2021-12-15 City Council Item No. 12.1 Crossroads Presentation Regular MEETING - Additional Meeting MaterialsCity of Menifee
City Council
“Appeal of Crossroads
Commercial Center”
Plot Plan No. PLN 20-0273
Conditional Use Permit No. PLN 20-0272
Public Convenience & Necessity No. PLN 21-
0211
Tentative Parcel Map No. PLN 20-0275
•Appeal of Planning Commission’s approval of Plot Plan
No. PLN 20-0273
•Submitted by Kassen Klein Consulting (Applicant’s
representative)
•Represented by Cox Castle Nicholson
•Appeal application is requesting approval of project,
but is requesting conditions be removed or modified:
•COA #82, 147(b) & (d), and 168
Appeal No. PLN 21-0347
•Appeal of Planning Commission’s approval of Plot Plan
No. PLN 20-0273
•Submitted by Gresham Savage (representative of
owners of Newport Plaza shopping center)
•Grounds for appeal:
•Concerns regarding CEQA review related to raised
median on Bradley Road; and
•Application argues EIR should have been prepared and
project conflicts with General Plan.
Appeal No. PLN 21-0368
Project Location
Plot Plan No. PLN 20-0273 proposes:
•103,274 SF office/ retail center
•Major A –37,400 SF specialty grocer
•Shops 1 –8,200 SF
•Shops 2 –8,500 SF
•Office/Retail –7,750 SF
•Office 2 -36,924 SF (2-story)
•Pad A –4,500 SF restaurant
•9.02 gross acres
•404 parking spaces (310 required)
Project Description
Conditional Use Permit
No. PLN 20-0272
proposes:
•Drive-thru at Shops 2
Public Convenience &
Necessity PLN 21-0211
proposes:
•Findings required for sale
of beer, wine and distilled
spirits for off-premise
consumption at Major A
Project Description
Tentative Parcel
Map No. PLN 20-
0275 (TPM 37972)
proposes:
•9.02 gross acres
•6 parcels
•Range from 0.77 to 2.68 acres
Project Description
Site Layout
•Pedestrian-oriented
collection of shops
•Multiple outdoor plazas
•Focal accent pieces (public art)
•Distinctive paving
•Ornamental fixtures
•Shade trees
•Retail in south portion and office in north
•Loading docks shielded
•Sensitive to residents to
the northeast
Closest residencesLoading docks
Outdoor plazas/seating
Outdoor plazas/seating
Public art
Screen wall
Circulation
•Right-of-way
improvements on Bradley, Newport and Park (most
Newport Rd improvements
already exist)
•Driveways
•2 on Bradley
•1 on Newport
•1 on Park
•Raise median on Bradley
which will lengthen
southbound left-turn
pocket to 350’
Landscaping
•89,991 SF of
landscaping
provided
•37,496 SF
required
•Two rows of
perimeter trees
•Building-
adjacent trees
•No large
bioswales or
basins
(subsurface
drainage and
systems)
Architecture
Major A
Architecture
Pad A
Restaurant
Architecture
Retail/
Office
Architecture
Shops 1
Architecture
Shops 2
Architecture
Office 2
Signs
•One (1) 22.9 SF
center ID sign
•Two (2) 70.9 SF
(two-sided)
signs –Type A
•One (1) 43.2 SF
(2-sided) signs –
Type B
•One (1) 25 SF
monument sign
–Type C
Signs Type A
Type B
Type C
•A finding of PCN is a
determination that
additional licenses over
the allowed number will
not cause impact to the
area
•ABC requires the findings
because they have
determined there is an
overconcentration of
alcohol licenses in the
census tract
Public Convenience &
Necessity
•4 active
permits
•Chevron Extra
Mile
•Circle K
•Menifee Liquor
•99¢ Only Store
•One inactive
permit
•Smart & Final
•2 allowed
Public Convenience &
Necessity
•Consistent with the General Plan and development code
•Not interfere with the quiet enjoyment of the neighboring
residential zoned properties
•Not result in an excessive number of similar establishments
•Primarily engaged in sale of common grocery store items
•Public noticing within 1,000 feet including schools, parks or
playgrounds
Public Convenience &
Necessity
•Applicant expressed opposition to the four COAs they
are currently appealing
•Primary focus of discussion was on COA #147(b) (i.e.,
raised median)
•Opposition from legal representative of owners of
Newport Plaza (Gresham Savage)
•Commission continued public hearing to October 13,
2021
•At October 13, 2021 hearing, Applicant’s representative
(Cox Castle Nicholson) requested continuance
Planning Commission August 25, 2021
•Applicant opposed the raised median
•Gresham Savage submitted letter of opposition
•Applicant verbally objected to four COAs associated
with the Plot Plan
•Staff recommended no modifications of the conditions
to the Commission
•At the hearing, Applicant’s requested a denial rather
than approval with the four conditions
•Commission approved IS/MND and the Project
Planning Commission October 27, 2021
•COA #147(b) –Street Improvements (i.e., raised median)
•Previous alternatives do not address safety concerns of the cumulative traffic volumes with the existing full access driveway.
