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HomeMy WebLinkAboutItem No. 30 PA 2019-33 Rahman & AssociatesCity of Lake Elsinore 130 South Main Street Lake Elsinore, CA 92530 www.lake - elsinore.org City Council Agenda Report File Number: ID# 19 -644 Agenda Date: 6/23/2020 Version: 1 Status: Approval Final In Control: City Council / Successor Aqency File Type: Council Public Hearing Agenda Number: 30) Plannina Application 2019 -33 - Rahman and Associates 1. Approve a request to construct two (2) buildings totaling 17,037 SF; hardscape, landscape, on -site stormwater management improvements, trash enclosure, and area lighting would be constructed as part of the Project. In addition, the applicant has requested to establish a 17,037 SF cannabis facility; 2. Adopt A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT NO. 2019 -08 TO ESTABLISH A 17,037 SF CANNABIS FACILITY LOCATED AT 18990 SPRING ST. (APN:377- 220 -024); 3. Adopt A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING INDUSTRIAL DESIGN REVIEW NO. 2019 -03 PROVIDING BUILDING DESIGN AND RELATED IMPROVEMENTS FOR TWO MULTI SUITE INDUSTRIAL BUILDINGS TOTALING 17,037 SF LOCATED at 18990 SPRING ST. (APN:377- 220 -024); and 4. Introduce by title only and waive further reading of AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING DEVELOPMENT AGREEMENT NO. 2019 -03 FOR A 17,037 SF CANNABIS FACILITY LOCATED AT 18990 SPRING ST. (APN:377 -220- 024). City of Lake Elsinore Page 1 Printed on 611812020 C1 l-Y 01 ^ 1. KE LA LSIHOR -E p DREAM EXTREME_ REPORT TO CITY COUNCIL To: Honorable Mayor and Members of the City Council From: Grant Yates, City Manager Prepared by: Justin Kirk Date: June 23, 2020 Subject: Planning Application 2019 -33 - Rahman and Associates Recommendation Approve a request to construct two (2) buildings totaling 17,037 SF; hardscape, landscape, on -site stormwater management improvements, trash enclosure, and area lighting would be constructed as part of the Project. In addition, the applicant has requested to establish a 17,037 SF cannabis facility; 2. ADOPT, A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT NO. 2019 -08 TO ESTABLISH A 17,037 SF CANNABIS FACILITY LOCATED AT 18990 SPRING ST. (APN:377- 220 -024); 3. ADOPT, A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING INDUSTRIAL DESIGN REVIEW NO. 2019 -03 PROVIDING BUILDING DESIGN AND RELATED IMPROVEMENTS FOR TWO MULTI SUITE INDUSTRIAL BUILDINGS TOTALING 17,037 SF LOCATED AT 18990 SPRING ST. (APN:377- 220 -024); AND 4. Introduce by title only and waive further reading of AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING DEVELOPMENT AGREEMENT NO. 2019 -03 FOR A 17,037 SF CANNABIS FACILITY LOCATED AT 18990 SPRING ST. (APN:377- 220 -024). Discussion The applicant is requesting approval of Planning Application No. 2019 -33 (Development Agreement No. 2019 -33, Conditional Use Permit No. 2018 -02 and Commercial Design Review No. 2018 -06) to construct two (2) buildings totaling 17,037 SF; hardscape, landscape, on -site stormwater management improvements, trash enclosure, and area lighting would be constructed as part of the Project. In addition, the applicant has requested to establish a 17,037 SF cannabis facility that includes 11,100 SF of cultivation use, 1,853 SF of dispensary use, and approximately 4,084 SF of ancillary and /or support uses within the requested buildings. The Project is generally located at the northwest corner of the intersection Minthorn and Spring and more specifically referred to as 18990 Spring St. (APN:377- 220 -024). Rahman and Associates June 23, 2020 Page 2 of 5 Background The Planning Commission acted at its June 2, 2020, regular meeting to unanimously recommend approval of the project to the City Council. Analysis General Plan Consistency The subject site has a General Plan Land Use Designation of Limited Industrial (LI) and is in the Business District. The focus of the Business District is to support its position as the industrial and commercial hub of the City. Specific Goals of the Business District applicable to this project include: • To encourage its position as the industrial and commercial hub of the City and to ensure that new growth respects the environmental sensitivity of the natural wetlands, floodway and floodplain. • Support a vibrant commercial and industrial hub with high quality developments that have a strong orientation towards major corridors. • Provide a safe and comprehensive roadway network for vehicular, truck, bicycle, and pedestrian traffic throughout the Business District. The LI designation provides for industrial parks, warehouses, manufacturing, research and development, public and quasi - public uses, and similar and compatible uses. The subject use includes a variety of manufacturing, distribution and warehousing uses for the production of cannabis products. The proposed facilities will operate wholly within the buildings and do not propose or can have exterior operations. The proposed cannabis facilities help to further the goals of the Business District by reinforcing the viability of the industrial hubs and help to create vibrant industrial hubs by introducing an additional business that would create high paying jobs, reduced vacancy rates, and increased investment. Overall, the proposed cannabis facilities introduce new land uses to an existing mix of industrial and quasi - commercial uses in the vicinity. The proposed facilities further the goals of the Business District and will not create new unmitigated significant impacts. Because of this, the proposed facilities are consistent with the General Plan. Municipal Code Consistency The subject projects have a base zoning designation M -1 Limited Manufacturing District (M -1). Staff has reviewed the proposed Project with respect to the relevant development standards as identified in the M -1 zone and the Lake Elsinore Municipal Code (LEMC) and has detailed the requirements and the proposed development standards as follows: Rahman and Associates June 23, 2020 Page 3 of 5 Development Standard Required Proposed Front yard Setback Ave. 20 ft. /not less than 15 ft. 35 ft. Rear yard Setback 0 ft. 15 ft. Side yard setback (ROW)_ Ave. 20 ft. /not less than 15 ft. 20' -3" ft. Side yard setback 0 ft. 0 ft. Building Height 45 ft. 28' -0" Landscape improvements: Adjacent to Street 15 ft. 15 ft. Landscape coverage 15% 29% The Project also complies with the onsite parking standards listed in LEMC, Chapter 17.148 (Parking Requirements). Section 17.148.030.E of the LEMC requires one (1) space for each 500 ft. of area. A total of 35 parking spaces would be required for the proposed Project. The Project will have enough parking spaces as there will be 53 parking spaces provided for the Project. The architectural design of the proposed building complies with the Nonresidential Development Standards (Chapter 17.112) of the LEMC. The architecture of the building has been designed to achieve harmony and compatibility with the surrounding area. Further refinement of building colors will need to be addressed prior to construction and the project has been conditioned to do so prior to the issuance of a building permit. The proposed landscaping improvements serve to enhance the building designs and soften portions of building elevations, provide shade and break -up expanses of pavement. With respect to Cannabis related land uses, Chapter 17.156 Cannabis Uses, of the Lake Elsinore Municipal Code, specifically regulate these uses. The proposed cannabis facilities have been analyzed for the consistency with these operational requirements and the proposed facilities have been found to meet these requirements. In addition to the code requirements, additional detail information was specified in the application materials as follows: • Fire protection plan • Closure plan, i.e., a plan to fully restore the occupied space to the condition that existed before the establishment of a cannabis related facility and the posting of a bond so that the City could authorize the work without incurring financial liability • Information related to project proponents • Project specific details as to the operational characteristics identifying the number of employees, production quantities and values, and other pertinent information. These additional details were required to ensure that the proposed facilities operated in a safe manner and would not create unintended impacts during the construction, operation and closure of these facilities. Staff has reviewed these additional details and have found that the materials submitted demonstrate that the proposed cannabis facilities would operate in a manner that would not adversely impact the nearby businesses. Because the proposed cannabis facilities meet the minimum code requirements and do not propose any adverse impacts on adjacent businesses, they have been found consistent with the Municipal Code. In addition, Conditions of Approval have been prepared. Rahman and Associates June 23, 2020 Page 4 of 5 Environmental Determination The proposed Project is exempt from the California Environmental Quality Act (Cal. Pub. Res. Code § §21000 et seq.: "CEQA ") and the CEQA Guidelines (14 C.C.R. §§ 15000 et seq.) pursuant to CEQA Guidelines Section 15332 (Class 32: Infill Development) because the following findings can be made: The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations: The subject site has a General Plan Land Use Designation of Limited Industrial (LI) and has a M -1 Limited Manufacturing District zoning designation (M -1). The LI designation provides for industrial parks, warehouses, manufacturing, research and development, public and quasi - public uses, and similar and compatible uses and the M -1 designation establishes a number of industrial land uses, included as permitted by right or subject to the approval of a Conditional Use Permit, including cannabis oriented land uses. Because the subject development consists of an industrial park and the applicant has applied for a CUP, the project is found to meet this finding. The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses: The subject parcel is 1.37 acres and is surrounded by urban uses. The project site has no value as a habitat for endangered, rare, or threatened species: The project applicant has provided a Phase 1 Environmental Site Assessment that did not identify any resources onsite and found the site to have been extensively disturbed. In addition, the subject site is not located within any special assessment area, is not located within a Multiple Species Conservation Habit Plan criteria cell or special study area and has been conditioned to conduct additional surveys prior to ground disturbance. Therefore, due to these reasons the project site has been found to have no value as a habitat for endangered, rare, or threatened species. Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality. A comprehensive traffic impact analysis was prepared for the project that found that the project would not have any significant effects and required that the project pay requisite in -lieu fees and construct frontage improvements, which have been conditioned in a manner consistent with the Municipal Code. A Water Quality Management Plan was prepared that evaluated the project design features that found the project met all necessary permit requirements and did not discharge water from the subject site without treatment. The project does not propose any features which would generate significant noise and has been conditioned to not exceed the thresholds of significance as established by the Municipal Code. The site can be adequately served by all required utilities and public services: Water and wastewater services are provided by the Elsinore Valley Municipal Water District, which has conditionally issued a will serve letter guaranteeing adequate source of supply of water and system capacity to serve the project, provided specific Conditions of Approval are met. The site is served by Southern California Edison and the Gas Company and adequate electrical and /or gas transmission lines exist adjacent to the project site. Rahman and Associates June 23, 2020 Page 5 of 5 Exhibits A — PA 2019 -33 CUP Resolution B — PA 2019 -33 IDR Resolution C — PA 2019 -33 DA Ordinance D — PA 2019 -33 Conditions of Approval E — PA 2019 -33 Vicinity Map F — PA 2019 -33 Aerial Map G — PA 2019 -33 Project Plans RESOLUTION NO. 2020- A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT NO. 2019 -08 TO ESTABLISH 17,037 SF CANNABIS FACILITY LOCATED AT APN: 377 - 220 -024 Whereas, Rahman and Associates, LLC has filed an application with the City of Lake Elsinore (City) requesting approval of Planning Application No. 2019 -78 to construct two (2) buildings totaling 17,037 SF; hardscape, landscape, on -site stormwater management improvements, trash enclosure, and area lighting would be constructed as part of the development (Project). In addition, the applicant has requested to establish a 17,037 SF cannabis facility that includes 11,100 SF of cultivation use, 1,853 SF of dispensary use, and approximately 4,084 SF of ancillary and /or support uses within the requested buildings. The Project is generally located at the northwest corner of the intersection Minthorn and Spring and more specifically referred to as 18990 Spring St. (APN:377- 220 -024); and, Whereas, Section 6.0 of the Western Riverside County Multiple Species Habitat Conservation Plan ( MSHCP) requires that all discretionary projects within a MSHCP Criteria Cell undergo the Lake Elsinore Acquisition Process (LEAP) and Joint Project Review (JPR) to analyze the scope of the proposed development and establish a building envelope that is consistent with the MSHCP criteria; and, Whereas, Section 6.0 of the MSHCP further requires that the City adopt consistency findings demonstrating that the proposed discretionary entitlement complies with the MSHCP Criteria Cell, and the MSHCP goals and objectives; and, Whereas, Chapter 17.168 of the Lake Elsinore Municipal Code (LEMC) provides that certain uses have operational characteristics that, depending on the location and design of the use, may have the potential to negatively impact adjoining properties, businesses or residents and therefore are permitted subject to the issuance of a Conditional Use Permit, which allows the City to comprehensively review and approve the use; and, Whereas, pursuant to Chapter 17.168 (Conditional Use Permits) of the LEMC, the Planning Commission (Commission) has been delegated with the responsibility of making recommendations to the Council pertaining to conditional use permits; and, Whereas, on June 2, 2020, at a duly noticed Public Hearing, the Commission has considered evidence presented by the Community Development Department and other interested parties with respect to this item and acted to recommend approval of the project; and Whereas, pursuant to Chapter 17.168 (Conditional Use Permits) of the LEMC, the City Council (Council) has been delegated with the responsibility of taking action on Conditional Use Permits based upon recommendations from the Planning Commission; and, Whereas, on June 23, 2020, at a duly noticed Public Hearing, the Council has considered the recommendation of the Commission as well as evidence presented by the Community Development Department and other interested parties with respect to this item. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS: CC Reso. No. 2020 - Page 2 of 5 Section 1: The Council has considered the Project prior to making a recommendation to the Council and has found it acceptable. Section 2: That in accordance with the MSHCP, the Council makes the following findings for MSHCP consistency: The Project is not subject to the City's LEAP and the Western Riverside County Regional Conservation Authority's (RCA) JPR processes as it is not located within a Criteria Cell. 2. The Project is consistent with the Riparian /Riverine Areas, Vernal Pools Guidelines, and the Fuel Management Guidelines as the Project is wholly located within an existing building and does not include any earth disturbing activities therefore Sections 6.1.2 or 6.3.1 of the MSHCP are not applicable. 3. The project is consistent with the Protection of Narrow Endemic Plant Species Guidelines and the Additional Survey Needs and Procedures because the project is not located within any Narrow Endemic Plant Species Survey Areas or Critical Species Survey Areas. 4. The Project is consistent with the Fuels Management Guidelines because the Project site is not within or adjacent to any MSHCP Criteria Cell or conservation areas. 5. The project has been conditioned to pay any applicable MSHCP Local Development Mitigation fees. Section 3: The Council hereby finds and determines that the Project is categorically exempt from California Environmental Quality Act (Cal. Publ. Res. Code § §21000 et seq. "CEQA ") and CEQA Guidelines (14. Cal. Code Regs. § §15000 et seq.), specifically pursuant to Section 15332 (Class 32 — Infill Development), because: 1. The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations. The subject site has a General Plan Land Use Designation of Limited Industrial (LI) and has a M -1 Limited Manufacturing District zoning designation (M -1). The LI designation provides for industrial parks, warehouses, manufacturing, research and development, public and quasi - public uses, and similar and compatible uses and the M -1 designation establishes a number of industrial land uses, included as permitted by right or subject to the approval of a Conditional Use Permit, including cannabis oriented land uses. Because the subject development consists of an industrial park and the applicant has applied for a CUP, the project is found to meet this finding. 2. The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses. The subject parcel is 1.37 acres and is surrounded by urban uses. 3. The project site has no value as a habitat for endangered, rare, or threatened species. The project applicant has provided a Phase 1 Environmental Site Assessment that did not identify any resources onsite and found the site to have been extensively disturbed. CC Reso. No. 2020 - Page 3 of 5 In addition, the subject site is not located within any special assessment area, is not located within a Multiple Species Conservation Habit Plan criteria cell or special study area and has been conditioned to conduct additional surveys prior to ground disturbance. Therefore, due to these reasons the project site has been found to have no value as a habitat for endangered, rare, or threatened species. 4. Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality. A comprehensive traffic impact analysis was prepared for the project that found that the project would not have any significant effects and required that the project pay requisite in -lieu fees and construct frontage improvements, which have been conditioned in a manner consistent with the Municipal Code. A Water Quality Management Plan was prepared that evaluated the project design features that found the project met all necessary permit requirements and did not discharge water from the subject site without treatment. The project does not propose any features which would generate significant noise and has been conditioned to not exceed the thresholds of significance as established by the Municipal Code. 5. The site can be adequately served by all required utilities and public services. Water and wastewater services are provided by the Elsinore Valley Municipal Water District, which has conditionally issued a will serve letter guaranteeing adequate source of supply of water and system capacity to serve the project, provided specific Conditions of Approval are met. The site is served by Southern California Edison and the Gas Company and adequate electrical and /or gas transmission lines exist adjacent to the project site. Section 4: That in accordance with California Planning and Zoning Law and the LEMC Section 17.168.060 (Findings), the Council makes the following findings regarding the Project: 1. That the proposed use, on its own merits and within the context of its setting, is in accord with the objectives of the General Plan and the purpose of the planning district in which the site is located. The proposed Project is located in the Limited Industrial (LI) General Plan Land use designation and the Limited Manufacturing (M -1) Zoning designation, which is consistent with the applicable General Plan Land Use Designation. The proposed use is a permitted use subject to the approval of a Conditional Use Permit within the M -1 Zoning designation. 2. The proposed use will not be detrimental to the general health, safety, comfort or general welfare of persons residing or working within the neighborhood of the proposed use or the City, or injurious to property or improvements in the neighborhood or the City. The proposed use will be located within an existing building. The proposed use does not propose either directly or indirectly any detrimental effects to the existing surrounding community. The Project has been conditioned as such to avoid any possible negative impacts associated with the conversion and operation of the proposed facility. CC Reso. No. 2020 - Page 4 of 5 3. The site for the intended use is adequate in size and shape to accommodate the use, and for all the yards, setbacks, walls or fences, landscaping, buffers and other features required by this title. The proposed use has been analyzed and staff has determined that the proposed use meets all applicable sections of the LEMC and will complement the existing uses, based on the submitted plans and attached conditions of approval. 4. The site for the proposed use relates to streets and highways with proper design both as to width and type of pavement to carry the type and quantity of traffic generated by the subject use. The proposed use is located within an existing built environment, inclusive of streets. The existing streets are of adequate size to facilitate safe and convenient transportation to and from the site. 5. In approving the subject use at the specific location, there will be no adverse effect on abutting properties or the permitted and normal use thereof. The Project has been thoroughly reviewed and conditioned by all applicable City departments thereby eliminating the potential for any adverse effects. 6. Adequate conditions and safeguards pursuant to Section 17.168.050 of the LEMC, including guarantees and evidence of compliance with conditions, have been incorporated into the approval of the subject Project to ensure development of the property in accordance with the objectives of this chapter and the planning district in which the site is located. Pursuant to Section 17.168.040 of the LEMC, the Project was considered by the Council at a duly noticed Public Hearing on June 23, 2020, appropriate and applicable conditions of approval have been included to protect the public health, safety and general welfare. Section 5: Based upon the evidence presented, both written and testimonial, and the above findings, the Council hereby finds that the Project is consistent with the MSHCP. Section 6: Based upon the evidence presented, the above findings, and the Conditions of Approval imposed upon the Project, the Council hereby approves Conditional Use Permit No. 2019 -08. Section 7: The City Clerk shall certify to the adoption of this Resolution and enter it into the book of original Resolutions. Passed and Adopted on this 23 d Day of June, 2020. Brian Tisdale, Mayor CC Reso. No. 2020 - Page 5 of 5 Attest: Candice Alvarez, MMC City Clerk STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss. CITY OF LAKE ELSINORE ) I, Candice Alvarez, MMC, City Clerk of the City of Lake that Resolution No. 2020- was adopted by the City California, at the regular meeting of June 23, 2020, an d following vote: AYES: NOES: ABSENT: ABSTAIN: Elsinore, California, do hereby certify Council of the City of Lake Elsinore, that the same was adopted by the Candice Alvarez, MMC City Clerk RESOLUTION NO. 2018- A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING INDUSTRIAL DESIGN REVIEW NO. 2019 -03 PROVIDING BUILDING DESIGN AND RELATED IMPROVEMENTS FOR TWO MULTI SUITE INDUSTRIAL BUILDINGS TOTALING 17,037 SF LOCATED AT 18990 SPRING ST. (APN:377- 220 -024) Whereas, Rahman and Associates, LLC has filed an application with the City of Lake Elsinore (City) requesting approval of Planning Application No. 2019 -78 to construct two (2) buildings totaling 17,037 SF; hardscape, landscape, on -site stormwater management improvements, trash enclosure, and area lighting would be constructed as part of the development (Project). In addition, the applicant has requested to establish a 17,037 SF cannabis facility that includes 11,100 SF of cultivation use, 1,853 SF of dispensary use, and approximately 4,084 SF of ancillary and /or support uses within the requested buildings. The Project is generally located at the northwest corner of the intersection Minthorn and Spring and more specifically referred to as 18990 Spring St. (APN:377- 220 -024); and Whereas, Section 6.0 of the MSHCP further requires that the City adopt consistency findings demonstrating that the proposed discretionary entitlement complies with the MSHCP Criteria Cell, and the MSHCP goals and objectives; and, Whereas, pursuant to Section 17.415.050 (Major Design Review) of the Lake Elsinore Municipal Code (LEMC), the Planning Commission (Commission) has been delegated with the responsibility of making recommendations to the Council of design reviews; and, Whereas, on June 2, 2020, at a duly noticed Public Hearing, the Commission considered evidence presented by the Community Development Department and other interested parties with respect to this item; and Whereas, pursuant to Section 17.415.050 (Major Design Review) of the Lake Elsinore Municipal Code (LEMC), the City Council (Council) has been delegated with the responsibility of approving design review applications based upon recommendations from the Planning Commission and staff; and, Whereas, on June 23, 2020, at a duly noticed Public Hearing, the Council has considered evidence presented by the Community Development Department and other interested parties with respect to this item. