CITY OF MENIFEE
SUBJECT: Menifee North Specific Plan Amendment No. 5, Tentative Tract Map No. 38132, and Tentative Tract Map No. 38133
MEETING DATE: April 3, 2024
TO: Mayor and City Council
PREPARED BY: Brandon Cleary, Associate Planner
REVIEWED BY: Cheryl Kitzerow, Community Development Director APPROVED BY: Armando G. Villa, City Manager
APPLICANT: Richland Ventures, Inc.
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RECOMMENDED ACTION
1. Adopt a resolution adopting Addendum No. 2 to the certified Final Environmental Impact Report (State Clearinghouse No. 1989100207) for the Menifee North Specific Plan; and
2. Introduce an ordinance approving Menifee North Specific Plan Amendment No. 5 (PLN21- 0276); and
3. Adopt a resolution approving Tentative Tract Map No. 38133 (PLN21-0272) generally located at the southeast corner of Watson Road and Malone Avenue; and
4. Adopt a resolution approving Tentative Tract Map No. 38132 (PLN21-0274) generally located on the east side of Palomar Road, approximately 350 feet south of the of the Watson Road and Palomar Road intersection.
DISCUSSION
At the March 13, 2024, Planning Commission Meeting, the Planning Commission voted unanimously to adopt a resolution recommending the City Council adopt the Addendum to the Menifee North Specific Plan Final Environmental Impact Report (“FEIR”), the Menifee North Specific Plan Amendment No. 5, and recommending the City Council approve all the entitlements for the Project. There were two public speakers on the item. One spokesman for the Western States Regional Council of Carpenters who spoke in favor of the project and another nearby resident who had questions and concerns about the future Planning Area (“PA”) 10 Park and the buffer condition between their lot and the proposed Project in PA 9.
Menifee North Specific Plan Amendment (“SPA”) No. 5 (PLN21-0276) proposes to modify PA 9 from Medium Residential (3.5 dwelling units per acre) to Medium High Residential (5.8 dwelling
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units per acre) to yield a difference in dwelling units from 106 to 170. The acreage for PA 9 is reduced from 30.5 to 29.4 due to changes in the frontage improvements and roadway configurations of Palomar Road and Junipero Road.
SPA No. 5 also proposes to combine PA 22 and PA 23A into PA22 and establish a Medium High Residential Use (5.5 dwelling units per acre) to yield 145 dwelling units. The acreage for PA 22 is decreasing from 29.1 acres to 26.5 due to changes in the frontage improvements and roadway configurations along Malone Avenue and Watson Road. The proposed SPA No. 5 allows 315 dwelling units across PA 9 and PA 22 while the original approved dwelling units within PA 9, 22 and 23A allowed 315 dwelling units. Therefore, there is no change to the total amount of dwelling units being proposed with SPA No. 5.
SPA No. 5 additionally proposes new development standards, permitted uses and establishes the approximate location of a tot lot and water quality basin within each affected PA.
Furthermore, SPA No. 5 proposes to redesignate PA 23B as PA 23A due to the consolidation of PA 22 and PA 23A. Modified language and acreage calculations are proposed throughout the Menifee North Specific Plan No. 260 (“SP 260”) document for consistency with the proposed SPA, as well as a previously County approved substantial conformance to remove planning areas outside the City of Menifee (east of Briggs Road) as these areas are located in unincorporated Riverside County. SPA No. 5 also provides updates to the Circulation Plan within SP 260 to be consistent with City of Menifee General Plan Circulation.
Tentative Tract Map (“TTM”) No. 38132 (PLN21-0274) proposes to subdivide PA 9 (29.4 acres) into 169 dwelling units at a density of 5.7 dwelling units per acre with the inclusion of a 0.15-acre tot lot and a 1.43-acre water quality basin. The lot sizes would range from 4,300 square feet to 11,801 square feet.
TTM No. 38133 (PLN21-0272) proposes to subdivide PA 22 (26.5 acres) into 145 dwelling units at a density of 5.5 dwelling units per acre with the inclusion of a 0.15-acre tot lot and a 1.6-acre water quality basin. The lot sizes would range from 3,700 square feet to 10,836 square feet.
Both developments are dependent on backbone storm drain infrastructure improvements (Line A-3) to be constructed.
Location
The Project is located in two separate areas within SP 260: PA 9 and newly proposed PA 22.
