PC20-492
RESOLUTION NO. PC 20-____
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
MENIFEE RECOMMENDING THAT THE CITY COUNCIL APPROVE
CHANGE OF ZONE NO. 2016-288, WHICH CHANGES THE ZONING
CLASSIFICATION OF 79.86 ACRES ON THE SOUTHWEST CORNER
OF BRIGGS ROAD AND OLD NEWPORT ROAD/ROCKPORT ROAD
FROM AGRICULTURE (AG) TO SPECIFIC PLAN (SP)
Whereas, on December 15, 2016, the applicant, Abarcherli Family Trust, filed a
formal application with the City of Menifee for the approval of Change of Zone No. 2016-
288 (“Project”) to change the zoning classification of 79.68 acres on the southwest
corner of Briggs Road and Old Newport Road/Rockport Road (APNs 364-190-005 and -
004) from Agriculture (AG) (formerly Heavy Agriculture – 10 Acre Minimum [A-2-10] prior
to adoption of the City’s new Zoning Map) to Specific Plan (SP); and
Whereas, the application for Change of Zone No. 2016-288 is being processed
concurrently with applications for a General Plan Amendment No. 2016-287 to change
the land use designation of the site from Agriculture (AG) to Specific Plan (SP), Specific
Plan No. 2016-286 to establish a Specific Plan on the property, and Tentative Tract Map
No. 2016-285 (TR 37131) to subdivide 79.68 acres into 305 residential lots; and,
Whereas, on April 22, 2020, the Planning Commission held a duly noticed public
hearing on Change of Zone No. 2016-288, 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 Press Enterprise, a newspaper of general circulation, an
agenda posting, and notice to property owners within 500 feet of the project boundaries
and the entire Tierra Shores community to the north as well as to persons requesting
public notice; and
NOW, THEREFORE, the Planning Commission of the City of Menifee resolves
as follows:
Section 1: The proposed Change of Zone is consistent with the intent of the goals and
policies of the General Plan.
Consistency with General Plan
The current General Plan land use designation of the site is Agriculture
(AG). The current zoning classification on the Project site is Agriculture
(AG) (formerly Heavy Agriculture – 10 Acre Minimum [A-2-10] prior to
adoption of the City’s new Zoning Map), which would allow heavy
agricultural uses. The Project includes a proposed General Plan
Amendment to Specific Plan, which would ensure the proposed Change of
Zone to “Rockport Ranch Specific Plan” is consistent with the City’s
General Plan.
The Project site is surrounded to the south, north and west by similar style
residential and recreational development in terms of scale and intensity.
The proposed zoning for the Rockport Ranch Specific Plan provides land
uses and development standards that implement the goals and policies of
the General Plan, including providing a range of homeownership
opportunities, concentrating growth in strategic locations near
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Change of Zone No. 2016-288
April 22, 2020
transportation options, providing well-designed transitions between land
uses, supporting multimodal transportation opportunities.
The Change of Zone to Rockport Ranch Specific Plan, in conjunction with
the associated Rockport Ranch Specific Plan, will address community
planning goals and design elements for residential and recreational uses.
Two main residential land uses are proposed within the Specific Plan area:
a courtyard residential product and larger traditional single-family homes.
The pond areas in the southern portion of the Plan area will be reconfigured
into a large lake area and utilized as storm water basins during rain events
for flood protection of the site. Landscape design was carefully considered
to buffer the Specific Plan area from land uses to the east while maintaining
a sense of residential transition from the neighborhood to the west and the
RV park to the south. The project is compatible with surrounding land uses.
In addition, the Change of Zone is consistent with the following City of
Menifee General Plan policies:
Land Use
Policy 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.
The project site is located adjacent to existing residential and
recreational land uses along Old Newport Road and Briggs Road.
Residential land uses are sited to the north and west. Count
agricultural land is located to the east across Briggs Road, and an RV
park is located to the south. Therefore, the Change of Zone would
concentrate growth in a strategic location, continue the residential
development that is already existing immediately to the west and
north to a logical edge (Briggs Road).
Policy 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.
The Change of Zone, which proposes to rezone the project site as
Specific Plan, in conjunction with the Specific Plan itself, allows for
two main residential land uses within the Specific Plan area; a
courtyard residential product and traditional single-family homes.
These uses include a variety of lot sizes, which offer choices for
homebuyers in different income levels. The smaller courtyard
residential product can accommodate new homebuyers in the lower
end of economic spectrum, while lots ranging from 5,000 minimum sf
to 7,000 minimum sf can accommodate a range of income levels. This
mix of unit sizes and types diversifies the Specific Plan area and
creates a sense of community, where people from all ends of the
spectrum can afford to live in an attractive neighborhood. Therefore,
the Specific Plan provides a range of homeownership opportunities
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Change of Zone No. 2016-288
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that allow potential residents to be able to afford to live and work in
Menifee.
