c. Countryhaven (Dedicated, not accepted by City) – Clarify if Countryhaven can be temporarily blocked off through some mechanism to alleviate impacts to residents on that road.
RESPONSE: This issue is an existing infrastructure issue that is not associated with the future Phase IV development. Despite the foregoing, Applicant will continue to assist with the traffic and dust problems. Applicant met with City public works and proposed a solution. City is asking for unanimous support of the residents of Countryhaven to proceed.
d. Traffic signal should be completed at 138th building permit RESPONSE: Applicant volunteered to expedite to the 138th, even though the requirement in the traffic analysis is the 275th permit. The condition is proposed in the Supplemental Conditions of Approval.
e. Provide a splash pad in the public park
RESPONSE: Applicant evaluated a splash park and met with City Planning staff. Applicant believes a splash park would potentially create additional traffic concerns from the public.
Additionally, a splash pad would likely impact other proposed amenities and result in the loss of other park features. In addition, a splash park would require additional parking within the park area, furthering impacting space for recreational amenities.
f. Will impacts to Evans Road and Countryhaven be eliminated once Wickerd is improved? RESPONSE: Golden Meadows is required to provide fair share improvements on their frontage along Evans Road. Wickerd Road will provide a paved roadway as an alternative route to unpaved roadways in the area.
2. Randy Madrid
a. Do roadway improvements make a difference if the number of people increases? RESPONSE: Yes. The traffic study states that the project is needed to solve existing and projected traffic volumes.
b. How are improvements compatible with horses?
RESPONSE: The equestrian trail connects to existing trails along Evans as part of a regional system. The expanded park in Phase IV includes a horse resting area with a hitching post and watering station.
c. Explain why applicant chose higher density for project.
RESPONSE: To summarize what was discussed at the Planning Commission Workshop on 07/26/2023, the marketability of Golden Meadows is better if an additional neighborhood is introduced at a lower price point. There is a high demand for conventional single-family homes in the low to mid $500,000 price range. The additional price point is attractive to first time home buyers, seniors or home buyers that prefer less maintenance.
September 6, 2023
3. Joe Long
a. Clarify construction timetable and absorption rates for each phase.
RESPONSE: This is a complex question with many variables. However, the basic strategy is to offer additional homes for sale that are in a different price range so more homes can be sold concurrently, and the overall construction period can be reduced. This strategy is affected by factors such as: 1) Is there more than one builder? 2) Are interest rates increasing or decreasing? 3) Is there a recession or economic slowdown during construction and/or sales? Please also note that a Phasing Plan has been approved for this project wherein most of the infrastructure will be completing in Phase I.
b. Clarify why Phase IV has two different minimum lot sizes on each half and discuss street parking situation.
RESPONSE: This allows for two different neighborhoods that can be sold concurrently and increase absorption/ decrease construction time.
NOTICE OF PUBLIC HEARING
TIME OF HEARING: 6:00 p.m. or as soon as possible thereafter.
DATE OF HEARING: November 8, 2023
PLACE OF HEARING: MENIFEE CITY COUNCIL CHAMBERS
29844 HAUN ROAD MENIFEE, CA 92586
A PUBLIC HEARING has been scheduled, pursuant to the City of Menifee Municipal Code, before the CITY OF MENIFEE PLANNING COMMISSION to consider the project shown below:
Project Title:
Major Modification No. PLN21-0199 and Zoning Code Amendment No. PLN21-0201 for Tentative Tract Map No. 31194 – “Golden Meadows”
Project Location:
The project is located on
approximately 204.7-acres north of
Wickerd Road, south of Garbani
Road, west of Haun Road and east
of Murrieta Road in the City of
Menifee, County of Riverside, State
of California (APN 360-300-002
through 360-300-006, 360-300-009
and 360-350-001). Phase 4 is
located on the eastern portion of the
tentative tract map.
