PC23-599RESOLUTION NO. PC 23-599
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
MENIFEE, CALIFORNIA APPROVING TENTATIVE TRACT MAP NO.
38128 (PLN22-002) FOR 96 SINGLE FAMILY LOTS ON AN
APPROXIMATELY 28.38-ACRE PROJECT SITE LOCATED WEST SIDE
OF BYERS ROAD, EAST OF VALLEY BOULEVARD, NORTH OF ROUSE
ROAD AND SOUTH OF TROY LANE (APNS: 330-230-023 & 330-230-
024).
WHEREAS, on January 20, 2022, the applicant, Paul Onufer of JPMB Investments,
filed a formal application with the City of Menifee for the approval of Tract Map No. 38128
(PLN 22-002) a subdivision for a residential community consisting of 96 detached single-
family lots with a minimum lot size of 7,200 square feet on a 28.38-acre site with a density
of 3.38 dwelling units per acre. The tract will consist of a 1.25-acre park to include two
separate age group tot lots with adjacent seating and shade, picnic tables, drinking
fountain, paved multipurpose trial with benches, a separate 0.38-acre passive park, and a
0.81-acre detention basin; and
WHEREAS, pursuant to the requirements of the California Environmental Quality
Act (CEQA), an Initial Study ("IS") and Mitigated Negative Declaration ("MND") have been
prepared to analyze and mitigate the project's potentially significant environmental impacts.
WHEREAS, Conditions of Approval have been prepared and attached hereto as
Exhibit "A" of the resolution; and
WHEREAS, on June 28, 2023, 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 Tract Map No. 38128 and including the
consideration of the IS/MND, which hearing was publicly noticed by a publication in the
newspaper of general circulation, an agenda posting, on -site, and notice to property owners
within 700 feet of the Project boundaries, and to persons requesting public notice;
WHEREAS, all other legal prerequisites to the adoption of this resolution have
occurred.
NOW, THEREFORE, the Planning Commission of the City of Menifee resolves as
follows:
Section 1: The City of Menifee's Planning Commission hereby makes the following
findings for Tentative Tract Map No. 38128 (PLN22-002) in accordance with
Title 7, Article 2, Chapter 7.20.090 "Findings for Approval for Tentative
Maps" of the City of Menifee Subdivision Code:
Finding 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.
The project site has a General Plan Land Use Designation of 2.1-5 du/ac.
The intent of the designation established in the General Plan is residential
TTM No. 38128 (PLN22-002)
June 28, 2023
development within the 2.1 to 5 dwelling units per acre density range. The
project is proposed at a density of 3.38 dwelling units per acre which is
consistent with the General Plan land use designation and with the
surrounding community.
The Project is consistent with the following City of Menifee General Plan
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.
The proposed subdivision is adjacent to the Cimarron Ridge Specific
Plan (SP) directly to the north and west of the project site. The project
proposes a complimentary density and layout to the specific plan.
Construction of TTM 38128 will enhance the walkability of the
development and connect to surrounding communities, including the
Cimarron Ridge SP. The project also includes park space to create place
and identity for the community. The project site is located approximately
'/2 mile from Murrieta Road which is one of the primary transit routes in
the City.
• Policy LU-1.7 Ensure neighborhood amenities and public facilities
(natural open space areas, parks, libraries, schools, trails, etc.) are
distributed equitably throughout the City.
The subdivision proposes to provide a park and trails, ensuring that the
neighborhood has outdoor recreational amenities. It would also include
convenient pedestrian access points to connect to future trails within the
Cimarron Ridge Specific Plan.
• Policy C-1.1 Require roadways to: Comply with federal, state and local
design and safety standards.
The Tentative Tract Map proposes improvements for roadways,
including Byers Road, Valley Boulevard, and internal tract streets, which
are consistent with the City's General Plan and the City's Public Works
and Engineering Department Standard Details.
• Policy CD- 1.3 Strengthen the identity of individual
neighborhoods/communities with entry monuments, flags, street signs,
and/or special tree streets, landscaping, and lighting.
The project will include special street trees at the entries off Byers Road.
The conceptual landscape plan includes the entire tract to provide a
consistent and unique landscape plan for the entire community.
Monument signage is proposed at the neighborhood park.
Consistency with the Zoning Code. The Tentative Tract Map is consistent
with the zone designation map.
Page 2 of 5
TTM No. 38128 (PLN22-002)
June 28, 2023
The Project site is zoned Low Density Residential-2 (LDR-2). The Tentative
Tract Map proposes to subdivide the project area into 96 single family lots.
Additional lots are proposed for recreational uses, open space areas, and
internal roads. The minimum lot size required is 7,200 square feet.
Staff has reviewed and conditioned the subdivision for consistency with
subdivision ordinance requirements for lot sizes and dimensions, streets,
domestic water, fire protection, sewage disposal, and other applicable
requirements. The subdivision is consistent with the development code and
the Subdivision Ordinance requirements.
The project meets or exceeds all of the municipal code requirements such
as minimum lot size of 7,200 square feet, minimum lot width of 40 feet, and
minimum lot depth of 90 feet.
Finding 2 - The tentative map does not propose to divide land which is subject to a
contract entered into pursuant to the California 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 proposed project site is not under a contract entered into pursuant to
the California Land Conservation Act of 1965.
Finding 3 - The site is physically suitable for the type of development and the
proposed land use of the development.
The site is bounded by residential developments to the east, with residential
development planned to the west and north at a density compatible with
what the project is proposing. The site does not contain steep slopes or
other features that would be incompatible with the proposed development.
Additionally, the site has been laid out to be physically suitable to
accommodate the development with the proposed number of lots as well as
all other proposed improvements. Therefore, the site is considered
physically suitable for the type of development and the proposed land use of
the site.
The Project has been reviewed by the different Departments to ensure
compliance with applicable regulations, including, but not limited to City of
Menifee Building and Safety, Engineering and Public Works, and Riverside
County Fire. These Departments have also provided conditions of approval
as appropriate to ensure compliance with applicable regulations.
Finding 4 - The design of the subdivision and the proposed improvements, with
conditions of approval, are either:
1. Not likely to cause significant environmental damage or
substantially and avoidable injure fish or wildlife of their habitat; or
2. Subject to an environmental impact report under which a finding
has been made pursuant to Public Resources Code Section
21081(a)(3) that specific economic, social, or other considerations
Page 3 of 5
TTM No. 38128 (PLN22-002)
June 28, 2023
make infeasible mitigation measures or project alternatives
identified in the environmental impact report.
The Tentative Tract Map will not result in conditions detrimental to the public
health, safety, or general welfare as designed and conditioned. An initial
study and mitigated negative declaration was prepared for TTM 38128 and
no significant impacts were identified with incorporation of standard
conditions of approval and mitigation measures (as listed in the Mitigation
Monitoring and Reporting Program). The map has been reviewed and
conditioned by the City of Menifee Community Development, Engineering,
Building and Safety and Fire Departments to ensure that it will not create
conditions materially detrimental to the surrounding uses.
Consistency with Multiple Species 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 Stephen's
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 proposed project is located
within the boundaries of the Western Riverside County MSHCP; however,
the Project is not located within a Criteria Cell or Cell Group. The project will
be subject to the payment of fees consistent with Menifee Municipal Code
Chapter 17.03 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.
Finding 5 - The design of the subdivision and the type of improvements are not
likely to cause serious public health problems.
The public health, safety and general welfare are protected through project
design, conditions of approval, and mitigation measures. The project site is
surrounded by existing and future single-family residences to the east, west,
and north. Property to the south is owned by Southern California Edison.
The Project has been reviewed and conditioned by the City of Menifee
Planning, Engineering, Police, and Fire Departments to ensure that it will not
create conditions materially detrimental to the surrounding uses, nor will be
detrimental to the public health, safety and general welfare or incompatible
with other properties or land uses in the project vicinity.
Finding 6 - The design of the subdivision provides for future passive or natural
heating or cooling opportunities in the subdivision to the extent
feasible.
The project will be designed with passive or natural heating opportunities.
