Menifee Village
Draft Specific Plan #158
Amendment #7
July OctoberJanuary28145March 24, 202120256
MENIFEE VILLAGE TABLE OF CONTENTS
SPECIFIC PLAN NO. 158,AMENDMENT No. 7 DRAFT – JULY SEPTEMBEROCTOBERJANUARYMARCH 202120256
TABLE OF CONTENTS
Section Page
I. INTRODUCTION…………………………………………………………......….1
A. PURPOSE OF DOCUMENT……………....................................................................................................... ..1 B. AUTHORITY AND REQUIREMENTS OF A SPECIFIC PLAN………………………………………………..…………..1 C. BACKGROUND AND SUPPORTING DOCUMENTS………………………………………..………………………………….2 D. EXECUTIVE SUMMARY……………………………………………………………………………………………………………………….4 II. SUMMARY……......................................................................................................5 6 A. PROJECT SUMMARY.................................................................................................................................. 56
1. Project Description ................................................................................................56
2. Project Setting .......................................................................................................87 III. SPECIFIC PLAN
..................................................................................................1213 A. PROJECT WIDE DEVELOPMENT & STANDARDS
........................................................................................................................................................... 12 13 1. Comprehensive Land Use
Plan…………………………………………………………………….……1213
B. PLANNING AREA DEVELOPMENT STANDARDS
………………………………………………………….………….…….3740
1. Planning Area 3-1A2 & 3-1B: Neighborhood
Commercial……………………………..3741
2. Planning Area 3-1A1: & 3-2B: Community Facility
Center………………….…………….……………3842
3. Planning Area 3-2AA Medium High ResidentialCommercial …………………….…………….………………….……………3942
3.4. Planning Area 3-2B: Commercial…………………………………………………………………….43
4.5. Planning Area 4-1: Medium Density Residential
…………………..………….……………4145
5.6. Planning Area 4-2: Medium Density Residential
………………………..…….……………4347
6.7. Planning Area 4-3A: High Density
Residential……………………………………….……….4347
MENIFEE VILLAGE TABLE OF CONTENTS
SPECIFIC PLAN NO. 158,AMENDMENT No. 7 DRAFT – JULY SEPTEMBEROCTOBERJANUARYMARCH 202120256
7.8. Planning Area 4-4A: High Density
Residential…………………………………………..……4650
8.9. Planning Area 4-6: Medium Density
Residential…..…….…………………………..………4954
9.10. Planning Area 4-7C:
Greenbelt……………………………..…...……………………………………5055
10.11. Planning Area 4-7 B & 4-7D: Neighborhood
Parks……………………..……………………5055
11.12. Planning Area 4-8: Open
Space……………….……………….….……………………………………5156
12.13. Planning Areas 4-3B, 4-3C, 4-4B, 4-9: Open
Space……..…………………………….….…5257
IV. DESIGN
GUIDELINES…………………………………………………………5459
A. SITE PLANNING
GUIDELINES…………………………………………………………………………………………………………….5459
1. Site Planning:
Introduction………………….……………………………………………………………5459
2. Siting Residential
Structures………………….…………………………………………………………5863
3. Siting Commercial Structures…….………….…………………………………………………………58 63 4. Planning Street
Systems………………………….….…………………………………………………….6974
5. Accessory
Structures…………………………….………………………………………………………….6974
6. Loading
Space……………………………………….…………………………………………………………6974
7. Outdoor Storage/Equipment
Areas…………...……………………………………………………..7074
8. Grading
Slopes……………………………….………………………………………………………………..7479
B. ARCHITECTURAL
GUIDELINES…………………………………………………………………………………………………………7580
1. Architecture:
Introduction………………….………………..….…………………..…………………7580
2. Architectural Concept -
Residential…….……………..….………………….…………………..7580
MENIFEE VILLAGE TABLE OF CONTENTS
SPECIFIC PLAN NO. 158,AMENDMENT No. 7 DRAFT – JULY SEPTEMBEROCTOBERJANUARYMARCH 202120256
3. Architectural Concept -
Commercial…….………………..………………………………………7580
4. Building Mass, Form, and
Scale…….………………….….………………………………………..8489
5. Building
Elevations………………………...……………………………………………………………..8893
6. Building Materials and
Colors……….……………………………………………………………….9296
7. Roofs………………………………………………………………………………………………….………….939
9 8. Chimneys…………………………………….…………………………………………………………….…..949 9 9. Doors and
Windows…………………….…………………………………………………………………9499
10. Garages and Carport
Structures……………………………………………………………………….95100
11. Porches, Arcades and
Entryways……..…………..………………………………………………….95100
12. Balconies and
Overhangs………….….………………………………………………………………….95100
13. Refuse Collection
Areas…………………………………………………………………………………..96101
C. LANDSCAPE
GUIDELINES…………………………………………………………………………..………..…………………….………97102
1. Landscaping Introduction………………….……………………………….……………………….…97102
2. Landscape Concept…………………………………………………………….…..….……….…………97102
3. Neighborhood and Community Entries…………………………….……………….…………101106
4. Streetscapes……………………………………………………………………….……………….………..111116
5. Recreation Areas/Open Space………………………………………..……………………….……111116
6. Landscape Buffers………………………………………………………………………………….…….114119
7. Landscape Plantings………………………………………………………………………………….….131136
8. Paving……………………………………………………………………………………………………….….136141
9. Walls and Fences………………………………………………………………………………………….137142
10. Signage………………………………………………………………………………………………………….141146
11. Lighting…………………………………………………………………………………………………………142147
MENIFEE VILLAGE TABLE OF CONTENTS
SPECIFIC PLAN NO. 158,AMENDMENT No. 7 DRAFT – JULY SEPTEMBEROCTOBERJANUARYMARCH 202120256
V. ADMINISTRATION…………………..………………….………………...14414
9 A. GENERAL ADMINISTRATION………………………………………………………………………………………….144149
1. Introduction……………………………………….…………………………………………………….……144149
2. Review and Approval Process…………….…………………………………………………………145150
3. Specific Plan Amendments………………..………………….………………………………………146151 B. IMPLEMENTATION…………………………………………………………………………………………….14615 1 1. Phasing………………………………………….…………………………………………………….………146151
2. Financing…………………………………………………………………………………………………….146151 VI. GENERAL PLAN
CONSISTENCY…………...……………………………147152
MENIFEE VILLAGE I. INTRODUCTION
SPECIFIC PLAN NO. 158,AMENDMENT No. 7 DRAFT – JULY 2021OCTOBERMARCH 20256 1 I. INTRODUCTION
A. PURPOSE OF DOCUMENT
This Specific Plan document represents Amendment #7 of the approved Menifee Village Specific Plan No. 158. The purpose of the Specific Plan is to provide the land use framework for the final phase of the 1,9721,977-acre site (referred to as “Project” within this document). This phase includes portions of Villages 3 and, 4 and 5, consisting of residential, commercial, community facility center and open space uses. The document fulfills the following specific purposes:
• Provide the appropriate location and intensity of the mix of land uses within the unbuilt portions of the SP area.
• Guide the character of development to ensure high quality improvements are completed. • Define the location and dimensions of roadways and other accessways that provide site connectivity
• Establish public and private implementation measures that address local and regional needs.
B. AUTHORITY AND REQUIREMENTS OF A SPECIFIC PLAN
California Government Code (Title 7, Division 1, Chapter 3, Article 8, Sections 57450 through 65457) provides the authority for a jurisdiction to adopt a Specific Plan by ordinance (as a regulatory plan) or resolution (as a policy driven plan). This Specific Plan is both a regulatory and policy document, and therefore must be adopted by ordinance. This Specific Plan is to be adopted by ordinance by The City of Menifee City Council and is to function as the regulatory document for the community.
Section 65451 of the California Government Code mandates that a Specific Plan be structured as follows:
(a) A Specific Plan shall include text and a diagram or diagrams which specify the following in detail:
• The distribution, location, and extent of the uses of land, including potential open space, within the area covered by the plan.
• The proposed distribution, location, extent and intensity of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy, and other essential facilities to be located within the area covered by the plan and needed to support the land uses described in the plan.
• Standards and criteria by which development will proceed, and standards for the conservation, development, and utilization of natural resources, where applicable. • A program of implementation measures including regulations, public works projects, and financing measures necessary to carry out the project.
(b) A Specific Plan shall include a statement of the relationship of the Specific Plan to the General Plan.
MENIFEE VILLAGE I. INTRODUCTION
SPECIFIC PLAN NO. 158,AMENDMENT No. 7 DRAFT – JULY 2021OCTOBERMARCH 20256 2 1. REGULATORY PURPOSE
This Specific Plan establishes the necessary land use plan, development standards, regulations, design guidelines, infrastructure master plans, and implementation strategies upon which subsequent, projectrelated development activities will be founded for the 1,972.31,977-acre Project Area. Adoption of this Specific Plan constitutes the adoption of Figure 6, Specific Land Use Plan, which will act as the zoning map for the Project. The type, pattern, and intensity of land use are established by this plan. Design review of plans, detailed site plans, grading and building permits, or any other action requiring ministerial or discretionary approval applicable to the project shall be consistent with the intent of this Specific Plan.
2. INTERPRETATION AND SEVERABILITY
Unless otherwise provided herein, any ambiguity concerning the content or application of the Specific Plan shall be resolved by the City of Menifee Director of Community Development (Director) or his / her designee in a manner consistent with the goals, policies, purpose, and intent established in this document. If any portion of these regulations is declared to be invalid or ineffective in whole or in part, such decision shall not affect the validity of the remaining parts of the remaining portions thereof.
Government Code Section 65453(a) states that a Specific Plan may be amended as often as necessary.
Amendments to a Specific Plan are accomplished administratively, or in the same manner as its adoption, depending on the nature of the amendment. Please refer to Section III, Specific Plan for information regarding Amendments.
C. BACKGROUND AND SUPPORTING DOCUMENTS
1. SPECIFIC PLAN 158, MENIFEE VILLAGE SPECIFIC PLAN (COUNTY OF
RIVERSIDE)
A General Plan Amendment was requested and approved as part of the process for adoption of the Salt Creek (Menifee Village) Specific Plan in 1982 by the Riverside County Board of Supervisors. The Specific Plan area included 1,857 acres and 7,854 units, as well as 64 acres of commercial and a 162- acre industrial park. To date, the Specific Plan has been amended six times and has been the subject of three Substantial Conformance requests as follows:
.
• Amendment No. 1 occurred on August 5, 1986 in response to a need for a college site, and to create greater variation in types of residential development. The Low (0.5-2 DU/Ac), Medium High (2-5), and Very High (14-20) residential categories were added, as well as a 206-acre Medium Density Active Adult area. The 162-acre industrial area at the southern boundary of the site was revised to be a 25-acre Sports Park and 100-acre college campus. Open space was reduced from 172 acres to 84 acres to accommodate an expansion of the golf course from 27 to 36 holes (from 212 to 323.0 acres), inclusion of 10-acres of neighborhood park area, and a 53- acre Community Lake.
• Two Substantial Conformance documents were produced and approved on March 4, 1987 and July 8, 1987.
MENIFEE VILLAGE I. INTRODUCTION
SPECIFIC PLAN NO. 158,AMENDMENT No. 7 DRAFT – JULY 2021OCTOBERMARCH 20256 3 • Amendment No. 2 was approved on October 6, 1988. This amendment introduced an 85-acre business park for Planning Area 3-7 and reduced the density of PA 5-2 from Medium to the Lowdensity designation. The amendment included 1,977 acres and a total number of 5,256 units. • Amendment No. 3 was approved on November 19, 1991, and Amendment No. 4 was approved on August 13, 1996. No major changes to land use areas were included in these revisions. The site area remained at 1,977 acres, and 5,256 units were included. • Substantial Conformance #3 was proposed but never approved • Amendment No. 5 was approved on January 11, 2005. The increased demand for housing called for PA 3-7 to be switched from an 85-acre business park to 273 homes with a Medium density designation, and a 4.8-acre park. The total number of dwelling units was increased from 5,256 to 5,344, and the site area remained 1,977 acres for an overall density of 2.7 units per acre. • The City of Menifee incorporated on October 1, 20052008. • Amendment No 6 was approved on March 4, 2015, providing a revision to Planning Area 1-1 to amend the allowed uses and parking ordinance to facilitate the planning of the LA Fitness gymnasium. The number of units and site area were not affected.
The standards, guidelines, and development parameters unique to Menifee Village are provided within this document, and it is the first source of direction regarding development proposals, but it is not the only source.
The other documents pertaining to the community are as follows:
2. CITY OF MENIFEE GENERAL PLAN
The California Government Code requires that Specific Plans be consistent with the local jurisdiction’s adopted General Plan. The General Plan is a statement of the community’s land use values and is the underlying basis for its vision and direction. The City of Menifee 2030 General Plan serves as the long-term policy guide for the physical, economic, and environmental growth of Menifee. An analysis of the consistency of Amendment 7 of Specific Plan 158 with applicable policies and actions is provided in Section VI of this document.
3. RIVERSIDE COUNTY DEVELOPMENT CODE
The Riverside County Development Code (Ordinance No. 348) establishes districts throughout the County with permitted land uses and development standards. These development standards create the framework for the physical form of the community (building setbacks, building heights, etc.). The Zoning Code has been updated within Riverside County Development Code Section 17.48 to address the revisions included in Amendment #No. 7 of Specific Plan 158 and has been approved separately. (note: City of Menifee Zoning Standards do not apply to the Project). The Riverside County Development Code applies to all Village Areas within the Project with the exception of Planning Areas 3-1B, 3-2A, 3-2B, 4-3A, and 4-4A, , which isare governed by the City of Menifee Municipal Code.
MENIFEE VILLAGE I. INTRODUCTION
SPECIFIC PLAN NO. 158,AMENDMENT No. 7 DRAFT – JULY 2021OCTOBERMARCH 20256 4 4. CITY OF MENIFEE MUNICIPAL CODE
The City of Menifee Municipal Code establishes the regulations and standards that govern land use, development, and community character within the City. The Municipal Code functions alongside the General Plan to implement local policies by setting forth zoning districts, allowable uses, and development requirements such as setbacks, building heights, and design standards. Within the City, the Medium High Density Residential (MHDR) zone allows single-family attached and multi-family housing types at densities ranging from 14 to 20 dwelling units per acre (Menifee Municipal Code § 9.130.020.E). For residential areas within the Menifee Village Specific Plan area subject to City jurisdiction, which includes Planning Areas 4- 3A and 4-4A, the Menifee Municipal Code and the MHDR zone provide the regulatory framework to ensure consistency with the City’s adopted plans and policies. For commercial areas within the Menifee Village Specific Plan area subject to City jurisdiction, which includes Planning Areas 3-1B, 3-2A, and 3-2B, the Menifee Municipal Code and the Wireless Communication Facilities (Menifee Municipal Code § 9.290) zone provide the regulatory framework to ensure compatibility with surrounding land uses.
4.5. CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)
The purpose of the California Environmental Quality Act (CEQA) is to inform decision makers, staff, and the public about the potential environmental impacts of development. Compliance with CEQA requires that a project be evaluated for potential impacts before being approved. Further, as the state has adopted the following policy: “public agencies should not approve projects as proposed if there are feasible alternatives or feasible mitigation measures available that would substantially lessen the significant environmental effects of such projects.” An Environmental Impact Report was filed and certified for the Menifee Village project concurrently with the original Specific Plan approval. Each time the Plan has been amended or altered as part of a Substantial Conformance determination, additional environmental review was conducted and certified at that time. Further environmental review will be conducted in conjunction with this Specific Plan Amendment, as required by CEQA and applicable City of Menifee Ordinances.
D. EXECUTIVE SUMMARY
Menifee Village is located within the eastern portion of Menifee Valley, just one mile southeast of Sun City. The general area was proposed for urbanization in the Riverside County Comprehensive General Plan, representing a logical extension of development into an area where utilities were available.
An internally oriented, self-contained community Menifee Village combines residential, commercial, recreation, and open space uses within five development villages comprising approximately 1,972.31,977 acres (realignment of Domenigoni Parkway resulted in a loss of 4.7 acres of area designated for Community Facility Center use). The residential portion proposes 5,344 dwelling units which are distributed among a range of product types in five density categories. The commercial portion encompasses 71.788.5 acres in four locations to provide shopping opportunities in the immediate area. The open space and greenbelt areas constitute a significant amenity to the Project and link all the uses together.
The five major elements of the open space program are: the 36-hole golf course; 25-acre sports park; MENIFEE VILLAGE I. INTRODUCTION
SPECIFIC PLAN NO. 158,AMENDMENT No. 7 DRAFT – JULY 2021OCTOBERMARCH 20256 5 private lake; five neighborhood parks and one existing park totaling 27.5 acres; natural undisturbed open space; and bicycle, golf cart, and pedestrian trails will run throughout the open space areas, providing means of access to all the land uses. This is anticipated to reduce the dependency on the automobile within the project.
Menifee enjoys the benefits of a master planned community. The infrastructure and other public facilities will be sufficiently sized to meet the needs of the entire community at full build-out. In addition, specific planning and design elements such as land use compatibility, site design, architecture, and landscaping have been, and will be consistently applied to assure a varied yet homogeneous project. The project site was farmed before construction of the first phase, and the impact on the archeological and historical resources can be mitigated. The recurrent flooding problem of Salt Creek itself has been solved by two flood control construction projects.
