Perris planning commission approves Beyond Food Mart convenience store, gas canopy and car wash

The Perris Planning Commission on March 19 unanimously approved a conditional use permit and parcel merger to allow a 7,250-square-foot Beyond Food Mart convenience store with a drive-through, a 5,000-square-foot auto fueling canopy (autos only) and a 1,673-square-foot automated car wash at the northeast corner of Ethanac Road and Trumbull Road.

Staff recommended approval of Conditional Use Permit 22-05292 and Parcel Merger 23-05049, plus adoption of a Mitigated Negative Declaration. The commission approved the project 5-0 after a public hearing that included written comments from the City of Menifee and technical questions about site access, landscaping and the local presence of native plants.

Project details and conditions: Associate Planner Alfredo Garcia said the proposal meets Perris Municipal Code parking standards with a surplus of nine spaces and provides 18.8 percent drought-tolerant landscaping (city minimum is 10 percent). The site will provide 39 parking spaces, including two EV charging stations; access is proposed via a right-in/right-out driveway on Ethanac Road and a full-access driveway on Trumbull Road. Staff recommended several conditions to address circulation and safety; the project’s fuel canopy is for autos only and the conditions prohibit truck fueling or truck parking on site.

Consultant and applicant remarks: Applicant Michael Ramirez said Beyond Food Mart operates other Perris-area locations and will be the operator of the new store. He described the applicant’s food-service model as an owner-operated convenience store that also offers branded quick-serve options (the applicant described arrangements with food brands such as Nathan’s and Fatburger in other stores). Ramirez told the commission the company has completed environmental and utility coordination and said the design follows the chain’s standard prototype with modern materials and a canopy design.

Planning questions from commissioners and public comments: Commissioners asked about the Menifee letter expressing concerns over driveway proximity to the Ethanac/Trumbull intersection; staff said the Ethanac driveway will be right-in/right-out by condition and the project includes a widened right-turn pocket and right-of-way dedication if Menifee’s concurrence is needed for a future median. Commissioners also asked about native-plant landscaping and the presence of paniculate tarplant; staff and the applicant said the landscaping plan follows the city’s plant palette and that the tarplant is not listed under state or federal endangered-species lists. The applicant said the airport-land-use review and the California Environmental Quality Act analysis had been completed without new issues.

Vote and next steps: Commissioner Isaac Lopez moved to approve the CUP and parcel merger; the commission voted 5-0. Staff will reflect the commission-recommended clarifications in final conditions (including revised language on truck fueling and minor text clarifications to the IS/MND) before transmittal to the City Council as part of the project record.