The project will be consistent with the development code and the
requirements of California Code of Regulations of Title 24, including
requirements for energy efficiency, thermal insulation, and solar panels.
Page 4 of 5
TTM No. 38128 (PLN22-002)
June 28, 2023
Finding 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 subdivision makes provisions for all existing and future easements for all
utilities and public use purposes. Therefore, no conflicts with easements will
occur with the design of the subdivision.
Finding 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).
The proposed subdivision will fulfill Quimby obligations though the
construction of the park and payment of fees as determined by the
Community Services Department. Fees are required for consistency with the
Quimby Act.
NOW, THEREFORE, The Planning Commission of the City of Menifee makes the
following findings:
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 Tract Map No. 38128 subject to the
Conditions of Approval set forth in Exhibit "A" to this Resolution.
3. Resolution Regarding Custodian of Record: The documents and materials
that constitute the record of proceedings on which this Resolution has been
based are located at the Community Development Department — Planning
Division, 29844 Haun Road, Menifee, CA 92586. This information is
provided in compliance with Public Resources Code section 21081.6.
PASSED, APPROVED AND ADOPTED this the 281h day of June, 2023.
Jeff ObOe, Chairman
Approved as to form.
Thai Phan, Assistant City Attorney
Page 5 of 5
EXHIBIT 661"
CONDITIONS OF APPROVAL
Planning Application No.: Tentative Tract Map No. 38128 (PLN22-002)
Project Description: Tentative Tract Map No. 38128 PLN22-002) proposes a
subdivision consisting of 96 detached single-family lots with
a minimum lot size of 7,200 square feet on a 28.38-acre site
with a density of approximately 3.38 dwelling units per acre.
Amenities within the development would include an
approximately 1.25-acre park in the western portion of the
site and approximately 0.53 acre of additional open space
through the site. An approximately 0.81-acre water quality
basin would be constructed in the northeastern portion of
the project site.
The project site is located in the northwestern portion of the
City at Assessor Parcel Numbers (APNs) 330-230-023 and
330-230-024) on a 28.38-acre site in the City of Menifee,
County of Riverside, State of California. Specifically, the
project site is located at the southwest corner of Byers Road
and Troy Lane, approximately 360 feet northwest of the
western terminus of Rouse Road.
Assessor's Parcel No.: 330-230-023 and 330-230-024
MSHCP Category: Residential (between 0 and 8 du/ac)
DIF Category: Single-family Residential
TUMF Category: Single -Family Residential (Contact Western Riverside
Council of Governments {WRCOG))
Quimby Category: Single-family Residential for Detached Dwelling Units
Approval Date: June 28, 2023
Expiration Date: June 28, 2026
Page 1 of 43
Within 48 Hours of the Approval of This Project
Filing Notice of Determination (NOD). The applicant/developer shall deliver to the
Planning Division a cashier's check or money order made payable to the City of Menifee
in the amount of Two Thousand Eight Hundred Fourteen Dollars and No Cents
($2,814.00) which includes the Two Thousand Seven Hundred Sixty -Four Dollars and No
Cents ($2,764.00) fee, required by Fish and Wildlife Code Section 711.4(d)(3) plus the
Fifty Dollars ($50.00) County administrative fee, to enable the City to file the Notice of
Determination for the Mitigated Negative Declaration required under Public Resources
Code Section 21152 and California Code of Regulations Section 15075. Per Fish and
Wildlife Code Section 711.4(c)(3), a project shall not be operative, vested or final and local
government permits for the project shall not be valid until the filling fees required are paid.
2. Indemnification. Applicant/developer shall indemnify, defend, and hold harmless the City
of Menifee and its elected city council, appointed boards, commissions, committees,
officials, employees, volunteers, contractors, consultants, and agents from and against
any and all claims, liabilities, losses, fines, penalties, and expenses, including without
limitation litigation expenses and attorney's fees, arising out of either the City's approval
of the Project or actions related to the Property or the acts, omissions, or operations of the
applicant/developer and its directors, officers, members, partners, employees, agents,
contractors, and subcontractors of each person or entity comprising the
applicant/developer with respect to the ownership, planning, design, construction, and
maintenance of the Project and the Property for which the Project is being approved. In
addition to the above, within 15 days of this approval, the developer/applicant shall enter
into an indemnification agreement with the City. The indemnification agreement shall be
substantially the same as the form agreement currently on file with the City.
Page 2 of 43
Section I: Conditions Applicable to All Departments
Section II: Planning Conditions of Approval
Section III: Engineering/Public Works Department
Conditions of Approval
Section IV: Building & Safety Conditions of Approval
Section V: Fire Department Conditions of Approval
Page 3 of 43
Section
Conditions Applicable to all
Departments
Page 4 of 43
General Conditions
3. Definitions. The words identified in the following list that appear in all capitals in the
attached conditions of Tentative Tract Map (TTM) No. 38128 (PLN22-002) shall be
henceforth defined as follows:
Permittee, Applicant, Project Permittee(s), Project Developer(s) shall all mean the
Permittee of this project.
EXHIBIT A = TTM No. 38128 dated December 10, 2022
EXHIBIT G = Conceptual Grading Plan for TTM No. 38128 dated December 10, 2022
EXHIBIT L = Conceptual Landscape Plan for TTM No. 38128 dated August 13, 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. Modifications or Revisions. The permittee shall obtain City approval for any
modifications or revisions to the approval of this project.
7. Expiration Date. The conditionally approved TENTATIVE MAP shall expire three (3)
years after the City of Menifee original approval date, unless extended as provided by the
Menifee Municipal Code. Action on a Minor Change and/or Revised Map request shall not
extend the time limits of the originally approved TENTATIVE MAP.
Page 5 of 43
Section Il:
Planning Conditions of Approval
Page 6 of 43
8. Comply with Ordinances. The development of these premises shall comply with the
standards as adopted by the City of Menifee, City of Menifee Municipal Code, Subdivision
Map Act, and all other applicable ordinances and State and Federal codes and regulations
and shall conform substantially to the adopted plan as filed in the office of the City of
Menifee Community Development Department, unless otherwise amended.
9. 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 by the Community Development Director prior to issuance of
any Building Permits.
10. No Offsite Subdivision Signage. No offsite subdivision signs advertising this land
division/development are permitted, other than those allowed under the Menifee Municipal
Code Section. Violation of this condition of approval may result in no further permits of any
type being issued for this subdivision until the unpermitted signage is removed.
11. Reclaimed Water. The permittee 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 as required by Eastern Municipal Water District.
12. No Off -Highway Vehicle Use. No off -highway vehicles shall be allowed on any parcel or
open space area located within the boundaries of this land division map.
13. SCAQMD Rule 402. The project will
prohibits a person from discharging an
material which cause injury, nuisance,
persons or to the public.
ARCHEOLOGY
comply with existing SCAQMD Rule 402 which
y source quantities of air contaminants or other
or annoyance to any considerable number of
14. 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.
15. 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).
16. Inadvertent Archeological Find. If during ground disturbance activities, unique cultural
resources are discovered that were not assessed by the archaeological report(s) and/or
Page 7 of 43
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.
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."
17. 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:
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.
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
Page 8 of 43
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.
18. Inadvertent Paleontological Find. Should fossil remains be encountered during site
development:
i. 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.
ii. The applicant shall retain a qualified paleontologist approved by the County of
Riverside.
iii. The paleontologist shall determine the significance of the encountered fossil
remains.
iv. 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.
v. 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.
vi. 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
Page 9 of 43
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
19. Landscaping Submittals. Final landscape plan submittals are divided into two different
processes. All on -site landscaping plans shall be submitted to the Planning Department
for review and approval. The on -site landscaping shall include any basins, streetscape,
open space and planters on private property that is maintained by the property owner or
private entity (HOA or Common Maintenance Entity/Association). All off -site landscaping
plans shall be submitted to the Engineering and Public Works Department for review and
approval. Off -site plans shall include landscaping in areas maintained by the Community
Facilities District (CFD) and are located within the City of Menifee Right -of -Way which can
include streetscape, basins or slopes.
20. 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).