Menifee fills a demonstrated need for additional dwelling units that provide a diversity of housing types from what is currently available. The project has been designed to meet identified consumer preferences. Amendment #7 represents the final phase of the community and provides the plan for the final buildout of the Project.
MENIFEEVILLAGE II. SUMMARY
SPECIFIC PLAN NO. 158,AMENDMENT No. 7 DRAFT – JULY 2021OCTOBERJANUARYMARCH 20256 6 II. SUMMARY
A. PROJECT SUMMARY
1. PROJECT DESCRIPTION
a. Type of Project
Menifee Village consists of five unified villages spread across 1,972.31,977 acres. The Specific Plan includes a mix of 5,344 residential dwelling units. Other uses include commercial (72 88.5 acres); open space and park uses (580 acres, including golf course, parks, the private lake, greenbelts, natural open space, and recreational open space); community facilities (7 6.7 acres); and 2 two school sites (20 acres total), all of which are served by a 7978.7-acre major road network. Twenty-three two percent of the residential units are retirement housing and seventy-seven eight percent are family oriented.
The plan is illustrated in Figure 6, Specific Land Use Plan and summarized in Table 4, Land Use Summary.
b. Changes to the Existing Specific Plan
The primary differences between the current Menifee Village Specific Plan Amendment No.6 (approved March 4th, 2015) and current Menifee Village Specific Plan, Amendment No.7, include the following:
RESIDENTIAL
• The maximum total dwelling units remains at 5,344 DU; no change is proposed regarding maximum number of units. However, units are proposed to be transferred within Villages 3 and 4to Village 4, and between Villages as follows:
- Twenty-five (25) unused units in Village 1, sixty-one (61) unused units in Village 2, forty-seven (47) unused units in Village 3, thirteen (13) unused units in Village 4, PA 4- 1 and 4-2, and fifteen (15) unused units in Village 4, PA 4-6 were transferred to Village 4, PA 4-3A. Fifty-sixThirty-eight (38) unused units in Village 5 were transferred to Village 4, PA 4-4A.
A portion of the sixty-four (64) units designated Very High Density were left unused in Village 2, PA 2-6. Forty-seven (47) of these have been transferred to Village 3 PA 3-2, and twenty (20) were transferred to Village 4, PA 4-3A.
PA 3-2 consists of ninety-one (91) units on 12.1 acres designated Medium High Density, (formerly Community Facilities Center and Commercial). Forty-seven (47) of the units were transferred from other areas of Village 3, and forty-four (44) units were transferred from PA 2-6. - PA 4-3A and PA4-4 A consists of 192 378 units on 20.627.4 acres, designated as High Density Residential and; increased by seventytwo hundred and seventeenone hundred and ninety-nine (70217199) units (formerly 122 1979 units designated as Medium MENIFEEVILLAGE II. SUMMARY
SPECIFIC PLAN NO. 158,AMENDMENT No. 7 DRAFT – JULY 2021OCTOBERJANUARYMARCH 20256 7 Density Residential). Twenty-eight (28) of the units were transferred from other portions of Village 4, twenty-two (22) units were transferred from Village One, and twenty (20) units were transferred from PA 2-6.
- Eighteen (18) units, approved originally as part of the Specific Plan, are unassigned to a specific Planning Area.
• A new residential designation has been added, High Density at 8 – 12 14 units per acre.
This category is to include two or three-story condominium homes on a single lot, as described below. (PA 3-2).
• The definition of Medium High density residential, at 5-8 units per acre has been expanded to include a Single-Family Small Lot Detached homes, as described below. • Two One additional residential product types have has been added as follows:
- Single Family Small Lot Detached to meet a market need for small lot single family homes. The minimum lot size for this designation is 2,700 square feet (PA 3-2). - Condominium homes to be two or three-story townhomes on a single lot to meet a demand for a variety of housing appealing to a range of buyers with less of a need for private yard space.
PARKS AND OPEN SPACE
• Open space areas have been set aside within PA 4-3 and 4-4 to preserve the existing rock formations. Open space areas formerly designated as Medium Density residential including the following: 4-3B (10.5 acres), 4-3C (10.1 acres), 4-4B (18.5 acres) for a total of 39.1 acres.
These areas connect to the existing trail access through the northern portion of the site to the regional trail system as shown in the City of Menifee Trail Master Plan. • The park areas for 4-7D has increased from 1.5 to 2.6 acres, and greenbelt areas have been reduced slightly from 3.4 to 2.7 acres. Open space for 4-9 has increased from 7.5 to 11.2 acres.
• Overall, park, greenbelt and open space areas for Village 4 have increased from 36.9 acres to
72.7 acres, an increase of 35.8 acres.
COMMUNITY FACILITIES CENTER
• The Community Facilities Center (CFC) includes the existing Fire Station in PA 3-1A1 at
2.1 acres, and the Library within PA 2-4A 4B consisting of 4.6 acres. • The total CFC designated area is 6.7 acres, a decrease of 3.3 acres compared to the existing plan.
MENIFEEVILLAGE II. SUMMARY
SPECIFIC PLAN NO. 158,AMENDMENT No. 7 DRAFT – JULY 2021OCTOBERJANUARYMARCH 20256 8 COMMERCIAL
• The re-alignment of Domenigoni Parkway reduced the size of PA 3-1, the Village 3 Commercial area, and the community Fire Station was built on 2.1 acres in the northwest portion of the site which changed the designation to CFC (PA 3-1A1). An additional 2.0 acres has been built as a convenience store (PA 3-1A2), leaving 17.615.6 acres currently unbuilt with the Commercial designation (PA 3-1B).. Of this area, 15.6 acres is to remain Commercial and 1.9 acres is being re-designated as Medium High Residential. In PA-3-1B a portion is currently zoned CFC (4.5) ac will be re-zoned Commercial. (Ron) • Planning Area PA3-2A consisting of 12.1 acres north of Domenigoni Parkway has been designated as Commercial. Planning Area, PA 3-2B, consisting of 4.7 acres just south of Domenigoni Parkway, has been designated for Commercial uses. PA 3-1A and PA 3-2B is are currently unbuilt.
MENIFEEVILLAGE II. SUMMARY
SPECIFIC PLAN NO. 158,AMENDMENT No. 7 DRAFT – JULY 2021OCTOBERJANUARYMARCH 20256 9 2. PROJECT SETTING
a. General and Specific Location
The project site occupies the eastern portion of Menifee Valley, a broad valley area of approximately 8,000 acres at about 1,430 feet elevation. The proposed development comprises approximately 1,972.3 77acres located about one mile south and east of Sun City within the City of Menifee (refer to Figure 1, General Site Location, for general location).
Interstate 215 defines the western site boundary, and Briggs Road forms an approximate eastern border.
Northern, southern, and eastern borders of the project are irregular. Newport Road traverses the southcentral portion of the project in an east-west direction and turns into Domenigoni Parkway as it heads east.
b. Community Setting
The Menifee project is situated in Menifee Valley which generally runs west from the project site. The valley is surrounded by various groups of hills ranging from 1,600 to 2,100 feet in elevation. The valley drains to the west, toward Canyon Lake and ultimately Lake Elsinore. The existing Menifee Village community is 849 3% complete, with 4,5104,948 units built, and 834 396378 376396 units remaining of the total 5,3of4426 5,344 approved units.
c. Design Constraints
The three basic design constraints on the property are illustrated on Figure 3, Physical Site Constraints, and listed below:
• Hydrology: The existing improved Salt Creek Flood Control Channel runs east- west through the property. Hydrology is discussed in detail in Section III.A.4 • Slope: The steeply sloping hills of Village 5, the northern and eastern hills of Village 4, provide topographic constraints to the project design. All three of these hillside areas have slopes greater than 25% as shown in the slope analysis map included in the Salt Creek EIR. • The overall elevation differential on the entire Menifee Specific Plan area is approximately 400 feet.
• Circulation: The road system proposed as part of the Circulation Element of the City of Menifee General Plan is the third basic design constraint. This constraint has been largely addressed by the previous phases of the project, and the proposed street system is adequate to provide for the completion of the final phase of the project.
These constraints dictated the basic land use and circulation system depicted in Figure 4, Land Use and Circulation Concept. The solutions for hydrology have been accommodated within the major recreation/open space elements of the golf course and lake. The remaining areas of steep slope are planned to be designated as open space. The circulation system is consistent with that proposed in the City of Menifee General Plan Circulation Element.
MENIFEEVILLAGE II. SUMMARY
SPECIFIC PLAN NO. 158,AMENDMENT No. 7 DRAFT – JULY 2021OCTOBERJANUARYMARCH 20256 10 d. Area Development Trends
The remaining unbuilt portions of Menifee Village are presently surrounded to the north, south, and west by existing single-family neighborhoods. The trend toward completion of the final portions of the community is influenced by availability of freeway access, flat topography, availability of sewer, water, and other utilities. Construction of the interchange at Newport Road, a crossing structure to carry Salt Creek flood flows under the freeway, and existing excavation and improvements to Salt Creek Channel have been completed. These improvements provide access to the vicinity, while the latter will remove the long-standing flood hazard which had previously restricted development of the remaining development areas.
e. Expected Time Frame for Development
The majority of Menifee Village has been completed; the remaining planning areas are expected to be developed within the next five years. This Specific Plan Amendment No. 7 represents the plan for the final build-out of the community, and no additional development is anticipated once the components described in this document are completed.
MENIFEEVILLAGE II. SUMMARY
SPECIFIC PLAN NO. 158,AMENDMENT No. 7 DRAFT – JULY 2021OCTOBERJANUARYMARCH 20256 11 MENIFEEVILLAGE II. SUMMARY
SPECIFIC PLAN NO. 158,AMENDMENT No. 7 DRAFT – JULY 2021OCTOBERJANUARYMARCH 20256 12 MENIFEEVILLAGE II. SUMMARY
SPECIFIC PLAN NO. 158,AMENDMENT No. 7 DRAFT – JULY 2021OCTOBERJANUARYMARCH 20256 13 MENIFEE VILLAGE Ill. SPECIFIC PLAN
SPECIFIC PLAN NO. 158,AMENDMENT No. 7 DRAFT – JULY 2021MARCH 2026 13 III. SPECIFIC PLAN
A. PROJECT WIDE DEVELOPMENTS & STANDARDS
1. COMPREHENSIVE LAND USE PLAN
Amendment No. 7 to SP 158 reflects a mixed use residential and commercial urban use concept, as described in Section II.A.1., Project Description. An overview of the project is shown on Table 3, Project Summary; Table 4, Land Use Summary, and Table 5, Village and Planning Area Summary.
As illustrated on Figure 6, Specific Land Use Plan, major land uses include residential (223% Adult Retirement and 7778% Primary Housing), commercial, open space, a 36-hole golf course, a sports park, neighborhood parks, greenbelts, a college, schools, and a community facilities center. All are linked by arterial and collector streets, as well as an extensive trail network. The overall residential density is
2.7 dwelling units per acre (du/ac), reflecting 5,344 dwelling units on 1,972.3977 acres.
MENIFEE VILLAGE Ill. SPECIFIC PLAN
SPECIFIC PLAN NO. 158,AMENDMENT No. 7 DRAFT – JULY 2021MARCH 2026 14 MENIFEE VILLAGE Ill. SPECIFIC PLAN
SPECIFIC PLAN NO. 158,AMENDMENT No. 7 DRAFT – JULY 2021MARCH 2026 15 TABLE 3 PROJECT SUMMARY
VILLAGE ACRES
DWELLING
UNITS % OF UNIT TOTAL
1 550.5 1,643643 31%
2 495.1 1,506506 2828%
3 394.4399 1,2251,134 2421%
4 224.3 687816 1316%
5 229.3 283227 (245)22745 54%
Unallocated Units 18
Major Streets 78.7 - -
GRAND TOTAL 1,972.377 5,32644 5,344 100%
MENIFEE VILLAGE Ill. SPECIFIC PLAN
SPECIFIC PLAN NO. 158,AMENDMENT No. 7 DRAFT – JULY 2021MARCH 2026 16 TABLE 4 LAND USE SUMMARY
LAND USE ACRES
DENSITY
RANGE
UNIT
COUNT PRODUCT TYPES
Adult Retirement Housing
Medium High 80206.0 5-8 4641,199 Adult Retirement
Subtotal 80206.0 5.86.0 4641,199
Primary Housing
Low
Medium
Medium High
High
Very High
131.6
397.5
359.9446.4320.4
27.4 20.0
0.4-2
2-5
5-8
8-1214
14-20
164115 (13315
1,561554
1,8352,4791,7
44 249378
336336
Estates/Ranches
Primary I Cottages & SFD
SLSFD1
Condominiums
Apartments
Subtotal 9091,022896.9 4.85 4,88062,14512
7 4,145
Unallocated Units 18
Residential Subtota1 1,115102.9 4.8
5,308326(5,344
)5,344
5,344·.,·.· ·.·
Commercial
Open Space
Greenbelts
Neighborhood Parks
Community Lake
Sports Park
Golf Course (36-hole)
College
Schools
Community
Major Streets
71.788.5
144.4144.5
2.7 27.5
53.0 25.0
327.5
100.0
20.0 6.7
78.7 .Non-Residential Subtotal 857.3874.2
GRAND TOTAL 1,972.377 2.72 5,3264444 5,344
1) SLSFD is Small Lot Single Family – refer to Chapter III, Section 2a, Housing Program under Primary Housing for a description of this product type, including minimum lot size. 2) 2.7 du/ac overall density based on 5,34426 5,344 du. within 1,977 ac.
MENIFEE VILLAGE Ill. SPECIFIC PLAN
SPECIFIC PLAN NO. 158,AMENDMENT No. 7 DRAFT – JULY 2021MARCH 2026 17 TABLE 5 VILLAGE AND PLANNING AREA SUMMARY
PLANING
AREA LANDUSE AC MAXIMUMUNITS
PRODUCT
TYPES
DENSITY
RANGE
VILLAGE I
1-1 Commercial 17.0 - - -
1-2
Adult Ret/
Med/High 38.0 272 Adult Ret/Cottages
& Patio Homes 5-8 du/ac
1-3
Adult
RePrimaryt/
Med/High
33.0 216 Adult Ret/Cottages
& Patio Homes 5-8
1-4
Primary/
Medium 40.5 195195
Primary/Cottages
& SFD 2-5
1-5
Adult
RetPrimary/
Med/High
12.0 5151 Adult Ret/Cottages
& Patio Homes 5-8
1-6
Primary/
Med/High 34.0 167167
Primary/Cottages
& SFD 5-8
1-7
Primary/
Medium 65.0 304 Primary/Cottages
& SFD 2-5
1-8
Primary
Med/High
43.0 246 Primary/Cottages
& SFD 5-8
1-9
Adult Ret/
Med/High 42.0 192192 Adult Ret/ Cottages& Patio Homes 5-8 1-10 Golf Course 226.0 - - -
SUBTOTAL 550.5 1,6431,643
du
3.0 du/ac
MENIFEE VILLAGE Ill. SPECIFIC PLAN
SPECIFIC PLAN NO. 158,AMENDMENT No. 7 DRAFT – JULY 2021MARCH 2026 18 TABLE 5 (cont.),VILLAGE AND PLANNING AREA SUMMARY
PLANNING
AREA LAND USE ACREAGE
MAXIMUM
UNITS
PRODUCT
TYPES
DENSITY
RANGE
VILLAGE 2
2-1 College 100.0 - -
-
2-2 Sports Park 25.0 - -
-
2-3 Primary/ Low 42.1 78 Ranches 0.4-2
2-4A
Primary/ Med
High 53.4 347347
PrimaryI Cottages
& SFD 5-8
2-4B CFC 4.6 -
2-5
Primary/ Med
High 20.0 107 Primary/Cottages
& SFD 5-8
2-6
Primary/ Very
High 20.0 336336 Apartments 14-20
2-7 Commercial 27.0 -
-
-
2-8
Primary/ Med
High 43.0 265 PrimaryI Cottages
& SFD 5-8
2-9
PrimaryI Med
High 42.0 215 Primary/Cottages
& SFD 5-8
2-10
Primary/
Medium 40.0 158 Primary/Cottages
& SFD 2-5
2-11 Commercial 10.0 -- -
2-12 Elem. School 10.0 - - -
2-13A Private Lake 53.0 - - -
2-13B
Neighborhood
Park 5.0 - - -
SUBTOTAL 495.1 1,506506 3.0 04 du/ac
MENIFEE VILLAGE Ill. SPECIFIC PLAN
SPECIFIC PLAN NO. 158,AMENDMENT No. 7 DRAFT – JULY 2021MARCH 2026 19 TABLE 5 (CONT.) VILLAGE AND PLANNING AREA SUMMARY
PAPLANNI
NG AREA LAND USE ACREAGE
MAXIMUM
UNITS
PRODUCT
TYPES
DENSITY
RANGE
VILLAGE 3
3-1A1 Community Facilities
Center 2.1 - - -
3-1A2 Commercial 2.0 - - -
3-1B Commercial 15.6 - - -
3-2A
Primary / Med
HighCommercial 12.1 -91 -SLSFD -5-8
3-2B Commercial 4.7 - - -
3-3 Primary/ Med High 50.0 262
Primary/
Cottages &
SFD
5-8
3-4
Adult
RetPrimary/Med/High 47.0 242242
Adult
Retirement/
Cottages &
Patio Homes
5-8
3-5
Adult RePrimaryt/
Med/High
34.0 226226
Adult
Retirement/
Cottages &
Patio Homes
5-8
3-6 Primary/ Med/High 35.0 135135
Primary/
Cottages &
SFD
5-8
3-7 Primary/ Medium 80.2 269269
Primary/
Ranches &
SFD
2-5
3-8 School 10.0 - -
-
3-9 Golf Course 101.5 - -
-
3-10 Park 4.8 - -
-
SUBTOTAL 394.4399 1,2251,134 3.12.8
du/ac
MENIFEE VILLAGE Ill. SPECIFIC PLAN
SPECIFIC PLAN NO. 158,AMENDMENT No. 7 DRAFT – JULY 2021MARCH 2026 20 TABLE 5 (CONT.), VILLAGE AND PLANNING AREA SUMMARY
PLANNING
AREA LAND USE ACRESAC
REAGE
MAX
DUMAXI
MUM
UNITS
PRODUCT
TYPES
DENSITY
RANGE
V1LLAGE 4
4-1 Medium 53.8 213213 PrimaryIRanches &
SFD 2-5
4-2 Medium 11.0 43 PrimaryIRanches
& SFD 2-5
4-3A HighHigh 20.6 192283
Multi-Family,
Condominiums,
Apartments
5-88-14
4-3B Open Space 10.5 -
-
-
4-3C Open Space 10.1 -
-
-
4-3D Open Space 2.9 -
-
-
4-3E Park 5.3 -
-
-
4-4A HighHigh 6.8 5795
Multi-Family,
Condominiums,
ApartmentsCondomi
niums
5-88-14
4-4B Open Space 18.5 - -
-
4-5 Open Space 18.1 - -
-
4-6 Medium 44.0 182182 Primary / Ranches &
SFD 5-8
4-7A Greenbelt 2.3 - - -
4-7B Park 4.8 - - -
4-7C Greenbelt 0.4 - - -
4-7D Park 2.6 - - -
4-8 Open Space 1.4 - - -
4-9 Open Space 11.2 - - -
SUBTOTAL 224.3 687816 2.93.6
du/ac
VILLAGE 5
5-1 Primary/Med 63.0 197190 Primary/Cottages &
SFD 2.5
5-2 Primary/Low 89.5 8637 (55) Estates .4-2
5-3 Open Space 5.0 - - -
5-4 Open Space 9.9 - - -
5-5 Open Space 56.9 - -
-
MENIFEE VILLAGE Ill. SPECIFIC PLAN
SPECIFIC PLAN NO. 158,AMENDMENT No. 7 DRAFT – JULY 2021MARCH 2026 21 5-6 Park 5.0 - - -
SUBTOTAL 229.3 283227245227 (245) 1.30.9
du/ac
OTHER
Unallocated Units* __ 18 __ __
Major Streets 78.87 -- -
GRAND TOTAL 1,972.397
7 5,3264444 (5,344) 2.7
*Represents 18 additional residential units approved as part of the original Specific Plan. These units are not assigned to a specific planning area.
