CITY OF MENIFEE
SUBJECT: Tentative Tract Map No. 39115 “Menifee 27”
MEETING DATE: October 22, 2025
TO: Planning Commission
PREPARED BY: Russell Brown, Senior Planner
APPROVED BY: Orlando Hernandez, Community Development Director APPLICANT: Melia Homes, Brian Taylor (Taylor and Clark) --------------------------------------------------------------------------------------------------------
RECOMMENDED ACTION
1. Determine Tentative Tract Map No. 39115 (PLN24-0230) and Plot Plan No. PLN24-0254 do not require additional environmental analysis and are in compliance with the California Environmental Quality Act (CEQA) pursuant to Sections 15182 (“Projects Pursuant to a Specific Plan”) and 15183 (“Projects Consistent with a Community Plan or Zoning”) and direct staff to file a Notice of Exemption; and
2.Adopt a Resolution approving Tentative Tract Map No. 39115 (PLN24-0230) and Plot Plan No. PLN24-0254 for the “Menifee 27” residential project located north of Highway 74, south of Watson Road, and east of Antelope Road along the west side of Palomar Road.
PROJECT DESCRIPTION
Tentative Tract Map (TTM) No. 39115 (PLN24-0230) and Plot Plan (PP) No. PLN24-0254 proposes a subdivision of 192 single-family residential lots within Planning Area (PA) 7A and 7B of the Menifee North Specific Plan (SP No. 260). The Project utilizes Density Bonus Law (DBL) as 5% of the base density (172 units) or nine units that would be restricted to very low-income units; in exchange for providing the very low-income units, the Project qualifies for a maximum 20% density bonus, and development standard waivers and concessions (or incentives).
The Project includes two product/lot types: PA 7A consists of 75 lots and PA 7B consists of 117 lots. Unit sizes range from 2,111 square feet to 3,025 square feet and each lot or unit includes a two-car garage (min. 400 square feet).
LOCATION
The site is generally located north of Highway 74, south of Watson Road, east of Antelope Road, along the west side of Palomar Road. The Project site encompasses approximately 27.35 gross acres (27.14 net acres), inclusive of five parcels identified by Assessor’s Parcel Numbers (APN)
City of Menifee Planning Commission
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329-110-024, -028, -041, -042, and -043. The site is currently vacant and undeveloped. It is primarily vegetated with unplanned, non-native grasses, along with sparse shrubs and a few ornamental trees.
Project Location
GENERAL PLAN/ZONE
The Project site has a General Plan Land Use and Zoning designation of Specific Plan; and more specifically, the Project is located within PA 7A and 7B of SP No. 260. According to the Specific Plan, the combination of the two planning areas has a target residential density of 172 total dwelling units or 6.32 dwelling units per acre (Medium or Medium-High Density). The Project proposes 192 dwelling units for a residential density of 7.07 dwelling units per acre. The Project seeks to utilize California DBL to allow for the additional units. As discussed later in the staff report, the unique boundaries of the PAs were created to coincide with a specific project, which was approved but has since expired.
The Project site is surrounded by residentially zoned sites to the north, east and west and commercially zoned sites to the south. The proposed Project is compatible with the surrounding properties.
City of Menifee Planning Commission
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General Plan/Zoning Specific Plan Land Use Map
DISCUSSION
Background
In 1993, the County of Riverside Board of Supervisors approved SP No. 260 and the corresponding Environmental Impact Report (EIR). The adopted Specific Plan provided for the development of 2,390 residential units on 1,635 acres between the unincorporated communities of Homeland, Romoland and Menifee. The adopted Specific Plan also included areas with Commercial and Business Park uses as well. To date, the Specific Plan has been officially amended five times for a plethora of reasons; including, separating the areas within the City of Menifee and the unincorporated area of Riverside County in the aforementioned communities.
