24-1487RESOLUTION NO. 24-1487
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MENIFEE,
CALIFORNIA APPROVING PLOT PLAN NO. PLN21-0375 FOR
VILLAGIO VILLAS LOCATED SOUTH OF MCCALL BOULEVARD AT
THE SOUTHERN TERMINUS OF ENCANTO DRIVE
WHEREAS, on November 29, 2021, the applicant, Villagio Villas, filed a formal
application with the City of Menifee for the approval of a General Plan Amendment (GPA)
No. PLN21-0377, Zone Change (ZC) No. PLN21-0376 and a Plot Plan (PP) No. PLN21-0375
to construct two new two-story apartment buildings as part of an existing apartment complex,
known as Villagio Villas; and
WHEREAS, the application for the PP No. PLN21-0375 is being processed
concurrently with GPA No. PLN21-0377 and ZC No. PLN21-0376, collectively, all the
applications are referred to as the "Project" or "Villagio Villas"; and
WHEREAS, pursuant to the California Environmental Quality Act (CEQA), a Mitigated
Negative Declaration (MND) and Mitigation Monitoring and Reporting Program (MMRP) were
completed for the Project and concluded that no significant impacts would be caused by the
Project, therefore, the MND and MMRP have been recommended for adoption; and
WHEREAS, the proposed Project site was previously part of the freeway right-of-way
and had no General Plan Land Use or Zoning designations. The proposed General Plan Land
Use density is 20.1-24 dwelling units per acre (du/ac) with a Zoning designation of High
Density Residential (HDR); and
WHEREAS, Conditions of Approval for PP No. PLN21-0375 have been prepared and
attached hereto as Exhibit "B" of the Resolution; and
WHEREAS, on June 26, 2024, the Planning Commission conducted a duly noticed
public hearing and voted 5-0 recommending approval to the City Council of GPA No. PLN21-
0377, ZC No. PLN21-0376 and PP No. PLN21-0375; and
WHEREAS, on August 21, 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, 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 400 feet of the Project boundaries as well
as to persons requesting public notice.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Menifee
makes the following Findings:
Section 1: The City of Menifee's City Council hereby makes the following findings for PP
No. PLN21-0375 in accordance with Title 9, Article 2, Chapter 9.80.070
"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.
Villagio Villas PP
August 21, 2024
With the approval of the GPA and ZC as discussed above, the Project will be
consistent with the General Plan and Development Code. The GPA/ZC are
required to develop the site as the proposed Project location was previously
owned by Caltrans and had no Zoning or General Plan Land Use
designations. The proposed General Plan Land Use density is 20.1-24 du/ac
with a Zoning designation of HDR both of which are consistent with nearby
land uses. The existing apartment complex to the north and east of the Project
site has a Land Use designation of 20.1-24 Residential du/ac. The Project
proposes the same designation category of 20.1-24 du/ac. The existing
apartment complex has a density of 15.56 du/ac; with the inclusion of the
proposed Project site, the overall density of the apartment complex will
increase to 17.17 du/ac and will be brought closer to conformance to the
density range.
In addition, the Project is consistent with the following City of Menifee General
Plan Policies:
• Policy HE-1.2 Specific Plans. Support residential growth and infill in
specific areas and along corridors where comprehensive neighborhood
planning is completed, and adequate infrastructure is planned.
The Project site is surrounded by existing multifamily developments. The
Project includes infill development of a vacant site where existing
infrastructure is in place.
• Policy HE-3.6 Fair Housing. Support and implement housing law in all
aspects of the building, financing, sale, rental, or occupancy of housing
based on protected status in accordance with state and federal law.
The Project includes six affordable income qualified units. Approval of
the Project will help the City in meeting required state mandates on
affordable housing.
• 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 proposed Project is located within an area that is intended for
residential uses, with existing multifamily developments to the north,
south, east, and west. The Project is consistent with this policy as it leads
to the concentration of growth in strategic locations and preserves rural
areas within the City and provides infill development.
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 proposes new residential units in a developed area that
allows for ease of access to commercial uses to the north. Pedestrians
are encouraged to use the existing sidewalks and bike lanes along
Encanto Drive and McCall Boulevard.
Villagio Villas PP
August 21, 2024
• Policy LU-3.4 Require that approval of new development be contingent
upon the project's ability to secure appropriate infrastructure services.