MENIFEE VILLAGE Ill. SPECIFIC PLAN
SPECIFIC PLAN NO. 158,AMENDMENT No. 7 DRAFT – JULY 2021MARCH 2026 22 a. Housing Program
The proposed Specific Plan Amendment includes several housing products for the adult retirement and primary housing markets which were constructed in Phase 1 (medium high density). However, any planning areas not designated as adult retirement may have the option to be deed restricted for owners age 55 and over.
Primary housing neighborhoods will include but may not be limited to: estates (low density neighborhoods), ranches (medium density), and a blend of cottages, single family detached (SFD), small lot single family detached homes (SLSFD) units (medium high density areas), condominiums (high density areas) and apartments (very high density areas). The following paragraphs specifically define typical housing types.
Adult Retirement
• Cottages - A single family detached (SFD) home situated on a single lot of 4,000 square feet minimum. Adult retirement cottages may be one or two-story structures and are provided with two side yards.
• Patio Homes - A single family detached (SFD) home situated on a single lot of 3,500 square feet minimum. An adult retirement patio home may be a one- or two-story structure. Varied front setbacks and exterior architectural treatments will be used to create a varied streetscape.
Primary Housing
• Estates - A single family detached (SFD) home situated on a single lot about 1 acre in size.
Estates may be one- or two-story structures with two or more car garages. Estate units may be developed on a custom basis or clustered on minimum 10,000 square foot lots. • Ranches - A single family detached (SFD) home situated on a single lot ranging from 6,500 square feet to one-third acre minimum. Ranches may be one- or two-story structures and are provided with front, side and rear yards.
• Cottages - A single family detached (SFD) home situated on a single lot of 5,500 square feet minimum. Cottages may be one- or two-story structures and are provided with two side yards. • Single Family Detached - A single family detached (SFD) dwelling unit on a single lot of 4,000 square feet minimum. Single family detached units may be one- or two-story structures and are provided with two side yards. In some areas, "wide and shallow" configurations may be used that provide a more traditional street scene.
• Small Lot Single Family Detached - A type of single family detached dwelling unit (SLSFD) on a single lot of 2,700 square feet minimum. Recent trends in homeownership indicate that buyers are increasingly looking for patio-style homes with smaller private yards that are easier to maintain. However, these same buyers are still looking for the privacy and pride of ownership that come with owning a detached home. Small-lot homes strike a balance between providing opportunities for detached homeownership with reduced maintenance of private yards. Homes MENIFEE VILLAGE Ill. SPECIFIC PLAN
SPECIFIC PLAN NO. 158,AMENDMENT No. 7 DRAFT – JULY 2021MARCH 2026 23 may be one, two, or three stories. Common areas are owned by a homeowner’s association and are subject to restrictive covenants and conditions.
• Condominiums - A form of ownership where units are individually owned, but the land and building exteriors are held by a homeowner’s association. Units may be single family detached or multifamily attached units on a single condominium lot. Buildings may be one, two, or three stories, and restrictive covenants and conditions govern many aspects of the project. • Apartments - Multi-family attached dwelling units in a two- or three-story building, typically containing 8 to 16 individual units. Open parking and covered carports will be provided for each dwelling unit.
Typical site plans and elevations for most of the product types being proposed are included in Section IV, Design Guidelines. The plans and elevations are representative samples of the products being planned for Menifee. However, due to the large scale of the project and the long-range build - out schedule, product types and design may be subject to revisions as the project nears completion.
The City of Menifee Municipal Code will be followed for standards relating to signage, landscaping, parking, etc. In many cases, however, development will achieve results that go well above these minimum standards in order to meet the goals of the Menifee Village Specific Plan. b. Commercial Program
The Menifee Village project proposes four commercial centers comprising a total of 71.6 88.5 acres.
Two of the centers are located at the eastern intersection of Interstate 215 and Newport Road, and feature "freeway commercial" type uses such as hotels and motels, shopping centers, restaurants and commercial offices. The other two centers will be located at the intersection of Domenigoni Parkway and Menifee Road, and will be a "community commercial" nature, featuring such uses as convenience markets, day care centers, banks, and other retail stores.
A typical range of uses within the centers may include, but are not necessarily limited to bakery shops, bank, book store, dry cleaners, department store, florist, furniture store, grocery store, hotel/motel, jewelry store, offices, pet shop, photographer shop, restaurant, day care, and other retail and service shops. Individual uses will be determined based upon market demand during the entitlement process for the individual commercial areas.
Provisions will be made for safe and efficient pedestrian, bicycle, golf cart, automobile and bus circulation in and around all commercial areas. Parking areas for bicycles will also be provided.
Heavy landscaping and buffering will be provided along the edge of all commercial areas adjacent to residential areas and major streets.
Unifying elements such as paving patterns, entry features, signage, landscaping and an architectural theme will visually tie each center together and give it a unique appearance apart from other Menifee commercial centers, unifying each unit with a village.
Uses and development standards will be in accordance with the City of Menifee Municipal Code and will be defined with the appropriate Specific Plan goals and standards, plot plans, and t he Zoning MENIFEE VILLAGE Ill. SPECIFIC PLAN
SPECIFIC PLAN NO. 158,AMENDMENT No. 7 DRAFT – JULY 2021MARCH 2026 24 Code will be followed for standards relating to signage, landscaping, parking, etc., in many cases development will achieve results that go well beyond these minimum standards in order to meet the goals of the Menifee Village Specific Plan.
c. Community Facilities Program
A 100-acre branch of San Jacinto Community College is located within the southern portion of the project adjacent to Antelope Road. The campus opened in October 1990 with 100 students. A 25-acre Sports Park, Wheatfield Park has been completed within Planning Area 2-2 in the southern portion of the project. The Sports Park contains sports fields and active recreational facilities to serve the residents of Menifee and the surrounding community. The facility is owned and operated by Valley Wide Recreation and Park District. A private lake is located within Planning Area 2-13A. Five neighborhood parks and one existing park totaling 27.5 acres are included within Planning Areas 2- 13B (5.0 acres), 3-10 (4.8 acres), 4-7B (4.8 acres), 4-7D (2.6acres), 5-6 (5.0 acres) and 4-3E (5.3 acres). Two public elementary schools (10-acres each) are located within the community. (Please see Figure 13, Open Space and Recreation Plan.).
In addition, a 4.6-acre library site has been planned for PA2-4B, and a 2.1-acre fire station has been built in the northwest area of PA3-1A1. The total amount of area dedicated to Community Facilities use is 6.7 acres.
2. CIRCULATION PLAN
It is the objective of the Menifee project to provide a directdirect and convenient access to individual residential clusters and activity centers through a safe and efficient circulation system composed of a network of collector and local roadways, with each designed for its appropriate traffic needs. The project will implement the circulation requirements as indicated on the City of Menifee General Plan.
As shown on Figure 7, Roadway Circulation Plan, and Figure 8, Pedestrian Circulation / Bikeway Plan, a network of arterial, major and secondary streets (approximately 79 acres) will mesh with the pedestrian, bicycle and golf cart trails within the project area, to form an extensive access framework.
Interstate 215 forms the western boundary of the community, and the Newport Road, is the major east/west urban arterial forming the central spine of the community, which turns into Domenigoni Parkway after the signalized intersection at Laguna Vista Drive.
North/south, existing streets include Antelope Road, a Collector Street parallel to the freeway, Menifee Road the central Arterial Street, and Briggs Road, a Major Road along the eastern boundary.
Lindenberger Road is a Secondary Road in the northeastern portion of the project and Holland Road runs east – west just south of the community.
Note that since approval of the original Salt Creek Specific Plan, an additional traffic study has been prepared to assureensure the circulation system meets City of Menifee criteria. The other important element to the circulation system is the series of bicycle, golf cart, pedestrian trails and equestrian easements that will be an integral part of the open space system and link together all of the land uses in the plan. If the Salt Creek Crossing at Briggs Road is not in place at the time of development, minimum requirements for Lindenberger Road shall be a public road with a [XX]-foot right-of-way and parking [on XX sides]be consistent with the applicable standards of the Menifee Municipal Code, including provisions for fire access roads pursuant to Menifee Municipal Code § 8.20.100. to Briggs Road i.e. private vs public, roadway widths, parking restrictions, etc.
Figure 8 depicts the biking and hiking trail network and reflects the current City of Menifee General MENIFEE VILLAGE Ill. SPECIFIC PLAN
SPECIFIC PLAN NO. 158,AMENDMENT No. 7 DRAFT – JULY 2021MARCH 2026 25 Plan Exhibit C-4, Proposed Bikeway and Community Pedestrian Network. Four levels of trails are featured, including Class II on-street bike lanes along Menifee Road, Holland Road, Lindenberger Road and Briggs Road, a sub-regional Class I off-road bike trail along the northern portion of the community, and minor hiking and biking trails.
In addition, the community is served by several bus routes as shown on Figure 9, Existing Transit Services. These include Route 74 which runs along Newport Road and Domenigoni Parkway; a future bus stop is planned for the west-bound lane near PA 3-1B, the future commercial center. The other major bus lines are Route 208 along interstate 215, and Route 40, running north / south along Menifee Road. Route 61 connects Interstate 215 to Menifee Road along San Jacinto Community College and the sports park areas.
3. INFRASTRUCTURE PLAN
a. Water Plan
The Menifee Village community lies within the Eastern Municipal Water District (EMWD) service area. EMWD provides potable water, recycled water, and wastewater services to this portion of the City of Menifee. The existing backbone sewer and water facilities in this area are well developed. The primary water source will be from the existing 5.0 MG Menifee Village Reservoir located approximately 1.5 miles northwest of the northern project boundary. This reservoir is part of EMWD’s 1627 Pressure Zone. An existing 36” diameter potable water pipeline runs southerly from the reservoir down Lindenberger Road adjacent to the property where new connections will be installed to service the new communities.
As depicted in Figure 11, Planning Areas 3-1B, 3-2A, and 3-2B, will be serviced by a new eight- inch water pipeline extended from Menifee Road, Domenigoni Parkway and Old Newport Road. This water line will be looped through the community to serve the water needs of the residential and commercial developments.
Planning Areas 4-3A, 4-4A, and 4-6 will be serviced by new eight inch and twelve-inch water pipelines extended through the residential neighborhoods easterly to Briggs Road, and shown in Figure 16. These pipelines will extend southerly across Domenigoni Parkway and connect to an existing twelve-inch water pipeline in Briggs Road near Tract 29837 to complete the looped water system.
b. Recycled Water Plan
An existing 18” diameter recycled water pipeline in Lindenberger Road adjacent to the property will be utilized for recycled water. New connections will be installed to provide landscape irrigation service the new communities.
Planning Areas 4-3A, 4-4A, and 4-6 will extend new new eight inch and twelve inchtwelve-inch water pipelines from Lindenberger Road through the residential neighborhoods easterly to Briggs Road to provide landscape irrigation to the HOA maintained slopes and other landscaped areas and the City maintained Parks and Greenbelts. These pipelines will extend southerly across Domenigoni Parkway to provide landscape irrigation to the southerly property. Potable water will be used for landscape irrigation purposes in these locations.
The use of recycled water is not planned for neighborhoods Planning Areas 3-1B, 3-2A, and 3-2B.
Potable water will be used for landscape irrigation purposes in these locations.
MENIFEE VILLAGE Ill. SPECIFIC PLAN
SPECIFIC PLAN NO. 158,AMENDMENT No. 7 DRAFT – JULY 2021MARCH 2026 26 c. Sewer Plan
Wastewater from the Menifee Village Specific Plan Areas is conveyed via large trunk sewer pipelines and a sewer lift station to the Perris Valley Regional Water Reclamation Facility where it is treated.
The Reclamation Facility is located approximately 5 miles to the northwest.
As shown in Figure 13, Planning Areas 3-1B, and 3-2A will be serviced by an 8” sewer line connected to an existing pipeline at an existing 8” sewer lateral directly to the north from Kentfield Drive provided by Tract 25285-1. Sewer service to PA 3-2B will be from an existing 8” sewer line located at the intersection of Old Lindenberger Road and Old Newport Road.
Existing sewer pipelines in the adjacent residential neighborhoods will be extended to serve Planning Area 4, as shown in Figure 18. For PAs 4-3A, 4-4A, an 8” sewer line will connect to an existing pipeline at Corte Vista Lane to the southwest of the property. This pipeline will extend up Lindenberger Road to the proposed neighborhood and continue easterly through the project to east of Briggs Road. Preliminary analysis of the downstream trunk sewer system indicates that there is a deficiency in an approximate 875 length of sewer trunk line that may need to be upsized from 18” to 21” to accommodate the sewer flows from these PAs.
For PA 4-6, an 8” sewer line will connect to an existing pipeline at Chaparral Drive directly to the west of the property. This pipeline will extend to Lindenberger Road where it turns to the southeast and crosses Domenigoni Parkway into the neighborhood.
d. Grading Plan
The terrain of the properties within Menifee Village varies from generally flat to rocky hillsides.
Elevations range from approximately 1,430 to 1,605 feet above mean sea level.
Planning Areas 3-1B, 3-2A, and 3-2B will be mass graded at 1% to 2%, into large super pad areas to accommodate high density housing, futureaccommodate future commercial development and a future community facilities center as shown in Figure 10. Planning Areas 4-3A, 4-4A will be mass graded at 1% to 2%, into large super pad areas to accommodate medium high-density housing. Portions of the edges of the rocky hillsides at the eastern most portion of the property will be cut with 2:1 slopes to accommodate construction of Briggs Road.
Planning Area 4-6 will be graded into 182 single family residential lots with a minimum lot area of 6,000 square feet as shown in Figure 15. The property will be terraced from a high point along Briggs Road down to a low point located at the extension of Lindenberger Road and Domenigoni Parkway.
Portions of the edges of the rocky hillsides at the eastern most portion of the property will be cut with 2:1 slopes to accommodate construction of Briggs Road.
e. Drainage Plan
Planning Areas 3 and 4 are the last portions of the of the Menifee Village Specific Plan to be developed. The developed neighborhoods downstream of these PAs have constructed drainage facilities designed to accommodate the entire community. Therefore, the existing drainage facilities in this part of the Menifee Village Specific Plan are well developed. The proposed drainage facilities to be constructed as part of this Specific Plan Amendment are to be in compliance with the Goals and Polices of Safety Element S-3: Flood Hazards of the City of Menifee’s General Plan.