General Plan Land Use:
2.1-5 du/ac Residential (2.1-5R)
and Rural Residential – 5 Acre
Minimum (RR5)
Zoning:
Planned Development Overlay
(PDO-5)
The Planning Commission will consider whether to recommend approval of the project to the City Council at a future public hearing:
Major Modification No. PLN21-0199 proposes a Major Modification to Phase 4 of approved Tentative Tract Map No. 31194 to increase the number of residential lots from 161 to 240 within the previously approved project development area within Phase 4. The residential lots within Phase 4 will range in size from 4,000 square feet (6,000 square feet for all lots adjacent to Wickerd Road) to 12,420 square feet with an average lot size of 5,232 square feet. The project proposes eight (8) open space lots including a 3.23-acre public park and a 0.61-acre recreation/club house area.
Zoning Code Amendment (ZCA) No. PLN21-0201 proposes text revisions to Planned Development Districts - Section 9.155.030(E) (PD-5: Golden Meadows {TR 31194}) of the City of Menifee Municipal Code for purposes of establishing new minimum development standards to support the increase in residential density within Phase 4 of Tentative Tract Map No. 31194.
Environmental Information: An environmental Impact Report (EIR) for the Approved Project was certified by the County on April 10, 2007 (State Clearinghouse No. 2003061122). The Certified EIR addressed potential impacts to the physical environment that would or may occur from implementation of the Approved Project. An Addendum to the Certified EIR has been prepared in accordance with Sections 15162 and 15164 of the California Environmental Quality Act (CEQA) Guidelines. The City, as the lead agency under CEQA, has prepared an Addendum to the Certified EIR to consider environmental impacts associated with proposed Major Modification and Zoning Code Amendment, which would entail changes to Phase 4 of approved TTM No. 31194 and changes to the approved zoning code through a zoning text amendment.
The Addendum examines whether, as a result of any changes or any new information, a subsequent EIR may be required. The proposed changes that would result from the development of the Proposed Project would not result in any of the conditions outlined in CEQA Guidelines Sections 15162(a)(1) to (3) because the proposed changes would not result in new significant environmental effects or a substantial increase in the severity of previously identified significant effects requiring major revisions to the Certified EIR, and, as explained herein, no new information of substantial importance meets any of the conditions in CEQA Guidelines Section 15162 (a)(3). Accordingly, this Addendum provides the substantial evidence required by CEQA Guidelines Section 15164(e) to support the finding that a subsequent EIR is not required and an addendum to the Certified EIR is the appropriate environmental document to address changes to the Proposed Project.
The Addendum to the EIR, as well as all its technical appendices, can be accessed for review on the City website: https://www.cityofmenifee.us/325/Environmental-Notices-Documents.
Any person wishing to comment on the proposed project may do so in writing between the date of this notice and the public hearing and be heard at the time and place noted above. All comments must be received prior to the time of public hearing. All such comments will be submitted to the Planning Commission, and the Planning Commission will consider such comments, in addition to any oral testimony, before making a decision on the proposed project.
If this project is challenged in court, the issues may be limited to those raised at the public hearing, described in this notice, or in written correspondence delivered to the Planning Commission at, or prior to, the public hearing. Be advised that as a result of public hearings and comment, the Planning Commission may amend, in whole or in part, the proposed project. Accordingly, the designations, development standards, design or improvements, or any properties or lands within the boundaries of the proposed project, may be changed in a way other than specifically proposed.
For further information regarding this project, please contact Russell Brown, at (951) 723-3745 or e-mail [email protected], or go to the City of Menifee’s agenda web page at http://www.cityofmenifee.us. To view the case file for the proposed project contact the Community Development Department office at (951) 672-6777 Monday through Friday, from 8:00 A.M. to 5:00 P.M. Please send all written correspondence to:
CITY OF MENIFEE COMMUNITY DEVELOPMENT DEPARTMENT
Attn: Russell Brown, Senior Planner
29844 Haun Road
Menifee, CA 92586