TTM No. 38132, proposed within PA 9, is generally located on the east side of Palomar Road, approximately 350 feet south of the Watson Road and Palomar Road intersection (APN’s: 329- 100-010 and 329-100-003).
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TTM No. 38132
TTM No. 38133, proposed in proposed PA 22, is located at the southeast corner of Watson Road and Malone Road directly west of the Marion Ashley Community Center and Harvest Valley Elementary School (APN’s: 327-320-001, 327-320-014, 327-320-015, 327-320-017, and 327- 320-018).
TTM No. 38133
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General Plan/Zoning
General Plan
The General Plan (“GP”) Land Use designation for the Project site is SP 260. The purpose of a specific plan is to provide detailed policies, standards, and criteria for the development of an area.
The proposed Project is located in two separate areas of SP 260. TTM No. 38132 is located in PA 9 and TTM No. 38133 is located in PA 22 and PA 23A of the approved specific plan land use map. Land Use designations and existing uses can be found in Table 1 (TTM No. 38132, PA 9) and Table 2 (TTM No. 38133, PA 22) on the following page.
The underlying zoning classification is SP 260, PA 9 (Medium Density Residential, 3.5 dwelling units per acre), PA 22 (Medium-High Density Residential, 5.1 dwelling units per acre) and PA 23 (High Density Residential, 8.5 dwelling units per acre).
Zoning
PA 9 and PA 22 of SP 260 tie back to the development standards and allowable uses from Riverside County Zoning Ordinance 348 Article VI (R-1 Zone, One Family Dwellings) while PA 23A of SP 260 ties back to the development standards and allowable uses from Article VIII (R-3 Zone, General Residential). The Applicant proposes to establish new development standards and allowable uses consistent with the proposed density, lot sizes and the City of Menifee Municipal Code (“MMC”). The development standards and allowable uses are consistent with the Medium Density Residential and Medium High Density Residential Zones from the MMC.
General Plan/Zone Map
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Table 1 – Surrounding Land Uses – TTM 38132 PA 9
Location Existing Land Use General Plan Land
Use
Zoning Classification
North Existing Single Family
Residential
Rural Residential 1
acre Minimum (RR1)
Rural Residential 1 acre
Minimum (RR1)
East Vacant Menifee North
Specific Plan PA 10
(Community Park)
Menifee North Specific Plan
PA 10 (Community Park)
South Vacant Menifee North
Specific Plan PA
11A (Very High
Density Residential)
Menifee North Specific Plan
PA 11A (Very High Density
Residential)
West Existing Single Family
Residential (TR 29495)
Menifee North
Specific Plan PA 6
(Medium Density
Residential)
Menifee North Specific Plan
PA 6 (Medium Density
Residential)
Table 2 – Surrounding Land Uses – TTM 38133, PA 22
Location Existing Land Use General Plan Land Use Zoning Classification North Existing Single Family
Residential
Rural Residential 1
acre Minimum (RR1)
Rural Residential 1 acre
Minimum (RR1)
East Marion Ashley
Community Center and
Harvest Valley
Elementary School
Menifee North
Specific Plan PA 20
(Community
Center/Park) and PA
21 (School)
Menifee North Specific Plan
PA 20 (Community
Center/Park) and PA 21
(School)
South Vacant Menifee North
Specific Plan PA 23B
(Commercial)
Menifee North Specific Plan
PA 23B (Commercial)
West Existing Single Family
Residential and vacant
land
Rural Residential 1
acre Minimum (RR1),
PA 18 (Medium
Density Residential),
and PA19
(Commercial/Business
Park)
Rural Residential 1 acre
Minimum (RR1), PA 18
(Medium Density
Residential), and PA19
(Commercial/Business Park)
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Proposed Menifee North Specific Plan Land Use
Background
SP 260 was originally approved by the Riverside County Board of Supervisors in 1994. Various amendments and substantial conformances have been approved by the Riverside County Board of Supervisors and the City of Menifee including:
1. SPA No. 1 – increased the total number of residential units to 2,602 and deleted PA 1 due to annexation by the City of Perris. (2004)
2. SPA No. 2 – increased the total number of residential units to 2,815, modified land use designations and unit counts for PA 7, 8, 10, 20, 23, and 48 along with modifications to the Circulation Plan for consistency with the Riverside County General Plan Circulation Element updates. (2008)
3. Substantial Conformance No. 1 to Amendment No. 2 – Riverside County Board of Supervisors removed the City of Menifee acreage from SP 260. This update was not reflected in the City of Menifee version of the SP 260. (2016)
4. SPA No. 3 – The City of Menifee approved modifications to PA 11, 12, 13, and 14 and formally removed the portions of SP 260 located outside of the City of Menifee boundary. (2020)
5. SPA No. 4 – The City of Menifee approved an increase to PA 2’s acreage in association with the Menifee Commerce Center project. (2022)
Project Site TTM
38132
Project Site TTM
38133
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Previously Approved Tract Maps
There were two previously approved tract maps in PA 22 and PA 23. Riverside County Board of Supervisors approved TTM No. 33738 within PA 22 of SP 260, which consisted of 52 single-family residential units on 11.37 acres with a minimum lot size of 5,000 square feet and an overall density of 4.5 du/acre. This tentative tract map expired in December of 2022.
