For Office Use Only
-FILEDFile No.: 202464711423
Date Filed: 11/22/2024
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APPLICANT INFORMATION
VERIFICATION LETTER
059
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STIIIZY Applicant Information
Verification Letter
November 25th, 2024
City of Wildomar Planning Department
23873 Clinton Keith Rd, Suite 201
Wildomar, CA 92595
To whom it may concern:
I, Tak Sato, the President and authorized signatory of STIIIZYWildomar LLC dba STIIIZV Mission Trail, do authorize the City of Wildomar to verify information contained in STIIIZY Wildomar LLC dba STIIIZV Mission Trait's application to operate a cannabis store at 33980 Mission trail, Ste # A and B, Wildomar, CA 92595.
Sincerely,
Tak Sato
2001 S. Alameda Street
Los Angeles, CA 90058
310-488-5707
[email protected]
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STATEMENT OF QUALIFICATIONS
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STATEMENT OF QUALIFICATIONS
The applicant, STIIIZY Wildomar LLC d/b/a STIIIZY Wildomar Mission Trail, is a subsidiary of STIIIZY Inc, one of the only truly fully vertically integrated cannabis companies based in California. STIIIZY is the parent entity and owner of various other cannabis retail, manufacturing, cultivation, distribution, real estate and IP assets. See example below for a partial illustration of STIIIZY Inc organizational structure and a table outlining all operational retail stores:
Business Name
DBA Name
Location State License
#
Original
Issue
Date
Operational
Since
Type
BCOK Inc.
STIIIZY Mission
3326 Mission St
San Francisco, CA
94110
C10-
0000053-LIC
5/17/18 6/8/2018
9/28/2019
Retail
Ironworks
Collective, Inc.
STIIIZY DTLA
718 Commercial St
Los Angeles, CA
90012
C10-
0000346-LIC
7/2/19 8/24/2019 Retail
Olive Drive
Enterprises, LLC
STIIIZY Davis
965 Olive Drive,
Suite G1
Davis, CA 95616
C10-
0000112-LIC
12/5/18 10/26/2019 Retail
CV Wellness,
LLC
Authentic 209
426 McHenry Ave
Modesto, CA 95350
C10-
0000448-LIC
12/30/1
8 12/19/24 Retail
062
598
Main Street
Supply LLC
STIIIZY Alameda
1528 Webster
Street
Alameda, CA 94501
C10-
0000623-LIC
9/24/19 2/7/20
7/24/2021
(STIIIZY)
Retail
Strategic Green
Partners LLC
STIIIZY Palm
Desert
72180 Highway 111
Palm Desert, CA
92260
C10-
0000275-LIC
12/19/1
8 2/28/2020
(Authentic)
11/19/2022
(STIIIZY)
Retail
United 415, Inc.
STIIIZY Union
Square
180 O’Farrell St
San Francisco, CA
94102
C10-
0000713-LIC
5/12/20 10/9/2020 Retail
Screaming Eagle
STIIIZY Jurupa
Valley
5434 Mission Blvd
Jurupa Valley, CA
92509
C10-
0000661-LIC
12/6/19 11/20/2020 Retail
Colay Health
Center
STIIIZY
MoValley
14070 Perris Blvd
Moreno Valley, CA
92553
C10-
0000720-LIC
6/3/20 1/9/21 Retail
KMBM, Inc.
Authentic 415
165 Mississippi St.
San Francisco, CA
94107
C10-
0000768-LIC
12/23/2
0 1/23/21 Retail
TERP Inc.
STIIIZY Vista
415 La Tortuga Dr.
Vista, CA 92081
C10-
0000780-LIC
2/2/21 Med:
5/22/2021
Rec: 8/13/2021
Retail
SGI Retail LLC
STIIIZY
Wildomar
36330 Hidden
Springs Rd, Ste B&C
Wildomar, CA
92595
C10-
0000810-LIC
5/10/21 6/19/2021 Retail
Authentic 909
LLC
STIIIZY Pomona
1605 W Holt Ave.
Pomona, CA 91768
C10-
0000820-LIC
6/2/21 6/26/2021 Retail
Positive Vibe
STIIIZY
Parkmerced
61 Cambon Dr.
San Francisco, CA
94132
C10-
0000825-LIC
6/10/21 7/17/2021
7/1/2023
(STIIIZY)
Retail
SGI Suisun LLC
STIIIZY Suisun
521 Railroad Ave.
Suisun City, CA
94585
C10-
0000848-LIC
7/26/21 8/7/2021 Retail
SGI Marina LLC
STIIIZY Marina
3170 Del Monte
Blvd.
Marina, CA 93933
C10-
0000864-LIC
8/13/21 8/28/2021 Retail
SGI Benicia LLC
STIIIZY Benicia
160 E N St.
Benicia, CA 94510
C10-
0000879-LIC
9/7/21 9/25/2021 Retail
063
599
SGI Pacheco LLC
STIIIZY Pacheco
5753 Pacheco Blvd.
Pacheco, CA 94553
C10-
0000889-LIC
9/15/21 10/16/21 Retail
SGI Santa Rosa
LLC
STIIIZY Santa
Rosa
3175 Range Ave.
Santa Rosa, CA
95403
C10-
0000991-LIC
3/21/22 4/30/22 Retail
VPCG LLC
STIIIZY Western
1570 S Western
Ave, Ste 102 & 104
Los Angeles, CA
90006
C10-
0001015-LIC
5/18/22 6/18/2022 Retail
Planet Neptune
LLC
STIIIZY PCH
Wilmington
1026 W Pacific
Coast Hwy
Wilmington, CA
90744
C10-
0001030-LIC
5/9/22 7/23/2022 Retail
Genetics
Dispensary LLC
STIIIZY Pacoima
11071 N San
Fernando Rd
Pacoima, CA 91331
C10-
0001034-LIC
5/18/22 9/10/2022 Retail
Shryne Barstow
LLC
STIIIZY Barstow
2560 High Point
Pkwy, Ste A-2 and
A-3
Barstow, CA 92311
C10-
0001106-LIC
6/21/22 10/20/2022 Retail
SGI Brannan LLC
STIIIZY SoMa
518 Brannan St.
San Francisco, CA
94107
C10-
0001058-LIC
6/7/22 1/28/2023 Retail
Shryne Harbor
LLC
STIIIZY Costa
Mesa
2710 Harbor Blvd
Costa Mesa, CA
92626
C10-
0001220-LIC
2/1/23 5/13/2023 Retail
Authentic El
Cerrito LLC
STIIIZY El Cerrito
10770 San Pablo
Ave
El Cerrito, CA 94530
C10-
0001085-LIC
6/16/22 6/3/2023 Retail
SGI Oxnard LLC
STIIIZY Oxnard
2343 N Oxnard Blvd
Oxnard, CA 93036
C10-
0001084-LIC
6/16/22 7/15/2023 Retail
Authentic 510
LLC
STIIIZY Oakland
2040 Telegraph Ave
Oakland, CA 94612
C10-
0001238-LIC
3/15/23 9/30/2023 Retail
Authentic El
Centro LLC
STIIIZY El Centro
3009 S Dogwood Rd
El Centro, CA 92243
C10-
0001107-LIC
6/21/22 10/28/24 Retail
Shryne Corona
LLC
STIIIZY Corona
1365 E 6th St
Corona, CA 92879
C10-
0001269-LIC
4/26/23 11/18/2023 Retail
064
600
Authentic
Fresno Willow
STIIIZY Fresno
6929 N Willow Ave,
Ste 103-104
Fresno, CA 93710
C10-
0001305-LIC
5/30/20
23 5/11/2024 Retail
STIIIZY North
Hollywood
6218-6228
Lankershim Blvd
North Hollywood,
CA 91606
C10-
0001330-LIC
6/22/20
23 3/9/2024 Retail
SGI Encinitas AP
LLC STIIIZY
Encinitas
1030 N. Coast
Highway 101
Encinitas, CA. 92024
C10-
0001435-LIC
3/12/20
24 5/11/24 Retail
Shryne
Paularino LLC
STIIIZY South
Coast
675 Paularino Ave.
Suite C-E
Costa Mesa, CA.
92626
C10-
0001368-LIC
7/10/20
23 10/5/24 Retail
Nibble Easy LLC
STIIIZY San
Bernardino
1181 S E St.
San Bernardino, CA
92408
C12-0000189 7/17/19 7/17/19 Storefront
Retail
Distributor
Manufacturing
Nibble 390H LLC
STIIIZY San
Bernardino
390 N H St.
San Bernardino, CA
92410
C12-
0000340
3/9/21 3/9/21 Storefront
Retail
Distributor
Manufacturing
Focus Group
Enterprise LLC
STIIIZY Ferndale
642 E9 Mile Rd. Ste
1B
Ferndale, MI 48220
PC-000642
AU-R-00587
1/7/22 8/27/22 Retail
Focus Group
Enterprise LLC
STIIIZY
Kalamazoo
5305 Portage Rd,
Portage, MI 48220
PC-000750
AU-R-000608
9/6/22 11/5/22 Retail
Focus Group
Enterprises LLC
STIIIZY Battle
Creek
859 Capital Ave SW,
Battle Creek, MI
49015
PC-000824
AU-R-000809
11/19/2
2 11/19/22 Retail
Shryne Indio LLC
STIIIZY Indo
82900 Ave 42, Ste
G103-106 Indio, CA
92203
C10-
0001495-LIC
10/9/24 11/20/24 Retail
Shryne Artesia
LLC
STIIIZY Artesia
11729 South St. Ste
E. Artesia, CA 90701
C10-
0001507-LIC
11/1/24 11/21/24 Retail
065
601
Shryne Ventura
LLC
STIIIZY Ventura
1860 S Victoria Ave,
Ventura, CA 93003
C10-
0001515-LIC
11/15/2
4 12/3/24 Retail
Copies of the above licenses can be provided upon request and are also available at the DCC Website.1 The success of STIIIZY’s 42 retail stores across California and Michigan reflect STIIIZY’s rise as the preeminent cannabis dispensary operator in the State. In these highly competitive and highly regulated jurisdictions, STIIIZY retail stores are on pace in 2024 to have annual revenues in excess of $18M per store, which is more than 5 times the annual revenue of the average dispensary in California according to data from the California Department of Tax and Fee Administration.
1 https://search.cannabis.ca.gov/
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LEADERSHIP
The STIIIZY Mission Trail extraordinary track record of success can be attributed to its leadership. The leaders of STIIIZY Mission Trail, James Kim and Tak Sato together who together have 20 years of experience in different aspects of the cannabis business which are essential to the success of the business. Together they have also built an invaluable team around them from within the cannabis industry and from other industries such as finance, legal, compliance, and beverages to build the number one cannabis retail company in California.
James Kim, Co-Founder and Managing Director
An army veteran, James discovered the benefits of cannabis 10 years ago after serving a 13-month tour in Iraq with the 101st Airborne Division. Having witnessed other fellow veterans becoming addicted to alcohol and opioids while battling PTSD from their deployment, James was determined to overcome his PTSD without becoming addicted to drugs or alcohol and to introduce others suffering from physical or mental trauma to the healing effects of cannabis. James devoted 6 months of his life to researching the benefits of cannabis after his tour ended and cannabis helped him safely overcome his PTSD. James went on to found Stiiizy – a cannabis vape pen, flower and pre-rolls, – cannabis-infused gummies, and other cannabis brands in 2016. Since then, these brands have developed an avid following in California and are sold in 80% of retail dispensaries across the state. At STIIIZY, James continues to build brand recognition and a loyal customer base with loyal fans lining up at our dispensary grand openings. No other cannabis retail store has its own product line which comes close to driving product loyalists to their retail stores quite like ours. James has also managed numerous dispensaries including Ironworks Collective, 1212 Broadway Medical Center Inc., and 10 Spot Collective in Santa Ana and learned every aspect of the cannabis retail business. James’s unique knowledge of retail operations and product development puts him in a prime situation to understand how to maximize sales through curating products geared towards each store and its community. At STIIIZY Misson Trail, James will oversee and be responsible for implementing every aspect of the business from curating in-house products and third-party products, supervising the implementation of Standard Operating Procedures, staffing levels, etc. James is frequently featured on Forbes, Hollywood Reporter, and Green Market Report as an expert in cannabis retail branding. 067
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Tak Sato, President
Tak Sato brings a wealth of experience in cannabis law and cannabis compliance to STIIIZY Mission Trail. As a graduate of Columbia Law School, Tak has over 11 years of experience advising companies on corporate governance and federal, state, and local in compliance. At Latham & Watkins and Morrison & Foerster, Tak advised businesses and government agencies on cannabis regulations and compliance. He is a seasoned veteran in incorporating appropriate corporate governance and controls into a cannabis business. Tak is considered a leading expert in cannabis industry best practices from a government and business perspective. Previously, Tak represented MedMen in obtaining the first ever antitrust HSR approval from the Department of Justice in a cannabis merger transaction. Tak has negotiated and executed over 20 development agreements with cities on behalf of STIIIZY and works closely with the operations team to ensure that all commitments made to cities at time of the issuance of the license are fulfilled.
RESUMES
Resumes for leadership are found on the following pages. 068
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FINANCIAL RESOURCES
See below from our FDIC insured bank East West Bank attesting to the $42,495,993 cash on hand we currently have with East West Bank. This will be more than sufficient to fund the start-up costs and to sustain operations in the city of Wildomar. As a subsidiary of a very profitable vertically integrated cannabis company, STIIIZY Mission Trail will not have to rely on debt or other third-party financing. The plan is to rely on gross profits to sustain operations and net profits for ongoing maintenance. Lastly, STIIIZY Inc. is prepared to provide funding assistance if the business requires extra capital, ensuring a strong foundation for success as it begins operation. 071
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PROJECT DESCRIPTION
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TYPES OF PRODUCTS AND SERVICES
Products to be Offered
Customers at STIIIZY Mission Trail will be able to choose from over 800 SKUs and 12 different types of products, including flowers, oils, vapes, pre-rolls, topicals, and edibles. We are currently engaged with over 70 licensed California vendors to provide this type of variety to our customers. Additionally, our 15 in-house brands, including STIIIZY, Honeyleaf, and Authentic are the most popular brands in California. According to Green State, a cannabis focused publication under the San Francisco Chronicle, STIIIZY was named the best-selling brand for both vape and flower products in California in a May 2024 article.2 Our products are currently carried at 90% of cannabis retail stores in California and many of our customers cite our vast selection of these in-house brands as one of the main reasons they continue to return to our stores.
Flower STIIIZY Mission Trails will carry a wide variety of cannabis strains from across California. STIIIZY Mission Trails’s curated cannabis inventory will feature high-quality, laboratory-tested cannabis at all price points. THC content on cannabis will range from 10% to 35%. Cannabis flower varieties will include indica, sativa, and hybrid. Brands we will carry include our own popular STIIIZY brand as well as Alien Labs, Glass House Farms, Cannabis Artisanal Medicine (CAM) and many other reputable brands.
Pre-Rolls A pre-roll is a pre-rolled cannabis joint. STIIIZY Mission Trails will carry pre-roll joints from a variety of licensed cultivators. THC content will range from 10% to 35%. Cannabis varieties will include indica, sativa, and hybrid. Brands include STIIIZY, Jeeters, Lowells, and Connected Cannabis.
Concentrates STIIIZY STIIIZY Mission Trails plans to carry live resin, budder, sauce and crumble. Brands include STIIIZY, Raw Garden, and Blue River.
Vapes Vaporizers—also known as vape pens—are devices used to heat cannabis for inhalation. Vaping devices heat dry cannabis flower or oil concentrate to a temperature below combustion, usually in the range of 180–200°C (356–392°F). The heat releases active compounds from the cannabis and turns them into a vapor that can be inhaled. THC content of vapes will range from 35% to 90%. Brands include STIIIZY, Raw Garden, Alien Labs and Blue River.
Oil Cartridges or
Pods
An oil cartridges or pod is a pre-filled container of cannabis oil or concentrate designed for use with a vaporizer. Cartridges and pods come in multiple formats, from threaded cartridges that twist onto a battery to pods that magnetically snap into place. THC content of oil cartridges ranges from 35% to 90%. Brands include STIIIZY, Raw Garden, Sherbinskis and Connected Cannabis.
Edibles Edibles are food infused with cannabinoids. Cannabis edibles come in many forms, including brownies, cookies, gummies, and mints. Any recipe that calls for butter or oil can be readily infused with cannabis. The body processes edible cannabis differently than inhaled cannabinoids. When cannabis is ingested, cannabinoids enter the bloodstream through the stomach and liver, which increases potency and delays the onset of effects. Cannabis edibles typically contain 5–10 milligrams of THC per serving, with a maximum of 100 milligrams of THC per edible cannabis good. Brands include STIIIZY, KIVA, and WYLD.
Beverages Cannabis-infused beverages are ingested like edibles. Cannabis-infused beverages include seltzers, sodas, non-alcoholic “hoppy water,” and other drinks. Cannabis-infused beverages contain 5–10 milligrams of THC. Brands include Lagunitas and Recess (Note that we will not sell cannabis infused alcoholic beverages).
Topicals Topicals are cannabis-infused lotions, balms, and oils that are absorbed through the skin for localized relief of pain, soreness, and inflammation. Because they are non-intoxicating, topicals are often chosen by patients who want the therapeutic benefits of cannabis without the cerebral 073
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euphoria associated with other delivery methods. Brands include Papa & Barkley, Mary’s Medicinal, and Apothecanna.
Tinctures Tinctures contain a range of cannabinoids and are administered orally, sublingually, or in tandem with a beverage. Tinctures are often packaged in small glass bottles with droppers as caps for convenient dosing. They offer patients a method of consumption that does not require combustion or inhalation. Tinctures typically contain 100 milligrams of THC. Brands include Papa & Barkley, and Care By Design.
Capsules Capsules are cannabis in pill form, typically used as a vehicle to administer medication through ingestion. Capsules can contain any form of cannabis and specific ratios of cannabinoids.
Capsules often function as safer alternatives to vaping or smoking cannabis. Capsules typically range from 5 to 10 milligrams of THC. Brands include Papa & Barkley, Mary’s Medicinal, Breez and ABX.
See below for the initial list of some of the 800+ SKUs we plan to carry at STIIIZY Mission Trails. 074
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FLOOR PLAN
The following is the floor plan intended for STIIIZY Mission Trail. The Green Overlay demonstrates where customers are allowed, the Yellow Overlay shows where Employees and Staff are allowed, and the Red Overlay shows restricted access to only Management.
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The full-scale floor plan without shading and cameras below. 077
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DELIVERY PROCEDURES
Delivery Service
STIIIZY Mission Trail will provide a safe and discreet cannabis delivery service to its verified customers as a complement to its storefront operations. The convenience of STIIIZY Mission Trail’s delivery service will enable those customers who are unable to travel to STIIIZY Mission Trail’s retail premises to still obtain the high-quality cannabis products they desire. STIIIZY Mission Trail will not deliver cannabis or cannabis products to any location outside of California or to any location within California where the delivery of cannabis or cannabis products has been prohibited by the city or county
Receiving Delivery Orders
Depending on customer preference, STIIIZY Mission Trail’s customers will have the option to place delivery orders either by telephone or through STIIIZY Mission Trail’s website. Regardless of the order method used, customers will be informed during the order process that their age and identity will be verified at the time of delivery and that order fulfillment is contingent upon their identity and age being confirmed.
Once a new delivery order is received, a Sales Associate will first confirm that the order complies with daily sales limits and can be legally processed. The Sales Associate will then check that all the desired inventory is in stock and that the order can be fulfilled in accordance with the customer’s expectations. If any of the products requested in a delivery order are unavailable, the Sales Associate will use professional judgment to offer a suitable alternative to the customer. If all of the requested products are available, then the Sales Associate will process the order as requested by first documenting the customer’s identifying information and checking the delivery address online to ensure that it is: (i) a physical address in California; (ii) not on publicly owned land or on land or in a building leased by a public agency; and (iii) not a school providing instruction in kindergarten or any grades 1 through 12, day care center, or youth center in accordance with 16 CCR § 5416.
Delivery Order Processing
As part of order fulfillment, a Sales Associate will prepare a Delivery Request Receipt that contains the following information:
(i) STIIIZY Mission Trail’s name and address;
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(ii) The first name and employee number of the employee who will deliver the order;
(iii) The first name and employee number of the employee who will have prepared the order for delivery;
(iv) The first name and STIIIZY Mission Trail-assigned customer number for the customer who placed the delivery order;
(v) The date and time of the delivery order;
(vi) The delivery address provided by the ordering customer; (vii) A detailed description of all the requested cannabis goods, including their weight, volume, or another accurate measure of the amount; and (viii) The total amount paid for the delivery, including any taxes, fees, the cost of the cannabis goods, and any other charges related to the delivery.
The same Delivery Request Receipt will later be updated by the Delivery Employee to include the date and time the order was delivered, as well as the ordering customer’s signature confirming their receipt of the order. The Sales Associate will also record this information in the customer’s profile in the point-of-sale system, so that cannabis goods sold by STIIIZY Mission Trail can be tracked in the event of a product recall.
All ordered cannabis goods will be gathered from inventory storage by the Inventory Manager and he or she will visually inspect each product to ensure that it is not expired, that the packaging is intact and unopened, and that the product labeling is intact and legible. The Inventory Manager will then provide the items to the Sales Associate. The Sales Associate will either scan or manually document each item into the POS system. The following information will also be entered directly into Track-and Trace in accordance with 16 CCR § 5049(b):
(i) Name and type of cannabis goods;
(ii) Unique Identifiers (UID) of cannabis goods;
(iii) Amount of cannabis goods, by weight or count;
(iv) Date and time of sale; and
(v) Any other information required by licensing authorities.
To conclude order documentation, the Sales Associate will then add the ordered products to the delivery driver’s Delivery Inventory Ledger, which will include for each good the: (i) type; (ii) brand; (iii) retail value; (iv) UID; and (v) weight or volume. All delivery orders will then be placed into opaque exit packages and will be provided to the Delivery Employee with copies of the corresponding Delivery Request Receipts and the Delivery Inventory Ledger in accordance with 16 CCR § 5418(e) & (g).
Delivery Vehicle Loading
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When delivery vehicles are loaded for delivery, it will take place in STIIIZY Mission Trail’s loading area. As pursuant to 16 CCR § 5044(d)(1), the delivery area will be under 24-hour video surveillance. Cannabis goods will be loaded into the enclosed delivery vehicle by delivery employees, who will ensure that all cannabis goods are locked in a fully-enclosed box, container, or cage that is secured on the inside of the vehicle (but is not comprised of any part of the body of the vehicle) that is not visible to the public in accordance with 16 CCR § 5417(b). STIIIZY Mission Trail’s Pre-Dispatch Checklist will be used by delivery employees to ensure that all of the following items are in their possession and functioning properly prior to departure:
• Delivery Inventory Ledger
• Delivery Request Receipt
• Delivery Stop Log
• Copy of Business license
• Driver’s license
• Employee identification badge
• Age verification device
• Mobile telephone
• GPS device
• Sufficient fuel
• Alarm system
• Inventory containers and locks
• Vehicle operator’s manual
• Spare tire and jack
Completing a Delivery
When a Delivery Employee arrives at a customer’s delivery address, he or she will first attempt to contact the ordering customer by knocking on his or her door or ringing the doorbell. If the ordering customer does not respond after a reasonable time, the Delivery Employee will return to the delivery vehicle and will attempt to call the customer using the telephone number the customer provided with the order. If there is still no response within 10 minutes of the Delivery Employee’s first attempt to contact the customer ordering, he or she will return to the dispensary with the customer’s entire order. If there is a response, the Delivery Employee will ensure that he or she is communicating with the customer who placed the order by checking the customer’s appropriate identification and will scan the identification with an age verification device to confirm that the identification is valid and that the customer is of legal age to purchase cannabis in compliance with 16 CCR § 5415(f). After the customer’s identity 080
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and age have been verified, the Delivery Employee will process payment and will physically transfer the cannabis goods to the customer. The customer will then sign the Delivery Request Receipt provided by the Delivery Employee and will be provided with a copy of the receipt as required in 16 CCR § 5420(b). The Delivery Employee will also retain a copy of the signed Delivery Request Receipt to provide to management, who will maintain the receipt in accordance with STIIIZY Mission Trail’s record retention policy and applicable rules and regulations as stated in 16 CCR § 5420(b).
Product Security During Transportation
Product security during transportation is a priority to STIIIZY Mission Trail, as it reduces the likelihood of product diversion and underage access. As such, STIIIZY Mission Trail will enforce the following policies, among others, to ensure that products remain secure throughout the delivery process in compliance with 16 CCR § 5418 (a-d):
• Delivery Employees will not carry cannabis goods worth more than $5,000 at any time. • Only authorized employees will be allowed in the delivery vehicle during a cannabis goods delivery.
• While carrying cannabis goods for delivery, Delivery Employees will only travel in an enclosed delivery vehicle and will ensure the cannabis goods are not visible to the public.
• Delivery vehicles will not have any marking on the exterior of the vehicle that may indicate the presence of cannabis inside the vehicle.
• Delivery Employees will not leave cannabis goods unattended in the delivery vehicle unless the vehicle is locked and the alarm system is active. • A dedicated GPS device will be affixed to the inside of each delivery vehicle, enabling STIIIZY Mission Trail to identify each vehicle’s location during delivery. 081
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NEIGHBORHOOD COMPATIBILITY PLAN
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OUTREACH AND FEEDBACK
To mitigate nuisances on an ongoing basis, Stiiizy Mission Trail has provided multiple channels for giving feedback.
Stiiizy Mission Trail has appointed Daysi Garcia to be the Community Liaison and posts her contact information, including her telephone number, on the front door of the facility. Stiiizy Mission Trails provides its customers information on the social media platforms and the website for receiving community feedback and encourage customers to submit concerns to us through these platforms as well as directly contacting Daysi. Our aim is to make neighbors feel comfortable enough to approach STIIIZY with any feedback or concern. Stiiizy Mission Trail will expeditiously attend to complaints as detailed in its complaint procedure below. Stiiizy Mission Trail’s intention is to mitigate, address, and resolve complaints without the need of city intervention.
Stiiizy Mission Trail will also mitigate nuisances through its relationship with the police and the fire department.
As we have at our other locations, Stiiizy Mission Trail will proactively cooperate with the Wildomar Police if they are investigating a crime which occurred near our facility which we may have video recordings or other pertinent information about. Stiiizy Mission Trail will provide all video footage as requested by the Wildomar Police regardless of whether the incident directly involves Stiiizy Mission Trail or its customers or employees.
GOOD NEIGHBOR POLICY
The Stiiizy Mission Trail Good Neighbor Policy is posted at our store and available to our customers.
Residents living and working in the neighborhood have the right to enjoy a reasonable level of peace and quiet and our Good Neighbor Policy and complaint response procedures outlined above evidence our commitment to this belief.
STIIIZY’s Good Neighbor Policy will dictate how customers should act on and around the premises. Displaying a courteous and respectful attitude always makes for better neighbor relations and a more positive experience for all community members. Disorderly conduct, public consumption of cannabis, rowdiness, loud music, or loitering is not consistent with STIIIZY’s values. Those customers found in violation will not be permitted to return to the dispensary. STIIIZY’s security and management will make sure customers adhere to the Good Neighbor Policy. STIIIZY will respond to complaints from neighbors when behavior occurs around the premises that is inconsistent with Good Neighbor Policy.
Please see the Good Neighbor Policy at the end of this section.
NUISANCE MANAGEMENT
Stiiizy Mission Trail has implemented proactive measures to manage the most common nuisances of noise, light, odor, and loitering.
NOISE
Stiiizy Mission Trail proactively manages noise at its premises. We understand that some dispensary operators are notorious for making noise. Sources of noise include loud music, broadcasted announcements, and unruly crowds gathered outside. Stiiizy Mission Trail has proactively addressed its operations to limit noise-generating activities.
Stiiizy Mission Trail ensures that sound is not detectable outside its premises. In accordance with WMC § 9.48.040, Stiiizy Mission Trail operations will not exceed 65 decibels when measured outside. Stiiizy Mission Trail has adopted 083
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the following techniques to reduce sound. First, we will not utilize exterior speakers to broadcast music or to make announcements. Second, windows and doors are not left open during operating hours. Third, Stiiizy Mission Trail is built out with physical soundproofing as a courtesy to retail neighbors. Finally, security patrols the perimeter to verify noise is not detectable outside the premises.
LIGHT
Stiiizy Mission Trail incorporates light into all aspects of its operation to provide literal transparency to its business, allowing customers and staff to see clearly exactly what goes on in and around the sales area. A well-lit space is also vital for customer security. At the same time, light can bother neighbors, especially at night. Stiiizy Mission Trail has taken great care to utilize lighting that facilitates safety without imposing such a burden.
Stiiizy Mission Trail will ensure its lighting is not excessive, obtrusive, or misdirected. Stiiizy Mission Trail will proactively manage light in the following ways. First, we will not illuminate its interior premises when it is closed for business. Lighting necessary for security operations is the only exception. Second, Stiiizy Mission Trail will utilize shielded lighting on the exterior of its premises. Shielded lighting ensures that light only travels downward on the premises, not upward and outward towards neighbors. In addition, the outdoor lighting’s intensity is only what is reasonably necessary for security purposes.
These light-control measures and the fact that we do not have any residential neighbors will ensure that light from Stiiizy Mission Trail’s premises does not intrude onto its neighbors’ properties.
ODOR
Cannabis odor can disrupt quality of life, lower property values, and may even exacerbate respiratory problems.
Several factors contribute to cannabis odor, including but not limited to unqualified owners operating cannabis businesses, failure to install and maintain odor mitigation equipment, packaging cannabis goods on-site, and allowing on-site consumption. In order to preserve quality of life, Stiiizy Mission Trail proactively manages odors in several ways.
We will utilize one of the most comprehensive odor control programs in the industry. For example, Stiiizy Mission Trail has installed carbon filters on its premises to purify the air and employees regularly monitor the lifespan of and replace carbon filters as necessary to ensure the system is working properly. Stiiizy Mission Trail utilizes a negative air pressure system so that air is only disbursed out of the building after it has been cleaned by our carbon filtration system. Moreover, we will retain an environmental engineer to maintain its carbon filter system. In addition, Stiiizy Mission Trail only accepts and sells pre-packaged cannabis goods. It neither package cannabis goods on-site nor allows any consumption of cannabis goods on-site. The lack of raw packaging and consumption will substantially reduce odor-causing activities. Security monitors exterior odors while on patrol and employees document any instances of odor or odor complaints with the Odor Documentation Forms. Any neighbor complaints or instances of odor detected by security or employees will be immediately documented and remediated within 24 hours. If the odor cannot be remediated internally, engineers will be engaged within 24 hours to remediate the issue.
In short, STIIIZY Mission Trail’s state of the art odor control system, its proactive protocols which requires employees to be vigilant about detecting odor, and our commitment to remediate any odor will ensure that odor does not negatively affect the neighborhood. To date, STIIIZY has not received a single complaint regarding odor associated with its stores.
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LOITERING
As mentioned in our security description, Stiiizy Mission Trail has at least 2 security guards at the premises during operating hours and at least 1 security guard at the premises during non-operational hours. This extra security guard conducts perimeter walks around the exterior of the store and the public areas within its immediate vicinity to prevent loitering, illegal consumption of cannabis and other illegal activities around the store. Customers who have completed their purchase are also encouraged to leave the premises and not loiter in the parking area. Stiiizy Mission Trail displays prominent, visible signage to deter visitors from loitering or consuming intoxicating substances, such as alcohol and cannabis, on or near its premises. Specifically, Stiiizy Mission Trail has posted “No Loitering, Public Drinking, or Public Smoking/Consumption of Cannabis” signs both within and outside of the premises.
RESPONDING TO COMPLAINTS
Stiiizy Mission Trail takes complaints seriously. While we plan to take every measure to prevent any sources of complaints, if there are ever any complaints against Stiiizy Mission Trail, we will promptly and proactively resolve the matter. Stiiizy Mission Trail has adopted a comprehensive complaint resolution procedure. Stiiizy Mission Trail’s complaint-resolution procedure will be as follows: (i) receive and record the complaint; (ii) investigate the complaint; (iii) record the result of the investigation and any resulting actions; (iv) follow up with and respond to the individual who made the complaint; and (v) use the information to improve existing procedures. STIIIZY has incorporated this model across all its locations with great success.
RECEIVING THE COMPLAINT
Stiiizy Mission Trail will provide multiple channels for receiving complaints, including a telephone number, our Community Liaison’s contact information, an email address, physical mail, personal visits, and social media platforms. Such contact information will be posted on the front door of the facility so that people can easily contact us with any issues as well as posted on our Stiiizy Mission Trail website. Stiiizy Mission Trail will train employees in active listening. Employees will respond to complaints in a professional and compassionate demeanor. They will communicate to the person registering the complaint that Stiiizy Mission Trail takes all complaints seriously. As soon as Stiiizy Mission Trail receives a complaint, it will promptly enter the complaint into the complaint log which is maintained for at least 7 years and also emailed to the General Manager and Co-managers. An investigation will commence immediately.
