PC23-605RESOLUTION NO. PC 23-605
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
MENIFEE, CALIFORNIA APPROVING MAJOR MODIFICATION NO.
PLN23-0015 AND REVISION TO TENTATIVE PARCEL MAP NO. 37624
(2017-091), FOR PHASE II OF MCCALL SQUARE SHOPPING
CENTER LOCATED NORTH OF MCCALL BOULEVARD, SOUTH OF
EAST HERITAGE LAKE DRIVE, EAST OF JUNIPERO ROAD, AND
WEST OF MENIFEE ROAD WITHIN MENIFEE, RIVERSIDE COUNTY,
CA (APNS: 333-070-092, -093)
WHEREAS, on February 15, 2023, applicant, Dan Long, filed a formal
application with the City of Menifee requesting to modify the previously approved Plot
Plan ("PP") No. 2017-090 and Tentative Parcel Map ("TPM") No. 37624 (2017-091)
located in Phase II of the McCall Square Shopping Center, previously approved as
Heritage Square Shopping Center (collectively, "Project" or "Major Modification"). The
Major Modification proposes to replace the pharmacy with a quick serve restaurant and
drive-thru, modify the circulation and parking around the grocer, and add Pad E, which is
approximately 4,000 square feet of building area. The updated parking count for Phase II
is approximately 360 parking stalls. Phase II will decrease the total building area by
6,730 square feet; and
WHEREAS, the McCall Square Commercial Retail Shopping Center, formerly
Heritage Square Shopping Center, was originally approved by the City of Menifee City
Council under PP No. 2017-090, TPM No. 37624 (2017-091), Conditional Use Permit
("CUP") No. 2017-089, and CUP No. 2018-250, on January 16, 2019, which was
approved for a commercial retail shopping center which included 150,541 square foot
self -storage facility, 6,100 square feet of restaurants, 3,500 square foot quick serve
restaurant, with drive-thru, a 3,500 square foot gas station with a 4,855 square foot
fueling canopy, and convenience store including drive-thru carwash, and a 14,600
square foot pharmacy including drive-thru on 15.58 acres; and
WHEREAS, on September 27, 2023, the City of Menifee Planning Commission
held a public hearing on the Project, considered all public testimony as well as all
materials in the staff report and accompanying documents for Major Modification No.
PLN23-0015 for which a hearing was publicly noticed by publication in the Press
Enterprise, a newspaper of general circulation, an agenda posting, on -site posting, and
notice to property owners within 300 square feet of the project boundaries, and to
persons requesting public notice; and
WHEREAS, at the September 27, 2023, Planning Commission public hearing,
based upon the materials in the staff report and accompanying documents, public
comments, and Planning Commission discussion, the City of Menifee Planning
Commission recommended approval of the Major Modification revisions to McCall
Square Shopping Center.
NOW, THEREFORE BE IT RESOLVED, the Planning Commission of the City of
Menifee makes the following Findings:
Per the Menifee Municipal Code (MMC), a Major Modification to a previously
approved project does not require new Findings to be made. The originally approved
project Findings as provided in Resolutions Nos. 18-760 (TPM No. 37624), 18-761 (PP),
18-762 (CUP), and 18-763 (CUP), still apply to the Project for McCall Square, previously
MJR MOD No. PLN23-0015 for TPM37624
September 27, 2023
approved as Heritage Square Shopping Center under PP No. 2017-090, TPM No. 37624
(2017-091), CUP No. 2017-089, and CUP No. 2018-250.
Section 1: Consistency with the General Plan. The Major Modification is consistent with
the General Plan Land Use Map and applicable General Plan objectives,
policies, and programs.
The proposed Major Modification will amend the previously approved
shopping center by reducing the overall amount of building square footage by
6,730 square feet, with the most prominent changes being Pad D from a
pharmacy use to a quick serve restaurant with a drive through, and the
addition of Pad E which will provide shopping and restaurant uses. The
previously approved overall architectural design of the shopping center did
not change from what was approved; however, the proposed quick serve
restaurant proposed for Pad D will be consistent with the existing colors,
materials, and texture palette of the project site. The General Plan is
designated Commercial Retail (CR). This designation encourages
commercial service and commercial retail related uses that support
neighboring residential communities. The existing surrounding General Plan
Land Use designations are 8.1-14 Residential dwelling units per acre to the
north, Menifee Valley Ranch Specific Plan to the east, and Commercial Retail
to the west and south of the Phase II project site. Phase I shall remain as
approved and consistent with the General Plan.