21. 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.
22. 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.
23. Maintenance of Landscaping. All landscaping, and similar improvements not properly
maintained by a property owners association, individual property owners, or the common
area maintenance director shall be annexed into a Lighting and Landscape District, or
other mechanism as determined by the City of Menifee.
24. Front and Side Yard Landscaping Maintenance Responsibility. The owners of each
individual lot shall be responsible for maintaining all landscaping between the curb of the
street and the proposed sidewalk and side yard landscaping between the curb of the street
and proposed fencing, unless the landscaping is included within a separate common lot
maintained by an HOA or other entity acceptable to the City of Menifee.
25. Landscape Maintenance. The land divider, or any successor -in -interest to the land
divider, shall be responsible for maintenance and upkeep of all slopes, landscaped areas
and irrigation systems within the land division until such time as those operations are the
responsibility of a property owner's association, or any other successor -in -interest.
26. Crime Prevention through Environmental Design Guidelines. All plants, landscaping
and foliage shall fall within current CPTED (Crime Prevention through Environmental
Page 10 of 43
Design) guidelines.
FEES
27. 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. 22-1229 (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 FINAL MAP
28. Mitigation Monitoring. The permittee shall prepare and submit a written report to the
Community Development Director demonstrating compliance with those conditions of
approval and mitigation measures of this tract map which must be satisfied prior to final
map for review and approval. The Community Development Director may require
inspection or other monitoring to ensure such compliance.
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 FINAL MAP thereof prepared
in accordance with the current Engineering Department - Survey Division requirements,
the conditionally approved TENTATIVE MAP, and in accordance with Menifee Municipal
Code.
30. Licensed Surveyor. The FINAL MAP shall be prepared by a licensed land surveyor or
registered civil engineer.
31. Surveyor Checklist. The City Engineering Department - Survey Division shall review any
FINAL MAP and ensure compliance with the following:
a. All lots on the FINAL MAP shall be in substantial conformance with the approved
TENTATIVE MAP relative to size and configuration and shall be in conformance with
the development standards of the Menifee Municipal Code and General Plan.
b. The common open space areas shall be shown as a lettered lot on the FINAL MAP.
c. All existing and proposed easements shall be identified on the FINAL MAP.
32. ECS. The land divider shall prepare an Environmental Constraints Sheet (ECS) in
accordance with the Menifee Municipal Code, which shall be submitted as part of the plan
check review of the FINAL MAP.
A note shall be placed on the FINAL 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 _, Page .
33. ECS Note on MMRP. The following Environmental Constraints Note shall be placed on
the ECS:
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"This property is subject to the Mitigation Monitoring and Reporting Plan adopted as part
of the Mitigated Negative Declaration for the Project on file with the Community
Development Department."
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 Menifee Municipal Code
Chapter 6 (Ordinance No. 2009-024), 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 Menifee Municipal Code Chapter 6."
35. Fee Balance. Prior to recordation, the Community Development 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 land divider and/or the land divider's successor -
in -interest.
36. Maintenance Exhibit. Prior to map recordation, the developer shall prepare an exhibit
that shows all open space lots within the tract and the maintenance entity for each lot.
The exhibit shall be reviewed and approved by the Community Development Department
and Public Works and Engineering Department.
37. Prior to map recordation, the developer shall submit a fully executed agreement with the
property owner directly to the north of the project site (currently Pulte Homes). At a
minimum, the agreement shall include permission for grading on the adjacent site
(northern boundary of TTM 38128), access easements or utility infrastructure easements,
Valley Boulevard construction, and shared perimeter walls.
PRIOR TO GRADING PERMIT ISSUANCE (OR ANY GROUND DISTURBING ACTIVITIES)
38. 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.
39. Mitigation Monitoring. The permittee shall prepare and submit a written report to the
Community Development Director demonstrating compliance with those conditions of
approval and mitigation measures of this plot plan which must be satisfied prior to the
issuance of a grading permit for review and approval. The Community Development
Director may require inspection or other monitoring to ensure such compliance.
40. Stockpiling/Staging. During construction, best efforts shall be made to locate stockpiling
and/or vehicle staging areas as far as practicable from all existing "sensitive receptors".
41. 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
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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 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.
42. Pre -Grading Meeting. The qualified archaeologist shall attend the pre -grading meeting
with the contractors to explain and coordinate the requirements of the monitoring program,
including a cultural sensitivity training component.
43. 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
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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 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
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condition and the grading plan for appropriate case processing and tracking.
44. Native American Monitoring (Pechanga). Tribal monitor(s) shall be required on -site
during all ground -disturbing activities which are below the depths of the previous mass
grading. 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 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.
45. Native American Monitoring (Soboba). Tribal monitor(s) shall be required on -site
during all ground -disturbing activities which are below the depths of the previous mass
grading. 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.
46. Fugitive Dust Control. The permittee shall implement fugitive dust control measures in
accordance with Southern California Air Quality Management District (SCAQMD) Rule
403. The permittee shall include in construction contracts the control measures required
under Rule 403 at the time of development, including the following:
a. Use watering to control dust generation during demolition of structures or break-up of
pavement. The construction area and vicinity (500-foot radius) must be swept
(preferably with water weepers) and watered at least twice daily. Site wetting must
occur often enough to maintain a 10 percent surface soil moisture content throughout
all earth moving activities. All unpaved demolition and construction areas shall be
wetted at least twice daily during excavation and construction, and temporary dust
covers shall be used to reduce dust emissions and meet SCAQMD District Rule 403.
Wetting could reduce fugitive dust by as much as 50%.
b. Water active grading/excavation sites and unpaved surfaces at least three times daily;
c. All paved roads, parking and staging areas must be watered at least once every two
hours of active operations;
d. Site access points must be swept/washed within thirty minutes of visible dirt
deposition;
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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;
All inactive disturbed surface areas must be watered on a daily basis when there is
evidence of wind drive fuqitive dust;
Install wind breaks at the windward sides of construction areas;
k. Operations on any unpaved surfaces must be suspended when winds exceed 25 mph;
Suspend excavation and grading activity when winds (instantaneous gusts) exceed
15 miles per hour over a 30-minute pe3riod or more, so as to prevent excessive
amounts of dust;
m. All haul trucks must have a capacity of no less than twelve and three-quarter (12.75)
cubic yards;
n. All loads shall be secured by trimming, watering or other appropriate means to prevent
spillage and dust;
o. Traffic speeds on unpaved roads must be limited to 15 miles per hour;
p. Provide daily clean-up of mud and dirt carried onto paved streets from the site;
q. Install wheel washers for all exiting trucks, or wash off the tires or tracks of all trucks
and equipment leaving the site;
r. All materials transported off -site shall be either sufficiently watered or securely covered
to prevent excessive amount of dust;
s. Operations on any unpaved surfaces must be suspended during first and second stage
smog alerts; and,
t. An information sign shall be posted at the entrance to each construction site that
identifies the permitted construction hours and provides a telephone number to call
and receive information about the construction project or to report complaints
regarding excessive fugitive dust generation. Any reasonable complaints shall be
rectified within 24 hours of their receipt.
FEES
47. Stephen's Kangaroo Rat Fee. Prior to the issuance of a grading permit or ground
disturbance, the permittee shall comply with the provisions of Ordinance No. 663, which
generally requires the payment of the appropriate fee set forth in that ordinance. The
amount of the fee required to be paid may vary depending upon a variety of factors,
including the type of development application submitted and the applicability of any fee
reduction or exemption provisions contained in Ordinance No. 663. Said fee shall be
calculated on the approved development project which is anticipated to be 17.88 acres
(gross) in accordance with APPROVED EXHIBIT A. If the development is subsequently
revised, this acreage amount may be modified in order to reflect the revised development
project acreage amount. In the event Ordinance No. 663 is rescinded, this condition will no
longer be applicable. However, should Ordinance No. 663 be rescinded and superseded
by a subsequent mitigation fee ordinance, payment of the appropriate fee set forth in that
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ordinance shall be required.
48. Fees. Prior to the issuance of grading permits for the Project 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
49. 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.
