PC20-493RESOLUTION NO. PC 20-____
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
MENIFEE RECOMMENDING THAT THE CITY COUNCIL APPROVE
SPECIFIC PLAN NO. 2016-286, WHICH ESTABLISHES THE
ALLOWED LAND USES, DEVELOPMENT STANDARDS AND DESIGN
GUIDELINES FOR A PLANNED RESIDENTIAL AND RECREATIONAL
DEVELOPMENT KNOWN AS THE ROCKPORT RANCH SPECIFIC
PLAN ON A TOTAL OF 79.68 GROSS ACRES ON PROPERTY SOUTH
OF OLD NEWPORT ROAD, EAST OF THE LAKES RESIDENTIAL
DEVELOPMENT, AND WEST OF BRIGGS ROAD
Whereas, on December 15, 2016, the applicant, The Abacherli Family Trust,
filed a formal application with the City of Menifee for the approval of Specific Plan No.
2016-286 (“Project”) to establish a Specific Plan on the property as identified as APNs
364-190-004 and 364-190-005; and
Whereas, the application for Specific Plan No. 2016-286 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), Change
of Zone No. 2016-288 to change the zoning of the site from Agriculture (AG) (formerly
Heavy Agriculture – 10 Acre Minimum [A-2-10] prior to adoption of the City’s new Zoning
Map) to the Rockport Ranch Specific Plan, 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 Specific Plan No. 2016-286, 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 to the entire Tierra Shores residential neighborhood 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: Consistency with the General Plan. The Specific Plan is consistent with the
intent of the goals and policies of the General Plan and is not inconsistent
with any element thereof.
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 General Plan Amendment to
change the land use from AG to Specific Plan, as well as a Change of Zone
to modify the zoning from AG to Specific Plan.
The Project proposes a suburban residential development which constitutes
an appropriate transition from the agricultural uses and open space to the
east and the Wilderness Lakes RV Resort to the south, toward suburban
residential uses to the north and west. The Project would be a continuation
of the development pattern to the north and to the west and represents a
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Specific Plan No 2016-286
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logical stopping point for suburban style development within the City.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 Rockport Ranch Specific Plan designates the Project area as
the following residential Planning Areas 1, 2, 3, 4, and 5 for residential uses
with a mix of lot sizes. Planning Area 1 designates 96 Courtyard dwelling
units arranged similarly to multi-family units, and Planning Areas 2-5
designate 209 single-family units with lots ranging from 5,000 sq. ft. to
7,000 sq. ft. The mix of single-family homes and courtyard residential, with
each type located in clusters of similar minimum lot sizes, equates to a Plan
area total of Medium Density Residential (MDR), 2.1-5 dwelling units
(DU)/acre.
The proposed Rockport Ranch Specific Plan provides land uses,
development standards and design guidelines that implement the goals and
policies of the General Plan, including providing a range of homeownership
opportunities, concentrating growth in strategic locations near
transportation options, providing well-designed transitions between land
uses, supporting multimodal transportation opportunities, and adding
private recreational and open space amenities. Roadways, trails, bike
lanes, and enhanced landscape corridors have been incorporated into the
Specific Plan. 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. Offsite
improvements should help to connect existing neighborhoods with the Plan
area. The project is compatible with surrounding land uses.
In addition, the Specific Plan 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 Rockport Ranch Specific Plan 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.
County agricultural land is located to the east across Briggs Road,
and an RV park is located to the south.
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.
Two main residential land uses are proposed within the Specific Plan
area: a courtyard residential product and traditional single-family
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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 the economic spectrum, while lots ranging from 5,000 minimum
square feet (sq. ft.) to 7,000 minimum sq. ft. 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 that allow potential residents to be able
to afford to live and work in Menifee.
Policy LU-1.4: Preserve, protect, and enhance established rural,
estate, and residential neighborhoods by providing sensitive and well-
designed transitions (building design, landscape, etc.) between these
neighborhoods and adjoining areas.
Landscape design was carefully considered to buffer the Specific Plan
area from land uses to the east while maintaining anappropriate
transition from the neighborhood to the west and the RV park to the
south. Building design standards were developed to provide a quality
product that is complementary of the traditional rural elements found
in Menifee, while also incorporating design elements that fit with
newer residential development.
Policy LU-1.5: Support development and land use patterns, where
appropriate, that reduce reliance on the automobile and capitalize on
multimodal transportation opportunities.
