Loading...
PC15-224RESOLUTION NO. PC 15-224 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF MENIFEE, CALIFORNIA RECOMMENDING APPROVAL OF GENERAL PLAN AMENDMENT NO. 2014-016, TO AMEND THE LAND USE DESIGNATION OF A 240.3-ACRE AREA FROM 2.1-5 DWELLING UNITS PER ACRE (2.1-5R) TO SPECIFIC PLAN (SP) AND A TECHNICAL CORRECTION TO THE GENERAL PLAN CIRCULATION ELEMENT TO RECTIFY MAPPING ERRORS WHICH RESULTED IN INACCURATE DEPICTIONS OF THE ALIGNMENT OF GOETZ ROAD Whereas, on February 6, 2014, the applicant, Cimarron Ridge, LLC, filed a formal application with the City of Menifee for General Plan Amendment No. 2014-016 (the "Project") to change the General Plan land use designation of the property identified as APNs 330-220-004, 330-220-005, 330-220-007, 330-220-008, 330-220-010, 330- 220--011, 330-220-012, 330-220-013, 330-230-003, 330-230-010, 330-230-013, 330- 230-015, 330-230-029, 330-230-032, 330-230-034, 330-230-035, 330-230-036, 330- 230-037, 330-230-038, 330-230-039, 330-230-040, 330-230-041, 335-070-036, 335- 070-037, 335-070-038, 335-070-039, 335-070-040, 335-070-041, 335-070-046, 335- 070-047, 335-070-048, 335-430-017 from 2.1-5 Dwelling Units Per Acre (2.1-5R) to Specific Plan and a technical correction to the General Plan Circulation Element to rectify mapping errors which resulted in inaccurate depictions of the alignment of Goetz Road; and Whereas, on August 12, 2015, the Planning Commission held a duly noticed public hearing on the Project, considered all public testimony as well as all materials in the staff report and accompanying documents for General Plan Amendment No. 2014- 016, which hearing was publicly noticed on July 31, 2015 by a publication in a newspaper of general circulation (i.e., The Press Enterprise), an agenda posting, and notice to property owners within 300 feet of the Project boundaries, and to persons requesting public notice; and NOW, THEREFORE, the Planning Commission of the City of Menifee resolves as follows: Section 1. With regard to General Plan Amendment No. 2014-016, the Planning Commission hereby makes the following findings: Consistency with the General Plan. The General Plan Amendment is consistent with the General Plan, Specific Plan (if applicable), and applicable General Plan objectives, policies, and programs. The General Plan land use designation for the subject parcel is 2.1-5 Dwelling Units/Acre Residential (2.1-5R). This designation is intended for single-family detached residences at a density between 2 to 5 dwelling units per acre. Properties to the north are designated Public Utility Corridor (PUC) and Economic Development Corridor (EDC). Properties to the east are designated 2.1 to 5 Dwelling Units per Acre Residential (2.1-5R) and 5.1 to 8 Dwelling Units per Acre Residential (5.1-8R). Properties to the south are designated as 2.1 to 5 Dwelling Units per Acre Residential (2.1-5R). Properties to the west are within the City of Perris. The project proposes to amend the land use designation on the project site from 2.1-5R to Specific Plan (SP) to reflect the proposed Cimarron Ridge Specific Plan (Specific Plan 2013-247) and its land use designations pursuant to Resolution No PC 15-224 Planning Case 2014-016 GPA August 12, 2015 Resolution PC 15-223. The Specific Plan proposes a total of 756 single-family dwelling units on 24.03 gross acres for an overall density of 3.1 dwelling units per acre. This level of density is consistent with the current land use designation of 2.1-5R. The project also proposes a technical correction to rectify mapping errors which resulted in inaccurate depictions of the alignment of Goetz Road. Specifically, Exhibit C-3 Roadway Network of the General Plan recognizes two alignments for Goetz Road at the intersection with Valley Boulevard: 1) the existing, built alignment of Goetz Road that would merge with Valley Boulevard, and, 2) the re- alignment of Goetz Road that would include a controlled intersection with Valley Boulevard. The technical correction would modify Exhibit C-3 to show only the controlled intersection. The traffic study for the general plan analyzed the controlled intersection; however, this was not reflected on the exhibit. Pursuant to Ordinance 348 Section 2.45, the proposed General Plan Amendment to change the land use designation of the project site from 2.1-5 Dwelling Units Per Acre (2.1-5R) to Specific Plan (SP) does not involve a change in or conflict with the General Plan Vision or, any General planning principle of the General Plan; would contribute to the purposes of the General Plan; special circumstances or conditions have emerged that were unanticipated in preparing the General Plan, in particular to allow development of lots with a minimum lot size below 7,200 square feet under the City's current