24-1398RESOLUTION NO. 24-1398
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MENIFEE,
CALIFORNIA APPROVING GENERAL PLAN AMENDMENT NO. PLN
21-0336, WHICH AMENDS THE GENERAL PLAN LAND USE
DESIGNATION OF 590.3 ACRES FROM MENIFEE VALLEY RANCH
SPECIFIC PLAN TO MENIFEE VALLEY SPECIFIC PLAN
WHEREAS, on June 8, 2021, the applicant, Minor Ranch, LLC ("Applicant") filed
a formal application with the City of Menifee for General Plan Amendment (GPA) No. PLN
21-0336 which proposes to change the General Plan land use map to include the Menifee
Valley Specific Plan (MVSP) land use designation and remove the Project site from the
Menifee Valley Ranch Specific Plan No. 301 (SP 301).
WHEREAS, the application for the GPA is being processed concurrently with
applications for a Specific Plan (SP) No. PLN 21-0217 which establishes land uses and
development standards for 590.3 acres, a GPA No. PLN 21-0336 to change the General
Plan land use map to include the MVSP land use designation and remove the portion of
SP 301 proposed to be removed under Specific Plan Amendment (SPA) No. PLN 21-
0221, a Change of Zone (CZ) No. PLN 21-0335 to revise the City Zoning Map to include
the MVSP zone, a SPA No. PLN 21-0221 (listed above), a Tentative Tract Map (TTM) No.
PLN 22-0033 for a subdivision for conveyance purposes and mass grading, and a
Development Agreement (DA) No. PLN 21-0338 for the establishment of provision for
development of the Project such as, but not limited to infrastructure improvement, park
benefits, vesting of development rights and timing of public improvements (collectively,
the applications are referred to as the "Project," "Menifee Valley Specific Plan," or
"MVSP"); and
WHEREAS, on January 10, 2024, the Planning Commission, held a duly noticed
Public Hearing on the Project, considered all public testimony as well as materials in the
staff report and accompanying documents, which hearing was publicly noticed by a
publication in The Press Enterprise (a newspaper of general circulation), an agenda
posting, notices placed on the project site, and notice to property owners within 300 feet
of the Project boundaries, and to persons requesting public notice; and
WHEREAS, at the January 10, 2024 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 the City Council approve GPA No. PLN 21-0336; and
WHEREAS, a detailed visual for GPA No. PLN 21-0336 has been prepared and
attached hereto as "Exhibit A" of the Resolution; and
WHEREAS, on February 7, 2024, the City Council held a duly noticed public
hearing on the Project, considered all public testimony as well as all materials in the staff
report and accompanying documents for the Project, which hearing was publicly noticed
in The Press Enterprise, a newspaper of general circulation, an agenda posting, on -site
posting, notice to property owners within 300 feet of the Project boundaries, and to
persons requesting public notice; and
WHEREAS, on February 7, 2024, the item was continued to the February 21, 2024
City Council meeting.
NOW, THEREFORE, the City Council of the City of Menifee resolves as follows:
Menifee Valley Specific Plan — GPA
February 21, 2024
Section 1: The amendment is consistent with the intent of the vision, goals and policies
of the General Plan as a whole.
The General Plan land use designation of the site is SP 301, however, this
GPA is being concurrently processed with a SPA to remove the Project site
from the SP 301 and Specific Plan application to include the Project site
within a new Specific Plan (MVSP). The GPA proposes to change the
General Plan land use map to include the MVSP land use designation and
remove the portion of SP 301 proposed to be removed under SPA No. PLN
21-0221.
The intent of the Specific Plan General Plan land use designation is to
recognize areas where a Specific plan is in place and to provide policies,
standards and criteria for the development or redevelopment of these areas.
The MVSP provides the policies, standards and criteria for development of
the area.
The proposed MVSP is consistent with the General Plan. The Specific Plan
provides land uses, development standards and design guidelines that
implement the goals and policies of the General Plan. Roadways, trails, bike
lanes, and enhanced landscape corridors have been incorporated into the
Specific Plan consistent with the General Plan.