In PA 23A, Riverside County approved TTM No. 34600 in 2008 for a 153 detached single-family condominium map (alley loaded) on 18.3 acres with one recreational center and pool for an overall density of 8.36 du/acre. This tentative tract map expired in August of 2022.
PA 10 Community Park
SP 260 has requirements for the construction of a community park however, due to multiple property owners and various tracts already approved and built within the specific plan, a park Development Agreement is needed to ensure the funding and construction of the park. All future tracts are subject to a condition to enter into a park Development Agreement prior to map recordation to ensure funding is available and the park is constructed.
ANALYSIS
Proposed SPA No. 5
The purpose of SPA No. 5 is to modify planning area boundaries, unit counts, density, minimum lot sizes, permitted uses, and development standards for PA 9, PA 22 and PA 23A to facilitate development of proposed TTM No. 38132 and TTM No. 38133. There would be no change to the overall allowable number of units in the Specific Plan. The amendment also proposes ‘clean-up’ changes to various tables and language throughout SP 260 to note the removal of areas outside the City boundary processed with Amendment No. 3, Circulation Plan changes associated with City of Menifee General Plan consistency, and acreage and unit counts of PA 9 and PA 22 as they relate to the proposed tentative tract maps.
The proposed density and minimum lot size changes for PA 9 and PA 22 are proposed to provide a transition between higher density PA 11A and commercial PA 23 to the south respectively, which can include condominiums and apartments, and the rural residential land uses to the north.
The change in density specific to PA 9 from 3.5 to 5.8 is needed to meet the requirements of Senate Bill (“SB”) 330, which requires a no-net loss of residential units. TTM 38132 and TTM 38133 associated with this SPA propose to build 169 and 145 units respectively (314 total), an overall reduction of one unit allowed by the SPA No. 5, however, SPA No. 5 does allow up to 315 units. Therefore, SPA No. 5 is in compliance with SB330 which requires a no-net-loss in residential units when amending the number of allowed units within any residential zone.
PA 9
Currently, PA 9 is designated as Medium Density Residential allowing for 106 dwelling units at
3.5 du/acre on a 30.5-acre site with a minimum lot size of 7,200 square feet. The Applicant proposes to modify the allowable number of dwelling units from 106 units to 170 units, establish the allowable density from 3.5 (Medium Density Residential) to 5.8 du/acre (Medium High Density Residential), and decrease the minimum lot size from 7,200 square feet to 4,300 square feet.
Additionally, PA 11A to the south is designated as Very High Density Residential (14.1-24 du/acre) for which the proposed changes in minimum lot size and density to PA 9 will act as a transition between the rural residential uses to the north and the very high density to the south.
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Menifee North SPA Proposed Land Use Map PA 9
Development Standards
SPA No. 5 proposes to establish development standards for PA 9 due to the reduced minimum lot size and increased density. Table 3 on the following page details the approved and proposed development standards for PA 9.
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Table 3 – Approved vs Proposed Development Standards PA 9 Lot Dimensions (minimum) in feet
Approved Proposed
Lot Area 7,200 square feet 4,300 square feet
Lot Width 60 48
Lot Depth 100 90
Frontage 60 40
Frontage (Cul-De-Sac or
Knuckle)
35 35
Setbacks (minimum)
Front Yard to Livable Space
or Porch
20 15 to living space, 10 to
porch
Front Yard to Garage Door 20 20
Front Yard to Side-on Garage
Door
20 10
Corner Side Yard 10 feet unless from street line,
if yard is less than 50 feet
wide, the setback shall be no
more than 20% of the width of
the lot
10; or 5, if corner side yard
abuts a landscape slope.
