PC16-268RESOLUTION NO. PC 16-268
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
MENIFEE, CALIFORNIA RECOMMENDING APPROVAL OF CHANGE
OF ZONE NO. 2016-127, TO CHANGE THE ZONING ORDINANCE OF
SPECIFIC PLAN NO. 282 TO MODIFY THE FRONT YARD SETBACKS
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 a change to the Specific Plan
Zoning Ordinance; 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, allows for larger one-story homes which are very popular in the current
market, and reduces 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) and Change of Zone No. 2016-127 to revise the zoning ordinance
text of the specific plan, 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 Change of Zone No. 2016-127, 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 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 16-268
Planning Case 2015-127 CZ
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 project 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. Consistency with the Zoning Code
The project is zoned Specific Plan (SP 282 Canyon Cove). The modification to
the front yard setbacks and the minimum lot width is considered consistent with
the existing zoning and applicable development standards of the Specific Plan.
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.
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.
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
Resolution No PC 16-268
Planning Case 2015-127 CZ
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.
4. Compliance with CEQA. Processing and approval of the permit application are in
compliance with the requirements of the California Environmental Quality Act.
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.
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 and Change of Zone 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 that
the City Council approve Change of Zone No. 2016-127.
Resolution No PC 16-268
Planning Case 2015-127 CZ
PASSED, APPROVED AND ADOPTED this the 2211 June, 2016.
Attest:
nifer Allen, Deputy City Clerk
Approved as to form:
Ajit Thind, Assistant City Attorney
Scott A. Mann
Mayor
Greg August
Mayor Pro Tem
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.cityofmenifee.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. PC16-268 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
- Z-4a--,
rler Allen, Deputy City Clerk