The areas surrounding the Project site consist of a mix of land uses, including
industrial, residential, and public/quasi-public facilities. The area is
dominated by Southern California Edison's (SCE) Valley Power Station, one
of the largest in the SCE portfolio and the SCE service station, which is a
facilities and operations maintenance facility. The Project site is bounded on
the north by State Route 74 (SR-74) and the west by Menifee Road, both
identified in the City's General Plan as designated truck routes. Directly south
is the Burlington Northern Santa Fe railroad tracks (BNSFRR), SCE
transmission facilities, and Matthews Road (a dirt road designated only as a
paper street). Directly to the east is Briggs Road. Nearby single-family
residential uses include the Heritage Lake residential community to the south
on the opposite side of the BNSFRR and other residential subdivisions under
the jurisdictional authority of unincorporated Riverside County to the east.
Vacant land planned for commercial and industrial uses is located to the
north across SR-74. At the southeastern corner of the SR-74/Briggs Road
intersection is Heritage High School, with the high school property directly
abutting the Project site boundary on the high school site's west and south
sides.
Business park and commercial planning areas are adjacent to Menifee Road
and SR-74 or internal to the site, away from existing residential uses and
buffered from the residence to the south via berming and landscape
buffering. The Project is compatible with surrounding land uses.
In addition, the Project is consistent with the following City of Menifee
General Plan policies:
Menifee Valley Specific Plan — GPA
February 21, 2024
• Policy LU-1.1: Concentrate growth in strategic locations to help
preserve rural areas, create place and identity, provide infrastructure
efficiently, and foster the use of transit options.
The Project places appropriate uses within an area designated Specific
Plan per the General Plan. Growth has been concentrated in this
strategic location to help preserve rural areas. Through the land use
plan, development standards, and the design guidelines, the Specific
Plan will create a unique place and develop its own identity. The Land
Use Plan, Circulation Plan, Grading Plan, and Phasing Plan of the
Specific Plan will ensure that that development will provide
infrastructure efficiently. A combination of pathways, paseos,
walkways, or similar pedestrian accesses are provided that connect the
individual Planning Areas in the Specific Plan to commercial areas and
recreation areas.
• Policy LU-1.2: Provide a spectrum of housing types and price ranges
that match the jobs in the city and make it possible for people to live
and work in Menifee and maintain a high quality of life.
The Project provides a variety of lot sizes that can accommodate
different housing types and price ranges. The Project contains
residential, school, recreation, conservation, public facility civic node,
business park, and commercial uses, which makes it possible for
people to live and work in Menifee and maintain a high quality of life.
Policy LU-1.5: Support development and land use patterns, where
appropriate, that reduce reliance on the automobile and capitalize on
multimodal transportation opportunities.
The Project provides pedestrian connections, trails, and bike lanes to
facilitate multimodal transportation. The Project was designed to
promote walkability. In addition, a pedestrian connection was added
from the residential portion to the future potential transit stop at the
southwest corner of the Project site adjacent to the existing rail lines. In
addition, the Project site provides paths of travel to encourage walking
of future residents to the future commercial uses and the existing Sports
Park within the Heritage Lake community to the south across the
BNSFRR rail lines.
LU-1.7 Ensure neighborhood amenities and public facilities (natural
open space areas, parks, libraries, schools, trails, etc.) are distributed
equitably throughout the City.
The proposed Project provides planning areas which allow for and
anticipate these types of amenities and public facilities, such as a K-5
school, green spaces, recreational amenities, and agri-commerical
uses such as a community farm. The parks and paseos are distributed
strategically through the Project area so that recreational amenities are
nearby residents.
Menifee Valley Specific Plan — GPA
February 21, 2024
LU-2.1 Promote infill development that complements existing
neighborhoods and surrounding areas. Infill development and future
growth in Menifee is strongly encouraged to locate within EDC areas
to preserve the rural character of rural, estate, and small estate
residential uses.