In no case shall setback be
less than 10 feet when
measured from ROW
Interior Side Yard 10% of the width of the lot, but
not less than 3 feet or more
than 5 feet
5 Rear Yard 10 15 with a minimum of 10-
foot level area
Building Coverage (maximum)
Building Coverage (percent) 50% 60% (one story)
55% (two story)
Permitted Uses
The Project proposes a list of permitted and conditionally permitted uses for PA 9 shown in Table 4 on the following page. These proposed uses are consistent with State law and the MMC for zones of similar lot sizes and density including the Medium Density Residential and Medium High Density Residential. In SP 260 PA 9, the ordinance originally tied back to the R-1 zone from the Riverside County Zoning Ordinance No. 348 which allowed for a wider range of uses due to the minimum lot size being a minimum of 7,200 square feet.
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Table 4 – Permitted Uses for PA 9
Permitted Uses – Planning Area 9 (Medium-High Density Residential) Use Category Permitted Uses Planning Area 9
P = Permitted (1) – C = Conditional Use Permit
Accessory Dwelling Units
(ADU)
P1
Bed and Breakfast
establishment
C
Congregate Care Facilities C
Family day care, small P
Group residential facility, six
or fewer residents
P
Guest house, accessory to
single family detached
P1
Home occupation P1
Residential
Single family detached P
Parks and recreation areas P
Public utility facilities C
Temporary real estate tract
offices
P
Non-residential
Waterbodies, flood control
facilities, including drainage
channels, basins, access
roads, and any other
drainage infrastructure
improvements
P
Notes:
1) Additional approvals may be required pursuant to provisions of Chapter 9.35 of the City Zoning Ordinance.
TTM No. 38132 (PA 9)
The proposed TTM No. 38132 would incorporate a 169-unit single-family detached subdivision consistent with the proposed PA 9 development standard amendments noted above and include a tot lot and water quality basin.
Site Layout/Circulation
Primary access includes one point on Palomar Road and a secondary point on Junipero Road.
The Project would construct frontage improvements, as well as a small portion of offsite improvements along Junipero Road (currently dirt). The street layout for the Project would provide access to all the proposed single-family and open space lots including the tot lot and water quality basin. Lots along the northern perimeter of the tract are proposed to have an increased square footage to provide a land use transition/buffer between the existing adjacent Rural Residential one acre lots to the north and the smaller lot sizes within the Project. A tot lot is proposed toward the center of the tract along with a water quality basin in the southwest corner of the Project.
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Proposed Site Plan
Landscaping and Open Space
A total of 120,581 square feet of landscaping would be maintained by the Homeowner’s Association (“HOA”) which would include various species of trees, shrubs and groundcover. Areas maintained by the HOA would include street parkways, buffer landscape around the proposed basin and perimeter landscaping around the Project. An additional 14,095 square feet would be maintained by the Community Facilities District (“CFD”). The Project is conditioned to annex into the CFD prior to map recordation.
An HOA maintained tot lot is provided toward the center of the Project adjacent to lot 126 and lot 152, and would include picnic benches with overhead shade structure, bike racks, drinking fountain, playground equipment, open turf area and a security fence to prevent interaction with the adjacent streets. The tot lot would also incorporate screening (trees, shrubs and community block wall) along the east and south sides of the lot to assist in screening any noise or visual impacts from adjacent dwelling units (lot 126 and lot 152).
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Conceptual Landscape and Tot Lot Plan
Walls, Fencing and Monument Signage
A six-foot split-faced masonry block wall with cap and pilasters (community wall) would be constructed around the perimeter of the tract with vinyl privacy fences between each lot. The proposed water quality basin would incorporate a wrought iron fence around the perimeter with a concrete access road.
The Project includes two entry monument signs, one at each entrance that incorporates various plant materials including succulents, grass and trees along with a wooden styled metal signage framed by boulders. The tot lot would also incorporate a neighborhood park monument sign consistent with the entry monument signs.
Proposed Monument Signs
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PA 22
The Applicant proposes to combine PA 22 and PA 23A into PA 22 to facilitate the development of TTM No. 38133. Currently, as approved, PA 22 is designated as Medium High Density Residential with allowing for 56 dwelling units to be built with a density of 5.1 du/acre on a 11- acre site requiring a minimum 5,000 square foot lot size. PA 23A is currently designated as High Density Residential, with 153 garden court loaded detached single-family units at 8.5 du/acre on an 18.1-acre site.
