PC24-619RESOLUTION NO. PC 24-619
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF MENIFEE, CALIFORNIA APPROVING TENTATIVE TRACT MAP
NO. 38577 (PLN23-0232) TO CREATE A MAP FOR CONDOMINIUM
PURPOSES, AND PLOT PLAN NO. PLN23-0231 FOR THE SITE
AND ARCHITECTURE REVIEW OF A PROPOSED 73-UNIT
DETACHED CONDOMINIUM COMMUNITY.
WHEREAS, on September 29, 2022, the applicant, Stefan Lacasse ("Applicant"),
filed a formal application with the City of Menifee for the approval of Tentative Tract Map
("TTM") No. 38577 (PLN22-0232) to create a map for condominium purposes (APNs 335-
440-001; 035) for a total of 9.07 net -acres, and Plot Plan ("PP") No. PLN22-0231 for the
site and architecture review of a 73-unit detached condominium community along with
associated improvements. The Project site is generally located south of Thorton Avenue,
north of Esther Lane, west of Murrieta Road, and east of Upper Crest Drive in the City of
Menifee, County of Riverside, State of California; and
WHEREAS, collectively, all the applications are referred to as the "Project" or
"Coronado Condos"; and
WHEREAS, Conditions of Approval for TTM No. 38577 and PP No. PLN23-0232
have been prepared and attached hereto as Exhibit "A" of the resolution; and
WHEREAS, on February 28, 2024, the Planning Commission of the City of Menifee
held a public hearing on the Project, considered all public testimony as well as all materials
in the staff report and accompanying documents for the Project including the consideration
of the Initial Study and Mitigated Negative Declaration ("IS/MND"), 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, notice to property owners
within 300 feet of the Project boundaries, notice to all relevant agencies and to persons
requesting notification; and
WHEREAS, all other legal prerequisites to the adoption of this resolution have
occurred.
NOW, THEREFORE, the Planning Commission of the City of Menifee resolves as
follows:
Section 1: The City of Menifee's Planning Commission hereby makes the following findings
for TTM No. 38577 (PLN22-0232) in accordance with Title 7, Article 2, Chapter 7.20.090
"Findings for Approval for Tentative Maps" of the City of Menifee Subdivision Code:
Finding 1 - The proposed subdivision and the design and improvements of the
subdivision is consistent with the Development Code, General Plan,
any applicable specific plan, and the Menifee Municipal Code.
The Project site is designated as Low Medium Density Residential (LMDR) per
the development code and 5.1 — 8 du/ac Residential (5.1-8 R), per the City of
Menifee General Plan. The proposed TTM would combine 335-440-001; 035)
and establish a new map for condominium which will total of 9.07 net -acres.
The Project would provide a residential use within the established density
Coronado Condos — TTM & PP
February 28, 2024
range and therefore, the Project is consistent with the General Plan.
The Project meets all the Development Code standards of Title 9, including
but not limited to parking requirements, setbacks/land use buffering,
landscape coverage, floor area ratio (FAR) and height requirements of the
zone that it is located in. In addition, the Project was determined to be
consistent with the Citywide Design Guidelines.
The TTM component of the Project will establish a Tract Map for Condominium
purposes. The proposed subdivision has been reviewed by all applicable City
departments and is consistent with the General Plan and Development Code.
Finding 2 - The tentative map does not propose to divide land which is subject to
a contract entered into pursuant to the California Conservation Act of
1965, or the land is subject to a Land Conservation Act contract but the
resulting parcels following division of the land will be of an adequate
size to sustain their agricultural use.
The TTM does not propose to divide land which is subject to a contract
entered into pursuant to the California Land Conservation Act of 1965.
Finding 3 - The site is physically suitable for the type of development and the
proposed land use of the development.
The proposed Project is for a TTM for Condominium Purposes; the subject site
is relatively flat and does not contain steep slopes or other features that would
be incompatible with the proposed development. The site is bounded by single
family homes to the north and west, and residential homes and vacant land to
the south and vacant land to the east. The surrounding area is also relatively
flat. Therefore, the site is considered physically suitable for the type of
development and the proposed land use of the site. Necessary improvements
to the public right-of-way will also be built as part of the project to
accommodate the condominiums consistent with the Development Code and
the General Plan.
The Project has been reviewed by a variety of Departments to ensure
compliance with applicable regulations, including, but not limited to City of
Menifee Building and Safety, Engineering and Public Works, and Office of the
Fire Marshal. These Departments have also provided conditions of approval
as appropriate to ensure compliance with applicable regulations.
