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23-1276RESOLUTTON NO.23-1276 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MENIFEE, CAL]FORNIA APPROVING GENERAL PLAN AMENDMENT NO. PLN21-0404, WHICH AMENDS: 1) THE GENERAL PLAN LAND USE DESTGNATTON OF APPROXTMATELY 533.9 ACRES OF LAND (28 PARCELS) FROM ECONOMIC DEVELOPMENT CORRIDOR SoUTHERN GATEWAY (EDC-SG) TO ECONOMTC DEVELOPMENT CORRIDOR COMMUNITY CORE (EDC-CC); 2) AMEND EXHIBIT LU-3; 3) AMEND EXHIBIT LUa; 4) AMEND LAND USE BACKGROUND DOCUMENTS AND DEFINITIONS; AND 5) AMEND THE ECONOMIG DEVELOPMENT CORRIDOR SUBAREAS. WHEREAS, on December 10, 2021 , the City of Menifee created an application for General Plan Amendment PLN2t-0404 to: 1) amend the General Plan Land Use Map for 533.9 acres of land (28 parcels) from EDC-SG to EDC-CC land use designation in the southern portion of Menifee; 2) amend Exhibit LU-3 (Land Use Designations) of the general plan; 3) amend Exhibit LU-4 (Land Use Buildout Summary) of the general plan; 4) amend the Land Use Background Document and Definitions; and 5) amend the Economic Development Corridor subareas. WHEREAS, the application for the General Plan Amendment (GPA) is being processed concurrently with application for a Change of Zone (COZ) No. PLN 21-0405 located on properties south of Garbani Road, north of Scott Road, east of Sherman Road, and west of Palomar Road; and WHEREAS, on November g,2022, the Planning Commission held a duly noticed public hearing on the modiflcation, considered all public testimony as well as all materials in the staff report and accompanying documents for GPA PLN2'| -0404, which hearing was publicly noticed by a publication in the newspaper of general circulation, an agenda posting, and notice to property owners within 300 feet of the modification's boundaries, and to persons requesting public notice; and WHEREAS, at the November 9,2022, Planning Commission public hearing, based upon the materials in the staff report and accompanying documents, public comment, and Planning Commission discussion, the City of Menifee Planning Commission recommended that the City Council approve GPA No. PLN2"|-0404; and, WHEREAS, on January 18,2023, the City Council held a duly noticed public hearing on the Proiect, mnsidered all public testimony as well as all materials in the staff report and accompanying documents for the Project, including the consideration of the Addendum, which hearing was publicly noticed by lhe Press Enterprise, Daily Bulletin and The Sun, newspapers of general circulation, an agenda posting, and notice to property owners within 300 feet of the Project boundaries, and to persons requesting public notice; and WHEREAS, all other legal prerequisites to the adoption of this resolution have occurred. NOW, THEREFORE, the City Council of the City of Menifee resolves as follows: Page 2 of 3 General Plan Amendment No. PLN21-0404 January 18,2023 Snction 1i The amendment is consistent with the intent of the vision, goals and policies of the General Plan as a whole The general plan and zoning for the project site is Economic Development corridor. The proposed modifications to: 'l) amend the General plan Land Use Map for 533.9 acres of land (28 parcels) from EDc-sG to EDC-cc land use designation in the southern portion of Menifee; 2) amend Exhibit LU-3 (Land Use Designations) of the general plan; 3) amend Exhibit LU-4 (Land Use Buildout Summary) of the general plan; 4) amend the Land Use Background Document and Definitions; and 5) amend the Economic Development corridor subareas that will provide consistency with previous changes in the Economic Development corridor subareas. As proposed, the project will remain consistent with the General Plan by being strategic with development in certain parts of the City. section 2: The amendment prescribes reasonable controls and standards for affected /and uses to ensure compatibility and integrity of those uses with other estab/ished uses. The proposed amendments as outline in Finding '1, prescribe reasonable controls and standards to ensure compatibility with other established uses in the area. The expansion of the community core District will eliminate certain uses that may create certain environmental impacts and will be compatible with the existing commercial uses established north of the project site. Additionally, the amendment to the Land Use Business Park designation will ensure that there is more compatibility between the uses allowed in the Business Park and adjacent zoning districts. Section 3: The amendment provides for the protection of the health, safety, and/or general welfare of the community. The amendments as outline in Finding 1, will not result in conditions detrimental to the public health, safety, or general welfare as currenfly proposed. The land use change and general plan text amendment does not involve physical construction; however, it does restrict certain land uses in order to maintain a commercial/office corridor aligned with the city's vision for the EDC corridor. Additionally, the removal of warehousing/distribution as a permitted use in the Business Park designation will further protect residential land uses adjacent to Business Park. Future development under the proposed land uses will be required to meet city zoning and design standards which further ensure compatibility with olher established uses. Therefore, the modification would 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 impacted vicinity. Section 4: CEQA Com pliance. The City is the lead agency under the California Environmental Quality Act (CEOA). The City certified the General plan EIR (State Clearinghouse No.201207'1033) by Resolution No. i3-347 on December 19, 20.13 and certified the Housing Element Update EIR by Resolution No. 21-1 ,l 11 on December 15, 2021 , in compliance with CEQA. Following review of the proposed project, the City as the Lead Agency, determined it is subject to CEQA Guidelines and regulations. The City has prepared an Addendum to the General Plan EIR and Housing Element Update EIR to Page 3 of 3 General Plan Amendment No. PLN21-0404 January 18,2023 analyze the potential impacts associated with the proposed project (GpA and COZ) and satisfy the requirements of CEQA Guidelines Section '15164, Addendum to an EIR or Negative Declaration. s n5:Approval of the GPA. The City Council finds that the facts present within the public record and within this Resolution provide the basis lo approve GpA No. pLN21- 0404 amending the General Plan Land Use Map as shown in the attached Exhibit,,A,, provided in this resolution. section 6: The documents and materials that constitute the record of proceedings on which this Resolution has been based are located at the community Development Department - Planning Division, 