Proposed offsite improvements to the Specific Plan area will add a
multi-use trail along the project frontage on Briggs Road, and bicycle
lanes/routes along the project frontage of Old Newport Road and Tres
Lagos Drive. Therefore, the Specific Plan is consistent with this goal.
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 Specific Plan 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.
Developers and/or builders of the Rockport Ranch Specific Plan area
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
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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.
Development standards for this Specific Plan were established in
accordance with the City of Menifee General Plan, and the County of
Riverside’s standards (as adopted by the City). In addition, as
previously stated, the intent of the Specific Plan is to allow for a
degree of design flexibility to respond to future conditions.
LU-3.1 Work with utility providers in the planning, designing, and siting
of distribution and support facilities to comply with the standards of the
General Plan and Development Code.
The developer of the Rockport Ranch Specific Plan area worked with
all appropriate utility providers to provide adequate facilities to support
the project. The design and placement of those utilities and facilities
complied with the city’s General Plan and Development Code.
LU-3.2 Work with utility providers to increase service capacity as
demand increases.
Appropriate capacity is available for the Specific Plan 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-3.4 Require that approval of new development be contingent upon
the project’s ability to secure appropriate infrastructure services.
Developers of the Rockport Ranch Specific Plan 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.
LU-3.5 Facilitate the shared use of right-of-way, transmission
corridors, and other appropriate measure to minimize the visual
impact of utilities infrastructure throughout Menifee.
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The Project Applicant worked with city and utility engineers to provide
a comprehensive utility and landscaping right-of-way plan, which
reduced visual impacts along Old Newport Road, Briggs Road, and
Tres Lagos Drive.
There are existing Southern California Edison (SCE) overhead lines
along Briggs Road and Old Newport Road. The existing SCE
overhead poles with two 12kV distribution lines and SCE
communication lines along Old Newport Road will be converted to
underground lines. The existing overhead poles with two 115 kV
transmission lines along Briggs Road (14 poles total) will be relocated
into the parkway behind the curb, gutter, and sidewalk. The
transmission lines and poles will remain overhead on the newly
relocated poles; however, the SCE distribution lines and SCE
communication lines will be converted to underground lines.
C-1.1 Require roadways to:
o Comply with federal, state and local design and safety
standards.
o Meet the needs of multiple transportation modes and users.
o Be compatible with the streetscape and surrounding land
uses.
o Be maintained in accordance with best practices.
All roadway development within the Rockport Ranch Specific Plan,
and external roadways within rights-of-way, will comply with all local,
state, and federal design and safety standards. The Specific Plan has
incorporated multi-modal transportation options and will be compatible
with surrounding land uses. Internal roads will be maintained by the
HOA. External roadways in rights-of-way will be maintained by the city
and/or county (i.e., easterly half of Briggs Road).
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 Specific Plan.
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 project 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 C-2.1 Require on- and off-street pathways to:
o Comply with federal, state, and local design and safety
standards.
o Meet the needs of multiple types of users (families,
commuters, recreational beginners, exercise experts) and
meet ADA standards.
o Be compatible with the streetscape and surrounding land
uses.
o Be maintained in accordance with best practices.
All development within the Rockport Ranch Specific Plan, and
roadways within rights-of-way, will comply with all local, state, and
federal design and safety standards. This Specific Plan has
incorporated off-street pathways be compatible with surrounding land
uses and will be accessible to all users including ADA standards.
Internal pathways will be maintained by the HOA. External pathways
within rights-of-way will be maintained by the city with a developer
contribution to the city via a Community Facilities District.
Policy 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.
Select improvements will add Community Trails and roadways. Tres
Lagos Drive will incorporate a Class II bike lane and Old Newport
Road will include a Class III bike route. Briggs Road will feature a
community trail.
Policy 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.
The Rockport Ranch Specific Plan will implement the latest design
and engineering standards to develop pedestrian networks where
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feasible. The Specific Plan will expand both the pedestrian and
bicycle networks by adding a pedestrian network throughout the
project site, bike lanes along Tres Lagos Drive and Old Newport
Road, and a community trail along Briggs Road.
Policy OSC-1.2 Require a minimum of 5 acres of public open space
be provided for every 1,000 city residents.
Developers of the Rockport Ranch Specific Plan will pay
feesaccording to the City of Menifee’s Municipal Code and Quimby
resolution setting the amount of Quimby Fees, or as subsequently
amended thereafter.
