PC09-004Resolution No. 09-004
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF MENIFEE
RECOMMENDING APPROVAL OF
GENERAL PLAN AMENDMENT NO. 1057
Whereas, the applicant, Kensington West, LLC., filed a formal application with
the County of Riverside for General Plan Amendment No. 1057 to alter the General Plan
Land Use Designation of APN 336-090-004 from Community Development: Medium
High Density Residential (CD: MHDR) (5-8 dwelling units per acre) to Community
Development: High Density Residential (CD: HDR) (8-14 dwelling units per acre); and,
Whereas, the General Plan Amendment No. 1057 was presented during a
General Plan Initiation Hearing before the Riverside County Planning Commission on
August 6, 2008, who made a recommendation to the Riverside County Board of
Supervisor's to initiate the General Plan Amendment application; and,
Whereas, the General Plan Amendment No. 1057 was presented during a
General Plan Initiation Hearing before the Riverside County Board of Supervisor's on
September 30, 2008 who approved the initiation of the General Plan Amendment
application; and,
Whereas, the General Plan Amendment No. 1057 was transmitted to public
agencies, public utilities for comment on October 30, 2008 for review and comment;
Whereas, the General Plan Amendment No. 1057 was transmitted to the Native
American Tribes on November 20, 2008 for comment pursuant to Senate Bill 18 for
review and comment; and,
Whereas, on September 8, 2009, the City of Menifee Planning Commission
considered public testimony and materials in the staff report and accompanying
documents, which hearing was publicly noticed by a publication in the newspaper of
general circulation, an agenda posting, and notice to property owners within 600 feet of
the project site boundaries; and
Whereas, on September 8, 2009, the City of Menifee Planning Commission
made the following findings for General Plan Amendment No. 1057:
1. The project site is designated Community Development: Medium High Density
Residential (CD: MHDR) (5-8 dwelling units per acre) on the Sun City/Menifee
Valley Area Plan.
2. The project proposes to alter the General Plan land use designation of the site
from Community Development: Medium High Density Residential (CD: MHDR) (5-
8 dwelling units per acre) to Community Development: High Density Residential
(CD: HDR) (8-14 dwelling units per acre).
3. The proposed amendment from Community Development: Medium High Density
Residential (CD: MHDR) (5-8 dwelling units per acre) to Community
Development: High Density Residential (CD: HDR) (8-14 dwelling units per acre)
does not involve a change to or conflict with:
(1) The Riverside County Vision as adopted by the City of Menifee: A
High Density Residential (HDR) Land Use Designation for the parcel in
question will achieve the future vision of General Plan.
(2) Any General Plan Principle: The proposed project will not change nor
be in conflict with any of the General Plan's principles.
(3) Any Foundation Component designation in the General Plan: The
project designation would be within the same Community Development
Foundation Component. Thus, the proposed Amendment is consistent
Foundation.
4. The proposed Amendment contributes to the achievement of the purposes of the
General Plan.
The Land Use Element of the General Plan argues that a wide range of
housing shall be provided throughout the county, from large lot rural settings
to high density urban developments. The amendment would contribute to the
goal of the development of a variety of housing types, styles and densities
that are accessible to and meet the needs of a range of lifestyles, physical
abilities, and income levels by providing additional housing for senior citizens.
In addition, the proposed amendment is adjacent to Very High Density
Residential uses to the north of the project site, and single family residential
uses to the east and beyond Interstate 215 to the west. The proposed
Amendment is consistent with the existing development in the project vicinity.
5. Special circumstances or conditions have emerged that were unanticipated in
preparing the General Plan.
When the Medium High Density Residential (MHDR) was established for this
parcel in 2003, the designation was appropriate. However, due to market
conditions, the density approved under PP19469 (6.64 dwelling units per
acre) precludes the development of the senior apartment complex.
The current amendment would correct the designation to balance cost of
development and increase the opportunities for affordable senior housing to
the maximum extent possible the site can yield. Under the proposed High
Density Residential (HDR) land use designation it can be between 178.24
and 312 dwelling units. The proponent proposes to develop a maximum of
221 units at a density of 11.2 dwelling units per acre.
Furthermore, on June 1, 2008 Menifee voters decided that their communities
become an autonomous city which was not anticipated when the General
Plan was prepared. Development projects and services in the community of
Sun City, located within the City of Menifee, has traditionally leaned toward
senior citizen services including the provision of senior housing. The site for
the proposed project is located within this community.
A finding can be made that the proposed increase in density would allow for
the development to move forward and for the provision of additional senior
housing opportunities within the Sun City community of the City of Menifee.
6. The project site is located within the Highway 79 Policy Area which establishes
guidelines to ensure that overall trip generation from residential development
within the policy area produce traffic generation at a level that is 9% less than the
trips projected from the General Plan traffic model residential land use
designations. The County Transportation Department reviewed the proposed
project and determined that the project is consistent with the Highway 79 Policy
Area. The proposed project is anticipated to generate less than 100 trips in either
the AM or PM peak hours.
NOW, THEREFORE, the Planning Commission of the City of Menifee resolves
and orders as follows:
The Findings set out above are true and correct.
2. General Plan Amendment No. 1057 is hereby approved.
PASSED, APPROVED AND ADOPTED this the 8th day of September, 2009, by
the following vote: �J
AYES: 1' f41&t l__,,�(�t•&'i(ViA' Waz� ,
NOES: ILVa
ABSENT: "-/Y)tf)A
ABSTAIN: -yJLP3`'
Matthew Liesemeyer, Chair
Attest:
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Kathy Bennett, City Clerk &
Planning Commission Secretary