The Project includes Conditions of Approval which require appropriate
infrastructure. In addition, the Project has been reviewed and
conditioned for consistency with the requirements for domestic water,
fire protection, sewage disposal, fencing, and electrical communication
facilities.
• Policy CD-3.19 Design walls and fences that are well integrated in style
with adjacent structures and terrain and utilize landscaping and
vegetation materials to soften their appearance.
The Project includes landscaping, as well as street trees, which will
soften the appearance of the perimeter and site interior walls. A 20-foot
building/landscape setback along the western side of the Project is being
proposed as well. The walls that will be visible to the public will be
constructed of decorative masonry block and pilasters which will be well
integrated with the adjacent sites to the north and east which also
contain decorative masonry block walls.
Policy CD-3.12: Utilize differing but complementary forms of
architectural styles and designs that incorporate representative
characteristics of a given area.
The Project was reviewed for compliance with the development code
and City-wide Design Guidelines. The proposed Project is consistent
with these guidelines and compatible with the architecture of the
existing apartment complex as well as other nearby apartment
complexes.
• Policy CD-3.14 Provide variations in color, texture, materials,
articulation, and architectural treatments. Avoid long expanses of blank,
monotonous walls or fences.
The proposed elevations contain elements of Tuscan and Italianate
architecture that utilizes tower elements on the corners, clay tile roofing,
decorative cornices, arched doorways/windows, stone veneer, window
planters, decorative shutters, smooth stucco exterior finish and other
detailed treatments consistent with the architectural theme. The roof
lines are broken up to reduce the overall mass of the building and the
four-sided tower elements provide additional depth and relief.
Finding 2 - The proposed project meets all applicable standards for development
and provisions of this title.
Per section 9.80.020 "Applicability" of the Development Code, new
construction of a residential project that includes six or more units requires the
approval of a plot plan application. The plot plan is for the site and architectural
review, to allow for the construction of the two buildings. The Project was
reviewed and found to be consistent with the HDR chapter of the Development
Code as well as the citywide design guidelines. The Project meets the
Villagio Villas PP
August 21, 2024
minimum development requirements including but not limited to, setbacks,
parking, building coverage, and minimum landscaping and open space.
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.
To ensure that the Project would not affect the general health, safety and/or
welfare of the community, a MND was prepared to analyze potential impacts
to the surrounding persons residing or working in the community. The MND
examined all phases of the Project including planning, construction and
operation and determined that potential impacts would all be less than
significant with the necessary mitigation incorporated.
In addition, the Project incorporates quality architecture and landscaping
which will enhance the surrounding area. 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, Office of the Fire Marshal, Riverside County
Environmental Health, Eastern Municipal Water District, and Riverside County
Flood Control District. These Departments have provided conditions of
approval as appropriate to ensure compliance with applicable regulations.
Section 4: CEQA Compliance. The City Council hereby resolves that the MND has
been completed for the Project in accordance with CEQA, State and local
CEQA guidelines and pursuant to a separate Resolution, finds that the facts
presented within the public record provide the basis to adopt the MND, which
has been completed for the Project.
NOW THEREFORE, the City Council of the City of Menifee hereby resolves the following
1. That the City Council determine that the "Findings" set out above are true and correct.
2. That the City Council determine that the MND has been completed for the Project in
accordance with the CEQA, State and local CEQA guidelines.
3. That the City Council, pursuant to a separate Resolution, finds that the facts presented
within the public record provide the basis to certify the MND for Villagio Villas which
has been completed for the Project.
4. That the City Council finds that the facts presented within the public record and within
the Resolution provide the basis to approve GPA No. PLN21-0377, ZC No. PLN21-
0376 and PP No. PLN21-0375 and that the Council 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.
Villagio Villas PP
August 21, 2024
PASSED, APPROVED AND ADOPTED this the 21s' day of August 2024.
-
Bill Zitl n, Mayor
Attest:
e anie Roseen, Acting City Clerk
Appro ed as to form
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MENIFEE
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss
CITY OF MENIFEE )
I, Stephanie Roseen, Acting City Clerk of the City of Menifee, do hereby certify that the
foregoing City Council Resolution No. 24-1487 was duly adopted by the City Council of the City
of Menifee at a meeting thereof held on the 21 st Day of August 2024 by the following vote:
Ayes:
Deines, Karwin, Sobek, Zimmerman
Noes:
Estrada
Absent:
None
Abstain:
None
`�S ep nie Roseen, Acting City Clerk