INVESTIGATING THE COMPLAINT
The General Manager will be responsible for investigating all complaints. If the General Manager is unavailable, a Co-Manager will be equipped to obtain the appropriate information. Stiiizy Mission Trail will investigate complaints in a systematic fashion utilizing its Complaint Investigation Forms. Specific complaint investigation forms include noise, light, odor, and loitering. These forms require the General Manager or Co-Manager to request and record the following information during the complaint intake:
Noise Light Odor Loitering
The details include:
Date, type, and
intensity of the noise;
where the complainant
was located when they
heard the noise; where
on the premises the
The details include:
Time the light was
observed;
Which fixture produced
the nuisance light;
The details include:
Time, defining
characteristics,
intensity, and
frequency of the
perceived odor event.
Also record the
The details include: Date
and location of the
loitering incident; details
on whether any illegal
activity was taking place;
the interactions between
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complainant believed
the noise was coming
from.
Where the complainant
was located when the
light was observed.
direction of the wind, if
relevant, at the time of
the complaint.
the security guard and the
loiterer.
After receiving the basic information, the General Manager will investigate at the premises as soon as possible. The most important tools for investigating nuisance complaints involving light, odor, noise, or loitering are the General Manager’s eyes, nose, and ears and listening very closely to the complainant. The General Manager will record their own perception of the intensity and character of the light, odor, noise, or loitering. The General Manager will also interview relevant employees about their perceptions. If necessary, the General Manager will review security footage relating to the incident to gather more information. While each complaint will require different investigation methods, the below methods are generally required to be followed during the investigation phase:
Noise Light Odor Loitering
The General Manager will
verify that noise levels
are below 65 decibels;
noise from the premises
cannot be heard outside;
doors and windows
remain closed; and
crowds are not loitering
outside the dispensary
premises.
The General Manager will
investigate light sources
to ensure bulbs are the
proper wattage; verify
light shields are facing
downward and working
properly; and follow up
with property
management if the
complaint relates to lights
maintained by the
property owner.
The General Manager will
investigate whether
carbon filters are working
properly and need to be
changed; verify all
windows and doors are
appropriately sealed and
maintenance logs are up
to date; inspect the HVAC
system to ensure it is
expelling air correctly;
and, if necessary, call an
environmental engineer
for support.
The General Manager will
discuss with the security
guard or the employee
who witnessed the
loitering, review exterior
camera footage to
analyze the loitering and
implement strategies to
prevent similar incidents
in the future.
Once the cause of the complaint is identified, Stiiizy Mission Trail will take immediate action to rectify the situation and halt the condition relating to the complaint.
RECORDING THE RESULTS
The General Manager will document the conclusion of their investigation and recommendations of corrective actions. In addition, Stiiizy Mission Trail will record any corrective action taken in response to the complaint in its complaint log. Stiiizy Mission Trail will maintain a file of all complaints and outcomes in the course of its recordkeeping. The documentation will be clear enough that anybody reviewing the records can determine that a clear, well-reasoned, and diligent effort to resolve the complaint was undertaken. Records relating to complaints will be maintained for at least seven years.
FOLLOWING UP WITH COMPLAINANT
The General Manager will notify the complainant of the outcome of the investigation. If the complaint cannot be corroborated, the General Manager will notify the complainant the complaint was investigated and that no definite source was found. The General Manager will encourage the complainant to notify Stiiizy Mission Trail in the future if they observe unacceptable light, noise, odor, or loitering. The General Manger will also emphasize that notification should be made as soon as possible to enable Stiiizy Mission Trail to investigate and resolve the problem. At no point will any employee of Stiiizy Mission Trail downplay or trivialize the complaint even if the source of the complaint cannot be verified.
TAKING CORRECTIVE ACTION
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If a complaint is substantiated, Stiiizy Mission Trail will implement a corrective action plan to ensure the conduct does not occur again. Corrective action may include, but is not limited to, revising policies and procedures, fixing lighting, HVAC or other equipment, training and retraining staff, and utilizing third-party experts.
PREMISES MANAGEMENT
Stiiizy Mission Trail’s policies and procedures will provide for the restoration of any area defaced by graffiti either by painting over the area with a color matching the original design scheme or by removing the graffiti within 24 hours of an occurrence. Security guards and employees routinely check for graffiti and report any instances discovered to management, who will arrange for prompt repainting or removal. If Stiiizy Mission Trail is ever unable to restore a defaced exterior area through repainting or cleaning, management will promptly contact the City of Wildomar to arrange for graffiti removal and any necessary exterior repairs or restoration.
STIIIZY has invested considerable efforts in maintaining good relations with its neighbors, community, and local law enforcement and is committed to retaining its excellent reputation. For this reason, and to ensure maximum premises control and operational efficiency, routines have been established to ensure consistent and ongoing patrol of the premises, to monitor patrons’ use of the facility, and to deter any unauthorized visitors from presenting a nuisance to Stiiizy Mission Trail’s neighbors.
All Stiiizy Mission Trail staff are responsible for the internal and external appearance of its business, both in terms of physical presentation and brand image. As noted in the opening and closing procedures, staff ensure that litter around the premises is picked up at the beginning and end of each day. Stiiizy Mission Trail employees also sweep the area immediately in front of the storefront. Stiiizy Mission Trail utilizes property management to ensure the interior and exterior is cleaned daily. Stiiizy Mission Trail takes pride in its professional reputation and in retaining the enduring goodwill of neighboring tenants and property owners. 087
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GOOD NEIGHBOR POLICY
1. Appoint a Community Outreach Director, whose name and phone number will be posted at the entryway of the facility and mailed or hand-delivered to businesses within a two-block radius. The Community Outreach Director, or an employee designated by the Community Outreach Director, will make reasonable efforts to proactively establish relationships with law enforcement and all neighbors so that they will have a point of contact within the organization they can reach at any time should questions, comments, concerns or problems arise. The Community Outreach Director will maintain a log of all complaints and suggestions from neighbors, and all complaints will be addressed in a timely manner.
2. At no time shall any of the following items be allowed on the Facility premise: (i) any controlled substance, other than cannabis; (ii) any paraphernalia used for the ingestion of any type of controlled substance, except for cannabis accessories for incidental retail sale to customers; (iii) alcoholic beverages; or (iv) firearms, except in strict compliance with federal, State, and County laws.
3. Ensure that all cannabis goods sold by STIIIZY Mission Trail are produced and transported by State licensed facilities in full conformance with the State and local regulations.
4. Not sell alcoholic beverages or tobacco at the Facility.
5. Prohibit the smoking, vaporization, ingestion, or consumption of alcohol, tobacco, or cannabis in any form at or within Facility. No employee shall be under the influence of alcohol or drugs (including cannabis) while on the premises.
6. Not distribute any form of advertising for physician recommendations for cannabis.
7. Provide outside lighting in a manner that illuminates the outside street and sidewalk areas and adjacent parking as appropriate, in accordance with Wildomar regulations.
8. In accordance with the Air Quality and Odor Control Plan detailed within our proposal, provide adequate and appropriate ventilation to prevent any significant noxious or offensive odors from escaping the premises.
9. Patrol the surrounding area to identify and immediately address any problems, including, but not limited to, noise, odor, cannabis consumption, and litter as well as maintain the premises, adjacent sidewalk and/or alley in a good, clean condition at all times. Any and all graffiti will be identified and promptly removed from the property and parking lots.
10. Prohibit patrons from double-parking around the premises.
11. Prohibit loitering in or around the premises.
12. Prohibit littering in or around the premises.
13. Prohibit the consumption of cannabis products in and around the premises.
14. Post notices on the premises that:
a. Direct patrons to leave the establishment and neighborhood peaceful and in an orderly fashion. b. Direct patrons to not litter or block driveways.
c. Advise individuals of the prohibition on loitering.
d. Advise individuals that smoking of cannabis is prohibited in public places.
15. Ensure notices are clear, well-lit, prominently displayed and maintained at all public entrances to and exits from the establishment.
16. Secure the premises within 50 feet of any public entrance and exit.
17. Ensure the Facility shall be continuously maintained in a safe, clean, and orderly condition with twice daily litter pick-up within 100 feet of the premises. Such litter pick-up shall include inspections for graffiti, which shall be removed within 24 hours of detection.
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PARKING ANALYSIS
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Project Information
The proposed cannabis dispensary is located at 33980 Mission Trail, Suite A and B, in the City of Wildomar. The proposed business hours are 8:00 am to 9:45 pm daily. Our subject suite is approximately 2,500 square feet and is currently vacant. The proposed site provides a total of 52 parking spaces, including 3 accessible parking spaces. The site plan is shown in Exhibit 1.
Parking Analysis Plan
According to the City of Wildomar’s Municipal Code (Section 17.188.03), the parking requirement for general retail, including neighborhood, community, and regional shopping centers is 5½ parking spaces per 1,000 square feet net leasable floor area. 090
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The combined square footage of all suites at the proposed location is approximately 10,441 square feet. For our proposed suite, which is approximately 2,500 square feet, we are allocated 13.75 or 14 parking spaces based on 5 ½ parking spaces per 1,000 square feet net leasable floor area.
Summary
Parking for the proposed cannabis retail can be sufficiently accommodated by the existing parking capacity at the shopping center. No overflow onto adjacent roadways is expected.
The site adequately provides 3 accessible spaces among a total of 52 parking spaces, meeting the ADA requirement set forth by the Americans with Disability Act of 1990. 091
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PRELIMINARY TITLE REPORT
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6345 BALBOA BLVD., BLDG. #4, STE. 285
ENCINO, CA 91316
PHONE NO. (800) 794-8094
MIDWEST TITLE LLC TITLE OFFICER: RON BAUTISTA
1700 W BIG BEAVER ROAD, SUITE 350 E-MAIL: [email protected] TROY, MI 48084 ORDER NO.: 50071408
ATTN: DAVID NYKANEN
YOUR REFERENCE NO: 33980 MISSION TR
PROPERTY ADDRESS: 33980 MISSION TRAIL, WILDOMAR, CALIFORNIA 92595
PRELIMINARY REPORT
DATED AS OF NOVEMBER 27, 2024 AT 7:30 A.M.
PROVIDENT TITLE COMPANY, HEREBY REPORTS THAT IT IS PREPARED TO ISSUE, OR CAUSE TO BE
ISSUED AS OF THE DATE HEREOF, A FIRST AMERICAN TITLE INSURANCE COMPANY POLICY OR
POLICIES OF TITLE INSURANCE DESCRIBING THE LAND AND THE ESTATE OR INTEREST THEREIN
HEREINAFTER SET FORTH, INSURING AGAINST LOSS WHICH MAY BE SUSTAINED BY REASON OF ANY
DEFECT, LIEN OR ENCUMBRANCE NOT SHOWN OR REFERRED TO AS AN EXCEPTION IN SCHEDULE B
OR NOT EXCLUDED FROM COVERAGE PURSUANT TO THE PRINTED SCHEDULES, CONDITIONS AND STIPULATIONS OF SAID POLICY FORMS.
THE PRINTED EXCEPTIONS AND EXCLUSION FROM THE COVERAGE OF SAID POLICY OR POLICIES ARE SET FORTH IN EXHIBIT B ATTACHED. COPIES OF THE POLICY FORMS SHOULD BE READ. THEY ARE AVAILABLE FROM THE OFFICE WHICH ISSUED THIS REPORT.
PLEASE READ THE EXCEPTIONS SHOWN OR REFERRED TO BELOW AND THE EXCEPTIONS AND EXCLUSIONS SET FORTH IN SCHEDULE B OF THIS REPORT CAREFULLY. THE EXCEPTIONS AND
EXCLUSIONS ARE MEANT TO PROVIDE YOU WITH NOTICE OF MATTERS WHICH ARE NOT COVERED UNDER THE TERMS OF THE TITLE INSURANCE POLICY AND SHOULD BE CAREFULLY CONSIDERED.
IT IS IMPORTANT TO NOTE THAT THIS PRELIMINARY REPORT IS NOT A WRITTEN REPRESENTATION AS
TO THE CONDITION OF TITLE AND MAY NOT LIST ALL LIENS, DEFECTS, AND ENCUMBRANCES AFFECTING TITLE TO THE LAND.
THIS PRELIMINARY REPORT IS NOT TO BE CONSTRUED IN ANY MANNER AS AN ISSUANCE OF TITLE INSURANCE. APART FROM NOTIFICATION (INFORMATIONAL PURPOSES) IT DOES NOT OBLIGATE
PROVIDENT TITLE COMPANY TO PROVIDE ANY INSURANCE OR PROTECTION OF TITLE MATTERS TO ANY PARTY WHICH, WITHOUT LIMITATIONS, INCLUDES THE RECIPIENT. ISSUANCE OF THIS
PRELIMINARY REPORT DOES NOT GRANT ANY RIGHTS, REMEDIES OR PROTECTION TO ANY PARTY UNLESS PROVIDENT TITLE COMPANY ISSUES A FORMAL TITLE INSURANCE POLICY. PROVIDENT
TITLE COMPANY IS RELEASED FROM ANY CLAIMS FOR RELIANCE, ESTOPPEL OR ANY OTHER
CAUSES OF ACTION BY ANY PARTY UTILIZING THIS PRELIMINARY REPORT IN ANY TRANSACTION
WHICH DOES NOT INCLUDE FINAL AND FORMAL TITLE INSURANCE ISSUED BY PROVIDENT TITLE COMPANY OR ANY OF ITS UNDERWRITERS.
THIS REPORT (AND ANY SUPPLEMENTS OR AMENDMENTS HERETO) IS ISSUED SOLELY FOR THE
PURPOSE OF FACILITATING THE ISSUANCE OF A POLICY OF TITLE INSURANCE AND NO LIABILITY IS ASSUMED HEREBY. IF IT IS DESIRED THAT LIABILITY BE ASSUMED PRIOR TO THE ISSUANCE OF A POLICY OF TITLE INSURANCE, A BINDER OR COMMITMENT SHOULD BE REQUESTED.
RON BAUTISTA
TITLE OFFICER
093
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ORDER NO.: 50071408
PAGE 2
THE FORM OF POLICY OF TITLE INSURANCE CONTEMPLATED BY THIS REPORT IS:
CALIFORNIA LAND TITLE ASSOCIATION STANDARD COVERAGE POLICY (1990) AMERICAN LAND TITLE ASSOCIATION LOAN POLICY (2021)
ISSUED BY PROVIDENT TITLE COMPANY AS AGENT FOR:
FIRST AMERICAN TITLE INSURANCE COMPANY
SCHEDULE A
1. THE ESTATE OR INTEREST IN THE LAND HEREINAFTER DESCRIBED OR REFERRED TO COVERED BY THIS REPORT IS:
A FEE
2. TITLE TO SAID ESTATE OR INTEREST AT THE DATE HEREOF IS VESTED IN:
EDWIN E. MANSKE AND JANICE LEE MANSKE, AS TRUSTEES OF THE MANSKE REVOCABLE TRUST DATED NOVEMBER 2, 1992
3. THE LAND REFERRED TO HEREIN IS SITUATED IN THE COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, AND IS DESCRIBED AS FOLLOWS:
PARCELS 1 AND 2 OF PARCEL MAP NO. 5335, IN THE CITY OF WILDOMAR, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, AS SHOWN ON PARCEL MAP ON FILE IN BOOK 10, PAGE 39 OF PARCEL MAPS, RIVERSIDE COUNTY RECORDS.
EXCEPT THE INTEREST AS CONDEMNED BY FINAL ORDER OF CONDEMNATION RECORDED MARCH 20, 1996 AS INSTRUMENT NO. 098502 OFFICIAL RECORDS.
A CERTIFICATE OF MERGER WAS RECORDED SEPTEMBER 23, 1988, AS INSTRUMENT NO. 276585, OFFICIAL RECORDS
ASSESSOR’S PARCEL NUMBER: 366-160-070
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ORDER NO.: 50071408
PAGE 3
SCHEDULE B
AT THE DATE HEREOF EXCEPTIONS TO COVERAGE IN ADDITION TO THE PRINTED
EXCEPTIONS AND EXCLUSIONS IN THE POLICY FORM DESIGNATED ON THE FACE PAGE OF THIS REPORT WOULD BE AS FOLLOWS:
A. PROPERTY TAXES, INCLUDING ANY PERSONAL PROPERTY TAXES AND ANY ASSESSMENTS COLLECTED WITH TAXES, FOR THE FISCAL YEAR 2024-2025.
1ST INSTALLMENT: $6,745.66 OPEN
DELINQUENT DATE: DECEMBER 10, 2024
PENALTY: $674.56
2ND INSTALLMENT: $ 6,745.66 OPEN
DELINQUENT DATE: APRIL 10, 2025
PENALTY: $712.62
CODE NO.: 025-068
TAX PARCEL NO.: 366-160-070
B. SUPPLEMENTAL ASSESSMENTS OF PROPERTY TAXES, IF ANY, MADE PURSUANT TO THE PROVISIONS OF PART 0.5, CHAPTER 3.5 (COMMENCING WITH SECTION 75) OF THE
CALIFORNIA REVENUE AND TAXATION CODE AS A RESULT OF THE TRANSFER OF TITLE TO THE VESTEE NAMED IN SCHEDULE A.
SUPPLEMENTAL OR ESCAPED ASSESSMENTS OF PROPERTY TAXES, IF ANY, MADE PURSUANT TO PART 0.5, CHAPTER 3.5 OR PART 2, CHAPTER 3, ARTICLES 3 AND 4,
RESPECTIVELY, OF THE CALIFORNIA REVENUE AND TAXATION CODE AS A RESULT OF
CHANGES IN OWNERSHIP OR NEW CONSTRUCTION OCCURRING PRIOR TO DATE OF POLICY.
ASSESSMENTS, IF ANY, FOR COMMUNITY FACILITY DISTRICTS AFFECTING SAID LAND
WHICH MAY EXIST BY VIRTUE OF ASSESSMENT MAPS OR NOTICES FILED BY SAID DISTRICTS.
NOTE: THE MAP ATTACHED HERETO IS NEITHER A PLAT NOR A SURVEY, IT IS FURNISHED
AS A CONVENIENCE TO LOCATE THE LAND INDICATED HEREON WITH REFERENCE TO STREETS AND OTHER LAND. NO LIABILITY IS ASSUMED BY REASON OF RELIANCE HEREIN.
1. WATER RIGHTS, CLAIMS OR TITLE TO WATER, WHETHER OR NOT SHOWN BY THE PUBLIC RECORDS.
2. ANY AND ALL OFFERS OF DEDICATION, CONDITIONS, RESTRICTIONS, EASEMENTS, FENCE
LINE/BOUNDARY DISCREPANCIES, NOTES AND/OR PROVISIONS SHOWN OR DISCLOSED BY THE FILED OR RECORDED MAP REFERRED TO IN THE LEGAL DESCRIPTION.
3. THE EFFECT OF A DECLARATION OF OWNERSHIP OF EXCESS WATER RIGHTS BY THE SOUTH
ELSINORE MUTUAL WATER COMPANY, AS SHOWN BY THAT CERTAIN DECLARATION DATED JUNE 18, 1934, AND RECORDED JUNE 20, 1934, IN BOOK 176, PAGE 293, OF OFFICIAL RECORDS, WHEREIN SAID WATER COMPANY DECLARES ITSELF TO BE THE OWNER OF 600
MINERS INCHES CONSTANT FLOW OF UNDERGROUND WATER SUPPLY UNDERLYING THE PROPERRTY HEREIN DESCRIBED AND OTHER PROPERTY. SAID DECLARATION OF
OWNERSHIP OF UNDERGROUND WATER RIGHTS BEING SUBJECT TO THE RIGHT OF
OWNERS OF OVERLYING LANDS TO SINK WELLS, DEVELOP AND USE WATER THEREFROM
TO THE EXTENT THAT THE USE OF SAID WATER MAY BE NECESSARY FOR SAID OWNERS OF SAID OVERLYING LANDS.
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4. THE FACT THAT THE OWNERSHIP OF SAID LAND DOES NOT INCLUDE RIGHTS OF ACCESS TO
OR FROM THE STREET OR HIGHWAY ABUTTING SAID LAND, SUCH RIGHTS HAVING BEEN RELINQUISHED BY THE MAP OF SAID TRACT.
AFFECTS: WEST LINE AND SOUTH LINE EXCEPT FOR ONE 30 FOOT
OPENING ON THE SOUTH LINE
SAID LAND HOWEVER, ABUTS UPON A PUBLIC THOROUGHFARE OTHER THAN REFERRED
TO ABOVE OVER WHICH RIGHTS OF VEHICULAR INGRESS AND EGRESS HAVE NOT BEEN RELINQUISHED.
5. AN EASEMENT FOR THE PURPOSE SHOWN BELOW AND RIGHTS INCIDENTAL THERETO AS
SET FORTH IN A DOCUMENT
PURPOSE: PUBLIC UTILITIES
AFFECTS: THE NORTHERLY 9 FEET OF THE WESTERLY 140 FEET OF PARCEL 1
RECORDED: FEBRUARY 24, 1989, AS INSTRUMENT NO. 057920, OFFICIAL
RECORDS
6. THE FACT THAT SAID LAND IS INCLUDED WITHIN A PROJECT AREA OF THE REDEVELOPMENT
AGENCY SHOWN BELOW, AND THAT PROCEEDINGS FOR THE REDEVELOPMENT OF SAID
PROJECT HAVE BEEN INSTITUTED UNDER THE REDEVELOPMENT LAW (SUCH
REDEVELOPMENT PLAN) AS DISCLOSED BY A DOCUMENT,
RECORDED: AUGUST 5, 1999 AS INSTRUMENT NO. 351785 OFFICIAL
RECORDS
REDEVELOPMENT AGENCY: LAKELAND VILLAGE/WILDOMAR SUB-AREA
7. AN UNRECORDED LEASE WITH CERTAIN TERMS, COVENANTS, CONDITIONS, AND
PROVISIONS AS SET FORTH THEREIN, AS DISCLOSED BY INSPECTION AND/OR INVESTIGATION.
LESSEE: 33982 - CIRCLE K/76 GAS
33982A/B - LAKE ELSINORE VIDEO
C - DOMINO'S PIZZA
D - THE CALIFORNIA
E/F – VACANT
8. ANY INTEREST IN SAID LAND, OF THE PARTY NAMED BELOW, AS DISCLOSED BY A NOTICE OF NON-RESPONSIBILITY.
DATED: NOTICE
EXECUTED BY: MANSKE REVOLABLE TRUST
RECORDED: JULY 31, 2001 AS INSTRUMENT NO. 2001-357785 OFFICIAL
RECORDS
PARTY NAMED: JOSE MANUEL VELAZQUEZ
PURPORTED
INTEREST: LESSEE
9. ANY INTEREST IN SAID LAND, OF THE PARTY NAMED BELOW, AS DISCLOSED BY A NOTICE OF NON-RESPONSIBILITY.
DATED: NOTICE OF NON-RESPONSIBILITY
EXECUTED BY: THE MANSKE REVOCABLE TRUST DATED 11-02-1992 RECORDED: SEPTEMBER 02, 2015 AS INSTRUMENT NO. 2015-0392796 PARTY NAMED: RAJA SYRIANI
PURPORTED
INTEREST: LESSEE
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10. ANY INTEREST IN SAID LAND, OF THE PARTY NAMED BELOW, AS DISCLOSED BY A NOTICE OF NON-RESPONSIBILITY.
DATED: NOTICE OF NON-RESPONSIBILITY
EXECUTED BY: THE MANSKE REVOCABLE TRUST DATED 11-02-1992 RECORDED: SEPTEMBER 08, 2021 AS INSTRUMENT NO. 2021-0534748 PARTY NAMED: MACY NEWELL & TOMMY NHAN LE (CULTURE HOLDINGS OF
WILDOMAR)
PURPORTED
INTEREST: LESSEE
11. OUR EXAMINATION OF RECORD TITLE TO THE HEREIN DESCRIBED LAND DOES NOT DISCLOSE ANY EXISTING LOANS. WE THEREFORE REQUEST A COPY OF THE OWNERS
DISCLOSURE STATEMENT WITH REFERENCE TO EXISTING ENCUMBRANCES TO RECONFIRM OUR FINDINGS.
12. ANY INVALIDITY OR DEFECT IN THE TITLE OF THE VESTEES IN THE EVENT THAT THE TRUST
REFERRED TO IN THE VESTING PORTION OF SCHEDULE A IS INVALID OR FAILS TO GRANT
SUFFICIENT POWERS TO THE TRUSTEE(S) OR IN THE EVENT THERE IS A LACK OF COMPLIANCE WITH THE TERMS AND PROVISIONS OF THE TRUST INSTRUMENT.
13. ANY RIGHTS OF THE PARTIES IN POSSESSION OF SAID LAND, BASED ON AN UNRECORDED AGREEMENT, CONTRACT OR LEASE, AS DISCLOSED BY INSPECTION AND INVESTIGATION.
THIS COMPANY WILL REQUIRE THAT A FULL COPY OF ANY UNRECORDED AGREEMENT,
CONTRACT OR LEASE BE SUBMITTED TO US, TOGETHER WITH ALL SUPPLEMENTS, ASSIGNMENTS AND AMENDMENTS, BEFORE ISSUING ANY POLICY OF TITLE INSURANCE.
END OF SCHEDULE B
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NOTES AND REQUIREMENTS
FOR OUR WIRING INSTRUCTIONS PLEASE CONTACT THE TITLE UNIT SPECIAL NOTE: THE POLICY TO BE ISSUED MAY CONTAIN AN ARBITRATION CLAUSE. WHEN THE AMOUNT OF
INSURANCE IS LESS THAT THE AMOUNT, IF ANY SET FORTH IN THE ARBITRATION CLAUSE, ALL ARBITRABLE
MATTERS SHALL BE ARBITRATED AT THE OPTION OF EITHER THE COMPANY OR THE INSURED AS THE EXCLUSIVE REMEDY BY THE PARTIES.
SPECIAL NOTE: IF A COUNTY RECORDER, TITLE INSURANCE COMPANY, ESCROW COMPANY, REAL ESTATE
BROKER, REAL ESTATE AGENT OR ASSOCIATION PROVIDES A COPY OF A DECLARATION, GOVERNING DOCUMENT
OR DEED TO ANY PERSON, CALIFORNIA LAW REQUIRES THAT THE DOCUMENT PROVIDED SHALL INCLUDE A STATEMENT REGARDING ANY UNLAWFUL RESTRICTIONS. SAID STATEMENT IS TO BE IN AT LEAST 14-POINT BOLD
FACER TYPE AND MAY BE STAMPED ON THE FIRST PAGE OF ANY DOCUMENT PROVIDED OR INCLUDED AS A COVER PAGE ATTACHED TO THE REQUESTED DOCUMENT. SHOULD A PARTY TO THIS TRANSACTION REQUEST A
COPY OF ANY DOCUMENT REPORTED HEREIN THAT FITS THIS CATEGORY, THE STATEMENT IS TO BE INCLUDED IN THE MANNER DESCRIBED.
SPECIAL NOTE: CALIFORNIA REVENUE AND TAXATION CODE SECTION 18662, EFFECTIVE JANUARY 1, 1994 AND BY AMENDMENT EFFECTIVE JANUARY 1, 2003, PROVIDES THAT THE SELLER IN ALL SALES OF CALIFORNIA REAL ESTATE MAY BE REQUIRED TO WITHHOLD 3 AND 1/3RD % OF THE TOTAL SALES PRICE A CALIFORNIA STATE INCOME TAX, SUBJECT TO THE VARIOUS PROVISIONS OF THE LAW AS THEREIN CONTAINED.
SPECIAL NOTE: UNLESS OTHERWISE DIRECTED IN WRITING, PROVIDENT TITLE COMPANY AUTOMATICALLY ISSUES THE ALTA HOMEOWNER’S POLICY OF TITLE INSURANCE (2-03-10) ON ALL QUALIFIED RESIDENTIAL PROPERTY SALE TRANSACTIONS.
SPECIAL NOTE: THE ALTA HOMEOWNER’S POLICY OF TITLE INSURANCE (1-1-08) CONTAINS EXCEPTIONS AS TO
OFF RECORD MATTERS IN ADDITION TO SPECIFIC DEDUCTIBLE AMOUNTS AND SPECIFIC LIABILITY MAXIMUMS
FOR COVERED RISKS OF SAID POLICY THAT HAVE BEEN FILED AND APPROVED BY THE VARIOUS DEPARTMENTS OF INSURANCE WHERE THE FORMS HAVE BEEN FILED. PLEASE CONSULT WITH YOUR ESCROW OR TITLE OFFICER IF YOU HAVE QUESTIONS REGARDING THE POLICY.
Note No. 1: YOUR ORDER FOR TITLE WORK CALLS FOR A SEARCH OF PROPERTY THAT IS IDENTIFIED BY A STREET ADDRESS ONLY OR BY SUCH OTHER UNCONFIRMED DATA.
BASED ON OUR RECORDS, WE BELIEVE THAT THE LAND DESCRIPTION AND ITS OWNERSHIP IN THIS REPORT REPRESENTS THE PARCEL THAT YOU REQUESTED.
IN ORDER TO PREVENT COSTLY ERRORS AND TO BE CERTAIN THAT THE CORRECT
PARCEL OF LAND IS BEING CONSIDERED, WE REQUIRE THAT WRITTEN APPROVAL OF THE LEGAL DESCRIPTION AND THE VESTING IN THIS REPORT BE SENT TO US. IF WE
DO NOT RECEIVE SUCH CONFIRMATION BEFORE CLOSE OF ESCROW, WE WILL
CONSIDER THIS DEEMED APPROVAL OF THE DESCRIPTION AND OWNERSHIP OF SAID LAND AS SHOWN IN OUR REPORT.
Note No. 2: WE WILL REQUIRE A STATEMENT OF INFORMATION FROM THE PARTIES NAMED
BELOW IN ORDER TO COMPLETE THIS REPORT, BASED ON THE EFFECT OF
DOCUMENTS, PROCEEDINGS, LIENS, DECREES, OR OTHER MATTERS WHICH DO NOT
SPECIFICALLY DESCRIBE SAID LAND, BUT WHICH, IF ANY DO EXIST, MAY AFFECT THE TITLE OR IMPOSE LIENS OR ENCUMBRANCES THEREON.
PARTIES: ALL PARTIES
Note No. 3: THIS COMPANY WILL REQUIRE A COPY OF THE TRUST INSTRUMENT
CREATING THE TRUST AND ALL AMENDMENTS THERETO OF THE ENTITY
SHOWN IN THE VESTING PORTION OF SCHEDULE A, TOGETHER WITH A
WRITTEN VERIFICATION BY ALL TRUSTEES THAT THE COPY OF THE TRUST IS
A TRUE AND CORRECT COPY OF THE TRUST, AS IT MAY HAVE BEEN
AMENDED, THAT IT IS IN FULL FORCE AND EFFECT AND THAT IT HAS NOT BEEN REVOKED OR TERMINATED.
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Note No. 4: THE REQUIREMENT THAT NAMED AS VESTEE(S) EXECUTE THE ENCLOSED
AFFIDAVIT OF NO MORTGAGE OR DEED OF TRUST IN THE PRESENCE OF A
NOTARY PUBLIC KNOWN TO PROVIDENT TITLE COMPANY AND RETURN SAME
TO THIS OFFICE PRIOR TO ISSUANCE OF ANY POLICY OF TITLE INSURANCE BY THIS COMPANY.
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CERTIFICATION OF TRUST
PURSUANT TO CALIFORNIA PROBATE CODE SECTION 18100.5
IMPORTANT: THIS CERTIFICATION OF TRUST MUST BE FULLY COMPLETED I/WE,
_______________________________________________________________________________________ (Name of Trustee(s))
Trustee(s) of the
______________________________________________________________________________, (Name of Trust)
dated _______________________, am/are providing the information set forth below at the request of PROVIDENT TITLE COMPANY, and its underwriter, (hereafter collectively called “Company”).
WHEREAS, Company has been requested to issue a title insurance policy on the real property described in Schedule “A” of the Preliminary Report or Commitment issued under order number 50071408; and WHEREAS, Company has determined that information concerning the Trust is necessary to ascertain whether Company will be able to issue the requested policy of title insurance; THEREFORE, acting in my/our capacity as Trustee(s) of the Trust, l/we hereby certify and confirm to Company that the information set forth below is accurate and correct.
1. The Trust identification number (SSN or employer Tax ID) is: _____________________
2. The Settlor(s) of the Trust is/are: ____________________________________________ ______________________________________________________________________
3. The current active Trustee(s) of the Trust is/are ________________________________ ______________________________________________________________________
4. As set out in the Trust, the powers of the Trustee(s) include: (check all that apply) __ The power to sell, convey and grant trust property.
__ The power to hypothecate (borrow money and encumber/lien trust property).
5. As set out in the Trust, are all currently active Trustee(s) required to execute documents when exercising the powers set forth above? (circle one) YES NO
6. As set out in the Trust, the Trust is: (check the appropriate box) __ Revocable __ Irrevocable
7. If the Trust is revocable, the name(s) of the person(s) identified as having power to revoke the Trust is/are:
_______________________________________________________________________
8. The Trust and the individual named Settlor(s) do not have any liens or money judgments pending, filed and/or recorded against them.
9. The Trust and/or the individually named Settlor(s) are not aware of any threatened, pending, or filed lawsuits nor have it/they settled any lawsuits within the three (3) calendar years immediately preceding the signing of this Certification.