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS: Section 1: The Council has considered the Project has found it acceptable. Section 2: That in accordance with the MSHCP, the Council finds and determines that the Project based upon the following findings for MSHCP consistency: 1. The Project is not subject to the City's LEAP and the Western Riverside County Regional Conservation Authority's (RCA) JPR processes as it is not located within a Criteria Cell. CC Reso. No. 2020 - Page 2 of 4 2. The Project is consistent with the Riparian /Riverine Areas, Vernal Pools Guidelines, and the Fuel Management Guidelines as the project site does not contain any riparian /riverine habitat or vernal pools and is not located in a high fire area. 3. The project is consistent with the Protection of Narrow Endemic Plant Species Guidelines and the Additional Survey Needs and Procedures because the project is not located within any Narrow Endemic Plant Species Survey Areas or Critical Species Survey Areas. 4. The Project is consistent with the Fuels Management Guidelines because the Project site is not within or adjacent to any MSHCP Criteria Cell or conservation areas. 5. The project has been conditioned to pay any applicable MSHCP Local Development Mitigation fees. Section 3: The Council hereby finds and determines that the Project is categorically exempt from California Environmental Quality Act (Cal. Publ. Res. Code § §21000 et seq. "CEQA ") and CEQA Guidelines (14. Cal. Code Regs. § §15000 et seq.), specifically pursuant to Section 15332 (Class 32 — Infill Development), because: 1. The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations. The subject site has a General Plan Land Use Designation of Limited Industrial (LI) and has a M -1 Limited Manufacturing District zoning designation (M -1). The LI designation provides for industrial parks, warehouses, manufacturing, research and development, public and quasi - public uses, and similar and compatible uses and the M -1 designation establishes a number of industrial land uses, included as permitted by right or subject to the approval of a Conditional Use Permit, including cannabis oriented land uses. Because the subject development consists of an industrial park and the applicant has applied for a CUP, the project is found to meet this finding. 2. The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses. The subject parcel is 1.37 acres and is surrounded by urban uses. 3. The project site has no value as a habitat for endangered, rare, or threatened species. The project applicant has provided a Phase 1 Environmental Site Assessment that did not identify any resources onsite and found the site to have been extensively disturbed. In addition, the subject site is not located within any special assessment area, is not located within a Multiple Species Conservation Habit Plan criteria cell or special study area and has been conditioned to conduct additional surveys prior to ground disturbance. Therefore, due to these reasons the project site has been found to have no value as a habitat for endangered, rare, or threatened species. 4. Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality. A comprehensive traffic impact analysis was prepared for the project that found that the project would not have any significant effects and required that the project pay requisite CC Reso. No. 2020 - Page 3 of 4 in -lieu fees and construct frontage improvements, which have been conditioned in a manner consistent with the Municipal Code. A Water Quality Management Plan was prepared that evaluated the project design features that found the project met all necessary permit requirements and did not discharge water from the subject site without treatment. The project does not propose any features which would generate significant noise and has been conditioned to not exceed the thresholds of significance as established by the Municipal Code. 5. The site can be adequately served by all required utilities and public services. Water and wastewater services are provided by the Elsinore Valley Municipal Water District, which has conditionally issued a will serve letter guaranteeing adequate source of supply of water and system capacity to serve the project, provided specific Conditions of Approval are met. The site is served by Southern California Edison and the Gas Company and adequate electrical and /or gas transmission lines exist adjacent to the project site. Section 3: That in accordance with Section 17.415.050.E of the LEMC, the Council makes the following findings regarding Industrial Design Review No. 2019 -02: The Project, as approved, will comply with the goals and objectives of the General Plan, Specific Plan and the Zoning District in which the Project is located. The proposed Project is in the Limited Industrial (LI) General Plan Land use designation and the Limited Manufacturing (M -1) Zoning designation, which is consistent with the applicable General Plan Land Use Designation. The proposed use is a permitted use subject to the approval of a Conditional Use Permit within the M -1 Zoning designation. The proposed project proposes a .29 FAR, while the LI designation allows up to a .45 FAR designation. Furthermore, project either meets or exceeds requirements identified for the proposed use including development standards, parking, landscaping, screening (not as proposed, but as conditioned) and all other additional requirements for development of this type. 2. The Project complies with the design directives contained in the General Plan and all other applicable provisions of the LEMC. The Project is appropriate to the site and surrounding developments and blends in with the surrounding industrial development. Sufficient setbacks and enhanced onsite landscaping have been provided thereby creating interest and varying vistas as a person moves along abutting streets and within the park. The Project will complement the quality of existing development and will create a visually pleasing, non - detractive relationship between the proposed development and existing projects with a `Contemporary' architectural design that is like existing industrial developments in the vicinity. In addition, safe and efficient circulation has been achieved onsite. 3. Conditions and safeguards pursuant to Section 17.415.050.6.3 of the LEMC, including guarantees and evidence of compliance with conditions, have been incorporated into the approval of the Project to ensure development of the property in accordance with the objectives of Section 17.415.050. Pursuant to Section 17.415.050.E of the LEMC, the Project was considered by the Planning Commission at a duly noticed Public Hearing held on June 2, 2020 and by the City Council CC Reso. No. 2020 - Page 4 of 4 on June 23, 2020. The Project, as reviewed and conditioned by all applicable City divisions, departments and agencies, will not have a significant effect on the environment. Section 5: Based upon the evidence presented, both written and testimonial, and the above findings, the Council hereby finds that the Project is consistent with the MSHCP. Section 6: Based upon all the evidence presented, the above findings, and the conditions of approval imposed upon the Project, the Council hereby approves Industrial Design Review No. 2019 -03. Section 7: The City Clerk shall certify to the adoption of this Resolution and enter it into the book of original Resolutions. Passed and Adopted on this 2311 Day of June, 2020. Brian Tisdale, Mayor Attest: Candice Alvarez, MMC City Clerk STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss. CITY OF LAKE ELSINORE ) I, Candice Alvarez, MMC, City Clerk of the City of Lake Elsinore, California, do hereby certify that Resolution No. 2020- was adopted by the City Council of the City of Lake Elsinore, California, at the regular meeting of June 23, 2020, and that the same was adopted by the following vote: AYES: NOES: ABSENT: ABSTAIN: Candice Alvarez, MMC City Clerk ORDINANCE NO. 2020- AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING DEVELOPMENT AGREEMENT NO. 2019 -03 TO ESTABLISH A 17,037 SF CANNABIS FACILITY LOCATED AT 18990 SPRING ST. (APN:377- 220 -024) Whereas, Rahman and Associates, LLC has filed an application with the City of Lake Elsinore (City) requesting approval of Planning Application No. 2019 -78 to construct two (2) buildings totaling 17,037 SF; hardscape, landscape, on -site stormwater management improvements, trash enclosure, and area lighting would be constructed as part of the development (Project). In addition, the applicant has requested to establish a 17,037 SF cannabis facility that includes 11,100 SF of cultivation use, 1,853 SF of dispensary use, and approximately 4,084 SF of ancillary and /or support uses within the requested buildings. The Project is generally located at the northwest corner of the intersection Minthorn and Spring and more specifically referred to as 18990 Spring St. (APN:377- 220 -024). Whereas, Section 6.0 of the Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP) requires that all discretionary projects within a MSHCP Criteria Cell undergo the Lake Elsinore Acquisition Process (LEAP) and Joint Project Review (JPR) to analyze the scope of the proposed development and establish a building envelope that is consistent with the MSHCP criteria; and, Whereas, Section 6.0 of the MSHCP further requires that the City adopt consistency findings demonstrating that the proposed discretionary entitlement complies with the MSHCP Criteria Cell, and the MSHCP goals and objectives; and, Whereas, pursuant to Chapter 19.12 (Development Agreements) of the Lake Elsinore Municipal Code (LEMC) the Planning Commission (Commission) has been delegated with the responsibility of reviewing and making a recommendation to the City Council (Council) whether the development agreement is consistent with the City's General Plan and whether to approve the development agreement; and, Whereas, on June 2, 2020, at a duly noticed Public Hearing, the Commission considered evidence presented by the Community Development Department and other interested parties with respect to this item and acted to recommend approval of the subject modifications to the Council; and, Whereas, pursuant to Chapter 19.12 (Development Agreements), the Council has the responsibility of making decisions to approve, conditionally approve, or disapprove recommendations of the Commission for Development Agreements; and, Whereas, on June 23, 2020, at a duly noticed Public Hearing, the Council has considered the recommendation of the Commission as well as evidence presented by the Community Development Department and other interested parties with respect to this item. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE DOES ORDAIN AS FOLLOWS: Section 1: That in accordance with the MSHCP, the Council makes the following findings for MSHCP consistency: ORD. No. 2020 - Page 2 of 5 1. The Project is not subject to the City's LEAP and the Western Riverside County Regional Conservation Authority's (RCA) JPR processes as it is not located within a Criteria Cell. 2. The Project is consistent with the Riparian /Riverine Areas, Vernal Pools Guidelines, and the Fuel Management Guidelines as the Project is wholly located within an existing building and does not include any earth disturbing activities therefore Sections 6.1.2 or 6.3.1 of the MSHCP are not applicable. 3. The Project is consistent with the Protection of Narrow Endemic Plant Species Guidelines and the Additional Survey Needs and Procedures because the project is not located within any Narrow Endemic Plant Species Survey Areas or Critical Species Survey Areas. 4. The Project is consistent with the Fuels Management Guidelines because the Project site is not within or adjacent to any MSHCP Criteria Cell or conservation areas. 5. The Project has been conditioned to pay any applicable MSHCP Local Development Mitigation fees. Section 2: The Council hereby finds and determines that the Project is categorically exempt from California Environmental Quality Act (Cal. Publ. Res. Code § §21000 et seq. "CEQA ") and CEQA Guidelines (14. Cal. Code Regs. § §15000 et seq.), specifically pursuant to Section 15301 (Class 1 — Existing Facilities), because the Project proposes to establish a Cannabis Facility within an existing building. The site is fully developed, and only minor interior alterations are planned in association with the proposed use. Section 3: That in accordance with California Planning and Zoning Law and the Section 19.12.070 (Council report) of the LEMC, the Council makes the following findings regarding modifications to Development Agreement No. 2019 -06: 1. It is consistent with the objectives, policies, general land uses and programs specified in the General Plan and any applicable specific plan. The proposed Development Agreement will help to offset the potential costs incurred by the City associated with the establishment of a Cannabis related facility within an industrial district. The Project site's General Plan Land Use designation is Limited Industrial (LI). The proposed Project is consistent the LI land use designation and with the objectives, policies, general land uses and programs specified in the General Plan. 2. It is compatible with the uses authorized in, and the regulations prescribed for, the land use district in which the real property is located. The proposed Development Agreement will facilitate the establishment of the Cannabis related facility within an existing building. The Project is located in the Limited Industrial (LI) General Plan Land use designation and the Limited Manufacturing (M -1) Zoning designation, which is consistent with the applicable General Plan Land Use Designation. The proposed use is a permitted use subject to the approval of a Conditional Use Permit within the M -1 Zoning designation. 3. It is in conformity with public convenience, general welfare and good land use practices. ORD. No. 2020 - Page 3 of 5 The proposed Cannabis related facility which will be facilitated through the proposed Development Agreement was found to be a high value development which will have beneficial impacts to the surrounding community. Furthermore, the Project has been reviewed and conditioned by all applicable City departments to reduce the potential for any adverse effects. 4. It will not be detrimental to the health, safety and general welfare. The proposed Development Agreement will facilitate the establishment of a Cannabis related facility within an existing building. The proposed Project has been reviewed and conditioned by all applicable City departments to reduce the potential for any adverse effects to the health, safety and general welfare. 5. It will not adversely affect the orderly development of property or the preservation of property values; The proposed Development Agreement will facilitate the establishment of a Cannabis related facility within an existing building. The proposed use has been analyzed and staff has determined that the proposed use meets all applicable sections of the LEMC and will complement the existing uses. The Project was found not to adversely affect the orderly development of property or the preservation of property values. 6. It is consistent with the provisions of Government Code Sections 65864 through 65869.5. The proposed Development Agreement includes all mandatory provisions required by Government Code § 65865.2 and does not include any provisions that are not authorized by the Development Agreement Act. Section 4: Based upon the evidence presented, both written and testimonial, and the above findings, the Council finds that the Project is consistent with the MSHCP. Section 5: Based upon the evidence presented, the above findings, and the Conditions of Approval imposed upon the Project, the Council hereby approves Development Agreement No. 2019 -06. Section 6. If any provision of this Ordinance or its application is held invalid by a court of competent jurisdiction, such invalidity shall not affect other provisions, sections, or applications of the Resolution which can be given effect without the invalid provision or application, and to this end each phrase, section, sentence, or word is declared to be severable. Section 7. This Ordinance shall take effect thirty (30) days after the date of its final passage or such later date as may be designated by the City Council. The City Clerk shall certify as to adoption of this Ordinance and cause this Ordinance to be published and posted in the manner required by law. PASSED and ADOPTED at the Regular meeting of the City Council of the City of Lake Elsinore, California, on the _t" day of 2020. Brian Tisdale, Mayor ORD. No. 2020 - Page 4 of 5 Attest: Candice Alvarez, MMC City Clerk STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss. CITY OF LAKE ELSINORE ) I, Candice Alvarez, MMC, City Clerk of the City of Lake Elsinore, California, do hereby certify that the foregoing Ordinance No. 2020- was introduced at the Regular meeting of June 23, 2020, and adopted by the City Council of the City of Lake Elsinore at its Regular meeting of , 2020 by the following vote:: AYES: NOES: ABSENT: ABSTAIN: Candice Alvarez, MMC City Clerk ORD. No. 2020 - Page 5 of 5 RECORDING REQUESTED BY AND WHEN RECORDED MAIL TO: City of Lake Elsinore 130 South Main Street Lake Elsinore, CA 92530 Attn: City Clerk (Space Above Line For Recorder's Use Only) (Exempt from Recording Fees Per Gov. Code § 27383) DEVELOPMENT AGREEMENT BY AND BETWEEN THE CITY OF LAKE ELSINORE AND RAHMAN & ASSOCIATES LLC Development Agmt - Rahman Assoc 051320.docx DEVELOPMENT AGREEMENT BY AND BETWEEN THE CITY OF LAKE ELSINORE AND RAHMAN & ASSOCIATES LLC This Development Agreement ( "Agreement "), dated for identification only as of June 1, 2020, is made by and between the City of Lake Elsinore, a California municipal corporation ( "City "), and Rahman & Associates LLC, a California limited liability company ( "Developer "). This Agreement shall take effect on the "Effective Date," as this term is hereafter defined. City and Developer may each be referred to herein individually as a "Party" or collectively as the "Parties." RECITALS A. In 1996, the California Legislature approved Proposition 215, also known as the Compassionate Use Act ( "CUA "), which was codified under Health and Safety Code section 11262.5 et sec., and was intended to enable persons in need of medical marijuana for specified medical purposes, such as cancer, anorexia, AIDS, chronic pain, glaucoma and arthritis, to obtain and use marijuana under limited circumstances and where recommended by a physician. The CUA provides that "nothing in this section shall be construed or supersede legislation prohibiting persons from engaging in conduct that endangers others, or to condone the diversion of marijuana for non - medical purposes." B. In 2004, the California Legislature enacted the Medical Marijuana Program Act (Health & Saf. Code, § 11362.7 et seq.) ( "MMP "), which clarified the scope of the CUA, created a state - approved voluntary medical marijuana identification card program, and authorized cities to adopt and enforce rules and regulations consistent with the MMP. Assembly Bill 2650 (2010) and Assembly Bill 1300 (2011) amended the MMP to expressly recognize the authority of counties and cities to "[a]dopt local ordinances that regulate the location, operation, or establishment of a medical marijuana cooperative or collective" and to civilly and criminally enforce such ordinances. C. In September 2015, the California State Legislature enacted, and Governor Brown signed into law three bills — Assembly Bill 243, Assembly Bill 266, and Senate Bill 643 — which together comprise the Medical Marijuana Regulation and Safety Act (the "MMRSA "). The MMRSA created a comprehensive dual state licensing system for the cultivation, manufacture, retail, sale, transport, distribution, delivery, and testing of medical cannabis. D. The MMRSA was renamed the Medical Cannabis Regulation and Safety Act (the "MCRSA "), under Senate Bill 837 in June 2016, which also made included substantive changes to the applicable state laws, which affect the various state agencies involved in regulating cannabis businesses as well as potential licensees. E. On November 8, 2016, the Control, Regulate, and Tax Adult Use of Marijuana Act ( "AUMA ") was approved California voters as Proposition 64 and became effective on November 9, 2016, pursuant to the California Constitution (Cal. Const., art. II, § 10(a).). Proposition 64 legalized the nonmedical use of cannabis by persons 21 years of age and over, and the personal cultivation of up to six (6) cannabis plants. -2- F. AUMA also created a state regulatory and licensing system governing the commercial cultivation, testing, and distribution of nonmedical cannabis, and the manufacturing of nonmedical cannabis products. G. On June 27, 2017, Governor Brown signed the Legislature- approved Senate Bill 94. Senate Bill 94 combined elements of the MCRSA and AUMA to establish a streamlined singular regulatory and licensing structure for both medical and nonmedical cannabis activities. The new consolidated provisions under Senate Bill 94 is now known as the Medicinal and Adult - Use Cannabis Regulation and Safety Act ( "MAUCRSA ") to be governed by the California Bureau of Cannabis Control. MAUCRSA refers to medical cannabis as "medicinal cannabis" and nonmedical /recreational cannabis as "adult -use cannabis." H. On September 16, 2017, Governor Brown signed Assembly Bill 133 into law, which provided cleanup and substantive changes to MAUCRSA, including the removal of the requirement that licensed premises remain "separate and distinct" for each license type. I. MAUCRSA grants local jurisdictions discretion over whether businesses engaged in commercial cannabis activity may operate in a particular jurisdiction and, if authorized, where within such jurisdiction. I On November 28, 2017, the City Council approved Ordinance No. 1382 amending the Lake Elsinore Municipal Code ( "LEMC ") Chapter 17.156 to: (i) require all cannabis businesses in the City to have a State license and a City cannabis business permit; (ii) establish procedures for the review and issuance of a cannabis business permit; (iii) to allow cannabis dispensaries, cannabis distribution, indoor cannabis cultivation, cannabis manufacturing and cannabis testing laboratories in M -1 (limited manufacturing) and M -2 (general manufacturing) zoning districts; and (iv) establish regulations related to such activities. K. Ordinance No. 1382 allows persons to engage in a permissible "Cannabis Business" upon the City's issuance of a "Cannabis Business Permit," which requires City approval of a conditional use permit, development agreement, and other applicable approvals. L. Developer has an equitable interest in that certain unimproved real property located at adjacent to Collier Avenue in the City of Lake Elsinore, County of Riverside, State of California, Assessor's Parcel Number 377 - 220 -024, which is within a manufacturing zoning district (the "Site "). M. The Site is more particularly described in the legal description attached hereto as Exhibit A, and the combined Site Plan and Floor Plan is attached hereto as Exhibit B. N. Developer affirms that it has an equitable interest in the Site, evidenced in writing with the owner of the Site, RA & B Developments LLC (the "Property Owner "), for the purpose of carrying out the Project. O. The Property Owner (Developer's affiliate) has provided notarized written consent to the terms of this Agreement and the recordation thereof, attached hereto as Exhibit C. -3- P. Developer proposes to improve and develop the Site with a 17,037 square foot building, and use the Site for a Cannabis Business (as defined below), in accordance with California Cannabis Laws (as defined below) and the LEMC, as each may be amended from time to time (the "Project "). Q. To strengthen the public planning process, encourage private participation in comprehensive planning and reduce the economic risk of development, the California Legislature adopted Government Code section 65864 et seq. (the "Development Agreement Statute "), which authorizes the City and an individual with an interest in real property to enter into a development agreement that establishes certain development rights in real property that is subject to a development agreement application. R. Consistent with the requirements of the Development Agreement Statute, the City adopted LEMC, Chapter 19.12 ( "Development Agreement Ordinance ") authorizing the use of and establishing the procedures and requirements for the consideration of development agreements within the City. S. LEMC, Section 19.12.010 requires submittal of an application along with information and supporting data as requested by the Director of Community Development for consideration of any development agreement. Developer has satisfied this requirement. T. On 2020, the City of Lake Elsinore Planning Commission held a duly noticed public hearing to consider the Developer's application for this Agreement and recommended to the City Council approval of this Agreement. U. On 2020, the City Council held a duly noticed public hearing to consider this Agreement and found and determined that this Agreement: (a) is consistent with the objectives, policies, general land uses and programs specified in the City's General Plan and any applicable specific plan; (b) is compatible with the uses authorized in, and the regulations prescribed for the Site and the surrounding area and will not adversely affect the orderly development of the Site or the preservation of property values; (c) is in conformity with public convenience, general welfare and good land use practices; (d) will have an overall positive effect on the health, safety and welfare of the residents of and visitors to the City; and (e) constitutes a lawful, present exercise of the City's police power and authority under the Development Agreement Statute and Development Agreement Ordinance. V. Based on the findings set forth in Section 1.1, the City Council entered into this Agreement pursuant to and in compliance with the requirements of the Development Agreement Statute and the Development Agreement Ordinance; and did therefore, in approving this Agreement introduce for first reading Ordinance No. (the "Enabling Ordinance "). On _, 2020, the City Council conducted the second reading of the Enabling Ordinance thereby approving this Agreement, to become effective thirty (30) days after the adoption thereof. NOW, THEREFORE, in consideration of the mutual terms, obligations, promises, covenants and conditions contained herein and for other valuable consideration, the sufficiency of which is hereby acknowledged, the Parties, and each of them, agree as follows: 10 AGREEMENT ARTICLE 1. GENERAL PROVISIONS I.I. Findings. City hereby finds and determines that entering into this Agreement furthers the public health, safety, and general welfare and is consistent with the City's General Plan. 1.2. Recitals. The Recitals above are true and correct and are hereby incorporated into and made a part of this Agreement. In the event of any inconsistency between the Recitals and the provisions of Articles 1 through 9 of this Agreement, the provisions of Articles 1 through 9 shall prevail. 