The proposed Project is located within an urbanized area, surrounded
by SR-74, Menifee Road, BNSFRR rail lines, and Briggs Road. The
areas surrounding the Project site consist of a mix of land uses,
including industrial, residential, and public/quasi-public facilities. The
proposed Project will promote infill development and complement these
existing and proposed adjacent land uses.
• Policy C-1.1 Require roadways to: Comply with federal, state and local
design and safety standards.
The Project proposes improvements for roadways, including but not
limited to, Menifee Road, Briggs Road, McCall Boulevard, SR-74,
McLaughlin Road and Matthews Road/Case Road, which are
consistent with the City's General Plan and the City's Public Works and
Engineering Department Standard Details.
• Policy C-2.2 Provide off-street multipurpose trails and on -street bike
lanes as our primary paths of citywide travel and explore the shared
use of low speed roadways for connectivity wherever it is safe to do so.
The Project provides bike lanes and trails consistent with the General
Plan.
Policy CD- 1.3: Strengthen the identity of individual neighborhoods -
communities with entry monuments, flags, street signs, and/or special
tree streets, landscaping, and lighting.
The Project includes entry monuments with a common architectural
theme that will strengthen the identity of the development. Special trees
and landscaping have been incorporated into the overall design and
streetscapes. Expanded parkways are also included on several streets
to enhance the streetscapes. A round -about is provided within the
Project to add to the community identity as well.
• CD-3.8 Design retention/detention basins to be visually attractive and
well -integrated with any associated project and with adjacent land uses.
The Project has been designed to include substantial landscaping and
to be screened from adjacent roadways.
• CD-6.1 Recognize the importance of street trees in the aesthetic appeal
of residential neighborhoods and require the planting of street trees
throughout the City.
The proposed Project will include street trees throughout the project
site.
Menifee Valley Specific Plan — GPA
February 21, 2024
• HE-2.4 Parks and Recreation. Enhance neighborhood livability and
sustainability by providing parks and open spaces, planting trees,
greening parkways, and maintaining a continuous pattern of paths that
encourage an active, healthy lifestyle.
As described above, the Project provides parks and open spaces,
including expanded parkways, trees and a pattern of pathways that
encourage an active healthy lifestyle.
• HE-2.5 Public Facilities and Infrastructure. Provide quality
community facilities, infrastructure, traffic management, public safety,
and other services to promote and improve the livability, safety, and
vitality of residential neighborhoods.
The Project incorporates quality community facilities, including parks,
is conditioned to install infrastructure including sewer, water, roadways,
and will promote and improve the livability, safety and vitality of the
proposed residential neighborhoods and surrounding existing
neighborhoods.
• OSC-1.2: Require a minimum of five acres of public open space to be
provided for every 1, 000 City residents.
Menifee Municipal Code (MMC) requires 5 acres of parkland for every
1,000 residents. The overall Specific Plan proposes 1,718 dwelling
units with an estimate of 5,220 residents' (using 3.12 person per single-
family residential household and 2.48 persons per multi -family
household )2. Based on the proposed residents, 26.1 acres of parkland
would be required. The proposed Specific Plan proposes 29.8 acres of
public parkland (Planning Areas 7A, 8A, and 8B) on the project site.
Consistency with Housing Element.
The Project would maintain the maximum residential unit count of 1,718 that
was previously approved for the Project site under SP 301. Implementation
of the Project would not conflict with the City's ability to meet the affordable
housing requirements. Accordingly, the Project would not conflict with the
Housing Element, and impacts would be less than significant.
Section 2: The amendment prescribes reasonable controls and standards for affected
land uses to ensure compatibility and integrity of those uses with other
established uses.
87.2 percent of residential development is single-family; 12.8 percent of residential development is
multi -family (per the MVSP)
87.2% * 1,718 =1,498 single-family units; 12.8% * 1,718 = 220 multi -family units
3.12 persons per unit * 1,498 units = 4,674 persons (single-family households); 2.48 persons per unit
220 units = 546 persons (multi -family households)
4,674 + 546 = 5,220 persons
United States Census Bureau. 2019. 2015-2019 5-Year Estimates. Table DP02.
https://data.census.gov/cedsci/table?q=persons%20per%20household&t=Family%20Size%20and%20T
ype%3AHousehold%20a nd%20 Fami ly&g= 1600000 U S0646842&tid=ACS D P 1 Y2019.DP02&moe=faIse.