10. By signing below, the undersigned Trustee(s) affirm that the Trust is in full force and effect and has not been revoked or terminated; in addition, the Trust has not been modified or amended in any manner which would cause the representations set forth herein to be incorrect.
11.Is this Certification of Trust being executed by all currently active Trustees of the Trust? (circle one) YES NO (If ''NO'', please explain) ________________________________________________ _____________________________________________________________________ 100
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12.Are there any living persons or entities named as Trustee in the Trust who are not "currently active Trustees"? (circle one)
YES NO ? (If "YES," identify by name and explain why) __________________________________ _____________________________________________________________________
13.The undersigned Trustees acknowledge and understand that Company may require additional information, including copies and/or excerpts of the Trust and any amendments, when necessary, in order to make an insurance determination.
14.The undersigned Trustee(s) state to the best of his/her/their knowledge, that there are no claims, challenges of any kind, and/or alleged causes of action, contesting or questioning the validity of the Trust or the Trustee(s) authority to act on behalf of the Trust.
PLEASE READ, COMPLETE AND RESPOND TO ALL STATEMENTS IN THIS CERTIFICATION BEFORE SIGNING. THE TRUSTEE(S) HEREBY CERTIFY UNDER PENALTY OF PERJURY THAT THE INFORMATION IS TRUE AND CORRECT. IF YOU DO NOT UNDERSTAND OR HAVE ANY QUESTIONS ABOUT THIS
CERTIFICATION, YOU SHOULD SEEK THE ASSISTANCE OF YOUR INDEPENDENT FINANCIAL AND/OR LEGAL ADVISOR BEFORE SIGNING. THE TRUSTEE(S) UNDERSTAND THAT COMPANY MAY DECIDE
NOT TO PROVIDE THE REQUESTED TITLE INSURANCE DESPITE THE INFORMATION AND AFFIRMATIONS CONTAINED HEREIN.
_________________________________ _________________________________ (Signature of Trustee) (Signature of Trustee)
_________________________________ _________________________________ (Print Trustee Name) (Print Trustee Name)
Date Signed: ______________________ Date Signed: ______________________ _________________________________ _________________________________ (Signature of Trustee) (Signature of Trustee)
_________________________________ _________________________________ (Print Trustee Name) (Print Trustee Name)
Date Signed: ______________________ Date Signed: ______________________ 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 ___________________________ }
} SS.
COUNTY OF _________________________ }
On __________________, before me, ____________________________________________, personally appeared
_________________________________________________________________________________ who proved to be 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. (This area for official notarial seal)
WITNESS my hand and official seal.
Signature: ________________________________
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THIS AFFIDAVIT, WHEN COMPLETED, IS TO BE SIGNED AND NOTARIZED BEFORE RETURNING.
BE SURE TO COMPLETE ALL THE REQUESTED INFORMATION TO ENABLE THIS COMPANY TO PROPERLY PROCESS THE TRANSACTION PRESENTLY PENDING.
AFFIDAVIT OF NO MORTGAGE OR DEED OF TRUST
EACH FOR HIMSELF AND/OR HERSELF,
DECLARE: THAT TO MY/OUR PERSONAL KNOWLEDGE THERE ARE NO ENCUMBRANCES IN
THE FORM OF A MORTGAGE OR DEED OF TRUST AGAINST THE PROPERTY IN THIS TRANSACTION.
THAT THIS DECLARATION IS MADE FOR THE PROTECTION OF ALL PARTIES TO THIS
TRANSACTION AND PARTICULARLY FOR THE BENEFIT OF PROVIDENT TITLE COMPANY,
WHICH IS ABOUT TO CAUSE TO BE INSURED THE TITLE TO SAID PROPERTY IN RELIANCE
THEREON, AND ANY OTHER TITLE COMPANY WHICH MAY HEREAFTER INSURE THE TITLE TO SAID PROPERTY;
THAT I/WE WILL TESTIFY, DECLARE, DEPOSE, OR CERTIFY BEFORE ANY COMPETENT
TRIBUNAL, OFFICER, OR PERSON, IN ANY CASE NOW PENDING OR WHICH MAY HEREAFTER BE INSTITUTED, TO THE TRUTH OF THE PARTICULAR FACTS HEREINABOVE SET FORTH.
SELLER(S)/OWNER(S) SIGNATURE:
PROPERTY ADDRESS:
DATE:
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 )
) SS.
County of _______________________ )
Subscribed and sworn to (or affirmed) before me on this __________ day of ___________________, ________ by ______________________________________,
proved to me on the basis of satisfactory evidence to be the person(s) who appeared before me.
Signature____________________________
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6345 BALBOA BLVD., BLDG. #4, STE. 285
ENCINO, CA 91316
PHONE NO. (800) 794-8094
LENDERS SUPPLEMENTAL REPORT
(SET LENDER)
CA
ATTENTION:
YOUR NO.
OUR NO. 50071408
THE REFERENCED REPORT (INCLUDING ANY SUPPLEMENTS OR AMENDMENTS THERETO) IS
HEREBY MODIFIED AND/OR SUPPLEMENTED IN ORDER TO REFLECT THE FOLLOWING
ADDITIONAL ITEMS RELATING TO THE ISSUANCE OF AN AMERICAN LAND TITLE ASSOCIATION LOAN FORM POLICY AS FOLLOWS:
1. NONE OF THE ITEMS SHOWN IN THIS REPORT WILL CAUSE THE COMPANY TO DECLINE TO ATTACH CLTA ENDORSEMENT FORM 100 TO AN ALTA POLICY, WHEN ISSUED.
2. THERE IS LOCATED ON SAID LAND COMMERCIAL BUILDING
KNOWN AS 33980 MISSION TRAIL, WILDOMAR, CALIFORNIA 92595
3. THERE ARE NO CONVEYANCES AFFECTING SAID LAND RECORDED WITHIN TWENTY FOUR (24) MONTHS OF THE DATE OF THIS REPORT.
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ORDER NO.: 50071408
EXHIBIT “A”
PARCELS 1 AND 2 OF PARCEL MAP NO. 5335, IN THE CITY OF WILDOMAR, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, AS SHOWN ON PARCEL MAP ON FILE IN BOOK 10, PAGE 39 OF PARCEL MAPS, RIVERSIDE COUNTY RECORDS.
EXCEPT THE INTEREST AS CONDEMNED BY FINAL ORDER OF CONDEMNATION RECORDED MARCH 20, 1996 AS INSTRUMENT NO. 098502 OFFICIAL RECORDS.
A CERTIFICATE OF MERGER WAS RECORDED SEPTEMBER 23, 1988, AS INSTRUMENT NO. 276585, OFFICIAL RECORDS
ASSESSOR’S PARCEL NUMBER: 366-160-070
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PROVIDENT TITLE COMPANY
GLBA PRIVACY NOTICE
This GLBA Privacy Notice explains how Provident Title Company (“Provident”) collects, uses, and protects personal information, when and to whom Provident discloses such information, and the choices you have about the use and disclosure of your information. Pursuant to Title V of the Gramm-Leach Bliley Act (“GLBA”) and other Federal and state laws and regulations applicable to financial institutions, consumers have the right to limit some, but not all, sharing of their personal information. Please read this GLBA Privacy Notice carefully to understand how Provident uses your personal information.
The types of personal information Provident collects and shares depends on the product or service you have requested.
Provident may collect the following categories of personal and financial information from you throughout your transaction:
1. Identifiers: Real name, alias, online Internet Protocol (IP) address if accessing company websites, email address, account name, unique online identifier, Social Security number, driver’s license number, passport number, or other similar identifiers.
2. Demographic Information: Marital status, gender, date of birth.
3. Personal Information and Personal Financial Information: Name, signature, Social Security number, physical characteristics or description, address, telephone number, insurance policy number, education, employment, employment history, bank account number, credit card number, debit card number, credit reports, or any other information necessary to complete the transaction.
Provident may collect personal information about you from:
1. Publicly available information from government records;
2. Information Provident receives directly from you or your agent(s), such as your lender or real estate broker;
3. Information about your transactions with Provident; and
4. Information Provident receives from consumer reporting agencies and/or governmental entities, either directly from these entities or through others.
Provident may use your personal information for the following purposes:
1. To provide products and services to you or in connection with a transaction.
2. To improve our products and services.
3. To communicate with you about our products and services.
Provident may use or disclose the personal information Provident collects for one or more of the following purposes:
a. To fulfill or meet the reason for which the information is provided; b. To provide, support, personalize, and develop our website, products, and services; c. To create, maintain, customize, and secure your account with Provident; d. To process your requests, purchases, transactions, and payments and prevent transactional fraud; 106
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e. To prevent and/or process claims;
f. To assist third party vendors/service providers who complete transactions or perform services on Provident’s behalf pursuant to valid service provider agreements; g. As necessary or appropriate to protect the rights, property, or safety of Provident, our customers or others; h. To provide you with support and to respond to your inquiries, including to investigate and address your concerns and monitor and improve our responses;
i. To help maintain the safety, security, and integrity of our website, products and services, databases and other technology-based assets, and business;
j. To respond to law enforcement or regulator requests as required by applicable law, court order, or governmental regulations;
k. Auditing for compliance with federal and state laws, rules, and regulations; and l. Performing services including maintaining or servicing accounts, providing customer service, processing, or fulfilling orders and transactions, verifying customer information, and processing payments.
Provident will not collect additional categories of personal information or use the personal information Provident collected for materially different, unrelated, or incompatible purposes without providing you notice.
Disclosure of Personal Information to Non-Affiliated Third Parties Provident does not sell your personal information to non-affiliated third parties. Provident may share your information with those you have designated as your agent throughout the course of your transaction (for example, a realtor, broker, or a lender). Provident does not disclose your personal information to a non-affiliated third party for a business purpose.
Link to Privacy Notice
Provident’s GLBA Privacy Notice can be found on our website at https://providenttitle.com/privacy-notice-glba/. 107
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PROVIDENT TITLE COMPANY
CCPA & CPRA PRIVACY NOTICE
Pursuant to the California Consumer Privacy Act of 2018 (“CCPA”) and the California Privacy Rights Act of 2020, effective January 1, 2023 (“CPRA”), Provident Title Company (“Provident”) is providing this Privacy Notice at Collection for California Residents (“CCPA & CPRA Notice”). This CCPA & CPRA Notice supplements the information contained in Provident’s existing GLBA Privacy Notice and applies solely to all visitors, users, and consumers and others who reside in the State of California or are considered California Residents as defined in the CCPA & CPRA. All terms defined in the CCPA & CPRA have the same meaning when used in this CCPA & CPRA Notice.
Personal and Sensitive Personal Information Provident Collects Specifically, Provident has collected the following categories of personal and sensitive personal information from consumers within the last twelve (12) months:
Category Examples Collected
A. Identifiers.
A real name, alias, postal address, unique personal identifier, online identifier, Internet Protocol address, email address, account name, Social Security number, driver’s license number, passport number, or other similar identifiers.
YES
B. Personal information
categories listed in the California
Customer Records statute (Cal.
Civ. Code A§ 1798.80(e)).
A name, signature, Social Security number, physical characteristics or description, address, telephone number, passport number, driver’s license or state identification card number, insurance policy number, education, employment, employment history, bank account number, credit card number, debit card number, or any other financial information, medical information, or health insurance information. Some personal information included in this category may overlap with other categories.
YES
C. Protected classification
characteristics under California or
federal law.
Age (40 years or older), race, color, ancestry, national origin, citizenship, religion or creed, marital status, medical condition, physical or mental disability, sex (including gender, gender identity, gender expression, pregnancy or childbirth and related medical conditions), sexual orientation, veteran or military status, genetic information (including familial genetic information).
NO
D. Commercial information. Records of personal property, products or services purchased, obtained, or considered, or other purchasing or consuming histories or tendencies. NO E. Biometric information.
Genetic, physiological, behavioral, and biological characteristics, or activity patterns used to extract a template or other identifier or identifying information, such as: fingerprints, faceprints, and voiceprints, iris or retina scans, keystroke, gait, or other physical patterns, and sleep, health, or exercise data.
NO
F. Internet or other similar network
activity.
Browsing history, search history, information on a consumer’s interaction with a website, application, or advertisement. NO
G. Geolocation data. Physical location or movements. NO H. Sensory data. Audio, electronic, visual, thermal, olfactory, or similar information. NO 108
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I. Professional or employmentrelated information. Current or past job history or performance evaluations. NO J. Non-public education
information (per the Family
Educational Rights and Privacy
Act (20 U.S.C. Section 1232g, 34
C.F.R. Part 99)).
Education records directly related to a student maintained by an educational institution or party acting on its behalf, such as: grades, transcripts, class lists, student schedules, student identification codes, student financial information, or student disciplinary records.
NO
K. Inferences drawn from other
personal information.
Profile reflecting a person’s preferences, characteristics, psychological trends, predispositions, behavior, attitudes, intelligence, abilities, and aptitudes.
NO
Provident obtains the categories of personal and sensitive information listed above from the following categories of sources:
• Directly and indirectly from customers, their designees, or their agents (For example, realtors, lenders, attorneys, brokers, etc.)
• Directly and indirectly from activity on Provident’s website or other applications. • From third parties that interact with Provident in connection with the services Provident provides.
Personal and Sensitive Personal Information Provident May Collect That Is Excluded from Protection The following types of information may have been collected by Provident and is not subject to protection under this CCPA & CPRA Notice:
• Publicly available information from government records; • Deidentified or aggregated consumer information;
• Health or medical information covered by the Health Insurance Portability and Accountability Act of 1996 (HIIPA) and the California Confidentiality of Medical Information Act (CMIA) or clinical trial data; or • Certain personal information protected by other sector-specific federal or California laws, including but not limited to the Fair Credit Reporting Act (FCRA), Gramm Leach Bliley Act (GLBA) and California Financial Information Privacy Act (FIPA).
Use of Personal and Sensitive Personal Information
Provident may use or disclose the personal or sensitive information Provident collects for one or more of the following purposes:
a. To fulfill or meet the reason for which the information is provided; b. To provide, support, personalize, and develop our website, products, and services; c. To create, maintain, customize, and secure your account with Provident; d. To process your requests, purchases, transactions, and payments and prevent transactional fraud; e. To prevent and/or process claims;
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f. To assist third party vendors/service providers who complete transactions or perform services on Provident’s behalf pursuant to valid service provider agreements; g. As necessary or appropriate to protect the rights, property, or safety of Provident, our customers or others; h. To provide you with support and to respond to your inquiries, including to investigate and address your concerns and monitor and improve our responses;
i. To help maintain the safety, security, and integrity of our website, products and services, databases and other technology-based assets, and business;
j. To respond to law enforcement or regulator requests as required by applicable law, court order, or governmental regulations;
k. Auditing for compliance with federal and state laws, rules, and regulations; or l. Performing services including maintaining or servicing accounts, providing customer service, processing, or fulfilling orders and transactions, verifying customer information, and processing payments.
Provident will not collect additional categories of personal or sensitive information or use the personal or sensitive information Provident collected for materially different, unrelated, or incompatible purposes without providing you notice.
Disclosure of Personal Information to Non-Affiliated Third Parties Provident does not sell your personal information to non-affiliated third parties. Provident may share your information with those you have designated as your agent throughout the course of your transaction (for example, a realtor, broker, or a lender). Provident does not disclose your personal information to a non-affiliated third party for a business purpose.
Your Rights Under CCPA
The CCPA provides consumers (California residents as defined in the CCPA) with specific rights regarding their personal information. This section describes your CCPA rights and explains how to exercise those rights.
Access to Specific Information and Data Portability Rights You have the right to request that Provident disclose certain information to you about our collection and use of your personal information over the past twelve (12) months. Once Provident receives and confirms your verifiable consumer request, Provident will disclose to you:
• The categories of personal information Provident collected about you; • The categories of sources for the personal information Provident collected about you; • Provident’s business or commercial purpose for collecting that personal information; • The categories of third parties with whom Provident shares that personal information; • The specific pieces of personal information Provident collected about you (also called a data portability request); and
• If Provident disclosed your personal data for a business purpose, a listing identifying the personal information categories that each category of recipient obtained. 110
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Deletion Request Rights
You have the right to request that Provident delete any of your personal information Provident collected from you and retained, subject to certain exceptions. Once Provident receives and confirms your verifiable consumer request, Provident will delete (and direct our service providers to delete) your personal information from our records, unless an exception applies.
Provident may deny your deletion request if retaining the information is necessary for us or our service providers to:
1. Complete the transaction for which Provident collected the personal information, provide a good or service that you requested, take actions reasonably anticipated within the context of our ongoing business relationship with you, or otherwise perform our contract with you;
2. Detect security incidents, protect against malicious, deceptive, fraudulent, or illegal activity, or prosecute those responsible for such activities;
3. Debug products to identify and repair errors that impair existing intended functionality;
4. Exercise free speech, ensure the right of another consumer to exercise their free speech rights, or exercise another right provided for by law;
5. Comply with the California Electronic Communications Privacy Act (Cal. Penal Code A§ 1546 seq.);
6. Enable solely internal uses that are reasonably aligned with consumer expectations based on your relationship with us;
7. Comply with a legal obligation; or
8. Make other internal and lawful uses of that information that are compatible with the context in which you provided it.
Your Rights Under CPRA
CPRA expands upon your consumer rights and protections offered by the CCPA. This section describes your CPRA rights and explains how to exercise those rights.
Opt-Out of Information Sharing and Selling
Provident does not share or sell information to third parties as the terms are defined under the CCPA and CPRA. Provident only shares your personal information as commercially necessary and in accordance with this CCPA & CPRA Notice.
Correction of Inaccurate Information
You have the right to request that Provident correct any inaccurate information maintained about you.
Limit the Use of Sensitive Personal Information
You have the right to limit how your sensitive personal information, as defined in the CCPA and CPRA, is disclosed or shared with third parties.
Exercising Your Rights Under CCPA and CPRA
To exercise the access, data portability, deletion, opt-out, correction, or limitation rights described above, please submit a verifiable consumer request to us by the available means provided below:
Phone: Toll Free at (800) 794-8094
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Website: https://providenttitle.com/contact-us/
Email: [email protected]
Only you, or someone legally authorized to act on your behalf, may make a verifiable consumer request related to your personal information. You may also make a verifiable consumer request on behalf of your minor child, if applicable.
To designate an authorized agent, please contact Provident through one of the methods mentioned above.
You may only make a verifiable consumer request for access or data portability twice within a twelve (12) month period. The verifiable consumer request must:
• Provide sufficient information that allows us to reasonably verify you are the person about whom Provident collected personal information or an authorized representative; and • Describe your request with sufficient detail that allows us to properly understand, evaluate, and respond to it.
Provident cannot respond to your request or provide you with personal information if Provident cannot verify your identity or authority to make the request and confirm the personal information relates to you.
Making a verifiable consumer request does not require you to create an account with Provident.
Response Timing and Format
Provident endeavors to respond to a verifiable consumer request within forty-five (45) days of its receipt. If Provident requires more time (up to an additional forty-five (45) days), Provident will inform you of the reason and extension period in writing.
A written response will be delivered by mail or electronically, at your option.
Any disclosures Provident provides will only cover the twelve (12) month period preceding the verifiable consumer request’s receipt. The response Provident provides will also explain the reasons Provident cannot comply with a request, if applicable.
For data portability requests, Provident will select a format to provide your personal information that is readily useable and should allow you to transmit the information from one entity to another entity without hindrance.
Provident does not charge a fee to process or respond to your verifiable consumer request unless it is excessive, repetitive, or manifestly unfounded. If Provident determine that the request warrants a fee, Provident will tell you why Provident made that decision and provide you with a cost estimate before completing your request.
Non-Discrimination
Provident will not discriminate against you for exercising any of your CCPA and CPRA rights. Unless permitted by the CCPA or CPRA, Provident will not:
• Deny you goods or services;
• Charge you a different prices or rates for goods or services, including through granting discounts or other benefits, or imposing penalties;
• Provide you a different level or quality of goods or services; or • Suggest that you may receive a different price or rate for goods or services or a different level or quality of goods or services.
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Record Retention
Your personal information will not be kept for longer than is necessary for the business purpose for which it is collected and processed. Provident will retain your personal information and records based on established record retention policies pursuant to California law and in compliance with all federal and state retention obligations. Additionally, Provident will retain your personal information to comply with applicable laws, regulations, and legal processes (such as responding to subpoenas or court orders), and to respond to legal claims, resolve disputes, and comply with legal or regulatory recordkeeping requirements.
Changes to This CCPA & CPRA Notice
Provident reserves the right to amend this CCPA & CPRA Notice at our discretion and at any time. When Provident makes changes to this CCPA & CPRA Notice, Provident will post the updated Notice on Provident’s website and update the Notice’s effective date.
Link to Privacy Notice
Provident’s CCPA & CPRA Privacy Notice can be found on our website at https://providenttitle.com/privacy-notice-ccpa/.
Contact Information
If you have questions or comments about this notice, the ways in which Provident collects and uses your information described herein, your choices and rights regarding such use, or wish to exercise your rights under California law, please do not hesitate to contact us at:
Phone: Toll Free at (800) 794-8094
Website: https://providenttitle.com/contact-us/
Email: [email protected]
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Privacy Notice (2024 First American Financial Corporation) - English Adopted (1-1-24)
Privacy Notice
Last Updated and Effective Date: December 1, 2023
First American Financial Corporation and its subsidiaries and affiliates (collectively, “First American,” “we,” “us,” or “our”) describe in our full privacy policy (“Policy”), which can be found at https://www.firstam.com/privacy-policy/, how we collect, use, store, and disclose your personal information when: (1) when you access or use our websites, mobile applications, web-based applications, or other digital platforms where the Policy is posted (“Sites”); (2) when you use our products and services (“Services”); (3) when you communicate with us in any manner, including by e-mail, in-person, telephone, or other communication method (“Communications”); (4) when we obtain your information from third parties, including service providers, business partners, and governmental departments and agencies (“Third Parties”); and (5) when you interact with us to conduct business dealings, such as the personal information we obtain from business partners and service providers and contractors who provide us certain business services (“B2B”). This shortened form of the Policy describes some of the terms contained in the Policy.
The Policy applies wherever it is posted. To the extent a First American subsidiary or affiliate has different privacy practices, such entity shall have their own privacy statement posted as applicable.
Please note that the Policy does not apply to any information we collect from job candidates and employees. Our employee and job candidate privacy policy can be found here.
What Type Of Personal Information Do We Collect About You? We collect a variety of categories of personal information about you. To learn more about the categories of personal information we collect, please visit https://www.firstam.com/privacy-policy/.
How Do We Collect Your Personal Information? We collect your personal information: (1) directly from you; (2) automatically when you interact with us; and (3) from third parties, including business parties and affiliates.
How Do We Use Your Personal Information? We may use your personal information in a variety of ways, including but not limited to providing the services you have requested, fulfilling your transactions, comply with relevant laws and our policies, and handling a claim. To learn more about how we may use your personal information, please visit https://www.firstam.com/privacy-policy/.
How Do We Disclose Your Personal Information? We do not sell your personal information or share your personal information for cross-context behavioral advertising. We may, however, disclose your personal information, including to subsidiaries, affiliates, and to unaffiliated parties, such as service providers and contractors: (1) with your consent; (2) in a business transfer; (3) to service providers and contractors; and (4) to subsidiaries and affiliates; and (5) for legal process and protection. To learn more about how we disclose your personal information, please visit https://www.firstam.com/privacy-policy/.
How Do We Store and Protect Your Personal Information? The security of your personal information is important to us. That is why we take commercially reasonable steps to make sure your personal information is protected. We use our best efforts to maintain commercially reasonable technical, organizational, and physical safeguards, consistent with applicable law, to protect your personal information.
How Long Do We Keep Your Personal Information? We keep your personal information for as long as necessary in accordance with the purpose for which it was collected, our business needs, and our legal and regulatory obligations.
Your Choices We provide you the ability to exercise certain controls and choices regarding our collection, use, storage, and sharing of your personal information. You can learn more about your choices by visiting https://www.firstam.com/privacy-policy/.
© 2024 First American Financial Corporation and/or its affiliates. All rights reserved. NYSE:FAF Form 10-PRIVACY24 (12-6-23) Page 1 of 2
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Privacy Notice (2024 First American Financial Corporation) - English Adopted (1-1-24)
International Jurisdictions: Our Services are offered in the United States of America (US), and are subject to US federal, state, and local law. If you are accessing the Services from another country, please be advised that you may be transferring your information to us in the US, and you consent to that transfer and use of your information in accordance with the Policy. You also agree to abide by the applicable laws of applicable US federal, state, and local laws concerning your use of the Services, and your agreements with us.
Changes to Our Policy: We may change the Policy from time to time. Any and all changes to the Policy will be reflected on this page and in the full Policy, and where appropriate provided in person or by another electronic method. YOUR
CONTINUED USE, ACCESS, OR INTERACTION WITH OUR SERVICES OR YOUR CONTINUED COMMUNICATIONS
WITH US AFTER THIS NOTICE HAS BEEN PROVIDED TO YOU WILL REPRESENT THAT YOU HAVE READ AND UNDERSTOOD THE POLICY.
For California Residents
If you are a California resident, you may have certain rights under California law, including but not limited to the California Consumer Privacy Act of 2018, as amended by the California Privacy Rights Act and its implementing regulations. To learn more, please visit https://www.firstam.com/privacy-policy/.
Contact Us [email protected] or toll free at 1-866-718-0097. © 2024 First American Financial Corporation and/or its affiliates. All rights reserved. NYSE:FAF Form 10-PRIVACY24 (12-6-23) Page 2 of 2
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Exhibit B (Revised 11-04-22)
CALIFORNIA LAND TITLE ASSOCIATION
STANDARD COVERAGE POLICY – 1990 (11-09-18)
EXCLUSIONS FROM COVERAGE
The following matters are expressly excluded from the coverage of this policy and the Company will not pay loss or damage, costs, attorneys' fees or expenses which arise by reason of:
1. (a) Any law, ordinance or governmental regulation (including but not limited to building or zoning laws, ordinances, or regulations) restricting, regulating, prohibiting or relating (i) the occupancy, use, or enjoyment of the land; (ii) the character, dimensions or location of any improvement now or hereafter erected on the land; (iii) a separation in ownership or a change in the dimensions or area of the land or any parcel of which the land is or was a part; or (iv) environmental protection, or the effect of any violation of these laws, ordinances or governmental regulations, except to the extent that a notice of the enforcement thereof or a notice of a defect, lien, or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. (b) Any governmental police power not excluded by (a) above, except to the extent that a notice of the exercise thereof or notice of a defect, lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy.
2. Rights of eminent domain unless notice of the exercise thereof has been recorded in the public records at Date of Policy, but not excluding from coverage any taking which has occurred prior to Date of Policy which would be binding on the rights of a purchaser for value without knowledge.
3. Defects, liens, encumbrances, adverse claims or other matters:
(a) whether or not recorded in the public records at Date of Policy, but created, suffered, assumed or agreed to by the insured claimant; (b) not known to the Company, not recorded in the public records at Date of Policy, but known to the insured claimant and not disclosed in writing to the Company by the insured claimant prior to the date the insured claimant became an insured under this policy; (c) resulting in no loss or damage to the insured claimant; (d) attaching or created subsequent to Date of Policy; or (e) resulting in loss or damage which would not have been sustained if the insured claimant had paid value for the insured mortgage or for the estate or interest insured by this policy.
4. Unenforceability of the lien of the insured mortgage because of the inability or failure of the insured at Date of Policy, or the inability or failure of any subsequent owner of the indebtedness, to comply with the applicable doing business laws of the state in which the land is situated.
5. Invalidity or unenforceability of the lien of the insured mortgage, or claim thereof, which arises out of the transaction evidenced by the insured mortgage and is based upon usury or any consumer credit protection or truth in lending law.
6. Any claim, which arises out of the transaction vesting in the insured the estate of interest insured by this policy or the transaction creating the interest of the insured lender, by reason of the operation of federal bankruptcy, state insolvency or similar creditors' rights laws.
EXCEPTIONS FROM COVERAGE - SCHEDULE B, PART I
This policy does not insure against loss or damage (and the Company will not pay costs, attorneys' fees or expenses) which arise by reason of:
1. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records.
Proceedings by a public agency which may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the public records.
2. Any facts, rights, interests, or claims which are not shown by the public records but which could be ascertained by an inspection of the land or which may be asserted by persons in possession thereof.
3. Easements, liens or encumbrances, or claims thereof, not shown by the public records.
4. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, or any other facts which a correct survey would disclose, and which are not shown by the public records.
5. (a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or title to water, whether or not the matters excepted under (a), (b) or (c) are shown by the public records.
6. Any lien or right to a lien for services, labor or material unless such lien is shown by the public records at Date of Policy.
EXCEPTIONS FROM COVERAGE - SCHEDULE B, PART II
(Variable exceptions such as taxes, easements, CC&R’s, etc., are inserted here) CLTA/ALTA HOMEOWNER'S POLICY OF TITLE INSURANCE (07-01-2021)
EXCLUSIONS FROM COVERAGE
The following matters are excluded from the coverage of this policy and We will not pay loss or damage, costs, attorneys' fees, or expenses that arise by reason of:
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1. a. any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) that restricts, regulates, prohibits, or relates to:
i. the occupancy, use, or enjoyment of the Land;
ii. the character, dimensions, or location of any improvement on the Land; iii. the subdivision of land; or
iv. environmental remediation or protection.
b. any governmental forfeiture, police, or regulatory, or national security power. c. the effect of a violation or enforcement of any matter excluded under Exclusion 1.a. or 1.b. Exclusion 1 does not modify or limit the coverage provided under Covered Risk 8.a., 14, 15, 16, 18, 19, 20, 23, or 27.
2. Any power to take the Land by condemnation. Exclusion 2 does not modify or limit the coverage provided under Covered Risk 17.
3. Any defect, lien, encumbrance, adverse claim, or other matter:
a. created, suffered, assumed, or agreed to by You;
b. not Known to Us, not recorded in the Public Records at the Date of Policy, but Known to You and not disclosed in writing to Us by You prior to the date You became an Insured under this policy; c. resulting in no loss or damage to You;
d. attaching or created subsequent to the Date of Policy (Exclusion 3.d. does not modify or limit the coverage provided under Covered Risk 5, 8.f., 25, 26, 27, 28, or 32); or
e. resulting in loss or damage that would not have been sustained if You paid consideration sufficient to qualify You as a bona fide purchaser of the Title at the Date of Policy.
4. Lack of a right:
a. to any land outside the area specifically described and referred to in Item 3 of Schedule A; and b. in any street, road, avenue, alley, lane, right-of-way, body of water, or waterway that abut the Land.
Exclusion 4 does not modify or limit the coverage provided under Covered Risk 11 or 21.
5. The failure of Your existing structures, or any portion of Your existing structures, to have been constructed before, on, or after the Date of Policy in accordance with applicable building codes. Exclusion 5 does not modify or limit the coverage provided under Covered Risk 14 or
15. 6. Any claim, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors' rights law, that the transfer of the Title to You is a:
a. fraudulent conveyance or fraudulent transfer;
b. voidable transfer under the Uniform Voidable Transactions Act; or c. preferential transfer:
i. to the extent the instrument of transfer vesting the Title as shown in Schedule A is not a transfer made as a contemporaneous exchange for new value; or
ii. for any other reason not stated in Covered Risk 30.
7. Contamination, explosion, fire, flooding, vibration, fracturing, earthquake, or subsidence.
8. Negligence by a person or an entity exercising a right to extract or develop oil, gas, minerals, groundwater, or any other subsurface substance.
9. Any lien on Your Title for real estate taxes or assessments imposed or collected by a governmental authority that becomes due and payable after the Date of Policy. Exclusion 9 does not modify or limit the coverage provided under Covered Risk 8.a. or 27.
10. Any discrepancy in the quantity of the area, square footage, or acreage of the Land or of any improvement to the Land.
LIMITATIONS ON COVERED RISKS
Your insurance for the following Covered Risks is limited on the Owner's Coverage Statement as follows:
• For Covered Risk 16, 18, 19, and 21 Your Deductible Amount and Our Maximum Dollar Limit of Liability shown in Schedule A.
The deductible amounts and maximum dollar limits shown on Schedule A are as follows:
Your Deductible Amount
Our Maximum Dollar
Limit of Liability
Covered Risk 16 1.00% of Policy Amount Shown in Schedule A or $2,500.00 (whichever is less)
$10,000.00
Covered Risk 18 1.00% of Policy Amount Shown in Schedule A or $5,000.00 (whichever is less)
$25,000.00
Covered Risk 19 1.00% of Policy Amount Shown in Schedule A or $5,000.00 (whichever is less)
$25,000.00
Covered Risk 21 1.00% of Policy Amount Shown in Schedule A or $2,500.00 (whichever is less)
$5,000.00
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ALTA OWNER'S POLICY (07-01-2021)
EXCLUSIONS FROM COVERAGE
The following matters are excluded from the coverage of this policy, and the Company will not pay loss or damage, costs, attorneys' fees, or expenses that arise by reason of:
1. a. any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) that restricts, regulates, prohibits, or relates to:
i. the occupancy, use, or enjoyment of the Land;
ii. the character, dimensions, or location of any improvement on the Land; iii. the subdivision of land; or
iv. environmental remediation or protection.
b. any governmental forfeiture, police, regulatory, or national security power. c. the effect of a violation or enforcement of any matter excluded under Exclusion 1.a. or 1.b. Exclusion 1 does not modify or limit the coverage provided under Covered Risk 5 or 6.