1.3. Exhibits. The following "Exhibits" are attached to and incorporated into this Agreement: Exhibit A Legal Description Exhibit B Site Plan and Floor Plan Exhibit C Property Owner Consent 1.4. Definitions. All following initially- capitalized words, terms, and phrases have the meanings assigned to them below, unless the context indicates otherwise. "Additional City Approvals" means all ministerial and discretionary permits, licenses, or other similar entitlements that must be secured by the Developer in order to develop the Project on the Site, in addition to the Conditional Use Permit and the Cannabis Business Permit. hereto. "Additional Insureds" has the meaning set forth in Section 5.1. "Agreement" means this Development Agreement and all Exhibits attached "AUMA "has the meaning as set forth in the Recitals, above. "California Building Standards Codes" means the California Building Code, as amended from time to time, in Part 2, Volumes 1 and 2, as part of Title 24 of the California Code of Regulations, as may be adopted by the LEMC. "California Cannabis Laws" includes AUMA, MAUCRSA, CUA, the MMP, and the regulations adopted and promulgated by the State Licensing Authorities pursuant to such laws, as such laws and regulations may be amended from time to time. -5- "Cannabis" means all parts of the plant Cannabis sativa Linnaeus, Cannabis indica, or Cannabis ruderalis, whether growing or not; the seeds thereof; the resin, whether crude or purified, extracted from any part of the plant; and every compound, manufacture, salt, derivative, mixture, or preparation of the plant, its seeds, or resin. "Cannabis" also means the separated resin, whether crude or purified, obtained from cannabis. "Cannabis" does not include the mature stalks of the plant, fiber produced from the stalks, oil or cake made from the seeds of the plant, any other compound, manufacture, salt, derivative, mixture, or preparation of the mature stalks (except the resin extracted therefrom), fiber, oil, or cake, or the sterilized seed of the plant which is incapable of germination. For the purpose of this division, "cannabis" does not mean "industrial hemp" as defined by Section 11018.5 of the Health and Safety Code. Cannabis and the term "marijuana" may be used interchangeably. "Cannabis Business" includes cultivation, possession, manufacture, processing, storing, laboratory testing, labeling, transporting, distribution, delivery, or sale of cannabis or a cannabis product that requires a state license pursuant to MAUCRSA. "Cannabis Business Permit" means the City permit established and authorized by LEMC, Section 17.156.040, authorizing permissible Cannabis Business activity which can only be issued upon City approval of a conditional use permit, development agreement, and Additional City Approvals for each proposed Cannabis Business activity project. "City" means the City of Lake Elsinore, a municipal corporation. "City Council" means the City of Lake Elsinore City Council as described in LEMC, Chapter 2.08. "City Manager" means the City Manager of the City of Lake Elsinore, or designee, as described in LEMC, Chapter 2.04. "Community Benefits" has the meaning set forth in Section 4.1 of this Agreement. "Community Benefits Fees" has the meaning set forth in Section 4.2 of this Agreement. "Conditional Use Permit" means a conditional use permit issued by the City to Developer pertaining to Developer's development of the Project, pursuant to LEMC, Chapter 17.168. In the event that the Conditional Use Permit may not have been issued to the Developer as of the Effective Date, the City hereby reserves its discretion under the police power to approve, conditionally approve, or deny the issuance of the Conditional Use Permit. "CUA "has the meaning as set forth in the Recitals, above. "Developer" means Rahman & Associates LLC, a California limited liability company. "Development Agreement Ordinance" has the meaning as set forth in the Recitals, above. "Development Agreement Statute" has the meaning as set forth in the Recitals, above. "Development Regulations" means the following regulations as they are in effect as of the Effective Date and to the extent they govern or regulate the development of the Site, but excluding any amendment or modification to the Development Regulations adopted, approved, or imposed after the Effective Date that impairs or restricts Developer's rights set forth in this Agreement, unless such amendment or modification is expressly authorized by this Agreement or is agreed to by Developer in writing: the City's General Plan; any existing Specific Plan that include the Site, and, to the extent not expressly superseded by this Agreement, all other land use and subdivision regulations governing the permitted uses, density and intensity of use for obtaining required City permits and approvals for development, and similar matters that may apply to development of the Project on the Site during the Term of this Agreement that are set forth in Title 16 of the LEMC (Subdivisions), Title 17 of the LEMC (Zoning), and Title 19 of the LEMC (Development). Notwithstanding the foregoing, the term "Development Regulations," as used herein, does not include any City ordinance, resolution, code, rule, regulation or official policy governing any of the following: (i) the conduct of businesses, professions, and occupations; (ii) taxes and assessments; (iii) the control and abatement of nuisances; (iv) the granting of encroachment permits and the conveyance of rights and interests which provide for the use of or the entry upon public property; (v) the exercise of the power of eminent domain; or (vi) the California Building Standards Codes. "Effective Date" has the meaning as set forth in Section 1.6. "Exhibits" has the meaning set forth in Section 1.3. "Floor Area" means rentable interior floor area at the Site; rentable square footage measured based on Building Owners and Managers Association International industrial building standards. "Marijuana" has the same meaning as cannabis and those terms may be used interchangeably. WAUCRSA "has the meaning as set forth in the Recitals, above. "MCRSA" has the meaning as set forth in the Recitals, above. "MMP" has the meaning as set forth in the Recitals, above. "MMRSA "has the meaning as set forth in the Recitals, above. "Mortgage" has the meaning set forth in Article 6. "Non- Payment Penalty" has the meaning set forth in Section 4.3. "Notice of Non - Payment Penalty" has the meaning set forth in Section 4.3. "Project" has the meaning as set forth in the Recitals, above. -7- "Property Owner" means RA & B Developments LLC. "Regulatory Fees" mean charges owed by the Developer to the City for the City's costs incurred in processing applications related to the Project, administering its cannabis - related ordinance with regard to the Project, and monitoring legal compliance of the Project on the Site, including, but not limited to building and safety- related inspections by the City. "Site" has the meaning as set forth in the Recitals, above. "State Cannabis License" means a license, including a temporary license, to conduct Cannabis Business activities issued by a State Licensing Authority to Developer for the Development of the Project on the Site. "State Licensing Authority" means the state agency responsible for the issuance, renewal, or reinstatement of State Cannabis Licenses, or the state agency authorized to take disciplinary action against a business licensed under the California Cannabis Laws. "Term" has the meaning described in Section 1.7. "Term Commencement Date" has the meaning described in Section 1.7. 1.5. Project is a Private Undertaking. The Parties agree that the Project is a private development and that City has no interest therein, except as authorized in the exercise of its governmental functions. City shall not for any purpose be considered an agent of Developer or the Project. 1.6. Effective Date of Agreement. This Agreement shall become effective (the "Effective Date ") upon the date when all of the following conditions have been satisfied: (i) the City ordinance approving this Agreement becomes effective; (ii) this Agreement has been fully executed by the Parties; and (iii) the Developer have delivered evidence of insurance coverage in favor of the City as set forth in Article 5 of this Agreement. 1.7. Term. The term of this Agreement (the "Term ") shall be twenty (20) years commencing from the issuance of the Cannabis Business License to Developer for the Project (the "Term Commencement Date "). Nothing in this Section 1.7 shall prohibit or otherwise restrict the termination of this Agreement in accordance with Section 1.8. 1.8. Termination. This Agreement shall terminate upon the occurrence of any of the following events: a. the expiration of the Term; b. the Developer no longer has a possessory, legal or other equitable interest in the Site; C. the Developer has ceased all operations related to the Project on the Site for a period of one year or more; In d. mutual written consent of the Parties; e. abandonment of the Developer's Conditional Use Permit pursuant to LEMC, Section 17.168.080 including the failure of the Developer to commence operation of the Project on the Site within the time presented following the approval of the Conditional Use Permit; f. suspension or revocation of Developer's Conditional Use Permit pursuant to LEMC, Section 17.168.110; g. following the Term Commencement Date, the failure to have a valid Cannabis Business Permit for the Project; h. following the Term Commencement Date, the failure to have a valid Developer's State Cannabis Permit for the Project; or i. unauthorized assignment of interest of the Developer in the Project or in the Site pursuant to Section 9.1 of this Agreement. The rights and obligations of the Parties set forth in Sections 4.2, 4.3, 4.4, 5.4, 9.2, 9.3, 9.4, and 9.6 of this Agreement and any right or obligation of the Parties in this Agreement, which by its express terms or nature and context is intended to survive termination of this Agreement, will survive any such termination. 1.9. Operating Memoranda; Amendment of Agreement. a. Operating Memoranda. The provisions of this Agreement require a close degree of cooperation between the City and the Developer. The Development of the Developer Property may demonstrate that clarifications to this Agreement and the Existing Land Use Regulations are appropriate with respect to the details of performance of the City and the Developer. To the extent allowable by law, the Developer shall retain a certain degree of flexibility as provided herein with respect to all matters, items and provisions covered in general under this Agreement, except for those which relate to the (i) term; (ii) permitted uses; or (iii) density or intensity of use. When and if the Developer finds it necessary or appropriate to make changes, adjustments or clarifications to matters, items or provisions not enumerated in (i) through (iii) above, the Parties shall effectuate such changes, adjustments or clarifications through operating memoranda (the "Operating Memoranda ") approved by the Parties in writing which reference this Section 1.9(a). Operating Memoranda are not intended to constitute an amendment to this Agreement but mere ministerial clarifications; therefore public notices and hearings shall not be required. The City Manager shall be authorized, upon consultation with, and approval of, the Developer, to determine whether a requested clarification may be effectuated pursuant to this Section or whether the requested clarification is of such character to constitute an amendment to this Agreement which requires compliance with the provisions of Section 1.9(b) below. b. Amendment. Subject to the notice and hearing requirements of the Government Code, this Agreement may be modified or amended from time to time only with the written consent of the Developer and the City or their successors and assigns in accordance with N2 the provisions of the Development Agreement Ordinance and the Development Agreement Statute. 1.10. Fees. Developer agrees to pay all Regulatory Fees, Community Benefits Fee, and any other applicable fees to the City related to Developer's development and operation of the Project on the Site. ARTICLE 2. DEVELOPMENT OF THE PROPERTY 2.1. Intent. Developer has expended and will continue to expend substantial amounts of time and money planning and preparing for development of the Project. Developer represents and City acknowledges that Developer would not make these expenditures without this Agreement, and that Developer is and will be making these expenditures in reasonable reliance upon its vested rights to develop the Project as set forth in this Agreement. 2.2. Vested Right to Develop. During the Term, Developer shall have the vested right to develop the Project on the Site, in accordance with the Agreement, the Conditional Use Permit, Additional City Approvals if any, the Cannabis Business Permit, the City's Development Regulations. 2.3. Permitted Uses and Operational Requirements. Developer shall be permitted to develop, construct, and use the Site to carry out the Project, consistent with California Cannabis Laws, this Agreement, the Conditional Use Permit, Additional City Approvals, the Cannabis Business Permit, the LEMC (as may be amended except for the Development Regulations), and the State Cannabis License. 2.4. Additional Entitlements, Approvals, and Permits. Successful implementation of the Project may require the Developer to obtain additional approvals and permits from City and other local and state agencies. In connection with the consideration and issuance of any such Additional City Approval which is not ministerial in nature, the City reserves its discretion under the police power to approve, conditionally approve, or deny the issuance of each City Additional Approval. 2.5. Conditional Use Permit. Pursuant to LEMC, Chapter 19.12, Developer shall not engage in the permitted uses set forth above pertaining to the Project on the Site without first obtaining the Conditional Use Permit allowing for the operating of a "cannabis business" (as defined in Section 17.156.030 of the LEMC). 2.6. Cannabis Business Permit. Pursuant to LEMC, Section 17.156.040, no person may engage in a "cannabis business" in the City without obtaining a Cannabis Business Permit, 2.7. State Cannabis License. Pursuant to California Cannabis Laws, Developer shall not engage in the permitted uses set forth above pertaining to the Project on the Site without first obtaining a State Cannabis License necessary to conduct the type of Cannabis Business on the Site as authorized by the Cannabis Business Permit. ARTICLE 3. -10- APPLICABLE RULES, REGULATIONS, AND OFFICIAL POLICIES 3.1. Rules on Permitted Uses. Unless otherwise provided in this Agreement, the City's ordinances, resolutions, rules, regulations, and official policies governing the permitted uses of the Site and the maximum height, bulk, and size of proposed buildings related to the Project on the Site shall be those in force and effect at the time of the City's issuance of the Cannabis Business Permit for the development of the Project at the Site. 3.2. Rules on Design and Construction. Unless otherwise provided in this Agreement, the ordinances, resolutions, rules, regulations, and official policies governing the design, improvement, and construction standards and specifications applicable to the Project shall be those in force and effect at the time of the City's issuance of the Cannabis Business Permit for the development of the Project at the Site. 3.3. Uniform Codes Applicable. Unless otherwise provided in this Agreement, the Project shall be improved and constructed in accordance with the provisions of the California Building Standards Codes in effect at the time as of the time of the City's consideration of approval of the relevant permit sought by Developer for the Project. 3.4. Changes Mandated by Federal or State Law. The Site and Project shall be subject to subsequently enacted state or federal laws or regulations that may preempt the LEMC, or mandate the adoption or amendment of local regulations, or are in conflict with this Agreement or local rules or guidelines associated with City's Cannabis Uses (LEMC, Ch. 17.156) or Cannabis Business Permit. As provided in section 65869.5 of the Development Agreement Statute, in the event state or federal laws or regulations enacted after the Effective Date prevent or preclude compliance with one or more provisions of this Agreement, such provisions shall be modified or suspended as may be necessary to comply with such state or federal laws or regulations. Upon discovery of a subsequently enacted federal or state law meeting the requirements of this Section, City or Developer shall provide the other Party with written notice of the state or federal law or regulation, and a written statement of the conflicts thereby raised with the provisions of the LEMC or this Agreement. Promptly thereafter, City and Developer shall meet and confer in good faith in a reasonable attempt to modify this Agreement, as necessary, to comply with such federal or state law or regulation provided City shall not be obligated to agree to any modification materially increasing its obligations or materially adversely affecting its rights and benefits hereunder. In such discussions, City and Developer will attempt to preserve the terms of this Agreement and the rights of Developer derived from this Agreement to the maximum feasible extent while resolving the conflict. If City, in its judgment, determines it necessary to modify this Agreement to address such conflict, City shall have the right and responsibility to do so, and shall not have any liability to Developer for doing so or be considered in breach or default of this Agreement. City also agrees to process, in accordance with the provisions of this Agreement, Developer's proposed changes to the Project that are necessary to comply with such federal or state law and that such proposed changes shall be conclusively deemed to be consistent with this Agreement without further need for any amendment to this Agreement. 3.5. Health and Safety Emergencies. In the event that any future public health and safety emergencies arise with respect to the development contemplated by this Agreement, City -11- agrees that it shall attempt, if reasonably possible as determined by City in its discretion, to address such emergency in a way that does not have a material adverse impact on the Project. 3.6. Reservation of Authority. Any other provision of this Agreement to the contrary notwithstanding, the development of the Project shall be subject to new or modified ordinances, resolutions, rules, regulations, and official policies related to the following: a. Regulatory Fees imposed on the Developer by the City, which are charged by the City to cover its actual and reasonable expenses incurred in processing permits, licenses, and other entitlements related to the Project, administering its cannabis - related ordinance with regard to the Project, and monitoring legal compliance of the Project on the Site, including, but not limited to building and safety - related inspections by the City; b. Development impact fees or charges imposed by the City on and in connection with a development or other similar fees or charges imposed by other governmental entities regardless of whether the City is required to collect or assess such fees pursuant to applicable laws (e.g., school district impact fees pursuant to Government Code Section 65995), or general or special taxes and assessments. C. Procedural regulations related to hearing bodies, petitions, applications, notices, findings, records, hearings, reports, recommendations, appeals, and other similar procedural matters; and d. Regulations, including, but not limited to, the California Building Standards Codes, necessary to protect the public health and safety so long as such regulations are generally applicable and do not impose a severe and significant financial burden on the Developer or materially delay the development or carrying out of the Project as contemplated in this Agreement. ARTICLE 4. COMMUNITY BENEFITS FEE 4.1. Intent. The Parties acknowledge and agree that this Agreement confers substantial private benefits on the Developer that will place significant burdens, including both known costs and potential but currently unknown costs, on City infrastructure, services, and neighborhoods and that the private benefits provided to the Developer should be balanced with commensurate public benefits for the community ( "Community Benefits "). Accordingly, City and Developer recognize and agree that but for Developer's payments as provided herein, City would not and could not approve use of the Site for the Project as provided by this Agreement. City's approval of this Agreement is in reliance upon and in consideration of Developer's agreement to make the payments required hereunder. 4.2. Community Benefits Fee. In addition to Developer's obligation to pay the City through its Regulatory Fees, Developer shall be obligated to provide Community Benefits as follows, which shall be referred to as the "Community Benefits Fee ": -12- a. Community Benefits Fee. Concurrent with the Term Commencement Date, and on each anniversary thereafter, Developer shall make payment to the City pursuant to the following fee schedule: All Cannabis Business $18.72 per square foot of Floor Area activities annually Notwithstanding the foregoing, Developer may elect, on a one -time basis, to make payment of the Community Benefit Fee due on the Term Commencement Date in two equal installments, the first one -half installment to be made on the Term Commencement Date and the second one -half installment to be due and payable on a date six (6) months from the Term Commencement Date. b. Annual Increase. In order to account for the increasing cost of providing City services, the Community Benefits Fee set forth in Section 4.2(a) shall be increased annually commencing on each anniversary of the Term Commencement Date (each of which day shall be referred to as an "Adjustment Date "). Each Adjustment Date shall be numbered in sequence (e.g., First Adjustment Date, Second Adjustment Date, Third Adjustment Date, etc.). Each such annual increase in the Community Benefits Fee shall be determined as follows: Four percent (4 %) of the amount of the Community Benefits Fee payable immediately preceding such adjustment (For example and for illustration purposes only, if Developer's Community Benefits Fee was $318,932.64 [$18.72 x 17,037 square feet of Floor Area] upon the initial issuance of a Cannabis Business Permit on September 15, 2020, the Community Benefits Fee due on the First Adjustment Date, that is, September 15, 2021, is the product of $318,932.64 times 1.04, in which case the Community Benefits Fee payable on the First Adjustment Date would be $331,689.95). 4.3. Penalty. If Developer fails to make a payment of the Community Benefits Fee, as required by this Agreement, the City may impose a "Non- Payment Penalty." A Non- Payment Penalty of five percent (5 %) shall be applied to all past due Community Benefits Fees. The City shall deliver to Developer a "Notice of Non - Payment Penalty." Payment of the Non- Payment Penalty and past due Community Benefits Fees shall be in a single installment due on or before a date fifteen (15) days following delivery of the Non - Payment Penalty. 4.4. Interest on Unpaid Non - Performance Penalty; Past Due Community Benefits Fees. If Developer fails to pay the Non - Performance Penalty and all past due Community Benefits Fees after City has delivered the Notice of Non - Performance Penalty, then, in addition to the principal amount of the Non- perfonmance Penalty and past due Community Benefit Fees, Developer shall pay City interest at the rate of eighteen percent (18 %) per annum, computed on the principal amount of the Non - Performance Penalty and past due Community Benefit Fees, from a date fifteen (15) days following delivery of the Notice of Non - performance Penalty. Notwithstanding the foregoing provisions of this Section 4.4, in no event shall the rate of interest -13- payable by Developer exceed the maximum rate of interest permitted to be charged under applicable law. ARTICLE 5. INSURANCE AND INDEMNIFICATION 5.1. General Liability Insurance. Developer shall maintain comprehensive general liability insurance issued by a California admitted insurance courier whose Best Insurance Guide, current edition insurance rating is not less than "B +(vii)" with a per - occurrence combined single limit of not less than Two Million Dollars ($2,000,000) with a claim deduction not more than One Hundred Thousand Dollars ($100,000) per claim. Such insurance policy shall name the City and City's elected and appointed councils, boards, commissions, legislative bodies, officials, employees, and representatives as "Additional Insureds" by endorsement with respect to the performance of this Agreement and shall include either a severability of interest clause or cross - liability endorsement and other customary and reasonable endorsements and provisions approved by the City's risk manager. 5.2. Workers' Compensation Insurance. Developer shall maintain workers' compensation insurance for all its employees employed at or on the Project. Developer shall require each contractor and subcontractor working at or on the Project to provide workers' compensation insurance for its respective employees. Developer indemnification of City set forth in Section 5.4 of this Agreement shall apply to Developer's failure to maintain any such insurance. 5.3. Evidence of Insurance. Evidence of the insurance in favor of the City required under Section 5.1 shall be provided to the City as of the Effective Date. Thereafter no Cannabis Business Permit for the Project shall be valid unless and until Developer furnishes satisfactory evidence of the other insurance required in Article 5 of this Agreement. In each case, the evidence of insurance provided to the City shall include satisfactory evidence that the insurance carrier shall give the City at least fifteen (15) days' prior notice of the cancellation or reduction in coverage of each policy of insurance required in Article 5 of this Agreement. 