29844 Haun Road, Menifee, cA 92586. This information is provided in compliance with Public Resources Code section 21081.6. PASSED, APPROVED AND ADOPTED this 18th day of January 2023 BilZi erman, Mayor Attest A Kay Vin ng City Clerk Approved as to form: T. Melching,orney \/AlY STATE OF CALIFORNIA COUNTY OF RIVERSIDE CITY OF MENIFEE l, Kay Vinson, Acting City Clerk of the City of Menifee, do hereby certify that the foregoing City Council Resolution No. 22-1276 was duly adopted by the City Council of the City of Menifee at a meeting thereof held on the 18'h day of January 2023 by the following vote: SS ) ) ) Ayes: Noes: Absent: Abstain: Deines, Karwin, Liesemeyer, Sobek, Zimmerman None None None f[,_r I lrn Aerr..r) ^-ivlFry*itycrerk MENIFEE \# ExHrBrr LU-3 Catetory Ruml Mountoinous (RM) 7 du pet 70 ocres (7O ocrc min) Ru to I Re side ntldl (RRS) 7 du pet 5 ocrcs (5 o e min) Details Single-family residential uses with a minimum lot size of l0 acres. Generally characterized as areas of at least I O acres where a minimum of 70% of the area has slopes of 25% or greater. Allows Iimited animal keeping, agriculture, recreational uses, governmental uses, and compatible resource development (whi(h may include the commercial extraction of mineral resources with approval of a surface mine permit [SMp] and associated uses). Single-family residences with a minimum I ot size of 5 acres. Animal keeping and agricultural uses are expected and encouraged; also allows recreational uses and governmental uses. Rurul Restdentldl (RRz) 2 dcre min Single-family detached resid ences on I arge parcels of 2 to 5 acres. Limited agriculture and intensive equestrian and animal keeping uses are expected and encouraged. Allows small scale home-based business operations in accordance with the Zoning Code on rurat large lot properties if consistent w/surrounding character. Rutol Residentiol (R Rt) 7 ocre min Single-family detached residences on Iarge parcels of I to 2 acres. Limited Rurol Residentiol (RR t/2) N ocrc min Single-family detached resid ences on large parcels ofTr to I acre. Limited agriculture and animal keeping is permitted; however, intensive animal keeping is discouraged. 2.7 - 5 du/oc Residentiqt (2,1-sR) Single-family detached and attached residences with a density range of 2 to 5 dwelling units per acre. Limited agriculture and animal keeping is permitted; however, intensive animal keeping is discouraged. 5.7 - I du/oc Residentiol (5.1-8R) Single-family attached and detached residences with a density range of 5 to 8 dwelling units per acre CITY OF MENIFEE LAND USE DESIGNATIONS PAGE ] OF4 LnruD USE DEsIGNATIoNS RESIDENTIAL agriculture, equestrian, and animal keeping uses are expected and encouraged. Allows small scale home-based business operations in accordance with the Zoning Code on rural large lot properties ifconsistent with surrounding character. 8.7 - 74 du/oc Residentiol (8.1-14R) Single-family attach ed and detached residences, including townhouses, stacked flats, courtyard homes, patio homes, and zero lot line homes 74.7- 20 du/dc Residentldl (14.1-2oRt Single-family attached resid ences and multifamily dwellings such as triplexes, fourplexes, motor court clustert and row townhomes. 20. 7-24 du/oc Reside ntiol (2o1.-24R) Multifamily dwell ings; includes apanments and condominiums Category Details Commerciol Retdil (CR) 0.zo - 0.35 FAR Neiqhbo rhood.local, and regional serving retailand service uses Hotels are also permitted in this designation Commerciol Oflice (CO) 0.25 - 7.0 FAR Variety of office-related uses, incl uding financial, legal, insurance and other office services; corporate offices; supporting hotel and ancillary retail uses are also permitted. Business Potk (BP) Moximum 0.50 FAR lndustrialand relat€d uses includ in9 ryarehousiftg#distributieft assembly and light manufacturing, repair facilities, and business parks, including corporate offices. Employee-intensive uses, including research and development, technology centers, "cl€an" industry, and supporting hotel and ancillary retail uses are also permitted, Heavy l,tdustridl (Hl) Moximum 0.50 FAR More intense industrial activities, such as manufacturing uses, that can generate significant impacts such as excessive noise, dust and other nuisances. Catetory Details Specilic Plon (SP)The purpose of a specific pl an is to provide detailed policies, standards, and criteria for the development or redevelopment of an area. As ,equired by state law specific plans generally consist ofa land plan, circulation plan, development standards, design guidelines. and phasing plan and set forth detailed implementation programs necessary to serve the development. The actual designation of each area will be Sp followed by a corresponding number (e.9., 5P-l ). La nd uses within the Sp areas depicted on the land use plan are conceptual and will be shown to provide context with surrounding uses, Actual land uses are illustrated in detail in the specific plan documents (zoning), coMMERC|At, OFFtCE, AND tNDUSTRtAt OTHER CITY OF MENIFEE LAND USE DESIGNATIONS PAGE 2 OF 4 Economic Development Conidot IEDC) Mox. 24 du/oc qnd t,O FAR Agticulture (AG) Amendments to land use in th e specific plan wil I not warrant a revision to the The intent of the designation is to identify areas wh ere a mixture of residential, commercial, office, civic, industrial, entertainment. educational, and/or recreational uses or other uses is pla nned. goth horizontal and vertical mixed uses are permitted. ln general, areas designated EDC are envisioned to develop primarily as nonresidential uses, with residential uses playing a supporting role. Residential uses shall be integrated vertically or horizontally with other uses and shall notbeallowed as stand-alone projects. New development, including residential mixed use, shall encourage a balance ofretail, services, and public/private open spaces. Residential uses shall not be allowed directly adjacent to the freeway. The EDC designation is primarily intended for uses along corridors such as l-2.t5 and Ethanac, Newport and Scott Roads, since land uses this area have a higher likelihood to transition over time in comparison to other areas ofthe City. Preparation of a conceptual master plan will be required for new development projects in EDC areas. A comprehensive understanding ofthe relationship to surrounding uses is essential to creating cohesive, integrated development in EDC areas. The master plan will take into consideration circulation, infrastructure, and design-related issues for the proposed site and adjacent uses. Development in EDC areas may be implemented by a specific plan or through conventional zoning designations. The appropriate mechanism will be determined by City staff upon review of the master plan