2. Any power of eminent domain. Exclusion 2 does not modify or limit the coverage provided under Covered Risk 7.
3. Any defect, lien, encumbrance, adverse claim, or other matter:
a. created, suffered, assumed, or agreed to by the Insured Claimant; b. not Known to the Company, not recorded in the Public Records at the Date of Policy, but Known to the Insured Claimant and not disclosed in writing to the Company by the Insured Claimant prior to the date the Insured Claimant became an Insured under this policy;
c. resulting in no loss or damage to the Insured Claimant; d. attaching or created subsequent to the Date of Policy (Exclusion 3.d. does not modify or limit the coverage provided under Covered Risk 9 or 10); or
e. resulting in loss or damage that would not have been sustained if consideration sufficient to qualify the Insured named in Schedule A as a bona fide purchaser had been given for the Title at the Date of Policy.
4. Any claim, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors' rights law, that the transaction vesting the Title as shown in Schedule A is a:
a. fraudulent conveyance or fraudulent transfer;
b. voidable transfer under the Uniform Voidable Transactions Act; or c. preferential transfer:
i. to the extent the instrument of transfer vesting the Title as shown in Schedule A is not a transfer made as a contemporaneous exchange for new value; or
ii. for any other reason not stated in Covered Risk 9.b.
5. Any claim of a PACA-PSA Trust. Exclusion 5 does not modify or limit the coverage provided under Covered Risk 8.
6. Any lien on the Title for real estate taxes or assessments imposed or collected by a governmental authority that becomes due and payable after the Date of Policy. Exclusion 6 does not modify or limit the coverage provided under Covered Risk 2.b.
7. Any discrepancy in the quantity of the area, square footage, or acreage of the Land or of any improvement to the Land.
EXCEPTIONS FROM COVERAGE
Some historical land records contain Discriminatory Covenants that are illegal and unenforceable by law. This policy treats any Discriminatory Covenant in a document referenced in Schedule B as if each Discriminatory Covenant is redacted, repudiated, removed, and not republished or recirculated. Only the remaining provisions of the document are excepted from coverage.
This policy does not insure against loss or damage and the Company will not pay costs, attorneys' fees, or expenses resulting from the terms and conditions of any lease or easement identified in Schedule A, and the following matters:
NOTE: The 2021 ALTA Owner's Policy may be issued to afford either Standard Coverage or Extended Coverage. In addition to variable exceptions such as taxes, easements, CC&R's, etc., the Exceptions from Coverage in a Standard Coverage policy will also include the Western Regional Standard Coverage Exceptions listed as 1 through 7 below:
1. (a) Taxes or assessments that are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the Public Records; (b) proceedings by a public agency that may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the Public Records.
2. Any facts, rights, interests, or claims that are not shown by the Public Records at Date of Policy but that could be (a) ascertained by an inspection of the Land or (b) asserted by persons or parties in possession of the Land.
3. Easements, liens or encumbrances, or claims thereof, not shown by the Public Records at Date of Policy.
4. Any encroachment, encumbrance, violation, variation, easement, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land and not shown by the Public Records at Date of Policy. 118
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5. (a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or title to water, whether or not the matters excepted under (a), (b), or (c) are shown by the Public Records.
6. Any lien or right to a lien for services, labor, material or equipment unless such lien is shown by the Public Records at Date of Policy.
7. Any claim to (a) ownership of or rights to minerals and similar substances, including but not limited to ores, metals, coal, lignite, oil, gas, uranium, clay, rock, sand, and gravel located in, on, or under the Land or produced from the Land, whether such ownership or rights arise by lease, grant, exception, conveyance, reservation, or otherwise; and (b) any rights, privileges, immunities, rights of way, and easements associated therewith or appurtenant thereto, whether or not the interests or rights excepted in (a) or (b) appear in the Public Records or are shown in Schedule B.
2021 ALTA LOAN POLICY (07-01-21)
EXCLUSIONS FROM COVERAGE
The following matters are excluded from the coverage of this policy, and the Company will not pay loss or damage, costs, attorneys’ fees, or expenses that arise by reason of:
1. a. any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) that restricts, regulates, prohibits, or relates to:
i. the occupancy, use, or enjoyment of the Land;
ii. the character, dimensions, or location of any improvement on the Land; iii. the subdivision of land; or
iv. environmental remediation or protection.
b. any governmental forfeiture, police, regulatory, or national security power. c. the effect of a violation or enforcement of any matter excluded under Exclusion 1.a. or 1.b.
Exclusion 1 does not modify or limit the coverage provided under Covered Risk 5 or 6.
2. Any power of eminent domain. Exclusion 2 does not modify or limit the coverage provided under Covered Risk 7.
3. Any defect, lien, encumbrance, adverse claim, or other matter:
a. created, suffered, assumed, or agreed to by the Insured Claimant; b. not Known to the Company, not recorded in the Public Records at the Date of Policy, but Known to the Insured Claimant and not disclosed in writing to the Company by the Insured Claimant prior to the date the Insured Claimant became an Insured under this policy;
c. resulting in no loss or damage to the Insured Claimant; d. attaching or created subsequent to the Date of Policy (Exclusion 3.d. does not modify or limit the coverage provided under Covered Risk 11, 13, or 14); or
e. resulting in loss or damage that would not have been sustained if consideration sufficient to qualify the Insured named in Schedule A as a bona fide purchaser or encumbrancer had been given for the Insured Mortgage at the Date of Policy.
4. Unenforceability of the lien of the Insured Mortgage because of the inability or failure of an Insured to comply with applicable doingbusiness law.
5. Invalidity or unenforceability of the lien of the Insured Mortgage that arises out of the transaction evidenced by the Insured Mortgage and is based upon usury law or Consumer Protection Law.
6. Any claim, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors’ rights law, that the transaction creating the lien of the Insured Mortgage is a:
a. fraudulent conveyance or fraudulent transfer;
b. voidable transfer under the Uniform Voidable Transactions Act; or c. preferential transfer:
i. to the extent the Insured Mortgage is not a transfer made as a contemporaneous exchange for new value; or ii. for any other reason not stated in Covered Risk 13.b.
7. Any claim of a PACA-PSA Trust. Exclusion 7 does not modify or limit the coverage provided under Covered Risk 8.
8. Any lien on the Title for real estate taxes or assessments imposed by a governmental authority and created or attaching between the Date of Policy and the date of recording of the Insured Mortgage in the Public Records. Exclusion 8 does not modify or limit the coverage provided under Covered Risk 2.b. or 11.b.
9. Any discrepancy in the quantity of the area, square footage, or acreage of the Land or of any improvement to the Land.
EXCEPTIONS FROM COVERAGE
This policy does not insure against loss or damage, and the Company will not pay costs, attorneys' fees or expenses, that arise by reason of:
The above Policy may be issued to afford either Standard Coverage or Extended Coverage. In addition to the above Exceptions from Coverage, the Exceptions from Coverage in a Standard Coverage policy will also include the following Exceptions from Coverage:
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1. (a) Taxes or assessments that are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the Public Records; (b) proceedings by a public agency that may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the Public Records.
2. Any facts, rights, interests, or claims that are not shown by the Public Records but that could be ascertained by an inspection of the Land or that may be asserted by persons in possession of the Land.
3. Easements, liens or encumbrances, or claims thereof, not shown by the Public Records.
4. Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land and not shown by the Public Records.
5. (a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or title to water, whether or not the matters excepted under (a), (b), or (c) are shown by the Public Records.
6. Any lien or rights to a lien for services, labor, material not shown by the Public Records. 120
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AERIAL PHOTOGRAPH
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CONFIRMATION OF NON -CANNABIS
INFUSED FOOD PRODUCTS
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100 ft RADIUS MAP - RESIDENCES
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GOOD MARKET GAS STATION PROJECT SUITE DOMINOS PIZZA BEST CUTS AUDIO WAVES CAR STEREO 100-FOOT RADIUS PROPERTY LINE PROPERTY LINE
PROPERTY LINE
PROPERTY LINE BUNDY CANYON ROAD
MISSION TRAILPROPERTY LINE
100-FOOT RADIUS 100-FOOT RADIUS 100-FOOT RADIUS 100-FOOT RADIUS MAP 1"=20'-0" 1 admin Dec/12/2024 2:42 PM dwg last saved: by: S H E E T sheet plotted:
drawing file name:
Dec/12/2024 @ 2:43 PM w:\projects\stiiizy\wildomar 33980 mission trail\design\cup\a1.1 - vicinity site plan.dwg A1.1
100- FOOT RADIUS MAP N SEPARATION REQUIREMENTS Seal Project Number: Plan Check Number:
PRELIMINARY - NOT FOR CONSTRUCTION Consultant
STIIIZY
33980 MISSION TRAIL
WILDOMAR, CA 92595 3 PETERS CANYON RD. STE 110 IRVINE, CA. 92606 D G ESI N | A R C H I T EC T U R E H E S T I A A T E L I E R H I D E N O R I I W A G A M I 2024-12-09 CUP SUBMITTAL SECTION 17.315.070 REQUIRES THE FOLLOWING SEPARATION. MIN. 100 FEET: TO ANY RESIDENTIAL USE AS DEFINED IN CHAPTER 17.315.070 OF THE WMC. 126
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600 ft RADIUS MAP - SENSITIVE USES
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R-R WILDOMAR STORAGE & RV BUNDY CANYON ROAD
MISSION TRAIL RURAL RESIDENTIAL ZONE R-RPROJECT SITE
600-FOOT RADIUS
600-FOOT RADIUS 600-FOOT RADIUS 600-FOOT RADIUS RURAL RESIDENTIAL ZONE MAIN ENTRANCE DOOR 600-FOOT RADIUS MAP 1"=100'-0" 1 admin Dec/12/2024 2:42 PM dwg last saved: by: S H E E T sheet plotted:
drawing file name:
Dec/12/2024 @ 2:43 PM w:\projects\stiiizy\wildomar 33980 mission trail\design\cup\a1.1 - vicinity site plan.dwg A1.2
600-FOOT RADIUS MAP N SEPARATION REQUIREMENTS SECTION 17.315.070 REQUIRES THE FOLLOWING SEPARATION. MIN. 600 FEET: TO ANY PUBLIC/PRIVATE SCHOOL, COMMERCIAL DAY CARE CENTER, PARKS AND/OR YOUTH CENTERS AS DEFINED IN CHAPTER 17.315.070 OF THE WMC. Seal Project Number: Plan Check Number:
PRELIMINARY - NOT FOR CONSTRUCTION Consultant
STIIIZY
33980 MISSION TRAIL
WILDOMAR, CA 92595 3 PETERS CANYON RD. STE 110 IRVINE, CA. 92606 D G ESI N | A R C H I T EC T U R E H E S T I A A T E L I E R H I D E N O R I I W A G A M I 2024-12-09 CUP SUBMITTAL 128
664
SITE PLAN PACKAGE
129
665
S H E E T T1.0
TITLE SHEET 13. 16. 15. 14. 12. 11. 10. 9. 8. 7. 6. 5. 4. 3. 2. 17. 33980 MISSION TRAIL, SUITE A & B WILDOMAR, CA. 92595 CONDITIONAL USE PERMIT APPLICATION NUMBER - ABBREVIATIONS FOR ADDITIONAL ABBREVIATIONS REFER TO THE DOOR SCHEDULE, FINISH SCHEDULE, AND THE ENGINEER'S DRAWINGS CER. CERAMIC FT. FOOR OR FEET O.D. OUTSIDE DIAMETER RAIN WATER LEADER ROUGH OPENING REINFORCING REFRIGERATOR QUARRY TILE PLASTIC LAMINATE INTERIOR INSULATION INSIDE DIAMETER HEIGHT HOUR HORIZONTAL HOLLOW METAL HARDWOOD HOLLOW CORE HOUSE BIB GYPSUM GRADE GLASS GRAB BAR GALVANIZED GAUGE FUTURE FURRING FOOTING DEPT. DEPARTMENT HDWD. DRY STANDPIPE DOWNSPOUT DRINKING FOUNTAIN DR. DOOR DWG. D.S.P. DS. DRAWING DIM. DISP. DN. DIA. DET. D.F. DIMENSION DISPENSER DOWN DIAMETER DETAIL INT. HT. INSUL. I.D. HORIZ. HR. H.M. COUNTERSUNK CONTINUOUS CONSTRUCTION CONN. CONNECTION CTSK. CTR. DBL. CORR. CONT. CONST.CENTER DOUBLE CORRIDOR CONC. COL. CLR. CLG. C.I. CONCRETE COLUMN CLEAR CAST IRON CEILING H.C. H.B. GYP. GR. GL. G.B. GALV. GA. FURR. FUT. FTG. REQ'D. REQUIRED RECESSED HOSE BIB R.W.L. R.O. R.H.B. REGISTER REFERENCE ROOF DRAIN RISER REF. REINF. REG. REFR. R.D. R. PLAS. PLASTER PLYWOOD PRESSURE TREATED PAIR Q.T. PLYWD. P.T. PR. OPPOSITE OPENING PLATE OVERFLOW DRAIN P.LAM PL. OPNG. OPP. OFD. UNLESS NOTED VINYL COMPOSITE TILE TOP OF PAVEMENT WT. WP. W/O WD. W.C. WEIGHT WATERPROOF WITHOUT WATER CLOSET WOOD W/ U.N.O. V.C.T. VEST. VERT. UNF. TYP. T.V. T.P. W. VESTIBULE VERTICAL WITH WEST UNFINISHED TYPICAL TELEVISION MANUFACTURER NOT TO SCALE NOT IN CONTRACT MASONRY OPENING MISCELLANEOUS FIREPROOF FACE OF SHEATHING FLUORESCENT FLASHING FINISH FIRE EXTINGUISHER EXTERIOR EXPANSION EXISTING EQUIPMENT EQUAL ELECTRICAL PANEL ENCLOSURE EMERGENCY ARCHITECTURAL APPROXIMATE BLDG. BUILDING BOT. CEM. CAB. BLKG. BLK. BM. BOTTOM CEMENT CABINET BLOCKING BLOCK BEAM BITUM. BD. ASPH. ARCH. APPROX. ASB. BITUMINOUS BOARD ASBESTOS ASPHALT FLUOR. FPRF. F.O.S. FLASH FIN. F.E. ADJACENT POUND OR NUMBER PERPENDICULAR # EXISTING ADD'L. AGGR. ALUM. ADJ. A.D. ACOUST (E) ADDITIONAL ALUMINUM AGGREGATE AREA DRAIN ACOUSTICAL E.P. EXIST. EXT. EXP. EQUIP. EQ. EMER. ENCL. N. NORTH ON CENTER OBSCURED OVERALL NOMINAL NUMBER OBS. O.C. O.A. N.T.S. NOM. N.I.C. NO. MULLION MOUNTED MINIMUM MANHOLE MIRROR M.O. MUL MTD. MISC. MIR. MIN. MH. MEMBRANE MECHANICAL MAXIMUM METAL MEMB. MECH. MFR. MET. MAX. LT. LIGHT LAV. LAM. LAVATORY LAMINATE TONGUE AND GROOVE STAINLESS STEEL SSK. SERVICE SINK THK. T&G. TEL. TCTBTSUSP. STRUCT STOR. STL. STD. STA. THICK TELEPHONE TOP OF CURB TOP BEAM TREAD SUSPENDED STRUCTURAL / STRUCTURE STORAGE STANDARD STATION STEEL S.S. SQ. SPEC. SIM. SHT. SQUARE SPECIFICATION SIMILAR SHEET T.O.C. TOP OF CONCRETE T.O.PL. TOP OF PLATE T.O.S. TOP OF STEEL V.I.F. VERIFY IN FIELD T.O.P. TOP OF PARAPET FIRE RETARDANT TREATED FRT. Ø DIAMETER □ SQUARE FOOT / FEET & AND @ AT CL CENTER LINE A.B. ANCHOR BOLT ABV. ABOVE A/C AIR CONDITIONING A.C. ASPHALTIC CONCRETE AFF. ABOVE FINISH FLOOR ASR. AUTO. SPRINKLER RISER AUTO. AUTOMATIC BTWN. BETWEEN C CAMBER C.B. CATCH BASIN C.H.B. CONCEALED HOSE BIB C/J CEILING JOINT CJ CONTROL JOINT CMU CONCRETE MASONRY UNIT C.O. CONCRETE OPENING CLEANOUT CONTR.CONTRACTOR CY. CUBIC YARD EA. EACH EJ EXPANSION JOINT ELEC. ELECTRICAL EL. ELEVATION E.W. EACH WAY FDN FOUNDATION F.D. FLOOR DRAIN F.F. FINISH FLOOR FIXT. FIXTURE FLR. FLOOR F.H.C. FIRE HOSE CABINET F.O.C. FACE OF CONCRETE F.O.F. FACE OF FINISH F.O.M. FACE OF MASONRY F.S. FINISH SURFACE F.S. FLOOR SINK FSR. FIRE SPRINKLER RISER GENERAL CONTRACTOR GC. GI. GALVANIZED GND. GROUND HDR. HEADER H.P. HIGH POINT HDW. HARDWARE HEATING, VENTILATION, & AIR CONDITIONING HVAC. I.E. INVERT ELEVATION IN. INCH FA FIRE ALARM F.H. FIRE HYDRANT JT. JOINT OFF. OFFICE PART'N PARTITION P.L. PROPERTY LINE PLBG. PLUMBING R./RAD. RADIUS RDWD. REDWOOD RE: REFER TO RESIL. RESILIENT RM. ROOM ROW. RIGHT OF WAY E. EAST S. SOUTH S.C. SOLID CORE SCHED.SCHEDULE SECT. SECTION SHT'G. SHEATHING SYM. SYMETRICAL TD TOP OF DRAIN T.O.W. TOP OF WALL T.J. TRUSS JOIST T.O. TOP OF V.T.R. VENT THROUGH ROOF OTHERWISE WH. WATER HEATER WR. WATER RESISTANT W.W.F. WELDED WIRE FABRIC INFO. INFORMATION REQ'M'T.REQUIEMENT S.F. SQUARE FOOT / FEET N.F.A. NET FREE VENT AREA EXPANDED POLYSTYRENE EPS FL FLOW LINE POINT OF CONNECTION POC R.S. ROUGH SAWN SAT SUSP. ACOUST. TILE DETAIL NUMBER SHEET NUMBER SYMBOL 24B A7.0-1BDETAIL REFERENCE DESCRIPTION BUILDING AND WALL SECTIONS DETAIL NUMBER SHEET NUMBER CUT PLANE 1A A3.5 SUBJECT POINTER SYMBOL DESCRIPTION DETAIL NUMBER SHEET NUMBER 1A A3.0 DETAIL NUMBER SHEET NUMBER ELEVATION NUMBER ELEVATION NUMBER 1 A4.1 A B EXTERIOR ELEVATION INTERIOR ELEVATION SYMBOL LEGEND 101 10'-0" KEYNOTE CEILING HEIGHT HEIGHT A.F.F. U.N.O. WALL TYPE SUBJECT WALL 101TYP. A101 WALL TYPE ACCESSORY TYPE DOOR TYPE WINDOW TYPE 101 W101 MISCELLANEOUS TYPE DELTA AND CLOUD R101 1 MATERIAL COLOR A1 MATERIAL COLOR ADDITIONAL INFO. 1AP-3 SIMPLE FINISH: MATERIAL AND COLOR COMPLEX FINISH: MATERIAL, COLOR, & ADDITIONAL INFORMATION ROOM NAME ROOM NUMBER ROOM FLOOR AREA COMPACTOR ROOM F100 100 SF ROOM IDENTIFICATION REQ'D MINIMUM WIDTH OCCUPANT LOAD PROVIDED WIDTH EGRESS COMPONENT REQ'D: OCCS: PRV'D: STAIR #1100 20" 20" EGRESS WIDTH RM. FLOOR AREA RM. OCCUPANT LOAD OCC. LOAD FACTOR RM. OCCUPANCY GROUP RM. NAME OR NUMBER /S.F. OCCS: OCPY: S.F. CLOSET S-1 200 5 1,000 ROOM OCCUPANCY LOAD MATCH LOCATION SHEET MATCH LINE SEE: AX.X-XMATCH LINE GRID LINE IDENTIFICATION A GRID LINE IDENTIFICATION ('x' DENOTES EXISTING) xA PROJECT SCOPE PROJECT DATA ALL WORK SHALL BE IN CONFORMANCE WITH THE CODES IDENTIFIED IN THE GOVERNING CODES SECTION LISTED BELOW. 1 - ADMINISTRATION ACCESSIBILITY REQUIREMENTS PER THE FEDERAL ADA, ANSI 117.1-2003 AND 2022 CBC OR AS AMENDED BY STATE OR LOCAL REGULATIONS, WHICHEVER IS MOST RESTRICTIVE A. B. 2022 CALIFORNIA BUILDING CODE AND JURISDICTIONAL AMENDMENTS 2022 CALIFORNIA MECHANICAL CODE AND JURISDICTIONAL AMENDMENTS 2022 CALIFORNIA PLUMBING CODE AND JURISDICTIONAL AMENDMENTS 2022 CALIFORNIA ELECTRICAL CODE AND JURISDICTIONAL AMENDMENTS 2022 CALIFORNIA GREEN BUILDING STANDARDS CODE AND JURISDICTIONAL AMENDMENTS 2022 CALIFORNIA FIRE CODE AND JURISDICTIONAL AMENDMENTS 2022 CALIFORNIA ENERGY CODE AND JURISDICTIONAL AMENDMENTS CITY OF WILDOMAR MUNICIPAL CODES AND ORDINANCES ALL FINISHES SHALL COMPLY WITH CBC CHAPTER 8, TABLE 803.9 GENERAL NOTES COMMERCIAL INTERIOR TENANT IMPROVEMENTS FOR CANNABIS DISPENSARY. SCOPE OF WORK TO INCLUDE: -REMOVAL CONSTRUCTION OF NON-BEARING WALLS -CONSTRUCTION OF EXTERIOR BEARING WALLS -HVAC -ELECTRICAL -PLUMBING PROJECT DIRECTORY PRIMARY OCCUPANCY (CHAPTER 3): 3 - OCCUPANCY A. CONSTRUCTION TYPE (CHAPTER 5): 4 - BUILDING & SITE DATA FULLY SPRINKLERED PER CHAPTER 9: A. B. V-B YES M OCCUPANCY DEFERRED SUBMITTALS THESE DRAWINGS ARE THE PROPERTY OF HESTIA ATELIER, LLP AND ARE NOT TO BE USED FOR ANY OTHER THAN THE LOCATION SHOWN HEREON. OWNER IS LICENSED TO UTILIZE CONSTRUCTION DOCUMENTS FOR THIS LOCATION ONLY. NO CHANGES ARE TO BE MADE ON THESE PLANS WITHOUT THE KNOWLEDGE OR CONSENT OF THE ARCHITECT/ ENGINEER WHOSE SIGNATURE APPEARS HEREON. DIMENSIONS AS INDICATED ARE THE DIMENSIONS TO BE USED FOR CONSTRUCTION. DO NOT SCALE DRAWINGS. NO FRAMING OF ANY TYPE IS TO BE CONCEALED PRIOR TO INSPECTION REFERENCES TO ANY DETAIL OR DRAWING IS FOR CONVENIENCE ONLY AND DOES NOT LIMIT THE APPLICATION OF SUCH DETAIL OR DRAWINGS. BY GOVERNING AGENCIES. DIMENSIONS AND CONDITIONS AT THE JOB SITE SHALL BE VERIFIED BY ALL CONTRACTORS, DISCREPANCIES IN THE DRAWINGS OR BETWEEN THE DRAWINGS AND ACTUAL FIELD CONDITIONS SHALL BE REPORTED TO THE ARCHITECT AND TO THE OWNER, CORRECTED DRAWINGS OR INSTRUCTION SHALL BE ISSUED BY THE ARCHITECT PRIOR TO THE INSTALLATION OF ANY WORK. ALL DIMENSIONS ARE TO BE ROUGH UNLESS OTHERWISE NOTED. ARCHITECT'S DRAWINGS SHALL GOVERN OVER STRUCTURAL, MECHANICAL, ELECTRICAL AND LANDSCAPE DRAWINGS. ALL DRAWINGS SHALL BE ISSUED BY ARCHITECT. ALL WORK, CONSTRUCTION AND MATERIALS SHALL COMPLY WITH ALL PROVISIONS OF THE BUILDING CODE AND WITH OTHER RULES, REGULATIONS, AND ORDINANCES FOVERNING THE PLACE OF THE CONSTRUCTION. IT IS THE RESPONSIBILITY OF ANYONE SUPPLYING LABOR OR BOTH TO BRING TO THE ATTENTION OF THE ARCHITECT AND THE OWNER ANY DISCREPANCES OR CONFLICT BETWEEN THE REQUIREMENTS OF THE CODE AND THE DRAWINGS, THE APPLICABLE CODES SHALL INCLUDE, BUT SHALL NOT BE LIMITED TO: CALIFORNIA BUILDING CODE 2016 EDITION THESE DRAWINGS DO NOT CONTAIN THE NECESSARY COMPONENTS FOR CONSTRUCTION SAFETY. ALL GYPSUM WALL BOARD TO BE 1/2" OR 5/8" THICK TYPE "X", UNLESS OTHERWISE NOTED OR REQUIRED FOR SPECIFIC WALL CONSTRUCTION. ALL CONSTRUCTION SHALL BE PERFORMED IN ACCORDANCE WITH THE STATE CONSTRUCTION SAFETY ORDERS ENFORCED BY THE STATE OF CALIFORNIA DIVISION OF INDUSTRIAL SAFETY. CONSTRUCT NO TRENCHES OR EXCAVATIONS 5' OR MORE IN DEPTH INTO WHICH A PERSON IS REQUIRED TO DESCEND, OR OBTAIN NECESSARY PERMIT FROM THE STATE OF CALIFORNIA DIVISION OF INDUSTRIAL SAFETY PRIOR TO THE ISSUANCE OF A BUILDING OR GRADING PERMIT. EXACT LOCATION AND NUMBER OF EXIT SIGNS SHALL BE DETERMINED BY FIELD INSPECTOR AFTER THE INSTALLATION OF ALL MAJOR EQUIPMENT. CONTRACTOR SHALL CONDUCT SUCH FIELD INSPECTION PRIOR TO INSTALLATION OF ANY EXIT SIGNAGE. FIRE EXTINGUISHERS SHALL BE PROVIDED AS FOLLOWS; 1 2A10BC EXTINGUISHER FOR EACH 3000 SQ. FT. FIRE EXTINGUISHERS SHALL NOT EXCEED 75' TRAVEL DISTANCE AND SIGNS SHALL BE POSTED ABOVE ALL EXTINGUISHERS TO INDICATE THEIR LOCATIONS. EXTINGUISHERS SHALL BE MOUNTED MEASURING FROM THE TOP OF THE EXTINGUISHER TO FINISH FLOOR A MINIMUM OF 3' AND MAXIMUM OF 5'. EXTINGUISHERS LOCATED IN PUBLIC AREAS SHALL BE IN A RECESSED FIRE EXTINQUISHER CABINET(S) MOUNTED 48" TO CENTER OF CABINET(S) ABOVE FINISHED FLOOR LEVEL WITH MAXIMUM 4" PROJECTION FROM THE WALL. AN ADDITIONAL 2A:20BC EXTINGUISHER WILL BE REQUIRED NO MORE THAN 75' OF TRAVEL FROM ANY PORTION OF FUELING LOCATIONS. EXACT LOCATIONS OF EXTINGUISHERS SHALL BE DETERMINED BY FIELD INSPECTOR. NO HAZARDOUS MATERIALS WILL BE STORED AND/OR USED WITHIN THE BUILDING WHICH EXCEED THE QUANTITIES LISTED IN THE CBC TABLES 307.1(1) & 307.1(2). WHERE PERMANENT IDENTIFICATION IS PROVIDED FOR ROOMS ANS SPACES, RAISED LETTERS SHALL ALSO BE PROVIDED AND SHALL BE ACCOMPANIED BY BRAILLE. SECTION 1117B.5 ALL SIGNAGE REQUIREMENTS OF SECTION 1117B.5 SHALL BE SATISFIED. COMPLY WITH CBC SECTION 3303 REGARDING PROTECTION OF PEDESTRIANS DURING CONSTRUCTION. WALL, FLOOR AND CEILING SHALL NOT EXCEED THE FLAME SPREAD CLASSIFICATIONS IN CBC TABLE 803.9. STIIIZY GRAPHIC MATERIAL LEGEND EARTH SHOWN IN SECTION CAST-IN-PLACE CONCRETE PLAN OR SECTION BRICK PAVERS PLAN OR SECTION RIGID INSULATION OR SAFING PLAN OR SECTION METAL - TYPE AS NOTED PLAN OR SECTION METAL - ROLLED SHAPE PLAN OR SECTION PLASTER ON METAL LATH SHOWN IN SECTION GYPSUM BOARD SHOWN IN SECTION CONT. WOOD BLOCKING SHOWN IN SECTION FINISHED WOOD SECTION OR ELEVATION BATT INSULATION P THERMAL OR ACOUSTICAL AS NOTED FINISHED WOOD SECTION OR ELEVATION --- OR --- SPRAY FIREPROOFING SHOWN IN SECTION GLASS SHOWN IN SECTION CMU SHOWN IN SECTION DENSGLASS SHOWN IN SECTION SHEET INDEX SHEET TITLE PLAN CHECK ARCHITECTURAL T1.0 TITLE SHEET A1.0 SITE PLAN A1.1 RADIUS MAP (100') A1.2 RADIUS MAP (600') A1.3 PHOTOMETRIC PLAN A2.0 PROPOSED FLOOR PLAN A2.1 SECURITY PLAN A3.0 NOT USED A4.0 INTERIOR ELEVATIONS A4.1 INTERIOR ELEVATIONS A4.2 INTERIOR ELEVATIONS A5.0 INTERIOR RENDERINGS A5.1 INTERIOR RENDERINGS - A - - - OCCUPANCY GROUP OCCUPANT LOAD (REFER TO A1.5 EGRESS PLAN FOR DETAILED OCCUPANT LOAD) ROOM NAME AREA (NET) OCCUPANT LOAD RECEPTION: 268 SF/60 5 OCCUPANTS OFFICE #1: 190 SF/60 4 OCCUPANTS RETAIL: 1,188 SF/60 20 OCCUPANTS STORAGE: 283 SF/300 1 OCCUPANT BREAKROOM: 168 SF/15 12 OCCUPANTS OFFICE #2 56 SF/60 1 OCCUPANTS RESTROOM: 51 SF ACCESSORY USE TOTAL: 2,204 SF 43 OCCUPANTS EXIT REQUIRED: 1 EXITS PROPOSED : 2 EXITS PERMITTED EXIT ACCESS TRAVEL DISTANCE: 250 FT FOR MERCANTILE (TABLE 1017.2) PROPOSED EXIT ACCESS TRAVEL DISTANCE: 92 FEET C. PROJECT AREA: 2,275 SF (GROSS SF) 1. PROPOSED OCCUPANCY GROUP: M OCCUPANCY GROSS SF: 2,275 SF PLUMBING OCCUPANT LOAD FACTOR (TABLE A OF 2022 CPC CHAPTER 4) GROUP M: 1/100 PLUMBING OCCUPANT LOAD: 2,275 / 100 = 23 OCCUPANTS NUMBER OF FACILITIES REQUIRED: 1 RESTROOM, GENDER NEUTRAL (2022 CPC SECTION 422.2 EXCEPTION 3) PROVIDED: 1 RESTROOM, GENDER NEUTRAL 5 - PLUMBING FIXTURE CALC - SIGNAGE - SPRINKLER - FIRE ALARM APN: 366-160-070 18. ODOR CONTROL SYSTEM TO BE ODOR-ARMOR 420 BY BENZACO SCIENTIFIC ENGINEERED ODOR MANAGEMENT OR APPROVED EQUAL. 19. ANY DELAYED EGRESS SHALL COMPLY WITH CFC 1010.1.9.7 AND 1010.1.9.9 AS APPLICABLE. D. NUMBER OF STORIES: 1 STORY 20. ADDRESS NUMBERS SHALL BE MIN. OF 12 INCHES B E. F. SITE ACREAGE: 1.01 ACRES LEGAL DESCRIPTION: G. NUMBER OF PARKING (WILDOMAR MUNICIPAL CODE) BUSINESS THE GOODS MARKET/76 GAS STATTION 1 PER 200 SQ. FT. 14.2 (PROPOSED) CANNABIS RETAIL 5.5 PER 1000 SQ. FT. 12.5 DOMINOS PIZZA 5.5 PER 1000 SQ. FT. 7.3 BEST HAIR CUTS AND SKIN CARE 1 PER 150 SQ. FT. 8.2 AUDIO WAVES 4 PER SERVICE BAY 4.0 TOTAL: 46.2 PARKING REQUIRED: 47 PARKING CAPACITY: 52 SURPLUS (PARKING CAPACITY - PARKING DEMAND) 4 PARKING REQUIREMENT REQ'D PARKING SPACES VICINITY MAP PROJECT LOCATION 1.01 ACRES IN PARS 1 & 2 PM 010/039 PM 5335 3 PETERS CANYON RD SUITE 110 IRVINE, CA. 92606 H E S T I A A T E L I E R D G ESI N | A R C H I T EC T U R E CUP Number A Plan Check Number H I D E N O R I I W A G A M I 33980 MISSION TRAIL WILDOMAR, CA 92595 3 PETERS CANYON RD.SUITE 110 ATTN: IRVINE, CA 92606 HIDE IWAGAMI PHONE: (949) 230-6006 EMAIL: [email protected] ARCHITECT: HESTIA ATELIER, LLP 2001 ALAMEDA ST. ATTN: LOS ANGELES, CA 90058 JAMES KIM APPLICANT: SHRYNE GROUP 130
666
NO PARKING NO PARKING PROJECT SITE DN
UP 2,275 SF 76 Gas Station & The Goods Market Domino's Pizza Best Hair Cuts & Skin Care Audio Waves DN BUNDY CANYON MISSION TRAIL 38'-7"
58'-11" 190'-9" 100'-8" 12 6 4 5 5 44 16 15 3 2 1 1 3 2 1222 3 511 212324 10TYP. 14 68 16167 9 4 6 18 13 17 25 26 6 16 16 27 7 13 20 12 27 19 7 13 N EXISTING ACCESSIBLE PARKING SITE PLAN 1" = 25'-0" 1 3 PETERS CANYON RD SUITE 110 IRVINE, CA. 92606 H E S T I A A T E L I E R D G ESI N | A R C H I T EC T U R E CUP Number A Plan Check Number H I D E N O R I I W A G A M I 33980 MISSION TRAIL WILDOMAR, CA 92595 KEYNOTES 1 S H E E T A1.0
SITE PLAN 2 EXISTING ACCESSIBLE LOADING AREA PROPERTY LINE 3 EXISTING TRASH ENCLOSURE 4 EXISTING PARKING LIGHT 5 EXISTING LANDSCAPING 6 EXISTING CURB RAMP 78 EXISTING MAILBOX CABINET 9 EXISTING GAS STATION CANOPY STRUCTURE 10 EXISTING GAS STATION MANHOLE 11 EXISTING TRANSFORMER BOX 12 EXISTING FIRE HYDRANT 13 EXISTING SIDEWALK 14 EXISTING CMU SITE WALL 15 EXISTING ACCESSIBLE PARKING SIGNAGE 16 EXISTING PARKING 17 EXISTING POWER POLE 18 EXISTING TENANT SIGNAGE 19 EXISTING GAS STATION SIGNAGE 20 EXISTING TRAFFIC SIGNAL CABINET 21 EXISTING SWITCHBOARD CABINET 22 EXISTING AWNING STRUCTURE ABOVE 23 EXISTING ROOF ACCESS LADDER 24 EXISTING ACCESS GATE 25 EXISTING BUS STOP SIGN 26 EXISTING BUS STOP BENCH 27 EXISTING STREET TRAFFIC LIGHTS 131
667
NO PARKING NO PARKING DN