5.4. Indemnification. The Developer agrees to indemnify, defend with counsel acceptable to City, and hold harmless the City and City's elected and appointed councils, boards, commissions, legislative bodies, officials, employees, and representatives from any and all claims, costs (including legal fees and costs), or liabilities of any kind arising out of or connected to any act or omission of Developer or Developer's contractor, subcontractor, agent, or representative related to its establishment or operation of the Project or arising out of or related to the approval or issuance of any permit, license, or approval by the City for the Project, except to the extent such claims, costs, and liabilities are caused by the sole negligence or willful misconduct of the City. The Developer agrees that it shall be responsible for all costs incurred by the City in the event of a third -party challenge related to such claims, costs, or liabilities. 5.5. Failure to Indemnify. The Developer's failure to indemnify the City, when required by this Agreement, shall constitute a material breach of this Agreement and of any applicable Conditional Use Permit, Cannabis Business Permit, and Additional City Approvals, which shall entitle the City to all remedies available under law, including, but not limited to, -14- specific performance and damages. Failure to indemnify shall constitute grounds upon which the City may rescind its approval of any entitlement, permit, or license related to the Project, or any portion thereof, and a waiver of Developer's right to file a claim, action, or proceeding against the City and City's elected and appointed councils, boards, commissions, legislative bodies, officials, employees, and representatives based upon the City's rescission or revocation of any applicable Conditional Use Permit, Cannabis Business Permit, and Additional City Approvals, or City's failure to defend any claim, action, or proceeding based upon Developer's failure to indemnify the City. 5.6. Waiver of Damages; Referendum. Notwithstanding anything in this Agreement to the contrary, the Parties acknowledge that City would not have entered into this Agreement had it been exposed to liability for damages from the Developer and, therefore, the Developer hereby waives all claims for damages against City for breach of this Agreement. The approvals (including development agreements) must be approved by the City Council and that, under law, the City Council's discretion to vote in any particular way may not be constrained by contract. The Developer therefore waives all claims for damages against City in the event that this Agreement or any Project approval is: (1) not approved by the City Council or (2) is approved by the City Council, but with new changes, amendments, conditions, or deletions to which Developer is opposed. Developer further acknowledges that, as an instrument which must be approved by ordinance, a development agreement is subject to referendum; and that, under law, the City Council's discretion to avoid a referendum by rescinding its approval of the underlying ordinance may not be constrained by contract, and Developer waives all claims for damages against City in this regard. 5.7. Bankruptcy. The obligations of this Agreement shall not be dischargeable in bankruptcy. ARTICLE 6. MORTGAGEE PROTECTION This Agreement, once executed and recorded, shall be superior and senior to any lien placed upon the Site or any portion thereof following recording of this Agreement, including the lien of any deed of trust or mortgage ( "Mortgage "). Notwithstanding the foregoing, no breach hereof shall defeat, render invalid, diminish, or impair the lien of any Mortgage made in good faith and for value. This Agreement shall immediately be deemed in default and immediately terminate upon the foreclosure or transfer of any interest in the Site or Project, whether by operation of law or any other method of interest change or transfer, unless the City Manager has authorized such change or transfer in advance, in writing. ARTICLE 7. PERIODIC REVIEW City shall review this Agreement ( "Periodic Review ") in accordance with the Development Agreement Ordinance, including LEMC, Section 19.12.140 and the procedures set forth in LEMC, Section 19.12.150. Notwithstanding the foregoing, the City's failure to review the Developer's compliance with this Agreement, at least annually, will not constitute or be asserted by either Party as a breach by the other Party. -15- ARTICLE 8. DEFAULT 8.1. General Provisions. The failure of either Party to perform any obligation or duty under this Agreement within the time required by this Agreement shall be a default and after the giving of notice and the passage of the applicable amount of time, such a default shall constitute an event of default. 8.2. Notice. The "Complaining Party" may not assert that an event of default has occurred against the "Defaulting Party" unless the Complaining Party has first given written notice to the Defaulting Party, specifying the nature of the default and the manner in which the default may be cured, if known to the Complaining Party. Any failure or delay by the Complaining Party in giving such notice shall not waive such default or waive any of the Complaining Party's remedies. 8.3. Cure. The Defaulting Party shall have thirty (30) days from the receipt of notice to cure the default except as provided in the next sentence. In the case of a monetary default (e.g. failure to make the payments of fees required under this Ordinance), any such default must be cured by the payment of the amount demanded within such thirty (30) day period. In the case of non - monetary defaults, if the default cannot be reasonably cured within such time, the default shall be deemed cured if. of notice; a. The cure is commenced at the earliest practicable date following receipt b. The cure is diligently prosecuted to completion; C. At the earliest practicable date (but in no event later than thirty (30) days after receiving the notice of default), the Defaulting Party provides written notice to the Complaining Party that the cure cannot be reasonably completed within such thirty (30) day period; and d. The default is cured at the earliest practicable date, but in no event later than sixty (60) days after receipt of the first notice of default. 8.4. Remedies. If the Defaulting Party fails to cure a default in accordance with the foregoing, an event of default shall be deemed to have occurred and the Complaining Party shall have the right to seek all appropriate remedies, at law or in equity, including specific penalty or termination of this Agreement without further or separate notice to the Defaulting Party. 8.5. Estoppel Certificates. a. City shall, upon not less than thirty (30) days prior written notice, execute, acknowledge, and deliver to Developer, Developer's lender, potential investors, or assignees an estoppel certificate in writing which certifies that this Agreement is in full force and effect, that there are no breaches or defaults under the Agreement except as described in such estoppel certificate, and that the Agreement has not been modified or terminated and is enforceable in accordance with its terms and conditions. -16- b. The City may recover its actual and reasonable costs and attorneys' fees in connection with the timely dealing of any such estoppel certificate, in an amount not to exceed $2,500 per estoppel certificate. ARTICLE 9. OTHER GENERAL PROVISIONS 9.1. Assignment. The rights and obligations of Developer hereunder shall not be assigned or transferred, except that on thirty (30) days written notice to City, Developer may assign all or a portion of Developer's rights and obligations there under to any person or persons, partnership or corporation who purchases all or a portion of Developer's right, title and interest in the Site, or Project, provided such assignee or grantee assumes in writing each and every obligation of Developer hereunder yet to be performed, and further provided that Developer obtains the written consent of City to the assignment, which consent shall not be unreasonably withheld. Notwithstanding the foregoing provision concerning the written consent of City, and provided that the assignment is to an affiliate of Developer (an entity which is controlled by, controls, or is under common control with, Developer), the City shall in such cases provide its written consent provided that all other requirements of this Section 9.1 are satisfied. The notice to City shall include the identity of any such assignee and a copy of the written assumption of the assignor's obligations hereunder pertaining to the portion assigned or transferred. After such notice and the receipt of such consent, the assignor shall have no further obligations or liabilities hereunder. The City Manager may act on behalf of City regarding any actions concerning the assignment of this Agreement. 9.2. Notices. Any notice shall be in writing and given by delivering the same in person or by sending the same by registered, or certified mail, return receipt requested, with postage prepaid, or by overnight delivery, to the respective mailing addresses, as follows: If to City: City of Lake Elsinore 130 S. Main Street Lake Elsinore, CA 92530 Attn: City Manager If to Developer: Rahman & Associates LLC 328 N. State Street, Suite A Hemet, CA 92543 Attn: Belal I. Rahman Either City or Developer may change its mailing address at any time by giving written notice of such change to the other in the manner provided herein at least ten (10) days prior to the date such change is effected. All notices under this Agreement shall be deemed given, received, made or communicated on the earlier of the date personal delivery is effected or on the delivery date or attempted delivery date shown on the return receipt, or air bill. 9.3. Governing Law and Venue. This Agreement shall be interpreted and governed according to the laws of the State of California. In the event of litigation between the Parties, venue, without exception, shall be in the Riverside County Superior Court of the State of -17- California. If, and only if, applicable law requires that all or part of any such litigation be tried exclusively in federal court, venue, without exception, shall be in the Central District of California located in the City of Riverside, California. 9.4. Severability. If this Agreement in its entirety is determined by a court to be invalid or unenforceable, this Agreement shall automatically terminate as of the date of final entry of judgment. If any term or provision of this Agreement shall be determined by a court to be invalid and unenforceable, or if any term or provision of this Agreement is rendered invalid or unenforceable according to the terms of any federal or state statute, any provisions that are not invalid or unenforceable shall continue in full force and effect and shall be construed to give effect to the intent of this Agreement. The Parties expressly agree that each Party is strictly prohibited from failing to perform any and all obligations under this Agreement on the basis that this Agreement is invalid, unenforceable, or illegal. By entering into this Agreement, each Party disclaims any right to tender an affirmative defense in any arbitration or court of competent jurisdiction, that performance under this Agreement is not required because the Agreement is invalid, unenforceable, or illegal. 9.5. Constructive Notice and Acceptance. Every person who after the Effective Date and recording of this Agreement owns or acquires any right, title, or interest to any portion of the Site is and shall be conclusively deemed to have consented and agreed to every provision contained herein, whether or not any reference to this Agreement is contained in the instrument by which such person acquired an interest in the Site, and all rights and interests of such person in the Site shall be subject to the terms, requirements, and provisions of this Agreement. 9.6. Reserved. 9.7. Waiver. A waiver by any Party of any breach of any term, covenant, or condition herein contained or a waiver of any right or remedy of such Party available hereunder, at law or in equity, shall not be deemed to be a waiver of any subsequent breach of the same or any other term, covenant, or condition herein contained or of any continued or subsequent right to the same right or remedy. No Party shall be deemed to have made any such waiver unless it is in writing and signed by the Party so waiving. 9.8. Integration. This Agreement, together with its specific references, attachments, and Exhibits, constitutes all of the agreements, understandings, representations, conditions, warranties, and covenants made by and between the Parties hereto. Unless set forth herein, no Party to this Agreement shall be liable for any representations made, express or implied. 9.9. Captions. The captions of this Agreement are for convenience and reference only and the words contained therein shall in no way be held to explain, modify, amplify, or aid in the interpretation, construction, or meaning of the provisions of this Agreement. 9.10. Mandatory and Permissive. "Shall" and "will" and "agrees" are mandatory. "May" or "can" are permissive. 9.11. Counterparts. This Agreement may be executed simultaneously and in several counterparts, each of which shall be deemed an original, but which together shall constitute one and the same instrument. so 9.12. Other Documents. The Parties agree that they shall cooperate in good faith to accomplish the objectives of this Agreement and, to that end, agree to execute and deliver such other instruments or documents as may be necessary and convenient to fulfill the purposes and intentions of this Agreement. 9.13. Authority. All Parties to this Agreement warrant and represent that they have the power and authority to enter into this Agreement. 9.14. Advice of Legal Counsel. Each Party acknowledges that it has reviewed this Agreement with its own legal counsel and, based upon the advice of that counsel, freely entered into this Agreement. 9.15. Attorneys' Fees and Costs. Unless otherwise provided in this Agreement, if any action at law or in equity, including action for declaratory relief, is brought to enforce or interpret provisions of this Agreement, the prevailing Party shall be entitled to reasonable attorney's fees and costs, which may be set by the court in the same action or in a separate action brought for that purpose, in addition to any other relief to which such Party may be entitled. 9.16. Calculation of Time Period. All time referenced in this Agreement shall be calendar days, unless the last day falls on a legal holiday, Saturday, or Sunday, in which case the last day shall be the next business day. 9.17. Recordation of Development Agreement. The City Clerk shall cause a copy of this Agreement to be recorded against title of the Site within ten (10) business days of the Effective Date. [SIGNATURES ON NEXT PAGE] -19- IN WITNESS WHEREOF, the Parties have executed this Agreement as of the dates set forth below. Date: ATTEST: By: City Clerk "CITY" CITY OF LAKE ELSINORE, a municipal corporation Mayor "DEVELOPER" RAHMAN & ASSOCIATES LLC, a California limited liability company Date: -1S 2_ By: n� �D Name. B elal I. Rahman Its: Managing Member REFER TO ATTAC"EL► CA ALL - PURPOSE ACI(N❑l1'Lt. L)GME'NT -20- A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document. STATE OF CALIFORNIA ) County of hemcud- On ' �efore me, 0 met r a Notary Pu ic, personally appeared I who proved to me on the basis of satisfactory evidence to be the person(sj' whose na *411 are r' subsc ed to the within instrument and acknowledged to me thattshe /they executed the same it /her/their authorized eapacity(kx4, and that b is erltheir signaturckea on the instrument the persons% or the entity upon behalf of which the persop(s) acted, executed the instrument. I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct WITNESS my hand and official seal Signature f otary B. GOMEZ D AZ COMM1181W No. anon MOfA1lY COL 40 F11lLIC•CAtlfgRNlA A +w[�tll�f " 1.00 !Z. MJL (Affix seal here) A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document. STATE OF CALIFORNIA County of On , before me, a Notary Public, personally appeared who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is /are subscribed to the within instrument and acknowledged to me that he /she /they executed the same in his /her /their authorized capacity(ies), and that by his /her /their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct WITNESS my hand and official seal. Signature of Notary (Affix seal here) A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document. STATE OF CALIFORNIA County of On before me, a Notary Public, personally appeared who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is /are subscribed to the within instrument and acknowledged to me that he /she /they executed the same in his /her /their authorized capacity(ies), and that by his /her /their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct WITNESS my hand and official seal. Signature of Notary (Affix seal here) EXHIBIT A LEGAL DESCRIPTION The real property referred to herein is situated in the County of Riverside, City of Lake Elsinore, State of California, and is described as follows: LOT 1 THROUGH 10 INCLUSIVE IN BLOCK 2, WALL AND STARBIRDS RESUBDIVISION, AS SHOWN BY MAP ON FILE IN BOOK 10, PAGE 492 OF MAPS, RECORDS OF SAN DIEGO COUNTY, CALIFORNIA. EXCEPTING THEREFROM THAT PORTION OF SAID LAND CONVEYED TO THE STATE OF CALIFORNIA, FOR HIGHWAY PURPOSES, BY DEEDS RECORDED JANUARY 10, 1957, IN BOOK 2022, PAGE 180, OF OFFICIAL RECORDS OF RIVERSIDE COUNTY, CALIFORNIA, AND JANUARY 17, 1980 AS INSTRUMENT NO. 11030, OF OFFICIAL RECORDS OF RIVERSIDE COUNTY, CALIFORNIA. ALSO EXCEPTING THEREFROM ANY PORTION OF SAID LAND LYING WITHIN COUNTY HIGHWAY ROUTE II, 60 FEET WIDE. [APN 377 - 220 -024] EXHIBIT B SITE PLAN AND FLOOR PLAN The Site Plan and Floor Plan is on file as a public record and available for review at the City of Lake Elsinore's City Clerk's Office located 130 South Main Street Lake Elsinore, CA 92530. EXHIBIT C PROPERTY OWNER CONSENT Shadee I Rahman, on behalf of RA & B Developments LLC, being the owner of the real property described in Exhibit A to this Development Agreement by and between the City of Lake Elsinore and Rahman & Associates LLC, dated for identification as of June 1, 2020 (the "Agreement "), does hereby consent to the recordation of said Agreement in the Official Records of the County of Riverside. Date: S - 15 2 C) [notary required] RA & B Developments LLC, a California limited liability company �Z G__-- ShacTee I. Rahman, Managing Member REFL'RTO ATTACH" CA ALL - PURPOSE ACKN01'x'I 'UCMEI'iT A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document. STATE OF CALIFORNIA ) County of On 00((A IS-, "'?& IC) before me_- � - GO P'4-- a Notary Pubi., personally appeared --"e KkLvnL!3 who proved to me on the basis of satisfactory evidence to be the erso whose nam i are subseri ed to the within instrument and acknowledged o me that ie he /they executed the same in ti ter /their authorized capacity(.ie5), and that by hisi 'her /their signature( on the instrument the personCoe , or the entity upon behalf of which the person(g) acted, executed the instrument. I certify under PENALTY OF PERJ foregoing paragraph is true and correct WITNESS my hand and official seal. W'ff�,Q' Signature of Na URY under the laws of the State of California that the CoMiSSW No. Z NOTARY PUKIC•CALIFORNIA RIVERSIDE COUNTY IMIr Cv... �. �u�rE Zs, F413 (Affix seal here) PROJECT: PROJECT NAME: PROJECT LOCATION: APPROVAL DATE: EFFECTIVE DATE: EXPIRATION DATE: GENERAL CONDITIONS OF APPROVAL PA 2018 -49 /TPM 37710/1 DR 2019 -01 Pennington Industrial APN: 377 - 160 -014 April 28, 2020 April 28, 2020 April 28, 2022 Planning Application No. 2018 -49 (Tentative Parcel Map No. 37710 and Industrial Design Review No. 2019 -01) is a proposal to construct three (3) industrial buildings ranging in size from 19, 200 sq. ft. to 39,000 sq. ft. (91,140 square foot total) with 167 parking spaces. The tentative parcel map proposes to subdivide the 5.01 gross acre site into three (3) parcels that are 1.06 acres, 1.72 acres, and 2.01 acres, respectively (Project). The Project is located at the located at the southeasterly corner of Chaney Street and Minthorn Street (APN: 377- 160 -014). 2. The applicant shall defend (with counsel acceptable to the City), indemnify, and hold harmless the City, its Officials, Officers, Employees, Agents, and its Consultants (Indemnitees) from any claim, action, or proceeding against the Indemnitees to attack, set aside, void, or annul an approval of the City, its advisory agencies, appeal boards, or legislative body concerning approval, implementation and construction of IDR 2019 -01 and TPM 37710, which action is bought within the time period provided for in California Government Code Sections 65009 and /or 66499.37, and Public Resources Code Section 21167, including the approval, extension or modification of IDR 2019 -01 and TPM 37710 or any of the proceedings, acts or determinations taken, done, or made prior to the decision, or to determine the reasonableness, legality or validity of any condition attached thereto. The Applicant's indemnification is intended to include, but not be limited to, damages, fees and /or costs awarded against or incurred by Indemnitees and costs of suit, claim or litigation, including without limitation attorneys' fees, penalties and other costs, liabilities and expenses incurred by Indemnitees in connection with such proceeding. The City will promptly notify the applicant of any such claim, action, or proceeding against the City. If the project is challenged in court, the City and the applicant shall enter into formal defense and indemnity agreement, consistent with this condition. 3. Within 30 days of project approval, the applicant shall sign and complete an "Acknowledgment of Conditions" and shall return the executed original to the Community Development Department for inclusion in the case records. Fees 4. The applicant shall pay all applicable fees as identified in Exhibit A, at the rate in effect at the time of payment by the payment milestone. No deferral of fees shall be granted unless approved by the City Council, which will require the applicant to execute a contract or other written instrumtent to pay the fee or charge at a later milestone than what is specified in Table 1 Applicant's Initials: Page 1 of 25 Conditions of Approval PA 2013 -31 PC: CC: Table 1 Fee Payment Milestone Area Drainage (Warm Springs East District ) Final Map Approval or Building Permit Issuance, whichever occurs first Building Permit Building Permit Issuance Development Impact Fees DIF Building Permit Issuance Animal shelter facilities Building Permit Issuance City Hall and public works facilities Building Permit Issuance Community center facilities Building Permit Issuance Fire Facilities Fees Building Permit Issuance Lakeside Facilities Fees Building Permit Issuance Traffic Infrastructure Fees TIF Building Permit Issuance Grading Permit & Fee post grading security Grading Permit Issuance MSHCP Building or Grading Permit Issuance, whichever occurs first School Mitigation Fees Building Permit Issuance Stevens Kangaroo Rat Grading Permit Issuance Transportation Uniform Mitigation TUMF Issuance of a Certificate of Occupancy or Final Inspection, whichever occurs first PLANNING DIVISION 5. Conditional Use Permit No. 2019 -09 shall be limited to the floor plan prepared by the applicant and included in the staff report. In the event the applicant proposes to modify the floor plan, the modification shall be subject to review by the Community Development Director. The Community Development Director may approve the modification or refer the matter to the Planning Commission if judged to be substantial. 6. Industrial Design Review No. 2019 -03 shall lapse and become void two years following the date on which the design review became effective, unless one of the following: (1) prior to the expiration of two years, a building permit related to the design review is issued and construction commenced and diligently pursued toward completion; or (2) prior to the expiration of two years, the applicant has applied for and has been granted an extension of the design review approval pursuant to subsections (1) and (2) of LEMC, Section 17.415.050.1.1. Notwithstanding conditions to the contrary, a design review granted pursuant to LEMC Section 17.415.050.1.2 shall run with the land for this two -year period, subject to any approved extensions, and shall continue to be valid upon a change of ownership of the site, which was the subject of the design review application. 7. The applicant shall provide all project - related on -site and off -site improvements as required by these Conditions of Approval. 8. All Conditions of Approval shall be reproduced on page one of building plans prior to their Applicant's Initials: Page 2 of 25 Conditions of Approval PA 2013 -31 PC: CC: acceptance by the Building and Safety Division, Community Development Department. All Conditions of Approval shall be met prior to the issuance of a Certificate of Occupancy. 9. All future development proposals shall be reviewed by the City on a project by project basis. If determined necessary by the Community Development Director or designee, additional environmental analysis will be required. 10. Prior to the issuance of a building plan the applicant shall submit a revised color palette for review and approval by the Community Development Directgor, or designee. 11. Any proposed minor revisions to approved plans shall be reviewed and approved by the Community Development Director or designee. Any proposed substantial revisions to the approved plans shall be reviewed according to the provisions of the Municipal Code in a similar manner as a new application. 12. Provisions of the City's Noise Ordinance (LEMC Chapter 17.176) shall be satisfied during all site preparation and construction activity. Site preparation activity and construction shall not commence before 7:00 AM and shall cease no later than 5:00 PM, Monday through Friday. Only finish work and similar interior construction may be conducted on Saturdays and may commence no earlier than 8:00 am and shall cease no later than 4:00 p.m. Construction activity shall not take place on Sunday, or any Legal Holidays. 