Policy OSC-1.7 Ensure that parks and recreational facilities are well-
maintained by the responsible agency.
The project is required to form an HOA to ensure maintenance of
private open space within the development. Open space within public
easements will be maintained by the City with a contribution in the
form of a fee paid by the developer and/or builder to the City of
Menifee via annexation into a Citywide Community Facilities District
(CFD).
Policy 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.
A multi-use community trail will be provided on Briggs Road along the
Specific Plan area’s frontage.
Policy OSC-2.9 Ensure safety along recreational trails through
appropriate lighting, signage, and other crime prevention through
environmental design (CPTED) strategies.
Safety features will be incorporated on internal and external trails.
Policy OSC-6.1 Protect both existing farms and sensitive uses around
them as agricultural acres transition to more developed land uses.
The proposed project is located on the site of a former operational
dairy. The existing site is not located within an agricultural preserve,
nor is the site under a Williamson Act contract. Exhibit OSC-5 of the
City of Menifee General Plan, Open Space Element shows the
existing agricultural land use as an infill site surrounded by residential
and recreational land uses to the north, south, and west. The
transition to the proposed Specific Plan zoning, which includes
residential and open space land uses will be a more appropriate use
of the land and is consistent with the existing land uses to the north,
south, and west. Therefore, the proposed transition to Specific Plan
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area for residential and open space land uses does not conflict with
this policy.
Consistency with Community Design Element.
Although the Community Design Element section of the City of Menifee
General Plan is optional, the Rockport Ranch Specific Plan is compliant
with the Element. The Community Design Element seeks to establish a
level of quality in the built environment for a visually pleasing living
experience. It is for those reasons the Community Design Elements were
crafted. Goals CD-1: Community Image, CD-2: Rural Design, CD-3: Design
Quality, CD-4: Corridors and Scenic Resources, CD-5: Economic
Development Corridor Design, and CD-6: Community Design Features form
the core vision of the look and feel for the City of Menifee.
Design of the Rockport Ranch Specific Plan area considered the past uses
of the site and created a development with a distinct visual character.
Architecture was selected for its unique and attractive facade and utilized
several different home styles and types to give the neighborhood a varied
appearance. Landscaped open spaces were designed to blend the
architecture into the built community environment thereby creating a sense
of place. Landscaped greenways were designed to give public roads a
pleasant view as residents traverse through the Plan area.
Consistency with Housing Element.
Housing Element has identified sites within the Specific Plan area that meet
the City’s affordable housing sites under the RHNA. Section 65863 of the
Government Code prohibits cities from allowing their inventory of
available sites to be insufficient to meet their remaining unmet RHNA share
for lower and moderate-income housing. California Government Code
Section 65863 requires cities to make certain findings that the remaining
housing element sites can accommodate the RHNA requirements by
income level.
The Menifee Housing Element states that General Plan designations in the
range of 20.1-24.0 dwelling units/acre can be used to meet the City’s Very
Low- and Low-income requirement of 2,495 units. The City has designated
a number of parcels with that residential density to both vacant land and
under-utilized sites in Romoland towards meeting the Very Low and Low
RHNA numbers for 2014-2021. All these parcels provide for a total 3,063
potential units thereby exceeding the RHNA criteria by 568 units.
Implementation of the Project would not conflict with the City’s ability to
meet the affordable housing requirements due to the extra capacity of
potential sites in the City of Menifee. The Housing Element assumes no
residential units on the Project site as it is currently zoned for Agriculture.
The Project would develop 305 single-family residences and would not
demolish existing housing. Thus, implementation of the Project would not
conflict with the City’s ability to meet the affordable housing sites as
identified in the Housing Element.
The Project would be consistent with or otherwise would not conflict with
any of the adopted Housing Goals. Additionally, the Project would provide
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305 residential homes on lot sizes ranging from multifamily-type courtyard
to 5,000 sf to 7,500 sf in size, which would assist the City in meeting its
share of the Moderate and Above Moderate regional housing need. The
mix of single-family homes and courtyard residential, with each type located
in clusters of similar minimum lot sizes, equates to a Plan area total of
Medium Density Residential (MDR), 2.1-5 dwelling units (DU)/acre. This
Specific Plan must incorporate or otherwise not hinder the following
Housing Element goals HE-1: Housing Diversity, HE-2: Neighborhood
Quality, HE-3: Housing Assistance. To achieve these goals the
development plan for Rockport Ranch will include a variety of unit styles,
unit bedroom counts, home square footage, and lot sizes that offer a range
of economic opportunities to potential home buyers. An assortment of
single-family homes and single-family courtyard homes are included in the
Plan area to increase the homeownership opportunities for all income levels
and to help satisfy the requirements included within the Housing Element.