UP 76 Gas Station & The Goods Market Domino's Pizza Best Hair Cuts & Skin Care Audio Waves DN PROJECT SITE 2,275 SF 1.8 FC 10.0 FC 1.0 FC 4.6 FC 0.8 FC 1.3 FC 61.7 FC 1.0 FC 1.1 FC 1.5 FC 1.0 FC 1.0 FC 1.3 FC 4.0 FC 1.6 FC 2.8 FC 1.2 FC 9.7 FC 1.0 FC 12.1 FC 1.0 FC 12.5 FC 2.0 FC 2.0 FC 1.6 FC 1.2 FC 2.6 FC 1.0 FC 1.2 FC 1.2 FC 2.3 FC 1.0 FC 1.4 FC TYPE B TYPE D TYPE D TYPE D TYPE D TYPE D TYPE C TYPE A TYPE A TYPE B TYPE C TYPE C TYPE C N LIGHTING TYPE A LIGHTING TYPE B LIGHTING TYPE C LIGHTING TYPE D 3 PETERS CANYON RD SUITE 110 IRVINE, CA. 92606 H E S T I A A T E L I E R D G ESI N | A R C H I T EC T U R E CUP Number A Plan Check Number H I D E N O R I I W A G A M I 33980 MISSION TRAIL WILDOMAR, CA 92595 EXISTING LIGHTING TYPE LEGEND PHOTOMETRIC PLAN 1"-25'-0" 1 S H E E T A1.3
PHOTOMETRIC PLANNIGHT PHOTOS
132
668
58'-11" V.I.F. 2 38'-712" V.I.F. BREAKROOM 104 168 SQ. FT. ACCESSIBLE RESTROOM 106 51 SQ. FT. RETAIL 103 1,188 SQ. FT. RECEPTION 101 268 SQ. FT. STORAGE 107 283 SQ. FT. (LIMITED ACCESS) 5 5 4 12 611 611 17'-0" 13'-1112" 12'-612" 7'-6" 6'-912" 17'-51 6'-10" 2" 15'-0" 12'-7" 14'-0" 12'-812" 611 5 OFFICE #2 105 56 SQ. FT. OFFICE #1 102 190 SQ. FT. 611 3'-11" 17'-3" 5
26'-7" 32'-6" 5 5 14 14 14 14 14 14 14 14 12 1213 1 812" 1'-10" 14'-712" 912" 10 9 8 10 910 7 10 910 8
LOCKERS TWO-WAY STORAGE
TV TV REF REF TWO-WAY STORAGE
EDIBLES DISPLAY
TV
SCREEN SCREEN STORGAE MERCH ATM PROMO/ART DISPLAY
SCREEN SCREEN SCREEN SCREEN SCREEN SCREEN
REF WALL MERCH WALL MERCH WALL SHELF
DESK
EDIBLES DISPLAY SCREEN
TV
TOUCHSCREEN BAY
SOFFIT 7'-8" AFF
SOFFIT 7'-8" AFF
+66" AFF EXIT EXIT
+34" POS POS POS POS POS POS EXIT +34" +34" ADA 11" 12 12 12 121212 3 23 1 23 23 23 EXISTING STOREFRONT DOOR TO REMAIN KEYNOTES 12 EXISTING STOREFRONT MULLIONS AND GLAZING TO REMAIN 3 PETERS CANYON RD SUITE 110 IRVINE, CA. 92606 H E S T I A A T E L I E R D G ESI N | A R C H I T EC T U R E CUP Number A Plan Check Number H I D E N O R I I W A G A M I 33980 MISSION TRAIL WILDOMAR, CA 92595 PROPOSED FLOOR PLAN 1/8" = 1'-0" 1 S H E E T A2.0 PROPOSED FLOOR PLAN 3 ALARM CONTACTS 4 EXISTING ELECTRICAL PANEL TO REMAIN 5 EXISTING DEMISING WALL TO REMAIN 6 MAGNETIC LOCK 7 CAN-FAN Q MAX 6: 400 CFM MAX SET TO 271 CFM (SPEED 3) 89 CAN-FAN LITE FILTER MINI 6" X 16" 420 CFM 10 OPEN GRILL (TITUS 50F OR EQUAL) CAN-FAN Q MAX 6: 400 CFM MAX SET TO 400 CFM (SPEED 1) 11 FOB LOCK 12 HOLD UP DEVICE (PANIC BUTTON) 13 ALARM CONTROL PANEL 14 EMERGENCY LIGHTING ODOR CONTROL CALCULATOR EXISTING EXTERIOR WALL EXISTING NON-BEARING WALL EXISTING DEMISING WALL NEW NON-BEARING WALL LEGEND N 133
669
OFFICE
56-SF
STORAGE ROOM
261-SF
RETAIL
1,188-SF
RECEPTION
268-SF
BREAKROOM
168-SF LOCKERS
TWO-WAY STORAGE TV TV
REF REF
TWO-WAY STORAGE EDIBLES DISPLAY TV SCREEN SCREEN
STORGAE
MERCH ATM
PROMO/ART DISPLAY SCREEN SCREEN SCREEN SCREEN
SCREEN SCREEN REF CULTURE MERCH CULTURE MERCH
CULTURE FLOWER DESK EDIBLES DISPLAY
SCREEN TV TOUCHSCREEN BAY SOFFIT 7'-8" AFF SOFFIT 7'-8" AFF +66" AFF EXIT
EXIT +34"
OFFICE
190-SF
POS POS POS POS
POS
POS
SECURITY ALARM PLAN
134
670
OFFICE
56-SF
STORAGE ROOM
261-SF
RETAIL
1,188-SF
RECEPTION
268-SF
BREAKROOM
168-SF LOCKERS
TWO-WAY STORAGE TV TV
REF REF
TWO-WAY STORAGE EDIBLES DISPLAY TV SCREEN SCREEN
STORGAE
MERCH ATM
PROMO/ART DISPLAY SCREEN SCREEN SCREEN SCREEN
SCREEN SCREEN REF CULTURE MERCH CULTURE MERCH
CULTURE FLOWER DESK EDIBLES DISPLAY
SCREEN TV TOUCHSCREEN BAY SOFFIT 7'-8" AFF SOFFIT 7'-8" AFF +66" AFF EXIT
EXIT +34"
OFFICE
190-SF
POS POS POS POS
POS
POS
SECURITY CAMERA PLAN
135
671
LOCKERS TWO-WAY STORAGE
TV TV REF REF TWO-WAY STORAGE
EDIBLES DISPLAY
TV
SCREEN SCREEN STORGAE MERCH ATM PROMO/ART DISPLAY
SCREEN SCREEN SCREEN SCREEN SCREEN SCREEN
REF WALL MERCH WALL MERCH WALL SHELF
DESK
EDIBLES DISPLAY SCREEN
TV
TOUCHSCREEN BAY
SOFFIT 7'-8" AFF
SOFFIT 7'-8" AFF
+66" AFF EXIT EXIT
+34" POS POS POS POS POS POS EXIT +34" +34" ADA - A4.0 2 1 NORTH RETAIL ELEVATION 1/4"= 1'-0" 1 S H E E T A4.0 INTERIOR ELEVATIONS 3 PETERS CANYON RD SUITE 110 IRVINE, CA. 92606 H E S T I A A T E L I E R D G ESI N | A R C H I T EC T U R E CUP Number A Plan Check Number H I D E N O R I I W A G A M I 33980 MISSION TRAIL WILDOMAR, CA 92595 EAST RETAIL ELEVATION 1/4"= 1'-0" 2 KEYPLAN 3'-0" 4'-2"
10'-0"
6'-2"
3'-6"
EXISTING DOOR
TO REMAIN
CUSTOMCASEWORK
EXISTING LIGHT FIXTURE
TO REMAIN (TYP.)
DISPLAY SCREEN
2'-4" 5'-9" 1'-11"
10'-0"
7'-8"
2'-10"
CUSTOMCASEWORK
EXISTING WALL
SHELF TO REMAIN
EXISTING MERCH
SHELF TO REMAIN
DISPLAY
SCREEN
3'-6"
136
672
LOCKERS TWO-WAY STORAGE
TV TV REF REF TWO-WAY STORAGE
EDIBLES DISPLAY
TV
SCREEN SCREEN STORGAE MERCH ATM PROMO/ART DISPLAY
SCREEN SCREEN SCREEN SCREEN SCREEN SCREEN
REF WALL MERCH WALL MERCH WALL SHELF
DESK
EDIBLES DISPLAY SCREEN
TV
TOUCHSCREEN BAY
SOFFIT 7'-8" AFF
SOFFIT 7'-8" AFF
+66" AFF EXIT EXIT
+34" POS POS POS POS POS POS EXIT +34" +34" ADA - A4.1 1 2 SOUTH RETAIL ELEVATION 1/4"= 1'-0" 1 S H E E T A4.1 INTERIOR ELEVATIONS 3 PETERS CANYON RD SUITE 110 IRVINE, CA. 92606 H E S T I A A T E L I E R D G ESI N | A R C H I T EC T U R E CUP Number A Plan Check Number H I D E N O R I I W A G A M I 33980 MISSION TRAIL WILDOMAR, CA 92595 WEST RETAIL ELEVATION 1/4"= 1'-0" 2 KEYPLAN 7'-8" 2'-4"
10'-0"
2'-6"
2'-11"
T T T T
T T
T TT TT T
T TT T
T T T
ATM
MACHINE
EXISTING
CASEWORK TO
REMIAN
EXISTING WALL
SHELF TO REMAIN
EXISTING
INTERIOR
STOREFRONT
DOOR TO REMAIN
EXISTING INTERIOR
STOREFRONT
GLAZING TO REMAIN
EXISTING MERCH
SHELF TO REMAIN
7'-8"
2'-6" 3'-6"
2'-4"
10'-0"
7'-2"
4'-3
1 2
" 2'-1012"
EXISTING WALL
SHELF TO REMAIN
EXISTING
CASEWORK TO
REMIAN
DISPLAY
SCREEN
137
673
LOCKERS TWO-WAY STORAGE
TV TV REF REF TWO-WAY STORAGE
EDIBLES DISPLAY
TV
SCREEN SCREEN STORGAE MERCH ATM PROMO/ART DISPLAY
SCREEN SCREEN SCREEN SCREEN SCREEN SCREEN
REF WALL MERCH WALL MERCH WALL SHELF
DESK
EDIBLES DISPLAY SCREEN
TV
TOUCHSCREEN BAY
SOFFIT 7'-8" AFF
SOFFIT 7'-8" AFF
+66" AFF EXIT EXIT
+34" POS POS POS POS POS POS EXIT +34" +34" ADA
- A4.2
2 3
4 1 S H E E T A4.2
INTERIOR ELEVATIONS 3 PETERS CANYON RD SUITE 110 IRVINE, CA. 92606 H E S T I A A T E L I E R D G ESI N | A R C H I T EC T U R E CUP Number
A Plan Check Number
H I D E N O R I
I W A G A M I 33980 MISSION TRAIL
WILDOMAR, CA 92595 EAST RECEPTION ELEVATION 1/4"= 1'-0" 2 WEST RECEPTION ELEVATION 1/4"= 1'-0"4 SOUTH RECEPTION ELEVATION 1/4"= 1'-0" 3 NORTH RECEPTION ELEVATION 1/4"= 1'-0" 1 KEYPLAN
10'-0"
7'-0"
EXISTING DOOR
TO REMAIN
10'-0"
2'-5"
4'-111
2" 2'-8"
RECEPTION DESK
NEW SIGNAGE
EXISTING LOW
WALL TO REMAIN
EXISTING
STOREFRONT
GLAZING TO REMAIN
10'-0"
T T T T
T T
T TT TT T
T TT TT T T
EXISTING
INTERIOR
STOREFRONT
DOOR TO REMAIN
EXISTING INTERIOR
STOREFRONT
GLAZING TO REMAIN
3'-2"
10'-0"
7'-0"
9'-10"
EXISTING
STOREFRONT
DOOR TO REMAIN
EXISTING
STOREFRONTGLAZING TO REMAIN
EXISTING LOW
WALL TO REMAIN
EXISTING LOW
WALL TO REMAIN
138
674
LOCKERS TWO-WAY STORAGE
TV TV REF REF TWO-WAY STORAGE
EDIBLES DISPLAY
TV
SCREEN SCREEN STORGAE MERCH ATM PROMO/ART DISPLAY
SCREEN SCREEN SCREEN SCREEN SCREEN SCREEN
REF WALL MERCH WALL MERCH WALL SHELF
DESK
EDIBLES DISPLAY SCREEN
TV
TOUCHSCREEN BAY
SOFFIT 7'-8" AFF
SOFFIT 7'-8" AFF
+66" AFF
+34" POS POS POS POS POS POS +34" +34" ADA 1 2 INTERIOR RENDERING N.T.S. 1 S H E E T A5.0 INTERIOR RENDERINGS 3 PETERS CANYON RD SUITE 110 IRVINE, CA. 92606 H E S T I A A T E L I E R D G ESI N | A R C H I T EC T U R E CUP Number A Plan Check Number H I D E N O R I I W A G A M I 33980 MISSION TRAIL WILDOMAR, CA 92595 KEY PLAN INTERIOR RENDERING N.T.S. 2 139
675
OFFICE 56-SF STORAGE ROOM 261-SF RETAIL 1,188-SF RECEPTION 268-SF BREAKROOM 168-SF
LOCKERS TWO-WAY STORAGE
TV TV REF REF TWO-WAY STORAGE
EDIBLES DISPLAY
TV
SCREEN SCREEN STORGAE MERCH ATM PROMO/ART DISPLAY
SCREEN SCREEN SCREEN SCREEN SCREEN SCREEN
REF WALL MERCH WALL MERCH WALL SHELF
DESK
EDIBLES DISPLAY SCREEN
TV
TOUCHSCREEN BAY
SOFFIT 7'-8" AFF
SOFFIT 7'-8" AFF
+66" AFF EXIT EXIT
+34" OFFICE 190-SF POS POS POS POS POS POS EXIT +34" +34" ADA 2 1 INTERIOR RENDERING N.T.S. 1 S H E E T A5.1 INTERIOR RENDERINGS KEY PLAN INTERIOR RENDERING N.T.S. 2 3 PETERS CANYON RD SUITE 110 IRVINE, CA. 92606 H E S T I A A T E L I E R D G ESI N | A R C H I T EC T U R E CUP Number A Plan Check Number H I D E N O R I I W A G A M I 33980 MISSION TRAIL WILDOMAR, CA 92595
140
676
CITY OF WILDOMAR – CITY COUNCIL
Agenda Item #2.1
PUBLIC HEARING
Meeting Date: December 16, 2020
TO: Mayor and Council Members
FROM: Matthew Bassi, Planning Director
SUBJECT: Culture Cannabis Club Proposal (PA No. 20-0078):
A proposal to establish a retail cannabis business located at 33980 Mission Trail, Suite #A (APN: 366-160-070).
STAFF REPORT
RECOMMENDATION:
The Planning Commission recommends the City Council take the following actions:
1. Adopt a Resolution entitled:
RESOLUTION NO. 2020 - ____
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
WILDOMAR, CALIFORNIA, ADOPTING CATEGORICAL
EXEMPTION IN ACCORDANCE WITH SECTION 15301 (CLASS
1) OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT
(CEQA), AND APPROVING CONDITIONAL USE PERMIT NO. 20-
0078, SUBJECT TO CONDITIONS, TO ESTABLISH A RETAIL
CANNABIS BUSINESS WITHIN AN EXISTING 1,440 SQUAREFOOT RETAIL LEASE SPACE WITHIN THE C-1/C-P ZONE LOCATED AT 33980 MISSION TRAIL, SUITE #A (APN: 366-160- 070)
2. Introduce and approve first reading of an Ordinance entitled:
ORDINANCE NO ____
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
WILDOMAR, CALIFORNIA, ADOPTING A CATEGORICAL
EXEMPTION IN ACCORDANCE WITH SECTION 15301 (CLASS
1) OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT
(CEQA), AND APPROVING DEVELOPMENT AGREEMENT NO.
20-0078 TO ESTABLISH A RETAIL CANNABIS BUSINESS
WITHIN AN EXISTING 1,440 SQUARE-FOOT RETAIL LEASE
SPACE WITHIN THE C-1/C-P ZONE LOCATED AT 33980
MISSION TRAIL, SUITE #A (APN: 366-160-070)
677
PROJECT DESCRIPTION:
The Applicant (Culture Holdings of Wildomar, Inc., Ms. Macy Newall) seeks to establish a retail cannabis business within an existing 1,440 square-foot retail lease space within the C-1/C-P (General Commercial) zone located at 33980 Mission Trail, Suite #A (APN:
366-160-070). The proposed Cannabis project requires the following applications for review by the City Council:
1) Adoption of a Categorical Exemption - The proposed project meets the findings for a Categorical Exemption in accordance with Section 15301 (Existing Facilities, Class 1) of CEQA. Class 1 consists of the operation or minor alteration of existing structures involving negligible expansion of the existing space. 2) Conditional Use Permit No. 20-0078 - In accordance with Chapter 17.315.040 of the WMC, the proposal to establish a retail cannabis business within an existing 1,440 square-foot retail lease space within the C-1/C-P (General Commercial) zone requires review of a Conditional Use Permit.
3) Development Agreement No. 20-0078 - In accordance with Chapter 17.315.040 of the WMC, the proposal to establish a retail cannabis business within an existing 1,440 square-foot retail lease space within the C-1/C-P (General Commercial) zone requires review of a Development Agreement.
Planning Commission Review/Action:
The Planning Commission reviewed the proposed Culture Cannabis Club CUP/Development Agreement at its November 4, 2020 meeting. After staff’s presentation, the Applicant (Devon Julianne, Chief Operating Officer) provided a presentation about the project, including background information, operational needs and safety efforts. There were two (2) public speakers who offered comments in support of the proposed cannabis business. The Planning Commission had a number of questions of the Applicant regarding operations and safety concerns. The Applicant provided detailed responses to each question from the Commission. With no further discussion, the Commission voted 4-0-1 (Filar Absent) to adopt PC Resolution Nos. 2020-29 and 20- 0030 recommending City Council adoption of a CEQA Exemption and approval of the proposed Conditional Use Permit and Development Agreement, subject to conditions.
Project Location/Vicinity:
The proposed cannabis use will be located in a 10,708 square-foot multi-tenant commercial/retail building located at the northeast corner of Mission Trail and Bundy Canyon Road (33980 Mission Trail, Suite #A (APN: 366-160-070). The retail property is about 1.01 acres and the lease space is 1,440 square feet in size. The vicinity/location map on the following page shows the project site/surrounding area. 678
Vicinity / Location Map
679
Surrounding Land Uses:
The project site is currently vacant and surrounded by residential lands to the north and west. There is vacant land to the south. The table on the following page summarizes the current uses, land use and zoning designations related to the project site and surrounding properties.
CEQA Review:
In accordance with the California Environmental Quality Act (CEQA) Guidelines, the Planning Department evaluated the proposed Conditional Use Permit No. 20-0078 establishing a retail cannabis business within an existing 1,440 square-foot retail lease space as part of a multi-tenant retail building located in the C-1/C-P (General Commercial) zone to determine what level of CEQA environmental review is required. Based on this review, the Planning Department determined that Conditional Use Permit No. 20-0078 meets the findings for a Categorical Exemption in accordance with Section 15301 (Existing Facilities, Class 1) of CEQA. Class 1 consists of the operation or minor alteration of existing structures involving negligible expansion of the existing space.
The applicant has proposed to make tenant improvements to the lease space located at 33980 Mission Trail, Suite #A as part of the cannabis business operations for which building permits will be required. Therefore, Conditional Use Permit No. 20-0078 meets the criteria for this Categorical Exemption. Staff and the Planning Commission are recommending the City Council adopt a Categorical Exemption in accordance with Section 15301 (Existing Facilities, Class 1) of the California Environmental Quality Act Guidelines.
ADJACENT LAND USE, GENERAL PLAN AND ZONING
Location Current Land Use General Plan Land Use
Designation Zoning Designation
Subject Site Vacant Commercial Retail (CR) C-1/C-P
(General Commercial)
North
Non-conforming
residential dwelling
with outdoor storage
Commercial Retail (CR) C-1/C-P
(General Commercial)
South Vacant Light Industrial (LI)
M-SC
(Manufacturing Service
Commercial)
East Vacant Commercial Retail (CR) C-1/C-P
(General Commercial)
West Vacant Light Industrial (LI)
M-SC
(Manufacturing Service
Commercial)
680
Local Cannabis License No. 20-0078:
In accordance with Chapter 5.76 (Commercial Cannabis Licensing / Ordinance No. 188) of the WMC, the proposal to establish a retail cannabis business first requires the review and approval of a Local Cannabis License. Review of the local license is an administrative review procedure not subject to the Planning Commission or City Council approval, and does not require a public hearing. The Applicant submitted their local license application on July 13, 2020. The local license cannabis package was distributed to city staff, including the Riverside County Fire and Sheriff’s departments.
A local license cannabis package requires elements of the proposal, including but not limited to, a detailed statement of qualifications, business/operations plan, fire protection plan, safety/security plan, waste disposal plan, odor abatement plan and visitor requirement plan. In addition the Applicant is required to submit the following (which they did in compliance):
• The Applicant shall submit proof that it is, or will be, entitled to possession of the premises for which application is made. Evidence of lawful possession consists of properly executed deeds of trust, leases, evidence of ownership of the licensed premises, or other written documents acceptable to the City. This information must be submitted concurrently with the Local License application or the application will not be processed.
• An Authorization Letter from the Applicant and Property Owner (separate letter attachment) for the City to seek verification of the information contained within this application.
• Proof of the nature of the cannabis business's organizational status, such as articles of incorporation, by-laws, organizational minutes, partnership agreements, or such other documentation acceptable to the city.
• An authorization letter (signed) from the property owner and/or property management company (if proposed in a multi-tenant retail center) acknowledging submittal of the Local License Application.
Based on the city’s review of the Local License cannabis package and staff recommendations, the City approved Local License No. 20-0078, subject to conditions on September 24, 2020. While the local license cannabis package does not require Council approval, the information within it is very informative for the Council’s understanding of how this cannabis business will operate. The Local License is good for two (2) years and must be renewed prior to the expiration date. A copy of the approved Local License cannabis package is provided in Attachment D.
In accordance with Council Resolution No. 2020-35 (adopted on May 28, 2020), there is a regulatory license fee that will be collected from the Applicant in the amount of $71,307.75. Since the Local License is valid for two (2) years the actual amount collected will be $142,615.60 every 2 years on the anniversary date of the Local License approval.
This regulatory fee is non-refundable, and is designed to cover the costs associated with regulating the cannabis industry in the City. The fee incorporates compliance monitoring by all departments and enforcement of City code on both legal and illegal cannabis 681
businesses in the City limits. It also incorporates the costs of providing a full-time nonuniformed officer to the Cannabis Regulatory Task Force operating out of the Riverside County District Attorney office.
The regulatory license fee may be paid in full upfront at the time of issuance of Occupancy Permits, or if the Applicant chooses, the first regulatory fee may be paid in two (2) equal installments with payment #1 (50%) due at the time of issuance of a Certificate of Occupancy, followed by payment #2 (50%) due within six (6) months after issuance of a Certificate of Occupancy. The amount of the first regulatory licensing fee payment will be prorated based on the amount of time remaining on the 2-year license at the time a Certificate of Occupancy is issued. Beginning in Year #3 and onward, the regulatory license fee of $142,615.60 shall be paid in full concurrently with the renewal of the 2-year Local License application.
Conditional Use Permit No. 20-0078:
In accordance with Chapter 17.315.040 of the WMC, the proposal to establish a retail cannabis business in the existing 1,440 square-foot retail lease space within the C-1/C-P (General Commercial) zone located at 33980 Mission Trail, Suite #A (APN: 366-160-070) requires approval of a Conditional Use Permit. The Applicant submitted their application for a CUP on July 13, 2020. The proposed cannabis use and CUP were evaluated by city staff, including the Riverside County Fire and Riverside County Sheriff’s departments.
Review of the proposed cannabis use was conducted in accordance with Chapter 17.315 (Cannabis Regulations / Ordinance No. 187) of the Wildomar Municipal Code.
The CUP cannabis package requires elements of the proposal, including but not limited to, a statement of qualifications, project description, neighborhood compatibility plan and parking analysis. Each of these elements are addressed in the Analysis section of this staff report. In addition, the CUP Cannabis package includes interior floor plans, and detailed information about the Culture Cannabis Club, Inc. business model. A copy of the proposed CUP cannabis package is provided in Attachment C.
Development Agreement No. 20-0078:
In accordance with Chapter 17.315.040 of the WMC, the proposal to establish a retail cannabis business in the existing 1,440 square-foot retail lease space within the C-1/C-P (General Commercial) zone located at 33980 Mission Trail, Suite #A (APN: 366-160-070) requires approval of a Development Agreement (DA). The DA establishes the requirements and procedures that provide certainty, definition and commitment to developers as well as to necessary public improvements required by development. The DA also establishes a Development Agreement Fee (to be paid by the Applicant annually) to operate a cannabis business in Wildomar and other legal requirements. Each of these elements are addressed in detail in the Analysis section of this staff report. A copy of the agreement is provided in Attachment B, Exhibit 1.
Cannabis Use Exhibits:
The exhibits on the following pages reflect the floor plan and interior and exterior “elevation” exhibits as well as the buffer area maps.
682
Interior Floor Plans Exhibit
683
Interior Design Elements Exhibit
684
685
Exterior Exhibits
686
Applicant 100’ Buffer Area Exhibit
687
Applicant 600’ Buffer Area Exhibit
688
Staff 100’ and 600’ Buffer Area Exhibit (w/zoning of adjacent areas) 689
PROJECT ANALYSIS / FINDINGS OF FACT:
CEQA Findings of Fact:
In accordance with the California Environmental Quality Act (CEQA) Guidelines, the Planning Department evaluated the proposed Conditional Use Permit No. 20-0078 establishing a retail cannabis business within an existing 1,440 square-foot retail lease space within the C-1/C-P (General Commercial) zone to determine what level of CEQA environmental review is required. Based on this review, the Planning Department determined that approval of Conditional Use Permit No. 20-0078 meets the findings for a Categorical Exemption in accordance with Section 15301 (Existing Facilities, Class 1) of CEQA. Class 1 consists of the operation or minor alteration of existing structures involving negligible expansion of the existing space. The applicant has proposed to make tenant improvements to the lease space located at 33980 Mission Trail, Suite #A as part of the cannabis business operations for which building permits will be required.
Therefore, the Planning Commission has recommend the City Council, in light of the whole record before it, including but not limited to, the Culture Cannabis Club, Inc., the CUP/DA cannabis proposal packages, and all documents incorporated by reference, adopt this Categorical Exemption in accordance with Section 15301 (Existing Facilities, Class 1) of CEQA.
Conditional Use Permit No. (CUP) 20-0078 Analysis:
The CUP cannabis package, like the local license cannabis package, was distributed to city staff, including the Riverside County Fire and Riverside County Sheriff’s departments.
The CUP cannabis package requires the Applicant to provide information on specific elements of the cannabis business and how they will operate, including but not limited to, a detailed statement of qualifications, project description, floor plans/interior elevation details, neighborhood compatibility plan and parking analysis. Staff also reviews the location of the cannabis business to ensure that the 100’ distance requirement from a residential use is achieved and the 600’ distance requirement from public/private schools providing instruction in kindergarten or grades 1 through 12, a day care center (excluding small and large family day cares), parks and/or youth centers. In addition, the Applicant is required to submit the following:
• The Applicant shall submit proof that it is, or will be, entitled to possession of the premises for which application is made. Evidence of lawful possession consists of properly executed deeds of trust, leases, evidence of ownership of the licensed premises, or other written documents acceptable to the City. This information must be submitted concurrently with the Local License application or the application will not be processed.
• An Authorization Letter from the Applicant and Property Owner (separate letter attachment) for the City to seek verification of the information contained within this application.
• Proof of the nature of the cannabis business's organizational status, such as articles of incorporation, by-laws, organizational minutes, partnership agreements, or such other documentation acceptable to the city.
690
• An authorization letter (signed) from the property owner and/or property management company (if proposed in a multi-tenant retail center) acknowledging submittal of the Local License Application.
Staff’s analysis of the CUP Cannabis package was evaluated based on the requirements of Chapter 17.315 (Cannabis Regulations) of the WMC. Ordinance No. 187 was adopted by the City Council, upon recommendation from the Planning Commission on May 28, 2020. Based on staff’s review, it has been determined that the proposal by the Applicant to establish a retail cannabis business within an existing 1,440 square-foot retail lease space located at 33980 Mission Trail, Suite #A has met and/or exceeded the standards outlined in this code section. This includes a finding that the cannabis use at this location does meet the 100’ distance requirement from a residential use and meets the 600’ distance requirement from public/private schools, commercial day care centers, parks and/or youth centers (refer to Attachment E).
In addition to special operational and use conditions of approval applied to the Local License cannabis package (Attachment D), staff has proposed special operational and use conditions of approval for the CUP (Attachment A, Exhibit 1). The proposed CUP cannabis proposal package is provided for Council consideration in Attachment C.
Findings to support approval of CUP No. 20-0078 are provided below.
Conditional Use Permit No. 20-0078 Findings:
In accordance with Chapter 17.200.050 of the Wildomar Municipal Code, the Planning Commission, in light of the whole record before it, including but not limited to the Planning Department’s staff report and all documents incorporated by reference herein, the City’s General Plan and any other evidence within the record or provided at the public hearing of this matter, recommends the City Council find and determine as follows:
A. That the proposed location, use and operation of the conditional use is in accord with the purposes of the zone in which the site is located, is consistent with the General Plan and complies with other relevant city regulations, policies and guidelines.
Evidence: Conditional Use Permit (CUP) No. 20-0078 to establish a retail cannabis business within an existing 1,440 square-foot retail lease space located at 33980 Mission Trail, Suite #A in the City of Wildomar is consistent with the existing general plan land use designation of Commercial Retail (CR) and zoning designation of C1/C-P (General Commercial) zone. The existing zoning of C-1/C-P which permits retail cannabis sales is highly consistent with the CR land use designation. The proposed cannabis use is a conditionally permitted use subject to approval of a CUP as outlined in Section 17.315.040 of the WMC.
