PC15-225RESOLUTION NO. PC 15-225
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
MENIFEE, CALIFORNIA RECOMMENDING APPROVAL OF CHANGE
OF ZONE NO. 2014-017, TO CHANGE THE ZONING CLASSIFICATION
OF A 240.3-ACRE AREA FROM 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)
Whereas, on February 6, 2014, the applicant, Cimarron Ridge, LLC, filed a
formal application with the City of Menifee for Change of Zone No. 2014-017 (the
"Project") to change the zoning classification 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 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); 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 Change of Zone No. 2014-017, 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 Change of Zone No. 2014-017, the Planning Commission
hereby makes the following findings:
Consistency with the General Plan. The Change of Zone is consistent with the
General Plan Land Use Map, 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 change the zoning to allow the development of 756
single family residences on 240.3 acres for a density of 3.1 dwelling units per
acre. Therefore, the proposed project is consistent with the General Plan land
use designation of 2.1-5R.
Resolution No PC 15-225
Planning Case 2014-017 CZ
August 12, 2015
The associated General Plan Amendment 2014-016 application pursuant to
Resolution PC 15-224 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 PC 15-223. The proposed Tentative Tract Map is
consistent with the proposed Cimarron Ridge Specific Plan and its land use
designations.
The associated General Plan Amendment 2014-016 application pursuant to
Resolution PC 15-224 also proposes a technical correction to rectify mapping
errors which resulted in inaccurate depictions of the alignment of Goetz Road.
In addition, the Change of Zone 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
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
Resolution No PC 15-225
Planning Case 2014-017 CZ
August 12, 2015
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, state and local design and safety
standards.
• Meet the needs of multiple transportation modes and
users.
• 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.
Resolution No PC 15-225
Planning Case 2014-017 CZ
August 12, 2015
• 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.
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
Resolution No PC 15-225
Planning Case 2014-017 CZ
August 12, 2015
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.
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.
Resolution No PC 15-225
Planning Case 2014-017 CZ
August 12, 2015
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
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
Resolution No PC 15-225
Planning Case 2014-017 CZ
August 12, 2015
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
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.
Resolution No PC 15-225
Planning Case 2014-017 CZ
August 12, 2015
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 stephens])
(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.
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 zone change 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.
Resolution No PC 15-225
Planning Case 2014-017 CZ
August 12, 2015
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.
Section 2. The Planning Commission of the City of Menifee recommends that
the City Council approve Change of Zone No. 2014-017.:
Resolution No PC 15-225
Planning Case 2014-017 CZ
August 12, 2015
PASSED, APPROVED AND ADOPTED this the 12th day of August, 2015.
Chris Thomas, Chairman
Attest:
?InniFer 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 951.679.3843
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. PC15-225 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
r
ennifer Allen, Deputy City Clerk