50. Conform Final Site Plan. The building plans shall be consistent with the elevations of the
final site of development plans (required below under condition titled "Final Site of
Development Plan."). The building plans shall be reviewed for consistency with the final
site of development plans prior to Building Permit issuance.
51. Building Plans Required. The developer shall cause building plans to be submitted to
the Building and Safety Department for review and approval by the Department of Building
and Safety - Plan Check Division. Said plans shall be in conformance with the approved
DESIGN GUIDELINES.
1) Plans shall be designed to the provisions of the 2022(or current) edition of the
California Building, Mechanical, Electrical and Plumbing, Energy and Green Codes.
2) Five (5) sets of plan drawings shall be submitted along with three (3) copies of
structural and Title 24 Energy documentation.
3) Two (2) sets of precise grading plans shall be submitted at time of building plan
review submittal. Showing all disabled access paths of travel, cross and directional
slope percentages, site accessibility features and details.
4) All exterior lighting shall comply with Menifee Municipal Code Chapter 6.01, "Dark
Sky Ordinance".
52. Roof Mounted Equipment. Roof -mounted mechanical equipment shall not be permitted
within the subdivision, however, solar equipment or any other energy -saving devices shall
be permitted with Community Development Department approval.
53. Parking. Parking spaces are required in accordance with the Menifee Municipal Code. All
parking areas and driveways shall be surfaced to current standards as approved by the
City of Menifee Engineering Department.
54. Lighting. Prior to the issuance of building permits, all 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.
MINOR PLANS REQUIRED
55. Final Site of Development Plan. A plot plan application shall be submitted to the
Community Development Department pursuant to the Menifee Municipal Code, along with
the current fee.
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Subdivision development shall conform to the approved tract map and shall conform to the
Citywide Design Guidelines.
The plot plan shall be approved by the Community Development Director prior to approval
of the building plans and prior to issuance of Building Permits for lots included within that
plot plan.
56. Landscaping Plans. The land divider/permit holder shall file three (3) sets of a
Landscaping and Irrigation Plan to the Community Development Department for review
and approval. Said plan shall be submitted to the Department in the form of a plot plan
application pursuant to the Menifee Municipal Code, along with the current fee. Tile plan
shall be in compliance with the Conceptual Landscaping Plan, the Menifee Municipal Code
and the TENTATIVE MAP conditions of approval.
The plan shall address all areas and conditions of the project requiring landscaping and
irrigation to be installed including, but not limited to, front yard landscaping, slope planting,
common area and/or basin landscaping within Open Space Lots and any CFD-maintained
landscaping. Emphasis shall be placed on using plant species that are drought tolerant and
low water using.
Note on Conceptual Plans. The conceptual landscaping plans show general locations
for shrubs, groundcover and trees, but does not specify the size and each specific type of
plant for all locations. Therefore, the Planning Division may require the addition of plants,
change the space of plants, change the type of plants, or change the size of plants on the
working drawing.
The landscaping and irrigation plans for open space lots shall be consistent with Approved
Exhibit L.
NOTES: The landscape plan may include the requirements of any other minor plot plan
required by the subdivision conditions of approval. However, minor plot plan conditions of
approval shall be cleared individually.
Landscaping plans for areas that are totally within the road right-of-way shall be submitted
to the Engineering and Public Works Department ONLY.
Landscaping plans for areas proposed to be maintained by the City Community Facilities
District shall be submitted to the Engineering and Public Works Department.
57. WQMP Treatment Devices. All WQMP treatment devices including design details shall
be shown on the construction landscape plans. If revisions are made to the WQMP design
that result in any changes to the conceptual landscape plans after entitlement, the revisions
will be shown on the construction landscape plans, subject to the approval of the
Community Development Director.
58. Entry Monument Plans. Building plans for an entry monument shall be consistent with
approved Exhibit L.
If any changes are proposed, the land divider/permit holder shall file an Entry Monument
plot plan to the Community Development Department for review and approval. Said plan
shall be submitted to the Department in the form of a plot plan application pursuant to the
Menifee Municipal Code, along with the current fee. The plan shall be in compliance with
the TENTATIVE MAP conditions of approval.
The plot plan shall contain the following elements:
1. Main entry monuments shall be placed at the following locations:
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a. Both project entrances on Byers Road
2. A color photo simulation of a frontal view of all/the entry monument(s) with
landscaping.
3. A plot plan of the entry monuments with landscaping drawn to an engineer's scale. If
lighting is planned, the location of lights, their intended direction, and proposed power
shall be indicated.
NOTE: The requirements of this plot plan may be incorporated with any minor plot plan
required by the conditions of approval for this subdivision. However, this ENTRY
MONUMENT condition of approval shall be cleared individually.
The monument plan shall be approved prior to issuance of Building Permits. If monuments
do not accommodate design requirements of the City Design Guidelines or meet line of
sight requirements, Lot Line Adjustment or a Minor Change to the TENTATIVE MAP may
be necessary.
59. Model Home Complex. A plot plan application shall be submitted to the Community
Development Department pursuant to the Menifee Municipal Code, with the current fee.
The Model Home Complex plot plan shall contain the following elements:
1) An engineer's scaled plan showing the model home lots, lot numbers, tract number,
and north arrow.
2) Show front, side and rear yard setbacks.
3) Provide two dimensioned off-street parking spaces per model and one parking space
for office use. The plan must have one accessible parking space.
4) Show detailed fencing plan including height and location.
5) Show typical model tour sign locations and elevation.
6) Three (3) sets of photographic or color laser prints (8" X 10") of the sample board and
colored elevations shall be submitted for permanent filing and agency distribution after
the Community Development Department has reviewed and approved the sample
board and colored elevations. All writing must be legible. Three (3) matrix sheets
showing structure colors and texture schemes shall be submitted.
7) Provide a Model Home Complex landscape and irrigation plan.
NOTES: The Model Home Complex plot plan shall not be approved without Final Site
Development Plan approval, or concurrent approval of both. See the Community
Development Department Model Home Complex application for detailed requirements.
The requirements of this plot plan may be incorporated with any minor plot plan required
by the subdivision's conditions of approval. However, this MODEL HOME COMPLEX
condition of approval shall be cleared individually.
The applicant will be required to enter into a model home complex agreement with the City
of Menifee. The agreement stipulates terms for removal of the complex.
The model home complex plan shall be approved prior to issuance of a Building Permit.
60. Wall and Fence Plan. The land divider/permit holder shall submit a Wall/Fencing Plan to
the Community Development Department for review and approval. Said plan shall be
submitted to the Department in the form of a plot plan application pursuant to the Menifee
Municipal Code along with the current fee. The plan shall be in compliance with approved
Exhibit L, and the TENTATIVE MAP conditions of approval.
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A. A typical frontal view of all fences shall be shown on the fencing plan.
B. All utility service areas and enclosures shall be screened from view with landscaping
or decorative barriers or baffle treatments, as approved by the Community
Development Department.
C. Front yard return walls shall be constructed of masonry slump stone or material of
similar appearance, maintenance, and structural durability) and shall be a minimum of
five feet in height.
D. Side yard gates are required on one side of the home and shall be constructed of vinyl.
Chain -link fencing is not permitted. All construction must be of good quality and
sufficient durability with an approved stain and/or sealant to minimize water staining.
(Applicants shall provide specifications that shall be approved by the Community
Development Department).
E. All lots having rear and/or side yards facing local streets or otherwise open to public
view shall have fences or walls constructed of decorative block.
F. Corner lots shall be constructed with wrap -around decorative block wall returns.
G. Wrought iron or tubular steel fence sections may be included within tracts where view
opportunities and/or terrain warrant its use. Where privacy of views is not an issue,
tubular steel or wrought iron sections should be constructed in perimeter walls to take
advantage of casual view opportunities.
H. The plan shall show the location of all retaining walls. Retaining walls shall be
constructed with decorative block and a masonry cap as shown in the conceptual wall
plans.
I. Perimeter walls at the north and west property lines are shared with Cimarron Ridge
Specific Plan. Therefore, coordination between property owners shall occur so the final
wall and fence plan for TTM 38128 matches the approved perimeter walls in the
Cimarron Ridge Specific.