In review of the proposed cannabis package including all required elements outlined in Ordinance No. 187, the cannabis use proposed by Culture Holdings of Wildomar, Inc., meets and exceeds all the development standards of Section 17.315 of the WMC, including the 600’ distance standard from a public or private school providing 691
instruction in kindergarten or grades 1 through 12, a day care center (excluding small and large family day cares), a park and a youth center, and the 100’ distance standard from a residential use. In addition, the Applicant has submitted and received approval for a Local License for retail cannabis sales in the C-1/C-P zone in accordance with Chapter 5.76 of the WMC, and has meet and exceeded all those requirements. Given these facts, the proposed cannabis project is in accord with the purposes of the zone in which the site is located, is consistent with the General Plan and complies with other relevant city regulations, policies and guidelines.
B. The proposed use will not be detrimental to the health, safety, or general welfare of the community.
Evidence: Conditional Use Permit (CUP) No. 20-0078 to establish a retail cannabis business within an existing 1,440 square-foot retail lease space located at 33980 Mission Trail, Suite #A in the City of Wildomar will not be detrimental to the health, safety or welfare of the community in that the cannabis use is a conditionally permitted use in the C-1/C-P zone subject to specific use and operational standards.
As part of the CUP and Local License application process, the applicant has submitted the required business/operations plan, statement of qualifications, fire protection plan, safety/security plan, waste disposal plan, odor abatement plan, visitor requirement plan and neighborhood compatibility plan which was reviewed by the city and found to be in compliance with Chapters 5.76 and 17.315 of the WMC.
Each of these plans has been reviewed in detail about each City department, including the Riverside County Fire Department and Riverside County Sheriff’s Department, and has been found to be in compliance with city/county standards as required in Ordinance No. 187 and 188 of the WMC. In addition, the cannabis use is subject to special conditions of approval which are designed to protect the health, safety, or general welfare of the community. Given these facts, the proposed cannabis project will not be detrimental to the health, safety, or general welfare of the community. Given these facts, the proposed cannabis retail business meets this finding.
Conditional Use Permit No. 20-0078 – Supplemental Findings:
In accordance with Section 17.315.060.B of the Wildomar Municipal Code, the Planning Commission, in light of the whole record before it, including but not limited to the Planning Department’s staff report and all documents incorporated by reference herein, the City’s General Plan and any other evidence within the record or provided at the public hearing of this matter, recommends the City Council find and determine as follows:
A. The Planning Commission shall not hold a public hearing on or approve any application for a conditional use permit to operate a cannabis business unless the applicant holds a local license in good standing in accordance with Chapter 5.76 of this Code.
692
Evidence: The applicant, Culture Holdings of Wildomar, Inc., submitted a Cannabis Local License application in accordance with Chapter 5.76 (Commercial Cannabis Licensing) of the WMC on July 13, 2020 to establish a retail cannabis business within an existing 1,440 square-foot retail lease space within the C-1/C-P (General Commercial) zone located at 33980 Mission Trail, Suite #A (APN: 366-160-070).
Upon meeting the requirements outlined in Chapter 5.76 of the WMC, the City approved the request and issued the Cannabis Local License on September 24, 2020 and is in good standing. Based on these facts, the proposed cannabis project meets this finding.
B. The cannabis business as well as all operations as conducted therein, fully comply with all applicable building, electrical, zoning and fire codes, accessibility requirements of the Americans with Disability Act, and all relevant city and state law.
Evidence: The applicant, Culture Holdings of Wildomar, Inc., submitted as part of the CUP and Local License application process, the required business/operations plan, statement of qualifications, fire protection plan, safety/security plan, waste disposal plan, odor abatement plan, visitor requirement plan and neighborhood compatibility plan. These special technical elements of the proposed cannabis business were reviewed by the City, Riverside County Fire department and Riverside County Sheriff’s department to ensure that the requirements of Chapter
5.76 and Chapter 17.315 of the WMC and California Building and Fire Code were complied with. It was determined by each department the proposed cannabis use was in compliance with all applicable building, electrical, zoning and fire codes, accessibility requirements of the Americans with Disability Act, and all relevant city and state law. These element will be reviewed a second time as part of the tenant improvement plan review requirements prior to the issuance of building permits and issuance of a certificate of occupancy. Based on these facts, the proposed cannabis project fully complies with all applicable building, electrical, zoning and fire codes, accessibility requirements of the Americans with Disability Act, and all relevant city and state law.
C. The cannabis business fully complies with and meets all operating criteria required pursuant to state laws, Chapter 5.76 of this code, any other provisions of this code, and any specific, additional operating procedures and measures as may be imposed as conditions of approval in the conditional use permit.
Evidence: The applicant, Culture Holdings of Wildomar, Inc., submitted as part of the CUP and Local License application process, the required business/operations plan, statement of qualifications, fire protection plan, safety/security plan, waste disposal plan, odor abatement plan, visitor requirement plan and neighborhood compatibility plan. These special technical elements of the proposed cannabis business were reviewed by the City, Riverside County Fire department and Riverside County Sheriff’s department to ensure that the requirements of Chapter
5.76 and Chapter 17.315 of the WMC and California Building and Fire Code were complied with. It was determined by each department the proposed cannabis use 693
was in compliance with all applicable building, electrical, zoning and fire codes, accessibility requirements of the Americans with Disability Act, and all relevant city and state law. These element will be reviewed a second time as part of the tenant improvement plan review requirements prior to the issuance of building permits and issuance of a certificate of occupancy. Based on these facts, the proposed cannabis project fully complies with and meets all operating criteria required pursuant to state laws, Chapter 5.76 of this code, any other provisions of this code, and any specific, additional operating procedures and measures as may be imposed as conditions of approval in the conditional use permit.
D. The cannabis business will be located in a zoning district where cannabis businesses of the type proposed are conditionally permitted, and all of the applicable locational restrictions in Section 17.315.070 are satisfied.
Evidence: The applicant, Culture Holdings of Wildomar, Inc., is requesting approval of CUP 20-0078 to establish a retail cannabis business within an existing 1,440 square-foot retail lease space zone located at 33980 Mission Trail, Suite #A (APN:
366-160-070). This site is located within the C-1/C-P (General Commercial) zone which conditionally permits retail cannabis sales. Further as evidenced by the radius map prepared by the planning department (refer to staff report), the site is located outside the 100’ distance requirement from a residential zone and is located outside of the 600’ distance requirement from a public or private school providing instruction in kindergarten or grades 1 through 12, a commercial day care center (excluding small and large family day cares), a park and a youth center. Based on these facts, the proposed cannabis project meets this finding.
Development Agreement (DA) Analysis:
Government Code Sections 65864 through 65869.5 authorizes a city to enter into a binding development agreement with persons having legal or equitable interests in real property including economic benefits to the agency. In accordance with Chapter 17.315 of the WMC, the Applicant has entered into such agreement with the City. The development agreement is between the City and Culture Holdings of Wildomar, Inc.; however, the property owner (The Manske Revocable Trust, Mr. Edwin Manske) must review the agreement and provide a notarized signature. The property owner signature establishes the fact that they are aware of the cannabis proposal.
The proposed development agreement, which is for a 20-year period, will establish an annual fee (separate from the sales tax revenue) to be paid to the City by the Applicant for operating a cannabis business. The fees that the City and applicant have agreed to comprise basically three (3) “deal points” as follows (refer to Section 3.2 of the DA). • Twenty dollars ($20.00) per gross square foot of floor area within any building, facility or structure utilized for the proposed Cannabis Business. Beginning on the first anniversary of the Effective Date, and annually thereafter, the portion of this Development Agreement Fee shall be automatically adjusted based on the average percentage change in the Consumer Price Index (CPI) for “all urban consumers” in 694
the Riverside-San Bernardino-Ontario area, or a subsequent Consumer Price Index (CPI) area covering the City, for the previous January to December period. This fee based on the gross lease space of 1,440 square-foot will generate approximately $28,800 annually to the general fund ($576,000 over the life of the agreement). • 3% of gross receipts will be paid to the City between the 1st anniversary and 5th anniversary. This revenue fee would generate approximately $162,000 annually based on the applicant’s estimated annual sales revenue of about $5.4 million dollars.
Of course as annual sales increase (or decrease), the revenues will increase (or decrease) proportionately.
• 5% of gross receipts, will be paid to the City between the 6 th anniversary through 20th
anniversary unless the City and Developer agree to a different amount (to be approved by the City Council) prior to the 6th anniversary. If this DA fee remains at 5%, the revenue fee would generate approximately $270,000 annually (for the following 15 years) based on the applicant’s estimated annual revenue of about $5.4 million dollars. Of course as annual sales increase (or decrease), the revenues will increase (or decrease) proportionately.
• The City and Developer will agree to engage in good faith negotiations during the 5th year of the Development Agreement regarding the DA percentage fee noted above.
While not part of the Development Agreement, annual sales tax revenues (2%) to the City (based on applicant revenue projections) would equal approximately $108,000. One percent (1%) would be allocated to the general fund and 1% to the Measure AA fund.
The City Council has the final authority to approve the Development Agreement. A copy of the agreement is provided in Attachment B, Exhibit 1. The findings for support of the Development Agreement are provided below.
Development Agreement Finding:
In accordance with Section 17.315 of the Wildomar Municipal Code, and the California Government Code Title 7, Chapter 4, Article 2.5, the Planning Commission, in light of the whole record before it, including but not limited to the Planning Department’s staff report and all documents incorporated by reference herein, the City’s General Plan and any other evidence within the record or provided at the public hearing of this matter, recommends the City Council find and determine as follows:
A. The development agreement is consistent with the City of Wildomar General Plan.
Evidence: The proposed Development Agreement No. 20-0078 to o establish a retail cannabis business within an existing 1,440 square-foot retail lease space zone located at 33980 Mission Trail, Suite #A (APN: 366-160-070) is consistent with the General Plan of the City of Wildomar. General Plan policies LU 7.1, 7.2 and 7.12 aim to promote economic development in the City by accommodating development of balanced land uses, promoting a variety of stable employment and business uses, 695
and improving the jobs-housing ratio. Allowing the Project to operate in the City furthers each of these policies.
PUBLIC NOTICING:
In accordance with Section 17.192 of the Wildomar Municipal Code, the Planning Department on December 2, 2020 gave public notice to all property owners within a 600- foot radius of the project boundary notifying said property owners of the December 16, 2020 City Council meeting at which time the City Council would consider Conditional Use Permit No. 20-0078 and Development Agreement No. 20-0078 to establish the proposed retail cannabis business. In accordance with the CUP application requirements, the Planning Department on December 2, 2020 gave public notice to all business owners/tenants within the retail center located at 33980 Mission Trail notifying said business owners/tenants of the December 16, 2020 City Council meeting at which time the City Council would consider Conditional Use Permit No. 20-0078 and Development Agreement No. 20-0078 to establish the proposed retail cannabis business.
In accordance with Ordinance No. 135, the Planning Department on December 4, 2020 posted a public hearing notice “sign board” along Mission Trial and Bundy Canyon Road street frontages notifying the neighborhood residents of the December 16, 2020 City Council meeting at which time the City Council would consider Conditional Use Permit No. 20-0078 and Development Agreement No. 20-0078 to establish the proposed retail cannabis business. Lastly, in accordance with Chapter 17.04.050 of the Wildomar Municipal Code, the Planning Department, on December 4, 2020 published a legal notice in the Press Enterprise, a local newspaper of general circulation, notifying the general public of the December 16, 2020 City Council meeting at which time the Planning Commission would consider Conditional Use Permit No. 20-0078 to establish the proposed retail cannabis business.
Public Comments
Staff has received a number of comments related to the proposed project after the public hearing sign board was posted at the site. While the comments were not directed specifically to this CUP/DA application, there were presented as opposition to cannabis in the city. Please refer to Attachment F.
FISCAL IMPACTS:
The Culture Cannabis Club project will not have a fiscal impact on the city’s general fund.
As discussed in the Development Agreement analysis section above, the use will generate during the first 5 years of operation an amount equal to $298,800 annually. In addition, the Applicant is conditioned to pay the annual regulatory licensing fee of $71,307.75. Since the Local License is valid for two (2) years the actual amount collected will be $142,615.60 every 2 years on the anniversary date of the Local License approval.
Since the proposed cannabis use is locating within an existing commercial retail center, the Applicant will not pay the Development Impact Fees or the regional impact fees (i.e., TUMF, MSHCP, SKR). In addition, the project will not be annexed into the city-wide CFD 2013-1 nor pay Measure Z parcel tax fee.
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Respectfully Submitted, Reviewed By,
Gary Nordquist Thomas D. Jex
City Manager City Attorney
ATTACHMENTS:
A. Council Resolution for CUP 20-0078
Exhibit 1 - CUP 20-0078 Conditions of Approval Matrix
B. Council Ordinance for Development Agreement 20-0078
Exhibit 1 – Development Agreement Document
C. CUP Cannabis Proposal Package
D. Local License Approval Package
E. Staff Cannabis Radius Map Exhibit (100’ & 600’)
F. Public Comments Received
INCORPORATED HEREIN BY REFERENCE THE FOLLOWING:
• City of Wildomar General Plan and General Plan EIR
• City of Wildomar Municipal Code (Title 5.76)
• City of Wildomar Zoning Ordinance (Title 17.315)
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CONDITIONAL USE PERMIT APPLICATION
CUP 20-0078(R1)
COMMERCIAL CANNABIS RETAIL STORE-FRONT
CULTURE HOLDINGS OF WILDOMAR, INC.
DBA “CULTURE CANNABIS CLUB”
CITY OF WILDOMAR, CALIFORNIA
September 2021
001
X
11 10 2021
PA 20-0078(R1)
698
CONTACT PAGE
APPLICANT
CULTURE HOLDINGS OF WILDOMAR, INC.
DBA “CULTURE CANNABIS CLUB”
[OWNERS] CHRISTOPHER FRANCY, JULIE LE, MACY NEWELL
PROPOSED SITE ADDRESS
33980-33982 MISSION TRAIL, SUITE A - B, WILDOMAR 92595
APN: 366160070
CONTACTS
CHRISTOPHER FRANCY:
[email protected]
714.642.8320
002
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TABLE OF CONTENTS
AUTHORIZATION LETTER FROM PROPERTY OWNER & MANAGEMENT COMPANY _____________ 5 PROOF OF LEASE ____________________________________________________________________________ 8 STATEMENT OF INTENT TO APPLY FOR LOCAL LICENSE_____________________________________ 13 BUSINESS ORGANIZATIONAL STATUS _______________________________________________________ 15 AUTHORIZATION TO SEEK INFORMATION___________________________________________________ 38 STATEMENT OF QUALIFICATIONS___________________________________________________________ 41 RESUME AND BIOGRAPHY__________________________________________________________________ 42 FINANCIAL RESOURCES____________________________________________________________________ 50 PROJECT DESCRIPTION_____________________________________________________________________ 54 DESCRIPTION OF PRODUCTS AND SERVICES _________________________________________________ 55 FLOOR PLAN ______________________________________________________________________________ 60 PROPOSED FACILITY DETAILS _____________________________________________________________ 62 PHOTOS OF PROPOSED PREMISE __________________________________________________________ 63 HOURS OF OPERATION ___________________________________________________________________ 64 OPERATING TIMELINE AND NARRATIVE OF CONSTRUCTION AND TENANT IMPROVEMENTS _______ 65 STATEMENT OF DELIVERY SERVICE_________________________________________________________ 67 DELIVERY PLAN__________________________________________________________________________ 67 PUBLIC BENEFITS PROPOSAL FOR DEVELOPMENT AGREEMENT _______________________________ 80 INCENTIVES TO THE CITY _________________________________________________________________ 80 ODOR ABATEMENT PLAN ___________________________________________________________________ 86 NEIGHBORHOOD COMPATIBILITY PLAN ____________________________________________________ 95 NEIGHBORHOOD OUTREACH MEETING ______________________________________________________ 96 NEIGHBORHOOD INTEGRATION ____________________________________________________________ 96 PARKING ANALYSIS PLAN _________________________________________________________________ 102 TITLE REPORT ____________________________________________________________________________ 108 AERIAL PHOTOGRAPH_____________________________________________________________________ 125 CONFIRMATION PROPERTY DOES NOT HAVE NON-CANNABIS INFUSED FOOD LICENSE ______ 127 RADIUS MAP 100’___________________________________________________________________________ 129 RADIUS MAP 600’___________________________________________________________________________ 131 PREMISE SITE PLAN, FLOOR PLAN, INTERIOR COLORED ELEVATION RENDERINGS__________ 133 003
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AUTHORIZATION LETTER FROM
PROPERTY OWNER & MANAGEMENT
COMPANY
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702
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PROOF OF LEASE
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STATEMENT OF INTENT TO APPLY
FOR LOCAL LICENSE
012
709
July 1, 2021
Culture Holdings of Wildomar, Inc.
Proposed Premise Address:
33980-82 Mission Trails, Suite A-B
Wildomar, CA
92595
To whom it may concern:
Culture Holdings of Wildomar, Inc., with a proposed premise address located at 33980-82 Mission Trail, Suite A - B, Wildomar, CA 92595, declares that it is applying for a Local License for the proposed premises concurrently with this CUP/Development Agreement application.
Sincerely,
Macy Newell
Owner
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BUSINESS ORGANIZATIONAL STATUS
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AUTHORIZATION TO SEEK
INFORMATION
037
734
July 1, 2021
Culture Holdings of Wildomar, Inc.
33982 Mision Trail, Suite A - B
Wildomar, CA
92695
To whom it may concern:
Culture Holdings of Wildomar, Inc. hereby authorizes the city of Wildomar to seek verification of the information contained within this application.
Sincerely,
Macy Newell
Owner
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STATEMENT OF QUALIFICATIONS
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RESUME AND BIOGRAPHY
CHRIS FRANCY - OWNER AND CHIEF EXECUTIVE OFFICER
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CANNABIS BUSINESS EXPERIENCE
Chris Francy is a successful regulated commercial cannabis entrepreneur that has played a role in pioneering the regulated cannabis industry since 2013. Chris’ cannabis business experience features retail store-front, delivery, cultivation, manufacturing, and distribution operations. Before venturing into the cannabis space, while still in high school, Chris founded a computer components e-commerce retailer, which landed at #104 on the 2004 “Inc. 500” list of fastest-growing companies. He accepted the Young Entrepreneur Award in 2012 from the U.S. Small Business Administration in a White House Ceremony for his e-commerce start-up and eventually sold his successful e-commerce business to a major investor.
Chris began by funding, constructing, and operating a 12,000 square-foot indoor cultivation facility in 2013.
He hired and supervised the staff of ten full-time employees handling every stage from cloning through trimming to curing. The facility featured sealed room environments to achieve peak indoor growing conditions. All vegetative and flowering rooms were fed with supplemental carbon dioxide and had fresh air timers for ideal plant growth. The rooms featured recirculatory carbon filter deodorizers, as well as, exhaust dusted carbon filters for fresh air cycles. Each individual growing room had atmospheric probes that would log minute by minute data to an iPonic device and the recorded data would be reviewed frequently to fine-tune the room conditions and experiment with different conditions for various strain types. Those parameters included temperature, humidity, carbon dioxide levels, watering intervals, light intensity, and nutrient dosages.
The strains of medicinal cannabis produced in Chris’s facility were extremely varied for a medium-sized facility, with as many as 32 different strain types in production at any one time. His facility was one of the first indoor cultivation properties in California to grow the “Charlotte’s Web” CBD dominant strain renowned for its effects on seizure prone patients.
In 2016 Chris purchased land and developed a 40,400 square-foot hybrid greenhouse facility in Desert Hot Springs, working together with his paid consultants, MSA Engineering and Prest-Vuksic Architects. Chris managed the project through its purchase, development, engineering phases, and entitlement phase (Conditional Use Permit).
When opportunities arose in 2015 to establish medicinal cannabis retail collectives in Orange County, Chris shifted his focus away from his cultivation operation to follow his true passionfor developing retail business, in a newly regulated cannabis market. Between 2015-2016 he
founded and opened the Orange County Cannabis Club
(“OC3”) and Bud & Bloom medicinal cannabis stores. In
2018, he opened a third store in Long Beach called Modern Buds, followed by a fourth store in the city of Seaside, UrbnLeaf.
Chris’ retail businesses have set the pace in California’s cannabis industry and have garnered tremendously positive public exposure, including from national news outlets. The businesses have generated combined 042
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revenues of over $20,000,000 and each continues to grow every year. The stores have been operating within a fast-changing regulatory environment in California. Each store, under Chris’s leadership and guidance, strictly adheres to local and state regulatory changes. For instance, on January 1st of 2018, both of Chris’s stores that were open at the time (OC3 and Bud & Bloom) were participants in some of the very first adult-use sales transactions legalized by MAUCRSA. These new laws brought on many new changes and challenges in the way existing cannabis collectives conducted their business. For example, all purchases were required after January 1st, 2018 to be made through state-licensed cannabis distributors, and later on July 1st, 2018 new regulations again went into effect with strict product standards requiring complete store inventory overhauls. Each step of the way, Chris maintained exemplary retail store operations that upheld compliance amongst rapidly shifting local and state laws.
Chris continues his entrepreneurship with several new cannabis retail facilities, currently licensed and in construction. He has partnered with the Culture Cannabis Club brand to bring a warm and inviting retail design (similar to that of Starbucks) appealing to all ages and classes, that utilizes a streamlined shopping and order process for a comfortable and heightened retail experience. These stores are being built in Moreno Valley and San Bernardino. Retail applications are pending in the cities of Oxnard, Porterville, Pomona, Antioch, El Monte, and Wildomar. All of these stores will follow the design footsteps of the Culture sister store designs, seen in Long Beach (opening August 2020), Banning (opening October 2020), and Riverside County (opening 2021).
Operational Retail Cannabis Stores Currently Owned by Chris Francy Modern Buds in Long Beach, CA
SOAR Collective (DBA: OC3) in Santa Ana, CA
680 Broadway Master (Urbn Leaf) in Seaside, CA
Former Retail Cannabis Stores Owned and Sold by Chris Francy Bud & Bloom in Santa Ana, CA
Retail Stores Opening Soon Owned by Chris Francy
PTRE Management in San Bernardino (doing business as Culture Cannabis Club) Zinc Santa Partners in Moreno Valley (doing business as Culture Cannabis Club) Shannon Santa Ana in Moreno Valley
Antioch, Pomona, Porterville, Oxnard, El Monte, Wildomar (doing business as Culture Cannabis Club) 043
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JULIE LE – OWNER AND CHIEF MARKETING OFFICER
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CANNABIS BUSINESS EXPERIENCE
Julie Le is an Asian-American self-made entrepreneur that has owned and consulted for restaurants, nail salons, and cannabis companies. Julie is a consultant of Eagle Rock Cannabis Facility in East Los Angeles. Julie is passionate about women’s rights, female education and empowering young women to take charge of their life through financial independence. She is a cannabis advocate and has used her success in the business world as an entrepreneur to bring capital, team building, and community involvement to the cannabis industry. Julie is a talented business leader, visionary and operator.
Julie’s licensed commercial cannabis experience through numerous partnerships over the years is reflected in her ownership, management, directorship, and/or financial interest, in the following licenses (some of which the assets have been built and sold since their inception and Julie’s involvement):
1. Two, City of Los Angeles, CA, Priority M (“Proposition D” Era) Retail and Microbusinesses: JC Calso Jolly and Eagle Rock Dispensary (sold)
2. City of Moreno Valley, CA Retail: Moval Nourish
3. City of San Bernardino, CA Retail: PTRE Management, LLC
4. City of California City, CA Retail (license won and pending final issuance)
5. City of Calexico, CA Retail: Elemental Holistic Care Corp.
6. City of Calexico, CA Microbusiness: Elemental Holistic Growth Corp.
7. County of Riverside, CA Microbusiness: (License won and awaiting conditional use approval) River Releaf, LLC
8. City of Adelanto, CA, Cultivation, Manufacturing, Distribution: HD Biotech
9. City of Richmond, CA Medium Cultivation: HIP Carson
Retail Experience. Julie has expanded on her passion for assisting female operated businesses thrive in the regulated cannabis industry. Julie sees each business’ unique challenges as an opportunity to build a future for each affiliate involved. Her approach to consulting retail cannabis businesses is stoic and steady. She provokes thought, asks the hard questions, and guides business owners to solve their problems with a quantifiable and actionable approach. Julie is a former director of the Eagle Rock Herbal Collective, a Los Angeles Retail facility established in 2007. She currently owns several other licensed cannabis operations.
Cultivation. Julie has consulted with business operators at a 24,000 sq. ft. cultivation facility in the city of Adelanto, which operates with a high demand for its high quality, tested product. Julie assists the business ensure compliance with local and state regulations, maintenance of best practices, and staying on the cutting edge of the cannabis industry. She has helped hire some of the best operators in cultivation to take the facility to steady rising success. Julie believes in establishing industry leading, disciplined, fiscally responsible, and compliant operations maintaining an above-board operation at her current facilities. Some things she has implemented include above regulatory random lab testing of products for quality and pollutants, regular thirdparty security protocol reviews and entry level local hiring programs offering a path to employment in the growing cannabis industry.
Community. In addition to full-time cannabis business consulting, Julie is also involved in community organizations and non-profits focused on helping to empower women entrepreneurs, domestic abuse recovery, and children. She was an early participant in SCORE LA’s Triple L Program which serves to assist eager female entrepreneurs of Los Angeles and her businesses actively donate to and volunteer with Good Shepard Shelter of Los Angeles which is a domestic abuse shelter for women and children. 046
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MACY NEWELL – OWNER AND COMMUNITY DEVELOPMENT DIRECTOR
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CANNABIS BUSINESS EXPERIENCE
Macy Newell has been a professional in the cannabis industry for 7 years. As a licensed real estate agent, she caters to the needs of her cannabis clients by locating numerous properties properly zoned and compliant per the local municipality. She has practiced as a real estate agent for close to 7 years now, and in this short time she has made many meaningful connections. Her involvement in procuring real estate for cannabis entrepreneurs lead to Macy obtaining her first cultivation license. She realized that her knowledge of products, operations and compliance was growing to give her a competitive advantage in the continuously expanding cannabis market. Before she decided to apply for a retail permit herself, she assisted other cannabis groups in doing so. She has successfully assisted clients obtain licenses in Moreno Valley, Santa Ana, Los Angeles, Long Beach, Richmond and other Cities across California. She single-handedly locates suitable buildings, liaises with the property owners, educates the property owners on cannabis business, and helps lift the stigma on cannabis that keeps many property owners hesitant to enter agreements with cannabis business operators.
Receiving raving reviews from colleagues and clients alike, Macy has made a name for herself as “an operator and entrepreneur that goes above and beyond to serve her clients and make solid, fair, business deals.” Macy also brings her background in business management to the operations team. She has extensive experience managing small to medium groups of employees, and her dedication to organization and best practices means that businesses operating under her wing are cognizant of compliance, organization, quality assurance, and customer satisfaction. Macy looks forward to organizing events and liaising with the City to bring the best of Culture to the community. Macy is innovative and has a keen eye for upcoming opportunities, a skill that will help the business thrive in the City, while taking care of its neighbors. 048
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FINANCIAL RESOURCES
EXPLANATION OF USE OF FUNDS
Owner Chris Francy will provide the company with a $1,200,000 line of credit for initial construction costs and first year operating expenses. Since our money comes from our owners, we know we can get started on our project as soon as the city grants all necessary permits and permissions. We do not have to delay while searching for outside funding sources.
Tenant improvements = $307,919.55
First 3 months of operating expenses = $464,882.47
We anticipate tenant improvements + first 3 months of start-up expenses to total approximately $772,082.02.
This leaves Culture with more than enough financial cushion for tax withholding and any unforeseen costs that may arise. Owner Chris Francy may loan beyond his initial $1,200,000 of funding if necessary. [See Business Plan for full Profit & Loss Statement and Pro Forma] 049
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PROOF OF FUNDS
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PROJECT DESCRIPTION
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DESCRIPTION OF PRODUCTS AND SERVICES
Culture carries a variety of brands and strains, which will be adjusted to meet the quantity and variety demanded by our customer base. These are a few examples of the types of products and partnerships already in place to stock our sister store in Long Beach, As we stock our shelves for our other locations, we will be able to get a good understanding of market demands by the time our Wildomar location opens at the Q1 of 2022, and we will be able to incorporate future Culture branded products in our offering as well. 054
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ESTIMATED QUANTITY OF PRODUCTS
Accessories & Apparel. We will carry accessories such as jars, boxes, rolling devices, smoking/vaping devices, batteries and glassware. We will carry our branded apparel such as t-shirts, hats, and jackets. We currently carry 63 accessories and 6 different apparel options.
Edibles. We currently offer 76 different edible options of varying weights and quantities, under 17 different brand names. Edibles are a large part of the growing cannabis market. A Cannabis edible is a THC-infused product that can be consumed by the client. Infusing Cannabis into foods is a long-practiced and very effective method to use Cannabis as medicine. Culture plans to offer several different edible product lines to cater to the various, nutritional, financial and taste needs of clients. Infusing Cannabis into foods is a long-practiced and very effective method to use Cannabis as medicine. Careful dosing is important. This may include beverages, coffees, pastries, chocolates, and gummies. Edibles can be as effective as smoking or vaping.
Concentrates. This type will ensure clients have a variety of consumption methods that suit each person’s needs and lifestyle. Our line is designed to provide high levels of cannabinoids and THC in a readily accessible form which provides instant relief for serious conditions. We currently carry 115 different oil cartridges from 10 different brands, 91 oil extracts from 11 different brands, and 35 solvent-less extracts from 5 different brands.
Raw Flower. We currently offer 126 raw flower products, under 17 different brand names. Raw Cannabis Flower will be sold in a mix of Indica and Sativa depending on client demand. Indica is known to reduce nausea, increase appetite and fight depression while Sativa is known for its uplifting effects that energize clients with strong cerebral effects. Finished, dried, manicured, cured Cannabis will be sold in 0.5g increments. Culture plans to begin with 25-50 medicinal varieties of Cannabis. We also currently carry 45 different pre-roll cigarette options.
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Services. We value overall wellness for our customers and community. This is why we have set up other wellness programs for our verified customers, such as yoga courses, massage or physical therapy with licensed professionals, and community education courses. We also offer private consultations to ensure our visitors feel heard, and understand all of their wellness options. Our customers come to us for a multitude of desires and needs, and know they can rely on our expertise and care. We will ultimately choose a location that suits the space requirements of the services we wish to offer as well.
Tinctures. A Cannabis tincture is a cannabis-based extract that is infused with alcohol. We carry 16 different tinctures at our Dispensary. Typically, the flowers and trim leaves are used. This product provides easy dosing for clients with rapid absorption. This line is designed to make dose control easy for clients, with rapid absorption and effect. Tinctures can be flavored for better taste.
Topicals/Personal Care. We currently carry 21 different topical/personal care options for our customers, from creams, body oils, bath soaks, patches, and lip balms. Topicals are ideal for assisting clients who are arthritic or have aching injuries. Topicals have an analgesic and anti-inflammatory effect to reduce or eliminate pain.
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FLOOR PLAN
059
756
58'-11"
V.I.F.
2 38'-71
2"
V.I.F.
BREAK ROOM
105
168 SQ. FT.
CONFERENCE
102
122 SQ. FT.
ACCESSIBLE
RESTROOM
107
51 SQ. FT.
RETAIL
104
1,172 SQ. FT.
RECEPTION
101
230 SQ. FT.
EXIT ACCESS: 104 FEET
OCCUPANT LOAD: 46
STORAGE
108
283 SQ. FT.
(LIMITED ACCESS)
5 5
4 2
17'-0" 13'-111 "2 12'-61 "2
7'-6" 6'-91
2" 17'-51
2"
TV TV +42" +34"
SCREEN
SCREEN
REF REF
SCREEN
SCREEN
SCREEN
SCREEN
TV
TR/R
REF
BUILT-IN DESK
ATM
EDIBLES DISPLAY EDIBLES DISPLAY
6'-10"
9'-5"
14'-0" 12'-7" 12'-61 "2
5 MANAGER
&
SECURITY
106
56 SQ. FT.
OFFICE
&
STORAGE
103
109 SQ. FT.
3 10'-5"
17'-3"
5 26'-7" 32'-4"
5 EXIT ACCESS: 29 FEET
OCCUPANT LOAD: 46
5 1
6 81 "2 1'-10"
14'-71 "2 91 "2
DIGITAL MERCH
DIGITAL MERCH
ADJACENT TENANT (NIC)
ADJACENT TENANT (NIC)
BREAK ROOM
105
168 SQ. FT.
CONFERENCE
102
122 SQ. FT.
ACCESSIBLE
RESTROOM
107
51 SQ. FT.
RETAIL
104
1,172 SQ. FT.
