operational noise sources. As indicated on Tables 17 and 18, the project
would generate daytime and nighttime operational noise level increases ranging from 0.0 to 0.9 dBA Leq
at the nearest receiver locations. Project-related operational noise level increases would satisfy the
operational noise level increase significance criteria (see Table 4-1 of the Noise Impact Analysis).
Therefore, the incremental project operational noise level increase is considered less than significant at
all receiver locations.
Table 17: Daytime Project Operational Noise Level Increases
Receiver
Location1
Total Project Operational
Noise LEvel2
Measurement
Location3
Reference Ambient
Noise Levels4
Combined Project and
Ambient5
Project
Increase6
Increase
Criteria7
Increase Criteria
Exceeded?
R1 47.0 L1 59.1 59.4 0.3 5.0 No
R2 47.5 L2 59.2 59.5 0.3 5.0 No
R3 44.5 L3 51.9 52.6 0.7 5.0 No
R4 41.0 L4 66.4 66.4 0.0 1.5 No
R5 38.8 L5 52.7 52.9 0.2 5.0 No
R6 48.2 L6 61.6 61.8 0.2 3.0 No
1 See Exhibit 8-A of the Noise Impact Analysis for the receiver locations.
2 Total Project daytime operational noise levels as shown on Table 9-2 of the Noise Impact Analysis.
3 Reference noise level measurement locations as shown on Exhibit 5-A of the Noise Impact Analysis.
4 Observed daytime ambient noise levels as shown on Table 5-1 of the Noise Impact Analysis.
5 Represents the combined ambient conditions plus the project activities.
6 The noise level increase expected with the addition of the proposed project activities.
7 Significance increase criteria as shown on Table 4-1 of the Noise Impact Analysis.
Source: Urban Crossroads. 2021. Menifee Crossroads Noise Impact Analysis. Table 9-5.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:174
Planning Application No. PLN 20-0273 Page 63
W1362-Menifee_(N)_CA; -- 1250593.1
Table 18: Nighttime Project Operational Noise Level Increases
Receiver
Location1
Total Project
Operational
Noise Level2
Measurement
Location3
Reference
Ambient
Noise Levels4
Combined
Project
and Ambient5
Project
Increase6
Increase
Criteria7
Increase
Criteria
Exceeded?
R1 43.3 L1 53.9 54.3 0.4 5.0 No
R2 43.9 L2 57.4 57.6 0.2 5.0 No
R3 41.2 L3 47.3 48.2 0.9 5.0 No
R4 37.2 L4 64.6 64.6 0.0 3.0 No
R5 34.1 L5 49.8 49.9 0.1 5.0 No
R6 44.6 L6 57.9 58.1 0.2 3.0 No
1 See Exhibit 8-A of the Noise Impact Analysis for the receiver locations.
2 Total Project nighttime operational noise levels as shown on Table 9-3 of the Noise Impact Analysis.
3 Reference noise level measurement locations as shown on Exhibit 5-A of the Noise Impact Analysis.
4 Observed nighttime ambient noise levels as shown on Table 5-1 of the Noise Impact Analysis.
5 Represents the combined ambient conditions plus the project activities.
6 The noise level increase expected with the addition of the proposed project activities.
7 Significance increase criteria as shown on Table 4-1 of the Noise Impact Analysis.
Source: Urban Crossroads. 2021. Menifee Crossroads Noise Impact Analysis. Table 9-6.
Impact XIII.c) Less than Significant Impact. The following airports/airstrips are located nearest the
project site:
▪ Perris Valley Airport: at 2091 Goetz Road, Perris, approximately 5.1 miles to the northwest;
▪ Skylark Field Airport: at 20701 Cereal St, Lake Elsinore, CA 92530, approximately 7.2 miles to the
southwest;
▪ French Valley Airport: at 37600 Sky Canyon Drive, Murrieta, approximately 7.8 miles to the
southeast; and
▪ Hemet Ryan Airport: at 4710 W. Stetson Avenue, Hemet, approximately 9.3 miles to the northeast.
The project site is not within the Airport Influence Area Boundary or noise contours for Perris Valley Airport,
French Valley Airport, or the March Air Reserve Base.39,40 The runway for March Air Reserve Base/Inland
Port Airport is located approximately 12.5 miles north of the project site. As such, the Project site would
not be exposed to excessive noise levels from airport operations
The project site is not within 2.0 miles of any other public airport/public-use airport or in the vicinity of a
private airstrip; therefore, the project would not expose people residing or working in the project area to
excessive airport/airstrip-related noise levels. As such, this impact would be less than significant.
Mitigation Measures: No mitigation is required.
XIV. POPULATION AND HOUSING
Potentially
Significant
Impact
Less Than
Significant
with Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
Would the project: a) Induce substantial unplanned population
growth in an area, either directly (for example, by
proposing new homes and businesses) or
39 Riverside County Airport Land Use Commission. 2021. Current Compatibility Plans for French Valley Airport, March Air Reserve Base, and
Perris Valley Airport. http://www.rcaluc.org/Plans/New-Compatibility-Plan. Accessed March 2021.
40 City of Menifee. 2013. Menifee General Plan Draft EIR, Section 5.12: Noise, Figure 5.12-3: Airport Noise Contours.
https://www.cityofmenifee.us/DocumentCenter/View/1112/Ch-05-12-N?bidId=. Accessed April 2021.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:175
Planning Application No. PLN 20-0273 Page 64
W1362-Menifee_(N)_CA; -- 1250593.1
indirectly (for example, through extension of
roads or other infrastructure)? b) Displace substantial numbers of existing
people or housing, necessitating the construction
of replacement housing elsewhere?
Sources: Menifee GP; Southern California Association of Governments (SCAG) Adopted 2020–2045
Regional Transportation Plan/Sustainable Communities Strategy, Connect SoCal; and State of California,
Department of Finance, E-5 Population and Housing Estimates for Cities, Counties and the State —
January 1, 2020.
Analysis of Project Effect and Determination of Significance:
Impact XIV.a) Less Than Significant Impact. As of January 1, 2020, the City’s population is
approximately 97,093 persons and the City’s housing stock totaled 35,675 dwelling units (DU) with
approximately 2.90 persons per household (PPH).41 No land uses generating new homes or extension of
roads and other infrastructure capable of inducing direct/indirect population growth in the City are
proposed. The project proposes development of a mixed-use (commercial/retail and office) development
and would generate new employment opportunities in the City. The project is estimated to generate
290 employees. This analysis assumes 8 of these employees would relocate from elsewhere and newly
establish themselves in Menifee.42 Assuming 8 employees and 2.90 PPH, the project’s forecast population
growth is approximately 23 persons. Therefore, the project would induce direct population growth in the
City by proposing new jobs. The project’s forecast population growth would increase the City’s existing
population by less than one percent (approximately 0.0002%). According to the Southern California
Association of Governments (SCAG) Regional Transportation Plan/Sustainable Communities Strategy
(RTP/SCS), Connect SoCal, Menifee’s population was estimated at 89,600 persons in 2016 and is
projected to increase to 129,800 persons by 204543, an increase of approximately 40,200 persons over
2016 conditions. As such, the project’s forecast population growth (23 persons) are within SCAG’s growth
assumptions for the City. Additionally, the project is consistent with City’s land use and zoning designation
and the project’s nominal population growth has been accounted for in the City’s General Plan and the
population growth is not considered substantial in a City-wide context. Therefore, the project would result
in a less than significant concerning population growth and no mitigation is required.
Impact XIV.b) No Impact. There are no housing units or other structures on the project site; therefore,
the project would not displace housing or people, or require construction of replacement housing
elsewhere. No impact would occur in this regard and no mitigation is required.
Mitigation Measures: No mitigation is required.
41 California Department of Finance. 2020. E-5 Population and Housing Estimates for Cities, County, and the State, January 2011-2020, with
2010 Benchmark. http://dof.ca.gov/Forecasting/Demographics/Estimates/E-5/. Accessed March 2021.
42 Data from the Joint Center for Housing Studies of Harvard University found that approximately 13 percent of Americans move each year, and
of those 21 percent move for job-related reasons. This analysis assumes an employee population of 290. 13 percent of 290 is 38 people and 21 percent of 38 people is 8 people. Therefore, the project is estimated to generate 8 new residents in Menifee.
https://www.jchs.harvard.edu/blog/who-is-moving-and-why-seven-questions-about-residential-mobility.
43 SCAG. 2020. Connect SoCal Demographics and Growth Forecast Technical Report. https://scag.ca.gov/sites/main/files/file-
attachments/0903fconnectsocal_demographics-and-growth-forecast.pdf?1606001579. Accessed March 2021.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:176
Planning Application No. PLN 20-0273 Page 65
W1362-Menifee_(N)_CA; -- 1250593.1
XV. PUBLIC SERVICES
Potentially
Significant
Impact
Less Than
Significant
with Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
Would the project result in substantial adverse physical impacts associated with the provision of new or
physically altered governmental facilities, need for new or physically altered governmental facilities, the
construction of which could cause significant environmental impacts, in order to maintain acceptable
service ratios, response times or other performance objectives for any of the public services:
a) Fire protection? b) Police protection?
c) Schools? d) Parks? e) Other public facilities?
Sources: Menifee GP Safety Element; Menifee Union School District and Perris Union High School
District websites, and the Menifee Police Department.
Applicable General Plan Policies:
Goal S-4: A community that has effective fire mitigation and response measures in place, and as a
result is minimally impacted by wildland and structure fires.
Policy S-4.1: Require fire-resistant building construction materials, the use of vegetation control
methods, and other construction and fire prevention features to reduce the hazard of
wildland fire.
Policy S-4.2: Ensure, to the maximum extent possible, that fire services, such as firefighting equipment
and personnel, infrastructure, and response times, are adequate for all sections of the
City.
Policy S-4.4: Review development proposals for impacts to fire facilities and compatibility with fire
areas or mitigate.
Goal OSC-1: A comprehensive system of high-quality parks and recreation programs that meets the
diverse needs of the community.
Policy OSC-1.7: Ensure that parks and recreational facilities are well-maintained by the responsible
agency.
Analysis of Project Effect and Determination of Significance:
Impacts XV.a) Less Than Significant Impact. The Riverside County Fire Department (RCFD) provides
fire protection and emergency medical response services for the City. RCFD Station No. 7, which is part
of Battalion 13, is at 28349 Bradley Road, Sun City, CA 92586 approximately 1.5 miles north of the project
site. Station No. 7 is equipped with one three-person fire engine and one two-person medic squad. The
station receives approximately 3,700 calls per year.44
The nominal population growth associated with the project would incrementally increase th e demand for
fire protection and emergency medical services to the project site. However, the project would not have a
significant impact on fire response times, because the project site is within RCFD’s existing service area.
44 Personal communication. 2021. Email conversation with Adria Reinertson, Deputy Fire Marshal/Office of the Fire Marshal, CAL
FIRE/Riverside County Fire Department, April 1, 2021.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:177
Planning Application No. PLN 20-0273 Page 66
W1362-Menifee_(N)_CA; -- 1250593.1
Therefore, project impacts concerning fire protection services would be less than significant and no
mitigation is required. Additionally, the project does not propose, and would not create a need for, new/physically altered fire protection facilities, thus, less than significant environmental impacts would
occur in this regard. Further, the project would include improving (widening) Bradley Road and Park
Avenue. These roadway improvements would allow existing fire service providers to better access the
area and provide emergency services. Finally, the project will be constructed to meet the latest CBC
requirements and the project is subject to fire suppression development impact fees and other standards
and conditions required by the City and County Fire. As such, a less than significant impact would occur.
Impacts XV.b) Less Than Significant Impact. Police protection services for the City and Project site
would be provided by the Menifee Police Department (MPD). MPD is a new department, authorized by
City council to be created in late 2018 and officially open to serve the public July 1st, 2020. The MPD
operates out of its headquarters at 29714 Haun Road, Sun City, CA 92586 which is approximately 0.6
mile northeast of the Project site. As with fire protection services discussed above, the Project site is
already within the service area of the MPD. The MPD is authorized to serve the City with 90 full-time
employees of which 69 are sworn officers and 21 are not sworn (professional staff members).45 According
to the Demographic Marketing Report for the City, the January 2021 population was 105,773.46 This
represents a service ratio of 0.85 officers per 1,000 population.
MPD is comprised of two divisions: Operations and Investigations & Support Services. Within these
divisions numerous units are used to serve the public. These include SWAT (in partnership with the cities
of Murrieta and Hemet), K-9, Traffic, Patrol, Crime Scene Investigators, Code Enforcement, Records,
Investigations Unit, Problem Oriented Policing, and Court Ordered Registr ants. The Patrol unit is the
largest unit within the department and calls for routine and emergency service are typically handled by
this unit. Between July 1, 2020 and April 14, 2021 there were a total of 48,667 calls for service. Of these,
39,192 were proactive calls. Proactive are vehicle stops, pedestrian checks, bicycle stops, business
checks, extra patrols, etc.47 The average response time for Priority 1 calls was 9:00 minutes. MPD’s goal
response time for Priority 1 calls is 6:00 minutes. This goal can be achieved through such measures as a
False Alarm Ordinance.48
The MPD would be provided the opportunity to review the Project’s design to verify that all feasible CPTED
strategies are incorporated. CPTED is a way of designing the built environment to create a safer built
environment. CPTED elements include the strategic use of nighttime security lighting, avoidance of
landscaping and fencing that limit sightlines, and use of a single, clearly identifiable point of entry.
Therefore, impacts would be less than significant.
Additionally, fees are required on new developments to pay for new facilities. Funding for the operation
and maintenance of existing services comes from the City’s General Fund, Measure DD funds, as well as
County Service Area 86 monies. It is anticipated that the Project site would be adequately served by
existing MPD facilities, equipment, and personnel such that new facilities would not be required. Because
the Project site is not residential, although some calls for service are anticipated, the increase for police
services would not be significantly impacted due to construction and operation of the warehouses.
Additionally, development of the site would increase property tax revenues to provide a source of funding
to offset any increases in the anticipated demands for public services generated by the Project.
The nominal population growth associated with the project would incrementally increase the demand for
police protection services to the project site. However, the proposed mixed-use development would not
result in any unique or more extensive crime problems that cannot be handled with the existing level of
45 Personal communication. 2021. Telephone conversation with Menifee Police Captain David A. Gutierrez, March 23, 2021.
46 Derrigo Studies. 2021. City of Menifee Demographic Marketing Report. https://13xrl43fkrpl49g75u4bh1cl-wpengine.netdna-ssl.com/wp-
content/uploads/2021/03/2021DerrgioStudyMenifee.pdf (accessed March 2021).
47 Personal communication. 2021. Email conversation with Menifee Police Captain David A. Gutierrez, April 20, 2021
48 Personal communication. 2021. Telephone conversation with Menifee Police Captain David A. Gutierrez, March 23, 2021.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:178
Planning Application No. PLN 20-0273 Page 67
W1362-Menifee_(N)_CA; -- 1250593.1
police resources. Additionally, the project would not have a significant impact on police response times,
because the project site is within the Police’s existing service area. Therefore, project impacts concerning police protection services would be less than significant and no mitigation is required. Additionally, the
project does not propose, and would not create a n eed for, new/physically altered police protection
facilities; thus, less than significant environmental impacts would occur in this regard.
Impacts XV.c) Less Than Significant Impact. The project site is within jurisdiction of the Menifee Union
School District and Perris Union High School District. The student population growth associated with the
project would nominally/incrementally increase the demand for school facilities/services. However, the
project would be subject to payment of school impact fees in accordance with SB 50. Pursuant to
Government Code § 65995(3)(h), “payment of statutory fees is deemed to be full and complete mitigation
of the impacts of any legislative or adjudicative act, or both, involving, but not limited to, the planning, use
or development of real property…” Therefore, project impacts to schools would be less than significant
and no mitigation is required. Additionally, the project does not propose, and would not create a need for,
new/physically altered school facilities; thus, less than environmental impacts would occur in this regard.
Impact XV. d - e) Less Than Significant Impact. The project is a mixed-use development that would
result in nominal population growth. Although the project would bring new residents to the general area,
the use of parks and other facilities has been accounted for in the General Plan. The proposed mixed-use
development would not significantly increase the demand of such services and a less than significant
impact would occur.
Mitigation Measures: No mitigation is required.
XVI. RECREATION
Potentially
Significant
Impact
Less Than
Significant
with Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
Would the project: a) Increase the use of existing neighborhood and
regional parks or other recreational facilities such
that substantial physical deterioration of the
facility would occur or be accelerated?
b) Does the project include recreational facilities
or require the construction or expansion of
recreational facilities which might have an
adverse physical effect on the environment?
Sources: Menifee GP and Menifee GP Draft EIR.
Applicable General Plan Policies:
Goal OSC-1: A comprehensive system of high-quality parks and recreation programs that meets the
diverse needs of the community.
Policy OSC-1.1: Provide parks and recreational programs to meet the varied needs of community
residents, including children, youth, adults, seniors, and persons with disabilities, and
make these facilities and services easily accessible and affordable to all users.
Policy OSC-1.2: Require a minimum of five acres of public open space to be provided for every 1,000 City
residents.
Policy OCS-1.7: Ensure that parks and recreational f acilities are well-maintained by the responsible
agency.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:179
Planning Application No. PLN 20-0273 Page 68
W1362-Menifee_(N)_CA; -- 1250593.1
Analysis of Project Effect and Determination of Significance:
Impact XVI.a-b) No Impact. The project would not generate population such that their use of existing
neighborhood and regional parks or other recreational facilities would result in substantial physical
deterioration of a park facility or accelerate deterioration of said facility. As specified in the MMC, the City
requires dedication of land for park or recreation facilities, or payment of fees in-lieu thereof (or a
combination of both), incidental to and as a condition of approval for a tentative or parcel map. The MMC
specifies that dedication of land/Quimby Fees for park or recreational purposes shall be at the rate of 5.0
acres per 1,000 residents. According to § 7.75.090 of the MMC, commercial and industrial subdivisions
are exempt from the provisions of MMC Chapter 7.75: Parkland Dedication and Fees. Therefore, no impact
would occur, and no mitigation is required.
Mitigation Measures: No mitigation is required.
XVII. TRANSPORTATION
Potentially
Significant
Impact
Less Than
Significant
with Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
Would the project:
a) Conflict with a program, plan, ordinance or
policy addressing the circulation system,
including transit, roadway, bicycle, and
pedestrian facilities?
b) Would the project conflict or be inconsistent
with CEQA Guidelines section 15064.3,
subdivision (b)?
c) Substantially increase hazards due to a
geometric design feature (e.g., sharp curves or
dangerous intersections) or incompatible uses
(e.g., farm equipment)?
d) Result in inadequate emergency access?
Sources: Menifee GP Circulation Element; Menifee Crossroads Traffic Study, Urban Crossroads,
June 15, 2021 (Appendix I); and Menifee Crossroads Vehicle Miles Traveled (VMT) Screening Analysis,
Urban Crossroads, December 23, 2020 (see Appendix I).
Applicable General Plan Policies:
Goal C-1: A roadway network that meets the circulation needs of all residents, employees, and
visitors to the City of Menifee.
Policy C-1.1: Require roadways to:
• Comply with federal, state, and local design and safety standards.
• Meet the needs of multiple transportation modes and users.
• Be compatible with the streetscape and surrounding land uses.
• Be maintained in accordance with best practices.
Policy C-1.2: Require development to mitigate its traffic impacts and achieve a peak hour Level of
Service (LOS) D or better at intersections, except at constrained intersections at close
proximity to the I-215 where LOS E may be permitted.
Policy C-1.5: Minimize idling times and vehicle miles traveled to conserve resources, protect air quality,
and limit greenhouse gas emissions.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:180
Planning Application No. PLN 20-0273 Page 69
W1362-Menifee_(N)_CA; -- 1250593.1
Goal C-2: A bikeway and community pedestrian network that facilitates and encourages
nonmotorized travel throughout the City of Menifee.
Policy C-2.1: Require on- and off-street pathways to:
• Comply with federal, state and local design and safety standards.
• Meet the needs of multiple types of users (families, commuters, recreational
beginners, exercise experts) and meet ADA standards and guidelines.
• Be compatible with the streetscape and surrounding land uses.
• Be maintained in accordance with best practices.
Policy C-2.2: Provide off-street multipurpose trails and on-street bike lanes as our primary paths of
citywide travel and explore the shared use of low-speed roadways for connectivity
wherever it is safe to do so.
Policy C-2.3: Require walkways that promote safe and convenient travel between residential areas,
businesses, schools, parks, recreation areas, transit facilities, and other key destination
points.
Policy C-2.4: Explore opportunities to expand the pedestrian and bicycle networks; this includes
consideration of utility easements, drainage corridors, road rights-of-way and other
potential options.
Goal C-3: A public transit system that is a viable alternative to automobile travel and meets basic
transportation needs of the transit dependent.
Policy C-3.2: Require new development to provide transit facilities, such as bus shelters, transit bays,
and turnouts, as necessary.
Policy C-3.3: Provide additional development-related incentives to projects that promote transit use.
Analysis of Project Effect and Determination of Significance:
Impact XVII.a) Less Than Significant Impact. The intersection LOS analysis is based on the traffic
volumes observed during the peak hour conditions using traffic count data collected in December 2018.
The following peak hours were selected for analysis:
• Weekday AM Peak Hour (peak hour between 7:00 AM and 9:00 AM)
• Weekday PM Peak Hour (peak hour between 4:00 PM and 6:00 PM)
Due to the currently ongoing COVID‐19 pandemic, schools and businesses within the study area were
closed or operating at less than full capacity at the time this study was prepared. As such, historic traffic
counts from 2018 were utilized in conjunction with a 2 percent per year, compounded annually, growth
rate to develop traffic volumes for 2020 conditions. The historic weekday AM and weekday PM peak hour
count data is representative of typical weekday peak hour traffic conditions in the study area. Historic
traffic count data was not readily available for the intersection of Bradley Road and Park Avenue. As such,
2020 traffic counts have been collected at this intersection. Traffic counts have also been collected at the
intersection of Bradley Road and Newport Road in order to compare and develop an adjustment factor
based on a comparison to historic 2018 traffic count data to the recently collected 2020 traffic count data.
This adjustment factor has been applied to the 2020 traffic count data at the intersection of Bradley Road
& Park Avenue to reflect non‐COVID traffic conditions.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:181
Planning Application No. PLN 20-0273 Page 70
W1362-Menifee_(N)_CA; -- 1250593.1
Table 19: Project Trip Generation Summary, presents the daily and peak hour trip generation for the
project. As indicated in Table, the project is anticipated to generate approximately 5,358 ADT, including
an estimated 450 AM peak hour trips and 381 PM peak hour trips.
Table 19: Project Trip Generation Summary
Source: Urban Crossroads. 2021. Menifee Crossroads Traffic Study. Table 4-2.
Intersection Analysis
Per Policy C‐1.2 of the Menifee GP, the following LOS will be utilized for study area intersections located
within the City:
The City of Menifee has identified LOS D as the threshold for acceptable operating conditions for
intersections except at constrained intersections and roadway segments in close proximity to I ‐215, where
LOS E is accepted during peak hours.
Therefore, any intersection operating at LOS E or F will be considered deficient for the purposes of this
analysis.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:182
Planning Application No. PLN 20-0273 Page 71
W1362-Menifee_(N)_CA; -- 1250593.1
The 13 study area intersections listed below were selected for evaluation in the traffic study based on
consultation with City of Menifee staff:
1 Murrieta Rd. & Newport Rd.
2 Evans Rd. & Newport Rd.
3 Bradley Rd. & Park Ave.
4 Bradley Rd. & Driveway 1
5 Bradley Rd. & Driveway 2 – Future Intersection
6 Bradley Rd. & Newport Rd.
7 Driveway 3 & Park Ave. – Future Intersection
8 Driveway 4 & Newport Rd. – Future Intersection
9 Avenida de Cortez & Town Center Rd.
10 Haun Rd. & Newport Rd.
11 I‐215 Southbound Ramps & Newport Rd.
12 I‐215 Northbound Ramps & Newport Rd.
13 Antelope Rd. & Newport Rd.
Existing and Existing Plus Project Conditions
The intersection analysis results are summarized below in Table 20: Intersection Analysis for E+P
Conditions for E+P traffic conditions, which indicate that consistent with existing traffic conditions, the
study area intersections are anticipated to continue to operate at an acceptable LOS under E+P traffic
conditions.
Table 20: Intersection Analysis for E+P Conditions
Source: Urban Crossroads. 2021. Menifee Crossroads Traffic Study. Table 5-1.
Improvements to Address Deficiencies at Intersections
As shown in Table 20, the study area intersections are anticipated to continue to operate at an acceptable
LOS during the peak hours under E+P traffic conditions. As such, no improvements have been identified.
Opening Year Cumulative (2022) Conditions
Opening Year Cumulative (2022) peak hour traffic operations have been evaluated for the study area
intersections. The intersection analysis results are summarized in Table 21, which indicate that the
following study area intersections are anticipated to operate at an unacceptable LOS during the peak
hours under Opening Year Cumulative (2022) Without Project conditions:
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:183
Planning Application No. PLN 20-0273 Page 72
W1362-Menifee_(N)_CA; -- 1250593.1
• Murrieta Road & Newport Road (#1) – LOS E PM peak hour only • Bradley Road & Park (#3) – LOS F PM peak hour only
• Haun Road & Newport Road (#10) – LOS F PM peak hour only
• Antelope Road & Newport Road (#13) – LOS F PM peak hour only
As shown in Table 21, there are no additional study area intersections anticipated to operate at an
unacceptable LOS with the addition of Project traffic, in addition to the intersections previously identified
under Opening Year Cumulative (2022) Without Project traffic conditions. It should be noted, with the
implementation of the Project design features, the intersection of Bradley Road and Park Avenue (#3) is
anticipated to operate at an acceptable LOS during the peak hours.
Table 21: Intersection Analysis for Opening Year Cumulative (2022) Conditions
Source: Urban Crossroads. 2021. Menifee Crossroads Traffic Study. Table 6-1.
Improvements to Address Deficiencies at Intersections
The effectiveness of the recommended improvement strategies to address Opening Year Cumulative
(2022) traffic deficiencies are presented in Table 22.
Table 22: Intersection Analysis for Opening Year Cumulative (2022) Conditions with Improvements
Source: Urban Crossroads. 2021. Menifee Crossroads Traffic Study. Table 6-4.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:184
Planning Application No. PLN 20-0273 Page 73
W1362-Menifee_(N)_CA; -- 1250593.1
Roadway Segment Analysis
At the request of City staff, daily volume‐to‐capacity (v/c) has been evaluated for the following roadway
segments:
1. Newport Rd., Murrieta Rd. to Evans Rd.
2. Newport Rd., Evans Rd. to Bradley Rd.
3. Newport Rd., Bradley Rd. to Avenida de Cortez/Town Center Rd.
4. Newport Rd., Avenida de Cortez/Town Center Rd. to Haun Rd.
5. Newport Rd., Haun Rd. to I‐215 Freeway
6. Newport Rd., I‐215 Freeway to Antelope Rd.
7. Bradley, Park Ave. to Driveway 1
8. Bradley, Driveway 1 to Driveway 2
9. Bradley, Driveway 2 to Newport Rd.
Existing Plus Project Conditions
The City of Menifee General Plan provides roadway volume capacity values. The roadway segment
capacities are approximate figures only and are used at the General Plan level to assist in determining
the roadway functional classification (number of through lanes) needed to meet traffic demand. Table 23
provides a summary of the E+P roadway segment capacity analysis based on the City of Menifee General
Plan Roadway Segment Capacity Thresholds. As shown in Table 23, there are no additional roadway
segments that are anticipated to operate at an unacceptable LOS under E+P traffic conditions. It should
be noted, the following roadway segments are anticipated to improve operations to acceptable LOS with
the implementation of the Project design features:
• Bradley Road, Park Avenue to Driveway 1 (#7) – LOS B
• Bradley Road, Driveway 1 to Driveway 2 (#8) – LOS C
• Bradley Road, Driveway 2 to Newport Road (#9) – LOS C
Table 23: Intersection Analysis for Opening Year Cumulative (2022) Conditions
Source: Urban Crossroads. 2021. Menifee Crossroads Traffic Study. Table 5-2.
Improvements to Address Deficiencies on Roadway Segments
Where the ADT based roadway segment analysis indicates a deficiency (unacceptable LOS), the more
detailed peak hour intersection analysis has also been reviewed. The more detailed peak hour intersection
analysis explicitly accounts for factors that affect roadway capacity. While the traffic study recognizes
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:185
Planning Application No. PLN 20-0273 Page 74
W1362-Menifee_(N)_CA; -- 1250593.1
LOS D is the City’s target LOS for roadway segments, a review of the more detailed peak hour intersection
analysis is necessary to determine whether roadway widening along the segment is necessary. For the purposes of this analysis, if the peak hour intersection operations on either side of the roadway segment
are anticipated to operate at an acceptable LOS, then additional roadway segment widening has not been
recommended. Therefore, for the purposes of this assessment, roadway segment widening has only been
recommended if the peak hour intersection analysis indicates the need for additional through lanes or if
the improvement is consistent with the City’s General Plan. Table 24 shows the roadway segment
improvements identified to address roadway segment deficiencies under E+P traffic conditions. The
following roadway segments are shown as deficient for E+P traffic conditions:
• Newport Road, Bradley Road to Avenida de Cortez/Town Center Road (#3) – LOS E
• Newport Road, Avenida de Cortez/Town Center Road to Haun Road (#4) – LOS F
• Newport Road, Haun Road to I‐215 Freeway (#5) – LOS F
• Newport Road, I‐215 Freeway to Antelope Road (#6) – LOS F
Table 24: Roadway Segment Capacity Analysis for E+P Conditions with Improvements
Source: Urban Crossroads. 2021. Menifee Crossroads Traffic Study. Table 5-4.
Opening Year Cumulative (2022) Conditions
Table 25 provides a summary of the Opening Year Cumulative (2022) conditions roadway segment
capacity analysis based on the City of Menifee General Plan Roadway Segment Capacity Thresholds. As
shown in Table 25, the following study area roadway segments are anticipated to operate at an
unacceptable LOS based on the City’s planning level daily roadway capacity thresholds for Opening Year
Cumulative (2022) Without Project and With Project traffic conditions:
• Newport Road, Murrieta Road to Evans Road (#1) – LOS F
• Newport Road, Evans Road to Bradley Road (#2) – LOS F
• Newport Road, Bradley Road to Avenida de Cortez/Town Center Road (#3) – LOS F
• Newport Road, Avenida de Cortez/Town Center Road to Haun Road (#4) – LOS F
• Newport Road, Haun Road to I‐215 Freeway (#5) – LOS F
• Newport Road, I‐215 Freeway to Antelope Road (#6) – LOS F
• Bradley Road, Park Avenue to Driveway 1 (#7) – LOS F
• Bradley Road, Driveway 1 to Driveway 2 (#8) – LOS F
• Bradley Road, Driveway 2 to Newport Road (#9) – LOS F
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:186
Planning Application No. PLN 20-0273 Page 75
W1362-Menifee_(N)_CA; -- 1250593.1
Table 25: Roadway Segment Capacity Analysis for Opening Year Cumulative (2022) Conditions
Source: Urban Crossroads. 2021. Menifee Crossroads Traffic Study. Table 6-2.
It should be noted, the following roadway segments are anticipated to improve operations to acceptable
LOS with the implementation of the Project design features:
• Bradley Road, Park Avenue to Driveway 1 (#7) – LOS D
• Bradley Road, Driveway 1 to Driveway 2 (#8) – LOS D
Improvements to Address Deficiencies on Roadway Segments
Table 26 shows the roadway segment improvements identified to address roadway segment deficiencies
under Opening Year Cumulative (2022) Conditions. The following roadway segments are shown as
deficient for Opening Year Cumulative (2022) Conditions Without Project and With Project traffic
conditions, with improvements:
• Newport Road, Murrieta Road to Evans Road (#1)
• Newport Road, Evans Road to Bradley Road (#2)
• Newport Road, Bradley Road to Avenida de Cortez/Town Center Road (#3)
• Newport Road, Avenida de Cortez/Town Center Road to Haun Road (#4)
• Bradley Road, Driveway 2 to Newport Road (#9)
Table 26: Roadway Segment Capacity Analysis for Opening Year Cumulative (2022) Conditions with
Improvements
Source: Urban Crossroads. 2021. Menifee Crossroads Traffic Study. Table 6-5.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:187
Planning Application No. PLN 20-0273 Page 76
W1362-Menifee_(N)_CA; -- 1250593.1
Cumulative Deficiencies and Recommended Improvements
The recommended improvements needed to address the cumulative deficiencies identified under Existing (2020), E+P, and Opening Year Cumulative (2022) traffic conditions are shown in Table 27. For those
improvements listed in Table 27 and not constructed as part of the Project, the Project Applicant’s
responsibility for the Project’s contributions towards deficient intersections is fulfilled through payment of
fair share that would be assigned to construction of the identified recommended improvements. The
Project Applicant would be required to pay fair share fees consistent with the City’s requirements
Table 27: Summary of Improvements by Analysis Scenario
Source: Urban Crossroads. 2021. Menifee Crossroads Traffic Study. Table 1-5.
Fair Share Contribution
Project improvements may include a combination of fee payments to established programs, construction
of specific improvements, payment of a fair share contribution toward future improvements or a
combination of these approaches. Improvements constructed by development may be eligible for a fee
credit or reimbursement through the program where appropriate (to be determined at the City’s discretion).
When off‐site improvements are identified with a minor share of responsibility assigned to proposed
development, the approving jurisdiction may elect to collect a fair share contribution or require the
development to construct improvements. Detailed fair share calculations, for each peak hour, have been
provided in Table 28 for the applicable deficient study area intersection and for each applicable phase.
These fees are collected with the proceeds solely used as part of a f unding mechanism aimed at ensuring
that regional highways and arterial expansions keep pace with the projected population increases.
Table 28: Project Fair Share Calculations
Source: Urban Crossroads. 2021. Menifee Crossroads Traffic Study. Table 7-1.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:188
Planning Application No. PLN 20-0273 Page 77
W1362-Menifee_(N)_CA; -- 1250593.1
On-Site Roadway and Site Access Required Improvements
Vehicular access will be provided via the following driveways:
• Bradley Road via Driveway 1 – full access
• Bradley Road via Driveway 2 – right‐in/right‐out only
• Park Avenue via Driveway 3 – full access
• Newport Road via Driveway 4 – right‐in/right‐out only
Regional access to the project site is available from the I‐215 Freeway via Newport Road interchange.
As part of the development, the project will construct improvements on the site adjacent roadways of
Newport Road, Bradley Road, and Park Avenue. Roadway improvements necessary to provide site
access and on‐site circulation are assumed to be constructed in conjunction with site development and
are noted below as Standard Conditions of Approval (COA). These improvements should be in place prior
to occupancy.
Signal Warrant Analysis
Traffic signal warrant analyses were performed for the following unsignalized study area intersections:
• Bradley Road / Park Avenue
• Bradley Road / Driveway 1
• Bradley Road / Driveway 2 – Future Intersection
• Driveway 3 / Park Avenue
Although Driveway 4 on Newport Road is a future unsignalized intersection, the intersection is proposed
for restricted access (right‐in/right‐out only). As such, traffic signal warrant analysis has not been evaluated
for Driveway 4.
Existing (2020)
Traffic signal warrants for existing traffic conditions are based on existing peak hour intersection turning
volumes. The following unsignalized study area intersection currently meets a traffic signal for Existing
(2020) traffic conditions:
• Bradley Road & Park Avenue (#3)
E+P Conditions
The following unsignalized study area intersection is anticipated to meet a planning level volume -based
(ADT) traffic signal warrant for E+P traffic conditions:
• Bradley Road & Driveway 1 (#4)
Opening Year Cumulative (2022)
Traffic signal warrants have been performed (based on CA MUTCD) for Opening Year Cumulative (2022)
traffic conditions based on peak hour intersection turning movements volumes or planning level (ADT)
volumes. There are no additional unsignalized study area intersections anticipated to meet a traffic signal
warrant under Opening Year Cumulative (2022) Without Project or With Project traffic conditions, in
addition to the intersections identified previously under Existing (2020) and E+P traffic conditions.
A signal warrant defines the minimum condition under which the installation of a traffic signal might be
warranted. Meeting this condition does not require that a traffic control signal be installed at a particular
location, but rather, that other traffic factors and conditions be evaluated in order to determine whether the
signal is truly justified. It should also be noted that signal warrants do not necessarily correlate with LOS.
An intersection may satisfy a signal warrant condition and operate at or above acceptable LOS or operate
below acceptable LOS and not meet a signal warrant.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:189
Planning Application No. PLN 20-0273 Page 78
W1362-Menifee_(N)_CA; -- 1250593.1
Transit Service
The study area is currently served by Riverside Transit Agency (RTA) with bus services along Bradley
Road and Newport Road. RTA Routes 40, 61, and 74 runs along portions of Bradley Road and Newport
Road. RTA Routes 40, 61, and 74 could potentially serve the Project. Transit service is reviewed and
updated by RTA periodically to address ridership, budget, and community demand needs. Changes in
land use can affect these periodic adjustments which may lead to either enhanced or reduced service
where appropriate.
Pedestrian and Bicycle Facilities
There are existing Class II bike facilities along portions of Newport Road. There is a proposed Class II
bike facility along Bradley Road (Project’s frontage). The existing pedestrian facilities include sidewalks
and crosswalks. There are limited pedestrian facilities along Bradley Road and Park Avenue.
With implementation of the COAs, the project would be consistent with all applicable traffic thresholds and
therefore, the project would not conflict with an applicable plan, ordinance, or policy establishing measures
of effectiveness for the performance of the circulation system. The project’s traffic impacts would be less
than significant.
Impacts XVII.b) Less Than Significant Impact. The City of Menifee recently adopted new Traffic Impact
Analysis Guidelines for Vehicle Miles Traveled (June 2020) (City Guidelines), which documents the City’s
VMT analysis methodology and approved impact thresholds. The VMT analysis presented below has been
developed based on the newly adopted City Guidelines. The analysis utilized the Western Riverside
Council of Governments (WRCOG) VMT Screening Tool (Screening Tool). The Screening Tool allows
users to input an assessor’s parcel number (APN) to determine if a project’s location meets one or more
of the screening thresholds for land use projects identified in the City Guidelines.
Project Screening
The Technical Advisory and City Guidelines describe specific “screening thresholds” that can be used to
identify when a proposed land use project is anticipated to result in a less than significant impact without
conducting a more detailed project level VMT analysis. Screening thresholds are described in the following
three steps:
• Transit Priority Area (TPA) Screening
• Low VMT Area Screening
• Project Type Screening
Consistent with the Technical Advisory and City Guidelines, a land use project needs only to satisfy one
of the above screening thresholds to result in a less than significant impact.
TPA Screening
Projects located within a TPA (i.e., within ½ mile of an existing “major transit stop”49 or an existing stop
along a “high-quality transit corridor”50) may be presumed to have a less than significant impact absent
substantial evidence to the contrary.
However, the presumption may NOT be appropriate if a project:
• Has a Floor Area Ratio (FAR) of less than 0.75;
• Includes more parking for use by residents, customers, or employees of the project than required
by the jurisdiction (if the jurisdiction requires the project to supply parking);
• Is inconsistent with the applicable Sustainable Communities Strategy (as determined by the lead
agency, with input from the Metropolitan Planning Organization); or
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:190
Planning Application No. PLN 20-0273 Page 79
W1362-Menifee_(N)_CA; -- 1250593.1
• Replaces affordable residential units with a smaller number of moderate- or high-income
residential units.
The Project site is not located within ½ mile of an existing major transit stop, or along a high-quality transit
corridor.
The TPA screening threshold is not met.
Low VMT Area Screening
The City Guidelines also states that, “residential and office projects located within a low VMT -generating
area are presumed to have a less than significant impact absent substantial evidence to the contrary. In
addition, other employment-related and mixed-use land use projects may qualify for the use of screening
if there is a reasonable expectation that the project will generate VMT per service population that is similar
to the existing land uses in the low VMT area.”
Based on the Screening Tool results provided in Attachment B (see VMT Screening Analysis in
Appendix I), the project is located within a low VMT generating zone. The Project resides within TAZ 3914
and was shown to generate 28.55 VMT per service population whereas the City’s impact threshold as
stated in the City Guidelines is 35.68 VMT per service population. As stated previously, the site is currently
designated as Economic Development Corridor (EDC) in the City’s General Plan, which allows for the
proposed commercial use. The socioeconomic data for TAZ 3914 also includes retail employment.
The Low VMT Area screening threshold is met.
Project Type Screening Threshold
The City Guidelines notes projects that consist of local-serving retail less than 50,000 square feet may be
presumed to cause a less-than-significant impact. Local serving retail generally improves the convenience
of shopping close to home and has the effect of reducing vehicle travel. The project would include
commercial retail development with approximately 58,600 square feet of building area, office development
with approximately 36;924 square feet of building area, and office/retail development with approximately
7,750 square feet of building area.
The Small projects screening threshold is not met.
Conclusion
Based on review of applicable VMT screening thresholds, the Project meets the Low VMT Area screening
and would therefore be presumed to result in a less than significant VMT impact. The Project was not
found to meet the TPA or Project Type screening, however meeting the Low VMT Area screening is
sufficient to determine a less than significant impact; no additional VMT analysis is required.
Impact XVII.c) Less Than Significant Impact. The proposed project does not include the use of any
incompatible vehicles or equipment on-site, such as farm equipment. The design features of the proposed
project would create new driveways and improve adjacent roadways. The proposed on-site and off-site
improvements are noted in Impact XVII.a. The anticipated on-site and off-site roadway improvements
49 Pub. Resources Code, § 21064.3 (“‘Major transit stop’ means a site containing an existing rail transit station, a ferry terminal served by either a bus or rail transit service, or the intersection of two or more major bus routes with a frequency of service interval of 15 minutes or less during
the morning and afternoon peak commute periods.”).
50 Pub. Resources Code, § 21155 (“For purposes of this section, a high-quality transit corridor means a corridor with fixed route bus service with
service intervals no longer than 15 minutes during peak commute hours.”).
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:191
Planning Application No. PLN 20-0273 Page 80
W1362-Menifee_(N)_CA; -- 1250593.1
would be compatible with the surrounding commercial/retail/institutional land uses. All on‐site and site‐
adjacent improvements would be constructed as approved by the City of Menifee Public Works
Department. Sight distance at project access points would comply with applicable City of Menifee sight
distance standards. Therefore, a less than significant impact would occur, and no mitigation is required.
Impact XVII.d) Less Than Significant Impact. Vehicular access to the site will be provided via one (1)
access point on Newport Road, two (2) access points on Bradley Road, and one(1) access point on
Park Avenue. Pedestrian access is proposed via perimeter and internal sidewalks and walkways. The
RCFD would review the project for access requirements concerning minimum roadway width, fire
apparatus access roads, fire lanes, signage, access devices and gates, and access walkways, among
other requirements, which would enhance emergency access to the project site. Following compliance
with RCFD access requirements, adequate emergency access to the project site would be provided.
Project impacts concerning emergency access would be less than significant and no mitigation is required.
Standard Conditions of Approval:
COA-TRAN-1: Applicant shall pay a fair share contribution toward the installation of improvements at
intersection #1 Murrieta Road / Newport Road, consistent with the City’s requirements.
COA-TRAN-2: Applicant shall pay a fair share contribution toward the installation of improvements at
intersection #10 Haun Road / Newport Road, consistent with the City’s requirements.
COA-TRAN-3: Applicant shall pay a fair share contribution toward the installation of improvements at
intersection #13 Antelope Road / Newport Road, consistent with the City’s requirements.
COA-TRAN-4: Prior to issuance of a construction permit, any necessary signing and striping plan for
Newport Road, Bradley Road, and Park Avenue shall be approved by the City Traffic
Engineer in accordance with City ordinances, standards and specifications, and with the
latest edition of the CAMUTCD.
COA-TRAN-5: 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.
COA-TRAN-6: Bradley Road & Park Avenue (#3) – The following improvements are necessary to
accommodate site access:
• Construct a northbound right turn lane and 8 foot bike lane along the project frontage
for the southern leg of the intersection; restripe the existing through lane.
COA-TRAN-7: Bradley Road & Driveway 1 (#4) – The following improvements are necessary to
accommodate site access:
• Northbound: one through lane, one shared through / right turn lane, one left-turn
pocket, and one bike lane.
• Southbound: one through lane, one left-turn pocket
• Westbound: one right turn lane and one shared through / left turn lane.
COA-TRAN-8: Bradley Road & Driveway 2 (#5) – The following improvements are necessary to
accommodate site access:
• Northbound: One through lane, one shared through / right turn lane, and one bike lane.
• Eastbound: One right turn lane.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:192
Planning Application No. PLN 20-0273 Page 81
W1362-Menifee_(N)_CA; -- 1250593.1
COA-TRAN-9: Bradley Road & Newport Road (#6) – The following improvements are necessary to
accommodate site access:
• Northbound: Extend left turn pocket to 150 feet, one through lane, and one shared
through / right turn lane.
• Southbound: Extend left turn pocket to 350 feet, one shared through / left turn lane,
and one shared through / right turn lane.
• Eastbound and Westbound: Existing geometries to be retained.
COA-TRAN-10:Driveway 3 & Park Avenue (#7) – The following improvements are necessary to
accommodate site access:
• Northbound: One shared left turn / right turn lane
• Eastbound: One shared through / right turn lane
• Westbound: One shared through / left turn lane
COA-TRAN-11:Driveway 4 & Newport Road (#8) – The following improvements are necessary to
accommodate site access:
• Southbound: One right turn lane
• Westbound: One shared through / right turn lane
COA-TRAN-12:Bradley Road is a north‐south oriented roadway located on the Project’s western
boundary. Project to construct Bradley Road to its ultimate half section width as a modified
Secondary Arterial designation between Newport Road and Park Avenue. The required
improvements shall include construction and restriping for one additional northbound
through lane, a left turn pocket for access to the church driveway (opposite project site),
and an 8 foot bike lane. Appropriate transitions shall be provided as approved by the City
Traffic Engineer. The design shall be finalized during review of final construction drawings.
Project to construct a full raised median on Bradley Road from Newport Road past
Driveway #2 to restrict access to right-in-right-out only. The median design shall include
lengthening of the southbound left turn lane at Newport Road to 350 feet. Restriping of the
southbound left turn lane and both through lanes may be required to accommodate the
median. Appropriate transitions for the median shall be provided as approved by the City
Traffic Engineer. The design shall be finalized during review of final construction drawings.
COA-TRAN-13:Park Avenue is an east‐west oriented roadway located on the Project’s northern
boundary. Project to construct a 6 foot wide sidewalk adjacent to curb and a 4 foot wide
parkway on the south side of Park Avenue as approved by the Public Works Director / City
Engineer. The design shall be finalized during review of final construction drawings.
XVIII. TRIBAL & CULTURAL RESOURCES
Potentially
Significant
Impact
Less Than
Significant with Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
Would the project cause a substantial adverse change in the significance of a tribal cultural resource,
defined in Public Resources Code section 21074 as either a site, feature, place, cultural landscape that is
geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural
value to a Cultural Native American tribe, and that is:
a) Listed or eligible for listing in the California
Register of Historical resources, or in a local
register of historical resources as defined in
Public Resources Code Section 5020.1(k), or
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:193
Planning Application No. PLN 20-0273 Page 82
W1362-Menifee_(N)_CA; -- 1250593.1
b) A resource determined by the lead agency, in
its discretion and supported by substantial
evidence, to be significant pursuant to criteria set
forth in subdivision (c) of Public Resources Code
Section 5024.1. In applying the criteria set forth in subdivision (c) of Public Resource Code
Section 5024.1, the lead agency shall consider
the significance of the resource to a California
Native American tribe.
Sources: Menifee GP; Menifee GP Draft EIR; and A Phase I Cultural Resource Assessment for Plot Plan
PLN20-0273, revised March 2021, provided in Appendix C.
Applicable General Plan Policies:
Goal OSC-5: Archaeological, historical, and cultural resources that are protected and integrated into
the City's built environment.
Policy OSC-5.1: Preserve and protect archaeological and historic resources and cultural sites, places,
districts, structures, landforms, objects and native burial sites, traditional cultural
landscapes and other features, consistent with state law and any laws, regulations or
policies which may be adopted by the city to implement this goal and associated policies.
Policy OSC-5.4: Establish clear and responsible policies and best practices to identify, evaluate, and
protect previously unknown archaeological, historic, and cultural resources, following
applicable CEQA and NEPA procedures and in consultation with the appropriate Native
American tribes who have ancestral lands within the city.
Policy OSC-5.5: Develop clear policies regarding the preservation and avoidance of cultural resources
located within the city, in consultation with the appropriate Native American tribes who
have ancestral lands within the city.
Analysis of Project Effect and Determination of Significance:
Impact XVIII.a-b) Less Than Significant Impact. AB 52 specifies that a project that may cause a
substantial adverse change to a defined Tribal Cultural Resource (TCR) may result in a significant effect
on the environment. AB 52 requires tribes interested in development projects within a traditionally and
culturally affiliated geographic area to notify a lead agency of such interest and to request notification of
future projects subject to CEQA prior to determining if a negative declaration, mitigated negative
declaration, or environmental impact report is required for a project. The lead agency is then required to
notify the tribe within 14 days of deeming a development application subject to CEQA complete to notify
the requesting tribe as an invitation to consult on the project. AB 52 identifies examples of mitigation
measures that will avoid or minimize impacts to a TCR. The bill makes the above provisions applicable to
projects that have a notice of preparation or a notice of intent to adopt a negative declaration/mit igated
negative declaration circulated on or after July 1, 2015. AB 52 amends § 5097.94 and adds §§ 21073,
21074, 2108.3.1., 21080.3.2, 21082.3, 21083.09, 21084.2, and 21084.3 to the California PRC, relating to
Native Americans.
Based on the City’s prior experience with and written request from potentially interested Tribes, AB 52
Notices were sent to the following four (4) Tribes on October 8, 2020:
• Agua Caliente Band of Cahuilla Indians;
• Pechanga Band of Luiseño Mission Indians;
• Rincon Band of Luiseño Indians; and
• Soboba Band of Luiseño Indians.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:194
Planning Application No. PLN 20-0273 Page 83
W1362-Menifee_(N)_CA; -- 1250593.1
The Rincon Band of Luiseño Indians Cultural Resources Department recommended that an archaeological records search be conducted and asked that a copy of the results be provided to the
Rincon Band of Luiseño Indians, both of which have been completed. In January 2021, the City met
separately with the Pechanga Band of Luiseño Mission Indians and Soboba Band of Luiseño Indians. On
March 29, 2021, the City sent the Phase I Cultural Resource Assessment to both tribes. Neither tribe
identified issues with the project site other than the need for standard conditions. Standard conditions
were sent to the Pechanga Band of Luiseño Mission Indians on May 11, 2021 and to the Soboba Band of
Luiseño Indians on April 19, 2021. The Agua Caliente Band of Cahuilla Indians did not request formal
consultation but did request the Phase I Cultural Resource Assessment and tribal monitoring. In addition,
the standards conditions were sent to the tribe on April 15, 2021. On May 14, 2021, City staff received a
formal letter from the Agua Caliente Band of Cahuilla Indians closing AB 52 consultation. In the letter, the
Agua Caliente Band of Cahuilla Indians expressed their agreement with the standard conditions sent to
them on April 15, 2021.
Based on consultation with local tribes, Standard Conditions of Approval COA-CUL-1 through COA-CUL-8
would ensure that any impacts to potential tribal cultural resources would be less than significant.
Mitigation Measures:
Overall, the project would not cause a substantial adverse change to a tribal cultural resource and a less
than significant impact would occur in this regard with implementation of COA-CUL-1 through COA-CUL-8
as identified in Section V, above.
XIX. UTILITIES AND SERVICE SYSTEMS
Potentially
Significant
Impact
Less Than
Significant
with Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
Would the project: a) Require or result in the relocation or
construction of new or expanded water,
wastewater treatment, or storm water drainage,
electric power, natural gas, or
telecommunications facilities, the construction or
relocation of which could cause significant
environmental effects?
b) Have sufficient water supplies available to
serve the project and reasonably foreseeable
future development during normal, dry, and
multiple dry years?
c) Result in a determination by the wastewater
treatment provider which serves or may serve the
project that it has adequate capacity to serve the
project’s projected demand in addition to the
provider’s existing commitments?
d) Generate solid waste in excess of State or
local standards, or in excess of the capacity of
local infrastructure, or otherwise impair the
attainment of solid waste reduction goals?
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:195
Planning Application No. PLN 20-0273 Page 84
W1362-Menifee_(N)_CA; -- 1250593.1
e) Comply with federal, state, and local
management and reduction statutes and
regulations related to solid waste?
Sources: Menifee GP; Menifee GP Draft EIR; MCC; EMWD 2015 UWMP, and CalRecycle.
Applicable General Plan Policies:
Goal LU-3: A full range of public utilities and related services that provide for the immediate and long-
term needs of the community.
Policy LU-3.1: Work with utility providers in the planning, designing, and siting of distribution and support
facilities to comply with the standards of the General Plan and Development Code.
Policy LU-3.2: Work with utility providers to increase service capacity as demand increases.
Policy LU-3.3: Coordinate public infrastructure improvements through the City's Capital Improvement
Program.
Policy LU-3.4: Require that approval of new development be contingent upon the project's ability to
secure appropriate infrastructure services.
Policy LU-3.5: Facilitate the shared use of right-of-way, transmission corridors, and other appropriate
measures to minimize the visual impact of utilities infrastructure throughout Menifee.
Goal OSC-7: A reliable and safe water supply that effectively meets current and future user demands.
Policy OSC-7.2: Encourage water conservation as a means of preserving water resources.
Policy OSC-7.4: Encourage the use of reclaimed water for the irrigation of parks, golf courses, public
landscaped areas, and other feasible applications as service becomes available from the
Eastern Municipal Water District.
Policy OSC-7.5: Utilize a wastewater collection, treatment, and disposal system that adequately serves
the existing and long-term needs of the community.
Policy OSC-7.7: Maintain and improve existing level of sewer service by improving infrastructure and
repairing existing deficiencies.
Analysis of Project Effect and Determination of Significance:
Impact XIX.a) Less Than Significant Impact. The proposed project could affect Regional Water Quality
Control Board (RWQCB) treatment standards by increasing wastewater production such that expansion
of existing facilities or construction of new facilities would be required. Exceeding the RWQCB treatment
standards could result in contamination of surface or groundwater with pollutants such as pathogens and
nitrates. New development in the City is required to install wastewater infrastructure concurrent with
project development. Wastewater service within the City of Menifee is provided by Eastern Municipal
Water District (EMWD).
Open drainage channels and underground storm drains larger than 36 inches diameter are operated and
maintained by the Riverside County Flood Control and Water Conservation District (RCFCWCD); smaller
underground storm drains are operated and maintained by the City of Menifee Public Works Department.
EMWD provides wastewater treatment to the City of Menifee. Wastewater from most of Menifee – except
the City’s north and south ends – is collected at the Sun City Regional Wastewater Reclamation Facility
(RWRF) and sent to the Perris Valley RWRF for treatment. EMWD owns and operates a network of sewer
mains serving Menifee, ranging in diameter from under 10 inches in residential streets to 54 inches.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:196
Planning Application No. PLN 20-0273 Page 85
W1362-Menifee_(N)_CA; -- 1250593.1
All wastewater generated by the project’s interior plumbing system would be discharged into the local
sewer system and conveyed for treatment at the Perris Valley RWRF. Wastewater flows would consist of typical mixed-use wastewater discharges and would not require new methods or equipment for treatment
that are not currently permitted for the facility. The Perris Valley RWRF has a current capacity of treating
22 million gallons per day (mgd) and an ultimate capacity of 100 mgd.51
Wastewater flows associated with the proposed project would include the same kinds of substances
typically generated by mixed-use developments and no modifications to any existing wastewater treatment
systems or construction of any new ones would be needed to treat the project’s wastewater. EMWD
anticipates that recycled water supplies will steadily grow from 43,000 acre -feet/year in 2015 to 55,300
acre-feet/year in 2035.52
The net increase in wastewater generation resulting from General Plan buildout is estimated as
100 percent of indoor residential water use plus 80 percent of commercial, industrial, and institutional (CII)
water use; the remaining 20 percent of CII water use is assumed to be landscape irrigation and to not
enter sanitary sewers. The water demand factors used are EMWD 2020 target factors. Water use is
forecast as gallons per capita per day. The net population increase due to General Plan buildout compared
to the 2010 Census count is 81,423. The estimated net increase in wastewater generati on is about
5.6 mgd, as shown in Table 5.17-2 of the General Plan Draft EIR. The net increase in wastewater
generation would be within that used by EMWD in planning ongoing and future RWRF expansions.53
Wastewater generated by the project would be within the Perris Valley RWRF’s treatment capacity and
would thus have a less than significant impact on the Perris Valley RWRF’s ability to operate within its
established wastewater treatment requirements, which are enforced via the facility’s NPDES permit
authorized by the Santa Ana RWQCB. Therefore, the project would have a less than significant impact
related to the Santa Ana RWQCB’s wastewater treatment requirements.
Connections to local water and sewer mains would involve temporary and less than significant
construction impacts that would occur in conjunction with other on-site improvements. No additional
improvements are needed to either sewer lines or treatment facilities to serve the project. Standard
connection fees would address any incremental project impacts. Therefore, the project would result in a
less than significant impact as a result of new or expanded wastewater treatment facilities.
As discussed in Response IX.a, the project would not generate any increased runoff from the site that
would require construction of new storm drainage facilities. All drainage would be directed to the onsite
underground storage chambers. Curb and gutter improvements are also proposed along Bradley Road
and Park Avenue. An NPDES permit would be required for the proposed project, and pursuant to MMC
§ 15.01.015, all construction projects shall apply (BMPs) to be contained in the project applicant’s
submitted SWPPP. The proposed project would also be required to submit a WQMP in identifying post-
construction BMPs that include drainage controls such as infiltration pits, detention ponds, bioswales,
berms, rain gardens, and pervious pavement. Impacts would be less than significant, following compliance
with the existing regulatory framework and implementation of BMPs.
Utilities, including electrical, natural gas, and communications are required to be located underground in
rights-of-way. The undergrounding of these utilities would not create or result in significant environmental
effects.
51 EMWD. 2016. Perris Valley Regional Water Reclamation Facility. https://www.emwd.org/sites/main/files/file-attachments/pvrwrffactsheet.pdf?1537295012. Accessed March 2021.
52 City of Menifee. 2013. Menifee General Plan Draft EIR, Utilities and Service Systems.
https://www.cityofmenifee.us/DocumentCenter/View/1117/Ch-05-17-USS?bidId=. Accessed March 2021.
53 Ibid.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:197
Planning Application No. PLN 20-0273 Page 86
W1362-Menifee_(N)_CA; -- 1250593.1
Impact XIX.b) Less Than Significant Impact. The EMWD provides water service to the City of Menifee.
EMWD has three sources of water supply: imported water from the Metropolitan Water District of Southern California (MWD), local groundwater, and recycled water. Approximately 75 percent of EMWD’s potable
water demand is supplied by imported water from MWD through its Colorado River Aqueduct and
connections to the State Water Project. EMWD forecasts that it would provide water for future growth in
its service area through imported water from MWD. EMWD procures water from MWD that has been
treated at MWD’s Skinner Filtration Plant in Winchester and Mills Filtration Plant in Riverside. In 2010
EMWD obtained 75,000 acre-feet (af ) of MWD water treated at MWD filtration plants before delivery, and
16,600 af of raw MWD water treated at EMWD water filtration plants. EMWD has two water filtration plants,
one in Hemet and one in San Jacinto, with total existing capacity of 32 million gpd or approximately 35,840
acre-feet per year (afy). Approximately 25 percent of EMWD’s potable water demand is supplied by EMWD
groundwater wells in the San Jacinto Groundwater Basin. EMWD’s estimated production of potable
groundwater in 2010 was 18,800 af . EMWD’s production of desalinated groundwater in 2010 was 5,800
af . EMWD’s recycled water production in 2010 was 41,500 af. EMWD’s territory is divided into four
subareas. The City of Menifee is in two service areas: the City is mainly in Sub-Area 41, but the southeast
corner is in Sub-Area 43. Potable water sources for Sub-Area 41 are 1) Imported MWD water treated at
MWD’s Mills Filtration Plant in the City of Riverside, 2) Imported MWD water treated at EMWD’s Perris
Water Filtration Plant, 3) Local potable groundwater, and 4) Local groundwater treated at EMWD’s
Menifee Desalter.54
The EMWD would supply water to the project site. EMWD’s 2015 UWMP Tables 7-4 through 7-9 indicate
water supplies would meet water demands for normal, single-dry, and multiple dry-year conditions through
2040.55 According to the Menifee GP EIR, the projected net increase in water demands by General Plan
buildout – approximately 15 mgd, or 16,800 afy - is within EMWD forecasts of increases in its water
supplies over the 2015-2035 period. EMWD forecasts that its total water supplies would increase by
88,300 afy over that period. UWMP water demand forecasts are based on adopted General Plans.56 The
project would not change the site’s land use designation and is consistent with the assumptions of the
General Plan buildout, thus, would not increase water demands associated with the project site beyond
what the UWMP assumed/planned. Thus, EMWD would have adequate water supplies from existing
entitlements. Project impacts concerning water demand would be less than significant and no mitigation
is required. Further, EMWD provides conservation programs along with incentives to conserve water in
the City. Although the EMWD service area population is expected to increase, the overall baseline potable
demand in acre-feet per year (AFY) is expected to decrease due to further water use efficiency and
recycled water programs.
As part of the UWMP, EMWD was required to update its baseline and target per capita water use numbers
in compliance with SBx7-7. The overall goal of SBx7-7 is to reach a 20 percent statewide reduction of per
capita urban water use by 2020. EMWD established a 10-year baseline period from 1999 to 2008 with a
baseline water usage of 197 gallons per capita per day (GPCD). The 2020 target was calculated using
DWR’s Method 2, which uses an efficiency standard with targets for indoor use, landscape use, and
commercial, industrial, and institutional use and an optional target for agricultural use. EMWD’s 2020
target was set at 176 GPCD.57 Based on the target GPCD and the project’s added employee population
of approximately 290 persons, it is anticipated that the project would have an estimated water demand of
51,040 GPCD.
There are adequate forecast water supplies in the region for the project, and no additional wate r supplies
would be needed. Less than significant impacts would occur in this regard.
54 Ibid.
55 EMWD. 2016. Eastern Municipal Water District 2015 Urban Water Management Plan. https://www.emwd.org/sites/main/files/file-
attachments/urbanwatermanagementplan_0.pdf?1537303453. Accessed March 2021.
56 City of Menifee. 2013. Menifee General Plan Draft EIR, Utilities and Service Systems.
https://www.cityofmenifee.us/DocumentCenter/View/1117/Ch-05-17-USS?bidId=. Accessed March 2021.
57 EMWD. 2016. Urban Water Management Plan, page xiii. https://www.emwd.org/sites/main/files/file-
attachments/urbanwatermanagementplan_0.pdf?1537303453. Accessed March 2021.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:198
Planning Application No. PLN 20-0273 Page 87
W1362-Menifee_(N)_CA; -- 1250593.1
Impact XIX.c) Less Than Significant Impact. Concerning wastewater facilities, as discussed in the
preceding response, wastewater generated at the project site would be treated at the Perris Valley RWRF. The project is estimated to have a wastewater generation of approximately 10,847 gpd.58 This generation
is well within the existing remaining Perris Valley RWRF’s treatment capacity. Impacts would be less than
significant.
Impact XIX.d-e) Less Than Significant Impact. Significant impacts could occur if the proposed project
would exceed the existing permitted landfill capacity or violate federal, state, and local statutes and
regulations. Solid waste from Menifee is collected by Waste Management, Inc. (WMI).
The proposed project’s additional solid waste stream would have a less than significant impact on regional
landfill capacity. The City of Menifee utilizes three landfills: Badlands Sanitary Landfill, El Sobrante Landfill,
and Lamb Canyon Sanitary Landfill. Badlands Sanitary Landfill has a maximum daily capacity of 4,800
tons per day and a maximum capacity of 34,400,000 cubic yards. The remaining capacity is 15,748,799
cubic yards and it is scheduled to cease operation in January 2022. 59 El Sobrante Sanitary Landfill has
a maximum daily capacity of 16,054 tons per day and a maximum capacity of 209,910,000 tons. The
remaining capacity is 143,977,170 tons and it is scheduled to cease operation in January 2051.60 Lamb
Canyon Sanitary Landfill has a maximum daily capacity of 5,000 tons per day and a maximum capacity of
38,935,653 cubic yards. The remaining capacity is 19,242,950 cubic yards and it is scheduled to cease
operation in April 2029.61
Based on CalRecyle solid waste generation data (2.5 lb./1,000 sq. ft./day for commercial retail and 6.0
lb./1,000 sq. ft./day for office)62, the proposed project would generate approximately 76 tons of solid waste
per year. There is adequate landfill capacity in the region to accommodate project -generated waste.
Considering the availability of landfill capacity and the project’s relatively nominal amount of solid waste
generation, project solid waste disposal needs can be adequately met without a significant impact on the
nearest and optional, more distant, landfill capacities. Therefore, it is not expected that the proposed
project would impact the City’s compliance with state-mandated (AB 939) waste diversion requirements.
Impacts would be less than significant.
Mitigation Measures: No mitigation is required.
XX. WILDFIRE
Potentially
Significant
Impact
Less Than
Significant
with Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
If located in or near state responsibility areas or lands classified as very high fire hazard severity zones,
would the project: a) Substantially impair an adopted emergency
response plan or emergency evacuation plan?
b) Due to slope, prevailing winds, and other factors,
exacerbate wildfire risks, and thereby expose project
occupants to pollutant concentrations from a wildfire or
the uncontrolled spread of wildfire?
58 Based on sewage generation factor of 80 GPD/1,000 Gr. Sq. Ft. for commercial use and retail area, and 150 GPD/1,000 Gr. Sq. Ft. for office
building. Draft L.A. CEQA Thresholds Guide, Exhibit M.2-12: Sewage Generation Rates. https://planning.lacity.org/eir/CrossroadsHwd/deir/files/references/A07.pdf. Accessed June 2021.
59 CalRecycle. 2019. Badlands Sanitary Landfill (33-AA-0006).
https://www2.calrecycle.ca.gov/SolidWaste/SiteActivity/Details/2245?siteID=2367. Accessed March 2021.
60 CalRecycle. 2019. El Sobrante Landfill (33-AA-0217). https://www2.calrecycle.ca.gov/SolidWaste/SiteActivity/Details/2280?siteID=2402.
Accessed March 2021.
61 CalRecycle. 2019. Lamb Canyon Sanitary Landfill (33-AA-0007).
https://www2.calrecycle.ca.gov/SolidWaste/SiteActivity/Details/2246?siteID=2368. Accessed March 2021.
62 CalRecycle. 2019. Estimated Solid Waste Generation Rates. https://www2.calrecycle.ca.gov/WasteCharacterization/General/Rates. Accessed
March 2021.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:199
Planning Application No. PLN 20-0273 Page 88
W1362-Menifee_(N)_CA; -- 1250593.1
c) Require the installation or maintenance of
associated infrastructure (such as roads, fuel, breaks,
emergency water sources, power lines or other utilities)
that may exacerbate fire risk or that may result in
temporary or ongoing impacts the environment?
d) Expose people or structures to significant risks,
including downslope or downstream flooding or
landslides, as a result of runoff, post-fire slope
instability, or drainage changes?
Sources: Menifee GP, Menifee GP Exhibit S-6, “High Fire Hazard Areas,” and Menifee GP Exhibit S-7,
“Critical Facilities;” Menifee GP Draft EIR; California Department of Forestry and Fire Protection’s (CAL
FIRE) FHSZ Viewer.
Applicable General Plan Policies:
Goal S-4: A community that has effective fire mitigation and response measures in place, and as a
result is minimally impacted by wildland and structure fires.
Policy S-4.1: Require fire-resistant building construction materials, the use of vegetation control
methods, and other construction and fire prevention features to reduce the hazard of
wildland fire.
Policy S4.4: Review development proposals for impacts to fire facilities and compatibility with fire
areas or mitigate.
Goal S-5: A community that has reduced the potential for hazardous materials contamination.
Policy S-5.2: Ensure that the fire department can continue to respond safely and effectively to a
hazardous materials incident in the City, whether it is a spill at a permitted facility, or the
result of an accident along a section of the freeway or railroads that extend across the
City.
Policy S-5.4: Ensure that all facilities that handle hazardous materials comply with federal and state
laws pertaining to the management of hazardous wastes and materials.
Policy S-5.5: Require facilities that handle hazardous materials to implement mitigation measures that
reduce the risks associated with hazardous material production, storage, and disposal.
Goal S-6: A City that responds and recovers in an effective and timely manner from natural
disasters such as flooding, fire, and earthquakes, and as a result is not impacted by civil
unrest that may occur following a natural disaster.
Policy S-6.1: Continuously review, update, and implement emergency preparedness, response, and
recovery plans that make the best use of the City- and county-specific emergency
management resources available.
Analysis of Project Effect and Determination of Significance:
Impacts XX.a – XX b) Less Than Significant Impact. See Response IX.g
Impact XX.c) Less Than Significant Impact. The project includes standard infrastructure, including
roadways, utilities, and fire suppression systems. All of this infrastructure is designed to reduce the risk of
fire. Following compliance with the established local and state regulatory framework discussed above, the
project would not expose people or structures to a significant risk involving wildland fires and impacts
would be less than significant in this regard.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:200
Planning Application No. PLN 20-0273 Page 89
W1362-Menifee_(N)_CA; -- 1250593.1
Impact XX.d) Less Than Significant Impact. Refer to Impact VII.a.ii-iv, and VII.c-d. Although the site
elevation ranges from a low of approximately 1,423 feet above mean sea level (msl) at the northwest
corner of the property and up to 1,432 feet msl in the southeast corner of the site, after grading, the project
site would be a flat area. As shown on the Landslides Map, Exhibit S-3, the project is not located in a
landslide prone zone or in an unstable soil area. As such, the potential for slope failure and landslides in
the event of a fire would be negligible. Following site grading, major slopes and retaining walls are not
expected. As such, risks associated with slope instability are considered "low." Therefore, impacts would
be less than significant in this regard.
Mitigation Measures: No mitigation is required
XXI. MANDATORY FINDINGS OF
SIGNIFICANCE
Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a) Does the project have the potential to
substantially degrade the quality of the
environment, substantially reduce the habitat of a
fish or wildlife species, cause a fish or wildlife
population to drop below self-sustaining levels,
threaten to eliminate a plant or animal
community, substantially reduce the number or
restrict the range of a rare or endangered plant or
animal or eliminate important examples of the
major periods of California history or prehistory?
Findings of Fact: Less Than Significant With Mitigation Incorporated. As discussed throughout the
analyses contained in this Initial Study, the project does not have the potential to degrade the quality of
the environment or result in significant impacts to the environment that cannot be reduced to less than
significant following compliance with the established regulatory framework (i.e., local, state, and federal
regulations), project conditions of approval, and the recommended mitigation measures.
As concluded in Section IV, the project would not reduce the habitat of a fish or wildlife species, cause a
fish or wildlife population to drop below self -sustaining levels, threaten to eliminate a plant or animal
community, or reduce the number or restrict the range of a rare or endangered plant or animal following
compliance with the recommended mitigation measures. As concluded in Section V, the project would not
eliminate important examples of the major periods of California history or prehistory.
The City hereby finds that impacts concerning degradation of the environment and biological and cultural
resources would be less than significant with mitigation and COAs incorporated.
b) Does the project have impacts that are
individually limited, but cumulatively
considerable? ("Cumulatively considerable"
means that the incremental effects of a project
are considerable when viewed in connection with
the effects of past projects, the effects of other
current projects, and the effects of probable
future projects)?
Findings of Fact: Less Than Significant Impact with Mitigation Incorporated. The proposed project
would result in significant impacts unless mitigated for the following environmental issues: air quality, biological resources, GHG emissions, and transportation. A Mitigation Program has been prepared for
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:201
Planning Application No. PLN 20-0273 Page 90
W1362-Menifee_(N)_CA; -- 1250593.1
each of these environmental issue areas to reduce impacts to less than significant. City standard
conditions of approval would also be imposed upon the project. Other development projects within the City would also be subject to these requirements, as appropriate.
All other project impacts were determined either to have no impact or to be less than significant following
compliance with the established regulatory framework, without the need for mitigation. Cu mulatively, the
proposed project would not result in any significant impacts that would substantially combine with impacts
of other current or probable future impacts. Therefore, the project, in conjunction with other future projects,
would not result in any cumulatively considerable impacts and no mitigation is required.
Therefore, the City hereby finds that the project’s contribution to cumulative impacts would be less than
significant with mitigation incorporated.
c) Does the project have environmental effects
which will cause substantial adverse effects on
human beings, either directly or indirectly?
Findings of Fact: Less Than Significant Impact with Mitigation Incorporated. Based on the analysis
of the project’s impacts in the responses to items I thru XVII above, there is no indication that the project
would result in substantial adverse effects on human beings. While there would be a variety of temporary
adverse construction-related effects (e.g., air quality and noise), these would be less than significant or
would be reduced to less than significant levels through mitigation. Long-term effects include increased
vehicular traffic and traffic-related noise. The analysis herein concludes that direct and indirect
environmental effects would at worst require mitigation to reduce impacts to less than significant.
Generally, the project’s environmental effects would be less than significant. Based on the analysis in this
Initial Study, the City finds that direct and indirect impacts to human beings would be less than significant
with mitigation incorporated.
XIX. REFERENCES
CAL FIRE. 2021. FRAP FHSZ Viewer. https://egis.fire.ca.gov/FHSZ/.
California Department of Conservation. 2016. California Important Farmland Finder.
https://maps.conservation.ca.gov/DLRP/CIFF/.
California Department of Conservation. 2016. Mines Online.
https://maps.conservation.ca.gov/mol/index.html.
California Department of Finance. 2020. E-5 Population and Housing Estimates for Cities, County, and the
State, January 2011-2020, with 2010 Benchmark. Available at
http://dof.ca.gov/Forecasting/Demographics/Estimates/E-5/.
California Department of Water Resources. 2021. Dam Breach Inundation Web Publisher.
https://fmds.water.ca.gov/webgis/?appid=dam_prototype_v2.
California Water Boards. ND. Region 8 Hydrologic Areas. https://www.waterboards.ca.gov/santaana/water_issues/programs/stormwater/docs/sbpermit/forms/r
egion8_hydrologic_areas.pdf.
CalRecycle. 2019. Badlands Sanitary Landfill (33-AA-0006).
https://www2.calrecycle.ca.gov/SolidWaste/SiteActivity/Details/2245?siteID=2367 .
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:202
Planning Application No. PLN 20-0273 Page 91
W1362-Menifee_(N)_CA; -- 1250593.1
CalRecycle. 2019. El Sobrante Landfill (33-AA-0217).
https://www2.calrecycle.ca.gov/SolidWaste/SiteActivity/Details/2280?siteID=2402.
CalRecycle. 2019. Lamb Canyon Sanitary Landfill (33-AA-0007).
https://www2.calrecycle.ca.gov/SolidWaste/SiteActivity/Details/2246?siteID=2368.
CalRecycle. 2019. Estimated Solid Waste Generation Rates.
https://www2.calrecycle.ca.gov/WasteCharacterization/General/Rates.
City of Menifee. 2013. Menifee General Plan Draft Environmental Impact Report.
https://www.cityofmenifee.us/262/Environmental-Impact-Report.
City of Menifee. 2013. Menifee General Plan. https://www.cityofmenifee.us/221/General-Plan.
City of Menifee. 2020. General Plan Land Use Map.
https://www.cityofmenifee.us/DocumentCenter/View/11043/General-Plan--Land-Use-Map---March-
2020.
City of Menifee. 2020. Zoning Map. https://www.cityofmenifee.us/DocumentCenter/View/11042/Zoning-
Map---April-2020.
City of Menifee. 2021. Comprehensive Development Code. http://online.encodeplus.com/regs/menifee-
ca/doc-viewer.aspx#secid-1344.
City of Los Angeles. 2006. L.A. CEQA Thresholds Guide.
https://planning.lacity.org/eir/CrossroadsHwd/deir/files/references/A07.pdf.
Department of Toxic Substances Control (DTSC) EnviroStor. 2021. Hazardous Waste and Substances
Site List. Available at: https://www.envirostor.dtsc.ca.gov/public/map/?myaddress=menifee.
DTSC. 2021. DTSC’s Hazardous Waste and Substances Site List – Site Cleanup (Cortese List).
https://dtsc.ca.gov/dtscs-cortese-list/.
Derrigo Studies. 2021. City of Menifee Demographic Marketing Report. https://13xrl43fkrpl49g75u4bh1cl-
wpengine.netdna-ssl.com/wp-content/uploads/2021/03/2021DerrgioStudyMenifee.pdf.
Earth Strata Geotechnical Services, Inc. 2020. Phase I Environmental Site Assessment of Undeveloped
Property, Assessor’s Parcel Number 336-180-028, Menifee, California 92584.
Earth Strata Geotechnical Services, Inc. 2020. Preliminary Geotechnical Interpretive Report, Proposed
Commercial Development, Assessor Parcel Numbers 336-180-028, located on the Northwestern
Corner of Bradley Road and Newport Road, City of Menifee, Riverside County, California.
EMWD. 2016. Eastern Municipal Water District 2015 Urban Water Management Plan.
https://www.emwd.org/sites/main/files/file-
attachments/urbanwatermanagementplan_0.pdf?1537303453.
EMWD. 2016. Perris Valley Regional Water Reclamation Facility.
https://www.emwd.org/sites/main/files/file-attachments/pvrwrffactsheet.pdf?1537295012.
Historic Aerials. 2021. https://www.historicaerials.com/viewer.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:203
Planning Application No. PLN 20-0273 Page 92
W1362-Menifee_(N)_CA; -- 1250593.1
Joint Center for Housing Studies of Harvard University. 2020. Who is Moving and Why? Seven Questions
about Residential Mobility. https://www.jchs.harvard.edu/blog/who-is-moving-and-why-seven-
questions-about-residential-mobility.
Keller, Jean A. Ph.D. 2021. A Phase I Cultural Resource Assessment of Plot Plan PLN20-0273.
Personal communication. 2021. Telephone conversation with Menifee Police Captain David A. Gutierrez,
March 23, 2021.
Personal communication. 2021. Email conversation with Menifee Police Captain David A. Gutierrez,
April 20, 2021.
Riverside County. 2016. Figure S-8 Wind Erosion Susceptibility Map.
https://planning.rctlma.org/Portals/0/genplan/content/gp/chapter06.html#List_1_8.
Riverside County Airport Land Use Commission. 2021. Current Compatibility Plans.
http://www.rcaluc.org/Plans/New-Compatibility-Plan.
Riverside County Fire Department. 2017. Riverside County Fire Department in Cooperation with CAL Fire.
2017 Annual Report. Available at
http://www.rvcfire.org/ourDepartment/PIOEducation/Documents/2017%20AR.pdf.
SCAG. 2020. Connect SoCal Demographics and Growth Forecast Technical Report.
https://scag.ca.gov/sites/main/files/file-attachments/0903fconnectsocal_demographics-and-growth-
forecast.pdf?1606001579.
State Water Resources Control Board. 2021. GeoTracker.
https://geotracker.waterboards.ca.gov/map/?CMD=runreport&myaddress=Menifee.
TeraCor Resource Management. 2020. MSHCP Consistency Analysis and Rare Plant Report for an 8.8
Acre Lot Located at the Northeast Corner of Newport Road and Bradley Road, City of Menifee .
TeraCor Resource Management. 2020. Step II, Part B Focused Burrowing Owl Survey Results for an 8.8
Acre Lot Located at the Northeast Corner of Newport Road and Bradley Road, City of Menifee .
Urban Crossroads. 2020. Menifee Crossroads Vehicle Miles Traveled (VMT) Screening Analysis.
Urban Crossroads. 2021. Menifee Crossroads Air Quality Impact Analysis.
Urban Crossroads. 2021. Menifee Crossroads Greenhouse Gas Analysis.
Urban Crossroads. 2021. Menifee Crossroads Noise Impact Analysis.
Urban Crossroads. 2021. Menifee Crossroads Traffic Study.
Valued Engineering, Inc. 2021. Preliminary Hydrology Study.
Valued Engineering, Inc. 2021. Project Specific Water Quality Management Plan.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:204
Page 1 of 2
EXHIBIT “1”
“Crossroads” –
Plot Plan No. PLN 20-0273, Conditional Use Permit No. PLN 20-0272, Public Convenience and Necessity No. PLN 21-0211, &
Tentative Parcel Map No. PLN 20-0275
Mitigation Monitoring and Reporting Plan
Impact Category Mitigation Measure Implementation
Timing
Responsible
for
Implementing
Mitigation
Responsible for
Monitoring
Implementation
Method of
Reporting/
Monitoring
Air Quality
(Section III)
MM AQ-1: All actively graded (disturbed) areas within the
project site during site preparation and grading activities shall be
watered at 2.1‐hour watering intervals (e.g., 4 times per day) or a
movable sprinkler system shall be in place to ensure minimum soil
moisture of 12 percent in maintained for actively graded areas.
Moisture content can be verified with use of a moisture probe by
the grading contractor.
Prior to issuance
of grading
permits
Applicant/
Applicant’s
Contractor
Community
Development
Department
Applicant shall
submit legally
binding contract
with the Project
Contractor or
these measures
may be listed as
notes on the
grading plans.
Air Quality
(Section III)
MM AQ-2: Prior to issuance grading permits, the project
applicant shall demonstrate to the satisfaction of the City that all
heavy construction equipment used during the grading and site
preparation phases are powered by EPA or CARB certified Tier III
equivalent engines.
Prior to issuance
of grading
permits
Applicant/
Applicant’s
Contractor
Community
Development
Department
Applicant shall
submit legally
binding contract
with the Project
Contractor or
these measures
may be listed as
notes on the
grading plans.
Biological
Resources
(Section IV)
MM BIO-1:The Project Developer shall retain a qualified
biologist to conduct a 30-day pre-construction survey for
Burrowing Owl. The results of the single one-day survey would be
submitted to the City prior to obtaining a grading permit. If
Burrowing Owl are not detected during the pre-construction
survey, no further mitigation is required. If Burrowing Owl are
detected during the pre-construction survey, the Project applicant
and a qualified consulting biologist will be required to prepare and
submit for approval a Burrowing Owl relocation program.
Prior to issuance
of grading
permits
Applicant/
Applicant’s
Contractor
Community
Development
Department
Submittal and
approval of
preconstruction
surveys
Biological
Resources
(Section IV)
MM BIO-2:Prior to vegetation clearance, the Project
applicant shall retain a qualified biologist to conduct a pre-
construction nesting bird survey in accordance with the following:
a. The final walkover survey shall be conducted no more
than three (3) days prior to the initiation of
clearance/construction work;
b. If pre-construction surveys indicate that bird nests are
not present or are inactive, or if potential habitat is
unoccupied, no further mitigation is required;
c. If active nesting birds are found during the surveys, a
Prior to issuance
of grading
permits
Applicant/
Applicant’s
Contractor
Community
Development
Department
Submittal and
approval of
preconstruction
surveys
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:205
Page 2 of 2
Impact Category Mitigation Measure Implementation
Timing
Responsible
for
Implementing
Mitigation
Responsible for
Monitoring
Implementation
Method of
Reporting/
Monitoring
species-specific no-disturbance buffer zone shall be
established by a qualified biologist around active nests
until a qualified biologist determines that all young have
fledged (i.e., no longer reliant upon the nest).
d. It is recommended that close coordination between the
developer of the site, the City of Menifee, the project
engineer, and the consulting qualified biologist to
consider vegetation clearance outside of the normal bird
nesting season (usually February 15 – September 15) to
avoid impacts to nesting birds which would potentially
violate the federal Migratory Bird Treaty Act. It should be
noted that bird nesting season is increasingly less-
definitive for some year-round resident species such as
hummingbirds and raptors. Further, ground-dwelling
birds such as burrowing owls, can be affected nearly any
time of the year if present. It is therefore advisable to
conduct a preconstruction bird survey no matter the time
of year.
e. Removal of vegetation necessitates installation of
appropriate Storm Water Pollution Prevention Plan
“SWPPP” measures, particularly if development
subsequent to grading is not undertaken immediately,
therefore careful timing of the project schedule and
implementation measures is necessary to avoid water
quality impacts.
Greenhouse Gas
Emissions
(Section VIII)
MM GHG-1: Prior to the issuance of occupancy permits, the
project applicant shall purchase a minimum of 22,234.13 MTCO2e
credits (741.14 MTCO2e per year for 30 years). The purchase of
carbon credits must be made from a CARB‐approved carbon
registry with independent third‐party verification. Examples of
approved registries include the American Carbon Registry,
Climate Action Reserve, and Verra. The applicant shall submit
documentation of the offset purchase to the City demonstrating
that it mitigates a minimum of 741.14 MTCO2e per year
(22,234.13 MTCO2e over a 30‐year period), prior to the issuance
of building occupancy. Alternatively, the project applicant may
submit a GHG reduction plan to the City for approval that
achieves an equal level of GHG reduction outlined herein. The
GHG plan must include enforceable actions that reduce GHG
emissions to at or below the total mitigated values presented
herein.
Prior to issuance
of occupancy
permits
Applicant/
Applicant’s
Contractor
Community
Development
Department
Submittal of
documentation
of the offset
purchase
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:206
RESOLUTION NO. PC21- _____
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
MENIFEE, CALIFORNIA APPROVING PLOT PLAN NO. PLN 20-0273
FOR THE CONSTRUCTION AND OPERATION OF AN OFFICE/RETAIL
COMMERCIAL CENTER WITH A MASTER SIGN PROGRAM
LOCATED ON THE NORTHEAST CORNER OF NEWPORT ROAD AND
BRADLEY ROAD
WHEREAS, on October 8, 2020, the applicant, Menifee Crossroads, LLC, filed a
formal application with the City of Menifee for the approval of Plot Plan No. PLN 20-0273
for the construction and operation of a 103,274 sq. ft. office/retail commercial center on
an 8.61-net acre (9.02-gross acre) project site.
WHEREAS, on October 8, 2020, the applicant, Menifee Crossroads, LLC, filed a
formal application with the City of Menifee for the approval of Conditional Use Permit No.
PLN 20-0272 to allow for the drive-thru for Shops 2.
WHEREAS, June 16, 2021, the applicant, Menifee Crossroads, LLC, filed a
formal application with the City of Menifee for a finding of Public Convenience or
Necessity No. PLN 21-0211 for the sale of beer, wine and distilled spirits (Type 21
License) for off-premises consumption at the proposed Major A (specialty grocer)
located northeast of the intersection of Newport Road and Bradley Road within the City
of Menifee (APNs 336-180-013 and -028).
WHEREAS, on October 8, 2020, the applicant, Menifee Crossroads, LLC, filed a
formal application with the City of Menifee for the approval of Tentative Parcel Map No.
PLN 20-0275 (TPM 37972) for a subdivision of 9.02 gross acres into six (6) parcels for
commercial development to create legal parcels allowing for the conveyance of
ownership.
WHEREAS, on October 8, 2020, the applicant, Menifee Crossroads, LLC, filed a
formal application with the City of Menifee for the approval of Tentative Parcel Map No.
PLN 20-0275 (TPM 37972) for a subdivision of 9.02 gross acres into six (6) parcels for
commercial development to create legal parcels allowing for the conveyance of
ownership.
WHEREAS, the applicant, Menifee Crossroads, LLC, filed a formal application
with the City of Menifee for the approval of a Master Sign Program; and,
WHEREAS, on August 25, 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 for Plot Plan No. PLN 20-0273, which
hearing was publicly noticed by a publication in the newspaper of general circulation, an
agenda posting, and notice to property owners within 1,000 feet of the Project
boundaries, and to persons requesting public notice; and,
Whereas, on August 25, 2021, the Planning Commission opened the public
hearing and continued the public hearing for Plot Plan No. PLN 20-0273 to October 13,
2021; and,
Whereas, on October 13, 2021, the Planning Commission held the continued
public hearing on Plot Plan No. PLN 20-0273, which hearing was not required to be re-
noticed, because the project was continued to a date certain (i.e., October 13, 2021) at
the August 25, 2021 hearing, considered all public testimony as well as all materials in
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:207
Plot Plan No. PLN 20-0273
October 13, 2021
the staff report and accompanying Initial Study/Mitigated Negative Declaration; 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 Plot Plan is consistent with the
adopted General Plan and any applicable specific plan.
Consistency with General Plan
The project site is designated Economic Development Corridor – Newport
Road (EDC-NR) Subarea according to the City of Menifee General Plan.
The project site is not located within any Specific Plan. The intent of this
designation is to create a dynamic east-west corridor by adding
neighborhood-oriented commercial uses to support residential
development and grow the City’s tax base. Within the EDC-NR subarea
zone, general retail, professional offices, restaurants, and grocery stores
are permitted uses. Conditional Use Permit No. PLN 20-0272 is
proposed alongside this Plot Plan and proposes to allow for the drive-thru
at Shops 2.
The Project and the properties situated to the north, east, and some of
the properties to the west of the project site share the same General Plan
designation (i.e., EDC-NR). Other properties to the west are designated
Public/Quasi Public Facilities (PF) and contain an existing place of
worship. Properties to the south are within the Cal Neva Specific Plan
and are designated for commercial uses. The proposed Plot Plan is
consistent with the Zoning and General Plan land use designations of
these surrounding properties.
The provision of this commercial use is important not only for
convenience, but also to satisfy commercial needs of the future
population of the region.
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 and Bradley Road are both major
commercial corridors within the City and Interstate 215 is located in
relatively close proximity to the east.
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 have been provided to visually screen the
parking lot, drive aisles, and this drive thru from surrounding roadways
along both Newport Road and Bradley Road.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:208
Plot Plan No. PLN 20-0273
October 13, 2021
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 security cameras at the entrances
as well as within the property 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 and
brick veneers, horizontal fiber cement siding, canopies, architectural
trim, landscape trellises, distinct roof elements, decorative light fixture,
and tower elements. In addition, the varied color palette creates a
warm environment and ranges from pure whites to deeper charcoals,
which will complement the more modern architectural elements of the
project.
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, recesses,
material changes, varied roof lines, 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 sidewalks on Park Avenue and Bradley Road,
which are currently absent. The sidewalk on Newport Road is already
existing. The project will also provide parkway, street trees, and
street lighting on its adjacent roadways and a Class II bike lane on
Bradley Road and Newport Road.
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.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:209
Plot Plan No. PLN 20-0273
October 13, 2021
The applicant is proposing decorative down-shielded building
mounted lighting, as well as decorative down-shielded free-standing
lighting.
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 down-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.
The Project would provide additional retail options and greater
convenience to residential and commercial uses in the Project
vicinity. The Project locates these retail goods and services along a
major east/west and north-south commercial corridor (Newport Road
and Bradley Road, respectively).
The Project and the properties situated to the north, east, and some of
the properties to the west of the project site share the same General Plan
designation (i.e., EDC-NR). Other properties to the west are designated
Public/Quasi Public Facilities (PF) and contain an existing place of
worship. Properties to the south are within the Cal Neva Specific Plan
and are designated for commercial uses.
The Project is compatible with the surrounding uses and augments and
supports the land uses in the vicinity of the Project.
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
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:210
Plot Plan No. PLN 20-0273
October 13, 2021
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 City of Menifee Municipal Code
Chapter 8.27. 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 Plot Plan meets all applicable
standards for development and provisions of the Zoning Code:
The Project site is zoned Economic Development Corridor – Newport
Road (EDC-NR). Surrounding zoning classifications include EDC-NR to
the north, east, and west. Properties zoned Public/Quasi Public Facilities
are also located to the west. Properties to the south are within the Cal
Neva Specific Plan. These zoning classifications are all compatible with
the zoning for the Project site.
The proposed retail center requires the processing of a plot plan, as well
as a conditional use permit to allow for the drive-thru for Shops 2. As
such, Conditional Use Permit No. PLN 20-0272 is being processed
concurrently with Plot Plan No. PLN 20-0273 application for the
retail/office commercial center.
The alcohol sales does not require processing of a Conditional Use
Permit, but is rather a “permitted use”, because Major A is a grocery store
and is in excess of 20,000 square feet. All other uses proposed within the
project (e.g., sit-down and quick-serve restaurants, offices, grocery store,
and general retail) are permitted uses.
As stated in the City’s Development Code (Section 9.140.020), the EDC-
NR zone is intended to provide neighborhood-oriented commercial uses
that support the adjacent residential development to the north and south.
Business park, office, or residential uses are envisioned along Bradley
Road, to provide a buffer the commercial corridor and a logical transition
to the adjacent single-family residential neighborhoods to the north.
The project proposes a neighborhood-oriented commercial center which
would support the adjacent residential developments. It also includes
office uses within the northerly portion of the project which would in fact
act as a transition to the adjacent single-family residential neighborhoods
to the northeast.
The project was reviewed against the City’s Development Code. The
design of the Project is consistent with the development standard of the
Development Code. Therefore, the proposed design and location of the
conditional use meets all applicable standards of development and
operation of the City’s Zoning Code, including any applicable specific use
regulations.
Section 3: Surrounding Uses. The establishment, maintenance, or operation of the
proposed Project will not be detrimental to the health, safety, or general
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:211
Plot Plan No. PLN 20-0273
October 13, 2021
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 northeast corner of Newport Road and
Bradley Road. Uses surrounding the project site include a mini-storage
facility (Right Space Storage) to the east, a CVS pharmacy and vacant
land to the south, a commercial retail center similar to the proposed
center (Newport Plaza), vacant land and the Valley Seventh Day
Adventist Church to the west, and another commercial retail center similar
to the proposed center (Bradley Business Center) to the north.
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
noted above in Sections 1 and 2, the Project includes uses that are
compatible and serve surroundings residents and businesses.
The Project will provide a specialty grocer, office, restaurant, and retail
options, in addition to the proposed drive-thru, along the Newport Road
and Bradley Road corridors. The Project incorporates quality architecture
and landscaping which will enhance the area.
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 air quality, biological resources, greenhouse gas
emission and transportation 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 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.
During the City of Menifee August 25th Planning Commission meeting,
representatives of the existing Newport Plaza shopping center stated that
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:212
Plot Plan No. PLN 20-0273
October 13, 2021
the project CEQA document did not analyze commercial truck traffic on
Rim Creek Path between Winter Hawk Road and Bradley Road. The City
prepared a memo (which is attached to this Staff Report and made part of
the Final IS/MND) describing how the rerouted delivery trucks, particularly
along Rim Creek Path, would not create significant impacts and that the
Rim Creek Path could accommodate commercial truck traffic.
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
modern elements which can be found through the project on the
proposed buildings. The proposed signage 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
freestanding 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 aid 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 Economic Development Corridor – Newport
Road (EDC-NR). 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
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:213
Plot Plan No. PLN 20-0273
October 13, 2021
program was reviewed against the City’s General Plan and Zoning code
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
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. PLN 21-0273 subject to the
Conditions of Approval set forth in Exhibit “1” of this Resolution.
PASSED, APPROVED AND ADOPTED this the 13th day of October 2021
_________________________
Benjamin Diederich, Chairman
Attest:
___________________________
Stephanie Roseen, Deputy City Clerk
Approved as to form:
______________________________
Thai Phan, Assistant City Attorney
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:214
Plot Plan No. PLN 20-0273 1 of 71
EXHIBIT “1”
CONDITIONS OF APPROVAL
Planning Application No.: Plot Plan No. PLN 20-0273 (“Crossroads”)
Project Description: Plot Plan No. PLN 20-0273 proposes the construction and
operation of a 103,274 sq. ft. office/retail commercial
center on an 8.61-net acre (9.02-gross acre) project site.
The office/retail commercial buildings consist of the
following:
Major ‘A’ – 37,400 sq. ft. (specialty grocer)
Shops 1 – 8,200 sq. ft.
Shops 2 – 8,500 sq. ft. with drive-thru
Office/Retail – 7,750 sq. ft.
Office 2 – 36,924 sq. ft.
Pad A – 4,500 sq. ft. (restaurant)
The project also includes a master sign program for the
project site which contains general specifications for wall
sign illumination, materials, heights, sign area, number of
signs allowed, and general locations for all signs. The
master sign program also includes the following free-
standing sign:
One (1) 22.9 sq. ft. center identification sign
Two (2) 70.9 sq. ft. (two-sided) monument signs
One (1) 43.2 sq. ft. (two-sided) monument sign
One (1) 25 sq. ft. monument sign
The project proposes 404 onsite vehicle parking space.
Assessor's Parcel No.:336-180-013 and -028
MSHCP Category:Commercial Retail
DIF Category:Commercial Retail (office building is Service Commercial)
SKR Category:Discretionary permit on greater than ½ (0.5 acres)
TUMF Category:Commercial Retail (subject to WRCOG)
Quimby Category:Not Applicable
Approval Date:October 13, 2021
Expiration Date:October 13, 2024
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:215
Plot Plan No. PLN 20-0273 2 of 71
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 Seventy-Five Cents ($2,530.25) which includes the
Two Thousand Four Hundred and Eighty Dollars and Seventy-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
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:216
Plot Plan No. PLN 20-0273 3 of 71
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
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:217
Plot Plan No. PLN 20-0273 4 of 71
Section I:
Conditions Applicable to All
Departments
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:218
Plot Plan No. PLN 20-0273 5 of 71
General Conditions
3.Definitions. The words identified in the following list that appear in all
capitals in the attached conditions of Plot Plan No. PLN 20-0273 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. PLN 20-0273, dated
May 24, 2021.
APPROVED EXHIBIT B = Elevations of Plot Plan No. PLN 20-0273,
dated May 24, 2021.
APPROVED EXHIBIT C = Floor Plans for Plot Plan No. PLN 20-0273,
dated May 24, 2021.
APPROVED EXHIBIT G = Grading Plan for Plot Plan No. PLN 20-0273,
dated May 24, 2021.
APPROVED EXHIBIT L = Conceptual Landscaping for Plot Plan No. PLN
20-0273, dated May 6, 2021.
APPROVED EXHIBIT S = Master Sign Program for Plot Plan No. PLN
20-0273, dated June 29, 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
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:219
Plot Plan No. PLN 20-0273 6 of 71
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.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 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.
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
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:220
Plot Plan No. PLN 20-0273 7 of 71
Section II:
Community Development
Department
Conditions of Approval
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:221
Plot Plan No. PLN 20-0273 8 of 71
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. Pursuant on the City of Menifee Development Code, parking for the
general retail and the professional offices is calculated based on a parking
ratio of 3 spaces/1,000 sq. ft. of gross floor area. Therefore, the minimum
number of required parking spaces for the proposed project is 310.
There are a total of 310 parking spaces required and 404 parking spaces are
provided, including twenty-one (21) parking spaces for persons with
disabilities.
Area Square
footage
Parking
Ratio
Parking
Required
Parking
Provided
General retail 58,600 3 spaces/
1,000 sq. ft.176
General
retail/professional
offices
7,750 3 spaces/
1,000 sq. ft.23
Professional
offices 36,924 3 spaces/
1,000 sq. ft.111
404
A minimum of 404 parking spaces (in addition to the loading space) 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-one (21) accessible parking spaces for persons with
disabilities shall be provided consistent with ADA requirements and as
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:222
Plot Plan No. PLN 20-0273 9 of 71
approved by the City of Menifee Building and Safety Department. The
location of ADA parking and paths of travel will be finalized on the final site
plan of the proposed project. Each parking space reserved for persons with
disabilities shall be identified by a permanently affixed reflectorized sign
constructed of porcelain on steel, beaded text or equal, displaying the
International Symbol of Accessibility. The sign shall not be smaller than
seventy (70) square inches in area and shall be centered at the interior end of
the parking space at a minimum height of eighty (80) inches from the bottom
of the sign to the parking space finished grade, or centered at a minimum
height of thirty-six (36) inches from the parking space finished grade, ground,
or sidewalk. A sign shall also be posted in a conspicuous place, at each
entrance to the off-street parking facility, not less than seventeen (17) inches
by twenty-two (22) inches, clearly and conspicuously stating the following:
"Unauthorized vehicles not displaying distinguishing placards or license
plates issued for physically handicapped persons may be towed away at
owner's expense. Towed vehicles may be reclaimed at ___ or by telephoning
___."
In addition to the above requirements, the surface of each parking space
shall have a surface identification sign duplicating the symbol of accessibility
in blue paint of at least three (3) square feet in size.
Bicycle Racks:
Bicycle racks or lockers with a minimum of twelve (12) spaces (310 required
vehicular parking spaces / 25 racks per space = 4.64 racks) 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.Signs. A master sign program has been approved with this application. All
signs shall be consistent with the approved master sign program,
APPROVED EXHIBIT S. Building permits for all signage shall be reviewed
and approved by the Community Development Department to confirm
conformance with the approved sign program
17.Phases. Construction of this project may be done progressively in phases
provided a phasing plan is submitted with appropriate fees to the Community
Development Department and approved prior to issuance of any Building
Permits.
18.Land Division Required. Prior to the sale of any individual structure as
shown on APPROVED EXHIBIT A, a land division shall be recorded in
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:223
Plot Plan No. PLN 20-0273 10 of 71
accordance with City of Menifee Title 7 (Subdivision Ordinance), and any
other pertinent ordinance. This condition may be satisfied through the
finalization and recording of Tentative Parcel Map No. PLN 20-0275.
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).
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.Recreational Vehicle Parking. No overnight recreational vehicle parking or
camping will be allowed within the site.
27.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:
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:224
Plot Plan No. PLN 20-0273 11 of 71
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.
28.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.
29.Completion of Conditions Prior to Operations. Pursuant to City of Menifee
Municipal Code, the proposed uses approved under Plot Plan No. PLN 20-
0273 and Conditional Use Permit No. 20-0272 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.
Archeological and Paleontological Resources
30.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.
31.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).
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:225
Plot Plan No. PLN 20-0273 12 of 71
32.Inadvertent Archeological Find. If during ground disturbance activities,
unique cultural resources are discovered that were not assessed by the
archaeological report(s) and/or environmental assessment conducted prior to
project approval, the following procedures shall be followed. Unique cultural
resources are defined, for this condition only, as being multiple artifacts in
close association with each other, but may include fewer artifacts if the area
of the find is determined to be of significance due to its sacred or cultural
importance as determined in consultation with the Native American Tribe(s).
a. All ground disturbance activities within 100 feet of the discovered cultural
resources shall be halted until a meeting is convened between the
developer, the archaeologist, the tribal representative(s) and the
Community Development Director to discuss the significance of the find.
b. At the meeting, the significance of the discoveries shall be discussed and
after consultation with the tribal representative(s) and the archaeologist, a
decision shall be made, with the concurrence of the Community
Development Director, as to the appropriate mitigation (documentation,
recovery, avoidance, etc.) for the cultural resources.
c. Grading of further ground disturbance shall not resume within the area of
the discovery until an agreement has been reached by all parties as to
the appropriate mitigation. 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.”
33.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:
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:226
Plot Plan No. PLN 20-0273 13 of 71
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.
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.
34.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
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:227
Plot Plan No. PLN 20-0273 14 of 71
review and approval and the Project proponent shall implement the approval
plan.
Landscaping
35.Interim Landscaping. Graded but undeveloped land shall be maintained in a
condition so as to prevent a dust and/or blow sand nuisance and shall be
either planted with interim landscaping or provided with other wind and water
erosion control measures as approved by the Community Development
Department and the South Coast Air Quality Management District
(SCAQMD).
36.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.
37.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.
38.Maintenance of Parks and Landscaping. All landscaping and similar
improvements not properly maintained by a property owners association,
individual property owners, or the common area maintenance director must
be annexed into a Lighting and Landscape District, or other mechanism as
determined by the City of Menifee.
Fees
39.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
40.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.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:228
Plot Plan No. PLN 20-0273 15 of 71
41.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.
42.Fugitive Dust Control. The project developer shall implement fugitive dust
control measures in accordance with Southern California Air Quality
Management District (SCAQMD) Rule 403. The project developer shall
include in construction contracts the control measures required under Rule
403 at the time of development, including the following:
a. 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;
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:229
Plot Plan No. PLN 20-0273 16 of 71
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;
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.
43.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
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:230
Plot Plan No. PLN 20-0273 17 of 71
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).
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
44.Burrowing Owl Pre-Construction Survey. The Project Developer shall
retain a qualified biologist to conduct a 30-day pre-construction survey for
Burrowing Owl. The results of the single one-day survey would be submitted
to the City prior to obtaining a grading permit. If Burrowing Owl are not
detected during the pre-construction survey, no further mitigation is required.
If Burrowing Owl are detected during the pre-construction survey, the Project
applicant and a qualified consulting biologist will be required to prepare and
submit for approval a Burrowing Owl relocation program.
45.Nesting Bird Pre-Construction Survey. Prior to vegetation clearance, the
Project applicant shall retain a qualified biologist to conduct a pre-
construction nesting bird survey in accordance with the following:
a) The final walkover survey shall be conducted no more than three (3) days
prior to the initiation of clearance/construction work;
b) If pre-construction surveys indicate that bird nests are not present or are
inactive, or if potential habitat is unoccupied, no further mitigation is
required;
c) If active nesting birds are found during the surveys, a species-specific no-
disturbance buffer zone shall be established by a qualified biologist
around active nests until a qualified biologist determines that all young
have fledged (i.e., no longer reliant upon the nest).
d) It is recommended that close coordination between the developer of the
site, the City of Menifee, the project engineer, and the consulting qualified
biologist to consider vegetation clearance outside of the normal bird
nesting season (usually February 15 – September 15) to avoid impacts to
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:231
Plot Plan No. PLN 20-0273 18 of 71
nesting birds which would potentially violate the federal Migratory Bird
Treaty Act. It should be noted that bird nesting season is increasingly
less-definitive for some year-round resident species such as
hummingbirds and raptors. Further, ground-dwelling birds such as
burrowing owls, can be affected nearly any time of the year if present. It is
therefore advisable to conduct a preconstruction bird survey no matter the
time of year.
e) Removal of vegetation necessitates installation of appropriate Storm
Water Pollution Prevention Plan “SWPPP” measures, particularly if
development subsequent to grading is not undertaken immediately,
therefore careful timing of the project schedule and implementation
measures is necessary to avoid water quality impacts.
Archeological and Paleontological Resources
46.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
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:232
Plot Plan No. PLN 20-0273 19 of 71
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.
47.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
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:233
Plot Plan No. PLN 20-0273 20 of 71
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.
48.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
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:234
Plot Plan No. PLN 20-0273 21 of 71
49.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
50.Stephen’s Kangaroo Rat Fee. Prior to the issuance of a grading permit, the
applicant shall comply with the provisions of Riverside County Ordinance No.
663 (hereinafter Ordinance No. 663), which generally requires the payment of
the appropriate fee set forth in that ordinance. The amount of the fee required
to be paid may vary depending upon a variety of factors, including the type of
development application submitted and the applicability of any fee reduction
or exemption provisions contained in Ordinance No. 663. Said fee shall be
calculated on the approved development project which is anticipated to be
9.02 acres (gross) in accordance with APPROVED EXHIBIT NO. A. If the
development is subsequently revised, this acreage amount may be modified
in order to reflect the revised development project acreage amount. In the
event Ordinance No. 663 is rescinded, this condition will no longer be
applicable. However, should Ordinance No. 663 be rescinded and
superseded by a subsequent City mitigation fee ordinance, payment of the
appropriate fee set forth in that ordinance shall be required.
51.Processing Fees. Prior to issuance of grading permits, the Community
Development Department shall determine 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
52.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.
53.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
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:235
Plot Plan No. PLN 20-0273 22 of 71
54.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 and M.
If building plans are proposed that alter the elevations as shown on
APPROVED EXHIBIT B and M 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.
55.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.
56.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.
57.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 C 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.
58.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.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:236
Plot Plan No. PLN 20-0273 23 of 71
59.Electrical Cabinets. All electrical cabinets shall be located inside a room that
is architecturally integrated into the design of the building.
60.Floor Plans. Floor plans shall be in substantial conformance with that shown
on APPROVED EXHIBIT C.
61.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.
62.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.
63.Reciprocal Parking and Access Agreement. Prior to building permit
issuance, a reciprocal parking and access agreement shall be recorded to
share the parking spaces shown and to allow reciprocal access between the
two subject parcels (APN 336-180-013 and -028).
64.Public Art. Public Art shall be provided within the southwest public plaza as
noted on Exhibit A. Plans for the art to be provided shall be submitted to the
Community Development Department for review and approval.
Fees
65.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.
66.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.
67.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.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:237
Plot Plan No. PLN 20-0273 24 of 71
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.
68.Perris Union School District. Impacts to the Perris Union High School
District shall be mitigated in accordance with California State law.
69.Menifee Union School District. Impacts to the Menifee Union School
District shall be mitigated in accordance with California State law.
Landscaping
70.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.
71.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.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:238
Plot Plan No. PLN 20-0273 25 of 71
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.
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:
a.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.
b.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.
c.Crime Prevention through Environmental Design Guidelines. All
plants, landscaping and foliage shall fall within current CPTED (Crime
Prevention through Environmental Design) guidelines.
d.Enhanced Paving. The landscaping and irrigation plans shall show the
location and types of hardscape, including enhanced paving, throughout
the site consistent with APPROVED EXHIBIT A and EXHIBIT L.
Currently, not all crosswalks are shown with pavers; however, on the final
landscape and irrigation plans all crosswalks shall be shown with
enhanced paving, such as pavers, thermoplastic paving, or similar design
or material acceptable to the Community Development Director.
e.Public Plazas. The landscaping plans shall provide the details on the
outdoor plazas and shall be consistent with Approved Exhibit A, G, L, and
M.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:239
Plot Plan No. PLN 20-0273 26 of 71
f.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.
g.Tree Placement. Tree placement should avoid conflicts with parking lot
lighting.
h.Basins. Planting in basins or vegetated swales 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.
i.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.
72.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.
Prior to Final Inspection
73.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.
74.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.
75.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.
76.Lighting. Exterior lighting shall be consistent with the approved building
plans.
77.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
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:240
Plot Plan No. PLN 20-0273 27 of 71
(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.
78.Phasing. If the project has been phased, all facilities meant to serve the
current phase of development shall be installed in a usable condition. Project
landscaping may not all be deferred until the final phase.
79.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.