LANDSCAPING
61. 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. Security deposits are only
required for common area landscaped areas.
62. 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).
63. Landscape Inspection Deposit. 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 inspections, installation inspections, Six Month Post
Establishment and One Year Post Establishment Landscape Inspections. The amount 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
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Irrigation. An initial deposit amount of $6,000 shall be required prior to the approval of any
on -site landscape plan.
FEES
64. 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.
65. 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 17.03 (hereinafter
Chapter 17.03), which requires the payment of the appropriate fee set forth in the
Ordinance.
The amount of the fee will be based on the "Project Area" as defined in the Ordinance and
the aforementioned Condition of Approval.
In the event Chapter 17.03 is rescinded, this condition will no longer be applicable.
However, should Chapter 17.03 be rescinded and superseded by a subsequent mitigation
fee ordinance, payment of the appropriate fee set forth in that ordinance shall be required.
66. Romoland School District. Impacts to the Romoland School District shall be mitigated in
accordance with California State law.
67. Perris Union High School District. Impacts to the Perris Union High School District shall
be mitigated in accordance with California State law.
PRIOR TO FINAL INSPECTION
68. 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.
69. Paleontological Monitoring Report. Prior to final inspection, the applicant shall submit
to the Community Development Department, an electronic copy 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 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
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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. Anti -Graffiti Coating. An anti -graffiti coating shall be provided on all block walls, and
written verification from the developer shall be provided to the Community Development
Department.
72. Entry Monuments. Prior to the first occupancy within the tract, entry monuments shall be
installed in accordance with the approved entry monument plans. The conditions of
approval for the entry monument plot plan may provide for more specific timing based on
construction phasing and/or map phasing.
73. Utilities Underground. All utilities, except electrical lines rated 33 kV or greater, shall be
installed underground. If the applicant provides to the Department of Building and Safety
and the Community Development Department a definitive statement from the utility
provider refusing to allow underground installation of the utilities they provide, this condition
shall be null and void with respect to that utility.
74. Lighting. Exterior lighting shall be consistent with the approved lighting plans.
75. Elevations. Elevations of all buildings and structures shall be in substantial conformance
with the elevations approved as part of the final site of development plan.
76. Driveways. The land divider/permit holder shall cause all driveways to be constructed of
cement concrete.
77. Roll Up Garage Doors. All residences shall have automatic roll -up garage doors.
78. 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.
79. Final Planning Inspection. The applicant 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 and all of the
improvements are installed per approved exhibits.
LANDSCAPING
80. Soil Management Plan. The applicant 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?"
81. Landscape/Irrigation Install Inspection. The applicant's 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
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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. Six
month and 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, shall have been
installed in accordance with approved Landscaping, Irrigation, and Shading Plans, Menifee
Municipal Code Chapter 15.04 and 9.195 (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. Resolution No. 22-1229 (DIF). Prior to issuance of certificate of occupancy or prior to
Building Permit final inspection, the applicant shall comply with the provisions of Resolution
No. 22-1229, which requires the payment of the appropriate fee set forth in the Resolution.
Resolution No. 22-1229 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 Resolution, and it establishes the authorized uses of the fees collected.
In the event Resolution No. 22-1229 is rescinded, this condition will no longer be applicable.
However, should Resolution No. 22-1229 be rescinded and superseded by a subsequent
City mitigation fee ordinance or resolution, payment of the appropriate fee set forth in that
ordinance or resolution shall be required.
85. Quimby Fees. Quimby fees shall be paid directly to the City prior to the issuance of the
first certificate of occupancy of any dwelling unit in the subdivision. The amount of Quimby
fees paid shall be consistent with the amount determined by the City Manager, or their
designee, prior to issuance of a building permit.
86. 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.
PRIOR TO ISSUANCE OF GIVEN BUILDING PERMIT OR OCCUPANCY
CENTRAL AMENITIES and OPEN SPACE CONDITIONS
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The Community Development Director shall have the ability to defer the installation of the
landscaping and central amenities as noted below but may require performance securities and
additional deposits to cover administrative costs. Under no circumstance shall landscaping be
deferred if 80% of the units have been issued permits.
The installation of landscaping within an open space area that will be maintained by the
Community Facilities District (CFD) can be modified or deferred by the Engineering and Public
Works Department. As some open space areas noted below may contain water quality basins,
the installation of landscaping and completion of those lots may be required at an earlier time than
what is noted in the conditions by the Engineering and Public Works Department in order to
mitigate water quality impacts of the development.
87. Landscape Plans. Prior to issuance of the 1st building permit of the project, the
applicant or applicant -in -successor shall submit and obtain approval of detailed (working
drawing) landscape plans from the Community Development Department showing the park
plans to be maintained by a Homeowner's Association or other private entity.
Landscaping and Recreation Amenities Installation. Landscaping, irrigation and
amenities shall be installed in accordance with the conditions noted below. Landscaping
directly adjacent to residential lots shall be installed and inspected prior to issuance of
occupancy for adjacent residential units.
For the larger landscaped areas, the timing is as follows:
Lot No. 98 & 99 (Park sites). Prior to issuance of a certificate of occupancy for the 481h
production unit within the overall project site, all landscaping and irrigation within Lot No.
98 and Lot No. 99 (parks) shall be installed, inspections completed and passed and
performance securities posted.
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Section III: Engineering/Public
Works Department Conditions of
Approval
Page 25 of 43
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.
Tentative Tract Map 38128 is a 96-lot residential lot subdivision. The map is not phased; therefore,
all public improvements will be required in one construction phase prior to any issuance of
occupancies. If the developer chooses to phase the subdivision map, the phasing of the public
improvements will be considered, and the applicable conditions will be updated.
It is understood that the tentative tract map must correctly show acceptable street centerline
elevations, all existing easements, traveled ways, cross sections, and drainage courses with
appropriate drainage flows. Any omission or unacceptability may require the map to be
resubmitted for further consideration. If there is a conflict between what is shown on the tentative
tract map and these conditions, these conditions will supersede what is shown on the tentative
tract map and any attachments to the tentative tract map, including the site plan and other plans
or exhibits. All questions regarding the true meaning of these conditions shall be referred to the
Public Works / Engineering Department. Engineering Design exceptions to City design standards
and policies must be specifically requested in writing and approved by City Engineer/PW Director.
Any design exceptions shown on the tentative map and associated engineering documents that
are not specifically requested shall be redesigned to meet city standards.
Drainage Study — The following report was reviewed and approved by the City
a. Preliminary Hydrology and Hydraulics Report for Tract Map 38128: Jen Socal 4,
LLC, prepared by Stevenson Porto & Pierce, Inc., dated April 28, 2022.
The project shall comply with all mitigation recommended by the approved drainage
study, and in accordance with City Standards. The design of drainage facilities will
need to be revised if it does not adhere to City Standards.
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. 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.
Final Project Specific Water Quality Management Plan (Final WQMP): The City
reviewed and approved the report entitled "Preliminary Project Specific Water Quality
Management Plan, WQ-0280", prepared by Stevenson Porto & Pierce, Inc., dated
April 28, 2022.
Prior to issuance of a grading permit, a FINAL project specific WQMP in substantial
conformance with the approved PRELIMINARY WQMP and the most recent Municipal
Stormwater permit issued by the Regional Water Quality Control Board. The FINAL
WQMP shall be complete with proper signature by the engineer and owner and shall
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be reviewed and approved by the Public Works Engineering Department. The FINAL
WQMP shall contain hardcopies of ALL appendices such as construction plans, site
plans, etc. 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
a minimum, the following reports/studies:
a) Hydrology/Hydraulics report
b) Soils Report that includes soil infiltration capacity
c) Limited Phase II Environmental Site Assessment Report, as may be required by
an approved Phase I ESA 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 USB Thumbdrive in pdf format shall be submitted to the
Public Works Engineering Department.