RECEPTION
101
230 SQ. FT.
STORAGE
108
283 SQ. FT.
(LIMITED ACCESS)
POS COUNTER
2 56
FLOWER TABLE
RETAIL SHELF DISPLAY
5 6
TV TV +42" +34"
SCREEN
SCREEN
REF REF
SCREEN
SCREEN
SCREEN
SCREEN
TV
TR/R REF
BUILT-IN DESK
ATM
EDIBLES DISPLAY EDIBLES DISPLAY
5 6
FLOWER TABLE
FLOWER TABLE
DIGITAL MERCH
DIGITAL MERCH
POS COUNTER
RETAIL SHELF DISPLAY
MANAGER
&
SECURITY
106
56 SQ. FT.
OFFICE
&
STORAGE
103
109 SQ. FT.
56 5
6 56
1 1
5 6
4 4 4
1 1 1
4 4
4 4
4 4
2 2 2
2 5
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16 15
17 19
2 3
6 3
4 8
14 18
1 PROPOSED FLOOR PLAN 1/4"=1'-0"
Raquel Hernandez by: Jun/9/2021 1:02 PM dwg last saved: S H E E T sheet plotted:
drawing file name:
w:\projects\bloomstone\wildomar\design\cup\a2.0 - floor Jun/09/2021 @ 1:03 PM plan.dwg A2.0
PROPOSED FLOOR PLAN
& SECURITY PLAN
N
KEYNOTES LEGEND
EXISTING EXTERIOR WALLNEW NON-BEARING WALL
1 23
EXISTING STOREFRONT DOOR TO REMAINEXISTING STOREFRONT MULLIONS AND GLAZING TO REMAIN 4 EXISTING ELECTRICAL PANEL TO REMAIN
5 EXISTING DEMISING WALL TO REMAIN
2 PROPOSED SECURITY PLAN 1/4"=1'-0"
N
KEYNOTES LEGEND
SECURITY CAMERA
16 PROPOSED
FISH-EYE SECURITY CAMERA
3 PROPOSED
MOTION SENSOR
6 PROPOSED
180-DEGREE MOTION SENSOR
4 PROPOSED
1 ALARM CONTACTS
2 HOLD UP DEVICE (PANIC BUTTON)3 ALARM CONTROL PANEL
4 EMERGENCY LIGHTING
5 MAGNETIC LOCK6 FOB LOCK
Seal
Project Number:Plan Check Number:
PRELIMINARY - NOT FOR CONSTRUCTION
Consultant
CULTURE CANNABIS
CLUB OF WILDOMAR 33980 MISSION TRAIL SUITE A & B
WILDOMAR, CA 92595
555 ANTON BLVD. SUITE 150
COSTA MESA, CA. 92626
D G SE I N | A R C H TI CE UT R E
H E S T I A A T E L I E R
I H D E N O R I I W A G A M I
2021-06-09 CUP SUBMITTAL
PROPOSED STOREFRONT CMU WALL
EXISTING DEMISING WALLNEW EXTERIOR WALL 6 PROPOSED NEW EXTERIOR DOOR 060
757
ROPOSED FACILITY DETAILS
The total square footage of the proposed retail facility is 2,275 square feet. Customers and scheduled visitors enter the main door into a 230 square foot Reception Area. Here, customers will have their identification checked and will communicate with the reception team their Medical Patient status, Culture membership status, be offered orientation if they are new, and/or have their secure file updated with any information changes. Customers will wait their turn in Reception Area until they are invited to proceed to the Sales Floor.
The Sales Floor, controlled by an electronic buzz-in system, is diligently controlled for customer flow and adjusted based on the number of Budtenders and Security on shift. The Sales Area is 1,172 square feet of display cases where customers can browse, ask questions, and make their desired selection for purchase. Once purchases have been finalized, products will be placed in Opaque Child-Proof Packaging, before customers exit a secure door directly from the Sales Area.
Beyond the Sales Area is a Limited Access Area, accessible only by approved staff members, and approved guests accompanied by a staff member. There is a Secure Storage room of 283 square feet, Security Monitoring/Management/Conference Room of 181 square feet, an Employee Break Room of 168 square feet, and a unisex Bathroom of 51 square feet.
PROPOSED FACILITY DETAILS
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PHOTOS OF PROPOSED PREMISE
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HOURS OF OPERATION
Hours of operation will be from 8am-10pm daily, unless otherwise directed by the City.
Store Opening Procedure and Policy
• One security guard will be onsite at all times, and especially aware of staff opening and closing routines.
• At least two employees must be present to open the facility. • The security guard will give the employees an “all clear” that the perimeter of the building and nearby streets have been surveyed.
• The two employees will enter the facility, while the security guard is stationed at a distance from the entrance and with clear view of the street.
• Upon entering the facility, the employee will re-lock the front door and disarm the premises’ alarm system. If the employee is threatened while disarming the system, he/she will enter a duress code into the alarm system keypad.
• After disarming the premise alarm system, one employee will be stationed in view of the door, and the security guard will walk around the premises to look for signs of intruders or forced entry. The employee will pay special attention to restrooms, offices, and other areas where an intruder may hide.
If an intruder is suspected, or a sign of forced entry is noticed, the employee will immediately leave the facility and call 9-1-1 and then call the facility's third-party licensed security company. If the employee cannot exit the facility safely, employee will determine if a panic button can safely be alarmed, or if he/she should seek protection out of harms way. • After checking the interior of the facility, the inside employee will post the predetermined “all-clear” signal to the security guard.
• If the guard does not receive a text of “all-clear” after five minutes or sees signs of anything suspicious, he/she will immediately call 9-1-1.
• Safes, cash kiosks, and vaults should be disarmed at the latest practical time. If an employee is threatened while disarming the vault he/she will enter a duress code into the alarm system keypad. • The front door will remain locked until opening time. • Before opening for business, all camera views will be checked to make sure cameras are working and aimed properly. Surveillance and recording devices will also be checked to verify that it is recording.
Any problems with the cameras or recording devices will be immediately reported to the security company.
• Before unlocking the doors, all security cameras will be reviewed and the guard will be notified for an “all-clear” to unlock the doors.
Store Closing Procedure and Policy
• Fifteen minutes before closing time the security guard will position him/herself at a distance from the building for a line of sight of the street. The closing manager will let security know when the last customer/patient is out of the inside and will lock the patron entry door from inside. An employee will be stationed at the front door to let any patrons remaining in the facility out one at a time. • Employees and security guard should take special notice of any customers/patients that seem to be loitering or intentionally trying to be last in line. Anyone who seems to be intentionally loitering should be reported to the to the manager and security guards.
• No customers/patients will be admitted after the doors have been locked. • Any employees attempting to gain entrance must show proper identification. No vendors or service technicians will be allowed access unless they have been given prior authorization. • After the final customer/patient leaves, and the front door has been locked, one employee will conduct an initial walk-through of the area.
• Special attention will be paid to restrooms, employee area, storage rooms, inventory room, and any areas where individuals could be hiding.
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• One employee will be designated to conduct a final walk through of the premises before final closing.
At this time, the employee will confirm that all cash, negotiable items, and valuables have been properly stored and that all safes and cabinets have been locked. The alarm system controlling the safes, cash kiosks, and vaults will be armed at this time. • Prior to leaving, all lights will be turned off, except for those lights that will allow the lobby to remain visible from the street after hours.
• Two or more employees will remain in the facility until final closing. • Before leaving, closing manager shall review the security cameras for an “all-clear” to exit and then text the security for an “all-clear” to exit. The closing manager will arm the premise alarm system and verify that the employee exit door is locked from outside. Remaining employees will be escorted to their vehicle by the security guard.
OPERATING TIMELINE AND NARRATIVE OF CONSTRUCTION AND TENANT
IMPROVEMENTS
PROPOSED IMPROVEMENTS
Most of our tenant improvements will be aesthetic. The unit at this time is empty with no internal walls or fixtures. Therefore, demolition will be minimal. The unit already has a functioning sprinkler system. We will ensure all electrical and plumbing is updated and functions properly, and we will ensure an adequate HVAC system which meets the requirements of cannabis retail operations is installed. We will insert non-load bearing walls (see floor plan) to create a: Reception, Sales Area, Employee Break Room, Secure Product Storage room, and a Management/Security/Meeting room. After all structure and utility components are sufficient, we will follow our Culture design concept to create a beautiful store with natural wood and stone features throughout, with touches of blue and green accent in line with our brand.
ASSUMPTIONS TO CALCULATE PROJECTED DATES
Planning Review and Corrections will take 2 months = complete by September 1, 2021 Interviews with City Council will take 2 months = complete by November 15, 2021 Issuance of Permits will take 1 month = complete by December 15, 2021
DESIGN/PLAN REVIEW
Complete September 1, 2021
Entitlement (CUP)
• Drawing and other document prep: 2-3 weeks
• Plan check/Building/Fire/Police Department Review: 5-8 weeks (this heavily depends on the city) Construction Documents
• Survey and creation of as-builts: 2 weeks
• Plan preparation: 4 weeks
• Permitting: 8-12 week (this heavily depends on the city)
SIGNAGE APPROVAL
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Complete October 1, 2021
All signage at the licensed premises will conform to city Municipal Code.
ISSUANCE OF STATE LICENSE(S)
Complete September 1, 2021
We will submit for and obtain a Type-10 Store-Front Retail license for Medicinal and Adult-Use with the Bureau of Cannabis Control. Current processing time to receive a Provisional State License is approximately 4-8 weeks from the time of issuance of a City license. A Provisional State License cannot be issued until a valid City license has been issued.
ISSUANCE OF CBOP/LAND USE PERMIT
Complete September 1, 2021
We anticipate it will take anywhere from 4-8 weeks to obtain a final approved Land Use Permit from the City Planner.
ISSUANCE OF BUILDING PERMIT
Complete November 31, 2021
We anticipate it will take anywhere from 8-12 weeks to obtain all necessary building permits to commence tenant improvements from the City.
COMPLETION OF CONSTRUCTION
Approximate January 31, 2022. We project tenant improvements to take 8-12 weeks to complete.
ISSUANCE OF OTHER REGULATORY PERMITS
Complete February 31, 2022 and pending final Health Department and Business Licensing inspections.
We anticipate it will take anywhere from 4-8 weeks from the time of a City issued license/permit to obtain all other regulatory permits to operate.
OPENING OPERATIONS
Quarter 1, 2022. If completion of construction is on schedule for July-August 2021, pending final City Health Department and Building inspections, we project commencing retail sales by September-October 2021.
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STATEMENT OF DELIVERY SERVICE
Delivery service to customers that place mobile orders will be provided through our retail store.
Culture shall not deliver cannabis or cannabis products to any location outside of California or to any location within California where the delivery of cannabis or cannabis products has been prohibited by the city or county.
Our procedures for customer identification and delivery address identification are described in further detail below.
DELIVERY PLAN
Culture utilizes secure delivery vehicles that can:
• Adequately monitor delivery processes
• Comply with state and city delivery protocols
• Ensure the security of delivery drivers and inventory being transported
PROCEDURE
• Delivery Car Loading:
o Loading at the facility will take place under the supervision of a security guard at the front parking lot of the facility. All products will be transported from the dispensary to the vehicle and from the vehicle to the designated drop-off locations in a sealed and locked container.
Access to the container will require both combination input on an electronic keypad and a physical key.
o All cannabis goods must be placed in an opaque exit package prior to leaving the premises o Delivery car will not contain more than $5,000 of cannabis goods at any time • Delivery Window:
o Deliveries will only take place between 8:00 a.m. and 10:00 p.m. • Tracking:
o Deliveries will be made only within the State of California which we confirm by requiring submission of GPS tracking records
o All transport vehicles will be equipped with GPS monitoring and will be required to update the retailer upon every completed delivery
o We will require the use of a real-time wireless reporting of all deliveries to monitor delivery, which helps prevent diversion during the delivery process. It also allows us to track the location and delivery time of products
• Secured Inventory:
o Vehicles will be equipped with either a secure lockbox or locking cargo area o Vehicles will not have any cannabis identification, and no medicine or paraphernalia will be visible
o The transport vehicles will be newer model and temperature controlled o Products remain in the locked transport container during transport. The incoming container will be removed from the delivery vehicle under the supervision of a minimum of two employees. The container will only be opened once it is securely inside the dispensary • Delivery Drivers:
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o Deliveries will only be made by employees of the retailer o Drivers will be required to successfully complete training, how to prevent robberies, protect their lives, and stop “car jackings”
o Drivers must remian with the delivery vehicle at all times when cannabis is present o Drivers shall possess a valid driver’s licenses and carry identification which shall be made available to law enforcement or other federal, state, or local government officials, if necessary, to perform the inquiring entities functions and duties
o While engaged in the transport of cannabis and within reasonable time before and after same, drivers may not wear any clothing or insignia which signifies the agent may be in possession of cannabis
• Transportation Manifest
o Proof of automobile and corresponding liability insurance o The name, license number, and premises address of the retailer o The name; license number, and premises address of the consumer receiving the cannabis goods
o The date and time of departure from the licensed premises and approximate date and time of departure from each subsequent customer location, if any o Arrival date and estimated time of arrival at each delviery location o Driver license number of the driver and the make, model, and license plate number of the vehicle used for transport.
VEHICLE INFORMATION
The specific vehicle information for each delivery vehicle to be utilized by Culture is demonstrated below.
Culture will update this document as more vehicles are added and/or retired from delivery services. Further, if additional vehicles are used or the following information changes, Culture shall update the local and state registry with the updated delivery vehicle information.
Delivery vehicles will be maintained under an automobile insurance policy at a minimum or greater than the required minimum policy amounts set by the city and state regulations.
All delivery vehicles utilized by Culture will be equipped with a vehicle alarm system.
Only qualified employees, that have passed Culture’s rigorous delivery specific training sessions, shall be allowed to deliver cannabis products. In addition, the employee must have a clean driving record and be over the age of twenty-one (21). Culture shall maintain an accurate, current list of delivery employees, and shall provide the list to the Bureau upon request. All delivery employees shall be at least 21 years of age, have a valid state driver’s license, and have a clean driving record. Criminal background checks for all delivery employees will be conducted.
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TRAINING
Delivery drivers hired by the dispensary shall be trained on delivery procedures and protocols enclosed within this delivery plan, in-line with the dispensary employee handbook, and in accordance with all local and state regulations. Delivery employees must follow the protocols of this dispensary, which aligns its procedures with those of the local and state regulations. No delivery driver may carry cannabis goods or products for any other licensed retailer, or any other cannabis business on his or her person, or in the dispensary’s delivery vehicle, while performing deliveries on behalf of this dispensary. If the delivery driver is using a private vehicle, these same rules shall apply for the time during which the delivery driver is being employed and is being paid on the clock for this dispensary.
Training shall include, but not be limited to, driver safety and security, emergency preparedness, cash handling, product security, breaches of security, vehicle maintenance, vehicle inspections, rules and regulations for cannabis delivery services, identity verification methods, traffic laws, break rules, unplanned stops or unforeseen events, GPS and navigation system use, communication/radio system use, order fulfilling and manifest/logs, communicating with local law enforcement, customer service, community sensitivity, dangers and risks of the deviation of cannabis products.
No delivery driver shall commence working until all training courses have been completed to the satisfaction of the management team, and in accordance with local and state regulations.
All delivery employees will be trained on the city and state regulations for cannabis and will partake in all training exercises that the dispensary employees are mandated to attend. The dispensary may send a Manager 070
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or an Assistant Manager on random “ride-along” trips, to ensure the driver is aware of and following all necessary protocols. Culture may choose to utilize body-camera devices for additional security and for training purposes.
Only employees directly employed by Culture shall deliver cannabis goods. Only specifically trained employees shall deliver cannabis products to end consumers. Prior to delivery, the employee shall perform a manual and visual inspection of the delivery vehicle and shall ensure the GPS tracking system and active alarm are fully functional. If there are any issues with the vehicle, especially the safety features, the vehicle shall not be used until the issue has been resolved. In addition, delivery drivers will enroll in an online driver education program which will teach them how to handle potential hazards they may encounter on the job. Each driver will be well informed on the following security and use policies regarding the delivery of cannabis products.
No employee shall consume cannabis goods while on-duty, whether delivering cannabis goods to consumers, or while waiting for additional delivery requests at the premises.
Delivery employees will be trained on the following company policies:
• Company vehicles must only be used for official business; • Delivery personnel may operate company vehicles only on randomly selected routes; • Vehicles must be locked when they are parked and the alarm active; • The interior and exterior cleanliness of cars must be maintained by the delivery employee; • All traffic laws must be obeyed by the delivery employee, including speed limits; • The delivery employee shall not use the vehicle to give rides to any person (employee or otherwise) unless approved by the manager, and necessary for the Dispensary’s operations; • The delivery employee shall refuel the vehicle at the end of the shift, and shall try to do so when there is no cannabis products or cash in the vehicle;
• A vehicle inspection form must be completed at the beginning of each shift. This inspection involves the checking of fluids, checking for vehicular damage, equipment defects, and security feature glitches;
• Cannabis products must be transported in a safe, secure, and locked storage compartment that is part of the delivery vehicle. Cannabis products must not be visible from the exterior of the vehicle; • Drivers shall not make any unnecessary stops or detours, except in emergencies, and shall travel only from the dispensary to the consumer’s address, from consumer address to consumer address, and/or from consumer address back to the dispensary.
INCOMING ORDER PROCESSING
Culture’s website will provide to customers a user-friendly online shopping experience. There will be a complete list of products, organized by product type (topicals, pre-rolls, concentrates, edibles, etc.). Each product will have a clear picture and price on the main products page, and once clicked on, each product will have a specific product page complete with a full product description, average THC/CBD amount by percentage, effects of the product, and product reviews. Product reviews will be provided by customers. These reviews are meant to be helpful to other customers and will be screened for profanity or other offensive or harmful language.
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Customers will create an online account by providing their email address, a password for their account, and their cell phone number. When ordering, customers will enter their name, driver’s license/identification number, date of birth, height, eye and hair color, and delivery address. If this address is not at a private address in or around where it is permitted to deliver cannabis products to consumers, the order cannot be placed. The address will also be verified prior to delivery to ensure the address is not located on publicly owned land or any address on land or in a building leased by a public agency.
Cannabis delivery orders are placed online through Culture website, which is linked to the standard point-ofsale software. A retail store employee will be notified on the POS of an order placed for delivery, and if all information is complete and valid. Once the buyer and address have been verified as a physical address in California and not located on publicly owned land or on property leased by a public agency, the retail employee may prepare the order and inform the manager that a delivery is ready to leave the premise.
If at any time the company loses connectivity to its track and trace system for any reason, all deliveries will cease to take place, until such time that connectivity is restored. In the event of a loss of connectivity, the manager will communicate with the driver(s) that they should cease deliveries until further notice, and wait in the vicinity of their current location until further instructions are given. Should the manager anticipate the loss of connectivity to be for an unreasonably extended amount of time, the manager may instruct the delivery employee to cease all delivery activities and return to the premises with all cash and cannabis product to be recounted and manually tracked for inventory.
PREPARING ORDERS
The retail store employee charged with receiving and processing delivery orders received through Culture’s POS shall follow the dispensary’s delivery fulfillment procedures.
All of the product information will be scanned using the barcode tracking system. The employee will confirm that all cannabis and cannabis products to be delivered are labeled and placed in a re-sealable, tamper-evident, child-resistant package and shall include a unique identifier for the purposes of identifying and tracking cannabis and cannabis products. All cannabis products to be delivered shall conform to the local and state regulations for packaging of cannabis products. Employees shall ensure that all labels on the cannabis products conform to the local and state regulations for labeling prior to exiting the facility. No product insufficiently packaged or labelled shall be permitted to leave the facility and should be properly handled according to the facility waste management protocols. No cannabis products that leave the facility intended for delivery shall be contained within any packaging that may be attractive to children.
A delivery manifest will be generated and printed for the delivery employee. The delivery employee will be provided with instructions for order of deliveries, routes, and reminded of cash protocol by the manager on duty, example below.
VEHICLE PRODUCT STORAGE
Only enclosed motor vehicles will be utilized by the dispensary. No foot, bicycle, skateboard, drone, public or other form of transportation will be utilized by the dispensary for delivery. Neither cannabis product nor cash shall be visible from outside the vehicle. The vehicle shall have permanently affixed lock boxes inside, one to store cannabis product and the other to store the cash. No cash or product shall be left unattended in 072
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the vehicle unless it is locked and the alarm active, and no cash or product shall be left in the vehicle overnight.
No portion of the enclosed box, container, or cage, as defined in section 5417 of the BCC Regulations, shall be comprised of any part of the body of the vehicle or trailer.
No more than $5,000 worth of cannabis product shall be in the vehicle at any given time. The value of cannabis goods shall be determined using the current retail price of all cannabis goods carried by, or within, the delivery vehicle of the dispensary delivery diver. The value of cannabis goods carried in the delivery vehicle for which a delivery request was not received and processed by Culture prior to the delivery employee departing from the premises will not exceed $5,000.
ORDER PROCEDURES
The manager will verify the delivery driver’s cash on hand count, and will load the products to be delivered into the vehicle’s secure, fixed, storage container. All loadings for delivery shall be done by the delivery driver and a security guard in the parking lot located at the front of the facility. No cash or cannabis goods shall be loaded into the delivery vehicle anywhere but in the facility parking lot. Both the delivery employee and the security guard will ensure the two-way communication system and GPS are in good working order. The manager will ensure the vehicle navigation system is in good working order, and that the pre-set routes have been loaded into the system. The delivery vehicle will have adequate fuel to avoid unnecessary stops. A delivery employee shall not leave Culture’s premises with cannabis goods without at least one delivery order that has already been received and processed by Culture. The delivery employee shall only perform deliveries for Culture and shall not perform deliveries for any other third-party licensed retailer at the same time. For clarity, all cannabis products carried in a delivery employees’ vehicle at any given time shall be those originating from one dispensary only. Delivery employees may not simultaneously deliver for more than one dispensary.
In accordance with state and local regulations, a delivery may be made to any jurisdiction within the State of California provided that such delivery is conducted in compliance with all delivery provisions of the Bureau.
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business shall ensure, upon receipt of a delivery request, that the customers address is located within the State of California, is a physical location, and is not a school, day care center, or youth center as defined by the Division.
Before leaving Culture’s premises, the delivery driver must have a delivery inventory ledger of all the cannabis goods in the vehicle. For each cannabis good, the delivery inventory ledger shall include (table below):
• Type of good
• Brand of good
• Retail value of each good
• Track and trace identifier of each good
• Weight, volume, or other accurate measure of each good Following each customer delivery, the delivery inventory ledger must be updated to reflect the current inventory in possession of the delivery driver (i.e., in the vehicle).
LOCATION TRACKING
A permanent Global Positioning System (GPS) device shall be affixed to each delivery vehicle and shall remain active at all times during the delivery, so that the licensed dispensary can track the geographical location of the vehicle. The GPS device for each vehicle will be owned by the dispensary and used for delivery operations only. Each vehicle will be equipped with an active vehicle alarm system. The GPS communications will be transmitted to the dispensary security system so that a manager or security personnel can track the delivery driver’s location at all times. The driver shall not deviate or make unplanned stops except in the event of an emergency, for necessary rest, fuel, or vehicle repair stops, or because road conditions make continued use of the route unsafe, impossible, or impracticable. All deliveries of cannabis goods shall be made in person; Culture shall not use unmanned vehicles for purposes of delivery. The GPS tracking system should be capable of tracking the delivery employee at all times and maintain a documented history of all locations traveled to by the delivery employee while engaged in delivery. All location history shall be maintained by the business for a period of no less than ninety (90) days and will be stored electronically and securely with Culture’s electronic data storage system. All records will be made available to state or local officials at any time.
DATE DELIVERY
EMPLOYEE
ID
PRODUCT
DESCRIPTION
BRAND WEIGHT VALUE
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COMMUNICATION WITH HOS AT LICENSED PREMISE
The delivery employee shall use vehicle-mounted, hands free navigation system at all times, and a blue-tooth devide to make calls and communicate with retail security. The delivery employee shall not use a hand-held cell phone while driving and shall make efforts to maintain the navigation routes, except in the event of an emergency, for necessary rest, fuel, vehicle repair stops, or because road conditions make continued use of the route unsafe, impossible, or impracticable. The delivery employee shall carry a copy of Culture’s city and state retail licenses, the employee’s government-issued identification, and an identification badge issued by Culture. Delivery employees shall avoid making unnecessary stops, or from deviating from the navigation system route or the delivery manifest instructions as much as possible. Should a delivery driver need to make a stop, re-fuel the vehicle, or deviate from the route, the manager or security guard shall be notified of all the pertinent details. The delivery driver shall maintain a log that includes all stops from the time the driver leaves Culture’s premises to the time the driver returns to Culture’s premises. The log shall also include the reason for the logged stop. The log shall be turned in to the manager upon the driver’s arrival back at the dispensary.
Culture shall maintain the logs pursuant to its record keeping policies.
NAVIGATION
The delivery employee shall use vehicle-mounted, hands free navigation system at all times, and shall make efforts to maintain the navigation routes, except in the event of an emergency, for necessary rest, fuel, vehicle repair stops, or because road conditions make continued use of the route unsafe, impossible, or impracticable.
Delivery employees shall not use hand-held navigation devices and shall not use their personal cell phones while driving, to either communicate with the dispensary, or to navigate. All navigation devices will be GPS communicating with the dispensary system so the manager can track the driver’s route in real time. Should there be unforeseen events, such as construction or road-blockages, the delivery driver shall notify the dispensary manager of the anticipated change in route or stop to be made. 075
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BREAKS AND STOPS
The driver shall take a route from the licensed dispensary to the delivery address, directly from delivery address to delivery address, or delivery address back to the licensed dispensary. All stops should be communicated to the dispensary manager. At no time shall the vehicle be left idling. Unattended vehicles must be locked with the alarm system activated. Required rest breaks shall be communicated to the dispensary manager and logged in the driver’s stop log. Delivery employees shall not fulfill orders received while in the process of a delivery unless accompanied by a valid delivery request receipt. Delivery request receipts received while in the process of a delivery shall contain all information required by section 5420 of the bureau of cannabis control regulations, except the date and time of delivery and the consumer’s signature. All cannabis product that is not intended for immediate delivery shall be accurately logged and the logs updated when fulfilling new delivery requests received while away from the dispensary. The delivery driver shall not leave the state of California while possessing cannabis goods. The driver shall not consume cannabis goods while delivering cannabis good to consumers, or at any time in between scheduled deliveries, including while on required rest breaks.
The delivery driver shall maintain a log that includes all stops from the time the driver leaves Culture’s premises to the time the driver returns to Culture’s premises (table below). The log shall also include the reason for the logged stop. The log shall be turned in to the Manager upon the driver’s arrival back at the dispensary. Culture shall maintain the logs pursuant to its record keeping policies.
RECEIVING NEW ORDERS
Delivery employees may receive orders while in the process of a delivery. All orders will originate from the dispensary, and the delivery employee shall not receive or fulfill orders for any other dispensary at the same time. Delivery vehicles will not carry any cannabis goods or products of a value in excess of $5,000. If a delivery driver does not have any delivery requests to be performed for a 30-minute period, the driver shall not make any additional deliveries and shall return to the licensed premises. Required meal breaks shall not count towards the 30-minute period.
When the dispensary receives new delivery order requests, a delivery request receipt will be electronically sent to a delivery driver that is currently out on or returning from a delivery. Culture will utilize electronic devices capable of receiving delivery request receipt information in the appropriate form to meet all state regulations.
The dispensary will use its best efforts to utilize the driver closest to the delivery destination, and that has the necessary product to fulfill the order.
DATE EMPLOYEE
ID #
LOCATION OF STOP REASON FOR STOP
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When a delivery employee receives a request electronically, the driver shall make a reasonable effort to finish the current delivery, and then stop or park the vehicle at a reasonable moment, and a reasonable location without violating any road or parking regulations. The delivery employee shall then review the delivery request receipt and cross-reference the vehicles current inventory log to ensure the request can be adequately fulfilled. Once this is confirmed, the delivery employee shall communicate with the dispensary manager that s/he can fulfill the request, shall confirm the most reasonable route to be taken, and anticipated time of the delivery. The manager and delivery employee shall both update their delivery manifest to account for the additional delivery/ies to be made. Stop logs, inventory logs, cash logs, and any other necessary documentation will be updated to include delivery requests received while outside the dispensary.
Culture will not stock delivery vehicles with more than a $5,000 value of cannabis products at any given time.
Culture will use its inventory tracking system to evaluate sales and determine the best-selling products to supply the delivery driver with a variety likely to be requested by consumers. While the dispensary cannot anticipate the needs of every consumer, it will use its best efforts to keep a variety of products stocked in the delivery vehicle to fulfill orders sufficiently. In the case that none of the dispensary’s drivers can fulfill a delivery request receipt, one of the drivers will need to return to the dispensary to fulfill the order before making the delivery.
DELIVERY REQUEST RECEIPT
• The delivery request receipt will include (see below):
• Name and address of Culture
• First name and employee number of the delivery employee who delivered the order • First name and employee number of Culture employee who prepared the order for delivery • The first name of the customer and a retailer-assigned customer number for the person who requested the delivery
• Date and time the delivery request was made
• Delivery address
• A detailed description of all cannabis goods requested for delivery, which shall include the weight, volume, or any other accurate measure of the amount of cannabis goods requested. • The total amount paid for the delivery, including any taxes or fees, the cost of the cannabis goods, and any other charges related to delivery.
• Upon delivery, the date and time the delivery was made, and the handwritten or electronic signature of the customer who received the deliver
• The driver will only physically deliver the cannabis product to the consumer that ordered the product and shall manifest to the identity of the person and shall take a photo of the front and back of the identification. Finally, the consumer shall sign a copy of the delivery receipt. Culture may also choose to utilize handheld electronic scanning devices to verify the validity of the consumer’s photo identification. A copy of the delivery receipt shall be furnished to the consumers upon delivery, a copy shall be sent electronically to the dispensary system, and a hard copy, if available, shall be maintained for record keeping.
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DELIVERY REQUEST RECEIPT
CANNABIS
GOODS
UID Weight/
Volume
Number of Units Total
Weight/
Volume
Cost per
Unit
Total
Cost
Cost of cannabis goods
Taxes
Fees
Delivery charges
TOTAL AMOUNT DUE
Delivery Employee
First Name: _______________________
Employee number: _______________________
Prepared by
First Name: _______________________
Employee Number: _______________________
Ordered by
Customer First Name: _______________________
Customer Number: _______________________
Delivery Request
Date: _______________________
Time: _______________________
Delivery Address _______________________
_______________________
_______________________
Date & Time Delivery Made: _______________________
Customer Signature: _______________________
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DELIVERY TO CONSUMER
Prior to arriving at any physical delivery location, Culture must have received a delivery request from a customer and provided the delivery request receipt to the driver electronically or in hard copy form.
Drivers will first look for standard parking, either street parking or parking lot parking (if available) to keep the vehicle from creating obstacles in the flow-of traffic. However, the drivers shall not park in reserved parking spots or attempt to navigate narrow driveways or thoroughfares that could create congestion and nuisance for residents. In the event parking is not possible or feasible, the driver will park in an area that creates the least amount of congestion and obstacle for any traffic, and shall not park near blind curves or hills.
In addition, drivers will not use their horns to alert customers they have arrived, and shall be quiet and unobtrusive when walking through apartment common areas, shall not walk across lawns or landscape features, and shall try to remain on sidewalks, walkways, and compacted paths.
Once the delivery employee has arrived at the delivery location and legally parked as close to the address as possible, the delivery employee shall use the two-way radio communication device to inform the manager that he/she will be stepping out of the vehicle to make a delivery. Once the delivery employee is at the address, he/she will verify the consumer’s identity by checking a valid, unexpired California driver’s license, passport, or other acceptable form of government issued identification. The driver shall cross-reference the delivery manifest to the identity of the person and shall take a photo of the front and back of the identification. Finally, the customer shall sign a copy of the delivery receipt. A copy of the delivery receipt shall be given to the consumer, and a copy shall be maintained and sent electronically to the dispensary tracking system as well.
All delivery receipts and identification verifications shall be maintained with Culture records for no less than seven (7) years. Culture may also choose to utilize handheld electronic scanning devices to verify the validity of the consumer’s photo identification, electronic signatures, and an electronic record of all delivery sales.
If the delivery employee will be accepting payments in cash from the consumer, the delivery employee shall ensure that he/she is never carrying an abundance of cash on his/her person. The delivery employee shall only remove a reasonable amount of cash from the vehicle cash safe to give change to the consumer for the purchase.
All cash shall be immediately stored in the vehicles safe.
RETURN TO DISPENSARY
The delivery employee shall return to the dispensary immediately upon completion of all delivery routes, or if the driver does not have any delivery requests to be performed for a 30-minute period, the driver shall return to Culture premises and not make any additional deliveries. The employee shall inform a manager of his/her return to the dispensary. Together with the security personnel, the manager and delivery employee shall unlock the vehicle safe and remove any cash to be deposited in the dispensary safe and shall return all undelivered cannabis goods to inventory, and all necessary inventory and track-and-trace records shall be updated as appropriate that day. All delivery manifests and delivery receipts shall be handed over to the manager for proper review and archiving. The manager shall review the receipts for any anomalies. Delivery employees shall not hang out in the delivery vehicles or loiter around the premises while waiting for their next delivery run to commence.