As shown in Figure 12 Storm water for Planning Areas 3-1B, 3-2A, and 3-2B will be collected into a local, City maintained storm drain system after treatment via a water quality device or basin before discharging to an existing RCFC&WCD maintained storm drainpipe stubbed out in an easement MENIFEE VILLAGE Ill. SPECIFIC PLAN
SPECIFIC PLAN NO. 158,AMENDMENT No. 7 DRAFT – JULY 2021MARCH 2026 27 located directly to the north at Kentfield Drive through Tract 25285-1.
The storm water drainage from Planning Areas 4-3A, 4-4A will be collected into a local, City maintained system and conveyed to a water quality basin which will outlet directly into Salt Creek, as shown in Figure 17.
The watershed for this Planning Area PA 4-6 extends to the rocky hills east of Briggs Road. A storm drain system will be extended to this area to intercept this drainage and other drainage throughout the community and convey it across Domenigoni Parkway to a water quality basin located in Tract 32102.
This basin outlets into an existing storm drain system, Salt Creek – Falcon Hill Drive – Stage 01, Line A, owned and maintained by the Riverside County Flood Control and Water Conservation District (RCFC&WCD), as approved by the City of Menifee.
Water quality will comply with the requirements of the City of Menifee and the meet the requirements of the California Construction General Permit (SWRCB Orders No. 2009-009-DWQ as amended by Order 2010-0014-DWQ and Order 2012-006-DWQ) for the Santa Ana Region. During project construction, water quality will be managed through the preparation and implementation of a Storm Water Pollution Prevention Plan, SWPPP. Post construction water quality will be managed through implementation of a site-specific Water Quality Management Plan, WQMP. Refer to Figure 14 for the location of the existing flood plain limits within and adjacent to the Salt Creek Channel in Planning Area
f. Solid Waste Plan
For single family homes, solid waste disposal will be collected on an individual home basis. Solid waste for multifamily condominium and apartment units will be collected within dumpsters. Waste Management of the Inland Empire will provide solid waste collection for the entire community. Refer to Section V – Design Guidelines, #12 for a description of the design considerations for refuse collection areas. g. Fuel Modification Plan
Planning Areas 4-3 and 4-4 are located within a Very High Fire Hazard Zone and High Fire Hazard Severity Zone. This constraint has been taken into consideration in the site plan for these areas. Figure 14, PA 4 Floodplain and Fuel Modification Areas depicts the location of the 100-foot wide area set aside for fuel modification. Within this area, vegetative control measures are required in order to assure the area is minimally impacted by wildfire and structure fires. All buildings within Planning Areas 4-3 and 4-4 will be constructed using Class B construction per the California Building Code (7A construction).
MENIFEE VILLAGE Ill. SPECIFIC PLAN
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SPECIFIC PLAN NO. 158,AMENDMENT No. 7 DRAFT – JULY 2021OCTOBERJANUARYMARCH 2026
40 B. PLANNING AREA DEVELOPMENT STANDARDS
1. PLANNING AREA 3-1A2& 3-1B3-1and 3-2: NEIGHBORHOOD COMMERCIAL a. Descriptive Summary
A 17.34.47-34.4 acre neighborhood commercial development, as depicted in Figure 43, is planned in Planning Area 3-1 of the Menifee Specific Plan project area at the intersection of Newport and Menifee Roads. This commercial development will be bordered on the west by Menifee Road, on the south by Newport Road, and on the east by a planned Community Facility Center. Residential uses are planned to the north of this Planning Area. The neighborhood commercial development will be zoned for Wireless Communication Facilities to will feature such uses as day care centers, convenience markets, pharmacies, and other retail storesArtificial Intelligence (AI) related uses and data centers.
Planning Area 3-1 has been divided into the following sections:
• PA 3-1A2, the 2.0-acre site including existing AM PM Mini Mart • PA 3-1B, a 15.615.6 -acre Neighborhood Commercial site. • PA 3-2A a 12.1 acre12.1-acre Commercial Site
• PA-3-2B aB a .4.7 acre.4.7-acre Commercial Site.
b. Land Use and Development Standards
Please refer to Ordinance No. 348.3399 (See Specific Plan Zone Ordinance Tab)Please refer to Menifee Municipal Code § 9.290135. and Ordinance No. 2009-67 Planning Area 3-1 has been divided into the following sections:
• PA 3-1A2, the 2.0-acre site including existing AM PM Mini Mart • PA 3-1B, a 15.615.6 -acre Commercial site. Commercial development will be zonedallow uses foruses for Wireless Communication Facilities to allow Artificial Intelligence (AI) related uses and data centers and ancillary uses with a conditional use permit. • PA 3-2A, a 12.1 -acre Commercial site. Commercial development will allow uses foruses for Wireless Communication Facilities to allow Artificial Intelligence (AI) related uses and data centers and ancillary uses with a conditional use permit. • PA 3-2B, a 4.7-acre Commercial site. Commercial development will allow uses foruses for Wireless Communication Facilities and allow Artificial Intelligence (AI) related uses and data centers and ancillary uses with a conditional use permit.. c. Planning Standards
1) Access into Planning Area 3-1B is to be provided from the signalized intersection at Newport Road and Domenigoni Parkway. (See Figure 43). 2) A landscape buffer and pedestrian trail shall be provided between the residential uses MENIFEE VILLAGE III. SPECIFIC PLAN
SPECIFIC PLAN NO. 158,AMENDMENT No. 7 DRAFT – JULY 2021OCTOBERJANUARYMARCH 2026
41 in Planning Area 3-4 and the commercial uses in this Planning Area. (See Figure 101, Residential / Commercial Buffer.)Buffer.
3) All roof-mounted mechanical equipment, satellite dishes, tanks, ducts, elevator enclosures, cooling towers, or mechanical ventilators shall be screened from the ground elevation view by architectural elements such as parapets, etc., to a view by architectural elements such as parapets, etc., to a minimum sight distance of 1,320’.
Planning Area 3-1B is a Commercial zoned site that will allow the uses for Artificial Intelligence (AI)/data centers and Wireless Communication Facilities (Menifee Municipal Code § 9.290). AI/data center operations are fully consistent with the purpose of the Wireless Facilities Use designation, which is to accommodate advanced telecommunications and data processing infrastructure.
This zoning supports the operational needs of AI/data centers, including highspeed connectivity, network infrastructure, and minimal land use impacts, while ensuring compatibility with surrounding usesan allowed use under with a conditional use permit.
4) Pursuant to Menifee Municipal Code Chapter 9.290, Wireless Communication Facilities are permitted within designated zones, including commercial areas, provided all applicable development standards are met. Allowing AI/data centers as a conditionally permitted use under this designation aligns with the city’s intent to support advanced technology infrastructure and the integration of emerging digital functions within the urban fabric.
For permitted uses and development standards, please refer to Chapter 9.135 of the City of Menifee Municipal Code for the Commercial Retail Zone. In addition to the uses noted in Chapter 9.135, Wireless Communication Facilities and Artificial Intelligence Data Centers shall be considered a Conditionally Permitted Use
5) Please refer to Ordinancethe Menifee Municipal Code Chapter 9.290 No. 2009-67 for site-wide zoning standards.
6) Please refer to the Menifee Municipal Code Chapter 9.290 Ordinance No. 2009- 67 for design- related criteria.
4) Automobile storage space shall be provided as required by Section 18.12 of Ordinance No. 348.
5) All parking lots, parking structures, and similar facilities shall be setback not less than 10 feet from any primary structure. No minimum setback is required between any parking facility and an accessory structure.
6) No signs, displays, or advertising relating to accessory uses shall be visible from any street.
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42 7) Please refer to the Design Guidelines in Section IV of this document for designrelated criteria
2. PLANNNIG AREA 3-1A1 COMMUNITY FACILITY CENTER
a. Descriptive Summary
As illustrated in Figure 43, Planning Area 3-1A1 is a 2.1-acre existing Fire Station. These areas together, with PA 2-4B, the 4.6-acre community Library total of 6.7 acres of community facility designated use.
b. Land Use and Development Standards
Please refer to Ordinance No. 348.3399 (See Specific Plan Zone Ordinance Tab). c. Planning Standards
1) A landscape buffer and pedestrian trail shall be provided between the residential/public utility uses within within Planning Area 3-3 and the Community Facility Center. (See Figure 100, Residential/Community Facility Buffer.)
2)1) A bike/pedestrian trail, as depicted in Figure 8, Pedestrian Circulation / Bikeway Trail, and Figure 43, Planning Areas 3-1 & 3-2,is planned to run along an existing utility easement between Domenigoni Parkway and Lindenberger Road. 3)2) No minimum lot depth is required.
4)3) All roof-mounted mechanical equipment, satellite dishes, tanks, ducts, elevator enclosures, cooling towers, or mechanical ventilators shall be screened from the ground elevation view by architectural elements such as parapets, etc., to a view by architectural elements such as parapets, etc., to a minimum sight distance of 1,320 feet.
5)4) Automobile storage space shall be provided as required by Section 18.12 of Ordinance No. 348.
6)5) Please refer to Project-Wide Development Plans and Standards in Section III of this document for additional land use standards that apply site-wide. 7)6) Please refer to the Design Guidelines in Section IV of this document for design related criteria.
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43 3. PLANNING AREA 3-2A: COMMERCIALMEDIUM HIGH DENSITY
RESIDENTIAL
a. Descriptive Summary
As illustrated in Figure 43, Planning Area 3-2A will contain medium density residentialcontain commercial development on approximately 12.1 acres. The site will be zonedallow for Wireless Communications Facilities. A maximum of 91 dwelling units shall be constructed at a density of 7.5 du/ac.for AI related data center and ancillary uses with a Conditional Use Permit. b. Land Use and Development Standards
(Please refer to Ordinance No. 348.3399 (See Specific Plan Zone Ordinance Tab.)) (Please refer to Menifee Municipal Code § 9.290 and Ordinance No. 2009-67)135.) c. Planning Standards
1) Automobile storage space shall be provided as required by Section 18.12 of Ordinance No. 348, with the exception that required parking in excess of 2 spaces per unit shall not be subject to a minimum distance from the home for which it serves.
2)1) Access into Planning Area 3-2A will be provided from the signalized intersection at Newport Road Laguna Vista DriveA buffer is planned along the southwestern boundary of Planning Area 3-2A. if needed.
4)3) A Class II bike lane, as depicted on Figure 43, is planned along the south-western boundary of Planning Area 33-2A. if required.
4) Planning Area 3-2A is intended to be developeda Commercial zoned site. the that will allow the uses for Artificial Intelligence (AI)/data centers and will be zoned allow for Wireless Communication Facilities (Menifee Municipal Code § 9.290).
AI/data center operations are fully consistent with the purpose of the Wireless Facilities Use designation, which is to accommodate advanced telecommunications and data processing infrastructure. This zoning supports the operational needs of AI/data centers, including high-speed connectivity, network infrastructure, and minimal land use impacts, while ensuring compatibility with surrounding uses.
5) Pursuant to Menifee Municipal Code Chapter 9.290, Wireless Communication Facilities are permitted within designated zones, including commercial areas, provided all applicable development standards are met. Allowing AI/data centers as a conditionally permitted use under this designation aligns with the city’s intent to support advanced technology infrastructure and the integration of emerging digital functions within the urban fabric
6) For permitted uses and development standards, please refer to Chapter 9.135 of the City of Menifee Municipal Code for the Commercial Retail Zone. In addition MENIFEE VILLAGE III. SPECIFIC PLAN
SPECIFIC PLAN NO. 158,AMENDMENT No. 7 DRAFT – JULY 2021OCTOBERJANUARYMARCH 2026
44 to the uses noted in Chapter 9.135, Wireless Communication Facilities and Artificial Intelligence Data Centers shall be considered a Conditionally Permitted Use.
7) Please refer to Menifee Municipal Code Chapter 9.290 Ordinance No. 2009-67 for site-wide zoning standards.
8) Please refer to Menifee Municipal Code Chapter 9.290 Ordinance No. 2009-67 for design- related criteria.
5) Please refer to Project-Wide Development Plans and Standards in Section III of this document for additional land use standards that apply site-wide. 6)9) Please refer to the City of Menifee Design Guidelines in Section IV of this document for design- related criteria..
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45 4. PLANNING AREA 3-2B: COMMERCIAL
d. Descriptive Summary
As illustrated in Figure 43, Planning Area 3-2B will contain commercial development on approximately 4.7 acres. The site will be zonedallow for Wireless Communications Facilities,. consistent with the allow use of data center and ancillary uses with a Conditional Use Permit. e. Land Use and Development Standards
(Please refer to Menifee Municipal Code § 9.135.) (Please refer to Menifee Municipal Code § 9.290 and Ordinance No. 2009-67)
f. Planning Standards
1) Planning Area 3-2B is intended to be developed for AIArtificial Intelligence (AI)/data centers and will be zoned Commercial with uses permitted for Wireless Communication Facilities (Menifee Municipal Code § 9.290). is a Commercial zoned site that will allow the uses for Artificial Intelligence (AI)/data centers and Wireless Communication Facilities (Menifee Municipal Code § 9.290). AI/data center operations are fully consistent with the purpose of the Wireless Facilities Use designation, which is to accommodate advanced telecommunications and data processing infrastructure. This zoning supports the operational needs of AI/data centers, including high-speed connectivity, network infrastructure, and minimal land use impacts, while ensuring compatibility with surrounding uses. 2) Pursuant to Menifee Municipal Code Chapter 9.290, Wireless Communication Facilities are permitted within designated zones, including commercial areas, provided all applicable development standards are met. Allowing AI/data centers as a conditionally permitted use under this designation aligns with the city’s intent to support advanced technology infrastructure and the integration of emerging digital functions within the urban fabric.
3) For permitted uses and development standards, please refer to Chapter 9.135 of the City of Menifee Municipal Code for the Commercial Retail Zone. In addition to the uses noted in Chapter 9.135, Wireless Communication Facilities and Artificial Intelligence Data Centers shall be considered a Conditionally Permitted Use
4) Please refer to Menifee Municipal Code Chapter 9.290 Ordinance No. 2009-67 for site-wide zoning standards.
5) Please refer to Menifee Municipal Code Chapter 9.290Ordinance No. 2009-67 for design- related criteria.
MENIFEE VILLAGE III. SPECIFIC PLAN
SPECIFIC PLAN NO. 158,AMENDMENT No. 7 DRAFT – JULY 2021OCTOBERJANUARYMARCH 2026
46 MENIFEE VILLAGE III. SPECIFIC PLAN
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47 Figure 43
MENIFEE VILLAGE III. SPECIFIC PLAN
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48 PLANNING AREA 4-1: MEDIUM DENSITY RESIDENTIAL
a. Descriptive Summary
Planning Area 4-1 of the Menifee Specific Plan project area, as depicted on Figure 49, will contain medium density residential development of approximately 53.8 acres. A maximum of 215 213 dwellings shall be constructed at a density of 4.0 dwelling units per acre. b. Land Use and Development Standards
(Please refer to Ordinance No. 348.3399 (See Specific Plan Zone Ordinance Tab). c. Planning Standards
1) Access into Planning Area 4-1 will be provided directly from Lindenberger Road.
Primary Neighborhood Entry landscape treatments, as depicted in Figure 86, will be constructed at the southern entrance into Planning Area 4-1 from Lindenberger Road.
2) Secondary Neighborhood Entry, as illustrated in Figure 85 on Lindenberger Road near the northern boundary of the Planning Area.
3) A community trail, as depicted in Figure8, is planned along the greenbelt located within Planning Area 4-7A.
4) A community bike lane, as depicted in Figure8, is planned along the western edge of Lindenberger Road.
5) A landscape buffer shall be provided between the neighborhood park in Planning Area 4-7B and the residential uses in Planning Area 4-1. (See Figure 105, Residential/ Park Screening.)
6) No structural encroachments shall be permitted in the front, side, or rear yards except as provided for in Section 18.19 of Riverside County Ordinance No. 348. 7) No mechanical equipment, satellite dish, tank, duct, elevator enclosure, cooling tower, or mechanical ventilator shall be erected, constructed, maintained or altered anywhere on the premises unless all such equipment and appurtenances are screened from public view by landscaping, walls, fences, and/or architectural structure. All fences, walls, and structures shall be of similar and compatible construction and appearance to the main building. This provision excludes chimneys and similar architectural elements, which are specifically permitted. 8) Please refer to Project-Wide Development Plans and Standards in Section III of this document for additional standards that apply community-wide. 9) Please refer to the Design Guidelines in Section IV of this document for designrelated criteria. 10) A ridgeline study covering Villages 4 and 5 will be required for this Planning Area MENIFEE VILLAGE III. SPECIFIC PLAN
SPECIFIC PLAN NO. 158,AMENDMENT No. 7 DRAFT – JULY 2021OCTOBERJANUARYMARCH 2026
49 4-1 at the time of development application.