Zoning Code is best accomplished through the preparation and adoption of a Specific Plan. Pursuant to Ordinance 348 Section 2.4.17, the proposed General Plan Amendment to correct the alignment of Goetz road within the Circulation Element would not change any policy direction nor intent of the General Plan and is an error that needs to be corrected. In addition, the General Plan Amendment is consistent with the following General Plan goals and policies in particular: Goal LU-1 Land uses and building types that result in a community where residents at all stages of life, employers, workers, and visitors have a diversity of options of where they can live, work, shop, and recreate within Menifee. LU-1.1 Concentrate growth in strategic locations to help preserve rural areas, create place and identity, provide infrastructure efficiently, and foster the use of transit options. LU-1.2 Provide a spectrum of housing types and price ranges that match the jobs in the City and make it possible for people to live and work in Menifee and maintain a high quality of life. LU-1.5 Support development and land use patterns, where appropriate, that reduce reliance on the automobile and capitalize on multimodal transportation opportunities. LU-1.6 Coordinate land use, infrastructure, and transportation planning and analysis with regional, county, and other local Resolution No PC 15-224 Planning Case 2014-016 GPA August 12, 2015 agencies to further regional and subregional goals for jobs - housing balance. LU-1.7 Ensure neighborhood amenities and public facilities (natural open space areas, parks, libraries, schools, trails, etc.) are distributed equitably throughout the City. LU-1.8 Ensure new development is carefully designed to avoid or incorporate natural features, including washes, creeks, and hillsides. LU-1.9 Allow for flexible development standards provided that the potential benefits and merit of projects can be balanced with potential impacts. LU-1.10 Buffer sensitive land uses, such as residences, schools, care facilities, and recreation areas from major air pollutant emission sources, including freeways, manufacturing, hazardous materials storage, and similar uses. HE-1.1: Specific Plans. Support residential growth and infill in specific plan areas and along corridors where comprehensive neighborhood planning is completed and adequate infrastructure is planned. HE-1.2: Housing Design. Require excellence in housing design with materials and colors, building treatments, landscaping, open space, parking, and environmentally sensitive design practices. HE-1.3: Housing Diversity. Provide development standards and incentives to facilitate a range of housing, such as single family, apartments, senior housing, and other housing types in rural, suburban, and urban settings. HE-2.4 Parks and Recreation. Enhance neighborhood livability and sustainability by providing parks and open spaces, planting trees, greening parkways, and maintaining a continuous pattern of paths that encourage an active, healthy lifestyle. HE-2.5 Public Facilities and Infrastructure. Provide quality community facilities, infrastructure, traffic management, public safety, and other services to promote and improve the livability, safety, and vitality of residential neighborhoods. Goal C-1: A roadway network that meets the circulation needs of all residents, employees, and visitors to the City of Menifee. C-1.1 Require roadways to: • Comply with federal, standards. • Meet the needs of users. state and local design and safety multiple transportation modes and Resolution No PC 15-224 Planning Case 2014-016 GPA August 12, 2015 • Be compatible with the streetscape and surrounding land uses. • Be maintained in accordance with best practices. C-1.4 Promote development of local street patterns that unify neighborhoods and work with neighboring jurisdictions to provide compatible roadway linkages at the City limits. Goal C-2: A bikeway and community pedestrian network that facilitates and encourages nonmotorized travel throughout the City of Menifee. C-2.1 Require on- and off-street pathways to: • Comply with federal, state and local design and safety standards. • Meet the needs of multiple types of users (families, commuters, recreational beginners, exercise experts) and meet ADA standards and guidelines. • Be compatible with the streetscape and surrounding land uses. • Be maintained in accordance with best practices. C-2.2 Provide off-street multipurpose trails and on -street bike lanes as our primary paths of citywide travel, and explore the shared use of low speed roadways for connectivity wherever it is safe to do so. C-2.3 Require walkways that promote safe and convenient travel between residential areas, businesses, schools, parks, recreation areas, transit