•Storage capacity for SB movement extends beyond driveway.
•Condition will worsen and not sufficient ROW to accommodate left turn into Newport Plaza.
•COA #168 –Traffic Impact Analysis Report
•COA states additional improvements may be required.
•Language is referring to incidental improvements during construction or minor deviations from
the plans deemed necessary for public safety.
Appeal No. PLN 21-0347
Appeal No. PLN 21-0347
•Appellant states Project was approved in violation of General Plan and CEQA
•Staff offered possible alternative routes
•With installation of proposed median, delivery trucks utilizing other streets would
be most-direct route and would not violate CEQA
•Alternative routes were designed as collectors capable of accommodating truck
traffic
•However, alternative route is not designated as an official truck route
Appeal No. PLN 21-0368
•Appellant states alternatives were not analyzed
•City Engineer contacted owner and GM of Newport Plaza after 8/25 hearing
•On 9/30, Staff received a response
•On 10/6, Staff met with Newport Plaza representative
•Staff discussed reasons the median is necessary and how alternatives were found to
be infeasible, including:
•Left turn in off Newport Road
•Shared access through the adjacent property to the north
•Left turn in off Bradley Road
Appeal No. PLN 21-0368
•Appellant states Project would generate significant traffic impacts
•TIA discusses level of service for informational purposes only
•Additional delay to an intersection of roadway segment is no longer an impact
criteria under CEQA
•TIA (which including analysis of the median) determined the Project would not
result in significant impacts of any type
•Appellant asserts incompatibility with surrounding land uses
•Medians are commonly used for safety purposes
•Access to Newport Plaza would not be fully restricted
•City disagrees that Project would create illogical travel patterns
•Appellant states that an EIR must be prepared
•City respectfully disagrees
•TIA fully disclosed all traffic-related impacts from the Project
Appeal No. PLN 21-0368
•The public review period for the IS/MND was from July 29,
2021 through August 18, 2021
•Four comments received prior to August 25, 2021 hearing:
•Cathy Thinnes
•Roy Dewerks
•Gresham Savage
•Kassen Klein Consulting
•One comment prior to October 13, 2021 hearing:
•Cox Castle Nicholson
•Two comments prior to October 27, 2021 hearing:
•Cox Castle Nicholson
•Gresham Savage
•One comment prior to December 15, 2021 hearing:
•Gresham Savage
Environmental Review
•Staff has reviewed all comment letters and provided additional
clarification to issues of concern
•Staff has determined that the project will not have a significant
effect on the environment with incorporation of mitigation
•Staff recommends adoption of an Initial Study/Mitigated Negative
Declaration (IS/MND)
Environmental Review
Recommendation
•Conduct public hearing; and
•Deny Appeal No. 21-0347, which appeals the Planning
Commission’s October 27, 2021 approval of Plot Plan No. PLN 20-
0273 and associated entitlements; and
•Deny Appeal No. 21-0368, which appeals the Planning
Commission’s October 27, 2021 approval of Plot Plan No. PLN 20-
0273 and associated entitlements; and
•Adopt a Mitigated Negative Declaration.
Recommendation
•Approve Plot Plan No. PLN 20-0273 subject to the Conditions of
Approval.
•Approve Conditional Use Permit No. PLN 20-0275 subject to the
Conditions of Approval.
•Approve Public Convenience and Necessity No. PLN 21-0211.
•Approve Tentative Parcel Map No. PLN 20-0275 subject to the
Conditions of Approval.
Questions?Thank You.
•COA #82 –Security System:
•Inserted per request of Menifee Police Department.
•LPR cameras are an effective law enforcement tool and a proactive/preventative approach.
•COA #147(b) –Street Improvements (i.e., raised median)
•Previous alternatives do not address safety concerns of the cumulative traffic volumes with
the existing full access driveway.
•Storage capacity for SB movement extends beyond driveway.
•Condition will worsen and not sufficient ROW to accommodate left turn into Newport Plaza.
Appeal No. PLN 21-0347
•COA #82 –Security System:
•Projects conditioned for LPR installation within the last 2 years:
1.Boulders at Normandy/Berea
2.Popeye’s on Newport
3.Newport Point at Newport/Evans
4.Motte Country Plaza at Palomar/Hwy 74
5.Menifee Montessori at Winterhawk/Newport
6.Encanto/McCall Gas & Retail
Appeal No. PLN 21-0347
•COA #147(d) –Reconstruction or Resurfacing of Newport Rd, Bradley Rd, and
Park Ave
•Standard condition of approval.
•Requires investigation of existing conditions of pavement.
•Design would be tailored to that investigation.
•Applicant has argued the language is not specific enough.
•Without adequate evaluation, Staff requires the flexibility of the existing language.
•COA #168 –Traffic Impact Analysis Report
•COA states additional improvements may be required.
•Language is referring to incidental improvements during construction or minor
deviations from the plans deemed necessary for public safety.
Appeal No. PLN 21-0347