Figure 49
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50 4.5. PLANNING AREA 4-2: MEDIUM DENSITY RESIDENTIAL
a. Descriptive Summary
As illustrated in Figure 50, Planning Area 4-2 will contain medium density residential development on approximately 11.0 acres. A maximum of 43 dwelling units shall be constructed at a density of 3.9 du/ac.
b. Land Use and Development Standards
(Please refer to Ordinance No. 348.3399 (See Specific Plan Zone Ordinance Tab.)) c. Planning Standards
1) Access into Planning Area 4-2 will be provided from Lindenberger Road or from an internal project collector road from Planning Area 3-3 to the west. 2) A Secondary Neighborhood Entry, as illustrated in Figure 85, will be constructed on Lindenberger Road near the northern boundary of the Planning Area. 3) A Class I bike lane/pedestrian trail, as depicted on Figure 12, is planned along the western boundary of Planning Area 4-2.
4) Please refer to Project-Wide Development Plans and Standards in Section III of this document for additional land use standards that apply site-wide. 5) Please refer to the Design Guidelines in Section IV of this document for designrelated criteria. 6) A ridgeline study covering Villages 4 and 5 will be required for this Planning Area 4-2 at the time of development application.
5.6. PLANNING AREA 4-3A: HIGH DENSITY RESIDENTIAL
a. Descriptive Summary
As illustrated in Figure 51, Planning Area 4-3A of the Menifee Specific Plan project area will contain high density residential development. A maximum of 192 283 dwelling units shall be constructed on 20.6 acres at an average density of 13.7 9.3dwelling units per acre. b. Land Use and Development Standards
(Please refer to Menifee Municipal Code § 9.130.020)Ordinance No. 348.3399. (See Specific Plan Zone Ordinance Tab).
c. Planning Standards
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51 1) Access into Planning Area 4-3A will be provided from Lindenberger Rd and Briggs Rd.
1) Secondary Neighborhood Entries, as illustrated in Figure 85, will be constructed at the southern entrance to the planning area from Planning Area 4-1. 2) A trail easement is planned in the open space area (Planning Area 4-5) directly north of Planning Area 4-3A. (See Figure 118, Typical Trail SectionsPedestrian Circulation/Bikeway Plan, and Figure 51, Planning Areas 4-3 and 4-5.) 3) A Class I bike/pedestrian trail is planned to run through the open space area (Planning Area 4-5) north of Planning Area 4-3A and along the western edge of Lindenberger Road. (See Figure 118, Typical Trail SectionsPedestrian Circulation/Bikeway Plan.)
4) A minimum of two parking spaces shall be provided per dwelling unit in an enclosed garage, either attached to, or separate from, the main dwelling unit. In addition, a minimum of one uncovered, paved spaces shall be provided; however, these spaces may include the driveway square footage.
5) No mechanical equipment, satellite dish, tank, duct, elevator enclosure, cooling tower, or mechanical ventilator shall be erected, constructed, maintained or altered anywhere on the premises unless all such equipment and appurtenances are screened from public view by landscaping, walls, fences, and/or architectural structure. All fences, walls, and structures shall be of similar and compatible construction and appearance to the main building. This provision excludes chimneys and similar architectural elements, which are specifically permitted. 6) Subject to approval by the Office of the Fire Chief Marshal and the City of Menifee Community Development dDepartment of Health and Safety, chimneys and/or fireplaces shall be allowed to encroach into side yards a maximum of two (2) feet. No other structural encroachments shall be permitted in the front, side or rear yard except as provided for in Table 9.130.030-1 within the Menifee Municipal Code §9.130.020.E. Section 18.19 of Ordinance No. 348. 7) Please refer to Project-Wide Development Plans and Standards in Section III of this document for additional land use standards that apply site-wide. 8) Please refer to the design Guidelines in Section IV of this document for designrelated criteria. 9) An archaeological study/report will be required for this Planning Area (4-3A) at the time of development application.
10) A ridgeline study covering Villages 4 and 5 will be required for this Planning Area (4-3A) at the time of development application.
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52 Figure 50
MENIFEE VILLAGE III. SPECIFIC PLAN
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53 MENIFEE VILLAGE III. SPECIFIC PLAN
SPECIFIC PLAN NO. 158,AMENDMENT No. 7 DRAFT – JULY 2021OCTOBERJANUARYMARCH 2026
54 6.7. PLANNING AREA 4-4A: HIGH DENSITY RESIDENTIAL
a. Descriptive Summary
As illustrated in Figure 52, Planning Area 4-4A of the Menifee Specific Plan project area will contain high density residential development. A maximum of 113 95 dwelling units will be constructed on 6.8 acres at a gross n average density of 16.6 14 dwelling units per acre. However, due to the Planning Area’s maximum density of 14 dwelling units per acre, the site will maintain an average density of 14 dwelling units per acre consistent with the maximum permitted by the zoning designation.A maximum of 57 dwelling units will be constructed on 6.8 acres at an average density of 8.4 dwelling units per acre.
b. Land Use and Development Standards
(Please refer to Ordinance No. 348.3399. (See Specific Plan Zone Ordinance Tab)Please refer to Menifee Municipal Code §9.130.020.E).
c. Planning Standards
1) Primary access into Planning Area 4-4A will be provided directly from Briggs Road.
2) A Primary Neighborhood Entry landscape treatment, as depicted in Figure 86, will be constructed at the southern entrance into Planning Area 4-4A from Briggs Road. 3) A minimum of two parking spaces shall be provided per dwelling unit in an enclosed garage, either attached to, or separate from, the main dwelling unit. In addition, a minimum of one uncovered, paved space shall be provided; however, these spaces may include the driveway square footage.
4) No mechanical equipment, satellite dish, tank, duct, elevator enclosure, cooling tower, or mechanical ventilator shall be erected, constructed, maintained or altered anywhere on the premises unless all such equipment and appurtenances are screened from public view by landscaping, walls, fences, and/or architectural structure. All fences, walls, and structures shall be of similar and compatible construction and appearance to the main building. This provision excludes chimneys and similar architectural elements, which are specifically permitted. 5) Subject Subject to approval by Office of the Fire ChiefMarshal and the City of Menifee Communiuty Development dDepartment of Health and Safety, chimneys and/or fireplaces shall be allowed to encroach into side yards a maximum of two (2) feet. No other structural encroachments shall be permitted in the front, side or rear yard except as provided for in Table 9.130.030-1 within the Menifee Municipal Code §9.130.020.E.
5) to approval by the Fire Chief and the Department of Health and Safety, chimneys and/or fireplaces shall be allowed to encroach into side yards a maximum of two (2) feet. No other structural encroachments shall be permitted in the front, side or rear yard except as provided for in Section 18.19 or Ordinance MENIFEE VILLAGE III. SPECIFIC PLAN
SPECIFIC PLAN NO. 158,AMENDMENT No. 7 DRAFT – JULY 2021OCTOBERJANUARYMARCH 2026
55 No. 348.
6)
7)6) Please refer to Project-Wide Development Plans and Standards in Section III of this document for additional land use standards that apply side-wide. 8)7) Please refer to the design Guidelines in Section IV of this document for designrelated criteria. 9)8) An archaeological study/report will be required for this Planning Area (4-4A) at the time of development application.
9) A ridgeline study covering Villages 4 and 5 will be required for this Planning Area (4-4A) at the time of development application.
10) Planning Areas 4-3A and 4-4A are intended to operate as separate projects.
However, eEach planning area shall provide similar level of amenities between planning areas consistent with its respective number of units and density.
MENIFEE VILLAGE III. SPECIFIC PLAN
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56 Figure 51
283 DU
13.7 DU/AC
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57 Figure 52
95 DU
14 DU/AC
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58 7.8. PLANNING AREA 4-6: MEDIUM DENSITY RESIDENTIAL
a. Descriptive Summary
As illustrated in Figure 53, Planning Area 4-6 of the Menifee Specific Plan will contain medium density residential development. A maximum of 182 dwelling units will be constructed on 44.0 acres at an average density of 4.1 dwelling units per acre. b. Land Use and Development Standards
(Please refer to Ordinance No. 348.3399. (See Specific Plan Zone Ordinance Tab). c. Planning Standards
1) Access into Planning Area 4-6 will be provided directly from Briggs Road and Domenigoni Parkway. A Primary Neighborhood Entry landscape treatment, as depicted in Figure 86, will be constructed at the entrance into Planning Area 4- 6 from Newport Road.
2) A Secondary Neighborhood Entry landscape treatment, as depicted in Figure 85, will be constructed at the entrance to P.A. 4-6 from Domenigoni Parkway. 3) A landscape buffer shall be provided between the neighborhood park in Planning Area 4-7D and the residential uses in Planning Area 4-6 (See Figure 105, Residential/Park Screening.)
4) A community trail, as depicted in Figure8, is planned within the neighborhood park and greenbelt located in Planning Areas 4-7C and 4-7D. 5) A minimum of two parking spaces shall be provided per dwelling unit in an enclosed garage, either attached to, or separate from, the main dwelling unit. In addition, a minimum of two uncovered, paved spaces shall be provided; however, these spaces may include the driveway square footage.
6) No mechanical equipment, satellite dish, tank, duct, elevator enclosure, cooling tower, or mechanical ventilator shall be erected, constructed, maintained or altered anywhere on the premises unless all such equipment and appurtenances are screened from public view by landscaping, walls, fences, and/or architectural structure. All fences, walls, and structures shall be of similar and compatible construction and appearance to the main building. This provision excludes chimneys and similar architectural elements, which are specifically permitted. 7) Subject to approval by the Fire Chief and the Department of Health and Safety, chimneys and/or fireplaces shall be allowed to encroach into side yards a maximum of two (2) feet. No other structural encroachments shall be permitted in the front, side or rear yard except as provided for in Section 18.19 or Ordinance No. 348. 8) Please refer to Project-Wide Development Plans and Standards in Section III of MENIFEE VILLAGE III. SPECIFIC PLAN
SPECIFIC PLAN NO. 158,AMENDMENT No. 7 DRAFT – JULY 2021OCTOBERJANUARYMARCH 2026
59 this document for additional land use standards that apply side-wide. 9) An archaeological study/report will be required for this Planning Area (4-6) at the time of development application.
10) A ridgeline study covering Villages 4 and 5 will be required for this Planning Area (4-6) at the time of development application.
8.9. PLANNING AREAS 4-7C: GREENBELT
a. Descriptive Summary
Planning Areas 4-7C, as depicted, in Figure 53,Planning Areas 4-6, 4-7C, 4-7D, and 4-9, provide a total of 0.4 acres of greenbelts which will provide access between the residential areas of Planning Village 4 and the neighborhood park sites located in Planning 4-7D Planning Area 4-7C consists of 0.4 acre.
The final configuration and actual acreage may vary from that illustrated within this plan; however, the final development plan shall conform substantially to this Specific Plan. b. Land Use and Development Standards
(Please refer to Ordinance No. 348.3399. (See Specific Plan Zone Ordinance Tab). c. Planning Standards
1) A Community bike/pedestrian trail is planned along the western edge of Lindenberger Road (See Figure 11).
2) A community trail, as depicted in Figure8, is planned within the neighborhood parks and greenbelts located in Planning Areas 4-7A through 4-7D. 3) Please refer to Project-Wide Development Plans and Standards in Section III of this document for additional land use standards that apply site-wide. 4) Please refer to the Design Guidelines in Section IV of this document for designrelated criteria.
9.10. PLANNING AREAS 4-7B AND 4-7D: NEIGHBORHOOD PARK
a. Descriptive Summary
Planning Areas 4-7B and 4-7D, as depicted in, Figure 53, Planning Areas 4-6, 4-7C, 4-7D, and 4-9, provide a total of 7.4 acres to be developed as neighborhood parks. Planning Area 4-7B consists of approximately 4.8 acres of land and Planning Area 4-7D consists of 2.6 acres. b. Land Use and Development Standards
(Please refer to Ordinance No. 348.3399. (See Specific Plan Zone Ordinance Tab).
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60 c. Planning Standards
1) Access to the park in Planning Area 4-7B will be provided via, Lindenberger Road and the greenbelt within Planning Area 4-7A. Access to the park in Planning Area 4-7D will be provided via the greenbelt within Planning Area 4-7C. 2) A community trail, as depicted in Figure8, is planned within the neighborhood parks and greenbelts located in Planning Areas 4-7A through 4-7D. 3) A landscape buffer shall be provided between the neighborhood parks in Planning Areas 4-7B and 4-7D and the residential uses in Planning Areas 4-1, 4-2 and 4-6 (See Figure 105, Residential/Park Screening).
4) Please refer to Project-Wide Development Plans and Standards in Section III of this document for additional land use standards that apply site-wide. 5) Please refer to the Design Guidelines in Section IV of this document for designrelated criteria. 6) A ridgeline study covering Villages 4 and 5 will be required for Planning Areas 4- 7B and 4-7D at the time of development application for either Planning Area. 7) Neighborhood park facilities for Planning Areas 4-7B and 4-7D will be determined at the time of development application and shall be subject to review and approval by the City of Menifee Planning Department.
10.11. PLANNING AREAS 4-8: OPEN SPACE
a. Descriptive Summary
As depicted on Figure 50, Planning Area 4-8 consists of approximately 1.4 acres of open space and is provided as a detention basin. The final configuration and actual acreage may vary from that illustrated within this plan; however, the final development plan shall conform substantially to this Specific Plan.
b. Land Use and Development Standards
(Please refer to Ordinance No. 348.3399. (See Specific Plan Zone Ordinance Tab). c. Planning Standards
1) Please refer to Project-Wide Development Plans and Standards in Section III of this document for additional land use standards that apply site-wide. 2) Please refer to the Design Guidelines in Section IV of this document for designrelated criteria.
MENIFEE VILLAGE III. SPECIFIC PLAN
SPECIFIC PLAN NO. 158,AMENDMENT No. 7 DRAFT – JULY 2021OCTOBERJANUARYMARCH 2026
61 MENIFEE VILLAGE III. SPECIFIC PLAN
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62 11.12. PLANNING AREAS 4-3B, 4-3C, 4-4B, 4-9: OPEN SPACE a. Descriptive Summary
As depicted on Figure 53, Planning Area 4-9 will be devoted to approximately 11.2 acres of Open Space. The final configuration and actual acreage may vary from that illustrated within this plan; however, the final development plan shall conform substantially to this Specific Plan.
Additional Open Space areas include Planning Area 4 -3B, 10.5 acres, 4-3C, 10.1 acres, and 4-4B, 18.5 acres. These areas provide a total of 50. 3 acres of Open Space. b. Land Use and Development Standards
(Please refer to Ordinance No. 348.3399. (See Specific Plan Zone Ordinance Tab). c. Planning Standards
1) Please refer to Project-Wide Development Plans and Standards in Section III of this document for additional land use standards that apply site-wide. 2) Please refer to the Design Guidelines in Section IV of this document for designrelated criteria.
MENIFEE VILLAGE III. SPECIFIC PLAN
SPECIFIC PLAN NO. 158,AMENDMENT No. 7 DRAFT – JULY 2021OCTOBERJANUARYMARCH 2026
63 Figure 53
MENIFEE VILLAGE IV. DESIGN GUIDELINES
SPECIFIC PLAN NO. 158,AMENDMENT No. 7 DRAFT – JULY 2021MARCH 2026 59 IV. DESIGN GUIDELINES
A. SITE PLANNING GUIDELINES
1. SITE PLANNING: INTRODUCTION
The Menifee Specific Land Use Plan divides the approximately 1,972.3 77acres of the project area into five logical sub-areas called "villages" (See Figure 58, Menifee Villages Concept). Each village will have a unique "theme" or concept associated with it. The architecture and landscaping within each village shall clearly reflect the chosen design theme, thereby creating a strong sense of village identity and character. The specific plan also assigns land uses to the 1,972.377-acre project area. Several residential neighborhoods, school sites, and commercial districts are identified within each village.
After the entire project area is divided into logical planning subareas (Villages One through Five), each subarea is divided into neighborhoods, with each neighborhood specifically located in relation to the other neighborhoods and to the open space areas. Figure 59, Neighborhood Area Concepts, shows how these neighborhoods are planned at schematic planning area configuration is established, each neighborhood is further refined for circulation and land use intensity (See Figure 60, Neighborhood Circulation Concept).
Finally, each neighborhood will be specifically site planned showing precise street alignments, trail systems, building locations, etc. Detailed information relating to the residential and commercial area to be built in the first phase is given in Section III.A., Project-Wide Development Plans and Standards.
The Specific Plan, in compliance with the Riverside County General Plan, requires that a certain percentage of land within the community of Menifee be retained as permanent open space. Additional land within each residential neighborhood or planning area may be set aside as open space, but the open space requirements of the County have already been satisfied by the specific plan.
The extensive open space system will weave through these villages linking them together into the community of Menifee. This open space system will consist of a 36-hole golf course, a 53-acre private lake, a 25-acre sports park, 5 neighborhood parks totaling 27.5 acres, pedestrian walkways and a trail system. All open space areas shall be fully integrated into the community and surrounding residential neighborhoods. Some neighborhoods will have recreational areas designed for their sole use as well as common areas such as aforementioned golf course, clubhouse, sports park, and lake facilities designed for use by all Menifee residents.