facilities, and other key destination points. C-2.4 Explore opportunities to expand the pedestrian and bicycle networks; this includes consideration of utility easements, drainage corridors, road rights -of -way and other potential options. GoalOSC-1:A comprehensive system of high quality parks and recreation programs that meets the diverse needs of the community. OSC-1.1 Provide parks and recreational programs to meet the varied needs of community residents, including children, youth, adults, seniors, and persons with disabilities, and make these facilities and services easily accessible and affordable to all users. OSC-1.2: Require a minimum of five acres of public open space to be provided for every 1,000 City residents. Resolution No PC 15-224 Planning Case 2014-016 GPA August 12, 2015 OSC-1.3: Locate and distribute parks and recreational facilities throughout the community so that most residents are within walking distance (one-half mile) of a public open space. OSC-1.4: Enhance the natural environment and viewsheds through park design and site selection while preserving sensitive biological, cultural and historic resources. OSC-2.1: Develop recreational trails for hiking, biking, and equestrian use throughout the City, making them, to the extent feasible, accessible to people of different neighborhoods, ages, and abilities. OSC-4.1: Apply energy efficiency and conservation practices in land use, transportation demand management, and subdivision and building design. OSC-5.4: Establish clear and responsible policies and best practices to identify, evaluate, and protect previously unknown archaeological, historic, and cultural resources, following applicable CEQA and NEPA procedures and in consultation with the appropriate Native American tribes who have ancestral lands within the City. OSC-5.6: Develop clear policies regarding the preservation and avoidance of cultural resources located within the City, in consultation with the appropriate Native American tribes who have ancestral lands within the City. OSC-7.2: Encourage water conservation as a means of preserving water resources. OSC-7.5: Utilize a wastewater collection, treatment, and disposal system that adequately serves the existing and long-term needs of the community. Goal OSC-8: Protected biological resources, especially sensitive and special status wildlife species and their natural habitats. OSC-8.1: Work to implement the Western Riverside County Multiple Species Habitat Conservation Plan in coordination with the Regional Conservation Authority. OSC-8.8: Implement and follow MSHCP goals and policies when making discretionary actions pursuant to Section 13 of the Implementing Agreement. Goal OSC-9: Reduced impacts to air quality at the local level by minimizing pollution and particulate matter. OSC-9.1: Meet state and federal clean air standards by minimizing particulate matter emissions from construction activities. Resolution No PC 15-224 Planning Case 2014-016 GPA August 12, 2015 OSC-9.3: Comply with regional, state, and federal standards and programs for control of all airborne pollutants and noxious odors, regardless of source. OSC-9.5: Comply with the mandatory requirements of Title 24 Part 11 of the California Building Standards Code (CALGreen) and Title 24 Part 6 Building and Energy Efficiency Standards. Goal OSC-10: An environmentally aware community that is responsive to changing climate conditions and actively seeks to reduce local greenhouse gas emissions. OSC-10.4: Consider impacts to climate change as a factor in evaluation of policies, strategies, and projects. Goal CD-1: A unified and attractive community identity that complements the character of the City's distinctive communities. CD-1.3 Strengthen the identity of individual neighborhoods/communities with entry monuments, flags, street signs, and/or special tree streets, landscaping, and lighting. Goal CD-3: Projects, developments, and public spaces that visually enhance the character of the community and are appropriately buffered from dissimilar land uses so that differences in type and intensity do not conflict. CD-3.3 Minimize visual impacts of public and private facilities and support structures through sensitive site design and construction. This includes, but is not limited to: appropriate placement of facilities; undergrounding, where possible; and aesthetic design (e.g., cell tower stealthing). CD-3.8 Design retention/detention basins to be visually attractive and well integrated with any associated project and with adjacent land uses. CD-3.9 Utilize Crime Prevention through Environmental Design (CPTED) techniques and defensible space design concepts to enhance community safety. CD-3.10 Employ design strategies and building materials that evoke a sense of quality and