3. Increased Runoff Criteria. The project development would increase peak flow rates on
downstream properties. Mitigation shall be required to offset such impacts. An
increased runoff basin should be shown on the exhibit and calculations supporting the
size of the basin shall be submitted to the District and the City for review. The entire
area of proposed development will be routed through a detention facility(s) to mitigate
increased runoff. All basins must have positive drainage; dead storage basins shall
not be acceptable.
For design purposes, the proposed detention basin shall be sized using the 6-
hour/100-year frequency storm event. Detention basin(s) and outlet(s) sizing will
ensure that this storm event does not produce higher peak discharge in the "after"
condition than in the "before" condition. For the 100-year event, an AMC II shall be
used together with a constant loss rate.
Low Loss rates will be determined using the following:
i. Undeveloped Condition --> LOW LOSS = 90%
ii. Developed Condition --> LOW LOSS = .9 - (.8x%IMPERVIOUS)
iii. Basin Site --> LOW LOSS = 10%
Where possible and feasible the onsite flows should be mitigated before combining
with offsite flows to minimize the size of the detention facility required. If it is
necessary to combine offsite and onsite flows into a detention facility two separate
conditions should be evaluated for each duration/return period/before-after
development combination studied; the first for the total tributary area (offsite plus
onsite), and the second for the area to be developed alone (onsite). It must be
clearly demonstrated that there is no increase in peak flow rates under either
condition (total tributary area or onsite alone), for each of the return period/duration
combinations required to be evaluated. A single plot showing the pre -developed,
post -developed and routed hydrographs for each storm considered, shall be
included with the submittal of the hydrology study.
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No outlet pipe(s) will be less than 18" in diameter. Where necessary an orifice
plate may be used to restrict outflow rates. Appropriate trash racks shall be
provided for all outlets less than 48" in diameter.
The basin(s) and outlet structure(s) must be capable of passing the 100-year storm
without damage to the facility. Mitigation basins should be designed for joint use and
be incorporated into open space or park areas. Side slopes should be no steeper
than 4: 1 and depths should be minimized where public access is uncontrolled.
Mitigation basins should be designed for joint use and m a y be incorporated into
open space or park areas. Side slopes should be not steeper than 4:1 and depths
should be minimized where public access is uncontrolled.
A viable maintenance mechanism, acceptable to the City should be provided for any
flood control facilities to be owned and maintained by the City. Any facilities proposed
to be owned by the District, should be provided with a viable maintenance mechanism
acceptable to the City and the District. For the City this would be the citywide CFD.
Facilities to remain private shall be maintained by commercial property owners
association or homeowners associations.
4. 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.
5. 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.
6. 100 Year Storm- The 100-year storm flow shall be contained within the street top of
curb.
7. 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.
8. 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.
9. 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.
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10. 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 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.
11. Comingling of Flows. Site restrictions may require the comingling of onsite and offsite
flows. A treatment device approved by the City of Menifee Public Works Director shall
be utilized to pretreat the flows before entering Home Owners Association ("HOK)
facilities. The WQMP will need to show these catch basin inserts. This comingling of
flows and the easement shall also be clarified in the Covenants Conditions and
Restrictions ("CC&Rs") for the project. If site restrains and existing conditions require
said comingling, it will be the obligation of the HOA to accept this water and maintain
the system, as well as performing maintenance on the associated filter inserts. The
developer shall provide a storm drain and flowage easement, or other applicable
document approved by the city of Menifee, providing the right of the city to drain onto
the private property.
12.Interceptor Drain Criteria/Guidelines: The criteria for maintenance access of
terrace/interceptor is as follows: flows between 1-5 cfs shall have a 5-foot wide access
road, flows between 6-10 cfs shall be a minimum 6-foot rectangular channel.
Terrace/interceptor drains are unacceptable for flows greater than 10 cfs. Flows
greater than 10 cfs shall be brought to the street. These guidelines may be modified
by the City Engineer/PW Director.
13. BMP — Energy Dissipators: Energy Dissipators, such as rip -rap, shall be installed at
the outlet of a storm drain system that discharges runoff flows into a natural channel
or an unmaintained facility. The dissipators shall be designed to minimize the amount
of erosion downstream of the storm drain outlet.
14. Trash Racks — Trash Racks shall be installed at all inlet structures that collect runoff
from open areas with potential for floatable debris. Trash Racks shall be in compliance
with the State -Wide Trash Amendment.
15. Perpetuate Drainage Patterns. The property's street and lot grading shall be
designed in a manner that perpetuates the existing natural drainage patterns with
respect to tributary drainage areas, outlet points and outlet conditions. Otherwise, a
drainage easement shall be obtained from the affected property owners for the release
of concentrated or diverted storm flows. A copy of the recorded drainage easement
shall be submitted to the City for review and approval.
16. 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 storm flows. A copy of the
recorded drainage easement shall be submitted to the PW Engineering Department
for review.
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17. 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.
18. Geotechnical Report — The following documentation was reviewed and approved by
the City:
Geotechnical and Infiltration Evaluation For Proposed Residential Development
Tentative Tract Map No. 38128, APNs 330-230-023 and -024 City of Menifee,
Riverside County, California, prepared by Geo Tek, Inc., dated June 11, 2021.
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.
Geotechnical Report - A geotechnical/soils report was submitted to the City and
reviewed by staff. The geotechnical/soil report was reviewed in conformance with the
latest edition of the Riverside County Technical Guidelines for Review of Geotechnical
and Geologic Reports. Prior to issuance of any grading permit, two copies of the City
approved geotechnical/soils report shall be submitted to the Public Works Engineering
Department. The developer/property owner shall comply with the recommendations of
the report, and City standards and specifications. All grading shall be done in
conformance with the recommendations of the report, and under the general direction
of a licensed geotechnical engineer. An updated report may be required if deemed
necessary by the Public Works Director prior to the issuance of any grading permit.
19. 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.
20. Grading. All grading shall conform to the latest edition of the California Building Code,
applicable City ordinances, and all other relevant laws, rules, and regulations
governing grading in Riverside County. Minimum drainage grade shall be 1 % except
on Portland cement concrete where 0.5% shall be the minimum. Prior to commencing
any grading involving 50 or more cubic yards of dirt, the applicant shall obtain a grading
permit from the Public Works / Engineering Department. City ordinances on grading
requires a grading permit prior to clearing, grubbing or any top soil disturbances related
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to construction grading. Observe slope setbacks from buildings and property lines per
the California Building Code and applicable City ordinance regarding grading. 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 to vertical) or over 10 feet in
vertical height.
21. 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. Notarized and recorded agreement or documents authorizing the offsite
grading shall be submitted to the Public Works / Engineering Department.
22. Offsite Property and Right of Way — The developer / property owner shall be soley
responsible for acquiring any offsite real property interests that may be required in
connection with the development project. Prior to recordation of a final map, or the
issuance of a grading permit, whichever occurs first, the developer shall obtain all
required ROW, easements and / or permissions to perform offsite grading and/or
improvements from all affected adjoining landowners. Notarized and recorded
agreements or documents to the satisfaction of the Public Works Director / City
Engineer, authorizing the offsite grading, shall be submitted to the Public Works /
Engineering Department.
23. 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.
24.Off-Site Dedications - Prior to the approval of any improvement plans and the
commencement of any construction associated with the development, the Developer
shall be responsible for obtaining all necessary dedications of rights -of -way for offsite
infrastructure improvements, right -of -entry for offsite grading, and easements for
ingress, egress, drainage, utilities and other legal requirements for impacts associated
with the development of this project, as determined and directed by the City Engineer.
If the Developer cannot acquire a property interest in property required for off -site
improvements, Government Code § 66462.5 shall apply and the City retains the right
to:
a. The Developer shall enter into an agreement to complete the improvements
pursuant to Government Code § 66462 at such time as the City acquires an
interest in the land that will permit the improvement to be made.
b. The Developer shall pay all costs associated with acquiring the offsite real
property interests required in connection with the development.