For these reasons, the Specific Plan is consistent with the City’s General
Plan objectives, policies, and programs.
Section 2: The Specific Plan prescribes reasonable controls and standards for affected
land uses to ensure compatibility and integrity of those uses with other
established uses.
The Project site is bounded as follows: Old Newport Road and Tierra
Shores single-family residential development to the north; Wilderness
Lakes RV Resort to the south; The Lakes residential development to the
west; Briggs Road, Ramona Egg Ranch, and agricultural fields to the east.
The proposed Specific Plan is compatible with the surrounding land uses. A
General Plan Amendment and Change of Zone is proposed concurrently so
that the Project is consistent with 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 residential uses adjacent to the existing residences and
recreational uses surrounding the site. The lot sizes and development
standards of the specific plan are consistent with surrounding existing
residential developments. The height, colors, materials, and development
fabric are consistent with the surrounding development to the north and
west. The Project will contrast with the rural agricultural uses to the east in
terms of the development fabric. When placed in the context of the
development to the north, west, and south, and utilizing Briggs Road as an
“urban growth limit” of the City, the Project is appropriate in its location.
Briggs Road is the City/County boundary. It is planned as a Major (4 lanes,
divided) roadway according to the City of Menifee General Plan and
therefore will act as a barrier to the transition between residential and
agricultural uses.
The Project will provide enhanced landscaping along roads that border the
Project, including Old Newport Road, Briggs Road, Tres Lagos Road, and
Laguna Vista Drive, including new entryway monuments, masonry walls,
and plants suited to local soils and climate. Trails in the Plan area have
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been designed to link the community to the adjacent streets outside of the
Specific Plan with two access points connecting to Briggs Road, one
access point to Old Newport Road, and one access point to Tres Lagos
Drive.
In addition, the lighting plans will be reviewed to ensure shielding and
acceptable light levels at these adjacent uses. The Land Use Plan of the
Specific Plan was designed to ensure compatibility of proposed land uses
with other established uses. The project places residential parcels adjacent
to the existing residences surrounding the site. The lot sizes and
development standards of the specific plan and incorporated into the
tentative tract map design are consistent with surrounding existing
residential developments. Therefore, the Specific Plan prescribes
reasonable controls and standards for affected land uses to ensure
compatibility and integrity of those uses with other established uses.
Section 3: The Specific Plan 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 Specific Plan is reasonable
based on site and other constraints, including but not limited to drainage
and surrounding existing and planned roadway infrastructure. The EIR
contains an analysis of project impacts on surrounding sensitive land uses.
All impacts related to the project’s impact on surrounding land uses were
determined to be less than significant.
The Project is not located in a Criteria Area or Conservation area of the
Multiple Species Habitat Conservation Plan and does not contain any
sensitive riparian/riverine habitat or vernal pools. 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 Specific Plan provides for the protection of the health, safety, and/or
general welfare of the community.
The Specific Plan will not result in conditions detrimental to the public
health, safety, or general welfare as designed. 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 for those concurrent entitlements
include substantial landscaping, park, and other amenities to support the
proposed residential component, roadway improvements, a network of bike
lanes/routes, fire infrastructure, and drainage improvements that will benefit
the project site and surrounding areas.
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Specific Plan No 2016-286
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In addition, environmental impacts resulting from the implementation of the
Specific Plan have been analyzed in the 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 benefits of the project. Except 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.
Section 4: Compliance with California Environmental Quality Act (CEQA). Processing
and approval of the tentative tract map application are in compliance with
the requirements of CEQA.
An EIR has been completed for the project and recommended for
certification by the City Council pursuant to a separate Resolution. The
potential impacts of the maximum development permitted by the Specific
Plan was analyzed in the EIR, which the Planning Commission has
considered as part of its proceedings.
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 Specific Plan No. 2016-286, and that the Council approve said
Specific Plan.
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Specific Plan No 2016-286
April 22, 2020
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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None
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Diederich, Karwin, Phillips, Thomas, Madrid
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