80.Utilities Underground. All utilities, except electrical lines rated 33 kV or
greater, shall be installed underground. If the permittee provides to the
Department of Building and Safety and the Community Development
Department a definitive statement from the utility provider refusing to allow
underground installation of the utilities they provide, this condition shall be
null and void with respect to that utility.
81.Hardscaping, Outdoor Furniture and Public Art. All hardscaping,
including enhanced paving, outdoor furniture and community art shall have
been installed in accordance with the approved landscaping, irrigation and
shading plans or outdoor plaza plans (whichever is applicable) prior to
issuance of the first certificate of occupancy.
82.Security Systems. Prior to the final occupancy, the applicant shall prepare a
security plan for the site. The security plan for this project shall include a
comprehensive security camera system that clearly depicts the entire parking
field. This security camera system shall be based in one of the buildings
containing the management office for this development, or 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 final occupancy.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:241
Plot Plan No. PLN 20-0273 28 of 71
The Menifee Police Department, and/or Community Development
Department shall also verify that the security system has been installed prior
to final occupancy.
83.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.
84.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.
85.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
86.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?”
87.Landscape/Irrigation Install Inspection. The permittee landscape architect
responsible for preparing the Landscaping and Irrigation Plans shall arrange
for a Pre-Landscape installation inspection and a Landscape Completion
Installation Inspection with the Community Development Department. The
pre-landscape inspection shall be arranged at least fifteen (15) working days
prior to installation of landscaping. The landscape completion inspection
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:242
Plot Plan No. PLN 20-0273 29 of 71
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.
88.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.
89.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
90.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
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:243
Plot Plan No. PLN 20-0273 30 of 71
Section III:
Engineering/Public Works
Department
Conditions of Approval
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:244
Plot Plan No. PLN 20-0273 31 of 71
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
91. This Plot Plan, PLN20-0273, is concurrently processing a proposed Tentative
Parcel Map, PLN20-0275, which has its own set of Conditions of Approval.
The conditions for this Plot Plan shall be satisfied in concurrence with the
Conditions of Approval for the proposed Tentative Parcel Map.
92.Subdivision Map Act - The developer / property owner shall comply with the
State of California Subdivision Map Act.
93.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.
94.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.
95.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
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:245
Plot Plan No. PLN 20-0273 32 of 71
their project timing with City Council calendar when requesting changes to
the bond agreements.
96.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.
97.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.
98.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.
99.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.
100.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
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:246
Plot Plan No. PLN 20-0273 33 of 71
(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.
101.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
102.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.
103.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.
104.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
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:247
Plot Plan No. PLN 20-0273 34 of 71
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.
105.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.
106.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.
107.2:1 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.
108.Slope Setbacks – Observe slope setbacks from buildings and property lines
per the California Building Code and City ordinance on grading.
109.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.
110.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.
111.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.
112.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 the California State Water Resources
Control Board (SWRCB). Additional Erosion protection may be required
during the rainy season.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:248
Plot Plan No. PLN 20-0273 35 of 71
113.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.
114.Design Grade Criteria – Onsite parking areas shall be designed in
accordance with the current version of City of Menifee Standards and
Specifications. Non-compliance may require a redesign of the project.
Significant redesigns may require a revised Plot Plan and/or Tentative Parcel
Map.
115.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.
116.Finish Grade – Shall be sloped to provide proper drainage away from all
exterior foundation walls in accordance with City of Menifee Standard Plan
300.
117.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.
118.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.
119.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.
120.Licensed Geotech - A licensed geotechnical engineer shall perform final
determination of the foundation characteristics of soils within on-site
development areas.
121.10 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
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:249
Plot Plan No. PLN 20-0273 36 of 71
street right-of-way. When either of these criteria is exceeded, additional
drainage facilities may be required to ensure the proposed development will
not increase predevelopment flows to downstream receiving streets and
properties. The property shall be graded to drain to the adjacent street or an
adequate outlet.
122.100 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.
123.100 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.
124.100 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.
125.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 Bradley Road, and shall not flow over the proposed parkway
or within the driveway approach.
126.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:
127.Geotechnical Report – The following documentation was reviewed and
approved by the City:
a.Preliminary Geotechnical Interpretive Report, Proposed Commercial
Development, Assessor Parcel Numbers 336-180-028, Located on the
Northeastern Corner of Bradley Road and Newport Road, City of Menifee,
Riverside County, California, prepared by Earth Strata Geotechnical
Services, Inc., Project No. 192852-10A, dated July 31, 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
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:250
Plot Plan No. PLN 20-0273 37 of 71
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.
128.Drainage Study – The following report was reviewed and approved by the
City:
a.Preliminary Hydrology Study, Menifee Crossroads Commercial
Development, Newport and Bradley, Menifee, CA, APNs: 336-180-013
and 336-180-028, prepared by Valued Engineering Inc., dated September
2020.
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.
129.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.
130.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.
131.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
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:251
Plot Plan No. PLN 20-0273 38 of 71
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.
132.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.
133.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.
134.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.
135.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:
136.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.
137.No Building Permit Without Legal Lot – Prior to issuance of any building
permit, the developer / property owner shall show that the underlying parcels
are legally conforming or provide a certificate of compliance.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:252
Plot Plan No. PLN 20-0273 39 of 71
138.No Building Permit Without Legal Lot – Prior to issuance of any building
permit, the developer / property owner shall ensure that the underlying
parcels for such buildings are complying with City Ordinances, Codes, and
the Subdivision Map Act.
139.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.
140.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 Any Certificate of Occupancy:
141.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.
142.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.
143.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)
144.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
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:253
Plot Plan No. PLN 20-0273 40 of 71
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.
145.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)
146.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 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
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:254
Plot Plan No. PLN 20-0273 41 of 71
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
147.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, Bradley Road,
and Park Avenue 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 Bradley Road between Parcel 4 and
Parcel 5. Driveway #2 is located along Bradley Road between Parcel 5 and
Parcel 6. Driveway #3 is located along Park Avenue on the northern side of
the project. Driveway #4 is located along Newport Road on the southern side
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 79 feet, 67
feet paved curb to centerline, a Class II bike lane, 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 Newport 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.
b)Bradley Road – Bradley Road shall be improved to a modified
Secondary designation with an ultimate half width Right of Way of 50 feet,
36 feet paved curb to centerline, a Class II bike lane, a 6 foot sidewalk
adjacent to curb and an 8 foot wide parkway. A raised median shall be
constructed to restrict turns along Bradley Road. Undergrounding of
electrical power lines along Bradley Road will be required. Prior to
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:255
Plot Plan No. PLN 20-0273 42 of 71
recordation of the Parcel Map, the developer shall construct or guarantee
the construction of the public street improvements within Bradley 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)Park Avenue – Park Avenue shall be improved to a General Local
designation with an ultimate half width Right of Way of 30 feet, 20 feet
paved curb to centerline, a 6 foot sidewalk adjacent to curb and a 4 foot
wide parkway. Prior to recordation of the Parcel Map, the developer shall
construct or guarantee the construction of the public street improvements
within Park Avenue fronting the property to the centerline plus an
additional 12 feet past centerline, as approved by the Public Works
Director / City Engineer. Park Avenue is classified as a General Local
roadway; however, because the project proposes Park Avenue as a truck
delivery route, the road shall be improved with the minimum pavement
structural section for an Industrial Collector designation. 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.
d)Reconstruction or Resurfacing of Newport Road, Bradley Road, and
Park Avenue – The Public Works Director / City Engineer may consider
reconstruction or resurfacing of existing Newport Road, Bradley Road,
and Park Avenue 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.
148.Reimbursement Agreement – The developer may enter into a Development
Impact Fee (DIF) Credit and Reimbursement Agreement with the City for
reimbursement of the construction cost of improving Bradley Road fronting
the project, in excess of the DIF credit. The developer shall be responsible for
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:256
Plot Plan No. PLN 20-0273 43 of 71
drafting the agreement consistent with City Ordinances and Codes, and it
shall be reviewed and approved by the City prior to any certificate of
occupancy. The agreement shall include a benefit cost analysis identifying
future developments that will benefit from the constructed improvements, and
the future developments’ share.
149.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.
150.Driveways - 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.
151.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.
152.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.
153.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.
154.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.
155.Signing and Striping – A signing and striping plan for Newport Road,
Bradley Road, and Park Avenue is required for this project. The applicant
shall be responsible for any additional paving and/or striping removal caused
by the striping plan.
156.Traffic Signal Plan – The applicant shall be responsible for modification of
the traffic signal at Newport Road and Bradley Road. The traffic signal plan
shall be approved by the Public Works Director / City Engineer.
157.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.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:257
Plot Plan No. PLN 20-0273 44 of 71
158.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:
159.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.
160.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).
161.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 79 feet, and 67 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
boundary should extend to the right-of-way line and the map shall note the
instrument number that dedicated the right of way.
162.Bradley Road Dedication. The developer / property owner shall construct or
guarantee the construction of Bradley Road to a modified Secondary
designation with an ultimate half width Right of Way of 50 feet, and 36 feet
paved curb to centerline. The developer / property owner shall dedicate the
necessary Bradley Road right of way fronting the development on the Parcel
Map. The Parcel Map boundary shall extend to the centerline of Bradley
Road, unless the street was previously dedicated in fee title in which case the
boundary should extend to the right-of-way line and the map shall note the
instrument number that dedicated the right of way.
163.Park Avenue Dedication. The developer / property owner shall construct or
guarantee the construction of Park Avenue to a general local designation with
an ultimate half width Right of Way of 30 feet, and 20 feet paved curb to
centerline. The developer / property owner shall dedicate the necessary Park
Avenue right of way fronting the development on the Parcel Map or any
recordable instrument reviewed and approved by the City. The dedication
shall include the northern portion of APN 336-180-013, the sliver parcel on
the east side of the project. The Parcel Map boundary shall extend to the
centerline of Park Avenue, unless the street was previously dedicated in fee
title in which case the boundary should extend to the right-of-way line and the
map shall note the instrument number that dedicated the right of way.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:258
Plot Plan No. PLN 20-0273 45 of 71
Prior to Issuance of Any Certificate of Occupancy:
164.Newport Road Improvements – Improvements on Newport Road fronting
the development shall be completed to a modified Urban Arterial designation
with an ultimate half width Right of Way of 79 feet and 67 feet paved curb to
centerline 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.
165.Bradley Road Improvements – Improvements on Bradley Road fronting the
development shall be completed to a modified Secondary Arterial
designation with an ultimate half width Right of Way of 50 feet and 36 feet
paved curb to centerline prior to issuance of Certificate of Occupancy.
Undergrounding of electrical power lines along Bradley 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.
166.Park Avenue Improvements – Improvements on Park Avenue fronting the
development shall be improved to a General Local designation with an
ultimate half width Right of Way of 30 feet and 20 feet paved curb to
centerline with a 6 foot sidewalk adjacent to curb and a 4 foot wide parkway
prior to issuance of Certificate of Occupancy. The improvements shall be
adequately transitioned to the existing street improvements, including the
sidewalk and curb and gutter to the east. 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.
167.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.
E. TRAFFIC ENGINEERING
168.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 Urban Cross
Roads, and dated May 20, 2021. All required improvements and mitigations
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:259
Plot Plan No. PLN 20-0273 46 of 71
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:
169.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.
170.Signing and Striping Plan – Prior to issuance of a construction permit, any
necessary signing and striping plan for Newport Road, Bradley Road, and
Park Avenue shall be approved by the City Traffic Engineer in accordance
with City ordinances, standards and specifications, and with the latest edition
of the CAMUTCD.
171.Traffic Signal Plan – Prior to issuance of a construction permit, the traffic
signal plan for the modification of the traffic signal at Newport Road and
Bradley Road shall be approved by the City Traffic Engineer in accordance
with City standards and specifications.
172.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.
173.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.
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.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:260
Plot Plan No. PLN 20-0273 47 of 71
Prior to Issuance of Any Certificate of Occupancy:
174.Construction of Roadway Improvements – The developer / property owner
shall design and construct the following roadway improvements:
a.Bradley Road Frontage Improvements - Construct Bradley Road to its
ultimate half section width as a modified Secondary Arterial designation
between Newport Road and Park Avenue. The required improvements
shall include construction and restriping for one additional northbound
through lane, a left turn pocket for access to the church driveway
(opposite project site), and a Class II bike lane. Appropriate transitions
shall be provided as approved by the City Traffic Engineer. The design
shall be finalized during review of final construction drawings.
b.Bradley Road Raised Median - Construct a full raised median on
Bradley Road from Newport Road to Park Avenue to restrict access to
right-in-right-out only with an opening at Driveway #1 for full access. The
median design shall include lengthening of the southbound left turn lane
at Newport Road to 350 feet. Restriping of the southbound left turn lane
and both through lanes may be required to accommodate the median.
Appropriate transitions for the median shall be provided as approved by
the City Traffic Engineer. The design shall be finalized during review of
final construction drawings.
c.Park Avenue Frontage Improvements - Construct a 6 foot wide
sidewalk adjacent to curb and a 4 foot wide parkway on the south side of
Park Avenue as approved by the Public Works Director / City Engineer.
The design shall be finalized during review of final construction drawings.
d.Bradley Road Driveway #1 – Construct the following improvements at
the northern Bradley Road driveway intersection:
i. Northbound: one through lane, one shared through / right turn
lane, one left-turn pocket, and one bike lane.
ii. Southbound: one through lane, one left-turn pocket
iii. Westbound: one right turn lane and one shared through / left turn
lane.
e.Bradley Road Driveway #2 – Construct the following improvements at
the southern Bradley Road driveway intersection:
i. Northbound: One through lane, one shared through / right turn
lane, and one bike lane.
ii. Westbound: One right turn lane.
f.Park Avenue Driveway #3 – Construct the following improvements at the
Park Avenue driveway intersection:
i. Northbound: One shared left turn / right turn lane
ii. Eastbound: One shared through / right turn lane
iii. Westbound: One shared through / left turn lane
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:261
Plot Plan No. PLN 20-0273 48 of 71
g.Newport Road Driveway #4 – Construct the following improvements at
the Newport Avenue driveway intersection:
i. Southbound: One right turn lane
ii. Westbound: One shared through / right turn lane
175.Intersection Geometrics – The following street intersections shall be
improved with the following geometrics:
a. Newport Road and Bradley Road Intersection Improvements
i. Northbound: Extend left turn pocket to 150 feet, one through lane,
and one shared through / right turn lane.
ii. Southbound: Extend left turn pocket to 350 feet, one shared
through / left turn lane, and one shared through / right turn lane.
iii. Eastbound and Westbound: Existing geometries to be retained.
b. Bradley Road and Park Avenue Intersection Improvements
i. Construct a northbound right turn lane and Class II bike lane along
the project frontage for the southern leg of the intersection;
restripe the existing through lane.
F. NPDES and WQMP
176.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.
177.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.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:262
Plot Plan No. PLN 20-0273 49 of 71
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.
178.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:
179.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, Menifee
Crossroads, PLN20-0273, prepared by Valued Engineering, dated
December 2020.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:263
Plot Plan No. PLN 20-0273 50 of 71
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
180.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.
181.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 Any Certificate of Occupancy:
182.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
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:264
Plot Plan No. PLN 20-0273 51 of 71
appropriate condition. Placing a copy of the affidavit without submitting the
original will not guarantee clearance of the condition.
183.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.
184.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
185.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.
186.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.
187.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.
188.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.
189.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.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:265
Plot Plan No. PLN 20-0273 52 of 71
H. CITYWIDE COMMUNITY FACILITIES MAINTENANCE DISTRICT (CFD)
Prior to Final Map Recordation:
190.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.
191.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.
192.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.
193.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.
194.Landscaping on Newport Road, Bradley Road, and Park Avenue – The
parkway areas behind the sidewalk within the public right-of-way fronting the
entire property along Newport Road, Bradley Road, and Park Avenue shall
be landscaped and irrigated per City standards and guidelines. These areas
shall be maintained by the CFD.
195.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
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:266
Plot Plan No. PLN 20-0273 53 of 71
maintained by the CFD have its own controller and meter system, separate
from any private controller/meter system.
I. WASTE MANAGEMENT
196.AB 341 - AB 341 focuses on increased commercial waste recycling as a
method to reduce greenhouse gas (GHG) emissions. The regulation requires
businesses and organizations that generate four or more cubic yards of
waste per week and multifamily units of 5 or more, to recycle. A business
shall take at least one of the following actions in order to reuse, recycle,
compost, or otherwise divert commercial solid waste from disposal:
a. Source separate recyclable and/or compostable material from solid waste
and donate or self-haul the material to recycling facilities.
b. Subscribe to a recycling service with their waste hauler.
c. Provide recycling service to their tenants (if commercial or multi-family
complex).
d. Demonstrate compliance with the requirements of California Code of
Regulations Title 14.
For more information please visit:
www.rivcowm.org/opencms/recyclying/recycling_and_compost_business.html
#mandatory
197.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:
198.Recyclables Collection and Loading Area Plot Plan. Prior to the issuance
of a building permit for each building, the applicant shall submit three (3)
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:267
Plot Plan No. PLN 20-0273 54 of 71
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.
199.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 Any Certificate of Occupancy
200.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
201.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
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:268
Plot Plan No. PLN 20-0273 55 of 71
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.
202.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.
203.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
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:269
Plot Plan No. PLN 20-0273 56 of 71
Section IV:
Building and Safety Department
Conditions of Approval
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:270
Plot Plan No. PLN 20-0273 57 of 71
General Requirements
204. 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.
205. 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.
206. 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.
207. 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.
208. 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.
209. Obtain Approvals Prior to Construction. Applicant must obtain all building
plans and permit approvals prior to commencement of any construction work.
210. 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
require separate approvals and permits. Solid covers are required over new
and existing trash enclosures.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:271
Plot Plan No. PLN 20-0273 58 of 71
211. Demolition. (If applicable) Demolition permits require separate approvals and
permits. AQMD notification and approval may be required.
212. 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.
213. 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.
214. House Electrical Meter. A single house meter can be used for the entire site
common areas (per C. Carlson, Building Official and T. Bilo, Plans Examiner
for the City Building and Safety Department on 7/2/2021.)
215. 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.
216. 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
217. Submitting Plans and Calculations. Applicant must submit to Building &
Safety one (1) complete set of each document listed below for electronic
submittals or, seven (7) complete sets of plans and two (2) sets of supporting
documents, two (2) sets of calculations for review including:
All plans shall be submitted on minimum 24” x 36” size paper or digital equivalent.
General Requirements
a. All sheets of the plans and the first sheet of the calculations are required
to be signed by the licensed architect or engineer responsible for the plan
preparation. (Business & Professions Code 5802), (Business &
Professions Code 5536.1, 5802, & 6735)
Cover Sheet
b. Vicinity Map
c. Parcel number and Site Address
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:272
Plot Plan No. PLN 20-0273 59 of 71
d. Business Name
e. Occupancy Type
f. Occupant Load
g. Type of Construction
h. Number of stories
i. Building Height
j. Floor Area in sq. ft.
k. Building data: Building Type of Construction, Square Feet of leased area
intended use/occupancy, occupant loads, Building Code Data: 2019
California Building Code, 2019 California Electrical Code, 2019 California
Mechanical Code, 2019 California Plumbing Code, 2019 California Green
Building Code, 2019 California Energy Code, and 2019 California Fire
Code.
l. List any flammable/combustible materials, chemicals, toxics, or
hazardous materials used or stored and total quantities or each, including
MSDS reports.
m. Indicate if the building has a fire sprinkler system.
n. Sheet Index
Plot Plans
o. North Arrow
p. Property Lines/Easements
q. Street/Alleys
r. Clearly dimension building setbacks from property lines, street
centerlines, and from all adjacent buildings and structures on the site
plan.
s. Accessible parking/unload areas, curb ramps, exterior route of travel to
the leased area entry door and at least one route to the public right-of-
way.
t. Calculations and locations for future electric vehicle charging station
parking stalls and calculations and locations for the required clean air
vehicle parking stalls.
u. Precise grading plans indicating surface grades, locations and details for
all accessible walkways, parking stalls, access aisles, ramps, etc…
Floor Plans
v. All wall lines to be indicated by double line.
w. Fully dimensioned and to scale (3/16 inch per foot minimum)
x. Exit door locations, widths, and direction of door swing.
y. Wall legend. Show walls as existing or new, with references to wall
construction details indicating heights, framing member size, spacing and
material type, connections at top and bottom and top of wall lateral
bracing method.
z. Show all fixed elements of construction e.g., bathroom facilities, fixtures,
cabinets, storage racks and/or shelves.
aa. Accessible features e.g., fixed customer service counters, including
kitchen, dining, or drinking bar counters, new bathroom facilities, access
to new areas, features and elements.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:273
Plot Plan No. PLN 20-0273 60 of 71
Reflected Ceiling Plans
bb. Indicate the ceiling treatment, ceiling grid, and the placement of all light
fixtures.
Section Views
cc. Walls and roof/ceiling finishes, complete occupancy separation and fire
resistive construction if required, demising walls etc. For new conditioned
spaces, section views shall indicate wall heights and insulation locations
for walls and roof/ceilings.
Plumbing/Mechanical Plans
dd. System material types and sizes, waste/vent and potable water layouts or
isometrics, plumbing fixture schedule, etc.
ee. HVAC equipment location, distribution layout, material type and sizes
fire/smoke control devices and activation.
ff. Include a line of site detail showing new roof top equipment shielding.
gg. Gas line diagram, material type, sizes, and load demand.
Electrical Plans
hh. Interior Main Distribution single line diagram, panel location/schedule, and
load calculations, etc.
ii. Electric power and lighting plans, interior fixture schedule, illuminated exit
signs and emergency illumination.
jj. Title 24 Energy Electrical requirements including multi-level switching
arrangements and automatic electrical lighting shut-off system.
Structural Plan/Foundation/Floor/Ceiling/Roof Plan and Details
kk. Structural design justification of the existing roof framing for new
mechanical equipment exceeding 300lbs.
ll. Foundation supporting elements and connections, reinforcement, slab,
and footing details, etc.
mm. Structural frame plan(s).
nn. T-Bar ceiling standard details and seismic restraints.
Supplemental Information
oo. Submittal to include two (2) copied sets of original shell building Title 24
Energy Calculations or new 8.5” x 11” Title 24 Energy calculations or
Energy calculations as for newly constructed conditioned space.
pp. Envelope or Mechanical for conditioned space as new construction or, as
for an addition including, LTG (lighting) Energy calculations for new
lighting with required forms copied to the full-size plan sheets.
qq. Separate submittals and permits are required for signs. Planning approval
required prior to submittal to Building & Safety.
rr. Fees are based on the City of Menifee Adopted Fee Schedule.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:274
Plot Plan No. PLN 20-0273 61 of 71
ss. Restaurant/Food establishments must obtain approval from the County
Health Department/Food Division, and the local water/sewer purveyor for
grease waste interceptors.
tt. All contractors/sub-contractors must show proof of State and City licenses
and shall comply with SEC. 3800 of the Labor Code regarding Workers
Compensation.
uu. Applicant shall obtain all required clearances and/or approvals from
Planning, Engineering, Fire, and the appropriate water district(s) prior to
issuance of any building permits.
vv. A precise grading plan to verify accessibility for persons with disabilities.
ww. Truss calculations that have been stamped by the engineer of
record of the building and the truss manufacturer engineer. Maybe a
deferred submittal.
xx. Eastern Municipal Water District (EMWD) First Release Required.
Prior to Issuance of Grading Permits
218. 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.
219. 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
220. 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.
221. Each Department is required to Approve, with a signature.
Prior to Start of Construction
222. 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
223. 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
224. Each department is required to Review and Approve with a Signature, once
ALL Conditions of Approval have been Met/Approved.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:275
Plot Plan No. PLN 20-0273 62 of 71
Prior to Final Inspection
225. 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
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:276
Plot Plan No. PLN 20-0273 63 of 71
Section V:
Riverside County Fire Department
Conditions of Approval
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:277
Plot Plan No. PLN 20-0273 64 of 71
It is the responsibility of the recipient of these Fire Department conditions to forward then
to all interested parties. The permit number (as it is noted above) is required on all
correspondence.
Questions should be directed to Menifee Fire Department-Office of the Fire Marshal at
29844 Haun Road., Menifee, CA 92586 or by phone at (951) 723-3767.
With respect to the conditions of approval for the reference project, the Fire Department
requires the following fire protection measures be provided in accordance with Riverside
County Ordinances and/or recognized fire protection standards:
CONDITIONS
226.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
227.Surface Load and Capabilities - 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.
228.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.
229.Hydrants – Approved Super Hydrants, (6”x4”x 2 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.
230.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.
231.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.
232.Fire Flow - The water mains shall be capable of providing a min. fire flows
per CFC. Appendix B.
233.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
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:278
Plot Plan No. PLN 20-0273 65 of 71
234.Construction - Fire safety during construction shall comply with the
requirements of Chapter 33. (CFC Chapter 33 & CBC Chapter 33)
235.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.
236.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)
237.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.
238.Pavers - Paving materials such as stone, concrete pavers, chip seal or slag,
shall be evaluated based on their ability to support imposed load of a fire
apparatus by a Civil or Soils Engineer and shall be installed per manufacture
specification and designed to e RCV support the impose loads of fire
apparatus {75,00 lbs of gross vehicular weight).
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
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:279
Plot Plan No. PLN 20-0273 66 of 71
Section VI:
Riverside County Environmental
Health Conditions of Approval
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:280
Plot Plan No. PLN 20-0273 67 of 71
General Conditions
239.Riverside County Department of Environmental Health. The project shall
comply with the Riverside County Department of Environmental Health letter
dated June 29, 2021 (attached at end of Conditions of Approval document).
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:281
Plot Plan No. PLN 20-0273 68 of 71
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:282
Plot Plan No. PLN 20-0273 69 of 71
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:283
Plot Plan No. PLN 20-0273 70 of 71
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:284
Plot Plan No. PLN 20-0273 71 of 71
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
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:285
RESOLUTION NO. PC21- _____
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
MENIFEE, CALIFORNIA APPROVING CONDITIONAL USE PERMIT
NO. PLN 20-0272 TO ALLOW FOR A DRIVE-THRU FOR THE
PROPOSED SHOPS 2 LOCATED ON THE NORTHEAST CORNER OF
NEWPORT ROAD AND BRADLEY ROAD
WHEREAS, on October 8, 2020, the applicant, Menifee Crossroads, LLC, filed a
formal application with the City of Menifee for the approval of Conditional Use Permit No.
PLN 20-0272 to allow for the drive-thru for Shops 2.
WHEREAS, on October 8, 2020, the applicant, Menifee Crossroads, LLC, filed a
formal application with the City of Menifee for the approval of Plot Plan No. PLN 20-0273
for the construction and operation of a 103,274 sq. ft. office/retail commercial center on
an 8.61-net acre (9.02-gross acre) project site.
WHEREAS, June 16, 2021, the applicant, Menifee Crossroads, LLC, filed a
formal application with the City of Menifee for a finding of Public Convenience or
Necessity No. PLN 21-0211 for the sale of beer, wine and distilled spirits (Type 21
License) for off-premises consumption at the proposed Major A (specialty grocer)
located northeast of the intersection of Newport Road and Bradley Road within the City
of Menifee (APNs 336-180-013 and -028).
WHEREAS, on October 8, 2020, the applicant, Menifee Crossroads, LLC, filed a
formal application with the City of Menifee for the approval of Tentative Parcel Map No.
PLN 20-0275 (TPM 37972) for a subdivision of 9.02 gross acres into six (6) parcels for
commercial development to create legal parcels allowing for the conveyance of
ownership.
WHEREAS, on August 25, 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 for Conditional Use Permit No. PLN 20-
0272, which hearing was publicly noticed by a publication in the newspaper of general
circulation, an agenda posting, and notice to property owners within 1,000 feet of the
Project boundaries, and to persons requesting public notice; and,
Whereas, on August 25, 2021, the Planning Commission opened the public
hearing and continued the public hearing for Conditional Use Permit No. PLN 20-0272 to
October 13, 2021; and,
Whereas, on October 13, 2021, the Planning Commission held the continued
public hearing on Conditional Use Permit No. PLN 20-0272, which hearing was not
required to be re-noticed, because the project was continued to a date certain (i.e.,
October 13, 2021) at the August 25, 2021 hearing, considered all public testimony as
well as all materials in the staff report and accompanying Initial Study/Mitigated Negative
Declaration; 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:
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:286
Conditional Use Permit No. PLN 20-0272
October 13, 2021
Consistency with General Plan
The project site is designated Economic Development Corridor – Newport
Road (EDC-NR) Subarea according to the City of Menifee General Plan.
The intent of this designation is to create a dynamic east-west corridor by
adding neighborhood-oriented commercial uses to support residential
development and grow the City’s tax base. Within the EDC-NR subarea
zone, general retail, professional offices, restaurants, and grocery stores
are a permitted uses.
Within the EDC-NR subarea zone, a restaurant (or coffee shop) is a
permitted use. Although it is not concluded with certainly the user
associated with the drive-thru will ultimately be a restaurant, if it were, it
would be a permitted use, but the drive-thru itself would require the
approval of this Conditional Use Permit.
The provision of this commercial use is important not only for
convenience, but also to satisfy commercial needs of the future
population of the region.
The Project, which includes the proposed drive-thru in addition to the
other office and retail commercial uses, is consistent with the EDC-NR
land use designation, because the project 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 and Bradley Road are both major
commercial corridors within the City with Interstate 215 located in
relatively close proximity to the east.
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 have been provided to visually screen the
parking lot, drive aisles, and this drive thru from surrounding roadways
along both Newport Road and Bradley Road.
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 security cameras at the entrances
as well as within the property and the site has been designed to limit
concealed areas to allow for greater visibility and security.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:287
Conditional Use Permit No. PLN 20-0272
October 13, 2021
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 and
brick veneers, horizontal fiber cement siding, canopies, architectural
trim, landscape trellises, distinct roof elements, decorative light fixture,
and tower elements. In addition, the varied color palette creates a
warm environment and ranges from pure whites to deeper charcoals,
which will complement the more modern architectural elements of the
project.
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, recesses,
material changes, varied roof lines, 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 sidewalks on Park Avenue and Bradley Road,
which are currently absent. The sidewalk on Newport Road is already
existing. The project will also provide parkway, street trees, and
street lighting on its adjacent roadways and a Class II bike lane on
Bradley Road and Newport Road.
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 down-shielded building
mounted lighting, as well as decorative down-shielded free-standing
lighting.
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”,
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:288
Conditional Use Permit No. PLN 20-0272
October 13, 2021
which will have the effect of limiting leakage and spillage of light. All
lighting is to be down-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.
The Project would provide additional retail options and greater
convenience to residential and commercial uses in the Project
vicinity. The Project locates these retail goods and services along a
major east/west and north-south commercial corridor (Newport Road
and Bradley Road, respectively).
The Project and the properties situated to the north, east, and some of
the properties to the west of the project site share the same General Plan
designation (i.e., EDC-NR). Other properties to the west are designated
Public/Quasi Public Facilities (PF) and contain an existing place of
worship. Properties to the south are within the Cal Neva Specific Plan
and are designated for commercial uses.
The Project is compatible with the surrounding uses and augments and
supports the land uses in the vicinity of the Project.
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 City of Menifee Municipal Code
Chapter 8.27 and Ordinance 663 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.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:289
Conditional Use Permit No. PLN 20-0272
October 13, 2021
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 Economic Development Corridor – Newport
Road (EDC-NR). Surrounding zoning classifications include EDC-NR to
the north, east, and west. Properties zoned Public/Quasi Public Facilities
are also located to the west. Properties to the south are within the Cal
Neva Specific Plan. These zoning classifications are all compatible with
the zoning for the Project site.
The proposed retail center requires the processing of a plot plan, as well
as a conditional use permit to allow for the drive-thru for Shops 2. The
alcohol sales does not require processing of a Conditional Use Permit,
but is rather a “permitted use”, because Major a is a grocery store and is
in excess of 20,000 square feet. All other uses proposed within the
project (e.g., sit-down and quick-serve restaurants, offices, grocery store,
and general retail) are permitted uses.
As stated in the City’s Development Code (Section 9.140.020), the EDC-
NR zone is intended to provide neighborhood-oriented commercial uses
that support the adjacent residential development to the north and south.
Business park, office, or residential uses are envisioned along Bradley
Road, to provide a buffer the commercial corridor and a logical transition
to the adjacent single-family residential neighborhoods to the north.
The project proposes a neighborhood-oriented commercial center which
would support the adjacent residential developments. It also includes
office uses within the northerly portion of the project which would in fact
act as a transition to the adjacent single-family residential neighborhoods
to the northeast.
The project was reviewed against the City’s Development Code. The
design of the Project is consistent with the development standard of the
Development Code. Therefore, the proposed design and location of the
conditional use meets all applicable standards of development and
operation of the City’s Zoning Code, including any applicable specific use
regulations.
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 northeast corner of Newport Road and
Bradley Road. Uses surrounding the project site include a mini-storage
facility (Right Space Storage) to the east, a CVS pharmacy and vacant
land to the south, a commercial retail center similar to the proposed
center (Newport Plaza), vacant land and the Valley Seventh Day
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:290
Conditional Use Permit No. PLN 20-0272
October 13, 2021
Adventist Church to the west, and another commercial retail center similar
to the proposed center (Bradley Business Center) to the north.
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
noted above in Sections 1 and 2, the Project includes uses that are
compatible and serve surroundings residents and businesses.
The Project will provide a specialty grocer, office, restaurant, and retail
options, in addition to the proposed drive-thru, along the Newport Road
and Bradley Road corridors. The Project incorporates quality architecture
and landscaping which will enhance the area.
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 air quality, biological resources, greenhouse gas
emission and transportation 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 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:
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. PLN 20-0272
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:291
Conditional Use Permit No. PLN 20-0272
October 13, 2021
subject to the Conditions of Approval set forth in Exhibit “1” of this
Resolution.
PASSED, APPROVED AND ADOPTED this the 13th day of October, 2021
_________________________
Benjamin Diederich, Chairman
Attest:
___________________________
Stephanie Roseen, Deputy City Clerk
Approved as to form:
______________________________
Thai Phan, Assistant City Attorney
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:292
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EXHIBIT “1”
CONDITIONS OF APPROVAL
Planning Application No.: Conditional Use Permit No. PLN 20-0272
(“Crossroads”)
Project Description: Conditional Use Permit No. PLN 20-0272 proposes to
allow the drive-thru for Shops 2.
Assessor's Parcel No.:336-180-013 and -028
Approval Date:October 13, 2021
Expiration Date:October 13, 2024
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:293
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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
Seventy-Five Cents ($2,530.25) which includes the Two Thousand Four Hundred
and Eighty Dollars and Seventy-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
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:294
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Section I: Conditions Applicable to All Departments
Section II: Community Development Department
Conditions of Approval
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:295
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Section I:
Conditions Applicable to All
Departments
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:296
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3.Definitions. The words identified in the following list that appear in all capitals in
the attached conditions of Conditional Use Permit No. PLN 20-0272 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. PLN 20-0273, dated
May 24, 2021.
APPROVED EXHIBIT B = Elevations of Plot Plan No. PLN 20-0273, dated
May 24, 2021.
APPROVED EXHIBIT C = Floor Plans for Plot Plan No. PLN 20-0273,
dated May 24, 2021.
APPROVED EXHIBIT G = Grading Plan for Plot Plan No. PLN 20-0273,
dated May 24, 2021.
APPROVED EXHIBIT L = Conceptual Landscaping for Plot Plan No. PLN
20-0273, dated May 6, 2021.
APPROVED EXHIBIT S = Master Sign Program for Plot Plan No. PLN 20-
0273, dated June 29, 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.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:297
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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. PLN 20-0273 and Tentative Parcel Map No. PLN
20-0275.
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
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:298
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Section II:
Community Development
Department Conditions of
Approval
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:299
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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. PLN 20-0273. The general site development
standards as well as the site design, layout, location, setbacks, parking,
landscaping, walls, building elevations, and other features for Shops 2 shall be in
substantial conformance with those approved for Plot Plan No. PLN 20-0273.
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. The hours of operation for drive thru at Shops 2 may be
twenty-four (24) hours seven (7) days per week.
16.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 Final Occupancy
17.Security Systems. Prior to the final occupancy, the applicant shall prepare a
security plan for the site. The security plan for this project shall include a
comprehensive security camera system that clearly depicts the entire parking field.
This security camera system shall be based in one of the buildings containing the
management office for this development, or 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 final occupancy.
The Menifee Police Department, and/or Community Development Department
shall also verify that the security system has been installed prior to final occupancy.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:300
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The undersigned warrants that he/she is an authorized representative of the project
referenced above, that I am specifically authorized to consent to all of the foregoing
conditions, and that I so consent as of the date set out below.
_______________________________________________ ___________________
Signed Date
_______________________________________________ ___________________
Name (please print) Title (please print)
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:301
RESOLUTION NO. PC21-_____
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
MENIFEE APPROVING A FINDING OF PUBLIC CONVENIENCE OR
NECESSITY NO. PLN 21-0211 FOR THE SALE OF BEER, WINE, AND
DISTILLED SPIRITS FOR OFF-PREMISES CONSUMPTION AT THE
PROPOSED MAJOR A (SPECIALTY GROCER) LOCATED ON THE
NORTHEAST CORNER OF NEWPORT ROAD AND BRADLEY ROAD
WHEREAS, June 16, 2021, the applicant, Menifee Crossroads, LLC, filed a
formal application with the City of Menifee for a finding of Public Convenience or
Necessity No. PLN 21-0211 for the sale of beer, wine and distilled spirits (Type 21
License) for off-premises consumption at the proposed Major A (specialty grocer)
located northeast of the intersection of Newport Road and Bradley Road within the City
of Menifee (APNs 336-180-013 and -028).
WHEREAS, on October 8, 2020, the applicant, Menifee Crossroads, LLC, filed a
formal application with the City of Menifee for the approval of Plot Plan No. PLN 20-0273
for the construction and operation of a 103,274 sq. ft. office/retail commercial center on
an 8.61-net acre (9.02-gross acre) project site.
WHEREAS, on October 8, 2020, the applicant, Menifee Crossroads, LLC, filed a
formal application with the City of Menifee for the approval of Conditional Use Permit No.
PLN 20-0272 to allow for the drive-thru for Shops 2.
WHEREAS, on October 8, 2020, the applicant, Menifee Crossroads, LLC, filed a
formal application with the City of Menifee for the approval of Tentative Parcel Map No.
PLN 20-0275 (TPM 37972) for a subdivision of 9.02 gross acres into six (6) parcels for
commercial development to create legal parcels allowing for the conveyance of
ownership.
WHEREAS, 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 license would be located in a census tract of undue
concentration of retail licenses or if the granting of the retail license would cause a
census tract to have an undue concentration.
WHEREAS, The California ABC Board has determined that for this Census Tract
No. 0427.08, two (2) off-site (Type 20 and 21) licenses are allowed and more than two
(2) licenses are currently active. Therefore, the granting of this liquor license would
cause this census tract to be over-concentrated by ABC’s determination.
WHEREAS, on August 25, 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 for Public Convenience or Necessity No.
PLN 21-0211, which hearing was publicly noticed by a publication in the newspaper of
general circulation, an agenda posting, and notice to property owners within 1,000 feet
of the Project boundaries, and to persons requesting public notice; and,
Whereas, on August 25, 2021, the Planning Commission opened the public
hearing and continued the public hearing for Public Convenience or Necessity No. PLN
21-0211 to October 13, 2021; and,
Whereas, on October 13, 2021, the Planning Commission held the continued
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:302
Public Convenience and Necessity No. PLN 21-0211
October 13, 2021
public hearing on Public Convenience or Necessity No. PLN 21-0211, which hearing
was not required to be re-noticed, because the project was continued to a date certain
(i.e., October 13, 2021) at the August 25, 2021 hearing, considered all public testimony
as well as all materials in the staff report and accompanying Initial Study/Mitigated
Negative Declaration; and,
NOW, THEREFORE, the Planning Commission of the City of Menifee resolves as
follows:
Section 1. With regard to Public or Convenience Necessity Application No. PLN 21-
0211, the Planning Commission hereby makes the following findings:
1. The proposed use is consistent with the General Plan and development
code.
The Major A specialty grocer is located in the central portion of the
concurrently proposed office/retail commercial center (Plot Plan No. PLN
20-0273). The project site is designated Economic Development Corridor
– Newport Road (EDC-NR) Subarea according to the City of Menifee
General Plan. The intent of this designation is to create a dynamic east-
west corridor by adding neighborhood-oriented commercial uses to
support residential development and grow the City’s tax base. Within the
EDC-NR subarea zone, a grocery store is a permitted use.
The sale of alcohol is an ancillary use permitted within the grocery store.
Therefore, the proposed use of off-site sales of beer, wine and distilled
spirits is consistent with the City of Menifee General Plan and
Development Code with the approval of this Public Convenience and
Necessity.
2. The proposed use is compatible with the nature, condition and character
of adjacent land uses.
The Major A specialty grocer store is located in the central portion of the
proposed office/retail commercial center (Plot Plan No. 20-0273). There
is an existing mini-storage facility to the east. The specialty grocer is
buffered from this use by a landscaped buffer and 6-foot-high screen wall.
Therefore, the project will not impact the nature, condition or character of
this adjacent use.
To the south of the commercial center is Newport Road which in this
location include 4 lanes in the westbound direction and 3 lanes in the
eastbound direction (with a raised landscaped median). To the south of
Newport Road is existing commercial land and commercially designated
properties. Therefore, the project will not impact the nature, condition or
character of these adjacent uses.
Property to the west include similar commercial uses, vacant land
(designated EDC-NR) and a place of worship. However, the place of
worship is buffered by Bradley Road, perimeter landscaping, the
proposed Shops 2 building and internal drive aisles and parking.
Therefore, the project will not impact the nature, condition or character of
these adjacent uses.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:303
Public Convenience and Necessity No. PLN 21-0211
October 13, 2021
Lastly, to the north is an existing commercial center, similar to the
proposed project. Therefore, the project will not impact the nature,
condition or character of these adjacent uses.
3. The proposed use would not have an adverse effect on adjacent land
uses.
The proposed off-site beer, wine and distilled spirits sales (Type 21
license) will not have an adverse effect on adjacent land uses as the
Major A specialty grocer is located within the central portion of the
proposed office/retail commercial center has landscape buffering and
intervening retail and office buildings. The sale of beer, wine and distilled
spirits will not interfere with the quiet enjoyment of the neighboring
residential properties by their residents.
4. The proposed use would not result in an excessive number of similar
establishments in close proximity.
The Major A specialty grocer store will be located in an area that is an
existing hub of commercial activity for the area west of the I-215 Freeway.
This application for Findings of Public Convenience or Necessity should
not result in an excessive number of off-site licenses, as the existing off-
site licenses are located in different commercial centers spread
throughout the census tract.
5. 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.
The Major A specialty grocer store is primarily engaged in the sale of
groceries and the sale of alcohol is ancillary. Residents picking up
general groceries would be able to purchase alcohol at the same time as
purchasing other grocery items. Therefore, the project provides the
public convenience for the residents of the surrounding community.
6. 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 those 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 matter the Director deems necessary or
desirable to other persons or public entities.
The proposed project was noticed on July 29, 2021 and published within
The Press Enterprise. Notices were also mailed to property owners within
a 1,000-foot radius of the project site and an on-site public noticing signs
were placed on the property. All relevant public agencies were also
notified of the public hearing.
Section 2. The Planning Commission of the City of Menifee approves Public Necessity
or Convenience Application No. PLN 21-0211.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:304
Public Convenience and Necessity No. PLN 21-0211
October 13, 2021
PASSED, APPROVED AND ADOPTED this 13th day of October, 2021
___________________________________
Benjamin Diederich, Chairman
ATTEST:
______________________________
Stephanie Roseen, Deputy City Clerk
Approved as to form:
_____________________________
Thai Phan, Assistant City Attorney
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:305
RESOLUTION NO. PC21- _____
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
MENIFEE, CALIFORNIA APPROVING TENTATIVE PARCEL MAP NO.
PLN 20-0275 (TPM NO. 37972) FOR THE COMMERCIAL
SUBDIVISION OF 9.02 GROSS ACRES INTO SIX (6) PARCELS
LOCATED ON THE NORTHEAST CORNER OF NEWPORT ROAD AND
BRADLEY ROAD
WHEREAS, on October 8, 2020, the applicant, Menifee Crossroads, LLC, filed a
formal application with the City of Menifee for the approval of Tentative Parcel Map No.
PLN 20-0275 (TPM 37972) for a subdivision of 9.02 gross acres into six (6) parcel for
commercial development to create legal parcels allowing for the conveyance of
ownership.
WHEREAS, on October 8, 2020, the applicant, Menifee Crossroads, LLC, filed a
formal application with the City of Menifee for the approval of Plot Plan No. PLN 20-0273
for the construction and operation of a 103,274 sq. ft. office/retail commercial center on
an 8.61-net acre (9.02-gross acre) project site.
WHEREAS, on October 8, 2020, the applicant, Menifee Crossroads, LLC, filed a
formal application with the City of Menifee for the approval of Conditional Use Permit No.
PLN 20-0272 to allow for the drive-thru for Shops 2.
WHEREAS, June 16, 2021, the applicant, Menifee Crossroads, LLC, filed a
formal application with the City of Menifee for a finding of Public Convenience or
Necessity No. PLN 21-0211 for the sale of beer, wine and distilled spirits (Type 21
License) for off-premises consumption at the proposed Major A (specialty grocer)
located northeast of the intersection of Newport Road and Bradley Road within the City
of Menifee (APNs 336-180-013 and -028).
WHEREAS, on August 25, 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 for Tentative Parcel Map No. PLN 20-
0275 (TPM 37972), which hearing was publicly noticed by a publication in the
newspaper of general circulation, an agenda posting, and notice to property owners
within 1,000 feet of the Project boundaries, and to persons requesting public notice; and,
Whereas, on August 25, 2021, the Planning Commission opened the public
hearing and continued the public hearing for Tentative Parcel Map No. PLN 20-0275
(TPM 37972) to October 13, 2021; and,
Whereas, on October 13, 2021, the Planning Commission held the continued
public hearing on Tentative Parcel Map No. PLN 20-0275 (TPM 37972), which hearing
was not required to be re-noticed, because the project was continued to a date certain
(i.e., October 13, 2021) at the August 25, 2021 hearing, considered all public testimony
as well as all materials in the staff report and accompanying Initial Study/Mitigated
Negative Declaration; 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.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:306
Tentative Parcel Map No. PLN 20-0275
October 13, 2021
Consistency with General Plan
The project site is designated Economic Development Corridor – Newport
Road (EDC-NR) Subarea according to the City of Menifee General Plan.
The intent of this designation is to create a dynamic east-west corridor by
adding neighborhood-oriented commercial uses to support residential
development and grow the City’s tax base. Within the EDC-NR subarea
zone, general retail, professional offices, restaurants, and grocery stores
are a permitted uses.
The proposed project is the subdivision of 9.02 gross acres into six (6)
parcel to create legal parcels allowing for the conveyance of ownership.
This site meets the requirements of the Development Code, General
Plan, and the Menifee Municipal Code. The project site is not located
within any Specific Plan.
The proposed subdivision is consistent with adopted Title 7 Subdivision
Ordinance. The land to be subdivided is in accordance with the proposed
Plot Plan No. PLN 20-0273.
The Project and the properties situated to the north, east, and some of
the properties to the west of the project site share the same General Plan
designation (i.e., EDC-NR). Other properties to the west are designated
Public/Quasi Public Facilities (PF) and contain an existing place of
worship. Properties to the south are within the Cal Neva Specific Plan
and are designated for commercial uses. The proposed commercial
subdivision is consistent with the Zoning and General Plan land use
designations of these surrounding properties.
The subdivision will also comply with the development standards of the
City’s Development Code including minimum lot dimensions, floor area
ratio, and setbacks, furthering the project’s consistency with the
Development Code, General Plan, and the Menifee Municipal Code.
Section 2:The tentative map does not propose to divide land that 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. The proposed parcels currently
contain vacant land; therefore, there are no agricultural uses to sustain.
Because this is not a parcel used for agricultural purposes and is not
subject to the California Land Conservation Act 1965, subdividing the
property will not affect the agricultural viability of the property as the
existing development on site is for commercial purposes.
Section 3:The site is physically suitable for the type and proposed density of
development proposed by the tentative map.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:307
Tentative Parcel Map No. PLN 20-0275
October 13, 2021
The proposed development (proposed under Plot Plan No. PLN 20-0273)
complies with the type of development and density of the EDC-NR land
use designation and zone. The existing development complies with the
development standards of the General Plan and Development Code
including setbacks, building height, and landscaping. The proposed
commercial development will cover approximately 26 percent (0.26 floor
area ratio) of the created lot, as such the development will continue to
comply with the intended lot coverage prescribed by the Development
Code.
The physical suitability of the proposed development was analyzed during
the review process for Plot Plan No. PLN 20-0273. The proposed
Tentative Parcel Map will not change this development and there is no
additional development proposed under this Tentative Parcel Map.
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, is:
1. Not likely to cause significant environmental damage or
substantially and avoidably injure fish or wildlife or their habitat.
The project is to subdivide 9.08 acres into six (6) parcels. An IS/MND has
been completed for the project and adopted by the Planning Commission
pursuant to Resolution PC 21-____). Standard conditions of approval
pertaining to burrowing owl, nesting birds, Stephens kangaroo rat and
cultural resources still apply in this case and shall be addressed as part of
standard monitoring in the conditions of approval. As such, the
subdivision will not cause environmental damage or injure fish, 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.
The proposed subdivision is proposed concurrently with Plot Plan No.
PLN 20-0273. City of Menifee Engineering and Public Works, Building
and Safety and Community Development Departments, Riverside County
Environmental Health Department, and the City of Menifee Fire Marshal’s
office analyzed all public health impacts for the proposed development
during project review.
Conditions of approval were assigned to ensure the health and safety of
the public, and the employees of the proposed development. In addition,
an IS/MND has been completed for the project and adopted by the
Planning Commission pursuant to Resolution PC 21-____ and found that
no significant impacts related serious public health problems would occur
with implementation of the proposed project. For these reasons, this
subdivision will not 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.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:308
Tentative Parcel Map No. PLN 20-0275
October 13, 2021
The design of the subdivision does not alter the concurrently proposed
development (i.e., Plot Plan No. PLN 20-0273). This parcel map does not
further provide or alter future passive or natural heating or cooling
opportunities for the project site; however, the project site remains
consistent with findings made for Plot Plan No. PLN 20-0273.
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
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 proposed subdivision does not include improvements, or changes to
the concurrently proposed development (i.e., Plot Plan No. PLN 20-0273).
Easements to provide access for the public through the property are
included through conditions of approval for the Tentative Parcel Map.
Section 8: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).
This project is for the subdivision of a proposed commercial development
and does not include residential units. For these reasons, no Quimby Act
fees or dedications are required.
Section 7: 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 Tentative
Parcel Map 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 Tentative Parcel Map No. PLN 20-0275 (TPM
37972) subject to the Conditions of Approval set forth in Exhibit “1” of this
Resolution.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:309
Tentative Parcel Map No. PLN 20-0275
October 13, 2021
PASSED, APPROVED AND ADOPTED this the 13th day of October, 2021:
_________________________
Benjamin Diederich, Chairman
Attest:
___________________________
Stephanie Roseen, Deputy City Clerk
Approved as to form:
______________________________
Thai Phan, Assistant City Attorney
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:310
Tentative Parcel Map No. PLN 20-0275 1 of 44
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EXHIBIT “1”
CONDITIONS OF APPROVAL
Planning Application No.: Tentative Parcel Map No. PLN 20-0275 (Tentative Parcel
Map No. 37972) (“Crossroads”)
Project Description: Tentative Parcel Map No. PLN 20-0275 (Tentative Parcel
Map No. 37972) proposes a subdivision of 9.02 gross acres
into six (6) parcel to create legal parcels allowing for the
conveyance of ownership.
Assessor's Parcel No.:336-180-013 and -028
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:October 13, 2021
Expiration Date:October 13, 2024
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:311
Tentative Parcel Map No. PLN 20-0275 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 Seventy-Five Cents ($2,530.25) which includes the Two Thousand
Four Hundred and Eighty Dollars and Seventy-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
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:312
Tentative Parcel Map No. PLN 20-0275 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
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:313
Tentative Parcel Map No. PLN 20-0275 4 of 44
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Section I:
Conditions Applicable to All
Departments
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:314
Tentative Parcel Map No. PLN 20-0275 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. 37972 shall be
henceforth defined as follows:
TENTATIVE MAP = EXHIBIT A - Tentative Parcel Map No. 37972 dated
May 24, 2021 (Planning Application No. PLN 20-0275)
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 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.
9.Expiration Date. The conditionally approved TENTATIVE MAP shall expire
three (3) years after the City of Menifee approval date, unless extended as
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
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:315
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Section II:
Community Development
Department
Conditions of Approval
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:316
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General Conditions
Fees
10.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
11.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.
12.Surveyor. The FINAL MAP shall be prepared by a licensed land surveyor or
registered civil engineer.
The applicant will be required to update any previously recorded reciprocal
access agreements as necessary as a result of Tentative Parcel Map No.
37972.
13.Reciprocal Access and Parking Agreements. Prior to map recordation,
reciprocal access and parking agreements shall be established across Parcels
1 through 6 for appropriate on-site circulation and access to and from adjacent
roadways and to allow flexible parking overflow between parcels.
14.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.
15.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.”
16.Survey Checklist. The Engineering and Community Development
Departments shall review any FINAL MAP and ensure compliance with the
following:
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:317
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A. All parcels on the FINAL MAP shall be in substantial conformance with the
approved TENTATIVE MAP relative to size and configuration.
B. The total number of parcels on the final map shall be 6.
Fees
17.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
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:318
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Section III:
Engineering/Public Works
Department
Conditions of Approval
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:319
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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
18. This Tentative Parcel Map, PLN20-0275, is concurrently processing a
proposed plot plan, PLN20-0273, which has its own set of Conditions of
Approval. The conditions for this Tentative Parcel Map shall be satisfied in
concurrence with the Conditions of Approval for the proposed Plot Plan.
19.Subdivision Map Act - The developer / property owner shall comply with the
State of California Subdivision Map Act.
20.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.
21.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.
22.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
timing with City Council calendar when requesting changes to the bond
agreements.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:320
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23.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.
24.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.
25.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.
26.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.
27.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-
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:321
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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.
28.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.
29.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.
30.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.
31.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.
32.Surveyor Checklist – The City Engineering Department – Survey Division
shall review the Parcel Map and ensure compliance with the following:
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:322
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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.
33.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_.
34.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.”
35.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.”
B. GRADING AND DRAINAGE
36.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.
37.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.
38.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
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:323
Tentative Parcel Map No. PLN 20-0275 14 of 44
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potential for adverse impacts upon drainage, sensitive environmental features,
or to protect property, health safety, and welfare.
39.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.
40.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.
41.2:1 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.
42.Slope Setbacks – Observe slope setbacks from buildings and property lines
per the California Building Code and City ordinance on grading.
43.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.
44.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.
45.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.
46.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
the California State Water Resources Control Board (SWRCB). Additional
Erosion protection may be required during the rainy season.
47.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.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:324
Tentative Parcel Map No. PLN 20-0275 15 of 44
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48.Design Grade Criteria – Onsite parking areas shall be designed in
accordance with the current version of City of Menifee Standards and
Specifications. Non-compliance may require a redesign of the project.
Significant redesigns may require a revised Plot Plan and/or Tentative Parcel
Map.
49.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.
50.Finish Grade – Shall be sloped to provide proper drainage away from all
exterior foundation walls in accordance with City of Menifee Standard Plan
300.
51.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.
52.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.
53.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.
54.Licensed Geotech - A licensed geotechnical engineer shall perform final
determination of the foundation characteristics of soils within on-site
development areas.
55.10 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 may be required to ensure the proposed development will not increase
predevelopment flows to downstream receiving streets and properties. The
property shall be graded to drain to the adjacent street or an adequate outlet.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:325
Tentative Parcel Map No. PLN 20-0275 16 of 44
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56.100 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.
57.100 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.
58.100 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.
59.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 Bradley Road, and shall not flow over the proposed parkway
or within the driveway approach.
60.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:
61.Geotechnical Report – The following documentation was reviewed and
approved by the City:
a.Preliminary Geotechnical Interpretive Report, Proposed Commercial
Development, Assessor Parcel Numbers 336-180-028, Located on the
Northeastern Corner of Bradley Road and Newport Road, City of Menifee,
Riverside County, California, prepared by Earth Strata Geotechnical
Services, Inc., Project No. 192852-10A, dated July 31, 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.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:326
Tentative Parcel Map No. PLN 20-0275 17 of 44
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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.
62.Drainage Study – The following report was reviewed and approved by the
City:
a.Preliminary Hydrology Study, Menifee Crossroads Commercial
Development, Newport and Bradley, Menifee, CA, APNs: 336-180-013 and
336-180-028, prepared by Valued Engineering Inc., dated September
2020.
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.
63.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.
64.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.
65.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.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:327
Tentative Parcel Map No. PLN 20-0275 18 of 44
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66.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.
67.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.
68.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.
69.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:
70.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.
71.No Building Permit Without Legal Lot – Prior to issuance of any building
permit, the developer / property owner shall ensure that the underlying parcels
for such buildings are complying with City Ordinances, Codes, and the
Subdivision Map Act.
72.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.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:328
Tentative Parcel Map No. PLN 20-0275 19 of 44
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73.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.
74.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 Any Certificate of Occupancy:
75.No Occupancy Prior to Parcel Map Recordation – Prior to issuance of any
certificate of occupancy, the developer / property owner shall record the Parcel
Map.
76.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.
77.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.
78.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)
79.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
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:329
Tentative Parcel Map No. PLN 20-0275 20 of 44
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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.
80.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)
81.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
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.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:330
Tentative Parcel Map No. PLN 20-0275 21 of 44
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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
82.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, Bradley Road, and
Park Avenue 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 Bradley Road between Parcel 4 and
Parcel 5. Driveway #2 is located along Bradley Road between Parcel 5 and
Parcel 6. Driveway #3 is located along Park Avenue on the northern side of the
project. Driveway #4 is located along Newport Road on the southern side 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 79 feet, 67
feet paved curb to centerline, a Class II bike lane, 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 Newport 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.
b.Bradley Road – Bradley Road shall be improved to a modified Secondary
designation with an ultimate half width Right of Way of 50 feet, 36 feet
paved curb to centerline, a Class II bike lane, a 6 foot sidewalk adjacent to
curb and an 8 foot wide parkway. A raised median shall be constructed to
restrict turns along Bradley Road. Undergrounding of electrical power lines
along Bradley 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 Bradley Road fronting the property to the
centerline plus an additional 12 feet past centerline, as approved by the
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:331
Tentative Parcel Map No. PLN 20-0275 22 of 44
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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.Park Avenue – Park Avenue shall be improved to a General Local
designation with an ultimate half width Right of Way of 30 feet, 20 feet
paved curb to centerline, a 6 foot sidewalk adjacent to curb and a 4 foot
wide parkway. Prior to recordation of the Parcel Map, the developer shall
construct or guarantee the construction of the public street improvements
within Park Avenue fronting the property to the centerline plus an additional
12 feet past centerline, as approved by the Public Works Director / City
Engineer. Park Avenue is classified as a General Local roadway; however,
because the project proposes Park Avenue as a truck delivery route, the
road shall be improved with the minimum pavement structural section for
an Industrial Collector designation. 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.
d.Reconstruction or Resurfacing of Newport Road, Bradley Road, and
Park Avenue – The Public Works Director / City Engineer may consider
reconstruction or resurfacing of existing Newport Road, Bradley Road, and
Park Avenue 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.
83.Reimbursement Agreement – The developer may enter into a Development
Impact Fee (DIF) Credit and Reimbursement Agreement with the City for
reimbursement of the construction cost of improving Bradley Road fronting the
project, in excess of the DIF credit. The developer shall be responsible for
drafting the agreement consistent with City Ordinances and Codes, and it shall
be reviewed and approved by the City prior to any certificate of occupancy.
The agreement shall include a benefit cost analysis identifying future
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:332
Tentative Parcel Map No. PLN 20-0275 23 of 44
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developments that will benefit from the constructed improvements, and the
future developments’ share.
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.Driveways - 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.
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, Bradley
Road, and Park Avenue 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 modification of the
traffic signal at Newport Road and Bradley Road. 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.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:333
Tentative Parcel Map No. PLN 20-0275 24 of 44
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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 79 feet, and 67 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
boundary should extend to the right-of-way line and the map shall note the
instrument number that dedicated the right of way.
97.Bradley Road Dedication. The developer / property owner shall construct or
guarantee the construction of Bradley Road to a modified Secondary
designation with an ultimate half width Right of Way of 50 feet, and 36 feet
paved curb to centerline. The developer / property owner shall dedicate the
necessary Bradley Road right of way fronting the development on the Parcel
Map. The Parcel Map boundary shall extend to the centerline of Bradley Road,
unless the street was previously dedicated in fee title in which case the
boundary should extend to the right-of-way line and the map shall note the
instrument number that dedicated the right of way.
98.Park Avenue Dedication. The developer / property owner shall construct or
guarantee the construction of Park Avenue to a general local designation with
an ultimate half width Right of Way of 30 feet, and 20 feet paved curb to
centerline. The developer / property owner shall dedicate the necessary Park
Avenue right of way fronting the development on the Parcel Map. The
dedication shall include the northern portion of APN 336-180-013, the sliver
parcel on the east side of the project. The Parcel Map boundary shall extend
to the centerline of Park Avenue, unless the street was previously dedicated in
fee title in which case the boundary should extend to the right-of-way line and
the map shall note the instrument number that dedicated the right of way.
Prior to Issuance of Any Certificate of Occupancy:
99.Newport Road Improvements – Improvements on Newport Road fronting the
development shall be completed to a modified Urban Arterial designation with
an ultimate half width Right of Way of 79 feet and 67 feet paved curb to
centerline prior to issuance of Certificate of Occupancy. It shall be the sole
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:334
Tentative Parcel Map No. PLN 20-0275 25 of 44
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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.Bradley Road Improvements – Improvements on Bradley Road fronting
the development shall be completed to a modified Secondary Arterial
designation with an ultimate half width Right of Way of 50 feet and 36 feet
paved curb to centerline prior to issuance of Certificate of Occupancy.
Undergrounding of electrical power lines along Bradley 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.
101.Park Avenue Improvements – Improvements on Park Avenue fronting the
development shall be improved to a General Local designation with an ultimate
half width Right of Way of 30 feet and 20 feet paved curb to centerline with a 6
foot sidewalk adjacent to curb and a 4 foot wide parkway prior to issuance of
Certificate of Occupancy. The improvements shall be adequately transitioned
to the existing street improvements, including the sidewalk and curb and gutter
to the east. 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.
102.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.
E. TRAFFIC ENGINEERING
103.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 Urban Cross
Roads, and dated May 20, 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:
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:335
Tentative Parcel Map No. PLN 20-0275 26 of 44
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104.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.
105.Signing and Striping Plan – Prior to issuance of a construction permit,
any necessary signing and striping plan for Newport Road, Bradley Road, and
Park Avenue shall be approved by the City Traffic Engineer in accordance with
City ordinances, standards and specifications, and with the latest edition of the
CAMUTCD.
106.Traffic Signal Plan – Prior to issuance of a construction permit, the traffic
signal plan for the modification of the traffic signal at Newport Road and
Bradley Road shall be approved by the City Traffic Engineer in accordance
with City standards and specifications.
107.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.
108.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.
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 Any Certificate of Occupancy:
109.Construction of Roadway Improvements – The developer / property
owner shall design and construct the following roadway improvements:
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:336
Tentative Parcel Map No. PLN 20-0275 27 of 44
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a.Bradley Road Frontage Improvements - Construct Bradley Road to its
ultimate half section width as a modified Secondary Arterial designation
between Newport Road and Park Avenue. The required improvements
shall include construction and restriping for one additional northbound
through lane, a left turn pocket for access to the church driveway (opposite
project site), and a Class II bike lane. Appropriate transitions shall be
provided as approved by the City Traffic Engineer. The design shall be
finalized during review of final construction drawings.
b.Bradley Road Raised Median - Construct a full raised median on Bradley
Road from Newport Road to Park Avenue to restrict access to right-in-right-
out only with an opening at Driveway #1 for full access. The median design
shall include lengthening of the southbound left turn lane at Newport Road
to 350 feet. Restriping of the southbound left turn lane and both through
lanes may be required to accommodate the median. Appropriate transitions
for the median shall be provided as approved by the City Traffic Engineer.
The design shall be finalized during review of final construction drawings.
c.Park Avenue Frontage Improvements - Construct a 6 foot wide sidewalk
adjacent to curb and a 4 foot wide parkway on the south side of Park
Avenue as approved by the Public Works Director / City Engineer. The
design shall be finalized during review of final construction drawings.
d.Bradley Road Driveway #1 – Construct the following improvements at the
northern Bradley Road driveway intersection:
i. Northbound: one through lane, one shared through / right turn lane,
one left-turn pocket, and one bike lane.
ii. Southbound: one through lane, one left-turn pocket
iii. Westbound: one right turn lane and one shared through / left turn
lane.
e.Bradley Road Driveway #2 – Construct the following improvements at the
southern Bradley Road driveway intersection:
i. Northbound: One through lane, one shared through / right turn lane,
and one bike lane.
ii. Westbound: One right turn lane.
f.Park Avenue Driveway #3 – Construct the following improvements at the
Park Avenue driveway intersection:
i. Northbound: One shared left turn / right turn lane
ii. Eastbound: One shared through / right turn lane
iii. Westbound: One shared through / left turn lane
g.Newport Road Driveway #4 – Construct the following improvements at
the Newport Avenue driveway intersection:
i. Southbound: One right turn lane
ii. Westbound: One shared through / right turn lane
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:337
Tentative Parcel Map No. PLN 20-0275 28 of 44
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110.Intersection Geometrics – The following street intersections shall be
improved with the following geometrics:
a. Newport Road and Bradley Road Intersection Improvements
i. Northbound: Extend left turn pocket to 150 feet, one through lane,
and one shared through / right turn lane.
ii. Southbound: Extend left turn pocket to 350 feet, one shared through
/ left turn lane, and one shared through / right turn lane.
iii. Eastbound and Westbound: Existing geometries to be retained.
b. Bradley Road and Park Avenue Intersection Improvements
i. Construct a northbound right turn lane and Class II bike lane along
the project frontage for the southern leg of the intersection; restripe
the existing through lane.
F. 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 in
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:338
Tentative Parcel Map No. PLN 20-0275 29 of 44
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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, Menifee
Crossroads, PLN20-0273, prepared by Valued Engineering, dated
December 2020.
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
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:339
Tentative Parcel Map No. PLN 20-0275 30 of 44
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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 Any 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
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:340
Tentative Parcel Map No. PLN 20-0275 31 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.
G. 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.
H. CITYWIDE COMMUNITY FACILITIES MAINTENANCE DISTRICT (CFD)
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:341
Tentative Parcel Map No. PLN 20-0275 32 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, Bradley Road, and Park Avenue – The
parkway areas behind the sidewalk within the public right-of-way fronting the
entire property along Newport Road, Bradley Road, and Park Avenue 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.
I. WASTE MANAGEMENT
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:342
Tentative Parcel Map No. PLN 20-0275 33 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_business.html#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,
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:343
Tentative Parcel Map No. PLN 20-0275 34 of 44
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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.
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 Any 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.
J.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.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:344
Tentative Parcel Map No. PLN 20-0275 35 of 44
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137.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.
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
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:345
Tentative Parcel Map No. PLN 20-0275 36 of 44
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Section IV:
Riverside County Fire Department
Conditions of Approval
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:346
Tentative Parcel Map No. PLN 20-0275 37 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 (as it is noted above) is required on all
correspondence.
Questions should be directed to Menifee Fire Department-Office of the Fire Marshal at
29844 Haun Road., Menifee, CA 92586 or by phone at (951) 723-3767.
With respect to the conditions of approval for the reference project, the Fire Department
requires the following fire protection measures be provided in accordance with Riverside
County Ordinances and/or recognized fire protection standards:
CONDITIONS
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 - 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 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.
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
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:347
Tentative Parcel Map No. PLN 20-0275 38 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.Pavers - Paving materials such as stone, concrete pavers, chip seal or
slag, shall be evaluated based on their ability to support imposed load of a fire
apparatus by a Civil or Soils Engineer and shall be installed per manufacture
specification and designed to e RCV support the impose loads of fire apparatus
{75,00 lbs of gross vehicular weight).
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
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:348
Tentative Parcel Map No. PLN 20-0275 39 of 44
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Section V:
Riverside County Environmental
Health Conditions of Approval
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:349
Tentative Parcel Map No. PLN 20-0275 40 of 44
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General Conditions
153.Riverside County Department of Environmental Health. The project
shall comply with the Riverside County Department of Environmental Health
letter dated June 29, 2021 (attached at end of Conditions of Approval
document).
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:350
Tentative Parcel Map No. PLN 20-0275 41 of 44
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:351
Tentative Parcel Map No. PLN 20-0275 42 of 44
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:352
Tentative Parcel Map No. PLN 20-0275 43 of 44
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:353
Tentative Parcel Map No. PLN 20-0275 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
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:354
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: August, 25, 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: Plot Plan No. PLN 20-0273, Conditional Use Permit No. PLN 20-0272, Public Convenience and Necessity No. PLN 21-0211 and Tentative Parcel Map No. PLN 20-0275 (“Crossroads”) Project Location: The project site is located northeast of the intersection of Newport Road and Bradley Road within the City of Menifee, County of Riverside, State of California (APNs 336-180-013 and -028). The Planning Commission will consider the following project at a public hearing: Plot Plan No. PLN 20-0273 proposes the construction and operation of a 103,274 sq. ft. office/retail commercial center on an 8.61-net acre (9.02-gross acre) project site. The office/retail commercial buildings consist of the following:
• Major ‘A’ – 37,400 sq. ft. (specialty grocer)
• Shops 1 – 8,200 sq. ft.
• Shops 2 – 8,500 sq. ft. with drive-thru
• Office/Retail – 7,750 sq. ft.
• Office 2 – 36,924 sq. ft.
• Pad A – 4,500 sq. ft. (restaurant)
The project proposes 404 onsite vehicle parking space. Phasing of the project is no longer proposed.
Conditional Use Permit No. PLN 20-0272 proposes to allow the drive-thru for Shops 2. Public Convenience and Necessity No. PLN 21-0211 is a proposal to allow for the sale of beer, wine, and distilled spirits for off-premise consumption (Type 21 License) at the proposed Major A (specialty grocer). The findings are required by the California Department of Alcoholic Beverages Control (ABC) due to an overconcentration of alcohol licenses with the subject census tract.
Project Site
Newport Rd
Br
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R
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:355
Tentative Parcel Map No. PLN 20-0275 (TPM 37972) proposes a subdivision of 9.02 gross acres into six (6) parcels. The parcels range in size from 0.77 to 2.68 acres. The subdivision also includes
dedications on Bradley Road and Park Avenue. The Tentative Parcel Map is needed to create legal parcels allowing for the conveyance of ownership. 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 July 29, 2021 and close on August 18, 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 Wednesday, August 18, 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 Ryan Fowler, at (951) 723-3740 or via email at rfowler@cityofmenifee.us, or go to the City of Menifee’s agenda web page at http://www.cityofmenifee.us. To view the case file information electronically 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: Ryan Fowler, Principal Planner 29844 Haun Road Menifee, CA 92586
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:356
Item Title: 9.1 Plot Plan No. PLN 20-0273, Conditional Use Permit No. PLN 20-0272, Public Convenience and Necessity No. PLN 21-0211 and Tentative Parcel Map No. PLN 20-0275 (“Crossroads”)Item Page Number: 357
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
Menifee Union School District Attn: James Seller 29775 Haun Road Menifee, CA 92586
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
Valley-Wide Recreation and Park District James Salvador, Executive Assistant/ CEQA P.O. Box 907 San Jacinto, CA 92581
Caliber Retail Properties Group Attn: Bart Pebbles, Principal 17682 Mitchell N. Suite 201 Irvine, CA 92614
Menifee Crossroads LLC Attn: Ali Tabrizizadeh 24221 Park Granada Calabasas, CA 91302
Kassen Klein 2538 Fairway Drive Costa Mesa, CA 92627
4M Engineering and Development Attn: Sherrie Munroe, Principal 41635 Enterprise Circle North, Suite B Temecula CA 92590
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:358
From:Catherine Thinnes
To:Ryan Fowler
Subject:Center Bradley/Newport
Date:Tuesday, August 10, 2021 4:06:24 PM
[CAUTION]: This email originated from outside of the organization. Do not click links or open attachments unless
you recognize the sender and know the content is safe.
The only comment I have is in regards to a speciality grocer. Many Menifee residents would like to see a Trader
Joe’s in Menifee. Perhaps the city needs to update Menifee’s current demographics and pursue a Trader Joe’s in
Menifee. My understanding is that Trader Joe’s did not feel Menifee had the demographics to support a Trader
Joe’s. A similar situation occurred in Temecula a while back. A big chain restaurant did not feel Temecula had the
demographics to support the restaurant. The problem was they were looking at outdated data. Once new data was
presented the restaurant was built and has been very successful. i lived in Temecula for 30 years prior to moving to
Menifee 3 years ago and Menifee reminds me of Temecula way back when it was first developing.
Thank You,
Cathy Thinnes
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:359
August 13, 2021
Comment Letter Planning Commissioner’s Public Hearing for August 25th9 acres Commercial - the CrossRoads, Menifee
I would like to make a request to the planning commissioners to require the developer to put atraffic signal at the intersection of Bradley Road and Park Avenue as part of the project.
This signal will solve the problem and allow U-turns.
The developers, Kassen Cline and Matt Liesmeyer are going to make a lot of money on thisproject, and they can afford it. Dont let them tell you its not required. This project will causea ton of problems with the traffic. That is your job as planning commissionersto make sure these develpers pay thier way now, and not the taxpayer after the project gets built.
Thanks for listening, and we are all counting on you.
Roy Dewerks, Sun City
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:360
SAN BERNARDINO 550 East Hospitality Lane, Suite 300 San Bernardino, California 92408
SAN DIEGO 401 West A Street, Suite 925 San Diego, California 92101
GreshamSavage.com
Firm-Templates -- 1404521.1
Matthew.Nelson@GreshamSavage.com ∙ San Bernardino Office
(909) 890‐4499 ∙ fax (909) 890‐9877
August 24, 2021
VIA E‐MAIL to sroseen@cityofmenifee.us
City of Menifee
Planning Commission
29844 Haun Road
Menifee, CA 92586
Re: Objections to Plot Plan No. PLN 20‐0273, Conditional Use Permit No. PLN
20‐0272, Public Convenience and Necessity No. PLN 21‐0211 and Tentative
Parcel Map No. PLN 20‐0275 (“Crossroads”)
Honorable Members of the Planning Commission:
This firm represents 26900 Newport, Inc., the owner of the Newport Plaza shopping
center property located at the northwest corner of Newport Road and Bradley Road
directly west of the above‐referenced project. Newport Plaza has been part of the
community for over 30 years long before the incorporation of the City of Menifee. It is
home to over 25 tenants, including local favorites Giovanni’s Restaurant, Pitstop Pub
Sports Bar & Grill, Carnitas Express and Plaza Center Cleaners and national
businesses, such as Sherwin‐Williams Paints. Although 26900 Newport, Inc. generally
supports growth and development in the City of Menifee, it is compelled to object to
the proposed Crossroads project.
26900 Newport, Inc. is specifically opposed to the proposed modification of the
Newport Plaza shopping center’s Bradley Road driveway that eliminates full access
and restricts traffic to right in/right out only. Due to the existing right in/right out
restrictions at the Newport Road driveway and the layout of the shopping center, the
Bradley Road driveway is the only location where trucks servicing tenants can enter
the site. The proposed modification would require trucks to go north on Bradley Road
until finding a safe place to make a U‐turn, which would be contrary to the City’s
General Plan policies that delivery trucks “. . . must take the most direct route to and
from the designated truck routes” (Circulation Element C‐5: Good Movement) and
may not even be feasible regardless.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:361
August 24, 2021
City of Menifee Planning Commission
Page 2
Despite being a long standing member of the Menifee business community, the City’s
communication and coordination with 26900 Newport, Inc. regarding restriction of
access to Bradley Road has been and continues to be inadequate. A road design
change of this magnitude warranted a far more direct and transparent approach.
Further, it is questionable as to whether the City even complied with the minimal State
law requirement of public notice. Although page 16 of the Staff report claims “ . . .
notices were sent to owners within 1,000 feet of the Project site boundaries and to all
relevant agencies and interested parties,” the Staff report only includes the 1,000 foot
property radius map and provides no evidence that 26900 Newport, Inc. or any other
property owner within 1,000 feet actually received notice.
In addition to the noticing concerns, our review of the IS/MND and supporting
technical studies has revealed key deficiencies which have resulted in an incomplete
assessment of air quality and traffic impacts to neighboring properties, as discussed
below. We strongly urge the Planning Commission to deny the project as presented or
continue the hearing until these issues can be fully addressed.
1. IS/MND and Air Quality Impact Analysis Fail to Account for Export of Fill.
There is a major discrepancy between page 28 of the Air Quality Impact Analysis
(“AQIA”) which states:
“Based on information provided by the Project Applicant, the
Project is not anticipated to require any import or export of soil
and is expected to be a balanced site”
and page 2 of the Environmental Checklist Form, which states:
“…the project proposes 15,513 cubic yards of cut, with a need for
8,670 cubic yards of fill, for a net of 6,843 cubic yards of export of
material” (Emphasis added).
This is a serious deficiency because haul truck trips were not accounted for in the
AQIA, the traffic analysis or the IS/MND. Assuming that the typical commercial
dump truck can carry approximately 12 cubic yards of soil, this means that roughly
1,140 one‐way soil hauling trips to and from the site were completely unaccounted for.
Furthermore, the AQIA assumed a “Site Preparation” phase of ten days (see Table 3‐
2). This means that roughly 57 dump trucks would be arriving and departing the site
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:362
August 24, 2021
City of Menifee Planning Commission
Page 3
per day, which would create a serious temporary construction traffic impact and
adversely affect nearby businesses. Dump trucks associated with soil removal from
the site are also not accounted for within Table 3‐3 of the AQIA, and none of the
emissions associated with the extensive soil removal were accounted for within Tables
3‐4 and 3‐5, nor were they accounted for within Section 3.7 “Construction‐Source
Emissions LST Analysis” of the AQIA. The AQIA and IS/MND must be revised to
provide a full and complete disclosure of project impacts and to provide for additional
mitigation as may be appropriate. Failure to do so will constitute a violation of the
California Environmental Quality Act (“CEQA”). 1
2. Traffic Analysis and Mitigation Measures are Inadequate.
a. Construction Impacts.
As discussed above, the IS/MND and supporting technical studies completely fail to
account for soil haul trips to export fill from the site. The “Construction Traffic Control
Plan” required under Condition Nos. 108 and 173 does not require inclusion of
measures to ensure that impacts to nearby businesses are minimized and that access to
neighboring properties is not unreasonably restricted during construction. A project‐
specific mitigation measure must be incorporated which fully addresses these
potential impacts.2
b. Operational Impacts.
As discussed above, the proposed construction of a raised median within Bradley
Road would severely risk truck access to Newport Plaza. Therefore, the statement on
pages 79‐80 of the IS/MND that “the anticipated on‐site and off‐site roadway
improvements would be compatible with the surrounding
commercial/retail/institutional land uses” is completely unsupported.
Operational traffic impacts of the project are purportedly addressed by “Standard
Conditions of Approval”; however, COA‐TRAN‐1 to COA‐TRAN‐13 are clearly
project‐specific rather than “standard” and therefore should be incorporated as
1 CEQA was adopted to provide for public disclosure of the environmental impacts associated with projects and public
participation in the decision-making process. (CEQA Guidelines § 15201; Laurel Heights Improvement Assn. v. Regents of
University of California (“Laurel Heights II”) (1993) 6 Cal.4th 1112, 1123; Concerned Citizens of Costa Mesa, Inc. v. 32nd Dist.
Agricultural Assoc. (1986) 42 Cal.3d 929, 936; Environmental Planning & Information Council v. County of El Dorado (1982) 131
Cal.App.3d 350, 354.) 2 CEQA defines “environment” as “the physical conditions which exist within the area which will be affected by the proposed
project ....” (Cal. Pub. Resources Code, § 21060.5, emphasis added).
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:363
August 24, 2021
City of Menifee Planning Commission
Page 4
mitigation measures and included within the Mitigation Monitoring and Reporting
Program (“MMRP”) for the project.3
There is also no evidence that “Standard Conditions” COA‐TRAN‐1 to COA‐TRAN‐3
(requiring payment of fair‐share fees for designated improvements) would actually
result in mitigation of the identified impacts at project opening.4 The project’s fair
share responsibility for identified improvements ranges from only 7.3% to 15.8%,
meaning that there is no guarantee that the improvements will be fully funded in time
to mitigate the cumulative deficiencies identified under Existing (2020), E+P, and
Opening Year Cumulative (2022) traffic conditions.5 Therefore, the City must either
commit to constructing the improvements prior to project opening or require the
project applicant to bear full responsibility for construction of these improvements,
subject to reimbursement for costs beyond its fair share.
We would welcome the opportunity to meet with City staff and the project applicant
to address these concerns and ensure that access to my client’s property is not unduly
restricted. Likewise, the IS/MND and technical study deficiencies outlined above must
be corrected to comply with CEQA. Therefore, we respectfully request that the
Planning Commission delay action on this project until these issues can be resolved.
Very truly yours,
Matthew Wm. Nelson, of
GRESHAM SAVAGE
NOLAN & TILDEN,
A Professional Corporation
MWN:jmk
cc: Client
3 CEQA requires mitigation to be fully enforceable through permit conditions, agreements, or legally binding instruments. (Cal.
Pub. Res. Code, §§ 21081(a)(1), 21081.6(b); CEQA Guidelines, §§ 15091, 15126.4(a)(2); Anderson First Coalition v. City of
Anderson (2005) 130 Cal.App.4th 1173, 1186-1187.) 4 See IS/MND at p. 76.
5 Id.; City of Marina v. Board of Trustees of California State University (2006) 46 Cal.Rptr.3d 355, 365 [“a commitment to pay fees
without any evidence that mitigation will actually occur is inadequate”]).
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:364
From:Kassen Klein
To:Ryan Fowler
Cc:Benjamin Diederich; Randy Madrid; Chris Thomas; David White; Jeff LaDue; "Ali Tabrizi"; "ttabrizi10@gmail.com";"Amir T"; Bart Pebbles; Kassen Klein
Subject:Menifee Crossroads COAs PLN 20-0273; CUP PLN 20-0272; PLN 21-0211; and TPM PLN 20-0275
Date:Wednesday, August 25, 2021 9:55:18 AM
Importance:High
[CAUTION]: This email originated from outside of the organization. Do not click links or open attachments unlessyou recognize the sender and know the content is safe.
Ryan,
In the spirit of good faith and transparency, I want to notify you of a few COAs that we have
outstanding comments/question/concerns with and intend to bring up at our PC hearing.
Notwithstanding our repeated and continued objection to the requirement of the Bradley Road raised
median specified in PLN 20-0273 COA 147. (b), I offer the following:
· COA 82 Security Systems. As requested in my August 1st email, without additional information
we object to the requirement of including License Plate Recognition (LPR) cameras. As I
indicated, we are unaware this requirement has been codified in the City’s General Plan,
Development Code, nor has it been adopted/published in any guidelines. Additionally, it is our
understanding LPR systems require a subscription. If so, does the City have a City-Wide
subscription projects can or are required to subscribe to? Further, the condition reads, in part,
“[i]t should be noted that high quality day/night vision LPR cameras are relatively
inexpensive.” [emphasis added] Who determines what is or isn’t “inexpensive”; and is there a
price point that would relieve the requirement?
· COA 147 (d) proposed language “Perform 1.5” grinding of existing pavement, sweep, apply
SS1H coat and 1.5” hot asphalt. Work performed shall be subject to Prevailing Wage with
100% City reimbursement via DIF credit”.
· COA 168. strike the last sentence: “Additional improvements may be required to address
public safety and welfare, as determined by the Public Works Director / City Engineer.” There
is no nexus indicated as well as this is open ended; open to unilateral subjective
determination. Application was determined to be complete and the City’s (all departments)
review of analysis completed and conditions issued.
· COA 236. Water Prior to Construction- This is not an objection, we’re seeking
acknowledgement of what was communicated at the external DRC on August 3rd by and
between City Staff and the Applicant and Applicant’s development team. At that meeting and
in subsequent communication with Fire Marshal Sonya Bu, it was communicated that
Alternative Methods and Means (AM&M) for onsite water/fire flow during construction is
satisfactory/acceptable provided the AM&M analysis meets the intent of the code.
Thank you for your consideration and we look forward to seeing you all this evening.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:365
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:366
SAN BERNARDINO 550 East Hospitality Lane, Suite 300 San Bernardino, California 92408
SAN DIEGO 401 West A Street, Suite 925 San Diego, California 92101
GreshamSavage.com
Firm-Templates -- 1404521.1
Matthew.Nelson@GreshamSavage.com ∙ San Bernardino Office
(909) 890‐4499 ∙ fax (909) 890‐9877
August 24, 2021
VIA E‐MAIL to sroseen@cityofmenifee.us
City of Menifee
Planning Commission
29844 Haun Road
Menifee, CA 92586
Re: Objections to Plot Plan No. PLN 20‐0273, Conditional Use Permit No. PLN
20‐0272, Public Convenience and Necessity No. PLN 21‐0211 and Tentative
Parcel Map No. PLN 20‐0275 (“Crossroads”)
Honorable Members of the Planning Commission:
This firm represents 26900 Newport, Inc., the owner of the Newport Plaza shopping
center property located at the northwest corner of Newport Road and Bradley Road
directly west of the above‐referenced project. Newport Plaza has been part of the
community for over 30 years long before the incorporation of the City of Menifee. It is
home to over 25 tenants, including local favorites Giovanni’s Restaurant, Pitstop Pub
Sports Bar & Grill, Carnitas Express and Plaza Center Cleaners and national
businesses, such as Sherwin‐Williams Paints. Although 26900 Newport, Inc. generally
supports growth and development in the City of Menifee, it is compelled to object to
the proposed Crossroads project.
26900 Newport, Inc. is specifically opposed to the proposed modification of the
Newport Plaza shopping center’s Bradley Road driveway that eliminates full access
and restricts traffic to right in/right out only. Due to the existing right in/right out
restrictions at the Newport Road driveway and the layout of the shopping center, the
Bradley Road driveway is the only location where trucks servicing tenants can enter
the site. The proposed modification would require trucks to go north on Bradley Road
until finding a safe place to make a U‐turn, which would be contrary to the City’s
General Plan policies that delivery trucks “. . . must take the most direct route to and
from the designated truck routes” (Circulation Element C‐5: Good Movement) and
may not even be feasible regardless.
Comment Letter - A
1
2
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:367
August 24, 2021
City of Menifee Planning Commission
Page 2
Despite being a long standing member of the Menifee business community, the City’s
communication and coordination with 26900 Newport, Inc. regarding restriction of
access to Bradley Road has been and continues to be inadequate. A road design
change of this magnitude warranted a far more direct and transparent approach.
Further, it is questionable as to whether the City even complied with the minimal State
law requirement of public notice. Although page 16 of the Staff report claims “ . . .
notices were sent to owners within 1,000 feet of the Project site boundaries and to all
relevant agencies and interested parties,” the Staff report only includes the 1,000 foot
property radius map and provides no evidence that 26900 Newport, Inc. or any other
property owner within 1,000 feet actually received notice.
In addition to the noticing concerns, our review of the IS/MND and supporting
technical studies has revealed key deficiencies which have resulted in an incomplete
assessment of air quality and traffic impacts to neighboring properties, as discussed
below. We strongly urge the Planning Commission to deny the project as presented or
continue the hearing until these issues can be fully addressed.
1. IS/MND and Air Quality Impact Analysis Fail to Account for Export of Fill.
There is a major discrepancy between page 28 of the Air Quality Impact Analysis
(“AQIA”) which states:
“Based on information provided by the Project Applicant, the
Project is not anticipated to require any import or export of soil
and is expected to be a balanced site”
and page 2 of the Environmental Checklist Form, which states:
“…the project proposes 15,513 cubic yards of cut, with a need for
8,670 cubic yards of fill, for a net of 6,843 cubic yards of export of
material” (Emphasis added).
This is a serious deficiency because haul truck trips were not accounted for in the
AQIA, the traffic analysis or the IS/MND. Assuming that the typical commercial
dump truck can carry approximately 12 cubic yards of soil, this means that roughly
1,140 one‐way soil hauling trips to and from the site were completely unaccounted for.
Furthermore, the AQIA assumed a “Site Preparation” phase of ten days (see Table 3‐
2). This means that roughly 57 dump trucks would be arriving and departing the site
3
4
5
6
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:368
August 24, 2021
City of Menifee Planning Commission
Page 3
per day, which would create a serious temporary construction traffic impact and
adversely affect nearby businesses. Dump trucks associated with soil removal from
the site are also not accounted for within Table 3‐3 of the AQIA, and none of the
emissions associated with the extensive soil removal were accounted for within Tables
3‐4 and 3‐5, nor were they accounted for within Section 3.7 “Construction‐Source
Emissions LST Analysis” of the AQIA. The AQIA and IS/MND must be revised to
provide a full and complete disclosure of project impacts and to provide for additional
mitigation as may be appropriate. Failure to do so will constitute a violation of the
California Environmental Quality Act (“CEQA”). 1
2. Traffic Analysis and Mitigation Measures are Inadequate.
a. Construction Impacts.
As discussed above, the IS/MND and supporting technical studies completely fail to
account for soil haul trips to export fill from the site. The “Construction Traffic Control
Plan” required under Condition Nos. 108 and 173 does not require inclusion of
measures to ensure that impacts to nearby businesses are minimized and that access to
neighboring properties is not unreasonably restricted during construction. A project‐
specific mitigation measure must be incorporated which fully addresses these
potential impacts.2
b. Operational Impacts.
As discussed above, the proposed construction of a raised median within Bradley
Road would severely risk truck access to Newport Plaza. Therefore, the statement on
pages 79‐80 of the IS/MND that “the anticipated on‐site and off‐site roadway
improvements would be compatible with the surrounding
commercial/retail/institutional land uses” is completely unsupported.
Operational traffic impacts of the project are purportedly addressed by “Standard
Conditions of Approval”; however, COA‐TRAN‐1 to COA‐TRAN‐13 are clearly
project‐specific rather than “standard” and therefore should be incorporated as
1 CEQA was adopted to provide for public disclosure of the environmental impacts associated with projects and public
participation in the decision-making process. (CEQA Guidelines § 15201; Laurel Heights Improvement Assn. v. Regents of
University of California (“Laurel Heights II”) (1993) 6 Cal.4th 1112, 1123; Concerned Citizens of Costa Mesa, Inc. v. 32nd Dist.
Agricultural Assoc. (1986) 42 Cal.3d 929, 936; Environmental Planning & Information Council v. County of El Dorado (1982) 131
Cal.App.3d 350, 354.) 2 CEQA defines “environment” as “the physical conditions which exist within the area which will be affected by the proposed
project ....” (Cal. Pub. Resources Code, § 21060.5, emphasis added).
cont'd
6
7
8
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:369
August 24, 2021
City of Menifee Planning Commission
Page 4
mitigation measures and included within the Mitigation Monitoring and Reporting
Program (“MMRP”) for the project.3
There is also no evidence that “Standard Conditions” COA‐TRAN‐1 to COA‐TRAN‐3
(requiring payment of fair‐share fees for designated improvements) would actually
result in mitigation of the identified impacts at project opening.4 The project’s fair
share responsibility for identified improvements ranges from only 7.3% to 15.8%,
meaning that there is no guarantee that the improvements will be fully funded in time
to mitigate the cumulative deficiencies identified under Existing (2020), E+P, and
Opening Year Cumulative (2022) traffic conditions.5 Therefore, the City must either
commit to constructing the improvements prior to project opening or require the
project applicant to bear full responsibility for construction of these improvements,
subject to reimbursement for costs beyond its fair share.
We would welcome the opportunity to meet with City staff and the project applicant
to address these concerns and ensure that access to my client’s property is not unduly
restricted. Likewise, the IS/MND and technical study deficiencies outlined above must
be corrected to comply with CEQA. Therefore, we respectfully request that the
Planning Commission delay action on this project until these issues can be resolved.
Very truly yours,
Matthew Wm. Nelson, of
GRESHAM SAVAGE
NOLAN & TILDEN,
A Professional Corporation
MWN:jmk
cc: Client
3 CEQA requires mitigation to be fully enforceable through permit conditions, agreements, or legally binding instruments. (Cal.
Pub. Res. Code, §§ 21081(a)(1), 21081.6(b); CEQA Guidelines, §§ 15091, 15126.4(a)(2); Anderson First Coalition v. City of
Anderson (2005) 130 Cal.App.4th 1173, 1186-1187.) 4 See IS/MND at p. 76.
5 Id.; City of Marina v. Board of Trustees of California State University (2006) 46 Cal.Rptr.3d 355, 365 [“a commitment to pay fees
without any evidence that mitigation will actually occur is inadequate”]).
cont'd
8
9
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:370
1
GRESHAM SAVAGE COMMENT LETTER RESPONSES DATED 8/24/2021
1. This comment describes the existing uses adjacent to the proposed Project. This comment also
states that the commentor is opposed to the proposed Project.
2. This comment states that the commentor is opposed to the proposed modification to Bradley
Road which would eliminate full access and restricts traffic to right in/right out only.
Following development of the Menifee Crossroads Project, the Newport Plaza shopping center
can be accessed using the existing driveways along Bradley Road and Newport Road. The following
movements can be used to access the Newport Plaza center after construction of the raised
median on Bradley Road:
Access to Newport Plaza
• From eastbound Newport Road: Make a U-turn on Newport Road at Bradley
Road, turn right into Newport Road driveway; or oversized semi-trucks can turn
right onto Winterhawk Road, left on Rim Creek Path, left on Bradley Road, left
on Newport Road, and right in the Newport Road Driveway.
• From Westbound Newport Road: Turn right into Newport Road driveway.
• From Northbound Bradley Road: Turn left at Newport Road, turn right into
Newport Road driveway.
• From Southbound Bradley Road: Turn right into Bradley Road driveway.
3. The City respectfully disagrees that the City failed to adequately notify the public of the proposed
Project. The City noticed all property owners at the last known name and address of such owners
as shown on the last equalized assessment roll as stipulated in Section 9.30.080 of the City’s
Development Code. The radius used for the public notification of the proposed Project was 1,000’,
because the City would be approving Public Convenience and Necessity (PCN) findings for the
alcohol sales at the specialty grocer. The standard City radius for projects that do not include the
PCN findings is 300’. As such, the notice for the proposed Project reached a greater number of
people than normal for the proposed Project. The City Clerk sent out all notices which initiated
the public review period on July 29th and review period closed on August 18th, 2021. City staff also
confirmed that the property owner of the 26900 Newport Road was on the mailing list, and as
such, would have received a notice. In addition, signs are posted on the property advertising the
public hearing, as well as on the City’s website. Lastly, the California Environmental Quality Act
(CEQA) Notice of Intent to Adopted a Mitigated Negative Declaration (NOI) was posted with the
County Clerk on 7/29/21.
In addition, the City Engineer met with the property owner of the Newport Plaza shopping center
and at least one of the tenants at Newport Plaza on June 22, 2021 prior to the Initial
Study/Mitigated Negative Declaration (IS/MND) being released and had a subsequent phone
conversation regarding the Project.
4. The City respectfully disagrees that the City needs to continue the item to another Planning
Commission hearing. Please refer to responses 5 through 8 in this Responses to Comments
document.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:371
2
GRESHAM SAVAGE COMMENT LETTER RESPONSES DATED 8/24/2021
5. The comment identifies a minor discrepancy in the air quality emission modeling where the
grading quantities identified in the initial study were not included in the model. The grading
quantities were unknown at the time the air quality report was prepared. However, the inclusion
of the 6,843 cubic yards of export would not change the findings of the analysis.
Based on a revised CalEEMod run, summarized in Table 1 and included as an attachment to this
letter, the export of 6,843 cubic yards of soil would result in 855 two-way truck trips that would
generate an additional 6.24 pounds per day of NOX and smaller increases in other combustion
related pollutants. This would not exceed the maximum daily mitigated emissions reported in the
Menifee Crossroads Air Quality Impact Analysis (AQIA), prepared by Urban Crossroads, dated April
30, 2021, and would not change the findings of the AQIA.
Table 1: Menifee Crossroads Mitigated Construction Emissions
Year Emissions (lbs/day)
VOC NOX CO SOX PM10 PM2.5
Summer 2021
Site Prep 1.57 27.15 31.64 0.06 7.08 3.98
Grading 1.29 27.06 25.87 0.07 3.79 2.01
Building Construction 3.04 25.99 25.49 0.07 3.52 1.65
Maximum Summer 2021 Emissions 3.04 27.15 31.64 0.07 7.08 3.98
Summer 2022
Building Construction 2.77 23.58 24.66 0.07 0.51 0.22
Architectural Coatings 35.27 1.97 3.65 0.01 0.74 0.57
Paving 2.21 11.16 15.09 0.02 23.24 12.70
Maximum Summer 2022 Emissions 40.25 36.70 43.40 0.10 24.49 13.49
Winter 2021
Site Prep 1.57 27.15 31.39 0.06 7.08 3.98
Grading 1.29 27.11 25.90 0.07 3.79 2.01
Building Construction 3.04 25.95 24.44 0.06 3.52 1.65
Maximum Summer 2021 Emissions 1.29 27.06 25.87 0.07 3.36 1.50
Winter 2022
Building Construction 2.76 23.53 23.69 0.06 0.51 0.22
Architectural Coatings 35.27 1.97 3.41 0.01 0.74 0.57
Paving 2.21 11.16 14.99 0.02 23.24 12.70
Maximum Summer 2022 Emissions 40.24 36.66 42.09 0.09 24.49 13.49
Maximum Daily Emissions 40.25 36.70 43.40 0.10 24.49 13.49
SCAQMD Regional Threshold 75 100 550 150 150 55
Threshold Exceeded? No No No No No No
Source: CalEEMod unmitigated regional construction-source emissions are presented in Appendix 3.1.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:372
3
GRESHAM SAVAGE COMMENT LETTER RESPONSES DATED 8/24/2021
The changes to the IS/MND do not affect the overall conclusions of the environmental document,
and instead represent changes to the IS/MND that provide clarification, amplification and/or
insignificant modifications, as needed as a result of public comments on the IS/MND, or due to
additional information received during the public review period. These clarifications and
corrections do not warrant MND recirculation pursuant to CEQA Guidelines Section 15073.5.
None of the changes or information provided in the comments reflect a new significant
environmental impact, a substantial increase in the severity of an environmental impact for which
mitigation is not proposed, or a new feasible alternative or mitigation measure that would clearly
lessen significant environmental impacts but is not adopted. In addition, the changes do not
reflect a fundamentally flawed or conclusory IS/MND.
6. The comment incorrectly assumes the export of soil during the grading phase would occur during
the site preparation phase. The export of soil would occur during the grading phase not the site
preparation phase. It is estimated soil hauling would generate approximately 29 two-way truck
trips per day during the grading phase. Per CalEEMod standard assumptions, dump trucks are not
included in the construction equipment list. The equipment list is based on construction surveys
conducted by the South Coast Air Quality Management District and the San Juaquin Air Pollution
Control District based on the size of the Project and includes the appropriate equipment for the
grading of the Project site. As indicated in Table 1, the inclusion of the soil hauling would not
substantially increase air pollutant emissions. Furthermore, as hauling trucks are considered off-
site sources, the inclusion of soil hauling does not affect the localize significance threshold
analysis.
The discussion related to traffic impacts resulting from haul of the export is provided below under
Point #7.
7. The Conceptual Grading Plan by 4M Engineering and Development, Inc. shows grading quantities
of 15,513 cubic yards (cy) of cut and 8,670 cy of fill, for a total export of 6,843 cy. When exporting
excess soil from the site is required, the developer will be required to apply for a Haul Permit from
the City’s Engineering Department. When the developer submits the Haul Permit application, the
City will review the planned truck route and Traffic Control Plan. The review will confirm that
access to nearby roads and driveways remains functional and that the hauling operations will have
minimal impacts on the neighboring residents and businesses.
Additional mitigation is not required because, as is standard operating procedure, City staff would
review the Traffic Control Plan to ensure that access to neighboring properties is not unreasonably
restricted during construction.
8. The Project is conditioned to improve the roadways along its frontage and make a Fair Share
contribution to other improvements in the area. The improvements and Fair Share payments are
shown as COA-TRAN-1 through COA-TRAN-13 on Pages 80 and 81 of the IS/MND and are based
on the Traffic Study for the Project. The Traffic Study recommends that the Bradley Road
Improvements lengthen the southbound left turn lane at Newport Road to 350 feet and that a
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:373
4
GRESHAM SAVAGE COMMENT LETTER RESPONSES DATED 8/24/2021
raised median be constructed. The raised median is needed to direct traffic movements as
outlined in the Traffic Study. The Fair Share contributions are paid to the City prior to release of
occupancy permits for the new buildings. The Fair Share funds are used by the City’s Capital
Improvements division to improve roadways within the City or to reimburse developers for
constructing eligible improvements that are above their Fair Share and incorporated into their
project. Capital Improvement Program (CIP) projects are typically funded with a combination of
revenue sources and rely on Fair Share payments as a portion of the funding needed to complete
these roadway improvement projects.
Furthermore, State CEQA Guidelines §15064.3 codifies the change from level of service (LOS) to
vehicle miles traveled (VMT) as a metric for transportation impact analysis. On September 27,
2013, former Governor Jerry Brown signed SB 743 into law, which initiated a process to change
transportation impact analyses completed in support of CEQA documentation. SB 743 eliminates
LOS as a basis for determining significant transportation impacts under CEQA and establishes VMT
as a new performance metric. As a result, the State shifted from measuring a project’s impact to
drivers (LOS) to measuring the impact of driving (VMT) as it relates to achieving State goals of
reducing greenhouse gas (GHG) emissions, encouraging infill development, and improving public
health through active transportation, and as such, is no longer considered a significant impact
under CEQA.
9. The City respectfully disagrees that there are technical deficiencies with the IS/MND, as stated
above in Responses 1-8.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:374
1.1 Land Usage
Land Uses Size Metric Lot Acreage Floor Surface Area Population
General Office Building 25.40 1000sqft 0.58 25,400.00 0
Medical Office Building 18.40 1000sqft 0.42 18,400.00 0
Parking Lot 345.05 1000sqft 7.92 345,051.00 0
Fast Food Restaurant w/o Drive Thru 4.00 1000sqft 0.09 4,000.00 0
Fast Food Restaurant with Drive Thru 2.00 1000sqft 0.05 2,000.00 0
High Turnover (Sit Down Restaurant)4.50 1000sqft 0.10 4,500.00 0
Regional Shopping Center 10.70 1000sqft 0.25 10,700.00 0
Supermarket 37.40 1000sqft 0.86 37,400.00 0
1.2 Other Project Characteristics
Urbanization
Climate Zone
Urban
10
Wind Speed (m/s)Precipitation Freq (Days)2.4 28
1.3 User Entered Comments & Non-Default Data
1.0 Project Characteristics
Utility Company Southern California Edison
2022Operational Year
CO2 Intensity
(lb/MWhr)
564.66 0.023CH4 Intensity
(lb/MWhr)
0.005N2O Intensity
(lb/MWhr)
12908-01 Menifee Crossroads
Riverside-South Coast County, Annual
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:06 AMPage 1 of 85
12908-01 Menifee Crossroads - Riverside-South Coast County, Annual
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:375
Project Characteristics - RPS Effect on SCE CO2 Intensity
Land Use - Per site plan and project description
Construction Phase - Based on project applicant estimate
Off-road Equipment - Standard 8 hour days
Off-road Equipment - Standard 8 hour days
Off-road Equipment - Crawler Tractors instead of backhoes
Off-road Equipment -
Off-road Equipment - Crwaler tractors instead of backhoes
Trips and VMT - Vendor trips would occur every day of building construction and includes asphalt trips.