The proposal to combine both PA 22 and PA 23A and designate as Medium High Density Residential would allow a combined 26.5-acre site to be developed with 145 single-family detached units at 5.5 du/acre requiring a minimum 3,700 square foot lot size. In the proposed land use map below, the blue and purple asterisk indicate approximate locations of the proposed tot lot and water quality basin respectively.
Menifee North SPA Proposed Land Use Map PA 22
Development Standards
SPA No. 5 proposes to establish development standards for PA 22 consistent with the applicable City of Menifee Medium Density Residential and Medium High Density Residential Zone. Table 5 details the approved (PA 22 and 23A) and proposed (PA 22) development standards for PA 22 and PA 23A
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Table 5 – Approved (PA 22 and 23A) and Proposed (PA22) Development Standards Lot Dimensions (minimum) in feet
Approved PA 22 Approved PA 23A Proposed PA 22
Lot Area 7,200 square feet 7,200 square feet 3,700
Lot Width 60 60 42
Lot Depth 100 100 90
Frontage 60 - 40
Frontage (Cul-De-
Sac or Knuckle)
35 - 35
Setbacks (minimum)
Front Yard to Livable
Space or Porch
20 10 feet for building
less than 35 feet in
height, for portions of
the building above 35
feet in height a 10 foot
setback plus two
additional feet for
each foot above 35
feet in height
15 to living space,
10 to porch
Front Yard to Garage
Door
20 - 20
Front Yard to Side-
on Garage Door
20 - 10
Corner Side Yard 10 feet unless from
street line, if yard is
less than 50 feet wide,
the setback shall be
no more than 20% of
the width of the lot
10 10; or 5, if corner
side yard abuts a
landscape slope.
In no case shall
setback be less
than 10 feet when
measured from
ROW
Interior Side Yard 10% of the width of
the lot, but not less
than 3 feet or more
than 5 feet
5 feet for buildings
that do not exceed 35
feet in height, for
buildings above 35
feet in height a
minimum of 5 feet
plus 2 feet for each
foot above 35 feet
5 Rear Yard 10 10 feet unless the rear
joins a street, then it
shall be the same as
the front setback
15 with a minimum
of 10-foot level
area
Building Coverage (maximum)
Building Coverage
(percent)
50% 50% 60% (one story)
55% (two story)
Floor Area Ratio
(FAR)
- 2:1 not including
basement area
-
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Permitted Uses
The Project proposes a list of permitted and conditionally permitted uses for PA 22 shown in Table 6 below. These proposed uses are consistent with State law and the MMC for zones of similar lot sizes and density including the MDR and MHDR. In SP 260, PA 22, the ordinance originally tied back to the R-1 zone from the Riverside County Zoning Ordinance No. 348 which allowed for a wider range of uses due to the minimum lot size being a minimum of 7,200 square feet. SP 260 Area 23A previously tied back to Riverside County Zoning Ordinance 348 R-3 Zone.
Table 6 – Permitted Uses for PA 22
Permitted Uses – Planning Area 22 (Medium-High Density Residential) Use Category Permitted Uses Planning Area 22
P = Permitted (1) – C = Conditional Use Permit
Accessory Dwelling Units
(ADU)
P1
Bed and Breakfast
establishment
C
Congregate Care Facilities C
Family day care, small P
Group residential facility, six
or fewer residents
P
Guest house, accessory to
single family detached
P1
Home occupation P1
Residential
Single family detached P
Parks and recreation areas P
Public utility facilities C
Temporary real estate tract
offices
P
Non-residential
Waterbodies, flood control
facilities, including drainage
channels, basins, access
roads, and any other
drainage infrastructure
improvements
P
Notes:
2) Additional approvals may be required pursuant to provisions of Chapter 9.35 of the City Zoning Ordinance.
TTM No. 38133 (PA 22)
The proposed TTM No. 38133 would incorporate a 145-unit single-family detached subdivision consistent with the proposed PA 22 development standard amendments noted above, and include a tot lot and water quality basin. The minimum lot size within this planning area is 3,700 square feet with 30% being below 4,000 square feet, 56% being between 4,000 and 5,000 square feet and 14% above 5,000 square feet.