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SPECIFIC PLAN NO. 158,AMENDMENT No. 7 DRAFT – JULY 2021MARCH 2026 62 MENIFEE VILLAGE IV. DESIGN GUIDELINES
SPECIFIC PLAN NO. 158,AMENDMENT No. 7 DRAFT – JULY 2021MARCH 2026 63 2. SITING RESIDENTIAL STRUCTURES
The Menifee Specific Land Use Plan has been designed to stress clustering of residential uses in order to achieve significant and usable open space areas. In return, certain reductions in development standards shall be granted. Clustering of structures in hilly areas makes it possible to preserve steep slopes, rock outcroppings, and views, and also minimizes the need for grading of hillsides. Smaller structures are especially encouraged for use in medium and medium high-density residential areas of Menifee. Smaller building units may be clustered into interesting groupings to allow greater flexibility in site layout and preserve valuable open space for use by project residents (See Figure 61, Very High Density Residential Building Clusters). Therefore, whenever the situation permits, residential buildings may be organized into clusters of various sizes to provide a greater amount and variety of community open space.
Menifee has been carefully planned in order to maximize open space areas and preserve on-site natural features. When possible, structures should be sited to take full advantage of natural and man- made amenities, breezes, sun and wind orientation, and views. If desired, buildings may be oriented to facilitate the application of solar heating systems.
Residential buildings should be sited so that the spacing between buildings varies; consistent building spacing leads to undesirable repetition. Formal, barrack-like building arrangements should be avoided whenever possible. Streetscapes and open space areas may be made more interesting and diverse by varying building setbacks (See Figure 62, Residential Building Arrangements). Residential building facades that face on streets and/or major open space areas shall be highly articulated with multi-family dwelling units having staggered setbacks (See Figure 63, Primary Building Elevation). Long, straight, unbroken building facades and stereotypical units that produce monotonous elevations are strongly discouraged in favor of a highly differentiated structure that appears as a cluster of individual homes.
Additional variety in building and site design can be introduced by a simple square, rectangle, grid, or triangle design element, particularly in landscape elements.
Figure 64 through Figure 68 illustrate possible site layouts for residential neighborhoods. Plans for low, medium, and medium-high density residential neighborhoods are depicted. Refer to Figure 67B for typical layouts of the Small Lot Single Family product type (PA 3-2), and Figure 67C for the Condominium product type (PA 4-3A, and 4-4A).
3. SITING COMMERCIAL STRUCTURES
Within commercial areas, building placement and orientation should create interest within public areas.
Multiple buildings within a project should be clustered around plazas and pedestrian areas. When clustering is not possible, a visual link should be established though the use of an arcade system, trellis, or other open structure to unify the project. Plazas or common areas should be located near building entrances to ensure their use. Outdoor storage areas and loading docks should be architecturally screened from the street and adjacent residential uses.
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SPECIFIC PLAN NO. 158,AMENDMENT No. 7 DRAFT – JULY 2021MARCH 2026 74 4. PLANNING STREET SYSTEMS
The Roadway Circulation Plan (Figure 7) for Menifee shows an easily recognizable hierarchy of streets). The proposed street system will ensure easy motorist comprehension of the street system layout, thereby facilitating vehicular flow in the community. a. Ninety (90) degree bends should be avoided in Collector Roads whenever possible.
Streets should be fluid and flowing. Curvilinear streets can be used to provide visual interest (See Figure 69.)
b. Neighborhood entries should include landscaped entry medians with appropriate signage and lighting.
c. Safe and efficient bike lanes and pedestrian paths should connect primary project area streets (e.g. Menifee Road, Newport Road) and residential neighborhoods with the lake amenity and the Sports Park. See Figure 8 1 for the bikeway circulation plan.
5. ACCESSORY STRUCTURES
Patio covers, greenhouses, storage sheds, and other ancillary structures shall be located and designed to preserve the views and other special conditions of adjacent properties. In residential areas, accessory structures are permitted within side and rear yards, but strictly prohibited in front yards. When an accessory structure is constructed in a residential side yard, a six (6) foot high side yard privacy fence shall be constructed to help screen the structure.
All accessory structures shall be designed and constructed to reflect the scale, architectural style, and materials of adjacent major buildings. Said structures shall be of similar and compatible materials/color as the main building structure to which it is adjacent or attached. There is no required minimum roof pitch for accessory structures; a variety of roof types (including flat roofs) are permitted in all zones.
Accessory structures may require additional review by Community Development depending on the proposal.
6. LOADING SPACE
In addition to Section 18.13 of Ordinance No. 348 of Riverside County, the following provisions shall apply to all loading and service areas for commercial, public, and semi-public uses in Menifee. a. If a loading area in a commercial area faces a street, the loading area shall be set back a minimum of seventy (70) feet from the street and shall be screened from view from adjacent streets by opaque walls, fences, and/or landscaping. All walls and fences shall be constructed of materials, colors, and textures that relate to the surrounding architectural styles.
b. All loading areas bordering residential uses or open space or schools, shall be set back a minimum of twenty-five (25) feet from the adjacent property line and a six (6) MENIFEE VILLAGE IV. DESIGN GUIDELINES
SPECIFIC PLAN NO. 158,AMENDMENT No. 7 DRAFT – JULY 2021MARCH 2026 75 foot high solid masonry wall shall be constructed on the property line.
7. OUTDOOR STORAGE/EQUIPMENT AREAS
The following provisions shall apply to all loading and service areas in Menifee:
a. Storage areas, equipment, and mechanical devices shall not be located in any required setback area or side yard except for electrical or telephone equipment installed by the utilities.
b. Air conditioning equipment may be located in rear or side yards but shall be screened from view from any public street or adjacent public open space area by landscaping, walls, or fences (See Figure 70).
c. Screening shall be provided so that materials stored in the area and/or equipment at grade or on the roof are screened from view from all adjacent streets and properties at the same grade by structures, walls or fences, or landscaping (See Figure 70 and Figure 71)
d. Accessory structures in residential areas are permitted inside yard and rear yards only.
No accessory structures shall be constructed in any front yard setback area, unless specifically required by electric, gas, or other utility company.
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SPECIFIC PLAN NO. 158,AMENDMENT No. 7 DRAFT – JULY 2021MARCH 2026 79 8. GRADING SLOPES
The community of Menifee is located in a predominantly flat, semi-arid landscape punctuated at its edges by small, roundish, treeless hills. Much of the natural topography has been modified by agricultural operations and is no longer in a natural state. Only the hillsides retain the native coastal scrub vegetation. The hillsides are one of the few natural amenities existing on the project site.
Therefore, it is highly desirable to retain these hillsides in their natural condition. The community has been planned to minimize hillside grading; areas of hilly terrain have been designated for Very Low Density Residential and open space development. The following provisions are designed to preserve these hillsides as close to their existing condition as possible:
a. Grading in Residential and Community Open Space Zones. • Grading and reshaping of the natural terrain in all hillside areas (Low Density Residential and Community Open Space Zones) shall be minimized, particularly those areas with slopes in excess of twenty-five (25) percent.
• Whenever possible, slopes shall be retained in their existing, natural state. • When complete preservation of a hillside area is unfeasible or impractical, the grading shall be kept to the absolute minimum necessary to accommodate structures, parking, and accessory facilities.
• All final slopes in Low Density Residential and Community Open Space areas shall be contour graded wherever possible to form flowing, natural-appearing slopes, rather than harsh, angular, engineered slopes. The angle of the graded slope shall be blended gradually into the natural topography. For additional requirements for hillside grading, refer to the County of Riverside Hillside Development Standards.
b. All Zones.
• All developments shall be designed to follow, or flow with the natural contours of the site.
Natural floodways, drainage channels, slopes in excess of twenty-five (25) percent, and seismic fault zones MAY NOT be built upon and shall be designated as permanent open space. • Density transfers within Low Density Residential Planning Areas are permitted to compensate for the loss of buildable area due to implementation of the Hillside Development Standards of Riverside County. The Menifee Specific Plan provides the appropriate density range. • Earth berms are encouraged to provide visual relief from the flatness of the site, as well as physical separation between vehicular and pedestrian traffic.
MENIFEE VILLAGE IV. DESIGN GUIDELINES
SPECIFIC PLAN NO. 158,AMENDMENT No. 7 DRAFT – JULYOCTOBERJANUARYMARCH 202120256 80 B. ARCHITECTURAL GUIDELINES
1. ARCHITECTURE: INTRODUCTION
Each neighborhood within Menifee will have an individual identity and a distinct character. In order to achieve this sense of neighborhood identity, a wide range of product types will be offered.
Architectural diversity should be created by manipulating building materials, colors, and textures, in conjunction with architectural features (e.g. roofs, chimneys, windows, doors, fascias, trim, walls), rather than by designing buildings that vary greatly in architectural styles. Architecture should be of a style, massing, and color to complement and enhance the natural environment.
2. ARCHITECTURAL CONCEPT - RESIDENTIAL
Each village and/or neighborhood in Menifee should have a distinctive architectural product type and/or style associated with it. This will ensure that each residential development within Menifee will have a strong, coherent image and result in aesthetically pleasing communities. Possible architectural product types and/or styles are illustrated in Figure 72 through Figure 76. Figure 75B depicts two typical Small Lot Single Family front elevations, and Figure 75C and 75D depict two typical Condominium front elevations. It is important to note that the architectural graphics included herein are merely artists' conceptions of possible architectural designs and are meant to act as architectural guidelines only. These graphics are not intended as definitive examples.
3. ARCHITECTURAL CONCEPT - COMMERCIAL
The architectural style of commercial developments should respond to the residential area in which they reside. Different, though complimentary styles may be used to distinguish between residential and commercial buildings. Chosen styles should incorporate high quality detail that includes the use of loggias, towers, variations in building form, and color blocking to define buildings. Franchise architecture is strongly discouraged.
Frontages along pedestrian areas should have a greater level of detail, especially at the sidewalk level.
Likewise, those portions of buildings that are exposed to public view should have a higher level of treatment than those screened from public view. This can be achieved through variations in form, mass, scale, modulation, and architectural detail.
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SPECIFIC PLAN NO. 158,AMENDMENT No. 7 DRAFT – JULYOCTOBERJANUARYMARCH 202120256 89 4. BUILDING MASS, FORM, AND SCALE
Buildings in Menifee, as a general rule, should be designed low to the ground with a predominant horizontal emphasis. Residential structures, in particular, should relate to neighboring buildings in mass and bulk. A variety of floor plans and building elevations is encouraged within each residential neighborhood. The issue of scale is also important in areas where residential and commercial structures are adjacent to one another. Upper floors in residential structures may be stepped back, if desired, to reduce the visual impact on the structure and to allow additional sun access to lower areas of the building. If appropriate, residential buildings may be broken up with wings and courtyards to increase light and decrease the building mass.
Scale is also an important consideration in areas where residential and commercial structures are adjacent to one another. Large commercial structures should be articulated with a variety of surface treatments and accents (See Figure 77, Figure 78, and Figure 79). In other words, the visual impact of public and commercial buildings may be reduced by discouraging large "box- like" building configurations and designing smaller, more intimate structures. Commercial building forms should be simple and well proportioned, resulting in a balanced composition of elements. Building massing consisting of a mixture of heights provides visual interest and can break up large expanses. Towers and other vertical elements can be used to accentuate key elements such as building entries, pedestrian nodes, plazas, or courtyards. Windows, doors, and other architectural elements will also help to create interesting front building elevations.
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SPECIFIC PLAN NO. 158,AMENDMENT No. 7 DRAFT – JULYOCTOBERJANUARYMARCH 202120256 93 5. BUILDING ELEVATIONS
It should be assumed that buildings facing streets, project entries, and major open spaces within the boundaries of Menifee will be seen from all angles and therefore will need to be well-detailed and distinctly articulated (See Figure 80 and Figure 81). Special priority should be given to front and side elevations of structures located on comer lots, and also to rear facades that can be seen above community walls adjacent to open space areas. Likewise, major rear and side building entrances should receive treatment similar to front/main building entrances. In addition, long stretches of unbroken exterior walls are discouraged in favor of articulated elevations with projections, recesses, windows, doors, and specialized architectural detailing (See Figure 82).
Within commercial areas, primary exposures / elevations shall be appropriately detailed and articulated to be compatible with the architectural style of the neighborhood. The primary exposure of buildings greater than one story should use architectural elements, signage, and details to reduce the impact of higher volume spaces.
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SPECIFIC PLAN NO. 158,AMENDMENT No. 7 DRAFT – JULYOCTOBERJANUARYMARCH 202120256 97 6. BUILDING MATERIALS AND COLORS
Building materials and colors shall complement the natural, climatic, and built environment of Menifee. If desired, materials may be left in their natural state and allowed to weather and blend into the natural environment. All materials may be durable and require little maintenance. Large expanses of flat, windowless wall planes that are not articulated by materials or color are discouraged in all zones. Use of widely varying and contrasting materials should be limited. Contrasting materials may be employed in areas in which special emphasis is desired such as building entrances and patios.
Masonry and brick may be used to provide vertical and horizontal accents (e.g. chimneys, architectural banding) on buildings.
Paints, stains, and stucco shall be subdued and limited primarily to soft pastels, neutral colors, grays, and light to medium earth tones with selected contemporary accent colors and pure hues limited to moldings, doors, window frames, fascias, awnings, shutters, cornices, and accent trim. Contrasting materials, textures, and colors may be used to add emphasis to entry areas and significant architectural features. Wood may be treated with transparent stains or paints. a. Acceptable Building Materials: All Zones. Acceptable building materials include, but are not limited to, the following:
• Wood siding, including rough sawn wood.
• Wood shakes and shingles.
• Board and batten.
• Concrete, including tinted and stamped concrete.
• Stucco or plaster finish.
• Stucco-covered block, including walls.
• Rock and stone.
• Brick and used brick, in natural browns, tans, beiges, and subdued shades of red. • Rock and mission tile roofing.
b. In addition to the afore mentioned building materials, the following building materials are acceptable in General Commercial Zones and Quasi-Public Land Use Zones:
• Copper and galvanized roofing and accent trim.
• Painted steel.
c. Conditionally Acceptable Materials. Stucco is acceptable in all zones provided that it is integrally incorporated into the architecture on two or more elevations of the structure and is not finished with a heavy texture.
d. Discouraged Materials. The following list includes building materials that are discouraged but not strictly prohibited for use in Menifee:
MENIFEE VILLAGE IV. DESIGN GUIDELINES
SPECIFIC PLAN NO. 158,AMENDMENT No. 7 DRAFT – JULYOCTOBERJANUARYMARCH 202120256 98 • Residential Zones, Community Open Space Areas and Neighborhood Commercial Zones:
- Blue or green tiled roofs.
- Brightly painted steel roofs, excepting painted steel accent trim which is permitted.
- Copper and galvanized roofing.
- Fiberglass.
- Painted brick and stone, excepting stucco-covered masonry and painted concrete block or slump block walls which are pem1itted. - Mirrored glass.
Aluminum or vinyl/plastic siding.
- Asphalt or composition roofs.
• General Commercial Zone and Quasi-Public Land Use Zone:
- Aluminum or vinyl/plastic siding.
- Plain concrete block
- Plain concrete
- Plywood, sheet pressboard
- Highly reflective material
7. ROOFS
Roofs should serve as major structural and architectural design elements. A variety of roof types are permitted and encouraged. Roofs shall reflect the selected village, neighborhood, or product type architectural concept and respond to the style, materials, and scale of the building. Roof overhangs are encouraged; they provide essential shade and are also aesthetically pleasing. Solar panels and skylights may be installed in all zones of Menifee, provided they are designed as an integral part of the roof form. o Residential Dwellings: Primary/Major Structures
▪ A variety of roof types is encouraged including hip roofs, gable roofs, and peaked roofs. Roof pitches of 3:12 to 6:12 are permitted.
▪ Mansard, Gambrel and flat roofs are not recommended for use in the Menifee area. Flat roofs are prohibited.
▪ Roof heights and planes should vary to create interplay between the roof and the walls of the structure.
▪ Acceptable roofing materials in all residential zones include, but are not limited to, clay or concrete tile.
MENIFEE VILLAGE IV. DESIGN GUIDELINES
SPECIFIC PLAN NO. 158,AMENDMENT No. 7 DRAFT – JULYOCTOBERJANUARYMARCH 202120256 99 o Commercial and Industrial Buildings: Primary/Major Structures ▪ A variety of roof types is encouraged in all commercial zones including hip roofs, gable roofs, peaked roofs, and flat roofs. If pitched roofs are used in the Neighborhood Commercial Zone, it is suggested that roofs be pitched between 4:
12 and 6:12.
▪ Rooflines shall vary to reduce the overall mass of the building. Parapet walls and roof systems shall be designed to conceal all roof-mounted equipment from adjacent properties and public right-of-way. Flat roofs shall be disguised through the use of parapet walls.
▪ Acceptable materials for rooftops include, but are not limited to, clay or concrete tile, steel and galvanized roofing materials, and built-up (gravel) roofs. ▪ Accessory Structures. Accessory structures shall have roofs of similar and/or compatiblematerials as the primary or major structure. There is no minimum roof pitch required for accessory structures. Flat roofs on accessory structures are permitted in all zones in Menifee.
▪ Roofing Materials and Colors. Roofing and trim materials should be of similar materialsand complementary colors. Acceptable materials in all zones include clay or concrete tile. Composition, plastic, and wood roofing materials are prohibited for aesthetic and/or fire safety reasons. Roof vents and appurtenances shall be painted to match the roof color in all Residential and Neighborhood Commercial Zones.