Finding 4 - The design of the subdivision and the proposed improvements, with
conditions of approval, are either:
1. Not likely to cause significant environmental damage or
substantially and avoidable injure fish or wildlife or their habitat; or
2. Subject to an environmental impact report under which a finding has
been made pursuant to Public Resources Code Section 21081(a)(3)
that specific economic, social, or other considerations make
infeasible mitigation measures or project alternatives identified in
the environmental impact report.
An IS/MND pursuant to the California Environmental Quality Act ("CEQA") was
Coronado Condos — TTM & PP
February 28, 2024
prepared for the Project. In the IS/MND it was found that with implementation
of mitigation measures, the proposed Project would not result in any significant
impacts. A Mitigation Monitoring and Reporting Program ("MMRP") was
prepared and identifies all mitigation measures that will be required for the
Project.
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 Stephen's
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 is located inside the Stephen's Kangaroo Rat ("SKR")
(Dipodomys stephensi) Fee Area. The proposed Project is located within the
boundaries of the Western Riverside County MSHCP; however, the Project is
not located within a Criteria Cell or Cell Group. The Project will be subject to
the payment of fees consistent with Menifee Municipal Code Chapter 17.03 as
adopted by the City of Menifee. Therefore, the Project will not conflict with the
provisions of the adopted SKR-HCP, Natural Conservation Community Plan,
or other approved local, regional, or state conservation plan and the impact is
considered less than significant.
The TTM will not result in conditions detrimental to the public health, safety, or
general welfare as designed and conditioned. The map has 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.
Finding 5 - The design of the subdivision and the type of improvements are not
likely to cause serious public health problems.
The Project will not result in conditions detrimental to the public health, safety,
or general welfare as designed and conditioned. The Project site is surrounded
by vacant land to the north and west, and residential homes to the south and
east.
The Project has been reviewed and conditioned by the City of Menifee
Community Development Department, Engineering Department, Police
Department, and Office of the Fire Marshal to ensure that it will not create
conditions materially detrimental to the surrounding uses. In addition,
environmental impacts resulting from the Project have been analyzed in an
IS/MND. The IS/MND determined that potential impacts would all be less than
significant with the necessary mitigation incorporated. Therefore, the proposed
subdivision is 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.
Finding 6 - The design of the subdivision provides for future passive or natural
heating or cooling opportunities in the subdivision to the extent
feasible.
Coronado Condos — TTM & PP
February 28, 2024
The Project will be designed with passive or natural heating opportunities such
as solar amenities and the incorporation of lush tree coverage on site. The
Project will be consistent with the development code and the requirements of
California Code of Regulations of Title 24, including requirements for energy
efficiency, thermal insulation, and solar panels.
Finding 7 - The design of the subdivision and the type of improvements will not
conflict with easements acquired by the public at large for access
through or use of property within the proposed subdivision, or the
design of the alternate easements which are substantially equivalent to
those previously acquired by the public will be provided.
The subdivision will consolidate two existing parcels within the Project area
and create a map for condominium purposes. The two parcels contain no
public access easements through the property for the public. The subdivision
makes provisions for all existing and future easements for all utilities and public
use purposes.
Finding 8 - The subdivision is consistent with the City's parkland dedication
requirements (per the Quimby Act) as applicable, in accordance with
Chapter 7.75 (Parkland Dedication and fees).
The proposed subdivision will fulfill Quimby obligations though the payment of
fees as determined by the Community Services Department. Fees are
required for consistency with the Quimby Act.
Section 2: The City of Menifee's Planning Commission hereby makes the following findings
for PP No. PLN22-0231 in accordance with Title 9, Article 2, Chapter 9.80.70(B), "Findings
for Approval for Plot Plans" of the City of Menifee Comprehensive Development Code:
Finding 1 - The proposed design and location of the Plot Plan is consistent with
the adopted General Plan and any applicable specific plan.
The Project site has a General Plan land use designation of 5.1 - 8 du/ac
Residential (5.1 — 8 R). The intent of this designation is to create "Single-
family attached and detached residences with a density range of five to eight
dwelling units per acre." The Project will create 73 housing units on
approximately 9.66 gross acres (9.07 net acres). The Project is consistent
with the land use designation and has a proposed density of eight dwelling
units per acre. The Project will provide a residential use within the established
density range. The proposed development will also help to meet the following
goals and objectives of the General Plan:
Goals
LU-1: Land uses and building types that result in a community where
residents at all stages of life, employers, workers, and visitors have a
diversity of options where they can live, work, shop, and recreate within
Menifee. (Land Use Element Page 4)
The proposed Project will create a condominium community in the northern
Coronado Condos — TTM & PP
February 28, 2024
area of Menifee. This will provide additional housing type options for
residents seeking to locate here with this housing style in mind.