On-road Fugitive Dust - Operations only
Grading -
Architectural Coating -
Vehicle Trips - Per traffic report Weekend adjusted the same percentage as weekday trip gen to account for passby and internal capture all trips now primary
Consumer Products -
Area Coating -
Landscape Equipment -
Energy Use - 2019 Title 24
Water And Wastewater - Cal Green 20% Recution in water use in door, model water ordiannce reduces outdoor water by 20%
Solid Waste - 25% Reduction Per CalRecycle since the invetory used in CalEEMod
Construction Off-road Equipment Mitigation - SCAQMD Rule 403 watering 4x per day
Fleet Mix - No Bus or RV asscoiated with the developmnet
Table Name Column Name Default Value New Value
tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 7.00
tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 1.00
tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 1.00
tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 4.00
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:06 AMPage 2 of 85
12908-01 Menifee Crossroads - Riverside-South Coast County, Annual
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:376
tblConstEquipMitigation Tier No Change Tier 3
tblConstEquipMitigation Tier No Change Tier 3
tblConstEquipMitigation Tier No Change Tier 3
tblConstEquipMitigation Tier No Change Tier 3
tblConstructionPhase NumDays 20.00 30.00
tblEnergyUse LightingElect 6.62 4.63
tblEnergyUse LightingElect 6.62 4.63
tblEnergyUse LightingElect 3.66 2.56
tblEnergyUse LightingElect 6.62 4.63
tblEnergyUse LightingElect 3.66 2.56
tblEnergyUse LightingElect 0.35 0.25
tblEnergyUse LightingElect 5.61 3.93
tblEnergyUse LightingElect 8.14 5.70
tblEnergyUse T24E 12.38 8.66
tblEnergyUse T24E 12.38 8.66
tblEnergyUse T24E 3.07 2.15
tblEnergyUse T24E 12.38 8.66
tblEnergyUse T24E 3.07 2.15
tblEnergyUse T24E 4.58 3.21
tblEnergyUse T24E 6.07 2.25
tblEnergyUse T24NG 77.67 54.37
tblEnergyUse T24NG 77.67 54.37
tblEnergyUse T24NG 3.47 2.43
tblEnergyUse T24NG 77.67 54.37
tblEnergyUse T24NG 3.47 2.43
tblEnergyUse T24NG 1.92 1.34
tblEnergyUse T24NG 12.65 8.86
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:06 AMPage 3 of 85
12908-01 Menifee Crossroads - Riverside-South Coast County, Annual
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:377
tblFleetMix HHD 0.07 0.07
tblFleetMix LDA 0.55 0.55
tblFleetMix LDT1 0.04 0.04
tblFleetMix LDT2 0.19 0.19
tblFleetMix LHD1 0.02 0.02
tblFleetMix LHD2 4.9700e-003 4.9920e-003
tblFleetMix MCY 4.5470e-003 4.5670e-003
tblFleetMix MDV 0.12 0.12
tblFleetMix MH 9.6500e-004 0.00
tblFleetMix MHD 0.02 0.02
tblFleetMix OBUS 1.3970e-003 0.00
tblFleetMix SBUS 9.3200e-004 0.00
tblFleetMix UBUS 1.1600e-003 0.00
tblGrading MaterialExported 0.00 6,843.00
tblLandUse LandUseSquareFeet 345,050.00 345,051.00
tblOffRoadEquipment OffRoadEquipmentUnitAmount 2.00 1.00
tblOffRoadEquipment OffRoadEquipmentUnitAmount 2.00 0.00
tblOffRoadEquipment OffRoadEquipmentUnitAmount 4.00 0.00
tblOffRoadEquipment UsageHours 6.00 8.00
tblOffRoadEquipment UsageHours 7.00 8.00
tblOffRoadEquipment UsageHours 7.00 8.00
tblProjectCharacteristics CH4IntensityFactor 0.029 0.023
tblProjectCharacteristics CO2IntensityFactor 702.44 564.66
tblProjectCharacteristics N2OIntensityFactor 0.006 0.005
tblSolidWaste SolidWasteGenerationRate 46.08 34.56
tblSolidWaste SolidWasteGenerationRate 23.04 17.28
tblSolidWaste SolidWasteGenerationRate 23.62 17.72
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:06 AMPage 4 of 85
12908-01 Menifee Crossroads - Riverside-South Coast County, Annual
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:378
tblSolidWaste SolidWasteGenerationRate 53.55 40.16
tblSolidWaste SolidWasteGenerationRate 198.72 149.04
tblSolidWaste SolidWasteGenerationRate 11.23 8.42
tblSolidWaste SolidWasteGenerationRate 210.94 158.21
tblVehicleEF HHD 1.36 0.03
tblVehicleEF HHD 0.03 0.02
tblVehicleEF HHD 0.09 0.00
tblVehicleEF HHD 3.11 7.94
tblVehicleEF HHD 0.45 0.25
tblVehicleEF HHD 1.41 2.7310e-003
tblVehicleEF HHD 6,423.61 1,427.19
tblVehicleEF HHD 1,444.51 1,313.58
tblVehicleEF HHD 4.59 0.02
tblVehicleEF HHD 24.87 7.34
tblVehicleEF HHD 2.31 2.57
tblVehicleEF HHD 0.01 3.4450e-003
tblVehicleEF HHD 0.06 0.06
tblVehicleEF HHD 0.04 0.04
tblVehicleEF HHD 0.01 0.03
tblVehicleEF HHD 3.7000e-005 0.00
tblVehicleEF HHD 0.01 3.2960e-003
tblVehicleEF HHD 0.03 0.03
tblVehicleEF HHD 8.8650e-003 8.8960e-003
tblVehicleEF HHD 0.01 0.03
tblVehicleEF HHD 3.4000e-005 0.00
tblVehicleEF HHD 7.3000e-005 2.0000e-006
tblVehicleEF HHD 2.3460e-003 6.0000e-005
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:06 AMPage 5 of 85
12908-01 Menifee Crossroads - Riverside-South Coast County, Annual
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:379
tblVehicleEF HHD 0.80 0.57
tblVehicleEF HHD 4.3000e-005 1.0000e-006
tblVehicleEF HHD 0.06 0.04
tblVehicleEF HHD 1.5800e-004 2.7500e-004
tblVehicleEF HHD 0.04 1.0000e-006
tblVehicleEF HHD 0.06 0.01
tblVehicleEF HHD 0.01 0.01
tblVehicleEF HHD 6.9000e-005 0.00
tblVehicleEF HHD 7.3000e-005 2.0000e-006
tblVehicleEF HHD 2.3460e-003 6.0000e-005
tblVehicleEF HHD 0.92 0.65
tblVehicleEF HHD 4.3000e-005 1.0000e-006
tblVehicleEF HHD 0.10 0.06
tblVehicleEF HHD 1.5800e-004 2.7500e-004
tblVehicleEF HHD 0.04 1.0000e-006
tblVehicleEF HHD 1.28 0.03
tblVehicleEF HHD 0.03 0.02
tblVehicleEF HHD 0.09 0.00
tblVehicleEF HHD 2.26 7.79
tblVehicleEF HHD 0.45 0.25
tblVehicleEF HHD 1.34 2.5850e-003
tblVehicleEF HHD 6,805.04 1,418.27
tblVehicleEF HHD 1,444.51 1,313.58
tblVehicleEF HHD 4.59 0.02
tblVehicleEF HHD 25.67 7.07
tblVehicleEF HHD 2.18 2.42
tblVehicleEF HHD 9.3550e-003 3.0680e-003
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:06 AMPage 6 of 85
12908-01 Menifee Crossroads - Riverside-South Coast County, Annual
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:380
tblVehicleEF HHD 0.06 0.06
tblVehicleEF HHD 0.04 0.04
tblVehicleEF HHD 0.01 0.03
tblVehicleEF HHD 3.7000e-005 0.00
tblVehicleEF HHD 8.9510e-003 2.9360e-003
tblVehicleEF HHD 0.03 0.03
tblVehicleEF HHD 8.8650e-003 8.8960e-003
tblVehicleEF HHD 0.01 0.03
tblVehicleEF HHD 3.4000e-005 0.00
tblVehicleEF HHD 1.3900e-004 3.0000e-006
tblVehicleEF HHD 2.6650e-003 6.7000e-005
tblVehicleEF HHD 0.75 0.60
tblVehicleEF HHD 8.2000e-005 2.0000e-006
tblVehicleEF HHD 0.06 0.04
tblVehicleEF HHD 1.6100e-004 2.7900e-004
tblVehicleEF HHD 0.04 1.0000e-006
tblVehicleEF HHD 0.06 0.01
tblVehicleEF HHD 0.01 0.01
tblVehicleEF HHD 6.8000e-005 0.00
tblVehicleEF HHD 1.3900e-004 3.0000e-006
tblVehicleEF HHD 2.6650e-003 6.7000e-005
tblVehicleEF HHD 0.87 0.68
tblVehicleEF HHD 8.2000e-005 2.0000e-006
tblVehicleEF HHD 0.10 0.06
tblVehicleEF HHD 1.6100e-004 2.7900e-004
tblVehicleEF HHD 0.04 1.0000e-006
tblVehicleEF HHD 1.46 0.02
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:06 AMPage 7 of 85
12908-01 Menifee Crossroads - Riverside-South Coast County, Annual
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:381
tblVehicleEF HHD 0.03 1.9060e-003
tblVehicleEF HHD 0.09 0.00
tblVehicleEF HHD 4.28 8.13
tblVehicleEF HHD 0.44 0.21
tblVehicleEF HHD 1.42 2.7200e-003
tblVehicleEF HHD 5,896.87 1,435.73
tblVehicleEF HHD 1,444.51 1,302.97
tblVehicleEF HHD 4.59 0.02
tblVehicleEF HHD 23.77 7.68
tblVehicleEF HHD 2.30 2.54
tblVehicleEF HHD 0.01 3.9220e-003
tblVehicleEF HHD 0.06 0.06
tblVehicleEF HHD 0.04 0.04
tblVehicleEF HHD 0.01 0.03
tblVehicleEF HHD 3.7000e-005 0.00
tblVehicleEF HHD 0.01 3.7530e-003
tblVehicleEF HHD 0.03 0.03
tblVehicleEF HHD 8.8650e-003 8.8670e-003
tblVehicleEF HHD 0.01 0.03
tblVehicleEF HHD 3.4000e-005 0.00
tblVehicleEF HHD 5.5000e-005 2.0000e-006
tblVehicleEF HHD 2.4470e-003 6.7000e-005
tblVehicleEF HHD 0.86 0.53
tblVehicleEF HHD 3.6000e-005 1.0000e-006
tblVehicleEF HHD 0.06 0.04
tblVehicleEF HHD 1.6900e-004 2.9200e-004
tblVehicleEF HHD 0.04 1.0000e-006
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:06 AMPage 8 of 85
12908-01 Menifee Crossroads - Riverside-South Coast County, Annual
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:382
tblVehicleEF HHD 0.06 0.01
tblVehicleEF HHD 0.01 0.01
tblVehicleEF HHD 6.9000e-005 0.00
tblVehicleEF HHD 5.5000e-005 2.0000e-006
tblVehicleEF HHD 2.4470e-003 6.7000e-005
tblVehicleEF HHD 0.99 0.60
tblVehicleEF HHD 3.6000e-005 1.0000e-006
tblVehicleEF HHD 0.10 0.05
tblVehicleEF HHD 1.6900e-004 2.9200e-004
tblVehicleEF HHD 0.04 1.0000e-006
tblVehicleEF LDA 3.6620e-003 2.1670e-003
tblVehicleEF LDA 4.7760e-003 0.05
tblVehicleEF LDA 0.54 0.61
tblVehicleEF LDA 1.05 2.07
tblVehicleEF LDA 245.52 259.71
tblVehicleEF LDA 56.65 53.48
tblVehicleEF LDA 0.05 0.04
tblVehicleEF LDA 1.5830e-003 1.3740e-003
tblVehicleEF LDA 2.2500e-003 1.8360e-003
tblVehicleEF LDA 1.4580e-003 1.2660e-003
tblVehicleEF LDA 2.0690e-003 1.6880e-003
tblVehicleEF LDA 0.05 0.07
tblVehicleEF LDA 0.10 0.10
tblVehicleEF LDA 0.04 0.05
tblVehicleEF LDA 9.2080e-003 8.1890e-003
tblVehicleEF LDA 0.04 0.20
tblVehicleEF LDA 0.06 0.21
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:06 AMPage 9 of 85
12908-01 Menifee Crossroads - Riverside-South Coast County, Annual
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:383
tblVehicleEF LDA 2.4580e-003 2.5530e-003
tblVehicleEF LDA 5.8400e-004 5.2600e-004
tblVehicleEF LDA 0.05 0.07
tblVehicleEF LDA 0.10 0.10
tblVehicleEF LDA 0.04 0.05
tblVehicleEF LDA 0.01 0.01
tblVehicleEF LDA 0.04 0.20
tblVehicleEF LDA 0.07 0.23
tblVehicleEF LDA 4.1530e-003 2.4690e-003
tblVehicleEF LDA 4.1450e-003 0.04
tblVehicleEF LDA 0.66 0.75
tblVehicleEF LDA 0.93 1.82
tblVehicleEF LDA 267.36 282.39
tblVehicleEF LDA 56.65 53.01
tblVehicleEF LDA 0.04 0.03
tblVehicleEF LDA 1.5830e-003 1.3740e-003
tblVehicleEF LDA 2.2500e-003 1.8360e-003
tblVehicleEF LDA 1.4580e-003 1.2660e-003
tblVehicleEF LDA 2.0690e-003 1.6880e-003
tblVehicleEF LDA 0.09 0.13
tblVehicleEF LDA 0.11 0.11
tblVehicleEF LDA 0.07 0.09
tblVehicleEF LDA 0.01 9.2540e-003
tblVehicleEF LDA 0.04 0.20
tblVehicleEF LDA 0.06 0.18
tblVehicleEF LDA 2.6780e-003 2.7760e-003
tblVehicleEF LDA 5.8200e-004 5.2100e-004
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:06 AMPage 10 of 85
12908-01 Menifee Crossroads - Riverside-South Coast County, Annual
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:384
tblVehicleEF LDA 0.09 0.13
tblVehicleEF LDA 0.11 0.11
tblVehicleEF LDA 0.07 0.09
tblVehicleEF LDA 0.02 0.01
tblVehicleEF LDA 0.04 0.20
tblVehicleEF LDA 0.06 0.20
tblVehicleEF LDA 3.5320e-003 2.0910e-003
tblVehicleEF LDA 4.9050e-003 0.05
tblVehicleEF LDA 0.51 0.57
tblVehicleEF LDA 1.08 2.11
tblVehicleEF LDA 239.46 253.49
tblVehicleEF LDA 56.65 53.57
tblVehicleEF LDA 0.04 0.03
tblVehicleEF LDA 1.5830e-003 1.3740e-003
tblVehicleEF LDA 2.2500e-003 1.8360e-003
tblVehicleEF LDA 1.4580e-003 1.2660e-003
tblVehicleEF LDA 2.0690e-003 1.6880e-003
tblVehicleEF LDA 0.04 0.05
tblVehicleEF LDA 0.10 0.10
tblVehicleEF LDA 0.03 0.04
tblVehicleEF LDA 8.8850e-003 7.9080e-003
tblVehicleEF LDA 0.04 0.23
tblVehicleEF LDA 0.07 0.21
tblVehicleEF LDA 2.3970e-003 2.4920e-003
tblVehicleEF LDA 5.8500e-004 5.2700e-004
tblVehicleEF LDA 0.04 0.05
tblVehicleEF LDA 0.10 0.10
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:06 AMPage 11 of 85
12908-01 Menifee Crossroads - Riverside-South Coast County, Annual
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:385
tblVehicleEF LDA 0.03 0.04
tblVehicleEF LDA 0.01 0.01
tblVehicleEF LDA 0.04 0.23
tblVehicleEF LDA 0.07 0.23
tblVehicleEF LDT1 0.01 6.9370e-003
tblVehicleEF LDT1 0.02 0.08
tblVehicleEF LDT1 1.32 1.43
tblVehicleEF LDT1 3.05 2.34
tblVehicleEF LDT1 305.87 310.06
tblVehicleEF LDT1 70.39 65.12
tblVehicleEF LDT1 0.13 0.12
tblVehicleEF LDT1 2.3960e-003 2.0960e-003
tblVehicleEF LDT1 3.5150e-003 2.7320e-003
tblVehicleEF LDT1 2.2060e-003 1.9290e-003
tblVehicleEF LDT1 3.2320e-003 2.5120e-003
tblVehicleEF LDT1 0.20 0.21
tblVehicleEF LDT1 0.32 0.25
tblVehicleEF LDT1 0.13 0.14
tblVehicleEF LDT1 0.03 0.03
tblVehicleEF LDT1 0.19 0.80
tblVehicleEF LDT1 0.21 0.39
tblVehicleEF LDT1 3.0750e-003 3.0480e-003
tblVehicleEF LDT1 7.5800e-004 6.4000e-004
tblVehicleEF LDT1 0.20 0.21
tblVehicleEF LDT1 0.32 0.25
tblVehicleEF LDT1 0.13 0.14
tblVehicleEF LDT1 0.04 0.04
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:06 AMPage 12 of 85
12908-01 Menifee Crossroads - Riverside-South Coast County, Annual
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:386
tblVehicleEF LDT1 0.19 0.80
tblVehicleEF LDT1 0.23 0.43
tblVehicleEF LDT1 0.01 7.8400e-003
tblVehicleEF LDT1 0.01 0.07
tblVehicleEF LDT1 1.59 1.74
tblVehicleEF LDT1 2.68 2.07
tblVehicleEF LDT1 332.27 334.19
tblVehicleEF LDT1 70.39 64.52
tblVehicleEF LDT1 0.12 0.12
tblVehicleEF LDT1 2.3960e-003 2.0960e-003
tblVehicleEF LDT1 3.5150e-003 2.7320e-003
tblVehicleEF LDT1 2.2060e-003 1.9290e-003
tblVehicleEF LDT1 3.2320e-003 2.5120e-003
tblVehicleEF LDT1 0.38 0.40
tblVehicleEF LDT1 0.40 0.31
tblVehicleEF LDT1 0.25 0.27
tblVehicleEF LDT1 0.03 0.03
tblVehicleEF LDT1 0.19 0.80
tblVehicleEF LDT1 0.18 0.34
tblVehicleEF LDT1 3.3430e-003 3.2860e-003
tblVehicleEF LDT1 7.5100e-004 6.3400e-004
tblVehicleEF LDT1 0.38 0.40
tblVehicleEF LDT1 0.40 0.31
tblVehicleEF LDT1 0.25 0.27
tblVehicleEF LDT1 0.04 0.05
tblVehicleEF LDT1 0.19 0.80
tblVehicleEF LDT1 0.20 0.38
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:06 AMPage 13 of 85
12908-01 Menifee Crossroads - Riverside-South Coast County, Annual
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:387
tblVehicleEF LDT1 0.01 6.6720e-003
tblVehicleEF LDT1 0.02 0.08
tblVehicleEF LDT1 1.24 1.34
tblVehicleEF LDT1 3.11 2.39
tblVehicleEF LDT1 298.00 302.73
tblVehicleEF LDT1 70.39 65.25
tblVehicleEF LDT1 0.12 0.12
tblVehicleEF LDT1 2.3960e-003 2.0960e-003
tblVehicleEF LDT1 3.5150e-003 2.7320e-003
tblVehicleEF LDT1 2.2060e-003 1.9290e-003
tblVehicleEF LDT1 3.2320e-003 2.5120e-003
tblVehicleEF LDT1 0.17 0.17
tblVehicleEF LDT1 0.36 0.28
tblVehicleEF LDT1 0.11 0.12
tblVehicleEF LDT1 0.03 0.03
tblVehicleEF LDT1 0.22 0.93
tblVehicleEF LDT1 0.22 0.41
tblVehicleEF LDT1 2.9950e-003 2.9760e-003
tblVehicleEF LDT1 7.5900e-004 6.4200e-004
tblVehicleEF LDT1 0.17 0.17
tblVehicleEF LDT1 0.36 0.28
tblVehicleEF LDT1 0.11 0.12
tblVehicleEF LDT1 0.04 0.04
tblVehicleEF LDT1 0.22 0.93
tblVehicleEF LDT1 0.24 0.44
tblVehicleEF LDT2 5.1640e-003 3.7850e-003
tblVehicleEF LDT2 6.4600e-003 0.07
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:06 AMPage 14 of 85
12908-01 Menifee Crossroads - Riverside-South Coast County, Annual
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:388
tblVehicleEF LDT2 0.71 0.90
tblVehicleEF LDT2 1.39 2.64
tblVehicleEF LDT2 342.68 328.68
tblVehicleEF LDT2 78.65 69.36
tblVehicleEF LDT2 0.07 0.08
tblVehicleEF LDT2 1.6000e-003 1.4270e-003
tblVehicleEF LDT2 2.3460e-003 1.8750e-003
tblVehicleEF LDT2 1.4710e-003 1.3130e-003
tblVehicleEF LDT2 2.1570e-003 1.7240e-003
tblVehicleEF LDT2 0.07 0.11
tblVehicleEF LDT2 0.11 0.13
tblVehicleEF LDT2 0.05 0.09
tblVehicleEF LDT2 0.01 0.02
tblVehicleEF LDT2 0.06 0.43
tblVehicleEF LDT2 0.09 0.31
tblVehicleEF LDT2 3.4320e-003 3.2310e-003
tblVehicleEF LDT2 8.1000e-004 6.8200e-004
tblVehicleEF LDT2 0.07 0.11
tblVehicleEF LDT2 0.11 0.13
tblVehicleEF LDT2 0.05 0.09
tblVehicleEF LDT2 0.02 0.02
tblVehicleEF LDT2 0.06 0.43
tblVehicleEF LDT2 0.10 0.33
tblVehicleEF LDT2 5.8560e-003 4.3030e-003
tblVehicleEF LDT2 5.6090e-003 0.06
tblVehicleEF LDT2 0.87 1.10
tblVehicleEF LDT2 1.23 2.34
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:06 AMPage 15 of 85
12908-01 Menifee Crossroads - Riverside-South Coast County, Annual
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:389
tblVehicleEF LDT2 372.88 351.89
tblVehicleEF LDT2 78.65 68.74
tblVehicleEF LDT2 0.07 0.07
tblVehicleEF LDT2 1.6000e-003 1.4270e-003
tblVehicleEF LDT2 2.3460e-003 1.8750e-003
tblVehicleEF LDT2 1.4710e-003 1.3130e-003
tblVehicleEF LDT2 2.1570e-003 1.7240e-003
tblVehicleEF LDT2 0.13 0.21
tblVehicleEF LDT2 0.13 0.16
tblVehicleEF LDT2 0.10 0.16
tblVehicleEF LDT2 0.01 0.02
tblVehicleEF LDT2 0.06 0.43
tblVehicleEF LDT2 0.08 0.27
tblVehicleEF LDT2 3.7360e-003 3.4590e-003
tblVehicleEF LDT2 8.0700e-004 6.7600e-004
tblVehicleEF LDT2 0.13 0.21
tblVehicleEF LDT2 0.13 0.16
tblVehicleEF LDT2 0.10 0.16
tblVehicleEF LDT2 0.02 0.03
tblVehicleEF LDT2 0.06 0.43
tblVehicleEF LDT2 0.08 0.29
tblVehicleEF LDT2 4.9650e-003 3.6320e-003
tblVehicleEF LDT2 6.6500e-003 0.07
tblVehicleEF LDT2 0.67 0.84
tblVehicleEF LDT2 1.42 2.71
tblVehicleEF LDT2 333.62 321.63
tblVehicleEF LDT2 78.65 69.49
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:390
tblVehicleEF LDT2 0.07 0.08
tblVehicleEF LDT2 1.6000e-003 1.4270e-003
tblVehicleEF LDT2 2.3460e-003 1.8750e-003
tblVehicleEF LDT2 1.4710e-003 1.3130e-003
tblVehicleEF LDT2 2.1570e-003 1.7240e-003
tblVehicleEF LDT2 0.05 0.08
tblVehicleEF LDT2 0.12 0.14
tblVehicleEF LDT2 0.04 0.07
tblVehicleEF LDT2 0.01 0.01
tblVehicleEF LDT2 0.07 0.49
tblVehicleEF LDT2 0.09 0.31
tblVehicleEF LDT2 3.3410e-003 3.1620e-003
tblVehicleEF LDT2 8.1000e-004 6.8300e-004
tblVehicleEF LDT2 0.05 0.08
tblVehicleEF LDT2 0.12 0.14
tblVehicleEF LDT2 0.04 0.07
tblVehicleEF LDT2 0.02 0.02
tblVehicleEF LDT2 0.07 0.49
tblVehicleEF LDT2 0.10 0.34
tblVehicleEF LHD1 5.1810e-003 4.7600e-003
tblVehicleEF LHD1 9.5070e-003 4.8390e-003
tblVehicleEF LHD1 0.02 0.01
tblVehicleEF LHD1 0.14 0.17
tblVehicleEF LHD1 0.88 0.66
tblVehicleEF LHD1 2.26 0.93
tblVehicleEF LHD1 9.26 9.38
tblVehicleEF LHD1 602.20 632.13
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:391
tblVehicleEF LHD1 29.86 10.36
tblVehicleEF LHD1 0.09 0.08
tblVehicleEF LHD1 2.06 1.46
tblVehicleEF LHD1 9.7000e-004 9.7900e-004
tblVehicleEF LHD1 0.01 0.01
tblVehicleEF LHD1 0.01 0.01
tblVehicleEF LHD1 8.2900e-004 2.2300e-004
tblVehicleEF LHD1 9.2800e-004 9.3700e-004
tblVehicleEF LHD1 2.5490e-003 2.5040e-003
tblVehicleEF LHD1 0.01 9.9950e-003
tblVehicleEF LHD1 7.6200e-004 2.0500e-004
tblVehicleEF LHD1 3.7780e-003 3.0170e-003
tblVehicleEF LHD1 0.10 0.08
tblVehicleEF LHD1 0.02 0.02
tblVehicleEF LHD1 1.8760e-003 1.4960e-003
tblVehicleEF LHD1 0.07 0.06
tblVehicleEF LHD1 0.31 0.47
tblVehicleEF LHD1 0.24 0.07
tblVehicleEF LHD1 9.2000e-005 9.1000e-005
tblVehicleEF LHD1 5.9030e-003 6.1480e-003
tblVehicleEF LHD1 3.4200e-004 1.0300e-004
tblVehicleEF LHD1 3.7780e-003 3.0170e-003
tblVehicleEF LHD1 0.10 0.08
tblVehicleEF LHD1 0.02 0.03
tblVehicleEF LHD1 1.8760e-003 1.4960e-003
tblVehicleEF LHD1 0.09 0.07
tblVehicleEF LHD1 0.31 0.47
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:392
tblVehicleEF LHD1 0.27 0.08
tblVehicleEF LHD1 5.1810e-003 4.7720e-003
tblVehicleEF LHD1 9.6980e-003 4.9170e-003
tblVehicleEF LHD1 0.02 0.01
tblVehicleEF LHD1 0.14 0.17
tblVehicleEF LHD1 0.89 0.67
tblVehicleEF LHD1 2.15 0.88
tblVehicleEF LHD1 9.26 9.38
tblVehicleEF LHD1 602.20 632.14
tblVehicleEF LHD1 29.86 10.28
tblVehicleEF LHD1 0.09 0.08
tblVehicleEF LHD1 1.94 1.37
tblVehicleEF LHD1 9.7000e-004 9.7900e-004
tblVehicleEF LHD1 0.01 0.01
tblVehicleEF LHD1 0.01 0.01
tblVehicleEF LHD1 8.2900e-004 2.2300e-004
tblVehicleEF LHD1 9.2800e-004 9.3700e-004
tblVehicleEF LHD1 2.5490e-003 2.5040e-003
tblVehicleEF LHD1 0.01 9.9950e-003
tblVehicleEF LHD1 7.6200e-004 2.0500e-004
tblVehicleEF LHD1 7.0590e-003 5.6440e-003
tblVehicleEF LHD1 0.12 0.09
tblVehicleEF LHD1 0.02 0.02
tblVehicleEF LHD1 3.5660e-003 2.8600e-003
tblVehicleEF LHD1 0.07 0.06
tblVehicleEF LHD1 0.32 0.48
tblVehicleEF LHD1 0.23 0.07
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:393
tblVehicleEF LHD1 9.2000e-005 9.1000e-005
tblVehicleEF LHD1 5.9030e-003 6.1480e-003
tblVehicleEF LHD1 3.4000e-004 1.0200e-004
tblVehicleEF LHD1 7.0590e-003 5.6440e-003
tblVehicleEF LHD1 0.12 0.09
tblVehicleEF LHD1 0.02 0.03
tblVehicleEF LHD1 3.5660e-003 2.8600e-003
tblVehicleEF LHD1 0.09 0.07
tblVehicleEF LHD1 0.32 0.48
tblVehicleEF LHD1 0.25 0.08
tblVehicleEF LHD1 5.1810e-003 4.7590e-003
tblVehicleEF LHD1 9.4900e-003 4.8280e-003
tblVehicleEF LHD1 0.02 0.01
tblVehicleEF LHD1 0.14 0.17
tblVehicleEF LHD1 0.88 0.66
tblVehicleEF LHD1 2.26 0.93
tblVehicleEF LHD1 9.26 9.38
tblVehicleEF LHD1 602.20 632.12
tblVehicleEF LHD1 29.86 10.37
tblVehicleEF LHD1 0.09 0.08
tblVehicleEF LHD1 2.04 1.44
tblVehicleEF LHD1 9.7000e-004 9.7900e-004
tblVehicleEF LHD1 0.01 0.01
tblVehicleEF LHD1 0.01 0.01
tblVehicleEF LHD1 8.2900e-004 2.2300e-004
tblVehicleEF LHD1 9.2800e-004 9.3700e-004
tblVehicleEF LHD1 2.5490e-003 2.5040e-003
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:394
tblVehicleEF LHD1 0.01 9.9950e-003
tblVehicleEF LHD1 7.6200e-004 2.0500e-004
tblVehicleEF LHD1 3.3490e-003 2.6630e-003
tblVehicleEF LHD1 0.11 0.09
tblVehicleEF LHD1 0.02 0.02
tblVehicleEF LHD1 1.7110e-003 1.3580e-003
tblVehicleEF LHD1 0.07 0.06
tblVehicleEF LHD1 0.34 0.51
tblVehicleEF LHD1 0.24 0.07
tblVehicleEF LHD1 9.2000e-005 9.1000e-005
tblVehicleEF LHD1 5.9020e-003 6.1480e-003
tblVehicleEF LHD1 3.4200e-004 1.0300e-004
tblVehicleEF LHD1 3.3490e-003 2.6630e-003
tblVehicleEF LHD1 0.11 0.09
tblVehicleEF LHD1 0.02 0.03
tblVehicleEF LHD1 1.7110e-003 1.3580e-003
tblVehicleEF LHD1 0.09 0.07
tblVehicleEF LHD1 0.34 0.51
tblVehicleEF LHD1 0.27 0.08
tblVehicleEF LHD2 3.4600e-003 3.0860e-003
tblVehicleEF LHD2 4.0020e-003 3.5550e-003
tblVehicleEF LHD2 7.4040e-003 8.4670e-003
tblVehicleEF LHD2 0.12 0.13
tblVehicleEF LHD2 0.45 0.48
tblVehicleEF LHD2 1.08 0.54
tblVehicleEF LHD2 14.41 14.77
tblVehicleEF LHD2 598.41 631.11
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:395
tblVehicleEF LHD2 23.24 7.16
tblVehicleEF LHD2 0.11 0.12
tblVehicleEF LHD2 1.50 1.61
tblVehicleEF LHD2 1.3120e-003 1.4480e-003
tblVehicleEF LHD2 0.01 0.01
tblVehicleEF LHD2 0.01 0.01
tblVehicleEF LHD2 3.7000e-004 1.1000e-004
tblVehicleEF LHD2 1.2550e-003 1.3860e-003
tblVehicleEF LHD2 2.7000e-003 2.7130e-003
tblVehicleEF LHD2 0.01 0.01
tblVehicleEF LHD2 3.4000e-004 1.0100e-004
tblVehicleEF LHD2 1.4050e-003 1.6110e-003
tblVehicleEF LHD2 0.04 0.04
tblVehicleEF LHD2 0.01 0.02
tblVehicleEF LHD2 7.4200e-004 8.1800e-004
tblVehicleEF LHD2 0.05 0.06
tblVehicleEF LHD2 0.08 0.23
tblVehicleEF LHD2 0.10 0.04
tblVehicleEF LHD2 1.4000e-004 1.4100e-004
tblVehicleEF LHD2 5.8170e-003 6.0810e-003
tblVehicleEF LHD2 2.5200e-004 7.1000e-005
tblVehicleEF LHD2 1.4050e-003 1.6110e-003
tblVehicleEF LHD2 0.04 0.04
tblVehicleEF LHD2 0.02 0.02
tblVehicleEF LHD2 7.4200e-004 8.1800e-004
tblVehicleEF LHD2 0.06 0.07
tblVehicleEF LHD2 0.08 0.23
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:396
tblVehicleEF LHD2 0.11 0.05
tblVehicleEF LHD2 3.4600e-003 3.0930e-003
tblVehicleEF LHD2 4.0450e-003 3.5800e-003
tblVehicleEF LHD2 7.1500e-003 8.1830e-003
tblVehicleEF LHD2 0.12 0.13
tblVehicleEF LHD2 0.45 0.49
tblVehicleEF LHD2 1.04 0.51
tblVehicleEF LHD2 14.41 14.77
tblVehicleEF LHD2 598.41 631.12
tblVehicleEF LHD2 23.24 7.12
tblVehicleEF LHD2 0.11 0.12
tblVehicleEF LHD2 1.41 1.52
tblVehicleEF LHD2 1.3120e-003 1.4480e-003
tblVehicleEF LHD2 0.01 0.01
tblVehicleEF LHD2 0.01 0.01
tblVehicleEF LHD2 3.7000e-004 1.1000e-004
tblVehicleEF LHD2 1.2550e-003 1.3860e-003
tblVehicleEF LHD2 2.7000e-003 2.7130e-003
tblVehicleEF LHD2 0.01 0.01
tblVehicleEF LHD2 3.4000e-004 1.0100e-004
tblVehicleEF LHD2 2.6530e-003 3.0380e-003
tblVehicleEF LHD2 0.04 0.05
tblVehicleEF LHD2 0.01 0.02
tblVehicleEF LHD2 1.3950e-003 1.5540e-003
tblVehicleEF LHD2 0.05 0.06
tblVehicleEF LHD2 0.08 0.24
tblVehicleEF LHD2 0.10 0.04
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:397
tblVehicleEF LHD2 1.4000e-004 1.4100e-004
tblVehicleEF LHD2 5.8170e-003 6.0810e-003
tblVehicleEF LHD2 2.5100e-004 7.0000e-005
tblVehicleEF LHD2 2.6530e-003 3.0380e-003
tblVehicleEF LHD2 0.04 0.05
tblVehicleEF LHD2 0.02 0.02
tblVehicleEF LHD2 1.3950e-003 1.5540e-003
tblVehicleEF LHD2 0.06 0.07
tblVehicleEF LHD2 0.08 0.24
tblVehicleEF LHD2 0.11 0.04
tblVehicleEF LHD2 3.4600e-003 3.0850e-003
tblVehicleEF LHD2 3.9920e-003 3.5470e-003
tblVehicleEF LHD2 7.4470e-003 8.5290e-003
tblVehicleEF LHD2 0.12 0.13
tblVehicleEF LHD2 0.45 0.48
tblVehicleEF LHD2 1.09 0.54
tblVehicleEF LHD2 14.41 14.77
tblVehicleEF LHD2 598.41 631.11
tblVehicleEF LHD2 23.24 7.17
tblVehicleEF LHD2 0.11 0.12
tblVehicleEF LHD2 1.48 1.59
tblVehicleEF LHD2 1.3120e-003 1.4480e-003
tblVehicleEF LHD2 0.01 0.01
tblVehicleEF LHD2 0.01 0.01
tblVehicleEF LHD2 3.7000e-004 1.1000e-004
tblVehicleEF LHD2 1.2550e-003 1.3860e-003
tblVehicleEF LHD2 2.7000e-003 2.7130e-003
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:398
tblVehicleEF LHD2 0.01 0.01
tblVehicleEF LHD2 3.4000e-004 1.0100e-004
tblVehicleEF LHD2 1.1040e-003 1.2560e-003
tblVehicleEF LHD2 0.04 0.04
tblVehicleEF LHD2 0.01 0.02
tblVehicleEF LHD2 6.2900e-004 6.8000e-004
tblVehicleEF LHD2 0.05 0.06
tblVehicleEF LHD2 0.08 0.25
tblVehicleEF LHD2 0.10 0.04
tblVehicleEF LHD2 1.4000e-004 1.4100e-004
tblVehicleEF LHD2 5.8170e-003 6.0810e-003
tblVehicleEF LHD2 2.5200e-004 7.1000e-005
tblVehicleEF LHD2 1.1040e-003 1.2560e-003
tblVehicleEF LHD2 0.04 0.04
tblVehicleEF LHD2 0.02 0.02
tblVehicleEF LHD2 6.2900e-004 6.8000e-004
tblVehicleEF LHD2 0.06 0.07
tblVehicleEF LHD2 0.08 0.25
tblVehicleEF LHD2 0.11 0.05
tblVehicleEF MCY 0.42 0.32
tblVehicleEF MCY 0.15 0.24
tblVehicleEF MCY 19.14 19.26
tblVehicleEF MCY 9.69 8.57
tblVehicleEF MCY 166.26 208.19
tblVehicleEF MCY 45.80 60.41
tblVehicleEF MCY 1.12 1.12
tblVehicleEF MCY 1.8240e-003 1.8040e-003
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:399
tblVehicleEF MCY 3.3680e-003 2.8470e-003
tblVehicleEF MCY 1.7050e-003 1.6870e-003
tblVehicleEF MCY 3.1720e-003 2.6790e-003
tblVehicleEF MCY 1.69 1.66
tblVehicleEF MCY 0.85 0.84
tblVehicleEF MCY 0.92 0.90
tblVehicleEF MCY 2.13 2.14
tblVehicleEF MCY 0.56 1.82
tblVehicleEF MCY 2.06 1.82
tblVehicleEF MCY 2.0370e-003 2.0600e-003
tblVehicleEF MCY 6.7700e-004 5.9800e-004
tblVehicleEF MCY 1.69 1.66
tblVehicleEF MCY 0.85 0.84
tblVehicleEF MCY 0.92 0.90
tblVehicleEF MCY 2.63 2.64
tblVehicleEF MCY 0.56 1.82
tblVehicleEF MCY 2.24 1.98
tblVehicleEF MCY 0.42 0.32
tblVehicleEF MCY 0.14 0.22
tblVehicleEF MCY 19.85 19.92
tblVehicleEF MCY 9.10 8.00
tblVehicleEF MCY 166.26 209.15
tblVehicleEF MCY 45.80 58.86
tblVehicleEF MCY 0.98 0.98
tblVehicleEF MCY 1.8240e-003 1.8040e-003
tblVehicleEF MCY 3.3680e-003 2.8470e-003
tblVehicleEF MCY 1.7050e-003 1.6870e-003
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:400
tblVehicleEF MCY 3.1720e-003 2.6790e-003
tblVehicleEF MCY 3.36 3.29
tblVehicleEF MCY 1.24 1.24
tblVehicleEF MCY 2.10 2.05
tblVehicleEF MCY 2.11 2.12
tblVehicleEF MCY 0.56 1.82
tblVehicleEF MCY 1.85 1.62
tblVehicleEF MCY 2.0480e-003 2.0700e-003
tblVehicleEF MCY 6.6100e-004 5.8200e-004
tblVehicleEF MCY 3.36 3.29
tblVehicleEF MCY 1.24 1.24
tblVehicleEF MCY 2.10 2.05
tblVehicleEF MCY 2.61 2.61
tblVehicleEF MCY 0.56 1.82
tblVehicleEF MCY 2.01 1.77
tblVehicleEF MCY 0.42 0.32
tblVehicleEF MCY 0.15 0.24
tblVehicleEF MCY 18.68 18.80
tblVehicleEF MCY 9.65 8.51
tblVehicleEF MCY 166.26 207.43
tblVehicleEF MCY 45.80 60.33
tblVehicleEF MCY 1.12 1.12
tblVehicleEF MCY 1.8240e-003 1.8040e-003
tblVehicleEF MCY 3.3680e-003 2.8470e-003
tblVehicleEF MCY 1.7050e-003 1.6870e-003
tblVehicleEF MCY 3.1720e-003 2.6790e-003
tblVehicleEF MCY 1.60 1.59
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:401
tblVehicleEF MCY 1.04 1.03
tblVehicleEF MCY 0.74 0.73
tblVehicleEF MCY 2.12 2.13
tblVehicleEF MCY 0.64 2.07
tblVehicleEF MCY 2.07 1.82
tblVehicleEF MCY 2.0300e-003 2.0530e-003
tblVehicleEF MCY 6.7700e-004 5.9700e-004
tblVehicleEF MCY 1.60 1.59
tblVehicleEF MCY 1.04 1.03
tblVehicleEF MCY 0.74 0.73
tblVehicleEF MCY 2.62 2.63
tblVehicleEF MCY 0.64 2.07
tblVehicleEF MCY 2.26 1.98
tblVehicleEF MDV 0.01 4.9040e-003
tblVehicleEF MDV 0.02 0.08
tblVehicleEF MDV 1.26 1.05
tblVehicleEF MDV 2.88 3.10
tblVehicleEF MDV 474.24 410.56
tblVehicleEF MDV 107.24 86.31
tblVehicleEF MDV 0.15 0.10
tblVehicleEF MDV 1.6800e-003 1.4930e-003
tblVehicleEF MDV 2.4130e-003 1.9530e-003
tblVehicleEF MDV 1.5490e-003 1.3770e-003
tblVehicleEF MDV 2.2190e-003 1.7960e-003
tblVehicleEF MDV 0.11 0.13
tblVehicleEF MDV 0.20 0.16
tblVehicleEF MDV 0.09 0.11
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:402
tblVehicleEF MDV 0.03 0.02
tblVehicleEF MDV 0.11 0.49
tblVehicleEF MDV 0.22 0.41
tblVehicleEF MDV 4.7510e-003 4.0340e-003
tblVehicleEF MDV 1.1230e-003 8.4900e-004
tblVehicleEF MDV 0.11 0.13
tblVehicleEF MDV 0.20 0.16
tblVehicleEF MDV 0.09 0.11
tblVehicleEF MDV 0.04 0.03
tblVehicleEF MDV 0.11 0.49
tblVehicleEF MDV 0.24 0.44
tblVehicleEF MDV 0.01 5.5890e-003
tblVehicleEF MDV 0.01 0.07
tblVehicleEF MDV 1.53 1.28
tblVehicleEF MDV 2.54 2.73
tblVehicleEF MDV 514.80 435.21
tblVehicleEF MDV 107.24 85.54
tblVehicleEF MDV 0.14 0.10
tblVehicleEF MDV 1.6800e-003 1.4930e-003
tblVehicleEF MDV 2.4130e-003 1.9530e-003
tblVehicleEF MDV 1.5490e-003 1.3770e-003
tblVehicleEF MDV 2.2190e-003 1.7960e-003
tblVehicleEF MDV 0.21 0.25
tblVehicleEF MDV 0.23 0.19
tblVehicleEF MDV 0.17 0.20
tblVehicleEF MDV 0.03 0.02
tblVehicleEF MDV 0.11 0.49
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:403
tblVehicleEF MDV 0.19 0.35
tblVehicleEF MDV 5.1610e-003 4.2760e-003
tblVehicleEF MDV 1.1170e-003 8.4100e-004
tblVehicleEF MDV 0.21 0.25
tblVehicleEF MDV 0.23 0.19
tblVehicleEF MDV 0.17 0.20
tblVehicleEF MDV 0.05 0.03
tblVehicleEF MDV 0.11 0.49
tblVehicleEF MDV 0.21 0.39
tblVehicleEF MDV 0.01 4.7070e-003
tblVehicleEF MDV 0.02 0.09
tblVehicleEF MDV 1.18 0.98
tblVehicleEF MDV 2.94 3.17
tblVehicleEF MDV 462.11 403.17
tblVehicleEF MDV 107.24 86.46
tblVehicleEF MDV 0.14 0.10
tblVehicleEF MDV 1.6800e-003 1.4930e-003
tblVehicleEF MDV 2.4130e-003 1.9530e-003
tblVehicleEF MDV 1.5490e-003 1.3770e-003
tblVehicleEF MDV 2.2190e-003 1.7960e-003
tblVehicleEF MDV 0.09 0.10
tblVehicleEF MDV 0.21 0.17
tblVehicleEF MDV 0.08 0.09
tblVehicleEF MDV 0.03 0.02
tblVehicleEF MDV 0.13 0.55
tblVehicleEF MDV 0.23 0.42
tblVehicleEF MDV 4.6290e-003 3.9610e-003
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:404
tblVehicleEF MDV 1.1240e-003 8.5000e-004
tblVehicleEF MDV 0.09 0.10
tblVehicleEF MDV 0.21 0.17
tblVehicleEF MDV 0.08 0.09
tblVehicleEF MDV 0.04 0.03
tblVehicleEF MDV 0.13 0.55
tblVehicleEF MDV 0.25 0.46
tblVehicleEF MH 0.03 3.2770e-003
tblVehicleEF MH 0.02 0.00
tblVehicleEF MH 2.33 0.33
tblVehicleEF MH 5.58 0.00
tblVehicleEF MH 998.83 934.95
tblVehicleEF MH 57.38 0.00
tblVehicleEF MH 1.57 4.29
tblVehicleEF MH 0.01 0.02
tblVehicleEF MH 0.04 0.14
tblVehicleEF MH 1.0280e-003 0.00
tblVehicleEF MH 3.2460e-003 4.0000e-003
tblVehicleEF MH 0.04 0.13
tblVehicleEF MH 9.4600e-004 0.00
tblVehicleEF MH 1.47 0.00
tblVehicleEF MH 0.08 0.00
tblVehicleEF MH 0.51 0.00
tblVehicleEF MH 0.08 0.07
tblVehicleEF MH 0.03 0.00
tblVehicleEF MH 0.33 0.00
tblVehicleEF MH 9.9070e-003 8.8390e-003
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:405
tblVehicleEF MH 6.7100e-004 0.00
tblVehicleEF MH 1.47 0.00
tblVehicleEF MH 0.08 0.00
tblVehicleEF MH 0.51 0.00
tblVehicleEF MH 0.11 0.08
tblVehicleEF MH 0.03 0.00
tblVehicleEF MH 0.36 0.00
tblVehicleEF MH 0.03 3.2770e-003
tblVehicleEF MH 0.02 0.00
tblVehicleEF MH 2.40 0.33
tblVehicleEF MH 5.19 0.00
tblVehicleEF MH 998.83 934.95
tblVehicleEF MH 57.38 0.00
tblVehicleEF MH 1.46 4.05
tblVehicleEF MH 0.01 0.02
tblVehicleEF MH 0.04 0.14
tblVehicleEF MH 1.0280e-003 0.00
tblVehicleEF MH 3.2460e-003 4.0000e-003
tblVehicleEF MH 0.04 0.13
tblVehicleEF MH 9.4600e-004 0.00
tblVehicleEF MH 2.69 0.00
tblVehicleEF MH 0.09 0.00
tblVehicleEF MH 1.00 0.00
tblVehicleEF MH 0.09 0.07
tblVehicleEF MH 0.03 0.00
tblVehicleEF MH 0.31 0.00
tblVehicleEF MH 9.9080e-003 8.8390e-003
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:406
tblVehicleEF MH 6.6400e-004 0.00
tblVehicleEF MH 2.69 0.00
tblVehicleEF MH 0.09 0.00
tblVehicleEF MH 1.00 0.00
tblVehicleEF MH 0.12 0.08
tblVehicleEF MH 0.03 0.00
tblVehicleEF MH 0.34 0.00
tblVehicleEF MH 0.03 3.2770e-003
tblVehicleEF MH 0.02 0.00
tblVehicleEF MH 2.32 0.33
tblVehicleEF MH 5.61 0.00
tblVehicleEF MH 998.83 934.95
tblVehicleEF MH 57.38 0.00
tblVehicleEF MH 1.55 4.25
tblVehicleEF MH 0.01 0.02
tblVehicleEF MH 0.04 0.14
tblVehicleEF MH 1.0280e-003 0.00
tblVehicleEF MH 3.2460e-003 4.0000e-003
tblVehicleEF MH 0.04 0.13
tblVehicleEF MH 9.4600e-004 0.00
tblVehicleEF MH 1.48 0.00
tblVehicleEF MH 0.10 0.00
tblVehicleEF MH 0.50 0.00
tblVehicleEF MH 0.08 0.07
tblVehicleEF MH 0.03 0.00
tblVehicleEF MH 0.33 0.00
tblVehicleEF MH 9.9070e-003 8.8390e-003
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:407
tblVehicleEF MH 6.7200e-004 0.00
tblVehicleEF MH 1.48 0.00
tblVehicleEF MH 0.10 0.00
tblVehicleEF MH 0.50 0.00
tblVehicleEF MH 0.11 0.08
tblVehicleEF MH 0.03 0.00
tblVehicleEF MH 0.36 0.00
tblVehicleEF MHD 0.02 3.1740e-003
tblVehicleEF MHD 3.1970e-003 3.4150e-003
tblVehicleEF MHD 0.05 8.4360e-003
tblVehicleEF MHD 0.35 0.34
tblVehicleEF MHD 0.24 0.36
tblVehicleEF MHD 5.47 0.98
tblVehicleEF MHD 152.51 72.73
tblVehicleEF MHD 1,062.94 972.64
tblVehicleEF MHD 54.61 8.27
tblVehicleEF MHD 0.61 0.57
tblVehicleEF MHD 0.89 1.55
tblVehicleEF MHD 9.8000e-004 1.4440e-003
tblVehicleEF MHD 5.7040e-003 0.05
tblVehicleEF MHD 7.4900e-004 9.5000e-005
tblVehicleEF MHD 9.3700e-004 1.3820e-003
tblVehicleEF MHD 5.4540e-003 0.04
tblVehicleEF MHD 6.8900e-004 8.7000e-005
tblVehicleEF MHD 1.6000e-003 6.7900e-004
tblVehicleEF MHD 0.05 0.02
tblVehicleEF MHD 0.03 0.02
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:408
tblVehicleEF MHD 8.0100e-004 3.4200e-004
tblVehicleEF MHD 0.03 0.05
tblVehicleEF MHD 0.02 0.10
tblVehicleEF MHD 0.33 0.04
tblVehicleEF MHD 1.4660e-003 6.9000e-004
tblVehicleEF MHD 0.01 9.2620e-003
tblVehicleEF MHD 6.4200e-004 8.2000e-005
tblVehicleEF MHD 1.6000e-003 6.7900e-004
tblVehicleEF MHD 0.05 0.02
tblVehicleEF MHD 0.04 0.02
tblVehicleEF MHD 8.0100e-004 3.4200e-004
tblVehicleEF MHD 0.03 0.06
tblVehicleEF MHD 0.02 0.10
tblVehicleEF MHD 0.36 0.05
tblVehicleEF MHD 0.02 3.0150e-003
tblVehicleEF MHD 3.2380e-003 3.4390e-003
tblVehicleEF MHD 0.05 8.1570e-003
tblVehicleEF MHD 0.25 0.29
tblVehicleEF MHD 0.25 0.36
tblVehicleEF MHD 5.23 0.94
tblVehicleEF MHD 161.54 73.65
tblVehicleEF MHD 1,062.94 972.65
tblVehicleEF MHD 54.61 8.20
tblVehicleEF MHD 0.63 0.57
tblVehicleEF MHD 0.83 1.46
tblVehicleEF MHD 8.2600e-004 1.2200e-003
tblVehicleEF MHD 5.7040e-003 0.05
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:409
tblVehicleEF MHD 7.4900e-004 9.5000e-005
tblVehicleEF MHD 7.9000e-004 1.1680e-003
tblVehicleEF MHD 5.4540e-003 0.04
tblVehicleEF MHD 6.8900e-004 8.7000e-005
tblVehicleEF MHD 3.0890e-003 1.2990e-003
tblVehicleEF MHD 0.05 0.02
tblVehicleEF MHD 0.02 0.02
tblVehicleEF MHD 1.5560e-003 6.6700e-004
tblVehicleEF MHD 0.03 0.05
tblVehicleEF MHD 0.02 0.10
tblVehicleEF MHD 0.32 0.04
tblVehicleEF MHD 1.5510e-003 6.9800e-004
tblVehicleEF MHD 0.01 9.2620e-003
tblVehicleEF MHD 6.3800e-004 8.1000e-005
tblVehicleEF MHD 3.0890e-003 1.2990e-003
tblVehicleEF MHD 0.05 0.02
tblVehicleEF MHD 0.03 0.02
tblVehicleEF MHD 1.5560e-003 6.6700e-004
tblVehicleEF MHD 0.03 0.06
tblVehicleEF MHD 0.02 0.10
tblVehicleEF MHD 0.35 0.05
tblVehicleEF MHD 0.02 3.4030e-003
tblVehicleEF MHD 3.1690e-003 3.3980e-003
tblVehicleEF MHD 0.05 8.5100e-003
tblVehicleEF MHD 0.48 0.42
tblVehicleEF MHD 0.24 0.36
tblVehicleEF MHD 5.56 0.99
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:410
tblVehicleEF MHD 140.03 71.45
tblVehicleEF MHD 1,062.94 972.64
tblVehicleEF MHD 54.61 8.30
tblVehicleEF MHD 0.58 0.56
tblVehicleEF MHD 0.88 1.54
tblVehicleEF MHD 1.1920e-003 1.7540e-003
tblVehicleEF MHD 5.7040e-003 0.05
tblVehicleEF MHD 7.4900e-004 9.5000e-005
tblVehicleEF MHD 1.1400e-003 1.6780e-003
tblVehicleEF MHD 5.4540e-003 0.04
tblVehicleEF MHD 6.8900e-004 8.7000e-005
tblVehicleEF MHD 1.1940e-003 5.2100e-004
tblVehicleEF MHD 0.05 0.02
tblVehicleEF MHD 0.03 0.02
tblVehicleEF MHD 6.2900e-004 2.7500e-004
tblVehicleEF MHD 0.03 0.05
tblVehicleEF MHD 0.02 0.11
tblVehicleEF MHD 0.34 0.05
tblVehicleEF MHD 1.3480e-003 6.7700e-004
tblVehicleEF MHD 0.01 9.2610e-003
tblVehicleEF MHD 6.4300e-004 8.2000e-005
tblVehicleEF MHD 1.1940e-003 5.2100e-004
tblVehicleEF MHD 0.05 0.02
tblVehicleEF MHD 0.04 0.03
tblVehicleEF MHD 6.2900e-004 2.7500e-004
tblVehicleEF MHD 0.03 0.06
tblVehicleEF MHD 0.02 0.11
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:411
tblVehicleEF MHD 0.37 0.05
tblVehicleEF OBUS 0.01 8.6690e-003
tblVehicleEF OBUS 6.8270e-003 6.2940e-003
tblVehicleEF OBUS 0.03 0.02
tblVehicleEF OBUS 0.27 0.49
tblVehicleEF OBUS 0.46 0.72
tblVehicleEF OBUS 5.79 2.51
tblVehicleEF OBUS 74.97 71.08
tblVehicleEF OBUS 1,092.94 1,371.04
tblVehicleEF OBUS 69.71 20.56
tblVehicleEF OBUS 0.31 0.33
tblVehicleEF OBUS 0.97 1.20
tblVehicleEF OBUS 6.8000e-005 5.9500e-004
tblVehicleEF OBUS 5.0070e-003 0.02
tblVehicleEF OBUS 8.4500e-004 1.9400e-004
tblVehicleEF OBUS 6.5000e-005 5.6900e-004
tblVehicleEF OBUS 4.7740e-003 0.02
tblVehicleEF OBUS 7.7700e-004 1.7800e-004
tblVehicleEF OBUS 2.1110e-003 2.6170e-003
tblVehicleEF OBUS 0.02 0.02
tblVehicleEF OBUS 0.04 0.05
tblVehicleEF OBUS 9.1000e-004 1.1260e-003
tblVehicleEF OBUS 0.03 0.05
tblVehicleEF OBUS 0.05 0.26
tblVehicleEF OBUS 0.36 0.12
tblVehicleEF OBUS 7.2800e-004 6.7800e-004
tblVehicleEF OBUS 0.01 0.01
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:412
tblVehicleEF OBUS 7.9900e-004 2.0300e-004
tblVehicleEF OBUS 2.1110e-003 2.6170e-003
tblVehicleEF OBUS 0.02 0.02
tblVehicleEF OBUS 0.05 0.06
tblVehicleEF OBUS 9.1000e-004 1.1260e-003
tblVehicleEF OBUS 0.04 0.06
tblVehicleEF OBUS 0.05 0.26
tblVehicleEF OBUS 0.39 0.13
tblVehicleEF OBUS 0.01 8.7200e-003
tblVehicleEF OBUS 6.9570e-003 6.4100e-003
tblVehicleEF OBUS 0.03 0.02
tblVehicleEF OBUS 0.26 0.48
tblVehicleEF OBUS 0.46 0.73
tblVehicleEF OBUS 5.41 2.35
tblVehicleEF OBUS 78.41 70.99
tblVehicleEF OBUS 1,092.94 1,371.06
tblVehicleEF OBUS 69.71 20.28
tblVehicleEF OBUS 0.32 0.32
tblVehicleEF OBUS 0.91 1.12
tblVehicleEF OBUS 5.7000e-005 5.0500e-004
tblVehicleEF OBUS 5.0070e-003 0.02
tblVehicleEF OBUS 8.4500e-004 1.9400e-004
tblVehicleEF OBUS 5.4000e-005 4.8300e-004
tblVehicleEF OBUS 4.7740e-003 0.02
tblVehicleEF OBUS 7.7700e-004 1.7800e-004
tblVehicleEF OBUS 3.9250e-003 4.7670e-003
tblVehicleEF OBUS 0.02 0.03
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:413
tblVehicleEF OBUS 0.04 0.05
tblVehicleEF OBUS 1.7420e-003 2.1480e-003
tblVehicleEF OBUS 0.03 0.05
tblVehicleEF OBUS 0.05 0.26
tblVehicleEF OBUS 0.34 0.12
tblVehicleEF OBUS 7.6000e-004 6.7700e-004
tblVehicleEF OBUS 0.01 0.01
tblVehicleEF OBUS 7.9200e-004 2.0100e-004
tblVehicleEF OBUS 3.9250e-003 4.7670e-003
tblVehicleEF OBUS 0.02 0.03
tblVehicleEF OBUS 0.05 0.07
tblVehicleEF OBUS 1.7420e-003 2.1480e-003
tblVehicleEF OBUS 0.04 0.06
tblVehicleEF OBUS 0.05 0.26
tblVehicleEF OBUS 0.38 0.13
tblVehicleEF OBUS 0.01 8.6270e-003
tblVehicleEF OBUS 6.8060e-003 6.2600e-003
tblVehicleEF OBUS 0.03 0.02
tblVehicleEF OBUS 0.28 0.50
tblVehicleEF OBUS 0.46 0.72
tblVehicleEF OBUS 5.84 2.54
tblVehicleEF OBUS 70.22 71.20
tblVehicleEF OBUS 1,092.94 1,371.03
tblVehicleEF OBUS 69.71 20.60
tblVehicleEF OBUS 0.29 0.33
tblVehicleEF OBUS 0.97 1.20
tblVehicleEF OBUS 8.2000e-005 7.1900e-004
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:414
tblVehicleEF OBUS 5.0070e-003 0.02
tblVehicleEF OBUS 8.4500e-004 1.9400e-004
tblVehicleEF OBUS 7.9000e-005 6.8800e-004
tblVehicleEF OBUS 4.7740e-003 0.02
tblVehicleEF OBUS 7.7700e-004 1.7800e-004
tblVehicleEF OBUS 1.8300e-003 2.3790e-003
tblVehicleEF OBUS 0.02 0.03
tblVehicleEF OBUS 0.04 0.05
tblVehicleEF OBUS 8.3900e-004 1.0720e-003
tblVehicleEF OBUS 0.03 0.05
tblVehicleEF OBUS 0.05 0.28
tblVehicleEF OBUS 0.36 0.12
tblVehicleEF OBUS 6.8200e-004 6.7900e-004
tblVehicleEF OBUS 0.01 0.01
tblVehicleEF OBUS 7.9900e-004 2.0400e-004
tblVehicleEF OBUS 1.8300e-003 2.3790e-003
tblVehicleEF OBUS 0.02 0.03
tblVehicleEF OBUS 0.05 0.06
tblVehicleEF OBUS 8.3900e-004 1.0720e-003
tblVehicleEF OBUS 0.04 0.06
tblVehicleEF OBUS 0.05 0.28
tblVehicleEF OBUS 0.40 0.13
tblVehicleEF SBUS 0.82 0.08
tblVehicleEF SBUS 0.01 6.3720e-003
tblVehicleEF SBUS 0.06 7.0630e-003
tblVehicleEF SBUS 7.82 3.08
tblVehicleEF SBUS 0.60 0.51
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:415
tblVehicleEF SBUS 6.53 0.94
tblVehicleEF SBUS 1,137.52 365.13
tblVehicleEF SBUS 1,098.11 1,104.50
tblVehicleEF SBUS 54.55 6.09
tblVehicleEF SBUS 9.42 3.47
tblVehicleEF SBUS 4.31 4.62
tblVehicleEF SBUS 9.5680e-003 3.7440e-003
tblVehicleEF SBUS 0.01 0.01
tblVehicleEF SBUS 0.02 0.03
tblVehicleEF SBUS 4.7600e-004 4.2000e-005
tblVehicleEF SBUS 9.1540e-003 3.5820e-003
tblVehicleEF SBUS 2.6910e-003 2.6500e-003
tblVehicleEF SBUS 0.02 0.03
tblVehicleEF SBUS 4.3700e-004 3.9000e-005
tblVehicleEF SBUS 4.8460e-003 1.4040e-003
tblVehicleEF SBUS 0.03 9.3180e-003
tblVehicleEF SBUS 0.93 0.36
tblVehicleEF SBUS 2.2980e-003 6.7500e-004
tblVehicleEF SBUS 0.10 0.09
tblVehicleEF SBUS 0.02 0.06
tblVehicleEF SBUS 0.36 0.04
tblVehicleEF SBUS 0.01 3.4880e-003
tblVehicleEF SBUS 0.01 0.01
tblVehicleEF SBUS 6.5900e-004 6.0000e-005
tblVehicleEF SBUS 4.8460e-003 1.4040e-003
tblVehicleEF SBUS 0.03 9.3180e-003
tblVehicleEF SBUS 1.33 0.52
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:416
tblVehicleEF SBUS 2.2980e-003 6.7500e-004
tblVehicleEF SBUS 0.12 0.11
tblVehicleEF SBUS 0.02 0.06
tblVehicleEF SBUS 0.39 0.04
tblVehicleEF SBUS 0.82 0.08
tblVehicleEF SBUS 0.01 6.4450e-003
tblVehicleEF SBUS 0.05 5.9200e-003
tblVehicleEF SBUS 7.71 3.04
tblVehicleEF SBUS 0.61 0.52
tblVehicleEF SBUS 4.73 0.68
tblVehicleEF SBUS 1,189.12 374.76
tblVehicleEF SBUS 1,098.11 1,104.52
tblVehicleEF SBUS 54.55 5.66
tblVehicleEF SBUS 9.72 3.55
tblVehicleEF SBUS 4.05 4.35
tblVehicleEF SBUS 8.0660e-003 3.1630e-003
tblVehicleEF SBUS 0.01 0.01
tblVehicleEF SBUS 0.02 0.03
tblVehicleEF SBUS 4.7600e-004 4.2000e-005
tblVehicleEF SBUS 7.7170e-003 3.0260e-003
tblVehicleEF SBUS 2.6910e-003 2.6500e-003
tblVehicleEF SBUS 0.02 0.03
tblVehicleEF SBUS 4.3700e-004 3.9000e-005
tblVehicleEF SBUS 8.7430e-003 2.5310e-003
tblVehicleEF SBUS 0.03 9.8380e-003
tblVehicleEF SBUS 0.92 0.36
tblVehicleEF SBUS 4.2770e-003 1.2510e-003
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:06 AMPage 43 of 85
12908-01 Menifee Crossroads - Riverside-South Coast County, Annual
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:417
tblVehicleEF SBUS 0.10 0.09
tblVehicleEF SBUS 0.01 0.05
tblVehicleEF SBUS 0.30 0.03
tblVehicleEF SBUS 0.01 3.5790e-003
tblVehicleEF SBUS 0.01 0.01
tblVehicleEF SBUS 6.2900e-004 5.6000e-005
tblVehicleEF SBUS 8.7430e-003 2.5310e-003
tblVehicleEF SBUS 0.03 9.8380e-003
tblVehicleEF SBUS 1.33 0.52
tblVehicleEF SBUS 4.2770e-003 1.2510e-003
tblVehicleEF SBUS 0.12 0.11
tblVehicleEF SBUS 0.01 0.05
tblVehicleEF SBUS 0.33 0.04
tblVehicleEF SBUS 0.82 0.08
tblVehicleEF SBUS 0.01 6.3640e-003
tblVehicleEF SBUS 0.06 7.3130e-003
tblVehicleEF SBUS 7.98 3.13
tblVehicleEF SBUS 0.60 0.51
tblVehicleEF SBUS 6.89 0.98
tblVehicleEF SBUS 1,066.27 351.83
tblVehicleEF SBUS 1,098.11 1,104.50
tblVehicleEF SBUS 54.55 6.17
tblVehicleEF SBUS 9.00 3.35
tblVehicleEF SBUS 4.26 4.59
tblVehicleEF SBUS 0.01 4.5460e-003
tblVehicleEF SBUS 0.01 0.01
tblVehicleEF SBUS 0.02 0.03
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:06 AMPage 44 of 85
12908-01 Menifee Crossroads - Riverside-South Coast County, Annual
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:418
tblVehicleEF SBUS 4.7600e-004 4.2000e-005
tblVehicleEF SBUS 0.01 4.3490e-003
tblVehicleEF SBUS 2.6910e-003 2.6500e-003
tblVehicleEF SBUS 0.02 0.03
tblVehicleEF SBUS 4.3700e-004 3.9000e-005
tblVehicleEF SBUS 4.2260e-003 1.2200e-003
tblVehicleEF SBUS 0.03 9.5110e-003
tblVehicleEF SBUS 0.93 0.36
tblVehicleEF SBUS 2.2070e-003 6.5000e-004
tblVehicleEF SBUS 0.10 0.09
tblVehicleEF SBUS 0.02 0.07
tblVehicleEF SBUS 0.37 0.04
tblVehicleEF SBUS 0.01 3.3620e-003
tblVehicleEF SBUS 0.01 0.01
tblVehicleEF SBUS 6.6500e-004 6.1000e-005
tblVehicleEF SBUS 4.2260e-003 1.2200e-003
tblVehicleEF SBUS 0.03 9.5110e-003
tblVehicleEF SBUS 1.34 0.52
tblVehicleEF SBUS 2.2070e-003 6.5000e-004
tblVehicleEF SBUS 0.12 0.11
tblVehicleEF SBUS 0.02 0.07
tblVehicleEF SBUS 0.41 0.05
tblVehicleEF UBUS 1.44 3.35
tblVehicleEF UBUS 0.08 0.02
tblVehicleEF UBUS 7.89 26.06
tblVehicleEF UBUS 14.42 1.47
tblVehicleEF UBUS 1,799.80 1,617.41
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:06 AMPage 45 of 85
12908-01 Menifee Crossroads - Riverside-South Coast County, Annual
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:419
tblVehicleEF UBUS 153.89 18.02
tblVehicleEF UBUS 4.15 0.32
tblVehicleEF UBUS 0.49 0.09
tblVehicleEF UBUS 0.01 0.02
tblVehicleEF UBUS 0.04 2.9840e-003
tblVehicleEF UBUS 1.4590e-003 1.6200e-004
tblVehicleEF UBUS 0.21 0.04
tblVehicleEF UBUS 3.0000e-003 5.4780e-003
tblVehicleEF UBUS 0.04 2.8400e-003
tblVehicleEF UBUS 1.3420e-003 1.4900e-004
tblVehicleEF UBUS 9.4280e-003 1.8880e-003
tblVehicleEF UBUS 0.11 0.01
tblVehicleEF UBUS 4.6810e-003 8.4400e-004
tblVehicleEF UBUS 0.46 0.05
tblVehicleEF UBUS 0.02 0.06
tblVehicleEF UBUS 1.13 0.08
tblVehicleEF UBUS 9.6700e-003 4.8660e-003
tblVehicleEF UBUS 1.8000e-003 1.7800e-004
tblVehicleEF UBUS 9.4280e-003 1.8880e-003
tblVehicleEF UBUS 0.11 0.01
tblVehicleEF UBUS 4.6810e-003 8.4400e-004
tblVehicleEF UBUS 1.94 3.43
tblVehicleEF UBUS 0.02 0.06
tblVehicleEF UBUS 1.23 0.08
tblVehicleEF UBUS 1.44 3.35
tblVehicleEF UBUS 0.08 0.02
tblVehicleEF UBUS 7.95 26.06
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:06 AMPage 46 of 85
12908-01 Menifee Crossroads - Riverside-South Coast County, Annual
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:420
tblVehicleEF UBUS 12.35 1.25
tblVehicleEF UBUS 1,799.80 1,617.41
tblVehicleEF UBUS 153.89 17.65
tblVehicleEF UBUS 3.87 0.31
tblVehicleEF UBUS 0.49 0.09
tblVehicleEF UBUS 0.01 0.02
tblVehicleEF UBUS 0.04 2.9840e-003
tblVehicleEF UBUS 1.4590e-003 1.6200e-004
tblVehicleEF UBUS 0.21 0.04
tblVehicleEF UBUS 3.0000e-003 5.4780e-003
tblVehicleEF UBUS 0.04 2.8400e-003
tblVehicleEF UBUS 1.3420e-003 1.4900e-004
tblVehicleEF UBUS 0.02 3.3540e-003
tblVehicleEF UBUS 0.13 0.01
tblVehicleEF UBUS 9.3920e-003 1.6790e-003
tblVehicleEF UBUS 0.47 0.05
tblVehicleEF UBUS 0.02 0.06
tblVehicleEF UBUS 1.03 0.07
tblVehicleEF UBUS 9.6710e-003 4.8660e-003
tblVehicleEF UBUS 1.7640e-003 1.7500e-004
tblVehicleEF UBUS 0.02 3.3540e-003
tblVehicleEF UBUS 0.13 0.01
tblVehicleEF UBUS 9.3920e-003 1.6790e-003
tblVehicleEF UBUS 1.95 3.43
tblVehicleEF UBUS 0.02 0.06
tblVehicleEF UBUS 1.12 0.08
tblVehicleEF UBUS 1.44 3.35
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:06 AMPage 47 of 85
12908-01 Menifee Crossroads - Riverside-South Coast County, Annual
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:421
tblVehicleEF UBUS 0.08 0.02
tblVehicleEF UBUS 7.88 26.06
tblVehicleEF UBUS 14.60 1.46
tblVehicleEF UBUS 1,799.80 1,617.41
tblVehicleEF UBUS 153.89 18.00
tblVehicleEF UBUS 4.12 0.32
tblVehicleEF UBUS 0.49 0.09
tblVehicleEF UBUS 0.01 0.02
tblVehicleEF UBUS 0.04 2.9840e-003
tblVehicleEF UBUS 1.4590e-003 1.6200e-004
tblVehicleEF UBUS 0.21 0.04
tblVehicleEF UBUS 3.0000e-003 5.4780e-003
tblVehicleEF UBUS 0.04 2.8400e-003
tblVehicleEF UBUS 1.3420e-003 1.4900e-004
tblVehicleEF UBUS 8.6090e-003 1.9290e-003
tblVehicleEF UBUS 0.13 0.01
tblVehicleEF UBUS 4.2750e-003 8.8500e-004
tblVehicleEF UBUS 0.46 0.05
tblVehicleEF UBUS 0.03 0.07
tblVehicleEF UBUS 1.13 0.08
tblVehicleEF UBUS 9.6700e-003 4.8660e-003
tblVehicleEF UBUS 1.8030e-003 1.7800e-004
tblVehicleEF UBUS 8.6090e-003 1.9290e-003
tblVehicleEF UBUS 0.13 0.01
tblVehicleEF UBUS 4.2750e-003 8.8500e-004
tblVehicleEF UBUS 1.94 3.43
tblVehicleEF UBUS 0.03 0.07
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:06 AMPage 48 of 85
12908-01 Menifee Crossroads - Riverside-South Coast County, Annual
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:422
tblVehicleEF UBUS 1.24 0.08
tblVehicleTrips DV_TP 37.00 0.00
tblVehicleTrips DV_TP 21.00 0.00
tblVehicleTrips DV_TP 19.00 0.00
tblVehicleTrips DV_TP 20.00 0.00
tblVehicleTrips DV_TP 30.00 0.00
tblVehicleTrips DV_TP 35.00 0.00
tblVehicleTrips DV_TP 30.00 0.00
tblVehicleTrips PB_TP 12.00 0.00
tblVehicleTrips PB_TP 50.00 0.00
tblVehicleTrips PB_TP 4.00 0.00
tblVehicleTrips PB_TP 43.00 0.00
tblVehicleTrips PB_TP 10.00 0.00
tblVehicleTrips PB_TP 11.00 0.00
tblVehicleTrips PB_TP 36.00 0.00
tblVehicleTrips PR_TP 51.00 100.00
tblVehicleTrips PR_TP 29.00 100.00
tblVehicleTrips PR_TP 77.00 100.00
tblVehicleTrips PR_TP 37.00 100.00
tblVehicleTrips PR_TP 60.00 100.00
tblVehicleTrips PR_TP 54.00 100.00
tblVehicleTrips PR_TP 34.00 100.00
tblVehicleTrips ST_TR 696.00 199.03
tblVehicleTrips ST_TR 722.03 405.32
tblVehicleTrips ST_TR 2.46 1.47
tblVehicleTrips ST_TR 158.37 82.76
tblVehicleTrips ST_TR 8.96 5.11
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:06 AMPage 49 of 85
12908-01 Menifee Crossroads - Riverside-South Coast County, Annual
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:423
tblVehicleTrips ST_TR 49.97 85.09
tblVehicleTrips ST_TR 177.59 109.65
tblVehicleTrips SU_TR 500.00 142.98
tblVehicleTrips SU_TR 542.72 304.66
tblVehicleTrips SU_TR 1.05 0.63
tblVehicleTrips SU_TR 131.84 68.88
tblVehicleTrips SU_TR 1.55 0.88
tblVehicleTrips SU_TR 25.24 42.98
tblVehicleTrips SU_TR 166.44 102.77
tblVehicleTrips WD_TR 716.00 204.75
tblVehicleTrips WD_TR 496.12 278.50
tblVehicleTrips WD_TR 11.03 6.57
tblVehicleTrips WD_TR 127.15 66.44
tblVehicleTrips WD_TR 36.13 20.60
tblVehicleTrips WD_TR 42.70 72.71
tblVehicleTrips WD_TR 102.24 63.13
tblWater IndoorWaterUseRate 1,214,134.85 971,307.88
tblWater IndoorWaterUseRate 607,067.42 485,653.94
tblWater IndoorWaterUseRate 4,514,437.20 3,611,549.76
tblWater IndoorWaterUseRate 1,365,901.71 1,092,721.37
tblWater IndoorWaterUseRate 2,308,841.89 1,847,073.51
tblWater IndoorWaterUseRate 792,575.98 634,060.78
tblWater IndoorWaterUseRate 4,610,231.24 3,688,184.99
tblWater OutdoorWaterUseRate 77,497.97 61,998.38
tblWater OutdoorWaterUseRate 38,748.98 30,999.18
tblWater OutdoorWaterUseRate 2,766,913.12 2,213,530.50
tblWater OutdoorWaterUseRate 87,185.22 69,748.18
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:06 AMPage 50 of 85
12908-01 Menifee Crossroads - Riverside-South Coast County, Annual
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:424
2.0 Emissions Summary
tblWater OutdoorWaterUseRate 439,779.41 351,823.53
tblWater OutdoorWaterUseRate 485,772.37 388,617.90
tblWater OutdoorWaterUseRate 142,584.47 114,067.58
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:06 AMPage 51 of 85
12908-01 Menifee Crossroads - Riverside-South Coast County, Annual
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:425
2.1 Overall Construction
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Year tons/yr MT/yr
2021 0.2443 2.4334 1.7347 4.8800e-
003
0.3689 0.0955 0.4644 0.1432 0.0889 0.2321 0.0000 439.1416 439.1416 0.0720 0.0000 440.9407
2022 0.8070 2.3875 2.4678 6.4500e-
003
0.2383 0.0916 0.3299 0.0643 0.0861 0.1503 0.0000 580.3108 580.3108 0.0802 0.0000 582.3149
Maximum 0.8070 2.4334 2.4678 6.4500e-
003
0.3689 0.0955 0.4644 0.1432 0.0889 0.2321 0.0000 580.3108 580.3108 0.0802 0.0000 582.3149
Unmitigated Construction
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Year tons/yr MT/yr
2021 0.1901 1.9778 1.8988 4.8800e-
003
0.2080 0.0754 0.2834 0.0684 0.0719 0.1402 0.0000 439.1414 439.1414 0.0720 0.0000 440.9404
2022 0.8070 2.3875 2.4678 6.4500e-
003
0.2383 0.0916 0.3299 0.0643 0.0861 0.1503 0.0000 580.3104 580.3104 0.0802 0.0000 582.3146
Maximum 0.8070 2.3875 2.4678 6.4500e-
003
0.2383 0.0916 0.3299 0.0684 0.0861 0.1503 0.0000 580.3104 580.3104 0.0802 0.0000 582.3146
Mitigated Construction
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio-CO2 Total CO2 CH4 N20 CO2e
Percent
Reduction
5.16 9.45 -3.91 0.00 26.50 10.71 22.78 36.07 9.74 24.03 0.00 0.00 0.00 0.00 0.00 0.00
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:06 AMPage 52 of 85
12908-01 Menifee Crossroads - Riverside-South Coast County, Annual
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:426
2.2 Overall Operational
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Area 0.4451 5.0000e-
005
5.7200e-
003
0.0000 2.0000e-
005
2.0000e-
005
2.0000e-
005
2.0000e-
005
0.0000 0.0111 0.0111 3.0000e-
005
0.0000 0.0118
Energy 0.0180 0.1632 0.1371 9.8000e-
004
0.0124 0.0124 0.0124 0.0124 0.0000 717.2169 717.2169 0.0254 8.0300e-
003
720.2458
Mobile 2.4334 11.2079 22.7652 0.0789 6.9440 0.1003 7.0443 1.8585 0.0949 1.9534 0.0000 7,398.948
8
7,398.948
8
0.2750 0.0000 7,405.822
8
Waste 0.0000 0.0000 0.0000 0.0000 86.3503 0.0000 86.3503 5.1032 0.0000 213.9293
Water 0.0000 0.0000 0.0000 0.0000 3.9119 50.3159 54.2278 0.4038 9.9300e-
003
67.2838
Total 2.8964 11.3711 22.9080 0.0798 6.9440 0.1127 7.0567 1.8585 0.1073 1.9658 90.2623 8,166.492
6
8,256.754
9
5.8074 0.0180 8,407.293
4
Unmitigated Operational
Quarter Start Date End Date Maximum Unmitigated ROG + NOX (tons/quarter)Maximum Mitigated ROG + NOX (tons/quarter)
2 4-23-2021 7-22-2021 0.8535 0.4471
3 7-23-2021 10-22-2021 0.9920 0.9308
4 10-23-2021 1-22-2022 0.9311 0.9311
5 1-23-2022 4-22-2022 0.8455 0.8455
6 4-23-2022 7-22-2022 0.8561 0.8561
7 7-23-2022 9-30-2022 1.2488 1.2488
Highest 1.2488 1.2488
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:06 AMPage 53 of 85
12908-01 Menifee Crossroads - Riverside-South Coast County, Annual
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:427
2.2 Overall Operational
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Area 0.4451 5.0000e-
005
5.7200e-
003
0.0000 2.0000e-
005
2.0000e-
005
2.0000e-
005
2.0000e-
005
0.0000 0.0111 0.0111 3.0000e-
005
0.0000 0.0118
Energy 0.0180 0.1632 0.1371 9.8000e-
004
0.0124 0.0124 0.0124 0.0124 0.0000 717.2169 717.2169 0.0254 8.0300e-
003
720.2458
Mobile 2.4334 11.2079 22.7652 0.0789 6.9440 0.1003 7.0443 1.8585 0.0949 1.9534 0.0000 7,398.948
8
7,398.948
8
0.2750 0.0000 7,405.822
8
Waste 0.0000 0.0000 0.0000 0.0000 86.3503 0.0000 86.3503 5.1032 0.0000 213.9293
Water 0.0000 0.0000 0.0000 0.0000 3.9119 50.3159 54.2278 0.4038 9.9300e-
003
67.2838
Total 2.8964 11.3711 22.9080 0.0798 6.9440 0.1127 7.0567 1.8585 0.1073 1.9658 90.2623 8,166.492
6
8,256.754
9
5.8074 0.0180 8,407.293
4
Mitigated Operational
3.0 Construction Detail
Construction Phase
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio-CO2 Total CO2 CH4 N20 CO2e
Percent
Reduction
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:06 AMPage 54 of 85
12908-01 Menifee Crossroads - Riverside-South Coast County, Annual
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:428
Phase
Number
Phase Name Phase Type Start Date End Date Num Days
Week
Num Days Phase Description
1 Site Preparation Site Preparation 6/7/2021 6/18/2021 5 10
2 Grading Grading 6/21/2021 7/30/2021 5 30
3 Building Construction Building Construction 8/2/2021 9/23/2022 5 300
4 Architectural Coating Architectural Coating 8/15/2022 9/23/2022 5 30
5 Paving Paving 8/29/2022 9/23/2022 5 20
OffRoad Equipment
Residential Indoor: 0; Residential Outdoor: 0; Non-Residential Indoor: 153,600; Non-Residential Outdoor: 51,200; Striped Parking Area: 20,703
(Architectural Coating ±sqft)
Acres of Grading (Site Preparation Phase): 20
Acres of Grading (Grading Phase): 60
Acres of Paving: 7.92
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:06 AMPage 55 of 85
12908-01 Menifee Crossroads - Riverside-South Coast County, Annual
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:429
Phase Name Offroad Equipment Type Amount Usage Hours Horse Power Load Factor
Site Preparation Crawler Tractors 4 8.00 212 0.43
Site Preparation Rubber Tired Dozers 3 8.00 247 0.40
Site Preparation Tractors/Loaders/Backhoes 0 8.00 97 0.37
Grading Crawler Tractors 3 8.00 212 0.43
Grading Excavators 1 8.00 158 0.38
Grading Graders 1 8.00 187 0.41
Grading Rubber Tired Dozers 1 8.00 247 0.40
Grading Tractors/Loaders/Backhoes 0 8.00 97 0.37
Building Construction Cranes 1 8.00 231 0.29
Building Construction Forklifts 3 8.00 89 0.20
Building Construction Generator Sets 1 8.00 84 0.74
Building Construction Tractors/Loaders/Backhoes 3 8.00 97 0.37
Building Construction Welders 1 8.00 46 0.45
Architectural Coating Air Compressors 1 8.00 78 0.48
Paving Pavers 2 8.00 130 0.42
Paving Paving Equipment 2 8.00 132 0.36
Paving Rollers 2 8.00 80 0.38
Trips and VMT
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:06 AMPage 56 of 85
12908-01 Menifee Crossroads - Riverside-South Coast County, Annual
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:430
3.2 Site Preparation - 2021
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Fugitive Dust 0.1009 0.0000 0.1009 0.0508 0.0000 0.0508 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Off-Road 0.0267 0.3039 0.1093 2.8000e-
004
0.0132 0.0132 0.0122 0.0122 0.0000 25.0542 25.0542 8.1000e-
003
0.0000 25.2568
Total 0.0267 0.3039 0.1093 2.8000e-
004
0.1009 0.0132 0.1142 0.0508 0.0122 0.0630 0.0000 25.0542 25.0542 8.1000e-
003
0.0000 25.2568
Unmitigated Construction On-Site
3.1 Mitigation Measures Construction
Use Cleaner Engines for Construction Equipment
Water Exposed Area
Phase Name Offroad Equipment
Count
Worker Trip
Number
Vendor Trip
Number
Hauling Trip
Number
Worker Trip
Length
Vendor Trip
Length
Hauling Trip
Length
Worker Vehicle
Class
Vendor
Vehicle Class
Hauling
Vehicle Class
Site Preparation 7 18.00 0.00 0.00 14.70 6.90 20.00 LD_Mix HDT_Mix HHDT
Site Preparation 7 18.00 0.00 0.00 14.70 6.90 20.00 LD_Mix HDT_Mix HHDT
Grading 6 15.00 0.00 855.00 14.70 6.90 20.00 LD_Mix HDT_Mix HHDT
Building Construction 9 179.00 73.00 0.00 14.70 6.90 20.00 LD_Mix HDT_Mix HHDT
Architectural Coating 1 36.00 0.00 0.00 14.70 6.90 20.00 LD_Mix HDT_Mix HHDT
Paving 6 15.00 0.00 0.00 14.70 6.90 20.00 LD_Mix HDT_Mix HHDT
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:06 AMPage 57 of 85
12908-01 Menifee Crossroads - Riverside-South Coast County, Annual
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:431
3.2 Site Preparation - 2021
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 7.7000e-
004
5.2000e-
004
5.6700e-
003
2.0000e-
005
1.9800e-
003
1.0000e-
005
1.9900e-
003
5.3000e-
004
1.0000e-
005
5.4000e-
004
0.0000 1.5999 1.5999 4.0000e-
005
0.0000 1.6009
Total 7.7000e-
004
5.2000e-
004
5.6700e-
003
2.0000e-
005
1.9800e-
003
1.0000e-
005
1.9900e-
003
5.3000e-
004
1.0000e-
005
5.4000e-
004
0.0000 1.5999 1.5999 4.0000e-
005
0.0000 1.6009
Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Fugitive Dust 0.0283 0.0000 0.0283 0.0142 0.0000 0.0142 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Off-Road 7.0000e-
003
0.1352 0.1516 2.8000e-
004
5.1300e-
003
5.1300e-
003
5.1300e-
003
5.1300e-
003
0.0000 25.0542 25.0542 8.1000e-
003
0.0000 25.2567
Total 7.0000e-
003
0.1352 0.1516 2.8000e-
004
0.0283 5.1300e-
003
0.0334 0.0142 5.1300e-
003
0.0194 0.0000 25.0542 25.0542 8.1000e-
003
0.0000 25.2567
Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:06 AMPage 58 of 85
12908-01 Menifee Crossroads - Riverside-South Coast County, Annual
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:432
3.2 Site Preparation - 2021
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 7.7000e-
004
5.2000e-
004
5.6700e-
003
2.0000e-
005
1.9800e-
003
1.0000e-
005
1.9900e-
003
5.3000e-
004
1.0000e-
005
5.4000e-
004
0.0000 1.5999 1.5999 4.0000e-
005
0.0000 1.6009
Total 7.7000e-
004
5.2000e-
004
5.6700e-
003
2.0000e-
005
1.9800e-
003
1.0000e-
005
1.9900e-
003
5.3000e-
004
1.0000e-
005
5.4000e-
004
0.0000 1.5999 1.5999 4.0000e-
005
0.0000 1.6009
Mitigated Construction Off-Site
3.3 Grading - 2021
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Fugitive Dust 0.1226 0.0000 0.1226 0.0532 0.0000 0.0532 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Off-Road 0.0507 0.5993 0.2457 6.6000e-
004
0.0242 0.0242 0.0222 0.0222 0.0000 57.8373 57.8373 0.0187 0.0000 58.3050
Total 0.0507 0.5993 0.2457 6.6000e-
004
0.1226 0.0242 0.1468 0.0532 0.0222 0.0754 0.0000 57.8373 57.8373 0.0187 0.0000 58.3050
Unmitigated Construction On-Site
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:06 AMPage 59 of 85
12908-01 Menifee Crossroads - Riverside-South Coast County, Annual
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:433
3.3 Grading - 2021
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 2.1300e-
003
0.0950 0.0131 3.2000e-
004
7.3700e-
003
2.8000e-
004
7.6500e-
003
2.0200e-
003
2.7000e-
004
2.3000e-
003
0.0000 30.6728 30.6728 1.8700e-
003
0.0000 30.7196
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 9.6000e-
004
6.5000e-
004
7.0800e-
003
2.0000e-
005
2.4700e-
003
1.0000e-
005
2.4900e-
003
6.6000e-
004
1.0000e-
005
6.7000e-
004
0.0000 1.9999 1.9999 5.0000e-
005
0.0000 2.0011
Total 3.0900e-
003
0.0956 0.0202 3.4000e-
004
9.8400e-
003
2.9000e-
004
0.0101 2.6800e-
003
2.8000e-
004
2.9700e-
003
0.0000 32.6727 32.6727 1.9200e-
003
0.0000 32.7207
Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Fugitive Dust 0.0343 0.0000 0.0343 0.0149 0.0000 0.0149 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Off-Road 0.0162 0.3124 0.3676 6.6000e-
004
0.0122 0.0122 0.0122 0.0122 0.0000 57.8372 57.8372 0.0187 0.0000 58.3049
Total 0.0162 0.3124 0.3676 6.6000e-
004
0.0343 0.0122 0.0466 0.0149 0.0122 0.0271 0.0000 57.8372 57.8372 0.0187 0.0000 58.3049
Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:06 AMPage 60 of 85
12908-01 Menifee Crossroads - Riverside-South Coast County, Annual
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:434
3.3 Grading - 2021
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 2.1300e-
003
0.0950 0.0131 3.2000e-
004
7.3700e-
003
2.8000e-
004
7.6500e-
003
2.0200e-
003
2.7000e-
004
2.3000e-
003
0.0000 30.6728 30.6728 1.8700e-
003
0.0000 30.7196
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 9.6000e-
004
6.5000e-
004
7.0800e-
003
2.0000e-
005
2.4700e-
003
1.0000e-
005
2.4900e-
003
6.6000e-
004
1.0000e-
005
6.7000e-
004
0.0000 1.9999 1.9999 5.0000e-
005
0.0000 2.0011
Total 3.0900e-
003
0.0956 0.0202 3.4000e-
004
9.8400e-
003
2.9000e-
004
0.0101 2.6800e-
003
2.8000e-
004
2.9700e-
003
0.0000 32.6727 32.6727 1.9200e-
003
0.0000 32.7207
Mitigated Construction Off-Site
3.4 Building Construction - 2021
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.1113 1.0312 0.9719 1.5800e-
003
0.0564 0.0564 0.0529 0.0529 0.0000 136.5153 136.5153 0.0337 0.0000 137.3575
Total 0.1113 1.0312 0.9719 1.5800e-
003
0.0564 0.0564 0.0529 0.0529 0.0000 136.5153 136.5153 0.0337 0.0000 137.3575
Unmitigated Construction On-Site
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:06 AMPage 61 of 85
12908-01 Menifee Crossroads - Riverside-South Coast County, Annual
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:435
3.4 Building Construction - 2021
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 9.5800e-
003
0.3744 0.0720 1.0200e-
003
0.0254 7.2000e-
004
0.0261 7.3200e-
003
6.8000e-
004
8.0000e-
003
0.0000 97.9552 97.9552 7.4700e-
003
0.0000 98.1421
Worker 0.0422 0.0284 0.3099 9.7000e-
004
0.1082 6.5000e-
004
0.1089 0.0287 6.0000e-
004
0.0293 0.0000 87.5069 87.5069 2.0400e-
003
0.0000 87.5579
Total 0.0518 0.4028 0.3820 1.9900e-
003
0.1336 1.3700e-
003
0.1349 0.0361 1.2800e-
003
0.0373 0.0000 185.4622 185.4622 9.5100e-
003
0.0000 185.6999
Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.1113 1.0312 0.9719 1.5800e-
003
0.0564 0.0564 0.0529 0.0529 0.0000 136.5152 136.5152 0.0337 0.0000 137.3573
Total 0.1113 1.0312 0.9719 1.5800e-
003
0.0564 0.0564 0.0529 0.0529 0.0000 136.5152 136.5152 0.0337 0.0000 137.3573
Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:06 AMPage 62 of 85
12908-01 Menifee Crossroads - Riverside-South Coast County, Annual
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:436
3.4 Building Construction - 2021
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 9.5800e-
003
0.3744 0.0720 1.0200e-
003
0.0254 7.2000e-
004
0.0261 7.3200e-
003
6.8000e-
004
8.0000e-
003
0.0000 97.9552 97.9552 7.4700e-
003
0.0000 98.1421
Worker 0.0422 0.0284 0.3099 9.7000e-
004
0.1082 6.5000e-
004
0.1089 0.0287 6.0000e-
004
0.0293 0.0000 87.5069 87.5069 2.0400e-
003
0.0000 87.5579
Total 0.0518 0.4028 0.3820 1.9900e-
003
0.1336 1.3700e-
003
0.1349 0.0361 1.2800e-
003
0.0373 0.0000 185.4622 185.4622 9.5100e-
003
0.0000 185.6999
Mitigated Construction Off-Site
3.4 Building Construction - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.1724 1.5929 1.6567 2.7400e-
003
0.0821 0.0821 0.0772 0.0772 0.0000 235.8947 235.8947 0.0578 0.0000 237.3406
Total 0.1724 1.5929 1.6567 2.7400e-
003
0.0821 0.0821 0.0772 0.0772 0.0000 235.8947 235.8947 0.0578 0.0000 237.3406
Unmitigated Construction On-Site
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:06 AMPage 63 of 85
12908-01 Menifee Crossroads - Riverside-South Coast County, Annual
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:437
3.4 Building Construction - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0154 0.6092 0.1159 1.7500e-
003
0.0438 1.0400e-
003
0.0448 0.0126 9.9000e-
004
0.0136 0.0000 167.7400 167.7400 0.0122 0.0000 168.0457
Worker 0.0683 0.0442 0.4931 1.6100e-
003
0.1869 1.0900e-
003
0.1880 0.0496 1.0000e-
003
0.0506 0.0000 145.6327 145.6327 3.1600e-
003
0.0000 145.7118
Total 0.0838 0.6534 0.6090 3.3600e-
003
0.2307 2.1300e-
003
0.2328 0.0623 1.9900e-
003
0.0643 0.0000 313.3727 313.3727 0.0154 0.0000 313.7575
Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.1724 1.5929 1.6567 2.7400e-
003
0.0821 0.0821 0.0772 0.0772 0.0000 235.8945 235.8945 0.0578 0.0000 237.3403
Total 0.1724 1.5929 1.6567 2.7400e-
003
0.0821 0.0821 0.0772 0.0772 0.0000 235.8945 235.8945 0.0578 0.0000 237.3403
Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:06 AMPage 64 of 85
12908-01 Menifee Crossroads - Riverside-South Coast County, Annual
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:438
3.4 Building Construction - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0154 0.6092 0.1159 1.7500e-
003
0.0438 1.0400e-
003
0.0448 0.0126 9.9000e-
004
0.0136 0.0000 167.7400 167.7400 0.0122 0.0000 168.0457
Worker 0.0683 0.0442 0.4931 1.6100e-
003
0.1869 1.0900e-
003
0.1880 0.0496 1.0000e-
003
0.0506 0.0000 145.6327 145.6327 3.1600e-
003
0.0000 145.7118
Total 0.0838 0.6534 0.6090 3.3600e-
003
0.2307 2.1300e-
003
0.2328 0.0623 1.9900e-
003
0.0643 0.0000 313.3727 313.3727 0.0154 0.0000 313.7575
Mitigated Construction Off-Site
3.5 Architectural Coating - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Archit. Coating 0.5226 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Off-Road 4.0900e-
003
0.0282 0.0363 6.0000e-
005
1.6300e-
003
1.6300e-
003
1.6300e-
003
1.6300e-
003
0.0000 5.1065 5.1065 3.3000e-
004
0.0000 5.1148
Total 0.5267 0.0282 0.0363 6.0000e-
005
1.6300e-
003
1.6300e-
003
1.6300e-
003
1.6300e-
003
0.0000 5.1065 5.1065 3.3000e-
004
0.0000 5.1148
Unmitigated Construction On-Site
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:06 AMPage 65 of 85
12908-01 Menifee Crossroads - Riverside-South Coast County, Annual
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:439
3.5 Architectural Coating - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 2.1700e-
003
1.4000e-
003
0.0157 5.0000e-
005
5.9400e-
003
3.0000e-
005
5.9700e-
003
1.5800e-
003
3.0000e-
005
1.6100e-
003
0.0000 4.6246 4.6246 1.0000e-
004
0.0000 4.6271
Total 2.1700e-
003
1.4000e-
003
0.0157 5.0000e-
005
5.9400e-
003
3.0000e-
005
5.9700e-
003
1.5800e-
003
3.0000e-
005
1.6100e-
003
0.0000 4.6246 4.6246 1.0000e-
004
0.0000 4.6271
Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Archit. Coating 0.5226 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Off-Road 4.0900e-
003
0.0282 0.0363 6.0000e-
005
1.6300e-
003
1.6300e-
003
1.6300e-
003
1.6300e-
003
0.0000 5.1065 5.1065 3.3000e-
004
0.0000 5.1148
Total 0.5267 0.0282 0.0363 6.0000e-
005
1.6300e-
003
1.6300e-
003
1.6300e-
003
1.6300e-
003
0.0000 5.1065 5.1065 3.3000e-
004
0.0000 5.1148
Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:06 AMPage 66 of 85
12908-01 Menifee Crossroads - Riverside-South Coast County, Annual
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:440
3.5 Architectural Coating - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 2.1700e-
003
1.4000e-
003
0.0157 5.0000e-
005
5.9400e-
003
3.0000e-
005
5.9700e-
003
1.5800e-
003
3.0000e-
005
1.6100e-
003
0.0000 4.6246 4.6246 1.0000e-
004
0.0000 4.6271
Total 2.1700e-
003
1.4000e-
003
0.0157 5.0000e-
005
5.9400e-
003
3.0000e-
005
5.9700e-
003
1.5800e-
003
3.0000e-
005
1.6100e-
003
0.0000 4.6246 4.6246 1.0000e-
004
0.0000 4.6271
Mitigated Construction Off-Site
3.6 Paving - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.0110 0.1113 0.1458 2.3000e-
004
5.6800e-
003
5.6800e-
003
5.2200e-
003
5.2200e-
003
0.0000 20.0276 20.0276 6.4800e-
003
0.0000 20.1895
Paving 0.0104 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Total 0.0214 0.1113 0.1458 2.3000e-
004
5.6800e-
003
5.6800e-
003
5.2200e-
003
5.2200e-
003
0.0000 20.0276 20.0276 6.4800e-
003
0.0000 20.1895
Unmitigated Construction On-Site
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:06 AMPage 67 of 85
12908-01 Menifee Crossroads - Riverside-South Coast County, Annual
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:441
3.6 Paving - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 6.0000e-
004
3.9000e-
004
4.3500e-
003
1.0000e-
005
1.6500e-
003
1.0000e-
005
1.6600e-
003
4.4000e-
004
1.0000e-
005
4.5000e-
004
0.0000 1.2846 1.2846 3.0000e-
005
0.0000 1.2853
Total 6.0000e-
004
3.9000e-
004
4.3500e-
003
1.0000e-
005
1.6500e-
003
1.0000e-
005
1.6600e-
003
4.4000e-
004
1.0000e-
005
4.5000e-
004
0.0000 1.2846 1.2846 3.0000e-
005
0.0000 1.2853
Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.0110 0.1113 0.1458 2.3000e-
004
5.6800e-
003
5.6800e-
003
5.2200e-
003
5.2200e-
003
0.0000 20.0275 20.0275 6.4800e-
003
0.0000 20.1895
Paving 0.0104 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Total 0.0214 0.1113 0.1458 2.3000e-
004
5.6800e-
003
5.6800e-
003
5.2200e-
003
5.2200e-
003
0.0000 20.0275 20.0275 6.4800e-
003
0.0000 20.1895
Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:06 AMPage 68 of 85
12908-01 Menifee Crossroads - Riverside-South Coast County, Annual
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:442
4.0 Operational Detail - Mobile
4.1 Mitigation Measures Mobile
3.6 Paving - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 6.0000e-
004
3.9000e-
004
4.3500e-
003
1.0000e-
005
1.6500e-
003
1.0000e-
005
1.6600e-
003
4.4000e-
004
1.0000e-
005
4.5000e-
004
0.0000 1.2846 1.2846 3.0000e-
005
0.0000 1.2853
Total 6.0000e-
004
3.9000e-
004
4.3500e-
003
1.0000e-
005
1.6500e-
003
1.0000e-
005
1.6600e-
003
4.4000e-
004
1.0000e-
005
4.5000e-
004
0.0000 1.2846 1.2846 3.0000e-
005
0.0000 1.2853
Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:06 AMPage 69 of 85
12908-01 Menifee Crossroads - Riverside-South Coast County, Annual
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:443
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Mitigated 2.4334 11.2079 22.7652 0.0789 6.9440 0.1003 7.0443 1.8585 0.0949 1.9534 0.0000 7,398.948
8
7,398.948
8
0.2750 0.0000 7,405.822
8
Unmitigated 2.4334 11.2079 22.7652 0.0789 6.9440 0.1003 7.0443 1.8585 0.0949 1.9534 0.0000 7,398.948
8
7,398.948
8
0.2750 0.0000 7,405.822
8
4.2 Trip Summary Information
4.3 Trip Type Information
Average Daily Trip Rate Unmitigated Mitigated
Land Use Weekday Saturday Sunday Annual VMT Annual VMT
Fast Food Restaurant w/o Drive Thru 819.00 796.12 571.92 2,340,235 2,340,235
Fast Food Restaurant with Drive Thru 557.00 810.64 609.32 1,813,855 1,813,855
General Office Building 166.88 37.34 16.00 499,519 499,519
High Turnover (Sit Down Restaurant)298.98 372.42 309.96 997,682 997,682
Medical Office Building 379.04 94.02 16.19 1,099,358 1,099,358
Parking Lot 0.00 0.00 0.00
Regional Shopping Center 778.00 910.46 459.89 2,585,366 2,585,366
Supermarket 2,361.06 4,100.91 3843.60 8,881,414 8,881,414
Total 5,359.96 7,121.92 5,826.88 18,217,428 18,217,428
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:06 AMPage 70 of 85
12908-01 Menifee Crossroads - Riverside-South Coast County, Annual
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:444
Miles Trip %Trip Purpose %
Land Use H-W or C-W H-S or C-C H-O or C-NW H-W or C-W H-S or C-C H-O or C-NW Primary Diverted Pass-by
Fast Food Restaurant w/o Drive
Thru
16.60 8.40 6.90 1.50 79.50 19.00 100 0 0
Fast Food Restaurant with Drive
Thru
16.60 8.40 6.90 2.20 78.80 19.00 100 0 0
General Office Building 16.60 8.40 6.90 33.00 48.00 19.00 100 0 0
High Turnover (Sit Down
Restaurant)
16.60 8.40 6.90 8.50 72.50 19.00 100 0 0
Medical Office Building 16.60 8.40 6.90 29.60 51.40 19.00 100 0 0
Parking Lot 16.60 8.40 6.90 0.00 0.00 0.00 0 0 0
Regional Shopping Center 16.60 8.40 6.90 16.30 64.70 19.00 100 0 0
Supermarket 16.60 8.40 6.90 6.50 74.50 19.00 100 0 0
5.0 Energy Detail
5.1 Mitigation Measures Energy
4.4 Fleet Mix
Land Use LDA LDT1 LDT2 MDV LHD1 LHD2 MHD HHD OBUS UBUS MCY SBUS MH
Fast Food Restaurant w/o Drive
Thru
0.547968 0.037021 0.186864 0.115854 0.015290 0.004992 0.017603 0.069839 0.000000 0.000000 0.004567 0.000000 0.000000
Fast Food Restaurant with Drive
Thru
0.545527 0.036856 0.186032 0.115338 0.015222 0.004970 0.017525 0.069528 0.001397 0.001160 0.004547 0.000932 0.000965
General Office Building 0.545527 0.036856 0.186032 0.115338 0.015222 0.004970 0.017525 0.069528 0.001397 0.001160 0.004547 0.000932 0.000965
High Turnover (Sit Down
Restaurant)
0.545527 0.036856 0.186032 0.115338 0.015222 0.004970 0.017525 0.069528 0.001397 0.001160 0.004547 0.000932 0.000965
Medical Office Building 0.545527 0.036856 0.186032 0.115338 0.015222 0.004970 0.017525 0.069528 0.001397 0.001160 0.004547 0.000932 0.000965
Parking Lot 0.545527 0.036856 0.186032 0.115338 0.015222 0.004970 0.017525 0.069528 0.001397 0.001160 0.004547 0.000932 0.000965
Regional Shopping Center 0.545527 0.036856 0.186032 0.115338 0.015222 0.004970 0.017525 0.069528 0.001397 0.001160 0.004547 0.000932 0.000965
Supermarket 0.545527 0.036856 0.186032 0.115338 0.015222 0.004970 0.017525 0.069528 0.001397 0.001160 0.004547 0.000932 0.000965
Historical Energy Use: N
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:06 AMPage 71 of 85
12908-01 Menifee Crossroads - Riverside-South Coast County, Annual
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:445
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Electricity
Mitigated
0.0000 0.0000 0.0000 0.0000 0.0000 539.5672 539.5672 0.0220 4.7800e-
003
541.5404
Electricity
Unmitigated
0.0000 0.0000 0.0000 0.0000 0.0000 539.5672 539.5672 0.0220 4.7800e-
003
541.5404
NaturalGas
Mitigated
0.0180 0.1632 0.1371 9.8000e-
004
0.0124 0.0124 0.0124 0.0124 0.0000 177.6497 177.6497 3.4000e-
003
3.2600e-
003
178.7054
NaturalGas
Unmitigated
0.0180 0.1632 0.1371 9.8000e-
004
0.0124 0.0124 0.0124 0.0124 0.0000 177.6497 177.6497 3.4000e-
003
3.2600e-
003
178.7054
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:06 AMPage 72 of 85
12908-01 Menifee Crossroads - Riverside-South Coast County, Annual
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:446
5.2 Energy by Land Use - NaturalGas
NaturalGa
s Use
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Land Use kBTU/yr tons/yr MT/yr
Fast Food
Restaurant w/o
Drive Thru
1.00056e
+006
5.4000e-
003
0.0491 0.0412 2.9000e-
004
3.7300e-
003
3.7300e-
003
3.7300e-
003
3.7300e-
003
0.0000 53.3937 53.3937 1.0200e-
003
9.8000e-
004
53.7110
Fast Food
Restaurant with
Drive Thru
500280 2.7000e-
003
0.0245 0.0206 1.5000e-
004
1.8600e-
003
1.8600e-
003
1.8600e-
003
1.8600e-
003
0.0000 26.6969 26.6969 5.1000e-
004
4.9000e-
004
26.8555
General Office
Building
61722 3.3000e-
004
3.0300e-
003
2.5400e-
003
2.0000e-
005
2.3000e-
004
2.3000e-
004
2.3000e-
004
2.3000e-
004
0.0000 3.2937 3.2937 6.0000e-
005
6.0000e-
005
3.3133
High Turnover (Sit
Down Restaurant)
1.12563e
+006
6.0700e-
003
0.0552 0.0464 3.3000e-
004
4.1900e-
003
4.1900e-
003
4.1900e-
003
4.1900e-
003
0.0000 60.0679 60.0679 1.1500e-
003
1.1000e-
003
60.4249
Medical Office
Building
44712 2.4000e-
004
2.1900e-
003
1.8400e-
003
1.0000e-
005
1.7000e-
004
1.7000e-
004
1.7000e-
004
1.7000e-
004
0.0000 2.3860 2.3860 5.0000e-
005
4.0000e-
005
2.4002
Parking Lot 0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Regional
Shopping Center
17548 9.0000e-
005
8.6000e-
004
7.2000e-
004
1.0000e-
005
7.0000e-
005
7.0000e-
005
7.0000e-
005
7.0000e-
005
0.0000 0.9364 0.9364 2.0000e-
005
2.0000e-
005
0.9420
Supermarket 578578 3.1200e-
003
0.0284 0.0238 1.7000e-
004
2.1600e-
003
2.1600e-
003
2.1600e-
003
2.1600e-
003
0.0000 30.8751 30.8751 5.9000e-
004
5.7000e-
004
31.0586
Total 0.0180 0.1632 0.1371 9.8000e-
004
0.0124 0.0124 0.0124 0.0124 0.0000 177.6497 177.6497 3.4000e-
003
3.2600e-
003
178.7054
Unmitigated
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:06 AMPage 73 of 85
12908-01 Menifee Crossroads - Riverside-South Coast County, Annual
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:447
5.2 Energy by Land Use - NaturalGas
NaturalGa
s Use
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Land Use kBTU/yr tons/yr MT/yr
Fast Food
Restaurant w/o
Drive Thru
1.00056e
+006
5.4000e-
003
0.0491 0.0412 2.9000e-
004
3.7300e-
003
3.7300e-
003
3.7300e-
003
3.7300e-
003
0.0000 53.3937 53.3937 1.0200e-
003
9.8000e-
004
53.7110
Fast Food
Restaurant with
Drive Thru
500280 2.7000e-
003
0.0245 0.0206 1.5000e-
004
1.8600e-
003
1.8600e-
003
1.8600e-
003
1.8600e-
003
0.0000 26.6969 26.6969 5.1000e-
004
4.9000e-
004
26.8555
General Office
Building
61722 3.3000e-
004
3.0300e-
003
2.5400e-
003
2.0000e-
005
2.3000e-
004
2.3000e-
004
2.3000e-
004
2.3000e-
004
0.0000 3.2937 3.2937 6.0000e-
005
6.0000e-
005
3.3133
High Turnover (Sit
Down Restaurant)
1.12563e
+006
6.0700e-
003
0.0552 0.0464 3.3000e-
004
4.1900e-
003
4.1900e-
003
4.1900e-
003
4.1900e-
003
0.0000 60.0679 60.0679 1.1500e-
003
1.1000e-
003
60.4249
Medical Office
Building
44712 2.4000e-
004
2.1900e-
003
1.8400e-
003
1.0000e-
005
1.7000e-
004
1.7000e-
004
1.7000e-
004
1.7000e-
004
0.0000 2.3860 2.3860 5.0000e-
005
4.0000e-
005
2.4002
Parking Lot 0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Regional
Shopping Center
17548 9.0000e-
005
8.6000e-
004
7.2000e-
004
1.0000e-
005
7.0000e-
005
7.0000e-
005
7.0000e-
005
7.0000e-
005
0.0000 0.9364 0.9364 2.0000e-
005
2.0000e-
005
0.9420
Supermarket 578578 3.1200e-
003
0.0284 0.0238 1.7000e-
004
2.1600e-
003
2.1600e-
003
2.1600e-
003
2.1600e-
003
0.0000 30.8751 30.8751 5.9000e-
004
5.7000e-
004
31.0586
Total 0.0180 0.1632 0.1371 9.8000e-
004
0.0124 0.0124 0.0124 0.0124 0.0000 177.6497 177.6497 3.4000e-
003
3.2600e-
003
178.7054
Mitigated
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:06 AMPage 74 of 85
12908-01 Menifee Crossroads - Riverside-South Coast County, Annual
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:448
5.3 Energy by Land Use - Electricity
Electricity
Use
Total CO2 CH4 N2O CO2e
Land Use kWh/yr MT/yr
Fast Food
Restaurant w/o
Drive Thru
167080 42.7934 1.7400e-
003
3.8000e-
004
42.9499
Fast Food
Restaurant with
Drive Thru
83540 21.3967 8.7000e-
004
1.9000e-
004
21.4750
General Office
Building
190500 48.7919 1.9900e-
003
4.3000e-
004
48.9703
High Turnover (Sit
Down Restaurant)
187965 48.1426 1.9600e-
003
4.3000e-
004
48.3187
Medical Office
Building
138000 35.3453 1.4400e-
003
3.1000e-
004
35.4746
Parking Lot 86262.8 22.0941 9.0000e-
004
2.0000e-
004
22.1749
Regional
Shopping Center
102506 26.2544 1.0700e-
003
2.3000e-
004
26.3504
Supermarket 1.1508e
+006
294.7487 0.0120 2.6100e-
003
295.8266
Total 539.5672 0.0220 4.7800e-
003
541.5404
Unmitigated
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:06 AMPage 75 of 85
12908-01 Menifee Crossroads - Riverside-South Coast County, Annual
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:449
6.1 Mitigation Measures Area
6.0 Area Detail
5.3 Energy by Land Use - Electricity
Electricity
Use
Total CO2 CH4 N2O CO2e
Land Use kWh/yr MT/yr
Fast Food
Restaurant w/o
Drive Thru
167080 42.7934 1.7400e-
003
3.8000e-
004
42.9499
Fast Food
Restaurant with
Drive Thru
83540 21.3967 8.7000e-
004
1.9000e-
004
21.4750
General Office
Building
190500 48.7919 1.9900e-
003
4.3000e-
004
48.9703
High Turnover (Sit
Down Restaurant)
187965 48.1426 1.9600e-
003
4.3000e-
004
48.3187
Medical Office
Building
138000 35.3453 1.4400e-
003
3.1000e-
004
35.4746
Parking Lot 86262.8 22.0941 9.0000e-
004
2.0000e-
004
22.1749
Regional
Shopping Center
102506 26.2544 1.0700e-
003
2.3000e-
004
26.3504
Supermarket 1.1508e
+006
294.7487 0.0120 2.6100e-
003
295.8266
Total 539.5672 0.0220 4.7800e-
003
541.5404
Mitigated
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:06 AMPage 76 of 85
12908-01 Menifee Crossroads - Riverside-South Coast County, Annual
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:450
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Mitigated 0.4451 5.0000e-
005
5.7200e-
003
0.0000 2.0000e-
005
2.0000e-
005
2.0000e-
005
2.0000e-
005
0.0000 0.0111 0.0111 3.0000e-
005
0.0000 0.0118
Unmitigated 0.4451 5.0000e-
005
5.7200e-
003
0.0000 2.0000e-
005
2.0000e-
005
2.0000e-
005
2.0000e-
005
0.0000 0.0111 0.0111 3.0000e-
005
0.0000 0.0118
6.2 Area by SubCategory
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
SubCategory tons/yr MT/yr
Architectural
Coating
0.0523 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Consumer
Products
0.3923 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Landscaping 5.3000e-
004
5.0000e-
005
5.7200e-
003
0.0000 2.0000e-
005
2.0000e-
005
2.0000e-
005
2.0000e-
005
0.0000 0.0111 0.0111 3.0000e-
005
0.0000 0.0118
Total 0.4451 5.0000e-
005
5.7200e-
003
0.0000 2.0000e-
005
2.0000e-
005
2.0000e-
005
2.0000e-
005
0.0000 0.0111 0.0111 3.0000e-
005
0.0000 0.0118
Unmitigated
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:06 AMPage 77 of 85
12908-01 Menifee Crossroads - Riverside-South Coast County, Annual
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:451
7.1 Mitigation Measures Water
7.0 Water Detail
6.2 Area by SubCategory
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
SubCategory tons/yr MT/yr
Architectural
Coating
0.0523 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Consumer
Products
0.3923 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Landscaping 5.3000e-
004
5.0000e-
005
5.7200e-
003
0.0000 2.0000e-
005
2.0000e-
005
2.0000e-
005
2.0000e-
005
0.0000 0.0111 0.0111 3.0000e-
005
0.0000 0.0118
Total 0.4451 5.0000e-
005
5.7200e-
003
0.0000 2.0000e-
005
2.0000e-
005
2.0000e-
005
2.0000e-
005
0.0000 0.0111 0.0111 3.0000e-
005
0.0000 0.0118
Mitigated
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:06 AMPage 78 of 85
12908-01 Menifee Crossroads - Riverside-South Coast County, Annual
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:452
Total CO2 CH4 N2O CO2e
Category MT/yr
Mitigated 54.2278 0.4038 9.9300e-
003
67.2838
Unmitigated 54.2278 0.4038 9.9300e-
003
67.2838
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:06 AMPage 79 of 85
12908-01 Menifee Crossroads - Riverside-South Coast County, Annual
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:453
7.2 Water by Land Use
Indoor/Out
door Use
Total CO2 CH4 N2O CO2e
Land Use Mgal MT/yr
Fast Food
Restaurant w/o
Drive Thru
0.971308 /
0.0619984
3.7239 0.0318 7.8000e-
004
4.7503
Fast Food
Restaurant with
Drive Thru
0.485654 /
0.0309992
1.8620 0.0159 3.9000e-
004
2.3752
General Office
Building
3.61155 /
2.21353
19.4891 0.1184 2.9400e-
003
23.3263
High Turnover (Sit
Down Restaurant)
1.09272 /
0.0697482
4.1894 0.0358 8.7000e-
004
5.3441
Medical Office
Building
1.84707 /
0.351824
7.7471 0.0605 1.4800e-
003
9.7015
Parking Lot 0 / 0 0.0000 0.0000 0.0000 0.0000
Regional
Shopping Center
0.634061 /
0.388618
3.4216 0.0208 5.2000e-
004
4.0953
Supermarket 3.68818 /
0.114068
13.7948 0.1207 2.9500e-
003
17.6911
Total 54.2278 0.4038 9.9300e-
003
67.2838
Unmitigated
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:06 AMPage 80 of 85
12908-01 Menifee Crossroads - Riverside-South Coast County, Annual
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:454
8.1 Mitigation Measures Waste
7.2 Water by Land Use
Indoor/Out
door Use
Total CO2 CH4 N2O CO2e
Land Use Mgal MT/yr
Fast Food
Restaurant w/o
Drive Thru
0.971308 /
0.0619984
3.7239 0.0318 7.8000e-
004
4.7503
Fast Food
Restaurant with
Drive Thru
0.485654 /
0.0309992
1.8620 0.0159 3.9000e-
004
2.3752
General Office
Building
3.61155 /
2.21353
19.4891 0.1184 2.9400e-
003
23.3263
High Turnover (Sit
Down Restaurant)
1.09272 /
0.0697482
4.1894 0.0358 8.7000e-
004
5.3441
Medical Office
Building
1.84707 /
0.351824
7.7471 0.0605 1.4800e-
003
9.7015
Parking Lot 0 / 0 0.0000 0.0000 0.0000 0.0000
Regional
Shopping Center
0.634061 /
0.388618
3.4216 0.0208 5.2000e-
004
4.0953
Supermarket 3.68818 /
0.114068
13.7948 0.1207 2.9500e-
003
17.6911
Total 54.2278 0.4038 9.9300e-
003
67.2838
Mitigated
8.0 Waste Detail
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:06 AMPage 81 of 85
12908-01 Menifee Crossroads - Riverside-South Coast County, Annual
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:455
Total CO2 CH4 N2O CO2e
MT/yr
Mitigated 86.3503 5.1032 0.0000 213.9293
Unmitigated 86.3503 5.1032 0.0000 213.9293
Category/Year
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:06 AMPage 82 of 85
12908-01 Menifee Crossroads - Riverside-South Coast County, Annual
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:456
8.2 Waste by Land Use
Waste
Disposed
Total CO2 CH4 N2O CO2e
Land Use tons MT/yr
Fast Food
Restaurant w/o
Drive Thru
34.56 7.0154 0.4146 0.0000 17.3803
Fast Food
Restaurant with
Drive Thru
17.28 3.5077 0.2073 0.0000 8.6901
General Office
Building
17.72 3.5970 0.2126 0.0000 8.9114
High Turnover (Sit
Down Restaurant)
40.16 8.1521 0.4818 0.0000 20.1965
Medical Office
Building
149.04 30.2538 1.7880 0.0000 74.9524
Parking Lot 0 0.0000 0.0000 0.0000 0.0000
Regional
Shopping Center
8.42 1.7092 0.1010 0.0000 4.2344
Supermarket 158.21 32.1152 1.8980 0.0000 79.5641
Total 86.3503 5.1032 0.0000 213.9293
Unmitigated
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:06 AMPage 83 of 85
12908-01 Menifee Crossroads - Riverside-South Coast County, Annual
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:457
8.2 Waste by Land Use
Waste
Disposed
Total CO2 CH4 N2O CO2e
Land Use tons MT/yr
Fast Food
Restaurant w/o
Drive Thru
34.56 7.0154 0.4146 0.0000 17.3803
Fast Food
Restaurant with
Drive Thru
17.28 3.5077 0.2073 0.0000 8.6901
General Office
Building
17.72 3.5970 0.2126 0.0000 8.9114
High Turnover (Sit
Down Restaurant)
40.16 8.1521 0.4818 0.0000 20.1965
Medical Office
Building
149.04 30.2538 1.7880 0.0000 74.9524
Parking Lot 0 0.0000 0.0000 0.0000 0.0000
Regional
Shopping Center
8.42 1.7092 0.1010 0.0000 4.2344
Supermarket 158.21 32.1152 1.8980 0.0000 79.5641
Total 86.3503 5.1032 0.0000 213.9293
Mitigated
9.0 Operational Offroad
Equipment Type Number Hours/Day Days/Year Horse Power Load Factor Fuel Type
10.0 Stationary Equipment
Fire Pumps and Emergency Generators
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:06 AMPage 84 of 85
12908-01 Menifee Crossroads - Riverside-South Coast County, Annual
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:458
11.0 Vegetation
Equipment Type Number Hours/Day Hours/Year Horse Power Load Factor Fuel Type
Boilers
Equipment Type Number Heat Input/Day Heat Input/Year Boiler Rating Fuel Type
User Defined Equipment
Equipment Type Number
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:06 AMPage 85 of 85
12908-01 Menifee Crossroads - Riverside-South Coast County, Annual
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:459
1.1 Land Usage
Land Uses Size Metric Lot Acreage Floor Surface Area Population
General Office Building 25.40 1000sqft 0.58 25,400.00 0
Medical Office Building 18.40 1000sqft 0.42 18,400.00 0
Parking Lot 345.05 1000sqft 7.92 345,051.00 0
Fast Food Restaurant w/o Drive Thru 4.00 1000sqft 0.09 4,000.00 0
Fast Food Restaurant with Drive Thru 2.00 1000sqft 0.05 2,000.00 0
High Turnover (Sit Down Restaurant)4.50 1000sqft 0.10 4,500.00 0
Regional Shopping Center 10.70 1000sqft 0.25 10,700.00 0
Supermarket 37.40 1000sqft 0.86 37,400.00 0
1.2 Other Project Characteristics
Urbanization
Climate Zone
Urban
10
Wind Speed (m/s)Precipitation Freq (Days)2.4 28
1.3 User Entered Comments & Non-Default Data
1.0 Project Characteristics
Utility Company Southern California Edison
2022Operational Year
CO2 Intensity
(lb/MWhr)
564.66 0.023CH4 Intensity
(lb/MWhr)
0.005N2O Intensity
(lb/MWhr)
12908-01 Menifee Crossroads
Riverside-South Coast County, Summer
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:09 AMPage 1 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Summer
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:460
Project Characteristics - RPS Effect on SCE CO2 Intensity
Land Use - Per site plan and project description
Construction Phase - Based on project applicant estimate
Off-road Equipment - Standard 8 hour days
Off-road Equipment - Standard 8 hour days
Off-road Equipment - Crawler Tractors instead of backhoes
Off-road Equipment -
Off-road Equipment - Crwaler tractors instead of backhoes
Trips and VMT - Vendor trips would occur every day of building construction and includes asphalt trips.