13. No individual signs are approved as part of this approval. The applicant or designee shall submit an application for a sign permit, pay appropriate fees and receive approval from the Community Development Department for any sign(s) installed at the project site. OR The applicant shall submit a sign program for review and approval of the Planning Commission prior to installation. 14. Graffiti shall be removed within 24 hours. 15. The entire site shall be kept free from trash and debris at all times and in no event shall trash and debris remain for more than 24 hours. 16. All roof mounted or ground support air conditioning units or other mechanical equipment incidental to development shall be architecturally screened or shielded by landscaping so that they are not visible from neighboring property or public streets. Any roof mounted central swamp coolers shall also be screened, and the Community Development Director, prior to issuance of building permit shall approve screening plan. 17. The property address (in numerals at least six inches high) shall be displayed near the entrance and be easily visible from the front of the subject property and public right -of -way. 18. The applicant shall construct trash enclosure(s) with a decorative roof to match the colors, materials and design of the project architecture. 19. Landscaping installed for the project shall be continuously maintained to the reasonable satisfaction of the Community Development Director. If it is determined that the landscaping is not being maintained, the Director of Community Development shall have the authority to require the property owner to bring the landscaping into conformance with the approved landscape plan. The continued maintenance of all landscaped areas shall be the responsibility of the developer or any successors in interest. Applicant's Initials: Page 3 of 25 Conditions of Approval PC: PA 2013 -31 CC: 20. The proposed location of on -site construction trailers shall be approved by the Community Development Director or designee. A cash bond of $1,000 shall be required for any construction trailers placed on the site and used during construction. Bonds will be released after removal of trailers and restoration of the site to an acceptable state, subject to approval of the Community Development Director or designee. Such trailer(s) shall be fully on private property and outside the public right of way. 21. If any of the conditions of approval set forth herein fail to occur, or if they are, by their terms, to be implemented and maintained over time, if any of such conditions fail to be so implemented and maintained according to their terms, the City shall have the right to revoke or modify all approvals herein granted, deny or further condition issuance of all future building permits, deny revoke, or further condition all certificates of occupancy issued under the authority of approvals herein granted; record a notice of violation on the property title; institute and prosecute litigation to compel their compliance with said conditions or seek damages for their violation. Prior to Issuance of Grading Permits /Building Permits 22. Prior to issuance of a building permit, the applicant shall submit water and sewer plans to the Elsinore Valley Municipal Water District ( EVMWD) for review and approval. The applicant shall incorporate all EVMWD required conditions and standards. 23. A uniform hardscape and street furniture design including seating benches, trash receptacles, free - standing potted plants, bike racks, light bollards, etc., shall be utilized and be compatible with the architectural style. Detailed designs shall be submitted for Planning Division review and approval prior to the issuance of building permits. 24. Prior to issuance of Building Permit, the Applicant shall submit a photometric study to the Community Development Department for review and approval. The plan shall ensure that all exterior on -site lighting are shielded and directed on -site so as not to create glare onto neighboring properties and streets or allow illumination above the horizontal plane of the fixture. 25. Prior to the issuance of a Building Permit, all exterior wall mounted and freestanding light fixtures shall be submitted for review and approval by the Director of Community Development, or their designee. Light fixtures shall compliment the architectural style of the buildings onsite. 26. Prior to the issuance of a Building Permit, the color, finish and pattern of all decorative paving onsite shall be submitted for review and approval by the Director of Community Development, or their designee. 27. Prior to issuance of a building permit, Final Landscaping / Irrigation Detail Plans (one full size set along with a PDF copy) shall be submitted along with appropriate fees for review and approval by the Community Development Director or designee. a. All planting areas shall have permanent and automatic sprinkler system with 50% plant coverage using a drip irrigation method. b. All planting areas shall be separated from paved areas with a six inch (6 ") high and six inch (6 ") wide concrete curb. Runoff shall be allowed from paved areas into landscape Applicant's Initials: Page 4 of 25 Conditions of Approval PA 2013 -31 PC: CC: areas. c. Planting within fifteen feet (15') of ingress /egress points shall be no higher than twenty - four inches (24 "). d. Landscape planters shall be planted with an appropriate parking lot shade tree pursuant to the LEMC and Landscape Design Guidelines. e. No required tree planting bed shall be less than 5 feet wide. f. Root barriers shall be installed for all trees planted within 10 feet of hardscape areas to include sidewalks. g. Any transformers and mechanical or electrical equipment shall be indicated on landscape plan and screened as part of the landscaping plan. h. The landscape plan shall provide for ground cover, shrubs, and trees and meet all requirements of the City's adopted Landscape Guidelines. i. All landscape improvements shall be bonded 100% for material and labor for two years from installation sign -off by the City. Release of the landscaping bond shall be requested by the applicant at the end of the required two years with approval /acceptance reviewed by the Landscape Consultant and approved by the Community Development Director or Designee. j. All landscaping and irrigation shall be installed within affected portion of any phase at the time a Certificate of Occupancy is requested for any building. k. Final landscape plan must be consistent with approved site plan. I. Final landscape plans to include planting and irrigation details. m. Final landscape plans shall include drought tolerant planting consistent with Elsinore Valley Municipal Water District standards subject to plan check and approval by the City's landscape plan check consultant. n. No turf shall be permitted. 28. The uses authorized by this Conditional Use Permit must be conducted in accordance with all applicable state and local laws, including, but not limited to compliance with the most current versions of the provisions of the California Code of Regulations that regulate the uses permitted hereby. Any violation thereof shall be a violation of the conditions of this permit and may be cause for revocation of this permit. 29. The applicant shall at all times comply with Chapter 17.176 (Noise Ordinance) of the LEMC. Prior to the issuance of a building permit, documentation demonstrating compliance shall be provided. 30. The applicant shall at all times comply with Chapter 14.08 (Stormwater /Urban Runoff Management and Discharge Control of the LEMC. Prior to the issuance of a building permit, documentation demonstrating compliance shall be provided. 31. Odor control devices and techniques shall be incorporated to ensure that odors from marijuana are not are not detected outside the property, anywhere on adjacent property or public right -of -way, or within any other units located within the same building as the cannabis facility. Building and mechanical permits must be obtained from the Building Division prior to work commencing on any part of the odor control system. 32. Air quality control devices and techniques shall be incorporated to ensure that the ambient external air quality is not impacted by the cannabis facility. Building and mechanical permits must be obtained from the Building Division prior to work commencing on any part of the air quality control system. Prior to the Building Division issuing a building permit contact the South Coast Air Quality Management District (AQMD) located at: 21865 Copley Dr. Diamond Bar, CA 91765 -4178, Tel: 909- 396 -2000. A building permit shall not issued until Applicant's Initials: Page 5 of 25 Conditions of Approval PC: PA 2013 -31 CC: an Identification Number is provided by AQMD and any applicable permits have been issued. 33. Applicant shall contact the Elsinore Valley Municipal Water District (the local water and sewer purveyor) and submit an application and plans for project review. Applicant must obtain approval of all plans prior to the issuance of a building permit and a letter of project completion by the District prior to the issuance of a Certificate of Occupancy. Any Cannabis facility shall meet the minimum requirements of the district and not discharge any material into a sewer system without first obtaining approval. 34. No outdoor storage, cultivation, manufacturing or any other form of use of cannabis or cannabis products, byproducts or waste are permitted at any time. 35. The sale, dispensing, or consumption of alcoholic beverages on or about the premises is prohibited. 36. The consumption of any cannabis or cannabis product in any form is prohibited from occurring onsite. 37. The owner /operator shall prohibit loitering by persons outside the facility both on the premises and within fifty feet (50') of the premises. 38. Persons under the age of twenty -one (21) years shall not be allowed on the premises of this business. It shall be unlawful and a violation of this CUP for the owner /operator to employ any person who is not at least twenty -one (21) years of age. 39. There shall be no loitering in or around the business. 40. The operator shall maintain free of litter all areas of the premises under which applicant has control. 41. No cannabis or cannabis products, or graphics depicting cannabis or cannabis products, shall be visible from the exterior of this property, or on any of the vehicles owned or used as part of the cannabis business. 42. Cannabis liquid or solid waste must be made unusable and unrecognizable before leaving a secured storage area and shall be disposed of at facility approved to receive such waste. 43. Extraction and post - processing winterization operations shall be conducted according to the approved Registered Design Professional's technical report; approved Fire Protection Plan; and the approved building construction plans. Any change in equipment, operation, or hazard shall be submitted to the City for review and approval before the change taking place. 44. The storage, use, and disposal of volatiles, solvents, or hazardous materials at this facility shall be conducted according to the 2016 California Fire Code and the Riverside County Environmental Health Department regulations. 45. All cannabis and cannabis products sold, distributed or manufactured shall be cultivated, manufactured, and transported by licensed facilities that maintain operations in full conformance with State and local regulations. 46. Cannabis Facility Site Restricted. Applicant's Initials: Page 6 of 25 Conditions of Approval PA 2013 -31 • No cannabis permittee shall open their cultivation site to the public. PC: CC: • No cannabis permittee shall allow anyone on the cultivation site, except for managers, staff, and other persons with a bona fide business or regulatory purpose for being there, such as contractors, inspectors, and cannabis transporters. • A manager must be onsite at all times that, any other person, except for security guards, is on the site. • While onsite, managers and staff of the cannabis cultivation permittee must wear their identification badge at all times. • Any person other than managers or staff who are on the cultivation site must sign in, wear a visitor badge, and be escorted on the site by a manager at all times. 47. The use shall be conducted, at all times, in a manner that will allow the quiet enjoyment of the surrounding neighborhood. The operator shall institute whatever security and operational measures are necessary to comply with this requirement. 48. If operation of this use triggers concerns related to parking, noise, traffic, or other impacts, at the discretion of the Community Development Director, this Conditional Use Permit may be referred back to the Planning Commission for subsequent review at a Public Hearing. If necessary, the Commission may modify or add conditions of approval to mitigate such impacts, or may revoke said Conditional Use Permit. Site Security Plans 49. Each cannabis facility shall have a security plan approved by the City prior to the issuance of a Cannabis Business Permit. The security plan shall be a narrative and also an include a detailed security plan delineating the physical location of the specific equipment. The proposed security plan must include the following at a minimum: Summary of the security plan, this shall be included in the project description, all other elements shall be incorporated as a separate attachment, entitled security plan, to the project description. Security surveillance cameras. Security surveillance cameras and a video recording system must be installed to monitor all doors into the buildings on the site, the parking lot, loading areas, and all exterior sides of the property adjacent to the public rights of way. The cameras and recording system must be of adequate quality, color rendition, and resolution to allow the identification of any individual present on the site. The recording system must be capable of exporting the recorded video in standard MPEG formats to another common medium, such as a DVD or USB drive. Security video recording and retention. Video from the security surveillance cameras must be recording at all times (24 hours a day, seven days a week) and the recording shall be maintained for at least 30 days. The video recordings shall be made available to the City upon request. Applicant's Initials: Page 7 of 25 Conditions of Approval PA 2013 -31 Location of security cameras and the areas to be covered by the security cameras. Location of audible interior and exterior alarms. • Location of exterior lighting. • Name and contact information of Security Company. PC: CC: • Entrances to all dispensing and cultivation areas will be locked and under control of staff at all times. • Name of security guard and proof that security guard is licensed by the California Department of Consumer Affairs and whether security guard will be present at the cannabis facility during all hours of operation. • If the security guard is to be armed, proof that security guard possesses a valid Security Guard Card and Firearms Permit issued by the California Department of Consumer Affairs. • Alarm system. Professionally and centrally- monitored fire, robbery, and burglar alarm systems must be installed and maintained in good working condition. The alarm system must include a private security company that is required to respond to every alarm. 50. Any modifications to the approved security plan shall be reviewed and approved prior to the modifications being implemented. 51. Site security plans requirements may change at the sole discretion of the City. Any changes of requirements imposed by the City shall be complied at minimum during the annual inspection process or sooner as required by the City. 52. In the event any discrepancies between local and state regulations exist, the more restrictive requirements shall prevail. Fire Protection Plan 53. Each cannabis facility shall have fire protection plan approved by the Fire Marshal prior to the issuance of a Cannabis Business Permit. The fire protection plan shall be a narrative and also include a detailed fire protection plan delineating the physical location of the specific equipment. The proposed fire protection plan must include the following at a minimum: Summary of the fire protection plan, this shall be included in the project description, all other elements shall be incorporated as a separate attachment, entitled security plan, to the project description. Occupancy Classification. The Use and Occupancy Classification of Marijuana Business. Please identify the proposed use and occupancy classification of the proposed use. Use and occupancy classifications may be found in Chapter 3 of the California Building Code (CBC), and California Fire Code (CFC). Applicant's Initials: Page 8 of 25 Conditions of Approval PA 2013 -31 PC: CC: • Hazard Communication. When storing or using any type of hazardous materials, CFC Section 407 should be followed and the appropriate paperwork made accessible to the fire code official. Additionally the CFC should be consulted. The CFC gives responders the information of the hazardous chemicals that is on the property. • Material Safety Data Sheets (MSDS) shall be on property and made easily accessible. • Containers and /or packages related to hazardous materials shall be properly labeled and warning signage shall be properly displayed and easily visible. • All persons shall be trained on what to do in the event of an emergency involving hazardous material on the property. Fire protection plans shall refer to the location of all hazard communication information. • Interior Finishes. It is common in marijuana grow facilities to use a Visqueen® or Mylar® type plastic /polyethylene or polyester sheeting to cover walls and ceilings. Any use of plastic to enclose rooms or cover walls and /or ceilings must be installed in accordance with building and fire code requirements. Interior finishes must comply with flame spread ratings in accordance with Table 803.3 of the CFC. (Note: Hanging plastic from ceilings or suspended overhead structures to create wall dividers is typically NOT compliant with code provisions for a wall partition or interior finish.) • Exits and Exit Signage, Egress Security measures are often extreme in cannabis facilities. The desire for security in no way overrides the minimum requirements for exiting and egress. Common issues associated with exits and egresses are as follows: Number of exits shall be in accordance with the CFC. Fire protection plan shall identify • Means of egress cannot be concealed in any way. • Exit doors and their function (these cannot be eliminated without prior approval). • Where 2 or more exits are required, egress doors are required to swing in the direction of egress travel. • Where more than one exit is required, illuminated exit signs are to be provided that must be readily visible from any direction of egress travel. • Intermediary exit signs may also be required per Section 1013 of the CFC. • H occupancies require specific considerations for exiting. • Locks and Key Box Where security and life safety objectives conflict, alternative measures may be required or permitted by the City. SECURITY GATES — Due to the increased security measures typically required, and the potential hazards associated with marijuana facilities, the City is authorized to require that any security gate be installed across a fire apparatus road first be approved before installation. Applicant's Initials: Page 9 of 25 Conditions of Approval PA 2013 -31 PC: CC: • KEY BOXES — Installation of a key box in an approved location, which will permit timely access to the facility in the event of an emergency shall be identified. • LOCKS — The installation of "approved" locks on any and all gates or similar barriers, which will permit timely access to all areas of the facility's property in the event of an emergency. If the facility has electronic access controls, the City will require an access code or electronic access card be provided. • BOLTS, BARS, LOCKS & LATCHES — Egress doors are required to open easily when exiting without the need for a key, without using extra effort and /or without having special knowledge in order to operate the installed hardware. Door handles, pulls, latches, locks and other operating devices should be free of tight grasping, tight pinching or twisting of the wrist to operate. Slide bolts, security bars, dead bolts, thumb latches and similar hardware items are prohibited from being installed on emergency egress doors. • ALTERNATIVE LOCKING DEVICES - Delayed egress locks and electromagnetic locks are permitted for use in other occupancy types, and must be approved for use by the City. • Fire suppression systems. Fire protection plan shall include all suppression systems designed to meet the specific 54. Fire prevention plan requirements may change at the sole discretion of the City. Any changes of requirements imposed by the City shall be complied at minimum during the annual inspection process or sooner as required by the City. 55. In the event any discrepancies between local and state regulations exist, the more restrictive requirements shall prevail. Closure Plan 56. Prior to the approval of a Cannabis Business Permit a separate document referred to as a closure plan shall be reviewed and approved. At a minimum the closure plan shall include • Remediation Plan. Describe how the cannabis facility will be remediated at end of use. (Process of Removing Equipment, Chemicals, and other items /remnants). • A closure cost estimate. Closure costs include the expenses for ceasing operation of the cannabis facility and safely closing the unit and cleaning up any contamination. Post - closure care costs include long -term maintenance of the unit or facility, monitoring, and record keeping during the required post - closure care period. Owner /operators calculate cost estimates based on the cost of paying a third party to perform the required closure and post - closure care activities as outlined in the facility's remediation plan. Cost estimates must be adjusted annually throughout the operational life of the facility to account for inflation. 57. Surety Bond. A surety bond from a surety company shall be submitted and maintained through out the life of the cannabis business permit that all closure and post - closure plan Applicant's Initials: Page 10 of 25 Conditions of Approval PA 2013 -31 PC: CC: requirements will be fulfilled. If the owner /operator fails to meet the requirements specified in the bond, the surety company is liable for the costs. 58. Closure plan requirements may change at the sole discretion of the City. Any changes of requirements imposed by the City shall be complied at minimum during the annual inspection process or sooner as required by the City. 59. In the event any discrepancies between local and state regulations exist, the more restrictive requirements shall prevail. Insurance 60. The owner /operator shall obtain and maintain at all times during the term of the permit comprehensive general liability insurance and comprehensive automotive liability insurance protecting the permittee in an amount of not less than one million dollars ($1,000,000.00) per occurrence, combined single limit, including bodily injury and property damage and not less than one million dollars ($1,000,000.00) aggregate for each personal injury liability, products - completed operations and each accident, issued by an insurance provider admitted and authorized to do business in California and shall be rated at least A -:viii in A.M. Best & Company's Insurance Guide. Proof of said insurance must be provided to the Planning Division before the business commences operations. Any changes to the insurance policy must be submitted to the Community Improvement Division within 10 days of the date the change is effective. Signs 61. Street address shall be visible from the public street and /or shall be displayed on the freestanding sign. If there is no freestanding sign, the street address may be displayed on the fascia adjacent to the main entrance or on another prominent location. When the property has alley access, address numerals shall be displayed in a prominent location visible from the alley. Numerals shall be a minimum twelve (12) inches in height with not less than three - fourth -inch stroke and shall contrast sharply with the background. Identification of individual units shall be provided adjacent to the unit entrances. Letters or numerals shall be four (4) inches in height with not less than one - fourth -inch stroke and shall contrast sharply with the background. 62. The following signs in measurements of not less than eight by 10 inches shall be clearly and legibly posted in a conspicuous location inside the cannabis site where they will be visible to members and customers in the normal course of a transaction, stating: • Smoking, ingesting or consuming cannabis on this property or within 20 feet of the cannabis facility is prohibited. • Drinking, ingesting or consuming alcohol on this property or within 20 feet of the cannabis facility is prohibited. • That no person under the age of twenty -one (21) years of age is permitted to enter upon the premises. • That loitering by persons outside the facility both on the premises and within fifty feet Applicant's Initials: Page 11 of 25 Conditions of Approval PA 2013 -31 (50') of the premises is prohibited. PC: CC: Juveniles are prohibited from entering this property unless they are a qualified patient or a primary caregiver and they are in the presence of their parent or legal guardian." Neither the City of Lake Elsinore, nor any other governmental agency, has tested or inspected any cannabis product for pesticides, or other regulated contaminants, distributed at this location. 