LU-1.6 Coordinate land use, infrastructure, and transportation
planning and analysis with regional, county, and other local agencies
to further regional and sub-regional goals for jobs-housing balance.
This Change of Zone facilitates and contributes to regional housing
needs. However, the coordination necessary to meet this goal lies
with the broader collaboration of the City of Menifee’s land use
planning and coordination with regional agencies.
LU-1.7 Ensure neighborhood amenities and public facilities (natural
open space areas, parks, libraries, schools, trails, etc.) are distributed
equitably throughout the City.
The proposed Change of Zone facilitates residential development that
will contribute fees in compliance with the Quimby Act, the city’s park
fee ordinance, and the City’s Development Impact Fee ordinance and
will contribute school fees to Menifee Union School District and Perris
Union High School District. The city can then use those fees to
acquire and/or build public facilities throughout the city in compliance
with this General Plan goal.
LU-1.9 Allow for flexible development standards provided that the
potential benefits and merit of projects can be balanced with potential
impacts.
The Specific Plan zone allows for a degree of design flexibility to
respond to future conditions. In addition, the potential benefits and
merits of the project are clearly listed in the Statement of Overriding
Consideration attached to the concurrent EIR resolution. The benefits
of the project, according to the resolution, outweigh the project
impacts and, as stated above, the Specific Plan classification allows
for design flexibility; therefore, the Change of Zone is consistent with
this policy.
LU-2.1 Promote infill development that complements existing
neighborhoods and surrounding areas. Infill development and future
growth in Menifee is strongly encouraged to locate within EDC areas
to preserve the rural character of rural, estate, and small estate
residential uses.
The Change of Zone is proposed on the site of a former dairy. The
proposed land uses and densities for the project area are consistent
with the surrounding uses within the city boundary. Residential
subdivisions with comparable densities are located to the north and
west of the project site. The proposed project location has no effect on
rural, estate, or small estate residential uses within the City of
Menifee.
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LU-3.2 Work with utility providers to increase service capacity as
demand increases.
Appropriate capacity is available for the project area. As part of the
Community Development Department’s typical entitlement review
process, the project was provided to and reviewed by the applicable
utility purveyors. Eastern Municipal Water District (EMWD) provided
a “will serve letter” dated March 12, 2018 for water and sewer
services.
LU-3.3 Work with utility providers to increase service capacity as
demand increases.
The proposed Change of Zone facilitates residential development that
will provide offsite improvements to Briggs Road,
Old Newport Road, and Tres Lagos Drive. The project is also
required to pay their fair share toward offsite improvements at the
intersection of Menifee Road and Newport Road and the intersection
of Briggs Road and Holland Road. These payments would satisfy
their fair share contribution to the city’s infrastructure improvements.
LU-3.4 Require that approval of new development be contingent upon
the project’s ability to secure appropriate infrastructure services.
Developers of the project area have secured service availability
confirmation and agreed to offsite improvements for infrastructure
services. Rockport Ranch will provide offsite improvements to Briggs
Road, Old Newport Road, and Tres Lagos Drive. The project is also
required to pay their fair share toward offsite improvements at the
intersection of Menifee Road and Newport Road and the intersection
of Briggs Road and Holland Road. These payments would satisfy
their fair share contribution to the city’s infrastructure improvements.
Policy C-1.2 Require development to mitigate its traffic impacts and
achieve a peak hour Level of Service (LOS) D or better at
intersections, except at constrained intersections at close proximity to
the I-215 where LOS E may be permitted.
The development will mitigate its traffic impacts as required by
findings within the EIR prepared concurrently with the Change of
Zone. Traffic related mitigation measures are included within the
Mitigation Monitoring and Reporting Program, which is an attachment
to the EIR resolution.
Policy C-1.3 Work with Caltrans, RCTC, and others to identify, fund,
and implement needed improvements to roadways identified in the
citywide roadway network.
The project will provide offsite improvements to Briggs Road, Old
Newport Road, and Tres Lagos Drive. The project is also required to
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pay their fair share toward offsite improvements at the intersection of
Menifee Road and Newport Road and the intersection of Briggs Road
and Holland Road.
Policy C-1.5 Minimize idling times and vehicle miles traveled to
conserve resources, protect air quality, and limit greenhouse gas
emissions.
The Change of Zone location is close to Newport Road/Domenigoni
Parkway and I-215. The proximity to both roadways will reduce the
miles travelled and idle times for vehicle trips generated within the
Specific Plan area. Additionally, fair-share contributions and/or
mitigation requirements will be used to offset idling at key areas
identified in the EIR.
Policy OSC-1.2 Require a minimum of 5 acres of public open space
be provided for every 1,000 city residents.
Developers the Rockport Ranch Specific Plan will pay fees according
to the City of Menifee’s Municipal Code and Quimby resolution setting
the amount of Quimby Fees, or as subsequently amended thereafter.