The Major Modification (PLN23-0015) requested under the application
submittal is consistent with the justifiable allowances within the MMC and is
consistent with the general plan land use designation of Commercial Retail
(CR).
Project Design
• CD-3.5 — Design parking lots and structures to be functionally and visually
integrated and connected; off-street parking lots should not dominate the
street scene.
The proposed shopping center will have approximately 427 parking
spaces throughout the Project site, but more specifically, 360 parking
spaces within Phase II of the Project. The proposed parking areas will be
adequately screened from neighboring roadways through a combination
of landscaping and wall/fencing elements. The shopping center will also
incorporate various pieces of art throughout the complex. Below are
images of the proposed architectural design of the Major A Market,
shops, restaurants, and the proposed quick -serve drive-thru restaurant
proposed for Pad D.
Building Design
• CD-3.10 — Employ design strategies and building materials that evoke a
sense of quality and permanence.
The design materials proposed for the shopping center will keep with the
original approval of the Project proposing earth tones for base, building
MJR MOD No. PLN23-0015 for TPM37624
September 27, 2023
and accent colors. Stone veneer along the base and on column features.
Awnings and landscape trellis elements will be utilized to break up
building massing. Tower elements will utilize decorative bracing features
which will give the appearance of supporting tower elements. Exterior
walls and roofing elements will consist of various shades of tan and
brown.
Enhanced Landscape Corridors
• CD-4.2 — Design new and when necessary, retrofit existing streets to
improve walkability, bicycling, and transit integration; strengthen
connectivity; and enhance community identity through improvements to
the public right-of-way such as sidewalks, street trees, parkways, curbs,
street lighting, and street furniture.
Phase II of the shopping center as well as the entire shopping center will
provide adequate pedestrian, vehicular pathways and circulation and an
efficient landscape concept within the interior and perimeter of the
development. Additionally, a Class II bike lane is proposed along McCall
Boulevard and Menifee Road and the site proposes 35+ parking spaces
for bicycles throughout the development.
Policies
ED-2.1 — Promote retail development by locating needed goods and
services in proximity to where residents live to improve quality of life,
retain taxable spending by Menifee residents, and attract residents from
outside the city to shop in Menifee.
o Locate businesses providing convenience goods and services in
retail centers that are on arterials adjacent to neighborhoods and
communities throughout the city but not in rural residential areas.
o Encourage comparison goods businesses to locate in larger retail
centers located on major arterials near freeway interchanges,
because businesses that provide comparison goods tend to draw
customers from larger areas.
The Phase II portion of the commercial retail shopping center proposes a
46,800 square foot market, 9,300 square feet of retail shops, 4,270
square foot quick serve restaurant with drive through, and 4,000 square
feet of shopping and restaurant space. The proposed commercial
shopping center will provide a variety of additional retail options and serve
as a convenience to the surrounding existing and proposed residential
communities.
ED-2.2 — Require regional districts to provide entertainment and dining in
addition to retail sales and services to create destinations prepared to
withstand e-commerce's increasing capture of retail spending. These
districts should create a pedestrian -friendly human -scale atmosphere
with street furniture, shading, and gathering spaces that enhance the
experience of shopping and socializing.
o Local retail centers (primarily intended to serve Menifee
residents), need not necessarily provide dining and
MJR MOD No. PLN23-0015 for TPM37624
September 27, 2023
entertainment, but shall provide street furniture, shading
pedestrian -circulation, and gathering spaces that enhance the
experience of shopping.
The shopping center will include a major market and retail commercial
located adjacent to the major market and to Pad E at the southwest
portion of Phase II. Pad D proposes a quick serve restaurant including
drive-thru. The proposed landscaping concept meets the City's standards
for parking lot shading and provides pedestrian connectivity throughout
the Project site. The proposed Project includes gathering areas with
seating, fountains and building artwork to enhance the shopping
experience.