concept. Agricultural land includ rn9 row crops, groves, nurseries, dairies, poultry farms, processing plants, and other related uses. One single-family residence allowed per'10 acres except as otherwise specified by a policy orzoning. New uses encroaching upon existing agricultural operations shall provide some type of buffering to maximize compatibility and offset issues that would affect compatibility between uses. CITY OF MENIFEE LAND USE DESIGNATIONS PAGE 3 OF 4 General Plan (General plan Amendment). OPEN SPACE Category Conseryotlon (OS-CI N/A Recreation (OS-R) N/A wotet (os-w) N/A Category Public/quasi-Public Facilites (PF} < 0.50 FAR Details The protection of open space for natural hazard protection, and natural and scenic resource preservation. Existing agriculture is permitted to remain Recreational uses including parks, trails, athletic fieldt golf courses, and drainaqe corridors to be used as recreation facilities. Neighborhood parks are permitted within residential land uses. lncludes bod ies ofwater and natural or artificial drainage corridors Recreational facilities such as parks and trails are also permitted in this designation if agreements can be reached with governing agencies. Details Civic uses such as City administrative buildings (City Hall, fire stations, police stations, community centers), government offices, corporation yards (areas for the City or other public agencies to store equipment or vehicles), cemeteries, libraries. Applies to existing public and private schools at the elementary, junior high, and high school levels. Also includes institutions of h igher learning. infrastructure, such as transmission lines. lmprovements within utility easements may include parks, trails, nurseri€s, storage, or any other use that is compatible with adiacent land uses and permitted by the utility. Any uses proposed within these easements will require coordination with the appropriate utility provider. Public Utility Corridor (pUCl lndicates I ocations that contain easements for significant public utilities CIry OF MENIFEE LAND USE DESIGNATIONS PAGE 4 OF 4 INSTITUTIONAL I I € !l tilliI lr I '<I It5 ! ! !t €3 I i 2 EI a 8 E (,) tI I E It ulrl i,iiilfi ii,f r,EI, ii iE iii;iE:i Iiii EIiii ij iigi igiijiiEriitiiEi;;t iiiiiis iiliiEiEiiiii;iiiii ifiiii ii i*iiiifi Fiiiiiitifi ii:iil!i iEiiiiii iiiiiiiiii! iiiii ii ii@ d -rlo Ffoo) 5o9t!roJf $i ;, r= il I 3 t t t I c I I q I ll t n a !, E I il ,a q t fr a I I t 3i ft c s ? iI i II I 9 at 3q a I I E !!I I I I 3:E 9.3 I I 1l ll 3 E 0 I .l 1la il ll s I 5 I 5. I I d I I ! t It I , I , T :i t! ! g d I E 5 iI z I t d s j I: s P a s I 3 ! c E i g- 0 t a t E E ! E 3 T I 3t J T I I I ! E! L t + I tI +1 a i : i-l s E , s a E I I a i 6 LaND USE BecrccRoUND DocUMENT & DEFINITIoNS RELATIONSHIP TO OTHER PLANS AND PROGRAMS Although the General Plan is the primary means to help the City implement Vision 2035, there are other tools that are necessary to ensure that its goals and policies can be implemented. This technical background document and definitions report was prepared for the City of Menifee General Plan and was adopted in 2013. The report has been updated to address changes necessary for consistency with the 6ti Cycle Housing Element Update and rezone program and other minor Land Use Element Updates including the buildout assumptions, figures and tables. Furthermore, although the City is not required, the Land Use Element has been updated to include Environmental lustice Goals and Policies to improve health and well-being and increase fairness and equity throughout the city. It should be noted that there need not be an equal number of land use designations and zoning classifications. ln many instances, multiple zoning classifications may be consistent with a single General Plan land use designation. The maximum allowable development potential of each individual parcel is influenced not only by the land use designation, but also by physical site characteristics, environmental constraints, infrastructure requirements, and detailed standards provided in the Development Code. Actual development isexpectedto typically occur at levels less than the allowed maximums due to the factors stated above as well as market demand and development trends. SPECIFIC PLANS The General Plan provides overall guidance for the physical development of the City, and specific plans are used to provide more detailed regulatory guidance for special areas or large developments within the City. Specific plans generally comprise a land use plan, circulation plan, development standards, design guidelines, phasing plan, infrastructure plan (water, sewer, or drainage), and implementation plan, pursuant to California Governmental Code LAND USE BACKGROUND DOCUMENT & DEFIN]TIONS PAGE 1OF ]3 MUNICIPAL CODE AND ZONING ORDINANCE The City's Municipal code and zoning Otdinance are the primary tools used to implement the goals and policies of the General Plan. Each of the General Plan land use desiqnations is implemented by a correlating set of zoning designations described in the City's Zoning Ordinance. The Zoning Ordinance provides more detailed direction related to development standards, permifted, conditionally permitted, and prohibited uses, and other regulations such as parking standards and sign regulations. The land uses specified in the zoning Ordinance are based upon and should be consistent with the land use policies in this element. Changes to the Zoning Ordinance may be necessary due to the adoption of provisions in this General Plan and could require changes to the zoning maps and development standards. sections 65450 through 65457. They are typically implemented as customized zoning for a particular area of the city and are generally used for large-scale proiects that r€quire a comprehensive approach to planning and infrastructure r5sue5. Eighteen specific plans are ln process or have been adopted for properties within the city of Menifee; many of which were approved prior to the city's incorporation. The majority of the plans run contiguous with Newport Road. A general plan examines an entire city or county, but a specific plan concentrates on the individual development issues of a particular project or region and provides customized direction for the proiect that is unique to the individual development and that is different than what would ordinarily be permitted by the traditional zoning ordinance. customized road widths and parkway design, land use densities and intensities, landscape concepts, and amenities programs are arl exampres of areas that may receive speciar reguratory or design guidance in a specific pran. specific plans comprise approximately 7,689 acres of land and are predominantly located in the area between Newport and Holland