63. Business identification signage shall be limited to that needed for identification only. Business identification signage shall not include any references to marijuana or cannabis, whether in words or symbols. All signs shall comply with the Municipal Code. No sign shall be installed until the owner /operator or its designated contractor has obtained any permit required from the City. 64. Signs on the cannabis facility building shall not obstruct the entrance or windows of the distribution facility. Records Retention /Reporting 65. The owner /operator of this cannabis facility shall maintain accurate books and records, detailing all of the revenues and expenses of the business, and all of its assets and liabilities. On no less than an annual basis, or at any time upon reasonable request of the City, the owner /operator shall file a sworn statement detailing the number of sales by the medical marijuana business during the previous twelve month period (or shorter period based upon the timing of the request), provided on a per -month basis. The statement shall also include gross sales for each month, and all applicable taxes paid or due to be paid. 66. The owner /operator shall maintain a current register of the names and the contact information (including the name, address, and telephone number) of anyone owning or holding an interest in the medical marijuana business, and separately of all the officers, managers, employees, agents and volunteers currently employed or otherwise engaged by the cannabis facility. The register required by this condition shall be provided to the City Manager upon a reasonable request. 67. The owner /operator shall maintain an inventory control and reporting system that accurately documents the present location, amounts, and descriptions of all cannabis and cannabis products for all stages of the production or manufacturing, laboratory testing and distribution processes. Subject to any restrictions under the Health Insurance Portability and Accountability Act (HIPPA), the owner /operator shall allow City officials to have access to the business's books, records, accounts, together with any other data or documents relevant to its permitted medical marijuana activities, for the purpose of conducting an audit or examination. Books, records, accounts, and any and all relevant data or documents will be produced no later than twenty -four (24) hours after receipt of the City's request, unless otherwise stipulated by the City. 68. The owner /operator shall have in place a point -of -sale tracking system to track and report on all aspects of the medical marijuana business including, but not limited to, such matters as cannabis tracking, inventory data, and gross sales (by weight and by sale). The owner /operator shall ensure that such information is compatible with the City's record- Applicant's Initials: Page 12 of 25 Conditions of Approval PA 2013 -31 PC: CC: keeping systems. The system must have the capability to produce historical transactional data for review by the City Manager. 69. No Certificate of Occupancy shall be issued without the issuance of a Cannabis Business Permit and a City Business License. 70. No person having responsibility for the operation of a cannabis business, shall impede, obstruct, interfere with, or otherwise not to allow, the City to conduct an inspection, review or copy records, recordings or other documents required to be maintained by a medical marijuana business under this chapter or under state or local law. It is also unlawful for a person to conceal, destroy, deface, damage, or falsifies any records, recordings or other documents required to be maintained by a cannabis business under state or local law. 71. The City Manager or their designees may enter this business at any time during the hours of operation without notice and inspect the location of this business as well as any recordings and records required to be maintained pursuant to LEMC or under applicable provisions of State law. The City Manager or his or her designees may conduct inspections at the site, as well as any recordings and records required to be maintained pursuant to the Municipal Code or under applicable provisions of State law. 72. Quarterly Inspections will be conducted by the City to verify compliance with the approved operation. The applicant will pay for the inspection according to the Additional Required Inspections as adopted in the Fee Schedule. Code Enforcement officers, the Building Official and /or the Fire Marshal may enter and inspect the location of this business between the hours of 8:00 am and 5:00 pm Monday through Friday upon 24 hours telephonic notice to the owner or operator, to ensure compliance with this CUP. 73. Annual Fire & Life Safety Inspections will be conducted by the Fire Station Crew for emergency response pre - planning and site access familiarization. The applicant will pay for the inspection according to the adopted Fee Schedule. BUILDING DIVISION General Conditions 74. Final Building and Safety Conditions. Final Building and Safety Conditions will be addressed when building construction plans are submitted to Building and 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. 75. Compliance with Code. All design components shall comply with applicable provisions of the 2019 edition of the California Building, Plumbing and Mechanical Codes: 2019 California Electrical Code; California Administrative Code, 2019 California Energy Codes, 2019 California Green Building Standards, California Title 24 Disabled Access Regulations, and Lake Elsinore Municipal Code. 76. Green Measures. The application shall provide 10% voluntary green measures on the project, as stipulated by the 2019 California Green Building Standards. 77. Disabled Access. Applicant shall provide details of all applicable disabled access provisions and building setbacks on plans to include: Applicant's Initials: Page 13 of 25 Conditions of Approval PC: PA 2013 -31 CC: a. All ground floor units to be adaptable. b. Disabled access from the public way to the entrance of the building. c. Van accessible parking located as close as possible to the main entry. d. Path of accessibility from parking to furthest point of improvement. e. Path of travel from public right -of -way to all public areas on site, such as clubhouse, trach enclosure tot lots and picnic areas. 78. Street Addressing. Applicant must obtain street addressing for all proposed buildings by requesting street addressing and submitting a site plan for commercial or multi - family residential projects or a recorded final map for single- family residential projects. It takes 10 days to issue address and notify other agencies 79. Obtain Approvals Prior to Construction. Applicant must obtain all building plans and permit approvals prior to commencement of any construction work. 80. Obtaining Separate Approvals and Permits. Trash enclosures, patio covers, light standards, and any block walls will require separate approvals and permits. 81. Sewer and Water Plan Approvals. On -site sewer and water plans will require separate approvals and permits. Septic systems will need to be approved from Riverside County Environmental Health Department before permit issuance. 82. House Electrical Meter. Applicant shall provide a house electrical meter to provide power for the operation of exterior lighting, irrigation pedestals and fire alarm systems for each building on the site. Developments with single user buildings shall clearly show on the plans how the operation of exterior lighting and fire alarm systems when a house meter is not specifically proposed. At Plan Review Submittal 83. Submitting Plans and Calculations. Applicant must submit to Building and Safety four (4) complete sets of plans and two (2) sets of supporting calculations for review and approval including: a. An electrical plan including load calculations and panel schedule, plumbing schematic, and mechanical plan applicable to scope of work. b. A Sound Transmission Control Study in accordance with the provisions of the Section 1207, of the 2019 edition of the California Building Code. c. A precise grading plan to verify accessibility for the persons with disabilities. d. Truss calculations that have been stamped by the engineer of record of the building and the truss manufacturer engineer. Prior to Issuance of Grading Permit(s) 84. Onsite Water and Sewer Plans. Onsite water and sewer plans, submitted separately from the building plans, shall be submitted to Building and Safety for review and approval. 85. Demolition Permits. A demolition permit shall be obtained if there is an existing structure to be removed as part of the project. Applicant's Initials: Page 14 of 25 Conditions of Approval PA 2013 -31 Prior to Issuance of Building Permit(s) PC: CC: 86. Plans Require Stamp of Registered Professional. Applicant shall provide appropriate stamp of a registered professional with original signature on the plans. Provide C.D. of approved plans to the Building Division. Prior to Beginning of Construction 87. Pre - Construction Meeting. A pre- construction meeting is required with the building inspector prior to the start of the building construction. ENGINEERING DEPARTMENT General 88. All slopes and landscaping within public right -of -way shall be maintained by the property owner or property owner's association or another maintenance entity approved by the City Council. All open space and slopes except for public parks and schools and flood control district facilities, outside the public right -of -way shall be owned and maintained by property owner or property owner's association. 89. In accordance with the City's Franchise Agreement for waste disposal & recycling, the developer shall be required to contract with CR &R Inc. for removal and disposal of all waste material, debris, vegetation and other rubbish generated during cleaning, demolition, clear and grubbing or all other phases of construction. 90. Developer shall mitigate to prevent any flooding and /or erosion downstream caused by development of the site and or diversion of drainage. 91. Any grading that affects "waters of the United States ", wetlands or jurisdictional streambeds, shall require approval and necessary permits from respective Federal and /or State agencies. 92. All required hydrology and hydraulic reports shall be prepared by a Registered Civil Engineer. All required soils, geology, and seismic reports shall be prepared by a Registered Geotechnical Engineer. STORM WATER MANAGEMENT / POLLUTION PREVENTION / NPDES Design 93. The project is responsible for complying with the Santa Ana Region NPDES Permits as warranted based on the nature of development and /or activity. These Permits include: • General Permit — Construction • Deminimus Discharges • MS4 94. A Water Quality Management Plan (WQMP) (preliminary and final) are required and shall be prepared using the Santa Ana Region 8 approved template and guidance and submitted for review and approval to the City. Applicant's Initials: — Page 15 of 25 Conditions of Approval PA 2013 -31 PC: CC: 95. The Final WQMP shall be in substantial compliance with the approved preliminary WQMP and shall be approved by the City prior to precise grading plan approval and issuance of ANY permit for construction. 96. The Final WQMP shall document the following: • Detailed site and project description. • Potential stormwater pollutants. • Post - development drainage characteristics. • Low Impact Development (LID) BMP selection and analysis. • Structural and Non - Structural source control BMPs. • Treatment Control BMPs • Site design and drainage plan (BMP Exhibit). • Documentation of how vector issues are addressed in the BMP design, operation and maintenance. • GIS Decimal Minute Longitude and Latitude coordinates for all LID and Treatment Control BMP locations. • HCOC — demonstrate that discharge flow rates, velocities, duration and volume for the post construction condition from a 2 year and 10 year, 24 hour rainfall event will not cause adverse impacts on downstream erosion and receiving waters, or measures are implemented to mitigate significant adverse impacts downstream public facilities and water bodies. Evaluation documentation shall include pre -and post - development hydrograph volumes, time of concentration and peak discharge velocities, construction of sediment budgets, and a sediment transport analysis. • The Operation and Maintenance (O &M) Plan and Agreement and /or CC &R's shall (1) describe the long -term operation and maintenance requirements for BMPs identified in the BMP Exhibit; (2) identify the entity that will be responsible for long -term operation and maintenance of the referenced BMPs; (3) describe the mechanism for funding the long -term operation and maintenance of the referenced BMPS; and (4) provide for annual certification of water quality facilities by a registered civil engineer. The City format shall be used. 97. The 2010 SAR MS4 Permit requires implementation of LID Principles and LID Site Design, where feasible, to treat the pollutants of concern identified for the project, in the following manner (from highest to lowest priority): (Section XII.E.2, XII.E3, and XII.E.7). • Preventatives measures (these are mostly non - structural measures, e.g., minimizing impervious areas, conserving natural areas, minimizing directly connected impervious areas, etc.) • The Project shall in the order presented, infiltrate, harvest and use, evapotranspire and /or bio -treat the Design Capture Volume (DCV). • The Project shall consider a properly engineered and maintained bio- treatment system only if infiltration, harvesting and use and evapotranspiration cannot be feasibly implemented at the project site. • Any portion of the DCV that is not infiltrated, harvested and used, evapo- transpired, and /or bio- treated shall be treated and discharged in accordance with the requirements set forth in Section XII.G. 98. Parking lot landscaping areas shall be designed to provide for treatment, retention or infiltration of runoff. Applicant's Initials: Page 16 of 25 Conditions of Approval PA 2013 -31 PC: CC: 99. Project hardscape areas shall be designed and constructed to provide for drainage into adjacent landscape. 100. The project shall implement State Water Quality Control Board and City approved full capture trash devices. This shall include installation of connector pipe screens on all onsite catch basins and all offsite catch basins to which the project discharges. 101. Trash enclosure shall be covered and bermed to prevent discharge. 102. If CEQA identifies resources requiring Clean Water Act Section 401 Permitting, the applicant shall obtain certification through the Santa Ana Regional Water Quality Control Board and provide a copy to the Engineering Division. 103. All storm drain inlet facilities shall be appropriately marked "Only Rain in the Storm Drain" using the City authorized marker. 104. The project shall use either volume -based and /or flow -based criteria for sizing BMPs in accordance with NPDES Permit Provision XII.D.4. Construction 105. A Storm Water Pollution Prevention Plan (SWPPP) (as required by the NPDES General Construction Permit) and compliance with the Green Building Code for sediment and erosion control are required for this project. 106. Prior to grading or building permit for construction or demolition and /or weed abatement activity projects subject to coverage under the NPDES General Construction Permit shall demonstrate that compliance with the permit has been obtained by providing a copy of the Notice of Intent (NOI) submitted to the State Water Resources Control Board and a copy of the notification of the issuance of a Waste Discharge Identification (WDID) Number or other proof of filing to the satisfaction of the City Engineer. A copy of the SWPPP shall be kept at the project site, updated, and be available for review upon request. 107. Erosion & Sediment Control - Prior to the issuance of any grading or building permit for construction or demolition, the applicant shall submit for review and approval by the City Engineer, an Erosion and Sediment Control Plan as a separate sheet of the grading plan submittal to demonstrate compliance with the City's NPDES Program and state water quality regulations for grading and construction activities. The Erosion and Sediment Control Plan shall identify how all construction materials, wastes, grading or demolition debris, and stockpiles of soil, aggregates, soil amendments, etc. shall be property covered, stored and secured to prevent transport into local drainages or waters by wind, rain, tracking, or dispersion. The plan shall also describe how the project will ensure that all BMPs will be maintained during construction of any future right of ways. A copy of the plan shall be incorporated into the SWPPP and kept updated as needed to address changing circumstances of the project site, be kept at the project site and available for review upon request. Post - Construction 108. Prior to the issuance of a certificate of use and /or occupancy, the applicant shall demonstrate compliance with applicable NPDES permits for construction, Applicant's Initials: Page 17 of 25 Conditions of Approval PA 2013 -31 PC: CC: industrial /commercial, MS4, etc. to include: • Demonstrate that the project has complied with all non - structural BMPs described in the project's WQMP. • Provide signed, notarized certification from the engineer of work that the structural BMP's identified in the project's WQMP are installed in conformance with approved plans and specifications and operational. • Submit a copy of the fully executed, recorded City approved Operations and Maintenance (O &M) Plan and Agreement for all structural BMPs or a copy of the recorded City approved CC &R. • Provide documentation of annexation into a CFD for funding of facilities to be maintained by the City. • Demonstrate that copies of the project's approved WQMP (with recorded O &M Plan or CC &R's attached) are available for each of the initial occupants (commercial /industrial) or POA as appropriate. • Agree to pay for a Special Investigation from the City of Lake Elsinore for a date twelve (12) months after the issuance of a Certificate of Use and /or Occupancy for the project to verify compliance with the approved WQMP and O &M Plan. A signed /sealed certification from the engineer of work dated 12 months after Certificate of Occupancy will be considered in lieu of a Special Investigation by the City. • Provide the City with a digital .pdf copy of the Final WQMP. 109. Chemical Management — Prior to the issuance of building permits for any tank or pipeline, the uses of said tank or pipeline shall be identified and the applicant shall submit a Chemical Management Plan in addition to a WQMP with all appropriate measures for chemical management (including, but not limited to, storage, emergency response, employee training, spill contingencies and disposal) in a manner meeting the satisfaction of the Manager, Permit Intake, in consultation with the Riverside County Fire Department and wastewater agencies, as appropriate, to ensure implementation of each agency's respective requirements. A copy of the approved "Chemical Management Plans" shall be furnished to the Fire Marshall, prior to the issuance of any Certificates of Use and Occupancy. 110. Industrial Facilities — Subject to California's General Permit for Stormwater Discharges Associated with Industrial Activity as defined by Standard Industrial Classification (SIC) Code. • Prior to grading or building permit close -out and /or the issuance of a certificate of use and occupancy, the applicant shall demonstrate that compliance with the permit has been obtained by providing a copy of the Notice of Intent (NOI) submitted to the State Water Resources Control Board and a copy of the notification of the issuance of a Waste Discharge Identification (WDID) Number or other proof of filing to the satisfaction of the City Engineer. UTILITIES 111. All arrangements for relocation of utility company facilities (power poles, vaults, etc.) out of the roadway shall be the responsibility of the property owner or his agent. 112. All overhead utilities shall be undergrounded in accordance with Chapter 16.64 of the Lake Elsinore Municipal Code (LEMC) 113. Underground water rights shall be dedicated to the City pursuant to the provisions of Section Applicant's Initials: Page 18 of 25 Conditions of Approval PA 2013 -31 PC: CC: 16.52.030 (LEMC), and consistent with the City's agreement with the Elsinore Valley Municipal Water District. 114. The developer shall apply for, obtain and submit to the City Engineering Division a letter from Southern California Edison (SCE) indicating that the construction activity will not interfere with existing SCE facilities (aka SCE NIL). 115. The developer shall submit a copy of the "Will Serve" letter to the City Engineering Division from the applicable water agency stating that water and sewer arrangements have been made for this project and specify the technical data for the water service at the location, such as water pressure and volume etc. IMPROVEMENTS Desiqn 116. Sight distance into and out of the project location shall comply with City Standards. 117. The developer shall install blue dot markers in the roadway at a right angle to Fire Hydrant locations per Lake Elsinore Standards. 118. The developer shall coordinate with Riverside Transit Authority for location and installation of bus transit facilities. 119. Flood control - 10 year storm runoff shall be contained within the curb and the 100 year storm runoff shall be contained within the street right -of -way. When either of these criteria are exceeded, drainage facilities shall be provided. 120. All drainage facilities in this project shall be constructed to Riverside County Flood Control District Standards. 121. A drainage study shall be provided. The study shall identify the following: identify storm water runoff from and upstream of the site; show existing and proposed off -site and onsite drainage facilities; and include a capacity analysis verifying the adequacy of the facilities. The drainage system shall be designed to ensure that runoff from a 10 -yr storm of 6 hours or 24 hours duration under developed condition is equal or less than the runoff under existing conditions of the same storm frequency. Both 6 hour and 24 hour storm duration shall be analyzed to determine the detention basin capacities necessary to accomplish the desired results. 122. All natural drainage traversing the site shall be conveyed through the site, or shall be collected and conveyed by a method approved by the City Engineer. All off -site drainage, if different from historic flow, shall be conveyed to a public facility. 123. Roof drains shall not be allowed to outlet directly through coring in the street curb. Roofs should drain to a landscaped area. 124. The site shall be planned and developed to keep surface water from entering buildings (California Green Building Standards Code 4.106.3). 125. All existing storm drain inlet facilities adjacent to the subject properties shall be retrofitted Applicant's Initials: Page 19 of 25 Conditions of Approval PA 2013 -31 PC: CC: with a storm drain filter; all new storm drain inlet facilities constructed by this project shall include a storm drain filter. 126. All Public Works requirements shall be complied with as a condition of development as specified in the Lake Elsinore Municipal Code (LEMC) and Lake Elsinore Public Works Standard Plans. 127. The owner shall dedicate in fee title to the City right -of -way along Collier adjacent to the property frontage for a total right -of -way of 30' wide from centerline to the project property line. 128. The developer shall construct half width street improvements on Collier such that the ultimate right -of -way width conforms to the General Plan Circulation Element right -of -way cross sections. The cross section of roadway improvements with curb, gutter, sidewalk, asphalt, parkway and street lights, shall be consistent with other development on Minthorn Street, as recommended by the City. The road improvements for Collier shall be consistent with the Traffic Analysis (revised) February 3, 2020. 129. Street improvement plans shall be prepared by a Registered Civil Engineer and the plans shall include curb and gutter, sidewalk, ac pavement, street lighting, median, and drainage improvements. 130. If existing improvements are to be modified, the existing improvement plans on file shall be modified accordingly and approved by the City Engineer prior to issuance of building permit. Perm itti ng /Construction 131. An Encroachment Permit shall be obtained prior to any work on City and /or State right -of- way. The developer shall submit the permit application, required fees and executed agreements, security and other required documentation prior to issuance. 132. All compaction reports, grade certifications, monument certifications (with tie notes delineated on 8'/z' x 11" Mylar) shall be submitted to the Engineering Division before final inspection of public works improvements will be scheduled and approved. 133. All streets shall be constructed per Lake Elsinore City Standards and /or applicable specific plan. Any deviation from City standards shall be approved by the City Engineer. Acceptance of Improvements 134. The developer shall submit a written request for acceptance to the City Engineer. 135. As -built plans shall be completed and signed by the City Engineer. GRADING Design 136. A grading plan signed and stamped by a California Registered Civil Engineer shall be submitted for City review and approval for all addition and /or movement of soil (grading) on the site. The plan shall include separate sheets for erosion control, haul route and traffic Applicant's Initials: Page 20 of 25 Conditions of Approval PA 2013 -31 PC: CC: control. The grading submittal shall include all supporting documentation and be prepared using City standard title block, standard drawings and design manual (available at www.lake - elsinore.org). 137. All grading plan contours shall extend to minimum of 50 feet beyond property lines to indicate existing drainage pattern. 138. The grading plan shall show that no structures, landscaping, or equipment are located near the project entrances that could reduce sight distance. 139. Plant and irrigate all manufactured slopes equal to or greater than 3 feet in vertical height with drought tolerant grass or ground cover; slopes 15 feet or greater in vertical height shall also be planted with drought tolerant shrubs or trees in accordance with the requirements of Ordinance 457. 140. If the grading plan identifies alterations in the existing drainage patterns as they exit the site, a Hydrology and Hydraulic Report for review and approval by City Engineer shall be required prior to issuance of grading permits. All grading that modifies the existing flow patterns and /or topography shall be approved by the City Engineer. 141. The developer shall obtain all necessary off -site easements and /or permits for off -site grading and the applicant shall accept drainage from the adjacent property owners. Permit /Construction: 142. Developer shall execute and submit grading and erosion control agreement, post grading security and pay permit fees as a condition of grading permit issuance. 