On-road Fugitive Dust - Operations only
Grading -
Architectural Coating -
Vehicle Trips - Per traffic report Weekend adjusted the same percentage as weekday trip gen to account for passby and internal capture all trips now primary
Consumer Products -
Area Coating -
Landscape Equipment -
Energy Use - 2019 Title 24
Water And Wastewater - Cal Green 20% Recution in water use in door, model water ordiannce reduces outdoor water by 20%
Solid Waste - 25% Reduction Per CalRecycle since the invetory used in CalEEMod
Construction Off-road Equipment Mitigation - SCAQMD Rule 403 watering 4x per day
Fleet Mix - No Bus or RV asscoiated with the developmnet
Table Name Column Name Default Value New Value
tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 7.00
tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 1.00
tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 1.00
tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 4.00
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:09 AMPage 2 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Summer
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:461
tblConstEquipMitigation Tier No Change Tier 3
tblConstEquipMitigation Tier No Change Tier 3
tblConstEquipMitigation Tier No Change Tier 3
tblConstEquipMitigation Tier No Change Tier 3
tblConstructionPhase NumDays 20.00 30.00
tblEnergyUse LightingElect 6.62 4.63
tblEnergyUse LightingElect 6.62 4.63
tblEnergyUse LightingElect 3.66 2.56
tblEnergyUse LightingElect 6.62 4.63
tblEnergyUse LightingElect 3.66 2.56
tblEnergyUse LightingElect 0.35 0.25
tblEnergyUse LightingElect 5.61 3.93
tblEnergyUse LightingElect 8.14 5.70
tblEnergyUse T24E 12.38 8.66
tblEnergyUse T24E 12.38 8.66
tblEnergyUse T24E 3.07 2.15
tblEnergyUse T24E 12.38 8.66
tblEnergyUse T24E 3.07 2.15
tblEnergyUse T24E 4.58 3.21
tblEnergyUse T24E 6.07 2.25
tblEnergyUse T24NG 77.67 54.37
tblEnergyUse T24NG 77.67 54.37
tblEnergyUse T24NG 3.47 2.43
tblEnergyUse T24NG 77.67 54.37
tblEnergyUse T24NG 3.47 2.43
tblEnergyUse T24NG 1.92 1.34
tblEnergyUse T24NG 12.65 8.86
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:09 AMPage 3 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Summer
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:462
tblFleetMix HHD 0.07 0.07
tblFleetMix LDA 0.55 0.55
tblFleetMix LDT1 0.04 0.04
tblFleetMix LDT2 0.19 0.19
tblFleetMix LHD1 0.02 0.02
tblFleetMix LHD2 4.9700e-003 4.9920e-003
tblFleetMix MCY 4.5470e-003 4.5670e-003
tblFleetMix MDV 0.12 0.12
tblFleetMix MH 9.6500e-004 0.00
tblFleetMix MHD 0.02 0.02
tblFleetMix OBUS 1.3970e-003 0.00
tblFleetMix SBUS 9.3200e-004 0.00
tblFleetMix UBUS 1.1600e-003 0.00
tblGrading MaterialExported 0.00 6,843.00
tblLandUse LandUseSquareFeet 345,050.00 345,051.00
tblOffRoadEquipment OffRoadEquipmentUnitAmount 2.00 1.00
tblOffRoadEquipment OffRoadEquipmentUnitAmount 2.00 0.00
tblOffRoadEquipment OffRoadEquipmentUnitAmount 4.00 0.00
tblOffRoadEquipment UsageHours 6.00 8.00
tblOffRoadEquipment UsageHours 7.00 8.00
tblOffRoadEquipment UsageHours 7.00 8.00
tblProjectCharacteristics CH4IntensityFactor 0.029 0.023
tblProjectCharacteristics CO2IntensityFactor 702.44 564.66
tblProjectCharacteristics N2OIntensityFactor 0.006 0.005
tblSolidWaste SolidWasteGenerationRate 46.08 34.56
tblSolidWaste SolidWasteGenerationRate 23.04 17.28
tblSolidWaste SolidWasteGenerationRate 23.62 17.72
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:09 AMPage 4 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Summer
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:463
tblSolidWaste SolidWasteGenerationRate 53.55 40.16
tblSolidWaste SolidWasteGenerationRate 198.72 149.04
tblSolidWaste SolidWasteGenerationRate 11.23 8.42
tblSolidWaste SolidWasteGenerationRate 210.94 158.21
tblVehicleEF HHD 1.36 0.03
tblVehicleEF HHD 0.03 0.02
tblVehicleEF HHD 0.09 0.00
tblVehicleEF HHD 3.11 7.94
tblVehicleEF HHD 0.45 0.25
tblVehicleEF HHD 1.41 2.7310e-003
tblVehicleEF HHD 6,423.61 1,427.19
tblVehicleEF HHD 1,444.51 1,313.58
tblVehicleEF HHD 4.59 0.02
tblVehicleEF HHD 24.87 7.34
tblVehicleEF HHD 2.31 2.57
tblVehicleEF HHD 0.01 3.4450e-003
tblVehicleEF HHD 0.06 0.06
tblVehicleEF HHD 0.04 0.04
tblVehicleEF HHD 0.01 0.03
tblVehicleEF HHD 3.7000e-005 0.00
tblVehicleEF HHD 0.01 3.2960e-003
tblVehicleEF HHD 0.03 0.03
tblVehicleEF HHD 8.8650e-003 8.8960e-003
tblVehicleEF HHD 0.01 0.03
tblVehicleEF HHD 3.4000e-005 0.00
tblVehicleEF HHD 7.3000e-005 2.0000e-006
tblVehicleEF HHD 2.3460e-003 6.0000e-005
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:09 AMPage 5 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Summer
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:464
tblVehicleEF HHD 0.80 0.57
tblVehicleEF HHD 4.3000e-005 1.0000e-006
tblVehicleEF HHD 0.06 0.04
tblVehicleEF HHD 1.5800e-004 2.7500e-004
tblVehicleEF HHD 0.04 1.0000e-006
tblVehicleEF HHD 0.06 0.01
tblVehicleEF HHD 0.01 0.01
tblVehicleEF HHD 6.9000e-005 0.00
tblVehicleEF HHD 7.3000e-005 2.0000e-006
tblVehicleEF HHD 2.3460e-003 6.0000e-005
tblVehicleEF HHD 0.92 0.65
tblVehicleEF HHD 4.3000e-005 1.0000e-006
tblVehicleEF HHD 0.10 0.06
tblVehicleEF HHD 1.5800e-004 2.7500e-004
tblVehicleEF HHD 0.04 1.0000e-006
tblVehicleEF HHD 1.28 0.03
tblVehicleEF HHD 0.03 0.02
tblVehicleEF HHD 0.09 0.00
tblVehicleEF HHD 2.26 7.79
tblVehicleEF HHD 0.45 0.25
tblVehicleEF HHD 1.34 2.5850e-003
tblVehicleEF HHD 6,805.04 1,418.27
tblVehicleEF HHD 1,444.51 1,313.58
tblVehicleEF HHD 4.59 0.02
tblVehicleEF HHD 25.67 7.07
tblVehicleEF HHD 2.18 2.42
tblVehicleEF HHD 9.3550e-003 3.0680e-003
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:465
tblVehicleEF HHD 0.06 0.06
tblVehicleEF HHD 0.04 0.04
tblVehicleEF HHD 0.01 0.03
tblVehicleEF HHD 3.7000e-005 0.00
tblVehicleEF HHD 8.9510e-003 2.9360e-003
tblVehicleEF HHD 0.03 0.03
tblVehicleEF HHD 8.8650e-003 8.8960e-003
tblVehicleEF HHD 0.01 0.03
tblVehicleEF HHD 3.4000e-005 0.00
tblVehicleEF HHD 1.3900e-004 3.0000e-006
tblVehicleEF HHD 2.6650e-003 6.7000e-005
tblVehicleEF HHD 0.75 0.60
tblVehicleEF HHD 8.2000e-005 2.0000e-006
tblVehicleEF HHD 0.06 0.04
tblVehicleEF HHD 1.6100e-004 2.7900e-004
tblVehicleEF HHD 0.04 1.0000e-006
tblVehicleEF HHD 0.06 0.01
tblVehicleEF HHD 0.01 0.01
tblVehicleEF HHD 6.8000e-005 0.00
tblVehicleEF HHD 1.3900e-004 3.0000e-006
tblVehicleEF HHD 2.6650e-003 6.7000e-005
tblVehicleEF HHD 0.87 0.68
tblVehicleEF HHD 8.2000e-005 2.0000e-006
tblVehicleEF HHD 0.10 0.06
tblVehicleEF HHD 1.6100e-004 2.7900e-004
tblVehicleEF HHD 0.04 1.0000e-006
tblVehicleEF HHD 1.46 0.02
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:466
tblVehicleEF HHD 0.03 1.9060e-003
tblVehicleEF HHD 0.09 0.00
tblVehicleEF HHD 4.28 8.13
tblVehicleEF HHD 0.44 0.21
tblVehicleEF HHD 1.42 2.7200e-003
tblVehicleEF HHD 5,896.87 1,435.73
tblVehicleEF HHD 1,444.51 1,302.97
tblVehicleEF HHD 4.59 0.02
tblVehicleEF HHD 23.77 7.68
tblVehicleEF HHD 2.30 2.54
tblVehicleEF HHD 0.01 3.9220e-003
tblVehicleEF HHD 0.06 0.06
tblVehicleEF HHD 0.04 0.04
tblVehicleEF HHD 0.01 0.03
tblVehicleEF HHD 3.7000e-005 0.00
tblVehicleEF HHD 0.01 3.7530e-003
tblVehicleEF HHD 0.03 0.03
tblVehicleEF HHD 8.8650e-003 8.8670e-003
tblVehicleEF HHD 0.01 0.03
tblVehicleEF HHD 3.4000e-005 0.00
tblVehicleEF HHD 5.5000e-005 2.0000e-006
tblVehicleEF HHD 2.4470e-003 6.7000e-005
tblVehicleEF HHD 0.86 0.53
tblVehicleEF HHD 3.6000e-005 1.0000e-006
tblVehicleEF HHD 0.06 0.04
tblVehicleEF HHD 1.6900e-004 2.9200e-004
tblVehicleEF HHD 0.04 1.0000e-006
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:467
tblVehicleEF HHD 0.06 0.01
tblVehicleEF HHD 0.01 0.01
tblVehicleEF HHD 6.9000e-005 0.00
tblVehicleEF HHD 5.5000e-005 2.0000e-006
tblVehicleEF HHD 2.4470e-003 6.7000e-005
tblVehicleEF HHD 0.99 0.60
tblVehicleEF HHD 3.6000e-005 1.0000e-006
tblVehicleEF HHD 0.10 0.05
tblVehicleEF HHD 1.6900e-004 2.9200e-004
tblVehicleEF HHD 0.04 1.0000e-006
tblVehicleEF LDA 3.6620e-003 2.1670e-003
tblVehicleEF LDA 4.7760e-003 0.05
tblVehicleEF LDA 0.54 0.61
tblVehicleEF LDA 1.05 2.07
tblVehicleEF LDA 245.52 259.71
tblVehicleEF LDA 56.65 53.48
tblVehicleEF LDA 0.05 0.04
tblVehicleEF LDA 1.5830e-003 1.3740e-003
tblVehicleEF LDA 2.2500e-003 1.8360e-003
tblVehicleEF LDA 1.4580e-003 1.2660e-003
tblVehicleEF LDA 2.0690e-003 1.6880e-003
tblVehicleEF LDA 0.05 0.07
tblVehicleEF LDA 0.10 0.10
tblVehicleEF LDA 0.04 0.05
tblVehicleEF LDA 9.2080e-003 8.1890e-003
tblVehicleEF LDA 0.04 0.20
tblVehicleEF LDA 0.06 0.21
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:468
tblVehicleEF LDA 2.4580e-003 2.5530e-003
tblVehicleEF LDA 5.8400e-004 5.2600e-004
tblVehicleEF LDA 0.05 0.07
tblVehicleEF LDA 0.10 0.10
tblVehicleEF LDA 0.04 0.05
tblVehicleEF LDA 0.01 0.01
tblVehicleEF LDA 0.04 0.20
tblVehicleEF LDA 0.07 0.23
tblVehicleEF LDA 4.1530e-003 2.4690e-003
tblVehicleEF LDA 4.1450e-003 0.04
tblVehicleEF LDA 0.66 0.75
tblVehicleEF LDA 0.93 1.82
tblVehicleEF LDA 267.36 282.39
tblVehicleEF LDA 56.65 53.01
tblVehicleEF LDA 0.04 0.03
tblVehicleEF LDA 1.5830e-003 1.3740e-003
tblVehicleEF LDA 2.2500e-003 1.8360e-003
tblVehicleEF LDA 1.4580e-003 1.2660e-003
tblVehicleEF LDA 2.0690e-003 1.6880e-003
tblVehicleEF LDA 0.09 0.13
tblVehicleEF LDA 0.11 0.11
tblVehicleEF LDA 0.07 0.09
tblVehicleEF LDA 0.01 9.2540e-003
tblVehicleEF LDA 0.04 0.20
tblVehicleEF LDA 0.06 0.18
tblVehicleEF LDA 2.6780e-003 2.7760e-003
tblVehicleEF LDA 5.8200e-004 5.2100e-004
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:469
tblVehicleEF LDA 0.09 0.13
tblVehicleEF LDA 0.11 0.11
tblVehicleEF LDA 0.07 0.09
tblVehicleEF LDA 0.02 0.01
tblVehicleEF LDA 0.04 0.20
tblVehicleEF LDA 0.06 0.20
tblVehicleEF LDA 3.5320e-003 2.0910e-003
tblVehicleEF LDA 4.9050e-003 0.05
tblVehicleEF LDA 0.51 0.57
tblVehicleEF LDA 1.08 2.11
tblVehicleEF LDA 239.46 253.49
tblVehicleEF LDA 56.65 53.57
tblVehicleEF LDA 0.04 0.03
tblVehicleEF LDA 1.5830e-003 1.3740e-003
tblVehicleEF LDA 2.2500e-003 1.8360e-003
tblVehicleEF LDA 1.4580e-003 1.2660e-003
tblVehicleEF LDA 2.0690e-003 1.6880e-003
tblVehicleEF LDA 0.04 0.05
tblVehicleEF LDA 0.10 0.10
tblVehicleEF LDA 0.03 0.04
tblVehicleEF LDA 8.8850e-003 7.9080e-003
tblVehicleEF LDA 0.04 0.23
tblVehicleEF LDA 0.07 0.21
tblVehicleEF LDA 2.3970e-003 2.4920e-003
tblVehicleEF LDA 5.8500e-004 5.2700e-004
tblVehicleEF LDA 0.04 0.05
tblVehicleEF LDA 0.10 0.10
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:470
tblVehicleEF LDA 0.03 0.04
tblVehicleEF LDA 0.01 0.01
tblVehicleEF LDA 0.04 0.23
tblVehicleEF LDA 0.07 0.23
tblVehicleEF LDT1 0.01 6.9370e-003
tblVehicleEF LDT1 0.02 0.08
tblVehicleEF LDT1 1.32 1.43
tblVehicleEF LDT1 3.05 2.34
tblVehicleEF LDT1 305.87 310.06
tblVehicleEF LDT1 70.39 65.12
tblVehicleEF LDT1 0.13 0.12
tblVehicleEF LDT1 2.3960e-003 2.0960e-003
tblVehicleEF LDT1 3.5150e-003 2.7320e-003
tblVehicleEF LDT1 2.2060e-003 1.9290e-003
tblVehicleEF LDT1 3.2320e-003 2.5120e-003
tblVehicleEF LDT1 0.20 0.21
tblVehicleEF LDT1 0.32 0.25
tblVehicleEF LDT1 0.13 0.14
tblVehicleEF LDT1 0.03 0.03
tblVehicleEF LDT1 0.19 0.80
tblVehicleEF LDT1 0.21 0.39
tblVehicleEF LDT1 3.0750e-003 3.0480e-003
tblVehicleEF LDT1 7.5800e-004 6.4000e-004
tblVehicleEF LDT1 0.20 0.21
tblVehicleEF LDT1 0.32 0.25
tblVehicleEF LDT1 0.13 0.14
tblVehicleEF LDT1 0.04 0.04
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:471
tblVehicleEF LDT1 0.19 0.80
tblVehicleEF LDT1 0.23 0.43
tblVehicleEF LDT1 0.01 7.8400e-003
tblVehicleEF LDT1 0.01 0.07
tblVehicleEF LDT1 1.59 1.74
tblVehicleEF LDT1 2.68 2.07
tblVehicleEF LDT1 332.27 334.19
tblVehicleEF LDT1 70.39 64.52
tblVehicleEF LDT1 0.12 0.12
tblVehicleEF LDT1 2.3960e-003 2.0960e-003
tblVehicleEF LDT1 3.5150e-003 2.7320e-003
tblVehicleEF LDT1 2.2060e-003 1.9290e-003
tblVehicleEF LDT1 3.2320e-003 2.5120e-003
tblVehicleEF LDT1 0.38 0.40
tblVehicleEF LDT1 0.40 0.31
tblVehicleEF LDT1 0.25 0.27
tblVehicleEF LDT1 0.03 0.03
tblVehicleEF LDT1 0.19 0.80
tblVehicleEF LDT1 0.18 0.34
tblVehicleEF LDT1 3.3430e-003 3.2860e-003
tblVehicleEF LDT1 7.5100e-004 6.3400e-004
tblVehicleEF LDT1 0.38 0.40
tblVehicleEF LDT1 0.40 0.31
tblVehicleEF LDT1 0.25 0.27
tblVehicleEF LDT1 0.04 0.05
tblVehicleEF LDT1 0.19 0.80
tblVehicleEF LDT1 0.20 0.38
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:472
tblVehicleEF LDT1 0.01 6.6720e-003
tblVehicleEF LDT1 0.02 0.08
tblVehicleEF LDT1 1.24 1.34
tblVehicleEF LDT1 3.11 2.39
tblVehicleEF LDT1 298.00 302.73
tblVehicleEF LDT1 70.39 65.25
tblVehicleEF LDT1 0.12 0.12
tblVehicleEF LDT1 2.3960e-003 2.0960e-003
tblVehicleEF LDT1 3.5150e-003 2.7320e-003
tblVehicleEF LDT1 2.2060e-003 1.9290e-003
tblVehicleEF LDT1 3.2320e-003 2.5120e-003
tblVehicleEF LDT1 0.17 0.17
tblVehicleEF LDT1 0.36 0.28
tblVehicleEF LDT1 0.11 0.12
tblVehicleEF LDT1 0.03 0.03
tblVehicleEF LDT1 0.22 0.93
tblVehicleEF LDT1 0.22 0.41
tblVehicleEF LDT1 2.9950e-003 2.9760e-003
tblVehicleEF LDT1 7.5900e-004 6.4200e-004
tblVehicleEF LDT1 0.17 0.17
tblVehicleEF LDT1 0.36 0.28
tblVehicleEF LDT1 0.11 0.12
tblVehicleEF LDT1 0.04 0.04
tblVehicleEF LDT1 0.22 0.93
tblVehicleEF LDT1 0.24 0.44
tblVehicleEF LDT2 5.1640e-003 3.7850e-003
tblVehicleEF LDT2 6.4600e-003 0.07
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:473
tblVehicleEF LDT2 0.71 0.90
tblVehicleEF LDT2 1.39 2.64
tblVehicleEF LDT2 342.68 328.68
tblVehicleEF LDT2 78.65 69.36
tblVehicleEF LDT2 0.07 0.08
tblVehicleEF LDT2 1.6000e-003 1.4270e-003
tblVehicleEF LDT2 2.3460e-003 1.8750e-003
tblVehicleEF LDT2 1.4710e-003 1.3130e-003
tblVehicleEF LDT2 2.1570e-003 1.7240e-003
tblVehicleEF LDT2 0.07 0.11
tblVehicleEF LDT2 0.11 0.13
tblVehicleEF LDT2 0.05 0.09
tblVehicleEF LDT2 0.01 0.02
tblVehicleEF LDT2 0.06 0.43
tblVehicleEF LDT2 0.09 0.31
tblVehicleEF LDT2 3.4320e-003 3.2310e-003
tblVehicleEF LDT2 8.1000e-004 6.8200e-004
tblVehicleEF LDT2 0.07 0.11
tblVehicleEF LDT2 0.11 0.13
tblVehicleEF LDT2 0.05 0.09
tblVehicleEF LDT2 0.02 0.02
tblVehicleEF LDT2 0.06 0.43
tblVehicleEF LDT2 0.10 0.33
tblVehicleEF LDT2 5.8560e-003 4.3030e-003
tblVehicleEF LDT2 5.6090e-003 0.06
tblVehicleEF LDT2 0.87 1.10
tblVehicleEF LDT2 1.23 2.34
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:474
tblVehicleEF LDT2 372.88 351.89
tblVehicleEF LDT2 78.65 68.74
tblVehicleEF LDT2 0.07 0.07
tblVehicleEF LDT2 1.6000e-003 1.4270e-003
tblVehicleEF LDT2 2.3460e-003 1.8750e-003
tblVehicleEF LDT2 1.4710e-003 1.3130e-003
tblVehicleEF LDT2 2.1570e-003 1.7240e-003
tblVehicleEF LDT2 0.13 0.21
tblVehicleEF LDT2 0.13 0.16
tblVehicleEF LDT2 0.10 0.16
tblVehicleEF LDT2 0.01 0.02
tblVehicleEF LDT2 0.06 0.43
tblVehicleEF LDT2 0.08 0.27
tblVehicleEF LDT2 3.7360e-003 3.4590e-003
tblVehicleEF LDT2 8.0700e-004 6.7600e-004
tblVehicleEF LDT2 0.13 0.21
tblVehicleEF LDT2 0.13 0.16
tblVehicleEF LDT2 0.10 0.16
tblVehicleEF LDT2 0.02 0.03
tblVehicleEF LDT2 0.06 0.43
tblVehicleEF LDT2 0.08 0.29
tblVehicleEF LDT2 4.9650e-003 3.6320e-003
tblVehicleEF LDT2 6.6500e-003 0.07
tblVehicleEF LDT2 0.67 0.84
tblVehicleEF LDT2 1.42 2.71
tblVehicleEF LDT2 333.62 321.63
tblVehicleEF LDT2 78.65 69.49
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:475
tblVehicleEF LDT2 0.07 0.08
tblVehicleEF LDT2 1.6000e-003 1.4270e-003
tblVehicleEF LDT2 2.3460e-003 1.8750e-003
tblVehicleEF LDT2 1.4710e-003 1.3130e-003
tblVehicleEF LDT2 2.1570e-003 1.7240e-003
tblVehicleEF LDT2 0.05 0.08
tblVehicleEF LDT2 0.12 0.14
tblVehicleEF LDT2 0.04 0.07
tblVehicleEF LDT2 0.01 0.01
tblVehicleEF LDT2 0.07 0.49
tblVehicleEF LDT2 0.09 0.31
tblVehicleEF LDT2 3.3410e-003 3.1620e-003
tblVehicleEF LDT2 8.1000e-004 6.8300e-004
tblVehicleEF LDT2 0.05 0.08
tblVehicleEF LDT2 0.12 0.14
tblVehicleEF LDT2 0.04 0.07
tblVehicleEF LDT2 0.02 0.02
tblVehicleEF LDT2 0.07 0.49
tblVehicleEF LDT2 0.10 0.34
tblVehicleEF LHD1 5.1810e-003 4.7600e-003
tblVehicleEF LHD1 9.5070e-003 4.8390e-003
tblVehicleEF LHD1 0.02 0.01
tblVehicleEF LHD1 0.14 0.17
tblVehicleEF LHD1 0.88 0.66
tblVehicleEF LHD1 2.26 0.93
tblVehicleEF LHD1 9.26 9.38
tblVehicleEF LHD1 602.20 632.13
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:476
tblVehicleEF LHD1 29.86 10.36
tblVehicleEF LHD1 0.09 0.08
tblVehicleEF LHD1 2.06 1.46
tblVehicleEF LHD1 9.7000e-004 9.7900e-004
tblVehicleEF LHD1 0.01 0.01
tblVehicleEF LHD1 0.01 0.01
tblVehicleEF LHD1 8.2900e-004 2.2300e-004
tblVehicleEF LHD1 9.2800e-004 9.3700e-004
tblVehicleEF LHD1 2.5490e-003 2.5040e-003
tblVehicleEF LHD1 0.01 9.9950e-003
tblVehicleEF LHD1 7.6200e-004 2.0500e-004
tblVehicleEF LHD1 3.7780e-003 3.0170e-003
tblVehicleEF LHD1 0.10 0.08
tblVehicleEF LHD1 0.02 0.02
tblVehicleEF LHD1 1.8760e-003 1.4960e-003
tblVehicleEF LHD1 0.07 0.06
tblVehicleEF LHD1 0.31 0.47
tblVehicleEF LHD1 0.24 0.07
tblVehicleEF LHD1 9.2000e-005 9.1000e-005
tblVehicleEF LHD1 5.9030e-003 6.1480e-003
tblVehicleEF LHD1 3.4200e-004 1.0300e-004
tblVehicleEF LHD1 3.7780e-003 3.0170e-003
tblVehicleEF LHD1 0.10 0.08
tblVehicleEF LHD1 0.02 0.03
tblVehicleEF LHD1 1.8760e-003 1.4960e-003
tblVehicleEF LHD1 0.09 0.07
tblVehicleEF LHD1 0.31 0.47
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:477
tblVehicleEF LHD1 0.27 0.08
tblVehicleEF LHD1 5.1810e-003 4.7720e-003
tblVehicleEF LHD1 9.6980e-003 4.9170e-003
tblVehicleEF LHD1 0.02 0.01
tblVehicleEF LHD1 0.14 0.17
tblVehicleEF LHD1 0.89 0.67
tblVehicleEF LHD1 2.15 0.88
tblVehicleEF LHD1 9.26 9.38
tblVehicleEF LHD1 602.20 632.14
tblVehicleEF LHD1 29.86 10.28
tblVehicleEF LHD1 0.09 0.08
tblVehicleEF LHD1 1.94 1.37
tblVehicleEF LHD1 9.7000e-004 9.7900e-004
tblVehicleEF LHD1 0.01 0.01
tblVehicleEF LHD1 0.01 0.01
tblVehicleEF LHD1 8.2900e-004 2.2300e-004
tblVehicleEF LHD1 9.2800e-004 9.3700e-004
tblVehicleEF LHD1 2.5490e-003 2.5040e-003
tblVehicleEF LHD1 0.01 9.9950e-003
tblVehicleEF LHD1 7.6200e-004 2.0500e-004
tblVehicleEF LHD1 7.0590e-003 5.6440e-003
tblVehicleEF LHD1 0.12 0.09
tblVehicleEF LHD1 0.02 0.02
tblVehicleEF LHD1 3.5660e-003 2.8600e-003
tblVehicleEF LHD1 0.07 0.06
tblVehicleEF LHD1 0.32 0.48
tblVehicleEF LHD1 0.23 0.07
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:478
tblVehicleEF LHD1 9.2000e-005 9.1000e-005
tblVehicleEF LHD1 5.9030e-003 6.1480e-003
tblVehicleEF LHD1 3.4000e-004 1.0200e-004
tblVehicleEF LHD1 7.0590e-003 5.6440e-003
tblVehicleEF LHD1 0.12 0.09
tblVehicleEF LHD1 0.02 0.03
tblVehicleEF LHD1 3.5660e-003 2.8600e-003
tblVehicleEF LHD1 0.09 0.07
tblVehicleEF LHD1 0.32 0.48
tblVehicleEF LHD1 0.25 0.08
tblVehicleEF LHD1 5.1810e-003 4.7590e-003
tblVehicleEF LHD1 9.4900e-003 4.8280e-003
tblVehicleEF LHD1 0.02 0.01
tblVehicleEF LHD1 0.14 0.17
tblVehicleEF LHD1 0.88 0.66
tblVehicleEF LHD1 2.26 0.93
tblVehicleEF LHD1 9.26 9.38
tblVehicleEF LHD1 602.20 632.12
tblVehicleEF LHD1 29.86 10.37
tblVehicleEF LHD1 0.09 0.08
tblVehicleEF LHD1 2.04 1.44
tblVehicleEF LHD1 9.7000e-004 9.7900e-004
tblVehicleEF LHD1 0.01 0.01
tblVehicleEF LHD1 0.01 0.01
tblVehicleEF LHD1 8.2900e-004 2.2300e-004
tblVehicleEF LHD1 9.2800e-004 9.3700e-004
tblVehicleEF LHD1 2.5490e-003 2.5040e-003
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Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:479
tblVehicleEF LHD1 0.01 9.9950e-003
tblVehicleEF LHD1 7.6200e-004 2.0500e-004
tblVehicleEF LHD1 3.3490e-003 2.6630e-003
tblVehicleEF LHD1 0.11 0.09
tblVehicleEF LHD1 0.02 0.02
tblVehicleEF LHD1 1.7110e-003 1.3580e-003
tblVehicleEF LHD1 0.07 0.06
tblVehicleEF LHD1 0.34 0.51
tblVehicleEF LHD1 0.24 0.07
tblVehicleEF LHD1 9.2000e-005 9.1000e-005
tblVehicleEF LHD1 5.9020e-003 6.1480e-003
tblVehicleEF LHD1 3.4200e-004 1.0300e-004
tblVehicleEF LHD1 3.3490e-003 2.6630e-003
tblVehicleEF LHD1 0.11 0.09
tblVehicleEF LHD1 0.02 0.03
tblVehicleEF LHD1 1.7110e-003 1.3580e-003
tblVehicleEF LHD1 0.09 0.07
tblVehicleEF LHD1 0.34 0.51
tblVehicleEF LHD1 0.27 0.08
tblVehicleEF LHD2 3.4600e-003 3.0860e-003
tblVehicleEF LHD2 4.0020e-003 3.5550e-003
tblVehicleEF LHD2 7.4040e-003 8.4670e-003
tblVehicleEF LHD2 0.12 0.13
tblVehicleEF LHD2 0.45 0.48
tblVehicleEF LHD2 1.08 0.54
tblVehicleEF LHD2 14.41 14.77
tblVehicleEF LHD2 598.41 631.11
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Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:480
tblVehicleEF LHD2 23.24 7.16
tblVehicleEF LHD2 0.11 0.12
tblVehicleEF LHD2 1.50 1.61
tblVehicleEF LHD2 1.3120e-003 1.4480e-003
tblVehicleEF LHD2 0.01 0.01
tblVehicleEF LHD2 0.01 0.01
tblVehicleEF LHD2 3.7000e-004 1.1000e-004
tblVehicleEF LHD2 1.2550e-003 1.3860e-003
tblVehicleEF LHD2 2.7000e-003 2.7130e-003
tblVehicleEF LHD2 0.01 0.01
tblVehicleEF LHD2 3.4000e-004 1.0100e-004
tblVehicleEF LHD2 1.4050e-003 1.6110e-003
tblVehicleEF LHD2 0.04 0.04
tblVehicleEF LHD2 0.01 0.02
tblVehicleEF LHD2 7.4200e-004 8.1800e-004
tblVehicleEF LHD2 0.05 0.06
tblVehicleEF LHD2 0.08 0.23
tblVehicleEF LHD2 0.10 0.04
tblVehicleEF LHD2 1.4000e-004 1.4100e-004
tblVehicleEF LHD2 5.8170e-003 6.0810e-003
tblVehicleEF LHD2 2.5200e-004 7.1000e-005
tblVehicleEF LHD2 1.4050e-003 1.6110e-003
tblVehicleEF LHD2 0.04 0.04
tblVehicleEF LHD2 0.02 0.02
tblVehicleEF LHD2 7.4200e-004 8.1800e-004
tblVehicleEF LHD2 0.06 0.07
tblVehicleEF LHD2 0.08 0.23
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Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:481
tblVehicleEF LHD2 0.11 0.05
tblVehicleEF LHD2 3.4600e-003 3.0930e-003
tblVehicleEF LHD2 4.0450e-003 3.5800e-003
tblVehicleEF LHD2 7.1500e-003 8.1830e-003
tblVehicleEF LHD2 0.12 0.13
tblVehicleEF LHD2 0.45 0.49
tblVehicleEF LHD2 1.04 0.51
tblVehicleEF LHD2 14.41 14.77
tblVehicleEF LHD2 598.41 631.12
tblVehicleEF LHD2 23.24 7.12
tblVehicleEF LHD2 0.11 0.12
tblVehicleEF LHD2 1.41 1.52
tblVehicleEF LHD2 1.3120e-003 1.4480e-003
tblVehicleEF LHD2 0.01 0.01
tblVehicleEF LHD2 0.01 0.01
tblVehicleEF LHD2 3.7000e-004 1.1000e-004
tblVehicleEF LHD2 1.2550e-003 1.3860e-003
tblVehicleEF LHD2 2.7000e-003 2.7130e-003
tblVehicleEF LHD2 0.01 0.01
tblVehicleEF LHD2 3.4000e-004 1.0100e-004
tblVehicleEF LHD2 2.6530e-003 3.0380e-003
tblVehicleEF LHD2 0.04 0.05
tblVehicleEF LHD2 0.01 0.02
tblVehicleEF LHD2 1.3950e-003 1.5540e-003
tblVehicleEF LHD2 0.05 0.06
tblVehicleEF LHD2 0.08 0.24
tblVehicleEF LHD2 0.10 0.04
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:482
tblVehicleEF LHD2 1.4000e-004 1.4100e-004
tblVehicleEF LHD2 5.8170e-003 6.0810e-003
tblVehicleEF LHD2 2.5100e-004 7.0000e-005
tblVehicleEF LHD2 2.6530e-003 3.0380e-003
tblVehicleEF LHD2 0.04 0.05
tblVehicleEF LHD2 0.02 0.02
tblVehicleEF LHD2 1.3950e-003 1.5540e-003
tblVehicleEF LHD2 0.06 0.07
tblVehicleEF LHD2 0.08 0.24
tblVehicleEF LHD2 0.11 0.04
tblVehicleEF LHD2 3.4600e-003 3.0850e-003
tblVehicleEF LHD2 3.9920e-003 3.5470e-003
tblVehicleEF LHD2 7.4470e-003 8.5290e-003
tblVehicleEF LHD2 0.12 0.13
tblVehicleEF LHD2 0.45 0.48
tblVehicleEF LHD2 1.09 0.54
tblVehicleEF LHD2 14.41 14.77
tblVehicleEF LHD2 598.41 631.11
tblVehicleEF LHD2 23.24 7.17
tblVehicleEF LHD2 0.11 0.12
tblVehicleEF LHD2 1.48 1.59
tblVehicleEF LHD2 1.3120e-003 1.4480e-003
tblVehicleEF LHD2 0.01 0.01
tblVehicleEF LHD2 0.01 0.01
tblVehicleEF LHD2 3.7000e-004 1.1000e-004
tblVehicleEF LHD2 1.2550e-003 1.3860e-003
tblVehicleEF LHD2 2.7000e-003 2.7130e-003
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:483
tblVehicleEF LHD2 0.01 0.01
tblVehicleEF LHD2 3.4000e-004 1.0100e-004
tblVehicleEF LHD2 1.1040e-003 1.2560e-003
tblVehicleEF LHD2 0.04 0.04
tblVehicleEF LHD2 0.01 0.02
tblVehicleEF LHD2 6.2900e-004 6.8000e-004
tblVehicleEF LHD2 0.05 0.06
tblVehicleEF LHD2 0.08 0.25
tblVehicleEF LHD2 0.10 0.04
tblVehicleEF LHD2 1.4000e-004 1.4100e-004
tblVehicleEF LHD2 5.8170e-003 6.0810e-003
tblVehicleEF LHD2 2.5200e-004 7.1000e-005
tblVehicleEF LHD2 1.1040e-003 1.2560e-003
tblVehicleEF LHD2 0.04 0.04
tblVehicleEF LHD2 0.02 0.02
tblVehicleEF LHD2 6.2900e-004 6.8000e-004
tblVehicleEF LHD2 0.06 0.07
tblVehicleEF LHD2 0.08 0.25
tblVehicleEF LHD2 0.11 0.05
tblVehicleEF MCY 0.42 0.32
tblVehicleEF MCY 0.15 0.24
tblVehicleEF MCY 19.14 19.26
tblVehicleEF MCY 9.69 8.57
tblVehicleEF MCY 166.26 208.19
tblVehicleEF MCY 45.80 60.41
tblVehicleEF MCY 1.12 1.12
tblVehicleEF MCY 1.8240e-003 1.8040e-003
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Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:484
tblVehicleEF MCY 3.3680e-003 2.8470e-003
tblVehicleEF MCY 1.7050e-003 1.6870e-003
tblVehicleEF MCY 3.1720e-003 2.6790e-003
tblVehicleEF MCY 1.69 1.66
tblVehicleEF MCY 0.85 0.84
tblVehicleEF MCY 0.92 0.90
tblVehicleEF MCY 2.13 2.14
tblVehicleEF MCY 0.56 1.82
tblVehicleEF MCY 2.06 1.82
tblVehicleEF MCY 2.0370e-003 2.0600e-003
tblVehicleEF MCY 6.7700e-004 5.9800e-004
tblVehicleEF MCY 1.69 1.66
tblVehicleEF MCY 0.85 0.84
tblVehicleEF MCY 0.92 0.90
tblVehicleEF MCY 2.63 2.64
tblVehicleEF MCY 0.56 1.82
tblVehicleEF MCY 2.24 1.98
tblVehicleEF MCY 0.42 0.32
tblVehicleEF MCY 0.14 0.22
tblVehicleEF MCY 19.85 19.92
tblVehicleEF MCY 9.10 8.00
tblVehicleEF MCY 166.26 209.15
tblVehicleEF MCY 45.80 58.86
tblVehicleEF MCY 0.98 0.98
tblVehicleEF MCY 1.8240e-003 1.8040e-003
tblVehicleEF MCY 3.3680e-003 2.8470e-003
tblVehicleEF MCY 1.7050e-003 1.6870e-003
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:485
tblVehicleEF MCY 3.1720e-003 2.6790e-003
tblVehicleEF MCY 3.36 3.29
tblVehicleEF MCY 1.24 1.24
tblVehicleEF MCY 2.10 2.05
tblVehicleEF MCY 2.11 2.12
tblVehicleEF MCY 0.56 1.82
tblVehicleEF MCY 1.85 1.62
tblVehicleEF MCY 2.0480e-003 2.0700e-003
tblVehicleEF MCY 6.6100e-004 5.8200e-004
tblVehicleEF MCY 3.36 3.29
tblVehicleEF MCY 1.24 1.24
tblVehicleEF MCY 2.10 2.05
tblVehicleEF MCY 2.61 2.61
tblVehicleEF MCY 0.56 1.82
tblVehicleEF MCY 2.01 1.77
tblVehicleEF MCY 0.42 0.32
tblVehicleEF MCY 0.15 0.24
tblVehicleEF MCY 18.68 18.80
tblVehicleEF MCY 9.65 8.51
tblVehicleEF MCY 166.26 207.43
tblVehicleEF MCY 45.80 60.33
tblVehicleEF MCY 1.12 1.12
tblVehicleEF MCY 1.8240e-003 1.8040e-003
tblVehicleEF MCY 3.3680e-003 2.8470e-003
tblVehicleEF MCY 1.7050e-003 1.6870e-003
tblVehicleEF MCY 3.1720e-003 2.6790e-003
tblVehicleEF MCY 1.60 1.59
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:486
tblVehicleEF MCY 1.04 1.03
tblVehicleEF MCY 0.74 0.73
tblVehicleEF MCY 2.12 2.13
tblVehicleEF MCY 0.64 2.07
tblVehicleEF MCY 2.07 1.82
tblVehicleEF MCY 2.0300e-003 2.0530e-003
tblVehicleEF MCY 6.7700e-004 5.9700e-004
tblVehicleEF MCY 1.60 1.59
tblVehicleEF MCY 1.04 1.03
tblVehicleEF MCY 0.74 0.73
tblVehicleEF MCY 2.62 2.63
tblVehicleEF MCY 0.64 2.07
tblVehicleEF MCY 2.26 1.98
tblVehicleEF MDV 0.01 4.9040e-003
tblVehicleEF MDV 0.02 0.08
tblVehicleEF MDV 1.26 1.05
tblVehicleEF MDV 2.88 3.10
tblVehicleEF MDV 474.24 410.56
tblVehicleEF MDV 107.24 86.31
tblVehicleEF MDV 0.15 0.10
tblVehicleEF MDV 1.6800e-003 1.4930e-003
tblVehicleEF MDV 2.4130e-003 1.9530e-003
tblVehicleEF MDV 1.5490e-003 1.3770e-003
tblVehicleEF MDV 2.2190e-003 1.7960e-003
tblVehicleEF MDV 0.11 0.13
tblVehicleEF MDV 0.20 0.16
tblVehicleEF MDV 0.09 0.11
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:487
tblVehicleEF MDV 0.03 0.02
tblVehicleEF MDV 0.11 0.49
tblVehicleEF MDV 0.22 0.41
tblVehicleEF MDV 4.7510e-003 4.0340e-003
tblVehicleEF MDV 1.1230e-003 8.4900e-004
tblVehicleEF MDV 0.11 0.13
tblVehicleEF MDV 0.20 0.16
tblVehicleEF MDV 0.09 0.11
tblVehicleEF MDV 0.04 0.03
tblVehicleEF MDV 0.11 0.49
tblVehicleEF MDV 0.24 0.44
tblVehicleEF MDV 0.01 5.5890e-003
tblVehicleEF MDV 0.01 0.07
tblVehicleEF MDV 1.53 1.28
tblVehicleEF MDV 2.54 2.73
tblVehicleEF MDV 514.80 435.21
tblVehicleEF MDV 107.24 85.54
tblVehicleEF MDV 0.14 0.10
tblVehicleEF MDV 1.6800e-003 1.4930e-003
tblVehicleEF MDV 2.4130e-003 1.9530e-003
tblVehicleEF MDV 1.5490e-003 1.3770e-003
tblVehicleEF MDV 2.2190e-003 1.7960e-003
tblVehicleEF MDV 0.21 0.25
tblVehicleEF MDV 0.23 0.19
tblVehicleEF MDV 0.17 0.20
tblVehicleEF MDV 0.03 0.02
tblVehicleEF MDV 0.11 0.49
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:488
tblVehicleEF MDV 0.19 0.35
tblVehicleEF MDV 5.1610e-003 4.2760e-003
tblVehicleEF MDV 1.1170e-003 8.4100e-004
tblVehicleEF MDV 0.21 0.25
tblVehicleEF MDV 0.23 0.19
tblVehicleEF MDV 0.17 0.20
tblVehicleEF MDV 0.05 0.03
tblVehicleEF MDV 0.11 0.49
tblVehicleEF MDV 0.21 0.39
tblVehicleEF MDV 0.01 4.7070e-003
tblVehicleEF MDV 0.02 0.09
tblVehicleEF MDV 1.18 0.98
tblVehicleEF MDV 2.94 3.17
tblVehicleEF MDV 462.11 403.17
tblVehicleEF MDV 107.24 86.46
tblVehicleEF MDV 0.14 0.10
tblVehicleEF MDV 1.6800e-003 1.4930e-003
tblVehicleEF MDV 2.4130e-003 1.9530e-003
tblVehicleEF MDV 1.5490e-003 1.3770e-003
tblVehicleEF MDV 2.2190e-003 1.7960e-003
tblVehicleEF MDV 0.09 0.10
tblVehicleEF MDV 0.21 0.17
tblVehicleEF MDV 0.08 0.09
tblVehicleEF MDV 0.03 0.02
tblVehicleEF MDV 0.13 0.55
tblVehicleEF MDV 0.23 0.42
tblVehicleEF MDV 4.6290e-003 3.9610e-003
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Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:489
tblVehicleEF MDV 1.1240e-003 8.5000e-004
tblVehicleEF MDV 0.09 0.10
tblVehicleEF MDV 0.21 0.17
tblVehicleEF MDV 0.08 0.09
tblVehicleEF MDV 0.04 0.03
tblVehicleEF MDV 0.13 0.55
tblVehicleEF MDV 0.25 0.46
tblVehicleEF MH 0.03 3.2770e-003
tblVehicleEF MH 0.02 0.00
tblVehicleEF MH 2.33 0.33
tblVehicleEF MH 5.58 0.00
tblVehicleEF MH 998.83 934.95
tblVehicleEF MH 57.38 0.00
tblVehicleEF MH 1.57 4.29
tblVehicleEF MH 0.01 0.02
tblVehicleEF MH 0.04 0.14
tblVehicleEF MH 1.0280e-003 0.00
tblVehicleEF MH 3.2460e-003 4.0000e-003
tblVehicleEF MH 0.04 0.13
tblVehicleEF MH 9.4600e-004 0.00
tblVehicleEF MH 1.47 0.00
tblVehicleEF MH 0.08 0.00
tblVehicleEF MH 0.51 0.00
tblVehicleEF MH 0.08 0.07
tblVehicleEF MH 0.03 0.00
tblVehicleEF MH 0.33 0.00
tblVehicleEF MH 9.9070e-003 8.8390e-003
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Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:490
tblVehicleEF MH 6.7100e-004 0.00
tblVehicleEF MH 1.47 0.00
tblVehicleEF MH 0.08 0.00
tblVehicleEF MH 0.51 0.00
tblVehicleEF MH 0.11 0.08
tblVehicleEF MH 0.03 0.00
tblVehicleEF MH 0.36 0.00
tblVehicleEF MH 0.03 3.2770e-003
tblVehicleEF MH 0.02 0.00
tblVehicleEF MH 2.40 0.33
tblVehicleEF MH 5.19 0.00
tblVehicleEF MH 998.83 934.95
tblVehicleEF MH 57.38 0.00
tblVehicleEF MH 1.46 4.05
tblVehicleEF MH 0.01 0.02
tblVehicleEF MH 0.04 0.14
tblVehicleEF MH 1.0280e-003 0.00
tblVehicleEF MH 3.2460e-003 4.0000e-003
tblVehicleEF MH 0.04 0.13
tblVehicleEF MH 9.4600e-004 0.00
tblVehicleEF MH 2.69 0.00
tblVehicleEF MH 0.09 0.00
tblVehicleEF MH 1.00 0.00
tblVehicleEF MH 0.09 0.07
tblVehicleEF MH 0.03 0.00
tblVehicleEF MH 0.31 0.00
tblVehicleEF MH 9.9080e-003 8.8390e-003
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:491
tblVehicleEF MH 6.6400e-004 0.00
tblVehicleEF MH 2.69 0.00
tblVehicleEF MH 0.09 0.00
tblVehicleEF MH 1.00 0.00
tblVehicleEF MH 0.12 0.08
tblVehicleEF MH 0.03 0.00
tblVehicleEF MH 0.34 0.00
tblVehicleEF MH 0.03 3.2770e-003
tblVehicleEF MH 0.02 0.00
tblVehicleEF MH 2.32 0.33
tblVehicleEF MH 5.61 0.00
tblVehicleEF MH 998.83 934.95
tblVehicleEF MH 57.38 0.00
tblVehicleEF MH 1.55 4.25
tblVehicleEF MH 0.01 0.02
tblVehicleEF MH 0.04 0.14
tblVehicleEF MH 1.0280e-003 0.00
tblVehicleEF MH 3.2460e-003 4.0000e-003
tblVehicleEF MH 0.04 0.13
tblVehicleEF MH 9.4600e-004 0.00
tblVehicleEF MH 1.48 0.00
tblVehicleEF MH 0.10 0.00
tblVehicleEF MH 0.50 0.00
tblVehicleEF MH 0.08 0.07
tblVehicleEF MH 0.03 0.00
tblVehicleEF MH 0.33 0.00
tblVehicleEF MH 9.9070e-003 8.8390e-003
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:492
tblVehicleEF MH 6.7200e-004 0.00
tblVehicleEF MH 1.48 0.00
tblVehicleEF MH 0.10 0.00
tblVehicleEF MH 0.50 0.00
tblVehicleEF MH 0.11 0.08
tblVehicleEF MH 0.03 0.00
tblVehicleEF MH 0.36 0.00
tblVehicleEF MHD 0.02 3.1740e-003
tblVehicleEF MHD 3.1970e-003 3.4150e-003
tblVehicleEF MHD 0.05 8.4360e-003
tblVehicleEF MHD 0.35 0.34
tblVehicleEF MHD 0.24 0.36
tblVehicleEF MHD 5.47 0.98
tblVehicleEF MHD 152.51 72.73
tblVehicleEF MHD 1,062.94 972.64
tblVehicleEF MHD 54.61 8.27
tblVehicleEF MHD 0.61 0.57
tblVehicleEF MHD 0.89 1.55
tblVehicleEF MHD 9.8000e-004 1.4440e-003
tblVehicleEF MHD 5.7040e-003 0.05
tblVehicleEF MHD 7.4900e-004 9.5000e-005
tblVehicleEF MHD 9.3700e-004 1.3820e-003
tblVehicleEF MHD 5.4540e-003 0.04
tblVehicleEF MHD 6.8900e-004 8.7000e-005
tblVehicleEF MHD 1.6000e-003 6.7900e-004
tblVehicleEF MHD 0.05 0.02
tblVehicleEF MHD 0.03 0.02
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:493
tblVehicleEF MHD 8.0100e-004 3.4200e-004
tblVehicleEF MHD 0.03 0.05
tblVehicleEF MHD 0.02 0.10
tblVehicleEF MHD 0.33 0.04
tblVehicleEF MHD 1.4660e-003 6.9000e-004
tblVehicleEF MHD 0.01 9.2620e-003
tblVehicleEF MHD 6.4200e-004 8.2000e-005
tblVehicleEF MHD 1.6000e-003 6.7900e-004
tblVehicleEF MHD 0.05 0.02
tblVehicleEF MHD 0.04 0.02
tblVehicleEF MHD 8.0100e-004 3.4200e-004
tblVehicleEF MHD 0.03 0.06
tblVehicleEF MHD 0.02 0.10
tblVehicleEF MHD 0.36 0.05
tblVehicleEF MHD 0.02 3.0150e-003
tblVehicleEF MHD 3.2380e-003 3.4390e-003
tblVehicleEF MHD 0.05 8.1570e-003
tblVehicleEF MHD 0.25 0.29
tblVehicleEF MHD 0.25 0.36
tblVehicleEF MHD 5.23 0.94
tblVehicleEF MHD 161.54 73.65
tblVehicleEF MHD 1,062.94 972.65
tblVehicleEF MHD 54.61 8.20
tblVehicleEF MHD 0.63 0.57
tblVehicleEF MHD 0.83 1.46
tblVehicleEF MHD 8.2600e-004 1.2200e-003
tblVehicleEF MHD 5.7040e-003 0.05
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:494
tblVehicleEF MHD 7.4900e-004 9.5000e-005
tblVehicleEF MHD 7.9000e-004 1.1680e-003
tblVehicleEF MHD 5.4540e-003 0.04
tblVehicleEF MHD 6.8900e-004 8.7000e-005
tblVehicleEF MHD 3.0890e-003 1.2990e-003
tblVehicleEF MHD 0.05 0.02
tblVehicleEF MHD 0.02 0.02
tblVehicleEF MHD 1.5560e-003 6.6700e-004
tblVehicleEF MHD 0.03 0.05
tblVehicleEF MHD 0.02 0.10
tblVehicleEF MHD 0.32 0.04
tblVehicleEF MHD 1.5510e-003 6.9800e-004
tblVehicleEF MHD 0.01 9.2620e-003
tblVehicleEF MHD 6.3800e-004 8.1000e-005
tblVehicleEF MHD 3.0890e-003 1.2990e-003
tblVehicleEF MHD 0.05 0.02
tblVehicleEF MHD 0.03 0.02
tblVehicleEF MHD 1.5560e-003 6.6700e-004
tblVehicleEF MHD 0.03 0.06
tblVehicleEF MHD 0.02 0.10
tblVehicleEF MHD 0.35 0.05
tblVehicleEF MHD 0.02 3.4030e-003
tblVehicleEF MHD 3.1690e-003 3.3980e-003
tblVehicleEF MHD 0.05 8.5100e-003
tblVehicleEF MHD 0.48 0.42
tblVehicleEF MHD 0.24 0.36
tblVehicleEF MHD 5.56 0.99
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:495
tblVehicleEF MHD 140.03 71.45
tblVehicleEF MHD 1,062.94 972.64
tblVehicleEF MHD 54.61 8.30
tblVehicleEF MHD 0.58 0.56
tblVehicleEF MHD 0.88 1.54
tblVehicleEF MHD 1.1920e-003 1.7540e-003
tblVehicleEF MHD 5.7040e-003 0.05
tblVehicleEF MHD 7.4900e-004 9.5000e-005
tblVehicleEF MHD 1.1400e-003 1.6780e-003
tblVehicleEF MHD 5.4540e-003 0.04
tblVehicleEF MHD 6.8900e-004 8.7000e-005
tblVehicleEF MHD 1.1940e-003 5.2100e-004
tblVehicleEF MHD 0.05 0.02
tblVehicleEF MHD 0.03 0.02
tblVehicleEF MHD 6.2900e-004 2.7500e-004
tblVehicleEF MHD 0.03 0.05
tblVehicleEF MHD 0.02 0.11
tblVehicleEF MHD 0.34 0.05
tblVehicleEF MHD 1.3480e-003 6.7700e-004
tblVehicleEF MHD 0.01 9.2610e-003
tblVehicleEF MHD 6.4300e-004 8.2000e-005
tblVehicleEF MHD 1.1940e-003 5.2100e-004
tblVehicleEF MHD 0.05 0.02
tblVehicleEF MHD 0.04 0.03
tblVehicleEF MHD 6.2900e-004 2.7500e-004
tblVehicleEF MHD 0.03 0.06
tblVehicleEF MHD 0.02 0.11
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:496
tblVehicleEF MHD 0.37 0.05
tblVehicleEF OBUS 0.01 8.6690e-003
tblVehicleEF OBUS 6.8270e-003 6.2940e-003
tblVehicleEF OBUS 0.03 0.02
tblVehicleEF OBUS 0.27 0.49
tblVehicleEF OBUS 0.46 0.72
tblVehicleEF OBUS 5.79 2.51
tblVehicleEF OBUS 74.97 71.08
tblVehicleEF OBUS 1,092.94 1,371.04
tblVehicleEF OBUS 69.71 20.56
tblVehicleEF OBUS 0.31 0.33
tblVehicleEF OBUS 0.97 1.20
tblVehicleEF OBUS 6.8000e-005 5.9500e-004
tblVehicleEF OBUS 5.0070e-003 0.02
tblVehicleEF OBUS 8.4500e-004 1.9400e-004
tblVehicleEF OBUS 6.5000e-005 5.6900e-004
tblVehicleEF OBUS 4.7740e-003 0.02
tblVehicleEF OBUS 7.7700e-004 1.7800e-004
tblVehicleEF OBUS 2.1110e-003 2.6170e-003
tblVehicleEF OBUS 0.02 0.02
tblVehicleEF OBUS 0.04 0.05
tblVehicleEF OBUS 9.1000e-004 1.1260e-003
tblVehicleEF OBUS 0.03 0.05
tblVehicleEF OBUS 0.05 0.26
tblVehicleEF OBUS 0.36 0.12
tblVehicleEF OBUS 7.2800e-004 6.7800e-004
tblVehicleEF OBUS 0.01 0.01
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:497
tblVehicleEF OBUS 7.9900e-004 2.0300e-004
tblVehicleEF OBUS 2.1110e-003 2.6170e-003
tblVehicleEF OBUS 0.02 0.02
tblVehicleEF OBUS 0.05 0.06
tblVehicleEF OBUS 9.1000e-004 1.1260e-003
tblVehicleEF OBUS 0.04 0.06
tblVehicleEF OBUS 0.05 0.26
tblVehicleEF OBUS 0.39 0.13
tblVehicleEF OBUS 0.01 8.7200e-003
tblVehicleEF OBUS 6.9570e-003 6.4100e-003
tblVehicleEF OBUS 0.03 0.02
tblVehicleEF OBUS 0.26 0.48
tblVehicleEF OBUS 0.46 0.73
tblVehicleEF OBUS 5.41 2.35
tblVehicleEF OBUS 78.41 70.99
tblVehicleEF OBUS 1,092.94 1,371.06
tblVehicleEF OBUS 69.71 20.28
tblVehicleEF OBUS 0.32 0.32
tblVehicleEF OBUS 0.91 1.12
tblVehicleEF OBUS 5.7000e-005 5.0500e-004
tblVehicleEF OBUS 5.0070e-003 0.02
tblVehicleEF OBUS 8.4500e-004 1.9400e-004
tblVehicleEF OBUS 5.4000e-005 4.8300e-004
tblVehicleEF OBUS 4.7740e-003 0.02
tblVehicleEF OBUS 7.7700e-004 1.7800e-004
tblVehicleEF OBUS 3.9250e-003 4.7670e-003
tblVehicleEF OBUS 0.02 0.03
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:498
tblVehicleEF OBUS 0.04 0.05
tblVehicleEF OBUS 1.7420e-003 2.1480e-003
tblVehicleEF OBUS 0.03 0.05
tblVehicleEF OBUS 0.05 0.26
tblVehicleEF OBUS 0.34 0.12
tblVehicleEF OBUS 7.6000e-004 6.7700e-004
tblVehicleEF OBUS 0.01 0.01
tblVehicleEF OBUS 7.9200e-004 2.0100e-004
tblVehicleEF OBUS 3.9250e-003 4.7670e-003
tblVehicleEF OBUS 0.02 0.03
tblVehicleEF OBUS 0.05 0.07
tblVehicleEF OBUS 1.7420e-003 2.1480e-003
tblVehicleEF OBUS 0.04 0.06
tblVehicleEF OBUS 0.05 0.26
tblVehicleEF OBUS 0.38 0.13
tblVehicleEF OBUS 0.01 8.6270e-003
tblVehicleEF OBUS 6.8060e-003 6.2600e-003
tblVehicleEF OBUS 0.03 0.02
tblVehicleEF OBUS 0.28 0.50
tblVehicleEF OBUS 0.46 0.72
tblVehicleEF OBUS 5.84 2.54
tblVehicleEF OBUS 70.22 71.20
tblVehicleEF OBUS 1,092.94 1,371.03
tblVehicleEF OBUS 69.71 20.60
tblVehicleEF OBUS 0.29 0.33
tblVehicleEF OBUS 0.97 1.20
tblVehicleEF OBUS 8.2000e-005 7.1900e-004
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:499
tblVehicleEF OBUS 5.0070e-003 0.02
tblVehicleEF OBUS 8.4500e-004 1.9400e-004
tblVehicleEF OBUS 7.9000e-005 6.8800e-004
tblVehicleEF OBUS 4.7740e-003 0.02
tblVehicleEF OBUS 7.7700e-004 1.7800e-004
tblVehicleEF OBUS 1.8300e-003 2.3790e-003
tblVehicleEF OBUS 0.02 0.03
tblVehicleEF OBUS 0.04 0.05
tblVehicleEF OBUS 8.3900e-004 1.0720e-003
tblVehicleEF OBUS 0.03 0.05
tblVehicleEF OBUS 0.05 0.28
tblVehicleEF OBUS 0.36 0.12
tblVehicleEF OBUS 6.8200e-004 6.7900e-004
tblVehicleEF OBUS 0.01 0.01
tblVehicleEF OBUS 7.9900e-004 2.0400e-004
tblVehicleEF OBUS 1.8300e-003 2.3790e-003
tblVehicleEF OBUS 0.02 0.03
tblVehicleEF OBUS 0.05 0.06
tblVehicleEF OBUS 8.3900e-004 1.0720e-003
tblVehicleEF OBUS 0.04 0.06
tblVehicleEF OBUS 0.05 0.28
tblVehicleEF OBUS 0.40 0.13
tblVehicleEF SBUS 0.82 0.08
tblVehicleEF SBUS 0.01 6.3720e-003
tblVehicleEF SBUS 0.06 7.0630e-003
tblVehicleEF SBUS 7.82 3.08
tblVehicleEF SBUS 0.60 0.51
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:500
tblVehicleEF SBUS 6.53 0.94
tblVehicleEF SBUS 1,137.52 365.13
tblVehicleEF SBUS 1,098.11 1,104.50
tblVehicleEF SBUS 54.55 6.09
tblVehicleEF SBUS 9.42 3.47
tblVehicleEF SBUS 4.31 4.62
tblVehicleEF SBUS 9.5680e-003 3.7440e-003
tblVehicleEF SBUS 0.01 0.01
tblVehicleEF SBUS 0.02 0.03
tblVehicleEF SBUS 4.7600e-004 4.2000e-005
tblVehicleEF SBUS 9.1540e-003 3.5820e-003
tblVehicleEF SBUS 2.6910e-003 2.6500e-003
tblVehicleEF SBUS 0.02 0.03
tblVehicleEF SBUS 4.3700e-004 3.9000e-005
tblVehicleEF SBUS 4.8460e-003 1.4040e-003
tblVehicleEF SBUS 0.03 9.3180e-003
tblVehicleEF SBUS 0.93 0.36
tblVehicleEF SBUS 2.2980e-003 6.7500e-004
tblVehicleEF SBUS 0.10 0.09
tblVehicleEF SBUS 0.02 0.06
tblVehicleEF SBUS 0.36 0.04
tblVehicleEF SBUS 0.01 3.4880e-003
tblVehicleEF SBUS 0.01 0.01
tblVehicleEF SBUS 6.5900e-004 6.0000e-005
tblVehicleEF SBUS 4.8460e-003 1.4040e-003
tblVehicleEF SBUS 0.03 9.3180e-003
tblVehicleEF SBUS 1.33 0.52
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:501
tblVehicleEF SBUS 2.2980e-003 6.7500e-004
tblVehicleEF SBUS 0.12 0.11
tblVehicleEF SBUS 0.02 0.06
tblVehicleEF SBUS 0.39 0.04
tblVehicleEF SBUS 0.82 0.08
tblVehicleEF SBUS 0.01 6.4450e-003
tblVehicleEF SBUS 0.05 5.9200e-003
tblVehicleEF SBUS 7.71 3.04
tblVehicleEF SBUS 0.61 0.52
tblVehicleEF SBUS 4.73 0.68
tblVehicleEF SBUS 1,189.12 374.76
tblVehicleEF SBUS 1,098.11 1,104.52
tblVehicleEF SBUS 54.55 5.66
tblVehicleEF SBUS 9.72 3.55
tblVehicleEF SBUS 4.05 4.35
tblVehicleEF SBUS 8.0660e-003 3.1630e-003
tblVehicleEF SBUS 0.01 0.01
tblVehicleEF SBUS 0.02 0.03
tblVehicleEF SBUS 4.7600e-004 4.2000e-005
tblVehicleEF SBUS 7.7170e-003 3.0260e-003
tblVehicleEF SBUS 2.6910e-003 2.6500e-003
tblVehicleEF SBUS 0.02 0.03
tblVehicleEF SBUS 4.3700e-004 3.9000e-005
tblVehicleEF SBUS 8.7430e-003 2.5310e-003
tblVehicleEF SBUS 0.03 9.8380e-003
tblVehicleEF SBUS 0.92 0.36
tblVehicleEF SBUS 4.2770e-003 1.2510e-003
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:502
tblVehicleEF SBUS 0.10 0.09
tblVehicleEF SBUS 0.01 0.05
tblVehicleEF SBUS 0.30 0.03
tblVehicleEF SBUS 0.01 3.5790e-003
tblVehicleEF SBUS 0.01 0.01
tblVehicleEF SBUS 6.2900e-004 5.6000e-005
tblVehicleEF SBUS 8.7430e-003 2.5310e-003
tblVehicleEF SBUS 0.03 9.8380e-003
tblVehicleEF SBUS 1.33 0.52
tblVehicleEF SBUS 4.2770e-003 1.2510e-003
tblVehicleEF SBUS 0.12 0.11
tblVehicleEF SBUS 0.01 0.05
tblVehicleEF SBUS 0.33 0.04
tblVehicleEF SBUS 0.82 0.08
tblVehicleEF SBUS 0.01 6.3640e-003
tblVehicleEF SBUS 0.06 7.3130e-003
tblVehicleEF SBUS 7.98 3.13
tblVehicleEF SBUS 0.60 0.51
tblVehicleEF SBUS 6.89 0.98
tblVehicleEF SBUS 1,066.27 351.83
tblVehicleEF SBUS 1,098.11 1,104.50
tblVehicleEF SBUS 54.55 6.17
tblVehicleEF SBUS 9.00 3.35
tblVehicleEF SBUS 4.26 4.59
tblVehicleEF SBUS 0.01 4.5460e-003
tblVehicleEF SBUS 0.01 0.01
tblVehicleEF SBUS 0.02 0.03
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:503
tblVehicleEF SBUS 4.7600e-004 4.2000e-005
tblVehicleEF SBUS 0.01 4.3490e-003
tblVehicleEF SBUS 2.6910e-003 2.6500e-003
tblVehicleEF SBUS 0.02 0.03
tblVehicleEF SBUS 4.3700e-004 3.9000e-005
tblVehicleEF SBUS 4.2260e-003 1.2200e-003
tblVehicleEF SBUS 0.03 9.5110e-003
tblVehicleEF SBUS 0.93 0.36
tblVehicleEF SBUS 2.2070e-003 6.5000e-004
tblVehicleEF SBUS 0.10 0.09
tblVehicleEF SBUS 0.02 0.07
tblVehicleEF SBUS 0.37 0.04
tblVehicleEF SBUS 0.01 3.3620e-003
tblVehicleEF SBUS 0.01 0.01
tblVehicleEF SBUS 6.6500e-004 6.1000e-005
tblVehicleEF SBUS 4.2260e-003 1.2200e-003
tblVehicleEF SBUS 0.03 9.5110e-003
tblVehicleEF SBUS 1.34 0.52
tblVehicleEF SBUS 2.2070e-003 6.5000e-004
tblVehicleEF SBUS 0.12 0.11
tblVehicleEF SBUS 0.02 0.07
tblVehicleEF SBUS 0.41 0.05
tblVehicleEF UBUS 1.44 3.35
tblVehicleEF UBUS 0.08 0.02
tblVehicleEF UBUS 7.89 26.06
tblVehicleEF UBUS 14.42 1.47
tblVehicleEF UBUS 1,799.80 1,617.41
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:504
tblVehicleEF UBUS 153.89 18.02
tblVehicleEF UBUS 4.15 0.32
tblVehicleEF UBUS 0.49 0.09
tblVehicleEF UBUS 0.01 0.02
tblVehicleEF UBUS 0.04 2.9840e-003
tblVehicleEF UBUS 1.4590e-003 1.6200e-004
tblVehicleEF UBUS 0.21 0.04
tblVehicleEF UBUS 3.0000e-003 5.4780e-003
tblVehicleEF UBUS 0.04 2.8400e-003
tblVehicleEF UBUS 1.3420e-003 1.4900e-004
tblVehicleEF UBUS 9.4280e-003 1.8880e-003
tblVehicleEF UBUS 0.11 0.01
tblVehicleEF UBUS 4.6810e-003 8.4400e-004
tblVehicleEF UBUS 0.46 0.05
tblVehicleEF UBUS 0.02 0.06
tblVehicleEF UBUS 1.13 0.08
tblVehicleEF UBUS 9.6700e-003 4.8660e-003
tblVehicleEF UBUS 1.8000e-003 1.7800e-004
tblVehicleEF UBUS 9.4280e-003 1.8880e-003
tblVehicleEF UBUS 0.11 0.01
tblVehicleEF UBUS 4.6810e-003 8.4400e-004
tblVehicleEF UBUS 1.94 3.43
tblVehicleEF UBUS 0.02 0.06
tblVehicleEF UBUS 1.23 0.08
tblVehicleEF UBUS 1.44 3.35
tblVehicleEF UBUS 0.08 0.02
tblVehicleEF UBUS 7.95 26.06
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:09 AMPage 46 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Summer
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:505
tblVehicleEF UBUS 12.35 1.25
tblVehicleEF UBUS 1,799.80 1,617.41
tblVehicleEF UBUS 153.89 17.65
tblVehicleEF UBUS 3.87 0.31
tblVehicleEF UBUS 0.49 0.09
tblVehicleEF UBUS 0.01 0.02
tblVehicleEF UBUS 0.04 2.9840e-003
tblVehicleEF UBUS 1.4590e-003 1.6200e-004
tblVehicleEF UBUS 0.21 0.04
tblVehicleEF UBUS 3.0000e-003 5.4780e-003
tblVehicleEF UBUS 0.04 2.8400e-003
tblVehicleEF UBUS 1.3420e-003 1.4900e-004
tblVehicleEF UBUS 0.02 3.3540e-003
tblVehicleEF UBUS 0.13 0.01
tblVehicleEF UBUS 9.3920e-003 1.6790e-003
tblVehicleEF UBUS 0.47 0.05
tblVehicleEF UBUS 0.02 0.06
tblVehicleEF UBUS 1.03 0.07
tblVehicleEF UBUS 9.6710e-003 4.8660e-003
tblVehicleEF UBUS 1.7640e-003 1.7500e-004
tblVehicleEF UBUS 0.02 3.3540e-003
tblVehicleEF UBUS 0.13 0.01
tblVehicleEF UBUS 9.3920e-003 1.6790e-003
tblVehicleEF UBUS 1.95 3.43
tblVehicleEF UBUS 0.02 0.06
tblVehicleEF UBUS 1.12 0.08
tblVehicleEF UBUS 1.44 3.35
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:09 AMPage 47 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Summer
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:506
tblVehicleEF UBUS 0.08 0.02
tblVehicleEF UBUS 7.88 26.06
tblVehicleEF UBUS 14.60 1.46
tblVehicleEF UBUS 1,799.80 1,617.41
tblVehicleEF UBUS 153.89 18.00
tblVehicleEF UBUS 4.12 0.32
tblVehicleEF UBUS 0.49 0.09
tblVehicleEF UBUS 0.01 0.02
tblVehicleEF UBUS 0.04 2.9840e-003
tblVehicleEF UBUS 1.4590e-003 1.6200e-004
tblVehicleEF UBUS 0.21 0.04
tblVehicleEF UBUS 3.0000e-003 5.4780e-003
tblVehicleEF UBUS 0.04 2.8400e-003
tblVehicleEF UBUS 1.3420e-003 1.4900e-004
tblVehicleEF UBUS 8.6090e-003 1.9290e-003
tblVehicleEF UBUS 0.13 0.01
tblVehicleEF UBUS 4.2750e-003 8.8500e-004
tblVehicleEF UBUS 0.46 0.05
tblVehicleEF UBUS 0.03 0.07
tblVehicleEF UBUS 1.13 0.08
tblVehicleEF UBUS 9.6700e-003 4.8660e-003
tblVehicleEF UBUS 1.8030e-003 1.7800e-004
tblVehicleEF UBUS 8.6090e-003 1.9290e-003
tblVehicleEF UBUS 0.13 0.01
tblVehicleEF UBUS 4.2750e-003 8.8500e-004
tblVehicleEF UBUS 1.94 3.43
tblVehicleEF UBUS 0.03 0.07
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:09 AMPage 48 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Summer
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:507
tblVehicleEF UBUS 1.24 0.08
tblVehicleTrips DV_TP 37.00 0.00
tblVehicleTrips DV_TP 21.00 0.00
tblVehicleTrips DV_TP 19.00 0.00
tblVehicleTrips DV_TP 20.00 0.00
tblVehicleTrips DV_TP 30.00 0.00
tblVehicleTrips DV_TP 35.00 0.00
tblVehicleTrips DV_TP 30.00 0.00
tblVehicleTrips PB_TP 12.00 0.00
tblVehicleTrips PB_TP 50.00 0.00
tblVehicleTrips PB_TP 4.00 0.00
tblVehicleTrips PB_TP 43.00 0.00
tblVehicleTrips PB_TP 10.00 0.00
tblVehicleTrips PB_TP 11.00 0.00
tblVehicleTrips PB_TP 36.00 0.00
tblVehicleTrips PR_TP 51.00 100.00
tblVehicleTrips PR_TP 29.00 100.00
tblVehicleTrips PR_TP 77.00 100.00
tblVehicleTrips PR_TP 37.00 100.00
tblVehicleTrips PR_TP 60.00 100.00
tblVehicleTrips PR_TP 54.00 100.00
tblVehicleTrips PR_TP 34.00 100.00
tblVehicleTrips ST_TR 696.00 199.03
tblVehicleTrips ST_TR 722.03 405.32
tblVehicleTrips ST_TR 2.46 1.47
tblVehicleTrips ST_TR 158.37 82.76
tblVehicleTrips ST_TR 8.96 5.11
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:09 AMPage 49 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Summer
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:508
tblVehicleTrips ST_TR 49.97 85.09
tblVehicleTrips ST_TR 177.59 109.65
tblVehicleTrips SU_TR 500.00 142.98
tblVehicleTrips SU_TR 542.72 304.66
tblVehicleTrips SU_TR 1.05 0.63
tblVehicleTrips SU_TR 131.84 68.88
tblVehicleTrips SU_TR 1.55 0.88
tblVehicleTrips SU_TR 25.24 42.98
tblVehicleTrips SU_TR 166.44 102.77
tblVehicleTrips WD_TR 716.00 204.75
tblVehicleTrips WD_TR 496.12 278.50
tblVehicleTrips WD_TR 11.03 6.57
tblVehicleTrips WD_TR 127.15 66.44
tblVehicleTrips WD_TR 36.13 20.60
tblVehicleTrips WD_TR 42.70 72.71
tblVehicleTrips WD_TR 102.24 63.13
tblWater IndoorWaterUseRate 1,214,134.85 971,307.88
tblWater IndoorWaterUseRate 607,067.42 485,653.94
tblWater IndoorWaterUseRate 4,514,437.20 3,611,549.76
tblWater IndoorWaterUseRate 1,365,901.71 1,092,721.37
tblWater IndoorWaterUseRate 2,308,841.89 1,847,073.51
tblWater IndoorWaterUseRate 792,575.98 634,060.78
tblWater IndoorWaterUseRate 4,610,231.24 3,688,184.99
tblWater OutdoorWaterUseRate 77,497.97 61,998.38
tblWater OutdoorWaterUseRate 38,748.98 30,999.18
tblWater OutdoorWaterUseRate 2,766,913.12 2,213,530.50
tblWater OutdoorWaterUseRate 87,185.22 69,748.18
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:09 AMPage 50 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Summer
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:509
2.0 Emissions Summary
tblWater OutdoorWaterUseRate 439,779.41 351,823.53
tblWater OutdoorWaterUseRate 485,772.37 388,617.90
tblWater OutdoorWaterUseRate 142,584.47 114,067.58
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:09 AMPage 51 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Summer
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:510
2.1 Overall Construction (Maximum Daily Emission)
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Year lb/day lb/day
2021 5.5135 60.8833 25.4938 0.0669 20.5897 2.6484 23.2380 10.2664 2.4365 12.7029 0.0000 6,688.131
9
6,688.131
9
1.7956 0.0000 6,725.901
0
2022 40.2468 36.7024 43.4021 0.0980 3.0383 1.5669 4.6052 0.8164 1.4676 2.2839 0.0000 9,657.276
0
9,657.276
0
1.5971 0.0000 9,697.203
7
Maximum 40.2468 60.8833 43.4021 0.0980 20.5897 2.6484 23.2380 10.2664 2.4365 12.7029 0.0000 9,657.276
0
9,657.276
0
1.7956 0.0000 9,697.203
7
Unmitigated Construction
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Year lb/day lb/day
2021 3.0418 27.1455 31.6437 0.0669 6.0548 1.0498 7.0832 2.9514 1.0282 3.9796 0.0000 6,688.131
9
6,688.131
9
1.7956 0.0000 6,725.901
0
2022 40.2468 36.7024 43.4021 0.0980 3.0383 1.5669 4.6052 0.8164 1.4676 2.2839 0.0000 9,657.276
0
9,657.276
0
1.5971 0.0000 9,697.203
7
Maximum 40.2468 36.7024 43.4021 0.0980 6.0548 1.5669 7.0832 2.9514 1.4676 3.9796 0.0000 9,657.276
0
9,657.276
0
1.7956 0.0000 9,697.203
7
Mitigated Construction
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio-CO2 Total CO2 CH4 N20 CO2e
Percent
Reduction
5.40 34.57 -8.93 0.00 61.52 37.92 58.02 66.00 36.07 58.21 0.00 0.00 0.00 0.00 0.00 0.00
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:09 AMPage 52 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Summer
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:511
2.2 Overall Operational
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Area 2.4404 4.2000e-
004
0.0458 0.0000 1.6000e-
004
1.6000e-
004
1.6000e-
004
1.6000e-
004
0.0979 0.0979 2.6000e-
004
0.1044
Energy 0.0984 0.8942 0.7511 5.3700e-
003
0.0680 0.0680 0.0680 0.0680 1,073.015
3
1,073.015
3
0.0206 0.0197 1,079.391
7
Mobile 20.1664 79.1135 185.1575 0.6069 51.6397 0.7343 52.3741 13.8029 0.6948 14.4977 62,726.55
96
62,726.55
96
2.1867 62,781.22
71
Total 22.7052 80.0081 185.9543 0.6123 51.6397 0.8025 52.4422 13.8029 0.7629 14.5658 63,799.67
29
63,799.67
29
2.2075 0.0197 63,860.72
32
Unmitigated Operational
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Area 2.4404 4.2000e-
004
0.0458 0.0000 1.6000e-
004
1.6000e-
004
1.6000e-
004
1.6000e-
004
0.0979 0.0979 2.6000e-
004
0.1044
Energy 0.0984 0.8942 0.7511 5.3700e-
003
0.0680 0.0680 0.0680 0.0680 1,073.015
3
1,073.015
3
0.0206 0.0197 1,079.391
7
Mobile 20.1664 79.1135 185.1575 0.6069 51.6397 0.7343 52.3741 13.8029 0.6948 14.4977 62,726.55
96
62,726.55
96
2.1867 62,781.22
71
Total 22.7052 80.0081 185.9543 0.6123 51.6397 0.8025 52.4422 13.8029 0.7629 14.5658 63,799.67
29
63,799.67
29
2.2075 0.0197 63,860.72
32
Mitigated Operational
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:09 AMPage 53 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Summer
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:512
3.0 Construction Detail
Construction Phase
Phase
Number
Phase Name Phase Type Start Date End Date Num Days
Week
Num Days Phase Description
1 Site Preparation Site Preparation 6/7/2021 6/18/2021 5 10
2 Grading Grading 6/21/2021 7/30/2021 5 30
3 Building Construction Building Construction 8/2/2021 9/23/2022 5 300
4 Architectural Coating Architectural Coating 8/15/2022 9/23/2022 5 30
5 Paving Paving 8/29/2022 9/23/2022 5 20
OffRoad Equipment
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio-CO2 Total CO2 CH4 N20 CO2e
Percent
Reduction
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Residential Indoor: 0; Residential Outdoor: 0; Non-Residential Indoor: 153,600; Non-Residential Outdoor: 51,200; Striped Parking Area: 20,703
(Architectural Coating ±sqft)
Acres of Grading (Site Preparation Phase): 20
Acres of Grading (Grading Phase): 60
Acres of Paving: 7.92
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:09 AMPage 54 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Summer
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:513
Phase Name Offroad Equipment Type Amount Usage Hours Horse Power Load Factor
Site Preparation Crawler Tractors 4 8.00 212 0.43
Site Preparation Rubber Tired Dozers 3 8.00 247 0.40
Site Preparation Tractors/Loaders/Backhoes 0 8.00 97 0.37
Grading Crawler Tractors 3 8.00 212 0.43
Grading Excavators 1 8.00 158 0.38
Grading Graders 1 8.00 187 0.41
Grading Rubber Tired Dozers 1 8.00 247 0.40
Grading Tractors/Loaders/Backhoes 0 8.00 97 0.37
Building Construction Cranes 1 8.00 231 0.29
Building Construction Forklifts 3 8.00 89 0.20
Building Construction Generator Sets 1 8.00 84 0.74
Building Construction Tractors/Loaders/Backhoes 3 8.00 97 0.37
Building Construction Welders 1 8.00 46 0.45
Architectural Coating Air Compressors 1 8.00 78 0.48
Paving Pavers 2 8.00 130 0.42
Paving Paving Equipment 2 8.00 132 0.36
Paving Rollers 2 8.00 80 0.38
Trips and VMT
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:09 AMPage 55 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Summer
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:514
3.2 Site Preparation - 2021
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Fugitive Dust 20.1873 0.0000 20.1873 10.1597 0.0000 10.1597 0.0000 0.0000
Off-Road 5.3428 60.7861 21.8537 0.0570 2.6460 2.6460 2.4343 2.4343 5,523.504
7
5,523.504
7
1.7864 5,568.165
1
Total 5.3428 60.7861 21.8537 0.0570 20.1873 2.6460 22.8333 10.1597 2.4343 12.5940 5,523.504
7
5,523.504
7
1.7864 5,568.165
1
Unmitigated Construction On-Site
3.1 Mitigation Measures Construction
Use Cleaner Engines for Construction Equipment
Water Exposed Area
Phase Name Offroad Equipment
Count
Worker Trip
Number
Vendor Trip
Number
Hauling Trip
Number
Worker Trip
Length
Vendor Trip
Length
Hauling Trip
Length
Worker Vehicle
Class
Vendor
Vehicle Class
Hauling
Vehicle Class
Site Preparation 7 18.00 0.00 0.00 14.70 6.90 20.00 LD_Mix HDT_Mix HHDT
Site Preparation 7 18.00 0.00 0.00 14.70 6.90 20.00 LD_Mix HDT_Mix HHDT
Grading 6 15.00 0.00 855.00 14.70 6.90 20.00 LD_Mix HDT_Mix HHDT
Building Construction 9 179.00 73.00 0.00 14.70 6.90 20.00 LD_Mix HDT_Mix HHDT
Architectural Coating 1 36.00 0.00 0.00 14.70 6.90 20.00 LD_Mix HDT_Mix HHDT
Paving 6 15.00 0.00 0.00 14.70 6.90 20.00 LD_Mix HDT_Mix HHDT
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:09 AMPage 56 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Summer
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:515
3.2 Site Preparation - 2021
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 0.1707 0.0972 1.3310 3.8500e-
003
0.4024 2.3700e-
003
0.4048 0.1067 2.1800e-
003
0.1089 383.3103 383.3103 9.1400e-
003
383.5388
Total 0.1707 0.0972 1.3310 3.8500e-
003
0.4024 2.3700e-
003
0.4048 0.1067 2.1800e-
003
0.1089 383.3103 383.3103 9.1400e-
003
383.5388
Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Fugitive Dust 5.6524 0.0000 5.6524 2.8447 0.0000 2.8447 0.0000 0.0000
Off-Road 1.3991 27.0483 30.3128 0.0570 1.0260 1.0260 1.0260 1.0260 0.0000 5,523.504
7
5,523.504
7
1.7864 5,568.165
1
Total 1.3991 27.0483 30.3128 0.0570 5.6524 1.0260 6.6784 2.8447 1.0260 3.8707 0.0000 5,523.504
7
5,523.504
7
1.7864 5,568.165
1
Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:09 AMPage 57 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Summer
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:516
3.2 Site Preparation - 2021
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 0.1707 0.0972 1.3310 3.8500e-
003
0.4024 2.3700e-
003
0.4048 0.1067 2.1800e-
003
0.1089 383.3103 383.3103 9.1400e-
003
383.5388
Total 0.1707 0.0972 1.3310 3.8500e-
003
0.4024 2.3700e-
003
0.4048 0.1067 2.1800e-
003
0.1089 383.3103 383.3103 9.1400e-
003
383.5388
Mitigated Construction Off-Site
3.3 Grading - 2021
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Fugitive Dust 8.1720 0.0000 8.1720 3.5436 0.0000 3.5436 0.0000 0.0000
Off-Road 3.3813 39.9534 16.3820 0.0439 1.6111 1.6111 1.4822 1.4822 4,250.314
4
4,250.314
4
1.3746 4,284.680
3
Total 3.3813 39.9534 16.3820 0.0439 8.1720 1.6111 9.7830 3.5436 1.4822 5.0258 4,250.314
4
4,250.314
4
1.3746 4,284.680
3
Unmitigated Construction On-Site
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:09 AMPage 58 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Summer
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:517
3.3 Grading - 2021
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.1387 6.1947 0.8146 0.0215 0.4985 0.0189 0.5174 0.1367 0.0181 0.1547 2,278.104
9
2,278.104
9
0.1323 2,281.412
9
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 0.0711 0.0405 0.5546 1.6000e-
003
0.1677 9.9000e-
004
0.1687 0.0445 9.1000e-
004
0.0454 159.7126 159.7126 3.8100e-
003
159.8078
Total 0.2098 6.2352 1.3692 0.0231 0.6662 0.0199 0.6860 0.1811 0.0190 0.2001 2,437.817
5
2,437.817
5
0.1361 2,441.220
7
Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Fugitive Dust 2.2882 0.0000 2.2882 0.9922 0.0000 0.9922 0.0000 0.0000
Off-Road 1.0773 20.8268 24.5051 0.0439 0.8154 0.8154 0.8154 0.8154 0.0000 4,250.314
4
4,250.314
4
1.3746 4,284.680
3
Total 1.0773 20.8268 24.5051 0.0439 2.2882 0.8154 3.1035 0.9922 0.8154 1.8076 0.0000 4,250.314
4
4,250.314
4
1.3746 4,284.680
3
Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:09 AMPage 59 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Summer
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:518
3.3 Grading - 2021
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.1387 6.1947 0.8146 0.0215 0.4985 0.0189 0.5174 0.1367 0.0181 0.1547 2,278.104
9
2,278.104
9
0.1323 2,281.412
9
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 0.0711 0.0405 0.5546 1.6000e-
003
0.1677 9.9000e-
004
0.1687 0.0445 9.1000e-
004
0.0454 159.7126 159.7126 3.8100e-
003
159.8078
Total 0.2098 6.2352 1.3692 0.0231 0.6662 0.0199 0.6860 0.1811 0.0190 0.2001 2,437.817
5
2,437.817
5
0.1361 2,441.220
7
Mitigated Construction Off-Site
3.4 Building Construction - 2021
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Off-Road 2.0228 18.7492 17.6706 0.0288 1.0251 1.0251 0.9625 0.9625 2,736.043
8
2,736.043
8
0.6751 2,752.921
2
Total 2.0228 18.7492 17.6706 0.0288 1.0251 1.0251 0.9625 0.9625 2,736.043
8
2,736.043
8
0.6751 2,752.921
2
Unmitigated Construction On-Site
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:09 AMPage 60 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Summer
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:519
3.4 Building Construction - 2021
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.1704 6.7554 1.2053 0.0189 0.4674 0.0129 0.4803 0.1346 0.0123 0.1469 1,994.732
5
1,994.732
5
0.1427 1,998.300
1
Worker 0.8486 0.4835 6.6178 0.0191 2.0008 0.0118 2.0126 0.5306 0.0109 0.5415 1,905.904
1
1,905.904
1
0.0454 1,907.040
3
Total 1.0191 7.2388 7.8231 0.0380 2.4682 0.0246 2.4929 0.6652 0.0232 0.6884 3,900.636
6
3,900.636
6
0.1881 3,905.340
3
Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Off-Road 2.0228 18.7492 17.6706 0.0288 1.0251 1.0251 0.9625 0.9625 0.0000 2,736.043
8
2,736.043
8
0.6751 2,752.921
2
Total 2.0228 18.7492 17.6706 0.0288 1.0251 1.0251 0.9625 0.9625 0.0000 2,736.043
8
2,736.043
8
0.6751 2,752.921
2
Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:09 AMPage 61 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Summer
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:520
3.4 Building Construction - 2021
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.1704 6.7554 1.2053 0.0189 0.4674 0.0129 0.4803 0.1346 0.0123 0.1469 1,994.732
5
1,994.732
5
0.1427 1,998.300
1
Worker 0.8486 0.4835 6.6178 0.0191 2.0008 0.0118 2.0126 0.5306 0.0109 0.5415 1,905.904
1
1,905.904
1
0.0454 1,907.040
3
Total 1.0191 7.2388 7.8231 0.0380 2.4682 0.0246 2.4929 0.6652 0.0232 0.6884 3,900.636
6
3,900.636
6
0.1881 3,905.340
3
Mitigated Construction Off-Site
3.4 Building Construction - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Off-Road 1.8146 16.7670 17.4392 0.0288 0.8645 0.8645 0.8122 0.8122 2,737.152
0
2,737.152
0
0.6711 2,753.928
8
Total 1.8146 16.7670 17.4392 0.0288 0.8645 0.8645 0.8122 0.8122 2,737.152
0
2,737.152
0
0.6711 2,753.928
8
Unmitigated Construction On-Site
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:09 AMPage 62 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Summer
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:521
3.4 Building Construction - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.1589 6.3735 1.1210 0.0188 0.4674 0.0108 0.4782 0.1346 0.0103 0.1449 1,977.753
8
1,977.753
8
0.1352 1,981.132
6
Worker 0.7938 0.4351 6.1041 0.0184 2.0008 0.0115 2.0123 0.5306 0.0106 0.5412 1,836.264
4
1,836.264
4
0.0408 1,837.284
9
Total 0.9527 6.8086 7.2251 0.0372 2.4682 0.0223 2.4905 0.6652 0.0209 0.6861 3,814.018
2
3,814.018
2
0.1760 3,818.417
5
Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Off-Road 1.8146 16.7670 17.4392 0.0288 0.8645 0.8645 0.8122 0.8122 0.0000 2,737.152
0
2,737.152
0
0.6711 2,753.928
8
Total 1.8146 16.7670 17.4392 0.0288 0.8645 0.8645 0.8122 0.8122 0.0000 2,737.152
0
2,737.152
0
0.6711 2,753.928
8
Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:09 AMPage 63 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Summer
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:522
3.4 Building Construction - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.1589 6.3735 1.1210 0.0188 0.4674 0.0108 0.4782 0.1346 0.0103 0.1449 1,977.753
8
1,977.753
8
0.1352 1,981.132
6
Worker 0.7938 0.4351 6.1041 0.0184 2.0008 0.0115 2.0123 0.5306 0.0106 0.5412 1,836.264
4
1,836.264
4
0.0408 1,837.284
9
Total 0.9527 6.8086 7.2251 0.0372 2.4682 0.0223 2.4905 0.6652 0.0209 0.6861 3,814.018
2
3,814.018
2
0.1760 3,818.417
5
Mitigated Construction Off-Site
3.5 Architectural Coating - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Archit. Coating 34.8402 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Off-Road 0.2727 1.8780 2.4181 3.9600e-
003
0.1090 0.1090 0.1090 0.1090 375.2641 375.2641 0.0244 375.8749
Total 35.1129 1.8780 2.4181 3.9600e-
003
0.1090 0.1090 0.1090 0.1090 375.2641 375.2641 0.0244 375.8749
Unmitigated Construction On-Site
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:09 AMPage 64 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Summer
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:523
3.5 Architectural Coating - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 0.1596 0.0875 1.2276 3.7100e-
003
0.4024 2.3100e-
003
0.4047 0.1067 2.1300e-
003
0.1088 369.3046 369.3046 8.2100e-
003
369.5098
Total 0.1596 0.0875 1.2276 3.7100e-
003
0.4024 2.3100e-
003
0.4047 0.1067 2.1300e-
003
0.1088 369.3046 369.3046 8.2100e-
003
369.5098
Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Archit. Coating 34.8402 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Off-Road 0.2727 1.8780 2.4181 3.9600e-
003
0.1090 0.1090 0.1090 0.1090 0.0000 375.2641 375.2641 0.0244 375.8749
Total 35.1129 1.8780 2.4181 3.9600e-
003
0.1090 0.1090 0.1090 0.1090 0.0000 375.2641 375.2641 0.0244 375.8749
Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:09 AMPage 65 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Summer
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:524
3.5 Architectural Coating - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 0.1596 0.0875 1.2276 3.7100e-
003
0.4024 2.3100e-
003
0.4047 0.1067 2.1300e-
003
0.1088 369.3046 369.3046 8.2100e-
003
369.5098
Total 0.1596 0.0875 1.2276 3.7100e-
003
0.4024 2.3100e-
003
0.4047 0.1067 2.1300e-
003
0.1088 369.3046 369.3046 8.2100e-
003
369.5098
Mitigated Construction Off-Site
3.6 Paving - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Off-Road 1.1028 11.1249 14.5805 0.0228 0.5679 0.5679 0.5225 0.5225 2,207.660
3
2,207.660
3
0.7140 2,225.510
4
Paving 1.0375 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Total 2.1403 11.1249 14.5805 0.0228 0.5679 0.5679 0.5225 0.5225 2,207.660
3
2,207.660
3
0.7140 2,225.510
4
Unmitigated Construction On-Site
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:09 AMPage 66 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Summer
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:525
3.6 Paving - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 0.0665 0.0365 0.5115 1.5400e-
003
0.1677 9.6000e-
004
0.1686 0.0445 8.9000e-
004
0.0454 153.8769 153.8769 3.4200e-
003
153.9624
Total 0.0665 0.0365 0.5115 1.5400e-
003
0.1677 9.6000e-
004
0.1686 0.0445 8.9000e-
004
0.0454 153.8769 153.8769 3.4200e-
003
153.9624
Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Off-Road 1.1028 11.1249 14.5805 0.0228 0.5679 0.5679 0.5225 0.5225 0.0000 2,207.660
3
2,207.660
3
0.7140 2,225.510
4
Paving 1.0375 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Total 2.1403 11.1249 14.5805 0.0228 0.5679 0.5679 0.5225 0.5225 0.0000 2,207.660
3
2,207.660
3
0.7140 2,225.510
4
Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:09 AMPage 67 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Summer
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:526
4.0 Operational Detail - Mobile
4.1 Mitigation Measures Mobile
3.6 Paving - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 0.0665 0.0365 0.5115 1.5400e-
003
0.1677 9.6000e-
004
0.1686 0.0445 8.9000e-
004
0.0454 153.8769 153.8769 3.4200e-
003
153.9624
Total 0.0665 0.0365 0.5115 1.5400e-
003
0.1677 9.6000e-
004
0.1686 0.0445 8.9000e-
004
0.0454 153.8769 153.8769 3.4200e-
003
153.9624
Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:09 AMPage 68 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Summer
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:527
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Mitigated 20.1664 79.1135 185.1575 0.6069 51.6397 0.7343 52.3741 13.8029 0.6948 14.4977 62,726.55
96
62,726.55
96
2.1867 62,781.22
71
Unmitigated 20.1664 79.1135 185.1575 0.6069 51.6397 0.7343 52.3741 13.8029 0.6948 14.4977 62,726.55
96
62,726.55
96
2.1867 62,781.22
71
4.2 Trip Summary Information
4.3 Trip Type Information
Average Daily Trip Rate Unmitigated Mitigated
Land Use Weekday Saturday Sunday Annual VMT Annual VMT
Fast Food Restaurant w/o Drive Thru 819.00 796.12 571.92 2,340,235 2,340,235
Fast Food Restaurant with Drive Thru 557.00 810.64 609.32 1,813,855 1,813,855
General Office Building 166.88 37.34 16.00 499,519 499,519
High Turnover (Sit Down Restaurant)298.98 372.42 309.96 997,682 997,682
Medical Office Building 379.04 94.02 16.19 1,099,358 1,099,358
Parking Lot 0.00 0.00 0.00
Regional Shopping Center 778.00 910.46 459.89 2,585,366 2,585,366
Supermarket 2,361.06 4,100.91 3843.60 8,881,414 8,881,414
Total 5,359.96 7,121.92 5,826.88 18,217,428 18,217,428
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:09 AMPage 69 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Summer
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:528
Miles Trip %Trip Purpose %
Land Use H-W or C-W H-S or C-C H-O or C-NW H-W or C-W H-S or C-C H-O or C-NW Primary Diverted Pass-by
Fast Food Restaurant w/o Drive
Thru
16.60 8.40 6.90 1.50 79.50 19.00 100 0 0
Fast Food Restaurant with Drive
Thru
16.60 8.40 6.90 2.20 78.80 19.00 100 0 0
General Office Building 16.60 8.40 6.90 33.00 48.00 19.00 100 0 0
High Turnover (Sit Down
Restaurant)
16.60 8.40 6.90 8.50 72.50 19.00 100 0 0
Medical Office Building 16.60 8.40 6.90 29.60 51.40 19.00 100 0 0
Parking Lot 16.60 8.40 6.90 0.00 0.00 0.00 0 0 0
Regional Shopping Center 16.60 8.40 6.90 16.30 64.70 19.00 100 0 0
Supermarket 16.60 8.40 6.90 6.50 74.50 19.00 100 0 0
5.0 Energy Detail
5.1 Mitigation Measures Energy
4.4 Fleet Mix
Land Use LDA LDT1 LDT2 MDV LHD1 LHD2 MHD HHD OBUS UBUS MCY SBUS MH
Fast Food Restaurant w/o Drive
Thru
0.547968 0.037021 0.186864 0.115854 0.015290 0.004992 0.017603 0.069839 0.000000 0.000000 0.004567 0.000000 0.000000
Fast Food Restaurant with Drive
Thru
0.545527 0.036856 0.186032 0.115338 0.015222 0.004970 0.017525 0.069528 0.001397 0.001160 0.004547 0.000932 0.000965
General Office Building 0.545527 0.036856 0.186032 0.115338 0.015222 0.004970 0.017525 0.069528 0.001397 0.001160 0.004547 0.000932 0.000965
High Turnover (Sit Down
Restaurant)
0.545527 0.036856 0.186032 0.115338 0.015222 0.004970 0.017525 0.069528 0.001397 0.001160 0.004547 0.000932 0.000965
Medical Office Building 0.545527 0.036856 0.186032 0.115338 0.015222 0.004970 0.017525 0.069528 0.001397 0.001160 0.004547 0.000932 0.000965
Parking Lot 0.545527 0.036856 0.186032 0.115338 0.015222 0.004970 0.017525 0.069528 0.001397 0.001160 0.004547 0.000932 0.000965
Regional Shopping Center 0.545527 0.036856 0.186032 0.115338 0.015222 0.004970 0.017525 0.069528 0.001397 0.001160 0.004547 0.000932 0.000965
Supermarket 0.545527 0.036856 0.186032 0.115338 0.015222 0.004970 0.017525 0.069528 0.001397 0.001160 0.004547 0.000932 0.000965
Historical Energy Use: N
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:09 AMPage 70 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Summer
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:529
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
NaturalGas
Mitigated
0.0984 0.8942 0.7511 5.3700e-
003
0.0680 0.0680 0.0680 0.0680 1,073.015
3
1,073.015
3
0.0206 0.0197 1,079.391
7
NaturalGas
Unmitigated
0.0984 0.8942 0.7511 5.3700e-
003
0.0680 0.0680 0.0680 0.0680 1,073.015
3
1,073.015
3
0.0206 0.0197 1,079.391
7
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:09 AMPage 71 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Summer
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:530
5.2 Energy by Land Use - NaturalGas
NaturalGa
s Use
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Land Use kBTU/yr lb/day lb/day
Fast Food
Restaurant w/o
Drive Thru
2741.26 0.0296 0.2688 0.2258 1.6100e-
003
0.0204 0.0204 0.0204 0.0204 322.5012 322.5012 6.1800e-
003
5.9100e-
003
324.4177
Fast Food
Restaurant with
Drive Thru
1370.63 0.0148 0.1344 0.1129 8.1000e-
004
0.0102 0.0102 0.0102 0.0102 161.2506 161.2506 3.0900e-
003
2.9600e-
003
162.2088
General Office
Building
169.101 1.8200e-
003
0.0166 0.0139 1.0000e-
004
1.2600e-
003
1.2600e-
003
1.2600e-
003
1.2600e-
003
19.8943 19.8943 3.8000e-
004
3.6000e-
004
20.0125
High Turnover (Sit
Down Restaurant)
3083.92 0.0333 0.3023 0.2540 1.8100e-
003
0.0230 0.0230 0.0230 0.0230 362.8139 362.8139 6.9500e-
003
6.6500e-
003
364.9699
Medical Office
Building
122.499 1.3200e-
003
0.0120 0.0101 7.0000e-
005
9.1000e-
004
9.1000e-
004
9.1000e-
004
9.1000e-
004
14.4116 14.4116 2.8000e-
004
2.6000e-
004
14.4972
Parking Lot 0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Regional
Shopping Center
48.0767 5.2000e-
004
4.7100e-
003
3.9600e-
003
3.0000e-
005
3.6000e-
004
3.6000e-
004
3.6000e-
004
3.6000e-
004
5.6561 5.6561 1.1000e-
004
1.0000e-
004
5.6897
Supermarket 1585.15 0.0171 0.1554 0.1305 9.3000e-
004
0.0118 0.0118 0.0118 0.0118 186.4877 186.4877 3.5700e-
003
3.4200e-
003
187.5959
Total 0.0984 0.8942 0.7511 5.3600e-
003
0.0680 0.0680 0.0680 0.0680 1,073.015
3
1,073.015
3
0.0206 0.0197 1,079.391
7
Unmitigated
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:09 AMPage 72 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Summer
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:531
6.1 Mitigation Measures Area
6.0 Area Detail
5.2 Energy by Land Use - NaturalGas
NaturalGa
s Use
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Land Use kBTU/yr lb/day lb/day
Fast Food
Restaurant w/o
Drive Thru
2.74126 0.0296 0.2688 0.2258 1.6100e-
003
0.0204 0.0204 0.0204 0.0204 322.5012 322.5012 6.1800e-
003
5.9100e-
003
324.4177
Fast Food
Restaurant with
Drive Thru
1.37063 0.0148 0.1344 0.1129 8.1000e-
004
0.0102 0.0102 0.0102 0.0102 161.2506 161.2506 3.0900e-
003
2.9600e-
003
162.2088
General Office
Building
0.169101 1.8200e-
003
0.0166 0.0139 1.0000e-
004
1.2600e-
003
1.2600e-
003
1.2600e-
003
1.2600e-
003
19.8943 19.8943 3.8000e-
004
3.6000e-
004
20.0125
High Turnover (Sit
Down Restaurant)
3.08392 0.0333 0.3023 0.2540 1.8100e-
003
0.0230 0.0230 0.0230 0.0230 362.8139 362.8139 6.9500e-
003
6.6500e-
003
364.9699
Medical Office
Building
0.122499 1.3200e-
003
0.0120 0.0101 7.0000e-
005
9.1000e-
004
9.1000e-
004
9.1000e-
004
9.1000e-
004
14.4116 14.4116 2.8000e-
004
2.6000e-
004
14.4972
Parking Lot 0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Regional
Shopping Center
0.0480767 5.2000e-
004
4.7100e-
003
3.9600e-
003
3.0000e-
005
3.6000e-
004
3.6000e-
004
3.6000e-
004
3.6000e-
004
5.6561 5.6561 1.1000e-
004
1.0000e-
004
5.6897
Supermarket 1.58515 0.0171 0.1554 0.1305 9.3000e-
004
0.0118 0.0118 0.0118 0.0118 186.4877 186.4877 3.5700e-
003
3.4200e-
003
187.5959
Total 0.0984 0.8942 0.7511 5.3600e-
003
0.0680 0.0680 0.0680 0.0680 1,073.015
3
1,073.015
3
0.0206 0.0197 1,079.391
7
Mitigated
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:09 AMPage 73 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Summer
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:532
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Mitigated 2.4404 4.2000e-
004
0.0458 0.0000 1.6000e-
004
1.6000e-
004
1.6000e-
004
1.6000e-
004
0.0979 0.0979 2.6000e-
004
0.1044
Unmitigated 2.4404 4.2000e-
004
0.0458 0.0000 1.6000e-
004
1.6000e-
004
1.6000e-
004
1.6000e-
004
0.0979 0.0979 2.6000e-
004
0.1044
6.2 Area by SubCategory
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
SubCategory lb/day lb/day
Architectural
Coating
0.2864 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Consumer
Products
2.1497 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Landscaping 4.2600e-
003
4.2000e-
004
0.0458 0.0000 1.6000e-
004
1.6000e-
004
1.6000e-
004
1.6000e-
004
0.0979 0.0979 2.6000e-
004
0.1044
Total 2.4404 4.2000e-
004
0.0458 0.0000 1.6000e-
004
1.6000e-
004
1.6000e-
004
1.6000e-
004
0.0979 0.0979 2.6000e-
004
0.1044
Unmitigated
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:09 AMPage 74 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Summer
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:533
8.1 Mitigation Measures Waste
7.1 Mitigation Measures Water
7.0 Water Detail
8.0 Waste Detail
6.2 Area by SubCategory
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
SubCategory lb/day lb/day
Architectural
Coating
0.2864 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Consumer
Products
2.1497 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Landscaping 4.2600e-
003
4.2000e-
004
0.0458 0.0000 1.6000e-
004
1.6000e-
004
1.6000e-
004
1.6000e-
004
0.0979 0.0979 2.6000e-
004
0.1044
Total 2.4404 4.2000e-
004
0.0458 0.0000 1.6000e-
004
1.6000e-
004
1.6000e-
004
1.6000e-
004
0.0979 0.0979 2.6000e-
004
0.1044
Mitigated
9.0 Operational Offroad
Equipment Type Number Hours/Day Days/Year Horse Power Load Factor Fuel Type
10.0 Stationary Equipment
Fire Pumps and Emergency Generators
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:09 AMPage 75 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Summer
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:534
11.0 Vegetation
Equipment Type Number Hours/Day Hours/Year Horse Power Load Factor Fuel Type
Boilers
Equipment Type Number Heat Input/Day Heat Input/Year Boiler Rating Fuel Type
User Defined Equipment
Equipment Type Number
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:09 AMPage 76 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Summer
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:535
1.1 Land Usage
Land Uses Size Metric Lot Acreage Floor Surface Area Population
General Office Building 25.40 1000sqft 0.58 25,400.00 0
Medical Office Building 18.40 1000sqft 0.42 18,400.00 0
Parking Lot 345.05 1000sqft 7.92 345,051.00 0
Fast Food Restaurant w/o Drive Thru 4.00 1000sqft 0.09 4,000.00 0
Fast Food Restaurant with Drive Thru 2.00 1000sqft 0.05 2,000.00 0
High Turnover (Sit Down Restaurant)4.50 1000sqft 0.10 4,500.00 0
Regional Shopping Center 10.70 1000sqft 0.25 10,700.00 0
Supermarket 37.40 1000sqft 0.86 37,400.00 0
1.2 Other Project Characteristics
Urbanization
Climate Zone
Urban
10
Wind Speed (m/s)Precipitation Freq (Days)2.4 28
1.3 User Entered Comments & Non-Default Data
1.0 Project Characteristics
Utility Company Southern California Edison
2022Operational Year
CO2 Intensity
(lb/MWhr)
564.66 0.023CH4 Intensity
(lb/MWhr)
0.005N2O Intensity
(lb/MWhr)
12908-01 Menifee Crossroads
Riverside-South Coast County, Winter
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:10 AMPage 1 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Winter
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:536
Project Characteristics - RPS Effect on SCE CO2 Intensity
Land Use - Per site plan and project description
Construction Phase - Based on project applicant estimate
Off-road Equipment - Standard 8 hour days
Off-road Equipment - Standard 8 hour days
Off-road Equipment - Crawler Tractors instead of backhoes
Off-road Equipment -
Off-road Equipment - Crwaler tractors instead of backhoes
Trips and VMT - Vendor trips would occur every day of building construction and includes asphalt trips.