N-1.1 — Assess the compatibility of proposed land uses with the noise
environment when preparing, revising, or reviewing development project
applications.
• N-1.2 — Require new projects to comply with the noise standards of local,
regional, and state building code regulations, including but not limited to
the MMC, Title 24 of the California Code of Regulations, the California
Green Building Code, and subdivision and development codes.
During the environmental review of the Project, an acoustical analysis
which analyzed impacts on surrounding sensitive land uses (residential,
educational, churches, etc.) determined that the impacts generated during
the construction and operational phases of the Project would be less than
significant pursuant to the California Environmental Quality Act ("CEQA").
The Project includes conditions to comply with the recommendations of
the acoustical analysis and Mitigation Monitoring and Reporting Plan
("MMRP").
Consistency with Multiple Species Habitat Conservation Plan ("MSHCP")
The City of Menifee has two active conservation plans within the City's
boundary, the Western Riverside County MSHCP, and the Stephens'
Kangaroo Rat Habitat Conservation Plan ("SKR-HCP"). The subject site
is within the jurisdiction of the SKR-HCP and the Western Riverside
County MSHCP. The Project site is located inside the Stephen's
Kangaroo Rat (Dipodomys stephensi) ("SKR") Fee Area. The proposed
Project is located within the boundaries of the Western Riverside County
MSHCP; however, the Project is not located with a Criteria Cell or Cell
Group. The Project will be subject to the payment of fees for a
commercial project consistent with Riverside County Ordinance Nos. 663
and 810.2 as adopted by the City of Menifee. Therefore, the Project will
not conflict with the provisions of the adopted SKR-HCP, the MSHCP, or
other approved local, regional, or State conservation plan and the impact
is considered less than significant.
Section 2: Consistency with the Zoning Code. The Major Modification is consistent with the
zone designation, and applicable development standards within the zone
designation.
MJR MOD No. PLN23-0015 for TPM37624
September 27, 2023
The Project is for the Phase II portion of a retail shopping center which includes a
major market, shops, restaurants, and quick serve restaurants with drive-thru.
The zoning for the site is Commercial Retail (CR) and is intended for
neighborhood -oriented commercial retail uses, which is consistent with the
General Plan designation of Commercial Retail (CR). Surrounding zoning
classifications include developed areas of Medium Density Residential (MDR) to
the north, Menifee Valley Ranch Specific Plan to the east, and Commercial Retail
(CR) to the south and west of the Project site. Therefore, the Project meets all
the development standards required by the MMC and is consistent with the
zoning classification and General Plan Land Use designation.
Section 3: Compliance with CEQA. Processing and approval of the permit application are in
compliance with the requirements of CEQA.
A final Initial Study and Mitigated Negative Declaration ("IS/MND") was prepared
for McCall Square Shopping Center, PP No. 2017-090, CUP No. 2017-089, CUP
No. 2018-250, and TPM No. 37624 (2017-091) and was adopted by the Planning
Commission on January 16, 2022. Based on CEQA Guidelines, Sections 15162
through 15164, staff has determined that the previously adopted IS/MND has
adequately identified the impacts associated with McCall Square Shopping
Center, and that no previously reviewed impact areas have changed and
therefore, no additional analysis is required.
In addition, the Project site is not included on a list of hazardous materials sites
compiled pursuant to Government Code Section 65962.5 (California Department
of Toxic Substances Control list of various hazardous sites).
The Planning Commission of the City of Menifee approves Major Modification
No. PLN23-0015 subject to the Conditions of Approval in the attached resolution.