Furthermore, Specific Plan Amendment No. 2 (2008) had a significant effect on the subject project site, including a Change of Zone which established PA 7 “A” and “B” designations while changing the land use map designation from Business Park to Medium High Density Residential (7A) and High Density Residential (7B). An underlying Tentative Tract Map (TTM No. 34118) was approved shortly thereafter, in line with the boundaries of the PAs, but has since expired. The Specific Plan Amendment included unique development standards in anticipation of TTM No. 34118, which consisted of a motor-court type project, however, the proposed Project seeks to deviate from the approved standards approved in the Specific Plan, as discussed in detail below.
Proposed Project:
Site Access/Circulation
The Project site is located along the west side of Palomar Road in the northeastern quadrant of the City. Regional access to the Project site is from I-215 via Ethanac Road and Highway 74.
Project site ingress and egress would be via two 40-foot-wide driveways on Palomar Road. The internal streets will be privately maintained as the street design does not meet the City Standard for residential streets. A waiver has been requested to deviate from City standards. See section below for additional information regarding waivers and/or incentives.
City of Menifee Planning Commission
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Site Plan Exhibit – TTM No. 39115
Development Standards
The Development Standards for PA 7A and 7B can be found in Table III-10B and Table III – 11B, respectfully, of the Specific Plan and were approved with Specific Plan Amendment No. 2.
The City of Menifee Municipal Code (MMC) Section 9.180 and California Government Code Section 65915 allow for projects that are utilizing density bonus to also request unlimited waivers of development standards if those development standards have the effect of physically precluding the construction of a housing development that provides for 5% of the residential units as very low-income affordable units. The Project proposes 5% or nine of the residential units (of the base density of 172 units) as very low-income affordable and therefore can request development standard waivers. By providing affordable units, the Project qualifies for an increase in the number of residential units (or a density bonus) of up to 20%. The Project includes a density bonus of
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approximately 12%. The proposed Project is requesting a waiver of the development standards listed below.
TABLE 1 – Waiver of Development Standards
Development Standards Specific Plan Req. Proposed SDBL
PLANNING AREA 7A Table III – 10B
Lot Size 4,000 SF (Min.) 2,625 SF (Min.)*
Lot Dimensions 40’ X 90’ 35’ X 75’ *
Lot Frontage 40’ 35’ *
Front Yard 10’ 3’ *
Side Yard (Int.) 5’ 4’
Garage Separation 30’ 8’
Building Separation 10’ 8’
Lot Coverage 50% 65% *
PLANNING AREA 7B Table III – 11B
Lot Size (Min.) 7,200 SF (Min.) 2,625 SF (Min.)
Lot Dimensions (Min.) 60’ X 100’ 35’ X 75’
Front Yard Setback 10’ 3’
Side Yard (Int.) 5’ 4’
Garage Separation 30’ 8’
*Majority of the lots meet the minimum requirement of the SP (69 of 75 lots) Additional Waivers- Landscaping
7B - Front Yard Tree Requirements. According to MMC Section 9.195.050(A), front yard landscaping must include at least one fifteen-gallon size tree per lot, one five-gallon size tree per lot, and a variety of drought tolerant shrubs and ground cover. The applicant has requested a waiver to the requirement for two trees in every front yard within PA 7B; the Project will provide drought tolerant shrubs and ground cover.
7A and 7B - Street Tree Landscaping. The City requires at least one street tree at the front of each residential lot and in the street side yard. The applicant is seeking a waiver for parkway landscaping.
Absent these requested waivers, the Project would not be able to achieve the 192 single-family residential homes including nine that are very low-income affordable due to the required size of the lots and setbacks/building separation per the Specific Plan. The 7,200 and 4,000 square-foot minimum lot sizes and the various setback requirements physically preclude the development of 192 single-family lots on this Project site which is prohibited per MMC Section 9.180 and California Government Code Section 65915.
Parking
Pursuant to the Specific Plan and the City of Menifee Development Code, each single-family home shall have two parking spaces within an enclosed garage (192 units = 384 garage parking spaces). In addition to garage parking, 135 surface parking spaces are provided (exclusive of City of Menifee Planning Commission
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driveway parking in PA 7A) for residents and guests. A total of 519 parking spaces are provided, exceeding the minimum amount of parking required per the development code.