25. Valley Boulevard. The developer / property owner shall dedicate the necessary Valley
Boulevard (Arterial Divided Roadway per City Circulation Element) right of way fronting
the development on the final map or through another acceptable recordable instrument
prior to issuance of any building permit. The right of way dedication for Valley
Boulevard shall be made along the widest portion of the project frontage extending
perpendicularly with the center line to the ultimate width of the road classification. The
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developer/ property owner shall be responsible for obtaining necessary right-of-way
dedication for portions of Valley Boulevard within the project frontage that are outside
the property limit.
26. Byers Road. The developer / property owner shall dedicate the necessary Byers Road
(Collector Undivided Roadway per City Circulation Element) right of way fronting the
development to the intersection with Rouse Road. The Right of Way dedication can
be made on the final map or through another acceptable recordable instrument prior
to issuance of any building permit.
27. Traffic Study Report — The following report was reviewed and approved by the City:
Traffic Study, Tract 38128 at Byers Road, prepared by Michael Baker, dated
November 22, 2022.
The Public Works Department — Traffic Engineering Division has reviewed the Traffic
Study and has generally concurred with its findings. The developer/property owner
shall be responsible for all improvements and mitigations, required or identified in the
approved traffic study and according to these Conditions of Approval, such as but not
limited to right-of-way frontage improvements, traffic signal construction or
modification, and fair share fees. All required improvements and mitigation measures
identified in the study shall be included in all improvement plans for review and
approval by the Public Works Department. Improvements identified in the Traffic Study
are the absolute minimums recommend by the consultant traffic engineer. The City
Engineer/PW Director may require traffic or street improvements beyond those
identified in said study to address public safety and welfare, or to construct
improvements eligible for DIF credits or reimbursement that front the project, as
determined by the Public Works Director / City Engineer.
28. Improvement of Valley Boulevard — The developer / property owner shall construct or
provide for the construction of Valley Boulevard fronting the development to meet City
standards for an Arterial Divided Roadway. The developer / property shall coordinate
Valley Boulevard design with adjacent tract developments, particularly the Cimarron
Ridge subdivision Tract 36658. The design of Valley Boulevard 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 Public Works Director or Deputy Public Works Director/City Engineer
shall have the final approval for all road designs.
The City Engineer may consider an in -lieu contribution from the developer / property
owner for the improvement of Valley Boulevard. The developer / property owner shall
request this consideration in writing and provide a cost estimate stamped and signed
by a Professional Engineer for City Engineer approval.
29. 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.
a. Street Improvement design for intersection of Street "C" and Street "F" shall
be approved by the City Engineer for the restrictive minimum sight distance
of 200-feet. Developer shall provide sight distance to the maximum extent
possible.
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30. Soils and Pavement Design - 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. Actual Geotechnical Borings and R-Values are
required for pavement design calculations and structural sections that are to be shown
on the construction plans. Subsequent Final Borings and R Values shall be obtained
for final pavement section approval after grading is complete and wet utilities installed
and backfilled.
31. 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.
32. Paving or Paving Repairs — The applicant shall be responsible for obtaining the paving
inspections required by Ordinance 461 and City of Menifee standards and ordinances.
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.
33. Signing and Striping — A signing and striping plan for Valley Boulevard, Byers Road,
and the intersection of Beyers Road with Rouse Road is required for this project along
the project frontage and off -site transitions to existing striping. The applicant shall be
responsible for any additional paving and/or striping removal caused by the striping
plan. The Signing and Striping Plan shall be approved by the City Engineer in
accordance with City ordinances, standards, and specifications, and with the latest
edition of the CAMUTCD.
34. Construction of Street and Wet Utility Improvements —The developer / property owner
shall design and construct the following improvements:
a. In -Tract Improvements - Construct all street, storm, sewer, water, park, and wall
improvements to public agency engineering standards. Although the streets will
be private, all infrastructure improvements shall adhere to public agency
standards, unless otherwise approved by City Engineer/PW Director.
b. Valley Boulevard Frontage Improvements — The developer / property owner shall
construct Valley Boulevard to its ultimate width per City Standards along its entire
project frontage as determined by the City Engineer. Valley Boulevard is
classified as an Arterial Divided Roadway per the City's Circulation Element.
The required improvements shall include the construction of appropriate
pavement transitions from the new improvements to existing improvements
beyond the project frontage. The design of the transitions shall be in accordance
with the CA Highway Design Manual, finalized during review of final construction
drawings, and approved by the Public Works Director / City Engineer.
C. Valley Boulevard Raised Median — The developer / property owner shall
construct or pay contribution to construct a raised median on Valley Boulevard
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along the project frontage as approved by the Public Works Director / City
Engineer.
d. Emergency Vehicle Access — Curb within 5 feet of the emergency vehicle access
driveway shall be painted red. If there is less then 25 feet between the access
and the next driveway to the adjacent lot, the entire curb between the access
driveway and the next driveway shall be painted red.
e. Byers Road — The applicant shall be responsible for the construction of Byers
Road as a two-lane Collector along the project site frontage and connection to
Rouse Road (from Troy Lane to Rouse Road. Byers Road improvements shall
include 12-foot travel lanes with 4-foot shoulder in each direction and appropriate
transitions at the limits of offsite road improvement.
Byers Road and Rouse Road Intersection — The applicant shall be responsible
for the construction of intersection improvements at Byers Road and Rouse
Road to connect the north leg and the east leg of the intersection. The design
shall include road pavement to accommodate turning movements as approved
by the City Engineer. The design of the improvement shall also consider future
connection to the west, and be wide enough to accommodate those ultimate
improvement.
35. TUMF Improvement and Credit Agreement for Valley Boulevard Improvements —
Valley Boulevard is a qualified TUMF facility. The developer may qualify for credit for
constructing Valley Boulevard Improvements. 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 Mcnifeo, 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.
36. 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.
37. Fair Share Cost Participation for Off -site Improvements — The developer / property
owner shall pay fair share costs for off -site improvements as detailed in the approved
Traffic Study and identified below prior to issuance of a certificate of occupancy. The
fair share cost estimates shall be based on conceptual exhibits prepared by the
developer, reviewed and approved by the Public Works Director / City Engineer. These
fair shares are determined as follows:
a. Traffic Signal at Chambers Avenue and Murrieta Road— The developer / property
owner shall contribute a fair share construction cost of 7.07% toward the cost of
traffic signal installation.
38. Landscaping on Valley Boulevard - The parkway areas within the public right-of-way
or landscape easements fronting the entire property along Valley Boulevard shall be
landscaped and irrigated per City standards and guidelines. These areas shall be
maintained by the CFD or HOA.
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Section IV:
Building and Safety Conditions of
Approval
Page 35 of 43
1. 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.
2. Compliance with Code. All Design components shall comply with applicable provisions
of the 2022 edition of the California Building, Plumbing and Mechanical Codes; 2022
California Electrical Code; California Administrative Code, 2022 California Energy
Codes, 2022 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.
3. Photovoltaic System. A photovoltaic (PV) system shall be installed on the newly
constructed dwelling units per State of California Assembly Bill 178 (AB-178). The PV
plans may be deferred. The proposed location of the PV system shall be shown on the
first submittal of the dwelling construction plans for review. Any deferred PV system
plans shall be submitted and approved prior to the rough electrical inspection of the
ADU.
4. 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.
5. 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.
6. Obtain Approvals Prior to Construction. Applicant must obtain all building plans and
permit approvals prior to commencement of any construction work.
7. 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. All parks the are a part of the development shall be permitted separately.
8. Private Sanitary Sewer and Domestic Water Plan Approvals. (If Applicable) On -site
private sanitary sewer and domestic water plans will require separate approvals and
permits from Building and Safety. One (1) set of digital or six (6) sets of plans shall be
submitted.
9. Demolition. (If applicable) Demolition permits require separate approvals and permits.
AQMD notification and approval may be required.
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10. 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:OOpm. No
work is permitted on Sundays and nationally recognized holidays unless approval is
obtained from the City Building Official or City Engineer.