Roads. of the l8 plans, a majority are completely built out, substantially developed, or have been partially developed. specific plans and their associated land use plans that have been approved, but have not yet been developed, incrude the cantarena, cimarron Ridge Menifee commerciar, praza Der sor, Legado, and Rockport Ranch specific Plans. The city's specific plans are listed below and are conceptually illustrated on Exhibit LU-b'1, Specific Plant to provide context with th€ General plan land use designations: . Audie Murphy Ranch . Menifee East . Cal Neva . Menifee Northr . Cantalena o Menifee Valley Ranch . canyon cove o Menifee Village . Canyon Heights . Newport Estates . Cimarron Ridge o Newport Hub . Countryside . plaza de Sol . Legado o Rockport Ranch o Menifee Commercial (Walmart) . Town Center *(a portion of the Sp is within County of Riverside) DEVELOPM ENT AGREEMENTS state law allows for the preparation of development agreements between a project proponent and the city. The purpose of a development agreement is to provide developers with additional assurances that the policies, rules and regulations, and conditions of approval in effect at the time a project was approved will not be nullified by a future local policy or regulation change. ln exchange, the developer may be required to meet certain conditions or performance criteria, which become part of the agr€ement. Development agreements can be a useful means of LAND USE BACKGROUND DOCUMENT & DEFINITIONS PAGE 2 OF 13 meeting General Plan goals and policies while removing some of the risks faced by developers. Agreements can remain in effect for a few or several years; this is typically specified in the development agreement terms. REGIONAL PLANNING EFFORTS The City of Menifee participates in a number of significant regional planning efforts thar impact land planning in the City, including the Riverside County Airport Land Use Commission (ALUC), the Southern California Association of Governments (SCAG) Sustainable Communities Strategy (SCS), and the Riverside County Multi_species Habitat Conservation Plan (MSHCP). Asadopted bythe Riverside County ALUC, the Rive/side Cou nty Aitpoft Land Use Compatibility plan policyDocument establishes policies applicable to land use compatibility planning in the vicinity of airpons throughout Riverside County. The basic function ofairpon land use compatibility plans is to promote compatibility between airports and the land uses that surround them. Although the ALUC has the sole authority to adopt this plan and to conduct compatibility reviews, the authority and responsibility for implementing the compatibility policies rests with the local governments. Portions ofthe City of Menifee are in the airport influence areas of the March Air Reserve Base and the Perris valley Airport. The city of Menifee's Gen€ral plan, specifically the Land use, safety, Noise, and Housing Elementt are consistent with the compatibility Plan, and the city supports the RcALUc in its regional planning efforts. On September 3, 2020, the Regional Council of SCAG adopted the 2020-2045 Connect Socal-Regional Transportation Plan/Sustainable Communities Strategy (RTP/SCS).: The 2020_2045 Connect Socal RTP/SC5 uses economic, regional transportation systemt and land use strategies to reduce emissions from t,ansponation sources to comply with 58 375, improve public health. and meet the NationalAmbient Alr euality Standards as set forth by the federal clean Air Act. The city of Menifee Land Use and Carculation Elements set the stage for significant reductions in per capita vehicle miles traveled (based upon the Riverside county Transponation Analysis Model (RivTAM) analysis results) by focusing on integrating a land use plan that improves the balance of jobs and housing locally with a layered transportation network that accommodat€s multiple transportation modes for pedestrians, bicycles, and neighborhood electric vehicles (NEVs) and golfcarts (see the Circulation Element Background Report for further details). The city also participates in the county's MsHcP. The MsFICP is a habitat conseryation plan prepared pursuant to the federal Endangered Species Act(EsA) and the state's Natural Community Conservation plan (NCCp). TheCountyof Riverside, along with the 16 cities in the western portion of the county, are all participants in the MSHCP, and a member from each jurisdiction sits on the Regional Conservation Authority (RCA) Board. All discretionary actions undertaken by the city, such as approving a shopping center or grading permit for a new housing subdivrsion, requires environmental review under the MSHCp (among other programs). LAND USE BACKGROUND DOCUMENT & DEFINITIONS PAGE 3 OF ]3 ECONOMIC DEVELOPMENT CORRIDOR The EDC designation is intended to provide economic vitality and flexibility in land use options to promote economac development along the city's major corridors. The Economic Development corridor areas identilied on the Land use Plan are intended to function differently than the typical patterns of segregated uses in that the distribution of uses is generally more concentrated and integrated to enhance the functionality of a large area. Economic Development corridor areas are genera|y rocated in the rarge, undeveroped areas adjacent to r-215 and arong the city,s major corridors (such as Newport, Scott and Ethanac Roads as well as Mccall Boulevard), since land uses in these areas have a higher likelihood to transition over time in comparison to other areas ofthe city. lt is intended that the majority of the city's new development (that is not already planned as part ofan approved specific plan) will be located in these areas, to promote infill development and to preserve the rural areas that are an integral part of Menifee,s community character. A variety of uses can be developed either vertically or horizontally within a single property or multiple properties in EDC designations ln general, areas designated EDc are envisioned to develop primarily as nonresidential uses, with residential uses playing a supporting role with residential uses to be vertically integrated with non-residential uses. overall, residentiar uses shal not be aflowed on parcers or properties directry adjacent to the freeway, and the maximum density permitted is 24 dweling units per acre. A conceptuar master pran is required as part of a preapplication submittal process for new uses within the EDc to ensure that a cohesive development plan is implemented over time in these areas. The master plan will allow the city to take a comprehensive look at a project,s relationship to surrounding uses, its circulation and access plan. proposed amenities, and infrastructure in advance of an official proiect submittal and provide guidance to property