Objectives:
• LU-1.1: 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. (Land Use Element Page 4)
The proposed Project will create a condominium development with
amenities. This product type/community is similar to the detached single-
family communities throughout the City. However, it does have multi -family
community benefits such as shared community spaces, and guest parking.
It will provide another option for people to live in Menifee.
• CD-3.12: Utilize differing but complementary forms of architectural styles
and designs that incorporate representative characteristics of a given area.
(Community Design Element Page 4)
The buildings are designed to meet the City of Menifee Design Guidelines
such as building form, roof form, massing and articulation, materials and
colors, windows, doors, and entries. The proposed Project will have three
architectural styles throughout the development — Spanish, Farmhouse,
and Contemporary.
CD-3.13: Utilize architectural design features (e.g., windows, columns,
offset roof planes, etc.) to vertically and horizontally articulate elevations in
the front and rear of residential buildings. (Community Design Element
Page 5)
The buildings for the Project utilize a variety of design features that are
appropriate for each architectural style. This includes but is not limited to
varying roof treatments and styles, variations on veneer, mullions and
window treatments, and distinctive architectural finishes such as clay pipes
and shutters. The proposed architectural styles contain balanced four-
sided architecture, yet the proposed layout of the elevation types was
under careful consideration.
• CD-3.14 Provide variations in color, texture, materials, articulation, and
architectural treatments. Avoid long expanses of blank, monotonous walls
or fences. (Community Design Element Page 5)
As previously stated, the proposed buildings will utilize a variety of
architectural treatments and features that complement their respective
styles and provide breakage and movement throughout the building.
Finding 2 - The proposed project meets all applicable standards
for development and provisions of this title.
The PP proposes a detached residential project consisting of 73 housing units
on a 9.66 gross acre (9.07 net acre) Project site.
Coronado Condos — TTM & PP
February 28, 2024
The Project has been reviewed by the City of Menifee Community
Development Department, Engineering Department, Police Department, and
Office of the Fire Marshal as well as applicable external agencies and
departments to ensure that the Project meets all applicable development
standards. The Project complies with the Development Code standards of Title
9, including but not limited to, parking requirements, setbacks/land use
buffering, landscape coverage, floor area ratio, and height requirements of the
LMDR zone. Moreover, the Project was reviewed against and found consistent
with the Citywide Design Guidelines. All necessary on and off -site
improvements will be required as Conditions of Approval.
Therefore, the proposed design and location of the Project meets all applicable
standards of development and operation of the City's Zoning Code, including
any applicable specific use regulations.
Finding 3 - The establishment, maintenance, or operation of the proposed
project will not be detrimental to the health, safety, or general welfare
of persons residing or working in the neighborhood of such use or to
the general welfare of the City.
The Project is compatible with the surrounding land uses, General Plan land
use designations, and zoning classifications and is adequately sized, shaped,
designed and located.
The Project has been reviewed by a variety of Departments to ensure
compliance with applicable regulations, including, but not limited to City of
Menifee Community Development, Engineering and Public Works, and Office
of the Fire Marshal. These Departments have also provided conditions of
approval as appropriate to ensure compliance with applicable regulations.
The Project incorporates quality architecture and landscaping which will
enhance the area. Environmental impacts resulting from the Project have
been analyzed in an IS/MND. The IS/MND determined that potential impacts,
would all be less than significant. Therefore, the Project is 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.
NOW THEREFORE, the Planning Commission of the City of Menifee hereby
approves the following:
1. That the Planning Commission determine that the "Findings" set out above are true
and correct.
2. That the Planning Commission determines that the environmental review has been
completed for the Project in accordance with State and local laws, and CEQA
guidelines.
Coronado Condos — TTM & PP
February 28, 2024
3. That the Planning Commission, pursuant to a separate resolution, finds that the
facts presented within the public record provide the basis to certify the IS/MND,
and MMRP, which have been completed for the project.
4. That the Planning Commission finds that the facts presented within the public
record and within the Planning Commission resolution provide the basis to approve
TTM No. 38577 (PLN22-0232) and PP No. PLN22-0231, and that the Planning
Commission approve said entitlements.
5. 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 28th day of February, 2024.
77t,bue, Chairman
AttesL
O
achel Wiencia, Admlfiistrative Assistant
Approved as to form:
Thai han, Assistant City Attorney
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. PC24-619 was duly adopted by the Planning
Commission of the City of Menifee at a meeting thereof held on the 28th day of February, 2024 by
the following vote:
Ayes: Diederich,
Noes: None
Absent: None
Abstain
None
Long, Madrid, Thomas, LaDue