Landscaping and Open Space
The Project proposes a total of 151,491 square feet or approximately 13% of the Project site of landscape area to be maintained by a Homeowner’s Association (HOA). The landscaping plan would incorporate a variety of tree sizes, including 36-inch box trees, 24-inch box trees, and 15- gallon trees. A total of 149 trees are proposed throughout the Project site, including 26 street trees strategically placed along Palomar Road to enhance streetscape aesthetics and provide shade.
The proposed Project would provide a combination of private and common open space designed to support the recreational and aesthetic needs of future residents. A total of 248,126 square feet of private open space would be distributed throughout the proposed Project, with each lot averaging approximately 1,292 square feet of private outdoor areas.
Conceptual Landscape Plan
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The prominent common open space areas consist of a 2,700 square-foot linear paseo, an 11,000 square-foot tot lot area and a 17,640 square-foot recreation/pool area, along with large landscape basins and landscaped project entryways.
The linear paseo will include passive landscaping and a sidewalk that allows for improved access and connectivity to the centralized recreation/pool area. The tot lot area is located near the main entrance/southern driveway to the Project site and will include a play structure, rubberized play surface, benches, trash receptacles and a bike rack. The centralized recreation area includes a 24’ x 34’ (816 square feet) pool, restroom building with showers, two shade structures, picnic tables and lounge chairs, bike racks and mailbox clusters. Six parking stalls (including two ADA stalls) are located immediately south of the pool area. Decorative concrete paving is incorporated at the Project’s main entrances as well at highly trafficked crosswalks throughout the Project site.
Community Pool and Recreation Area Tot Lot
Community Park – PA 10
The Menifee North Specific Plan and more specifically, PA 10, include a 12.5-acre site, 10 acres of which will become a Community Park. In 2024, a Park Development Agreement was prepared by the property owner of the current project site (PA 7A and 7B) and was recorded with the County Clerk, outlining the project’s Quimby (parkland/open space) obligations. Furthermore, in conjunction with the Park Development Agreement, the property owner executed an Irrevocable
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Offer to Dedicate (IOD) and dedicated the parcels of land in PA 10 to the City, to satisfy the majority of their Quimby obligation. Future residential developers in the Menifee North Specific Plan will be required to fund and construct the park improvements. The exhibit below shows the proximity between the current Project site and the park site, PA 10.
Project Site Proximity
Architecture
The Project includes two product/lot types: PA 7A consists of 75 lots and PA 7B consists of 117 lots. Unit sizes range from 2,111 square feet to 3,025 square feet. Each lot or unit includes a two- car garage (min. 400 square feet). The Project proposes three architectural styles within each PA.
All building elevations along Palomar Road will be enhanced elevations.
The larger lots within PA 7A, reflect Spanish, Prairie, and Farmhouse architectural styles. The Spanish style features stucco exteriors with tile roofs, arched entryways, and decorative shutters, characterized by warm, earthy color schemes such as creamy beige, tanbark brown, and stone lion gray tones. The Prairie style would include horizontal lines, low-pitched roofs, and lap siding, presented in neutral palettes such as sand dune, eaglet beige, and first star gray, accented by white trim and natural wood tones. The Farmhouse style would be characterized by simple forms, gabled roofs, and board-and-batten siding, with color schemes featuring pure white, eaglet beige, and modern gray complemented by dark trim elements such as iron ore and messenger bag brown.
The smaller lots within PA 7B, reflect Ranch, Traditional, and Cottage architectural styles. The Ranch style emphasizes broad facades, and simple detailing, with a range of neutral color schemes such as pure white, diverse beige, and requisite gray, paired with high-reflective white
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and iron ore accents. The Traditional style features symmetrical facades, gable roofs, and modest detailing, highlighted with color palettes including repose gray, modern gray, and lotus pod with subtle accent colors like maroon and black fox. The Cottage style presents cozy, storybook- inspired designs with prominent front porches, enhanced by temperate taupe, believable buff, and Serengeti grass hues, combined with natural stone elements for added texture.