owners that can ensure the community,s vision is adhered to. IMPLEMENTATION OF EDCS Development in EDC areas may be implemented by a specific plan or through conventional zoning designations. The appropriate mechanism will be determined by city staff upon review of a conceptual master plan for the project area Additional information about the conceptual master plan submittal process can be found in the Economic Development Corridors: Conceptual Master plans Section below for purpose and requirements. ECONOMIC DEVELOPMENT CORRIDOR SUBAREAS Though flexibility in land use options is one ofthe benefits ofthe EDc designation, each one ofthe areas is envisioned to provide a distinctive mix of uses that are complementary to surrounding land uses and that generate distinguishable activity centers in the city. The following descriptions provide the mixof uses envisioned for each area, which can be seen in more detair in Exhibit LU-b2, Economic Deveropment forridors subareas. Nonhern Gateway (Ethanac Road): Envisioned as an industrial park area with more intensive industrial uses (less office) than envisioned for the Scott Road EDC area. The area provides a buffer and transition between the LAND USE BACKGROUND DOCUMENT & DEFINITIONS PAGE 4 OF 13 Scott Road: Envisioned as business park (predominantly light industrial and corporate office uses) and limited support commelcial uses that will serve as a buffer and transitional use between Scott Road and the Estate Residential usesonthewestsideofthel-215. TheEDCareaeastofthel-2l5andnorthof Scott Road is envisioned asa mixof commercial uses near the interchange, transitioning to office and residential extending north toward Mount San Jacinto College. Residential and office uses in thisarea would be complementary to the college and serveasviable la nd use options for properties that are between two of the City's intercha nges, since commercial uses tend to seek locations as close to interchanges as possible for the greatest access to potential customers. On the west side of l-215, north of Scott Road, the EDC area provides an opportunity for commercial, residential, and office uses with a high level of freeway accessibility as a transitional area to the Town Center to the north. Community Core (west side of 2'15 between Newport and Holland Roads; Town Center): The Community Core is envisioned as the City's primary activity center and gathering place. Civic and entertainment uses are envisioned here that are complemented with commercial retail uses and higher density housing options that encourage walkability and reduce the use of the automobile. This area is intended to function as the ceremonial ,,heart,, or downtown of the City of Menifee and will serve as a transition from existing rural lots to more concentrated retail and office development moving east toward l-215. Newport Road Corridor (west of l-215): The Newport Road Corridor is intended to provide neighborhood-oriented commercial uses that support the existing adjacent residential development to the north and south. Commercial office, or residential uses are envisioned as a logical transition to the adjacent single-family residential neighborhoods to the north. LAND USE PLAN BUILDOUT ASSUMPTIONS one of the Land Use Element's primary objectives is to establish the maximum buildout potential for housing units, nonresidential building square footage, population, and employment that could be generated by the Land Use plan. rhe following provides a description of the assumptions and methods used to determine housing, population, and building square footage for the land uses illustrated in the Menifee General Plan. The pro.,ections themselves are presented in Exhibit LU-4, Land Use Buildout Summary. LAND USE BACKGROUND DOCUMENT & DEFINITIONS PAGE 5 OF 13 commercial/residential uses in Perris to the north and the residential uses in Menifee south of McLaughlin. Smaller industrial buildings shall be oriented along primary street frontages and provide for clear views of entrances. Heights and building sizes should be minimized to transition between uses and intensities when adjacent to residential uses. Mccall Boulevard: Envisioned as a mix of office, medical, and residential uses (assisted living, senior apartments, townhomes, etc.) that would be compatible with the Regional Medical Center and would provide health-related services in close proximity to 5un City residents. BACKGROUND AND BASELINE ASSUMPTIONS The General Plan Future Buildout Summary represents an estimate of the dwelling units, population, and nonresidential building square footage associated with the future buildout of the proposed Land use plan. A key assumption in understanding these projections is that they reflect a theoretical buildout ofthe entire city, rather than what is likely to appear on the ground over the next 20 years. The proposed land use plan is the basis for these projections. There are no specific industry standards for population density or building intensity that are required to be used in the Menifee General Plan. For consistency with the 6th cycle Housing Element update, data from the u.s. census (2020)' American community survey (2018), scAG data, Riverside county General plan, california Department of Finance (2021), and contemporary planning experience have been used to define the factors below to estimate Menifee's future buildout projections. Gross Acres: Gross acreage refers to the total number of acres of an area, including all roads, railroads, and flood controlfacilities square Feet To convert adiusted gross acres to adiusted gross square feet, adjusted gross acres are multiplied by 43'560 (the numberofsquare feet in an acre). For exa mple, 5 acres of commercial office equa ls 21 7,g00 sq uare feet. Adjusted Gross or Net Acres: Gross acreage minus the acreage used for major public roads (classified as collector roads and above), railroads, and flood control facilities. Dwelling units and square footages in the General plan Buildout Summary are calculated using adjusted gross acres. Assumed Density/lntensity: lt is assumed that not all uses in the city will be implemented at either the high or low end ofthe permitted densities and intensities in each land use category. Historically, citywide buildout levels do not achieve the maximum allowable density (residential uses) or intensity (nonresidential uses) on every parcel and are, on average, lower than allowed by the General Plan because the development of individual parcels or groups of parcels must account for factors such as physical site constraints (such as topography or watercourses), zoning requirements (such as parking or landscaping) that further limit development potential, and other regulatory constraints As a result, the assumptlons