11. Provide a tract production application and sequence worksheet with the following
information:
a) Identify the applicant, developer/builder, tract, phase, and lot number(s) on the
City's application form.
b) On a sequence worksheet, identify the addresses, accessors parcel numbers,
lot numbers, plan types, elevations, habitable square foot area, garage square
foot area, patio/deck square footage and chosen options.
c) Clearly identify all options creating additional square feet, or changes to total
square foot area
d) Identification of residential lots based on percentages required by the Community
Development Department.
12. Submit one (1) set of digital plans including but not limited to: fully dimensioned
Structural, Architectural, Plumbing, Mechanical and Electrical Plans, floor, and site
plans and, geotechnical reports. All digital plans shall be a minimum equivalent of 24"
x 36" size media.
A. Site Plans
a) Vicinity Map.
b) Assessor's Parcel Number, Tract and Lot number; and Site Address.
c) Building data: Proposed building Sq. Ft., use/occupancy, Building Code data: The
California Model Codes currently in effect are the 2022 California Code of
Regulations, Title 24 — Building, Electrical, Mechanical, Plumbing, Green Building
Code, Fire, and California Energy Code.
B. Floor Plans
a) North Arrow.
b) Street frontage, lot lines and lot dimensions.
c) Building location and setbacks to property lines and/or easements.
C. Floor Plans
a) Each model or building type.
b) Universal Design components for single- family residential dwellings.
D. Elevations
a) All model or building types. Provide North, South, East, and West side views
of the building exterior, showing the structure's exterior features and elements
e.g., exterior wall finish, wall veneers, fireplace chimney, roof pitch, roof vents,
doors, windows, etc.
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E. Plumbing/Mechanical
a) Points of connection for water/sewer meter locations.
b) Material type and sizes for waste/vent, water, and gas supply systems.
c) HVAC equipment location; gas stub locations and BTU input for gas appliances.
d) County of Riverside Environmental Health Department Approved septic system
design.
F. Electrical Plan
a) Electrical main service size, location, and grounding method.
b) Electrical power and lighting plans, lighting fixture schedule.
c) Title 24 Energy Code electrical requirements including high efficacy fixture types,
motion sensors, dimmer switching or photo controls.
G. Structural Plan/Foundation/Framing/Roof Plan and Details
a) Structural design by a State of California registered engineer or licensed architect
if the proposed structure does not comply with conventional light wood framing.
b) Foundation elements to include, footing & slab reinforcement; footing and slab
details, including base.
c) preparation, sand layer(s), moisture barrier; anchor bolt size and
spacing, hold down devices, etc.
d) Structural frame plan(s) and key referenced details for walls, floor levels and roof.
e) One (set) set of stamped/signed (digital signature accepted) Structural
f) Calculations.
g) One (1) digital set of stamped/signed (digital signature accepted) Roof Truss
Calculations (if applicable). The architect or encginPPr of rPrcrd shall first
review and stamp the truss layout sheet, indicating the design to be in general
conformance with the building design, prior to submittal to the Building and Safety
Department for review and approval.
H. Supplemental Information
a) One (1) digital copy of current Geotechnical soils reports, dated within 1 year
of plan submittal or, an older report with an update letter addressing current soils
data from the same engineering firm.
b) Package D prescriptive method Energy Forms, or computerized ENV
(Envelope), MECH (Mechanical) and Mandatory Measures energy calculation
forms for new conditioned space; and all the required compliance forms are to be
copied to the full-size plan sheets.
c) Include full plan size copies of the city departments Conditions of Approval to the
plans.
d) One (1) digital copy of the approved signed precise grading plan.
e) Fees are based on the current City of Menifee Adopted Fee Schedule.
f) The contractor must sign the permit application and provide evidence of current
CA State contractor's license. All contractor's/sub-contractors must show proof of
State and City licenses and shall comply with Sec. 3800 of the Labor Code
regarding Workers Compensation.
g) Applicant shall obtain all required clearances and/or approvals from the appropriate
water district(s) and Riverside County Fire prior to issuance of any building permits.
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Prior to Issuance of Building Permits
13. Prior to the model home complex, sales office, and production permits, all maps shall
be recorded with the City of Menifee.
14. All associated Building Fees to be paid.
15. Each Department is required to sign the City of Menifee request for residential permit
issuance form available on the City of Menifee website. The Building and Safety
Department shall be the last to sign the form.
Prior to Final Inspection
16. 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.
17. Each Department is required to sign the City of Menifee request for residential
occupancy form available on the City of Menifee website. The Building and Safety
Department shall be the last to sign the form.
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Section V:
Fire Department Conditions of
Approval
Page 40 of 43
1. 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, placement of markers must be approved by the Riverside County Fire
Department.
2. HYDRANT/SPACING - Schedule A fire protection approved standard fire hydrants, (6"x
4"x 2'/2°) locate one at each street intersection and space no more than 330 feet apart in
any direction.
3. POTENTIAL FIRE FLOW -The water system shall be capable of providing a fire flow of
1,000 GPM for 2 hours 00duration at a minimum of 20 PSI operating pressure from each
fire hydrant.
PRIOR TO MAP RECORDATION
4. 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. Once plans are signed by local
water company, the originals shall be presented to the Fire Department for signature.
5. ECS-WTR PRIOR TO COMBUSTIBLES- The following note to be added to the ECS map:
The required water system, including fire hydrants, shall be installed and accepted by the
appropriate water agency prior to any combustible building material placed on an
individual lot.
6. SECONDARY ACCESS- In the interest of Public Safety, the project shall provide an
Alternate or Secondary Access(s). Said Alternate or Secondary Access(s) shall have
concurrence and approval of both the Transportation Department and the Riverside
County Fire Department.
7. FIRE ACCESS ROADWAY- Fire Department emergency vehicular access road shall be
(all weather surface) capable of sustaining an imposed load of 80,000lbs GVW, based on
the street standards approved by the City of Menifee Public Works and the Office of the
Fire Marshal.
PRIOR TO BUILDING PERMIT
8. TRACT WATER VERIFICATION - The required water system, including all fire hydrant(s),
shall be installed and accepted by the appropriate water agency and the Riverside County
Fire Department prior to any combustible building material placed on an individual lot.
Contact the Riverside County Fire Department to inspect the required fire flow, street
signs, all weather surface, and all access and/or secondary. Approved water plans must
be at the job site.
9. HYDRANT SYSTEM -Prior to the release of your installation, site prep and/or building
permits from Building and Safety. Written certification from the appropriate water district
that the required fire hydrant(s) are either existing or that financial arrangements have
been made to provide them. Also a map or APN page showing the location of the fire
hydrant and access to the property.
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10. SECONDARY/ALTER ACCESS- In the interest of Public Safety, the project shall provide
An Alternate or Secondary Access(s). Said Alternate or Secondary Access(s) shall have
concurrence and approval of both the Transportation Department and the Riverside
County Fire Department. Alternate and/or Secondary Access(s) shall be completed and
inspected per the approved plans.
PRIOR TO FINAL INSPECTION
11. VERIFICATION INSPECTION- PRIOR TO MOVING INTO THE RESIDENCE YOU
SHALL CONTACT THE RIVERSIDE COUNTY FIRE DEPARTMENT TO SCHEDULE AN
INSPECTION FOR THE ITEMS THAT WERE SHOWN AT THE BUILDING PERMIT
ISSUANCE IE: ACCESS, ADDRESSING, WATER SYSTEM AND/OR FUEL
MODIFICATION.
12. RESIDENTIAL FIRE SPRINKLER - Residential fire sprinklers are required in all one and
two family dwellings per the California Residential code, California Building Code and the
California Fire Code. Install Fire Sprinkler Systems per NFPA 13D, 2016 Edition. Plans
must be submitted to the Fire Dept. for review and approval prior to installation.
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
Name (please print)
Date
Title (please print)
Page 42 of 43
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss
CITY OF MENIFEE )
I, Sarah Manwaring, City Clerk of the City of Menifee, do hereby certify that the foregoing Planning
Commission Resolution No. PC23-599 was duly adopted by the Planning Commission of the City
of Menifee at a meeting thereof held on the 28th day of June, 2023 by the following vote:
Ayes: Diederich, Long, Madrid, Thomas, LaDue
Noes: None
Absent: None
Abstain: None