TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
FROM: David Chantarangsu, AICP, Development Services Director
PREPARED BY: David Chantarangsu, AICP, Development Services Director
SUBJECT:
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Introduction of an Ordinance Authorizing a Development Agreement between the City of Murrieta and French Valley Crossings, LP, a California limited partnership and Phelan Service Station, LP a California limited partnership, related to the Development of the French Valley Crossings
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ABSTRACT
The City Council will conduct a public hearing and consider the adoption of an ordinance approving a 10-year Development Agreement to extend the development period of an approved approximately 37,800 square foot shopping center known as French Valley Crossings located at the southwest corner of Clinton Keith Road and Winchester Road.
RECOMMENDATION
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Receive the staff report and conduct the public hearing;
Find that the proposed Development Agreement is in compliance with the provisions of the California Environmental Quality Act (CEQA) Guidelines, Section 15162, and that no further analysis is required under CEQA in connection with the approval of the Development Agreement; and
Introduce and conduct the first reading of Ordinance No. 631-26 entitled: An Uncodified Ordinance of the City Council of the City of Murrieta, California, Approving a Development Agreement with French Valley Crossings, LP and Phelan Service Station, LP to Extend the Entitlements for the Development of a Commercial Shopping Center at the Southwest Corner of Winchester Road (Highway 79) and Clinton Keith Road (Development Agreement).
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PRIOR ACTION/VOTE
In 2018, the Planning Commission approved the development of this project. Subsequent modifications to the site plan and extensions of the Planning Commission’s development approvals have been approved administratively by staff pursuant to the Murrieta Development Code (MDC) found in Murrieta Municipal Code Title 16.
At its meeting of March 25, 2026, after conducting a public hearing, the Planning Commission voted unanimously to recommend approval of the Development Agreement to the City Council (see Attachment 2).
STRATEGIC ALIGNMENT
The City Council’s goal of aggressively pursue economic development is associated with this administrative priority.
DISCUSSION
The subject property is an approximate 10-acre parcel located at the southwest corner of Winchester Road and Clinton Keith Road (Site). Development of the Site has been anticipated since 2005 and was associated with the development of the property to the north, which is referred to as the Murrieta Marketplace. The Site’s planned separation from the Murrieta Marketplace occurred with Riverside County’s completion of the extension of Clinton Keith Road in 2024, which connected to Winchester Road. The original approval contemplated the development of a 37,800 square foot commercial center and private and public infrastructure on the Site. Development of the Site includes a fueling station, convenience store, car wash, and six other retail uses with drive-thru uses and freestanding pads, and includes a parcel map for the division of the Site into various parcels to facilitate the lease and financing of new commercial buildings on the Site. Collectively, these uses and improvements are referred to as the “Project”. The Development Agreement will extend the entitlements described above for 10 years. This will allow sufficient time for the construction of the Project, which will benefit the City by providing new restaurants, retail uses, and a gas station. More importantly, this Project will generate sales tax payable to the City.
The approved site plan is included as Exhibit A to the Development Agreement.
PUBLIC NOTICING
Notices regarding the public hearing were mailed to property owners of properties located within 300 feet of the Site. The agenda item has been noticed according to the Brown Act (72 hours in advance of the meeting at which the City Council considers the item).
CEQA AND REGULATORY OVERVIEW
The Planning Commission recommends that the City Council determine that the proposed Development Agreement is in compliance with the provisions of CEQA Guideline Section 15162 and that no further analysis is required under CEQA in connection with the approval of the Development Agreement. This finding can be made because the proposed Development Agreement does not alter the approved Project, the proposed Development Agreement only extends time for the entitlements. Accordingly, no new environmental impacts will be created as a result of the approval of the Development Agreement and the prior CEQA Approvals remain adequate.
FISCAL IMPACT
Approving the Development Agreement has no fiscal impact. Development of a new shopping center will eventually generate property and sales-tax revenue that can be used to fund City services and facilities.
ATTACHMENTS
ATT 1 - Ordinance No. 631-26
ATT 2 - French Valley Planning Commission Report