used to calculate buildout represent an average level of density/intensity that will likely be achieved at buildout of each land use category. RESIDENTIAL ASSUMPTIoNs: PoPULATIoN AND DWELLING UNITS Estimations for the buildout of residential land use designations were calculated used the following assumptions and methods: Population: Population is determined by multiplying the projected number of occupied dwelling units in the city by an average persons per household factor. For example, l,oo0 occupied dwelling units with an average persons per household size of 3.09 would yield 3,090 residents. LAND USE BACKGROUND DOCUMENT & DEFINITIONS PAGE 6 OF 13 Persons per Household (PPH): This factor is used to estimate population at build-out. To reflect the variations of household size between different communities in th€ City of Menifee, separate average household size figures were used to determine population for different residential land use designations. Lower density land use designations typically accommodate larger units and a greater number of occupants than higher density designations, which typically accommodate smaller units and fewer occupants. For example, in areas such as sun City, the persons per household numbers tend to be lower than in the remainder of the Cit, largely due to the number of retirees and empty nesters that reside there. Occupied Dwelling Units: Based on 2021 California Department of Finance figures, the City of Menifee experienced a vacancy rate of 6.5 percent, which is the same as saying the City had an occupancy rate of 93.5 percent. The total number ofoccupied units is estimated by multiplying the total number of dwelling units by the occupancy rate. The number of occupied units is then multiplied by the appropriate persons per household figure to arrive at a more refined population estimate. The following persons per household factors were utilized to estimate future population and were derived from the 2020 Census and 2018 American Community Survey. Residential Uses 8.0 du/ac and below, including a portion ofthe Economic Development Corridor (comparable to owner occupied units) Residential Uses from 8.1 to 24.0 du/ac, including a portion ofthe Economic Development Corridor (comparable to renter occupied units) 3.10 3.O7 Average Household Size 3.09 Dwelling Units: Dwelling unit proiections are estimated by multiplying the adjusted gross acres of each residential land use designation by the correspond ing assumed density factor. For exa m ple, 400 acres of 2.1-5 du/ac Residentia I with an assumed density of 4.0 du/ac would result in 1,600 dwelling units. Resident,al Density (du/ac): Residential land use designations that are more rural in nature are defined by a maximum allowable density (i.e., RM, RR5, RR2, RRt, and RRr/:), which means properties can be developed at the maximum or below Designations for more traditional single-family subdivisions and multifamily projects (such as 5.l -8R or 14 1-20R) permit a range of allowable densities, that is, they shall be developed at a density that is no lower than the bottom end ofthe range and no higher than the maximum density identified for the category. ln areas where the lots are over half an acre, density is calculated using by gross acres; all other areas utilize adjusted gross (net) acres to determine the maximum number of units allowed in a given area. Land Use Category Persons per Household LAND USE BACKGROUND DOCUMENT & DEFINITIONS PAGETOF ]3 The lower threshold figure for each category represents a minimum amount of development anticipated, provided that all other required conditions can be met. and the higher figure represents a potential maximum that could be located in each area if the proposed development demonstrates qualities above the minimum development standards to achieve a higher density. The purpose ofthis concept is to ensure that the city achieves the high{uality development called for in the 2035 Vision. It should be noted that a variety of lot sizes and residential product types may be used in a land use category, as long as the maximum number of dwelling units allowed by the designation is not exceeded (not all lots must be exactly the same size unless zoning dictates it). Areas designated as Economic Development corridor have unique assumptions that are addressed separately in the Future Euildout summary table and later in this document . Assumed Residential Density: To determine future buildout projections for the city of Menifee, an assumed residential density is identified for each designation. The assumed density represents the number of units per acre that will likely be achieved at buildout within each land use designation's specified density range. The density ranges allowed in the General Plan and the assumed density used in the buildout projections for each residential land use category is provided in the table below. Rural Mountainous (RM)N/A Rural Residential 5 ac min (RR5)N/A Rural Residential 2 ac min (RR2)N/A Rural Residential I ac min (RRl )N/A Rural Residential yr ac min (RR1/2)N/A 2.'l -5-0 du/ac Residential (2.'t-5R)5.0 5.1 -8.0 du/ac Residential (5.1-8R)8.0 8.1-14.0 dulac Residential (8.1-'t4R)14.0 '14.1 -20.0 du/ac Residential (14.'t-2OR)20.0 24.0 NONRESIOENTIAL ASSUMPTIONS Estimations for the buildout of nonresidential land use designations such as commercial, office, business park, and industrial uses were calculated used the following assumptions and methods: 0.10 'l du per 5 acres (0.20 du/ac) 0.20 0.50 I du per acre (1.0 du/ac) 1.0 I du per 7, acre (2 dulac) 2.O 2.1 4.0 5.1 6.0 8.1 10.0 14.1 18.0 20.1 22.0 Land Use Oesignation DWELLING UNTTS PER ACRE (du/ac) Minimum Assumed Maximum PAGE 8 OF 13 20.1 -24.0 du/ac Residential (20.1 -24R) 'I du per l0 acres (0.10 du/ac) 1 du per 2 acres (0.50 dulac) LAND USE BACKGROUND DOCUMENT & DEFINITIONS Floor Area Ratio. Building intensities for nonresidential uses are measured byFAR. FAR isthe ratioof th€total net floor area of a building on a parcel to the total adjusted gross square footage ofthat parcel. FAR calculations do not include floor areas for palking structures or outdoor open storage- A site with a 0.5 FAR generally might have a range between a one-story building with 50 percent coverage to a three-story building with I o percent coverage of the sate. The graphic below shows possible development arrangements using this FAR. Sate €overage 2Sq6 BurldrrB Height 2- rtory 3- story Building square Footage: Building square footage for nonresidential land uses are calculated by multiplying the ad.,usted gross square feet of each land use designation by the corresponding FAR. For instance, 2o,0oo square feet of commercial Retailwith an FAR of0.23 would yield 4,600 square feet of building space. tn the case of public facilities such as schools and universities, the General Plan assumptions are based on the number of students and employees generated by each use versus the amount of square footage that can be accommodated on a site designated for public facility use. Assumed lntensities: Nonresidential designations include either a maximum allowable FAR (industrial uses) or a range of allowable FARS (commercial uses)- To determine future buildout projections for the city of Menifee, an assumed FAR is identified for each nonresidential designation. The assumed FARS represent the anticipated intensity for each different land use designation. The range and assumed intensities for nonresidential land use categores area provided below. 