Site Layout/Circulation
The Project includes multiple access points, including two on Malone Avenue (at Calle De Caballos and Varela Lane) and one on Briggs Road. The Project would construct frontage City of Menifee Staff Report
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improvements. The Briggs Road access is shared with the existing cul-de-sac, Recreation Circle, used by the Marion Ashley Community Center. An emergency vehicle and pedestrian only access is provided approximately 175 feet south of the Watson Road and Malone Avenue intersection in between lots 62 and 63. This emergency only access is to accommodate the secondary access requirement from the MMC and Subdivision Ordinance. The northern portion of the Project only has one access point, requiring the need for a secondary access point. Due to City of Menifee intersection spacing requirements, an emergency only access point would be needed to fulfill this requirement. The street layout for the Project would provide access to all the proposed single- family and open space lots including the tot lot and water quality basin. A tot lot is proposed adjacent to the water quality basin at the northeast corner of Varela Lane and Malone Avenue.
Proposed Site Plan
Landscaping and Open Space
A total of 190,176 square feet of landscaping would be maintained by the HOA which would include various species of trees, shrubs and groundcover. Areas maintained by the HOA would include street parkways, buffer landscape around the proposed basin and perimeter landscaping around the Project. An additional 15,924 square feet of landscaping would be maintained by the CFD. The project is conditioned to annex into the CFD prior to map recordation.
An HOA maintained tot lot is provided in between the water quality basin and lot 125 that would include picnic benches with overhead shade structure, bike racks, drinking fountain, playground equipment, open turf area and a security fence to prevent interaction with the adjacent streets.
The tot lot would also incorporate screening (trees, shrubs and community block wall) along the east and south sides of the lot to assist in screening any noise or visual impacts from the adjacent dwelling unit (lot 125). A landscaped paseo is also provided behind lots 5 through 17 to allow
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pedestrian access to the Marion Ashley Community Center parallel to Street “E” near the southern end of the Project.
The emergency vehicle and pedestrian only access point is also conditioned to provide shrubs adjacent to the block walls of the surrounding residential lots and removable bollards. This access point would provide pedestrian access closer to Watson Road.
Conceptual Landscape and Tot Lot Plan
Walls, Fencing and Monument Signage
A six-foot split-faced masonry block wall with cap and pilasters (community wall) would be constructed around the perimeter of the tract with vinyl privacy fences between each lot. The proposed water quality basin would incorporate a wrought iron fence around the perimeter with a concrete access road.
The Project would include two entry monument signs, one at each western entrance along Malone Avenue that incorporates various plant materials including succulents, grass and trees along with a wooden styled metal signage framed by boulders. The tot lot would also incorporate a neighborhood park monument sign consistent with the entry monument signs.
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Proposed Monument Signs
Environmental Determination
A Certified Environmental Impact Report (“EIR”) for the approved Project was certified by the County in December of 1994 (State Clearinghouse No. 1989100207). The Certified EIR addressed potential impacts to the physical environment that would or may occur from implementation of the approved Project. An Addendum (second addendum to SP-260’s EIR) 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 SPA and associated TTMs, which would entail changes to the Approved Menifee North Specific Plan PA 9, PA 22, and PA 23A. The amendment proposes changes to the aforementioned Planning Areas including, the combining of PA 22 and PA 23A, density, minimum lot sizes, development standards, land uses and number of proposed dwelling units.
Addendum No. 2 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.
Addendum No. 2 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.
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Findings
Findings for the EIR Addendum No. 2, SPA, TTM No. 38132, and TTM No. 38133 are included in the attached resolutions and ordinance.
Public Notice
A public hearing notice for the proposed Project was published in The Press Enterprise on March 24, 2024 for the April 3, 2024 City Council hearing. All relevant public agencies, including all interested parties, were notified of the public hearing as were all property owners within a 300- foot radius of the project site. On-site posting was also provided.
STRATEGIC PLAN OBJECTIVE
Thriving Economy
FISCAL IMPACT
There is no fiscal impact associated with the recommended action.
ATTACHMENTS
1. TTM 38132 Project Exhibits
2. TTM 38133 Project Exhibits
3. Resolution – FEIR Addendum
4. Exhibit A – Final Addendum
5. Exhibit B – Certified EIR Menifee North Specific Plan
6. Ordinance – SPA
7. Exhibit A – SPA No. 5 Change Pages
8. Resolution – TTM No. 38132
9. Exhibit A - TTM 38132 Conditions of Approval
10. Resolution – TTM No. 38133
11. Exhibit A - TTM 38133 Conditions of Approval
12. Public Hearing Notice