8. CHIMNEYS
Chimneys should act as major vertical elements in the architecture. Caps on chimneys shall have low profiles; they should not be visually distractive. Acceptable building materials include stone veneer, brick (including used brick), stucco, and wood. Sheet metal is permitted for rain gutters, flashing, and similar uses, but generally should be painted with dark colors that do not stand out. In many cases, such metal may be painted to match the color of the fascia.
9. DOORS AND WINDOWS
By varying the spacing, sizes, shapes, and locations of door and window openings in building facades, structures may be made more visually interesting and attractive. However, care must be taken to avoid too much variety or the end result will be a chaotic, cluttered, building facade. It is especially important to vary the placement of doors and windows on buildings located in close proximity to each other in the same development. In addition, windows and doors may be recessed into or projected out of structures to emphasize important areas of the building.
To further enhance the individual identity of each structure, pot shelves, window boxes, and built-in planters may be utilized. However, all such containers must be easily accessible for plant maintenance.
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Window frames, mullions, awnings, and doorframes shall be color coordinated with the rest of the building. Decorative wrought iron grills on windows are discouraged. Doors may be somewhat ornate and include inset panels, carvings, and windowpanes. Pediments should not be used above windows or doors.
10. GARAGES AND CARPORT STRUCTURES
Garage and carport setbacks may be varied in order to enhance the streetscape scene. Garages and carports shall be constructed of materials compatible with the architectural style of the adjacent primary structures. Carports may be integrated with patio walls, lattice screens, and fences. When lattice screens are used, vines may be planted to visually soften the carports. Any carport located near to and visible from a public street shall use screens, landscaping, berms, or walls to screen the carport from views from the street. Carports are allowed only in Planning Area 2-6.
Garage doors may vary greatly from product type to product type: from simple designs to more elaborate patterns. Because garages are a major element in most structures, garage doors shall be fully integrated into the design of the architecture. Vary garage setbacks and treatments to provide relief from a monotonous streetscape. Unpainted or unstained plywood garage doors are not permitted.
Garage doors may be painted with accent colors that complement the architecture and provide visual variety along streetscapes. Garage doors may be constructed of a variety of materials.
11. PORCHES, ARCADES AND ENTRYWAYS
Entrances to buildings shall be clear and easily recognizable. Covered entrances, porches, and arcades are desirable because they serve to identify entrances and provide shelter from the sun and inclement weather. A protected entrance is not only functional, but also produces a sense of privacy. Front entrances should be designed as significant architectural features. Porches and entryways may be used to visually break up large, monolithic buildings into smaller units more in keeping with the desired human scale within Menifee. Covered breezeways and arcades may link residential and commercial structures to adjacent garages, parking facilities, and accessory structures. Porches may be used on buildings of two or more stories as a transition from nearby single-story structures to other taller structures. Porches may be constructed of wood, stucco, stone, brick, and other similar materials.
Wrought iron is seldom visually effective as a building or structure support because it is too insubstantial. However, wrought iron railings are acceptable.
12. BALCONIES AND OVERHANGS
Balconies and overhangs are desirable elements of a building that provide architectural interest and protection against the sun and inclement weather. Balconies are encouraged for inclusion in medium and high density residential areas since they provide residents with necessary outdoor areas and spaces.
Balconies and overhangs add visually to structures by breaking up wall masses, offsetting floors, and creating a sense of human scale. Most balconies on residential structures within Menifee should have solid railings of wood, masonry, or stucco. Accent tile may be used in moderate amounts. Wrought iron or pipe railings are discouraged in residential areas, but are acceptable in all commercial, public, and institutional structures. In all cases, balconies and overhangs shall be designed such that the detailing, form, color, and materials are similar and/or compatible to the main structure.
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In high density residential areas, balconies shall be designed to allow light to reach dwelling units on lower stories whenever possible. No balcony shall protrude more than ten (10) feet from any primary wall of a residential structure. There is no maximum protrusion for commercial or public structures.
13. REFUSE COLLECTION AREAS
Trash enclosures shall be harmonious with the overall design theme or concept of the development.
All trash enclosures shall be constructed in an architectural style similar to adjacent structures and of compatible materials. The following provisions shall apply to all refuse collection areas and trash enclosures in Menifee:
• Refuse collection areas or trash enclosures shall not be located within any required setback areas and shall be screened from off-site views by structures, solid walls or fences, and/or landscaping. Refuse collection areas shall be screened from views from any public street or adjacent residential area.
• Refuse collection areas or trash enclosures shall be conveniently accessible to the units/buildings they are designed to serve.
• Refuse collection areas and trash enclosures shall be located in such a manner as to minimize noise and odor nuisance.
• Refuse collection areas in commercial and open space areas shall be screened by landscaping, walls, fences, or other architectural features in such a manner as not to be visible from any public street or adjacent residential dwelling.
• Refuse collection areas in all Residential Zones and the Quasi-Public Land Use Zone shall be screened with a six-foot high solid fence or wall and have an opaque gate. • The number of refuse collection bins provided shall meet all City of Menifee policies and codes MENIFEE VILLAGE IV. DESIGN GUIDELINES
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C. LANDSCAPING GUIDELINES
1. LANDSCAPING INTRODUCTION
The community of Menifee is planned to preserve and enhance as many existing natural and manmade features as possible. These features include the valley floor, surrounding hillsides and their large rock outcroppings, and the Salt Creek Flood Control Channel. Much of the land within the community has been impacted previously by human activity (e.g. roads, agriculture), and is no longer in a natural biological state. Therefore, it is important to preserve as many remaining views and vistas as possible.
Careful planning of residential development will help prevent further destruction of natural amenities in the project area.
Because the site is predominately flat with slopes less than five percent, any noticeable change in grade provides relief from an otherwise visually monotonous landscape. Landscaped berming is permitted and encouraged to add visual interest to the flat landscape. All prominent rock outcroppings shall be maintained when feasible. In addition, the existing Salt Creek Flood Control Channel will be visually enhanced by grading and vegetation and incorporated into a proposed golf course development.
2. LANDSCAPE CONCEPT
The Menifee Specific Land Use Plan divides the approximately 1977 acres of the project area into five logical subareas or villages. For the purposes of the landscape concept, Villages One and Three have been combined to create "The Greens." The other villages include "The Lakes," "The Orchards," and "The Highlands" (See Figure 83.) These themes have been suggested either by the history of the project area and surrounding locale, or by specific site characteristics. Careful application of the landscape concept to development within the community of Menifee will transform the flat, barren topography, into a landscape of lakes, greenbelts, golf courses, and tree-lined streets MENIFEE VILLAGE IV. DESIGN GUIDELINES
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SPECIFIC PLAN NO. 158,AMENDMENT No. 7 DRAFT – JULY JANUARYMARCH 20212026 104
• The Greens Villages One and Three are combined to create an area designated as "The Greens." The landscaping in this area shall be designed to repeat the green, undulating, turf- covered landscape of the project golf course. Plantings should be limited primarily to large expanses of turf with informal groves of trees to provide definition and interest. Plantings in public Open Space areas and alongside streets shall be limited to one or more of the following trees:
Botanical Name Common Name
Albizia julibrissen Silk Tree
Arbutus unedo Strawberry Tree
Brachychiton populneus Bottle Tree
Cinnamomum camphora Camphor Tree
Eucalyptus microtheca Coolibah Tree
Eucalyptus papuana Ghost Gum
Eucalyptus torquata Coral Gum
Fraxinus o. ‘Raywood’ Raywood Ash
Geijera paquiflora Australian Willow
Lagerstroemia indica Crape Myrtle
Magnolia grandiflora Southern Magnolia
Pistachia chinensis Chinese Pistache
Platanus racemosa California Sycamore
Prunus Cericifera Purple Leaf Plum
Pyrus ‘Calleriana’ Callery Pear
Rhus lancea African Sumac
• The Lakes. Village Two is the site of a proposed lake and has therefore been appropriately named "The Lakes." This village is a conglomeration of water-oriented neighborhoods. The landscaping should try to recreate the feel and look at a riparian plant community. Public Open Space areas and streets shall be landscaped with one or more of the following trees:
Botanical Name Common Name
Albizia julibrissen Silk Tree
Acacia salicina Willow Acacia
Brachychiton populneus Bottle Tree
Callistemon citrinus Lemon Bottlebrush
Ceratonia siliqua Carob Tree
Cinnamomum camphora Camphor Tree
Gleditsia triacanthos Honey Locust
Lagerstroemia indica Crape Myrtle
Liquidambar styraciflua American Sweet Gum
Populus fremontii Freemont Cottonwood
Schinus mole California Pepper Tree
Ulmus parvifolia Chinese Elm
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• The Orchards. Village Four has been designated as "the Orchards." The landscaping should be designed to recall the historical and present agrarian land uses surrounding Menifee. Large rows of Eucalyptus windrows are desirable along boulevards, and plantings of orchard- type trees are encouraged. Trees in public open space areas and alongside streets shall be planted in formal grid patterns to suggest an orchard effect. Tree plantings in all public areas in "The Orchards" shall be limited to the following tree palette:
Botanical Name Common Name
Acacia farnesiana Sweet Acacia
Ceratonia siliqua Carob Tree
Citrus sp. Oranges, Lemons, Limes, Grapefruits
Eucalyptus rudis Desert Gum
Eucalyptus microtheca Coolibah Tree
Eucalyptus torquata Coral Gum
Ficus microcarpa nitida Indian Laurel Fig
Lagerstroemia indica Crape Myrtle
Populus fremontii Freemont Cottonwood
Pyrus Calleryana Callery Pear
Quercus ilex Holly Oak
• The Highlands. Village Five is located in the hilly, north- western comer of the project area and has been designated as "The Highlands." Evergreen and pine forest plant materials shall be planted in this village to evoke the mixed evergreen and pine forest that occurs naturally in the interior foothills of the local mountains. All plantings should reinforce the existing rolling hill character of the area. Tree plantings in public Open Space areas and alongside streets shall be limited to the following:
Botanical Name Common Name
Brachychiton populneus Bottle Tree
Cedrus deodara Deodar Cedar
Cupressus arizonica Arizona Cypress
Fraxinus o. ‘Raywood’ Raywood Ash
Ginkgo biloba Ginkgo
Lagerstroemia indica Crape Myrtle
Pinus canariensis Canary Island Pine
Pinus halepensis Aleppo Pine
Pistacia chinensis Chinese Pistache
Podocarpus gracilior Fem Pine
Liquidambar styraciflua Sweet Gum
Pyrus Calleryana Callery Pear
Rhus Lancea African Sumac
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3. NEIGHBORHOOD AND COMMUNITY ENTRIES
Each Village is composed of several smaller residential neighborhoods having two or more entries.
See Figure 84 for the location of neighborhood entries. These entries have been identified to receive special landscape treatment. This treatment may include, but is not limited to, signage walls; decorative lighting fixtures; stone, brick, or stucco walls; enhanced paving; large displays of flowering plants and annuals; and dramatic specimen trees and/or small, flowering trees.
In addition to the landscape themes for each village and neighborhood, there are major and minor and tertiary entries, as well as primary and secondary neighborhood entries that also require special consideration. (See Figure 85 through Figure 89). These entries, along with major arterial and secondary road rights-of-way tree plantings, will be directly provided for or arranged for by the master developer/landowner of Menifee Village. The community entries and street plantings will create a sense of arrival into Menifee Village and its various components by selective application of landscaped islands, decorative signage, and walls. The landscaping will also create an easily distinguishable hierarchy of entries and streets.
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4. STREETSCAPES
All Arterial Roadways (110-134 ft. R.O.W.), Major Roadways (110-134 ft. R.O.W.), and secondary Roads (88 ft. R.O.W.) shall be planted with one or More species of trees from the following list. Trees may be grouped together into clusters, if desired, but must average out to a spacing of one tree per every 30 linear feet of roadway:
Botanical Name Common Name
Cinnamomum Camphora Camphor Tree
Eucalyptus papuana Ghost Gum
Fraxinus velutina Arizona Ash
Liquidambar styraciflua Sweet Gum
Magnolia grandiflora Southern Magnolia
Pinus canariensis Canary Island Pine
Platanus acerifolia London Plane Tree
Washingtonia robusta Mexican Fan Palm
5. RECREATION AREAS/OPEN SPACE
A major feature or Menifee will be a centrally located 36-hole golf course on approximately 327.5 acres. The golf course will act as a major visual landscape element (See Figure 92 and Figure 93). In addition, a large Lake and a 5-acre neighborhood park/recreation center shall be located south of Newport Road. The lake is intended primarily as a visual amenity, but non-commercial fishing and small sailboats will be permitted. A 11 boats must receive approval from the homeowner' s association before they will be permitted on any project area lake. Refer to Figure 94 for suggested lake edge landscaping. The Neighborhood Park in Planning Area 2-13B will include restrooms, parking facilities, picnic areas, and a tot with playground equipment. A network of bicycle and pedestrian trails is planned to wind through the community connecting the open space areas with residential and commercial developments (see Figure 15).
In addition to the park planned in planning area 2-13B, a similar 58.2-acre park will be provided in Planning Area 5-6. (See Figure 90). Another 4.8 acres within Planning Area 3-10 also will be provided as a neighborhood park site and will feature a Class I bike trail and a portion of the equestrian trail easement. Two additional neighborhood parks are proposed within Planning Village 4, including a
4.98-acre park in Planning Area 4-7B and a 1.52.6-acre park within Planning Area 4-7D. These park facilities will be linked to the residential portions of Planning Village 4 via the greenbelts provided in Planning Areas 4-7A and 4-7C.
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LANDSCAPE BUFFERS
The Specific Land Use Plan is specifically designed to prevent incompatible land uses from locating adjacent to one another. The provisions included in this document attempt to further mitigate any potential problems arising between residential zones and areas used by the public or for commercial development. Figure 95 through Figure 105 illustrate suggested landscape treatment of buffersfor edge definition and screening between residential development and adjacent non-residential property. Trees and shrubs are also helpful to buffer commercial development from adjacent church, school, and community facility sites (See Figure 106, Figure 107, and Figure 108). For examples of possible treatment of slopes separating 1-215 from commercial development see Figure 109 and Figure 110.
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6. LANDSCAPE PLANTINGS
The planting concept should reinforce the overall community, neighborhood, or village "theme." This may be accomplished by defining and emphasizing vehicular and pedestrian circulation systems, existing natural site conditions, neighborhood identity and recreation/community use areas. • Unless a boulevard effect is desired, trees and shrubs should be clustered informally (except in "The Orchards") to provide focal points and accents, frame open space, and provide visual relief to the flat, valley floor. Formal, grid planting is recommended for all landscaping in "The Orchards."
• Community and neighborhood identity shall be promoted by using different street tree combinations and landscaping. Each neighborhood and major street shall have a unique planting palette.
• Drought resistant and tolerant plant materials are suggested and encouraged for all open space areas. Plant materials should be grouped together according to soil, light, and water requirements.
• Plant materials, either alone or in conjunction with fencing/walls or berms, should be used to screen parking areas and accessory structures from views from buildings and passing motorists (See Figure 111 and Figure 112).
• The terminus of a 3-way street intersection shall be planted with heavy vegetation to block headlight glare from nearby residences and to help motorists recognize that the street ends abruptly (See Figure 113).
• All slopes of over 25 percent shall be planned with low- maintenance trees, shrubs, and ground covers. Turf is not permitted on slopes of 25 percent and greater. • Shrubs and groundcovers are especially useful for providing foundation plantings to soften building edges and trees are useful for providing scale and vertical definition. • Use plants to soften building edges and humanize commercial developments. Plants may be also used to break up long, monotonous building facades. (See Figure 114).
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7. PAVING
The following provisions shall apply to all paving surfaces throughout the community of Menifee:
• Paved areas including entry walks, driveways, and patios shall be designed as an integral component of the architectural design. The monotony of a large unbroken smooth surface should be avoided. The integration of textured surfaced such as brick, heavy wood timbers, texture concrete, etc., is encouraged.
• Specialized paving materials in public plazas and gathering areas must be extended to the curb line to render visual continuity along the sidewalk and to serve as a unifying element binding the plaza area to the street.
• Decorative paving is acceptable and desirable for all public and community plazas and gathering areas. Decorative paving is discouraged for use in streets and at major street intersections.
• Nonskid surface materials are desirable for all paving areas. Such materials may include brick, stone, and pavers of varying aggregates and textures.
• All residential driveways shall be concrete; asphalt paving is not permitted for residential drives. Asphalt paving is permitted in all commercial areas and public and semi-public parking lots (including the Medium, Medium High, and High Density residential zones).
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8. WALLS AND FENCES
Walls and fences shall be designed as an integral component and extension of the building design and surrounding landscape. Periphery walls may be integrated into the adjacent structure and extended into the landscape to help integrate the building into its environment. Walls and fences shall be constructed of materials, colors, and textures that are similar and harmonious with the architecture. Particular importance shall be given to railing and cap details. Walls and fences may be offset occasionally to avoid visual monotony. Fencing and walls shall not be used to define the limits of property ownership, but for the creation of exterior privacy.
The following regulations shall apply to all walls, fences, and permanent screening structures.
Conformance with these requirements will be determined in accordance with the procedures for plan and design review as required in Article 4.0 of this document. Figure 115 shows the location of community theme walls and fences. Suggested wall and fence heights and materials are illustrated in Figure 116.
a. Wall and Fence Heights
RESIDENTIAL AND INSTITUTIONAL USES:
• Side and Rear: Fences and walls in areas other than the front setback shall be no higher than six (6) feet above grade. However, six (6) foot high fencing, from building to building, parallel to the street, shall be provided in all side yard areas between dwelling units.