5(196 LAND USE BACKGROUND DOCUMENT & DEFINITIONS PAGE 9 OF 13 0.2s 0.15 0.20 0.23 N/A 0.38 N/A 0.40 Land Us€ Designation IIMinimum Maximum Commercial Office r.0 0.35 Business Park 0.60 Heavy lndustrial 0.50 A variety of uses can be developed either vertically or horizontally within a single property or multiple properties in EDC designations. ln general, areas designated EDc are envisioned to develop primarily as nonresidential uses with residential uses playing a supporting role with residential uses to be venically integrated with non-residentiat uses. Each EDc designation allows a specific percentage of residential and nonresidential development. overall, residential uses shall not be allowed directly adiacent to the freeway. A conceptual Master plan is required for new uses within the EDc to ensure that a cohesive development plan is implemented over time in these areas. The master plan will allow the city to take a compr€hensive look at a project's relationship to surrounding uses, its circulation and accessplan, proposed amenities, and infrastructure in advance of an official project submittal and provide guidance to property owners that can ensure the community,s vision is adhered to. Development in EDc areas may be implemented by a specific plan or through conventional zoning designations. The appropriate mechanism wiI be determin€d by city staff upon review ofthe master pran concept. Economic Development corridor Density/lntensity: The maximum allowable density for projects in areas designated Economic Development corridor is 24.0 du/ac and the maximum allowable FAR is 1.0. Economic Development colridor Assumptions: An assumed mix of uses and tailored assumptions has been developed for areas designated EDc to estimate the potential environmental impacts that could occur with the future buildout of these areas. These assumptions are based on an estimated combination ofuses andthe roletheyare designed to play in the community while providing the flexibility to accommodate a range of future development types that can easily respond to changing market conditions without the need for significant revisions to the General LAND USE BACKGROUND DOCUMENT & DEFINITIONS PAGE IOOF I3 Commercial Retail ECONOMIC DEVELOPMENT CORRIDOR ASSUMPTIONS The introduction of an EDc designation, if properly implemented, can add vitality and land use efficiency to a city. The Economic Development Corridor areas identified on the land use plan are intended to function differently than the typical patterns of segregated uses in that the distribution ofuses is generally more concentrated and integrated to enhance the functionality of a large area. Economic Development corridor areas are generally in the large, undeveloped areas adjacent to l-215 and along the city's maior corridors (such as Newport. McLaughlin and Ethanac Roads, and McCall Eoulevard), since land uses in these areas have a higher likelihood to transition over time in (omparison to other areas of the city. The EDC designation will provide a similar level of land use flexibility to landowners as the county's Community Center Overlay was intended to do. Plan. The assumptions in the table on the following page were utilized to estimate future buildout of the Economrc Development Corridor areas. Residential EDC Northern Gateway (EDC-NG) EDC McCall Boulevard (EDC-MB) EDC Newport Road (EDC-NR) EDC Community Core (EDC-CC) EDC Southern Gateway (EDC-SG) Non-Residential Commercial Retail Commercial Office Business Park lndustrial N o n rcs i de nti al S u bt otal TOTAL ACRES rThe EOC allows a marimum Resldential denslty oI 24 dula.te. SPECIFIC PLAN ASSUMPTIONS specific plans provide comprehensive development plans for designated areas of the city. since the preparation, adoption, and implementation of specific plans typically demand significant investments of time and resources by property owners, staff, and decision makers, the land use plans approved with each specific plan have been incorporated into the General Plan. The assumptions made for each Specific plan project area for units, nonresidential square footage, and open space are consistent with the land use plans that were adopted with each document ln cases where the data was u navailabre. the general assumptions used citywide were applied. EMPLOYMENT ASSUMPTIONS Estimates for the number of jobs accommodated in areas designated for commercial and industrial land uses are based on the following assumptions and methods. Number of Jobs: The number of jobs is a count of the total jobs, both full- and part-time and is not a full-time equivalent measure. Almost all publicly available economic data provides total job counts and not full-time equivalents. Employment Density: Employment density is the number of employees per adjusted gross acre. Multiplying the adiusted gross acreage of each land use designation by the employment density determines the estimated number 'Average lntensity (FAR)Acres Assumed 29 26 1174 17 7 309 0.23 FAR rES s 3u 0.35 FAR 266 461 0,38 FAR +1298 O.4O FAR 534 1,837 2,146 TAND USE BACKGROUND DOCUMENT & DEFINITIONS PAGE ] I OF 13 Residential Subtotal 47 8f l0 Commercial Office 45 Commercial Retail 20 Business Park 30 Heavy lndustry r 6.5 UTI LITIES IN FRASTRUCTURE Future land use patterns and rates of development will impact the infrastructure for the city,s utilities. As the population increases, the demand for these services will also increase. lt is important to ensure that demand for these services do not exceed the supply and that the expansion of infrastructure is sufficiently addressed to accommodate future needs. ofiobs at bu ildout The following ta ble provides the assumed employment density for com mercial a nd ind ustrial la nd The city of Menifee is iointly responsible for coordinating with private and quasfpublic agencies offering public services such as telephone, gas, and electricity, in compliance with the General plan. The City,s Capital lmprovement Program prioritizes and provides annual funding for infrastructure