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2020-06-03 City Council Item No. 11.2 City Staff Presentation Regular MEETING - Additional Meeting MaterialsCity of Menifee City Council Specific Plan No. 2017-187 Change of Zone No. 2017-188 Tentative Tract Map No. 2017-264 Vesting Tentative Tract Map No. 2018-137 Vesting Tentative Tract Map No. 2018-138 Development Agreement No. 2018-277 Project Location General Plan Zoning •Zoning has changed since project submittal •New Development Code –Fleming Ranch SP Change of Zone No. 2017-188 Specific Plan proposes: •1,061 Lots on 217 acres •20.8 acres of Parks •6 acres of Open Space •1.9 acre Private Recreation Center Specific Plan No. 2017-187 •15 Residential Planning Areas •342 lots of 5,000 SF min. •343 lots of 5,500 SF min. •130 lots of 6,000 SF min. •246 lots of 7,000 SF min. Specific Plan Specific Plan proposes: •20.1 acres of Commercial •Uses similar to EDC-MB •38.6 acres of Roadways •26.4 acres of basins Specific Plan No. 2017-187 •A large-lot subdivision for conveyance purposes. •26 Lots correspond to the Planning Areas. TM 2017-264/TM37391 •“West Village” •Subdivides residential portions of SP west of Sherman Road into 475 residential lots •Community Park •Neighborhood Park •Private Recreation Center TM37408 •“East Village” •Subdivides residential portions of SP east of Sherman Road into 547 residential lots •Neighborhood Park •Open Space TM37409 Development Agreement •Proposes the establishment of provisions for development of the Project such as, •Infrastructure improvements, •Park benefits •Vesting of development rights •Timing of public improvements •Credits and Reimbursement for improvements •May 13, 2020 •4 Comment Letters •Southwest Regional Council of Carpenters •Life Care Center of Menifee•Arts Council Menifee•Boys and Girls Club of Menifee Valley •5 Commenters from Public •Ron Sullivan•John Whann (Boys and Girls Club)•John Tribelhorn (Arts Council Menifee)•Darcy Kuenzi•Marion Ashley •5-0 to Recommend City Council Approve Project Planning Commission Specific Plan Purpose and Overview Circulation Plan Bikeways and NEVs Pedestrian Network and Trails Infrastructure Phasing •Each Map has Phasing Plan •Anticipated that Phases will move concurrently TMs and Phasing Phase 1: •Pink and Yellow Phase 2: •Blue and Purple Phase 3: •Green and Orange Open Space Recreation and Parks •Major Component of the Project •Community Park •Paseo Legado •2 Neighborhood Parks •Private Recreation Center •Extensive Sidewalk and Trail Network •Every home within ¼ mile of trail Community Park •12.9 Acres •Community Center •500th Occupancy •750th Occupancy •West Village •1.41 acres •Tot Lot •Picnic area •Turf area •140th Occupancy Neighborhood Park •East Village •2.2 acres •Passive Park •Native Landscape Garden •148th Occupancy Neighborhood Park •West Village •1.89 acres •Pool and Spa •Rec Bldg. •500th Building Permit Recreation Center Paseos Paseo Legado •65 feet wide •58 outside ROW •Interactive Art •Exercise Stations •8 foot wide pathway •140th Occupancy –West Side •148th Occupancy –East Side Public Art •Paseo Legado •Touchable Sculptures •Musical Instruments •Community Park •Historical Markers •Route 395 Basins bkljs •Landscape Screening •Multiple Rows of Trees •Shrubs •Interior slopes and floor of WQ basin landscaped with native grasses •Detentions areas (dark green/brown) will consist of native soil •No landscaping Basin Design Primary Entry Signage Secondary Entry Signage •In General Plan •Possibility for City Message Board •Not intended for use by Commercial Planning Areas Menifee Gateway •Specific Plan includes design guidelines for the implementing projects. •The design guidelines generally require: •four-sided architecture •color variation •wall plane and roofline variation •window treatment •variation in materials •Architecture for both future commercial and residential projects will be reviewed with implementing projects Architecture Architecture Residential •Architectural styles: •American Colonial •American Traditional •Craftsman •Colonial Monterey •Farmhouse •Ranch •Spanish Colonial •Term: Maximum 25 years: •Development Impact Fee Freeze: Development Agreement Approval of DA –7 Years Years 7-10 –50% of any Increase Years 10-–Pay in Full Initial Term 15 Years 5 year Ext if 500 occupancies 5 year Ext if 750 occupancies •DIF Credits •For Park Improvements •For Road and Drainage Improvements •Reimbursements •Park construction cost reimbursed by: •DIF fees paid by other projects in the vicinity •20% of Lease Revenues Generated from Community Park and Center for set period of time •Road and Drainage costs reimbursed by: •DIF fees paid by other projects in the vicinity DIF Credits and Reimbursements •Maximum Developer contribution to Community Park & Community Center •$8 million plus CPI increases •CPI caps at year 15, with total maximum of $9,194,437 •Maximum Developer contribution to the Neighborhood Parks and Paseos •$3 million •No CPI increase Maximum Funding of Parks •Community Center •4 acres of park land over the required 16.8 •Excess Contributions towards parks (including cost of Community Center) –Approximately $8,000,000 •Excess Contributions towards area drainage –Approximately $6,591,991 •Excess Contributions towards roads and signals –Approximately $8,392,653 •Signals at Sherman and Rouse and Sherman and Chambers •Excess Contribution estimate based on: Actual cost of the improvements –DIF credit –estimated reimbursements City Benefits December 6, 2018 •The Commission recommended Quimby credit for •Sports Park and the Paseo Legado if additional amenities were added •No credit •Pocket parks or the smaller twenty-foot linear parks/paseos along the north-south interior tract streets. •Community Center •The Commission also recommended the development of a community center. Parks, Recreation, & Trails Commission June 6, 2019 –Modified Proposal •More park area and a community center to the project. •Park acreage was increased from 19.47 acres to 20.8 acres. •Paseo Legado widened •East Village Neighborhood park enlarged •Defined theme for the neighborhood •“Mind, Body, Art and Soul”, which was better reflected in the design of the parks and amenities •PRTC recommended Quimby credits based on the current proposal of 20.8 acres of park and open space, including the neighborhood parks which were previously excluded from credit. Parks, Recreation, & Trails Commission •Initial Study and Notice of Preparation •NOP review period November 14, 2017 to December 14, 2017 •To State Clearinghouse •Agencies •Surrounding property owners and residents •Scoping Meeting November 30, 2017 •A publicly noticed •provided an opportunity for members of the public to comment on the scope of environmental issues to be addressed in the EIR. •A summary of the NOP comments is in the EIR Environmental Review •A DEIR was prepared •Mitigation Measures for: •Aesthetics •Air Quality •Biological Resources •Cultural Resources •Geology and Soils •Greenhouse Gases •Noise •Transportation and Traffic •Tribal Cultural Resources •Wildfire. Draft EIR •Public Review –1/9/2020 through 2/24/2020 •6 comment letters during Draft EIR public review period: •Arysa Gonzalez Romero, Historic Preservation Technician, Agua Caliente Band of Cahuilla Indians •Mitchel M. Tsai, Attorneys for Southwest Regional Council of Carpenters •Art Edelson, email •Loretta Domenigoni, Park Planner Valley-Wide Recreation and Park District •Marcella Allard, Executive Director Life Care Center of Menifee •Maven E. Norman, Executive Director Inland Empire Biking Alliance DEIR Public Review •EIR determined the Project could result in significant and unavoidable impacts under: •Air Quality •Operational VOCs and NOx emissions •Violates air quality standard and Contributes to regions non- attainment status •Majority of VOC emissions are derived from consumer products •Cleaning supplies, kitchen aerosols, cosmetics and toiletries. •Project cannot meaningfully control consumer products •Project’s NOX emissions are derived from vehicle usage. •Project does not have regulatory authority to control tailpipe emissions •No feasible mitigation measures exist that would reduce NOXemissions to levels that are less than significant. Significant & Unavoidable Impacts •EIR determined the Project could result in significant and unavoidable impacts under: •Greenhouse Gases –Cumulative impact to GHG emissions •Project cannot generate enough GHG emissions to effect a discernible change in global climate. •However, the proposed Project may contribute to global climate change by its incremental contribution of greenhouse gasses. •Project’s Service Population Ratio of 8.32 Metric Tons of Carbon Dioxide Equivalent (MTCO2e) per Service Population, exceeds the threshold of 3.84 MTCO2e per Service Population. •All feasible