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PC20-494 RESOLUTION NO. PC 20-______ A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF MENIFEE, CALIFORNIA RECOMMENDING THAT THE CITY COUNCIL APPROVE TENTATIVE TRACT MAP NO. 2016-285 (TM NO. 37131) TO SUBDIVIDE 79.68 ACRES INTO RESIDENTIAL 305 LOTS LOCATED 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 Tentative Tract Map No. 2016-285 (TM37131) (“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 Tentative Tract Map (2016-285, TR 37131) 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 Specific Plan No. 2016-286 which establishes land uses and development standards for 79.68 acres, including the project area; and, Whereas, on April 22, 2020, the Planning Commission held a duly noticed Public Hearing on the Project, considered all public testimony as well as 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, and 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 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 logical stopping point for suburban style development within the City. DocuSign Envelope ID: 17BC9D02-0DF0-45C4-B585-7E6C9EF3935C 494 Page 2 of 13 Tentative Tract Map No. 2016-285 (TR 37131) April 22, 2020 Page 2 of 13 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 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. Tentative Tract Map No. 2016-285 (TTM 37131) proposes to subdivide the Project area into 305 residential lots (totaling 38.4 acres of residential uses). Additional lots (totaling 20.1 acres) are proposed for recreational uses, trails, and open space areas. Internal roads and easements will comprise 21.2 acres. The number of dwelling units proposed by the map is consistent with and does not exceed the maximum allowed under the concurrently proposed General Plan Amendment and Specific Plan. The lots sizes shown on the tentative map are consistent with the lot sizes allowed within the Specific Plan. Proposed tentative tract map is consistent with the density of the proposed land use plan, lot sizes and development standards of the Specific Plan. The roadways shown on the tentative map are consistent with the Specific Plan circulation plan. Tentative Tract Map No. 2016-285 is consistent with the proposed Specific Plan. In addition, the Project 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 within 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. The location of the Plan area, and the proposed offsite improvements will allow for quick access to multitude of transportation options including pedestrian access, bicycle lanes access to bus routes, and regional access via Newport Road/Domenigoni Parkway and Interstate 215. DocuSign Envelope ID: 17BC9D02-0DF0-45C4-B585-7E6C9EF3935C Page 3 of 13 Tentative Tract Map No. 2016-285 (TR 37131) April 22, 2020 Page 3 of 13  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 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 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 Project Area from land uses to the east while maintaining an appropriate 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 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. DocuSign Envelope ID: 17BC9D02-0DF0-45C4-B585-7E6C9EF3935C Page 4 of 13 Tentative Tract Map No. 2016-285 (TR 37131) April 22, 2020 Page 4 of 13  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 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 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 DocuSign Envelope ID: 17BC9D02-0DF0-45C4-B585-7E6C9EF3935C Page 5 of 13 Tentative Tract Map No. 2016-285 (TR 37131) April 22, 2020 Page 5 of 13 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. Rockport Ranch 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.  Policy 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 area 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. DocuSign Envelope ID: 17BC9D02-0DF0-45C4-B585-7E6C9EF3935C Page 6 of 13 Tentative Tract Map No. 2016-285 (TR 37131) April 22, 2020 Page 6 of 13 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 developers will work with the required agencies to contribute their fair-share improvements to local and regional roadways affected by the development of the Specific Plan area.  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 of 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. DocuSign Envelope ID: 17BC9D02-0DF0-45C4-B585-7E6C9EF3935C Page 7 of 13 Tentative Tract Map No. 2016-285 (TR 37131) April 22, 2020 Page 7 of 13 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 project will implement the latest design and engineering standards to develop pedestrian networks where 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 fees according 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 Rockport Ranch Specific Plan area will 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 Brigs 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. DocuSign Envelope ID: 17BC9D02-0DF0-45C4-B585-7E6C9EF3935C Page 8 of 13 Tentative Tract Map No. 2016-285 (TR 37131) April 22, 2020 Page 8 of 13  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 area for residential and open space land uses does not conflict with this policy. Consistency with Multiple Species Habitat Conservation Plan (MSHCP). 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 Project is not is not located within a Criteria Area or Conservation Area, or adjacent to a Criteria Area or Conservation Area, it is not subject to the Property Owner Initiated Habitat Evaluation and Acquisition Negotiation Strategy (Section 6.1.1 of the MSHCP Guidelines), Urban/Wildlands Interface Guidelines (Section 6.1.4 of the MSHCP Guidelines), or Fuels Management (Section 6.4 of the MSHCP Guidelines). Lastly, no riparian/riverine/vernal pool resources are present; therefore, no analysis is required per Section 6.1.2 (Protection of Species Associated with Riparian/Riverine Areas and Vernal Pools) of the MSHCP Guidelines. The project will be subject to the payment of Stephens’ Kangaroo Rat Fee and the MSHCP Mitigation Fee consistent with Riverside County Ordinance No. 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. 