APPEAL 2023 -00003
Murrieta Hot Springs Road at Jefferson
Residences Apartments
Staff Presentation
Aaron Rintamaki, Associate Planner
Jarrett Ramaiya, Deputy Director
Brian Stephenson, City Traffic Engineer
City Council May 7, 2024
Received After Agenda Printed
05/07/2024 - Regular Meeting
Item 19 - Staff Presentation
2 Planning Commission
March 27, 2024:
• Planning Commission held a public
hearing on this project, and
• Approved Development Plan permit
2022-2605 by a vote of 3-1-1
JEFFERSON AVENUE Gated Emergency AccessMain Entry
Secondary ingress/egress
Off-site City-owned property and portion Yoder Wash
MURRIETA HOT SPRINGS ROAD
Appellant:
Environmental document
is deficient in the analysis and
disclosure of impacts as required by
the California Environmental Quality
Act (CEQA).
Appeal Points
LOS C vs. D (Murrieta Hot Springs Road)
LOS F for proposed southbound left turn intersectional movements (Jefferson Avenue) The lack of disclosure for LOS deficiencies that would address traffic safety, is an environmental impact
Appeal Points
Timing of Capital Improvement Plan (off-site segment of MHSR) Project
City owned:
Future, timing
unknown, CIP
widening project
over portion of
Yoder Wash
Future signalized intersection to be
implemented by another project
Project: halfway street improvements, two through lanes, striping, right turn lane for ingress, new driveway (right in/right out only), off-site striping, and off-site sidewalk Appeal Points
Design speed on Murrieta Hot Springs Road
Project
City owned
Red: traffic lane
Green: sidewalk
Appeal Points
Design speed on Murrieta Hot Springs Road
Applicant has designed the Street Improvement Plan for a design speed of 45 MPH; 60 MPH is the standard.
Appeal Points
Development Plan permit
Recreational Amenities:
Planning Commission raised concerns with lack of age-
appropriate amenities (e.g., infants, toddlers, children, youth, teen, families).
The appellant requests an updated plan that addresses
the lack of amenities that speak to the spectrum of future residents (families, children, teenagers, young
adults/professionals, and retirees).
The Development Plan portion of the appeal will be
scheduled once the Project’s CEQA appeal is
concluded.
Per the Development Code, before an appeal is
heard by the city council or planning
commission, the director shall provide an
opportunity through a meet and confer process
to discuss the issues on appeal and determine
whether a common solution to the appeal exists.
Meeting held on 05/01/24 (Appellant, Applicant,
Staff)
No agreements were made.
MEET AND CONFER
Letter received from Cox
Castle on 05/05/24
Substantial Evidence to support Appeal
Memo provided by Engineering
13 Adopt Resolution No. 24-4739 entitled: A Resolution of the City Council of the City of Murrieta Denying the Appeal of the Planning Commission’s Approval A Mitigated Negative Declaration for Development Plan Permit No. 2022-2605/2023-00006 (DP 2022-2605/2023-00006) for Construction of 387 Multi-Family Units and Associated Amenities and Improvements, Located Southeast of the Intersection of Murrieta Hot Springs Road and Jefferson Avenue (APN 910-410-011) and Adopting the Mitigated Negative Declaration and Upholding the MND for Development Plan Permit 2022-2605/2023- 00006, Relating to the Proposal to Construct 387 Multi-Family Apartment Units, Totaling 521,178 square feet on an 18-Acre Parcel.
Recommendations
(to deny the appeal):
14 Adopt Resolution No. 24-4740 entitled: A Resolution of The City Council of the City of Murrieta Approving the Appeal and Overturning the Planning Commission Decision Adopting A Mitigated Negative Declaration for Development Plan Permit No. 2022- 2605/2023-00006 (DP 2022-2605/2023-00006) for Construction of 387 Multi-Family Units and Associated Amenities and Improvements, Located Southeast of the Intersection of Murrieta Hot Springs Road and Jefferson Avenue (APN 910-410-011) and finding that: (i) there is substantial evidence in the record that supports a fair argument that further environmental study concerning traffic safety and hazards, General Plan conflicts, and the Project’s lack of compliance with City roadway standards which were not adequately analyzed or disclosed to the public in the MND for Development Plan Permit 2022-2605/2023-0006 pursuant to the requirements of CEQA, and (ii) that the Project requires the preparation of further analysis of Project environmental impacts pertaining to traffic safety hazards, General Plan conflicts, and compliance with City roadway standards as specified in the resolution, and (iii) the Development Services Director is directed Page 7 of 8 City Council Meeting Agenda May 7, 2024 to consider any new information obtained concerning the Project’s environmental impacts related to the Project as described above and proceed in a manner in compliance with CEQA to include the new information in the Project’s Initial Study supporting the MND and to identify feasible mitigation measures to avoid or substantially lessen the potentially significant impacts identified by the additional environmental analysis or require the preparation of an Environmental Impact Report if the impacts identified are determined to be significant and can’t be mitigated to less than significant.
Based upon the additional information and issues raised in the appeal regarding the Initial Study’s incomplete analysis of certain potential traffic safety impacts, staff recommends the City Council grant the Appeal on the basis of substantial evidence presented by the Appellant.
Recommendations
APPEAL 2023 -00003
Murrieta Hot Springs Road at Jefferson
Residences Apartments
City Council May 7, 2024
1 TIER
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3'-0" CLEAR WORK SPACE
3'-0" CLEAR WORK SPACE
6'-0" CLEAR WORK SPACE
5'-0" CLEAR DRIVE AISLE
5'-0" CLEAR DRIVE AISLE
TRANSFORMER
5'-0" CLEAR DRIVE AISLE
3'-0" CLEAR WORK SPACE
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12'-0" CLEAR MAINTENANCE
VEHICLE PASSAGEWAY
MURRIETA HOT SPRINGS ROAD
EV EV EV EV
JEFFERSON AVENUE
MADISON AVENUENORTH