PASSED, APPROVED AND ADOPTED this the 27th day of September 2023.
ue. Chairman
Attest:
0
achel Valencia, Administrative Assistant
Approved as to form:
Thai1'han, Assistant City Attorney
EXHIBIT 661"
CONDITIONS OF APPROVAL
Planning Application No.: PLN23-0015, Major Modification for McCall Square
Project Description: Major Modification No. PLN23-
0015 is a request to modify the previously approved Plot
Plan ("PP") No. 2017-090 and Tentative Parcel Map ("TPM")
No. 37624 (2017-091) located in Phase II of the McCall
Square Shopping Center, previously approved as Heritage
Square Shopping Center. The Major Modification proposes
to replace the pharmacy with a quick serve restaurant and
drive-thru, modify the circulation and parking around the
grocer, and add Pad E, which is approximately 4,000 sq. ft
of building area. The updated parking count for Phase II is
approximately 360 parking stalls. Phase II will decrease the
total building area by 6,730 sq. ft. Below is the proposed
building area square footage for the east side of McCall
Square (Phase II): Major Market A: 46,800 sq. ft. (increased
by 1,800 sq. ft.), Shops adjacent to Major Market 9,300 sq.
ft. (decreased by 1,700 sq. ft.), Pad D Drive-Thru Quick
Serve Restaurant: 4,270 sq. ft. (formerly Pharmacy,
decreased by 10,330 sq. ft.), and a new PAD E Restaurants
and shops: 4,000 sq. ft. Additionally, the Project proposes a
revision to TPM No. 37624 (2017-091) which was approved
as part of the original project. At the time of the approval,
the TPM was proposed to be developed in two phases
consisting of seven commercial parcels. As part of the
request for the Major Modification, parcel 8 will be added to
Phase II and establish Pad E as part of the development of
4,000 sq. ft. of building area for restaurants and shops. The
Phase II portion of the TPM has not been recorded, and
therefore, the revision to the TPM is the adequate approval
process.
The project site is located within the City of Menifee. The
site is located north of McCall Road, east of Junipero Road
and west of Menifee Road.
Assessor's Parcel No.: 333-070-092, 333-070-093
MSHCP Category: Commercial
DIF Category: Commercial/Retail
TUMF Category: Retail — Service Station (Applicant should contact WRCOG
to determine fee category)
Quimby Category: N/A
Page 1 of 10
Approval Date: September 27, 2023
Expiration Date: January 16, 2024 (Original Approval Expiration)
Within 48 Hours of the Approval of This Project
1. Filing Notice of Determination. The applicant/developer shall deliver to the
Planning Division, a cashier's check or money order made payable to the City
of Menifee in the amount of fifty dollars ($50) for the County administrative
fee, to enable the City to file the Notice of Determination (NOD) for the project
within forty-eight (48) hours of the approval of the project.
2. Indemnification. Applicant/developer shall indemnify, defend, and hold
harmless the City of Menifee and its elected city council, appointed boards,
commissions, committees, officials, employees, volunteers, contractors,
consultants, and agents from and against any and all claims, liabilities, losses,
fines, penalties, and expenses, including without limitation litigation expenses
and attorney's fees, arising out of either the City's approval of the Project or
actions related to the Property or the acts, omissions, or operations of the
applicant/developer and its directors, officers, members, partners, employees,
agents, contractors, and subcontractors of each person or entity comprising
the applicant/developer with respect to the ownership, planning, design,
construction, and maintenance of the Project and the Property for which the
Project is being approved. In addition to the above, within 15 days of this
approval, the developer/applicant shall enter into an indemnification
agreement with the City. The indemnification agreement shall be substantially
the same as the form agreement currently on file with the City.
Page 2 of 10
Section I: Community Development Conditions of
Approval
Section II: Engineering/Grading/Transportation
Conditions of Approval
Section III: Riverside County Fire Department
Conditions of Approval
Page 3 of 10
Section I: Community
Development Conditions of
Approval
Page 4 of 10
General Conditio
1. Definitions. The words identified in the following list that appear in all capitals in the attached
conditions of Major Modification No. PLN23-0015 shall be henceforth defined as follows:
Permittee, Applicant, Project Permittee(s), Project Developer(s) shall all mean the
Permittee of this project.
APPROVED EXHIBIT A = Site Plan for PLN23-0015, dated September 5, 2023.
APPROVED EXHIBIT G = Conceptual Grading Plan for PLN23-0015, dated August
17, 2023.
APPROVED EXHIBIT B = Elevations, Roof Plan for PLN23-0015, dated August 17,
2023.