Each plan option would offer three distinct color schemes, as described above, designed to create visual diversity while maintaining neighborhood cohesion. The color schemes integrate a complementary mix of light and dark tones, featuring painted stucco, wood trims, decorative shutters, and roofing materials ranging from flat slate to low-profile “S” tiles.
PA 7A – Plan 1
Plan 2
Plan 3
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PA 7B – Plan 1
Plan 2
Plan 3
Recreation Center
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Walls, Fencing, and Monument Signage
The conceptual landscape plan for the Project includes a six-foot tall decorative block wall along the majority of the perimeter of the Project. The perimeter walls will be designed as split-face block with a decorative cap. Additionally, a six-foot-high tube steel fence is proposed to surround the infiltration basins and a 14-foot-wide tube steel maintenance access gate would be provided to allow service access to the basins. Vinyl side yard fencing with a height of six feet is proposed internally between each lot. A Project entry monument sign is proposed for the main entrance along Palomar Road and will incorporate stone veneer and landscaping at the base.
Monument Sign
Senate Bill 330 – Housing Crisis Act of 2019
Senate Bill (SB) 330 was created to help address the shortage of housing within California by reducing barriers to housing development through expedited processing and/or freezing fees associated with development. The Project proposes to use the provisions of SB 330 to freeze the Development Impact Fees (DIF) and the City of Menifee User (application processing) Fees to the fees in effect at the time of Project submittal (November 25, 2024). Upon the completion of the 2.5-year freeze, the DIF and User Fees in effect at that time will be required. Should construction commence within 2.5 years of the final approval date, the DIF and User Fees will become vested per SB330. If the developer does not commence construction within 2.5 years of the date of final approval, then the DIF and user Fees shall be those in place when developer commences construction.
ENVIRONMENTAL DETERMINATION
The City of Menifee Community Development Department determined the Project does not require additional environmental analysis and is in compliance with CEQA pursuant to Sections 15182 (“Projects Pursuant to a Specific Plan”) and 15183 (“Projects Consistent with a Community Plan or Zoning”).
The General Plan EIR analyzed the environmental impacts associated with buildout of the City of Menifee’s 2013 General Plan, including development consistent with SP No. 260. As discussed herein, the proposed Project is consistent with the land use designation and development assumptions analyzed in the General Plan EIR. The Project site is designated as Medium-High Density Residential and High Density Residential under SP No. 260. The proposed Project would develop a 192-unit single-family residential community, which includes up to a 20% density bonus pursuant to State DBL. This results in a density of approximately 7.02 dwelling units per acre,
City of Menifee Planning Commission
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which remains consistent with the assumptions of the General Plan EIR due to the statutory consistency provision for qualifying density bonus projects. As such, the General Plan EIR adequately anticipated and analyzed the impacts of this Project, identified applicable Mitigation Measures necessary to reduce impacts of the Project, and the Project implements the applicable Mitigation Measures. The proposed Project, therefore, qualifies for an exemption from additional environmental review as set forth in CEQA Guidelines Sections 15182 and 15183.
FINDINGS
Findings for TTM No. 39115 (PLN24-0230) and PP No. PLN24-0254 are included in the attached resolution.
PUBLIC NOTICE
Public notices were distributed on October 12, 2025 for the October 22, 2025 Planning Commission hearing. Notices were published in a newspaper of general circulation (The Press Enterprise) and notices were sent to owners within 300 feet of the Project site boundaries and to all relevant agencies and interested parties. On-site postings were provided.
ATTACHMENTS
1. Project Exhibits
2. Resolution
3. Exhibit A – Conditions of Approval
4. Final Environmental Checklist/Analysis
5. Public Hearing Notice