permanence. CD-3.12 Utilize differing but complementary forms of architectural styles and designs that incorporate representative characteristics of a given area. CD-3.13 Utilize architectural design features (e.g., windows, columns, offset roof planes, etc.) to vertically and horizontally Resolution No PC 15-224 Planning Case 2014-016 GPA August 12, 2015 articulate elevations in the front and rear of residential buildings. CD-3.14 Provide variations in color, texture, materials, articulation, and architectural treatments. Avoid long expanses of blank, monotonous walls or fences. Goal CD-6: Attractive landscaping, lighting, and signage that conveys a positive image of the community. CD-6.1 Recognize the importance of street trees in the aesthetic appeal of residential neighborhoods and require the planting of street trees throughout the City. Goal S-1: A community that is minimally impacted by seismic shaking and earthquake -induced or other geologic hazards. S-1.1 Require all new habitable buildings and structures to be designed and built to be seismically resistant in accordance with the most recent California Building Code adopted by the City. Goal S-2: A community that has used engineering solutions to reduce or eliminate the potential for injury, loss of life, property damage, and economic and social disruption caused by geologic hazards such as slope instability; compressible, collapsible, expansive or corrosive soils; and subsidence due to groundwater withdrawal. S-2.1 Require all new developments to mitigate the geologic hazards that have the potential to impact habitable structures and other improvements. S-2.3 Minimize grading and modifications to the natural topography to prevent the potential for man -induced slope failures. Goal N-1: Noise -sensitive land uses are protected from excessive noise and vibration exposure. N-1.1 Assess the compatibility of proposed land uses with the noise environment when preparing, revising, or reviewing development project applications. N-1.2 Require new projects to comply with the noise standards of local, regional, and state building code regulations, including but not limited to the City's Municipal Code, Title 24 of the California Code of Regulations, the California Green Building Code, and subdivision and development codes. N-1.3 Require noise abatement measures to enforce compliance with any applicable regulatory mechanisms, including Resolution No PC 15-224 Planning Case 2014-016 GPA August 12, 2015 building codes and subdivision and zoning regulations, and ensure that the recommended mitigation measures are implemented. N-1.8 Locate new development in areas where noise levels are appropriate for the proposed uses. Consider federal, state, and City noise standards and guidelines as a part of new development review. N-1.14 Minimize vibration impacts on people and businesses near light and heavy rail lines or other sources of ground -borne vibration through the use of setbacks and/or structural design features that reduce vibration to levels at or below the guidelines of the Federal Transit Administration. Require new development within 100 feet of rail lines to demonstrate, prior to project approval, that vibration experienced by residents and vibration -sensitive uses would not exceed these guidelines. N-1.15 Employ noise mitigation practices and materials, as necessary, when designing future streets and highways, and when improvements occur along existing road segments. Mitigation measures should emphasize the establishment of natural buffers or setbacks between the arterial roadways and adjoining noise -sensitive areas. The City of Menifee has two (2) active conservation plans within the City's boundary, the Western Riverside County MSHCP, and the Stephens' Kangaroo Rat Habitat Conservation Plan (SKR-HCP). The subject site is within the jurisdiction of the SKR-HCP and the Western Riverside County MSHCP. The project site is located inside the Stephen's Kangaroo Rat (Dipodomys stephensi) (SKR) Fee Area. The proposed project is located within the boundaries of the Western Riverside County Multiple Species Habitat Conservation Plan; however, the project is not located with a Criteria Cell or Cell Group. The project will be subject to the payment of fees for a residential project consistent with the Riverside County Ordinance 810.2 as adopted by the City of Menifee. Therefore, the project will not conflict with the provisions of the adopted HCP, Natural Conservation Community Plan, or other approved local, regional, or State conservation plan and the impact is considered less than significant. 