APPROVED EXHIBIT C = Floor Plans for PLN23-0015, dated August 17, 2023.
APPROVED EXHIBIT = Tentative Parcel Map No. 37624, dated August 17, 2023
APPROVED EXHIBIT L = Conceptual Landscaping and Irrigation Plan for PLN23-
0015, dated September 5, 2023.
2. Comply with Previous Conditions of Approval. The development of this Major
Modification shall comply and adhere to the previously approved Conditions of Approval for
McCall Square Shopping Center, formerly Heritage Square Shopping Center, under PP No.
2017-090, TPM No. 37624 (2017-091), Conditional Use Permit ("CUP") No. 2017-089, and
CUP No. 2018-250.
3. Comply with Ordinances. The development of these premises shall comply with the
standards of the City of Menifee Municipal Code and all other applicable ordinances and
State and Federal codes and regulations.
The development of the premises shall conform substantially with that as shown on
APPROVED EXHIBIT A, C, B, G, L, otherwise amended by these Conditions of Approval.
4. Security Systems. Prior to the final occupancy, the applicant shall prepare a security plan
for the site. The security plan for this project shall include a comprehensive security camera
system that clearly depicts the entire parking field. This security camera system shall be
based in one of the buildings containing the management office for this development, or
inside a security office located within one of the retail buildings or other places acceptable to
the Menifee Police Department, that is accessible to law enforcement at all times of the day
and night. This security camera system shall have a recording capacity to minimally save
footage for the period of one month. The above camera surveillance system shall include
LPR (License Plate Recognition) cameras installed at the entrances/exits to this project. LPR
cameras are cameras specifically designed to read and record vehicle license plates as they
enter and exit this complex. It should be noted that high quality day/night vision LPR cameras
are relatively inexpensive. The plan shall be approved prior to final occupancy.
The Menifee Police Department, and/or Community Development Department shall also
verify that the security system has been installed prior to final occupancy.
Page 5 of 10
Section II:
Engineering/Grading/Transportation
Conditions of Approval
Page 6 of 10
The following are the Public Works Engineering Department Conditions of Approval for
this Project which shall be satisfied at no cost to the City or any other Government Agency.
All questions regarding the intent of the following conditions shall be referred to the Public
Works Engineering Department, Land Development Section. The developer / property
owner shall use the standards and design criteria stated in the following conditions, and
shall comply with all applicable City of Menifee standards, specifications and ordinances.
Should a conflict arise between City of Menifee standards and design criteria, and any
other standards and design criteria, those of the City of Menifee shall prevail.
A. GENERAL CONDITIONS:
5. Engineering Conditions for Major Modification. The following conditions apply
to the Major Modification for McCall Square Phase II (PLN23-0015). The previous
Conditions of Approval for the project remain applicable unless superseded
specifically herein, including the TPM No. 37624 (2017-091), PP No. 2017-090,
Unit Phasing Map No. 2019-048, and the Minor Modification for Phase 1 B (PLN22-
0275). Current City Ordinances and Policies are applicable and should be reflected
in the design and construction of the Project, unless otherwise modified by the
Project Conditions of Approval.
STREET IMPROVEMENTS AND TRAFFIC ENGINEERING
6. Traffic Impact Analysis Report. The development shall comply with all the
mitigation measures identified to be constructed or provided in the approved Traffic
Impact Analysis ("TIA"), dated August 2, 2018 prepared by Albert A Webb
Associates, and the Trip Generation Memorandum for the McCall Square Project
dated March 23, 2023 prepared by Albert A Webb Associates. The developer /
property owner shall be responsible for all improvements, such as but not limited
to; right-of-way frontage improvements, traffic signal construction or mitigation, fair
share fees, required or identified in the approved traffic study and according to
these Conditions of Approval. All required improvements identified in the study
shall be included in all improvement plans for review and approval by PW-
Engineering. Additional improvements may be required to address public safety
and welfare, as determined by the City Engineer / PW Director.