On-road Fugitive Dust - Operations only
Grading -
Architectural Coating -
Vehicle Trips - Per traffic report Weekend adjusted the same percentage as weekday trip gen to account for passby and internal capture all trips now primary
Consumer Products -
Area Coating -
Landscape Equipment -
Energy Use - 2019 Title 24
Water And Wastewater - Cal Green 20% Recution in water use in door, model water ordiannce reduces outdoor water by 20%
Solid Waste - 25% Reduction Per CalRecycle since the invetory used in CalEEMod
Construction Off-road Equipment Mitigation - SCAQMD Rule 403 watering 4x per day
Fleet Mix - No Bus or RV asscoiated with the developmnet
Table Name Column Name Default Value New Value
tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 7.00
tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 1.00
tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 1.00
tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 4.00
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:10 AMPage 2 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Winter
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:537
tblConstEquipMitigation Tier No Change Tier 3
tblConstEquipMitigation Tier No Change Tier 3
tblConstEquipMitigation Tier No Change Tier 3
tblConstEquipMitigation Tier No Change Tier 3
tblConstructionPhase NumDays 20.00 30.00
tblEnergyUse LightingElect 6.62 4.63
tblEnergyUse LightingElect 6.62 4.63
tblEnergyUse LightingElect 3.66 2.56
tblEnergyUse LightingElect 6.62 4.63
tblEnergyUse LightingElect 3.66 2.56
tblEnergyUse LightingElect 0.35 0.25
tblEnergyUse LightingElect 5.61 3.93
tblEnergyUse LightingElect 8.14 5.70
tblEnergyUse T24E 12.38 8.66
tblEnergyUse T24E 12.38 8.66
tblEnergyUse T24E 3.07 2.15
tblEnergyUse T24E 12.38 8.66
tblEnergyUse T24E 3.07 2.15
tblEnergyUse T24E 4.58 3.21
tblEnergyUse T24E 6.07 2.25
tblEnergyUse T24NG 77.67 54.37
tblEnergyUse T24NG 77.67 54.37
tblEnergyUse T24NG 3.47 2.43
tblEnergyUse T24NG 77.67 54.37
tblEnergyUse T24NG 3.47 2.43
tblEnergyUse T24NG 1.92 1.34
tblEnergyUse T24NG 12.65 8.86
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:10 AMPage 3 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Winter
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:538
tblFleetMix HHD 0.07 0.07
tblFleetMix LDA 0.55 0.55
tblFleetMix LDT1 0.04 0.04
tblFleetMix LDT2 0.19 0.19
tblFleetMix LHD1 0.02 0.02
tblFleetMix LHD2 4.9700e-003 4.9920e-003
tblFleetMix MCY 4.5470e-003 4.5670e-003
tblFleetMix MDV 0.12 0.12
tblFleetMix MH 9.6500e-004 0.00
tblFleetMix MHD 0.02 0.02
tblFleetMix OBUS 1.3970e-003 0.00
tblFleetMix SBUS 9.3200e-004 0.00
tblFleetMix UBUS 1.1600e-003 0.00
tblGrading MaterialExported 0.00 6,843.00
tblLandUse LandUseSquareFeet 345,050.00 345,051.00
tblOffRoadEquipment OffRoadEquipmentUnitAmount 2.00 1.00
tblOffRoadEquipment OffRoadEquipmentUnitAmount 2.00 0.00
tblOffRoadEquipment OffRoadEquipmentUnitAmount 4.00 0.00
tblOffRoadEquipment UsageHours 6.00 8.00
tblOffRoadEquipment UsageHours 7.00 8.00
tblOffRoadEquipment UsageHours 7.00 8.00
tblProjectCharacteristics CH4IntensityFactor 0.029 0.023
tblProjectCharacteristics CO2IntensityFactor 702.44 564.66
tblProjectCharacteristics N2OIntensityFactor 0.006 0.005
tblSolidWaste SolidWasteGenerationRate 46.08 34.56
tblSolidWaste SolidWasteGenerationRate 23.04 17.28
tblSolidWaste SolidWasteGenerationRate 23.62 17.72
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:10 AMPage 4 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Winter
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:539
tblSolidWaste SolidWasteGenerationRate 53.55 40.16
tblSolidWaste SolidWasteGenerationRate 198.72 149.04
tblSolidWaste SolidWasteGenerationRate 11.23 8.42
tblSolidWaste SolidWasteGenerationRate 210.94 158.21
tblVehicleEF HHD 1.36 0.03
tblVehicleEF HHD 0.03 0.02
tblVehicleEF HHD 0.09 0.00
tblVehicleEF HHD 3.11 7.94
tblVehicleEF HHD 0.45 0.25
tblVehicleEF HHD 1.41 2.7310e-003
tblVehicleEF HHD 6,423.61 1,427.19
tblVehicleEF HHD 1,444.51 1,313.58
tblVehicleEF HHD 4.59 0.02
tblVehicleEF HHD 24.87 7.34
tblVehicleEF HHD 2.31 2.57
tblVehicleEF HHD 0.01 3.4450e-003
tblVehicleEF HHD 0.06 0.06
tblVehicleEF HHD 0.04 0.04
tblVehicleEF HHD 0.01 0.03
tblVehicleEF HHD 3.7000e-005 0.00
tblVehicleEF HHD 0.01 3.2960e-003
tblVehicleEF HHD 0.03 0.03
tblVehicleEF HHD 8.8650e-003 8.8960e-003
tblVehicleEF HHD 0.01 0.03
tblVehicleEF HHD 3.4000e-005 0.00
tblVehicleEF HHD 7.3000e-005 2.0000e-006
tblVehicleEF HHD 2.3460e-003 6.0000e-005
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:10 AMPage 5 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Winter
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:540
tblVehicleEF HHD 0.80 0.57
tblVehicleEF HHD 4.3000e-005 1.0000e-006
tblVehicleEF HHD 0.06 0.04
tblVehicleEF HHD 1.5800e-004 2.7500e-004
tblVehicleEF HHD 0.04 1.0000e-006
tblVehicleEF HHD 0.06 0.01
tblVehicleEF HHD 0.01 0.01
tblVehicleEF HHD 6.9000e-005 0.00
tblVehicleEF HHD 7.3000e-005 2.0000e-006
tblVehicleEF HHD 2.3460e-003 6.0000e-005
tblVehicleEF HHD 0.92 0.65
tblVehicleEF HHD 4.3000e-005 1.0000e-006
tblVehicleEF HHD 0.10 0.06
tblVehicleEF HHD 1.5800e-004 2.7500e-004
tblVehicleEF HHD 0.04 1.0000e-006
tblVehicleEF HHD 1.28 0.03
tblVehicleEF HHD 0.03 0.02
tblVehicleEF HHD 0.09 0.00
tblVehicleEF HHD 2.26 7.79
tblVehicleEF HHD 0.45 0.25
tblVehicleEF HHD 1.34 2.5850e-003
tblVehicleEF HHD 6,805.04 1,418.27
tblVehicleEF HHD 1,444.51 1,313.58
tblVehicleEF HHD 4.59 0.02
tblVehicleEF HHD 25.67 7.07
tblVehicleEF HHD 2.18 2.42
tblVehicleEF HHD 9.3550e-003 3.0680e-003
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:10 AMPage 6 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Winter
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:541
tblVehicleEF HHD 0.06 0.06
tblVehicleEF HHD 0.04 0.04
tblVehicleEF HHD 0.01 0.03
tblVehicleEF HHD 3.7000e-005 0.00
tblVehicleEF HHD 8.9510e-003 2.9360e-003
tblVehicleEF HHD 0.03 0.03
tblVehicleEF HHD 8.8650e-003 8.8960e-003
tblVehicleEF HHD 0.01 0.03
tblVehicleEF HHD 3.4000e-005 0.00
tblVehicleEF HHD 1.3900e-004 3.0000e-006
tblVehicleEF HHD 2.6650e-003 6.7000e-005
tblVehicleEF HHD 0.75 0.60
tblVehicleEF HHD 8.2000e-005 2.0000e-006
tblVehicleEF HHD 0.06 0.04
tblVehicleEF HHD 1.6100e-004 2.7900e-004
tblVehicleEF HHD 0.04 1.0000e-006
tblVehicleEF HHD 0.06 0.01
tblVehicleEF HHD 0.01 0.01
tblVehicleEF HHD 6.8000e-005 0.00
tblVehicleEF HHD 1.3900e-004 3.0000e-006
tblVehicleEF HHD 2.6650e-003 6.7000e-005
tblVehicleEF HHD 0.87 0.68
tblVehicleEF HHD 8.2000e-005 2.0000e-006
tblVehicleEF HHD 0.10 0.06
tblVehicleEF HHD 1.6100e-004 2.7900e-004
tblVehicleEF HHD 0.04 1.0000e-006
tblVehicleEF HHD 1.46 0.02
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:10 AMPage 7 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Winter
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:542
tblVehicleEF HHD 0.03 1.9060e-003
tblVehicleEF HHD 0.09 0.00
tblVehicleEF HHD 4.28 8.13
tblVehicleEF HHD 0.44 0.21
tblVehicleEF HHD 1.42 2.7200e-003
tblVehicleEF HHD 5,896.87 1,435.73
tblVehicleEF HHD 1,444.51 1,302.97
tblVehicleEF HHD 4.59 0.02
tblVehicleEF HHD 23.77 7.68
tblVehicleEF HHD 2.30 2.54
tblVehicleEF HHD 0.01 3.9220e-003
tblVehicleEF HHD 0.06 0.06
tblVehicleEF HHD 0.04 0.04
tblVehicleEF HHD 0.01 0.03
tblVehicleEF HHD 3.7000e-005 0.00
tblVehicleEF HHD 0.01 3.7530e-003
tblVehicleEF HHD 0.03 0.03
tblVehicleEF HHD 8.8650e-003 8.8670e-003
tblVehicleEF HHD 0.01 0.03
tblVehicleEF HHD 3.4000e-005 0.00
tblVehicleEF HHD 5.5000e-005 2.0000e-006
tblVehicleEF HHD 2.4470e-003 6.7000e-005
tblVehicleEF HHD 0.86 0.53
tblVehicleEF HHD 3.6000e-005 1.0000e-006
tblVehicleEF HHD 0.06 0.04
tblVehicleEF HHD 1.6900e-004 2.9200e-004
tblVehicleEF HHD 0.04 1.0000e-006
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:10 AMPage 8 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Winter
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:543
tblVehicleEF HHD 0.06 0.01
tblVehicleEF HHD 0.01 0.01
tblVehicleEF HHD 6.9000e-005 0.00
tblVehicleEF HHD 5.5000e-005 2.0000e-006
tblVehicleEF HHD 2.4470e-003 6.7000e-005
tblVehicleEF HHD 0.99 0.60
tblVehicleEF HHD 3.6000e-005 1.0000e-006
tblVehicleEF HHD 0.10 0.05
tblVehicleEF HHD 1.6900e-004 2.9200e-004
tblVehicleEF HHD 0.04 1.0000e-006
tblVehicleEF LDA 3.6620e-003 2.1670e-003
tblVehicleEF LDA 4.7760e-003 0.05
tblVehicleEF LDA 0.54 0.61
tblVehicleEF LDA 1.05 2.07
tblVehicleEF LDA 245.52 259.71
tblVehicleEF LDA 56.65 53.48
tblVehicleEF LDA 0.05 0.04
tblVehicleEF LDA 1.5830e-003 1.3740e-003
tblVehicleEF LDA 2.2500e-003 1.8360e-003
tblVehicleEF LDA 1.4580e-003 1.2660e-003
tblVehicleEF LDA 2.0690e-003 1.6880e-003
tblVehicleEF LDA 0.05 0.07
tblVehicleEF LDA 0.10 0.10
tblVehicleEF LDA 0.04 0.05
tblVehicleEF LDA 9.2080e-003 8.1890e-003
tblVehicleEF LDA 0.04 0.20
tblVehicleEF LDA 0.06 0.21
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:10 AMPage 9 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Winter
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:544
tblVehicleEF LDA 2.4580e-003 2.5530e-003
tblVehicleEF LDA 5.8400e-004 5.2600e-004
tblVehicleEF LDA 0.05 0.07
tblVehicleEF LDA 0.10 0.10
tblVehicleEF LDA 0.04 0.05
tblVehicleEF LDA 0.01 0.01
tblVehicleEF LDA 0.04 0.20
tblVehicleEF LDA 0.07 0.23
tblVehicleEF LDA 4.1530e-003 2.4690e-003
tblVehicleEF LDA 4.1450e-003 0.04
tblVehicleEF LDA 0.66 0.75
tblVehicleEF LDA 0.93 1.82
tblVehicleEF LDA 267.36 282.39
tblVehicleEF LDA 56.65 53.01
tblVehicleEF LDA 0.04 0.03
tblVehicleEF LDA 1.5830e-003 1.3740e-003
tblVehicleEF LDA 2.2500e-003 1.8360e-003
tblVehicleEF LDA 1.4580e-003 1.2660e-003
tblVehicleEF LDA 2.0690e-003 1.6880e-003
tblVehicleEF LDA 0.09 0.13
tblVehicleEF LDA 0.11 0.11
tblVehicleEF LDA 0.07 0.09
tblVehicleEF LDA 0.01 9.2540e-003
tblVehicleEF LDA 0.04 0.20
tblVehicleEF LDA 0.06 0.18
tblVehicleEF LDA 2.6780e-003 2.7760e-003
tblVehicleEF LDA 5.8200e-004 5.2100e-004
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:10 AMPage 10 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Winter
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:545
tblVehicleEF LDA 0.09 0.13
tblVehicleEF LDA 0.11 0.11
tblVehicleEF LDA 0.07 0.09
tblVehicleEF LDA 0.02 0.01
tblVehicleEF LDA 0.04 0.20
tblVehicleEF LDA 0.06 0.20
tblVehicleEF LDA 3.5320e-003 2.0910e-003
tblVehicleEF LDA 4.9050e-003 0.05
tblVehicleEF LDA 0.51 0.57
tblVehicleEF LDA 1.08 2.11
tblVehicleEF LDA 239.46 253.49
tblVehicleEF LDA 56.65 53.57
tblVehicleEF LDA 0.04 0.03
tblVehicleEF LDA 1.5830e-003 1.3740e-003
tblVehicleEF LDA 2.2500e-003 1.8360e-003
tblVehicleEF LDA 1.4580e-003 1.2660e-003
tblVehicleEF LDA 2.0690e-003 1.6880e-003
tblVehicleEF LDA 0.04 0.05
tblVehicleEF LDA 0.10 0.10
tblVehicleEF LDA 0.03 0.04
tblVehicleEF LDA 8.8850e-003 7.9080e-003
tblVehicleEF LDA 0.04 0.23
tblVehicleEF LDA 0.07 0.21
tblVehicleEF LDA 2.3970e-003 2.4920e-003
tblVehicleEF LDA 5.8500e-004 5.2700e-004
tblVehicleEF LDA 0.04 0.05
tblVehicleEF LDA 0.10 0.10
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:10 AMPage 11 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Winter
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:546
tblVehicleEF LDA 0.03 0.04
tblVehicleEF LDA 0.01 0.01
tblVehicleEF LDA 0.04 0.23
tblVehicleEF LDA 0.07 0.23
tblVehicleEF LDT1 0.01 6.9370e-003
tblVehicleEF LDT1 0.02 0.08
tblVehicleEF LDT1 1.32 1.43
tblVehicleEF LDT1 3.05 2.34
tblVehicleEF LDT1 305.87 310.06
tblVehicleEF LDT1 70.39 65.12
tblVehicleEF LDT1 0.13 0.12
tblVehicleEF LDT1 2.3960e-003 2.0960e-003
tblVehicleEF LDT1 3.5150e-003 2.7320e-003
tblVehicleEF LDT1 2.2060e-003 1.9290e-003
tblVehicleEF LDT1 3.2320e-003 2.5120e-003
tblVehicleEF LDT1 0.20 0.21
tblVehicleEF LDT1 0.32 0.25
tblVehicleEF LDT1 0.13 0.14
tblVehicleEF LDT1 0.03 0.03
tblVehicleEF LDT1 0.19 0.80
tblVehicleEF LDT1 0.21 0.39
tblVehicleEF LDT1 3.0750e-003 3.0480e-003
tblVehicleEF LDT1 7.5800e-004 6.4000e-004
tblVehicleEF LDT1 0.20 0.21
tblVehicleEF LDT1 0.32 0.25
tblVehicleEF LDT1 0.13 0.14
tblVehicleEF LDT1 0.04 0.04
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:10 AMPage 12 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Winter
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:547
tblVehicleEF LDT1 0.19 0.80
tblVehicleEF LDT1 0.23 0.43
tblVehicleEF LDT1 0.01 7.8400e-003
tblVehicleEF LDT1 0.01 0.07
tblVehicleEF LDT1 1.59 1.74
tblVehicleEF LDT1 2.68 2.07
tblVehicleEF LDT1 332.27 334.19
tblVehicleEF LDT1 70.39 64.52
tblVehicleEF LDT1 0.12 0.12
tblVehicleEF LDT1 2.3960e-003 2.0960e-003
tblVehicleEF LDT1 3.5150e-003 2.7320e-003
tblVehicleEF LDT1 2.2060e-003 1.9290e-003
tblVehicleEF LDT1 3.2320e-003 2.5120e-003
tblVehicleEF LDT1 0.38 0.40
tblVehicleEF LDT1 0.40 0.31
tblVehicleEF LDT1 0.25 0.27
tblVehicleEF LDT1 0.03 0.03
tblVehicleEF LDT1 0.19 0.80
tblVehicleEF LDT1 0.18 0.34
tblVehicleEF LDT1 3.3430e-003 3.2860e-003
tblVehicleEF LDT1 7.5100e-004 6.3400e-004
tblVehicleEF LDT1 0.38 0.40
tblVehicleEF LDT1 0.40 0.31
tblVehicleEF LDT1 0.25 0.27
tblVehicleEF LDT1 0.04 0.05
tblVehicleEF LDT1 0.19 0.80
tblVehicleEF LDT1 0.20 0.38
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:10 AMPage 13 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Winter
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:548
tblVehicleEF LDT1 0.01 6.6720e-003
tblVehicleEF LDT1 0.02 0.08
tblVehicleEF LDT1 1.24 1.34
tblVehicleEF LDT1 3.11 2.39
tblVehicleEF LDT1 298.00 302.73
tblVehicleEF LDT1 70.39 65.25
tblVehicleEF LDT1 0.12 0.12
tblVehicleEF LDT1 2.3960e-003 2.0960e-003
tblVehicleEF LDT1 3.5150e-003 2.7320e-003
tblVehicleEF LDT1 2.2060e-003 1.9290e-003
tblVehicleEF LDT1 3.2320e-003 2.5120e-003
tblVehicleEF LDT1 0.17 0.17
tblVehicleEF LDT1 0.36 0.28
tblVehicleEF LDT1 0.11 0.12
tblVehicleEF LDT1 0.03 0.03
tblVehicleEF LDT1 0.22 0.93
tblVehicleEF LDT1 0.22 0.41
tblVehicleEF LDT1 2.9950e-003 2.9760e-003
tblVehicleEF LDT1 7.5900e-004 6.4200e-004
tblVehicleEF LDT1 0.17 0.17
tblVehicleEF LDT1 0.36 0.28
tblVehicleEF LDT1 0.11 0.12
tblVehicleEF LDT1 0.04 0.04
tblVehicleEF LDT1 0.22 0.93
tblVehicleEF LDT1 0.24 0.44
tblVehicleEF LDT2 5.1640e-003 3.7850e-003
tblVehicleEF LDT2 6.4600e-003 0.07
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:10 AMPage 14 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Winter
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:549
tblVehicleEF LDT2 0.71 0.90
tblVehicleEF LDT2 1.39 2.64
tblVehicleEF LDT2 342.68 328.68
tblVehicleEF LDT2 78.65 69.36
tblVehicleEF LDT2 0.07 0.08
tblVehicleEF LDT2 1.6000e-003 1.4270e-003
tblVehicleEF LDT2 2.3460e-003 1.8750e-003
tblVehicleEF LDT2 1.4710e-003 1.3130e-003
tblVehicleEF LDT2 2.1570e-003 1.7240e-003
tblVehicleEF LDT2 0.07 0.11
tblVehicleEF LDT2 0.11 0.13
tblVehicleEF LDT2 0.05 0.09
tblVehicleEF LDT2 0.01 0.02
tblVehicleEF LDT2 0.06 0.43
tblVehicleEF LDT2 0.09 0.31
tblVehicleEF LDT2 3.4320e-003 3.2310e-003
tblVehicleEF LDT2 8.1000e-004 6.8200e-004
tblVehicleEF LDT2 0.07 0.11
tblVehicleEF LDT2 0.11 0.13
tblVehicleEF LDT2 0.05 0.09
tblVehicleEF LDT2 0.02 0.02
tblVehicleEF LDT2 0.06 0.43
tblVehicleEF LDT2 0.10 0.33
tblVehicleEF LDT2 5.8560e-003 4.3030e-003
tblVehicleEF LDT2 5.6090e-003 0.06
tblVehicleEF LDT2 0.87 1.10
tblVehicleEF LDT2 1.23 2.34
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:10 AMPage 15 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Winter
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:550
tblVehicleEF LDT2 372.88 351.89
tblVehicleEF LDT2 78.65 68.74
tblVehicleEF LDT2 0.07 0.07
tblVehicleEF LDT2 1.6000e-003 1.4270e-003
tblVehicleEF LDT2 2.3460e-003 1.8750e-003
tblVehicleEF LDT2 1.4710e-003 1.3130e-003
tblVehicleEF LDT2 2.1570e-003 1.7240e-003
tblVehicleEF LDT2 0.13 0.21
tblVehicleEF LDT2 0.13 0.16
tblVehicleEF LDT2 0.10 0.16
tblVehicleEF LDT2 0.01 0.02
tblVehicleEF LDT2 0.06 0.43
tblVehicleEF LDT2 0.08 0.27
tblVehicleEF LDT2 3.7360e-003 3.4590e-003
tblVehicleEF LDT2 8.0700e-004 6.7600e-004
tblVehicleEF LDT2 0.13 0.21
tblVehicleEF LDT2 0.13 0.16
tblVehicleEF LDT2 0.10 0.16
tblVehicleEF LDT2 0.02 0.03
tblVehicleEF LDT2 0.06 0.43
tblVehicleEF LDT2 0.08 0.29
tblVehicleEF LDT2 4.9650e-003 3.6320e-003
tblVehicleEF LDT2 6.6500e-003 0.07
tblVehicleEF LDT2 0.67 0.84
tblVehicleEF LDT2 1.42 2.71
tblVehicleEF LDT2 333.62 321.63
tblVehicleEF LDT2 78.65 69.49
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:10 AMPage 16 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Winter
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:551
tblVehicleEF LDT2 0.07 0.08
tblVehicleEF LDT2 1.6000e-003 1.4270e-003
tblVehicleEF LDT2 2.3460e-003 1.8750e-003
tblVehicleEF LDT2 1.4710e-003 1.3130e-003
tblVehicleEF LDT2 2.1570e-003 1.7240e-003
tblVehicleEF LDT2 0.05 0.08
tblVehicleEF LDT2 0.12 0.14
tblVehicleEF LDT2 0.04 0.07
tblVehicleEF LDT2 0.01 0.01
tblVehicleEF LDT2 0.07 0.49
tblVehicleEF LDT2 0.09 0.31
tblVehicleEF LDT2 3.3410e-003 3.1620e-003
tblVehicleEF LDT2 8.1000e-004 6.8300e-004
tblVehicleEF LDT2 0.05 0.08
tblVehicleEF LDT2 0.12 0.14
tblVehicleEF LDT2 0.04 0.07
tblVehicleEF LDT2 0.02 0.02
tblVehicleEF LDT2 0.07 0.49
tblVehicleEF LDT2 0.10 0.34
tblVehicleEF LHD1 5.1810e-003 4.7600e-003
tblVehicleEF LHD1 9.5070e-003 4.8390e-003
tblVehicleEF LHD1 0.02 0.01
tblVehicleEF LHD1 0.14 0.17
tblVehicleEF LHD1 0.88 0.66
tblVehicleEF LHD1 2.26 0.93
tblVehicleEF LHD1 9.26 9.38
tblVehicleEF LHD1 602.20 632.13
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:10 AMPage 17 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Winter
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:552
tblVehicleEF LHD1 29.86 10.36
tblVehicleEF LHD1 0.09 0.08
tblVehicleEF LHD1 2.06 1.46
tblVehicleEF LHD1 9.7000e-004 9.7900e-004
tblVehicleEF LHD1 0.01 0.01
tblVehicleEF LHD1 0.01 0.01
tblVehicleEF LHD1 8.2900e-004 2.2300e-004
tblVehicleEF LHD1 9.2800e-004 9.3700e-004
tblVehicleEF LHD1 2.5490e-003 2.5040e-003
tblVehicleEF LHD1 0.01 9.9950e-003
tblVehicleEF LHD1 7.6200e-004 2.0500e-004
tblVehicleEF LHD1 3.7780e-003 3.0170e-003
tblVehicleEF LHD1 0.10 0.08
tblVehicleEF LHD1 0.02 0.02
tblVehicleEF LHD1 1.8760e-003 1.4960e-003
tblVehicleEF LHD1 0.07 0.06
tblVehicleEF LHD1 0.31 0.47
tblVehicleEF LHD1 0.24 0.07
tblVehicleEF LHD1 9.2000e-005 9.1000e-005
tblVehicleEF LHD1 5.9030e-003 6.1480e-003
tblVehicleEF LHD1 3.4200e-004 1.0300e-004
tblVehicleEF LHD1 3.7780e-003 3.0170e-003
tblVehicleEF LHD1 0.10 0.08
tblVehicleEF LHD1 0.02 0.03
tblVehicleEF LHD1 1.8760e-003 1.4960e-003
tblVehicleEF LHD1 0.09 0.07
tblVehicleEF LHD1 0.31 0.47
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:10 AMPage 18 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Winter
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:553
tblVehicleEF LHD1 0.27 0.08
tblVehicleEF LHD1 5.1810e-003 4.7720e-003
tblVehicleEF LHD1 9.6980e-003 4.9170e-003
tblVehicleEF LHD1 0.02 0.01
tblVehicleEF LHD1 0.14 0.17
tblVehicleEF LHD1 0.89 0.67
tblVehicleEF LHD1 2.15 0.88
tblVehicleEF LHD1 9.26 9.38
tblVehicleEF LHD1 602.20 632.14
tblVehicleEF LHD1 29.86 10.28
tblVehicleEF LHD1 0.09 0.08
tblVehicleEF LHD1 1.94 1.37
tblVehicleEF LHD1 9.7000e-004 9.7900e-004
tblVehicleEF LHD1 0.01 0.01
tblVehicleEF LHD1 0.01 0.01
tblVehicleEF LHD1 8.2900e-004 2.2300e-004
tblVehicleEF LHD1 9.2800e-004 9.3700e-004
tblVehicleEF LHD1 2.5490e-003 2.5040e-003
tblVehicleEF LHD1 0.01 9.9950e-003
tblVehicleEF LHD1 7.6200e-004 2.0500e-004
tblVehicleEF LHD1 7.0590e-003 5.6440e-003
tblVehicleEF LHD1 0.12 0.09
tblVehicleEF LHD1 0.02 0.02
tblVehicleEF LHD1 3.5660e-003 2.8600e-003
tblVehicleEF LHD1 0.07 0.06
tblVehicleEF LHD1 0.32 0.48
tblVehicleEF LHD1 0.23 0.07
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:554
tblVehicleEF LHD1 9.2000e-005 9.1000e-005
tblVehicleEF LHD1 5.9030e-003 6.1480e-003
tblVehicleEF LHD1 3.4000e-004 1.0200e-004
tblVehicleEF LHD1 7.0590e-003 5.6440e-003
tblVehicleEF LHD1 0.12 0.09
tblVehicleEF LHD1 0.02 0.03
tblVehicleEF LHD1 3.5660e-003 2.8600e-003
tblVehicleEF LHD1 0.09 0.07
tblVehicleEF LHD1 0.32 0.48
tblVehicleEF LHD1 0.25 0.08
tblVehicleEF LHD1 5.1810e-003 4.7590e-003
tblVehicleEF LHD1 9.4900e-003 4.8280e-003
tblVehicleEF LHD1 0.02 0.01
tblVehicleEF LHD1 0.14 0.17
tblVehicleEF LHD1 0.88 0.66
tblVehicleEF LHD1 2.26 0.93
tblVehicleEF LHD1 9.26 9.38
tblVehicleEF LHD1 602.20 632.12
tblVehicleEF LHD1 29.86 10.37
tblVehicleEF LHD1 0.09 0.08
tblVehicleEF LHD1 2.04 1.44
tblVehicleEF LHD1 9.7000e-004 9.7900e-004
tblVehicleEF LHD1 0.01 0.01
tblVehicleEF LHD1 0.01 0.01
tblVehicleEF LHD1 8.2900e-004 2.2300e-004
tblVehicleEF LHD1 9.2800e-004 9.3700e-004
tblVehicleEF LHD1 2.5490e-003 2.5040e-003
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:555
tblVehicleEF LHD1 0.01 9.9950e-003
tblVehicleEF LHD1 7.6200e-004 2.0500e-004
tblVehicleEF LHD1 3.3490e-003 2.6630e-003
tblVehicleEF LHD1 0.11 0.09
tblVehicleEF LHD1 0.02 0.02
tblVehicleEF LHD1 1.7110e-003 1.3580e-003
tblVehicleEF LHD1 0.07 0.06
tblVehicleEF LHD1 0.34 0.51
tblVehicleEF LHD1 0.24 0.07
tblVehicleEF LHD1 9.2000e-005 9.1000e-005
tblVehicleEF LHD1 5.9020e-003 6.1480e-003
tblVehicleEF LHD1 3.4200e-004 1.0300e-004
tblVehicleEF LHD1 3.3490e-003 2.6630e-003
tblVehicleEF LHD1 0.11 0.09
tblVehicleEF LHD1 0.02 0.03
tblVehicleEF LHD1 1.7110e-003 1.3580e-003
tblVehicleEF LHD1 0.09 0.07
tblVehicleEF LHD1 0.34 0.51
tblVehicleEF LHD1 0.27 0.08
tblVehicleEF LHD2 3.4600e-003 3.0860e-003
tblVehicleEF LHD2 4.0020e-003 3.5550e-003
tblVehicleEF LHD2 7.4040e-003 8.4670e-003
tblVehicleEF LHD2 0.12 0.13
tblVehicleEF LHD2 0.45 0.48
tblVehicleEF LHD2 1.08 0.54
tblVehicleEF LHD2 14.41 14.77
tblVehicleEF LHD2 598.41 631.11
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:556
tblVehicleEF LHD2 23.24 7.16
tblVehicleEF LHD2 0.11 0.12
tblVehicleEF LHD2 1.50 1.61
tblVehicleEF LHD2 1.3120e-003 1.4480e-003
tblVehicleEF LHD2 0.01 0.01
tblVehicleEF LHD2 0.01 0.01
tblVehicleEF LHD2 3.7000e-004 1.1000e-004
tblVehicleEF LHD2 1.2550e-003 1.3860e-003
tblVehicleEF LHD2 2.7000e-003 2.7130e-003
tblVehicleEF LHD2 0.01 0.01
tblVehicleEF LHD2 3.4000e-004 1.0100e-004
tblVehicleEF LHD2 1.4050e-003 1.6110e-003
tblVehicleEF LHD2 0.04 0.04
tblVehicleEF LHD2 0.01 0.02
tblVehicleEF LHD2 7.4200e-004 8.1800e-004
tblVehicleEF LHD2 0.05 0.06
tblVehicleEF LHD2 0.08 0.23
tblVehicleEF LHD2 0.10 0.04
tblVehicleEF LHD2 1.4000e-004 1.4100e-004
tblVehicleEF LHD2 5.8170e-003 6.0810e-003
tblVehicleEF LHD2 2.5200e-004 7.1000e-005
tblVehicleEF LHD2 1.4050e-003 1.6110e-003
tblVehicleEF LHD2 0.04 0.04
tblVehicleEF LHD2 0.02 0.02
tblVehicleEF LHD2 7.4200e-004 8.1800e-004
tblVehicleEF LHD2 0.06 0.07
tblVehicleEF LHD2 0.08 0.23
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:557
tblVehicleEF LHD2 0.11 0.05
tblVehicleEF LHD2 3.4600e-003 3.0930e-003
tblVehicleEF LHD2 4.0450e-003 3.5800e-003
tblVehicleEF LHD2 7.1500e-003 8.1830e-003
tblVehicleEF LHD2 0.12 0.13
tblVehicleEF LHD2 0.45 0.49
tblVehicleEF LHD2 1.04 0.51
tblVehicleEF LHD2 14.41 14.77
tblVehicleEF LHD2 598.41 631.12
tblVehicleEF LHD2 23.24 7.12
tblVehicleEF LHD2 0.11 0.12
tblVehicleEF LHD2 1.41 1.52
tblVehicleEF LHD2 1.3120e-003 1.4480e-003
tblVehicleEF LHD2 0.01 0.01
tblVehicleEF LHD2 0.01 0.01
tblVehicleEF LHD2 3.7000e-004 1.1000e-004
tblVehicleEF LHD2 1.2550e-003 1.3860e-003
tblVehicleEF LHD2 2.7000e-003 2.7130e-003
tblVehicleEF LHD2 0.01 0.01
tblVehicleEF LHD2 3.4000e-004 1.0100e-004
tblVehicleEF LHD2 2.6530e-003 3.0380e-003
tblVehicleEF LHD2 0.04 0.05
tblVehicleEF LHD2 0.01 0.02
tblVehicleEF LHD2 1.3950e-003 1.5540e-003
tblVehicleEF LHD2 0.05 0.06
tblVehicleEF LHD2 0.08 0.24
tblVehicleEF LHD2 0.10 0.04
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:558
tblVehicleEF LHD2 1.4000e-004 1.4100e-004
tblVehicleEF LHD2 5.8170e-003 6.0810e-003
tblVehicleEF LHD2 2.5100e-004 7.0000e-005
tblVehicleEF LHD2 2.6530e-003 3.0380e-003
tblVehicleEF LHD2 0.04 0.05
tblVehicleEF LHD2 0.02 0.02
tblVehicleEF LHD2 1.3950e-003 1.5540e-003
tblVehicleEF LHD2 0.06 0.07
tblVehicleEF LHD2 0.08 0.24
tblVehicleEF LHD2 0.11 0.04
tblVehicleEF LHD2 3.4600e-003 3.0850e-003
tblVehicleEF LHD2 3.9920e-003 3.5470e-003
tblVehicleEF LHD2 7.4470e-003 8.5290e-003
tblVehicleEF LHD2 0.12 0.13
tblVehicleEF LHD2 0.45 0.48
tblVehicleEF LHD2 1.09 0.54
tblVehicleEF LHD2 14.41 14.77
tblVehicleEF LHD2 598.41 631.11
tblVehicleEF LHD2 23.24 7.17
tblVehicleEF LHD2 0.11 0.12
tblVehicleEF LHD2 1.48 1.59
tblVehicleEF LHD2 1.3120e-003 1.4480e-003
tblVehicleEF LHD2 0.01 0.01
tblVehicleEF LHD2 0.01 0.01
tblVehicleEF LHD2 3.7000e-004 1.1000e-004
tblVehicleEF LHD2 1.2550e-003 1.3860e-003
tblVehicleEF LHD2 2.7000e-003 2.7130e-003
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:559
tblVehicleEF LHD2 0.01 0.01
tblVehicleEF LHD2 3.4000e-004 1.0100e-004
tblVehicleEF LHD2 1.1040e-003 1.2560e-003
tblVehicleEF LHD2 0.04 0.04
tblVehicleEF LHD2 0.01 0.02
tblVehicleEF LHD2 6.2900e-004 6.8000e-004
tblVehicleEF LHD2 0.05 0.06
tblVehicleEF LHD2 0.08 0.25
tblVehicleEF LHD2 0.10 0.04
tblVehicleEF LHD2 1.4000e-004 1.4100e-004
tblVehicleEF LHD2 5.8170e-003 6.0810e-003
tblVehicleEF LHD2 2.5200e-004 7.1000e-005
tblVehicleEF LHD2 1.1040e-003 1.2560e-003
tblVehicleEF LHD2 0.04 0.04
tblVehicleEF LHD2 0.02 0.02
tblVehicleEF LHD2 6.2900e-004 6.8000e-004
tblVehicleEF LHD2 0.06 0.07
tblVehicleEF LHD2 0.08 0.25
tblVehicleEF LHD2 0.11 0.05
tblVehicleEF MCY 0.42 0.32
tblVehicleEF MCY 0.15 0.24
tblVehicleEF MCY 19.14 19.26
tblVehicleEF MCY 9.69 8.57
tblVehicleEF MCY 166.26 208.19
tblVehicleEF MCY 45.80 60.41
tblVehicleEF MCY 1.12 1.12
tblVehicleEF MCY 1.8240e-003 1.8040e-003
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:560
tblVehicleEF MCY 3.3680e-003 2.8470e-003
tblVehicleEF MCY 1.7050e-003 1.6870e-003
tblVehicleEF MCY 3.1720e-003 2.6790e-003
tblVehicleEF MCY 1.69 1.66
tblVehicleEF MCY 0.85 0.84
tblVehicleEF MCY 0.92 0.90
tblVehicleEF MCY 2.13 2.14
tblVehicleEF MCY 0.56 1.82
tblVehicleEF MCY 2.06 1.82
tblVehicleEF MCY 2.0370e-003 2.0600e-003
tblVehicleEF MCY 6.7700e-004 5.9800e-004
tblVehicleEF MCY 1.69 1.66
tblVehicleEF MCY 0.85 0.84
tblVehicleEF MCY 0.92 0.90
tblVehicleEF MCY 2.63 2.64
tblVehicleEF MCY 0.56 1.82
tblVehicleEF MCY 2.24 1.98
tblVehicleEF MCY 0.42 0.32
tblVehicleEF MCY 0.14 0.22
tblVehicleEF MCY 19.85 19.92
tblVehicleEF MCY 9.10 8.00
tblVehicleEF MCY 166.26 209.15
tblVehicleEF MCY 45.80 58.86
tblVehicleEF MCY 0.98 0.98
tblVehicleEF MCY 1.8240e-003 1.8040e-003
tblVehicleEF MCY 3.3680e-003 2.8470e-003
tblVehicleEF MCY 1.7050e-003 1.6870e-003
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:561
tblVehicleEF MCY 3.1720e-003 2.6790e-003
tblVehicleEF MCY 3.36 3.29
tblVehicleEF MCY 1.24 1.24
tblVehicleEF MCY 2.10 2.05
tblVehicleEF MCY 2.11 2.12
tblVehicleEF MCY 0.56 1.82
tblVehicleEF MCY 1.85 1.62
tblVehicleEF MCY 2.0480e-003 2.0700e-003
tblVehicleEF MCY 6.6100e-004 5.8200e-004
tblVehicleEF MCY 3.36 3.29
tblVehicleEF MCY 1.24 1.24
tblVehicleEF MCY 2.10 2.05
tblVehicleEF MCY 2.61 2.61
tblVehicleEF MCY 0.56 1.82
tblVehicleEF MCY 2.01 1.77
tblVehicleEF MCY 0.42 0.32
tblVehicleEF MCY 0.15 0.24
tblVehicleEF MCY 18.68 18.80
tblVehicleEF MCY 9.65 8.51
tblVehicleEF MCY 166.26 207.43
tblVehicleEF MCY 45.80 60.33
tblVehicleEF MCY 1.12 1.12
tblVehicleEF MCY 1.8240e-003 1.8040e-003
tblVehicleEF MCY 3.3680e-003 2.8470e-003
tblVehicleEF MCY 1.7050e-003 1.6870e-003
tblVehicleEF MCY 3.1720e-003 2.6790e-003
tblVehicleEF MCY 1.60 1.59
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:562
tblVehicleEF MCY 1.04 1.03
tblVehicleEF MCY 0.74 0.73
tblVehicleEF MCY 2.12 2.13
tblVehicleEF MCY 0.64 2.07
tblVehicleEF MCY 2.07 1.82
tblVehicleEF MCY 2.0300e-003 2.0530e-003
tblVehicleEF MCY 6.7700e-004 5.9700e-004
tblVehicleEF MCY 1.60 1.59
tblVehicleEF MCY 1.04 1.03
tblVehicleEF MCY 0.74 0.73
tblVehicleEF MCY 2.62 2.63
tblVehicleEF MCY 0.64 2.07
tblVehicleEF MCY 2.26 1.98
tblVehicleEF MDV 0.01 4.9040e-003
tblVehicleEF MDV 0.02 0.08
tblVehicleEF MDV 1.26 1.05
tblVehicleEF MDV 2.88 3.10
tblVehicleEF MDV 474.24 410.56
tblVehicleEF MDV 107.24 86.31
tblVehicleEF MDV 0.15 0.10
tblVehicleEF MDV 1.6800e-003 1.4930e-003
tblVehicleEF MDV 2.4130e-003 1.9530e-003
tblVehicleEF MDV 1.5490e-003 1.3770e-003
tblVehicleEF MDV 2.2190e-003 1.7960e-003
tblVehicleEF MDV 0.11 0.13
tblVehicleEF MDV 0.20 0.16
tblVehicleEF MDV 0.09 0.11
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:563
tblVehicleEF MDV 0.03 0.02
tblVehicleEF MDV 0.11 0.49
tblVehicleEF MDV 0.22 0.41
tblVehicleEF MDV 4.7510e-003 4.0340e-003
tblVehicleEF MDV 1.1230e-003 8.4900e-004
tblVehicleEF MDV 0.11 0.13
tblVehicleEF MDV 0.20 0.16
tblVehicleEF MDV 0.09 0.11
tblVehicleEF MDV 0.04 0.03
tblVehicleEF MDV 0.11 0.49
tblVehicleEF MDV 0.24 0.44
tblVehicleEF MDV 0.01 5.5890e-003
tblVehicleEF MDV 0.01 0.07
tblVehicleEF MDV 1.53 1.28
tblVehicleEF MDV 2.54 2.73
tblVehicleEF MDV 514.80 435.21
tblVehicleEF MDV 107.24 85.54
tblVehicleEF MDV 0.14 0.10
tblVehicleEF MDV 1.6800e-003 1.4930e-003
tblVehicleEF MDV 2.4130e-003 1.9530e-003
tblVehicleEF MDV 1.5490e-003 1.3770e-003
tblVehicleEF MDV 2.2190e-003 1.7960e-003
tblVehicleEF MDV 0.21 0.25
tblVehicleEF MDV 0.23 0.19
tblVehicleEF MDV 0.17 0.20
tblVehicleEF MDV 0.03 0.02
tblVehicleEF MDV 0.11 0.49
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:564
tblVehicleEF MDV 0.19 0.35
tblVehicleEF MDV 5.1610e-003 4.2760e-003
tblVehicleEF MDV 1.1170e-003 8.4100e-004
tblVehicleEF MDV 0.21 0.25
tblVehicleEF MDV 0.23 0.19
tblVehicleEF MDV 0.17 0.20
tblVehicleEF MDV 0.05 0.03
tblVehicleEF MDV 0.11 0.49
tblVehicleEF MDV 0.21 0.39
tblVehicleEF MDV 0.01 4.7070e-003
tblVehicleEF MDV 0.02 0.09
tblVehicleEF MDV 1.18 0.98
tblVehicleEF MDV 2.94 3.17
tblVehicleEF MDV 462.11 403.17
tblVehicleEF MDV 107.24 86.46
tblVehicleEF MDV 0.14 0.10
tblVehicleEF MDV 1.6800e-003 1.4930e-003
tblVehicleEF MDV 2.4130e-003 1.9530e-003
tblVehicleEF MDV 1.5490e-003 1.3770e-003
tblVehicleEF MDV 2.2190e-003 1.7960e-003
tblVehicleEF MDV 0.09 0.10
tblVehicleEF MDV 0.21 0.17
tblVehicleEF MDV 0.08 0.09
tblVehicleEF MDV 0.03 0.02
tblVehicleEF MDV 0.13 0.55
tblVehicleEF MDV 0.23 0.42
tblVehicleEF MDV 4.6290e-003 3.9610e-003
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:565
tblVehicleEF MDV 1.1240e-003 8.5000e-004
tblVehicleEF MDV 0.09 0.10
tblVehicleEF MDV 0.21 0.17
tblVehicleEF MDV 0.08 0.09
tblVehicleEF MDV 0.04 0.03
tblVehicleEF MDV 0.13 0.55
tblVehicleEF MDV 0.25 0.46
tblVehicleEF MH 0.03 3.2770e-003
tblVehicleEF MH 0.02 0.00
tblVehicleEF MH 2.33 0.33
tblVehicleEF MH 5.58 0.00
tblVehicleEF MH 998.83 934.95
tblVehicleEF MH 57.38 0.00
tblVehicleEF MH 1.57 4.29
tblVehicleEF MH 0.01 0.02
tblVehicleEF MH 0.04 0.14
tblVehicleEF MH 1.0280e-003 0.00
tblVehicleEF MH 3.2460e-003 4.0000e-003
tblVehicleEF MH 0.04 0.13
tblVehicleEF MH 9.4600e-004 0.00
tblVehicleEF MH 1.47 0.00
tblVehicleEF MH 0.08 0.00
tblVehicleEF MH 0.51 0.00
tblVehicleEF MH 0.08 0.07
tblVehicleEF MH 0.03 0.00
tblVehicleEF MH 0.33 0.00
tblVehicleEF MH 9.9070e-003 8.8390e-003
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:566
tblVehicleEF MH 6.7100e-004 0.00
tblVehicleEF MH 1.47 0.00
tblVehicleEF MH 0.08 0.00
tblVehicleEF MH 0.51 0.00
tblVehicleEF MH 0.11 0.08
tblVehicleEF MH 0.03 0.00
tblVehicleEF MH 0.36 0.00
tblVehicleEF MH 0.03 3.2770e-003
tblVehicleEF MH 0.02 0.00
tblVehicleEF MH 2.40 0.33
tblVehicleEF MH 5.19 0.00
tblVehicleEF MH 998.83 934.95
tblVehicleEF MH 57.38 0.00
tblVehicleEF MH 1.46 4.05
tblVehicleEF MH 0.01 0.02
tblVehicleEF MH 0.04 0.14
tblVehicleEF MH 1.0280e-003 0.00
tblVehicleEF MH 3.2460e-003 4.0000e-003
tblVehicleEF MH 0.04 0.13
tblVehicleEF MH 9.4600e-004 0.00
tblVehicleEF MH 2.69 0.00
tblVehicleEF MH 0.09 0.00
tblVehicleEF MH 1.00 0.00
tblVehicleEF MH 0.09 0.07
tblVehicleEF MH 0.03 0.00
tblVehicleEF MH 0.31 0.00
tblVehicleEF MH 9.9080e-003 8.8390e-003
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:567
tblVehicleEF MH 6.6400e-004 0.00
tblVehicleEF MH 2.69 0.00
tblVehicleEF MH 0.09 0.00
tblVehicleEF MH 1.00 0.00
tblVehicleEF MH 0.12 0.08
tblVehicleEF MH 0.03 0.00
tblVehicleEF MH 0.34 0.00
tblVehicleEF MH 0.03 3.2770e-003
tblVehicleEF MH 0.02 0.00
tblVehicleEF MH 2.32 0.33
tblVehicleEF MH 5.61 0.00
tblVehicleEF MH 998.83 934.95
tblVehicleEF MH 57.38 0.00
tblVehicleEF MH 1.55 4.25
tblVehicleEF MH 0.01 0.02
tblVehicleEF MH 0.04 0.14
tblVehicleEF MH 1.0280e-003 0.00
tblVehicleEF MH 3.2460e-003 4.0000e-003
tblVehicleEF MH 0.04 0.13
tblVehicleEF MH 9.4600e-004 0.00
tblVehicleEF MH 1.48 0.00
tblVehicleEF MH 0.10 0.00
tblVehicleEF MH 0.50 0.00
tblVehicleEF MH 0.08 0.07
tblVehicleEF MH 0.03 0.00
tblVehicleEF MH 0.33 0.00
tblVehicleEF MH 9.9070e-003 8.8390e-003
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:568
tblVehicleEF MH 6.7200e-004 0.00
tblVehicleEF MH 1.48 0.00
tblVehicleEF MH 0.10 0.00
tblVehicleEF MH 0.50 0.00
tblVehicleEF MH 0.11 0.08
tblVehicleEF MH 0.03 0.00
tblVehicleEF MH 0.36 0.00
tblVehicleEF MHD 0.02 3.1740e-003
tblVehicleEF MHD 3.1970e-003 3.4150e-003
tblVehicleEF MHD 0.05 8.4360e-003
tblVehicleEF MHD 0.35 0.34
tblVehicleEF MHD 0.24 0.36
tblVehicleEF MHD 5.47 0.98
tblVehicleEF MHD 152.51 72.73
tblVehicleEF MHD 1,062.94 972.64
tblVehicleEF MHD 54.61 8.27
tblVehicleEF MHD 0.61 0.57
tblVehicleEF MHD 0.89 1.55
tblVehicleEF MHD 9.8000e-004 1.4440e-003
tblVehicleEF MHD 5.7040e-003 0.05
tblVehicleEF MHD 7.4900e-004 9.5000e-005
tblVehicleEF MHD 9.3700e-004 1.3820e-003
tblVehicleEF MHD 5.4540e-003 0.04
tblVehicleEF MHD 6.8900e-004 8.7000e-005
tblVehicleEF MHD 1.6000e-003 6.7900e-004
tblVehicleEF MHD 0.05 0.02
tblVehicleEF MHD 0.03 0.02
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:569
tblVehicleEF MHD 8.0100e-004 3.4200e-004
tblVehicleEF MHD 0.03 0.05
tblVehicleEF MHD 0.02 0.10
tblVehicleEF MHD 0.33 0.04
tblVehicleEF MHD 1.4660e-003 6.9000e-004
tblVehicleEF MHD 0.01 9.2620e-003
tblVehicleEF MHD 6.4200e-004 8.2000e-005
tblVehicleEF MHD 1.6000e-003 6.7900e-004
tblVehicleEF MHD 0.05 0.02
tblVehicleEF MHD 0.04 0.02
tblVehicleEF MHD 8.0100e-004 3.4200e-004
tblVehicleEF MHD 0.03 0.06
tblVehicleEF MHD 0.02 0.10
tblVehicleEF MHD 0.36 0.05
tblVehicleEF MHD 0.02 3.0150e-003
tblVehicleEF MHD 3.2380e-003 3.4390e-003
tblVehicleEF MHD 0.05 8.1570e-003
tblVehicleEF MHD 0.25 0.29
tblVehicleEF MHD 0.25 0.36
tblVehicleEF MHD 5.23 0.94
tblVehicleEF MHD 161.54 73.65
tblVehicleEF MHD 1,062.94 972.65
tblVehicleEF MHD 54.61 8.20
tblVehicleEF MHD 0.63 0.57
tblVehicleEF MHD 0.83 1.46
tblVehicleEF MHD 8.2600e-004 1.2200e-003
tblVehicleEF MHD 5.7040e-003 0.05
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:570
tblVehicleEF MHD 7.4900e-004 9.5000e-005
tblVehicleEF MHD 7.9000e-004 1.1680e-003
tblVehicleEF MHD 5.4540e-003 0.04
tblVehicleEF MHD 6.8900e-004 8.7000e-005
tblVehicleEF MHD 3.0890e-003 1.2990e-003
tblVehicleEF MHD 0.05 0.02
tblVehicleEF MHD 0.02 0.02
tblVehicleEF MHD 1.5560e-003 6.6700e-004
tblVehicleEF MHD 0.03 0.05
tblVehicleEF MHD 0.02 0.10
tblVehicleEF MHD 0.32 0.04
tblVehicleEF MHD 1.5510e-003 6.9800e-004
tblVehicleEF MHD 0.01 9.2620e-003
tblVehicleEF MHD 6.3800e-004 8.1000e-005
tblVehicleEF MHD 3.0890e-003 1.2990e-003
tblVehicleEF MHD 0.05 0.02
tblVehicleEF MHD 0.03 0.02
tblVehicleEF MHD 1.5560e-003 6.6700e-004
tblVehicleEF MHD 0.03 0.06
tblVehicleEF MHD 0.02 0.10
tblVehicleEF MHD 0.35 0.05
tblVehicleEF MHD 0.02 3.4030e-003
tblVehicleEF MHD 3.1690e-003 3.3980e-003
tblVehicleEF MHD 0.05 8.5100e-003
tblVehicleEF MHD 0.48 0.42
tblVehicleEF MHD 0.24 0.36
tblVehicleEF MHD 5.56 0.99
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:571
tblVehicleEF MHD 140.03 71.45
tblVehicleEF MHD 1,062.94 972.64
tblVehicleEF MHD 54.61 8.30
tblVehicleEF MHD 0.58 0.56
tblVehicleEF MHD 0.88 1.54
tblVehicleEF MHD 1.1920e-003 1.7540e-003
tblVehicleEF MHD 5.7040e-003 0.05
tblVehicleEF MHD 7.4900e-004 9.5000e-005
tblVehicleEF MHD 1.1400e-003 1.6780e-003
tblVehicleEF MHD 5.4540e-003 0.04
tblVehicleEF MHD 6.8900e-004 8.7000e-005
tblVehicleEF MHD 1.1940e-003 5.2100e-004
tblVehicleEF MHD 0.05 0.02
tblVehicleEF MHD 0.03 0.02
tblVehicleEF MHD 6.2900e-004 2.7500e-004
tblVehicleEF MHD 0.03 0.05
tblVehicleEF MHD 0.02 0.11
tblVehicleEF MHD 0.34 0.05
tblVehicleEF MHD 1.3480e-003 6.7700e-004
tblVehicleEF MHD 0.01 9.2610e-003
tblVehicleEF MHD 6.4300e-004 8.2000e-005
tblVehicleEF MHD 1.1940e-003 5.2100e-004
tblVehicleEF MHD 0.05 0.02
tblVehicleEF MHD 0.04 0.03
tblVehicleEF MHD 6.2900e-004 2.7500e-004
tblVehicleEF MHD 0.03 0.06
tblVehicleEF MHD 0.02 0.11
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:572
tblVehicleEF MHD 0.37 0.05
tblVehicleEF OBUS 0.01 8.6690e-003
tblVehicleEF OBUS 6.8270e-003 6.2940e-003
tblVehicleEF OBUS 0.03 0.02
tblVehicleEF OBUS 0.27 0.49
tblVehicleEF OBUS 0.46 0.72
tblVehicleEF OBUS 5.79 2.51
tblVehicleEF OBUS 74.97 71.08
tblVehicleEF OBUS 1,092.94 1,371.04
tblVehicleEF OBUS 69.71 20.56
tblVehicleEF OBUS 0.31 0.33
tblVehicleEF OBUS 0.97 1.20
tblVehicleEF OBUS 6.8000e-005 5.9500e-004
tblVehicleEF OBUS 5.0070e-003 0.02
tblVehicleEF OBUS 8.4500e-004 1.9400e-004
tblVehicleEF OBUS 6.5000e-005 5.6900e-004
tblVehicleEF OBUS 4.7740e-003 0.02
tblVehicleEF OBUS 7.7700e-004 1.7800e-004
tblVehicleEF OBUS 2.1110e-003 2.6170e-003
tblVehicleEF OBUS 0.02 0.02
tblVehicleEF OBUS 0.04 0.05
tblVehicleEF OBUS 9.1000e-004 1.1260e-003
tblVehicleEF OBUS 0.03 0.05
tblVehicleEF OBUS 0.05 0.26
tblVehicleEF OBUS 0.36 0.12
tblVehicleEF OBUS 7.2800e-004 6.7800e-004
tblVehicleEF OBUS 0.01 0.01
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:573
tblVehicleEF OBUS 7.9900e-004 2.0300e-004
tblVehicleEF OBUS 2.1110e-003 2.6170e-003
tblVehicleEF OBUS 0.02 0.02
tblVehicleEF OBUS 0.05 0.06
tblVehicleEF OBUS 9.1000e-004 1.1260e-003
tblVehicleEF OBUS 0.04 0.06
tblVehicleEF OBUS 0.05 0.26
tblVehicleEF OBUS 0.39 0.13
tblVehicleEF OBUS 0.01 8.7200e-003
tblVehicleEF OBUS 6.9570e-003 6.4100e-003
tblVehicleEF OBUS 0.03 0.02
tblVehicleEF OBUS 0.26 0.48
tblVehicleEF OBUS 0.46 0.73
tblVehicleEF OBUS 5.41 2.35
tblVehicleEF OBUS 78.41 70.99
tblVehicleEF OBUS 1,092.94 1,371.06
tblVehicleEF OBUS 69.71 20.28
tblVehicleEF OBUS 0.32 0.32
tblVehicleEF OBUS 0.91 1.12
tblVehicleEF OBUS 5.7000e-005 5.0500e-004
tblVehicleEF OBUS 5.0070e-003 0.02
tblVehicleEF OBUS 8.4500e-004 1.9400e-004
tblVehicleEF OBUS 5.4000e-005 4.8300e-004
tblVehicleEF OBUS 4.7740e-003 0.02
tblVehicleEF OBUS 7.7700e-004 1.7800e-004
tblVehicleEF OBUS 3.9250e-003 4.7670e-003
tblVehicleEF OBUS 0.02 0.03
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:574
tblVehicleEF OBUS 0.04 0.05
tblVehicleEF OBUS 1.7420e-003 2.1480e-003
tblVehicleEF OBUS 0.03 0.05
tblVehicleEF OBUS 0.05 0.26
tblVehicleEF OBUS 0.34 0.12
tblVehicleEF OBUS 7.6000e-004 6.7700e-004
tblVehicleEF OBUS 0.01 0.01
tblVehicleEF OBUS 7.9200e-004 2.0100e-004
tblVehicleEF OBUS 3.9250e-003 4.7670e-003
tblVehicleEF OBUS 0.02 0.03
tblVehicleEF OBUS 0.05 0.07
tblVehicleEF OBUS 1.7420e-003 2.1480e-003
tblVehicleEF OBUS 0.04 0.06
tblVehicleEF OBUS 0.05 0.26
tblVehicleEF OBUS 0.38 0.13
tblVehicleEF OBUS 0.01 8.6270e-003
tblVehicleEF OBUS 6.8060e-003 6.2600e-003
tblVehicleEF OBUS 0.03 0.02
tblVehicleEF OBUS 0.28 0.50
tblVehicleEF OBUS 0.46 0.72
tblVehicleEF OBUS 5.84 2.54
tblVehicleEF OBUS 70.22 71.20
tblVehicleEF OBUS 1,092.94 1,371.03
tblVehicleEF OBUS 69.71 20.60
tblVehicleEF OBUS 0.29 0.33
tblVehicleEF OBUS 0.97 1.20
tblVehicleEF OBUS 8.2000e-005 7.1900e-004
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:575
tblVehicleEF OBUS 5.0070e-003 0.02
tblVehicleEF OBUS 8.4500e-004 1.9400e-004
tblVehicleEF OBUS 7.9000e-005 6.8800e-004
tblVehicleEF OBUS 4.7740e-003 0.02
tblVehicleEF OBUS 7.7700e-004 1.7800e-004
tblVehicleEF OBUS 1.8300e-003 2.3790e-003
tblVehicleEF OBUS 0.02 0.03
tblVehicleEF OBUS 0.04 0.05
tblVehicleEF OBUS 8.3900e-004 1.0720e-003
tblVehicleEF OBUS 0.03 0.05
tblVehicleEF OBUS 0.05 0.28
tblVehicleEF OBUS 0.36 0.12
tblVehicleEF OBUS 6.8200e-004 6.7900e-004
tblVehicleEF OBUS 0.01 0.01
tblVehicleEF OBUS 7.9900e-004 2.0400e-004
tblVehicleEF OBUS 1.8300e-003 2.3790e-003
tblVehicleEF OBUS 0.02 0.03
tblVehicleEF OBUS 0.05 0.06
tblVehicleEF OBUS 8.3900e-004 1.0720e-003
tblVehicleEF OBUS 0.04 0.06
tblVehicleEF OBUS 0.05 0.28
tblVehicleEF OBUS 0.40 0.13
tblVehicleEF SBUS 0.82 0.08
tblVehicleEF SBUS 0.01 6.3720e-003
tblVehicleEF SBUS 0.06 7.0630e-003
tblVehicleEF SBUS 7.82 3.08
tblVehicleEF SBUS 0.60 0.51
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:576
tblVehicleEF SBUS 6.53 0.94
tblVehicleEF SBUS 1,137.52 365.13
tblVehicleEF SBUS 1,098.11 1,104.50
tblVehicleEF SBUS 54.55 6.09
tblVehicleEF SBUS 9.42 3.47
tblVehicleEF SBUS 4.31 4.62
tblVehicleEF SBUS 9.5680e-003 3.7440e-003
tblVehicleEF SBUS 0.01 0.01
tblVehicleEF SBUS 0.02 0.03
tblVehicleEF SBUS 4.7600e-004 4.2000e-005
tblVehicleEF SBUS 9.1540e-003 3.5820e-003
tblVehicleEF SBUS 2.6910e-003 2.6500e-003
tblVehicleEF SBUS 0.02 0.03
tblVehicleEF SBUS 4.3700e-004 3.9000e-005
tblVehicleEF SBUS 4.8460e-003 1.4040e-003
tblVehicleEF SBUS 0.03 9.3180e-003
tblVehicleEF SBUS 0.93 0.36
tblVehicleEF SBUS 2.2980e-003 6.7500e-004
tblVehicleEF SBUS 0.10 0.09
tblVehicleEF SBUS 0.02 0.06
tblVehicleEF SBUS 0.36 0.04
tblVehicleEF SBUS 0.01 3.4880e-003
tblVehicleEF SBUS 0.01 0.01
tblVehicleEF SBUS 6.5900e-004 6.0000e-005
tblVehicleEF SBUS 4.8460e-003 1.4040e-003
tblVehicleEF SBUS 0.03 9.3180e-003
tblVehicleEF SBUS 1.33 0.52
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:577
tblVehicleEF SBUS 2.2980e-003 6.7500e-004
tblVehicleEF SBUS 0.12 0.11
tblVehicleEF SBUS 0.02 0.06
tblVehicleEF SBUS 0.39 0.04
tblVehicleEF SBUS 0.82 0.08
tblVehicleEF SBUS 0.01 6.4450e-003
tblVehicleEF SBUS 0.05 5.9200e-003
tblVehicleEF SBUS 7.71 3.04
tblVehicleEF SBUS 0.61 0.52
tblVehicleEF SBUS 4.73 0.68
tblVehicleEF SBUS 1,189.12 374.76
tblVehicleEF SBUS 1,098.11 1,104.52
tblVehicleEF SBUS 54.55 5.66
tblVehicleEF SBUS 9.72 3.55
tblVehicleEF SBUS 4.05 4.35
tblVehicleEF SBUS 8.0660e-003 3.1630e-003
tblVehicleEF SBUS 0.01 0.01
tblVehicleEF SBUS 0.02 0.03
tblVehicleEF SBUS 4.7600e-004 4.2000e-005
tblVehicleEF SBUS 7.7170e-003 3.0260e-003
tblVehicleEF SBUS 2.6910e-003 2.6500e-003
tblVehicleEF SBUS 0.02 0.03
tblVehicleEF SBUS 4.3700e-004 3.9000e-005
tblVehicleEF SBUS 8.7430e-003 2.5310e-003
tblVehicleEF SBUS 0.03 9.8380e-003
tblVehicleEF SBUS 0.92 0.36
tblVehicleEF SBUS 4.2770e-003 1.2510e-003
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:578
tblVehicleEF SBUS 0.10 0.09
tblVehicleEF SBUS 0.01 0.05
tblVehicleEF SBUS 0.30 0.03
tblVehicleEF SBUS 0.01 3.5790e-003
tblVehicleEF SBUS 0.01 0.01
tblVehicleEF SBUS 6.2900e-004 5.6000e-005
tblVehicleEF SBUS 8.7430e-003 2.5310e-003
tblVehicleEF SBUS 0.03 9.8380e-003
tblVehicleEF SBUS 1.33 0.52
tblVehicleEF SBUS 4.2770e-003 1.2510e-003
tblVehicleEF SBUS 0.12 0.11
tblVehicleEF SBUS 0.01 0.05
tblVehicleEF SBUS 0.33 0.04
tblVehicleEF SBUS 0.82 0.08
tblVehicleEF SBUS 0.01 6.3640e-003
tblVehicleEF SBUS 0.06 7.3130e-003
tblVehicleEF SBUS 7.98 3.13
tblVehicleEF SBUS 0.60 0.51
tblVehicleEF SBUS 6.89 0.98
tblVehicleEF SBUS 1,066.27 351.83
tblVehicleEF SBUS 1,098.11 1,104.50
tblVehicleEF SBUS 54.55 6.17
tblVehicleEF SBUS 9.00 3.35
tblVehicleEF SBUS 4.26 4.59
tblVehicleEF SBUS 0.01 4.5460e-003
tblVehicleEF SBUS 0.01 0.01
tblVehicleEF SBUS 0.02 0.03
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Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:579
tblVehicleEF SBUS 4.7600e-004 4.2000e-005
tblVehicleEF SBUS 0.01 4.3490e-003
tblVehicleEF SBUS 2.6910e-003 2.6500e-003
tblVehicleEF SBUS 0.02 0.03
tblVehicleEF SBUS 4.3700e-004 3.9000e-005
tblVehicleEF SBUS 4.2260e-003 1.2200e-003
tblVehicleEF SBUS 0.03 9.5110e-003
tblVehicleEF SBUS 0.93 0.36
tblVehicleEF SBUS 2.2070e-003 6.5000e-004
tblVehicleEF SBUS 0.10 0.09
tblVehicleEF SBUS 0.02 0.07
tblVehicleEF SBUS 0.37 0.04
tblVehicleEF SBUS 0.01 3.3620e-003
tblVehicleEF SBUS 0.01 0.01
tblVehicleEF SBUS 6.6500e-004 6.1000e-005
tblVehicleEF SBUS 4.2260e-003 1.2200e-003
tblVehicleEF SBUS 0.03 9.5110e-003
tblVehicleEF SBUS 1.34 0.52
tblVehicleEF SBUS 2.2070e-003 6.5000e-004
tblVehicleEF SBUS 0.12 0.11
tblVehicleEF SBUS 0.02 0.07
tblVehicleEF SBUS 0.41 0.05
tblVehicleEF UBUS 1.44 3.35
tblVehicleEF UBUS 0.08 0.02
tblVehicleEF UBUS 7.89 26.06
tblVehicleEF UBUS 14.42 1.47
tblVehicleEF UBUS 1,799.80 1,617.41
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:10 AMPage 45 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Winter
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:580
tblVehicleEF UBUS 153.89 18.02
tblVehicleEF UBUS 4.15 0.32
tblVehicleEF UBUS 0.49 0.09
tblVehicleEF UBUS 0.01 0.02
tblVehicleEF UBUS 0.04 2.9840e-003
tblVehicleEF UBUS 1.4590e-003 1.6200e-004
tblVehicleEF UBUS 0.21 0.04
tblVehicleEF UBUS 3.0000e-003 5.4780e-003
tblVehicleEF UBUS 0.04 2.8400e-003
tblVehicleEF UBUS 1.3420e-003 1.4900e-004
tblVehicleEF UBUS 9.4280e-003 1.8880e-003
tblVehicleEF UBUS 0.11 0.01
tblVehicleEF UBUS 4.6810e-003 8.4400e-004
tblVehicleEF UBUS 0.46 0.05
tblVehicleEF UBUS 0.02 0.06
tblVehicleEF UBUS 1.13 0.08
tblVehicleEF UBUS 9.6700e-003 4.8660e-003
tblVehicleEF UBUS 1.8000e-003 1.7800e-004
tblVehicleEF UBUS 9.4280e-003 1.8880e-003
tblVehicleEF UBUS 0.11 0.01
tblVehicleEF UBUS 4.6810e-003 8.4400e-004
tblVehicleEF UBUS 1.94 3.43
tblVehicleEF UBUS 0.02 0.06
tblVehicleEF UBUS 1.23 0.08
tblVehicleEF UBUS 1.44 3.35
tblVehicleEF UBUS 0.08 0.02
tblVehicleEF UBUS 7.95 26.06
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:10 AMPage 46 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Winter
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:581
tblVehicleEF UBUS 12.35 1.25
tblVehicleEF UBUS 1,799.80 1,617.41
tblVehicleEF UBUS 153.89 17.65
tblVehicleEF UBUS 3.87 0.31
tblVehicleEF UBUS 0.49 0.09
tblVehicleEF UBUS 0.01 0.02
tblVehicleEF UBUS 0.04 2.9840e-003
tblVehicleEF UBUS 1.4590e-003 1.6200e-004
tblVehicleEF UBUS 0.21 0.04
tblVehicleEF UBUS 3.0000e-003 5.4780e-003
tblVehicleEF UBUS 0.04 2.8400e-003
tblVehicleEF UBUS 1.3420e-003 1.4900e-004
tblVehicleEF UBUS 0.02 3.3540e-003
tblVehicleEF UBUS 0.13 0.01
tblVehicleEF UBUS 9.3920e-003 1.6790e-003
tblVehicleEF UBUS 0.47 0.05
tblVehicleEF UBUS 0.02 0.06
tblVehicleEF UBUS 1.03 0.07
tblVehicleEF UBUS 9.6710e-003 4.8660e-003
tblVehicleEF UBUS 1.7640e-003 1.7500e-004
tblVehicleEF UBUS 0.02 3.3540e-003
tblVehicleEF UBUS 0.13 0.01
tblVehicleEF UBUS 9.3920e-003 1.6790e-003
tblVehicleEF UBUS 1.95 3.43
tblVehicleEF UBUS 0.02 0.06
tblVehicleEF UBUS 1.12 0.08
tblVehicleEF UBUS 1.44 3.35
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:10 AMPage 47 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Winter
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:582
tblVehicleEF UBUS 0.08 0.02
tblVehicleEF UBUS 7.88 26.06
tblVehicleEF UBUS 14.60 1.46
tblVehicleEF UBUS 1,799.80 1,617.41
tblVehicleEF UBUS 153.89 18.00
tblVehicleEF UBUS 4.12 0.32
tblVehicleEF UBUS 0.49 0.09
tblVehicleEF UBUS 0.01 0.02
tblVehicleEF UBUS 0.04 2.9840e-003
tblVehicleEF UBUS 1.4590e-003 1.6200e-004
tblVehicleEF UBUS 0.21 0.04
tblVehicleEF UBUS 3.0000e-003 5.4780e-003
tblVehicleEF UBUS 0.04 2.8400e-003
tblVehicleEF UBUS 1.3420e-003 1.4900e-004
tblVehicleEF UBUS 8.6090e-003 1.9290e-003
tblVehicleEF UBUS 0.13 0.01
tblVehicleEF UBUS 4.2750e-003 8.8500e-004
tblVehicleEF UBUS 0.46 0.05
tblVehicleEF UBUS 0.03 0.07
tblVehicleEF UBUS 1.13 0.08
tblVehicleEF UBUS 9.6700e-003 4.8660e-003
tblVehicleEF UBUS 1.8030e-003 1.7800e-004
tblVehicleEF UBUS 8.6090e-003 1.9290e-003
tblVehicleEF UBUS 0.13 0.01
tblVehicleEF UBUS 4.2750e-003 8.8500e-004
tblVehicleEF UBUS 1.94 3.43
tblVehicleEF UBUS 0.03 0.07
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:10 AMPage 48 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Winter
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:583
tblVehicleEF UBUS 1.24 0.08
tblVehicleTrips DV_TP 37.00 0.00
tblVehicleTrips DV_TP 21.00 0.00
tblVehicleTrips DV_TP 19.00 0.00
tblVehicleTrips DV_TP 20.00 0.00
tblVehicleTrips DV_TP 30.00 0.00
tblVehicleTrips DV_TP 35.00 0.00
tblVehicleTrips DV_TP 30.00 0.00
tblVehicleTrips PB_TP 12.00 0.00
tblVehicleTrips PB_TP 50.00 0.00
tblVehicleTrips PB_TP 4.00 0.00
tblVehicleTrips PB_TP 43.00 0.00
tblVehicleTrips PB_TP 10.00 0.00
tblVehicleTrips PB_TP 11.00 0.00
tblVehicleTrips PB_TP 36.00 0.00
tblVehicleTrips PR_TP 51.00 100.00
tblVehicleTrips PR_TP 29.00 100.00
tblVehicleTrips PR_TP 77.00 100.00
tblVehicleTrips PR_TP 37.00 100.00
tblVehicleTrips PR_TP 60.00 100.00
tblVehicleTrips PR_TP 54.00 100.00
tblVehicleTrips PR_TP 34.00 100.00
tblVehicleTrips ST_TR 696.00 199.03
tblVehicleTrips ST_TR 722.03 405.32
tblVehicleTrips ST_TR 2.46 1.47
tblVehicleTrips ST_TR 158.37 82.76
tblVehicleTrips ST_TR 8.96 5.11
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:10 AMPage 49 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Winter
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:584
tblVehicleTrips ST_TR 49.97 85.09
tblVehicleTrips ST_TR 177.59 109.65
tblVehicleTrips SU_TR 500.00 142.98
tblVehicleTrips SU_TR 542.72 304.66
tblVehicleTrips SU_TR 1.05 0.63
tblVehicleTrips SU_TR 131.84 68.88
tblVehicleTrips SU_TR 1.55 0.88
tblVehicleTrips SU_TR 25.24 42.98
tblVehicleTrips SU_TR 166.44 102.77
tblVehicleTrips WD_TR 716.00 204.75
tblVehicleTrips WD_TR 496.12 278.50
tblVehicleTrips WD_TR 11.03 6.57
tblVehicleTrips WD_TR 127.15 66.44
tblVehicleTrips WD_TR 36.13 20.60
tblVehicleTrips WD_TR 42.70 72.71
tblVehicleTrips WD_TR 102.24 63.13
tblWater IndoorWaterUseRate 1,214,134.85 971,307.88
tblWater IndoorWaterUseRate 607,067.42 485,653.94
tblWater IndoorWaterUseRate 4,514,437.20 3,611,549.76
tblWater IndoorWaterUseRate 1,365,901.71 1,092,721.37
tblWater IndoorWaterUseRate 2,308,841.89 1,847,073.51
tblWater IndoorWaterUseRate 792,575.98 634,060.78
tblWater IndoorWaterUseRate 4,610,231.24 3,688,184.99
tblWater OutdoorWaterUseRate 77,497.97 61,998.38
tblWater OutdoorWaterUseRate 38,748.98 30,999.18
tblWater OutdoorWaterUseRate 2,766,913.12 2,213,530.50
tblWater OutdoorWaterUseRate 87,185.22 69,748.18
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:10 AMPage 50 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Winter
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:585
2.0 Emissions Summary
tblWater OutdoorWaterUseRate 439,779.41 351,823.53
tblWater OutdoorWaterUseRate 485,772.37 388,617.90
tblWater OutdoorWaterUseRate 142,584.47 114,067.58
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:10 AMPage 51 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Winter
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:586
2.1 Overall Construction (Maximum Daily Emission)
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Year lb/day lb/day
2021 5.5103 60.8867 24.4383 0.0662 20.5897 2.6484 23.2380 10.2664 2.4365 12.7029 0.0000 6,614.461
7
6,614.461
7
1.7944 0.0000 6,652.529
4
2022 40.2408 36.6575 42.0901 0.0948 3.0383 1.5673 4.6056 0.8164 1.4679 2.2843 0.0000 9,339.798
9
9,339.798
9
1.6059 0.0000 9,379.946
5
Maximum 40.2408 60.8867 42.0901 0.0948 20.5897 2.6484 23.2380 10.2664 2.4365 12.7029 0.0000 9,339.798
9
9,339.798
9
1.7944 0.0000 9,379.946
5
Unmitigated Construction
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Year lb/day lb/day
2021 3.0366 27.1489 31.3871 0.0662 6.0548 1.0502 7.0832 2.9514 1.0282 3.9796 0.0000 6,614.461
7
6,614.461
7
1.7944 0.0000 6,652.529
4
2022 40.2408 36.6575 42.0901 0.0948 3.0383 1.5673 4.6056 0.8164 1.4679 2.2843 0.0000 9,339.798
9
9,339.798
9
1.6059 0.0000 9,379.946
5
Maximum 40.2408 36.6575 42.0901 0.0948 6.0548 1.5673 7.0832 2.9514 1.4679 3.9796 0.0000 9,339.798
9
9,339.798
9
1.7944 0.0000 9,379.946
5
Mitigated Construction
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio-CO2 Total CO2 CH4 N20 CO2e
Percent
Reduction
5.41 34.59 -10.44 0.00 61.52 37.91 58.02 66.00 36.07 58.21 0.00 0.00 0.00 0.00 0.00 0.00
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:10 AMPage 52 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Winter
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:587
2.2 Overall Operational
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Area 2.4404 4.2000e-
004
0.0458 0.0000 1.6000e-
004
1.6000e-
004
1.6000e-
004
1.6000e-
004
0.0979 0.0979 2.6000e-
004
0.1044
Energy 0.0984 0.8942 0.7511 5.3700e-
003
0.0680 0.0680 0.0680 0.0680 1,073.015
3
1,073.015
3
0.0206 0.0197 1,079.391
7
Mobile 18.1224 81.9273 160.6423 0.5694 51.6365 0.7353 52.3718 13.8017 0.6958 14.4975 58,787.98
53
58,787.98
53
2.0801 58,839.98
82
Total 20.6611 82.8219 161.4392 0.5747 51.6365 0.8035 52.4399 13.8017 0.7639 14.5656 59,861.09
85
59,861.09
85
2.1010 0.0197 59,919.48
43
Unmitigated Operational
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Area 2.4404 4.2000e-
004
0.0458 0.0000 1.6000e-
004
1.6000e-
004
1.6000e-
004
1.6000e-
004
0.0979 0.0979 2.6000e-
004
0.1044
Energy 0.0984 0.8942 0.7511 5.3700e-
003
0.0680 0.0680 0.0680 0.0680 1,073.015
3
1,073.015
3
0.0206 0.0197 1,079.391
7
Mobile 18.1224 81.9273 160.6423 0.5694 51.6365 0.7353 52.3718 13.8017 0.6958 14.4975 58,787.98
53
58,787.98
53
2.0801 58,839.98
82
Total 20.6611 82.8219 161.4392 0.5747 51.6365 0.8035 52.4399 13.8017 0.7639 14.5656 59,861.09
85
59,861.09
85
2.1010 0.0197 59,919.48
43
Mitigated Operational
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:10 AMPage 53 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Winter
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:588
3.0 Construction Detail
Construction Phase
Phase
Number
Phase Name Phase Type Start Date End Date Num Days
Week
Num Days Phase Description
1 Site Preparation Site Preparation 6/7/2021 6/18/2021 5 10
2 Grading Grading 6/21/2021 7/30/2021 5 30
3 Building Construction Building Construction 8/2/2021 9/23/2022 5 300
4 Architectural Coating Architectural Coating 8/15/2022 9/23/2022 5 30
5 Paving Paving 8/29/2022 9/23/2022 5 20
OffRoad Equipment
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio-CO2 Total CO2 CH4 N20 CO2e
Percent
Reduction
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Residential Indoor: 0; Residential Outdoor: 0; Non-Residential Indoor: 153,600; Non-Residential Outdoor: 51,200; Striped Parking Area: 20,703
(Architectural Coating ±sqft)
Acres of Grading (Site Preparation Phase): 20
Acres of Grading (Grading Phase): 60
Acres of Paving: 7.92
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:10 AMPage 54 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Winter
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:589
Phase Name Offroad Equipment Type Amount Usage Hours Horse Power Load Factor
Site Preparation Crawler Tractors 4 8.00 212 0.43
Site Preparation Rubber Tired Dozers 3 8.00 247 0.40
Site Preparation Tractors/Loaders/Backhoes 0 8.00 97 0.37
Grading Crawler Tractors 3 8.00 212 0.43
Grading Excavators 1 8.00 158 0.38
Grading Graders 1 8.00 187 0.41
Grading Rubber Tired Dozers 1 8.00 247 0.40
Grading Tractors/Loaders/Backhoes 0 8.00 97 0.37
Building Construction Cranes 1 8.00 231 0.29
Building Construction Forklifts 3 8.00 89 0.20
Building Construction Generator Sets 1 8.00 84 0.74
Building Construction Tractors/Loaders/Backhoes 3 8.00 97 0.37
Building Construction Welders 1 8.00 46 0.45
Architectural Coating Air Compressors 1 8.00 78 0.48
Paving Pavers 2 8.00 130 0.42
Paving Paving Equipment 2 8.00 132 0.36
Paving Rollers 2 8.00 80 0.38
Trips and VMT
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:10 AMPage 55 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Winter
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:590
3.2 Site Preparation - 2021
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Fugitive Dust 20.1873 0.0000 20.1873 10.1597 0.0000 10.1597 0.0000 0.0000
Off-Road 5.3428 60.7861 21.8537 0.0570 2.6460 2.6460 2.4343 2.4343 5,523.504
7
5,523.504
7
1.7864 5,568.165
1
Total 5.3428 60.7861 21.8537 0.0570 20.1873 2.6460 22.8333 10.1597 2.4343 12.5940 5,523.504
7
5,523.504
7
1.7864 5,568.165
1
Unmitigated Construction On-Site
3.1 Mitigation Measures Construction
Use Cleaner Engines for Construction Equipment
Water Exposed Area
Phase Name Offroad Equipment
Count
Worker Trip
Number
Vendor Trip
Number
Hauling Trip
Number
Worker Trip
Length
Vendor Trip
Length
Hauling Trip
Length
Worker Vehicle
Class
Vendor
Vehicle Class
Hauling
Vehicle Class
Site Preparation 7 18.00 0.00 0.00 14.70 6.90 20.00 LD_Mix HDT_Mix HHDT
Site Preparation 7 18.00 0.00 0.00 14.70 6.90 20.00 LD_Mix HDT_Mix HHDT
Grading 6 15.00 0.00 855.00 14.70 6.90 20.00 LD_Mix HDT_Mix HHDT
Building Construction 9 179.00 73.00 0.00 14.70 6.90 20.00 LD_Mix HDT_Mix HHDT
Architectural Coating 1 36.00 0.00 0.00 14.70 6.90 20.00 LD_Mix HDT_Mix HHDT
Paving 6 15.00 0.00 0.00 14.70 6.90 20.00 LD_Mix HDT_Mix HHDT
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:10 AMPage 56 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Winter
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:591
3.2 Site Preparation - 2021
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 0.1675 0.1006 1.0744 3.4500e-
003
0.4024 2.3700e-
003
0.4048 0.1067 2.1800e-
003
0.1089 343.8697 343.8697 7.9500e-
003
344.0683
Total 0.1675 0.1006 1.0744 3.4500e-
003
0.4024 2.3700e-
003
0.4048 0.1067 2.1800e-
003
0.1089 343.8697 343.8697 7.9500e-
003
344.0683
Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Fugitive Dust 5.6524 0.0000 5.6524 2.8447 0.0000 2.8447 0.0000 0.0000
Off-Road 1.3991 27.0483 30.3128 0.0570 1.0260 1.0260 1.0260 1.0260 0.0000 5,523.504
7
5,523.504
7
1.7864 5,568.165
1
Total 1.3991 27.0483 30.3128 0.0570 5.6524 1.0260 6.6784 2.8447 1.0260 3.8707 0.0000 5,523.504
7
5,523.504
7
1.7864 5,568.165
1
Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:10 AMPage 57 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Winter
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:592
3.2 Site Preparation - 2021
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 0.1675 0.1006 1.0744 3.4500e-
003
0.4024 2.3700e-
003
0.4048 0.1067 2.1800e-
003
0.1089 343.8697 343.8697 7.9500e-
003
344.0683
Total 0.1675 0.1006 1.0744 3.4500e-
003
0.4024 2.3700e-
003
0.4048 0.1067 2.1800e-
003
0.1089 343.8697 343.8697 7.9500e-
003
344.0683
Mitigated Construction Off-Site
3.3 Grading - 2021
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Fugitive Dust 8.1720 0.0000 8.1720 3.5436 0.0000 3.5436 0.0000 0.0000
Off-Road 3.3813 39.9534 16.3820 0.0439 1.6111 1.6111 1.4822 1.4822 4,250.314
4
4,250.314
4
1.3746 4,284.680
3
Total 3.3813 39.9534 16.3820 0.0439 8.1720 1.6111 9.7830 3.5436 1.4822 5.0258 4,250.314
4
4,250.314
4
1.3746 4,284.680
3
Unmitigated Construction On-Site
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:10 AMPage 58 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Winter
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:593
3.3 Grading - 2021
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.1460 6.2366 0.9502 0.0209 0.4985 0.0191 0.5177 0.1367 0.0183 0.1550 2,220.868
3
2,220.868
3
0.1448 2,224.487
2
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 0.0698 0.0419 0.4476 1.4400e-
003
0.1677 9.9000e-
004
0.1687 0.0445 9.1000e-
004
0.0454 143.2790 143.2790 3.3100e-
003
143.3618
Total 0.2158 6.2785 1.3979 0.0224 0.6662 0.0201 0.6863 0.1811 0.0192 0.2004 2,364.147
3
2,364.147
3
0.1481 2,367.849
0
Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Fugitive Dust 2.2882 0.0000 2.2882 0.9922 0.0000 0.9922 0.0000 0.0000
Off-Road 1.0773 20.8268 24.5051 0.0439 0.8154 0.8154 0.8154 0.8154 0.0000 4,250.314
4
4,250.314
4
1.3746 4,284.680
3
Total 1.0773 20.8268 24.5051 0.0439 2.2882 0.8154 3.1035 0.9922 0.8154 1.8076 0.0000 4,250.314
4
4,250.314
4
1.3746 4,284.680
3
Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:10 AMPage 59 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Winter
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:594
3.3 Grading - 2021
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.1460 6.2366 0.9502 0.0209 0.4985 0.0191 0.5177 0.1367 0.0183 0.1550 2,220.868
3
2,220.868
3
0.1448 2,224.487
2
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 0.0698 0.0419 0.4476 1.4400e-
003
0.1677 9.9000e-
004
0.1687 0.0445 9.1000e-
004
0.0454 143.2790 143.2790 3.3100e-
003
143.3618
Total 0.2158 6.2785 1.3979 0.0224 0.6662 0.0201 0.6863 0.1811 0.0192 0.2004 2,364.147
3
2,364.147
3
0.1481 2,367.849
0
Mitigated Construction Off-Site
3.4 Building Construction - 2021
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Off-Road 2.0228 18.7492 17.6706 0.0288 1.0251 1.0251 0.9625 0.9625 2,736.043
8
2,736.043
8
0.6751 2,752.921
2
Total 2.0228 18.7492 17.6706 0.0288 1.0251 1.0251 0.9625 0.9625 2,736.043
8
2,736.043
8
0.6751 2,752.921
2
Unmitigated Construction On-Site
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:10 AMPage 60 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Winter
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:595
3.4 Building Construction - 2021
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.1810 6.6972 1.4258 0.0182 0.4674 0.0132 0.4807 0.1346 0.0127 0.1472 1,919.704
5
1,919.704
5
0.1590 1,923.679
7
Worker 0.8328 0.5000 5.3419 0.0172 2.0008 0.0118 2.0126 0.5306 0.0109 0.5415 1,709.796
5
1,709.796
5
0.0395 1,710.784
2
Total 1.0138 7.1972 6.7677 0.0354 2.4682 0.0250 2.4933 0.6652 0.0235 0.6887 3,629.501
0
3,629.501
0
0.1985 3,634.463
9
Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Off-Road 2.0228 18.7492 17.6706 0.0288 1.0251 1.0251 0.9625 0.9625 0.0000 2,736.043
8
2,736.043
8
0.6751 2,752.921
2
Total 2.0228 18.7492 17.6706 0.0288 1.0251 1.0251 0.9625 0.9625 0.0000 2,736.043
8
2,736.043
8
0.6751 2,752.921
2
Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:10 AMPage 61 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Winter
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:596
3.4 Building Construction - 2021
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.1810 6.6972 1.4258 0.0182 0.4674 0.0132 0.4807 0.1346 0.0127 0.1472 1,919.704
5
1,919.704
5
0.1590 1,923.679
7
Worker 0.8328 0.5000 5.3419 0.0172 2.0008 0.0118 2.0126 0.5306 0.0109 0.5415 1,709.796
5
1,709.796
5
0.0395 1,710.784
2
Total 1.0138 7.1972 6.7677 0.0354 2.4682 0.0250 2.4933 0.6652 0.0235 0.6887 3,629.501
0
3,629.501
0
0.1985 3,634.463
9
Mitigated Construction Off-Site
3.4 Building Construction - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Off-Road 1.8146 16.7670 17.4392 0.0288 0.8645 0.8645 0.8122 0.8122 2,737.152
0
2,737.152
0
0.6711 2,753.928
8
Total 1.8146 16.7670 17.4392 0.0288 0.8645 0.8645 0.8122 0.8122 2,737.152
0
2,737.152
0
0.6711 2,753.928
8
Unmitigated Construction On-Site
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:10 AMPage 62 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Winter
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:597
3.4 Building Construction - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.1690 6.3097 1.3309 0.0180 0.4674 0.0112 0.4786 0.1346 0.0107 0.1452 1,902.943
1
1,902.943
1
0.1508 1,906.711
7
Worker 0.7813 0.4498 4.9197 0.0165 2.0008 0.0115 2.0123 0.5306 0.0106 0.5412 1,647.406
6
1,647.406
6
0.0355 1,648.294
8
Total 0.9503 6.7594 6.2506 0.0346 2.4682 0.0226 2.4909 0.6652 0.0212 0.6864 3,550.349
7
3,550.349
7
0.1863 3,555.006
6
Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Off-Road 1.8146 16.7670 17.4392 0.0288 0.8645 0.8645 0.8122 0.8122 0.0000 2,737.152
0
2,737.152
0
0.6711 2,753.928
8
Total 1.8146 16.7670 17.4392 0.0288 0.8645 0.8645 0.8122 0.8122 0.0000 2,737.152
0
2,737.152
0
0.6711 2,753.928
8
Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:10 AMPage 63 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Winter
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:598
3.4 Building Construction - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.1690 6.3097 1.3309 0.0180 0.4674 0.0112 0.4786 0.1346 0.0107 0.1452 1,902.943
1
1,902.943
1
0.1508 1,906.711
7
Worker 0.7813 0.4498 4.9197 0.0165 2.0008 0.0115 2.0123 0.5306 0.0106 0.5412 1,647.406
6
1,647.406
6
0.0355 1,648.294
8
Total 0.9503 6.7594 6.2506 0.0346 2.4682 0.0226 2.4909 0.6652 0.0212 0.6864 3,550.349
7
3,550.349
7
0.1863 3,555.006
6
Mitigated Construction Off-Site
3.5 Architectural Coating - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Archit. Coating 34.8402 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Off-Road 0.2727 1.8780 2.4181 3.9600e-
003
0.1090 0.1090 0.1090 0.1090 375.2641 375.2641 0.0244 375.8749
Total 35.1129 1.8780 2.4181 3.9600e-
003
0.1090 0.1090 0.1090 0.1090 375.2641 375.2641 0.0244 375.8749
Unmitigated Construction On-Site
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:10 AMPage 64 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Winter
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:599
3.5 Architectural Coating - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 0.1571 0.0905 0.9894 3.3200e-
003
0.4024 2.3100e-
003
0.4047 0.1067 2.1300e-
003
0.1088 331.3220 331.3220 7.1500e-
003
331.5006
Total 0.1571 0.0905 0.9894 3.3200e-
003
0.4024 2.3100e-
003
0.4047 0.1067 2.1300e-
003
0.1088 331.3220 331.3220 7.1500e-
003
331.5006
Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Archit. Coating 34.8402 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Off-Road 0.2727 1.8780 2.4181 3.9600e-
003
0.1090 0.1090 0.1090 0.1090 0.0000 375.2641 375.2641 0.0244 375.8749
Total 35.1129 1.8780 2.4181 3.9600e-
003
0.1090 0.1090 0.1090 0.1090 0.0000 375.2641 375.2641 0.0244 375.8749
Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:10 AMPage 65 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Winter
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:600
3.5 Architectural Coating - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 0.1571 0.0905 0.9894 3.3200e-
003
0.4024 2.3100e-
003
0.4047 0.1067 2.1300e-
003
0.1088 331.3220 331.3220 7.1500e-
003
331.5006
Total 0.1571 0.0905 0.9894 3.3200e-
003
0.4024 2.3100e-
003
0.4047 0.1067 2.1300e-
003
0.1088 331.3220 331.3220 7.1500e-
003
331.5006
Mitigated Construction Off-Site
3.6 Paving - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Off-Road 1.1028 11.1249 14.5805 0.0228 0.5679 0.5679 0.5225 0.5225 2,207.660
3
2,207.660
3
0.7140 2,225.510
4
Paving 1.0375 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Total 2.1403 11.1249 14.5805 0.0228 0.5679 0.5679 0.5225 0.5225 2,207.660
3
2,207.660
3
0.7140 2,225.510
4
Unmitigated Construction On-Site
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:10 AMPage 66 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Winter
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:601
3.6 Paving - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 0.0655 0.0377 0.4123 1.3800e-
003
0.1677 9.6000e-
004
0.1686 0.0445 8.9000e-
004
0.0454 138.0508 138.0508 2.9800e-
003
138.1253
Total 0.0655 0.0377 0.4123 1.3800e-
003
0.1677 9.6000e-
004
0.1686 0.0445 8.9000e-
004
0.0454 138.0508 138.0508 2.9800e-
003
138.1253
Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Off-Road 1.1028 11.1249 14.5805 0.0228 0.5679 0.5679 0.5225 0.5225 0.0000 2,207.660
3
2,207.660
3
0.7140 2,225.510
4
Paving 1.0375 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Total 2.1403 11.1249 14.5805 0.0228 0.5679 0.5679 0.5225 0.5225 0.0000 2,207.660
3
2,207.660
3
0.7140 2,225.510
4
Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:10 AMPage 67 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Winter
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:602
4.0 Operational Detail - Mobile
4.1 Mitigation Measures Mobile
3.6 Paving - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Worker 0.0655 0.0377 0.4123 1.3800e-
003
0.1677 9.6000e-
004
0.1686 0.0445 8.9000e-
004
0.0454 138.0508 138.0508 2.9800e-
003
138.1253
Total 0.0655 0.0377 0.4123 1.3800e-
003
0.1677 9.6000e-
004
0.1686 0.0445 8.9000e-
004
0.0454 138.0508 138.0508 2.9800e-
003
138.1253
Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:10 AMPage 68 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Winter
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:603
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Mitigated 18.1224 81.9273 160.6423 0.5694 51.6365 0.7353 52.3718 13.8017 0.6958 14.4975 58,787.98
53
58,787.98
53
2.0801 58,839.98
82
Unmitigated 18.1224 81.9273 160.6423 0.5694 51.6365 0.7353 52.3718 13.8017 0.6958 14.4975 58,787.98
53
58,787.98
53
2.0801 58,839.98
82
4.2 Trip Summary Information
4.3 Trip Type Information
Average Daily Trip Rate Unmitigated Mitigated
Land Use Weekday Saturday Sunday Annual VMT Annual VMT
Fast Food Restaurant w/o Drive Thru 819.00 796.12 571.92 2,340,235 2,340,235
Fast Food Restaurant with Drive Thru 557.00 810.64 609.32 1,813,855 1,813,855
General Office Building 166.88 37.34 16.00 499,519 499,519
High Turnover (Sit Down Restaurant)298.98 372.42 309.96 997,682 997,682
Medical Office Building 379.04 94.02 16.19 1,099,358 1,099,358
Parking Lot 0.00 0.00 0.00
Regional Shopping Center 778.00 910.46 459.89 2,585,366 2,585,366
Supermarket 2,361.06 4,100.91 3843.60 8,881,414 8,881,414
Total 5,359.96 7,121.92 5,826.88 18,217,428 18,217,428
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:10 AMPage 69 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Winter
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:604
Miles Trip %Trip Purpose %
Land Use H-W or C-W H-S or C-C H-O or C-NW H-W or C-W H-S or C-C H-O or C-NW Primary Diverted Pass-by
Fast Food Restaurant w/o Drive
Thru
16.60 8.40 6.90 1.50 79.50 19.00 100 0 0
Fast Food Restaurant with Drive
Thru
16.60 8.40 6.90 2.20 78.80 19.00 100 0 0
General Office Building 16.60 8.40 6.90 33.00 48.00 19.00 100 0 0
High Turnover (Sit Down
Restaurant)
16.60 8.40 6.90 8.50 72.50 19.00 100 0 0
Medical Office Building 16.60 8.40 6.90 29.60 51.40 19.00 100 0 0
Parking Lot 16.60 8.40 6.90 0.00 0.00 0.00 0 0 0
Regional Shopping Center 16.60 8.40 6.90 16.30 64.70 19.00 100 0 0
Supermarket 16.60 8.40 6.90 6.50 74.50 19.00 100 0 0
5.0 Energy Detail
5.1 Mitigation Measures Energy
4.4 Fleet Mix
Land Use LDA LDT1 LDT2 MDV LHD1 LHD2 MHD HHD OBUS UBUS MCY SBUS MH
Fast Food Restaurant w/o Drive
Thru
0.547968 0.037021 0.186864 0.115854 0.015290 0.004992 0.017603 0.069839 0.000000 0.000000 0.004567 0.000000 0.000000
Fast Food Restaurant with Drive
Thru
0.545527 0.036856 0.186032 0.115338 0.015222 0.004970 0.017525 0.069528 0.001397 0.001160 0.004547 0.000932 0.000965
General Office Building 0.545527 0.036856 0.186032 0.115338 0.015222 0.004970 0.017525 0.069528 0.001397 0.001160 0.004547 0.000932 0.000965
High Turnover (Sit Down
Restaurant)
0.545527 0.036856 0.186032 0.115338 0.015222 0.004970 0.017525 0.069528 0.001397 0.001160 0.004547 0.000932 0.000965
Medical Office Building 0.545527 0.036856 0.186032 0.115338 0.015222 0.004970 0.017525 0.069528 0.001397 0.001160 0.004547 0.000932 0.000965
Parking Lot 0.545527 0.036856 0.186032 0.115338 0.015222 0.004970 0.017525 0.069528 0.001397 0.001160 0.004547 0.000932 0.000965
Regional Shopping Center 0.545527 0.036856 0.186032 0.115338 0.015222 0.004970 0.017525 0.069528 0.001397 0.001160 0.004547 0.000932 0.000965
Supermarket 0.545527 0.036856 0.186032 0.115338 0.015222 0.004970 0.017525 0.069528 0.001397 0.001160 0.004547 0.000932 0.000965
Historical Energy Use: N
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:10 AMPage 70 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Winter
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:605
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
NaturalGas
Mitigated
0.0984 0.8942 0.7511 5.3700e-
003
0.0680 0.0680 0.0680 0.0680 1,073.015
3
1,073.015
3
0.0206 0.0197 1,079.391
7
NaturalGas
Unmitigated
0.0984 0.8942 0.7511 5.3700e-
003
0.0680 0.0680 0.0680 0.0680 1,073.015
3
1,073.015
3
0.0206 0.0197 1,079.391
7
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:10 AMPage 71 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Winter
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:606
5.2 Energy by Land Use - NaturalGas
NaturalGa
s Use
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Land Use kBTU/yr lb/day lb/day
Fast Food
Restaurant w/o
Drive Thru
2741.26 0.0296 0.2688 0.2258 1.6100e-
003
0.0204 0.0204 0.0204 0.0204 322.5012 322.5012 6.1800e-
003
5.9100e-
003
324.4177
Fast Food
Restaurant with
Drive Thru
1370.63 0.0148 0.1344 0.1129 8.1000e-
004
0.0102 0.0102 0.0102 0.0102 161.2506 161.2506 3.0900e-
003
2.9600e-
003
162.2088
General Office
Building
169.101 1.8200e-
003
0.0166 0.0139 1.0000e-
004
1.2600e-
003
1.2600e-
003
1.2600e-
003
1.2600e-
003
19.8943 19.8943 3.8000e-
004
3.6000e-
004
20.0125
High Turnover (Sit
Down Restaurant)
3083.92 0.0333 0.3023 0.2540 1.8100e-
003
0.0230 0.0230 0.0230 0.0230 362.8139 362.8139 6.9500e-
003
6.6500e-
003
364.9699
Medical Office
Building
122.499 1.3200e-
003
0.0120 0.0101 7.0000e-
005
9.1000e-
004
9.1000e-
004
9.1000e-
004
9.1000e-
004
14.4116 14.4116 2.8000e-
004
2.6000e-
004
14.4972
Parking Lot 0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Regional
Shopping Center
48.0767 5.2000e-
004
4.7100e-
003
3.9600e-
003
3.0000e-
005
3.6000e-
004
3.6000e-
004
3.6000e-
004
3.6000e-
004
5.6561 5.6561 1.1000e-
004
1.0000e-
004
5.6897
Supermarket 1585.15 0.0171 0.1554 0.1305 9.3000e-
004
0.0118 0.0118 0.0118 0.0118 186.4877 186.4877 3.5700e-
003
3.4200e-
003
187.5959
Total 0.0984 0.8942 0.7511 5.3600e-
003
0.0680 0.0680 0.0680 0.0680 1,073.015
3
1,073.015
3
0.0206 0.0197 1,079.391
7
Unmitigated
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:10 AMPage 72 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Winter
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:607
6.1 Mitigation Measures Area
6.0 Area Detail
5.2 Energy by Land Use - NaturalGas
NaturalGa
s Use
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Land Use kBTU/yr lb/day lb/day
Fast Food
Restaurant w/o
Drive Thru
2.74126 0.0296 0.2688 0.2258 1.6100e-
003
0.0204 0.0204 0.0204 0.0204 322.5012 322.5012 6.1800e-
003
5.9100e-
003
324.4177
Fast Food
Restaurant with
Drive Thru
1.37063 0.0148 0.1344 0.1129 8.1000e-
004
0.0102 0.0102 0.0102 0.0102 161.2506 161.2506 3.0900e-
003
2.9600e-
003
162.2088
General Office
Building
0.169101 1.8200e-
003
0.0166 0.0139 1.0000e-
004
1.2600e-
003
1.2600e-
003
1.2600e-
003
1.2600e-
003
19.8943 19.8943 3.8000e-
004
3.6000e-
004
20.0125
High Turnover (Sit
Down Restaurant)
3.08392 0.0333 0.3023 0.2540 1.8100e-
003
0.0230 0.0230 0.0230 0.0230 362.8139 362.8139 6.9500e-
003
6.6500e-
003
364.9699
Medical Office
Building
0.122499 1.3200e-
003
0.0120 0.0101 7.0000e-
005
9.1000e-
004
9.1000e-
004
9.1000e-
004
9.1000e-
004
14.4116 14.4116 2.8000e-
004
2.6000e-
004
14.4972
Parking Lot 0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Regional
Shopping Center
0.0480767 5.2000e-
004
4.7100e-
003
3.9600e-
003
3.0000e-
005
3.6000e-
004
3.6000e-
004
3.6000e-
004
3.6000e-
004
5.6561 5.6561 1.1000e-
004
1.0000e-
004
5.6897
Supermarket 1.58515 0.0171 0.1554 0.1305 9.3000e-
004
0.0118 0.0118 0.0118 0.0118 186.4877 186.4877 3.5700e-
003
3.4200e-
003
187.5959
Total 0.0984 0.8942 0.7511 5.3600e-
003
0.0680 0.0680 0.0680 0.0680 1,073.015
3
1,073.015
3
0.0206 0.0197 1,079.391
7
Mitigated
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:10 AMPage 73 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Winter
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:608
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Mitigated 2.4404 4.2000e-
004
0.0458 0.0000 1.6000e-
004
1.6000e-
004
1.6000e-
004
1.6000e-
004
0.0979 0.0979 2.6000e-
004
0.1044
Unmitigated 2.4404 4.2000e-
004
0.0458 0.0000 1.6000e-
004
1.6000e-
004
1.6000e-
004
1.6000e-
004
0.0979 0.0979 2.6000e-
004
0.1044
6.2 Area by SubCategory
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
SubCategory lb/day lb/day
Architectural
Coating
0.2864 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Consumer
Products
2.1497 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Landscaping 4.2600e-
003
4.2000e-
004
0.0458 0.0000 1.6000e-
004
1.6000e-
004
1.6000e-
004
1.6000e-
004
0.0979 0.0979 2.6000e-
004
0.1044
Total 2.4404 4.2000e-
004
0.0458 0.0000 1.6000e-
004
1.6000e-
004
1.6000e-
004
1.6000e-
004
0.0979 0.0979 2.6000e-
004
0.1044
Unmitigated
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:10 AMPage 74 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Winter
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:609
8.1 Mitigation Measures Waste
7.1 Mitigation Measures Water
7.0 Water Detail
8.0 Waste Detail
6.2 Area by SubCategory
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
SubCategory lb/day lb/day
Architectural
Coating
0.2864 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Consumer
Products
2.1497 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Landscaping 4.2600e-
003
4.2000e-
004
0.0458 0.0000 1.6000e-
004
1.6000e-
004
1.6000e-
004
1.6000e-
004
0.0979 0.0979 2.6000e-
004
0.1044
Total 2.4404 4.2000e-
004
0.0458 0.0000 1.6000e-
004
1.6000e-
004
1.6000e-
004
1.6000e-
004
0.0979 0.0979 2.6000e-
004
0.1044
Mitigated
9.0 Operational Offroad
Equipment Type Number Hours/Day Days/Year Horse Power Load Factor Fuel Type
10.0 Stationary Equipment
Fire Pumps and Emergency Generators
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:10 AMPage 75 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Winter
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:610
11.0 Vegetation
Equipment Type Number Hours/Day Hours/Year Horse Power Load Factor Fuel Type
Boilers
Equipment Type Number Heat Input/Day Heat Input/Year Boiler Rating Fuel Type
User Defined Equipment
Equipment Type Number
CalEEMod Version: CalEEMod.2016.3.2 Date: 8/25/2021 9:10 AMPage 76 of 76
12908-01 Menifee Crossroads - Riverside-South Coast County, Winter
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and Necessity No.PLN 21-0211 and Tentative Parcel Map No.PLN 20-0275
(“Crossroads”)
Item Page Number:611
CITY OF MENIFEE
MEMORANDUM
PUBLIC WORK/ENGINEERING DEPARTMENT
DATE: September 22, 2021
TO: Cheryl Kitzerow, Community Development Director
FROM: Daniel Padilla, City Engineer
CC: Nick Fidler, Public Works Director
Rob Blough, Senior Traffic Engineer
SUBJECT: Rim Creek Path - Menifee Crossroads Plot Plan No. PLN 20‐0273,
Conditional Use Permit No. PLN 20‐0272, Public Convenience and
Necessity No. PLN 21‐0211 and Tentative Parcel Map No. PLN 20‐0275
During the City of Menifee 8/25/21 Planning Commission Meeting, more specifically, the
public hearing regarding Agenda Item 9.1, representatives of the existing Newport Plaza
shopping center mentioned that the project CEQA document did not analyze commercial truck
traffic on Winter Hawk Road between Rim Creek Path and Newport Road, Rim Creek Path
between Winter Hawk Road and Bradley Road, and Bradley Road between Rim Creek Path
and Newport Road. This was in response to the City’s proposed delivery truck route when
accessing Newport Plaza from eastbound Newport Road: Turn right onto Winter Hawk Road,
left on Rim Creek Path, left on Bradley Road, left on Newport Road, and right in the Newport
Road driveway.