improvements. NATURAL GAS SERVICE Natural 9as service is provided by Southern california Gas company (sccc). Transmission and distribution 9as lines run throughout the community along many of the existing streets. ScGc is responsible for providing service to residential, industrial, and commercial customers in the cityof Menifee. Electrical service southern california Edison (scE) provides electricity and maintains a distribution network for Menifee. while scE has adequate capacity to service the city, changes in electricity usage and future development may prompt scE to reassess the capacity of existing substations to provide adequate power. Businesses and resadents can help to maintain sustainable, cost effective service by conserving energy. scE offers rebate and incentive programs to residents and businesses that encourage the conservation of energy through low consumption and solar partnerships. SOLID WASTE DISPOSAL SERVIGE california law requires cities and counties to develop solid waste diversion and recycling programs to meet gradually increasing performance standards. With decreasing capacity in local landfilll cities reaogniz€ that recycling and reusing waste materials becomes more cost-effective than traditional disposal practices. Recycling construction and demolition debris, curbside recycling, green waste collection, and other creative programs also translate into cost savings for manufacturers and consumers. Land Use Designation Emplorment Density (employees per acrQ LAND USE BACKGROUND DOCUI,4ENT & DEFINITIONS PAGE J2OF ]3 use5. waste Management provides collection and disposal, recycling, and 9re€n waste services to Menifee's residents and businesses. Residential and commercial solid waste produced in the City is transported to the corona Landfill, approximately l7 miles away. Like all municipalities, Menifee must meet the solid waste diversion mandates established by the california lntegrated waste Management Board under state Assembly Bill 939 (AB 939). currently, Waste Management provides a comprehensive recycling program for residents with separate bins for green waste and other recyclables. TELECOMMUNICATIONS AND INTERNET SERVICE Adequate telecommunication facilities are available to serve the needs of Menifee. Verizon offers telephone service to Menifee and internet services are provided by Mediacom. There are also several satellite and wireless provaders that offer the same services to residents and businesses in the area. Water and Wastewater Service Eastern Municipal Wat€r District (EMWD) provides water to the City and currently serves a total population of over 750,000 people within a service area of approximately 555 square miles. The EMWD is responsible for providing a safe and reliable source of water to 26 member agencies and receives water from Northern California through the State Water Project (SWP) in addition to deliveries through the Colorado River Aqueduct (CRA). EMWD provides wastewater collection, treatment, and recycled water services throuqhout its service area. EMWD is responsible for all wastewater collection and treatment in its service area. All of EMWD'S Regional Water Reclamation Facilities (RWRFs) produce tertiary effluent, suitable for all Depanment of Health Services permitted uses, including lrrigation offood crops and full body contact. LAND USE BACKGROUND DOCUMENT & DEFINITIONS PAGE 13 OF ] 3 ExxEm LU.a2A: EcoNoMIc DEyEI.oPMErfi coRRIDoR SUBAREAS I -L I Preferred Mix of Land Uses in EDC Residential Varies, depending on EDC ation Commercial Retail Commercial Office w 20% The intentofthe Economic Development Corridor (EDC) d€signation is to identify areas where a mixture of residential, commercial, office, industrial, entertainment, educational, and/or recreational uses, or other uses is planned. Both horizontal and verticalmixed uses are permltted. ln general, areas designated as EDC are envisioned to develop primarily as nonresidential uses with residential uses playing a supporting role, ln addition to identlfying a citwide preferred land use mlx for all property designatedas EDc (see left), the ceneral Plan wirr arso identify a preferred mix of uses desired foreach of the City's five EDC subareas (see above). Each subarea has a unique identity and plays a specific role in the City of Menifee. The General plan will use these subareas to focus policy direction in the Land Use and Community Design elements. I I Northern I Core wA 40% I l. t-- It_ I 6 I -( I +* 25% McCalr Boulevaad - ,-[ s Business Park R€sidential Commercial Retail 30% Commercial Office 40% Business Park 70% Development in the community core is anticipated to be a relatively balanced mix of residential, commercial retail, commercial office, and business park uses. Development that supports and complements existing specific plans and the City's future Town Centeris especially encouraged. Special attention should be paid to increased walkability and connections to San Jacinto College and future transit nodes. A range of single-family attached and detached housing is appropriate, so long as it supports an active city center and helps to create a sense of place. iltt Comm I H I I ity Core fr ll\I I )rerent 5pe(ifi( a.<hire.ture o, .meniri€r, wha<h wl( be determlned as pan ofnnat projftt apprcvat Ihese amrget illusr,are th. rypesofue.s eovirionedforrhi, EO( a,e..nd do nor r€t ExHtBrT LU.B2E: EDC CoMMUNITY coRE ( 859 aag AcREg) Preferred Mix of Land Uses 20% r-.tt. ;I Lr--I t t lr- I I I L, ! 'tl'L I ,t 5 1 I 4., i' EEItB]r LU.B2F: EDc: goTJTHERN GATEWAY (883 299 AcREs) Preferred Mix of Land Uses Residential 1004 Commercial Retail 70% Business Park 70% Envisioned as business park (predominantly light industrial and office uses) and limited support commercial uses. The EDC area east of the t-215 and north of Scott Road is envisioned to be a mix of commercial uses near the interchange and transitioning to office and residential extending north toward Mount San Jacinto College. On the west sideof l-215, north of Scott Road, the EDC area provides an opportunity for commercial, office uses, and limited residential,_with a high level of freeway accessibility as a transitional areato the Town center located to the north. Avoid placement of residential units di.ectly adjacent to the freeway. I i this EoC a.ea.nd do not.eprese.t specifi. a(hite(ture or amenities, which will be dererm ined as part offinatproiect approvat Coln ate]vay t MUR IE TA _l n II l Theee images illustrate the typer of uses envisioned fo CommercialOffice 700a ffi .---t - fl l I I F LI \ \ ern --l I I ffi, I ,9't +[TXJ{ilT,r $61f,fri'.r) M(l T]L J .I L-t Updated General Plan Map , R RR5 I I Scott Rd. II rI I I IIII --I rrilE II Ir I I III II I I I II I E H H I ccEDC. EDC-CC EDC-CC EDC-CC I I ffi lilr TIJl RRI