COMMERCIAL USES:
• Front and Street side: Fences and walls in the front setback and street side setback areas shall be no higher than three and one-half (3-1/2) feet above grade. However, security fencing may be approved if there is a demonstrated need for security. The maximum height of this fencing shall be six (6) feet above grade.
• Side and Rear: Fences and walls shall be no higher than ten (10) feet above grade in all areas except the front setback and street side setback areas.
ALL OTHER USES:
• Front: Fences and walls shall be no higher than three and one-half (3-1/2) feet above grade in the front setback area.
• Street side fences and walls shall be no higher than three and one-half (3-1/2) feet above grade in the street side setback area. If there is no vehicular access from the street side setback area, the fence or wall may be six (6) feet above grade at the property line. • Side and Rear: Fences and walls in areas other than the front and street side setback areas shall be no higher than six (6) feet above grade.
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b. Permitted Wall and Fence Materials
Stone veneer, stucco (including stucco covered block), wood, split rail, masonry, brick (including used brick), slump block, wrought iron, and pipe railings are acceptable. c. Conditionally Acceptable Wall and Fence Materials
Glass and/or heavy break-resistant plastic are acceptable for use in fences and walls when necessary to preserve views while providing protection against winds, etc. if used in conjunction with another material such as wood, brick, masonry, or stucco.
d. Prohibited Wall and Fence Materials
Barbed wire, wire, electrically charged fences, plain exposed concrete block, plastic materials, corrugated metal, chain link and grape-stake are prohibited. Chain link may be used in industrial areas where not visible from any streets if battens are used. e. Color and Special J Wall and Fence Treatments
Walls and fences may be left natural or covered with stucco or paint, except for plain concrete block that must be painted or covered with stucco. When painted, walls and fences shall be painted in earthtone colors, white, or pale pastels. Bright, primary colors and high contrast materials are prohibited in all zones of Menifee. Brick or slump block walls may be painted. Stone surfaces shall remain natural and unpainted. All wooden fences shall be treated with stain to help prevent rotting and weathering; transparent stains are acceptable. Materials, colors, texture, and alignment of wall and fences shall be varied to relieve visual monotony.
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f. Special Wall and Fence Regulations
• A six-foot high masonry wall shall be constructed on each property line prior to development of any commercial related use that adjoins any parcel specifically zoned for residential use or designed for open space or as a school site.
• A six-foot solid wall or fence shall be constructed prior to development of any church or structure used primarily for religious purposes on the property line(s) on that side(s) of the parcel that abuts an area zoned for residential use.
• A six-foot solid fence or high masonry wall shall be constructed on any project property boundary line where the adjacent property is zoned for a different residential density than that zone in which the project is located.
• Private patio enclosures of product areas shall be constructed of materials to duplicate or be compatible with the textures and colors of the houses themselves. • A two-foot high (minimum) solid stone, brick, slump stone, or stucco covered block "theme" wall shall be constructed on the property line of any residential use that borders a golf course, community or neighborhood park, lake, or other open space area. Wrought iron or glass/plastic may be used in conjunction with the two-foot theme wall to preserve views, block winds, and for security purposes. In no event shall any fence or wall exceed six feet in height in these areas.
• All fences and walls connecting two separate residential dwelling units shall be of the same color and material and shall be compatible with the color and material of the architecture. • Long, unbroken walls should be broken up with landscaping - particularly vines and espaliered trees. When possible, an 18" minimum space should be left between paved areas and walls and fences to allow for landscaping.
9. SIGNAGE
In addition to standard traffic control signage, other types of signage are planned for Menifee. Each concept is illustrated in Figure 117.
• Commercial/industrial signage advertises the location of shopping and business areas.
Emphasis is on high quality signs and on identification of businesses as opposed to products. • Direction signage is used for street and path orientation. Emphasis is on clear identification of the circulation system with high quality signs.
• Residential signage promotes community identity. Emphasis is on identification of villages and neighborhoods with signage which promotes community identity and has high quality signs.
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10. LIGHTING
The level of on-site lighting as well as lighting fixtures shall comply with any and all applicable requirements and policies of the county of Riverside and the Mount Palomar observatory. Energy conservation, safety, and security should be emphasized when designing any lighting system.
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V. ADMINISTRATION
A. GENERAL ADMINISTRATION
1. INTRODUCTION
This chapter provides the implementation process for reviewing precise development plans and ensuring development consistency with the objectives of the Menifee Village Specific Plan (MVSP). This chapter also provides procedures for determining substantial conformity, if necessary, additional amendments to the MVSP. Additional information included in this chapter is potential funding mechanisms, and monitoring activities. a. Approval Authority
The administration and enforcement of all requirements and standards of the MVSP shall be the responsibility of the City of Menifee Community Development Director (Director).
The Director, or designated representative may approve, conditionally approve, or deny Minor Plot Plan applications, and meet the requirements of the MVSP, as well as requests for minor variances of MVSP standards. Major Plot Plans may need to be reviewed by the Planning Commission. The Director holds final approval authority for and enforcement of building permits, certificates of occupancy, sign permits, and temporary uses.
In any situation where the implementation of the MVSP requires a discretionary act or approval by the Director or designated representative, that act or approval will also require concurrence of the City Manager.
The Planning Commission (PC) may recommend approval, conditional approval, or denial of public use permits, applications for variances, MVSP amendments, and appeals to Planning Commission.
b. Interpretation
In the case of conflicts between the proposed specific plan regulations and the City of Menifee Zoning Ordinance, the provisions of the MVSP shall prevail.
In the case of uncertainty or ambiguity to the meaning or intent of any provision of the specific plan, the Director has the authority to interpret the intent of the provision. The Director has the authority to make interpretations and approve modifications to the MVSP, including the determination that a proposed project exceeds the flexibility, rules, and intent of the plan.
c. Severability
If any section, subsection, clause, or phase of this MVSP. Or future amendments or additions hereto, is for any reason held to be invalid or unconstitutional by the decision of any court, such decision shall not affect the validity of the remaining portions of the plan.
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2. REVIEW AND APPROVAL PROCESS
The following section outlines the process for review and approval of development plans subsequent to the approval of the MVSP.
a. Preapplication Conference
A pre-application conference with the Director or their designee should be held before an application for a proposed project in the MVSP area can be files and accepted for processing.
Representatives from various City departments may be invited to attend the conference to provide input at the discretion of the Director. More than one such meeting may be necessary to identify any significant issues that must be addressed as a part of the project implementation. b. Administrative Review and Plot Plans
Applications that comply with the provisions of the MVSP and do not require approval of a public use or conditional use permit may be approved or conditionally approved by the Director through approval of a plot plan. The plot plan process is outlined in Section 18.30 of the Menifee Municipal Code (MMC).
c. Variances
Where practical difficulties or unnecessary hardships would occur as a result of the strict interpretation and application of the provisions of the MVSP, a variance may be considered, subject to the findings of Section 18.27 of the MMC.
d. Substantial Conformance
Substantial conformance allows for administrative approval and interpretation of minor modifications to the MVSP text, graphics, and / or project design that do not change the meaning of the specific plan. Through the review and approval process, a project may be found in modifications to substantial conformance with the provisions of this document, and may be approved, conditionally approved, or denied by the Director under the circumstances listed below. The Director shall also have discretion to refer any such request for substantial conformance to the PC for interpretation action.
1. Adequacy of application submissions and documentation
2. Compliance with design requirements
3. Variations in landscape concept for location of landscape features, but not the total amount of landscaping required.
4. Adjustments in planning areas so long as the total acreage of that planning area does not increase or decrease by more than 15% of that stated in the MVSP
5. Decrease in project density
6. Adjustments in parking requirements in the absence of a shared parking study so long as the adjustment is not greater than 10% of those stated in the MVSP.
7. Realignment or modification of streets serving the project, lot lines, easement locations, and grading adjustments, if also approved by the City Engineer.
8. Change in utility and / or infrastructure serving agency.
9. Collector or public road alignment revisions when the centerline moves by less than ten feet.
10. Landscape, wall material, wall alignment and streetscape design modifications that are consistent with the design guidelines contained in this document.
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and are in conformance to the General Plan.
3. SPECIFIC PLAN AMENDMENTS
Additional Specific Plan Amendments may be necessary and requested at any time pursuant to Section 65453 (a) of the Government Code. Depending on the nature of the proposed Specific Plan amendment, a supplemental environmental analysis may be required, pursuant to the California Environmental Quality Act (CEQA) Guidelines Section 15162.
Any subsequent Specific Plan Amendment initiated by an applicant shall require preliminary review by the Director, filing of an official application and required materials supporting the amendment, and submittal of a fee deposit prior to Planning Commission and City Council review. All subsequent Specific Plan Amendments shall be adopted by ordinance and shall take effect 30 days after final adoption by the City Council.
B. IMPLEMENTATION
1. PHASING
This Specific Plan amendment represents the final phase of the MVSP. Therefore, all remaining unbuilt portions of the project will be completed in one phase.
2. FINANCING
Implementation of the Menifee Village Specific Plan will require the Master Developer or their designee(s) to assure that all required on- and off-site infrastructure, facilities, and improvements are installed, constructed, and completed prior to or concurrent with need. The improvements contemplated may consist of elements for use by the public, as well as for exclusive use of the property owners and their tenants. Once constructed, long-term maintenance of improvements will be required, and the party responsible for maintaining those improvements may vary depending on whether they are dedicated for public use or privately owned. If dedicated for public use, the maintenance could be maintained by a City established maintenance district.
It is anticipated that a significant portion of the initial improvements will be constructed using private funding. Certain elements of the improvements, however, may use assessments or other mechanisms described above.
Specific Plan financing mechanisms may also include offers of dedication, fee dedications, and/or easements; assessment districts; infrastructure financing districts (e.g., open space management/maintenance, lighting and landscaping, bridge and thoroughfares); exactions; and reimbursement agreements. This summary of allowable financing mechanisms is provided as a guideline; actual implementation of financing mechanisms will be accomplished pursuant to established procedures, laws, and regulations applicable to such financing mechanisms.
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VI. GENERAL PLAN CONSISTENCY
Table VI – below provides a comparison of the City of Menifee General Plan with the portions of the Specific Plan to be revised.
Table VI – 1
General Plan Consistency Analysis
Relevant Policy Analysis of Project Consistency
LAND USE POLICY
• 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 of where they can live, work,
shop, and recreate within Menifee.
This Specific Plan revision introduces two
new housing types, Small Lot Single Family
and Condominium, multi-family housing.
These provide greater diversity of options
than the original plan.
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.
This is the last phase of a master planned
community approved in 1982. The infill
location is served largely by existing
infrastructure including existing transit routes.
LU-1.2: 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
A wider range of housing types and price
ranges is proposed by this plan, serving a
wider range of the population.
LU-1.4: Preserve, protect, and enhance
established rural, estate, and residential
neighborhoods by providing sensitive and welldesigned transitions (building design, landscape, etc.) between these neighborhoods
and adjoining areas.
Development within PA 4-3 and 4-4 has been
clustered to preserve existing rock formations.
An additional 39.1 acres of open space has
been set aside.
LU-1.5: Support development and land use
patterns, where appropriate, that reduce
reliance on the automobile and capitalize on
multimodal transportation opportunities
The proposed development areas are
connected to the regional trail system, as
shown in Figure 8, Pedestrian Circulation /
Bikeway Plan.
LU-1.7: Ensure neighborhood amenities and
public facilities (natural open space areas,
parks, libraries, schools, trails, etc.) are
distributed equitably throughout the city.
The overall community includes 6.5 acres of
areas designated as Community Facilities
Center (CFC). This represents a decease of
3.5 acres over the existing plan.
LU-1.8: Ensure new development is carefully
designed to avoid or incorporate natural
features, including washes, creeks, and
hillsides.
PA 4-3 and 4-4 have been redesigned to
avoid the existing rock formation areas by
increasing the residential density from
Medium to High density.
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CIRCULATION ELEMENT
C-2: A bikeway and community pedestrian
network that facilitates and encourages
nonmotorized travel throughout the City of
Menifee
The proposed residential areas are connected
to the City of Menifee pedestrian network
through community hiking and biking trails, as
shown in Figure 8. These trails connect to
Class I off-road bike trails and community onstreet bike lanes that lead to the larger regional trail system.
C-2.2: Provide off-street multipurpose trails and
on-street bike lanes as our primary paths of
citywide travel, and explore the shared use of
low speed roadways for connectivity wherever
it is safe to do so
OPEN SPACE ELEMENT
OSC-3: Undisturbed slopes, hillsides, rock
outcroppings, and other natural landforms that
enhance the City's environmental setting and
rich cultural and historical past and present.
PA 4-3 and 4-4 have been redesigned to
preserve an additional 39.1 acres of open
space, compared to the existing plan. Existing
rock outcroppings have been preserved to the
greatest extent possible, and residential
development has been clustered to reduce
the development area.
OCS-3.1: Identify and preserve the view
corridors and outstanding scenic vistas within
the city
OCS-3.2: Promote thoughtful hillside
development that respects the natural
landscape by designing houses that fit into the
natural contours of the slope and sensitive
development that preserves and protects
important cultural and biological resources.
OCS-3.3: Encourage the use of clustered
development and other site planning strategies
to facilitate the preservation of the city's natural
landforms, boulders, and rock outcroppings.
OCS-3.4: Support the preservation of natural
vegetation and rock outcroppings during and
after the construction process.
OCS-3.5: Develop suitable long-term
preservation plans with appropriate Native
American tribes who have ancestral lands
within the city to ensure the perpetual
preservation of cultural resources, boulders,
and rock outcroppings protected under this
policy.
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SAFETY ELEMENT
S-2: A community that has used engineering
solutions to reduce or eliminate the potential for
injury, loss of life, property damage, and
economic and social disruption caused by
geologic hazards such as slope instability;
compressible, collapsible, expansive or
corrosive soils; and subsidence due to
groundwater withdrawal.
A geological study has been completed and
will be submitted with the other technical
studies. All geological hazards have been
addressed within the proposed plan.
S-2.1: Require all new developments to
mitigate the geologic hazards that have the
potential to impact habitable structures and
other improvements.
• S-2.3: Minimize grading and modifications to the
natural topography to prevent the potential for
man-induced slope failures.
Proposed grading within Village 4 has been
greatly reduced compared to the existing plan
– refer to Figure 15, PA 4 Grading Plan.
S-3: A community that is minimally disrupted by
flooding and inundation hazards.
The northern portion of Village 4 is adjacent to
the Salt Creek floodplain channel. Areas
adjacent to the flooding hazard have been
graded to mitigate flood hazards. Refer to
Figure 17, PA 4 Storm Drainage Plan. The
proposed drainage facilities are to comply
with all City of Menifee General Plan
requirements.
S-3.1: Require that all new developments and
redevelopments in areas susceptible to
flooding (such as the 100-year floodplain and
areas known to the city to flood during intense
or prolonged rainfall events) incorporate
mitigation measures designed to mitigate flood
hazards.
• S-3.2: Reduce flood hazards in developed areas
known to flood.
S-3.3: Use technology to identify flood-prone
areas and to notify residents and motorists of
impending flood hazards and evacuation
procedures.
S-3.4: Develop floodplains as parks, nature
trails, equestrian parks, golf courses, or other
types of recreational facilities or joint-use
facilities that can withstand periodic inundation
wherever feasible.
S-4: A community that has effective fire
mitigation and response measures in place,
and as a result is minimally impacted by
wildland and structure fires.
Planning Areas 4-3 and 4-4 are within a Very
High Fire Hazard Zone. This constraint has
been taken into consideration in the planning
of the neighborhoods, and a 100-foot wide
fuel modification area has been designated
and shown in Figure 14. All buildings within
this area will be constructed using Class B
construction per the California Building Code
(7A construction).
S-4.1: Require fire-resistant building
construction materials, the use of vegetation
control methods, and other construction and fire
prevention features to reduce the hazard of
wildland fire
MENIFEE VILLAGE VI. GENERAL PLAN CONSISTENCY
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S-4.2: Ensure, to the maximum extent possible,
that fire services, such as firefighting equipment
and personnel, infrastructure, and response
times, are adequate for all sections of the city.
S-4.3: Use technology to identify flood-prone
areas and to notify residents and motorists of
impending flood hazards and evacuation
procedures.
S-4.4: Review development proposals for
impacts to fire facilities and compatibility with
fire areas or mitigate.
ECONOMIC DEVELOPMENT ELEMENT
ED-3: A mix of land uses that generates a fiscal
balance to support and enhance the
community's quality of life.
The proposed plan includes a balance of
residential, commercial, community
facilities, and open space. The proposed
number of units has been reduced by 36
compared to the existing planZoning,
resulting in a reduced demand for
community services. Commercial
development has also been reduced by
1.9 acres which is balanced by the
reduction in residential units.been
increased by 9.4 (8.9)acres (8.9)8.9
acres increasing Economicincreasing
Economic Development
ED-3.1: Incorporate short-term and long-term
economic and fiscal implications of proposed
actions into decision making.
ED-3.2: Establish a land use plan that is fiscally
sustainable at buildout, because different land
uses provide different fiscal balances (revenues
in excess of the costs required to provide public
facilities and services).