PC16-267Resolution No. PC 16-267
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
MENIFEE RECOMMENDING APPROVAL OF PLANNING
APPLICATION NO. 2016-073 FOR SPECIFIC PLAN SUBSTANTIAL
CONFORMANCE DETERMINATION NO. 2 TO SPECIFIC PLAN NO.
282
Whereas, on March 17, 2016, Sutter Mitland 01 LLC applied to the City of
Menifee for the approval of a Specific Plan Substantial Conformance Determination to
an approved Specific Plan (SP 282, Canyon Cove); and
Whereas, the Specific Plan Substantial Conformance Determination will allow for
a modification in front yard setbacks to create more variety in the streetscape, bring
forward the architecture of the body of the home so that the garages are not the focal
point, accommodate greater flexibility in placement of the homes in the lots and larger
backyards, allow for larger one-story homes which are very popular in the current
market, and reduce the amount of landscaping in the front yard to reduce water usage
consistent with current mandates and will allow for a modification to the minimum lot
width for Planning Area 3.; and,
Whereas, on June 22, 2016, the Planning Commission held a duly noticed public
hearing on the Specific Plan Substantial Conformance Determination (Planning
Application 2016-073), considered all public testimony as well as all 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 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 Planning Application No. 2016-073 Substantial Conformance
Determination No. 2 to Specific Plan No. 282 (Canyon Cove), the Planning Commission
hereby makes the following findings:
Consistency with the General Plan and any applicable Specific Plan. The
Specific Plan Substantial Conformance Determination is consistent with the
General Plan and Specific Plan.
The project site is designated Specific Plan (Canyon Cove Specific Plan) per the
City of Menifee's General Plan. The Specific Plan designates the property for
single family residential uses, parks and open space. The proposed application
does not propose to modify the approved specific plan land uses. The
modifications proposed only include changes to the front yard setbacks and the
minimum lot width for residential planning areas and the modifications are
considered consistent with specific plan land use designations and the intent and
purpose of the adopted specific plan. The proposed modifications to the front
yard setbacks would be consistent with the intent of the Specific plan, which
envisions the development of a master planned residential community consisting
of single family homes, parks and trails, because the variation of front yard
setbacks resulting from the modifications would improve the pedestrian
experience.
Resolution No PC 16-267
Planning Application No. 2016-073
Substantial Conformance No. 2 to SP 282
The proposed setback modification creates a more pedestrian friendly and
interesting street scene because the modification stipulates that single story
homes and two story homes have different minimum front yard setbacks. This
variation in setbacks will result in a mixture of architecture forward homes
interspersed with garage forward homes, thereby avoiding monotonous stretches
of garage doors lining the street. Additionally, reducing the distance from the
sidewalk to private outdoor space, such as porches and courtyards increases the
interplay between pedestrians and residents.
Furthermore, the proposed Substantial Conformance is consistent with City of
Menifee General Plan Policy LU-1.5: "Support development and land use
patterns, where appropriate, that reduce reliance on the automobile and
capitalize on multimodal transportation opportunities." The proposed
modification to the front yard setback requirement is consistent with Policy LU 1.5
because variations in the front yard setback along a neighborhood street
provides visual interest for pedestrians, which encourages increased pedestrian
activity. Increased pedestrian activity reduces the reliance on the automobile for
short trips.
Properties to the north, east and west are also designated Specific Plan (Audie
Murphy Ranch) which designates properties for similar residential uses to the
east and west and roadway and open space to the north. To the south of the
site, properties are designated Rural Residential 5 acre minimum (RR5) and
within the Canyon Hills Specific Plan (City of Lake Elsinore). The southern
portion of the project is proposed for natural open space and no development is
proposed adjacent to the southern properties. The project is consistent with the
surrounding general plan land uses.
2. Consistent with the Findings Required for a Specific Plan Substantial
Conformance Determination pursuant to Ord. 348.
A Specific Plan Substantial Conformance Determination may consist of a non -
substantial modification of a condition of approval, diagram or text of the specific
plan that does not change the basic design or improvements required and is
consistent with the original resolution adopting the specific plan, the conditions of
approval and the specific plan text.
The changes to the front yard setbacks and the minimum lot width are not
considered a substantial modification to the specific plan text and are considered
to be consistent with the basic design of the specific plan. The changes to the
setbacks will not result in all of the lots within the tract having a setback of less
than 20 feet, which was what was originally approved. To illustrate this point,
one of the developers has submitted their final site of development plan for their
housing product on 112 of the lots (198 lots in the entire tract). Of these lots,
only one-third will utilize the 15 ft. front yard setback. Therefore, the change
does not result in a substantial modification to the basic design of the specific
plan. In addition, the Countywide Design Guidelines which the City adopted,
recommend allowing for reduced front yard setbacks for side loaded garages, so
this proposal is consistent with those guidelines. Also, the project site is
surrounded by properties in the Audie Murphy Ranch Specific Plan, which
includes Planning Areas, or neighborhoods, where 15 feet is the minimum front
Resolution No PC 16-267
Planning Application No. 2016-073
Substantial Conformance No. 2 to SP 282
yard setback for all houses; therefore, this proposal would be consistent with
surrounding development.