2. Consistency with the Zoning Code The project proposes to change the zoning classification of the project site from a mix of One -Family Dwellings (R-1), One -Family Dwellings 10,000 square foot minimum (R-1-10,000), and Open Area Combining Zone (R-5) to Specific Plan (SP with the associated Change of Zone 2014-017 application pursuant to Resolution PC 15-225. The SP zone would reflect the proposed Cimarron Ridge Specific Plan (Specific Plan 2013-247) pursuant to Resolution PC 15-223 to primarily allow for the development of detached single family dwellings, parks, and basins as proposed by the Tentative Tract Map. Resolution No PC 15-224 Planning Case 2014-016 GPA August 12, 2015 The project is surrounded to the north by properties zoned Rural Residential (R- R), to the south properties zoned Controlled Development Areas (W-2), to the east properties zoned One -Family Dwellings 10,000 square foot minimum (R-1- 10,000), One -Family Dwellings (R-1), and Residential Incentive (R-6), and to the west properties within the City of Perris zoned R-20,000, R-6,000, and Open Space. The zoning code requires that projects be consistent with the General Plan and no discretionary permits can be issued if requested projects are not consistent with the General Plan. The current mix of One -Family Dwellings (R-1), One - Family Dwellings 10,000 square foot minimum (R-1-10,000), and Open Area Combining Zone (R-5) does not allow for the size of lots proposed by the associated Tentative Tract Map and development standards proposed by the associated Specific Plan. Therefore, the proposed general plan amendment and Specific Plan would be necessary to potentially approve the Tentative Tract Map and Specific Plan to develop the property. 3. Surrounding Uses. Approval of the application will not create conditions materially detrimental to the public health, safety and general welfare or injurious to or incompatible with other properties or land uses in the project vicinity. Existing uses to the north and east include single family residential, to the south and west is vacant land. The proposed project would allow for the development of single family dwellings similar to existing development to the east and west within the City of Perris. The project is compatible with the surrounding land uses, general plan land use designations and zoning classifications. The project incorporates quality design and landscaping which will enhance the area. Environmental impacts resulting from the project have been analyzed in an Environmental Impact Report which determined impacts including, but not limited to biological resources, cultural resources, and noise would all be less than significant. However, the Environmental Impact Report did determine that potentially significant impacts to air quality and traffic could occur. Mitigation measures were included to reduce the impacts to air quality and traffic as feasible, but potentially significant impacts may still occur and a Statement of Overriding Considerations is included for the Environmental Impact Report and this project as pursuant to Resolution PC 15-222. Despite these potentially significant impacts to air quality and traffic, the project is not anticipated to create conditions materially detrimental to the public health, safety and general welfare or injurious to or incompatible with other properties or land uses in the project vicinity. 4. Compliance with CEQA. Processing and approval of the permit application are in compliance with the requirements of the California Environmental Quality Act. An Environmental Impact Report ("EIR") has been completed for the project and recommended for certification by the City Council pursuant to Resolution PC 15- 222. The Tentative Tract Map at issue is consistent with the EIR, which the Planning Commission has considered as part of its proceedings. Resolution No PC 15-224 Planning Case 2014-016 GPA August 12, 2015 Section 2. The Planning Commission of the City of Menifee recommends that the City Council approve General Plan Amendment No. 2014-016. PASSED, APPROVED AND ADOPTED this the 12th day of August, 2015. Chris Thomas, Chairman Attest: •�f nni er Allen, Deputy City Clerk Approved as to form: Ajit Thind, Assistant City Attorney Scott A. Mann Mayor John V. Denver Mayor Pro Tem Greg August Councilmember Matthew Liesemeyer Councilmember Vacant Councilmember District 3 29714 Haun Road Menifee, CA 92586 Phone 951.672.6777 Fax 95i•6793843 vww.cityofinenifee.us STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss CITY OF MENIFEE ) I, Jennifer Allen, Planning Commission Secretary of the City of Menifee, do hereby certify that the foregoing Resolution No. PC 15-224 was duly adopted by the Planning Commission of the City of Menifee at a meeting thereof held on the 121h day of August, 2015 by the following vote: Ayes: Doty, Karwin, Phillips, Sobek, Thomas Noes: None Absent: None Abstain: None ennifer Allen, Deputy City Clerk