Winter Hawk Road between Rim Creek Path and Newport Road is primarily straddled by
commercial properties on the east and west sides of the roadway. Winter Hawk Road was
designed and partially constructed as a collector with the intention to serve as a delivery truck
route for the adjacent commercial properties; the future commercial development on the west
side of Winter Hawk Road will be required to construct the remaining westerly portion of
Winter Hawk Road to collector roadway standards upon development of the site. As a collector
roadway, Winter Hawk Road can accommodate commercial truck traffic.
Rim Creek Path between Winter Hawk Road and Bradley Road is straddled by residential on
the south and commercial on the north. Rim Creek Path was designed and constructed as a
collector roadway per City Standards, and per the General Plan, which is 44 feet wide from
curb flow line to curb flow line. Rim Creek Path helps buffer existing single family residential
development on the south side from the future commercial development on the north. As a
collector roadway, Rim Creek Path was designed for and can accommodate commercial truck
traffic.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:612
2
4
4
0
2
2
Bradley Road between Winter Hawk Road and Newport Road is straddled by commercial on
the west and both commercial and residential on the east. Bradley Road is designed and
partially constructed as major roadway per City Standards, and per the General Plan, which is
76 feet wide from curb flow line to curb flow line. The future commercial development on the
west side of Bradley Road will be required to construct the remaining westerly portion of
Bradley Road to major roadway standards upon development of the site. As a major roadway,
Bradley Road can accommodate commercial truck traffic.
As part of the project hearing, the property owner for Newport Plaza indicated that there were
approximately seventeen (17) semi-trucks per week that make deliveries to the commercial
center. The additional number of semi-trucks generated by Newport Plaza utilizing Winter
Hawk Road, Rim Creek Path, and Bradley Road would constitute a negligible percentage of
the total amount of commercial trucks that would ultimately use these segments of roadway
for which the roadways were designed. In addition, perimeter block walls are located between
the residential properties and the altered delivery truck circulation route. Seventeen (17)
commercial delivery trucks per week equates to less than 3 trucks per day. The effects on the
traffic and noise impacts to the adjacent commercial and residential uses along these road
segments would thus be negligible.
Item Title:9.1
Plot Plan No.PLN 20-0273,Conditional Use Permit No.PLN 20-0272,Public Convenience and NecessityNo.PLN 21-0211
and Tentative Parcel Map No.PLN 20-0275 (“Crossroads”)
Item Page Number:613
CITY OF MENIFEE
SUBJECT: “Popeyes Restaurant” Conditional Use Permit No. PLN20-
0347 and Plot Plan No. PLN20-0348
MEETING DATE: October 13, 2021
TO: Planning Commission
PREPARED BY: Russell Brown, Associate Planner
REVIEWED BY: Orlando Hernandez, Planning Manager
APPROVED BY: Cheryl Kitzerow, Community Development Director
APPLICANT: Alan Breton, Marks Architects
--------------------------------------------------------------------------------------------------------
RECOMMENDED ACTION
1. Conduct a Public Hearing; and
2. Adopt a Resolution approving Plot Plan No. PLN20-0348, subject to the Conditions of
Approval; and
3. Adopt a Resolution approving Conditional Use Permit No. PLN20-0347, subject to the
Conditions of Approval.
PROJECT DESCRIPTION
Plot Plan (PP) No. PLN20-0348 proposes the construction of a new 2,364 square foot quick-
serve restaurant (Popeyes) at a 0.96-acre (41,908 square foot) vacant site located at 26765
Newport Road. The project consists of site improvements that include a new commercial trash
enclosure, new parking lot and site landscaping.
The project also includes a master sign program for the project site which contains general
specifications for materials, sign area, number of signs allowed, directional signage, menu boards,
and general locations for all signs. The master sign program also includes one free-standing
monument sign and a 94.86 sq. ft. painted mural consistent with the Popeyes national
logo/branding.
Conditional Use Permit (CUP) No. PLN20-0347 allows for the quick-serve restaurant with drive-
thru facilities in the Economic Development Corridor – Newport Road (EDC-NR) Subarea.
Item Title:9.2
“Popeyes Restaurant”Conditional Use Permit No.PLN20-0347 and Plot Plan No.PLN20-0348
Item Page Number:1
City of Menifee Planning Commission
“Popeyes” CUP No. PLN20-0347 & PP No. PLN20-0348
October 13, 2021
Page 2 of 10
7
3
3
Continuation
The project was originally scheduled for public hearing on September 22, 2021. Notices were
mailed and published in the newspaper as required by the Menifee Municipal Code, however the
on-site posting was mistakenly posted on the adjacent vacant parcel by the City’s sign contractor.
As such, the Planning Commission voted 5-0 at its September 22, 2021 meeting to continue the
project to October 13, 2021. The on-site public hearing notice has been relocated to the correct
project site resulting in the proper noticing requirements for the project as required by the
Municipal Code.
LOCATION
The site is located south of Newport Road, west of Winterhawk Road, north of Rim Creek Path,
and east of Evans Road at 26765 Newport Road (APN 360-020-029).
GENERAL PLAN/ZONING
The project site zoning classification and General Plan land use designation is Economic
Development Corridor – Newport Road (EDC-NR). The Newport Road subarea is intended for
neighborhood-oriented commercial, office and institutional uses that support residential
communities and development in the vicinity of this major traffic corridor. A quick-serve restaurant
with drive-thru facilities may be permitted within the EDC-NR Subarea with the approval of a
Conditional Use Permit. The project is consistent with the zoning classification and General Plan
Item Title:9.2
“Popeyes Restaurant”Conditional Use Permit No.PLN20-0347 and Plot Plan No.PLN20-0348
Item Page Number:2
City of Menifee Planning Commission
“Popeyes” CUP No. PLN20-0347 & PP No. PLN20-0348
October 13, 2021
Page 3 of 10
7
3
3
land use designation and is compatible with surrounding zoning and General Plan land uses. See
the General Plan Land Use Map below.
General Plan Land Use Map
DISCUSSION
The project site is located approximately one mile west of Interstate 215 with frontage along
Newport Road. The immediate adjacent properties to the south and west are vacant; however,
the general area is developed with a mix of commercial and residential uses.
Site Plan, Access and Circulation
The project proposes two points of access, one off Newport Road (via Wingate Lane) and the
second is shared access off Winterhawk Road, bisecting an existing car wash and tire shop. The
proposed project will require that the applicant enter into a reciprocal access agreement with the
property owners to the east (car wash and tire shop). See the site plan on the following page.
Item Title:9.2
“Popeyes Restaurant”Conditional Use Permit No.PLN20-0347 and Plot Plan No.PLN20-0348
Item Page Number:3
City of Menifee Planning Commission
“Popeyes” CUP No. PLN20-0347 & PP No. PLN20-0348
October 13, 2021
Page 4 of 10
7
3
3
Site Plan
The proposed 2,364 square foot building is located nearest the northeastern corner of the site,
adjacent to Newport Road. The project includes two drive-thru lanes prior to the menu boards
which allows for a total stacking of 10 standard size vehicles, exceeding the minimum amount
required by the development code (6 required). A masonry block trash enclosure is located
nearest the southwest corner of the project site.
Based on the square footage of the building and the number of employees, a total of 22 parking
spaces are required, however, 24 are being proposed. A decorative bicycle rack supporting at
Item Title:9.2
“Popeyes Restaurant”Conditional Use Permit No.PLN20-0347 and Plot Plan No.PLN20-0348
Item Page Number:4
City of Menifee Planning Commission
“Popeyes” CUP No. PLN20-0347 & PP No. PLN20-0348
October 13, 2021
Page 5 of 10
7
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least two bicycles is being proposed to the left of the primary entrance along the front of the
building.
Zoning Code Requirement Spaces Required Spaces Proposed
Restaurant – 8 spaces per
1000 sq. ft.
8 x 2.364 = 18.91 spaces
Per Employee - 1 space per
2 employees
6 employees / 2 = 3 spaces
Total:22 spaces required 24 spaces proposed
Based on the City of Menifee Traffic Impact Analysis Guidelines for Vehicle Miles Traveled (VMT),
the proposed use of the Project is considered local-serving and will shorten existing trips by
providing better access to a restaurant establishment (less than 50,000 square feet), and
therefore, would screen out from additional VMT review under “Step 3: Project Type Screening”.
The project would also screen out under “Step 2: Low VMT Area Screening” since the project is
located within a low VMT-generating traffic analysis zone (TAZ) based on the Western Riverside
Council of Governments (WRCOG) screening tool. Therefore, VMT analysis was not required.
Landscaping and Screening
The project includes a total of 12,750 sq. ft. of landscaped area, of which, 8,164 sq. ft. (excludes
ROW and front yard setback) counts towards the required on-site landscape area. 8,164 sq. ft.
equates to approximately 24 percent of the applicable project area (10 percent is required by the
City’s Landscape Ordinance). All parking lot areas will contain landscape screening in the form
of trees and hedges. The parking lot will consist of planters and shade trees used to shade cars
and pedestrian walkways, reduce glare, screen the building mass, and limit noise caused by
vehicular traffic. The northern terminus of the drive-thru will consist of a low decorative screen
wall (not to exceed 4-feet in height) and a variety of plantings to assist in screening the drive-thru
customer headlights from overflowing onto Newport Road. The front yard setback between the
building and the Newport Road Right-of-way will contain a buffer consisting of the drive-thru exit
lane, landscaping and monument signage. A combination of vines and flowering shrubs will soften
the visual appearance of the proposed masonry trash enclosure located near the southwest
corner of the project site. See the Landscape Plan on the following page.
Item Title:9.2
“Popeyes Restaurant”Conditional Use Permit No.PLN20-0347 and Plot Plan No.PLN20-0348
Item Page Number:5
City of Menifee Planning Commission
“Popeyes” CUP No. PLN20-0347 & PP No. PLN20-0348
October 13, 2021
Page 6 of 10
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Landscape Plan
Exterior Architecture
The project was reviewed for compliance with the City-wide Design Guidelines. The proposed site
is consistent with these guidelines and compatible with the architecture of the adjacent
commercial sites. The proposed building is the latest franchise design model of Popeyes
Restaurants and consists of modern architectural elements including, but not limited to, flat metal
canopies/awnings, fiber cement siding (wooden appearance), accent brick veneer towers and a
smooth exterior plaster finish. The roof lines are broken up to reduce the overall mass of the
Item Title:9.2
“Popeyes Restaurant”Conditional Use Permit No.PLN20-0347 and Plot Plan No.PLN20-0348
Item Page Number:6
City of Menifee Planning Commission
“Popeyes” CUP No. PLN20-0347 & PP No. PLN20-0348
October 13, 2021
Page 7 of 10
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building and the four-sided tower elements provide additional depth and relief. All roof-top
mechanical equipment is screened behind the parapet wall and will not be visible from the
adjacent right-of-way.
North Elevation – Facing Newport Road
Item Title:9.2
“Popeyes Restaurant”Conditional Use Permit No.PLN20-0347 and Plot Plan No.PLN20-0348
Item Page Number:7
City of Menifee Planning Commission
“Popeyes” CUP No. PLN20-0347 & PP No. PLN20-0348
October 13, 2021
Page 8 of 10
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South Elevation
West Elevation
East Elevation
Mural Signage/Master Sign Program
A painted mural is a part of Popeyes new nationally recognized logo and can be found on new
Popeyes buildings across the United States. The City of Menifee Municipal Code Chapter 9.220,
Section 9.220.040, “Prohibited Signs,” prohibits painted signs, such as signs painted upon a
fence, unless a noncommercial mural or part of a master sign program. The applicant is proposing
a master sign program that would allow for a 94.86 sq. ft. (11’2” x 8’6”) painted mural that will be
on the brick veneer tower located on the western elevation of the building (parking lot facing).
Given the fact that the painted mural would be a part of a master sign program, the mural is
allowable by the code, as long, as it is approved by the Planning Commission via a sign program.
See the proposed mural on the following page.
Item Title:9.2
“Popeyes Restaurant”Conditional Use Permit No.PLN20-0347 and Plot Plan No.PLN20-0348
Item Page Number:8
City of Menifee Planning Commission
“Popeyes” CUP No. PLN20-0347 & PP No. PLN20-0348
October 13, 2021
Page 9 of 10
7
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The applicant is also proposing the following signage within the master sign program: one (1) 24
square foot (6’x4’) monument sign, three (3) wall signs ranging in size from 25.4 square feet to
44.9 square feet, four (4) menu boards (2 per drive-thru lane), two (2) clearance bars and three
(3) on-site directional signs.
ENVIRONMENTAL DETERMINATION
The project is exempt from CEQA per Section 15303 “New Construction or Conversion of Small
Structures.” This exemption is for the construction and location of limited numbers of new, small
facilities or structures; installation of small new equipment and facilities in small structures; and
the conversion of existing small structures from one use to another where only minor modifications
are made in the exterior of the structure. The numbers of structures described in this section are
the maximum allowable on any legal parcel. Examples of this exemption include but are not limited
to: c) A store, motel, office, restaurant or similar commercial or institutional structure not involving
the use of significant amounts of hazardous substances, and not exceeding 2500 square feet in
floor area. In urbanized areas, the exemption also applies to up to four such commercial buildings
not exceeding 10,000 square feet in floor area on sites zoned for such use, if not involving the
use of significant amounts of hazardous substances where all necessary public services and
facilities are available, and the surrounding area is not environmentally sensitive. The proposed
structure does not exceed 2500 square feet and the restaurant use will not involve the use of
significant amounts of hazardous substances nor is the project located within an environmentally
sensitive area. Lastly, public services and facilities will be available to the proposed project.
FINDINGS
Findings for the Plot Plan and Conditional Use Permit are included in the attached resolution.
PUBLIC NOTICE
The proposed project was noticed on September 10, 2021, for the September 22, 2021, Planning
Commission hearing. Since the project was continued to a date specific, October 13, 2021, an
additional notice is not required. A public notice was published within The Press Enterprise and
notices were also mailed to property owners within a 400-foot radius of the project site. The
proper public notice was posted on-site on October 1, 2021, and in addition, all relevant public
agencies were also notified of the public hearing.
Item Title:9.2
“Popeyes Restaurant”Conditional Use Permit No.PLN20-0347 and Plot Plan No.PLN20-0348
Item Page Number:9
City of Menifee Planning Commission
“Popeyes” CUP No. PLN20-0347 & PP No. PLN20-0348
October 13, 2021
Page 10 of 10
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ATTACHMENTS
1. Project Summary Table
2. Plot Plan Resolution
3. Plot Plan Conditions of Approval
4. Conditional Use Permit Resolution
5. Conditional Use Permit Conditions of Approval
6. Exhibits
7. Master Sign Program
8. Public Hearing Notice Package
Item Title:9.2
“Popeyes Restaurant”Conditional Use Permit No.PLN20-0347 and Plot Plan No.PLN20-0348
Item Page Number:10
PROJECT SUMMARY TABLE
Summary of Pertinent Land Use and Policy Designations for Proposed Project
Category Information
General Plan
General Plan Land Use
Designation Economic Development Corridor – Newport Road (EDC-NR)
Surrounding General Plan Land
Use Designation
North: 2.1-5 du/ac Residential (2.1-5R)
South: Economic Development Corridor – Newport Road (EDC-NR)
West: Economic Development Corridor – Newport Road (EDC-NR)
East: Economic Development Corridor – Newport Road (EDC-NR)
Zoning
Existing Zoning Classification Economic Development Corridor – Newport Road (EDC-NR)
Surrounding Zoning
Classification
North: Low Density Residential (LDR-2)
South: Economic Development Corridor – Newport Road (EDC-NR)
West: Economic Development Corridor – Newport Road (EDC-NR)
East: Economic Development Corridor – Newport Road (EDC-NR)
Other Information
Existing Use Vacant
Surrounding Uses
North: Residential
South: Vacant/Commercial
East: Commercial (Car Wash)
West: Vacant/Commercial
Gross Acreage .962 acres
Building Square Footage 2,364 sq. ft. (proposed)
Floor Area Ratio .056 or 5.6% proposed, 1.0 or 100% allowed
Parking Required/Parking
Proposed 22 parking spaces / 24 parking spaces
Landscaping
Required/Landscaping Proposed 3,369.5 sf./8,164.2 sf.
Assessor Parcel Numbers 360-020-029
Environmental Review CEQA Exempt – 15303 “New Construction or Conversion of Small
Structures”
Policy Areas Mt. Palomar Lighting Influence Area
District Information
School: Menifee Union School District & Perris Union High
School District
Water/Sewer: Eastern Municipal Water District
Flood Control: Riverside County Flood Control District (flood plain
review not required)
ALUC: N/A
Fees
1. Development Impact Fees (DIF)
2. Western Riverside Multi-Species Habitat Conservation
Plan (WRMSHCP) fee (Ord. No. 810)
3. Stephen’s Kangaroo Rat fees (Ord. No. 663)
4. Western Transportation Uniform Mitigation Fee (Ord. No.
824)
5. Road and Bridge Benefit District Fees (RBBD)
Item Title:9.2
“Popeyes Restaurant”Conditional Use Permit No.PLN20-0347 and Plot Plan No.PLN20-0348
Item Page Number:11
Summary of Pertinent Land Use and Policy Designations for Proposed Project
Category Information
6. Subsequent review fees on an hourly basis per
Resolution No. 18-741 (Cost of Services Fee Study)
Letters Received None
Source: Planning case file and GIS system, August 2021
Item Title:9.2
“Popeyes Restaurant”Conditional Use Permit No.PLN20-0347 and Plot Plan No.PLN20-0348
Item Page Number:12
RESOLUTION NO. PC21-____
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
MENIFEE, CALIFORNIA APPROVING PLOT PLAN NO. PLN20-0348,
WITH MASTER SIGN PROGRAM FOR POPEYES RESTAURANT
LOCATED SOUTH OF NEWPORT ROAD, NORTH OF RIM CREEK
PATH, EAST OF EVANS ROAD AND WEST OF WINTERHAWK ROAD
(APN: 360-020-029)
WHEREAS, on December 9, 2020, the applicant, Alan Breton, on behalf of
DMSD Property, LLC., filed a formal application with the City of Menifee for the approval
of Plot Plan No. PLN20-0348 for new construction of a new 2,364 square foot quick-
serve restaurant (Popeye’s) and full site improvements (including site landscaping and
parking lot); and,
WHEREAS, on December 9, 2020, the applicant, Alan Breton, on behalf of
DMSD Property, LLC., filed a formal application with the City of Menifee for the approval
of a Master Sign Program; and,
WHEREAS, on December 9, 2020, the applicant, Alan Breton, on behalf of
DMSD Property, LLC., filed a formal application with the City of Menifee for the approval
of Conditional Use Permit No. PLN20-0347 to allow the operation of a quick serve
restaurant with associated drive-thru facilities within the Economic Development Corridor
– Newport Road (EDC-NR); and,
WHEREAS, on September 22, 2021, the Planning Commission continued the
public hearing for Plot Plan No. PLN 20-0348 to October 13, 2021; and,
WHEREAS, on October 13, 2021, the Planning Commission of the City of
Menifee held the continued public hearing on Plot Plan No. PLN 20-0348, which hearing
was not required to be re-noticed, because the project was continued to a date certain at
the September 22, 2021 hearing, considered all public testimony as well as all materials
in the staff report and accompanying documents for Plot Plan No. PLN20-0348, which
hearing was publicly noticed by a publication in The Press Enterprise, a newspaper of
general circulation, an agenda posting, and notice to property owners within 400 feet of
the Project boundaries, and to persons requesting public notice and on-site posting; and
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the
City of Menifee makes the following Findings:
Section 1:The proposed project is consistent with the adopted General Plan and any
applicable specific plan.
Consistency with General Plan
The project site zoning classification and General Plan land use designation is Economic
Development Corridor – Newport Road (EDC-NR). The Newport Road subarea is
intended for neighborhood-oriented commercial and office uses that support residential
communities and development in the vicinity of this major traffic corridor. The quick
serve restaurant will serve the adjacent residential communities and local businesses.
The project is consistent with the General Plan land use designation and is compatible
with surrounding General Plan land uses.
In addition, the project is consistent with the following City of Menifee General Plan
policies:
Item Title:9.2
“Popeyes Restaurant”Conditional Use Permit No.PLN20-0347 and Plot Plan No.PLN20-0348
Item Page Number:13
Plot Plan No. PLN20-0348
October 13, 2021
Project Design/ Building Design
CD-5: Economic Development Corridors that are visually distinctive and vibrant
and combine commercial, industrial, residential, civic, cultural, and recreational
uses.
CD-3: Projects, developments, and public spaces that visually enhance the
character of the community and are appropriately buffered from dissimilar land
uses so that differences in type and intensity do not conflict.
The Newport Road Corridor is intended to provide neighborhood-oriented commercial
uses that support the adjacent residential development. The use combined with the
vibrant architecture creates a visually distinctive site within the EDC-NR subarea of the
General Plan with high quality architecture and site design.
CD-3.22: Incorporate visual buffers, including landscaping, equipment and
storage area screening, and roof treatments, on properties abutting either
Interstate 215 or residentially designated property.
CD-6: Attractive landscaping, lighting, and signage that conveys a positive image
of the community.
CD-3.17: Encourage the use of creative landscape design to create visual
interest and reduce conflicts between different land uses.
The public parkway and on-site landscaping in the form of low shrubs and trees will
assist in screening on-site parking and vehicular activity. Perimeter landscaping and a 4-
foot low screen wall have been included to visually screen the drive-thru traffic and
vehicular headlights from surrounding roadways.
A masonry block trash enclosure with a decorative cap will have landscape vines on the
exterior at 10 feet on center and an overhead decorative trellis and will screen the trash
bins. All mechanical roof equipment will be hidden behind the decorative parapet
feature. All proposed structures will utilize complementary colors, materials, and
architectural features and, therefore, will be functionally and visually integrated.
Community Design Features - 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.
CD-6.5 Limit light leakage and spillage that may interfere with the
operations of the Palomar Observatory.
The project is required to include lighting and security cameras at the entrances as well
as within the property and the site has been designed to limit concealed areas to allow
for greater visibility and security.
Item Title:9.2
“Popeyes Restaurant”Conditional Use Permit No.PLN20-0347 and Plot Plan No.PLN20-0348
Item Page Number:14
Plot Plan No. PLN20-0348
October 13, 2021
Adequate onsite lighting will be provided for security and visibility. The project has been
conditioned for all lighting fixtures to comply with Ordinance No. 2009-24, “Dark Sky
Ordinance”, which will have the effect of limiting leakage and spillage of light.
Section 2:Consistency with the Development Code. The Plot Plan meets all
applicable standards for development and provisions of the Development
Code:
The project site zoning classification and General Plan land use designation is Economic
Development Corridor – Newport Road (EDC-NR). As previously stated, the Newport
Road subarea is intended for neighborhood-oriented commercial and office uses that
support residential communities and development in the vicinity of this major traffic
corridor. A quick serve restaurant with drive-thru facilities may be permitted within the
EDC-NR Subarea with the approval of a Conditional Use Permit. The General Plan Land
Use Designation and Zoning classification of the Economic Development Corridor are
consistent and compatible with one another.
The proposed Project meets all applicable standards of development and operation of
the City’s Zoning Code, including any applicable specific use regulations. The Project
meets all the Development Code standards of Title 9, including but not limited to, parking
requirements, setbacks, landscape coverage, floor area ratio (FAR) and height
requirements of the EDC-NR zone.
The project is compatible with the surrounding land uses, General Plan land use
designations, and zoning classifications subject to Planning Commission approval. The
project incorporates architecture and landscaping which will enhance the area.
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 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 noted above in Sections 1 and 2, the
Project includes uses that are compatible and serve surroundings 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
Department, Engineering and Public Works Department, Fire Department, Menifee
Police Department, and Riverside County Environmental Health Department. These
Departments have also provided conditions of approval as appropriate to ensure
compliance with applicable regulations.
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. The project is consistent with the zoning code.
Section 4:Compliance with CEQA. Processing and approval of the permit application
are in compliance with the requirements of the California Environmental
Quality Act.
Item Title:9.2
“Popeyes Restaurant”Conditional Use Permit No.PLN20-0347 and Plot Plan No.PLN20-0348
Item Page Number:15
Plot Plan No. PLN20-0348
October 13, 2021
The project is determined to be Categorically Exempt under Section 15303, “New
Construction or Conversion of Small Structures” under the California Environmental
Quality Act (CEQA) and CEQA Guidelines. This exemption is for the construction and
location of limited numbers of new, small facilities or structures; installation of small new
equipment and facilities in small structures; and the conversion of existing small
structures from one use to another where only minor modifications are made in the
exterior of the structure. The numbers of structures described in this section are the
maximum allowable on any legal parcel. Examples of this exemption include but are not
limited to: c) A store, motel, office, restaurant or similar commercial or institutional
structure not involving the use of significant amounts of hazardous substances, and not
exceeding 2500 square feet in floor area. In urbanized areas, the exemption also applies
to up to four such commercial buildings not exceeding 10,000 square feet in floor area
on sites zoned for such use, if not involving the use of significant amounts of hazardous
substances where all necessary public services and facilities are available, and the
surrounding area is not environmentally sensitive. The proposed structure does not
exceed 2500 square feet and the restaurant use will not involve the use of significant
amounts of hazardous substances nor is the project located within an environmentally
sensitive area. Lastly, public services and facilities will be available to the proposed
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 a free-standing sign, wall
signs and a mural/painted sign at the project site. The proposed free-standing sign has
been designed to incorporate modern elements which can be found on the proposed
building. The proposed signage will be consistent with the proposed architectural
theme. 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 sign has been designed in a
manner that is consistent with the architectural theme used throughout the development.
The proposed location and scale of the freestanding sign was reviewed by City staff to
ensure line of sight issues or other conflicts would not occur. The proposed free-standing
sign would enhance the overall development and would aid in identifying the
development to the public. Therefore, the design, location, and scale of the proposed
free-standing sign 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 Economic Development Corridor – Newport Road (EDC-NR). The proposed master
Item Title:9.2
“Popeyes Restaurant”Conditional Use Permit No.PLN20-0347 and Plot Plan No.PLN20-0348
Item Page Number:16
Plot Plan No. PLN20-0348
October 13, 2021
sign program is for a proposed commercial development which includes regulations for
free-standing signage, wall signage and a mural/painted sign for the development. The
proposed program was reviewed against the City’s General Plan and Zoning code and
was found to be consistent with all standards and regulations.
BE IT FURTHER RESOLVED, the Planning Commission of the City of Menifee hereby
approves Plot Plan No. PLN20-0348 subject to the following:
1. The Findings set out above are true and correct.
2. Plot Plan No. PLN20-0348 is hereby approved subject to the Conditions of
Approval set forth in the attachments to this Resolution.
PASSED, APPROVED AND ADOPTED this the 13th day of OCTOBER, 2021.
_________________________
Benjamin Diederich, Chairman
Attest:
_______________________________
Stephanie Roseen, Deputy City Clerk
Approved as to form:
______________________________
Thai Phan, Assistant City Attorney
Item Title:9.2
“Popeyes Restaurant”Conditional Use Permit No.PLN20-0347 and Plot Plan No.PLN20-0348
Item Page Number:17
EXHIBIT “1”
CONDITIONS OF APPROVAL
Planning Application No.: “Popeyes” Restaurant Plot Plan No. PLN20-0348
Project Description: Plot Plan (PP) No. PLN20-0348 construction of a new
2,364 square foot quick-serve restaurant (Popeyes) at a .96-
acre (41,908 square foot) vacant site located at 26765
Newport Road. The project also consists of site
improvements that include a new commercial trash
enclosure, new parking lot and site landscaping.
The project also includes a master sign program for the
project site which contains general specifications for
materials, sign area, number of signs allowed, directional
signage, menu boards, and general locations for all signs.
The master sign program also includes free-standing
monument sign and a 94.86 sq. ft. painted mural consistent
with the Popeyes national logo/branding.
Associated Applications: Conditional Use Permit (CUP) No. PLN20-0347 allows for
the quick-serve restaurant with drive-thru facilities in the
Economic Development Corridor – Newport Road (EDC-
NR) Subarea.
Assessor's Parcel No.:360-020-029
MSHCP Category:Commercial
DIF Category:Retail Commercial
TUMF Category:Per WRCOG
SKR Category:Discretionary permit on greater than ½ (0.5 acres)
Quimby Category:N/A
Approval Date:October 13, 2021
Expiration Date:October 13, 2024
Item Title:9.2
“Popeyes Restaurant”Conditional Use Permit No.PLN20-0347 and Plot Plan No.PLN20-0348
Item Page Number:18
Plot Plan No. PLN20-0348 2 of 61
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Within 48 Hours of the Approval of This Project
1.Filing Notice of Exemption (NOE). The applicant/developer shall deliver to
the Community Development Department, a cashier's check or money order
made payable to the County Clerk in the amount of fifty dollars ($50) for the
County administrative fee, to enable the City to file the Notice of Exemption
(NOE) for the project within forty-eight (48) hours of the approval of the project.
2.Indemnification. Applicant/developer shall indemnify, defend, and hold
harmless the City of Menifee and its elected city council, appointed boards,
commissions, committees, officials, employees, volunteers, contractors,
consultants, and agents from and against any and all claims, liabilities, losses,
fines, penalties, and expenses, including without limitation litigation expenses
and attorney’s fees, arising out of either the City’s approval of the Project or
actions related to the Property or the acts, omissions, or operations of the
applicant/developer and its directors, officers, members, partners, employees,
agents, contractors, and subcontractors of each person or entity comprising
the applicant/developer with respect to the ownership, planning, design,
construction, and maintenance of the Project and the Property for which the
Project is being approved. In addition to the above, within 15 days of this
approval, the developer/applicant shall enter into an indemnification
agreement with the City. The indemnification agreement shall be substantially
the same as the form agreement currently on file with the City.
Item Title:9.2
“Popeyes Restaurant”Conditional Use Permit No.PLN20-0347 and Plot Plan No.PLN20-0348
Item Page Number:19
Plot Plan No. PLN20-0348 3 of 61
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Section I: Conditions Applicable to All Departments
Section II: Community Development Department
Conditions of Approval
Section III: Engineering/Grading/Transportation
Conditions of Approval
Section IV: Building and Safety Department Conditions
of Approval
Section V: Riverside County Fire Department Conditions
of Approval
Section VI: Riverside County Environmental Health
Conditions of Approval
Item Title:9.2
“Popeyes Restaurant”Conditional Use Permit No.PLN20-0347 and Plot Plan No.PLN20-0348
Item Page Number:20
Plot Plan No. PLN20-0348 4 of 61
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Section I:
Conditions Applicable to All
Departments
Item Title:9.2
“Popeyes Restaurant”Conditional Use Permit No.PLN20-0347 and Plot Plan No.PLN20-0348
Item Page Number:21
Plot Plan No. PLN20-0348 5 of 61
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General Conditions
1.Definitions. The words identified in the following list that appear in all capitals in
the attached conditions of Conditional Use Permit (CUP) No. PLN20-0347 and Plot
Plan (PP) No. PLN20-0348 shall be henceforth defined as follows:
APPROVED EXHIBITS contain the following plans dated 9/3/21:
Site Plan Landscape Plan
Grading Plan Materials and Colors
Floor Plan Photometric Plan
Elevations Master Sign Plan
2.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.
3.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.
4.Comply with All Conditions. The applicant/developer shall comply with all terms
and conditions of Conditional Use Permit (CUP) No. PLN20-0347 and Plot Plan
(PP) No. PLN20-0348.
5.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.
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6.Business License. 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 licensing, contact the City of Menifee.
7.Modifications or Revisions. The permittee shall obtain City approval for any
modifications or revisions to the approval of this project.
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 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.
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Section II:
Community Development
Department Conditions of
Approval
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General Conditions
10.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 EXHIBITS unless otherwise amended by these conditions of
approval.
11.Subsequent Submittals. Any subsequent submittals required by these conditions
of approval, including but not limited to grading plan or building plan 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.
12.Completion of Conditions Prior to Operations. The proposed use approved
under Conditional Use Permit (CUP) No. PLN20-0347 and Plot Plan (PP) No.
PLN20-0348 shall not be established or operated until all required conditions (e.g.,
road pavement, landscaping installation, building improvements, etc.) of this
Conditional Use Permit and Plot Plan have been completed to the satisfaction of
the City.
13.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.
14.Colors and Materials. Building colors and materials shall be in substantial
conformance with those shown on APPROVED EXHIBITS.
15.Parking. Parking for the project site was determined through the Parking &
Loading Standards in Chapter 9.215 of the City of Menifee Municipal Code as
shown below.
Based on the square footage of the building (2,364 sf.) and the maximum number
of employees during peak work hours (6), a total of 22 parking spaces are required,
however, 24 are being proposed.
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ADA Parking Spaces:
A minimum of three (3) accessible parking spaces for persons with disabilities shall
be provided consistent with ADA requirements and as approved by the City of
Menifee Building and Safety Department. The location of ADA parking and paths
of travel will be finalized on the final site plan of the proposed project. Each parking
space reserved for persons with disabilities shall be identified by a permanently
affixed reflectorized sign constructed of porcelain on steel, beaded text or equal,
displaying the International Symbol of Accessibility. The sign shall not be smaller
than seventy (70) square inches in area and shall be centered at the interior end
of the parking space at a minimum height of eighty (80) inches from the bottom of
the sign to the parking space finished grade or centered at a minimum height of
thirty-six (36) inches from the parking space finished grade, ground, or sidewalk.
A sign shall also be posted in a conspicuous place, at each entrance to the off-
street parking facility, not less than seventeen (17) inches by twenty-two (22)
inches, clearly and conspicuously stating the following:
"Unauthorized vehicles not displaying distinguishing placards or license plates
issued for physically handicapped persons may be towed away at owner's
expense. Towed vehicles may be reclaimed at ___ or by telephoning ___."
In addition to the above requirements, the surface of each parking space shall have
a surface identification sign duplicating the symbol of accessibility in blue paint of
at least three (3) square feet in size.
Bicycle Racks:
One (1) bicycle space is required per every 25 required parking spaces (min. 2).
Bicycle racks or lockers with a minimum of two (2) spaces shall be provided as
shown on APPROVED EXHIBITS 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.
16.Signs. A master sign program has been approved with this application. All signs
shall be consistent with the approved master sign program, APPROVED
EXHIBITS. Building permits for all signage shall be reviewed and approved by the
Community Development Department to confirm conformance with the approved
sign program.
17.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.
18.Reclaimed Water. The permittee shall connect to a reclaimed water supply for
landscape watering purposes when secondary or reclaimed water is made
available to the site as required by Eastern Municipal Water District.
19.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
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10:00 p.m. to 7:00 a.m. (nighttime standard) and 65 dB (A) – 10-minute leq,
between 7:00 a.m. and 10:00 p. m. (daytime standard).
20.No Outdoor Storage. No outdoor storage is allowed within or upon the site. No
storage lockers, sheds, metal container bins or metal shipping containers will be
allowed to be stored outside the building unless first reviewed and approved by the
Community Development Department.
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.Hours of Construction. Pursuant to Menifee Municipal Code, any construction
within the city located within one-fourth mile from an occupied residence shall be
permitted Monday through Saturday, except nationally recognized holidays, 6:30
a.m. to 7:00 p.m. There shall be no construction permitted on Sunday or nationally
recognized holidays unless approval is obtained from the City Building Official or
City Engineer.
23.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.
24.Rules for Construction Activities. The applicant shall adhere to the Best
Available Control Measures (BACMs). SCAQMD Rules that are currently
applicable during construction activity for the project include but are not limited to:
Rule 1113 (Architectural Coatings); Rule 431.2 (Low Sulfur Fuel); Rule 403
(Fugitive Dust); and Rule 1186 / 1186.1 (Street Sweepers). The specific Rule 403
regulatory requirements that are applicable to the project are as follows:
All clearing, grading, earth-moving, or excavation activities shall cease when
winds exceed 25 mph per SCAQMD guidelines in order to limit fugitive dust
emissions.
The contractor shall ensure that all disturbed unpaved roads and disturbed
areas within the project are watered at least three times daily during dry
weather. Watering, with complete coverage of disturbed areas, shall occur at
least three times a day, preferably in the midmorning, afternoon, and after work
is done for the day. Implementation of this measure is estimated to reduce
PM10 and PM2.5 fugitive dust emissions by approximately 61%.
The contractor shall ensure that traffic speeds on unpaved roads and project
site areas are reduced to 15 miles per hour or less to reduce PM10 and PM2.5
fugitive dust haul road emissions by approximately 44%.
25.Recreational Vehicle Parking. No overnight recreational vehicle parking or
camping will be allowed within the site.
ARCHEOLOGY
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26.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.
27.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).
28.Inadvertent Archeological Find. If during ground disturbance activities,
unique cultural resources are discovered that were not assessed by the
archaeological report(s) and/or environmental assessment conducted prior to
project approval, the following procedures shall be followed. Unique cultural
resources are defined, for this condition only, as being multiple artifacts in close
association with each other, but may include fewer artifacts if the area of the find
is determined to be of significance due to its sacred or cultural importance as
determined in consultation with the Native American Tribe(s).
i. All ground disturbance activities within 100 feet of the discovered cultural
resources shall be halted until a meeting is convened between the
developer, the archaeologist, the tribal representative(s) and the
Community Development Director to discuss the significance of the find.
ii. At the meeting, the significance of the discoveries shall be discussed and
after consultation with the tribal representative(s) and the archaeologist, a
decision shall be made, with the concurrence of the Community
Development Director, as to the appropriate mitigation (documentation,
recovery, avoidance, etc.) for the cultural resources.
iii. Grading of further ground disturbance shall not resume within the area of
the discovery until an agreement has been reached by all parties as to the
appropriate mitigation. Work shall be allowed to continue outside of the
buffer area and will be monitored by additional Tribal monitors if needed.
iv. 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.
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v. Pursuant to Calif. Pub. Res. Code § 21083.2(b) avoidance is the preferred
method of preservation for archaeological resources and cultural
resources. If the landowner and the Tribe(s) cannot agree on the
significance or the mitigation for the archaeological or cultural resources,
these issues will be presented to the City Community Development
Director for decision. The City Community Development Director shall
make the determination based on the provisions of the California
Environmental Quality Act with respect to archaeological resources,
recommendations of the project archeologist and shall take into account
the cultural and religious principles and practices of the Tribe.
Notwithstanding any other rights available under the law, the decision of
the City Community Development Director shall be appealable to the City
Planning Commission and/or City Council.”
29.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.
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.
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PALEONTOLOGICAL
30.Inadvertent Paleontological Find. Should fossil remains be encountered during
site development:
1) All site earthmoving shall be ceased in the area of where the fossil remains
are encountered. Earthmoving activities may be diverted to other areas of
the site.
2) The applicant shall retain a qualified paleontologist approved by the County
of Riverside.
3) The paleontologist shall determine the significance of the encountered
fossil remains.
4) Paleontological monitoring of earthmoving activities will continue thereafter
on an as-needed basis by the 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 supervising
paleontologist will have the authority to reduce monitoring once he/she
determines the probability of encountering any additional fossils has
dropped below an acceptable level.
5) If fossil remains are encountered by earthmoving activities when the
paleontologist is not onsite, these activities will be diverted around the fossil
site and the paleontologist called to the site immediately to recover the
remains.
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 then will be curated (assigned and labeled
with museum* repository fossil specimen numbers and corresponding
fossil site numbers, as appropriate; places in specimen trays and, if
necessary, vials with completed specimen data cards) and catalogued, an
associated specimen data and corresponding geologic and geographic site
data will be archived (specimen and site numbers and corresponding data
entered into appropriate museum repository catalogs and computerized
data bases) at the museum repository by a laboratory technician. The
remains will then be accessioned into the museum* repository fossil
collection, where they will be permanently stored, maintained, and, along
with associated specimen and site data, made available for future study by
qualified scientific investigators.
*The City of Menifee must be consulted on the repository/museum to receive the
fossil material prior to being curated.
LANDSCAPING
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31.Interim Landscaping. Graded but undeveloped land shall be maintained in a
condition so as to prevent a dust and/or blow sand nuisance and shall be either
planted with interim landscaping or provided with other wind and water erosion
control measures as approved by the Community Development Department and
the South Coast Air Quality Management District (SCAQMD).
32.Viable Landscaping. All plant materials within landscaped areas shall be
maintained in a viable growth condition throughout the life of this permit. To ensure
that this occurs, the Community Development Department shall require
inspections in accordance with the building permit landscaping install and
inspection condition.
33.Landscape Plans. All landscaping plans shall be prepared in accordance with
the City’s Water Efficient Landscape Ordinance (MMC 15.04) and the City of
Menifee Landscape Standards (MMC 9.195). Such plans shall be reviewed and
approved by the Community Development Department, and the appropriate
maintenance authority.
34.Maintenance of Landscaping. All private landscaping shall be maintained by a
property owners association, individual property owner, or as otherwise
established by CC&Rs. All landscaping, and similar improvements not properly
maintained by a property owners association or individual property owners must
be annexed into a Lighting and Landscape District, or other mechanism as
determined by the City of Menifee.
35.Crime Prevention through Environmental Design Guidelines. All plants,
landscaping and foliage shall fall within current CPTED (Crime Prevention through
Environmental Design) guidelines.
FEES
36.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 Issuance of Grading Permit
37.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 EXHIBITS) and
the conditions of approval.
38.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
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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).
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.
39.Fugitive Dust Control. The permittee shall implement fugitive dust control
measures in accordance with Southern California Air Quality Management District
(SCAQMD) Rule 403. The permittee shall include in construction contracts the
control measures required under Rule 403 at the time of development, including
the following:
a. Use watering to control dust generation during demolition of structures or
break-up of pavement. The construction area and vicinity (500-foot radius)
must be swept (preferably with water 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
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reduce dust emissions and meet SCAQMD District Rule 403. Wetting could
reduce fugitive dust by as much as 50%.
b. Water active grading/excavation sites and unpaved surfaces at least three
times daily;
c. All paved roads, parking and staging areas must be watered at least once
every two hours of active operations;
d. Site access points must be swept/washed within thirty minutes of visible
dirt deposition;
e. Sweep daily (with water sweepers) all paved parking areas and staging
areas;
f. Onsite stockpiles of debris, dirt or rusty material must be covered or
watered at least twice daily;
g. Cover stockpiles with tarps or apply non-toxic chemical soil binders;
h. All haul trucks hauling soil, sand and other loose materials must either be
covered or maintain two feet of freeboard;
i. All inactive disturbed surface areas must be watered on a daily basis when
there is evidence of wind drive fugitive dust;
j. Install wind breaks at the windward sides of construction areas;
k. Operations on any unpaved surfaces must be suspended when winds
exceed 25 mph;
l. Suspend excavation and grading activity when winds (instantaneous
gusts) exceed 15 miles per hour over a 30-minute period or more, so as to
prevent excessive amounts of dust;
m. All haul trucks must have a capacity of no less than twelve and three-
quarter (12.75) cubic yards;
n. All loads shall be secured by trimming, watering or other appropriate
means to prevent spillage and dust;
o. Traffic speeds on unpaved roads must be limited to 15 miles per hour;
p. Provide daily clean-up of mud and dirt carried onto paved streets from the
site;
q. Install wheel washers for all exiting trucks, or wash off the tires or tracks
of all trucks and equipment leaving the site;
r. All materials transported off-site shall be either sufficiently watered or
securely covered to prevent excessive amount of dust;
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s. Operations on any unpaved surfaces must be suspended during first and
second stage smog alerts; and,
t. An information sign shall be posted at the entrance to each construction site
that identifies the permitted construction hours and provides a telephone number
to call and receive information about the construction project or to report
complaints regarding excessive fugitive dust generation. Any reasonable
complaints shall be rectified within 24 hours of their receipt.
40.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 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
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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.
45.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.
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
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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.
41.Native American Monitoring (Soboba). Tribal monitor(s) shall be required on-
site during all ground-disturbing activities, including grading, stockpiling of
materials, engineered fill, rock crushing, etc. The land divider/permit holder shall
retain a qualified tribal monitor(s) from the Soboba Band of Luiseno Indians. Prior
to issuance of a grading permit, the developer shall submit a copy of a signed
contract between the above-mentioned Tribe and the land divider/permit holder for
the monitoring of the project to the Community Development Department and to
the Engineering Department. The Native American Monitor(s) shall have the
authority to temporarily divert, redirect or halt the ground-disturbance activities to
allow recovery of cultural resources, in coordination with the Project Archaeologist.
The Developer shall relinquish ownership of all cultural resources, including all
archaeological artifacts that are of Native American origin, found in the project area
for proper treatment and disposition to a curational facility that meets or exceeds
Federal Curation Standards outlined in 36 CFR 79. The Applicant/Permittee shall
be responsible for all curation costs.
42.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 Native American Monitor(s) shall have the
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authority to temporarily divert, redirect or halt the ground-disturbance activities to
allow recovery of cultural resources, in coordination with the Project Archaeologist.
The Developer shall relinquish ownership of all cultural resources, including all
archaeological artifacts that are of Native American origin, found in the project area
for proper treatment and disposition to a curational facility that meets or exceeds
Federal Curation Standards outlined in 36 CFR 79. The Applicant/Permittee shall
be responsible for all curation costs.
38.Preconstruction Burrowing Owl 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 thirty (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 thirty (30) days of the survey a new
survey shall be required.
No ground disturbance, including disking, blading, grubbing or any similar activity
(except for agricultural production on-site which has been a historic and on-going
use of the property) shall occur within the site until the burrowing owl study is
reviewed and approved.
39.Nesting Bird Survey. If grading is to occur during the nesting season (February
1 – August 31), a nesting bird survey shall be conducted within ten (10) days prior
to grading permit issuance. This survey shall be conducted by a qualified biologist
holding a Memorandum of Understanding (MOU) with Riverside County. The
findings shall be submitted to the City of Menifee Community Development
Department for review and approval.
43.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 .96 -acres (gross)
in accordance with APPROVED EXHIBITS. 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
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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.
44.Fees. Prior to the issuance of grading permits, the Community Development
Department shall determine the status of any deposit-based fee accounts related
to Conditional Use Permit No. PLN20-0347 and Plot Plan No. PLN20-0348. If the
fees are in a negative status, the permit holder shall pay the outstanding balance.
Prior to Issuance of Building Permit
45.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 EXHIBITS.
Building and Safety will require the following items:
i. Plans shall be designed to the provisions of the 2019 edition (or current) of
the California Building, Mechanical, Electrical and Plumbing, Energy and
Green Codes.
ii. Electronic set of drawings shall be submitted along with structural
calculations and Title 24 Energy documentation.
iii. All exterior lighting shall comply with Ordinance 2009-24, “Dark Sky
Ordinance”.
iv. All exterior lighting shall fall within current commercial standards.
v. Separate plan submittal will be required by Riverside County Fire along
with a formal transmittal issued by Building and Safety.
46.Elevations. Elevations of all buildings and structures submitted for building plan
check approval shall be in substantial conformance with the elevations shown on
APPROVED EXHIBITS.
47.Floor Plans. Floor plans shall be in substantial conformance with that shown on
APPROVED EXHIBITS.
48.Walls. The alignments, heights, and elevations of all perimeter walls shall be in
substantial conformance with the elevations shown on the APPROVED EXHIBITS.
49.Lighting. The building plans shall show the location and types of light fixtures that
will be within the project site and on the building. 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.
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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 Ordinance No. 2009-24.
50.Roof-Mounted Equipment Plans. Roof-mounted equipment shall be shielded
from ground view of the following: subject Shopping Center, adjacent properties,
and the adjacent rights-of-way. All building plans shall show all roof-mounted
equipment and methods for screening and shall be submitted to the Community
Development Department for review and approval prior to Building Permit
issuance. The plans shall be approved prior to issuance of a Building Permit.
Screening material shall be subject to Community Development Department
approval. Community Development staff will verify that all roof-mounted
equipment has been screened in compliance with the approved plans prior to final
occupancy.
51.Security Systems. Prior to the issuance of Building Permits, the applicant shall
prepare a security plan for the site. The security plan for this project shall include
a comprehensive security camera system that clearly depicts the entire parking
field. This security camera system shall be based in one of the buildings containing
the management office for this development, or inside a security office located
within one of the retail buildings or other place 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 or as approved by the Police Department. The
above camera surveillance system shall include LPR (License Plate Recognition)
cameras installed at the entrances/exits to this project or as approved by the Police
Department. 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.
52.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.
53.Screening of Accessory Structures. Screening of trash receptacles within
trellised enclosures and encasing mechanical equipment within small structures
compatible in color and materials to the adjacent landscaping or the primary
structures shall be required and methods of screening shall be included on building
plans and/or landscaping plans. Transformers shall be painted to match the
building and shall be substantially screened from the right-of-way and drive aisles.
54.Outdoor Seating Area. The applicant shall submit plans that include details of the
outdoor seating area along with the decorative paving as shown on conceptual site
plan. An example of the tables and chairs shall be provided to the Community
Development Director for review and approval.
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55.Electrical Cabinets. All electrical cabinets shall be located and constructed as
shown on Approved Exhibits.
LANDSCAPING
56.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.
57.Landscape and Irrigation Plans. The permittee shall submit Final Landscaping
and Irrigation Plans to the Community Development Department for review and
approval prior to installation. Said plan shall be submitted to the Division in the
form of a plot plan application pursuant to Menifee Municipal Code along with the
current fee.
The plan shall be in compliance with APPROVED EXHIBIT. The plan shall address
all areas and conditions of the project requiring landscaping and irrigation to be
installed. The location, number, genus, species, and container size of plants shall
be shown. Emphasis shall be placed on using plant species that are drought
tolerant and which have low water usage.
Landscaping and Irrigation Plot Plans shall be prepared consistent with Menifee
Municipal Code (as adopted and any amendments thereto), the Riverside County
Guide to California Landscaping and Eastern Municipal Water District
requirements.
Landscaping plans for areas that are totally within the road right-of-way shall be
submitted to the Engineering 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 Chapter
15.04, 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.
Curb and Walkway on End Stall Planters. A six inch high curb with a twelve (12)
inch wide walkway shall be constructed along planters on end stalls adjacent to
automobile parking areas. Public parking areas shall be designed with permanent
curb, bumper, or wheel stop or similar device so that a parked vehicle does not
overhang required sidewalks, planters, or landscaped areas.
Director Authority to Defer. The Community Development Director shall have the
authority to defer the requirement that the landscape and irrigation plans be
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approved prior to building permit issuance. Any deferral of the approval of the
plans will be based on the status of the plans and severity of outstanding
corrections. However, the requirement to submit plan prior to building permit
issuance shall not be deferred.
58.Landscape Inspections. Prior to issuance of building permits, the permit holder
shall open a Landscape Deposit Based Fee case and deposit the prevailing
deposit amount to cover the pre installation, installation, Six Month, and One Year
Landscape Inspections.
59.Bicycle Racks. The landscaping plans shall show the location and style of the
bicycle racks.
60.Tree Placement. Tree placement should avoid conflicts with parking lot lighting.
When conflict occurs, it shall be up to the Community Development Department
Director to determine the solution.
61.Basins. Planting in basins shall be consistent with Approved Exhibit 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.
62.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.
FEES
63.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.
64.Open Space Fee (MSHCP). Prior to the issuance of a building permit, the
applicant shall comply with the provisions of Riverside County Ordinance No. 810
(hereinafter Ordinance No. 810), which requires the payment of the appropriate
fee set forth in the Ordinance.
The amount of the fee will be based on the "Project Area" as defined in the
Ordinance and the aforementioned Condition of Approval.
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In the event Ordinance No. 810 is rescinded, this condition will no longer be
applicable. However, should Ordinance No. 810 be rescinded and superseded by
a subsequent mitigation fee ordinance, payment of the appropriate fee set forth in
that ordinance shall be required.
65.Menifee Union School District. Impacts to the Menifee Union School District shall
be mitigated in accordance with California State law.
66.Perris Union School District. Impacts to the Perris Union High School District
shall be mitigated in accordance with California State law.
67.Fees. Prior to issuance of building permits, the Community Development
Department shall determine if any deposit-based fee accounts related to Plot Plan
No. PLN20-0348 are in a negative balance. If so, any outstanding fees shall be
paid by the permittee.
Prior to Final Inspection
68.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 prior to final occupancy.
69.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.
70.Archeology Report - Phase III and IV. Prior to final inspection, the
developer/permit holder shall prompt the Project Archeologist to submit two (2)
copies of the Phase III Data Recovery report (if required for the Project) and the
Phase IV Cultural Resources Monitoring Report that complies with the Community
Development Department's requirements for such reports. The Phase IV report
shall include evidence of the required cultural/historical sensitivity training for the
construction staff held during the pre-grade meeting. The Community
Development Department shall review the reports to determine adequate
mitigation compliance. Provided the reports are adequate, the Community
Development Department shall clear this condition. Once the report(s) are
determined to be adequate, two (2) copies shall be submitted to the Eastern
Information Center (EIC) at the University of California Riverside (UCR) and one
(1) copy shall be submitted to the Pechanga Cultural Resources Department.
71.Elevations. Elevations of all buildings and structures shall be in substantial
conformance with the elevations shown on the APPROVED EXHIBITS.
72.Mechanical Equipment Enclosure. Prior to final occupancy, Community
Development staff will verify that all ground-mounted mechanical equipment has
been screened in compliance with the approved plans. The applicant may be
required to screen additional mechanical equipment required by outside agencies
(transformers, double detectors, etc.) to the satisfactory of the Community
Development Director.
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73.Roof Mounted Equipment. Prior to issuance of a certificate of occupancy,
Community Development staff will verify that all roof-mounted equipment has been
screened in compliance with the approved plans.
74.Condition Compliance. The Community Development Department shall verify
that the Development Standards and all other preceding conditions have been
complied with prior to any use allowed by this permit.
75.Lighting. Exterior lighting shall be consistent with the approved building plans.
76.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 Exhibits 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 Exhibits. 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.
77.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.
78.Utilities Underground. All utilities, except electrical lines rated 33 kV or greater,
shall be installed underground. If the permittee provides to the Department of
Building and Safety and the Community Development Department a definitive
statement from the utility provider refusing to allow underground installation of the
utilities they provide, this condition shall be null and void with respect to that utility.
79.Final Planning Inspection. The permittee shall obtain final occupancy sign-off
from the Community Development Department for each building permit issued by
scheduling a final Planning inspection prior to the final sign-off from the Building
Department. Planning staff shall verify that all pertinent conditions of approval
have been met, including compliance with the approved elevations, site plan,
parking lot layout, decorative paving, public plazas, etc. The permittee shall have
all required paving, parking, walls, site lighting, landscaping and automatic
irrigation installed and in good condition.
LANDSCAPING
80.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
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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?”
81.Landscape/Irrigation Install Inspection. The permittee landscape architect
responsible for preparing the Landscaping and Irrigation Plans shall arrange for a
Pre-Landscape installation inspection and a Landscape Completion Installation
Inspection with the Community Development Department. The pre-landscape
inspection shall be arranged at least fifteen (15) working days prior to installation
of landscaping. The landscape completion inspection shall be arranged at least
fifteen (15) working days prior to final inspection of the structure or issuance of
occupancy permit, whichever occurs first. A One Year Post-Establishment
Inspection will also be required. The Community Development Department will
require a deposit in order to conduct the landscape inspections.
82.Landscape Installation. All required landscape planting and irrigation, including
but not limited to onsite, shall have been installed in accordance with approved
Landscaping, Irrigation, and Shading Plans, Menifee Municipal Code (as adopted
and any amendments thereto), Eastern Municipal Water District requirements and
the Riverside County Guide to California Landscaping. All landscape and irrigation
components shall be in a condition acceptable to the Community Development
Department. The plants shall be healthy and free of weeds, disease or pests. The
irrigation system shall be properly constructed and determined to be in good
working order.
83.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
84.Fees. Prior to issuance of occupancy/final inspections, the Community
Development Department shall determine if any deposit-based fee accounts
related to the project are in a negative balance. If so, any outstanding fees shall
be paid by the permittee.
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Section III:
Engineering/Public Works
Department
Conditions of Approval
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The following are the City of Menifee Public Works / Engineering Department (Public
Works / Engineering Department) Conditions of Approval for this development 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 Conditions
85.Subdivision Map Act - The developer / property owner shall comply with the State
of California Subdivision Map Act.
86.Guarantee for Required Improvements Prior to grading permit issuance, or
construction permit issuance, financial security shall be provided to guarantee the
construction of all required improvements associated with each phase of
construction. The Public Works Director may require the dedication and
construction of necessary utilities, streets, or other improvements outside the area
of any particular map phase if the improvements are needed for circulation,
parking, and access or for the welfare and safety of future occupants of the
development.
87.Bond Agreements 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, streetlights,
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.
88.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 timing with City Council
calendar when requesting changes to the bond agreements.
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89.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.
90.Engineered Plans - All improvement plans, and grading plans shall be drawn on
twenty-four (24) inches by thirty-six (36) inch Mylar and signed by a registered civil
engineer or other registered/licensed professional as required.
91.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.
92.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.
93.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.
94.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:
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a. Construction activities shall comply with City of Menifee ordinances relating to
construction noise. Any construction within the City limits located 1/4 of a 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 8.01.020. There shall be no construction
permitted on Sunday or nationally recognized holidays unless prior approval is
obtained from the City Building Official or City Engineer.
b. Removal of spoils, debris, or other construction materials deposited on any
public street no later than the end of each working day.
c. The construction site shall accommodate the parking of all motor vehicles used
by persons working at or providing deliveries to the site. Violation of any
condition or restriction or prohibition set forth in these conditions shall subject
the owner, applicant to remedies as set forth in the City Municipal Code. In
addition, the Public Works Director / 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.
95.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 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
96.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.
97.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.
98.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,
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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.
99.Grading Permit for Disturbed Soil – City ordinance on grading requires a grading
permit prior to clearing, grubbing or any topsoil disturbances related to construction
grading.
100.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.
101.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 the California State
Water Resources Control Board (SWRCB). Additional Erosion protection may be
required during the rainy season.
102.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.
103.Design Grade Criteria – Onsite parking areas shall be designed in accordance
with the current version of City of Menifee Standards and Specifications. Non-
compliance may require a redesign of the project. Significant redesigns may require
a revised Plot Plan.
104.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.
105.Finish Grade – Shall be sloped to provide proper drainage away from all exterior
foundation walls in accordance with City of Menifee Standard Plan 300.
106.Use of Maximum and Minimum Grade Criteria – Actual field construction grades
shall not exceed the minimum and maximum grades for ADA and approved project
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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.
107.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.
108.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.
109.Licensed Geotech - A licensed geotechnical engineer shall perform final
determination of the foundation characteristics of soils within on-site development
areas.
110.10 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.
111.100 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.
112.100 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.
113.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 Bradley Road and
shall not flow over the proposed parkway or within the driveway approach.
114.Coordinate Drainage Design: Development of this property shall be coordinated
with the development of adjacent properties to ensure that watercourses remain
unobstructed, and stormwaters are not diverted from one watershed to another.
This may require the construction of temporary drainage facilities or offsite
construction and grading. A drainage easement shall be obtained from the affected
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property owners for the release of concentrated or diverted storm flows. A copy of
the recorded drainage easement shall be submitted to the PW Engineering
Department for review.
Prior to Grading Permit Issuance
115.Geotechnical Report – Two copies of City-approved geotechnical/soils report, no
more than three (3) years from date of application for 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 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.
116.Drainage Study – The following report was reviewed and approved by the City:
a. Preliminary Hydrology Study for Popeyes Restaurant, PLN20-0348,
prepared by Commercial Development Resources, dated October 9, 2020.
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.
117.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.
118.Compliance with NPDES General Construction Permit – The
developer/property owner shall comply with the National Pollutant Discharge
Elimination System (NPDES) General Construction Permit (GCP) from the State
Water Resource Control Board (SWRCB).
Prior to approval of the grading plans or issuance of any grading permit, the
developer/property owner shall obtain a GCP from the SWRCB. Proof of filing a
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Notice of Intent (NOI) and monitoring plan, shall be submitted to the City; and the
WDID number issued by the SWRCB shall be reflected on all grading plans prior
to approval of the plans. For additional information on how to obtain a GCP, contact
the SWRCB.
119.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 will require
submittal of NOTs for requests to fully release associated grading bonds.
120.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 conditions at all times
until construction is completed and the Regional Board has issued a Notice of
Termination (NOT) for the development.
121.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.
122.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.
123.Offsite Grading Easements - 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.
124.Perpetual Drainage Patterns (Easements) - Grading shall be designed in a
manner that perpetuates the existing natural drainage patterns and conditions with
respect to tributary drainage areas and outlet points. Where these conditions are
not preserved, necessary drainage easements shall be obtained from all affected
property owners for the release onto their properties of concentrated or diverted
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storm flows. A copy of the recorded drainage easement shall be submitted to the
PW Engineering Department for review.
125.Protection of Downstream Properties - The developer/property owner shall
protect downstream properties from damages that can be caused by alteration of
natural drainage patterns, i.e., concentration or diversion of flow. Protection shall
be provided by constructing adequate drainage facilities including enlarging
existing facilities and securing necessary drainage easements.
Prior to Building Permit
126.Submit Plans – A copy of the improvement plans, grading plans, and 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
appropriated plan check fee or deposit.
127.No Building Permit without Legal Lot – Prior to issuance of any building permit,
the developer / property owner shall ensure that the underlying parcels for such
buildings are complying with City Ordinances, Codes, and the Subdivision Map
Act.
128.No Building Permit without Grading Permit - Prior to issuance of any building
permit, the developer/property owner shall obtain a grading permit and/or approval
to construct from the Public Works Engineering Department.
129.Final Rough Grading Conditions – Prior to issuance of each building permit, the
developer/property owner shall cause the Civil Engineer of Record and Soils
Engineer of Record for the approved grading plans, to submit signed and wet
stamped rough grade certification and compaction test reports with 90% or better
compaction. The certifications shall use City approved forms and shall be
submitted to the Public Works Engineering Department for verification and
acceptance.
130.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
131.Final Grade Certification – The developer/property owner shall cause the Civil
Engineer of Record for approved grading plans, to submit signed and wet stamped
final grade certification on City approved form, for each building requesting a
certificate of occupancy. The certification shall be submitted to the Public Works
Engineering Department for verification and acceptance.
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132.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.
133.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)
134.Common Area Maintenance – Any common areas identified in the approved Plot
Plan shall be owned and maintained as follows:
a. A permanent master maintenance organization shall be established for the
project, 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 issuance of a
Certificate of Occupancy.
135.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).
136.CC&R Content, Submittal Process and Timing – Prior to issuance of Certificate
of Occupancy, 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,
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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
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 issuance of
Certificate of Occupancy.
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. STREET AND DEDICATIONS
137.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 Wingate Lane.
Vehicular access to the project as shown in Exhibit A will be provided via one
driveway. The driveway is located along the private road, Wingate Lane.
a.Newport Road – Newport Road shall be improved to a modified Urban
Arterial designation with an ultimate half width Right of Way of 76 feet, 55
feet paved curb to centerline, a Class II bike lane, an 8-foot sidewalk
adjacent to curb and a 13 foot wide parkway. Prior to approval of
improvement plans or issuance of a building permit whichever occurs first,
the developer shall construct or guarantee the construction of the public
street improvements within Newport Road fronting the property to the
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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 permission 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. Wingate Road – Wingate is dedicated for public use for streets and public
utility purposes, but not accepted on the underlying PM 9578. Wingate shall
remain an access road and for public utility purposes, either private or
public as determined by the Public Work Director/City Engineer. The
Developer shall be responsible for the required improvements on Wingate
fronting their project. Lot B of underlying PM 9578 shall remain part of
Wingate Road and shall not be merged with the property to be acquired or
has been acquired by the Developer from the property owner of Parcel 3
of PM9578.
c. Reconstruction or Resurfacing of Newport Road– The Public Works
Director / City Engineer may consider reconstruction or resurfacing of
existing Newport 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.
138.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.
139.Driveways - 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.
140.Acceptance of Public Roadway Dedication and Improvements – Easements
and right-of way for public roadways shall be granted to the City through acceptable
recordable instrument.
141.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
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standards and to the satisfaction of the Public Works Director / City Engineer and
the City Building Official.
142.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.
143.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.
144.Signing and Striping – A signing and striping plan for Newport Road is required
for this project. The striping of Newport Road shall conform to the City standard for
Urban Arterial, Standard Plan #96. The applicant shall be responsible for any
additional paving and/or striping removal caused by the striping plan.
145.Traffic Signal Plan – The applicant shall be responsible for modification of the
traffic signal at Newport Road and Bradley Road. The traffic signal plan shall be
approved by the Public Works Director / City Engineer. An in-lieu of construction
payment maybe considered as an option as approved by the Public Works
Director/City Engineer.
146.Street Light Plan – Street lights requiring relocations, or any required new
streetlights 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.
147.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:
148.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.
149.Improvement Bonds - Prior to issuance of any construction permit for all required
onsite and offsite public improvements, and/or approval of improvement plans,
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).
150.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 76 feet, and 55 feet paved
curb to centerline. The developer / property owner shall dedicate the necessary
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Newport Road right of way fronting the development through a recordable
instrument acceptable to the City of Menifee.
Prior to Issuance of Any Certificate of Occupancy:
151.Newport Road Improvements – Improvements on Newport Road fronting the
development shall be completed to a modified Urban Arterial designation with an
ultimate half width Right of Way of 76 feet and 55 feet paved curb to centerline 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.
152.Driveways and Driveway Approaches – Driveways and Driveway Approaches
as shown on the approved plot plan 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.
E. TRAFFIC ENGINEERING
153.Traffic Study Report – The development shall comply with the intent of the
conditions identified in the approved Traffic Impact Study, dated August 16, 2021,
prepared by Trames Solutions, Inc. All required improvements and measures
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.
The traffic study was approved with the assumption that a second access to the
site off Winterhawk has been obtained by the property owner from the owner of
Parcel 3 of PM9578. Therefore prior to issuance of a building permit, the developer
shall show legal proof in a form acceptable to the City that the access has been
obtained.
Prior to Issuance of Construction Permit
154.Signal Modification Deposit - The developer/property owner shall be
responsible for the necessary signal modifications at the intersection of Newport
Road and Winter Hawk Road. Necessary modifications shall include but not be
limited to traffic lane stripping, signage, detection system and signal operations.
Necessary modifications shall be in conformance with the recommendations of
the project’s traffic impact study. Additional improvements may be required to
address public safety and welfare, as determined by the Public Works Director/
City Traffic Engineer.
155.Signing and Striping Plan – Prior to issuance of a construction permit, any
necessary signing and striping plan for Newport 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.
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Signing and striping plans shall be designed to restrict all left-turn movements on
Newport Road at Wingate Lane. Signing and striping plans shall include a striped
bike lane per City General Plan requirements.
156.Traffic Signal Plan – Prior to issuance of a construction permit, the traffic signal
plan for the modification of the traffic signal at Newport Road and Winter Hawk
Road shall be approved by the City Traffic Engineer in accordance with City
standards and specifications.
157.Streetlight Plan – Street light construction plans shall be prepared as separate
plans or combined with the public street improvement plans as approved by the
PW Director / City Engineer.
158.Streetlight Design as LS-3 Rate Lights – All streetlights, other than traffic signal
safety lights, shall be designed as LS-3 rate lights in accordance with approved
City standards and specifications, and as determined by the PW Director.
159.Public Streetlights Service Points – All proposed public streetlights shall be
provided with necessary appurtenances and service points for power, separate
from privately owned streetlights. The developer/property owner shall coordinate
with the PW Department and with Southern California Edison the assignment of
addresses to streetlight service points. Service points for proposed public
streetlights shall become public and shall be located within public right of way or
within duly dedicated public easements.
160.Street Name Sign - The developer/property owner shall install street name sign(s)
in accordance with applicable City Standards or as directed by the PW Engineering
Department.
161.Driveway Geometrics- Final driveway geometrics may be modified in final
engineering as approved by the Public Works Director. Driveways shall meet
current standard radii on all existing and proposed commercial drive approaches
used as access to the proposed development. The developer shall adhere to all
City standards and regulations for access and ADA guidelines.
162.Construction Traffic Control Plan - Prior to start of any project related
construction, the developer/property owner shall submit to the Public Works
Engineering Department for review and approval, a Construction Traffic Control
Plan in compliance with all applicable City ordinances, standards and
specifications, and the latest edition of the CAMUTCD. This traffic control plan shall
address impacts from construction vehicular traffic, noise, and dust and shall
propose measures to mitigate these effects. The traffic control plan shall include a
Traffic Safety Plan for safe use of public roads right-of-way during construction.
The plan shall specify mitigation measures to address the following:
a) Dust and dirt fallout from truck loads and gets entrained onto City
roadways: (1) Biweekly street sweeping during construction activity,
and daily during all grading operations. (2) Approved BMPs shall be
installed at all approved construction entrances as part of the SWPPP.
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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.
163.TUMF Improvement and Credit Agreement for Newport Road Improvements–
Newport Road is a qualified TUMF facility. The developer may qualify for credit for
constructing Newport Road to its ultimate condition. To obtain credit for TUMF
eligible facilities, the developer shall enter into a three party TUMF Improvement
and Credit Agreement with WRCOG and the City of Menifee, prior to issuance of
a building permit. The agreement shall be in accordance with City Ordinances and
WRCOG Administrative Policy. The agreement requires WRCOG approval and
City Council action.
Prior to Issuance of Certificate of Occupancy
164.Cost participation through Payment of TUMF and DIF for Offsite
Improvements- The developer/property owner’s TUMF and DIF payment
obligations shall be considered as cost participation for Project’s required offsite
improvements only when the offsite improvements for which credits are claimed,
are eligible TUMF and/or DIF facilities at time of TUMF and DIF payments.
Determination for TUMF credits shall be at the discretion of the Western Riverside
Council of Governments (WRCOG), the governing authority, which shall include
entering a three party TUMF Credit Agreement with the developer, WRCOG and
the City of Menifee.
165.Construction of Right-of-Way Improvements - The developer/property owner
shall design and construct the following improvements:
a) Raised median improvement along Newport Road. The
developer/project owner shall provide a 2’ to 14’ wide raised median
from the intersection with Winterhawk Road to approximately 200 feet
west of the proposed Newport Road driveway, as approved by the City
Engineer. The raised median shall be terminated with rounded corners.
b) Curb returns at Wingate Lane shall conform to ultimate conditions and
shall be in accordance with current City ordinances, standards, and
specifications. The developer/property owner shall bond for the
construction cost estimate for off site improvements at ultimate width of
Newport Road including cost for joint pole relocation(s).
Prior to Building Permit Issuance
166.Acceptance of Public Roadway Dedication and Improvements – Onsite
easements and right-of way for public roadways shall be granted to the City of
Menifee through the final map, or other acceptable recordable instrument. Any off-
site rights-of-way required for access road(s) shall be accepted to vest title in the
name of the public if not already accepted. Any shared access roads necessary
for the adequate circulation of the proposed project, shall be dedicated for
reciprocal access by acceptable recordable instrument prior to any permit
issuance.
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167.Interim & Ultimate Off-Site Improvements – Due to the timing of relocating joint
utility poles on Newport Road and to facilitate development, the City is allowing
interim street improvements as a courtesy and benefit to the developer.
The limits and scope of the interim street improvements shall be approved by the
City Engineer and shall consist of two 12’ through lanes, one 6 ‘ bike lane. Interim
condition curb and street striping shall be in accordance with interim street
improvement and striping plan approved by the Public Work Director / City
Engineer. Interim Condition Street improvement plans shall be approved prior to
building permit issuance and shall be constructed prior to certificate of occupancy.
Said street improvement plans will show interim improvements as Phase 1 and
ultimate improvements as Phase 2 on the same set of plans.
The developer shall construct ultimate, half-width street improvements along the
project’s entire Newport Road frontage including relocating power poles and
appurtenant facilities within 3 (Three) years of building permit issuance. The
developer shall enter into an agreement and provide security/bonds for said
ultimate improvements prior to building permit issuance.
168.Improvement Bonds – Prior to issuance of any construction permit for all required
onsite and offsite public improvements, the developer/project owner shall enter
into a bond agreement and post acceptable bonds or security, to guarantee the
completion 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 Conditions).
169.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.
Prior to Issuance of Certificate of Occupancy
170.Driveways and Driveway Approaches – Driveways and driveway Approaches
shall be designed and constructed per City standards. Required driveways shall
be constructed prior to issuance of Certificate of Occupancy.
171.Completion of Street Improvements – Prior to issuance of a Certificate of
Occupancy, the following street components shall be completed:
a) Primary and Alternate (secondary) access roads shall be completed
and paved to finish grade according to the limits indicated in the
improvement plans and as noted elsewhere in these conditions.
b) Interior roads shall be completed and paved to finish grade according
to the limits indicated in the improvement plans and as noted
elsewhere in these conditions. All curbs, gutters, sidewalks, and
driveway approaches shall be installed
c) Storm drains and flood control facilities shall be completed according
to the improvement plans and as noted elsewhere in these conditions.
Written confirmation of acceptance by the Flood Control District, if
applicable, is required.
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d) Water system, including fire hydrants, shall be installed and
operational, according to the improvement plans and as noted
elsewhere in these conditions. All water valves shall be raised to
pavement finished grade. Written confirmation of acceptance from
water purveyor is required.
e) Sewer system shall be installed and operational, according to the
improvement plans and as noted elsewhere in these conditions. All
sewer manholes shall be raised to pavement finished grade. Written
confirmation of acceptance from sewer purveyor is required.
f) Landscaping and irrigation, water and electrical systems shall be
installed and operational in accordance with City adopted County
Ordinance 461.
F. NPDES AND WQMP
172.Stormwater Management - All City of Menifee requirements for NPDES and
Water Quality Management Plans (WQMP) shall be met per City of Menifee
Municipal Code Chapter 15.01 for Stormwater/Urban Runoff Management
Program unless otherwise approved by the Public Works Director/City Engineer.
This project is required to submit a project specific WQMP prepared in accordance
with the latest WQMP guidelines approved by the Regional Water Quality Control
Board.
173.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.
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
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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.
174.SWRCB, TRASH AMENDMENTS. The State Water Resources Control Board
(State Board) adopted amendments to the Water Quality Control Plan for Ocean
Waters of California and the Water Quality Control Plan for Inland Surface Waters,
Enclosed Bays, and Estuaries – collectively referred to as the “Trash
Amendments.” Applicable requirements per these amendments shall be adhered
to with implementation measures, prior to building permit issuance. Projects
determined to be within Priority Land Uses as defined in the Trash Amendments,
shall provide trash full capture devices to remove trash from all Priority Land Use
areas that will contribute storm water runoff to the City of Menifee’s MS4. All trash
full capture devices shall be listed on the State Board’s current list of certified full
capture devices posted on their website
(https://www.waterboards.ca.gov/water_issues/programs/stormwater/trash_imple
mentation.shtml), or otherwise approved by State or Regional Water Quality
Control Board staff. Storm water runoff from privately owned Priority Land Use
areas shall be treated by full capture devices located within privately owned storm
drain structures or otherwise located on the privately owned property, whenever
possible. Runoff from Priority Land Use areas created or modified by the project,
and which are proposed to be City owned, shall be treated by full capture devices
located within city-owned storm drains or otherwise located within the public right
of way.
Prior to Issuance of Grading Permit
175.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, Popeye’s
Restaurant, PLN20-0348, prepared by Commercial Development
Resources, dated October 9, 2020.
176. Prior to issuance of a grading permit, a FINAL project specific WQMP in substantial
conformance with the approved PRELIMINARY WQMP, shall be reviewed and
approved by the Public Works Engineering Department. Final construction plans
shall incorporate all the structural BMPs identified in the approved FINAL WQMP.
The final developed project shall implement all structural and non-structural BMPs
specified in the approved FINAL WQMP. One copy of the approved FINAL WQMP
on a CD-ROM in pdf format shall be submitted to the Public Works Engineering
Department. The FINAL WQMP submittal shall include at the minimum the
following reports/studies:
a) Hydrology/hydraulics report
b) Soils Report that includes soil infiltration capacity
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c) Limited Phase II Environmental Site Assessment Report, as may be
required by an approved Phase I ESA Report
Final construction plans shall incorporate all the structural BMPs identified in
the approved FINAL WQMP. The final developed project shall implement all
structural and non-structural BMPs specified in the approved FINAL WQMP.
One copy of the approved FINAL WQMP on a CD-ROM in pdf format shall be
submitted to the Public Works Engineering Department.
177.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.
178.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 Any Certificate of Occupancy
179.Implement Project Specific 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.
180.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.
181.WQMP/BMP Education - Prior to issuance of Certificate of Occupancy, the
developer / project owner shall provide the City proof of notification to future
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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 to clear the appropriate condition. Placing a
copy of the affidavit without submitting the original will not guarantee clearance of
the condition.
G. WATER, SEWER, AND RECYCLED WATER
182.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.
183.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.
184.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 approval of improvement plans.
185.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.
186.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)
Prior to Building Permit Issuance
187.Annexation to the Citywide Community Facilities District (CFD) - Prior to the
issuance of a Building Permit, the developer/property owner shall complete the
annexation of the proposed development, into the boundaries of the City of
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Menifee citywide Community Facilities Maintenance District (Services) CFD. The
citywide CFD shall be responsible for:
The maintenance of public improvements or facilities that benefit this development,
including but not limited to, public landscaping, streetlights, traffic signals, streets,
drainage facilities, water quality basins, graffiti abatement, and other public
improvements or facilities as approved by the Public Works Director.
The developer/property owner shall be responsible for all cost associated with the
annexation of the proposed development in the citywide CFD.
188. CFD Annexation Agreement - In the event timing for this development’s schedule
prevents the developer/property owner from complying with condition of approval
for CFD annexation, the developer shall enter into a CFD annexation agreement
to allow the annexation to complete after the issuance of a building permit but prior
to issuance of a Certificate of Occupancy. The developer shall be responsible for
all costs associated with the preparation of the CFD annexation agreement. The
agreement shall be approved by the City Council prior to issuance of a building
permit.
189.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 plans for
review and approval by the PW Engineering Department. The plans may be
prepared as one plan for the entire development as determined by the PW
Director. When necessary, as determined by the PW Director, a separate WQMP
construction plan on City title block maybe required for review and approval by the
PW Engineering Department prior to issuance of a grading permit.
190.Parkway Landscaping Design Standards - The parkway areas behind the street
curb within the public’s right-of-way, shall be landscaped and irrigated per City
standards and guidelines.
191.CFD Landscape Guidelines and Improvement Plans – All landscape
improvements for maintenance by the CFD shall be designed and installed in
accordance with City CFD Landscape Guidelines, and shall be drawn on a
separate improvement plan on City title block. The landscape improvement plans
shall be reviewed and approved by the PW Engineering Department prior to
issuance of a construction permit.
192.Landscaping on Newport Road - The parkway areas behind the sidewalk
within the public right-of-way fronting the entire property along Newport Road,
shall be landscaped, and irrigated per City standards and guidelines. These
areas shall be maintained by the CFD.
193.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.
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I. WASTE MANAGEMENT
194.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 to reuse, recycle, compost, or otherwise divert commercial solid
waste from disposal:
a) Source separate recyclable and/or compostable material from solid
waste and donate or self-haul the material to recycling facilities.
b) Subscribe to a recycling service with their waste hauler.
c) Provide recycling service to their tenants (if commercial or multi-family
complex).
d) Demonstrate compliance with the requirements of California Code of
Regulations Title 14.
For more information please visit:
www.rivcowm.org/opencms/recyclying/recycling_and_compost_business.html#m
andatory
195.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:
Source separate organic material from all other recyclables and donate or self-haul
to a permitted organic waste processing facility.
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.
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:
196.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
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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.
197.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 Any Certificate of Occupancy:
198.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
199.Fees and Deposits – Prior to approval of final maps, grading plans, improvement
plans, issuance of building permits, and/or issuance of certificate of occupancy,
the developer/property owner shall pay all fees, deposits as applicable. These shall
include the regional Transportation Uniform Mitigation Fee (TUMF), any applicable
Traffic Signal Mitigation Fees, Development Impact Fees (DIF), and any applicable
Road and Bridge Benefit District (RBBD) Fee. Said fees and deposits shall be
collected at the rate in effect at the time of collection as specified in current City
resolutions and ordinances.
Prior to Building Permit Issuance
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200.Road Bridge Benefit District – 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 the 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.
Prior to Issuance of Certificate of Occupancy
201.TUMF FEES - Prior to the issuance of an occupancy permit, the
developer/property owner shall pay the Transportation Uniform Mitigation Fee
(TUMF) in accordance with the fee schedule in effect at the time of issuance,
pursuant to adopted City Ordinance governing the TUMF program.
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Section IV:
Building and Safety Department
Conditions of Approval
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202.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.
203.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.
204.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.
205.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
655P 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.
206.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.
207.Obtain Approvals Prior to Construction. Applicant must obtain all building plans
and permit approvals prior to commencement of any construction work.
208.Obtaining Separate Approvals and Permits. Trash Enclosures, patio covers, light
standards, and any block walls will require separate approvals and permits. Solid
covers are required over new and existing trash enclosures.
209.Demolition. (If applicable) Demolition permits require separate approvals and
permits. AQMD notification and approval may be required.
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210.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.
211.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.
212.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.
213.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.
214.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
215.Submitting Plans and Calculations. Applicant must submit to Building & Safety
seven (7) complete sets of plans and two (2) sets of supporting documents, two (2)
sets of calculations or, one set of each document listed above for electronic
submittals for review and approval 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.
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
216.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.
217.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
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and a Permit/Release shall be submitted to Building and Safety, Prior to Permit
Issuance.
Prior to Issuance of Building Permits
218.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.
219. Each Department is required to Approve, with a signature.
Prior to Start of Construction
220.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
221.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
222. Each department is required to Review and Approve with a Signature, once ALL
Conditions of Approval have been Met/Approved.
Prior to Final Inspection
223. 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.
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Section V:
Riverside County
Fire Department
Conditions of Approval
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General Conditions
224.Fire Dept. Plan Review. Final fire and life safety conditions will be addressed
when building plans are reviewed by the Fire Prevention Department. These
conditions will be based on occupancy, use, the California Building Code (CBC),
California Fire Code (CFC), and related codes which are in force at the time of
building plan submittal.
225.Fire Flow. The Office of the County Fire Marshal is required to set a minimum fire
flow for the remodel or construction of all residential buildings per CFC Appendix
B. The developer shall provide for this project, a water system capable of
delivering 1500 GPM at 20-PSI residual operating pressure for a 2-hour duration.
The fire flow as given above has considered all information as provided.
226.Fire Hydrants. The Office of the County Fire Marshal is required to set minimum
fire hydrant distances in accordance with Ordinance 787 and the California Fire
Code Appendix C. A minimum number of 1 Super fire hydrant(s) (6”x4”x2½”x2½”)
shall be provided for this project. Additional fire hydrants may be required to meet
the spacing requirements of the California Fire Code.
227.Turning Radius. Minimum outside turning radius shall be 38-feet and 14 inside.
228.All Weather Access Roads. Fire apparatus access roads and driveways shall be
designed and maintained to support the imposed loads of fire apparatus and shall
be with a surface to provide all-weather driving capabilities. Access roads shall be
75,000 lbs. GVW.
229.Access Road Widths. Fire Department vehicle access roads shall have a clear
unobstructed width of not less than 24 feet for commercial, with an unobstructed
vertical clearance of not less than 13 feet 6 inches. Nothing can impede this clear
width for fire department access.
230.Address at Site. Display street numbers in a prominent location on the address
side of building(s) and rear access if applicable. Numbers and letters shall be a
minimum of 12” in height for building(s) up to 25’ in height and 24” in height for
building(s) exceeding 25’ in height. All addressing must be legible, of a contrasting
color with the background and adequately illuminated to be visible from the street
at all hours. All lettering shall be to Architectural Standards.
231.Designated Fire Lanes. Applicant/developer shall prepare a site plans
designating required fire lanes with appropriate lane paintings and/or signs to the
Fire Department for review and approval.
232.Hood/Duct Suppression System. A UL 300 hood/duct fire extinguishing system
must be installed over the cooking equipment as required by the California Fire
Code, California Mechanical Code and adopted standards. The extinguishing
system must automatically shut down gas and /or electricity to all cooking
appliances upon activation. A C-16 licensed contractor must submit plans to the
Fire Department for review and approval prior to installation.
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Section VI:
Riverside County Environmental
Health Conditions of Approval
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General Conditions
233.Potable Water and Sanitary Sewer. A “General Condition” shall be placed on
the project indicating that the subject property is proposing to receive potable water
service and sanitary sewer service from Eastern Municipal Water District (EMWD).
It is the responsibility of this facility to ensure that all requirements to obtain potable
water and sanitary sewer service are met with EMWD, as well as all other
applicable agencies.
234.Removal/Abandonment of Any Existing OWTS And Wells. Prior to building
permit issuance, any existing wells and/or existing on-site wastewater treatment
systems (OWTS) shall be properly removed and/or destroyed under permit with
DEH.
235.Environmental Cleanup Programs (RCDEH-ECP). If contamination or the
presence of a naturally occurring hazardous material is discovered at the site,
assessment, investigation, and/or cleanup may be required. Contact Riverside
County Environmental Health - Environmental Cleanup Programs at (951) 955-
8980, for further information.
236.District Environmental Services (DES). Floorplans provided for the review of this
project did not include plans for a kitchen or other type of operation that handles
food. If in the future there is a proposal to serve food from this site, the plans will
require review by DES to ensure compliance with applicable California Health and
Safety Codes. An annual operating permit for the food facility may be required.
Please contact the Hemet DES office at (951) 766-2824.
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The undersigned warrants that he/she is an authorized representative of the project
referenced above, that I am specifically authorized to consent to all of the foregoing
conditions, and that I so consent as of the date set out below.
_______________________________________________ ___________________
Signed Date
_______________________________________________ ___________________
Name (please print) Title (please print)
Item Title:9.2
“Popeyes Restaurant”Conditional Use Permit No.PLN20-0347 and Plot Plan No.PLN20-0348
Item Page Number:78
RESOLUTION NO. PC21-____
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
MENIFEE, CALIFORNIA APPROVING CONDITIONAL USE PERMIT
NO. PLN20-0347, POPEYES RESTAURANT LOCATED SOUTH OF
NEWPORT ROAD, NORTH OF RIM CREEK PATH, EAST OF EVANS
ROAD AND WEST OF WINTERHAWK ROAD (APN: 360-020-029)
WHEREAS, on December 9, 2020, the applicant, Alan Breton, on behalf of
DMSD Property, LLC., filed a formal application with the City of Menifee for the approval
of Conditional Use Permit No. PLN20-0347 to allow for a quick serve restaurant with
associated drive-thru facilities within the Economic Development Corridor – Newport
Road (EDC-NR); and,
WHEREAS, on December 9, 2020, the applicant, Alan Breton, on behalf of
DMSD Property, LLC., filed a formal application with the City of Menifee for the approval
of Plot Plan No. PLN20-0348 for new construction of a new 2,364 square foot quick-
serve restaurant (Popeyes) and full site improvements (including site landscaping and
parking lot); and,
WHEREAS, on September 22, 2021, the Planning Commission continued the
public hearing for Conditional Use Permit No. PLN 20-0347 to October 13, 2021; and,
WHEREAS, on October 13, 2021, the Planning Commission of the City of
Menifee held the continued public hearing on Conditional Use Permit No. PLN 20-0347,
which hearing was not required to be re-noticed, because the project was continued to a
date certain at the September 22, 2021 hearing, considered all public testimony as well
as all materials in the staff report and accompanying documents for Conditional Use
Permit No. PLN20-0347, which hearing was publicly noticed by a publication in The
Press Enterprise, a newspaper of general circulation, an agenda posting, and notice to
property owners within 400 feet of the Project boundaries, and to persons requesting
public notice and on-site posting; 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 is consistent with the adopted General Plan and any
applicable specific plan:
Consistency with General Plan
The project site zoning classification and General Plan land use designation is Economic
Development Corridor – Newport Road (EDC-NR). The Newport Road subarea is
intended for neighborhood-oriented commercial, and office uses that support residential
communities and development in the vicinity of this major traffic corridor. The quick
serve restaurant will serve the adjacent residential communities and local businesses.
The project is consistent with the General Plan land use designation and is compatible
with surrounding General Plan land uses.
In addition, the project is consistent with the following City of Menifee General Plan
policies:
Item Title:9.2
“Popeyes Restaurant”Conditional Use Permit No.PLN20-0347 and Plot Plan No.PLN20-0348
Item Page Number:79
Conditional Use Permit No. PLN20-0347
October 13, 2021
Project Design/ Building Design
CD-5: Economic Development Corridors that are visually distinctive and vibrant
and combine commercial, industrial, residential, civic, cultural, and recreational
uses.
CD-3: Projects, developments, and public spaces that visually enhance the
character of the community and are appropriately buffered from dissimilar land
uses so that differences in type and intensity do not conflict.
The Newport Road Corridor is intended to provide neighborhood-oriented commercial
uses that support the adjacent residential development. The use combined with the
vibrant architecture creates a visually distinctive site within the EDC-NR subarea of the
General Plan with high quality architecture and site design.
CD-3.22: Incorporate visual buffers, including landscaping, equipment and
storage area screening, and roof treatments, on properties abutting either
Interstate 215 or residentially designated property.
CD-6: Attractive landscaping, lighting, and signage that conveys a positive image
of the community.
CD-3.17: Encourage the use of creative landscape design to create visual
interest and reduce conflicts between different land uses.
The public parkway and on-site landscaping in the form of low shrubs and trees will
assist in screening on-site parking and vehicular activity. Perimeter landscaping and a 4-
foot low screen wall have been included to visually screen the drive-thru traffic and
vehicular headlights from surrounding roadways.
A masonry block trash enclosure with a decorative cap will have landscape vines on the
exterior at 10 feet on center and an overhead decorative trellis and will screen the trash
bins. All mechanical roof equipment will be hidden behind the decorative parapet
feature. All proposed structures will utilize complementary colors, materials, and
architectural features and, therefore, will be functionally and visually integrated.
Community Design Features - 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.
CD-6.5 Limit light leakage and spillage that may interfere with the
operations of the Palomar Observatory.
The project is required to include lighting and security cameras at the entrances as well
as within the property and the site has been designed to limit concealed areas to allow
for greater visibility and security.
Adequate onsite lighting will be provided for security and visibility. The project has been
conditioned for all lighting fixtures to comply with Ordinance No. 2009-24, “Dark Sky
Ordinance”, which will have the effect of limiting leakage and spillage of light.
Item Title:9.2
“Popeyes Restaurant”Conditional Use Permit No.PLN20-0347 and Plot Plan No.PLN20-0348
Item Page Number:80
Conditional Use Permit No. PLN20-0347
October 13, 2021
Section 2:The proposed design and location of the conditional use meet all
applicable standards of development and operation of the City’s Zoning
Code, including any applicable specific use regulations.
The project site zoning classification and General Plan land use designation is Economic
Development Corridor – Newport Road (EDC-NR). The purpose of the Economic
Development Corridor is to establish business districts in the City that provide
appropriate locations for commercial, office, industrial and economic development. The
purpose of the Newport Road Subarea is to provide a buffer and transition from the
commercial corridor to the adjacent single-family residential neighborhoods.
The General Plan Land Use Designation and Zoning classification of the Economic
Development Corridor are consistent and compatible with one another. A quick serve
restaurant may be permitted within the EDC-NR Subarea with the approval of a
Conditional Use Permit. The proposed Project meets all applicable standards of
development and operation of the City’s Zoning Code, including any applicable specific
use regulations. The Project meets all the Development Code standards of Title 9,
including but not limited to, parking requirements, setbacks, landscape coverage, floor
area ratio (FAR) and height requirements of the EDC-NR zone. The project is
compatible with the surrounding land uses, General Plan land use designations, and
zoning classifications subject to Planning Commission approval.
Section 3: That the proposed site is adequate in size and shape to accommodate the
conditional use in a manner that is compatible with existing and planned
uses in the vicinity.
As previously stated, the Newport Road subarea is intended for neighborhood-oriented
commercial, office and institutional uses that support residential communities and
development in the vicinity of this major traffic corridor. The size and shape of the
building and use are consistent with similar uses throughout the city and the county. The
EDC-NR standards allow for a 1.0 FAR, and the project is proposing a FAR of 0.05 or
5%. The size and shape of the proposed building and use were analyzed and have been
found to be consistent with other uses in the vicinity.
Section 4: 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 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 noted above in Sections 1 and 2, the
Project includes uses that are compatible and serve surroundings 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
Department, Engineering and Public Works Department, Fire Department, Menifee
Police Department, and Riverside County Environmental Health Department. These
Departments have also provided conditions of approval as appropriate to ensure
compliance with applicable regulations.
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“Popeyes Restaurant”Conditional Use Permit No.PLN20-0347 and Plot Plan No.PLN20-0348
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Conditional Use Permit No. PLN20-0347
October 13, 2021
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. The project is consistent with the zoning code.
Section 5:Compliance with CEQA. Processing and approval of the permit application
are in compliance with the requirements of the California Environmental
Quality Act.
The project is determined to be Categorically Exempt under Section 15303, “New
Construction or Conversion of Small Structures” under the California Environmental
Quality Act (CEQA) and CEQA Guidelines. This exemption is for the construction and
location of limited numbers of new, small facilities or structures; installation of small new
equipment and facilities in small structures; and the conversion of existing small
structures from one use to another where only minor modifications are made in the
exterior of the structure. The numbers of structures described in this section are the
maximum allowable on any legal parcel. Examples of this exemption include but are not
limited to: c) A store, motel, office, restaurant or similar commercial or institutional
structure not involving the use of significant amounts of hazardous substances, and not
exceeding 2500 square feet in floor area. In urbanized areas, the exemption also applies
to up to four such commercial buildings not exceeding 10,000 square feet in floor area
on sites zoned for such use, if not involving the use of significant amounts of hazardous
substances where all necessary public services and facilities are available, and the
surrounding area is not environmentally sensitive. The proposed structure does not
exceed 2500 square feet and the restaurant use will not involve the use of significant
amounts of hazardous substances nor is the project located within an environmentally
sensitive area. Lastly, public services and facilities will be available to the proposed
project.
BE IT FURTHER RESOLVED, the Planning Commission of the City of Menifee hereby
approves Conditional Use Permit No. PLN20-0347 subject to the following:
1. The Findings set out above are true and correct.
2. Conditional Use Permit No. PLN20-0347 is hereby approved subject to the
Conditions of Approval set forth in the attachments to this Resolution.
PASSED, APPROVED AND ADOPTED this the 13th day of OCTOBER, 2021.
_________________________
Benjamin Diederich, Chairman
Attest:
_______________________________
Stephanie Roseen, Deputy City Clerk
Approved as to form:
______________________________
Thai Phan, Assistant City Attorney
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EXHIBIT “1”
CONDITIONS OF APPROVAL
Planning Application No.: “Popeyes” Conditional Use Permit No. PLN20-0347
Project Description: Conditional Use Permit No. PLN20-0347 allows for the quick-
serve restaurant with drive-thru facilities in the Economic
Development Corridor – Newport Road (EDC-NR) Subarea.
Associated Applications: Plot Plan (PP) No. PLN20-0348 construction of a new 2,364
square foot quick-serve restaurant (Popeyes) at a .96-acre
(41,908 square foot) vacant site located at 26765 Newport
Road. The project also consists of site improvements that
include a new commercial trash enclosure, new parking lot and
site landscaping.
The project also includes a master sign program for the project
site which contains general specifications for materials, sign
area, number of signs allowed, directional signage, menu
boards, and general locations for all signs. The master sign
program also includes free-standing monument sign and a
94.86 sq. ft. painted mural consistent with the Popeyes national
logo/branding.
Assessor's Parcel No.:360-020-029
Approval Date:October 13, 2021
Expiration Date:October 13, 2024
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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 Exemption. 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 fifty dollars ($50) for the County administrative fee, to enable the City to
file the Notice of Exemption (NOE) for the project within forty-eight (48) hours of the
approval of the project.
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Section I: Conditions Applicable to All Departments
Section II: Community Development Department
Conditions of Approval
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Section I:
Conditions Applicable to All
Departments
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1.Definitions. The words identified in the following list that appear in all capitals in the
attached conditions of Conditional Use Permit (CUP) No. PLN20-0347 and Plot Plan
(PP) No. PLN20-0348 shall be henceforth defined as follows:
APPROVED EXHIBITS contain the following plans dated 9/3/21:
Site Plan Landscape Plan
Grading Plan Materials and Colors
Floor Plan Photometric Plan
Elevations Master Sign Plan
1.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.
2.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.
3.Comply with All Conditions. The applicant/developer shall comply with all terms
and conditions of Conditional Use Permit (CUP) No. PLN20-0347 and Plot Plan (PP)
No. PLN20-0348.
4.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.
5.Business License. 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.
Item Title:9.2
“Popeyes Restaurant”Conditional Use Permit No.PLN20-0347 and Plot Plan No.PLN20-0348
Item Page Number:87
Conditional Use Permit No. PLN20-0347 6 of 10
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6.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.
7.Modifications or Revisions. The permittee shall obtain City approval for any
modifications or revisions to the approval of this project.
Item Title:9.2
“Popeyes Restaurant”Conditional Use Permit No.PLN20-0347 and Plot Plan No.PLN20-0348
Item Page Number:88
Conditional Use Permit No. PLN20-0347 7 of 10
4
4
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Section II:
Community Development
Department Conditions of Approval
Item Title:9.2
“Popeyes Restaurant”Conditional Use Permit No.PLN20-0347 and Plot Plan No.PLN20-0348
Item Page Number:89
Conditional Use Permit No. PLN20-0347 8 of 10
4
4
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General Conditions
8.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.
9.Compliance with Plot Plan No. PLN20-0348. The general site development
standards as well as the site design, layout, location, setbacks, parking, landscaping,
walls, building elevations, and other features for the quick serve restaurant shall be
in substantial conformance with those approved for Plot Plan No. PLN 20-0348.
10.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.
11.Parking. All on-site parking shall comply with the provisions of Chapter 9.215
(Parking and Loading Standards). All on-site parking and circulation shall be in
compliance with APPROVED EXHIBITS at all times.
12.Limitations on Vehicle Parking. The parking area shall be used for employee and
customer parking only and not for the overnight or long-term storage of vehicles.
Additionally, no vehicle to be serviced or repaired shall be parked or stored on any
adjacent street or property.
13.Signage. A master sign program has been approved with this application. All signs
shall be consistent with the APPROVED EXHIBITS. Building permits for all signage
shall be reviewed and approved by the Community Development Department to
confirm conformance with the approved sign program. Any proposed signage shall
be in substantial conformance with the approved signage locations as shown on
APPROVED EXHIBITS.
14.Hours of Operation. The general franchise hours of operation are 10:00AM –
11:00PM, seven (7) days per week. Any deviation from these hours (i.e. Hours
expanded for breakfast) shall be reviewed and approved by the Community
Development Director.
15.Occupancy. The restaurant will have a maximum occupancy load of 91 persons or
as otherwise approved by the Fire Marshal.
16.No Outdoor Storage. No outdoor storage is allowed within the site. No storage
lockers, sheds, metal container bins or metal shipping containers, other than those
shown on APPROVED EXHIBITS, will be allowed to be kept onsite unless reviewed
and approved by the Community Development Department.
17.Subsequent Review. No expansion of the site or the use shall occur without
subsequent reviews and approvals from the Planning Department before such
expansion.
Item Title:9.2
“Popeyes Restaurant”Conditional Use Permit No.PLN20-0347 and Plot Plan No.PLN20-0348
Item Page Number:90
Conditional Use Permit No. PLN20-0347 9 of 10
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18.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
19.Security Systems. Prior to the issuance of Building Permits, the applicant shall
prepare a security plan for the site. The security plan for this project shall include a
comprehensive security camera system that clearly depicts the entire parking field.
This security camera system shall be based in one of the buildings containing the
management office for this development, or 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 or as approved by the Police Department. The above camera
surveillance system shall include LPR (License Plate Recognition) cameras installed
at the entrances/exits to this project or as approved by the Police Department. 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.
Prior to Final Occupancy
20.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 prior to final occupancy.
Item Title:9.2
“Popeyes Restaurant”Conditional Use Permit No.PLN20-0347 and Plot Plan No.PLN20-0348
Item Page Number:91
Conditional Use Permit No. PLN20-0347 10 of 10
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The undersigned warrants that he/she is an authorized representative of the project
referenced above, that I am specifically authorized to consent to all of the foregoing
conditions, and that I so consent as of the date set out below.
_______________________________________________ ___________________
Signed Date
_______________________________________________ ___________________
Name (please print) Title (please print)
Item Title:9.2
“Popeyes Restaurant”Conditional Use Permit No.PLN20-0347 and Plot Plan No.PLN20-0348
Item Page Number:92
CS
COVER SHEET
PROJECT OWNER
DMSD CAJUN EATS41856 IVY ST. #201
MURRIETA, CA, 92562
CONTACT: DAVID BESHAY
PHONE: (951) 816-0189
ARCHITECT
MARKS ARCHITECTS INC.2643 FOURTH AVE,
SAN DIEGO, CA, 92103
CONTACT: GABRIELA MARKS
PHONE: (619) 702-9448
EQUIPMENT NUMBER
REFERENCE POINT
BLDG. HEIGHT
REVISION NUMBER
DETAIL SHEET
DETAIL NUMBER
DIRECTION OF DETAIL
XXX 000 EQUIPMENT / FIXTURE NUMBER (M.E.P.)
SHEAR WALL TYPE (STRUCTURAL)
INTERIOR ELEVATION DESIGNATION
BLDG. SECTION SHEET
KEY NOTE
EXTERIOR WALL FINISH NUMBER
WINDOW NUMBER / DECOR ITEM NUMBER
DOOR NUMBER
ELEV. SHEET
ELEV. LETTER
BLDG. SECTION LETTER
8'-4"
NAME
CEILING HEIGHT
ELEVATION NUMBER
ROOM NAME
SHEET NUMBER
REFER TO STRUCTURAL, MECHANICAL, PLUMBING AND ELECTRICAL SHEETS FOR SPECIFIC SYMBOLS
A.
B.
C.
D.
E.
F.
G.
H.
I.
J.
K.
L.
M.
N.
O.
X
X
X
AX.X
X
AX.X
X
AX.X
0'-0"
ELEV
XX ROOM FINISH NUMBER
X
AX.X
1
2
3
4
X-000
X
XX
ALL WORK SHALL CONFORM TO THE 2019 EDITION OF THE CALIFORNIA BUILDING CODE, AND ALL OTHER
APPLICABLE CODES, STANDARDS, AND REGULATIONS OF THE COUNTY OF RIVERSIDE.
IT IS INTENDED THAT A COMPLETE OCCUPIABLE BUILDING PROJECT IS PROVIDED.
THE GENERAL CONDITIONS OF THE CONTRACT FOR CONSTRUCTION (A.I.A. A201 LATEST EDITION) ARE A PART
OF THESE CONTRACT DOCUMENTS. A COPY IS ON FILE AT THE ARCHITECT'S OFFICE.
DRAWINGS ARE BASED ON A SURVEY, PREPARED BY COMMERCIAL DEVELOPMENT RESOURCES AND ISINCLUDED IN THESE DOCUMENTS.
THIS BUILDING HAS BEEN DESIGNED IN ACCORDANCE WITH THE RECOMMENDATIONS OF A GEOTECHNICALINVESTIGATION BY CW SOILS. THE REPORT IS PART OF THESE CONTRACT DOCUMENTS, AND THECONTRACTOR IS RESPONSIBLE FOR CARRYING OUT ITS RECOMMENDATIONS, THOUGH SOME MAY NOT BESPECIFICALLY DETAILED ON THE PLANS.
DO NOT SCALE THESE DRAWINGS. VERIFY ALL DIMENSIONS AND CONDITIONS IN THE FIELD. ANYDISCREPANCIES IN THESE DRAWINGS SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TOSTARTING WORK.
ALL PROPOSED SUBSTITUTIONS SHALL BE APPROVED BY THE YUM BRANDS CONSTRUCTION MANAGER, INWRITING, PRIOR TO INSTALLATION.
RETAIN THE PROJECT GEOTECHNICAL ENGINEER TO PROVIDE OBSERVATION AND TESTING SERVICES DURINGTHE GRADING (INCLUDING UTILITY TRENCHES) AND FOUNDATION PHASE OF CONSTRUCTION ASRECOMMENDED IN THE GEOTECHNICAL REPORT. ALL TESTING AND INSPECTION REPORTS, INCLUDING FINALSUMMATION LETTER, SHALL BE SUBMITTED TO THE BUILDING DEPARTMENT AND OWNER. G.C. SHALL CERTIFYPAD ELEVATION PRIOR TO START OF FOUNDATION WORK.
SUBMIT PAY FEES AND OBTAIN ALL PERMITS ASSOCIATED WITH THE PROJECT EXCEPT GENERAL BUILDINGPERMIT. THIS INCLUDES, BUT IS NOT LIMITED TO ELECTRICAL, MECHANICAL, PLUMBING, FIRE SPRINKLER,HOOD ANSUL, OR OTHER RELATED FIRE PERMITS, ENCROACHMENT PERMIT, ETC. YUM BRANDS WILL PAY FOR"CONNECTION FEES" ASSOCIATED WITH UTILITY PERMITS. PAY FOR TEMPORARY FACILITIES FEES AS REQUIREDTO COMPLETE THE WORK IN A TIMELY MANNER.
PROVIDE EACH SUBCONTRACTOR WITH A COMPLETE AGENCY-PERMITTED DRAWING SET AT TIME OFCONSTRUCTION.
ALL ABBREVIATIONS INCLUDED FOLLOW INDUSTRY STANDARDS. CONTACT ARCHITECT IF ANY ABBREVIATIONSARE NOT CLEAR.
GC SHALL SUPPLY AND INSTALL ALL ASPECTS OF THE PROJECT DESCRIBED IN THIS DRAWING SET UNLESSOTHERWISE NOTED. SEE SCOPE OF WORK FOR EXCEPTIONS.
GRAPHIC AND WRITTEN INFORMATION ON DRAWINGS SHALL BE COORDINATED
WITH ALL TRADES PRIOR TO INSTALLATION.
ALL MATERIALS STAGED TO BE USED FOR CONSTRUCTION SHALL BE PROTECTED FROM EXCESSIVE MOISTURE.
IF THEY ARE EXPOSED TO MOISTURE THEY SHOULD BE ADEQUATELY DRIED BEFORE ENCAPSULATED INTO THE
BUILDING.
ALL PAINTS, ADHESIVES, COATINGS AND SEALANTS USED INSIDE THE BUILDING SHALL HAVE A LOW VOC
CONTENT.
POPEYES LOUISIANA KITCHEN, INC.
PLK1846-DL PROTOTYPE
X
PROJECT SUMMARY
ITEMS UNDER A SEPARATE PERMIT
PROJECT DIRECTORY
VICINITY MAP
PROJECT GENERAL NOTES SHEET INDEXGENERAL DRAWING SYMBOLS
TITLE
CS COVER SHEET
SCOPE OF WORK:
NEW DRIVE THROUGH RESTAURANT.
SITE WORK INCLUDES INSTALLATION OF NEW PAVEMENT, PARKING AND LANDSCAPING.
SCOPE OR WORK INCLUDES CONSTRUCTION OF MASONRY TRASH ENCLOSURE AND PARKING LOT LIGHTS.
PROJECT OWNER:
ARCHITECT:
ADDRESS:
PARCEL No.:
GROSS BUILDING AREA:
TOTAL SITE AREA:
BUILDING HEIGHT:
SEATING:
OCCUPANCY:
PLANNING ZONE:
TYPE OF CONSTRUCTION:
PARKING REQUIRED:
26765 NEWPORT RD
DMSD
LEGAL JURISDICTION: CITY OF MENIFEE, COUNTY OF RIVERSIDE
CIVIL ENGINEER
COMMERCIAL DEVELOPMENT SERVICES
4121 WESTERLY PLACE #112
NEWPORT BEACH, CA, 92660
CONTACT: AARON ALBERTSON
PHONE: (949) 610-8997
LANDSCAPE ARCHITECT
SOTELO LANDSCAPE ARCHITECTS
2643 FOURTH AVENUE
SAN DIEGO, CA, 92103
CONTACT: ANGELINA SOTELO
PHONE: (619) 719-6756
BUILDING AREA AND OCCUPANT LOAD
VESTIBULE:
KITCHEN:
OFFICE:
STORAGE:
DINING ROOM:
RESTROOMS:
TOTAL:
DMSD CAJUN EATS
MARKS ARCHITECTS INC.
26765 NEWPORT RD. MENIFEE CA 92584
360-020-029
2,364 SQ. FT.
41,908.40 SF / 0.962 AC
21'-10"
46 INDOOR
A2
ECONOMIC DEVELOPMENT CORRIDOR - NEWPORT ROAD (EDC-NR)
VB NON-SPRINKLERED
8 SPACES PER 1,000 SQ. FT. +
105.07 SF.
987.93 SF.
35.47 SF.
239.39 SF.
836.89 SF.
126.63 SF.
2,364 SF.
