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
Agency Name
County of Riverside
Contact Types
Lead/Public Agency


Cross Streets
Jean Nicholas Rd, Winchester Rd.
Total Acres
Parcel #
State Highways
Susan LaVorgna Elementary

Notice of Completion

State Review Period Start
State Review Period End
State 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
Development Types
Commercial (Sq. Ft. 16707, Acres 0.38, Employees 12)
Local Actions
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


Notice of Completion [NOC] Transmittal form

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