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AUDITING
A copy of the delivery receipt given to the consumer shall be maintained and sent electronically to the dispensary tracking system. All delivery receipts and identification verifications shall be maintained with Culture records for no less than seven (7) years. When a delivery driver returns to the dispensary, all logs and receipts will be reviewed by the manager for accuracy and anomalies. Any issues will be addressed immediately by the manager, and law enforcement shall be notified if any suspicious activity is suspected.
Just as a retail location may use “secret-shoppers” to get an undercover look at the quality of the sales team, the dispensary may work with local law enforcement or hired personnel to set up “secret-shoppers” for the delivery operations. This will give the dispensary management team another assurance that delivery employees are following all protocol to mitigate the possibility of theft or diversion of cannabis products or cash.
Customer feedback is also an essential element of auditing the delivery services provided by the dispensary.
Culture will send confirmation of delivery notifications to all customers who placed orders for delivery.
Culture may also utilize feedback resources and customer surveys or questionnaires to get information on the process and quality of the delivery employee’s service.
The dispensary management team will be responsible for closely monitoring the delivery routes and shall notify law enforcement immediately if any suspicious activity is suspected.
Each employee shall be assigned a distinct number by Culture that will allow Culture to identify the employee on documents or records using the number rather than the full name of the employee. Culture shall also assign customers a unique, distinct number that will allow Culture to identify the customer in documents or records using the number rather than the customer’s full name. Upon request from the Bureau, Culture will be able to identify the employee or customer associated with the unique, given number. The driver shall verify the consumer’s identity by checking a valid, unexpired California driver’s license, passport, or other acceptable form of government issued identification.
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PUBLIC BENEFITS PROPOSAL FOR DEVELOPMENT AGREEMENT
Culture anticipates contributing $262,757 of funds to the City in its first year of operations. This is calculated as 2% tax revenue (1% of City Sales Tax, 1% Measure AA, included in the City’s 8.75% sales tax), public benefit fee ($20/gross square footage), and community benefit contributions (proposed 2% gross revenue). A greater explanation of our community benefit proposal to promote the public health, safety, and welfare is outlined below.
INCENTIVES TO THE CITY
Culture brings not only economic assistance, but support for many corners of the community. Advantages of our presence are local hiring and training commitments, volunteer hours, community beautification projects, substance abuse support, youth education events and seminars, domestic violence programs, outreach to the underprivileged and underserved communities, and much more.
TAX REVENUE
Based on current projections, Culture will be contributing a significant amount of tax revenue to the City, calculated at 2% of Total Product Sales (line item in Pro Forma projections), approximately $108,628 year one, $119, 491 year two, and $125,466 year three. Besides the significant tax revenue on gross sales, we will also pay the annual license fee, public benefit fee and community benefit contribution described below. Since we have a simple tenant improvement proposed, if we can expedite all building and permitting processes with the City to begin operations before our standard timeline, the City will start to see valuable revenue in just a matter of months.
CULTURE CARES PROGRAM
We will be an active supporter of the City of Wildomar by launching our CULTURE CARES program that will be headed by a Committee of 4 persons – two directors from Culture and two from the local community.
The local community representatives will be essential to the governance and accountability of the program and it is achieving its mission of giving back to the community. Culture will appoint the City’s Economic Development Director Kimberly Davidson to our 4-person committee, who has the knowledge and understanding of City needs to properly guide use in allocating the funds.
In addition to the standard development agreement benefit fee of $20 per square foot of gross retail space (2,275 square feet), with a 2-4% CPI annual increase as determined by the City, Culture is committed to budgeting 2% of gross revenue to the CULTURE CARES program, to be distributed as the Committee deems necessary and beneficial. The first year is projected to accumulate $108,628. Culture will keep a record of all monetary donations in accordance with its accounting policies for tax purposes and record reviews by City Staff.
Our owners will maintain an open line of communication City leaders to determine where initial allocations of funds may go, including to the following:
• Community Contributions;
• Funding for Infrastructure;
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• Phased infrastructure Improvements: Culture, guided by City leaders, is excited to take on any projects we can, over time, help to improve infrastructure;
• Funding for Additional Sheriff Patrols;
• Community Cleanup of Beautification Programs;
• Quantifiable Employment for Residents of the City (Culture will employ anywhere from 25-30 employees).
LOCAL NON-PROFITS PROGRAMS
Culture has begun reaching out to local organizations to determine where the CULTURE CARES program can direct its efforts. There are several that align with our business practices and philosophies, of which our Committee will further explore upon licensure.
The Initial Programs are:
Wildomar Park Nights
Movie in the Park Sat 7/25/20 7pm
Wildomar Night at the Storm Fri 7/31/20 8pm-10pm
Drive in Movie Night Sat 8/8/20 7pm Little
Astronomy Night Sat 8/22/20 7pm-9pm
Mariachi Night Sat 9/12/20 8pm-10pm
Trunk or Treat Sat 10/24/20 5pm-8pm
Breakfast with Santa Sat 12/12/20 8am-11am
Marna O’Brien Park
Storm Stadium League Field
Marna O’Brien Park
Marna O’Brien Park
Marna O’Brien Park
Fire Station 61
Furthermore, Culture is ready to support the projects that the city has in place such as the Responsible Compassion Program to help the City solve homelessness through a partnership with Social Work Action Group (SWAG).
Culture will also commit to a minimum of 20 hours a month of community service lead by its dedicated staff and ownership team. We are cognizant that human connections are just as important as money. Our CULTURE CARES staff will coordinate the volunteer hours to ensure we can provide the maximum benefit to our neighbors.
QUANTIFIABLE EMPLOYMENT FOR CITY RESIDENTS
We anticipate hiring approximately 25-30 employees to work in the retail store. We aim to hire a majority of full-time employees, and leave room for part-time employees that seek limited hours. Part-time staff helps us pad shifts to adjust for peak sales periods (whether it be daily or seasonally), and during promotional periods when we expect more traffic.
Overview of Positions:
General Manager (“GM”) - Responsible for oversight of all operations, day-to-day decision making, staffing, product selection, security oversight, etc.
Assistant Manager (“AM”) - Responsible to assist GM in day-to-day operations, if no GM is on site, an AM shall always be present.
Budtender - Responsible for Sales Floor management, direct sales to customers, and customer education 082
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Reception - Responsible for employee check-in, verifying identification, patient/customer file management Product Procurement - Responsible for tracking sales performance and product selection based on sales forecast, demand, and market trends.
Inventory Control Manager - Responsible for management of deliveries, storage of products, inventory audits, quality control, and waste management.
Security - A hired security firm will provide security guards that will work in shifts, rotate positions from Reception Area, Sales Floor, security camera surveillance, delivery/delivery car oversight, facility security, customer sales room flow.
Delivery Driver - Responsible to drive either company issued or personal, approved vehicles for mobile deliveries to verified customers at legal locations.
3 YEAR STAFFING PLAN INCLUDING PAY
Culture is committed to its staff and is offering a fantastic plan for experience levels from entry level to more senior positions. Some of these benefits include:
• Double time pay for those working on 8 listed holidays a year. • 8 vacation days per year.
• 4 personal days per year (for use as sick etc.)
• Pay rates for entry level positions that is 150% or more than the state or federal minimum wage levels. (California minimum wage chart source: https://www.dir.ca.gov/dlse/faq_minimumwage.htm) • Additional bonus compensation awarded to every staff member in the store based on store performance which can increase earnings by up to 15%.
• Management in training programs focused on developing employee skills and promoting from within.
Culture looks forward to hiring our staff from the local community which will contribute to substantial new jobs for the area. Culture is committed to hiring at least 75% of its employees from the city. Culture has crafted a hiring plan to ensure that whenever possible residents are hired and trained as daily staff. We ensure that the pay for each position is above average for comparable positions in the area.
Culture knows that there is limited experience in the cannabis industry in the City. In order to increase the hiring pool Culture offers entry level positions and includes comprehensive training including online courses on the types of cannabis, verifying doctor recommendations, checking ID’s, responsible consumption, California state laws and regulations, and all other cannabis industry knowledge. This ensures that Culture has the most qualified and knowledgeable staff from the area. Culture takes the necessary measures to advertise and interview residents through several media platforms including the Chamber of Commerce website, Craigslist, local newspapers, and hiring programs supporting the placement of veterans in the community.
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CONTINUING EDUCATION
Culture has an extensive employee training program which is required before any employee can interact with customers or patients. Culture has a 4-week program which includes classroom learning, printed reference materials, situational role playing, and on-the-job training with a current employee. Culture has many qualified employees that have signed offer letters who will bring their expertise to Culture and the training programs.
These employees, owners, and managers will be responsible in ensuring all current training is accurate and up to date with recent changes in the laws, emerging research in the cannabis field, changing legal status in state and federal courts, and other changes as they become relevant. The employee training program will include lessons relevant to the purchaser education plan. The goal of these lessons is to have properly informed employees who will abide by State laws, while serving the public with accurate, current knowledge to pass on to purchasers. Some of the topics covered in the employee training program that are relevant to purchaser education include:
• Understanding how to dispense cannabis according to State laws • Educate customers about local/state/federal laws
• Educate clients on legally transporting cannabis
• Assist customers in making informed product selections • Give suggestions to patients on products and ingestion methods based on their needs • Identify product diversion threats
• Understand the resources available to customers
NOTE: All employees will be trained on how to make suggestions to medical cannabis patients while not prescribing, recommending, or treating any specific illness or diagnosis. Culture’s employees are not trained medical professionals, and as such, will always inform our customers that they may merely suggest and inform, not diagnose or prescribe commercial cannabis for any reason at any time. They must inform all customers that they are not a qualified medical professional and they should seek the advice of their doctor before beginning or continuing with any kind of a cannabis regime. Our employees are tasked with providing accurate data to assist each customer make an informed decision for his/her needs.
There are several skills within the Retail Team that are straightforward, such as checking in an existing customer into the customer database. Once learned, these basic skills need minimal or no further development.
However, working at Culture, there are additional, important skills that should be continuously developed and improved over time. Culture Budtenders must continuously deepen their knowledge of laws and regulations, as well as customers’ rights, regarding the cannabis industry locally, statewide, and federally. In addition, associates will continuously grow their ability to effectively interact with all types of customers and all kinds of situations in a way that makes customers feel cared for and taken care of.
Culture will offer extensive, continuous training for all staff members and positions, as well as further cannabis industry education opportunities as they arise and are relevant to each member’s advancement within the company. We encourage all our team members to seek out additional opportunities to take courses, attend seminars, take online web series or classes, and more, to deepen their knowledge and skills in the cannabis industry. Culture will offer financial assistance, in the form of partial or complete coverage of expenses for voluntary educational opportunities. For all company mandated education, Culture will cover all expenses in full.
Some educational opportunities our Culture employees may partake in include:
• Oaksterdam University
https://oaksterdamuniversity.com/
• THC University Online Training Courses
https:// thcuniversity.org/
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• Cannabis Training University- How to become a Bud Tender https://cannabistraininguniversity.com/
• Various cannabis events across Southern California
CHAMBER OF COMMERCE
Culture joins the City Chamber of Commerce, paying all dues and beginning the process of an online and print listing. The Chamber of Commerce is selected as a partnership due to its core values aligning with those of Culture. We see this membership as an important part of our local enterprise plan, opening access to a directory of local businesses and key insight into the important issues to the community.
Membership with the Chamber of Commerce will be beneficial in determining how our CULTURE CARES program funding and volunteer hours can be best spent. Macy Newell will be attending the next scheduled meeting to begin solidifying a relationship with the Chamber. 085
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LOCAL VENDORS RFP
Besides direct hires for labor as noted in the business plan, Culture will stimulate broader economic development through the need of local vendors for supplies and services that will not be retained in-house.
These services will be sourced from local vendors whenever possible. Culture will guarantee that at least 75% of its contracted service companies and vendors are in the Riverside County Limits. This includes third-party contractors such as electricians, building contractors, plumbers, landscapers, cleaning services, storage, security, accountants, consultants, marketing and other services not yet foreseen. Culture has already begun seeking proposals for cleaning, landscape, and security services.
ENCOURAGING OVERALL PUBLIC HEALTH
Culture is committed to encouraging positive health and wellness in the community through specific programs, community involvement, and its standard operating procedures. Community programs such as yoga, wellness education sessions, CBD education, and employee training are the cornerstones of our commitment. We also offer online tracking programs for medical and adult use customers to track their consumption, effects, and types of cannabis or CBD they find beneficial. This ensures that medical patients are focused on treating their various symptoms with the appropriate medicine and dosage. This also tracks consumption for all users to combat overconsumption through education.
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ODOR ABATEMENT PLAN
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OVERVIEW
Culture has designed the following odor abatement plan which includes a filtration plan and system in accordance with the local regulations to prevent nuisance odors from being detected off site. The system will prevent cannabis odor which is distinctive to the operations from being detected in any neighboring suites, common areas, sidewalks, outside areas, adjacent lots, or anywhere outside of the operation. In addition to the following hardware and operations plan all products provided will be in a sealed child proof container and the “no on-site consumption” rules will be enforced by staff and security on and around the premises.
EQUIPMENT
Equipment technical data is included in the product inserts attached for industry standard Can Filter’s line of Australian granulated activated carbon. This system is a proven method to eliminate volatile organic compounds, pollutants, gasses, and odors from the air, and is utilized by many cannabis operators in the industry. Combined with a Can Filter brand “whisper quiet adjustable speed can fan,” the air is recirculated throughout the areas containing cannabis products and near entrance and exit doors to prevent odors from escaping the facility. The activated carbon literally traps and absorbs the carbon-based contaminants in the air.
CFM AIR CHANGE OVER CALCULATIONS
We have calculated air change over calculations based on the total volume of each section of the building. The air change over calculations provides a complete change over of the air every 3.8 to 19 minutes.
INSTALLATION
We include our proposed facility floor plan with an anticipated odor abatement system layout. The system will be installed by a professional contractor who will test the system to ensure functionality and that all stated air change over rates and cubic feet per minute rates are being achieved. In the customer areas such as the sales floor and the reception area, the system will be secured in the drop ceiling or on the wall and shielded from view using building materials that match the rest of the interior. In the storage room, the system will be in the drop ceiling or affixed to the wall at the city Building Department’s direction.
OPERATIONS
Culture will operate the odor abatement system in the reception and sales floor during business hours with and additional hour before and after to ensure all air in the rooms have been changed over several times. All product will remain in the secure storage room when the business is closed in sealed cabinets with the odor abatement hardware running 24 hours a day 7 days a week.
At the start of each business day a Culture employee will verify that all odor abatement equipment is functioning properly and check for odor at designated areas outside of the facility such as walkways, breezeways, parking lots, front and back portions of the buildings, near entrances and exits, and all shared interior and exterior areas.
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Culture will create and maintain a maintenance schedule with an HVAC specialist who will replace the activated carbon filters at manufacturer recommended intervals, maintain the fans, clean all intake and exhaust grates, check all timers/switches, and ensure the system is functioning as described in this plan.
NEIGHBORHOOD COMPLAINT AND COMMUNICATION PLAN
Culture will meet with all its neighbors and the surrounding community and make both a phone number and email address available for anyone to contact our management team with any concerns or complaints about the operations including cannabis odor. These reports can be made anonymously, and the management team will respond promptly to these reports and adjust the filtration system to mitigate any odor issues. 1 2
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NEIGHBORHOOD COMPATIBILITY
PLAN
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NEIGHBORHOOD OUTREACH MEETING
Culture will hold neighborhood outreach meetings to proactively address concerns neighbors of our proposed location may have with us operating in their community. If possible, we will hold meetings before a public hearing is scheduled. We will also continue to hold public outreach meetings throughout our presence in the city to keep an open line of communication and respond to any potential concerns. Due to the last several months of government and social shut-down for the global pandemic, our owners have been limited in their ability to play this active role in the community. However, as soon as permitted, we will be present without neighbors and the city to adequately prepare for our proposed project.
NEIGHBORHOOD INTEGRATION
Culture is dedicated to integrating into the neighborhood as smoothly as possible. There are several ways we approach neighborhood integration, and we are amenable to meet the desires and needs of our community.
We implement comprehensive policies with the objective of reducing the risk of creating any nuisance while improving the surrounding community. The methods we utilize to ensure integration occurs seamlessly is:
MINIMIZED SITE IMPACT
When we choose our site, we take into consideration the status of the building’s construction and the level of impact our construction improvements may have. We make tenant improvements to our licensed facility keeping in mind the disturbance extended construction, dust, rubbish, and construction vehicles may cause.
With these factors in mind, we chose a location in the city that will minimize the adverse impact of extended construction, and propose an expedited building process. The majority of our building improvements will occur internally, avoided sidewalk traffic interruptions, parking lot interruption, eyesores, noise, pollution, and unwanted vagrancy.
DAILY POLICIES
• Maintain a clean facility in good repair
• Ensuring customers, vendors, and employees behave appropriately when at the facility • Excluding customers who break the rules or divert or attempt to divert cannabis products • Providing a timely response to community concerns
SECURITY
Adequate security in and around the facility is a priority. The security incorporated at our facility will deter crime in the general vicinity. We also employ professional security guards to be on-site during all operating hours, and to patrol the facility in intervals while closed. Our state-of-the-art security surveillance system includes cameras, burglar alarms, fire alarms, and a panic system. All of our surveillance systems are connected to centrally monitored security companies, that alert us and the local authorities in case of breach or emergency. We also adhere to the following general policies:
• No loitering
• No unauthorized customers or visitors are permitted to enter the retail store • No sale, dispensing, or consumption of alcoholic beverages in or around the retail store, including the parking lot
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• No cannabis or cannabis products shall be left unattended or in an area that is not locked and secured, and no cannabis or cannabis product shall be inhaled, smoked, eaten, ingested, or otherwise consumed on the property, in the retail store, or in the parking areas of the property • Employees and security shall ensure that individuals do not enter or remain on the facility grounds if those individuals are not engaging in activity expressly related to the operations of the business (i.e., if they are not customers or visitors with a bona fide business purpose).
PROTOCOLS FOR MITIGATING NOISE
If excessive or above normal onsite noise is detected by management, Culture will implement certain protocols as discussed below.
Culture will take the following steps any time it receives a noise complaint:
• Investigate and determine the likely source of the noise • Access the effectiveness of available on-site management practices to resolve the noise event and immediately take steps to reduce the noise
• Determine if the noise traveled off-site by surveying the site perimeter and noting noise from the building; follow-up with neighbors as necessary, and
• Record the event for further investigation and operational review No Heavy Machinery. The facility will not be operating any heavy commercial or industrial machinery that generates an excessive amount of audible noise, and any equipment used will not generate noise detectable outside the walls of the building.
No Loitering. Culture also has a strict "no loitering" policy, which shall be enforced by employees and the security guard, helping to mitigate noise from being generated in the parking lot. This policy shall include a maximum of ninety (30) minutes of parking for each parking space and no overnight parking.
Record Keeping. Any time Culture receives a noise complaint, a management-level employee must record the information relative to the event in Culture’s records.
Noise Caused by Customer. If problematic noise is caused by persons on-site, the security guard shall approach the person(s) and request for the noise to be abated, if the person(s) refuse, the security guard shall request for the person(s) to remove themselves from the retail store. If the person remains noisy and disruptive and refuses to vacate the retail store, then the security guard shall follow protocols for mitigation of unruly persons (including alerting the local Police Department if necessary).
ENVIRONMENTAL IMPACT MITIGATION
Culture anticipates that our energy generation for the retail store will be minimal, similar to any other retail store of comparable size that has display cases to showcase products, standard retail store lighting, and a storage warehouse. Culture will not be cultivating or manufacturing at this location. No heavy machinery will be utilized, agricultural grow lights, or industrial processes will be conducted. There will not be heavy water usage such as that for an agricultural operation, and our waste and waste-water runoff will be minimal. 097
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Culture is committed to implementing sustainable practices, renewable energy, and water-efficient buildings.
Culture considers itself to be an environmentally conscious business and we are committed to considering and identifying all avenues and initiatives in order to be as ‘Green’ as possible. Culture will implement a range of energy-saving measures at the facility designed to reduce, reuse, and recycle, including:
• Energy-efficient lighting on the interior and exterior of the building; • Water saving devices for all tap faucets and facilities; • Use of recycled building materials (where possible) to reduce the carbon footprint of the facility; and • Full recycling of any secondary packaging materials.
The business will have no environmental impacts or adverse effects on the surrounding area. No odor is emitted from the premises, and to be safe we install an odor mitigation system to ensure any potential odor generated is eliminated. The facility will have minimal or no impact whatsoever on sewage, drainage, solid waste disposal, energy, roads, or public transportation.
Ventilation and Odor Control. In accordance with the procedures set forth in this section, Culture will ensure the following:
• Storage areas have properly balanced ventilation systems • The retail Manager ensures the regular maintenance of odor control equipment including regular cleanings and filter replacements as often as required
• Odor control equipment must employ activated carbon filtration and be serviced according to ions Environmental Control Records. All environmental control adjustments and maintenance records must be recorded in Culture’s records and maintained for a period of seven (7) years in accordance with applicable state law.
ENERGY-EFFICIENT VEHICLES
We will conduct retail delivery to end consumers and we will utilize only Hybrid vehicles to reduce fuel consumption and carbon emissions.
BIKE RACKS
We will have bike racks to encourage the use of alternative transportation for our customers arriving locally.
AIR EMISSIONS
Additionally, we are cognizant of the fact that procuring products locally dramatically reduces our carbon footprint. As we consider who and where to source our products from, we will consider not only their environmentally friendly procedures and practices, but also proximity to avoid unnecessary transportation expense, pollution, and burden on the environment.
COMMUNITY BENEFITS
Culture will be an active participant in the community through our Culture Cares program outlined in the Defvelopment Agreement section of this application. In tandem with the community benefits program involvement, we will be present and involved in local events such as community open houses, local chamber of commerce events, city/county fairs, and other events as they become available. Outside of the goals outlined 098
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in the Community Benefits section, the staff will be on hand to answer questions from the public, inform the public about the most recent cannabis research, current legislative efforts to federally reschedule cannabis, the benefits, and effects of cannabinoids such as CBD, and offer in-store and one on one education sessions.
HANDLING COMPLAINTS
While we work tirelessly to mitigate an adverse impact on the community, we still afford our neighbors an outlet to voice any questions or concerns that may arise. By making a form readily available, people can voice their concerns and rest assured they will be answered and handled appropriately.
Culture Holdings of Wildomar, Inc.
Culture Cannabis Club
33980 Mission Trail, Wildomar
Complaint Intake Form
Name:_______________________
Phone:_______________________
Email:_______________________
Address: _____________________
Date of Occurrence: ____________________________________ Location of Occurrence:_________________________________ Witness Contact Info:_______________________________________ Where any employee present or informed of the issue (employee name):________________________________ Nature of Occurrence:
________________________________________________________________________________________________ ________________________________________________________________________________________________ ________________________________________________________________________________________________ ________________________________________________________________________________________________ ________________________________________________________________________________________________ ______________________________________________________________________________ Desired Resolution:____________________________________________________________________________ FOR INTERNAL USE:
Manager Review: ______________________________
Date Reviewed:________________________________
Complainant Contacted: ___ How:________________ When:__________________________ 099
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Action take to
Resolve:_________________________________________________________________________________________ __________________________________________________________________________________________ Authorities Notified:___________________________________________________________________________ Follow up Required:___________________________________________________________________________
ODOR MITIGATION
To preserve the retail facility and the community surrounding the retail facility, Culture has established methods to prevent the spread of odor beyond the retail facility walls and combat offensive odors within the retail facility. If an odor is reported coming from the retail facility at any time, Culture will make it a priority to find the source of the spreading odor and eliminate the cause. From there, Culture will revisit its standard operating procedures to determine appropriate modifications, if any.
Upon discovering odor escaping the retail facility in any quantity, Culture will:
• Immediately prioritize finding the source of the odor • Eliminate the cause of the odor, and
• As necessary, modify the operating procedure to ensure the prevention of future incidents
CHARCOAL FILTERS
Culture will install multiple charcoal-filled carbon filters placed strategically in the facility to filter the offensive odor created by cannabis. Certain carbon filters will be set up as scrubbers where they constantly "scrub" the air by taking in dirty air and releasing clean air. Other filters will take in dirty air, filter it, and transport the air via ducts to a specific room to further cleanse it. Other filters will take in dirty air, filter it, and transport the air via ducts to a specific room to further cleanse it.
HVAC SYSTEMS
The facility will be equipped with Energy Star HVAC technology which allows an energy-efficient means of controlling the retail facility’s climate, and the facilitation of proper ventilation to prevent the spread of unwanted odors. HVAC equipment will provide the following:
• Installation of vent dampers;
• Analysis of systems and replacement of inefficient components; • Use of programmable thermostats and controls; and
• Sealing and insulation of ducts and hot water pipes.
VENTILATION AND ODOR CONTROL
In accordance with the procedures set forth in this section, Culture will ensure the following:
• Storage areas should have properly balanced ventilation systems; Dehumidifier equipment must be installed and maintained as necessary;
• The retail facility manager must ensure the regular maintenance of odor control equipment including regular cleanings and filter replacements as often as required; 100
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• Odor control equipment must employ activated carbon filtration and be serviced according to ions.
Culture’s air system will create negative air pressure between the interior and exterior of the premise to ensure that odors from within the premises will not be detected outside of the premises. 101
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PARKING ANALYSIS PLAN
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K2 Traffic Engineering, Inc.
1442 Irvine Blvd, Suite 210, Tustin, CA 92780 T.714-832-2116 Email: [email protected] August 18, 2021
Hide Iwagami, Architect / CEO
Hestia Atelier, LLP
555 Anton Blvd. Suite 150
Costa Mesa, CA 92626
Re: Parking Analysis – Proposed Cannabis Retail
33980 Mission Trail, Suite A-B, Wildomar
Hi Hide,
Per your request, we have conducted a parking analysis for the proposed cannabis dispensary. The study has shown that sufficient parking is provided to accommodate the parking demand of all existing and proposed uses. This letter presents our methodology, finding, and recommendation in regards to the sufficiency of on-site parking.
PROJECT INFORMATION
The proposed cannabis dispensary is located at 33980 Mission Trail, Suites A and B, in the City of Wildomar. The proposed hours of business are 8 am to 10 pm daily.
Suite A is currently vacant; Suite B is the former professional office of “Multiservicio Latino”. The combined gross floor area will be 2,275 sq. ft. The site provides a total 52 parking spaces, including three (3) accessible spaces. Site plan is shown in Exhibit 1.
EXISTING TENANTS
Existing tenants in the same building include convenient store/gas station, hair salon, Domino’s Pizza, etc. There is no other vacant unit besides the subject unit at the time of this study. A complete list of tenant information can be found in Table 1. 103
800
NO
PARKING NO PARKING
PROJECT SITE
DN
UP
2,275 SF 76 Gas Station
& The Goods Market
Domino's Pizza Best Hair Cuts & Skin Care Audio Waves
DN
16 BUNDY CANYON
2 1
4 5 5
1 2
3 5
3 6
7 7
MISSION TRAIL
6 6
7 6
8 9
10 TYP.
11 12
12 12
13 14
13 13
15 16
16 16
17 18
19 20
22 21
2324
38'-7"
58'-11"
190'-9"
3 25 26
4 27
27 44
100'-8"
S H E E T
sheet plotted:
drawing file name:
w:\projects\bloomstone\wildomar\design\cup\a1.0 - site Jun/10/2021 @ 11:51 AM plan.dwg A1.0
SITE PLAN
N
1 SITE PLAN 3/32"=1'-0"
KEYNOTES
1 2
EXISTING ACCESSIBLE PARKINGEXISTING ACCESSIBLE LOADING AREA 3 EXISTING CURB RAMP
Project Number:Plan Check Number:
PRELIMINARY - NOT FOR CONSTRUCTION
CULTURE CANNABIS
CLUB OF WILDOMAR 33980 MISSION TRAIL SUITE A & B
WILDOMAR, CA 92595
555 ANTON BLVD. SUITE 150
COSTA MESA, CA. 92626
D G SE I N | A R C H TI CE UT R E
HE S TI A ATELIER
I H D E N O R I I W A G A M I
2021-06-09 CUP SUBMITTAL
4 56789
10 11
121314
PROPERTY LINEEXISTING TRASH ENCLOSUREEXISTING PARKING LIGHTEXISTING LANDSCAPINGEXISTING MAILBOX CABINETEXISTING GAS STATION CANOPY STRUCTUREEXISTING GAS STATION MANHOLEEXISTING TRANSFORMER BOXEXISTING FIRE HYDRANTEXISTING SIDEWALKEXISTING CMU SITE WALL 15 EXISTING ACCESSIBLE PARKING SIGNAGE16 EXISTING PARKING17 EXISTING POWER POLE18 EXISTING TENANT SIGNAGE19 EXISTING GAS STATION SIGNAGE 20 EXISTING TRAFFIC SIGNAL CABINET
21 EXISTING SWITCHBOARD CABINET
22 EXISTING AWNING STRUCTURE ABOVE23 EXISTING ROOF ACCESS LADDER24 EXISTING ACCESS GATE 25 EXISTING BUS STOP SIGN
26 EXISTING BUS STOP BENCH27 EXISTING STREET TRAFFIC LIGHTS EXHIBIT 1. SITE PLAN
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Table 1. Tenant Information and Joint Use Parking Matrix Prepared:8/18/2021 K2 Traffic Engineering, Inc.
Address Business Name Use Business Hours Sq. Ft. Parking Requirement Req'd
Parking
Spaces
33982 Mission Trail
The Goods Market/ 76 Gas
Station Convenience Market 24 Hours/7 Days 2,847 1 per 200 Sq. Ft. 14.2 33980 Mission Trail Ste A, B
(Proposed)
Cannabis Retail General Retail Daily 8am-10pm 2,275 5.5 per 1,000 Sq.Ft. 12.5 33980 Mission Trail Ste C Domino's Pizza
General Retail (TakeOut Restaurant) M-Th 10am-12am; F,Sa 10am-1am 1,321 5.5 per 1,000 Sq.Ft. 7.3 33980 Mission Trail Ste D
Best Hair Cuts and Skin
Care Barber/ Beauty Shop M-F 9am-6pm; Sa, Su 9am-5pm 1,235 1 per 150 Sq. Ft. 8.2 33980 Mission Trail Ste E Audio Waves Auto Service (Stereo) M-Sa 10:15am-6pm 2,728 4 per Service Bay 4.0 10,406 Total 46.2
Parking Demand 47
Parking Capacity 52Surplus (= Parking Capacity - Parking Demand) 5 Source: Property Mangement
Wildomar Municipal Code
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Parking Analysis Update for Proposed Cannabis Retail August 18, 2021 33980 Mission Trail, Suite A, Wildomar Page 4 of 5
K2 Traffic Engineering, Inc.
1442 Irvine Blvd, Suite 210, Tustin, CA 92780 T.714-832-2116 Email: [email protected]
PARKING REQUIREMENT
According to Wildomar’s Municipal Code (Section 17.188.03), the parking requirement for general retail, including neighborhood, community and regional shopping center is 5½ parking spaces per 1,000 sq. ft. net leasable floor area. The City’s code does not specify any parking ratio for cannabis retail uses. For comparison purposes, the study found that Riverside County’s Municipal Code (Section 17.188.03) requires one space per 200 sq. ft. of gross floor area (GFA) for cannabis retail uses. As a conservative approach, the study determines that 12.5 (Say 13) parking spaces should be provided for proposed cannabis retail store of 2,725 sq. ft. based on 5½ parking spaces per 1,000 sq. ft. net leasable floor area.
PARKING FOR OTHER TENANTS
Although the shopping center as a whole fits the description of a neighborhood, community and regional shopping center, the parking calculation look into specific uses of each tenant as shown in Table 1. For example, The Goods Markets (convenience market) has applied one (1) parking space per 200 square feet. Best Hair Cuts and Skin Care (hair salon and beauty shop) has applied one (1) parking space per 150 square feet. Audio Wave (auto service), car stereo sales and installation services, has applied four (4) parking spaces per service bay. The overall demand is 47 parking spaces for all tenants, including the proposed project and existing tenants. With a capacity of 52 parking spaces, the site has a parking surplus of five (5) spaces.
Table 2. Parking Calculation
Parking
Spaces
Overall Parking Demand
(Project + Existing Tenants) 47
Parking Provided 52
Parking Surplus 5
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Parking Analysis Update for Proposed Cannabis Retail August 18, 2021 33980 Mission Trail, Suite A, Wildomar Page 5 of 5
K2 Traffic Engineering, Inc.
1442 Irvine Blvd, Suite 210, Tustin, CA 92780 T.714-832-2116 Email: [email protected]
SUMMARY
Parking for the proposed cannabis retail can be sufficiently accommodated by the existing parking capacity at the shopping center. No parking overflow onto adjacent roadways is expected. The site adequately provides three (3) accessible spaces among a total of 52 parking spaces, meeting the ADA requirement set forth by the American with Disability Act of 1990.
Regards,
K2 Traffic Engineering, Inc.
Jende Kay Hsu, T.E.
California Licensed TR2285
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Page | 108
TITLE REPORT
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CLTA Preliminary Report Form Order Number: 6200221
(Rev. 11/06) Page Number: 1
First American Title