143. A preconstruction meeting with the City Public Works Inspector (Engineering Division) is required prior to commencement of ANY grading activity. 144. Developer shall provide the city with a copy of the Notice of Intent (NOI) and Waste Discharge Identification (WDID) letter issued by the Regional Water Quality Control Board for the National Pollutant Discharge Elimination System (NPDES) program 145. Prior to commencement of grading operations, developer is to provide to the City with a map of all proposed haul routes to be used for movement of import /export material. All such routes shall be subject to the review and approval of the City Engineer. Haul route shall be submitted prior to issuance of a grading permit. Hauling in excess of 5,000 cy shall be approved by City Council. (LEMC 15.72.065) 146. Import/Export sites located within the Lake Elsinore City limits must have an active grading permit. 147. Applicant to provide to the City a video record of the condition of all proposed public City haul roads. In the event of damage to such roads, applicant shall pay full cost of restoring public roads to the baseline condition. A bond may be required to ensure payment of damages to the public right -of -way, subject to the approval of the City Engineer. 148. All grading shall be done under the supervision of a geotechnical engineer. Slopes steeper than 2 to 1 shall be evaluated for stability and proper erosion control and approved by the City. Applicant's Initials: Page 21 of 25 Conditions of Approval PC: PA 2013 -31 CC: 149. A copy of the current SWPPP shall be kept at the project site and be available for review upon request. 150. Approval of the project Water Quality Management Plan (WQMP) for post construction shall be received prior to issuance of a grading permit. 151. Submit an approved environmental clearance document to the Engineering Division. This approval shall identify and clear all proposed grading activity anticipated for this project. Developer shall pay all grading permit applicable processing, permit, and security. PRIOR TO ISSUANCE OF A BUILDING PERMIT 152. Provide final soils and geology report, including recommendations for parameters for seismic design of buildings, and walls prior to building permit. 153. The Parcel Map shall be recorded. 154. All street improvement plans and signing and striping plans shall be completed and approved by the City Engineer. PRIOR TO OCCUPANCY 155. All signing and striping and traffic control devices for the required improvements of this development shall be installed. 156. All public improvements shall be completed in accordance with the approved plans or as condition of this development to the satisfaction of the City Engineer. 157. All water and sewer improvements shall be completed in accordance with Water District requirements. 158. Proof of acceptance of maintenance responsibility of slopes, open spaces, landscape areas, and drainage facilities shall be provided. 159. As -built plans for all approved plan sets shall be submitted for review and approval by the City. As -built plans are required as a function of project closeout. 160. In the event of damage to City roads from hauling or other construction related activity, applicant shall pay full cost of restoring public roads to the baseline condition. 161. All final studies and reports, grade certifications, monument certifications (with tie notes delineated on 8'/2 x 11" mylar) shall be submitted in .tif format on a CD /DVD. Studies and reports include, Soils, Seismic, Hydrology, Hydraulics, Grading, SWPPP, WQMP, etc. 162. All plan sets and recorded maps shall be digitized and provided on CD /DVD as follows: • Final Map(s) - GIS Shape files* and .tif of recorded map. • Improvement Plans — GIS Shape files* and .tif of approved as built mylar. • Grading Plans - .tif of approved as built mylar. *GIS Shape files must be in projected Coordinate System: NAD 83 State Plane California Zone VI U.S. Fleet. Applicant's Initials: Page 22 of 25 Conditions of Approval PA 2013 -31 PC: CC: 163. Documentation of responsibility for maintenance along right -of -ways and open spaces to be maintained by the POA or other entity shall be provided in a recordable format and recorded prior to occupancy /final. 164. All street improvements including signing and striping onsite and project adjacent sections Collier shall be installed. 165. Prior to grading or building permit close -out and /or the issuance of a certificate of use or a certificate of occupancy, developer shall: • Demonstrate that all structural BMPs have been constructed, installed and are functioning in conformance with approved plans and specifications and the WQMP through completion of City's Water Quality Certification Form; • Demonstrate that they are prepared to implement all non - structural BMPs included in the conditions of approval or building /grading permit conditions; • Demonstrate that an adequate number of copies of the approved project specific WQMP are available for the future owners /occupants; and • The developer shall provide all education guidelines for Water Quality Management Practices to the tenants, operators and owners of the businesses of the development, regarding the environmental awareness on good housekeeping practices that contribute to protection of storm water quality and meet the goals of the approved WQMP in the Riverside County NPDES Drainage Area Management Plan. Contact the City NPDES Coordinator for handout /guideline information. 166. Chemical management plans shall be approved by the County /City and other appropriate agencies such as County /City Fire Department, the Health Services Agency's Department of Environmental Health, and sewering and /or water agencies to ensure implementation of each agency's respective requirements. Approval by the appropriate agencies shall be furnished to the Engineering Division, prior to the issuance of any certificates of use and /or occupancy. 167. Prior to issuance of certificates of use and occupancy or building permits for individual tenant improvements or construction permits for a tank or pipeline, uses shall be identified and, for specified uses (where the proposed improvements will store, generate or handle hazardous materials in quantities that will require permitting and inspection once operational), the developer shall propose plans and measures for chemical management (including, but not limited to, storage, emergency response, employee training, spill contingencies and disposal) to the satisfaction of the City Building Official. 168. Certificates or permits may be ministerially withheld if features needed to properly manage chemicals cannot be incorporated into a previously completed building, center, or complex. 169. The property owner (aka Legally Responsible Party) shall execute and cause to be recorded a "Covenant and Agreement" in the form provided by the City to inform future property owners of the requirement to implement the approved final project- specific WQMP. CITY OF LAKE ELSINORE FIRE MARSHAL 170. The applicant/operator shall comply with all requirements of the Riverside County Fire Department Lake Elsinore Office of the Fire Marshal. Questions should be directed to the Applicant's Initials: Page 23 of 25 Conditions of Approval PA 2013 -31 PC: CC: Riverside County Fire Department, Lake Elsinore Office of the Fire Marshal at 130 S. Main St., Lake Elsinore, CA 92530. Phone: (951) 671 -3124 Ext. 225. 171. Gates: Gates must meet Fire Department standards at the time of building permit issuance. Current standards require gates be set back 35 feet from roadways, equipped with a Knox Rapid Entry System, and an infrared automatic gate opener. 172. Fire flow and hydrants: The applicant or developer shall provide fire hydrants in accordance with the following: a. Prior to placing any combustibles on site, provide an approved water source for firefighting purposes. b. Prior to building permit issuance, submit plans to the water district for a water system capable of delivering fire flow as required by the California Fire Code and Fire Department standards. Fire hydrants shall be spaced in accordance with the California Fire Code. Based on current standards, the required fire flow is estimated to be 2,625 GPM at 20 PSI for a 2 hour duration. Estimated fire flow is based on 39,000 square foot building area, Type V -B construction, and buildings having a fire sprinkler system per 2016 California Fire Code. 173. Prior to building permit issuance, install the approved water system, approved access roads, and contact the Fire Department for a verification inspection. 174. Emergency access roads must meet fire department standards at the time of building permit application. Current standards require minimum 24 -foot wide roads for buildings less than 30 feet tall, and minimum 30 -foot wide roads for buildings 30 feet tall and higher. Roads must be capable of supporting at least 80,000 pounds. DEPARTMENT OF ADMINISTRATIVE SERVICES Annex into the City of Lake Elsinore Community Facilities District No. 2015 -2 (Maintenance Services 175. Prior to recordation of a Final Map, the applicant shall annex into the Community Facilities District No. 2015 -2 (Maintenance Services) or current Community Facilities District in place at the time of annexation to fund the on -going operation and maintenance of the public right - of -way landscaped areas and neighborhood parks to be maintained by the City and for street lights in the public right -of -way for which the City will pay for electricity and a maintenance fee to Southern California Edison, including parkways, street maintenance, open space and public storm drains constructed within the development and federal NPDES requirements to offset the annual negative fiscal impacts of the project. Alternatively, the applicant may propose alternative financing mechanisms to fund the annual negative fiscal impacts of the project with respect to Maintenance Services. Applicant shall make a non - refundable deposit of $15,000 or at the current rate in place at the time of annexation toward the cost of annexation, formation or other mitigation process, as applicable. Applicant's Initials: Page 24 of 25 Conditions of Approval PA 2013 -31 PC: CC: I hereby state that I acknowledge receipt of the approved Conditions of Approval for the above named project and do hereby agree to accept and abide by all Conditions of Approval as approved by the City Council of the City of Lake Elsinore on I also acknowledge that all Conditions shall be met as indicated. Date: Applicant's Signature: Print Name: Address: Phone Number: Applicant's Initials: Page 25 of 25 Planning Application No. 2019 -31 AP N : 377 - 220 -024 VICINITY MAP CITY OF L-. LADE LSIIYORE DREAM EXTREME `TM 0 �L 7i \ PROJECT SITE co sN OOH O � � Q •���� OTC O,A�� S� V /'ss cC, Q CITY OF L-. LADE LSIIYORE DREAM EXTREME `TM Planning Application No. 2019 -31 AP N : 377 - 220 -024 11 CITY OF L—. LADE LSIIYORE DREAM EXTREME `TM PROJECT SITE c m o,A m w Vim; '� •� �r • r Ilk PIZ �c ��� F�� NT ST Source: Esri�DigitalGlobe! Ge�oEye, E,tar Ge- gr phics, CNE� /Airbus DS, USDA, US_GS; AeroGRJD, IGN, and the � I s - C...........rn�munity CITY OF L—. LADE LSIIYORE DREAM EXTREME `TM X X y � y 0 J M., INDUSTRIAL WAREHOUSE 4,084 SQ FT 9� RA &B INDUSTRIAL BUILDING COMMERCIAL 2,503 SQ FT 110,11111111 ow s� o Ph S 46 °17'03" E 375.09' 5' 35 °55'50" E 74.65 2 0 0 • INDUSTRIAL WAREHOUSE A -1 ::• •o COMMERCIAL 9,910 SQ FT 841 SQ FT ` 1 .. ' El El DESCRIPTION Construction Notes _ _ _ _ _ _ ❑ CONSTRUCT 24" INTERCEPTOR DRAIN PER DETAIL A -10 ON SHEET 4 ® QU_ANTITY _ 418 LF ❑2 (CONSTRUCT VELOCITY DISSIPATION DEVICE 1 EACH ❑ 3000 PSI 6" CONCRETE OVER 95% MIN. COMPACTED NATIVE SOIL (MINIMUM WIDTH 20') TO SUPPORT THE IMPOSED LOADS OF 75,000 POUND LIVE LOAD (GROSS VEHICLE IWEIGHT DISTRIBUTED OVER TWO AXLES). ❑ TRASH ENCLOSURE QUANTITY 1 REFER TO BUILDING PLANS SHEET TE —S1 UNDER A SEPARATE PERMIT 1 1p SURFACE BIO RETENTION -1 SWALE 52'X17' ' I SURFACE BIO RETENTION -2 SWALE 25'X30.3' 2 15 I SEWER LINE PROPOSED PVT 8" PVC SDR -35 SWR 611 L.FT UNDER A SEPARATE PERMIT 134 LF 16 PARKING LOT CURBS PER CITY OF LAKE EL SINORE STD #202 - TYPE 6 —CURB 1 148 L.FT 17I DRIVE WAY CURBS PER CITY LAKE EL— SINORE STD #202 320 LF 19 INSTALL RAMP AND TRUNCATED DOMES ALONG ADA PATH OF TRAVEL PER DETAIL ADA -5 AND AD -1 ON SHEET 4 2 1gIHANDICAP RAMP PER DETAIL AA -6 & TR -1 ON SHEET 4 2 22 PROPOSED LANDSCAPING PLANTER PER DETAIL LP -1 CURB PER STD #202 295 L.FT 23 1 PROPOSED LANDSCAPING PLANTER PER DETAIL LP -2 CURB PER STD #202 216 L.FT 24 PROPOSED ADA SIGN PER DETAIL HS -2 2 EA. 251 PROPOSED CURB PER CITY OF LAKE EL- SINORE DETAIL #201 486' 26 PROPOSED CURB PER CITY OF LAKE EL- SINORE DETAIL #202 880' 27 BROOKS BOX 24X24 CATCH BASIN PER DETAIL 2424CB ON SHEET 4 1 28 (INSTALL 12" HDPE PIPE 30' -4" L.FT 30' -4" 29 CONSTRUCT A RETAINING WALL 540 LF v. . :.. / PROJECTSITE ?:.. B10 RETENTION -2 SW ; 2.. r '!r a: t s (/ • f: ..:. ••s ................... . i f� ♦ :t. .l . .. i. Y • I' .tom. �I. f •t' 1 ` \ N 46 °17'38" W 451.20' HORN STREET W. MINTHORN ST. ,�� -- - - - - - -_ W. MINTHORN ST. k N I S t . X N c s'TF �9� OF y�o� ti �qy �s GRAP C SCALE c 20' 10' 20' v O� FEE E'F�INT IMPERVIOUS LAN 1 ' =20' MARK REVISIONS APP R DATE THESE PLANS HAVE BEEN REVIEWED FOR COMPLIANCE PREPARED BY: SEAL DELTA WITH THE APPROPRIATE CONDITIONS OF DEVELOPMENT CITY OF LAKE E LS I N O R HEET2 AND /OR CITY AND STATE LAWS AND HAVE BEEN FOUND Q�OFESSIpyq� SURVEYING AND MAPPING �p �gRAH�,y �, 39305 SALINAS DRIVE MURRIETA CA 92563 �� ,p 2� Phone: 951-764-0158 Fax: 951 -816 -3235 05/28/2019 JOB NO. 19105 6 r Q� m BENCH MARK OF No. C77969 D SCALE: SOURCE BENCHMARK: CITY OF SHEETS JALAL IBRAHIM RAH MAN 06/01 /201 9 *�' Expires Zyk RIVERSIDE BENCHMARK J7 -N3 BRAD FAGRELL, RCE No. 43920 DATE DATE JT 6/30/2021 \P 1 ' =20' PK NAIL AND CITY ENGINEER TAG IN FILE No. CITY ENGINEER 9TF CIV11-\�Q�� NORTHWEST CURB RETURN OF LAUREL CITY OF LAKE ELSINORE °F CAS DATE: 06/01/2019 AVENUE AND MARLBOROUGH AVENUE (NAVD88) EL= 970.706 FT. PARKING AND SITE NOTES 1 4" SOI 10 WHITE STRIPE 2 PAIN 4" SOLID BLUE STRIPE 3 FURNISH AND INSTALL DISABLED TOW -AWAY SIGN PER MUTCD SPEC R100B(CA) PAINT 4" SOLID BLUE STRIPE O.C. @ 45° PAINT HANDICAP PARKING SYMBOL PER CALTRANS STD. DWG NO. A24C FURNISH AND INSTALL HANDICAP PARKING SIGN PER MUTCD SPECS R99 (CA) PAINT WORD PER PLAN AND PER CALTRANS STD. A24E PAINTED DIRECTIONAL ARROWS PER CA MUTCD FIGURE 313-24 9 PAINT CURB RED AND PAINT SOLID WHITE LETTERS "NO PARKING FIRE LANE" RB&B INVESTMENTS INC MONJITY MAP VACANT LAND, LAKE ELSINORE, CA 92;31 <� 18990 � STREET `�a9 ° °I LAKE ELSINORE, C ^- 92531 \ �P �Pc Gad �d ,P l� by 10 A I FIUKILtU VtFil(;Lt F'HKKINIi IN UtJIC;IV AIL U AC;C;tJJItiLt JNHC;t APN X 377-220-024 SIGN PER DETAIL HS -3 ON SHEET ADA -1 11 TRUNCATED DOMES PER DETAIL TR -1 °i,�ti �� o SUMMARY D COMPATIBILITY PLAN LIGHTING PLAN EQUPTMENT 8c GOAD NEEDS SECURITY PLAN RECORDED LOT SIZE: 1.37 ACRES THE COMMERCIAL CANNABIS BUSINESS, INCLUDING EXTERIOR ACCORDING TO CITY OF LAKE ELSINORE DEVELOPMENT 1. PACKING I DISTRIBUTION ACCORDING TO THE CITY OF LAKE ELSINORE LEGAL SUMMARY: STATE OF CALIFORNIA AREAS AND SURROUNDING PUBLIC AREAS, WILL BE MANAGED, TO CODE: SUB PANEL 120 AMP DEVELOPMENT CODE: DISPENSARY SHALL COUNTY OF RIVERSIDE AVOID BECOMING A NUISANCE OR HAVING IMPACTS ON ITS 12.5 TON DAIKIN AC � 60 AMP MAINTAIN A HIGH RESOLUTION VIDEO CITY OF LAKE ELSINORE NEIGHBORS AND THE SURROUNDING COMMUNITY. THIS WILL BE NONRESIDENTIAL USES SHALL PROVIDE NIGHT LIGHTING RECORDING OF ALL ENTRANCES AND EXITS LOT 1 THROUGH LOT 10, BLOCK 2 DONE BY SECURITY CAMERAS SURROUNDING THE PREMISES AND THROUGHOUT REQUIRED PARKING AREAS AT ALL MISC. 110V � 20 AMP= 40 AMP AND INTERIOR SPACES OF THE FACILITY FOR NOT IN A ZONING OVERLAY RESPONSIBILITY OF THE OWNER TO KEEP THE AREA CLEAN AND HOURS OF CUSTOMER AND EMPLOYEE USE. 2. OFFICE I MANUFACTURING I PROCESSING NO LESS THAN 240 HOURS, (10 DAYS NOT IN A ZONE DISTRICT /AREA SAFE. AIR TREATMENT SYSTEM WILL BE ADDED TO CONTAIN ANY ENTRIES TO PARKING AREAS FOR ALL MULTI - FAMILY MINIMUM ). THE CAMERAS SHALL BE IN USE NOT IN A HISTORICAL PRESERVATION DISTRICT ODORS. PLEASE TO REFER TO SECURITY AND AIR - TREATMENT CULTIVATION VEG RESIDENTIAL USES AND NONRESIDENTIAL USES SHALL a. SUB PANEL 250 AMP 24 HOURS PER DAY, 7 DAYS PER WEEK. PROPOSED BUILDING SQFT: 17,037 SQFT NOTES ON PAGE SP -1 PROVIDE SAFETY LIGHTING AS APPROVED BY THE b. 6 ROWS TRIPLE STACK W/ 36 TABLES W/ 2 RECORDINGS MADE BY SECURITY CAMERAS WATERSHED: SANTA ANA RIVER AIR TREATMENT SYSTEM DIRECTOR. LED PER TABLE SHALL BE MADE IMMEDIATELY AVAILABLE TO WATER DISTRICT: WESTERN MUNICIPAL WATER DISTRICT LIGHTING SHALL BE INDIRECT, HOODED, AND d. 72 SPYDR 2 P LED LIGHTS THE CITY MANAGER OR DESIGNEE UPON AMAIRCARE 4000 VOC CHEM WITH HEPA AND CARBON X2.3 AMP =165.5 AMP (WMWD) CANISTER AIRWASH FILTRATION SYSTEM. COVERS 18,000 FT3 ARRANGED TO REFLECT LIGHTING AWAY FROM VERBAL REQUEST, NO SEARCH WARRANT OR e. 12.5 TON DAIKIN AC @ 60 AMP ADJOINING PROPERTIES AND STREETS IN COMPLIANCE SUBPOENA SHALL BE NEEDED TO VIEW (PROVIDES 1 ACH /HR) f. 8 CIRCULATION FANS Q 1 AMP = 8 AMP FLOOD PLAIN REVIEW: OUTSIDE FLOOD PLAIN WITH OUTDOOR LIGHT AND GLARE). LIGHT STANDARD RECORDED MATERIALS. FLOOD CONTROL DISTRICT: RIVERSIDE COUNTY FLOOD (OUTDOOR g. 1 QUEST 225 DEHUMIDIFIER @ 6 AMP ALL THE USE OF AREAS ON THE PREMISES OF THE MEDICAL SHALL BE A MAXIMUM OF 25 FEET IN HEIGHT h. 2 MAX INLWE FANS @ 2 AMP - 4 AMP CONTROL MARIJUANA DISPENSARY, INCLUDING ... EXTERIOR LIGHTING... OVERALL, AS MEASURED FROM THE USABLE PARKING i. .5 HP IRRIGATION TRANSFER PUMP Q 2 AMP CANNABIS ROOM USED TO STORE, PREPARE AIR TREATMENT SYSTEM AND SIGNAGE. OR DRIVING SURFACE. UP- LIGHTING IN LANDSCAPING, j. EXTRACTION EQUIPTMENT @ 60 AMP AND PACKAGE CANNABIS NOT IN FAULT ZONE /LINE LOW LEVEL WALK LIGHTS, AND LIGHTING DIFFUSED OF k. 2 MISC 110V = 40 AMP LIGHTING (ORD. 655) N/A CANNABIS TO LEAVE THE CANNABIS ROOM FIRE: NONE BUILDING NOTES OF WALL SURFACES IS ENCOURAGED. 3. CULTIVATION I FLOWER 9PM -9AM ONLY IN CORRECT PACKAGING TO AVOID ANY SUPERVISORAL DISTRICT: KEVIN JEFFRIES, DISTRICT 1 GENERAL ILLUMINATION OF PARKING LOTS AND ADJACENT a. SUB PANEL 500 AMP DECONTAMINATION AND FOR SECURITY TOWNSHIP /RANGE: T6SR4W SEC 5 RHO PEDESTRIAN AREAS SHALL BE REQUIRED TO PROVIDE REASONS ELEVATION RANGE FT. AVG: 1290, MIN: 1276, 1. ALL WORK SHALL COMPLY WITH THE FOLLOWING: A MINIMUM OF ONE FOOT- CANDLE FOR ALL PARKING b. 12 ROWS DOUBLE STACK W 64 TABLES W/ 2 ( ) A. 2016 EDITION OF THE CALIFORNIA BUILDING CODE AND PEDESTRIAN AREAS, AND SHALL NOT EXCEED LED PER TABLE SECURITY CAMERAS TO BE ADDED TO MAX 1304 d. 128 SPYDR 2 P LED LIGHTS X2.3 AMP =294.4 THOMAS BROS. MAPS PAGE /GRID: &LATEST ATTACHMENTS. ONE -HALF FOOT- CANDLE ALONG LOT LINES OF A AMP EXTERIOR AND INTERIOR OF BUSINESS PAGE 866, GRID E4 B. CALIFORNIA ADMINISTRATIVE CODE TITLES B, 19 PROJECT. e. 2 12.5 TON DAIKIN AC @ 60 AMP = 120 AMP AND 24 f. 12 CIRCULATION FANS @ 1 AMP = 12 AMP CITY BOUNDARY: LAKE ELSINORE C. CITY OF MORENO VALLEY CODE OF ORDINANCES. IN CONSIDERATION OF THE CITY'S PROXIMITY TO PALOMAR OBSERVATORY, THE INSTALLATION OF LOW 9 h. 2 1.6HP TRANSFER PUMPS @ 2 AMP= 4 AMP 2 QUEST 225 DEHUMIDIFIER Q 6 AMP =12 AMP 3 NEAREST SCHOOLS AREA PLAN: ELSINORE 2. DO NOT SCALE DRAWINGS, CONTRACTOR SHALL VERIFY PRESSURE SODIUM VAPOR IS ENCOURAGED. ALL CONDITIONS AND DIMENSIONS AT THE JOB SITE PRIOR i. 4 14" MAX FANS @ 2 AMP = 8 AMP SCHOOL DISTRICT: GROSS BUILDING AREA: 17,037 SQ FT TO BIDDING AND START OF CONSTRUCTION. IF j. 2 MISC 110V = 20 AMP= 40 AMP LAKE ELSINORE UNIFIED SCHOOL DISTRICT POWER POLES: 4 DISCREPANCIES ARE FOUND, NOTIFY DESIGNER IMMEDIATELY PARKING REQUIREMENTS ELSINORE ELEMENTARY SCHOOL FOR CLARIFICATIONS. 4. CULTIVATION I FLOWER 9PM -9AM EXISTING UTILITY LINES, SEWER ACCESS CULTIVATION, DISTRIBUTION AND MANUFACTURING: a. SUB PANEL 500 AMP (o.s MILES / 3,168 FEET) 512 W 3. SUBSTITUTIONS FOR SPECIFIED MATERIALS REQUIRE THE 1 SPACE PER EMPLOYEE AT THE LARGEST SHIFT b. 12 ROWS DOUBLE STACK W 64 TABLES W/ 2 SAKE ELSINORE, G E CAE92530 SCOPE 0 WORK APPROVAL OF THE DESIGNER. TOTAL EMPLOYEES IN LARGEST SHIFT IS 3 LED PER TABLE SCOPE OF WORK: VACANT LOT, TO GRADE, DEVELOPE TOTAL REQUIRED PARKING FOR 5,000 SF OF d. 128 SPYDR 2 P LED LIGHTS X2.3 AMP =294.4 ORTEGA HIGH SCHOOL AND ADD INDUSTRIAL CMU STRUCTURE TO HOUSE 4. THE DESIGNER SHALL BE NOTIFIED IMMEDIATELY OF THE CULTIVATION IS 3. AMP (1.1 MMES / 5,808 FEET) CULTIVATION, DISTRIBUTION AND MANUFACTURING AND UNAVAILABILITY OF SPECIFIED MATERIALS OR EQUIPMENT e. 2 12.5 TON DAIKIN AC @ 60 AMP = 120 AMP 520 CHANEY STREET, CANNABIS DISPENSARY (ADULT USE RETAIL AND MEDICAL WHICH WILL DELAY THE SCHEDULED CONSTRUCTION DISPENSARY: ADULT USE RETAIL AND MEDICAL SALES f. 12 CIRCULATION FANS @ 1 AMP = 12 AMP LAKE ELSINORE, CA 92530 SALES). COMPLETION DATE. 1 SPACE FOR EACH 250 SF GFA g. 2 QUEST 225 DEHUMIDIFIER Q 6 AMP =12 AMP RAILROAD CANYON ELEMENTARY SCHOOL 5. ALL CONTRACTORS SHALL MAINTAIN THE PREMISES TOTAL DISPENSARY SF IS 2,503 h. 2 1.6HP TRANSFER PUMPS @ 2 AMP= 4 AMP (1.9 MILES / 10,032 FEET) PROJECT D FIXTURES, EQUIPMENT GLAZING, FLOORS, ETC. SHALL BE 2 °503 SF / 250 SF = 10 PARKING SPACES REQUIRED i. 4 14" MAX FANS @ 2 AMP = 8 AMP 1300 MILL STREET, CLEAN AND FREE FROM ALL TRASH AND DEBRIS. THE LAKE ELSINORE, CA 92530 MICROBUSINESS: CANNABIS DISPENSARY CULTIVATION, LEFT CLEAN AND READY FOR OTHER THE NEXT TRADE OR j• 2 MISC 110V = 20 AMP= 40 AMP LICENSED DISTRIBUTOR, LEVEL 1 MANUFACTURER AND TOTAL PARKING SPACES REQUIRED FOR MICRO- BUSINESS: 13 REQUIRED PARKING SPACES 5. CULTIVATION � FLOWER 9PM -9AM CODE ANALYSS RETAILER OCCUPANCY. a. SUB PANEL 500 AMP APPLICABLE CODES: PHASE 1: 5,000 SF CULTIVATION, DISTRIBUTION AND 6. ANY WORK INSTALLED IN THE CONFLICT WITH THE b. 12 ROWS DOUBLE STACK W 64 TABLES W/ 2 CITY OF LAKE ELSINORE CODE &ORDINANCES MANUFACTURING. CULTIVATION WILL ONLY REQUIRE 3 �G 2016 C.B.0 EMPLOYEES FOR ALL 5,000 SF OF CULTIVATION. CONSTRUCTION DRAWINGS, WITHOUT PRIOR APPROVAL OF `,�� LED PER TABLE 2016 C.P.0 WILL BE OPERATED BY A SECURITY GUARD FOR 24 HOURS A THE DESIGNER OR THE OWNER, SHALL BE CORRECTED BY �'T�y no d. 128 SPYDR 2 P LED LIGHTS X2.3 AMP =294.4 THE CONTRACTOR AT HIS EXPENSE. �h' AMP 2016 C.M.0 DAY, 7 DAYS A WEEK. SECURITY GUARD WILL HAVE A �sj e. 2 12.5 TON DAIKIN AC @ 60 AMP = 120 AMP 2016 C.E.0 SECURITY BOX AND THERE WILL BE THREE DIFFERENT �PF y 2016 C.F.C. 7. LIGHT, VENTILATION, AND SANITATION SHALL COMPLY � � f. 12 CIRCULATION FANS @ 1 AMP = 12 AMP 2016 CA ENERGY SECURITY GUARDS WITHIN A 24 HOUR PERIOD. EACH c^ WITH SECTION 1202 -3.4 IF THE 2016 CALIFORNIA BUILDING .y� cq � g. 2 QUEST 225 DEHUMIDIFIER Q 6 AMP =12 AMP SECURITY SHIFT IS 8 HOURS LONG, SHIFTS ARE FROM 6:00 CODE h. 2 1.6HP TRANSFER PUMPS @ 2 AMP= 4 AMP SHEET AM TO 2:00 PM, 2:00 PM TO 10:00 PM, 10:00 PM TO 6:00 . �r�y tip AM. CULTIVATION, DISTRIBUTION AND MANUFACTURING MUST TF 9r� �F i. 4 14" MAX FANS @ 2 AMP = 8 AMP HAVE LIMITED ACCESS TO ONLY EMPLOYEES. 8• THE TITLE -24 ACCESS REGULATIONS AND THE TITLE -24 `So NOT j. 2 MISC 110V - 20 AMP- 40 AMP T -01 TITLE PAGE ENERGY CONSERVATION STANDARDS FOR NONRESIDENTIAL Pj F SP -01 DETAILED SITE PLAN PLAN C DRAWINGS ANDECALCULATIONS I EDSUBMIDTT DE CONFORM y /c��qy GP 102 GIRAD NG PLAN 2,503 SF FOR CANNABIS DISPENSARY ADULT USE RETAIL AND MEDICAL SALES). DISPENSARY SHALL NOT OPERATE SUBSTANTIALLY WITH THOSE REGULATIONS. � G -2 EROSION CONTROL BETWEEN THE HOURS OF 10:00 PM TO 6:00 AM. w F��Nj �T L -1 LANDSCAPE PLAN THERE FOR THE DISPENSARY HOURS WILL BE FROM 6:00 AM 9. THE BUILDING COMPLIES WITH TITLE -24 AND ADA C/-) / A -1 FLOOR PLAN TO 10:00 PM SEVEN DAYS A WEEK. HANDICAP REQUIREMENTS ON ENTRANCE PATH OF TRAVEL � � C--) _ � A -2 EGRESS PLAN TO AREAS BEING REMODELED AND RESTROOMS. � g � TITLE SHEET A -3 ELEVATIONS PHASE 2: FUTURE 5,450 SF ADD ON CULTIVATION _-D �� A A -4 ELEVATIONS DISTRIBUTION AND MANUFACTURING. 10. BUSINESS LICENSE REQUIRED FOR ALL SUBCONTRACTORS cQ Q) � PHASE 3: FUTURE 4,084 SF ADD ON CULTIVATION, PRIOR TO PERMIT ISSUANCE. = o° DISTRIBUTION AND MANUFACTURING. OWNER: RAHMAN & ASSOCIATES 328 N. STATE ST H E M ET, CA 92543 P 760- 497 -3781 PROJECT #RBB1 APN# APN 377 - 220 -024, 4=1 EXISTING POWER POLE PROJECT ADDRESS: � LAKE ELSINORE CA 92531 DRAWING STATUS DATE ::D DESIGN DEV. O z ESTIMATING m CD ® ADA PATH OF TRAVEL Q J E(#= STREET LIGHT z Q a. c7 Expires Z 6/30/2021 \P �9TF CIVIL OF CN��F APEco ENGINEERING O m HEMET, CA 92543 EXISTING FIRE HYDRANT RBB- 1 DATE 911512019 DRAWN MUNA RAHMAN C JALAL RAHMAN SECURITY CAMERA NUMBER U SHEET TITLE TITLE PAGE SHEET NO. T -01 U. SECURITY CAMERA W 200 WATT EXTERIOR LIGHT Of RB&B INVESTMENTS INC MONJITY MAP VACANT LAND, LAKE ELSINORE, CA 92;31 <� 18990 � STREET `�a9 ° °I LAKE ELSINORE, C ^- 92531 \ �P �Pc Gad �d ,P l� by 10 A I FIUKILtU VtFil(;Lt F'HKKINIi IN UtJIC;IV AIL U AC;C;tJJItiLt JNHC;t APN X 377-220-024 SIGN PER DETAIL HS -3 ON SHEET ADA -1 11 TRUNCATED DOMES PER DETAIL TR -1 °i,�ti �� o SUMMARY D COMPATIBILITY PLAN LIGHTING PLAN EQUPTMENT 8c GOAD NEEDS SECURITY PLAN RECORDED LOT SIZE: 1.37 ACRES THE COMMERCIAL CANNABIS BUSINESS, INCLUDING EXTERIOR ACCORDING TO CITY OF LAKE ELSINORE DEVELOPMENT 1. PACKING I DISTRIBUTION ACCORDING TO THE CITY OF LAKE ELSINORE LEGAL SUMMARY: STATE OF CALIFORNIA AREAS AND SURROUNDING PUBLIC AREAS, WILL BE MANAGED, TO CODE: SUB PANEL 120 AMP DEVELOPMENT CODE: DISPENSARY SHALL COUNTY OF RIVERSIDE AVOID BECOMING A NUISANCE OR HAVING IMPACTS ON ITS 12.5 TON DAIKIN AC � 60 AMP MAINTAIN A HIGH RESOLUTION VIDEO CITY OF LAKE ELSINORE NEIGHBORS AND THE SURROUNDING COMMUNITY. THIS WILL BE NONRESIDENTIAL USES SHALL PROVIDE NIGHT LIGHTING RECORDING OF ALL ENTRANCES AND EXITS LOT 1 THROUGH LOT 10, BLOCK 2 DONE BY SECURITY CAMERAS SURROUNDING THE PREMISES AND THROUGHOUT REQUIRED PARKING AREAS AT ALL MISC. 110V � 20 AMP= 40 AMP AND INTERIOR SPACES OF THE FACILITY FOR NOT IN A ZONING OVERLAY RESPONSIBILITY OF THE OWNER TO KEEP THE AREA CLEAN AND HOURS OF CUSTOMER AND EMPLOYEE USE. 2. OFFICE I MANUFACTURING I PROCESSING NO LESS THAN 240 HOURS, (10 DAYS NOT IN A ZONE DISTRICT /AREA SAFE. AIR TREATMENT SYSTEM WILL BE ADDED TO CONTAIN ANY ENTRIES TO PARKING AREAS FOR ALL MULTI - FAMILY MINIMUM ). THE CAMERAS SHALL BE IN USE NOT IN A HISTORICAL PRESERVATION DISTRICT ODORS. PLEASE TO REFER TO SECURITY AND AIR - TREATMENT CULTIVATION VEG RESIDENTIAL USES AND NONRESIDENTIAL USES SHALL a. SUB PANEL 250 AMP 24 HOURS PER DAY, 7 DAYS PER WEEK. PROPOSED BUILDING SQFT: 17,037 SQFT NOTES ON PAGE SP -1 PROVIDE SAFETY LIGHTING AS APPROVED BY THE b. 6 ROWS TRIPLE STACK W/ 36 TABLES W/ 2 RECORDINGS MADE BY SECURITY CAMERAS WATERSHED: SANTA ANA RIVER AIR TREATMENT SYSTEM DIRECTOR. LED PER TABLE SHALL BE MADE IMMEDIATELY AVAILABLE TO WATER DISTRICT: WESTERN MUNICIPAL WATER DISTRICT LIGHTING SHALL BE INDIRECT, HOODED, AND d. 72 SPYDR 2 P LED LIGHTS THE CITY MANAGER OR DESIGNEE UPON AMAIRCARE 4000 VOC CHEM WITH HEPA AND CARBON X2.3 AMP =165.5 AMP (WMWD) CANISTER AIRWASH FILTRATION SYSTEM. COVERS 18,000 FT3 ARRANGED TO REFLECT LIGHTING AWAY FROM VERBAL REQUEST, NO SEARCH WARRANT OR e. 12.5 TON DAIKIN AC @ 60 AMP ADJOINING PROPERTIES AND STREETS IN COMPLIANCE SUBPOENA SHALL BE NEEDED TO VIEW (PROVIDES 1 ACH /HR) f. 8 CIRCULATION FANS Q 1 AMP = 8 AMP FLOOD PLAIN REVIEW: OUTSIDE FLOOD PLAIN WITH OUTDOOR LIGHT AND GLARE). LIGHT STANDARD RECORDED MATERIALS. FLOOD CONTROL DISTRICT: RIVERSIDE COUNTY FLOOD (OUTDOOR g. 1 QUEST 225 DEHUMIDIFIER @ 6 AMP ALL THE USE OF AREAS ON THE PREMISES OF THE MEDICAL SHALL BE A MAXIMUM OF 25 FEET IN HEIGHT h. 2 MAX INLWE FANS @ 2 AMP - 4 AMP CONTROL MARIJUANA DISPENSARY, INCLUDING ... EXTERIOR LIGHTING... OVERALL, AS MEASURED FROM THE USABLE PARKING i. .5 HP IRRIGATION TRANSFER PUMP Q 2 AMP CANNABIS ROOM USED TO STORE, PREPARE AIR TREATMENT SYSTEM AND SIGNAGE. OR DRIVING SURFACE. UP- LIGHTING IN LANDSCAPING, j. EXTRACTION EQUIPTMENT @ 60 AMP AND PACKAGE CANNABIS NOT IN FAULT ZONE /LINE LOW LEVEL WALK LIGHTS, AND LIGHTING DIFFUSED OF k. 2 MISC 110V = 40 AMP LIGHTING (ORD. 655) N/A CANNABIS TO LEAVE THE CANNABIS ROOM FIRE: NONE BUILDING NOTES OF WALL SURFACES IS ENCOURAGED. 