mitigation, design regulations and regulatory requirements applied/implemented Significant & Unavoidable Impacts •EIR determined the Project could result in significant and unavoidable impacts under: •Transportation and Traffic •The Project’s significant and unavoidable impacts to traffic are due: •To the fact that it cannot be assured that facilities to be constructed from DIF fees, TUMF fees, and/or Project fair-share payments would be in place at the time of Project occupancy •Project will be paying fees towards DIF, TUMF and Fair Share •Caltrans Facilities that are not included in fee program Significant & Unavoidable Impacts •Statement of Overriding Consideration for Significant Unavoidable Impacts •The following benefits of the Project outweigh the impacts: •Proposed Circulation/Mobility Improvements •Reduced VMT –Project near I-215, pedestrian network •Economic Development Benefits •Expanded Housing Opportunities •Recreational Amenities •Drainage Improvements •Infill Development –Avoids sprawl •Aesthetics and Community Character Enhancement •Open Space Conservation •Designed to Improve Quality of Life of Residents Environmental Determination 1.Conduct public hearing; and, 2.Adopt a Resolution certifying the Environmental Impact Report and adopting Statement of Overriding Considerations; and 3.Introduce an Ordinance approving Specific Plan No. 2017-187; and 4.Introduce an Ordinance approving Change of Zone No. 2017-188; and 5.Adopt a Resolution approving TM 2017-264 (TM37391); and 6.Adopt a Resolution approving Vesting TM 2018-137 (TM37408); and 7.Adopt a Resolution approving Vesting TM 2018-138 (TM37409); and 8.Introduce an Ordinance approving Development Agreement No. 2018- 277 Subject to the conditions of approval and findings in the staff report and resolutions. Recommendations Questions?Thank You. •CFD and HOA for maintenance •Development Agreement •DIF Fee Freeze •Up to 10 years, but not term of DA •Incentive to build houses sooner •Excess Contributions anticipated to exceed DIF fee increases •Park Costs Set for Developer •City would have to pay for park construction costs overages or reduce park amenities Fiscal Impact Previous Application •Applications in process since 2005 •County processed NOP and EIR –never approved •City processed version of SP under different applicant •NOP and EIR processed and public review between 2009- 2011 •Generally inactive between 2011-2013, except for resubmittal in 2013 •Current applicant has been diligently processing current application since submittal Walls and Fencing Basin Design Basin Design Basin Design •Three Maps •TM37391 –Large Lots for Conveyance Purposes •TM37408 –West of Sherman “West Village” •TM37409 –East of Sherman “East Village” •TM37408 and TM37409 implement the SP •Show lot layouts •Landscaping, parkways, signage •Connected by Paseo Legado •Neighborhood Parks at the end of each side of Paseo TMs and Phasing •Evans Browns Mortuary •Not a Part •Road Improvements •Parking Accommodated in PA 19 Further Planning Considerations •Life Care Center •Right-of-Way on Encanto •PM 37379 •Comment Letter •Applicant has met with the Life Care Center Further Planning Considerations PRTC –Before and After •March 8, 2017 •Noticed to surrounding neighborhood •Main Discussion Points: •Proposed uses for property south of Chambers •Street layout •Gated senior community •Commercial uses •Since workshop, project revised to current design •No senior housing •Community Park south of Chambers Planning Commission Workshop Changes Since Workshop Phasing -Grading Architecture Commercial •Visually attractive and cohesive with the surrounding residential and natural environment. •Unified character without creating repetitious or redundant forms or design; •Be complementary to the color of residential portions of Legado; •Avoid singular building forms; •Highlight and accentuate entries; •Orient loading and storage areas away from major roadways or residential edge conditions. Architecture Residential •Provide a varied and interesting street scene; •Focus on the front elevation on the home, not the garage; •Provide a variety of garage placements; •Provide details on all elevations; •Choose appropriate massing and roof forms to define the architecture styles; •Ensure that plans and styles provide a degree of individuality; and •Use architectural elements, details to reinforce individual architectural styles.