Accessed March 2, 2022.
Menifee Valley Specific Plan — GPA
February 21, 2024
The Project is specifically intended to meet the finding to prescribe
reasonable controls and standards for affected land uses and to ensure
compatibility and integrity of those uses with other established uses. As
discussed above in detail, the Project address land use compatibility via the
development standards and allowable uses contained in the proposed
MVSP. The Project is compatible with other established uses in the area.
Section 3: The amendment provides for the protection of the health, safety and/or
general welfare of the community.
The Project would facilitate the development of a Specific Plan that includes
a mix of land uses, including industrial, residential, commercial, and
public/quasi-public facilities. The residential uses proposed are similar to
existing development surrounding the Project site. Commercial uses
proposed within the Project are located adjacent to SR-74 away from existing
and planned residences and a buffer is established between the industrial
park component of the Project and existing and proposed residential uses.
The Project is compatible with the surrounding land uses, general plan land
use designations and zoning classifications. The Project incorporates quality
design, trails, parks, landscaping and other improvements which will
enhance the area upon construction. The proposed Project is in conformity
with and will promote public convenience, general welfare and good land use
practice.
The associated entitlements have been reviewed and conditioned by the City
of Menifee Community Development Department, Engineering Department
and Office of the Fire Marshal to ensure that it will not create conditions
materially detrimental to the surrounding uses. Conditions of approval
include substantial landscaping, park and other amenities to support the
proposed residential component, roadway improvements consistent with the
General Plan, expanded sidewalks and a network of bike lanes to encourage
non -vehicular travel, fire infrastructure, and drainage improvements that will
benefit the project site and surrounding areas.
In addition, environmental impacts resulting from the implementation of the
Project have been analyzed in an Environmental Impact Report (EIR). The
EIR determined that potential impacts would all be less than significant with
the necessary mitigation incorporated, except for significant and unavoidable
impacts to Air Quality, Greenhouse Gas, Land Use and Planning and
Transportation.
A Statement of Overriding Considerations (SOOC) is included for the EIR
stating that the impacts of the project are acceptable and outweighed by the
benefits of the Project. Except for the environmental categories of air quality,
greenhouse gas, land use and planning and transportation, the proposed
entitlements are not anticipated to create conditions materially detrimental to
the public health, safety and general welfare or injurious to or incompatible
with other properties or land uses in the project vicinity.
Menifee Valley Specific Plan — GPA
February 21, 2024
The proposed GPA 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 Project vicinity and within the City.
Section 9: California Environmental Quality Act (CEQA) Compliance. The MVSP EIR
(SCH# 2022030233) has been completed for the Project and certified by the City Council
pursuant to a separate Resolution. The GPA at issue is consistent with the EIR, which
the City Council has considered as part of its proceedings. The EIR includes a finding
made pursuant to Cal. Pub. Res. Code Section 21081 (a)(3) that specific economic, social,
or other considerations make infeasible mitigation measures or Project alternatives
identified in the EIR.
Section 10: Approval of the General Plan Amendment. The City Council finds that the
facts present within the public record and within this Resolution provide the basis to
approve GPA No. PLN 210-0336.
Section 11: 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 215t day of February 2024.
Bill Z n er an, Mayor
Attest:
Sarah Manwaring,
Approved as to form:
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STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss
CITY OF MENIFEE )
I, Sarah Manwaring, City Clerk of the City of Menifee, do herebycertify
Council Resolution No. 24-1398 was duly adopted by the City Council of the City of Menifee at a
y
meeting thereof held on the 21st Day of February 2024 b the
that the foregoing City
he following vote:
Ayes: Deines, Karwin, Sobek, Zimmerman
Noes: Estrada
Absent: None
Abstain: None
S r Manwarin , City Clerk