7. Fair Share Costs. This project is required to contribute fair share costs as outlined
in the March 23, 2023 Trip Generation Memorandum for associated intersection
and roadway geometric improvements with respect to ultimate roadway
improvements. The fair share cost estimates for geometric improvements shall be
prepared by the developer / property owner and based on conceptual exhibits. The
conceptual exhibits shall show the proposed improvements overlaid onto the
existing roadway in order to determine the construction cost of said improvement.
The cost estimates shall be submitted to the Public Works / Engineering
department for review and approved prior to issuance of any building permit. The
fair share costs shall be paid prior to issuance of any certificate of occupancy.
Page 7 of 10
Section III: Riverside County Fire
Department Conditions of
Approval
Page 8 of 10
8. Surface Load and Capabilities. Fire apparatus access roads shall be designed
to support the impose loads of fire apparatus [75,000 pound live load (gross
v75,000-poundght) distributed over two axles] and shall be surfaced so as to
provide all-weather driving capabilities [rear wheel drive apparatus] for the length
and grade(s) of the fire apparatus access road. The fire apparatus access road
shall be reviewed and approved by the Office of the Fire Marshal and in place
during the time of construction. (CFC 501.3)
9. Fire Apparatus Access. Roads shall have an unobstructed width of not less than
twenty—four (24) feet as approved by the Office of the Fire Marshal and an
unobstructed vertical clearance of not less the thirteen (13) feet six (6) inches.
(CFC 503.2.1)
10. Fire Department Access. Fire apparatus access roads shall extend to within 150
feet of all portions of the facility and all portions of the exterior walls of the first story
of the building as measured by an approved route around the exterior of the
building or facility.
11. Turn Around. Turn arounds shall be provided to all building sites on fire apparatus
access roads over 150 feet in length and shall be within 50 feet of the building.
The minimum outside turning radius for a turnaround shall be 38 feet, not including
parking. If a hammerhead is used instead, the top of the "T" shall be a minimum of
110 feet in length.
12. Sprinkler System. Buildings or structures exceeding 3600 sq. ft are required to
have approved CFC and NFPA 13 compliant fire sprinkler systems installed.
13. Hydrants. The minimum number of fire hydrants required, as well as the location
and spacing of fire hydrants, shall comply with the C.F.C. and NFPA 24. Fire
hydrants shall be located no closer than 40 feet from a building. A fire hydrant
shall be located within 200 feet of the fire department connection for buildings
protected with a fire sprinkler system. The size and number of outlets required for
the approved fire hydrants are (6" x 4" x 2 '/2" x 2 '/2") (CFC 507.5.1, 507.5.7,
Appendix C, NFPA 24-7.2.3)
14. Blue Dot Reflectors. Blue retro- reflective pavement markers shall be mounted on
private streets, public streets and driveways to indicate location of fire hydrants.
Prior to installation, placement of markers must be approved by the Riverside
County Fire Department.
15. Water Flow. Minimum fire flow for the construction of all commercial buildings is
required per CFC Appendix B and Table B105.1. Prior to building permit issuance,
the applicant/developer shall provide documentation to show there exists a water
system capable of delivering the fire flow based on the information given.
Subsequent design changes may increase or decrease the required fire flow.
16. Knox. Prior to issuance of a Certificate of Occupancy or Building Final, a "Knox
Box Rapid Entry System" shall be provided. The Knox -Box shall be installed in an
accessible location approved by the Fire Code Official. All electronically operated
gates shall be provided with Knox key switches and automatic sensors for access
by emergency personnel. (CFC 506.1)
Page 9 of 10
The undersigned warrants that he/she is an authorized representative of the project
referenced above, that I am specifically authorized to consent to all of the foregoing
conditions, and that I so consent as of the date set out below.
Signed
Name (please print)
Date
Title (please print)
Page 10 of 10
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss
CITY OF MENIFEE )
I, Rachel Valencia, Administrative Assistant of the City of Menifee, do hereby certify that the
foregoing Planning Commission Resolution No. PC23-605 was duly adopted by the Planning
Commission of the City of Menifee at a meeting thereof held on the 27th day of September, 2023
by the following vote:
Ayes:
Diederich, Long, Madrid, Thomas, LaDue
Noes:
None
Absent:
None
Abstain:
None
a
G
achel Valencia, Administrative Assistant