3. CULTIVATION I FLOWER 9PM -9AM ONLY IN CORRECT PACKAGING TO AVOID ANY SUPERVISORAL DISTRICT: KEVIN JEFFRIES, DISTRICT 1 GENERAL ILLUMINATION OF PARKING LOTS AND ADJACENT a. SUB PANEL 500 AMP DECONTAMINATION AND FOR SECURITY TOWNSHIP /RANGE: T6SR4W SEC 5 RHO PEDESTRIAN AREAS SHALL BE REQUIRED TO PROVIDE REASONS ELEVATION RANGE FT. AVG: 1290, MIN: 1276, 1. ALL WORK SHALL COMPLY WITH THE FOLLOWING: A MINIMUM OF ONE FOOT- CANDLE FOR ALL PARKING b. 12 ROWS DOUBLE STACK W 64 TABLES W/ 2 ( ) A. 2016 EDITION OF THE CALIFORNIA BUILDING CODE AND PEDESTRIAN AREAS, AND SHALL NOT EXCEED LED PER TABLE SECURITY CAMERAS TO BE ADDED TO MAX 1304 d. 128 SPYDR 2 P LED LIGHTS X2.3 AMP =294.4 THOMAS BROS. MAPS PAGE /GRID: &LATEST ATTACHMENTS. ONE -HALF FOOT- CANDLE ALONG LOT LINES OF A AMP EXTERIOR AND INTERIOR OF BUSINESS PAGE 866, GRID E4 B. CALIFORNIA ADMINISTRATIVE CODE TITLES B, 19 PROJECT. e. 2 12.5 TON DAIKIN AC @ 60 AMP = 120 AMP AND 24 f. 12 CIRCULATION FANS @ 1 AMP = 12 AMP CITY BOUNDARY: LAKE ELSINORE C. CITY OF MORENO VALLEY CODE OF ORDINANCES. IN CONSIDERATION OF THE CITY'S PROXIMITY TO PALOMAR OBSERVATORY, THE INSTALLATION OF LOW 9 h. 2 1.6HP TRANSFER PUMPS @ 2 AMP= 4 AMP 2 QUEST 225 DEHUMIDIFIER Q 6 AMP =12 AMP 3 NEAREST SCHOOLS AREA PLAN: ELSINORE 2. DO NOT SCALE DRAWINGS, CONTRACTOR SHALL VERIFY PRESSURE SODIUM VAPOR IS ENCOURAGED. ALL CONDITIONS AND DIMENSIONS AT THE JOB SITE PRIOR i. 4 14" MAX FANS @ 2 AMP = 8 AMP SCHOOL DISTRICT: GROSS BUILDING AREA: 17,037 SQ FT TO BIDDING AND START OF CONSTRUCTION. IF j. 2 MISC 110V = 20 AMP= 40 AMP LAKE ELSINORE UNIFIED SCHOOL DISTRICT POWER POLES: 4 DISCREPANCIES ARE FOUND, NOTIFY DESIGNER IMMEDIATELY PARKING REQUIREMENTS ELSINORE ELEMENTARY SCHOOL FOR CLARIFICATIONS. 4. CULTIVATION I FLOWER 9PM -9AM EXISTING UTILITY LINES, SEWER ACCESS CULTIVATION, DISTRIBUTION AND MANUFACTURING: a. SUB PANEL 500 AMP (o.s MILES / 3,168 FEET) 512 W 3. SUBSTITUTIONS FOR SPECIFIED MATERIALS REQUIRE THE 1 SPACE PER EMPLOYEE AT THE LARGEST SHIFT b. 12 ROWS DOUBLE STACK W 64 TABLES W/ 2 SAKE ELSINORE, G E CAE92530 SCOPE 0 WORK APPROVAL OF THE DESIGNER. TOTAL EMPLOYEES IN LARGEST SHIFT IS 3 LED PER TABLE SCOPE OF WORK: VACANT LOT, TO GRADE, DEVELOPE TOTAL REQUIRED PARKING FOR 5,000 SF OF d. 128 SPYDR 2 P LED LIGHTS X2.3 AMP =294.4 ORTEGA HIGH SCHOOL AND ADD INDUSTRIAL CMU STRUCTURE TO HOUSE 4. THE DESIGNER SHALL BE NOTIFIED IMMEDIATELY OF THE CULTIVATION IS 3. AMP (1.1 MMES / 5,808 FEET) CULTIVATION, DISTRIBUTION AND MANUFACTURING AND UNAVAILABILITY OF SPECIFIED MATERIALS OR EQUIPMENT e. 2 12.5 TON DAIKIN AC @ 60 AMP = 120 AMP 520 CHANEY STREET, CANNABIS DISPENSARY (ADULT USE RETAIL AND MEDICAL WHICH WILL DELAY THE SCHEDULED CONSTRUCTION DISPENSARY: ADULT USE RETAIL AND MEDICAL SALES f. 12 CIRCULATION FANS @ 1 AMP = 12 AMP LAKE ELSINORE, CA 92530 SALES). COMPLETION DATE. 1 SPACE FOR EACH 250 SF GFA g. 2 QUEST 225 DEHUMIDIFIER Q 6 AMP =12 AMP RAILROAD CANYON ELEMENTARY SCHOOL 5. ALL CONTRACTORS SHALL MAINTAIN THE PREMISES TOTAL DISPENSARY SF IS 2,503 h. 2 1.6HP TRANSFER PUMPS @ 2 AMP= 4 AMP (1.9 MILES / 10,032 FEET) PROJECT D FIXTURES, EQUIPMENT GLAZING, FLOORS, ETC. SHALL BE 2 °503 SF / 250 SF = 10 PARKING SPACES REQUIRED i. 4 14" MAX FANS @ 2 AMP = 8 AMP 1300 MILL STREET, CLEAN AND FREE FROM ALL TRASH AND DEBRIS. THE LAKE ELSINORE, CA 92530 MICROBUSINESS: CANNABIS DISPENSARY CULTIVATION, LEFT CLEAN AND READY FOR OTHER THE NEXT TRADE OR j• 2 MISC 110V = 20 AMP= 40 AMP LICENSED DISTRIBUTOR, LEVEL 1 MANUFACTURER AND TOTAL PARKING SPACES REQUIRED FOR MICRO- BUSINESS: 13 REQUIRED PARKING SPACES 5. CULTIVATION � FLOWER 9PM -9AM CODE ANALYSS RETAILER OCCUPANCY. a. SUB PANEL 500 AMP APPLICABLE CODES: PHASE 1: 5,000 SF CULTIVATION, DISTRIBUTION AND 6. ANY WORK INSTALLED IN THE CONFLICT WITH THE b. 12 ROWS DOUBLE STACK W 64 TABLES W/ 2 CITY OF LAKE ELSINORE CODE &ORDINANCES MANUFACTURING. CULTIVATION WILL ONLY REQUIRE 3 �G 2016 C.B.0 EMPLOYEES FOR ALL 5,000 SF OF CULTIVATION. CONSTRUCTION DRAWINGS, WITHOUT PRIOR APPROVAL OF `,�� LED PER TABLE 2016 C.P.0 WILL BE OPERATED BY A SECURITY GUARD FOR 24 HOURS A THE DESIGNER OR THE OWNER, SHALL BE CORRECTED BY �'T�y no d. 128 SPYDR 2 P LED LIGHTS X2.3 AMP =294.4 THE CONTRACTOR AT HIS EXPENSE. �h' AMP 2016 C.M.0 DAY, 7 DAYS A WEEK. SECURITY GUARD WILL HAVE A �sj e. 2 12.5 TON DAIKIN AC @ 60 AMP = 120 AMP 2016 C.E.0 SECURITY BOX AND THERE WILL BE THREE DIFFERENT �PF y 2016 C.F.C. 7. LIGHT, VENTILATION, AND SANITATION SHALL COMPLY � � f. 12 CIRCULATION FANS @ 1 AMP = 12 AMP 2016 CA ENERGY SECURITY GUARDS WITHIN A 24 HOUR PERIOD. EACH c^ WITH SECTION 1202 -3.4 IF THE 2016 CALIFORNIA BUILDING .y� cq � g. 2 QUEST 225 DEHUMIDIFIER Q 6 AMP =12 AMP SECURITY SHIFT IS 8 HOURS LONG, SHIFTS ARE FROM 6:00 CODE h. 2 1.6HP TRANSFER PUMPS @ 2 AMP= 4 AMP SHEET AM TO 2:00 PM, 2:00 PM TO 10:00 PM, 10:00 PM TO 6:00 . �r�y tip AM. CULTIVATION, DISTRIBUTION AND MANUFACTURING MUST TF 9r� �F i. 4 14" MAX FANS @ 2 AMP = 8 AMP HAVE LIMITED ACCESS TO ONLY EMPLOYEES. 8• THE TITLE -24 ACCESS REGULATIONS AND THE TITLE -24 `So NOT j. 2 MISC 110V - 20 AMP- 40 AMP T -01 TITLE PAGE ENERGY CONSERVATION STANDARDS FOR NONRESIDENTIAL Pj F SP -01 DETAILED SITE PLAN PLAN C DRAWINGS ANDECALCULATIONS I EDSUBMIDTT DE CONFORM y /c��qy GP 102 GIRAD NG PLAN 2,503 SF FOR CANNABIS DISPENSARY ADULT USE RETAIL AND MEDICAL SALES). DISPENSARY SHALL NOT OPERATE SUBSTANTIALLY WITH THOSE REGULATIONS. � G -2 EROSION CONTROL BETWEEN THE HOURS OF 10:00 PM TO 6:00 AM. w F��Nj �T L -1 LANDSCAPE PLAN THERE FOR THE DISPENSARY HOURS WILL BE FROM 6:00 AM 9. THE BUILDING COMPLIES WITH TITLE -24 AND ADA C/-) / A -1 FLOOR PLAN TO 10:00 PM SEVEN DAYS A WEEK. HANDICAP REQUIREMENTS ON ENTRANCE PATH OF TRAVEL � � C--) _ � A -2 EGRESS PLAN TO AREAS BEING REMODELED AND RESTROOMS. � g � TITLE SHEET A -3 ELEVATIONS PHASE 2: FUTURE 5,450 SF ADD ON CULTIVATION _-D �� A A -4 ELEVATIONS DISTRIBUTION AND MANUFACTURING. 10. BUSINESS LICENSE REQUIRED FOR ALL SUBCONTRACTORS cQ Q) � PHASE 3: FUTURE 4,084 SF ADD ON CULTIVATION, PRIOR TO PERMIT ISSUANCE. = o° DISTRIBUTION AND MANUFACTURING. OWNER: RAHMAN & ASSOCIATES 328 N. STATE ST H E M ET, CA 92543 P 760- 497 -3781 PROJECT #RBB1 APN# APN 377 - 220 -024, Vacant Land, Lake Elsinore, CA 92531 PROJECT ADDRESS: 18990 SPRING STREET LAKE ELSINORE CA 92531 DRAWING STATUS DATE SCHEMATICS DESIGN DEV. AGENCIES ESTIMATING BIDDING FOR CONST. REVISIONS DATE SEAL: Q?,pFESS /0 /v RAH/ 41 Q a. c7 Expires Z 6/30/2021 \P �9TF CIVIL OF CN��F APEco ENGINEERING 328 N. STATE ST HEMET, CA 92543 JOB No. RBB- 1 DATE 911512019 DRAWN MUNA RAHMAN CHECKED JALAL RAHMAN SCALE 1 " = 20' SHEET TITLE TITLE PAGE SHEET NO. T -01 RA&IB INDUSTRIAL BUILDING ray - ------- - ----- \ \ I _ _ \ G O�CLOr10 \ IN IN \ \ IN P IN, �X\�E `\ \ \ \ �'\ \ COVERED \ \ - - \ .... \\ - ' - \ \` \ \\ \ \` ��� \\ \ \ \ '�� EC U R I`�Y ``\ `�\ -___ 129 \\ - -- 1 \\ P H TWO \ \` \ \ \ ``, CANNAB� \ �\ PHASE ONE - - - - -1 \ \ \ M�'F�U � CCU R��1 G�\ � \ \ S, � ,\ \ \ � ---FUTURE C U �V�Ti�1d \ \ \\ - - -- 12 6 \ \` '� C U LT�fb(A \TI O f�` \ \\ \ ,\ �R�TAI L 290 _ \ \ \CULTIVATION \ 1295 \ 5 450 W-FT \ s�� \ \, \ _ \ \ �DISP�NSAY \�, \ - - - - -- �- -- \ \ -- - - - -- __ I \ 1 \ \ \ \ \ \ \ \ _ _ \ a. 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DATE DEVELOPMENT AND/OR CITY BEEN REVIEWED LAWS COMPLIANCE FOUND ACCEPTABLE CONDITIONS OF EPT BLE BRAD FAGRELL, RCE No. 43920 DATE CITY ENGINEER CITY OF LAKE ELSINORE PREPARED BY: JALAL IBRAHIM RAHMAN 06/01/2019 DATE 0911 14,; No. C77969 Expires 6/30/2021 S qy O �F � v s SCALE: DATE: 1' =20' 06/01/2019 0 ��b, N GRAPHIC SCALE 20' 0 10' 20' FEET cl,. o �' F\alIVT ° 1'=20'S T E PLAN DELTA SURVEYING AND MAPPING 39305 SALINAS DRIVE MURRIETA CA 92563 Phone: 951-764-0158 Fax: 951 -816 -3235 05/28/2019 JOB NO. 19105 BENCH MARK SOURCE BENCHMARK: CITY OF RIVERSIDE BENCHMARK J7 -N3 PK NAIL AND CITY ENGINEER TAG IN THE STREET LIGHT BASE AT THE NORTHWEST CURB RETURN OF LAUREL AVENUE AND MARLBOROUGH AVENUE (WAVhRRI FI -97(1 7nA FT CITY OF LAKE ELSINORE SHEET SP -01 FILE No. Y 0 2 2 s 2 <v 2 _ L 97 l IN IN _ 2 ti Q 3' a tr 2s 1 / 2 >, . : 5. . IN 1. 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DATE DEVELOPMENT AND/OR CITY BEEN REVIEWED LAWS COMPLIANCE FOUND ACCEPTABLE CONDITIONS OF EPT BLE BRAD FAGRELL, RCE No. 43920 DATE CITY ENGINEER CITY OF LAKE ELSINORE PREPARED BY: JALAL IBRAHIM RAHMAN 06/01/2019 DATE 0911 14,; No. C77969 Expires 6/30/2021 S qy O �F � v s SCALE: DATE: 1' =20' 06/01/2019 0 ��b, N GRAPHIC SCALE 20' 0 10' 20' FEET cl,. o �' F\alIVT ° 1'=20'S T E PLAN DELTA SURVEYING AND MAPPING 39305 SALINAS DRIVE MURRIETA CA 92563 Phone: 951-764-0158 Fax: 951 -816 -3235 05/28/2019 JOB NO. 19105 BENCH MARK SOURCE BENCHMARK: CITY OF RIVERSIDE BENCHMARK J7 -N3 PK NAIL AND CITY ENGINEER TAG IN THE STREET LIGHT BASE AT THE NORTHWEST CURB RETURN OF LAUREL AVENUE AND MARLBOROUGH AVENUE (WAVhRRI FI -97(1 7nA FT CITY OF LAKE ELSINORE SHEET SP -01 FILE No. LEFT ELEVATIONS REAR ELEVATIONS RA &B INDUSTRIAL BUILDING RIGHT ELEVATIONS v � n L/i ----------------------------------------------------------------------------- FRONT ELEVATIONS MARK REVISIONS AP P R . DATE THESE PLANS HAVE BEEN REVIEWED FOR COMPLIANCE WITH THE APPROPRIATE CONDITIONS OF PREPARED BY: DEVELOPMENT AND /OR CITY AND STATE LAWS AND HAVE BEEN FOUND ACCEPTABLE JALAL IBRAHIM RAHMAN 06/01/2019 DATE v Q 1, =20'S TE PLAN t-- 110�= �000 o� RA &B INDUSTRIAL BUILDING PROPOSED PLANT PALETTE PLANTING LEGEND SYMBOL PLANT NAME SIZE WUCOLS QTY. TREE Chilopsis linearis T2 Desert Willow 24° BOX M 3 Chitalpa tashkentensis 'Pink Dawn'Pink T3 Dawn Chitalpa 24" BOX L 8 rosopis hybrid 'Thornless Hybrid' T5 'Thornless Hybrid' Mesquite 24" BOX M 3 SHRUB Agave Blue Glow S1 Blue Glow Agave 5 GAL L 2 Ceanothus 'Dark Star' S2 Dark Star California Lilac 5 GAL L 5 Aloe striata S3 Coral Aloe 1 GAL L 10 es uca g auca enjah blue S4 lijah Blue Fescue 1 GAL L 119 esperaloe parviflora S5 Red Yucca 5 GAL L 51 \AUhienbergia capillans regal mist S6 Regal Mist Muhlenbergia 1 GAL L 19 ougalnvl ea ras erry Ice S7 Rasberry Ice Bougainvillea 1 GAL L 8 -eucophylium trutescens Ureen Uoud S8 Texas Sage 'Green Cloud' 5 GAL L 23 eneclo serpens S9 Blue Chalksticks 1 GAL L 23 antana x new go S10 Dwarf Yellow Lantana GAL L 22 aesa pima pu c errlma S11 Mexican Bird Paradies SGAL L 16 VINE GROUND COVER G1 4" to 6" DIA. cobble areas MARK I REASONS �y �• ' t r _+ Al. �l S1 ;L1.ir T 4 ..5, n' N' T3 IA=- - '�- S - �� _ S4 S3 �Y••: Id I -W ti T _ _ 1 1• ` F� kF sa 4t �t i 4k T 4��F.i e i.Y 4' I -i -Y •� SV 5J w , + i j- r f - - k 5 + y R J _ 5� S - � • l -•'� "lam � •ir ' _ _ . S 1 ,I::R L s4 � i l �Y *� A+ 1 AP P R . DATE THESE PLANS HAVE BEEN REVIEWED FOR COMPLIANCE WITH THE APPROPRIATE CONDITIONS OF PREPARED BY: DEVELOPMENT AND /OR CITY AND STATE LAWS AND HAVE BEEN FOUND ACCEPTABLE BRAD FAGRELL, RICE No. 43920 CITY ENGINEER CITY OF LAKE ELSINORE DATE MUNA RAHMAN 09/20/2019 DATE SCALE: 1' =20' DATE: 06/01/2019 GRAPHIC SCALE 20' 0 10' 20' FEET I Ar\lnqrAPF PLAN DELTA CITY OF LAKE ELSINORE SURVEYING AND MAPPING 39305 SALINAS DRIVE MURRIETA CA 92563 Phone: 951-764-0158 Fax: 951 -816 -3235 05/28/2019 JOB NO. 19105 BENCH MARK SOURCE BENCHMARK: CITY OF RIVERSIDE BENCHMARK J7 -N3 PK NAIL AND CITY ENGINEER TAG IN THE STREET LIGHT BASE AT THE NORTHWEST CURB RETURN OF LAUREL AVENUE AND MARLBOROUGH AVENUE (NAVD88) EL= 970.706 FT. SHEET L-1 FILE No. PHASE 2 FUTURE MANUFACTURER/ CULTIVATION OFFICE /STORAGE 137 SQ.FT. LIMITED ACCESS DISPLA CESS 7' -9" LLj CORRIDO `j RESTROO 38SQ.FT. 56 SQ.FT. 5' -2" 19 18 ©0 LIMITED ACCESS 29' -1" BUSINESS SIGN LEGEND 9/10/2019 SECURITY CAMERA TO BE PLACED 25-10" �Q DVR SECURITY CAMERA RECORDING o� �5' xIT EXIT AND ENTRANCE TO REMAIN 3' -0" DISPLAY UNLOCKED DURING BUSINESS HOURS 0 i 4' -6" CASH REGISTER NUMBER F-1 DISPLAY Q � LJ LJ LJ LJ L-1 O F7 F-1 F-1 I ih 15 LJ LJ DISPLAY 14 3 LIMITED LJ CCESS LIMITED ACCESS SECURI LJ SHOW OFFICE o L _J 72 SQ.FT. 1 LJ LIMITED ACCESS LJ LJ LJ 12 LJ j 11 p LJ LJ LJ OSECURITY LJ F-1 F-1 F-1 DESK RESTROOM O) F-1 44 SQ.FT. F-1 F-1 LJ LJ LJ BUSINESS SIGN LEGEND 9/10/2019 SECURITY CAMERA TO BE PLACED MUNA RAHMA INSIDE AND OUTSIDE THE BUILDING DVR SECURITY CAMERA RECORDING o� AIR TREATMENT SYSTEM xIT EXIT AND ENTRANCE TO REMAIN LJ UNLOCKED DURING BUSINESS HOURS 0 SECURITY CAMERA NUMBER CASH CASH REGISTER NUMBER EXISTING WALL PROPOSED WALL L J L J TABLES: 4' -6" X 8' -3" EXIT I ih N FF__11 FF _11 LOBBY 4'46" CLONE ROOM a� I 00 11' -0" I. I N 11' -7" -� RESTROOM; 4' -6' .� 20' -0" CLEAN ROO co Ifs 11' -7" ENCLOSED DROP OFF LIMITED ACCESS II � LASS WALL 10' -1" CLONE ROQ IRRIGATIONS PREP SANITIZE AREA H2O 26' -2' H2O F rn I N 33' -1" 1 72 TABLES 0�'2 TIER RACKS j L 864 SF FWER ROOM A VEG ROOM IIV III 1, 11 49n RE 51' -41 (10) 3 TIER RACKS 9/10/2019 DRAWN MUNA RAHMA CHECKE ALAL RAHMA L_J L_J LJ LJ LJ LJ L-1 L-1 F7 F7 F-1 F-1 LJ LJ LJ LJ LJ LJ L-1 L-1 F7 F-1 F-1 F-1 LJ LJ LJ LJ LJ LJ LJ LJ LJ LJ LJ LJ LJ LJ L _J LJ LJ LJ 72 TABLES 0�'2 TIER RACKS j L 864 SF FWER ROOM A VEG ROOM IIV III 1, 11 49n RE 51' -41 (10) 3 TIER RACKS NOTE: DISPENSARY SHALL MAINTAIN A HIGH RESOLUTION VIDEO RECORDING OF ALL ENTRANCES AND EXITS AND INTERIOR SPACES OF THE FACILITY FOR NO LESS THAN 240 HOURS, (10 DAYS MINIMUM). THE CAMERAS SHALL BE IN USE 24 HOURS PER DAY, 7 DAYS PER WEEK. RECORDINGS MADE BY SECURITY CAMERAS SHALL BE MADE IMMEDIATELY AVAILABLE TO THE CITY MANAGER OR DESIGNEE UPON VERBAL REQUEST, NO SEARCH WARRANT OR SUBPOENA SHALL BE NEEDED TO VIEW RECORDED MATERIALS. CANNABIS ROOM USED TO STORE, PREPARE AND PACKAGE CANNABIS CANNABIS TO LEAVE THE CANNABIS ROOM ONLY IN CORRECT PACKAGING TO AVOID ANY DECONTAMINATION AND FOR SECURITY REASONS SECURITY CAMERAS TO BE ADDED TO EXTERIOR AND INTERIOR OF BUSINESS :• , M N I 1 N N 66' -8" 1 N WIN 0 32' -11 ° 9/10/2019 DRAWN MUNA RAHMA CHECKE ALAL RAHMA LJ LJ LJ LJ LJ LJ LJ LJ LJ LJ LJ LJ LJ LJ F7 F7 F7 F7 F7 F7 F7 F-I F_ 7 F_ 7 LJ LJ LJ LJ LJ LJ LJ LJ LJ LJ LJ LJ LJ LJ LJ LJ LJ LJ LJ LJ LJ LJ LJ LJ LJ LJ LJ LJ LJ F-1 F-1 F-1 F-1 F_ 7 F_ 7 F-1 F-1 F-1 F-1 LJ LJ LJ LJ LJ LJ LJ LJ LJ LJ NOTE: DISPENSARY SHALL MAINTAIN A HIGH RESOLUTION VIDEO RECORDING OF ALL ENTRANCES AND EXITS AND INTERIOR SPACES OF THE FACILITY FOR NO LESS THAN 240 HOURS, (10 DAYS MINIMUM). THE CAMERAS SHALL BE IN USE 24 HOURS PER DAY, 7 DAYS PER WEEK. RECORDINGS MADE BY SECURITY CAMERAS SHALL BE MADE IMMEDIATELY AVAILABLE TO THE CITY MANAGER OR DESIGNEE UPON VERBAL REQUEST, NO SEARCH WARRANT OR SUBPOENA SHALL BE NEEDED TO VIEW RECORDED MATERIALS. CANNABIS ROOM USED TO STORE, PREPARE AND PACKAGE CANNABIS CANNABIS TO LEAVE THE CANNABIS ROOM ONLY IN CORRECT PACKAGING TO AVOID ANY DECONTAMINATION AND FOR SECURITY REASONS SECURITY CAMERAS TO BE ADDED TO EXTERIOR AND INTERIOR OF BUSINESS :• , M N I 1 N N 66' -8" 1 N WIN 0 32' -11 ° 72 TABLES 2 TIER RACKS 0 864 SF FL WER ROOM B I(7) 2 TIER RACKS FLOWER RO VV 984 SF 84 TABLES 36' -10" 9/10/2019 DRAWN MUNA RAHMA CHECKE ALAL RAHMA LJ LJ LJ LJ LJ LJ L-1 F7 F7 L-1 L-1 F_1 LJ LJ LJ LJ LJ LJ L-1 L-1 L-1 L-1 L-1 F 7 LJ LJ LJ LJ LJ L LJ LJ LJ LJ LJ LJ LJ LJ LJ LJ LJ LJ 72 TABLES 2 TIER RACKS 0 864 SF FL WER ROOM B I(7) 2 TIER RACKS FLOWER RO VV 984 SF 84 TABLES 36' -10" 0 EXIT ;Y, FLOOR PLAN -4 PHASE 3 FUTURE CULTIVATION Scale: 1/8 " =1' N RAH MAN & ASSOCIATES 328 N. STATE ST H E M ET, CA 92543 P 760- 497 -3781 PROJECT DESIGNER :l MUNA RAH MAN 328 N. STATE ST H E M ET, CA 92543 PROJECT #RAI AP N 377— 220— 024, Vacant Land, Lake Elsinore, CA 92531 ADDRESS: 18990 SPRING ST LAKE ELSINORE CA 92530 DATE 9/10/2019 DRAWN MUNA RAHMA CHECKE ALAL RAHMA LJ LJ LJ LJ LJ LJ LJ F- 7 F- 7 F- 7 F- -I F- -I F- -I F- -I LJ LJ LJ LJ LJ LJ LJ F7 F7 F-1 F-1 1-7 F-1 F-1 LJ LJ LJ LJ LJ LJ LJ LJ LJ LJ LJ LJ LJ LJ 0 EXIT ;Y, FLOOR PLAN -4 PHASE 3 FUTURE CULTIVATION Scale: 1/8 " =1' N RAH MAN & ASSOCIATES 328 N. STATE ST H E M ET, CA 92543 P 760- 497 -3781 PROJECT DESIGNER :l MUNA RAH MAN 328 N. STATE ST H E M ET, CA 92543 PROJECT #RAI AP N 377— 220— 024, Vacant Land, Lake Elsinore, CA 92531 ADDRESS: 18990 SPRING ST LAKE ELSINORE CA 92530 DATE 9/10/2019 DRAWN MUNA RAHMA CHECKE ALAL RAHMA SHEETTITLE FLOOR FL=AN a� D z EXIT EXIT W SIGN C� LL] � PRIMARY PATH TO EXIT O m SECONDARY PATH � TO EXIT C/7 YOU ARE HERE IV EGRESS PLAN Scale: 1/8 " =1' N RAH MAN & ASSOCIATES 328 N. STATE ST H E M ET, CA 92543 P 760- 497 -3781 PROJECT DESIGNER: M U NA RAH MAN 328 N. STATE ST H E M ET, CA 92543 PROJECT #RAI AP N 377— 220— 024, Vacant Land, Lake Elsinore, CA 92531 ADDRESS: 18990 SPRING ST LAKE ELS NORE CA 92530 DATE 1 911012019 DRAWN IMUNA RAHM CHECKEOJALAL RAHM SHEET TITLE FLOOR FL=AN A2 RAH MAN & STUCCO COLOR: DE5628 TRIM COLOR: DE5579 TRIM COLOR: DE5579 STUCCO COLOR: DE5628 TRIM COLOR: DE5579 LEAFY CABBAGE PATCH STUCCO COLOR: STUCCO COLOR: DE5628 CABBAGE PATCH DE6362 LEAFY STUCCO COLOR: DE6362 LEAFY CABBAGE PATCH STUCCO COLOR: DEW342 STUCCO COLOR: DE6362 BABY'S BREATH ASSOCIATES Q 328 N STATE ST EL:_28' -0" A.F.F. Y - - - - - - - - C PLANE - - - - - - - STORM CLOUD - -- STORM CLOUD STUCCO COLOR: DEW342 - - _ STORM CLOUD TRIM COLOR DE5557 CELERY . TOP OF PARAPET CONTROL JOINTS TYP. _ - -- - STUCCO COLOR: DEW342 _ _ ABY'S BREATH _- -_ _ __ ___- -- ABY'S BREATH - TRIM COLOR: DE5628 LEAFY H E M ET, A 92543 24'- 0 "_A.F.F. PER DETAIL ST -2 ;EL_ TOP OF PARAPET STUCCO COLOR: DE5825 P 760 - 497 -3781 DEEPEST SEA STUCCO COLOR: DEW342 BUSINESS NAME BABY'S BREATH STUCCO PLASTAR CONTROL JOIN EL: 12' -0" A.F.F. TYP. COLOR: DE5825 DEEPEST SEA TOP OF SECURED DOOR i 11 i PROJECT DESIGNER: LL \/ / TUCCO COLOR: BRONZE TUCCO COLOR: STUCCO COLOR: DE5579 TUCCO COLOR: BRONZE ALUMINUM STORE ALUMINUM DOOR COLOR TU CO COLOR: M U NA RAH MAN DEW342 STUCCO COLOR: DE5579 ALUMINUM DEW342 CABBAGE PATCH DEW342 FRONT WINDOW AND DOOR STUCCO COLOR: DE5579 TUCCO COLOR: DE5557 STUCCO COLOR: DE5579 DEW342 BABY'S BREATH CABBAGE PATCH STORE FRONT BABY'S BREATH BABY'S BREATH CABBAGE PATCH DEW342 BABY'S BREATH CELERY CABBAGE PATCH BABY'S BREATH 328 N. STATE ST STUCCO COLOR: DE5825 DOOR WINDOW AND RETAIL DISPENSARY ENTRANCE STUCCO COLOR: DE5825 SECURED DROP OFF DEEPEST SEA DEEPEST SEA H E M ET, CA 92543 TRIM COLOR: DE5579 TRIM COLOR: DE5579 TRIM COLOR : DE5557 ELERY STUCCO COLOR: DE562 CABBAGE PATCH LEAFY STUCCO COLOR- DE6362 STUCCO COLOR: DE5628 CABBAGE PATCH L STUCCO COLOR: DE6362 EL: 28'-0" A.F.F. STORM CLOUD STUCCO COLOR: TRIM COLOR : DE5557 STORM CLOUD TRIM COLOR : DE5557 _ TOP OF PARAPET _ _ - - - - - EW342 CELERY - _— - -- - - -- CELERY TRIM COLOR: DE5628 Ai BABY'S BREATH -- — LEAFY EL. 24'-0" A.F.F. "TOP OF PARAPET STUCCO COLOR: DE5825 STUCCO PLASTER DEEPEST SEA CONTROL JOINTS TYP. PER DETAIL ST -2 STUCCO L :DEW342 BABY'S BREATH STUCCO PLASTAR CONTROL JOINTS TYP. COLOR: DE5825 DEEPEST SEA PROJECT #RAI I T-11 L / \ AP N 377— 220— 024, Vacant Land, Lake Elsinore, \ I \ / II CA 92531 BRONZE BRONZE TUCCO COLOR: STUCCO COLOR: DE5579 ALUMINUM STUCCO COLOR: DE5579 ALUMINUM TUCCO COLOR: STUCCO COLOR: DE5579 DEW342 ABBAGE PATCH STORE FRONT CABBAGE PATCH STORE FRONT DEW342 CABBAGE PATCH BABY'S BREATH WINDOW AND WINDOW AND BABY'S BREATH ADDRESS: CANNABIS CULTIVATION ENTRANCE DOOR DOOR 18990 SPRING ST LAKE ELS NORE CA 92530 FRONT ELEVAT ONS Ne STUCCO CONTROL JOINTS '1 Prorldeboa-ta-0a* CEMENT PLASTER TYP. DETAIL ST -2 CawV bta& or tm - Wood trarne *C* &Pamion )aOt SHEATHING � 1­-0.3750 '1 I` and bkKt w th Mawr 0.2 r Sheaihln q I'Wrbal a YMf1l+t SELF - FURRING LATH , OREM �;.7. 4.0000 �--2 1/2 `alicofts Q• WEATHER RESISTANT EXP /CONTROL JOINT EXPANSION JOINT h 28' -0" A.F.F. TRIM COLOR :DE5557 CELERY STUCCO COLOR: DE5825_ TRIM COLOR: DE5579 CABBAGE PATCH /--STUCCO COLOR: DE6362 STORM CLOUD _ - - '.lonsture barrier � BARRIER SHALL LAP BEHIND CASING BEAD 11 1 2 _ _ _ _ _ DEEPEST SEA Expanded lath N JOB NO. RBB- I TOP OF PARAPE1 "_APET TRIM COLOR: DE5628 LEAFY metal (laps O'1Cf QxpatYdEd .. ' ' ' 1/4' (19 mm) 1.9940 EEL_ 24'- 0 A.F. F. TOP OF PAR flange ofexparr<sion ltl CASING BEADIA?THOUT OUTSIDE CORNER INSIDE CORNER DATE 9/10/2019 .r • �' .- o SOLID BACK FLANGE ..�• • •. -: �;• V�= cPHOLESOPTIONAL EXPANSION JOINT EXPANSION JOINT STUCCO COLOR: DE5579 •' �� • ' :' �� DRAWN MUNA RAHMA STUCCO PLASTE CABBAGE PATCH Expansion 1osM :•' FINISH GRADE CONTROL JOINTS TYP. STUCCO COLOR: DE5825 lt. CHECKEcPALAL RAHMA PER DETAIL ST -2 DEEPEST SEA �' Termination at Foundation /Finished Grade 2.0000 —� - SHEET TITLE COLOR: COLOR: -douh FLAT ROOFS ROOFING TYPE DEW342 DE6362 ON SHADO CHANNOEL REVEALS REVEALOS REVEALS STUCCO COLOR: DE5628 Roof Membrane: Single ply membrane composed of thermoplastic BABY'S STORM LEAFY polyolefin (70) sheet as specified for the specific product hereinbefore and reinforced with polyester scrim BREATH CLOUD ELEVAT 0 conforming to ASTM D 6878. 1. Membrane Type: Reinforced, 60 mil thickness, white, 10 ft. TUCCO COLOR: TUCCO COLOR: DEW342 STUCCO COLOR: DE5579 CABBAGE PATCH maximum sheet width. B. Flashing Membrane: Reinforced and non — reinforced TO membrane COLOR: COLOR: DEW342 BABY'S BREATH and pressure— sensitive flashing by Roofing System manufacturer, DE5825 DE5628 BABY'S BREATH thickness to match roofing membrane, specifically designed for use in flashing at perimeters and around projections through roofing DEEPEST LEAFY system. 1 SEA COLOR: COLOR: DE5579 DE5557 ELEVATIONS LEFT ELEVAT ONS CABBAGE CELERY C Scale: 8 " =�' � A3 PATCH RAH MAN & TRIM COLOR: DE5579 TRIM COLOR: DE5579 ASSOCIATES CABBAGE PATCH TRIM COLOR: DE5579 CABBAGE PATCH TRIM COLOR : DE5557 STUCCO COLOR: DE6362 CABBAGE PATCH STUCCO COLOR: DE6362 CELERY Q 328 N STATE ST 28' -0" A.F.F. _ _ _ _ _ _ _ _ _ _ STORM CLOUD STUCCO COLOR: DE5825 DEEPEST SEA STORM CLOUD STUCCO COLOR: DE5825 DEEPEST SEA . TOP OF PARAPET TRIM COLOR: DE5628 TRIM COLOR: E5628 H E M ET, CA 92543 EL_ 24'-0" A.F.F. LEAFY LEAFY TOP OF PARAPET STUCCO COLOR: DE5825 P 760- 497 -3781 DEEPEST SEA STUCCO COLOR: DEW342 BABY'S BREATH STUCCO PLASTAR CONTROL JOINTS TYP. COLOR: DE5825 DEEPEST SEA STUCCO COLOR: DE5628 PROJECT DESIGNER: LEAFY STUCCO COLOR: M U NA MH MAN STUCCO COLOR: STUCCO COLOR: DEW STUCCO COLOR: DEW342 BABY'S BREATH STUCCO COLOR: DEW342 BABY'S BREATH STUCCO COLOR: BABY'S BREATH DEW342 BABY'S BREATH Q 328 N. STATE ST DEW342 DEW342 BABY'S BREATH BABY'S BREATH H E M ET, CA 92543 TRIM COLOR DE5557 TRIM COLOR: DE5579 CABBAGE PATCH TRIM COLOR: DE5579 CABBAGE PATCH TRIM COLOR: DE5579 CABBAGE PATCH TRIM COLOR : DE5557 CELERY EL: 28' -0" A.F.F. STUCCO COLOR: DE5825 STUCCO COLOR: DE6362 _ _STORM CLOUD STUCCO COLOR: STORM CLOUD — — DE6362 STUCCO COLOR: DE6362 STORM CLOUD CELERY STUCCO COLOR: DE5825 DEEPEST SEA TOP OF PARAPET - -- _- — -- - - - -- - - -- _ DEEPEST SEA TRIM COLOR: DE5628 / - TRIM COLOR: DE5628 LEAFY EEL_ 24'-0" A.F.F. !' LEAFY TOP OF PARAPET STUCCO COLOR: DE5825 DEEPEST SEA STUCCO COLOR: DEW342 BABY'S BREATH PROJECTRA1 AP N 377— 220— 024, sT�cco COLOR: Vacant Land E5579 CABBAGE PATCH Lake Elsinore, STUCCO COLOR: C A 92531 DE5628 LEAFY ADDRESS: STUCCO COLOR: STUCCO COLOR: DEW342 STUCCO COLOR: DEW342 STUCCO COLOR: STUCCO COLOR: DEW342 STUCCO COLOR: DEW342 18990 J R IV V J T DEW342 BABY'S BREATH BABY'S BREATH BABY'S BREATH DEW342 BABY'S BREATH BABY'S BREATH BABY''S S BREATH LAKE ELS NORE CA 92530 .REAR ELEVAT ONS Ne STUCCO CONTROL JOINTS '1 Pror10e0aa•ft-ba* CEMENT PLASTER TYP. DETAIL ST -2 cawV b ta& or tm m Wood frae IC* �mion � SHEATHING --- �1­-0.3750 '1 I` and bkKt w th bwwr 0.2 r Sheaihing rrAntram wt*q SELF - FURRING LATH • • 4.0000 �--2 1/2 STUCCO COLOR: DE5579 STUCCO COLOR: DE5579 `�OCt�blO. WEATHER RESISTANT BARRIER SHALL LAP EXP /CONTROL JOINT EXPANSION JOINT CABBAGE PATCH STUCCO COLOR: DE6362 EL: 28' -0" A.F.F. STORM CLOUD TOP OF PARAPE TRIM COLOR : DE5557 CABBAGE PATCH CELERY STUCCO COLOR: DE5825 STUCCO COLOR: DE6362 STORM CLOUD DEEPEST SEA Moisture barrier - '� • BEHIND CASING BEAD z _ \ 2 f pp TRIM COLOR: DE5628 ' Expanded metal lath • y • `" 19 / 1.9940 JOB D N 0. R B B" LEAFY � EL_ 24'-0" _A.F.F. 3/4' mm tlao arer exaanded t TOP OF PARAPET flange of expaM�ion ••;•�.�'•. .• . t: ,:: •. CASING BEADIATTHOUT OUTSIDE CORNER INSIDE CORNER DATE 9/10/2019 STUCCO COLOR: DE5579 o SOLID BACK FLANGE •• '• .• �� W-t=P HOLES OPTIONAL EXPANSION JOINT EXPANSION JOINT CABBAGE PATCH - DRAWN M U NA RAH MA STUCCO PLASTER -777 FINISH GRADE CONTROL JOINTS TYP . STUCCO COLOR: DE5825 1 % Expansion 1oW ae I CHECKE ALAL RAHMA PER DETAIL ST -2 DEEPEST SEA �. We _��, , Termination at Foundation /Finished Grade 2.0000 —I SHEET TITLE COLOR: COLOR: FLAT ROOFS ROOFING TYPE DEW342 DE6362 STUCCO "F" STUCCO EXPANSION SHADO STUCCO COLOR: DE5628 Roof Membrane: Single ply membrane composed of thermoplastic CHANNEL REVEALS REVEALS REVEALS LEAFY polyolefin (TPO) sheet as specified for the BABY'S STORM specific product hereinbefore and reinforced with polyester scrim conforming to ASTM D 6878. BREATH CLOUD ELEVAT�ONS 1. Membrane Type: Reinforced, 60 mil thickness, white, 10 ft. TUCCO COLOR: maximum sheet width. TUCCO COLOR: DEW342 B. Flashing Membrane: Reinforced and non — reinforced TPO membrane COLOR: COLOR: DEW342 BABY'S BREATH and pressure— sensitive flashing by Roofing System manufacturer, BABY'S BREATH thickness to match roofing membrane, specifically designed for use DE5825 DE5628 in flashing at perimeters and around projections through roofing DEEPEST LEAFY system. SEA COLOR: COLOR: DE5579 DE5557 ELEVATIONS R GHT ELEVAT ONS_ CABBAGE CELERY C Scale: 8 " =�' � A4 PATCH