Beyond Food Mart, Gas Station, Express Carwash & Starbucks with Drive-Thru; CZ2100009 and PPT210


SCH Number
Lead Agency
Riverside County
Document Title
Beyond Food Mart, Gas Station, Express Carwash & Starbucks with Drive-Thru; CZ2100009 and PPT210
Document Type
MND - Mitigated Negative Declaration
Present Land Use

Document Description
The Applicant is requesting the approval of a Plot Plan to construct and operate a 5,185 square-foot convenience store, a fueling station with eight fueling islands, a 2,315 square-foot car wash, and a 2,226 square-foot drive-thru Starbucks. The Project Site is an existing vacant parcel described as Assessor’s Parcel No. 480-462-004. The 2.94 acre parcel is located on the northwest corner of Jean Nicholas Road and Winchester Road (SR-79) in the unincorporated community of French Valley within the County of Riverside. The Project Site has a current land use designation of Light Industrial (LI) and Zoning of Industrial Park (I-P). The Project Applicant is requesting a Change of Zone to Manufacturing-Service Commercial (M-SC). The County of Riverside requires approval of a Plot Plan for service and commercial uses within the M-SC Zone. The eight fueling islands with 16 fueling dispensers will be located under a 5,320 square-foot canopy near the southwestern end of the Project Site. The site plan includes two underground storage tanks (USTs) and one (1) Healy Tank(s) (clean air separator). The Proposed Project includes two bioretention basins and landscape areas, designed to capture 3,950 CF and 3,078 CF of runoff.

Contact Information
Deborah Bradford
County of Riverside
Lead/Public Agency
4080 Lemon Street 12th Floor. PO Box 1409.
Riverside, CA 92502

Phone : (951) 955-6646


33°36'35.03"N 117°6'34.21"W
Cross Streets
Jean Nicholas Rd, Winchester Rd.
Total Acres
Parcel #
State Highways
Susan LaVorgna Elementary

Notice of Completion

Review Period Start
Review Period End
Development Type
Commercial (Sq. Ft. 16707, Acres 0.38, Employees 12)
Local Action
Site Plan Rezone
Project Issues
Aesthetics Agriculture and Forestry Resources Air Quality Biological Resources Cultural Resources Cumulative Effects Drainage/Absorption Energy Flood Plain/Flooding Geology/Soils Greenhouse Gas Emissions Growth Inducement Hazards & Hazardous Materials Hydrology/Water Quality Land Use/Planning Mandatory Findings of Significance Mineral Resources Noise Population/Housing Public Services Recreation Schools/Universities Sewer Capacity Solid Waste Transportation Tribal Cultural Resources Utilities/Service Systems Wildfire
Reviewing Agencies
California Air Resources Board (ARB) California Department of Conservation (DOC) California Department of Fish and Wildlife, Inland Deserts Region 6 (CDFW) California Department of Parks and Recreation California Department of Transportation, District 8 (DOT) California Department of Water Resources (DWR) California Highway Patrol (CHP) California Native American Heritage Commission (NAHC) California Natural Resources Agency California Regional Water Quality Control Board, Santa Ana Region 8 (RWQCB) Office of Historic Preservation


Draft Environmental Document [Draft IS, NOI_NOA_Public notices, OPR Summary Form, Appx,]
BRA MSHCP Update May 20, 2020   PDF 174 K Cultural Report Non-Confidential   PDF 3924 K FINAL AQGHG   PDF 4114 K Initial Study 6   PDF 4477 K MSHCP Jan 31, 2020   PDF 345 K NOI MND Legal Ad   PDF 79 K Noise 10   PDF 6149 K Prelim WQMP   PDF 637 K Summary Form   PDF 611 K TIA 9   PDF 7224 K VMT Memo Update 1   PDF 348 K
Notice of Completion [NOC] Transmittal form
NOC   PDF 314 K

Disclaimer: The Governor’s Office of Planning and Research (OPR) accepts no responsibility for the content or accessibility of these documents. To obtain an attachment in a different format, please contact the lead agency at the contact information listed above. You may also contact the OPR via email at or via phone at (916) 445-0613. For more information, please visit OPR’s Accessibility Site.

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