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. DocuSign Envelope ID: 17BC9D02-0DF0-45C4-B585-7E6C9EF3935C Page 9 of 13 Tentative Tract Map No. 2016-285 (TR 37131) April 22, 2020 Page 9 of 13 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 zoned for Heavy 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 305 residential homes on lot sizes ranging from single-family courtyard-type units 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. Section 2: Consistency with the Zoning Code. The Tentative Tract Map is not consistent with the zone designation map. A change of zone (CZ 2016-288) has been submitted 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 (SP). The Specific Plan includes the allowed uses and development standards applicable to property within the Specific Plan. The Tentative Tract Map is consistent with the Specific Plan allowed uses, development standards and design guidelines. The proposed project is compatible with the surrounding zoning. DocuSign Envelope ID: 17BC9D02-0DF0-45C4-B585-7E6C9EF3935C Page 10 of 13 Tentative Tract Map No. 2016-285 (TR 37131) April 22, 2020 Page 10 of 13 Section 3: Consistency with the Subdivision Ordinance Regulating the Division of Land. The Tentative Tract Map proposes to subdivide the Project area into 305 residential lots (totaling 38.4 acres of residential uses). Additional lots (totaling 20.1 acres) are proposed for recreational uses, trails, and open space areas. Internal roads and easements will comprise 21.2 acres. Staff has reviewed and conditioned the subdivision for consistency with subdivision ordinance requirements for lot sizes and dimensions, streets, domestic water, fire protection, sewage disposal, and other applicable requirements. The subdivision is consistent with the Subdivision Ordinance requirements. The tentative map does not propose to divide land which is subject to a contract entered into pursuant to the California Land Conservation Act of 1965. The design of the subdivision provides for future passive or natural heating or cooling opportunities in the subdivision to the extent feasible. The design of the subdivision and the type of improvements will not conflict with easements acquired by the public at large for access through or use of property within the proposed subdivision and the design of the alternate easements which are substantially equivalent to those previously acquired by the public will be provided. Section 4: The site is physically suitable for the type of development and the proposed land use of the development. Historically, a commercial dairy was located on the site. Operation of the dairy ceased in 2014 and the buildings and infrastructure associated with the dairy have since been removed. The topography of the Project site is flat, and the elevation is approximately 1,440 feet above mean sea level. Vegetation on the Project site is sparse and ruderal in nature. Several basins approximately 5 feet to 20 feet in depth that were previously used as settling ponds, are in the western and southwestern portions of the site and collect storm water. Additionally, the site contains wells which are located at the western and southern portion of the Specific Plan area and create an opportunity to use the ponds as recreational open space opportunities for the residential development. The pond areas will be reconfigured into a large lake area, which will also be utilized as storm water basins during rain events for flood protection of the site. As discussed in Section 5, the proposed land uses are consistent with adjacent existing or proposed land uses. The proposed density of the tentative map is consistent with the Specific Plan and is reasonable based on site and other constraints, including but not limited to surrounding existing and planned roadway infrastructure. Therefore, DocuSign Envelope ID: 17BC9D02-0DF0-45C4-B585-7E6C9EF3935C Page 11 of 13 Tentative Tract Map No. 2016-285 (TR 37131) April 22, 2020 Page 11 of 13 given the relatively flat topography of the subject site and the nature of land use designations that border the project, the site is physically suitable for this type of development and the proposed density of the development. Section 5: The design of the subdivision and type of improvements are not likely to 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. 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 will be needed for the Project to be 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, west and, somewhat to the south. 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. 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 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. The proposed Tentative Tract Map, which implements the Rockport Ranch Specific Plan, is compatible with the surrounding land uses. DocuSign Envelope ID: 17BC9D02-0DF0-45C4-B585-7E6C9EF3935C Page 12 of 13 Tentative Tract Map No. 2016-285 (TR 37131) April 22, 2020 Page 12 of 13 The Tentative Tract Map will not result in conditions detrimental to the public health, safety, or general welfare as designed and conditioned. The map has 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 compliance with the Specific Plan standards which include substantial landscaping, park and other amenities to support the proposed residential component, roadway improvements consistent with the General Plan, a network of bike lanes to encourage non-vehicular travel, fire infrastructure, and drainage improvements that will benefit the project site and surrounding areas. In addition, environmental impacts resulting from the Tentative Tract Map 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 benefits of the project. With the exception 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. Section 6: 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 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 environmental impacts of the maximum development permitted by the Tentative Tract Map at issue have been analyzed in the EIR, which the Planning Commission has considered as part of its proceedings. The EIR includes a finding made pursuant to Cal. Pub. Res. Code Section 21081 (a)(3) that specific economic, social, or other considerations make infeasible mitigation measures or project alternatives identified in the environmental impact report. NOW, THEREFORE, The Planning Commission of the City of Menifee 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 a basis to approve Tentative Tract Map No. 2016-285 (Tentative Tract Map No. DocuSign Envelope ID: 17BC9D02-0DF0-45C4-B585-7E6C9EF3935C Page 13 of 13 Tentative Tract Map No. 2016-285 (TR 37131) April 22, 2020 Page 13 of 13 37131) subject to the Conditions of Approval set forth in Exhibit “A” to this Resolution. 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 DocuSign Envelope ID: 17BC9D02-0DF0-45C4-B585-7E6C9EF3935C 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 DocuSign Envelope ID: 17BC9D02-0DF0-45C4-B585-7E6C9EF3935C None None 494 Diederich, Karwin, Phillips, Thomas, Madrid None