TYPE AREA OCC. FACTOR OCCUPANTS
200
100
15
0
300
0
5
1
56
0
1
0
63
SIGNAGE
CANOPIES
DRIVE THROUGH EQUIPMENT
ARCHITECTURAL
A1 FLOOR PLAN
A5 COLORED EXTERIOR ELEVATIONS
LEGAL DESCRIPTION
SITE
SD0 ARCHITECTURAL SITE PLAN
PLANNING SUBMITTAL
12-31-2021
LICEN S ED ARCH
I
T
E
C
T
ALL REPORTS, PLANS AND
DOCUMENTS PREPARED BY MARKS
ARCHITECTS SHALL REMAIN THEPROPERTY OF MARKS ARCHITECTSAND IS INTENDED FOR USE FOR THIS
SPECIFIC PROJECT ONLY.
marks architects 2021
PROTOTYPE:
STORE NUMBER:
FRANCHISEE:
POPEYES
26765 NEWPORT RD
MENIFEE CA 92584
PLK1846-DL
DMSD CAJUN
Ⓒ
-
EATS
7.29.21
26765 NEWPORT RD,MENIFEE CA 92584
K1 SEATING AND KITCHEN PLAN
A6 COLORED EXTERIOR ELEVATIONS
MENIFEE CA, 92584
ALL REPORTS, PLANS, SPECIFICATIONS, COMPUTER FILES, FIELD DATA, NOTES
AND OTHER DOCUMENTS AND INSTRUMENTS INCLUDING ALL DOCUMENTS
ON ELECTRONIC MEDIA, PREPARED BY MARKS ARCHITECTS INC. AS
INSTRUMENTS OF SERVICES SHALL REMAIN THE PROPERTY OF MARKS
ARCHITECTS INC. MARKS ARCHITECTS INC SHALL RETAIN ALL COMMON LAW,
STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT
THERETO. © COPYRIGHT 2020
OWNERSHIP OF INSTRUMENTS OF SERVICE
RETAIL AREA AND OCCUPANT LOAD
2,145 S.F.60 36
OVERALL TOTAL:3,985.45 SF.91
OPEN SPACE:
CONDITIONAL USE PERMIT & PLOT PLAN (CUP PLN20-0347 & PP PLN20-0348)
APPLICATION FOR:
CG1 CONCEPTUAL GRADING PLAN
L1.0 LANDSCAPE CONCEPT PLAN
ELECTRICAL ROOM:33.15 SF.0 0
APPLICABLE CODES: MENIFEE CODE OF ORDINANCES
& 18 EXTERIOR = 64 TOTAL
LEGAL DESCRIPTION: REAL PROPERTY IN THE CITY OF MENIFEE, COUNTY OF
RIVERSIDE, STATE OF CALIFORNIA, DESCRIBED AS FOLLOWS:
PARCEL 2 AND LOT "A" OF PARCEL MAP NO. 9578 AS PER PLAT RECORDED IN
BOOK 48 OF PARCEL MAPS, PAGE(S) 19, IN THE OFFICE OF THE COUNTY
RECORDER OF SAID COUNTY.
L1.1 PLANTING LEGEND
A4 ROOF PLAN
E0.06 PHOTOMETRIC PLAN
SCHOOL DISTRICTSUTILITIES
ELECTRIC
SOUTHERN CALIFORNIA EDISON
26100 MENIFEE RD.
MENIFEE, CA 92585
800-655-4555
WATEREASTERN MUNICIPAL WATER DISTRICT
2240 TRUMBLE RD.
PERRIS. CA, 92570
951-928-3777
GAS
SOUTHERN CALIFORNIA GAS COMPANY527 N SAN JACINTO STHEMET, CA 92543800-427-2220
MENIFEE UNION
SCHOOL DISTRICT
29775 HAUN ROAD
MENIFEE, CA 92586
951-672-1851
PERRIS UNION HIGH
SCHOOL DISTRICT
155 E. 4TH STREETPERRIS, CA 92570951-943-6369
CG2 CONCEPTUAL STREET IMPROVEMENTS (FUTURE BUILD-OUT)
CG3 CONCEPTUAL WET UTILITY PLAN
CG4 EXISTING DRAINAGE AREA MAP
CG5 POST DEVELOPMENT HYDROLOGY
CG6 CONCEPTUAL STORM DRAIN PLAN
SD1 TRASH ENCLOSURE DETAILS
OUTDOOR DINING 316 SQ. FT.
PARKING PROVIDED:24
1 SPACE PER 2 EMPLOYEES
8 X 2.36= 19
6 / 2 = 3 =22
22
_
CIVIL
LANDSCAPE
SD2 CONCEPTUAL MASTER PLAN
CG7 PRE DEVELOPMENT CONDITIONS
FM-01 FIRE ACCESS PLAN
Item Title:9.2
“Popeyes Restaurant”Conditional Use Permit No.PLN20-0347 and Plot Plan No.PLN20-0348
Item Page Number:93
EV/
CLE
A
N
A
I
R
NOPAR
K
I
N
G
NO
PAR
K
I
N
G
ONLYEXIT
DRI
V
E
TH
R
U
DRI
V
E
THR
U
40' TRUCK
CL
CL
PLANNING SUBMITTAL
12-31-2021
LICEN S ED ARCH
I
T
E
C
T
ALL REPORTS, PLANS AND
DOCUMENTS PREPARED BY MARKS
ARCHITECTS SHALL REMAIN THEPROPERTY OF MARKS ARCHITECTSAND IS INTENDED FOR USE FOR THIS
SPECIFIC PROJECT ONLY.
marks architects 2021
PROTOTYPE:
STORE NUMBER:
FRANCHISEE:
POPEYES
26765 NEWPORT RD
MENIFEE CA 92584
PLK1846-DL
DMSD CAJUN
Ⓒ
-
EATS
7.29.21
NEW HC VAN ACCESSIBLE PARKING SPACE AND STRIPING
NEW CLEARANCE BAR
PAINT TRAFFIC ARROWS, WHITE
LANDSCAPE AREA REFER TO LANDSCAPE DRAWINGS
PAINT 24" HIGH LETTERS - WHITE. 2 COATS HIGHWAY GRADE PAINT
GAS METER
ACCESSIBLE PARKING SIGN.
INSTALL GREASE INTERCEPTOR PER LOCAL ORDINANCE.
ACCESSIBLE PATH OF TRAVEL FROM ROW
ELECTRICAL MAIN SWITCH BOARD
OUTDOOR DINING AREA
NEW CURB RAMP.
CONCRETE PAVING. CONTRACTOR PROVIDE BID ALTERNATEFOR BLACK CONCRETE
A.C. PAVING AND BASE.
KEY NOTES
LOADING AREA
CONCRETE WHEEL STOPS
5'x5' LEVEL LANDING AREA
NEW DRIVE THRU LANE
4' HIGH SCREEN WALL AT DRIVE THRU, TO BE OF DECORATIVEBLOCK WITH CAP
NEW DIRECTIONAL SIGN BY VENDOR UNDER A SEPARATE PERMIT.
BOLLARD
1 TOW AWAY SIGN PER LOCAL CODES.
2
3
NEW YARD LIGHT, LIGHT FIXTURES TO BE SUPPLIED BY OWNER,AND INSTALLED BY G.C. STYLE TO BE COMPATIBLE WITH STYLE ONADJACENT PROPERTIES
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
NEW 6' HIGH MASONRY TRASH ENCLOSURE WITH STEEL GATES. PAINT
TRASH ENCLOSURE& GATES TO MATCH BUILDING. REFER TO SHEET SD1
PAINT HANDICAP SYMBOL - WHITE ON BLUE BACKGROUND.
ACCESSIBLE PATH OF TRAVEL FROM ACCESSIBLE PARKING STALL
PATH OF TRAVEL TO TRASH ENCLOSURE
29
NEW DIRECTIONAL SIGN. THANK YOU / DO NOT ENTER, BY VENDORUNDER A SEPARATE PERMIT.
30
31
NEW DETECTABLE WARNINGS
MENU BOARD
"NO PARKING" WHITE LETTERS 12" HIGH MIN32
PROVIDE CONDUIT FOR FUTURE EV CHARGING STATION33
HATCH LEGEND
LANDSCAPE
CONCRETE
BUILDING
SD0
SITE
PLAN
1 STORY RESTAURANT
VB CONSTRUCTIONNON-SPRINKLERED
2,364 SF
BICYCLE RACK, SEE DETAIL 2/SD034
MONUMENT SIGN TO INCORPORATE A DECORATIVE BASEOF BRICK TO BE COMPATIBLE WITH MONUMENT SIGNSOF SURROUNDING PROJECTS
35
N
2
3
4
5
6
8
1
25' BUILDING SETBACK
10' LANDSCAPE SETBACK
7
1
15
16
17
18
19
20
21
22
NEWPORT ROAD
SD0
1 SITE PLAN
1'=20'-0"
TYP
910
11
12
1314
2
3
4
5
6
7
8
9
10
11
PREVIEW BOARD, SPEAKER PEDESTAL, SENSOR LOOP
& MENU BOARD SIGN SUPPLIER.FOUNDATION AND ROUGH ELECTRICAL
BY G.C. (4.0 AMPS)
NEW PROPERTY LINE
SD0
2 BIKE RACK
N.T.S.
N89°53'00"E 180.43'
N0
0
°
1
4
3
'
3
5
"
E
2
3
2
.
2
8
'
N89°53'00"E 180.43'
N0
0
°
1
4
'
3
5
"
W
2
0
.
0
0
'
36
"
22"
6"
12
13
14
23
24
R2
0
'
-
0
"
R2
0
'
-
0
"
R2
0
'
-
0
"
21
6
3
7 16
7
24
28
4
12
33
24
32 13
22
11
9
5
TYP9 8
10
10
8
28
10
2
1
TYP2
26
23
TYP
2
28
28
15
11 11
17
18
31
19
20
25
14
14
32
5 S
P
A
C
E
S
@
9
'
-
0
"
E
A
4
5
'
-
0
"
T
O
T
A
L
8'-
0
"
6 S
P
A
C
E
S
@
9
'
-
0
"
E
A
5
4
'
-
0
"
34
35
18
11
30
29
13
S
P
A
C
E
S
@
9
'
-
0
"
E
A
1
1
7
'
-
0
"
T
O
T
A
L
1'-0
"
1'-
0
"
1'-0
"
N0
0
°
1
4
'
3
0
"
E
2
3
2
.
2
8
'
N89°53'00"E 180.43'
N89°53'00"E 180.43'
WI
N
T
E
R
H
A
W
K
R
O
A
D
R20
'
-
0
"R32'-0"
33'-0"82'
-
5
"
4'-5
"
20
'
-
1
1
"
13
'
-
9
"
9
12
'
-
0
"
10'
-
4
"
9'-0
"
9'-
0
"
11
5'-
0
"
7'-2
"
12'
-
0
"
3'-0
"
12
'
-
0
"
24
'
-
6
"
6'-
6
"
26
'
-
0
"
6'-6
"
9'-
7
"
7'-
1
0
"
24'
-
7
"
13'-4"9'-0"
11
8'-7"6'-6"
24
18'-0"30'-0"18'-0"13'-7"30'-6"
PARCEL 1
OWNER:CAL CRUZAPN: 306-020-072
OWNER:
RONALD HARTLEY & JC
REAL ESTATE GROUPAPN: 306-020-028
OWNER:
CORNELIO LIVING TRUSTAPN: 306-020-032
OWNER:
NEWHAWK
APN: 306-020-073
PARCEL 3PARCEL 4
TYP
2TYP
WIN
G
A
T
E
L
A
N
E
3'-0"
36
SURVEILLANCE VIDEO CAMERAS FOR PUBLIC AREAS TO
BE PROVIDED, BY VENDOR
36
GROSS AREA: 41,908.40 SF
27
Item Title:9.2
“Popeyes Restaurant”Conditional Use Permit No.PLN20-0347 and Plot Plan No.PLN20-0348
Item Page Number:94
PLASTICCOMPOSITE GATESEE DETAIL J/SD1
1/4"SLOPEPER FT
C.J. @ 10'-0" O.C.
6" THICK P.C.C.
SLAB W/ 6" X 6" -
10/10 W.W.M. ON
6" GRAVEL BASE
OPTIONAL FLOOR
DRAIN AS ERQD. BY
LOCAL CODE.
45° @
CONCRETE
EDGES
12" X 18"
FOOTING
6" DIA. PIPE, 8' LONGFILLED W/ CONCRETE. TOPOF PIPE; 4' ABOVE SLAB,REQ'D FOOTING: 2'-0" DIA.X 4'-0" DEEP. (TYP.)
6" DIA. PAINTED
STEEL PIPE POST; TYP. FOR 3
CANE BOLT INSERT,
VERIFY W/DOOR
WIDTH FOR INSERT
LOCATION
PROVIDE 1" DIA. - 6" LONGGALV. PIPE EMBEDDED INCONC. FOR CANEBOLT (TYP.OF 4)
20'-0"
10
'
-
2
"
6'-9 5/16"1'-4 1/16"
CANE BOLT INSERT
(OPEN POSITION)
SD1
7
22'-0"
2'-0"
12
'
-
1
0
"
6'-10 3/4"5'-2"5'-3 1/4"8"8"
4'-
2
"
4'-
2
"
8"
8"
18'-6 3/4"
6" DIA. PIPE, 8' LONG
FILLED W/ CONCRETE. TOP
OF PIPE; 4' ABOVE SLAB,
REQ'D FOOTING: 2'-0" DIA.
X 4'-0" DEEP. (TYP.)
2'-
6
"
5'-
0
"
m
i
n
.
OR
B
E
L
O
W
L
O
C
A
L
F
R
O
S
T
D
E
P
T
H
21" DIA.
NOTES:
1'-
0
"
3/4" STL. SLOTTED
BASE PLATE
1/4 " STL. LEVELING PLATE
3/4 " GROUT
3000 PSI MIN.
4 - 1" 1/4 " X 11"
3/4 " SLOTTED
HOLES
1" ON 1/4 "STL.LEVELINGPLATE
3" X 3" HOLE IN BASEAND LEVELING PLATE
FOR CONDUIT ACCESS
5" POLE
#101-5007-25
4 - 1" X 36" X 4" ANCHORBOLTS W/ 3 1/2 " MIN.BOLT PROJECTION
4 - #4 BARS W/#3 TIES
@ 12" - LOCATE
ALTERNATE
LOCATIONS FROM A.B.
1. FOUNDATION SHOWN IS A TYPICAL DESIGN.
WIND LOADS OF MORE THAN 100 MPH AND
UNSTABLE SOIL CONDITIONS MAY REQUIRE
AN ALTERNATE DESIGN. VERIFY CONDITION
OF SOILS WITH SOILS REPORT
2. FOUNDATIONS SHALL EXTEND BELOWFROST DEPTH PER LOCAL CODES.
TOP OF
PAVEMENT
2'-6" HIGH RIGID FIBER
FORM (SONOTUBE)
FORM FILLED WITH
CONC.
3/4 " HEAVY WALL CONDUITEXTEND TO BLDG. ELEC.SERV.
2" HAND HOLE
(D
E
P
T
H
S
H
O
W
N
I
S
T
Y
P
I
C
A
L
F
O
R
25
'
H
I
G
H
L
I
G
H
T
P
O
L
E
)
CONCRETE SEALER
25
'
M
A
X
.
H
E
I
G
H
T
NOTE:
VERIFY PAVING WITH GEOTECHNICAL
REPORT
GENERAL PAVING SPEC
1" TOPPING
2" PAVING
6" BASE
16" O.C.
8" THICK POUR-IN
PLACE SLAB W/ #3 @ 18"
O.C. EA. WAY ON 6"
AGG. BASE
SLOPE 1/4"
PER FT
(1) #5 CONT., GROUT
SOLID 8" CMU W/ #5
VERTICAL REBAR @
18" O.C.
#4 HORIZ. REINF.
BOND BEAMCOURSE W/
(2) #5 BARS
CONT. TOP &
BOTTOM
ALTERNATE
REBAR
BENDS
#5 BARS @18" O.C.
PAINTED STEELPOST CAPS (TYP) -PAINT COLOR EP-6
LOCKING SUPPORT
COLLAR FOR HINGE -
PAINT COLOR EP-6
6" DIA. PAINTED STEEL
PIPE POST EACH SIDE -
PAINT EP-6
212"X 212" PAINTED STEELTUBE GATE FRAME - PAINTCOLOR EP-6
COLLAR HINGES WELDEDTO GATE FRAME (TAP &ADD GREASE FITTINGS ATEA. HINGE-GREASEHINGES AFTER PAINTING)
NOTE:
1)PAINT GATE FRAMES,HARDWARE & PIPES W/PAINT EP-42)ALL BRACES ARE ON THEINSIDE OF THE GATES.
DROP ROD
GATE PULLS
3'-
6
"
1'-6"
19'-10 1/2"
11D
SD1
HSS BEAM PER PLAN
HSS 4X4X1/4 COLUMN
PAINTED CORRUGATED
HSS 12X6X316 BEAM,
(TYP. OF 2)
HSS 10X4X316TRELLIS BEAMS
@24" O.C., TYP.
HSS 10X6X316TRELLIS CARRYBEAM, (TYP. OF 2)11E
SD1 METAL ROOF
22'-11 1/2"
8'-
1
1
1
/
2
"
10
'
-
0
"
PER CITY REQUIREMENTS
6'
-
0
"
EP-3
EP-1
EP-3
SEE SHEET A5 FORCOLOR SCHEDULE
EP-2
3"
6"
2"x2"x1/4" ANGLE
GATE FRAME
3/4" DIA. CANE BOLTWITH 4" LONG HANDLE
1" I.D. X 3" SLEEVE WELDEDTO GATE FRAME - TYP. OF2 EACH GATE.
1" I.D. X 6" SLEEVE SET COREPAVEMENT AND SET WITHEPOXY GROUT. PROVIDEFOR BOTH OPEN AND
CLOSED GATE POSITIONS.
2"X2"X3/16" ANGLEFOR HANDLE RESTWELD TO FACE OF STEELDECKING
1'-6"
3"3"3"6"3"
2"x2"x1/4" ANGLEGATE FRAME
1" I.D. X 3" SLEEVE WELDEDTO GATE FRAME - TYP. OF 2EACH GATE.
1/4" METAL PLATE WELDED
TO FRAME
3"
6"1'-2"
MIN. 22 GA., TYPE "B",
METAL DECKING:
A
1-1/2" METAL DECKING,
GATE HARDWARE:
HEAD
METAL CHANNEL FRAME:C3x4.1 GALV. CHANNEL
AND TACK WELD TO FRAME.CRIMP DECKING EDGES
1.ALL HARDWARE AND ACCESSORIES SHALL BE HEAVY GALVANIZED.
2.HINGES - MIN. 4" LONG HEAVY DUTY GALV. METAL TO SUIT GATE SIZE -
NON-LIFT-OFF TYPE - OFFSET TO PERMIT 180° GATE OPENING - PROVIDE MIN. (3)
HEAVY DUTY HINGES PER LEAF OR AS REQUIRED FOR SMOOTH OPERATION
3.GATE STOP - CENTER GATE STOP SLEEVE (MIN. 2" LONG) OR FLUSH METAL
PLATE WITH ANCHORS SET IN CONCRETE TO ENGAGE THE CENTER DROP BAR OR
CANE BOLT - ETC.
NOTE:
LATCH
6"3"
3"
C
PRIME AND PAINT ALL METAL TO
MATCH ADJACENT SURFACE.
1"Ø GALV. PIPE, FASTEN /
WELD TO GATE FRAME - TYP.34"Ø SOLID SLIDE BOLT.
CMU WALL FILLW/ GROUT 2"
B JAMB
STEEL POST FOR ROOF SUPPORT-
SEE STRUCT. PAINT TO MATCH MTL.
DOORS
2"
STEEL POST FOR AT METAL GATE DOORS- SEESTRUCT. PAINT TO MATCH MTL. DOORS.
(3) HEAVY DUTY 3"(W)X5"(H) HINGESWELDED TO FRAME & CHANNEL,PAINT TO MATCH ADJ. SURFACE
L2X2X14 FRAME AND DIAGONALBRACING, WELDED ALL AROUND
138" CORRUGATED STEEL DECKING, WELDED TOFRAME, PAINT ALL SIDES TO MATCH ADJ. SURFACE
STL. ANGLE SUPPORT, BOLTEDTO CMU WALL. SEE STRUCT.
HSS TRELLISBEAM PER PLAN
PER PLAN
HSS COLUMN
HSS CARRY BEAM PER PLAN
PL 12X7'-0"X0'-10" W/2-34" ØEPOXY ANCHORS (SIMPSON"SET-XP" ESR #2508)
8" MIN. EMBED.
CMU WALL PER PLAN
HSS COL PER PLAN TYP.
11G
SD1
8"
HSS BEAM PER PLAN
HSS TRELLIS
BEAM PER PLAN
PER PLANHSS COLUMN
HSS CARRY BEAM
PER PLAN
TYP.
TYP.
TYP.1/4"
1/4"
4"
1'-6"
4"
TYP.1/4"
0'-
7
"
EQ
EQ
112"112"4"112"112"
CMU WALL BELOW
10"TYP.1/4"
E
D
F
G
SD1
2 DUMPSTER ENCLOSURE
1/4"=1'-0"SD1
3 DUMPSTER WALL SECTION
3/8"=1'-0"
SD1
6 TYPICAL PAVEMENT
1 1/2"=1'-0"
SD1
7 DUMPSTER GATE/ENCLOSURE
3/8"=1'-0"
SD1
4 SITE LIGHT POLE BASE
3/4"=1'-0"
PLANNING SUBMITTAL
12-31-2021
LICEN S ED ARCH
I
T
E
C
T
ALL REPORTS, PLANS AND
DOCUMENTS PREPARED BY MARKS
ARCHITECTS SHALL REMAIN THEPROPERTY OF MARKS ARCHITECTSAND IS INTENDED FOR USE FOR THIS
SPECIFIC PROJECT ONLY.
marks architects 2021
PROTOTYPE:
STORE NUMBER:
FRANCHISEE:
POPEYES
26765 NEWPORT RD
MENIFEE CA 92584
PLK1846-DL
DMSD CAJUN
Ⓒ
-
EATS
7.29.21
SD1
TRASH
ENCLOSURE
PLAN AND
DETAILS
SD1
8 CANE BOLT
1 1/2"=1'-0"
SD1
9 THROW LATCH
1 1/2"=1'-0"SD1
10 JAMB @ TRASH ENCLOSURE
1 1/2"=1'-0"SD1
11 COVER DETAILS
1 1/2"=1'-0"
Item Title:9.2
“Popeyes Restaurant”Conditional Use Permit No.PLN20-0347 and Plot Plan No.PLN20-0348
Item Page Number:95
PLANNING SUBMITTAL
12-31-2021
LICEN S ED ARCH
I
T
E
C
T
ALL REPORTS, PLANS AND
DOCUMENTS PREPARED BY MARKS
ARCHITECTS SHALL REMAIN THEPROPERTY OF MARKS ARCHITECTSAND IS INTENDED FOR USE FOR THIS
SPECIFIC PROJECT ONLY.
marks architects 2021
PROTOTYPE:
STORE NUMBER:
FRANCHISEE:
POPEYES
26765 NEWPORT RD
MENIFEE CA 92584
PLK1846-DL
DMSD CAJUN
Ⓒ
-
EATS
7.29.21
SD2
CONCEPTUAL
MASTER
PLAN
EV/
CLE
A
N
A
I
R
NO
PAR
K
I
N
G
NO
PAR
K
I
N
G
ONLYEXIT
DRI
V
E
THR
U
DR
I
V
E
TH
R
U
40' TRUCK
CL
NEWPORT RD.
LDR-2 LMDR
SP
GAS STATION
AND SMALL
EXISTING
SHOPPING CENTER
EDC-NR
N
SD2
1 CONCEPTUAL MASTER PLAN
1'=20'-0"
26765 NEWPORT RD,
MENIFEE CA 92584
VINCITY MAP
N.T.S.
N
EDC-NR
CAR WASH
EXISTING
MEDIUM DENSITY RESIDENTIAL (MDR)
PUBLIC / QUASI-PUBLIC FACILITIES (PF)
LOW MEDIUM DENSITY RESIDENTIAL (LMDR)
ECONOMIC DEVELOPMENT CORRIDOR-NEWPORT ROAD (EDC-NR)
SPECIFIC PLAN (SP)
OPEN SPACE-RECREATION (OS-R)
ECONOMIC DEVELOPMENT CORRIDOR-COMMUNITY CORE (EDC-CC)
RURAL RESIDENTIAL, 1/2 - ACRE MINIMUM (RR1/2)
LOW DENSITY RESIDENTIAL-2 (LDR-2) [7,200 SF]
W
I
N
G
A
T
E
L
N
VACANT
1 STORY RESTAURANTVB CONSTRUCTIONNON-SPRINKLERED2,364 SF
PROPOSED
41,908 SF
N89°53'00"E 180.43'
N89°53'00"E 180.43'
OWNER:
CORNELIO LIVING TRUST
APN: 306-020-032
PARCEL 4
N0
0
°
1
4
'
3
0
"
E
2
3
2
.
2
8
'
OWNER:RONALD HARTLEY & JC
REAL ESTATE GROUP
APN: 306-020-028
N0
0
°
1
4
3
'
3
5
"
E
2
3
2
.
2
8
'
PARCEL 1
OWNER:
CAL CRUZAPN: 306-020-072
Item Title:9.2
“Popeyes Restaurant”Conditional Use Permit No.PLN20-0347 and Plot Plan No.PLN20-0348
Item Page Number:96
CL
1429
1428
1427
1427
1428
142
8
14
2
8
14
2
9
1429
1428
14
2
8
142
8
14
2
7
142
7
14
2
7
1427
14
2
8
14
2
7
14
2
8
EV
/
CLE
A
N
A
I
R
A
NEWPORT ROAD
EXISTING VACANT LAND(N.A.P.)APN# 360-020-028
EXISTING CARWASH (N.A.P.)APN# 360-020-072
EXISTING VACANTLAND (N.A.P.)APN# 360-020-032
BB
D
F
F
A
27
28
28
28
27
28
28
EX AUTOMOTIVEREPAIR (N.A.P.)APN# 360-020-073
N0
0
°
1
4
'
3
5
"
E
2
3
2
.
2
8
'
N0
0
°
1
4
'
3
0
"
E
2
3
2
.
2
8
'
N89°53'00"E 180.43'
N0
0
°
1
4
'
3
5
"
E
20
.
0
0
'
28
33.0'
82
.
4
'
18.0'
12.
0
'
4.0
'
15.1'
17.9'
24
.
0
'
26
.
0
'
21.7'
30.0'6.5'
30.0'
76
.
0
'
55
.
0
'
26.0'
12.0'
12.0'
24
.
5
'
3.0
'
21
.
0
'
6.0
'
24
.
0
'
10
.
3
'
3.0
'
9.0
'
9.
0
'
8.0
'
18.0'
9.0
'
4.4
'
12
.
0
'
9.5'
6.5
'
11
7
.
0
'
16
.
3
'
33
.
4
'
13
.
8
'
8.9'
19
.
7
'
12
.
3
'
2.6
'
49
.
2
'
E
E
128.0'
BROKEN BIKE LANE
1.6
'
6.0
'
7.2
'
5.
0
'
28 29
28
12
.
0
'
12
.
0
'
27 29
MATCH(27.41TC)(27.00FS)(26.84FL)
MATCH(27.82TC)(27.26FL)
MATCH(28.04EG)
MATCH(29.16TC)
8" RET. CURB28.20TC27.70FS(27.03EG)
27.55TC27.19FS27.04FL
28.80FF28.78FS
28.56FS
28.00FS-0"CF
28.56FS 28.80FF28.78FS
28.56TC28.06FS
28.60TC28.10FS
28.61FS
33.70TW27.70FS
MATCH(28.06TC)(27.57FS)
MATCH(27.30FS)
27.67TC27.32FS27.17FL
28.43TC27.93FS
27.62TC27.12FS-HP
27.72FS
28.27TC27.77FS
5" RET. CURB27.78TC27.28FS
27.90TC27.55FS-HP27.40FL
9" RET. CURB28.30TC27.80FS-HP(27.01EG)
28.10TC27.60FS
8" RET. CURB28.73TC(28.10EG)
27.66TC27.16FS
28.20TC27.70FS
28.14TC27.64FS
28.66TC28.16FS
28.74TC28.24FS
28.78TC28.28FS
MATCH(28.25FS)
27.76LIP27.68FL
28.59FS
28.46FS
MATCH(27.98FS)
28.05TC27.70FS27.55FL
27.67FS 28.17FS 27.79FS 27.65FS
27.44FS
EX PL TO BEREMOVED
MATCH(27.23FS)
PROPOSEDASPHALT
28.25TC27.75FS(27.03EG)
EX CURB AND GUTTER TOBE PROTECTED IN PLACE
MATCH(28.10FS)
MATCH(27.36FS)
28.90TC28.40FS
28.80TC28.30FS
29.00TC28.50FS
MATCH(27.84FS)
MATCH(27.97FS)
27.71TC27.21FL-CC
26.75TG
27.50TC27.00FL-CC
PROPOSED 6"CONCRETE MEDIAN
29.09TC(28.59FS)
28.54TC28.04FS
28.24TC27.74FS
28.40TC27.90FS
33.63TW27.63FS
28.76TC28.26FS
10" RET. CURB28.58TC28.08FS(27.23EG)
28.61FS
28.07TC27.57FS
28.38TC27.88FS
28.39FS
28.52TC28.02FS
28.50TC28.00FS
28.20FS
28.58TC28.08FL-CC28.56FS
28.50TC28.00FS
28.50TC28.00FS
28.50TC28.00FS
27.80FS-FG
27.59FS
27.87FG28.12FG-RIM
27.88TC27.38FS
28.74TC28.24FS
MATCH(28.97TC)
28.57FS
MATCH(28.49TC)(28.18EG)
28.44FL-HP
28.30TC27.70FS
27.38TC26.88FL-CC
28.40TC27.90FS 28.42TC27.92FS
28.40TC27.90FS
27.82FS-FG
27.61FS27.97FG
28.80TC28.30FS
28.10TG
28.07FG
28.07FS
27.89FG27.92FG
28.80FF28.78FS
28.86TC28.36FS
28.84TC(27.30EG)
PROPOSEDSTREET LIGHT
12" CONCRETECURB STEP-OUT
12" CONCRETECURB STEP-OUT
28.10FG
12" CONCRETECURB STEP-OUT
PROPOSEDMONUMENT SIGN
MATCH27.95TC(27.45EG)
28.30TC27.81FS(27.81EG)
(29.90TC)(29.60EG)
29.04TC(28.54FS)29.00TC(28.50FS)29.33TC(28.83FS)
29.00TC(28.50FS)28.96TC(28.46FS)28.92TC(28.42FS)28.45TC(27.95FS)
28.50TC(28.00FS)
EX PL TO BE REMOVEDPER LOT MERGER
27.39TC26.89FS
28.79TC28.29FSEX ELECTRICAL PULLBOX TO REMAIN
29.29TC(28.79FS)
EXISTING POWER POLE TO BERELOCATED AS PART OF FUTUREBUILD OUT, SEE SHEET CG-02
29.55TC(29.05FS)
PROP. 6" CURB28.58TC(28.08EG)
PROPOSEDSTRIPING
28.25TC27.75FL
28.67TC28.17FS
PROPOSEDR3-5 (RT) SIGN
MATCH(29.69TC)(29.27FL)
30.08TC29.58FS
MATCH(29.90TC)(29.50FL)
1" RET. CURB27.84TC27.34FS
MATCH(27.63EG)
2" RET. CURB28.75TC28.25FS28.40TC27.90FS
27.55TC27.20FS27.05FL-CC
27.72TC27.37FS27.22FL
28.12TC27.62FS
27.95TC27.45FS
28.45TC27.95FS
27.64TC27.14FS
27.23TC26.73FS
28.41TC27.91FS 28.70TC28.24FS
28.58TC28.08FL-CC
28.55TC28.05FL-CC
28.60TC28.10FL-CC
28.42TC27.92FS
27.82FS
27.72FS
28.20TC27.70FS
27.70FS
9" RET. CURB29.06TC28.56FS-GB
28.92TC28.42FS-GB 29.85TC29.35FS
1.4%
1.7%
2.0%
2.0
%
MA
X
2.1%
RIDGE
RID
G
E
RIDGE
RIDGE
RIDGE
1.8%MAX
1.0
%
2.5%
EASEMENT 6
1.
5
%
0.8
%
2.0%
1.6%
1.0%
1.5
%
1.8%
1.0
%
2.2
%
RIDGE
1.4
%
1.8
%
1.3%1.0%
0.5%
0.
5
%
1.0
%
0.7%
1.6%
1.8%MAX
0.7
%
FIRE ACCESSLANE
2.7%
1.0
%
1.0
%
2.0
%
2.0
%
SEE CG-02 FOR FUTURE
STREET IMPROVEMENT
BUILD OUT
NOTE: ALL CURBS 6"WIDE UNLESS NOTEDOTHERWISE
2.3%
2.1
%
2.0
%
3.0
%
1.2%
GB
1.8%MAX
0.5%
1.3%
1.4%
1.8%MAX
1.8%MAX
1.5
%
1.5
%
1.3
%
3.1%
1.3%
1.0
%
0.8
%
0.8
%
1.0
%
1.3%
2.0%
2.6
%
2.0%
1.5%
1.6%
1.8
%
1.3
%
RID
G
E
24.0'
D
DE
D
I
C
A
T
I
O
N
FF=28.80PAD=28.30
34.1'
1.2%
27.29TC26.79FS
2.3
%
28.55TC28.05FL-CC
28.50TC28.00FL-CC
28.60TC28.10FS28.60TC28.10FS
28.58FS
28.55TC28.05FL-CC
27.90TG
20.3'9.1'
RID
G
E
28.74TC28.24FS
28.74TC28.24FS
2.0%
27.34TC26.84FS
(12) 1'-WIDE CURBCUT @ 10' O.C.
(6) 1'-WIDE CURBCUT @ 10' O.C.
27.25TC26.90FS26.75FL-CC 28.53TC28.03FS
28.10TG
28.10FG
27.80TG
WIN
G
A
T
E
L
A
N
E
(P
R
I
V
A
T
E
D
R
I
V
E
)
N89°53'00"E 180.43'
(3) 1'-WIDE CURBCUT @ 10' O.C.
LINE OF SIGHT
PROPOSED R3-2AND R6-1 (RT)SIGNS MOUNTEDON SINGLE POST
PROPOSED CURBTO BE PAINTEDREFLECTIVEYELLOW
PROPOSED R4-7AND OM1-1 SIGNSMOUNTED ONSINGLE POST
PROPOSED 6"CURB
BEGIN 6" CURB29.88TC(28.38EG)
DRIVE THRU
12.0'
30
32
2828
26
24
26
24
29.00TC28.50FS 30
32
34 ⅊34
FF= 28.80PAD=28.30 28.44FL
(28.49TC)(28.14LIP)(28.03FL)LANDSCAPE LANDSCAPE
3.3'
0.5'
9.3'
28.80TC28.30FS
EXISTINGGRADE
30
32
28
14.0'
28
26
24
26
24
27.84TC27.49FS27.34FL
30
32
34 34
PAVEMENT LANDSCAPESIDEWALK
SAWCUT AND MATCHEXISITNG PAVEMENT(27.92FS)
27.97FS
6.0'
⅊⅊
PROPOSEDPROPERTY LINE
NEWPORT ROAD
EXISTING PROPERTY LINETO BE REMOVED DEDICATION
21.0'
2.0'
39.0' TO CL
15.0'
28.10FGEXISTINGGRADE
30
32
28
24.0'
28
26
24
26
24
27.92FL
30
32
34 ⅊
34
28.73TC28.23FS
LANDSCAPEDRIVE THRU
28.82TC28.32FS
DRIVEWAY
28.65TC27.15FS
24.5'
6" RETAININGCURB
30
32
28
2.3'
28
26
24
26
24
27.48TC27.13FS26.98FL
30
32
34 34
STREETWIDENING
LANDSCAPESIDEWALK
27.61FS
6.0'
⅊⅊
PROPOSEDPROPERTY LINE
NEWPORT ROAD
EXISTING PROPERTY LINETO BE REMOVED DEDICATION
21.0'
2.0'15.0'
27.91FG
50.7'
EXISTING ROAD
EXISTING EDGEOF PAVEMENT
℄12.0'
PROPOSEDOVERLAY IMPROVEMENT
EXISTINGGRADE
30
32
28
31.2'
28
26
24
26
24
29.29TC28.79FS
30
32
34 34
EXISTING PAVEMENT
MATCH(28.77FS)
PROPOSED 1'SAWCUT LINE
5.0'
MATCH(28.20FS)
1.0'
PROPOSEDPAVEMENT
28.60TC28.10FS
PROPOSED 1'SAWCUT LINEPROPOSEDMEDIAN NEWPORT ROAD
55.0'
CENTERLINE
⅊
12.1'
VARIES
VARIES
30
32
2828
26
24
6" ASPHALTCURB
28.25TC27.75FS(27.03EG)
26
24
27.82TC27.47FS27.32FL
30
32
34 ⅊
9" RETAININGCURB
34
EXISTINGGRADE
DRIVE AISLE
30.0'
CONCEPTUAL GRADING PLAN
12-31-2021
ALL REPORTS, PLANS AND
DOCUMENTS PREPARED BY MARKS
ARCHITECTS SHALL REMAIN THEPROPERTY OF MARKS ARCHITECTSAND IS INTENDED FOR USE FOR THIS
SPECIFIC PROJECT ONLY.
marks architects 2020
PROTOTYPE:
STORE NUMBER:
FRANCHISEE:
POPEYES
26765 NEWPORT RD
MENIFEE CA 92584
PLK1846-DL
DMSD CAJUN
Ⓒ
-
EATS
PLANNING SUBMITTAL 07.21.21
26765 NEWPORT ROAD
MENIFEE, CA 92584
SITE ADDRESS:
360-020-029360-020-073
APN:
SOILS ENGINEER
PETRA GEOSCIENCES, INC40880 COUNTY CENTER DRIVE, SUITE MTEMECULA, CA 92591CONTACT: JIM LARWOOD
TEL: 951.600.9271
CIVIL ENGINEER
COMMERCIAL DEVELOPMENT RESOURCES
4121 WESTERLY PLACE #112NEWPORT BEACH, CA 92660CONTACT: AARON ALBERTSON, P.E.TEL: 949.610.8997
SURVEYOR
COMMERCIAL DEVELOPMENT RESOURCES4121 WESTERLY PLACE #112NEWPORT BEACH, CA 92660CONTACT: AARON ALBERTSON, P.E.TEL: 949.610.8997
ARCHITECT
MARKS ARCHITECTS2643 4TH AVE.SAN DIEGO, CA 92103CONTACT: GABRIELA MARKSTEL: 619.702.9448
OWNER/APPLICANT
DMSD PROPERTY, LLC41760 IVY STREET, SUITE 201MURRIETA, CA 92562CONTACT: MARNEE WOODSTEL: 951.322.4066
NOT TO SCALE
VICINITY MAP
(XX.XX)EXISTING ELEVATIONAPNASSESSOR'S PARCEL NUMBERBWBACK OF WALKCFCURB FACE
CL CENTERLINE
ELEV ELEVATION
ELEC ELECTRICAL
EG EXISTING GRADEEPBELECTRIC PULL BOXEXEXISTINGFGFINISH GRADEFFFINISH FLOORFLFLOW LINEFSFINISH SURFACE
GB GRADE BREAK
HP HIGH POINT
MAX MAXIMUM
MH MANHOLE
MIN MINIMUMMWDMUNICIPAL WATER DISTRICTOCON CENTERTCTOP OF CURBTGTOP OF GRATETYPTYPICALVCPVITRIFIED CLAY PIPEWWIDTH
WM WATER METER
ABBREVIATIONS
NOTES
1.LEGAL DESCRIPTION: REAL PROPERTY IN THE CITY OF MENIFEE, COUNTY OF RIVERSIDE,STATE OF CALIFORNIA, DESCRIBED AS FOLLOWS:
PARCEL 2 AND LOT "A" OF PARCEL MAP NO. 9578 AS PER PLAT RECORDED IN BOOK 48 OF PARCEL MAPS, PAGE(S) 19, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
2.GROSS AREA 0.962 ACRES (41,908.40 SQUARE FEET).
3.THE PROPERTY LINES, BEARINGS AND DIMENSIONS, SHOWN HEREON, ARE ESTABLISHED
FROM AVAILABLE RECORD INFORMATION AND ARE SUBJECT TO VERIFICATION BY A
COMPLETE FIELD BOUNDARY RETRACEMENT SURVEY.
4.THE LOCATION OF THE UNDERGROUND UTILITIES SHOWN HEREON HAVE BEENESTABLISHED FROM A FIELD SURVEY OF SURFACE FEATURES, CONTRACTOR TO VERIFYEXACT LOCATION PRIOR TO CONSTRUCTION.
5.A CURB AND "STEP-OUT" WILL BE CONSTRUCTED ALONG PLANTERS ON END STALLSADJACENT TO VEHICLE PARKING SPACES. TOTAL WIDTH TO E 12 INCHES.
6.PROPERTY DRIVE ENTRANCE IS RIGHT-IN AND RIGHT-OUT.
1.SETBACKS OF SLOPES TO PROPERTY LINES SHALL CONFORM TO THE CITY OF MENIFEEMUNICIPAL CODE REQUIREMENTS.
2.UNDEVELOPED PARCEL OF LAND.
3. TOTAL PARCEL ACREAGE: 38,119 SF / 0.875 AC
4. OVERHEAD POWER LINES TO REMAIN.
PROJECT INFORMATION
LEGEND
PROPOSED CONCRETE
PROPOSED LANDSCAPE
PROPOSED A.C. SURFACE
IN PUBLIC RIGHT OF WAY
PROPOSED FIRE ACCESS LANE
CAPABLE OF SUSTAINING AN
IMPOSED LAOD OF 75,000 LB GVW
PROPERTY LINE
CENTERLINE
EASEMENT
PROPOSED CONTOUR
PROPOSED WALL
6. AN EASEMENT FOR INGRESS, EGRESS, ROAD, PUBLIC UTILITY AND INCIDENTAL PURPOSES
IN THE DOCUMENT RECORDED JANUARY 10, 1977 AS INSTRUMENT NO. 77-3903 OF
OFFICIAL RECORDS.
EASEMENTS
21
5
XX
FLOOD ZONE CLASSIFICATION: ZONE X (UNSHADED), AREAS DETERMINED TO BE OUTSIDE THE0.2% ANNUAL CHANCE FLOODPLAIN, PER FEMA FIRM PANEL NO. 06065C2062H REVISED APRIL19, 2017.
FEMA NOTE
THE BENCHMARK FOR THIS SURVEY IS THE NGS CONTROL STATION 600 25, A BRASS DISC SETIN CONCRETE MONUMENT, MARKED "600 25 68," LOCATED 2.7 MILES SOUTH ON MURRIETA
ROAD, FROM THE CATHOLIC CHURCH AT SUN CITY, 54 FEET NORTHEAST OF POWER POLE
16193, 29 FEET EAST OF MURRIETA ROAD, 2 FEET ABOVE THE ROAD, 2 FEET SOUTHWEST OF A
CHAIN LINK FENCE CORNER AND 2 FEET NORTH OF A WATER METER.
ELEVATION = 1498.38 FEET (NAVD '88)
BENCHMARK
THE BASIS OF BEARINGS FOR THIS SURVEY IS THE CENTERLINE OF NEWPORT ROAD AS
SHOWN ON PARCEL MAP NO. 9578, I.E. N 89°53'00" E.
BASIS OF BEARING
SCALE: 1"=5'
CROSS SECTION B
SCALE: 1"=5'
CROSS SECTION C
SCALE: 1"=5'
CROSS SECTION D
ELECTRIC:SOUTHERN CALIFORNIA EDISON26100 MENIFEE RDMENIFEE, CA 92585800-655-4555
WATER:EASTERN MUNICIPAL WATER DISTRICT2270 TRUMBLE RD
PERRIS, CA 92570
951-928-3777
GAS:SOUTHERN CALIFORNIA GAS COMPANY
527 N SAN JACINTO ST
HEMET, CA 92543
800-427-2220
UTILITIES
MENIFEE UNION SCHOOL DISTRICT
29775 HAUN ROAD
MENIFEE, CA 92586951-672-1851
PERRIS UNION HIGH SCHOOL DISTRICT155 E. 4TH STREETPERRIS, CA 92570951-943-6369
SCHOOL DISTRICTS
PRIVATE:41,908 SF / 0.962 AC
TOTAL DISTRURBED AREA:
CONCEPTUAL
GRADING PLAN
CG-01
1 OF 7
PUBLIC ROW:8,251 SF / 0.189 AC
SCALE: 1"=5'
CROSS SECTION E
SCALE: 1"=5'
CROSS SECTION F
SCALE: 1"=5'
CROSS SECTION A
CUT: 602 CYFILL: 318 CYNET: 284 CY EXPORT
EARTHWORK:
Item Title:9.2
“Popeyes Restaurant”Conditional Use Permit No.PLN20-0347 and Plot Plan No.PLN20-0348
Item Page Number:97
CL
CL
1429
1428
1427
14261427
1428
14
2
8
1427
142
7
1427
142
8
N89°53'00"E 180.43'
EXISTING CAR WASH N.A.P.
EXISTING VACANT LANDN.A.P.
6'
12
'
12
'
6'
12
'
19
.
3
'
PROPOSEDPOPEYES
N89°53'00"E 180.43'N89°53'00"E 330.84'
102.3'55.0'280.8'
157.3'
30.0'330.8'
EXISTING BIKELANE STRIPING
EXISTING TRAVELLANE STRIPING
EXISTING BIKELANE STRIPING
PROPOSED BIKE LANESTRIPING (SOLID LINES)
PROPOSED BIKE LANESTRIPING (DASHED LINES)
EXISTING CROSSWALK STRIPING
PROPOSEDR3-5 (RT) SIGN
EXISTING EDGEOF PAVEMENT
PROPOSED CURBAND GUTTER
EXISTING CURBAND GUTTER
PROPOSED CURBAND GUTTER PROPOSED LOCATION OFRELOCATED POWERPOLE
PROPOSED MEDIANCONCRETE CURB ISLANDPROPOSED 6" CONCRETEMEDIAN ISLAND
PROPOSEDR6-1 (RT) SIGN
PROPOSEDR3-2 SIGNPROPOSEDOM1-3SIGN
EXISTING EDGEOF PAVEMENT
PROPOSEDOM1-3 SIGN
EXISTING MEDIANSTRIPING
12
.
3
'
2.6
'
49.
2
'
76
.
0
'
55
.
0
'
80.0'
EXISTING VACANT LANDN.A.P.
NEWPORT ROAD
12
'
11
'
12
.
3
'
49
.
2
'
60
.
4
'
PROPOSED EDGEOF PAVEMENT
PROPOSEDASPHALT
PROPOSED LOCATION OFRELOCATED POWERPOLE
EXISTING SCEPOWERPOLETO REMAINPOLE #4170970E
PROPOSEDASPHALT
130.0'BROKEN BIKE LANE
PROPOSED END OFCURB AND GUTTER
WI
N
T
E
R
H
A
W
K
R
O
A
D
EXISTING SCEPOWERPOLETO REMAINPOLE #4170967EEXISTING SCEUNDERGROUNDVAULT TO REMAINVAULT #V5361718
EXISTING POWER TOBE RELOCATEDEXISTING POWER TOBE RELOCATED
176.2'BROKEN BIKE LANE
CONCEPTUAL GRADING PLAN
12-31-2021
ALL REPORTS, PLANS AND
DOCUMENTS PREPARED BY MARKS
ARCHITECTS SHALL REMAIN THEPROPERTY OF MARKS ARCHITECTSAND IS INTENDED FOR USE FOR THIS
SPECIFIC PROJECT ONLY.
marks architects 2020
PROTOTYPE:
STORE NUMBER:
FRANCHISEE:
POPEYES
26765 NEWPORT RD
MENIFEE CA 92584
PLK1846-DL
DMSD CAJUN
Ⓒ
-
EATS
PLANNING SUBMITTAL 07.21.21
CONCEPTUAL
STREET
IMPROVEMENTS
CG-02
2 OF 7
(FUTURE BUILD-OUT)
Item Title:9.2
“Popeyes Restaurant”Conditional Use Permit No.PLN20-0347 and Plot Plan No.PLN20-0348
Item Page Number:98
SS SS SS SS SS
SS
SS
SS
SS
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SS
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SS
SS
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SS
SS
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143
0
SS
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W W W W W W W W W W W W W W W W W W W W W
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.
2
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N89°53'00"E 180.43'
N89°53'00"E 180.43'
SS SS
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N89°53'00"E 180.43'
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N89°53'00"E 180.43'
SSSSSS
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SD SD
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NEWPORT ROAD
WIN
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A
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N89°53'00"E 180.43'
WI
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18
.
0
'
EXISTING VACANT LAND (N.A.P.)
APN# 360-020-028
EXISTING CAR WASH (N.A.P.)
APN# 360-020-072
EXISTING VACANT LAND (N.A.P.)
APN# 306-020-032
FF=28.80PAD=28.30
112.41
EXISTING AUTOMOTIVE REPAIR (N.A.P.)
APN# 360-020-073
10
.
0
'
1.9
'
PROPOSED PL21' DEDICATION
EX BFP TO BERELOCATED
EXISTING 21"WATER LINE
EXISTINGWATER LATERAL
EX WATER METERTO REMAIN
UNDERGROUND DETENTIONSYSTEM, SEE SHEET CG-06 TO KITCHENSEWER
TO BATHROOMSEWER
PROPOSED SD PUMP28.12 RIM
EX BFP TO BERELOCATED
PROPOSEDTRANSFORMER
CONNECT TO EXISTINGDOMESTIC WATER LINESERVING REAR PROPERTY
EX SMH(20.97INV)EX SMH(28.68RIM)(20.07INV)
EX FIREHYDRANT
PROP. 10' WIDESEWER EASEMENT
EXISTINGPROPERTY LINE
PROP. STORM DRAIN,SEE SHEET CG-06
23
26
1
43
5
25
2
5
5
2
6
7
9
26
10
8
20
22
22
23
21
24
22
24
24
21
21
PROP. STORM DRAIN,SEE SHEET CG-06
EXISTING 21"WATER LINE
24
21
CONCEPTUAL GRADING PLAN
12-31-2021
ALL REPORTS, PLANS AND
DOCUMENTS PREPARED BY MARKS
ARCHITECTS SHALL REMAIN THEPROPERTY OF MARKS ARCHITECTSAND IS INTENDED FOR USE FOR THIS
SPECIFIC PROJECT ONLY.
marks architects 2020
PROTOTYPE:
STORE NUMBER:
FRANCHISEE:
POPEYES
26765 NEWPORT RD
MENIFEE CA 92584
PLK1846-DL
DMSD CAJUN
Ⓒ
-
EATS
PLANNING SUBMITTAL 07.21.21
NOT TO SCALE
VICINITY MAP
SS
W
20
SEWER CONSTRUCTION NOTES:
CONNECT TO EXISTING SEWER SERVICE LATERAL PER EASTERNMUNICIPAL STD. SB-176. CONTRACTOR TO VERIFY LOCATION, DEPTH,SIZE AND MATERIAL OF EXISTING SEWER SERVICE LATERAL PRIOR TOCONSTRUCTION. ANY DISCREPANCIES BETWEEN FIELD EXPLORATIONSAND PLANS, THE CIVIL ENGINEER MUST BE CONTACTED IMMEDIATELY.
INSTALL 6" SDR-35 PVC SEWER LINE 3' MIN. BELOW FINISHED SURFACEPER EASTERN MUNICIPAL STD. SB-157 AND SB-158
INSTALL PRIVATE SEWER CLEAN OUT PER EASTERN MUNICIPAL STD.SB-52
INSTALL SDR 35 PVC 45° BEND
INSTALL SDR 35 PVC WYE CONNECTION
SEWER AND GREASE INTERCEPTOR PER SEPARATE MEP PLANS
CONNECT TO BUILDING SEWER LINE SYSTEM PER SEPARATE MEPPLANS. COORDINATE AND MATCH LOCATION WITH BUILDING PLUMBINGPLANS. CONNECTION IS AT 5' FROM THE FACE OF BUILDING.
GENERAL NOTE:
SEPARATION REQUIREMENTS BETWEEN SEWERAND WATER LINES SHALL CONFORM TO STATEHEALTH CODE STANDARDS.
TYPE
UTILITY LINEAR
377 FEET
LENGTH
WATER
SEWER
323 FEET
LENGTH
CONCEPTUAL
WET UTILITY PLAN
CG-03
3 OF 7
(XX.XX)EXISTING ELEVATION
APN ASSESSOR'S PARCEL NUMBER
BW BACK OF WALKCFCURB FACE
CL CENTERLINE
ELEV ELEVATIONELECELECTRICAL
EG EXISTING GRADE
EPB ELECTRIC PULL BOXEXEXISTING
FG FINISH GRADE
FF FINISH FLOORFLFLOW LINE
FS FINISH SURFACE
GB GRADE BREAKHPHIGH POINTMAXMAXIMUM
MH MANHOLE
MIN MINIMUMMWDMUNICIPAL WATER DISTRICT
OC ON CENTER
TC TOP OF CURBTGTOP OF GRATE
TYP TYPICAL
VCP VITRIFIED CLAY PIPEWWIDTHWMWATER METER
ABBREVIATIONS LEGEND
PROPOSED CONCRETE
PROPOSED LANDSCAPE
PROPOSED A.C. SURFACE IN
PUBLIC RIGHT OF WAY
PROPERTY LINE
CENTERLINE
EASEMENT
PROPOSED CONTOUR
PROPOSED WALL
PROPOSED WATER LINE
PROPOSED SEWER LING
EXISTING WATER LINE
EXISTING SEWER LINE
XX
ELECTRIC:SOUTHERN CALIFORNIA EDISON26100 MENIFEE RDMENIFEE, CA 92585
800-655-4555
WATER:EASTERN MUNICIPAL WATER DISTRICT
2270 TRUMBLE RD
PERRIS, CA 92570951-928-3777
GAS:SOUTHERN CALIFORNIA GAS COMPANY
527 N SAN JACINTO ST
HEMET, CA 92543800-427-2220
UTILITIES
MENIFEE UNION SCHOOL DISTRICT29775 HAUN ROAD
MENIFEE, CA 92586
951-672-1851
PERRIS UNION HIGH SCHOOL DISTRICT
155 E. 4TH STREETPERRIS, CA 92570951-943-6369
SCHOOL DISTRICTS
SS
W
1
2
3
4
WATER CONSTRUCTION NOTES:
POINT OF CONNECTION TO EXISTING WATER STUB. EXISTING METER ANDBACKFLOW DEVICE PER APPROVED CIVIL PLANS.
INSTALL 2" SCH. 40 PVC DOMESTIC WATER LINE, 4' MIN. BELOW FINISHSURFACE.
INSTALL 90° PVC BEND
CONNECT TO BUILDING DOMESTIC WATER LINE SYSTEM PER SEPARATEMEP PLANS. COORDINATE AND MATCH LOCATION WITH BUILDINGPLUMBING PLANS. CONNECTION IS AT 5' FROM THE FACE OF BUILDING.
INSTALL #18AWG BLUE TRACER WIRE ALONG THE ENTIRE LENGTH OFTHE PVC WATER LINE
INSTALL FIRE HYDRANT WITH 6" LINE PER EMWD STDS DWG NO. B-362
INSTALL 1" BACKFLOW PREVENTER PER EMWD STD. NO. B-597A
INSTALL 6" UNDERGROUND, VAULTED DCDA PER EMWD STD. DWG NO.B-657
INSTALL 1" IRRIGATION METER PER EMWD STD. DWG NO. B-591
INSTALL 1 1/2'" DOMESTIC WATER METER PER EMWD STD. DWG NO. B-342
5
21
5
6
7
8
9
10
21
22
23
24
25
26
Item Title:9.2
“Popeyes Restaurant”Conditional Use Permit No.PLN20-0347 and Plot Plan No.PLN20-0348
Item Page Number:99
CONCEPTUAL GRADING PLAN
12-31-2021
ALL REPORTS, PLANS AND
DOCUMENTS PREPARED BY MARKS
ARCHITECTS SHALL REMAIN THEPROPERTY OF MARKS ARCHITECTSAND IS INTENDED FOR USE FOR THIS
SPECIFIC PROJECT ONLY.
marks architects 2020
PROTOTYPE:
STORE NUMBER:
FRANCHISEE:
POPEYES
26765 NEWPORT RD
MENIFEE CA 92584
PLK1846-DL
DMSD CAJUN
Ⓒ
-
EATS
PLANNING SUBMITTAL 07.21.21
EXISTING
DRAINAGE AREA
MAP
CG-04
4 OF 7
Item Title:9.2
“Popeyes Restaurant”Conditional Use Permit No.PLN20-0347 and Plot Plan No.PLN20-0348
Item Page Number:100
CONCEPTUAL GRADING PLAN
12-31-2021
ALL REPORTS, PLANS AND
DOCUMENTS PREPARED BY MARKS
ARCHITECTS SHALL REMAIN THEPROPERTY OF MARKS ARCHITECTSAND IS INTENDED FOR USE FOR THIS
SPECIFIC PROJECT ONLY.
marks architects 2020
PROTOTYPE:
STORE NUMBER:
FRANCHISEE:
POPEYES
26765 NEWPORT RD
MENIFEE CA 92584
PLK1846-DL
DMSD CAJUN
Ⓒ
-
EATS
PLANNING SUBMITTAL 07.21.21
POST
DEVELOPMENT
HYDROLOGY
CG-05
5 OF 7
Item Title:9.2
“Popeyes Restaurant”Conditional Use Permit No.PLN20-0347 and Plot Plan No.PLN20-0348
Item Page Number:101
EV/
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A
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SD
N89°53'00"E 180.43'
SS
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SD
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W
W
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W
W
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W W W W W
W
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N0
0
°
1
4
'
3
5
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W
2
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N89°53'00"E 180.43'
SSSSSS
SS
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SD SD
SDSD
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N0
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N0
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°
1
4
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3
0
"
E
2
3
2
.
2
8
'
N89°53'00"E 180.43'
N89°53'00"E 180.43'
NEWPORT ROAD
WIN
G
A
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E
L
A
N
E
PROP. 21' -WIDEDEDICATION
EX BFP TOREMAIN
EX WATER METERTO REMAIN
N89°53'00"E 180.43'
PROP. OVERFLOWINLET FOR BMP-1
PROP. ORIFICE CONTROL OUTLET BOX TO REDUCEPEAK FLOW RATES FOR 100-YEAR STORM EVENT
PROP. 6" DIA.UNDERDRAIN
PROP. 10" DIA.STORM DRAIN
PROP. PUMP TOPUBLIC ROW
PROP. SIDEWALK CULVERTFOR DRAINAGE DISCHARGEQ10=1.91CFS
BMP-3:BIORETENTION BASIN
Q10=0.09 CFS, VBMP=58 CF27.80TG, 27.30FG, 24.30INV
BMP-1:BIORETENTION BASINQ10=1.92 CFS, VBMP=1,225 CF26.75TG, 26.25FG, 23.25INV
BMP-2:BIORETENTION BASINQ10=0.17 CFS, VBMP=121 CF27.90TG, 27.40FG, 24.40INV
PROP. 12" DIA.STORM DRAIN
PROP. 6" DIA.UNDERDRAIN
PROP. OVERFLOW
INLET FOR BMP-3
PROP. 4" DIA.STORM DRAIN
PROP. 6" DIA.STORM DRAIN PROP. 4" DIA.STORM DRAIN
PROP. OVERFLOWINLET FOR BMP-2
PROP. 6" DIA.UNDERDRAIN
PROP. 6" DIA.UNDERDRAIN
PROP. 6" DIA.STORM DRAIN
PROP. 4" DIA.STORM DRAIN
PERFORATED 4' DIA. CMP DETENTION SYSTEM W/ ORIFICEOUTLET FOR PEAK FLOW REDUCTION, VOL=3,423 CF424.00TOP, 420.00INV-CMP, 419.67BTM
1' WIDE CURBCUTS @ 10' O.C.
1' WIDE CURBCUTS @ 10' O.C.
1' WIDE CURBCUTS @ 10' O.C.
1' WIDE CURBCUTS @ 10' O.C.
1' WIDE CURBCUTS @ 10' O.C.
PROP. AREA DRAININ LANDSCAPE
PROP. AREA DRAININ LANDSCAPE
CONCEPTUAL GRADING PLAN
12-31-2021
ALL REPORTS, PLANS AND
DOCUMENTS PREPARED BY MARKS
ARCHITECTS SHALL REMAIN THEPROPERTY OF MARKS ARCHITECTSAND IS INTENDED FOR USE FOR THIS
SPECIFIC PROJECT ONLY.
marks architects 2020
PROTOTYPE:
STORE NUMBER:
FRANCHISEE:
POPEYES
26765 NEWPORT RD
MENIFEE CA 92584
PLK1846-DL
DMSD CAJUN
Ⓒ
-
EATS
PLANNING SUBMITTAL 07.21.21
NOT TO SCALE
VICINITY MAP
21
5
STORM DRAIN CONSTRUCTION NOTES
1.ALL STORM DRAIN INLETS AND CATCH BASINS TO HAVE TRASH FILTERS2.ALL RUN-OFF BEING COLLECTED AND CONVEYED TO THE BIO RETENTIONBASINS FOR TREATMENT. TREATED RUNOFF WILL BE CONTROLLED
THROUGH AN ORIFICE CONTROL PIPE OUT OF THE DETENTION SYSTEM
AND TO A SUMP PUMP. WATER WILL THEN BE DISCHARGED TO NEWPORT
ROAD VIA SIDEWALK CULVERT STRUCTURE
LEGEND
CONCRETE
LANDSCAPE
PROP. BIORETENTION BASIN
PROPERTY LINE
PROP. FLOWLINE
STORM DRAINSDSD
CONCEPTUAL
STORM DRAIN
PLAN
CG-06
6 OF 7
Item Title:9.2
“Popeyes Restaurant”Conditional Use Permit No.PLN20-0347 and Plot Plan No.PLN20-0348
Item Page Number:102
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NEWPORT ROAD
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POWER POLE
TRAFFIC SIGNAL BOX
MAIL BOX
WATER METER
1" BACK FLOW DEVICE
DIRT ROAD
8" DRAIN INLET
STORM DRAIN INLET
ELECTRIC TRANSFORMER
OFFSITE CURB AND GUTTER
ENCROACHING SIGN
ENCROACHING SIGN
STORM DRAIN INLET
8" FIRE SERVICE
CLEAN OUT
CLEAN OUT
SD CLEAN OUT
TRAFFIC SIGNAL
TRAFFIC SIGNAL BOX
STORM DRAIN INLET
TELEPHONE MANHOLE
EDISON BOXUTILITY CABINET
OVERHEAD UTILITIES
EDISON VAULT POWER POLE
TRAFFIC SIGNAL BOX
1429
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1427.9
OWNER:
RONALD HARTLEY & JC REALESTATE GROUPAPN: 306-020-028
OWNER:
CAL CRUZ
APN: 306-020-072
OWNER:NEWHAWK
APN: 306-020-073
OWNER:
CORNELIO LIVING TRUSTAPN: 306-020-032
PARCEL 2
PM 9578
PARCEL 1
PARCEL 3
PARCEL 4
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N89°53'00"E 180.43'
N89°53'00"E 180.43'
8" DRAIN INLET
8" DRAIN INLET
8" DRAIN INLET
STORM DRAIN INLET
CONCEPTUAL GRADING PLAN
12-31-2021
ALL REPORTS, PLANS AND
DOCUMENTS PREPARED BY MARKS
ARCHITECTS SHALL REMAIN THEPROPERTY OF MARKS ARCHITECTSAND IS INTENDED FOR USE FOR THIS
SPECIFIC PROJECT ONLY.
marks architects 2020
PROTOTYPE:
STORE NUMBER:
FRANCHISEE:
POPEYES
26765 NEWPORT RD
MENIFEE CA 92584
PLK1846-DL
DMSD CAJUN
Ⓒ
-
EATS
PLANNING SUBMITTAL 07.21.21
PRE
DEVELOPMENT
CONDITIONS
CG-07
7 OF 7
Item Title:9.2
“Popeyes Restaurant”Conditional Use Permit No.PLN20-0347 and Plot Plan No.PLN20-0348
Item Page Number:103
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NEWPORT ROAD
EXISTING VACANT LAND(N.A.P.)APN# 360-020-028
EXISTING CARWASH (N.A.P.)APN# 360-020-072
EXISTING VACANT
LAND (N.A.P.)APN# 360-020-032
EX AUTOMOTIVEREPAIR (N.A.P.)APN# 360-020-073
N0
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'
PROPOSED 6"CONCRETE MEDIAN
PROP. 6" CURB
EASEMENT 6
FIRE ACCESSLANE
SEE CG-02 FOR FUTURE
STREET IMPROVEMENT
BUILD OUT
NOTE: ALL CURBS 6"WIDE UNLESS NOTEDOTHERWISE
24.0'
FF=28.80PAD=28.30
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N89°53'00"E 180.43'
PROPOSED CURBTO BE PAINTEDREFLECTIVEYELLOW
PROPOSED 6"CURB
INTERIORRADIUS: 14'-0"INTERIOR RADIUS:14'-0"
EXTERIORRADIUS: 38'-0"
EXTERIORRADIUS: 38'-0"EXTERIORRADIUS: 38'-0"
INTERIORRADIUS: 14'-0"
CURB ANDGUTTER
INTERIORRADIUS: 14'-0"
FIRE ACCESS
LANE
24.0'
INTERIOR RADIUS:14'-0"
PROPOSED SUPER FIRE HYDRANT(6"X2.5"X2.5")
PROPOSED DCDAASSEMBLY FOR FIRE HYDRANT
PROPOSED FIRE LINEFOR FIRE HYDRANT
STREETSTRIPING
PROP. 6" CURBAND GUTTER
CONCEPTUAL GRADING PLAN
12-31-2021
ALL REPORTS, PLANS AND
DOCUMENTS PREPARED BY MARKS
ARCHITECTS SHALL REMAIN THEPROPERTY OF MARKS ARCHITECTSAND IS INTENDED FOR USE FOR THIS
SPECIFIC PROJECT ONLY.
marks architects 2020
PROTOTYPE:
STORE NUMBER:
FRANCHISEE:
POPEYES
26765 NEWPORT RD
MENIFEE CA 92584
PLK1846-DL
DMSD CAJUN
Ⓒ
-
EATS
PLANNING SUBMITTAL 07.21.21
26765 NEWPORT ROADMENIFEE, CA 92584
SITE ADDRESS:
360-020-029
360-020-073
APN:
SOILS ENGINEER
PETRA GEOSCIENCES, INC
40880 COUNTY CENTER DRIVE, SUITE M
TEMECULA, CA 92591
CONTACT: JIM LARWOOD
TEL: 951.600.9271
CIVIL ENGINEER
COMMERCIAL DEVELOPMENT RESOURCES4121 WESTERLY PLACE #112NEWPORT BEACH, CA 92660CONTACT: AARON ALBERTSON, P.E.TEL: 949.610.8997
SURVEYOR
COMMERCIAL DEVELOPMENT RESOURCES4121 WESTERLY PLACE #112NEWPORT BEACH, CA 92660
CONTACT: AARON ALBERTSON, P.E.
TEL: 949.610.8997
ARCHITECT
MARKS ARCHITECTS2643 4TH AVE.SAN DIEGO, CA 92103
CONTACT: GABRIELA MARKS
TEL: 619.702.9448
OWNER/APPLICANT
DMSD PROPERTY, LLC41760 IVY STREET, SUITE 201
MURRIETA, CA 92562
CONTACT: MARNEE WOODS
TEL: 951.322.4066
NOT TO SCALE
VICINITY MAP
(XX.XX)EXISTING ELEVATIONAPNASSESSOR'S PARCEL NUMBER
BW BACK OF WALK
CF CURB FACE
CL CENTERLINE
ELEV ELEVATIONELECELECTRICALEGEXISTING GRADEEPBELECTRIC PULL BOXEXEXISTINGFGFINISH GRADEFFFINISH FLOOR
FL FLOW LINE
FS FINISH SURFACE
GB GRADE BREAK
HP HIGH POINTMAXMAXIMUMMHMANHOLEMINMINIMUMMWDMUNICIPAL WATER DISTRICTOCON CENTERTCTOP OF CURBTGTOP OF GRATE
TYP TYPICAL
VCP VITRIFIED CLAY PIPE
W WIDTH
WM WATER METER
ABBREVIATIONS
NOTES
1.SETBACKS OF SLOPES TO PROPERTY LINES SHALL CONFORM TO THE CITY OF MENIFEEMUNICIPAL CODE REQUIREMENTS.
2.UNDEVELOPED PARCEL OF LAND.
3. TOTAL PARCEL ACREAGE: 38,119 SF / 0.875 AC
4. OVERHEAD POWER LINES TO REMAIN.
PROJECT INFORMATION
LEGEND
PROPOSED CONCRETE
PROPOSED LANDSCAPE
PROPOSED A.C. SURFACE
IN PUBLIC RIGHT OF WAY
PROPOSED FIRE ACCESS LANE
CAPABLE OF SUSTAINING AN
IMPOSED LAOD OF 75,000 LB GVW
PROPERTY LINE
CENTERLINE
EASEMENT
PROPOSED CONTOUR
PROPOSED WALL
6. AN EASEMENT FOR INGRESS, EGRESS, ROAD, PUBLIC UTILITY AND INCIDENTAL PURPOSESIN THE DOCUMENT RECORDED JANUARY 10, 1977 AS INSTRUMENT NO. 77-3903 OF
OFFICIAL RECORDS.
EASEMENTS
21
5
XX
FIRE ACCESS
PLAN
FM-01
1 OF 1
FIRE ACCESS PLAN
26765 NEWPORT ROAD
MENIFEE, CA
LEGAL DESCRIPTION
1.LEGAL DESCRIPTION: REAL PROPERTY IN THE CITY OF MENIFEE, COUNTY OF RIVERSIDE,STATE OF CALIFORNIA, DESCRIBED AS FOLLOWS:
PARCEL 2 AND LOT "A" OF PARCEL MAP NO. 9578 AS PER PLAT RECORDED IN BOOK 48 OF PARCEL MAPS, PAGE(S) 19, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
1.IT IS THE RESPONSIBILITY OF THE CONSULTANTS AND CONTRACTORS TOINDEPENDENTLY VERIFY THE EXISTING AVAILABLE PRESSURE AND FLOW CONDITIONS
AND DESIGN THE VARIOUS ON-SITE SYSTEMS TO MEET THE SITE SPECIFIC
REQUIREMENTS. FIRE FLOW AND PRESSURE TEST RESULTS ARE VALID ONLY WHEN
FIELD TESTED BY THE APPROPRIATE FIRE AUTHORITIES HAVING JURISDICTION.
2.ALL CURBS ADJACENT TO DRIVE AISLE TO BE PAINTED RED WITH EXCEPTION OF DRIVETHRU LANE
3.WATER IN JOINT TRENCH WITH ELEC./TEL NOT PERMITTED.
4.ALL CODE REFERENCES FOR INSTALLATION OF UNDERGROUND FIRE MAIN PRIVATESYSTEM ARE NFPA-13, NFPA-24 AND NFPA-72
5.IF PRESENT, THE KEY SWITCH (KNOX TYPE) SHALL BE MOUNTED ON A POST
ACCESSIBLE FROM THE DRIVERS SIDE OF THE VEHICLE. IT SHALL BE BETWEEN FOUR (4)
AND FIVE (5) FEET IN HEIGHT. THE ASSEMBLY SHALL BE SET BACK A MINIMUM OF TEN
(10) FEET FROM THE GATE ITSELF.
6.IF PRESENT, EXTERIOR ELECTRIC SECURITY GATES SHALL BE PROVIDED WITH ANAPPROVED OVERRIDE SWITCH, (KNOX TYPE) WHICH IS CAPABLE OF LOCKING THEELECTRIC GATE OPEN IN AN EMERGENCY AND SHALL BE LISTED IN ACCORDANCE WITHU.L. 325.
7.GATES INTENDED FOR AUTOMATIC OPERATION SHALL BE ASTM F 2200 (CALIFORNIAFIRE CODE SECTION 503.6).
OCCUPANCY: A2
TYPE OF CONSTRUCTION:VB NON-SPRINKLED
GROSS BUILDING AREA:2,364 SF
BUILDING INFORMATION
Item Title:9.2
“Popeyes Restaurant”Conditional Use Permit No.PLN20-0347 and Plot Plan No.PLN20-0348
Item Page Number:104
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PLANNING SUBMITTAL
PROTOTYPE:
STORE NUMBER:
FRANCHISEE:
POPEYES
26765 NEWPORT RD
MENIFEE CA 92584
PLK1846-DL
DMSD CAJUN
-
EATS
07.29.21
0LANDSCAPE CONCEPT PLAN ASCALE 1"-10'-0"
5'10'20'
ROOT BARRIER ( )
OLE. MUL.
KOE. BIP.
UPRIGHT SHRUBS,
TYPICAL
GROUNDCOVERS,
TYPICAL
MEDIUM FLOWERING
SHRUBS, TYPICAL
ACCENT PLANTS,
TYPICAL
ACCENT PLANTS,
TYPICAL
NEW 6' TRASH ENCLOSURE
PER ARCHS. DWGS.;
FOOTING SHALL NOT EXTEND
INTO THE PLANTING AREA
VINES,
TYPICAL
NEW
SIDEWALK,
PER CIVIL
ALL COBBLE AREAS SHALL
BE 4"-8" 'ARIZONA COBBLE'
SET OVER 'MIRIFI MSCAPE'
LANDSCAPE FABRIC,
TYPICAL
PROJECT AREA: 41,908.40 S.F.
NEW LANDSCAPE AREA: 12,749.76 S.F.
PROJECT TYPE: COMMERCIAL
ALL IMPROVEMENTS ON-SITE AND OFF SITE ARE TO BE MAINTAINED BY
THE PROPERTY OWNER
NAME: DMSD CAJUN EATS
ADDRESS:41856 IVY ST #201
MURRIETA CA, 92562
PHONE NUMBER: (951) 816-0189
OWNER'S INFORMATION
PLAN PREPARER:
SOTELO LANDSCAPE ARCHITECTS
2643 4TH AVE. SAN DIEGO, CA 92103
619.544.1977
PROJECT CONSULTANTS:
MARKS ARCHITECTS
2643 4TH AVE. SAN DIEGO, CA 92103
619.702.9448
LANDSCAPE
CONCEPT
PLAN
L1.0
VICINITY MAP
NEWPORT RD
Rim Creek Path
Rim
Wi
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H
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R
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Irvine Ln
PathCreek
E
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Hanfor
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S
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SITE
BIORETENTION
SHRUBS, TYPICAL NEW MONUMENT
SIGN
PROPERTY
LINE
NEW LIGHT
FIXTURES, TYPICAL
ALL LANDSCAPE AREAS SHALL BE
COVERED IN A 3" LAYER OF
SHREDDED BARK MULCH, U.O.N.
TREE SHADING CALCULATIONS
SHADED PARKING: 2,247 SQ. FT. = 54%
TOTAL PARKING AREA: 4,122 SQ. FT.
PARKING SPOTS: 24
30% REQUIRED SHADE COVERAGE = 1,236.6 SQ. FT.
OLE. EUR.
RHU. LAN.
A PERMANENT AUTOMATIC IRRIGATION SYSTEM SHALL BE DESIGNED AND INSTALLED TO IRRIGATE ALL PLANTING AREAS. THE IRRIGATION
CONTROLLER(S) SHALL BE EQUIPPED FROM THE MANUFACTURER WITH WEATHER/EVAPOTRANSPIRATION (ET) SENSING CAPABILITIES TO
AUTOMATICALLY ADJUST WATERING SCHEDULES AND AMOUNTS. THE DESIGN OF THE IRRIGATION SYSTEM SHALL EMPHASIZE WATER
CONSERVATION AND PROVIDE EFFICIENT AND UNIFORM DISTRIBUTION OF IRRIGATION WATER. IF THE SITE IS PLANNED TO UTILIZE
RECYCLED WATER IN THE LANDSCAPE, THEN THE IRRIGATION SYSTEM SHALL BE DESIGNED IN ACCORDANCE WITH STATE OF CALIFORNIA
AND EASTERN MUNICIPAL WATER DISTRICT (EMWD) RULES AND REGULATIONS FOR RECYCLED WATER USE.
DRIP AND/OR BUBBLER IRRIGATION, OR OTHER LOW-VOLUME, LOW-PRESSURE MICRO-IRRIGATION SYSTEM AS APPROVED BY THE CITY OF
MENIFEE AND EMWD, SHALL BE INSTALLED IN PLANTER AREAS TO PROVIDE WATER DIRECTLY TO THE ROOT ZONE OF PLANTS. THE
IRRIGATION SYSTEM MAY UTILIZE EFFICIENT ROTATOR NOZZLES IN LARGE PLANTING AREAS, SUBJECT TO THE APPROVAL OF EMWD AND
THE CITY. THE AUTOMATIC IRRIGATION SYSTEM SHALL BE DESIGNED IN ACCORDANCE WITH THE CITY OF MENIFEE ORDINANCE NO.
2009-61, "LANDSCAPE WATER USE EFFICIENCY REQUIREMENTS," AND LANDSCAPE STANDARDS.
FOR SITES UTILIZING POTABLE WATER FOR LANDSCAPE IRRIGATION, A REDUCED PRESSURE BACKFLOW PREVENTER SHALL BE INSTALLED
AFTER THE WATER METER TO PROTECT THE POTABLE WATER SUPPLY IN ACCORDANCE WITH STATE OF CALIFORNIA, CITY OF MENIFEE,
AND EMWD STANDARDS AND REQUIREMENTS.
IRRIGATION SYSTEM DESIGN STATEMENT
ALL PARKING LOT AREAS VISIBLE FROM ADJOINING PROPERTIES AND PUBLIC RIGHTS-OF-WAY (OFF SITE) SHALL BE
EFFECTIVELY SCREENED WITH LANDSCAPING. SCREENING SHALL INCLUDE TREES, DENSE EVERGREEN SHRUBS, LOW
WALLS, EARTH BERMS OR A COMBINATION THEREOF.
ALL OUTDOOR MECHANICAL EQUIPMENT SHALL BE EFFECTIVELY SCREENED WITH LANDSCAPING. SCREENING SHALL
INCLUDE TREES, DENSE EVERGREEN SHRUBS, LOW WALLS, EARTH BERMS OR A COMBINATION THEREOF.
ALL DRIVE-THROUGH LANES SHALL BE SCREENED FROM ADJACENT STREET RIGHTS-OF-WAY WITH DENSE EVERGREEN
SHRUB HEDGES (4 FEET HGT. MAX.) IN MINIMUM 5-FOOT WIDE PLANTERS BETWEEN THE DRIVE-THROUGH AND
RIGHT-OF-WAY.
LANDSCAPE SCREENING NOTES
CITY LANDSCAPE STANDARDS REQUIRE INSTALLATION OF TREE
ROOT CONTROL BARRIERS WITH ALL TREES THAT ARE PLACED
SIX (6) FEET AND CLOSER TO HARDSCAPE IMPROVEMENTS,
INCLUDING FLATWORK AND CURBS. ROOT BARRIERS SHALL BE 16
FEET LENGTH MINIMUM (8 FEET EACH SIDE OF TREE).
THE LANDSCAPE CONCEPT PLAN INDICATES LANDSCAPE IMPROVEMENTS FOR BOTH ON SITE AND OFF SITE (PUBLIC RIGHTS-OF-WAY, PARKS,
BASINS, ETC.) AREAS. THE PROPERTY OWNER SHALL MAINTAIN OFF SITE AREAS UNTIL SUCH TIME AS THE OFF SITE LANDSCAPE AREAS ARE
ANNEXED INTO A SPECIAL DISTRICT (CFD OR L&LMD) AND ACCEPTED BY THE CITY FOR MAINTENANCE PURPOSES. THE PROPERTY OWNER
ACKNOWLEDGES THAT SEPARATE UTILITY METERS (WATER AND ELECTRIC) FOR IRRIGATION USE ARE REQUIRED TO BE INSTALLED BY THE
OWNER PRIOR TO THE CITY'S ACCEPTANCE OF THE OFF SITE AREAS FOR MAINTENANCE BY THE SPECIAL DISTRICT. IN ADDITION, PROPERTY
OWNER ACKNOWLEDGES THAT COSTS FOR ANNEXATION INTO THE SPECIAL DISTRICT, AND INSTALLATION OF THE IRRIGATION WATER AND
ELECTRIC METERS, SHALL BE BORNE BY THE PROPERTY OWNER.
LANDSCAPE IMPROVEMENTS IN OFF SITE AREAS/PUBLIC RIGHTS-OF-WAY SHALL BE SEPARATED FROM PRIVATELY-MAINTAINED ON SITE
LANDSCAPE AREAS WITH A CITY-STANDARD, CONTINUOUS CONCRETE MOW CURB (6" X 8") ALONG THE PROPERTY LINE (ON SITE).
LANDSCAPE MAINTENANCE AND SEPARATION NOTE
A.TOTAL PROJECT SITE AREA: 41,908.40 S.F.
B.TOTAL LANDSCAPED AREA: 12,749.76 S.F.
C.NET LANDSCAPED AREA PERCENTAGE (B ÷ A): 30%
D.TOTAL PARKING LOT LANDSCAPED AREA: 2,451.95 S.F.
E.NET LANDSCAPED PARKING LOT AREA % (A ÷ D): 19%
F.TOTAL AREA OF TURF: N/A
G.TURF AREA AS PERCENTAGE OF
TOTAL LANDSCAPED AREA (F ÷ B): N/A
H.*TOTAL STREET TREES REQUIRED (1 TREE/30 L.F.): 6 EA
I.*TOTAL STREET TREES PROVIDED: 4 EA
J.TOTAL PARKING LOT TREES REQUIRED
(1 TREE/4 SPACES): 5 EA
K.TOTAL PARKING LOT TREES PROVIDED: 5 EA
L.LANDSCAPED AREAS BY HYDROZONE:
HYDROZONE 1: 9,028.26 S.F.
HYDROZONE 2: 2,516.74 S.F.
HYDROZONE 3: 192.00 S.F.
HYDROZONE 4: 96.00 S.F.
LANDSCAPE CALCULATIONS
PLAN SHALL CONFORM TO CITY OF MENIFEE LANDSCAPE
STANDARDS (MARCH2015); MMC CHAPTER 15.04 "LANDSCAPE
WATER USE EFFICIENCY REQUIREMENTS,"; AND
THECOMPREHENSIVE DEVELOPMENT CODE, CHAPTERS 9.195
"LANDSCAPING STANDARDS" ANDCHAPTER 9.200 "TREE
PRESERVATION".
APN: 360-020-029
PROPOSED STORM DRAIN,
PER CIVIL
PROPERTY
LINE
ORDER KIOSK PER
ARCH'S SITE PLAN
ORDER KIOSK PER
ARCH'S SITE PLAN
TRANSFORMER
PER ARCH'S SITE
PLAN
CONCRETE
PAVING, PER CIVIL
BIKE RACKS
6" X 8" CONCRETE
MOW CURB
ALONG R.O.W.
36" BOX.
SPECIMEN TREE
*STREET TREES: OF THE 18O L.F OF PROPERTY LINE, ONLY 150' L.F. IS
PLANTABLE, REQUIRING 5 TREES. DUE TO THE SITE CONSTRAINTS
PROPOSED BY THE SEVERAL UTILITIES AND THE SIDEWALK CROSSING THE
RIGHT OF WAY, WE ARE PROVIDING ONLY ABLE TO PROVIDE 4 TREES.
SITE LIGHTING
PER ARCH'S SITE
PLAN
MENU BOARD PER
ARCH'S SITE PLAN,
TYPICAL
SINGLE FAMILY
RESIDENTIAL ZONES
ECONOMIC
DEVELOPMENT
CORRIDOR SPECIFIC PLAN ZONE
EXISTING WATER
METER TO REMAIN
EXISTING BACKFLOW
PREVENTER TO
RELOCATED TO THIS
LOCATION
NEW METER
AND
BACKFLOW
PREVENTER
FOR
IRRIGATION
NEW DCDA
FOR FIRE
HYDRANTS
NEW DOMESTIC
WATER METER
STREET LIGHTS
PER CIVIL,
TYPICAL
SITE DISTANCE
RESTRICTED ZONE:
NO PLANT
MATERIALS OVER
30" HT. PERMITTED
HERE
PROJECT CONTACTS
ROOT BARRIER, TYPICAL. THIS
SYMBOL ( )
TOTAL OFF-STREET PARKING AREA: 19,866 SQ.FT.
10% = 1,986.6 SQ.FT.
LANDSCAPING PROVIDED: 2,451.95 SQ.FT.
OFF-STREET PARKING LANDSCAPE CALCULATIONS
TOTAL LOT AREA (EXCLUDING FRONT SETBACK AREA): 33,695 SQ.FT.
10% = 3,369.5 SQ.F.T
PLANTING AREA PROVIDED: 8,164.2 SQ. FT.
TOTAL LOT LANDSCAPING CALCULATIONS
EXISTING OVERHEAD
UTILITY LINES
PROPOSED SEWER,
PER CIVIL
LANDSCAPE IN THE RIGHT-OF-WAY SHALL
BE MAINTAINED BY CFD. A SEPARATE
IRRIGATION METER SHALL BE PROVIDED
FOR LANDSCAPE IN THE RIGHT-OF-WAY CFD MAINTAINED
R.O.W.
ALL ON-SITE LANDSCAPE MAINTENANCE
PROVIDED BY THE OWNER. OFF-SITE
LANDSCAPE SHALL BE MAINTAINED BY CFD
Item Title: 9.2 “Popeyes Restaurant” Conditional Use Permit No. PLN20-0347 and Plot Plan No. PLN20-0348Item Page Number: 105
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N00°14'35"E 232.28'
N00°14'30"E 232.28'
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WWWWWWWW WWWWWWWW
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PLANNING SUBMITTAL
PROTOTYPE:
STORE NUMBER:
FRANCHISEE:
POPEYES
26765 NEWPORT RD
MENIFEE CA 92584
PLK1846-DL
DMSD CAJUN
-
EATS
07.29.21
HYDROZONE MAP
N.T.S.
MAXIMUM APPLIED WATER ALLOWANCE
MAWA = (ETo) x (0.62) x [(0.45) x LA]
MAWA = (57.3) x (0.62) x [(0.45) x 12,749] = 203,814.43
ESTIMATED TOTAL WATER USE
ETWU = (ETo) x (0.62) x [(PF x HA)/IE]
ETWU = (57.3) x (0.62) x [(0.2 x 9,724.48)/0.90] = 76,771.52
H1 - LOW WATER USE SHRUBS WITH DRIP IRRIGATION
TOTAL ETWU = 130,168.79 GAL/YEAR
WATER USE CALCULATIONS
MAWA = 203,814.43 GAL/YR
ETWU = 130,168.79 GAL/YR
H3 - LOW WATER USE TREES WITH BUBBLERS
ETWU = (57.3) x (0.62) x [(0.2 x 520)/0.85] = 4,346.71
H4 - MEDIUM WATER USE TREES AND VINES WITH BUBBLERS
ETWU = (57.3) x (0.62) x [(0.5 x 280)/0.85] = 5,851.34
H1 - LOW WATER USE SHRUBS
WITH DRIP IRRIGATION
9,724.48 S.F.
H3 - LOW WATER USE
TREES WITH BUBBLERS
520 S.F.
H4 - MEDIUM WATER USE
TREES AND VINES WITH
BUBBLERS
280 S.F.
H2 - MEDIUM WATER USE
SHRUBS WITH DRIP IRRIGATION
2,188.78 S.F.
ETWU = (57.3) x (0.62) x [(0.5 x 2,188.78)/0.90] = 43,199.22
H2 - MEDIUM WATER USE SHRUBS WITH DRIP IRRIGATION
ABBR SIZE QTY SCIENTIFIC NAME COMMON NAME
TREES
PLANT LIST
UPRIGHT SHRUBS
GROUNDCOVERS
MEDIUM FLOWERING SHRUBS
ACCENT PLANTS
LIG. TEX.5 GAL.LIGUSTRUM JAPONICUM 'TEXANUM'TEXAS PRIVET238
HET. ARB.5 GAL HETEROMELES ARBUTIFOLIA TOYON
5 GAL.
5 GAL.471CAL. L.J.CALLISTEMON 'LITTLE JOHN'DWARF BOTTLE BRUSH
PIT. C.C.5 GAL.PITTOSPORUM CRASSIFOLIUM 'COMPACTUM'DWARF KARO
RHA. SPR.5 GAL.RHAPHIOLEPIS INDICA 'SPRINGTIME'SPRINGTIME INDIAN HAWTHORN
ROS. FCW.5 GAL ROSA X 'NOASCHNEE' FLOWER CARPET WHITE FLOWER CARPET WHITE GROUNDCOVER ROSE
WES. M.L.5 GAL.WESTRINGIA FRUTICOSA 'MORNING LIGHT'VARIEGATED COAST ROSEMARY
AGA. B.F.5 GAL.AGAVE 'BLUE FLAME'BLUE FLAME AGAVE735
5 GAL.AGAVE DESMETTIANA 'VARIEGATA'VARIEGATED SMOOTH AGAVEAGA. DES.
DAS. WHE.5 GAL.DASYLIRION WHEELERI DESERT SPOON
DIE. BIC.1 GAL.DIETES BICOLOR BICOLOR AFRICAN IRIS
PEN. RUB.5 GAL.PENNISETUM SETACEUM 'RUBRUM'PURPLE FOUNTAIN GRASS
BAC. PIL.BACCHARIS PILULARIS PIGEON POINT DWARF COYOTE BRUSH 30" O.C.1 GAL.
ROS. O.P. ROSMARINUS OFFICINALIS PROSTRATUS PROSTRATE ROSEMARY 1 GAL.
OLE. EUR.24" BOX FRUITLESS OLIVEOLEA EUROPAEA 'WILSONII' (STANDARD)
KOE. BIP.KOELREUTERIA BIPINNATA CHINESE FLAME TREE24 BOX
WUCOLS
M
L
M
L
M
M
L
L
L
L
L
M
L
L
L
SPACING
3'-8'
3'
2'-3'
DIA. L.R.1 GAL.DIANELLA REVOLUTA 'LITTLE REV'LITTLE REV FLAX LILY
M
XYL. CON.
5 GAL.
XYLOSMA CONGESTUM SHINY XYLOSMA
L
30" O.C.
LEU. FRU.LEUCOPHYLLUM FRUTESCENS 'GREEN CLOUD'GREEN CLOUD TEXAS RANGER
L
M
5 GAL.WES. FRU.WESTRINGIA FRUTICOSA COAST ROSEMARY L
WES. G.B.5 GAL.WESTRINGIA FRUTICOSA 'GREY BOX'DWARF COAST ROSEMARY L
VARIES
30'
LON. HAL.LONICERA JAPONICA 'HALLIANA'HALL'S HONEYSUCKLE 24" O.C.1 GAL.M
VINES
BIORETENTION SHRUBS
CAR. DIV.
MUH. CAP.
4
18" O.C.
36" O.C.
FIC. PUM.
CAREX DIVULSA EUROPEAN GREY SEDGE1 GAL.
5 GAL.HAIRAWN MUHLYMUHLENBERGIA CAPILLARIS
5 GAL.FICUS PUMILA CREEPING FIG
LIG. TEX.
HET. ARB.
CAL. L.J.
PIT. C.C.
RHA. SPR.
ROS. FCW.
WES. M.L.
PEN. RUB.
BAC. PIL.
ROS. O.P.
OLE. EUR.
KOE. BIP.
XYL. CON.
LEU. FRU.
WES. FRU.
WES. G.B.
LON. HAL.
FIC. PUM.
PLANTING
LEGEND
L1.1
PLANTING NOTES
1. LANDSCAPE CONTRACTOR SHALL RECEIVE THE SITE WITHIN PLUS OR MINUS .10
FEET OF FINISH GRADE.
2. THE PLANTING PLANS ARE DIAGRAMMATIC. MINOR ADJUSTMENTS IN PLANT
LOCATIONS AND TYPE MAY BE MADE AT THE DISCRETION OF THE LANDSCAPE
ARCHITECT.
3. CONTRACTOR TO BE ADVISED THAT CERTAIN CULTIVARS OR SPECIES OF PLANTS
FOR THIS PROJECT MAY ONLY BE AVAILABLE THROUGH RETAIL SOURCES (IE.:
PATENED MONROVIA SELECTIONS). CONTRACTOR IS FURTHER ADVISED THAT ALL
PLANT MATERIAL FOR THIS PROJECT SHALL BE "PREMIUM" NURSERY STOCK.
4. ALL PLANT MATERIAL SHALL BE SUBJECT TO THE APPROVAL OF THE LANDSCAPE
ARCHITECT AND REPLACED UPON REQUEST BEFORE OR AFTER THE PLANTING.
5. THE LANDSCAPE CONTRACTOR WILL COORDINATE HIS WORK WITH THE OTHER
TRADES AND MAINTAIN DRAINAGE DURING CONSTRUCTION.
6. PLANT QUANTITIES AND AREAS SHOWN ON LEGENDS ARE FOR CONTRACTORS'
CONVENIENCE IN ESTIMATING ONLY. CONTRACTOR IS RESPONSIBLE FOR PROVIDING
PLANT MATERIALS TO COVER ALL AREAS AS SHOWN ON PLANS.
7. SLOPE ALL PLANTING AREAS AWAY FROM BUILDING AT 2% MINIMUM FOR 5 FEET
MINIMUM, WHERE APPLICABLE.
8. LANDSCAPE ARCHITECT SHALL APPROVE FINAL PLACEMENT OF ALL SHRUBS, AND
VINES PRIOR TO PLANTING.
9. SHRUB PITS 5 GALLONS AND SMALLER SHALL BE TWO TIMES ROOTBALL DIAMETER
WIDE AND 1-1/2 TIMES CONTAINER DEPTH.
10. SHRUB PITS 15 GALLONS AND LARGER SHALL BE TWO TIMES ROOTBALL DIAMETER
WIDE AND 1" LESS THAN CONTAINER DEPTH.
11. DO NOT DAMAGE PLANT ROOTBALL DURING TRANSPORTATION OR PLANTING.
12. CONTRACTOR SHALL USE THE FOLLOWING AMENDMENT SCHEDULE FOR BIDDING
PURPOSES ONLY. A SOIL TEST SHALL BE MADE BY THE CONTRACTOR AND THE
RESULTS SHALL BE SUBMITTED TO THE LANDSCAPE ARCHITECT FOR INCLUSION IN
THE LANDSCAPE PLANS, AND THE RECOMMENDED AMENDMENTS SHALL BE USED FOR
ACTUAL INSTALLATION.
100 LBS. OF GYPSUM PER 1000 SQ. FT.
70 LBS. OF TRI-C (6-2-4 W/ 5% SULFUR) PER 1000 SQ. FT.
6 LBS. OF IRON SULFATE PER 1000 SQ. FT.
25 LBS. OF SOIL SULFUR PER 1000 SQ. FT.
5 CUBIC YARDS OF NITROLIZED ORGANIC AMENDMENT PER 1000 SQ. FT. (SEE NOTE 16)
13. AMENDED SOIL SHALL BE ROTOTILLED TO A DEPTH OF 8".
14. NO IRON SULFATE SHALL COME IN CONTACT WITH ANY MASONRY SURFACE.
15. NITROLIZED ORGANIC AMENDMENT SHALL BE HUMIC COMPOST FROM
AGRI-SERVICE, LOAMEX™, OR APPROVED EQUAL.
16. A. PLANTING BACKFILL MIX FOR ALL CONTAINER PLANTS SHALL CONSIST OF 1/3
NITROLIZED ORGANIC AMENDMENT AND 2/3 EXISTING SOIL, PLUS 2-1/2 LBS. OF SOIL
SULFUR, 2 LBS. IRON SULFATE PER CU. YD., 4 LBS. GYPSUM, AND 8 LBS. OF TRI-C (6-2-4
W/ 5% SULFUR) PER CUBIC YARD.
B. ALL PLANTED AREAS SHALL BE WATERED IN THOROUGHLY WITH SARVON™, PER
MANUFACTURERS SPECIFICATIONS IN ADVANCE OF PLANTING.
C. ALL PLANTS SHALL BE WATERED THOROUGHLY WITH SUPERTHRIVE™ WITHIN 1
HOUR OF PLANTING.
17. ALL PLANTS 1-GALLON SIZE OR LARGER SHALL RECEIVE AGRIFORM 21-GRAM
20-10-5 FERTILIZER TABLETS AT THE FOLLOWING RATES:
ONE PER 1-GALLON; TWO PER 5-GALLON; FIVE PER 15-GALLON; 12 PER 24" BOXED
TREES; 18 PER 36" BOXED TREES (SEE L.A. FOR RATES FOR LARGER STOCK). PLACE
TABLETS AT HALF THE DEPTH OF THE PLANTING PIT AND 1" FROM ROOTBALL (BOXED
TREES SHALL BE IN 2 LAYERS GOING UP ALONG SIDES OF THE ROOTBALL).
18. ALL PLANTS INSTALLED FROM FLATS SHALL RECEIVE ONE AGRIFORM 5-GRAM
20-10-5 TABLET EACH, AND ALL 4" POTS SHALL RECEIVE TWO 5-GRAM TABLETS EACH,
MIXED WITH A HANDFUL OF PREPARED BACKFILL PER NOTE 17.
19. ALL PLANTS PLANTED FROM CONTAINERS SHALL HAVE THEIR ROOTBALLS SCORED
WITH A SHARP TOOL TO A DEPTH OF 1" IN THREE LONGITUDINAL INCISIONS AT
LOCATIONS SPACED AROUND THE ROOTBALL BEFORE PLACING PLANT IN PLANTING
HOLE.
20. ALL TYING MATERIALS AND MARKING TAPES SHALL BE REMOVED AT THE TIME OF
PLANTING.
21. STAKES SHALL BE REMOVED FROM VINES AND VINES SHALL BE PROVIDED WITH AN
APPROVED MEANS OF SUPPORT.
22. ALL SHRUB PLANTING AREAS SHALL BE COVERED WITH A 3" DEEP LAYER OF
SHREDDED FIR BARK, OR APPROVED EQUAL. ALL BARK TO BE NITROLIZED WITH 5%
NITROGEN. WHEN GRAVEL OR COBBLE GROUNDCOVER IS USED, A LANDSCAPE FILTER
FABRIC MUST BE INSTALLED, WITH AN OVERLAP OD 12" MIN. BETWEEN ROLLS AND
FASTENED WITH STAPLES FLUSH TO THE FABRIC TO PREVENT MOVEMENT.
23. IF THE SOIL TEST PREVIOUSLY MENTIONED SHOWS THAT PERMEABILITY RATES
ARE LESS THAN .5" PER HOUR, LANDSCAPE ARCHITECT MAY REQUIRE A TREE DRAIN
SYSTEM.
24. A LANDSCAPE MAINTENANCE PERIOD OF 90 DAYS SHALL BE CONSIDERED PART
OF THIS CONTRACT. REFER TO THE PROJECT SPECIFICATIONS FOR DETAILS.
THE CONTRACTOR SHALL ENSURE THAT ALL PLANTS RECEIVE SUPERTHRIVE VITAMIN SOLUTION AT TIME OF INSTALLATION
A SOIL TEST SHALL BE MADE BY LANDSCAPE CONTRACTOR PRIOR TO THE BEGINNING OF WORK AND THE RECOMMENDATIONS MUST BE
USED FOR INSTALLATION. SEE PLANTING NOTE 12.
AN IRRIGATION AUDIT REPORT MAY BE REQUIRED BY THE CITY PRIOR TO CERTIFICATE OF OCCUPANCY.
IF A CERTIFICATE OF COMPLETION IS REQUIRED BY THE CITY, PLEASE NOTIFY LANDSCAPE ARCHITECT 48 HOURS BEFORE INSPECTION.
5 GAL.ALOE STRIATA CORAL ALOEALO. STR.L
CHO. TEC.36" O.C.CHONDROPETALUM TECTORUM CAPE RUSH5 GAL.
LOM. LON.1 GAL.LOMANDRA LONGIFOLIA 'BREEZE'DWARF MAT RUSH M
L
L
M
7
8
STREET TREES
RHU. LAN.4 RHUS LANCEA AFRICAN SUMAC24" BOX
36" BOX FRUITLESS OLIVEOLEA EUROPAEA 'WILSONII' (MULTI-TRUNK)L 43'OLE. MUL.1
L 30'
CAL. L.J.PIT. C.C.RHA. SPR.ROS. FCW.WES. M.L.AGA. B.F.
AGA. DES. DAS. WHE.DIE. BIC.
ROS. O.P.
DIA. L.R.
XYL. CON.
LEU. FRU.WES. FRU.
WES. G.B.
LON. HAL.
CAR. DIV.
MUH. CAP.FIC. PUM.
LIG. TEX.HET. ARB.
PEN. RUB.
BAC. PIL.
OLE. EUR. STANDARDKOE. BIP.
ALO. STR.
CHO. TEC.
LOM. LON.
RHU. LAN.OLE. EUR. MULTI-TRUNK
M 10'
Item Title: 9.2 “Popeyes Restaurant” Conditional Use Permit No. PLN20-0347 and Plot Plan No. PLN20-0348Item Page Number: 106
DETAIL NUMBER
SHEET NUMBER
SHEET NUMBER
DETAIL NUMBER
PLAN DETAIL
2X4 FRAMING @ 16" O.C.
2X6 FRAMING @ 24" O.C.
DIVISION 9: FINISHES
2X8 FRAMING @ 24" O.C.
SPECIFICATIONS
FRAMING SYMBOLS
MOP SINK
XXX DENOTES BLOCKING
AS REQUIRED
ELECTRICMETERCABINETLOCATION
STEEL
LADDER
DOOR NUMBER. SEESHEET A-10 FOR DETAILS
ARROW
INDICATES
DIRECTION OF
VIEW
CONSTRUCTION KEY
NOTES
DIMENSIONS ARE SHOWN:
1) EXTERIOR WALLS: FROM INTERIOR FACE OF GYPSUM BOARD TO THE
EXTERIOR FACE OF PLYWOOD.
2) INTERIOR WALLS: FROM THE FACE OF FINISH WALL TO THE FACE OF
FINISH WALL, U.N.O..
INSTALL 3'-0" W X 8'-0" H X 18 GA STAINLESS STEEL PANEL BEHIND
OVENS AND FRYERS. S/S SHALL EXTEND 18" BESIDE EQUIPMENT.
REFER TO INTERIOR KITCHEN ELEVATIONS AND EQUIPMENT PLAN FOR
LOCATIONS.
ALL GYPSUM WALL BOARD BELOW FINISHED CEILING HEIGHT IS TO BE
PREPARED FOR PAINTING OR WALLCOVERING AS INDICATED ON
INTERIOR ELEVATIONS AND FINISH SCHEDULE. SEE GEN. CONSTR.
NOTES FOR DINING AREA
GENERAL CONTRACTOR (G.C.) TO PROVIDE 2"X2" FULL HEIGHT CORNER
GUARDS ON ALL OUTSIDE CORNERS @ KITCHEN WALLS.
HOOD WALL TO BE CONSTRUCTED WITH 6" METAL STUD STUDS AT 16"O.C.. INSTALL 2 LAYERS 5/8" MOISTURE RESISTANT TYPE X GYPSUMWALL BOARD ON BOTH WALL SIDES FROM FINISHED FLOOR TO BEYONDCEILING.
ELECTRIC DRIVE-THRU WINDOW TO BE INSTALLED AT THE LOCATIONSHOWN. VERIFY REQUIRED ROUGH-IN AND ELECTRICAL REQUIREMENTSWITH MANUFACTURER BEFORE PROCEEDING.
G.C. SHALL VERIFY ALL ACCESSIBLE APPROACHES AND ENTRANCES TOVERIFY THAT THEY COMPLY WITH ALL APPLICABLE CODES. G.C. TOENSURE THAT ALL DIRECTIONS AND DIMENSIONS GIVEN ARE STRICTLYADHERED TO.
ALL DOORS SHALL BE ABLE TO BE OPENED FROM THE EGRESS SIDEWITHOUT THE USE OF A KEY, SPECIAL KNOWLEDGE OR EFFORT, ANDCOMPLY WITH ALL CODES. MANUALLY OPERATED FLUSH BOLTS ORSURFACE BOLTS SHALL NOT BE USED.
GC SHALL COORDINATE WITH KOLPAK TO PROVIDE THE INSTALLATION
KIT TO MOUNT THE WIB ON THE OUTSIDE OF THE BUILDING.
ALL GLAZING WITHIN A 24" ARC OF DOORS WHOSE BOTTOM IS LESS
THAN 60" ABOVE THE FLOOR AND ALL GLAZING IN DOORS SHALL BE
SAFETY TEMPERED.
PROVIDE 1/2" MOISTURE RESISTANT GYPSUM WALL BOARD ON ALL
INTERIOR KITCHEN WALL SURFACES FROM FINISHED FLOOR TO 24"
ABOVE FINISHED FLOOR, UNO. PROVIDE 1/2" PLYWOOD FROM 24" AFF
TO BEYOND CEILING ON ALL KITCHEN WALLS.
INSTALL GUARDRAIL ACCORDING TO THE MANUFACTURER'S
SPECIFICATION, SEE DETAIL 3/A6.
SEE P1 SHEET FOR SODA LINE CHASES. VERIFY LOCATIONS WITH
BEVERAGE PROVIDER.
INSTALL THE HALF WALL FOR THE FRONT COUNTER AFTER THE
KITCHEN EQUIPMENT HAS BEEN BROUGHT IN. PROVIDE 1/2" GYPSUM
WALL BOARD ON THE SIDE FACING THE DINING. PROVIDE 1/2"
PLYWOOD WITH FRP ON THE SIDE FACING THE KITCHEN.
INSTALL POPEYES CAR SIDING ON WALL SURFACE FROM TOP OF
COUNTER TO BEYOND CEILING ON ALL WALLS AROUND THE SELF
SERVE DRINK STATION. (VERIFY WITH THE HEALTH DEPARTMENT IF
THIS SURFACE IS ALLOWED.)
PROVIDE MINIMUM 4" CONCRETE SLAB WITH WWF 6X6-W1.4 X W1.4FOR THE INSTALLATION OF THE COOLER/FREEZER. PREPARESUBSTRATE AS SPECIFIED BY THE STRUCTURAL DRAWINGS.
ALL WOOD TRIM PROVIDED BY VENDOR MUST BE FINE SANDED ANDSEALED WITH CLEAR POLYURETHANE FINISH BY THE GC TO MATCHTHE ADJACENT CAR SIDING.
GENERAL CONSTRUCTION NOTES
GYPSUM BOARD / EXTERIOR SHEATHING NOTES:
1.EXTERIOR SHEATHING SHALL BE 1/2" EXTERIOR PLYWOOD NAILED IN ACCORDANCE WITH THE
STRUCTURAL NAILING SCHEDULE. REFER TO SHEETS S-4.
2.1/2" PLYWOOD TO BE INSTALLED ON ALL INTERIOR WALLS. ALL JOINTS ARE TO BE PROPERLY SECURED.
3.GYPSUM BOARD SHALL BE TYPE "MOISTURE RESISTANT" IN ALL AREAS TO RECEIVE WALL TILE OR FRPPANELS.
4.ALL WALLS TO RECEIVE 1/2" MOISTURE RESISTANT GYPSUM WALL BOARD INSTALLED TO 24" AFF UNO.
INSULATION NOTES:
1.ALL EXTERIOR WALLS TO RECEIVE FIBERGLASS BATT INSULATION TO MATCH DEPTH OF WALL CAVITY.
KITCHEN WALL NOTES:
1.PROVIDE 1/2" PLYWOOD FROM 24" AFF TO 9'-6" AFF IN ALL KITCHEN WALLS.
2.PROVIDE 1/2" GYPSUM WALL BOARD FROM 24" AFF TO 5'-6" AFF AT INTERIOR TOILET ROOM WALLS.
DINING AREA NOTES:
1.PLASTIC LAMINATE TO ADHERE TO 1/2" PLYWOOD SUBSTRATE. PLYWOOD FROM FINISH FLOOR TO 2'-10"
AFF.
2.VINYL WALL COVERING ON 1/2" GYPSUM BOARD.
BLOCKING NOTES:
1."xxxxxxx" INDICATES BLOCKING REQUIRED IN WALL FOR PLUMBING LINES AND RESTROOM
ACCESSORIES. BLOCKING SHALL BE FIRE RETARDANT WHERE REQUIRED BY CODE.
2.CONTRACTOR TO VERIFY REQUIREMENTS WITH LOCAL BUILDING OFFICIALS PRIOR TO BIDDING.
CONTRACTOR IS RESPONSIBLE FOR OBTAINING MANUFACTURS' CUT SHEETS AND LOCATING BLOCKING
AS REQUIRED. THIS INCLUDES KITCHEN EQUIPMENT AND ITEMS FURNISHED AND INSTALLED BY
OTHERS.
FRAMING NOTES:
1.CONTRACTOR MAY SUBSTITUTE METAL STUDS FOR INTERIOR WALL, AND SOFFIT FRAMING IF REQUIRED.
WHERE USED, METAL FRAMING TO BE 25 GA. UNLESS OTHERWISE SPECIFIED(U.N.O.).
2.REFER TO FRAMING NOTES FOR WALL SECTIONS.
3.ALL INTERIOR WOOD FRAMING TO BE #2 SPRUCE, FIR OR WHITE PINE. WHERE REQUIRED BY CODE,
FRAMING SHALL BE #2 FIRE RETARDANT YELLOW PINE. CONTRACTOR TO VERIFY REQUIREMENTS WITH
LOCAL BUILDING OFFICIALS PRIOR TO BIDDING.
4.ALL WOOD IN CONTACT WITH THE SLAB MUST BE PRESSURE TREATED.
5.ALL INTERIOR WALLS TO BE FRAMED TO UNDERSIDE OF TRUSS U.N.O..
6.ALL INTERIOR WALLS THAT ARE NOT SHEAR WALLS TO BE ANCHORED W/ 5/8" DIA. EXPANSION ANCHORSAT 6'-0" O.C. SEE STRUCTURAL DWGS. FOR SHEAR WALL ANCHORS.
AP-7
AP1
AP-5
AP-10
AP-11: CAR
SIDING + P
AP-11
AP-2
6" METAL FRAMING @ 16" O.C. W/ 2 LAYERS TYPE X GWB
TYP.
TYP.
TYP.
TYP.
TYP.
SECTION 09 29 00
GYPSUM BOARD
Part 1 - GENERAL
1.1 SECTION INCLUDES
A.STANDARD GYPSUM BOARD
B.FIRE-RESISTANCE RATED GYPSUM BOARD
C.FIRE RESISTANCE RATED - MOISTURE RESISTANT GYPSUM BOARD
PART 2 - SCOPE
1.1 SCOPE: FURNISH AND INSTALL GYPSUM WALL BOARD AS A SUBSTRATE FOR THE INTERIOR FINISH
MATERIALS ON INTERIOR WALLS AS SHOWN ON DRAWINGS. FURNISH AND INSTALL GYPSUM WALL BOARD
SUSPOENDED CEILING WITH HANGERS AND SUPPORTS.