For these reasons, the proposed Change of Zone No. 2016-288 is
consistent with the City’s General Plan objectives, policies, and programs.
In addition, the Change of Zone is consistent with all other elements of the
General Plan.
Section 2: The proposed Change of Zone prescribes reasonable controls
and standards to ensure compatibility with other established uses.
The project site is located south of Old Newport Road and the Tierra
Shores residential development, west of Briggs Road, Ramona Egg Ranch,
agricultural land, and unincorporated Riverside County, east of The Lakes
residential development, and north of the Wilderness Lakes RV Resort.
The proposed Change of Zone, which changes the zoning classification of
the project site from Agriculture (AG) (formerly Heavy Agriculture – 10 Acre
Minimum [A-2-10] prior to adoption of the City’s new Zoning Map) to
Specific Plan (SP), is compatible with the surrounding land uses, General
Plan land use designations and zoning classifications.
The Land Use Plan of the Specific Plan was designed to ensure
compatibility of proposed land uses with other established uses. The
project places single-family residential uses adjacent to the existing
residences to the north and west of the project site and places the
courtyard single-family residential uses as well as the more-active
recreational amenities within the center of the project site. The lot sizes
and development standards of the Specific Plan are consistent with
surrounding existing residential developments. In addition, the conceptual
plans show enhanced landscaping for buffering. In addition, the lighting
plans will be reviewed to ensure shielding and acceptable light levels at
these adjacent uses. Therefore, the Specific Plan prescribes reasonable
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controls and standards for affected land uses to ensure compatibility and
integrity of those uses with other established uses.
Section 3: The proposed Change of Zone provides reasonable property development
rights while protecting environmentally sensitive land uses and species.
The property development rights are compatible and consistent with
surrounding developments and the adopted City of Menifee Municipal
Code. The proposed density and intensity of the Change of Zone is
reasonable based on site and other constraints, including but not limited to
drainage and surrounding existing and planned roadway infrastructure.
Potential jurisdictional drainages throughout the site were analyzed and
mitigation was included in the with the EIR review. Biological reports were
conducted to determine sensitive species onsite and applicable mitigation
measures included in the EIR were included for their protection.
Therefore, the Specific Plan provides reasonable property development
rights while protecting environmentally sensitive land uses and species.
Section 4: The proposed Change of Zone ensures protection of the general health,
safety and welfare of the community.
The Change of Zone will not result in conditions detrimental to the public
health, safety, or general welfare as designed and conditioned. The
associated entitlements have been reviewed and conditioned by the City of
Menifee Community Development, Engineering, Building and Safety and
Fire Departments to ensure that it will not create conditions materially
detrimental to the surrounding uses. Conditions of approval include
substantial landscaping, park and other amenities to support the proposed
residential component, roadway, trail and bike route/lane improvements
consistent with the General Plan, fire infrastructure, relocation of the power
poles along Briggs Road, and drainage improvements that will benefit the
project site and surrounding areas.
Section 5: 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 a
separate Resolution. The potential impacts on the environment resulting
from the maximum development permitted by the Change of Zone have
been analyzed in the EIR, which the Planning Commission has considered
as part of its proceedings. In addition, environmental impacts resulting from
the implementation of the Change of Zone have been analyzed in an
Environmental Impact Report (EIR). The EIR determined that potential
impacts would all be less than significant with the necessary mitigation
incorporated, except for significant and unavoidable impacts to Air Quality.
A Statement of Overriding Considerations is included for the EIR stating
that the impacts of the project are acceptable and outweighed by the
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benefits of the project. With the exception of the environmental category of
Air Quality, the proposed entitlements are 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.
NOW THEREFORE, the Planning Commission of the City of Menifee hereby
recommends to the City Council the following:
1. That the City Council determine that the “Findings” set out above are true
and correct.
2. That the City Council finds that the facts presented within the public
record and within the Planning Commission Resolution provide the basis
to approve Change of Zone No. 2016-288, and that the Council approve
said Change of Zone.
PASSED, APPROVED AND ADOPTED this the 22nd day of APRIL 2020.
_________________________
Randy Madrid, Chairman
Attest:
_______________________________
Stephanie Roseen, Deputy City Clerk
Approved as to form:
______________________________
Ajit Thind, Assistant City Attorney
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STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss
CITY OF MENIFEE )
I, Stephanie Roseen, Deputy City Clerk of the City of Menifee, do hereby certify that the
foregoing Planning Commission Resolution No. PC20- was duly adopted by the Planning
Commission of the City of Menifee at a meeting thereof held on the 22 day of April 2020 by the
following vote:
Ayes:
Noes:
Absent:
Abstain:
_______________________________
Stephanie Roseen, CMC
Deputy City Clerk
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Diederich, Karwin, Phillips, Thomas, Madrid
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