The project as modified is consistent with the findings and conclusions contained
in the resolution adopting the specific plan.
3. Consistency with the Zoning Code. The Specific Plan Substantial Conformance
Determination is consistent with the Specific Plan zoning and surrounding
zoning.
The project is zoned Specific Plan (SP 282 Canyon Cove). The modifications to
the front yard setbacks and the minimum lot width are considered consistent with
the existing zoning and applicable development standards of the Specific Plan. A
Change of Zone application which proposes to update the Specific Plan zoning
ordinance in order to reflect the modified setbacks and lot width is also being
processed along with this Substantial Conformance application.
Surrounding zoning includes the Audie Murphy Ranch Specific Plan to the north,
east and west, Residential Agriculture — 5 Acre Minimum (R-A-5) and Canyon
Hills Specific Plan (City of Lake Elsinore) to the south. As noted above in finding
#1, The southern portion of the project site is natural open space which is
compatible with the surrounding R-A-5 zoning and the Canyon Hills Specific
Plan. Properties to the east and west in the Audie Murphy Ranch Specific Plan
contain existing and proposed residential and the zoning is similar to the Canyon
Cove Specific Plan. To the north is Newport Road and Salt Creek. The
surrounding zoning classifications are compatible with the Specific Plan zone of
the project site.
4. 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.
Surrounding land uses include existing and planned single family residential land
uses to the east and west, Newport Road to the north and vacant land to the
south. The existing and planned residential is similar in lot sizes and
development standards to the proposed project and this development will be
included in the same homeowner's association. The proposed project is
compatible with the surrounding land uses, General Plan land use designations
and zoning classifications. Therefore, 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.
5. Compliance with CEQA. No Further Environmental Documentation Required.
The project site is located with the Canyon Cove Specific Plan (SP282). The
original Specific Plan was approved for 162 single family residential dwelling
units and 323 multi-family/condominium dwelling units within the 130 acre
property (total 495 dwelling units). An Environmental Impact Report (EIR No.
394) was prepared for the Specific Plan. The Riverside County Board of
Supervisors approved the Specific Plan and certified the EIR on May 11, 1999.
Resolution No PC 16-267
Planning Application No. 2016-073
Substantial Conformance No. 2 to SP 282
The County of Riverside Planning Department prepared an Addendum to the EIR
(EIR No. 394) for the original Tentative Tract Map No. 32025 (198 single family
residential lots) and Substantial Conformance No. 1 to the Specific Plan because
although all potentially significant effects of the proposed project had been
adequately analyzed in the EIR, some additions were needed. The addendum to
the EIR was certified by the Riverside County Board of Supervisors on April 4,
2006 with the approval of the tentative tract map.
Staff has reviewed the Addendum to EIR 394 prepared by the County of
Riverside for the original tentative tract map. Based on staff's review, all impacts
related to the Substantial Conformance Determination were analyzed in the EIR
and Addendum and no further environmental review is required. No new
environmental impacts have been identified. The previously prepared EIR and
Addendum are still accurate and acceptable for this approval.
Section 2. The Planning Commission of the City of Menifee recommends approval of
Planning Application No. 2016-073 Substantial Conformance No. 2 to Specific Plan No.
282 (Canyon Cove).
PASSED, APPROVED AND ADOPTED THIS 22"d DAY OF JUNV2016.
Robett'It-:Xarwin, Chairman
Attest:
/ ennifer Allen, Deputy City Clerk
C
Approved as to form:
Ajit Thind, Assistant City Attorney
Scott A. Mann
Mayor
Greg August
Mayor Pro Tern
John V. Denver
Councilmember
Matthew Liesemeyer
Councilmember
Lesa Sobek
Councilmember
29714 Haun Road
Menifee, CA 92586
Phone 951.672.6777
Fax 951.679.3843
www.cityofrnenifee.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. PC16-267 was duly adopted by
the Planning Commission of the City of Menifee at a meeting thereof held on the
22"d day of June, 2016 by the following vote:
Ayes:
Doty, Karwin, Madrid, Phillips, Thomas
Noes:
None
Absent:
None
Abstain:
None
Jennifer Allen, Deputy City Clerk