1.2 MATERIALS: MATERIAL NAMES ARE BASED ON A NATIONAL GYPSUM GOLD BOND STA-SMOOTH BEVEL
EDGE SYSTEM BY U.S. GYPSUM.
WALLS EXCEPT WHERE NOTED):1/2" STA-SMOOTH GYPSUM WALL BOARD.
WALLS WHERE NOTED:1/2" THINK TAPERED EDGES MOISTURE RESISTANT (M/R) GYPSUM
WALL BOARD.
DROPPED CEILING WHERE NOTED:1/2" STA-SMOOTH GYPSUM WALL BOARD.
FIRE RATED WHERE NOTED:5/8" FIRE RATED GYPSUM WALL BOARD.5/8" FIRE RATED M/R GYPSUM WALL BOARD.
2. FASTENERS:
A.GWB-54 1-5/8" LONG ANNULAR RING SHANK NAILS MEETING THE REQUIREMENTS OF ASTM C-380.B.1-1/4" LONG TYPE-W DRYWALL SCREWS TO WOOD STUDS.C.1-1/4" LONG TYPE-S DRYWALL SCREWS TO INTERIOR METAL STUDS.D.1-1/4" LONG TYPE-S12 CORROSION RESISTANT SCREWS FOR EXTERIOR GYPSUM SHEATHING TOMETAL STUDS.
E.JOINT TREATMENT COMPOUND SHALL BE READY MIXED. JOINT TAPE SHALL BE CROSS FIBERED,PERFORATED, FEATHER EDGED. CORNER BEADS SHALL BE GALVANIZED STEEL ROLL-FORMEDU-SHAPED CHANNELS.
F.HANGERS AND SUPPORTS: 2X4 WOOD FRAMING. SUBSTITUTION: FOR STEEL TRUSS BUILDINGS 1-1/2"CARRYING CHANNELS, 3/4" FURRING CHANNELS, 8 GAUGE HANGER WIRES, 16 GAGE TIE WIRES, AND 1"TYPE S SCREWS.
PERFORMANCE1. INSTALLATION
A.CUTTING WALLBOARD: GYPSUM WALLBOARD SHALL BE CUT BY SCORING AND BREAKING, OR BY
SAWING, WORKING FROM THE FACE SIDE. WHERE BOARD MEETS PROJECTING SURFACES, IT SHALL
BE SCRIBED NEATLY.
B.INSTALLING WALLBOARD: GYPSUM WALLBOARD SHALL BE APPLIED AT RIGHT ANGLES TO FRAMING
MEMBERS. BOARDS OF MAXIMUM PRACTICAL LENGTH SHALL BE USED SO THAT AN ABSOLUTE
MINIMUM NUMBER OF END JOINTS OCCUR. WALLBOARD JOINTS AT OPENINGS SHALL BE LOCATED SO
THAT NO END JOINT SHALL ALIGN WITH EDGES OF OPENINGS. END JOINTS SHALL BE STAGGERED.
C.FASTENING WALLBOARD: ATTACH WITH SCREWS OR NAILS SPACED APPROXIMATELY 8" O.C.. THE
NAILS SHALL BE DRIVEN HOME WITH THE HEAD SLIGHTLY BELOW THE SURFACE OF THE BOARD IN A
DIMPLE FORMED BY THE DRIVING TOOL.
D.FASTENING EXTERIOR GYPSUM SHEATHING: ATTACH TO METAL STUDS WITH SCREWS @ 12" O.C. WITH
HEAD FLUSH WITH SURFACE.
E.JOINTS FINISHING: JOINT COMPOUND, QUICK-TREAT, AND TOPPING COMPOUND SHALL BE APPLIED IN
ACCORDANCE WITH PRINTED INSTRUCTIONS CONTAINED IN THE PACKAGE. A UNIFORMLY THIN LAYER
OF JOINT COMPOUND SHALL BE APPLIED OVER THE JOINT UNDER THE TAPE TO PROVIDE PROPER
BOND. CEILING AND WALL ANGLES AND INSIDE CORNER ANGLES SHALL BE REINFORCED WITH THE
TAPE FOLDED TO CONFORM TO THE ANGLE AND EMBEDDED IN THE COMPOUND.
AFTER THE COMPOUND IS THOROUGHLY DRY, APPROXIMATELY TWENTY FOUR (24) HOURS FOR
REGULAR COMPOUND, 2-1/2 HOURS FOR QUICK TREAT, THE TAPE SHALL BE COVERED WITH A COAT OF
JOINT COMPOUND OR TOPPING COMPOUND SPREAD OVER THE TAPE APPROXIMATELY 3" ON EACH
SIDE OF TAPE, AND FEATHERED OUT AT THE EDGE. AFTER THOROUGHLY DRY, APPLY ANOTHER
CROWN OVER JOINTS. THIS COAT SHALL BE SMOOTH AND THE EDGES FEATHERED APPROXIMATELY 3"
BEYOND THE PRECEEDING COAT. ALLOW EACH APPLICATION OF COMPOUND TO JOINTS AND NAIL
HEADS TO DRY, THEN SAND IF NECESSARY. ALL WALLBOARD AND TREATED AREAS SHALL BE SMOOTH
AND READY FOR PAINTING OR WALLCOVERING.
XX
X
XX
X
XX
X
XX
X
XX
X
XX
X
XXXXXXXXXXXX
XXXXXXXXX
XXX XXXXXXXXXXXX
XXX
TYP.
2X10 FRAMING @ 16" O.C.
A
B
C
D
E
F
A WINDOW NUMBER. SEESHEET A-17 FOR DETAILS
N
3" PVC CHASE
EIFS FINISH SYSTEM
PLYWOOD SHEATHING
SPRAY INSULATING
FOAM AROUND
OPENING, AFTER CO2
LINE IS INSTALLED
SPRAY INSULATING FOAM
AROUND OPENING, AFTER
CO2 LINE IS INSTALLED
PLYWOOD SHEATHING
BACKWRAP
AND SEAL
CO2 LINE INSIDE
A1
1 FLOOR PLAN
1/4"=1'-0"
A1
2 CO2 LINE PENETRATION
1 1/2"=1'-0"
PLANNING SUBMITTAL
12-31-2021
LICEN S ED ARCH
I
T
E
C
T
ALL REPORTS, PLANS AND
DOCUMENTS PREPARED BY MARKS
ARCHITECTS SHALL REMAIN THEPROPERTY OF MARKS ARCHITECTSAND IS INTENDED FOR USE FOR THIS
SPECIFIC PROJECT ONLY.
marks architects 2021
PROTOTYPE:
STORE NUMBER:
FRANCHISEE:
POPEYES
26765 NEWPORT RD
MENIFEE CA 92584
PLK1846-DL
DMSD CAJUN
Ⓒ
-
EATS
7.29.21
A1
FLOOR PLAN
Item Title:9.2
“Popeyes Restaurant”Conditional Use Permit No.PLN20-0347 and Plot Plan No.PLN20-0348
Item Page Number:107
NOTES
TEXT
SEATS:
GROUPS:
RATIO:
TOTAL (NET):
BUILDING SQUARE FOOTAGE
SEATING
DINING/RESTROOM (NET):1,064
2,144
KITCHEN (NET):
3.5
1,079
13
46
TOTAL (GROSS):2,311
WALK-IN (NET):167
SPECIFICATIONS
DIVISION 11: EQUIPMENT
GENERAL PROVISIONS
1. SCOPE: COORDINATE WITH THE INSTALLATION OF ALL EQUIPMENTITEMS SHOWN ON PLANS AND SCHEDULED IN EQUIPMENT SCHEDULE(EXCEPT AS NOTED AS INSTALLED BY KITCHEN CONTRACTOR) WHICH
ARE FURNISHED BY THE OWNER OR UNDER SEPARATE CONTRACT. EQUIPMENT SCHEDULE LISTS TRADES RESPONSIBLE FOR
FURNISHING, INSTALLING AND FINAL CONNECTION.
2. SUBMISSIONS: PROVIDE THE OWNER, AT THE COMPLETION OF THISCONTRACT, WITH AN "OWNER'S MANUAL" SO LABELED. THE MANUALSHALL CONSIST OF A THREE-RING LOOSE-LEAF BINDER CONTAININGALL PRINTED MATTER SUCH AS: GUARANTEE CARDS, CLEANINGINSTRUCTIONS, NOTICES TO OWNER, OPERATING MANUALS,
SERVICE AGENTS AND MAINTENANCE INSTRUCTIONS THAT MAY BE CONTAINED IN THE SHIPPING CARTON OF EQUIPMENT AND
SPECIALITIES.
3. DELIVERY AND STORAGE: RECEIVE, UNLOAD, AND SAFEGUARD THEEQUIPMENT. COORDINATE SHIPPING TIME WITH OWNER.
4. PROTECTION AND CLEANING: SURFACES SHALL BE CLEANED BEFORE FINAL INSPECTION.
MATERIALS
1.SEE EQUIPMENT SCHEDULE
PERFORMANCE
1.INSTALL EQUIPMENT ACCORDING TO NFPA 96 AND MANUFACTURER'SINSTRUCTIONS, PROVIEDE FACTORY AUTHORIZED START &
ADJUSTMENT.
KOLPAK REFRIGERATION
GENERAL:INTERIOR FINISH: 26 GAUGE EMBOSSED GALVALUME
EXTERIOR FINISH: 26 GAUGE EMBOSSED GALVALUMEINTERIOR FLOORS: ERA .100 SMOOTH ALUMINUMINSULATION: 4" 100% FOAMED IN PLACE POLYURETHANE
THERMOMETER: 2" DIAL THERMOMETERSCREEDS: METAL FOR OUTDOOR MODELS
OUTDOOR PACKAGE REQUIREMENTS:
OUTDOOR UNITS REQUIRE THE OUTDOOR PACKAGE FOR REFRIDGERATIONAND ROOF SEALING SYSTEM. OUTDOOR UNITS REQUIRE A FIELD SUPPLIEDAMD FIELD INSTALLED CONDENSATE DRAINLINE (INCLUDING HEAT TAPEON FREEZER DRAINS).
OUTDOOR APPLICATIONS ARE DETERMINED BY THE LOCAL ANDREGULATORY REQUIREMENTS FOR THAT AREA. OUTDOOR KOLPAK FOR
HIGH WIND AREAS SHALL REFER TOMIAMI DADE COUNTY NOA NO 17-1106.07
GENERAL PROVISIONS
1. SCOPE: COORDINATE INSTALLATION OF ARTWORK, SEATING, FREE-STANDING CABINETS AND SHELVING, WINDOW TREATMENT, FLOORMATS, AND ACCESSORIES WHICH ARE FURNISHED UNDER SEPARATE
CONTRACT TO THE OWNER.IF REQUESTED THROUGH THE CONTRACT, INSTALL DECOR, SEATING,
FREE-STANDING CABINETS AND SHELVING, WINDOW TREATMENT, FLOORMATS AND/OR ACCESSORIES.
2. NOTES: DETAILS AND MATERIALS SHOWN ON THE APPROVED DECOR DRAWINGS CONFLICTING WITH THE STANDARD PLANS SHALL BE BROUGHT
TO THE ATTENTION OF THE ARCHITECT IMMEDIATELY PRIOR TO COMMENCEMENT OF THE INSTALLATION. VERIFICATION OF ADA
COMPLIANCE WILL BE NECESSARY.
3. DELIVERY AND STORAGE: RECEIVE AND SAFEGUARD OWNER SUPPLIED ITEMS ON THE JOB SITE IF REQUESTED.
PERFORMANCE
1. INSTALLATION: PREPARE SURFACES TO RECEIVE THESE MATERIALS ANDCOOPERATE WITH THE INSTALLATION OF DECOR MATERIALS AS SHOWN ON
THE DECOR DRAWINGS.
DIVISION 12: FURNISHINGS
1.IT IS THE RESPONSIBILITY OF THEG.C. TO COORDINATE DELIVERY,
UNCRATING, POSITIONING, FINALHOOK-UP AND REMOVAL OF TRASH
OF ALL OWNER SUPPLIED KITCHENEQUIPMENT.
2.ALL KITCHEN EQUIPMENT TO BEINSTALLED AS PER
MANUFACTURER'SSPECIFICATIONS.
3.DECOR ITEMS SUPPLIED BY
OWNER AND INSTALLED BYGENERAL CONTRACTOR.
SYMBOL
EQUIPMENT No.
CUSTOMER ENTRANCE DOORS, 48" AFF
CUSTOMER ENTRANCE DOORS, 48" AFF
CUSTOMER ENTRANCE DOORS, 48" AFF
EXTERIOR OF WOMEN'S RESTROOM DOOR, 60" AFF
EXTERIOR OF MEN'S RESTROOM DOOR, 60" AFF
VISIBLE TO CUSTOMERS IN DINING AREA, 60" AFF
INTERIOR OF BOTH RESTROOMS DOOR, 60" AFF
ENTRANCE BETWEEN KITCHEN AND DINING ROOM
PLACE ON BACK SPLASH OVER APPROPRIATE SINK
PLACE ON BACK SPLASH OVER APPROPRIATE SINK
PLACE ON BACK SPLASH OVER APPROPRIATE SINK
ON OR OVER AREA TO STORE CHEMICALS
I N T E R I O R S I G N P A C K A G E- BY G.C.
MICROWAVE WINDOW, OVEN, PRODUCT DISPLAY AREAS
FRONT OF
BACK OF
SECURITY
OTHER
AREA
"SWEETENED TEA"
"HOT! USE CAUTION"
FRYER LABELS (1,2,3,4,5,6)
"CHEMICAL STORAGE ONLY"
HANDICAP PARKING SIGN
"STOP! ALL VENDORS MUST..."
"WARNING! ONLY MANAGERS..."
"MANAGERS...ACCESS TO SAFE"
"MUST BE 18..."
3 COMPARTMENT SINK DECALS
BIN DECALS
PLACE ON APPROPRIATE FRYER
FRYER, FILTER, MARINATOR, (IF APPLICABLE)
EXTERIOR OF BACK DOOR, 60" AFF
DESIGNATED PARKING SPOT(S) 84" TO BOT. OF SIGN
EXTERIOR OF BACK DOOR, 48" AFF
EXTERIOR OF BACK DOOR, 48" AFF
2
1
1
1
1
1
4
6
HANGS ON DISPENSER
HANGS ON DISPENSER
PLACE ON FLOUR BIN
PLACE ON FILTER POWDER BIN
PLACE ON RICE BIN
"WASH"
"FILTER"
"RINSE"
"FILTER"
1
1
1
1
"RICE""FLOUR"
"WATER"
1
1
1
1
"HANDICAP MEN"
"HANDICAP WOMEN"
"RESTROOMS"
"UNSWEETENED TEA"
"EMPLOYEES ONLY"
"EMPLOYEES MUST WASH HANDS..."
TEA URN SIGNS
"NO SMOKING"
HOURS OF OPERATION
DOOR TRAFFIC FLOW SIGNS
QUEUEING LINE FLOW SIGNLOBBY FLOW SIGN
RESTROOM SIGNS
SIGN NAME
DINING ROOM
HANGS ON DISPENSER1
5
1
1122
1
MOUNTING LOCATION
TOP OF QUEUEING LINE POLE
OUT
1
2
2
IN
QTY
2
2
MOUNT TO SHELVING UNIT OR WALL
STICKER APPLICATION
STICKER APPLICATION
2 SIDED SIGN
2 SIDED SIGN
STICKER APPLICATION
STICKER APPLICATIONSTICKER APPLICATION
STICKER APPLICATION
STICKER APPLICATION
STICKER APPLICATION
MOUNT ON WINDOW NEXT TO DOOR, IF POSSIBLE
MOUNT DIRECTLY ABOVE PUSH BAR OF ENTRANCE DOORSMOUNT DIRECTLY ABOVE PUSH BAR OF ENTRANCE DOORS
3 SIDED SIGN, "ORDER HERE", "PAY HERE", "NEXT REGISTER"
2 SIDED SIGN, "ENTER HERE", "PLEASE COME AGAIN"
2 SIDED SIGN
COMMNENTS
MOUNT TO CENTER LINE OF SIGN
MOUNT TO CENTER LINE OF SIGN
MOUNT TO CENTER LINE OF SIGN
LATCH-SIDE WALL, MTD. C 60" A.F.F.L HANDICAPPED
HOUSE
HOUSE
SIGNS
NOTES:
1.FLOOR MATS SHOULD BE PLACED IN THE THE AREAS DESCRIBED BELOW: ENTRYWAY MATS: 3M NOMAD, AVAILABLE SIZES 3'x5' OR 4'x6'KITCHEN FLOOR MATS: MATRIX 'GRIP ROCK'
LOCATIONS:-INSIDE WALK-IN COOLER (3'-0" x 5'-6")-OUTSIDE THE WALK-IN COOLER (3'-0" x 4'-0")-ICE MACHINE (3'-0" x 4'-0")-3 COMPARTMENT SINK (3'-0" x 7'-6")
-CONDIMENT COUNTER (3'-0" x 8'-10")2.EQUIPMENT SUBSTITUTIONS REQUIRE POPEYES PRE-APPROVAL
SUBMIT CUT SHEETS TO POPEYE'S DEPARTMENT
SITS ON TOP OF SERVICE COUNTER
VESTIBULE
STORAGE
HALL
WALK-IN SQUARE FOOTAGE
24x
2
6
24
x
2
6
105" x 27"42H
48
x
2
6
24
x
2
6
24x
2
6
48D
42x26
42x26
42x26
48
x
2
6
24x
2
6
24
"
x
6
0
"
4TI
E
R
S
24
"
x
6
0
"
4TI
E
R
S
24"x72"
4TIERS
24"x60"
4TIERS
24"
x
4
8
"
4T
I
E
R
S
24"x60"
4TIERS
24
"
x
6
0
"
4T
I
E
R
S
24"
x
4
8
"
4TI
E
R
S
KITCHEN EQUIPMENT, SEATING, AND SMALLWARES PACKAGEA.TRIMARK (EQUIPMENT, SEATING, & SMALLWARES)CONTACT: BOB PODNER; PHONE: (972) 516-1421;
BPODNER@TRIMARKUSA.COM
B.WASSERSTROM & SONS INC. (EQUIPMENT & SEATING)CONTACT: JOE BUSH ; PHONE: (614) 737-8534;
JOEBUSH@WASSERSTROM.COM
C.WASSERSTROM & SONS INC. (SMALLWARES)CONTACT: JEFF RAUPPLE; PHONE: (614) 737-8381;JEFFRAUPPLE@WASSERSTROM.COM
D.HOCKENBERGS (EQUIPMENT, SEATING, & SMALLWARES)
CONTACT: TED MANOS; PHONE: (770) 594-2626 X 4123;TEDM@HOCKENBERGS.COM
E.H & K INTERNATIONAL (EQUIPMENT, SEATING, & SMALLWARES)
CONTACT: MAT CHAKAMOI; PHONE:(214) 789-9944;MAT.CHAKAMOI@HKI.COM
F.CONCEPT SERVICES (EQUIPMENT, SEATING, & SMALLWARES)CONTACT: ERIC SMITH PHONE: (512) 343-3100/CELL (512) 573-2192;
ERICSMITH@CONCEPTSERV.COM
SEATING PACKAGEA.SEATING CONCEPTS
CONTACT:JEFF ALLISON; DIRECT (800)-421-2036 CELL (417) 793-9465;
JALLISON@SEATING-CONCEPTS.COMKERRY STUDER; PHONE: (815)-730-7980 EXT2223;
KSTUDER @SEATING-CONCEPTS.COM
B.MSW RESTAURANT FURNISHINGS
CONTACT:ADAM MURRAY; DIRECT (417) 673-1901 X1040/CELL (417) 388-1616;
ADAM@MSWINC.COM
C.CASABLANCA DESIGN GROUPCONTACT:
MARK WIRZ; DIRECT (770) 423-9575 CELL (770) 778-1426;MARK.WIRZ@CDG.US.COM
D.JBI INTERIORSCONTACT: ANDY BRADDY; PHONE (770) 329-6805
ABRADDY@JBI-INTERIORS.COM
N
PLANNING SUBMITTAL
12-31-2021
LICEN S ED ARCH
I
T
E
C
T
ALL REPORTS, PLANS AND
DOCUMENTS PREPARED BY MARKS
ARCHITECTS SHALL REMAIN THEPROPERTY OF MARKS ARCHITECTSAND IS INTENDED FOR USE FOR THIS
SPECIFIC PROJECT ONLY.
marks architects 2021
PROTOTYPE:
STORE NUMBER:
FRANCHISEE:
POPEYES
26765 NEWPORT RD
MENIFEE CA 92584
PLK1846-DL
DMSD CAJUN
Ⓒ
-
EATS
7.29.21
K1
SEATING AND
KITCHEN PLAN
K1
1 KITCHEN PLAN
1/4"=1'-0"
Item Title:9.2
“Popeyes Restaurant”Conditional Use Permit No.PLN20-0347 and Plot Plan No.PLN20-0348
Item Page Number:108
GAS LINE
REFER TO MECH.
FOR LOCATION
P.T. BLOCKING
GALVANIZED STRAP
SIZE PER PIPE
LAP SEALANT
2-PIECE BASELAP OF UNCUREDFORMFLASH
LAP SEALANT
14 GA. METALSLEEVE FASTENED
TO DECK
SEALANT
INSULATED STACK
METAL HOOD
DECKING
DECKING
C.L. OF PIPE
RIGID
INSULATION
MECH. FASTENEDMEMBRANE ROOF
LAP SEALANT
STAINLESS STEEL
CLAMP RING
WATER CUT
OFF MASTIC 12" TO 612" DIA.PIPE SIZE
PREMOULDED
PIPE BOOT
DECKING
VOID CLOSURE
MECH. FASTENEDMEMBRANE ROOF
LAP SEALANT
POURABLE
SEALANT
PENETRATION AS
REQ'D
BATT INSULATION
MULTIPLE MEMBRANE STRIPPING
PLIES FEATHERED AT FIELD OF ROOF
BY ROOFING CONTRACTOR.
PRIME FLANGE BEFORE STRIPPING
PREFABRICATED FORMED 0.06" THICK ALUM.
FLASHING ROUND COLLAR WITH MIN. 3"
WIDE FLANGE.
ATTACH TO ROOF PER MANUFACTURER'S
INSTRUCTIONS.
CONDUIT
-TYPSEAL-OFF
FITTING
-TYP
STAINLESS CLAMP-TYP.
PREFABRICATED RUBBER BOOTCAP WITH GRADUATED STEPS &WEATHERPROOF PRESSURE SEALTO COLLAR
ROOF MEMBRANE
SEALANT AT PENETRATION TOMEMBRANE JUNCTURE BYROOFING CONTRACOR
CONDUIT CLAMPSIZE AS REQ'D
LOCKING SQUARE WASHER &
LOCKNUT
ANCHORWATER CUT-OFF MASTICCOMPATIBLE WITH
ROOF MEMBRANE
CONDUIT CLAMP
SIZE AS REQ'D
INTEGRAL GALV.LIPPED STEELMOUNTING CHANNEL
ANCHOR
NOTE:
1. MAINTAIN A MINIMUM CLEARANCE OF 12" ON ALL SIDES OF ROOF PENETRATIONFROM WALLS, CURBS, AND OTHER PROJECTIONS TO FACILITATE PROPER FLASHING.
2.FLANGES OF ADJACENT FLASHINGS SHALL NOT BE CUT OR OVERLAPPED.
3. COORDINATE FLASHING INSTALLATION WITH ROOFING CONTRACTOR TO ENSUREPROPER METHODS & MATERIALS ARE USED TO MAINTAIN ROOF WARRANTY.
BLOCKING
ROOFING TO BE APPLIED OVER R-16 (MIN.) INSULATIONBOARD IN ACCORDANCE WITH MANUFACTURERSSPECIFICATIONS.
NOTE:
ROOFING SYSTEM SHALL BE WHITE
SINGLE PLY ROOF MEMBRANE AS
MANUFACTURED BY:
1) DUROLAST
ROOF HATCH
BILCO TYPE
S-50T
SLOPE 1/4" PER FT.
SLO
P
E
ICE MACHINE CONDENSING
UNIT ON STAND. UNIT
SUPPLIED BY KES.
INSTALLATION AND HOOK
UPS TO BE SUPPLIED BY GC.
COOLER/FREEZER
CONDENSING UNITS. UNIT
SUPPLIED BY KES.
INSTALLATION AND
HOOK UPS TO BE
SUPPLIED BY GC.
ICE MACHINE CONDENSING
UNIT ON STAND. UNIT
SUPPLIED BY KES.
INSTALLATION AND HOOK
UPS TO BE SUPPLIED BY GC.
WALKWAY PAD IF SINGLEPLY ROOF (TYP.)
PVC SWEEPSEE 6/A14TYP.
T.O. PARAPET
22'-6" AFF.
T.O. PARAPET21'-2" AFF.
T.O. PARAPET
23'-10" AFF.
T.O. PARAPET
21'-2" AFF.
T.O. PARAPET
23'-10" AFF.
T.O. PARAPET21'-2" AFF.
CRICKET
24"X24"
WALKWAY PADS
- TYP.
SLOPE
SLOPE
SLOPE
3" VTR4" VTR
CRICKET
ROOFDRAIN
ROOF
DRAIN
ROOFDRAIN
SLO
P
E
SL
O
P
E
SLOP
E
SLOP
E
SL
O
P
E
T.O. PARAPET14'-6" AFF.
NA4
1 ROOF PLAN
1/4"=1'-0"
A4
7
A4
6 PITCH POCKET DETAILHOT GAS VENT PIPE DETAIL
A4
8 GAS PIPING DETAIL
A4
5 PIPING OR VENT FLASHING
A4
4 TYPICAL FRAMING DETAIL AT END OF PARAPET
A4
3 CONDUIT ROOF PENETRATION
A4
2 VENT/SWEEP ROOF PENETRATION DETAIL
PLANNING SUBMITTAL
12-31-2021
LICEN S ED ARCH
I
T
E
C
T
ALL REPORTS, PLANS AND
DOCUMENTS PREPARED BY MARKS
ARCHITECTS SHALL REMAIN THEPROPERTY OF MARKS ARCHITECTSAND IS INTENDED FOR USE FOR THIS
SPECIFIC PROJECT ONLY.
marks architects 2021
PROTOTYPE:
STORE NUMBER:
FRANCHISEE:
POPEYES
26765 NEWPORT RD
MENIFEE CA 92584
PLK1846-DL
DMSD CAJUN
Ⓒ
-
EATS
7.29.21
A4
ROOF PLAN &
DETAILS
Item Title:9.2
“Popeyes Restaurant”Conditional Use Permit No.PLN20-0347 and Plot Plan No.PLN20-0348
Item Page Number:109
1.0 SUBMITTALS
SPECIFICATIONS:
DIVISION 7: THERMAL AND MOISTURE
PROTECTION
SECTION 7C: SHEET METAL WORKGENERALPROVISION
1. SCOPE: FURNISH AND INSTALL GRAVEL STOPS, FLASHING, PARAPET CAP,DOWNSPOUTS, AND GUTTERS.
A. ROOFING MEMBRANE FLASHING IS INCLUDED IN SECTION
7B: MEMBRANE ROOFING.
MATERIALS
1. MATERIALS SHEET METAL: .032 ALUMINUM.
2. NAIL FASTENERS: 1 3/4" X 11 GAUGE GALVANIZED, STAINLESS STEEL, OR
ALUMINUM ROOFING NAILS MAY BE USED FOR FASTENERS INTO WOOD WHENCONCEALED ONLY.
3. WASHERS: NEOPRENE
4. SCREW FASTENERS: CORROSION-RESISTANT, SELF-TAPPING, HEX HEADSCREW, 1/4" MINIMUM DIAMETER WITH SUFFICIENT LENGTH TO PENETRATE 1"
MINIMUM INTO WOOD OR 1/2" MINIMUM INTO STEEL. PROVIDE NEOPRENESEALING WASHER FOR EXPOSED FASTENING.
PERFORMANCE
1. INSTALLATION: EXPOSED FLASHINGS SHALL BE PAINTED TO MATCHADJACENT MATERIALS. VERIFY WITH POPEYES' CONSTRUCTION MANAGER.
SECTION 7D: STANDING SEAMCANOPYPART 1 - GENERAL
A. SUBMIT FOR APPROVAL SAMPLES, SHOP DRAWINGS,
PRODUCT DATA.
QUALITY ASSURANCE
A. COMPLY WITH GOVERNING CODES AND REGULATIONS.PROVIDE PRODUCTS OF ACCEPTABLE MANUFACTURERS
WHICH HAVE BEEN IN SATISFACTORY USE IN SIMILAR SERVICEFOR THREE YEARS. USE EXPERIENCED INSTALLERS.
DELIVER, HANDLE, STORE MATERIALS IN ACCORDANCE WITHMANUFACTURER'S INSTRUCTIONS.
WARRANTY
METAL ROOF SYSTEM MANUFACTURER, UPON FINAL
ACCEPTANCE FOR PROJECT, FURNISH A WARRANTYCOVERING BARE METAL AGAINST RUPTURE, STRUCTURALFAILURE AND PERFORATION DUE TO NORMAL ATMOSPHERIC
CORROSION EXPOSURE FOR A PERIOD OF 20 YEARS.
PART 2 - PRODUCTS (UC-4 SERIES, AS MANUFACTURED AND SPECIFIED BY
UNA-CLAD., METAL ROOF SYSTEMS.)
2.0 MATERIALS
A. METAL ROOF SYSTEM PROFILE: 1. UC-4 "NO CLIP", 1 1/2" HIGH BATTENS x 12" RIB TO RIB.
(SMALL BATTEN-SB) 2. CONCEALED FASTENER
B. GAUGE:
1. .026 GAUGE - STEEL
C. TEXTURE:
1. SMOOTH.
D. FINISH: 1. PREMIUM FLUOROCARBON COATING PRODUCED WITH
KYNAR 500 OR HYLAR 5000 RESIN (20 YEAR WARRANTY.)
E. MANUFACTURER: 1. UNA-CLAD OR EQUAL.PART 3 - EXECUTION
3.0 INSTALLATIONA. COMPLY WITH SMACNA SHEET METAL MANUALRECOMMENDATIONS. COMPLY WITH ACCESSORY
MANUFACTURERS' INSTRUCTIONS AND RECOMMENDATIONS.COORDINATE INSTALLATION WITH ROOFING SYSTEM TOENSURE WEATHERTIGHT PERFORMANCE.
B. ANCHOR SECURELY TO STRUCTURE TO WITHSTANDINWARD AND OUTWARD LOADS.C. ISOLATE DISSIMILAR METALS TO PREVENT GALVANIC
CORROSION.
DIVISION 9: FINISHES
SECTION 9G: EIFS
PART 1 GENERAL
1.01 DESCRIPTION
A. DESIGN REQUIREMENTS: THE STRUCTURAL WALL SYSTEM
TO WHICH THE EIFS IS ATTACHED SHALL MEET L/240 MAXIMUMALLOWABLE DEFLECTION CRITERIA AND APPLICABLE BUILDINGCODE REQUIREMENTS.
1.02 SUBMITTALS
A. SUBMIT SAMPLES FOR APPROVAL AS DIRECTED BYOWNER.
1.03 DELIVERY, STORAGE AND
HANDLING
A. ALL EIFS MATERIALS SHALL BE DELIVERED IN THEIR
ORIGINAL SEALED CONTAINERS BEARING MANUFACTURER'SNAME AND IDENTIFICATION OF PRODUCT WITH WRITTENAPPLICATION INSTRUCTIONS AND APPROPRIATE HEALTH,
HAZARD, AND SAFETY DATA.
B. ALL EIFS READY-MIXED MATERIALS SHALL BE PROTECTED
FROM EXTREME HEAT, SUN AND FROST. FACTORYPROPORTIONED BAGGED MATERIALS SHALL BE STORED OFF
THE GROUND AND PROTECTED FROM MOISTURE.
1.04 JOB CONDITIONS
A. ALL EIFS MATERIALS SHALL NEVER BE APPLIED IF AMBIENT
AND SURFACE TEMPERATURES CANNOT BE KEPT ABOVE 40° FDURING APPLICATION AND DRYING PERIOD. FOR
INSTALLATION IN TEMPERATURES LESS THAN 40° FSUPPLEMENTARY HEAT SHALL BE PROVIDED. THE INSTALLEDEIFS MATERIALS SHALL BE PROTECTED FROM EXPOSURE TO
RAIN AND FREEZING UNTIL DRY.
C. AFTER SATISFACTORY INSPECTION OF SURFACES AND
CORRECTION OF ANY DEVIATIONS FROM SPECIFICATIONREQUIREMENTS, THE EIFS INSTALLATION MAY BEGIN PER
MANUFACTURER'S INSTRUCTIONS.
D. THE STARTER STRIP OF MESH SHALL BE WIDE ENOUGH TO
ADHERE 4" OF MESH ONTO THE WALL, BE ABLE TO WRAP AROUND THEBOARD EDGE AND COVER APPROXIMATELY 4" ON THE OUTSIDE
SURFACE OF THE BOARD. THIS "BACKWRAP" PROCEDURE SHALL BEFOLLOWED AT ALL EXPOSED BOARD EDGES IN ACCORDANCE WITHDETAILS (EXAMPLE-WINDOW AND DOOR HEADS AND JAMBS).
ALL AREAS WHERE THE EIFS MEETS DISSIMILAR MATERIAL OR
TERMINATES (FOR EXAMPLE, WINDOW AND DOOR FRAMES) SHALLHAVE THE INSULATION BOARD CUT BACK FROM THE ADJOINING
MATERIAL A MINIMUM OF 1/4" TO FORM AN ISOLATION JOINT.
E. APPLY THE ADHESIVE TO THE BACK OF THE INSULATION BOARD.STAGGER VERTICAL JOINTS AND INTERLOCK BOARDS AT ALL INSIDE
AND OUTSIDE CORNERS. APPLY FIRM PRESSURE OVER ENTIRESURFACE OF THE BOARDS TO INSURE UNIFORM CONTACT. BOARDS
SHALL BRIDGE SHEATHING JOINTS BY A MINIMUM OF 8". ALL BOARDJOINTS SHALL BE BUTTED TIGHTLY TOGETHER TO ELIMINATE ANY
THERMAL BREAKS IN THE EIFS. CARE MUST BE TAKEN TO PREVENTANY ADHESIVE FROM GETTING BETWEEN THE JOINTS OF THEBOARDS. ALL OPEN JOINTS IN THE INSULATION BOARD LAYER SHALL
BE FILLED WITH SLIVERS OF INSULATION OR AN APPROVED SPRAYFOAM.
F. NAILS, SCREWS, OR ANY OTHER TYPE OF NONTHERMALMECHANICAL FASTENER SHALL NOT BE USED.
G. EXPANSION JOINTS ARE REQUIRED IN THE EIFS WHERE THEYEXIST IN THE SUBSTRATE, WHERE THE EIFS ADJOINS DISSIMILAR
CONSTRUCTION, AND AT FLOOR LINES IN MULTILEVEL WOOD FRAMECONSTRUCTION. THE EIFS SHALL TERMINATE AT THE EXPANSIONJOINT TO PROVIDE APPROPRIATE JOINT SIZE (SEE DETAILS) AND ALLBOARD EDGES SHALL BE COATED WITH APPROPRIATE GROUND COATAND MESH IN ACCORDANCE WITH STANDARD "BACKWRAPPING"
PROCEDURE. APPROPRIATE SEALANT/PRIMER AND BACKER SHALL BEINSTALLED AFTER GROUND COAT IS FULLY DRY TO PREVENT ANY
WATER FORM GETTING INTO OR BEHIND THE SYSTEM.
H. USE OF PLASTIC OR METAL CORNER BEADS, STOPBEADS, ETC., IS
FORBIDDEN.
I. APPLY APPROPRIATE GROUND COAT OVER THE INSULATION BOARDWITH PROPER SPRAY EQUIPMENT OR A STAINLESS STEEL TROWEL TO
A UNIFORM THICKNESS OF APPROXIMATELY 1/16". WORKHORIZONTALLY OR VERTICALLY IN STRIPS OF 40", AND IMMEDIATELY
EMBED STANDARD REINFORCING MESH INTO THE WET GROUND COAT.THE MESH SHALL BE DOUBLE WRAPPED AT ALL CORNERS ANDOVERLAPPED NOT LESS THAN 2-1/2" AT MESH JOINTS.AVOID
WRINKLES IN THE MESH. THE FINISH THICKNESS OF THE GROUNDCOAT SHALL BE SUCH THAT THE MESH IS FULLY EMBEDDED. ALLOW
GROUND COAT TO THOROUGHLY DRY BEFORE APPLYING PRIMER ORFINISH.
J. DUPLICATE INSTALLATION PROCESS NOTED IN 3.01 M USINGSTANDARD MESH CREATING SECOND MESH LAYER AND ADDITIONAL
IMPACT RESISTANCE. ALLOW TO DRY BEFORE APPLICATION OFEITHER STO PRIMER (OPTIONAL) OR STO FINISH.
K. IF A PRIMER IS USED, APPLY WITH BRUSH, ROLLER OR PROPERSPRAY EQUIPMENT OVER CLEAN, DRY GROUND COAT AND ALLOW TO
DRY THOROUGHLY BEFORE APPLYING FINISH. P. APPLY FINISHDIRECTLY OVER THE GROUND COAT (OR PRIMED GROUND COAT)
ONLY AFTER THE GROUND COAT/PRIMER HAS THOROUGHLY DRIED.THE FINISH SHALL BE APPLIED BY SPRAYING, ROLLING OR TROWELINGWITH A STAINLESS STEEL TROWEL, DEPENDING ON FINISH SPECIFIED.
GENERAL RULES FOR APPLICATION OF FINISHES ARE AS FOLLOWS:
1. USE A CLEAN, RUST-FREE, HIGH-SPEED MIXER TO
THOROUGHLY STIR THE FINISH TO A UNIFORM CONSISTENCY(SMALL AMOUNTS OF CLEAN WATER MAY BE ADDED TO AIDWORKABILITY).2. AVOID APPLICATION IN DIRECT SUNLIGHT.
3. APPLY FINISH IN A CONTINUOUS APPLICATION, ALWAYSWORKING TO A WET EDGE.
4. WEATHER CONDITIONS AFFECT APPLICATION AND DRYINGTIME. HOT OR DRY CONDITIONS LIMIT WORKING TIME AND
ACCELERATE DRYING AND MAY REQUIRE ADJUSTMENTS INTHE SCHEDULING OF WORK TO ACHIEVE DESIRED RESULTS;COOL OR DAMP CONDITIONS EXTEND WORKING TIME AND
RETARD DRYING AND MAY REQUIRE ADDED MEASURES OFPROTECTION AGAINST WIND, DUST, DIRT, RAIN AND FREEZING.
5. AESTHETIC "U"-GROOVES MAY BE DESIGNED INTO THESYSTEM. (A MINIMUM OF 3/4" INSULATION BOARD MUST BELEFT AFTER ANY GROOVES ARE CUT).
6. "R" (RILLED TEXTURE) FINISHES MUST BE FLOATED WITH A
PLASTIC TROWEL TO ACHIEVE THEIR RILLED TEXTURE.
7. AVOID INSTALLING SEPARATE BATCHES OF FINISHSIDE-BY-SIDE.
8 . APPLY FINISH COLOR TO EIFS MIX AND APPLY TO WALL.
COLOR TO MATCH EXTERIOR FINISH SCHEDULE COLORS.
L. EXTERIOR INSULATION AND FINISH TEXTURE SYSTEM: APPLY HIGHIMPACT SYSTEM ADJACENT TO DOORS FOR ADDITIONAL IMPACT
RESISTANCE, USING INTERMEDIATE MESH. USE THE STANDARDSYSTEM SPECIFICATIONS AT ALL OTHER LOCATIONS.
A. PROVIDE MANUFACTURERE'S STANDARD LABOR ANDMATERIAL WARRANTY.
1.11 WARRANTY
PART 2 PRODUCTS
2.01 MANUFACTURERS
A. DRYVIT SYSTEMS, INC.
2.02 ADHESIVES
A. DISPERSION ADHESIVE - NONCEMENTITIOUS, ACRYLIC
BASED ADHESIVE.
A. NOMINAL 1.0 lb/cubic feet (16 kg/cubic meter) EXPANDED
POLYSTYRENE (EPS) INSULATION BOARD IN COMPLIANCE WITHASTM C 578 TYPE I REQUIREMENTS, AND EIMA GUIDELINESPECIFICATION FOR EXPANDED POLYSTYRENE (EPS)
INSULATION BOARD.
2.03 INSULATION BOARD
2.04 BASECOAT
A. ONE-COMPONENT POLYMER MODIFIED CEMENTITIOUS
BASE COAT WITH FIBER REINFORCEMENT AND LESS THAN 33%PORTLAND CEMENT CONTENT BY WEIGHT.
2.05 REINFORCING MESHES
A. STANDARD MESH 1. MESH - NOMINAL 4.5 oz/sq.yd. (163 g/sq.meter),SYMMETRICAL, INTERLACED OPEN-WEAVE GLASS FIBERFABRIC MADE WITH MINIMUM 25 PERCENT BY WEIGHT
ALKALINE RESISTANT COATING FOR COMPATIBILITY WITHDRYVIT MATERIALS.B. HIGH IMPACT MESH
1. INTERMEDIATE MESH (MESH C) - NOMINAL 11.0 oz/sq.yd.HIGH IMPACT, INTERWOVEN, OPEN WEAVE GLASS FIBERFABRIC WITH ALKALINE RESISTANT COATING FOR
COMPATIBILITY WITH DRYVIT MATERIALS.
2.06 PRIMER
A. PRIMER
ACRYLIC BASED PRIMER (FOR ACRYLIC BASED FINISHES)
B. WATER: CLEAN AND POTABLE.
2.08 JOB MIXED INGREDIENTS
A. PORTLAND CEMENT: ASTM C 150, TYPE I.
A. ACRYLIC BASED TEXTURED WALL COATING. SEE E.I.F.S.FORMULAS FOR FINISH COLOR.
2.07 FINISH COAT
2. CONCRETE, MASONRY OR PLASTER SURFACES SHALL BE
PROPERLY CURED AND FREE OF DIRT, DUST, OIL, GREASE,MILDEW, FUNGUS, LATENCY, PAINT, EFFLORESCENCE ANDANY OTHER CONTAMINANT. ANY SURFACES NOT IN
COMPLIANCE SHALL BE CORRECTED PER MANUFACT.RECOMMENDATIONS PRIOR TO INSTALLATION OF THE EIFS.
1. PLYWOOD SHEATHING SHALL MEET A.P.A. (AMERICAN
PLYWOOD ASSOCIATION) REQUIREMENTS FOR EXTERIOR OREXPOSURE 1 CLASSIFICATION. APA DESIGN ANDCONSTRUCTION GUIDELINES SHALL BE FOLLOWED FOR
STORAGE, HANDLING AND INSTALLATION. MANUFACTURER'SPUBLISHED RECOMMENDATIONS SHALL BE FOLLOWED FOR
SHALL BE FOLLOWED FOR STORAGE, HANDLING, STORAGE,HANDLING, INSTALLATION AND PROTECTION. ANY SHEATHINGNOT IN COMPLIANCE SHALL BE REPLACED TO CONFORM WITH
SPECIFICATION REQUIREMENTS PRIOR TO INSTALLATION OFTHE EIFS.
B. THE SURFACE TO RECEIVE THE EIFS SHALL BE STRUCTURALLYSOUND, CLEAN, DRY AND FREE OF WARPAGE, RESIDUAL MOISTUREOR DAMAGE FROM MOISTURE. SURFACES SHALL BE UNIFORM, WITH
NO IRREGULARITIES GREATER THAN 1/8" in 4'-0". SURFACES SHALL BEINSPECTED FOR COMPLIANCE WITH THE FOLLOWING REQUIREMENTS
PRIOR TO INSTALLATION OF THE EIFS:
A. UNDER NO CIRCUMSTANCES SHALL ANY OF THE PRODUCTS BE
ALTERED BY ADDING ANY ADDITIVES, EXCEPT FOR SMALL AMOUNTSOF CLEAN WATER AS DIRECTED ON LABEL. ANTIFREEZE,
ACCELERATORS, RAPID BINDERS, ETC., ARE FORBIDDEN.
PART 3 EXECUTION
Outsulation LCMD option1 as manuf by Dryvit
A5.0
3A
DRAINAGE MAT(SYSTEM 1)
DRYVIT FINISH
DRYVIT GENESIS BASE COAT
DRYVIT APPROVED WASHERWITH CORROSION RESISTANTFASTENER
DRYVIT GENESIS® BASE COAT
EPS INSULATION BOARD
DRYVIT REINFORCING MESH
DRYVIT DRAINAGE MAT
CODE APPROVED WATERRESISTIVE BARRIER,BY OTHERS
SUBSTRATE
FRAMING
*DUMPSTER GATES
EXTERIOR FINISH NOTES
E.I.F.S. WALL TEXTURE FINISH
STO COLORS
Manuf.Texture
NA10-0016 - DELIGHTFUL GOLDEN
STO STO ESSENCE SWIRL
NA01-0061 - EXOTIC RED
DRYVIT QUARTZ PUTZ
NA10-0017 - MOCHA BROWN
FINISH NOTES
DRYVIT COLORS
THE FOLLOWING COMPONENTS CAN BE PURCHASED
FROM THE APPROVED SIGN VENDORS:
POPE051020 - DELIGHTFUL GOLDEN
POPE021028S - EXOTIC RED
POPE031020S - MOCHA BROWN
*STANDING SEAM ROOF
*BALCONY RAILING
*CLEARANCE BAR
*MENU CANOPY
*GUARD RAIL
*AWNINGS
*SHUTTERS
ACCEPTABLE SHEATHING
SENERGY TINTED PRIMER (OPTIONAL)
FRAMING
SENERSHIELD-R
SENERGY STUCCOBASEMIN. 3/4" - MAX. 7/8"
SENERGY FINISH COAT
PERMALATH 1000 OR 3.4 lb/sq ydEXPANDED METAL LATH
SENERGY ALPHA BASE COAT
CASING BEAD OR WEEP SCREED
BLDG. PAPER TO SERVE AS SLIP SHEET
A5.0
3B
*INTERIOR LADDER
SIGN MANUFACTURERS
A.AAACONTACT: LINDSEY OLIVER; PHONE (337) 233-5686X3012
LINDSEY@AAASIGNS.COM
B.ALLEN INDUSTRIESCONTACT: DAVID SIMMONS; PHONE: (336) 615-8731;DAVID.SIMMONS@ALLENINDUSTRIES.COM
C.ENTERA
CONTACT: JASON BRAGG; PHONE: (850) 392-0801; JASON.BRAGG@ENTERABRANDING.COM
D.LOREN SIGNSCONTACT: DAVE PALMGREN; PHONE: (562) 309-5660;
DAVE.P@LORENSIGNS.COMWARRANTY CONTACT:
DAN LORENZON; (562) 946-7545; DAN.L@LORENSIGNS.COM
E.SIGN RESOURCECONTACT: JEFF OGLE; PHONE: (323) 319-1635/CELL (865) 771-5676JOGLE@SIGNRESOURCE.COM
EP-5
WALL MOUNTED SIGN AND FRAMING
AS SHOWN: IL-27 ILLUMINATED
LETTERS BUILDING SIGN
EP-2
EP-1
EB-1
EP-6
EP-6
TOTAL OF 3 EQ. WINDOWSW/ MULLIONS
TEMP.TEMP.TEMP.
TEMP.
T.O. PARAPET21'-2" AFF
T.O. PARAPET23'-10" AFF
FINISHED FLOOR
0'-0" AFF.
B.O. AWNING
9'-4" AFF.
T.O. PARAPET
22'-6" AFF
T.O. PARAPET23'-10" AFF
B.O. BALCONY
9'-4" AFF
T.O. WINDOW
6'-2" AFF
FINISHED FLOOR0'-0" AFF.
T.O. PARAPET14'-6" AFF.
EP-3
EB-1
EP-4
T.O. PARAPET21'-2" AFF
EP-1
EB-1
EP-4
EP-1
EP-5
T.O. PARAPET22'-6" AFF.
EP-6
EP-1
EP-6
TEMP.
TEMP.
COORD. W/ CIVILDRAWINGS FORCONTINUATION
EP-1
EP-1
EP-1
EP-1
EP-1
EF-1
EP-1
EP-1
EP-1 EP-1
EP-1 EP-1EP-1
EP-2
EP-1
ACCENT BAND
EP-3
EB-1
EB-1
EP-9
EP-3
EP-1
EP-3
EP-9EP-9
EP-9 EP-9
ACCENT BAND
EP-3
EP-3
EP-9
EP-9
EP-1
EP-9
EP-6
T.O. SIGN20'-0" AFF
EP-2
POPEYES LOUISIANA KITCHEN - EXTERIOR
EXTERIOR MATERIALS & FINISH SCHEDULE (not all specs are used on every project)
CODE MATERIAL LOCATION MANUFACTURER ADDITIONAL INFORMATION
DESCRIPTION
PRODUCT COLOR DIMENSION
EP-1
EP-2
EP-3
EP-4
EP-5
EP-6
EP-7
EF-1
EB-1
EXTERIORPAINT
EXTERIORPAINT
EXTERIORPAINT
EXTERIORPAINT
METAL/PAINT
EXTERIORPAINT
WOODENSIDING PANEL
FACEBRICK
MAIN WALL SURFACEABOVE WAINSCOTACCENT TRIM
BRICK TOWERMETAL COPING
EXTERIOR WAINSCOT,SLL PAINT, ANDDUMSPTER WALLS
BOLLARDS, PYLONPOLE ANDDIRECTIONAL SIGNPOLES
DRIVE THRUWINDOW CANOPY
FRONT FACADEEXTERIOR WALLS
ACCENT TOWERSBRICKS
BENJAMINMOORE
NICHIHAFIBERCEMENT
CREATIVEMATERIALS CORP
VINTAGE WOODAWP 3030
ALTERNATIVE OPTION: THIN BRICK
"WHITE"OC-125 MOONLIGHT WHITE
"GRAY"HC-170 STONINGTON GREY
ORANGE, PANTONE#3564 C. PROVIDED BYMANUFACTURER
TEAL. PANTONE #326 C. PROVIDEDBY MANUFACTURER
CEDAR
FLAGSTAFF
Contact: RODGER LIPPMAN,C.848.702.0239rodger.lippman@benjaminmoore.com
Matt Stephenson M:770-789-8228popeyes@nichiha.com
CONTACT:popeyestile@creativematerialscorp.com1.800.207.2967 Ext 7797
EP-8 EXTERIORPAINT
DUMPSTER GATES
BUILDING CANOPIES
NICHIHA FIBERCEMENT VINTAGE BRICK ALEXANDRIA BUFF
8-1/8" X
2-1/16" X 5/8"
7-3/8" X 2-1/2"X 3/4"
CONTACT:MATT STEPHENSON M:770.789.8228popeyes@nichiha.com
17-7/8" H X119-5/16" L
ULTRA SPEC EXT LOW LUSTRE (N455)
SHERWINWILLIAMS A-100 EXTERIOR LATEX SATIN SW 7551 GREEK VILLA Contact: GLENN REMLERC.954.547.1217glenn.j.remier@sherwin.com
BENJAMINMOORE
SHERWINWILLIAMS A-100 EXTERIOR LATEX SATIN
ULTRA SPEC EXT LOW LUSTRE (N455)ROOT BEER CANDY 2105-20
SW 6062 RUGGED BROWN
Contact: RODGER LIPPMAN,C.848.702.0239rodger.lippman@benjaminmoore.com
Contact: GLENN REMLERC.954.547.1217glenn.j.remier@sherwin.com
BENJAMIN
MOORE
SHERWIN
WILLIAMS
ULTRA SPEC EXT LOW LUSTRE (N455)
A-100 EXTERIOR LATEX SATIN SW 7657 TINSMITH
Contact: RODGER LIPPMAN,C.848.702.0239rodger.lippman@benjaminmoore.com
Contact: GLENN REMLERC.954.547.1217glenn.j.remier@sherwin.com
BENJAMINMOORE
SHERWINWILLIAMS
COROTECH HIGH SOLIDS RAPID DRYENAMEL
INDUSTRIAL ENAMEL HS
SAFETY YELLOW
Contact: RODGER LIPPMAN,C.848.702.0239rodger.lippman@benjaminmoore.com
Contact: GLENN REMLERC.954.547.1217glenn.j.remier@sherwin.com
PROVIDED BYMANUFACTURER PROVIDED BY MANUFACTURER PROVIDED BY MANUFACTURER
METAL/PAINT PROVIDED BY
MANUFACTURER PROVIDED BY MANUFACTURER PROVIDED BY MANUFACTURER
BENJAMINMOORE
SHERWINWILLIAMS
COROTECH HIGH SOLIDSRAPID DRY ENAMEL
INDUSTRIAL ENAMEL HS
FACTORY FINISH BLACK
SW 6991 BLACK MAGIC
Contact: RODGER LIPPMAN,C.848.702.0239rodger.lippman@benjaminmoore.com
Contact: GLENN REMLERC.954.547.1217glenn.j.remier@sherwin.com
ALL EXTERIOR WALLS
BENJAMINMOORE
SHERWINWILLIAMS
ALPHATIC ACRYLICCURETHANE - GLOSS
2K WATERBASED
URETHANE - GLOSS
ANTI- GRAFFITI COAT
V500-00 CLEAR
ANTI-GRAFFITI COATINGB65-190/B65V190
Contact: RODGER LIPPMAN,C.848.702.0239rodger.lippman@benjaminmoore.com
Contact: GLENN REMLERC.954.547.1217glenn.j.remier@sherwin.com
DP-1 DOOR
EXTERIOR DOORS
MAIN ENTRANCE AND
SIDE ENTRANCE
PROVIDED BYMANUFACTURER
TO BE PURCHASED FROMMANUFACTURER INORANGE FINISH
ORANGE. PANTONE #3564C. PROVIDED BYMANUFACTURER PROVIDED BY MANUFACTURER
ES-1 SHUTTERS EXTERIOR WALLS PROVIDED BYMANUFACTURER TO BE PURCHASED FROMMANUFACTURER IN TEAL FINISH TEAL. PANTONE #326 C. PROVIDED
BY MANUFACTURER PROVIDED BY MANUFACTURER
BUILDING ADDRESS12" HEIGHT MIN
A5
1
A5
2
PLANNING SUBMITTAL
12-31-2021
LICEN S ED ARCH
I
T
E
C
T
ALL REPORTS, PLANS AND
DOCUMENTS PREPARED BY MARKS
ARCHITECTS SHALL REMAIN THEPROPERTY OF MARKS ARCHITECTSAND IS INTENDED FOR USE FOR THIS
SPECIFIC PROJECT ONLY.
marks architects 2021
PROTOTYPE:
STORE NUMBER:
FRANCHISEE:
POPEYES
26765 NEWPORT RD
MENIFEE CA 92584
PLK1846-DL
DMSD CAJUN
Ⓒ
-
EATS
7.29.21
A5
FRONT & REAR
EXTERIOR
ELEVATIONS
NOTE:
7/8" STUCCO SAND FINISH IS ACCEPTABLE
ALTERNATE TO EIFS.
NOTE:
SIGNS AND CANOPIES ARE BY VENDOR
UNDER A SEPARATE PERMIT.
WALL SIGNS NOT TO EXCEED 20' IN HEIGHT
Item Title:9.2
“Popeyes Restaurant”Conditional Use Permit No.PLN20-0347 and Plot Plan No.PLN20-0348
Item Page Number:110
SPECIFICATIONS
*DUMPSTER GATES
EXTERIOR FINISH NOTES
E.I.F.S. WALL TEXTURE FINISH
STO COLORS
Manuf.Texture
NA10-0016 - DELIGHTFUL GOLDEN
STO STO ESSENCE SWIRL
NA01-0061 - EXOTIC RED
DRYVIT QUARTZ PUTZ
NA10-0017 - MOCHA BROWN
FINISH NOTES
DRYVIT COLORS
THE FOLLOWING COMPONENTS CAN BE PURCHASEDFROM THE APPROVED SIGN VENDORS:
POPE051020 - DELIGHTFUL GOLDEN
POPE021028S - EXOTIC RED
POPE031020S - MOCHA BROWN
*STANDING SEAM ROOF
*BALCONY RAILING
*CLEARANCE BAR
*MENU CANOPY
*GUARD RAIL
*AWNINGS
*SHUTTERS
*INTERIOR LADDER
SECTION 8D: GLAZING
MATERIALS
GENERAL PROVISIONS
1. SCOPE: FURNISH AND INSTALL GLASS IN STOREFRONT AND
DRIVE-THRU SERVICE WINDOW.
1.TYPE: SOLAR CONTROL LOW-E CLEAR INSULATING GLASS
“SOLARBAN 60 (2) CLEAR + CLEAR BY VITRO ARCHITECTURAL GLASS.
1.1.OUTDOOR LITE: CLEAR GLASS, SPUTTER COATED ON SECOND
SURFACE (2)
1.2.INDOOR LITE: CLEAR (TRANSPARENT) FLOAT GLASS.
1.3.LOW-E COATING: “SOLARBAN” 60 SOLAR CONTROL (SPUTTERED) BY
VITRO ARCHITECTURAL GLASS
LOCATION: SECOND SURFACE (2)
2.PERFORMANCE VALUES:
2.1.VISIBLE LIGHT TRANSMITTANCE: 70%
2.2.U-VALUE WINTER: 0.29
2.3.U-VALUE SUMMER : 0.27
2.4.SHGC: 0.39
2.5.SHADING COEFFICIENT: 0.45
2.6.OUTDOOR VISIBLE LIGHT REFLECTANCE: 11%
APPROVED MANUFACTURERS:
VITRO CERTIFIED FABRICATOR REQUIRED
CERTIFICATION: BOTH LITES TO BE CRADLE TO CRADLE CERTIFIED™,
MINIMUM BRONZE LEVEL, BY CRADLE TO CRADLE PRODUCT INNOVATION
INSTITUTE ( WWW.C2CCERTIFIED.ORG).
OUTDOOR APPEARANCE: CLEAR
INSULATING UNIT CONSTRUCTION: 1/4” (6MM) GLASS + 1/2” (13MM) AIR SPACE +
1/4” (6MM) GLASS
(2) DOUBLE LOUVER
VINYL SHUTTER
1" SPACE GAP
EIFS FRAME,
PAINTED EP-1
SECTION TITLE
ALUMINUM - FRAMED ENTRANCES AND STOREFRONTS YKK AP PRODUCT
SERIES YKK AP YES 45 FS/FI SERIES
PART 1 GENERAL
1.SECTION INCLUDES: ALUMINUM STOREFRONT, INCLUDING:
1.1.YKK AP SERIES YES 45 FI STOREFRONT SYSTEM (INSULATINGGLAZING)1.RELATED SECTIONS:1.1.SINGLE SOURCE REQUIREMENT: ALL PRODUCTS LISTED BELOWSHALL BE BY THE SAME MANUFACTURER.
2.SYSTEM PERFORMANCE DESCRIPTION2.1.PERFORMANCE REQUIREMENTS: PROVIDE ALUMINUMSTOREFRONT SYSTEMS THAT COMPLY WITH PERFORMANCEREQUIREMENTS INDICATED, AS DEMONSTRATED BY TESTINGMANUFACTURER'S ASSEMBLIES IN ACCORDANCE WITH TESTMETHOD INDICATED.2.2.AIR INFILTRATION: WHEN TESTED IN ACCORDANCE WITH ASTM E283 AT DIFFERENTIAL STATIC PRESSURE OF 6.24 PSF (299 PA),COMPLETED STOREFRONT SYSTEMS SHALL HAVE MAXIMUMALLOWABLE INFILTRATION OF:2.2.1.0.06 CFM/FT² (1.10 M ³ /H · M²) FOR YES 45 FI SYSTEMS.
2.3.WATER INFILTRATION: NO UNCONTROLLED WATER WHEN TESTED
IN ACCORDANCE WITH ASTM E 331 AT TEST PRESSURE
DIFFERENTIAL OF:
2.3.1.10 PSF (479 PA) FOR YES 45 FI SYSTEMS. (OR WHEN REQUIRED,
FIELD TESTED IN ACCORDANCE WITH AAMA 503). FASTENER
HEADS MUST BE SEATED AND SEALED AGAINST SILL
FLASHING ON ANY FASTENERS THAT PENETRATE THROUGH
THE SILL FLASHING.
2.4.WIND LOADS: COMPLETED STOREFRONT SYSTEM SHALL
WITHSTAND WIND PRESSURE LOADS NORMAL TO WALL PLANE
INDICATED:
2.4.1.EXTERIOR WALLS:
2.4.1.1.POSITIVE PRESSURE: PER LOCAL CODE.
2.4.1.2.NEGATIVE PRESSURE: PER LOCAL CODE.
2.4.1.3.INTERIOR WALLS (PRESSURE ACTING IN EITHER
DIRECTION): PER LOCAL CODE.
2.5.DEFLECTION: MAXIMUM ALLOWABLE DEFLECTION IN ANY MEMBER
WHEN TESTED IN ACCORDANCE WITH ASTM E 330 WITH
ALLOWABLE STRESS IN ACCORDANCE WITH AA SPECIFICATIONS
FOR ALUMINUM STRUCTURES.
2.5.DEFLECTION: MAXIMUM ALLOWABLE DEFLECTION IN ANY MEMBER
WHEN TESTED IN ACCORDANCE WITH ASTM E 330 WITH
ALLOWABLE STRESS IN ACCORDANCE WITH AA SPECIFICATIONS FOR
ALUMINUM STRUCTURES.
2.6.THERMAL MOVEMENT: PROVIDE FOR THERMAL MOVEMENT CAUSED
BY 180 DEGREES F. (82.2 DEGREES C.) SURFACETEMPERATURE, WITHOUT CAUSING BUCKLING STRESSES ON GLASS,JOINT SEAL FAILURE, UNDUE STRESS ON STRUCTURAL ELEMENTS,DAMAGING LOADS ON FASTENERS, REDUCTION OF PERFORMANCE,OR DETRIMENTAL EFFECTS.2.7.THERMAL PERFORMANCE: WHEN TESTED IN ACCORDANCE WITHAAMA 1503.1 AND NFRC 100:2.7.1.CONDENSATION RESISTANCE FACTOR (CRF F ): A MINIMUM OF 44FOR YES 45 FI SYSTEMS.2.7.2.THERMAL TRANSMITTANCE U VALUE: 0.51 BTU/HR/FT²/°F OR LESSFOR YES 45 FI SYSTEMS.NOTE: THERMAL PERFORMANCE FOR THE GLAZED SYSTEM AS A WHOLEWILL BE AFFECTED BY THE CHARACTERISTICS OF THE GLASSSPECIFIED.SUBMITTALS2.1.GENERAL: PREPARE, REVIEW, APPROVE, AND SUBMIT SPECIFIED
SUBMITTALS IN ACCORDANCE WITH "CONDITIONS OF THE CONTRACT"
AND DIVISION 1 SUBMITTALS SECTIONS. PRODUCT DATA, SHOP
DRAWINGS, SAMPLES, AND SIMILAR SUBMITTALS ARE DEFINED IN
"CONDITIONS OF THE CONTRACT."
2.2.PRODUCT DATA: SUBMIT PRODUCT DATA FOR EACH TYPE
STOREFRONT SERIES SPECIFIED AS REQUIRED BY THE ARCHITECT
OF RECORD.
2.3.SUBSTITUTIONS: WHENEVER SUBSTITUTE PRODUCTS ARE TO BE
CONSIDERED, SUPPORTING TECHNICAL DATA, SAMPLES, AND TEST
REPORTS MUST BE SUBMITTED TEN (10) WORKING DAYS PRIOR TO
BID DATE IN ORDER TO MAKE A VALID COMPARISON.
2.4.SHOP DRAWINGS: PROVIDE TO THE ARCHITECT OF RECORD IF
REQUESTED. SHOP DRAWINGS SHOWING LAYOUT, PROFILES, AND
PRODUCT COMPONENTS, INCLUDING ANCHORAGE, ACCESSORIES,
FINISH COLORS AND TEXTURES.
2.5.QUALITY ASSURANCE / CONTROL SUBMITTALS:
2.5.1.TEST REPORTS: SUBMIT CERTIFIED TEST REPORTS SHOWING
COMPLIANCE WITH SPECIFIED PERFORMANCE CHARACTERISTICS
AND PHYSICAL PROPERTIES IF REQUIRED BY THE LOCAL PERMITTING
AUTHORITY.
2.6.CLOSEOUT SUBMITTALS:
2.6.1.WARRANTY: SUBMIT WARRANTY DOCUMENTS SPECIFIED HEREIN.
QUALITY ASSURANCE
1.QUALIFICATIONS:
1.1.INSTALLER QUALIFICATIONS: INSTALLER EXPERIENCED (AS
DETERMINED BY CONTRACTOR) TO PERFORM WORK OF THIS
SECTION WHO HAS SPECIALIZED IN THE INSTALLATION OF WORK
SIMILAR TO THAT REQUIRED FOR THIS PROJECT. IF REQUESTED BYOWNER, SUBMIT REFERENCE LIST OF COMPLETED PROJECTS.2.2.PRE-INSTALLATION MEETINGS: CONDUCT PRE-INSTALLATIONMEETING TO VERIFY PROJECT REQUIREMENTS, SUBSTRATECONDITIONS, MANUFACTURER'S INSTALLATION INSTRUCTIONS, ANDMANUFACTURER'S WARRANTY REQUIREMENTS.3.PROJECT CONDITIONS / SITE CONDITIONS.3.1.FIELD MEASUREMENTS: VERIFY ACTUAL MEASUREMENTS /OPENINGS BY FIELD MEASUREMENTS BEFORE FABRICATION; RETAINRECORDED MEASUREMENTS ON SHOP DRAWINGS. COORDINATEFIELD MEASUREMENTS, FABRICATION SCHEDULE WITHCONSTRUCTION PROGRESS TO AVOID CONSTRUCTION DELAYS.4.WARRANTY4.1.PROJECT WARRANTY: REFER TO "CONDITIONS OF THE CONTRACT"FOR PROJECT WARRANTY PROVISIONS.4.2.MANUFACTURER'S WARRANTY: SUBMIT, FOR OWNER'SACCEPTANCE, MANUFACTURER'S STANDARD WARRANTY DOCUMENT
EXECUTED BY AN AUTHORIZED COMPANY OFFICIAL.
4.3.WARRANTY PERIOD: MANUFACTURER'S ONE (1) YEAR STANDARD
WARRANTY COMMENCING ON THE SUBSTANTIAL DATE OF
COMPLETION FOR THE PROJECT PROVIDED THAT THE WARRANTY, IN
NO EVENT, SHALL START LATER THAN SIX (6) MONTHS FROM THE
DATE OF SHIPMENT BY YKK AP AMERICA INC. EDITOR NOTE:
LONGER WARRANTY PERIODS ARE AVAILABLE AT ADDITIONAL COST.
5.PART 2 PRODUCTS
5.1.MANUFACTURERS (ACCEPTABLE MANUFACTURERS/PRODUCTS)
5.2.ACCEPTABLE MANUFACTURERS: YKK AP AMERICA INC.
5.3.STOREFRONT SYSTEM: YKK AP YES 45 FI STOREFRONT SYSTEM.
6.COLORS: AS SPECIFIED BY POPEYES LOUISIANA KITCHEN:
INSTALLATION
1.GENERAL: INSTALL MANUFACTURER'S SYSTEM IN ACCORDANCE WITH
SHOP DRAWINGS, AND WITHIN SPECIFIED TOLERANCES.
1.PROTECT ALUMINUM MEMBERS IN CONTACT WITH MASONRY, STEEL,
CONCRETE, OR DISSIMILAR MATERIALS USING NYLON PADS
OR BITUMINOUS COATING.
2.SHIM AND BRACE ALUMINUM SYSTEM BEFORE ANCHORING TO
STRUCTURE.
3. SHIM AND BRACE ALUMINUM SYSTEM BEFORE ANCHORING TO
STRUCTURE.
4. PROVIDE SILL FLASHING AT EXTERIOR STOREFRONT SYSTEMS. EXTEND
EXTRUDED FLASHING CONTINUOUS WITH SPLICE JOINTS; SET IN
CONTINUOUS BEADS OF SEALANT.
5. VERIFY STOREFRONT SYSTEM ALLOWS WATER ENTERING SYSTEM TO BECOLLECTED IN GUTTERS AND WEPT TO EXTERIOR. VERIFY METAL JOINTSARE SEALED IN ACCORDANCE WITH MANUFACTURERS INSTALLATIONINSTRUCTIONS.
DRIVE THRU SPECIFICATIONS
DRIVE THRU WINDOW - QUIKSERVMODEL # BP-7241E - STANDARD INSTALLATIONMODEL # BP-7241E-IP - HIGH WIND ZONE AS DETERMINED BY THE LOCAL BUILDING CODE
GENERAL NOTES:ACTUAL DIMENSIONS: 72" (W) x 27" (H)ROUGH OPENING 72 1/2" (W) x 41 1/2" (H)
1)EYE SET TO BE MOUNTED DIRECTLY BELOW THE SERVICE OPENING. BAR TO BE MOUNTED ONTHE WALL.2)ANCHOR SCREWS TO BE SUPPLIED BY THE CONTRACTOR.3)JUNCTION BOX TO BE SUPPLIED BY CONTRACTOR.
INSTALLATION:1)QUIKSERV WINDOWS MUST BE INSTALLED LEVEL AND SQUARE TO WORK PROPERLY.2)ANCHOR ACCORDING TO THE LOCAL BUILDING CODE ANCHOR SCHEDULE.3)115V/15 AMP. DEDICATED CIRCUIT FEATURE.
4)RECOMMENDED HEIGHT FROM FLOOR TO SERVCE OPENING TO BE 36". (CHECK FOR ANY LOCAL
CODES OR CITY CODES)
5)SILICONE ALL EXTERIOR AND INTERIOR JOINTS.
6)ALL OTHER TYPES OF ANCHORING TO BE APPROVED BY CERTIFIED ENGINEER.
SHUTTER MANUFACTURER
SHUTTER CONTRACTOR
MODEL L-2 VINYL; PHONE: 1-800-734-8368WWW.SHUTTERCONTRACTOR.COM
EXTERIOR STONE MANUFACTURERS
A.CORONADO STONE PRODUCTSCONTACT:RICHARD POST; PHONE: 704-728-2775, 775-412-3181 CELL
RICHARDP@CORONADO.COM
B.BORAL - VERSETTA STONE PRODUCTSCONTACT:
ASHLEY JOYCE; PHONE: 770-645-4531, 404-797-6706 CELLAHSLEY.JOYCE@BORAL.COMWARRANTY CONTACT: DENISE PETIT;PHONE 419-318-5325
DENISE.PETIT@BORAL.COM
EP-1
EF-1
FINISHED FLOOR
0'-0" AFF.
B.O. AWNING9'-4" AFF
T.O. PARAPET
21'-2" AFF
T.O. PARAPET
23'-10" AFF
EP-4
EP-4
EP-6
EP-5
T.O. WALL14'-6" AFF.
T.O. PARAPET22'-6" AFF.EP-1
EP-1
EP-1
EP-1
TYP.
SPEAKER
FINISHED FLOOR
0'-0" AFF.
B.O. AWNING
9'-4" AFF
T.O. PARAPET21'-2" AFF
T.O. PARAPET
23'-10" AFF
EP-1
EF-1
EP-4 EP-4
EP-6
T.O. WALL
14'-6" AFF.
TEMP.
TEMP.
SPEAKER
SPEAKER
EP-1
EP-3
EP-6
EP-4
EP-1
EP-1
TEMP.
EP-3
EP-1
EP-1
EP-2
EP-1
EP-1
EP-10 EP-10
EP-1
TEMP.
TEMP.TEMP.
EP-1
EP-10 EP-10
EP-2
T.O. WALL
21'-2" AFF.
EB-1
EB-1
EP-1
EP-2
EP-3 EP-3
BLACK MASTIC SEALANTCONT. TYP. AT ENTIREPERIMETER OF BUILDING BASE
6"Ø STEEL BOLLARD
TOP @ 4'-6" A.F.F.
SEE DET. A/SD3, PAINT
SAFETY YELLOW (EP-8)
ACCENTBAND
PAINT LINE
QUIKSERV BP-7241E
QUIKSERV BP-7241E-IP
IF APPLICABLE
EP-1
EP-1
EP-3
EP-3
EP-1
EP-3EP-2
T.O. PARAPET
22'-6" AFF.
T.O. SIGN20'-0" AFF
T.O. SIGN
20'-0" AFF
POPEYES LOUISIANA KITCHEN - EXTERIOR
EXTERIOR MATERIALS & FINISH SCHEDULE (not all specs are used on every project)
CODE MATERIAL LOCATION MANUFACTURER ADDITIONAL INFORMATIONDESCRIPTION
PRODUCT COLOR DIMENSION
EP-1
EP-2
EP-3
EP-4
EP-5
EP-6
EP-7
EF-1
EB-1
EXTERIORPAINT
EXTERIORPAINT
EXTERIORPAINT
EXTERIOR
PAINT
METAL/PAINT
EXTERIORPAINT
WOODENSIDING PANEL
FACEBRICK
MAIN WALL SURFACE
ABOVE WAINSCOT
ACCENT TRIM
BRICK TOWERMETAL COPING
EXTERIOR WAINSCOT,SLL PAINT, ANDDUMSPTER WALLS
BOLLARDS, PYLONPOLE ANDDIRECTIONAL SIGNPOLES
DRIVE THRUWINDOW CANOPY
FRONT FACADEEXTERIOR WALLS
ACCENT TOWERSBRICKS
BENJAMIN
MOORE
NICHIHAFIBERCEMENT
CREATIVE
MATERIALS CORP
VINTAGE WOODAWP 3030
ALTERNATIVE OPTION: THIN BRICK
"WHITE"
OC-125 MOONLIGHT WHITE
"GRAY"HC-170 STONINGTON GREY
ORANGE, PANTONE
#3564 C. PROVIDED BY
MANUFACTURER
TEAL. PANTONE #326 C. PROVIDEDBY MANUFACTURER
CEDAR
FLAGSTAFF
Contact: RODGER LIPPMAN,C.848.702.0239rodger.lippman@benjaminmoore.com
Matt Stephenson M:770-789-8228popeyes@nichiha.com
CONTACT:popeyestile@creativematerialscorp.com1.800.207.2967 Ext 7797
EP-8 EXTERIOR
PAINT
DUMPSTER GATES
BUILDING CANOPIES
NICHIHA FIBERCEMENT VINTAGE BRICK ALEXANDRIA BUFF
8-1/8" X2-1/16" X 5/8"
7-3/8" X 2-1/2"
X 3/4"
CONTACT:MATT STEPHENSON M:770.789.8228popeyes@nichiha.com
17-7/8" H X119-5/16" L
ULTRA SPEC EXT LOW LUSTRE (N455)
SHERWINWILLIAMS A-100 EXTERIOR LATEX SATIN SW 7551 GREEK VILLA Contact: GLENN REMLERC.954.547.1217glenn.j.remier@sherwin.com
BENJAMINMOORE
SHERWINWILLIAMS A-100 EXTERIOR LATEX SATIN
ULTRA SPEC EXT LOW LUSTRE (N455)ROOT BEER CANDY 2105-20
SW 6062 RUGGED BROWN
Contact: RODGER LIPPMAN,C.848.702.0239rodger.lippman@benjaminmoore.com
Contact: GLENN REMLERC.954.547.1217glenn.j.remier@sherwin.com
BENJAMINMOORE
SHERWINWILLIAMS
ULTRA SPEC EXT LOW LUSTRE (N455)
A-100 EXTERIOR LATEX SATIN SW 7657 TINSMITH
Contact: RODGER LIPPMAN,C.848.702.0239rodger.lippman@benjaminmoore.com
Contact: GLENN REMLERC.954.547.1217glenn.j.remier@sherwin.com
BENJAMINMOORE
SHERWINWILLIAMS
COROTECH HIGH SOLIDS RAPID DRYENAMEL
INDUSTRIAL ENAMEL HS
SAFETY YELLOW
Contact: RODGER LIPPMAN,C.848.702.0239rodger.lippman@benjaminmoore.com
Contact: GLENN REMLERC.954.547.1217glenn.j.remier@sherwin.com
PROVIDED BYMANUFACTURER PROVIDED BY MANUFACTURER PROVIDED BY MANUFACTURER
METAL/PAINT PROVIDED BYMANUFACTURER PROVIDED BY MANUFACTURER PROVIDED BY MANUFACTURER
BENJAMINMOORE
SHERWINWILLIAMS
COROTECH HIGH SOLIDSRAPID DRY ENAMEL
INDUSTRIAL ENAMEL HS
FACTORY FINISH BLACK
SW 6991 BLACK MAGIC
Contact: RODGER LIPPMAN,C.848.702.0239rodger.lippman@benjaminmoore.com
Contact: GLENN REMLERC.954.547.1217glenn.j.remier@sherwin.com
ALL EXTERIOR WALLS
BENJAMIN
MOORE
SHERWIN
WILLIAMS
ALPHATIC ACRYLICC
URETHANE - GLOSS
2K WATERBASEDURETHANE - GLOSS
ANTI- GRAFFITI COATV500-00 CLEAR
ANTI-GRAFFITI COATINGB65-190/B65V190
Contact: RODGER LIPPMAN,C.848.702.0239rodger.lippman@benjaminmoore.com
Contact: GLENN REMLERC.954.547.1217glenn.j.remier@sherwin.com
DP-1 DOOR EXTERIOR DOORSMAIN ENTRANCE ANDSIDE ENTRANCE
PROVIDED BYMANUFACTURER
TO BE PURCHASED FROMMANUFACTURER INORANGE FINISH
ORANGE. PANTONE #3564C. PROVIDED BYMANUFACTURER PROVIDED BY MANUFACTURER
ES-1 SHUTTERS EXTERIOR WALLS PROVIDED BYMANUFACTURER TO BE PURCHASED FROMMANUFACTURER IN TEAL FINISH TEAL. PANTONE #326 C. PROVIDEDBY MANUFACTURER PROVIDED BY MANUFACTURER
A6
1
A6
2
A5
1
PLANNING SUBMITTAL
12-31-2021
LICEN S ED ARCH
I
T
E
C
T
ALL REPORTS, PLANS AND
DOCUMENTS PREPARED BY MARKS
ARCHITECTS SHALL REMAIN THEPROPERTY OF MARKS ARCHITECTSAND IS INTENDED FOR USE FOR THIS
SPECIFIC PROJECT ONLY.
marks architects 2021
PROTOTYPE:
STORE NUMBER:
FRANCHISEE:
POPEYES
26765 NEWPORT RD
MENIFEE CA 92584
PLK1846-DL
DMSD CAJUN
Ⓒ
-
EATS
7.29.21
A6
LEFT & RIGHT
EXTERIOR
ELEVATIONS
NOTE:
SIGNS AND CANOPIES ARE BY VENDOR
UNDER A SEPARATE PERMIT.
WALL SIGNS NOT TO EXCEED 20' IN HEIGHT
NOTE:
7/8" STUCCO SAND FINISH IS ACCEPTABLE
ALTERNATE TO EIFS.
Item Title:9.2
“Popeyes Restaurant”Conditional Use Permit No.PLN20-0347 and Plot Plan No.PLN20-0348
Item Page Number:111
NE
W
P
O
R
T
R
O
A
D
WINTER HAWK RD
EV/CLEAN AIR NOPARKINGNOPARKING
ONL
Y
EXI
T
DRIVETHRU DRIVETHRU
40
'
T
R
U
C
K
CL
0.1
0.2
0.3
0.5
0.7
0.7
0.7
0.6
0.6
0.8
1.2
1.9
2.0
1.6
0.8
0.4
0.1
0.0
0.0
0.2
0.3
0.7
1.0
1.2
1.4
1.2
1.1
1.0
1.1
1.5
2.4
2.4
2.7
1.3
0.6
0.1
0.1
0.0
0.4
1.0
1.6
2.0
2.6
2.7
2.9
2.6
2.1
1.9
2.0
3.0
2.9
3.5
1.9
0.8
0.2
0.1
0.0
0.9
2.0
3.1
4.6
4.4
4.2
4.6
4.2
3.1
2.7
2.6
3.5
3.3
3.8
2.0
0.8
0.2
0.1
0.0
1.4
2.9
4.4
5.5
5.5
6.3
5.5
5.2
4.8
4.1
3.2
4.0
3.6
3.5
1.7
0.8
0.2
0.1
0.0
1.6
3.9
5.0
5.4
6.1
5.7
4.6
4.9
4.3
4.4
3.8
4.2
3.7
2.8
1.4
0.7
0.2
0.1
0.1
2.0
3.5
4.3
5.8
5.2
6.4
5.6
6.5
4.7
4.5
3.7
4.2
3.8
2.9
1.5
0.7
0.2
0.1
0.1
2.0
3.0
4.9
4.5
4.5
5.0
5.5
5.4
4.2
4.3
3.3
4.0
3.7
4.3
2.0
0.9
0.2
0.1
0.1
2.2
3.4
4.9
4.1
3.9
5.2
4.6
5.8
4.2
4.2
3.2
4.0
3.6
3.8
2.3
1.0
0.2
0.1
0.1
1.8
3.1
3.7
3.6
3.6
3.9
3.1
4.5
4.3
4.3
3.3
4.1
3.9
4.5
2.1
1.0
0.2
0.1
0.1
1.4
2.4
4.1
3.2
3.3
3.0
3.0
4.6
4.0
4.2
3.3
4.2
4.0
3.5
1.7
0.9
0.2
0.1
0.1
1.0
1.5
2.9
2.7
3.2
4.4
3.7
4.0
3.1
4.2
4.0
3.6
1.7
0.9
0.2
0.1
0.1
0.7
1.4
2.2
2.7
4.4
3.4
3.7
3.0
4.0
3.9
4.4
2.1
1.0
0.2
0.1
0.1
0.7
1.3
2.0
2.0
3.2
3.0
3.5
3.0
4.0
3.6
3.9
2.3
1.1
0.3
0.2
0.2
0.7
1.4
2.4
1.6
2.3
2.8
3.4
3.5
4.1
3.8
4.1
2.0
1.2
0.5
0.3
0.2
1.0
1.6
3.1
1.5
2.0
2.8
3.8
4.2
4.7
4.2
3.6
2.3
1.6
0.9
0.6
0.4
1.3
2.4
3.8
1.7
2.2
3.1
4.2
4.7
5.5
4.2
3.5
2.5
1.8
1.2
0.7
0.4
1.4
2.7
3.7
2.1
2.5
3.3
4.5
5.4
7.6
5.7
5.1
3.1
1.8
1.0
0.6
0.3
1.2
2.2
4.0
2.6
2.8
3.3
4.2
4.5
6.2
5.6
4.1
1.7
1.1
0.7
0.5
0.2
0.8
1.4
2.8
2.9
3.5
3.6
3.2
3.7
3.5
3.9
3.8
5.3
3.8
2.5
1.2
0.6
0.4
0.2
0.1
0.5
1.0
1.7
2.1
2.1
2.8
3.0
3.2
2.2
2.8
2.7
3.3
1.8
1.2
0.4
0.2
0.1
0.1
0.1
0.4
0.7
1.1
1.3
1.4
1.4
1.6
1.5
1.5
1.9
2.1
2.0
1.1
0.7
0.2
0.1
GENERAL
PHOTOMETRIC
SCHEDULE
AVERAGE FOOT-CANDLES 2.45
MAXIMUM FOOT-CANDLES 7.6
MINIMUM FOOT-CANDLES 0.0
MINIMUM TO MAXIMUM FC RATIO 0.00
MAXIMUM TO MINIMUM FC RATIO 265.11
AVERAGE TO MINIMUM FC RATIO 85.07
LUMINAIRE SCHEDULE
CALLOUT SYMBOL DESCRIPTION LAMP FIXTURE
LUMENS
EGRESS
LUMENS
COLOR
TEMP
CRI MANUFACTURER MODEL MOUNTING NOTES INPUT
WATTS
VOLTS DIMMING QTY
SL1-Q1-3ME-BLS POLE MOUNT LED LIGHT FIXTURE, 2.5 FT BASE + 22.5 FT POLE (1) 27W LED 6583 0 3000K 70 CREE LIGHTING OSQ SERIES POLE --27 MULTIPLE 0-10V 13
LIGHT FIXTURE SCHEDULE NOTES:
1. QUANTITY COLUMN IS SHOWN FOR REFERENCE ONLY FOR TOTAL FIXTURE COUNTS ON PROJECT. CONTRACTOR TO CONFIRM COUNTS PRIOR TO ORDER.
SCALE:
NORTH
1 SITE PLAN
1" = 20'
PLANNING SUBMITTAL
PROTOTYPE:
STORE NUMBER:
FRANCHISEE:
POPEYES
26765 NEWPORT RD
MENIFEE CA 92584
PLK1846-DL
DMSD CAJUN
-
EATS
7.29.21
E19124Exp. 06/30/22
ELECTRIC AL
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RBCE JOB #20 -
E19124Exp. 06/30/22
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21 0040
1044 PIONEER WAY, SUITE E
EL CAJON, CA 92020TEL: 619.334.6020
DEVELOP.DESIGN.DELIVERConsulting Engineers, Inc.
E0.06
SITE
PLAN
Item Title:9.2
“Popeyes Restaurant”Conditional Use Permit No.PLN20-0347 and Plot Plan No.PLN20-0348
Item Page Number:112
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EV/RIA NAELC NOGNIKRAPONGNIKRAP
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'
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PAINT TRAFFIC ARROWS, WHITE
LANDSCAPE AREA REFER TO LANDSCAPE DRAWINGS
PAINT 24" HIGH LETTERS - WHITE. 2 COATS HIGHWAY GRADE PAINT
GAS METER
ACCESSIBLE PARKING SIGN.
INSTALL GREASE INTERCEPTOR PER LOCAL ORDINANCE.
ACCESSIBLE PATH OF TRAVEL FROM ROW
ELECTRICAL MAIN SWITCH BOARD
OUTDOOR DINING AREA
NEW CURB RAMP.
CONCRETE PAVING. CONTRACTOR PROVIDE BID ALTERNATEFOR BLACK CONCRETE
A.C. PAVING AND BASE.
KEY NOTES
LOADING AREA
CONCRETE WHEEL STOPS
5'x5' LEVEL LANDING AREA
NEW DRIVE THRU LANE
PREVIOUS MENU BOARD
NEW DIRECTIONAL SIGN BY VENDOR UNDER A SEPARATE PERMIT.
NEW BOLLARD
1 TOW AWAY SIGN PER LOCAL CODES.
2
3
NEW YARD LIGHT, LIGHT FIXTURES TO BE SUPPLIED BY OWNER,AND INSTALLED BY G.C. STYLE TO BE COMPATIBLE WITH STYLE ONADJACENT PROPERTIES
4
5
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PAINT HANDICAP SYMBOL - WHITE ON BLUE BACKGROUND.
ACCESSIBLE PATH OF TRAVEL FROM ACCESSIBLE PARKING STALL
PATH OF TRAVEL TO TRASH ENCLOSURE
29
NEW DIRECTIONAL SIGN. THANK YOU / DO NOT ENTER, BY VENDORUNDER A SEPARATE PERMIT.30
31
DETECTABLE WARNINGS
MENU BOARD
"NO PARKING" WHITE LETTERS 12" HIGH MIN32
PROVIDE CONDUIT FOR FUTURE EV CHARGING STATIONSEE ELECTRICAL PLANS33
HATCH LEGEND
LANDSCAPE
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35
ACCESSIBLE ROUTE TO TRASH ENCLOSURE36
PREVIEW BOARD, SPEAKER PEDESTAL, SENSOR LOOP& MENU BOARD SIGN SUPPLIER.FOUNDATION AND ROUGH ELECTRICALBY G.C. (4.0 AMPS)
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Item Title:9.2
“Popeyes Restaurant”Conditional Use Permit No.PLN20-0347 and Plot Plan No.PLN20-0348
Item Page Number:113
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EP-1
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EP-6
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TEMP.TEMP.TEMP.
T.O. PARAPET
21'-2" AFF
T.O. PARAPET23'-10" AFF
FINISHED FLOOR0'-0" AFF.
B.O. AWNING
9'-4" AFF.EP-1
EB-1
EP-4
EP-1
EP-5
T.O. PARAPET22'-6" AFF.
EP-6
EP-1
EP-6
TEMP.
TEMP.
EP-1
EP-1
EP-1 EP-1
EP-1 EP-1EP-1
EB-1
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EP-1
EP-9EP-9
EP-6
T.O. SIGN
20'-0" AFF
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North Elevation
Scale: 1/4” = 1’-0”
A
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33’-0"
K KG
Item Title:9.2
“Popeyes Restaurant”Conditional Use Permit No.PLN20-0347 and Plot Plan No.PLN20-0348
Item Page Number:114
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TEMP.
T.O. PARAPET22'-6" AFF
T.O. PARAPET
23'-10" AFF
B.O. BALCONY9'-4" AFF
T.O. WINDOW
6'-2" AFF
FINISHED FLOOR
0'-0" AFF.
T.O. PARAPET
14'-6" AFF.
EP-3
EB-1
T.O. PARAPET
21'-2" AFF
EP-1
EP-1
EP-1
EP-1
EP-1
EP-2
EP-1
ACCENT BAND
EP-3
EP-9
ACCENT BAND
EP-3
EP-3
EP-9
EP-9
EP-1
EP-9
South Elevation
Scale: 1/4” = 1’-0”
33’-0"
Item Title:9.2
“Popeyes Restaurant”Conditional Use Permit No.PLN20-0347 and Plot Plan No.PLN20-0348
Item Page Number:115
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T.O. PARAPET21'-2" AFF
T.O. PARAPET23'-10" AFF
EP-1
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EP-6
T.O. WALL14'-6" AFF.
TEMP.
TEMP.
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EP-3
EP-6
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EP-1
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EP-10 EP-10
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T.O. SIGN20'-0" AFF
EP-1
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B.O. AWNING9'-4" AFF
T.O. PARAPET21'-2" AFF
T.O. PARAPET23'-10" AFF
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6"Ø STEEL BOLLARDTOP @ 4'-6" A.F.F.SEE DET. A/SD3, PAINTSAFETY YELLOW (EP-8)
ACCENTBAND
PAINT LINE
QUIKSERV BP-7241EQUIKSERV BP-7241E-IPIF APPLICABLE
EP-1
EP-1
EP-3
EP-3
EP-1
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T.O. SIGN20'-0" AFF
East (Drive Thru) Elevation
Scale: 1/8” = 1’-0”
West Elevation
Scale: 1/8” = 1’-0”
82’-8"
82’-8"
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11'-2"
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Item Title:9.2
“Popeyes Restaurant”Conditional Use Permit No.PLN20-0347 and Plot Plan No.PLN20-0348
Item Page Number:116
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Page 5
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Qty. 1A
FACES:............... .177”#7328 WHITE ACRYLIC FACESPAINTED PMS 3564 CRETURNS:......... .040”X 3.0ALUMINUM COIL PAINTED PMS 3564 CBACKS:.............. 1/8”WHITEACM BACKS
TRIM CAP:.......... 1”JEWELITE TRIMCAP PAINTED PMS 3564 C
ILLUMINATION:.. WHITE LED’S
LETTERS: POPEYES
SPECIFICATIONS:
FACES:............... .177”#7328 WHITEACRYLIC FACESPAINTED PMS 3564 CRETURNS:......... .040”X 3.0 ALUMINUM COILPAINTED PMS 3564 CBACKS:.............. 1/8”WHITE ACM BACKS
TRIM CAP:.......... 1”JEWELITE TRIMCAPPAINTED PMS 3564 C
ILLUMINATION:.. WHITE LED’S
WIREWAY............ .090”BRAKE FORMED ALUM.
LETTERS: LOUISANAKITCHEN
SPECIFICATIONS:
SCALE: 1/2" = 1'-0"
AREA: 44.9 SQ FTILLUMINATED CHANNEL LETTERS
FRONT VIEW
SIDE VIEW
SCALE: 1/2" = 1'-0"
FACE COLOR,TRIM CAP ANDRETURNTO BE PMS 3564 C,
WIREWAY COLOR TO MATCH WALL
NOTE:
7
3
/
8
"
3’
-
4
”
112” (9’-4”)
112” (9’-6”)
9
1
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2
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COPY
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3"
3"½"Painted to match wall color.
Brake formed alum. Wireway
162”(13’-6”)
25
3
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4
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LE
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3"
Custom Size
Item Title:9.2
“Popeyes Restaurant”Conditional Use Permit No.PLN20-0347 and Plot Plan No.PLN20-0348
Item Page Number:117
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Page 6
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B SCALE: 1/2" = 1'-0"
AREA: 31.5 SQ FTILLUMINATED CHANNELLETTERS
FRONTVIEW
SIDE VIEW
SCALE: 1/2" = 1'-0"
FACE COLOR,TRIM CAP ANDRETURNTO BE PMS 3564 C,
WIREWAY COLOR TO MATCH WALL
NOTE:
FACES:............... .177”#7328 WHITEACRYLIC FACES
PAINTED PMS 3564 C
RETURNS:......... .040”X 3.0 ALUMINUM COILPAINTED PMS 3564 C
BACKS:.............. 1/8”WHITE ACM BACKSTRIM CAP:.......... 1”JEWELITE TRIMCAPPAINTED PMS 3564 CILLUMINATION:.. WHITE LED’S
LETTERS: POPEYES
SPECIFICATIONS:
FACES:............... .177”#7328 WHITEACRYLIC FACES
PAINTED PMS 3564 C
RETURNS:......... .040”X 3.0ALUMINUM COILPAINTED PMS 3564 C
BACKS:.............. 1/8”WHITEACM BACKSTRIM CAP:.......... 1”JEWELITE TRIMCAPPAINTED PMS 3564 CILLUMINATION:.. WHITE LED’SWIREWAY............ .090”BRAKE FORMEDALUM.
LETTERS: LOUISANA KITCHEN
SPECIFICATIONS:
137 3/4” (11’-5 3/4”)
21
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4
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3"
3"½"Painted to match wall color.
Brake formed alum. Wireway COPY
99” (8’-3”)
97” (8’-1”)
WIREWAY
Qty. 1
Custom Size
Item Title:9.2
“Popeyes Restaurant”Conditional Use Permit No.PLN20-0347 and Plot Plan No.PLN20-0348
Item Page Number:118
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6544
1
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Page 7
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C SCALE: 1/2" = 1'-0"
AREA: 25.4 SQ FTILLUMINATED CHANNELLETTERS
FRONTVIEW
SIDE VIEW
SCALE: 1/2" = 1'-0"
FACES:............... .177”#7328 WHITEACRYLIC FACESPAINTED PMS 3564 CRETURNS:......... .040”X 3.0 ALUMINUM COILPAINTED PMS 3564 CBACKS:.............. 1/8”WHITE ACM BACKS
TRIM CAP:.......... 1”JEWELITE TRIMCAPPAINTED PMS 3564 C
ILLUMINATION:.. WHITE LED’S
LETTERS: POPEYES
SPECIFICATIONS:
FACES:............... .177”#7328 WHITEACRYLIC FACESPAINTED PMS 3564 CRETURNS:......... .040”X 3.0ALUMINUM COILPAINTED PMS 3564 CBACKS:.............. 1/8”WHITEACM BACKS
TRIM CAP:.......... 1”JEWELITE TRIMCAPPAINTED PMS 3564 C
ILLUMINATION:.. WHITE LED’S
WIREWAY............ .090”BRAKE FORMEDALUM.
LETTERS: LOUISANA KITCHEN
SPECIFICATIONS:
122” (10’-2”)
19
1
/
4
”
LE
T
T
E
R
S
3"
5 1
/
2
"
2’
-
6
”
7"
3"
3"½"
COPY
WIREWAY
Qty. 1
Painted to match wall color.
Brake formed alum. Wireway
85” (7’-1”)
83 1/2” (6’-11 1/2”)
Custom Size
Item Title:9.2
“Popeyes Restaurant”Conditional Use Permit No.PLN20-0347 and Plot Plan No.PLN20-0348
Item Page Number:119
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6544
1
332
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Page 8
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4
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4
-
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Scale: 3/4”= 1’-0”
“LOVE THAT CHICKEN”NON-ILLUMINATED FCO LETTERS
8'
-
6
"
11'-2"
BRICK WALL SURFACELETTERS SHALL BEMOUNTED FLUSHWITH SURFACE
½”CLEAR ACRYLIC
PAINTED WHITE
MOUNTING PINS
AREA SQ FT: 94.92D
Item Title:9.2
“Popeyes Restaurant”Conditional Use Permit No.PLN20-0347 and Plot Plan No.PLN20-0348
Item Page Number:120
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Page 16
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6-
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4
-
2
1
Qty. 1 D/F
M
FRONT VIEW OPPOSITE SIDE
3’-0
”
2’-0”2’-0”
Qty. 1 S/F
Qty. 1 D/F
L
N
Need to confirm quantities & message schedulesprior to production
Scale: 1” = 1’-0”
DIRECTIONAL SIGN
SIGNAREA SQ FT= 3.12 ../EAN
FRONT VIEW
WHITE - BACK SPRAYED PAINT
COLOR SPECIFICATIONS:
PMS 3564 C -3M 3630–84 TANGERINE
SIDE VIEWOPPOSITE SIDE
3’-0
”
2’-0”2’-0”6”
FRONT VIEW OPPOSITE SIDE
3’-0
”
2’-0”2’-0”
NOTE
STANDARD AND GRAPHICS LAYOUT
TO BE PROVIDED.NOT READY FOR PRODUCTION
Item Title:9.2
“Popeyes Restaurant”Conditional Use Permit No.PLN20-0347 and Plot Plan No.PLN20-0348
Item Page Number:121
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Page 17
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1
SCALE: 3/4" = 1'-0"
CLEARANCE BAR
FRONT VIEW SCALE: 3/4" = 1'-0"
CLEARANCE BAR
SIDE VIEW
STEELBASE PLATE
STD STEELPIPE.
6”CURB
ASPHALT
12
0
”
5
½"
12
"
STEELPIPE
10
8
”
CL
E
A
R
A
N
C
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SET BOLT
5/8” x 36” J-BOLTS WITH NUTSAND WASHERS
72"
48"PLUG INSIDE OF PIPE
ALUMINUM WITH
REFLECTIVE WHITE VINYLGRAPHICS
24”
36”
FOOTING PROVIDED BY GC
3
SCALE: 1½" = 1'-0"
½" THICK STEEL BASE PLATE
PATTERN
6 ¾” C-C
10”
Ø 3/4” HOLESFOR Ø 5/8” BOLTS
Ø 3.5” PLUGINSIDE OF 3 ½” SCH 40 PIPE
Ø 3.625” HOLE
TO SLEEVE OVER
3” SCH 40 PIPE
SPECIFICATIONS:
1.ALUMINUM PANEL WITH
REFLECTIVE WHITE VINYL GRAPHICS
2.TUBE STEEL HORIZONTALARM
3.PIPE SLEEVE WITH CAPPLATE,
4.PIPE MAIN SUPPORT
5.STEEL BASE PLATE
6.J-STEEL BOLTS
LAET- C 623 SMP :TNIAP7.
NOTE:
&TEMPLATE OF BASE PLATE
.-J BOLTSTO SHIPAHEAD OF PIPE
Qty 2
O
Need clearance height prior to production
3'-0"
Item Title:9.2
“Popeyes Restaurant”Conditional Use Permit No.PLN20-0347 and Plot Plan No.PLN20-0348
Item Page Number:122
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Page 18
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7’- 0”
2’
-
3
”
17
¾”
SCALE: 1/2" = 1'-0"
DRIVE-THRU CANOPY
FRONTVIEW
6’- 0”
10
’
-
0
”
6’- 0”
CANOPY ROOF
2”X4”STEELREC.TUBEW/ACM ROOF
DECORATIVE CHICKEN
¼”STEEL
2’
-
1
1
”
4”
10
”
8”
3’-0
”
3’-1
1
”
N22N12
HSS 6”x 6”x 1/4”
7’
-
3
”
2’
-
9
”
CANOPYCEILINGW/20GA STEEL ROOF
PTM BM CC-542 WILLOW
COLOR
DETAIL A
LIGHT FIXTURE
N22 SCALE: 1/2" = 1'-0"
DRIVE-THRU CANOPY
SIDE VIEW
10
’
-
0
”
9’
-
0
”
8”
2”
4”
SPEAKER POST
8”
3’-0
”
3’-1
1
”
LIGHTFIXTURE
HSS 6”x 6”x 1/4”
⅛”STEEL GUSSET
1’- 3 ¼”
2’
-
2
⅝”
3M VINYL
REFLECTIVE WHITE
N22 SCALE: 1/2" = 1'-0"
DRIVE-THRU CANOPY
TOP VIEW
7’
-
0
”
1’
-
3
¼”
¼”ALUM. DECORATIVEARROW
ACM ROOFPTM BM CC-542 WILLOW
PleasePlaceOrderHere
PleasePlaceOrderHere
4'-11"
4'-11"
CANOPYCEILINGW/20GASTEEL ROOFPTM BM CC-542 WILLOW
PMS 3564C
326 TEAL
FOOTING PROVIDED BY GC
SCALE: 1 1/2" = 1'-0" (1) REQ'D PER SET
3/4" THICK STEEL BASE PLATE1
12"
9" C-C
11/16"Ø HOLES
FOR (4) 5/8” X 18” J-BOLTS
CUTOUT FOR 6"X6"X1/4"HSS TUBE STEEL
(4) 5/8” X 18” J-BOLTS
Qty 2
P
49"
36"
Item Title:9.2
“Popeyes Restaurant”Conditional Use Permit No.PLN20-0347 and Plot Plan No.PLN20-0348
Item Page Number:123
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Qty 1 D/FQ
SCOPE OF WORK
1.) Manufacture and install type double faced monument as shown.2.) Cabinet to be fabricated w/1 ½”alum. angle & skinned w/.090”alum.
3.) Illuminated Round seal & POPEYES cabinet to be mounted to monument.
4.) Routed out “DriveThru”letters and backed w/acrylic on aluminum face.
EXTERIOR PAINT (EP-1)BENJAMIN MOORE MOONLIGHT WHITE
48”
36”(LOGO SEAL)9”3”
ROUND SEALW/FORMED FACES
3”
3”RETURNSPAINTED BLACK
FABRICATEDALUMINUM CABINET
PAINTEDBM MOONLIGHT WHITE
TOGGLE SWITCH TOGGLE SWITCH
60
”
36
”
9¼
”
12
”
6’-0
”
OA
H
2”2”2”
2½
”
13”
Scale: 1/2”= 1’-0”SIGN AREA SQ FT:..24
6’MONUMENT SIGN
ACCESS DOOR
POPEYES CABINETW/FORMED FACES
MONUMENT HEADER (CORNICE)PAINTEDBM FACTORYBLACK
EXTERIOR PAINT (EP-2)BENJAMIN MOORE FACTORYBLACK
BRICK (EB-1) BYOTHERS
BRICK TO MATCH DEVELOPMENT
NIGHT TIME VIEW
6”
BRICK BASE TO MATCH DEVELOPMENT.
BRICK BASE BYOTHERS
PMS 3564C - 3M 3630-84TANGERINE
42”(DT LETTERS)
DRIVETHRUROUTED OUT ALUM.BACKED UPACRYLICW/ 2ND SURFACE VINYL FILM
2½
”
37 1/4 (CAPSULE)”
5 (BASE)2”
Item Title:9.2
“Popeyes Restaurant”Conditional Use Permit No.PLN20-0347 and Plot Plan No.PLN20-0348
Item Page Number:124
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Samsung ODMB Specifications
Specifications & Measurements
Display
Diagonal Size TV 46"
Screen 45.0" /116.8cm
Type 120Hz E-LED BLU
Resolution 1920 x 1080 (16:9)
Brightness (Typ.) 2,500
Contrast Ratio (Typ.) 5000:1
Viewing Angle (H/V) 178/178
Response Time (G-to-G) 6ms
Operation Hour 24/7
Connectivity
Input
RGB N/A
Video HDMI 1.4 (2), HDBaseT (LAN Common)
HDCP HDCP 2.2
USB USB 2.0 (1)
Output Audio Stereo Mini Jack
External Control RS232C (In/Out), RJ45 (In/Out), HDBaseT
Power Type
Type Internal
Power Supply AC100-240V~(+/-10%),50/60Hz
Power
Consumption
Max [W / H] 468
Typical [W / H] 440
Sleep Mode <0.5W
Off Mode <0.5W
Dimensions Pre-sell (1 x 1) 24.9" x 4" x 64"
Menu Board (1 x 3) 75.3" x 4" x 64"
Weight Pre-sell (1 x 1) 235 lb.
Menu Board (1 x 3) 490 lbs.
Qty. 2 Preview Board
Qty. 2 Menu Board
Preview Board & Menu Board supplied & installed by Bailiwick.
Foundation by GC.
75 5/16”
24"
screen
42"screen
S
T
63 7/8"
OAH
63 7/8"
OAH
Digital screen area
7 SQ FT
Digital screen area
33.4 SQ FT
Item Title:9.2
“Popeyes Restaurant”Conditional Use Permit No.PLN20-0347 and Plot Plan No.PLN20-0348
Item Page Number:125
NOTICE OF PUBLIC HEARING
TIME OF HEARING: 6:00 p.m. or as soon as possible thereafter.
DATE OF HEARING: September 22, 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:
“Popeyes Restaurant” - Conditional
Use No. PLN20-0347 and Plot Plan
No. PLN20-0348
Project Location:
The site is located south of Newport Road,
west of Winterhawk Road, north of Rim
Creek Path, and east of Evans Road at
26765 Newport Road, in the City of
Menifee (APN 360-020-029).
General Plan Land Use and Zoning:
Economic Development Corridor –
Newport Road (EDC-NR)
The Planning Commission will consider
the following project at a public
hearing:
Conditional Use Permit No. PLN20-0347 allows for the quick-serve restaurant with drive-thru facilities in the
Economic Development Corridor – Newport Road (EDC-NR) Subarea.
Plot Plan (PP) No. PLN20-0348 proposes the construction of a new 2,364 square foot quick-serve restaurant
(Popeye’s) at a .96-acre (41,908 square foot) vacant site located at 26765 Newport Road. The project consists
of site improvements that include a new commercial trash enclosure, new parking lot and site landscaping.
The project also includes a master sign program for the project site which contains general specifications for
materials, sign area, number of signs allowed, directional signage, menu boards, and general locations for all
signs. The master sign program also includes one free-standing monument sign and a 94.86 sq. ft. painted
mural consistent with the Popeyes national logo/branding.
Environmental Information: The project is exempt from CEQA per Section 15303 “New Construction or
Conversion of Small Structures.” This exemption is for the construction and location of limited numbers of
new, small facilities or structures; installation of small new equipment and facilities in small structures; and the
conversion of existing small structures from one use to another where only minor modifications are made in the
exterior of the structure. The numbers of structures described in this section are the maximum allowable on
any legal parcel. Examples of this exemption include but are not limited to: c) A store, motel, office, restaurant
or similar commercial or institutional structure not involving the use of significant amounts of hazardous
Item Title:9.2
“Popeyes Restaurant”Conditional Use Permit No.PLN20-0347 and Plot Plan No.PLN20-0348
Item Page Number:126
substances, and not exceeding 2500 square feet in floor area. In urbanized areas, the exemption also applies
to up to four such commercial buildings not exceeding 10,000 square feet in floor area on sites zoned for such
use, if not involving the use of significant amounts of hazardous substances where all necessary public
services and facilities are available, and the surrounding area is not environmentally sensitive.
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 Russell Brown, at (951) 723-3745 or e-mail
rbrown@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: Russell Brown, Associate Planner
29844 Haun Road
Menifee, CA 92586
Item Title:9.2
“Popeyes Restaurant”Conditional Use Permit No.PLN20-0347 and Plot Plan No.PLN20-0348
Item Page Number:127
Subject APN: 360-020-029 Address: 26765 NEWPORT ROAD
300’ RADIUS (extended to 400’ to meet minimum MENIFEE CA 92584
Advanced Listing Services Inc
Ownership Listings & Radius Maps
P.O. Box 2593 •Dana Point, CA •92624
Office: (949) 361-3921 •Cell: (949) 310-6869
www.Advancedlisting.com denise@advancedlisting.com
Item Title:9.2
“Popeyes Restaurant”Conditional Use Permit No.PLN20-0347 and Plot Plan No.PLN20-0348
Item Page Number:128
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
Menifee Union School District
Attn: James Seller
29775 Haun Road
Menifee, CA 92586
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
Valley-Wide Recreation and Park District
James Salvador, Executive Assistant/
CEQA
P.O. Box 907
San Jacinto, CA 92581
Caliber Retail Properties Group
Attn: Bart Pebbles, Principal
17682 Mitchell N. Suite 201
Irvine, CA 92614
Menifee Crossroads LLC
Attn: Ali Tabrizizadeh
24221 Park Granada
Calabasas, CA 91302
4M Engineering and Development
Attn: Sherrie Munroe, Principal
41635 Enterprise Circle North, Suite B
Temecula CA 92590
Item Title:9.2
“Popeyes Restaurant”Conditional Use Permit No.PLN20-0347 and Plot Plan No.PLN20-0348
Item Page Number:129
CITY OF MENIFEE
SUBJECT: Planning Commission 2021 Meeting Schedule
MEETING DATE: October 13, 2021
TO: Planning Commission
PREPARED BY: Stephanie Roseen, Deputy City Clerk
REVIEWED BY: Cheryl Kitzerow, Community Development Director
APPROVED BY: Cheryl Kitzerow, Community Development Director
--------------------------------------------------------------------------------------------------------
RECOMMENDED ACTION
1. Discuss the upcoming Planning Commission meeting schedule for 2021 and provide direction
to staff on upcoming cancellations.
DISCUSSION
There may be future Planning Commission meetings dates that conflict with holidays, or there
may be dates the Commission would prefer to cancel for convenience related to other schedule
conflicts. Listed below are the upcoming Planning Commission meetings and potential holiday
conflicts for 2021. The Planning Commission may also consider any other dates that could conflict
with the meeting calendar. The Deputy City Clerk will post a notice of cancellation for any
cancellations made by the Planning Commission.
Holiday Meeting Date
Thanksgiving – November 25 November 24, 2021
Christmas Eve/Christmas – December
24/25
December 22, 2021
Item Title:10.1
Planning Commission 2021 Meeting Schedule
Item Page Number:1