TO: HONORABLE CHAIR AND MEMBERS OF THE PLANNING
COMMISSION
FROM: Carl Stiehl, City Planner
PREPARED BY: Aaron Rintamaki, Associate Planner
SUBJECT:
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Tentative Parcel Map 39172 (PLAN-Maps-2025-00025) a Map to Subdivide 12.21 Acres into 6 Parcels
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RECOMMENDATION
recommendation
1. Consider and Approve the Notice of Exemption for Residential, Commercial, and Mixed-Use projects that are consistent with an adopted specific plan pursuant to the Guidelines for Implementation of the California Environmental Quality Act (CEQA) Section 15182 of Title 14, Division 6, Chapter 3 of the California Code of Regulations, and Public Resources Code Section 21083.3; (see Attachment 2);
2. Adopt a Resolution entitled: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF MURRIETA TO APPROVE TENTATIVE PARCEL MAP 39172 (PLAN-MAPS-2025-00025), A MAP SUBDIVIDING 12.21 ACRES TOTALING 3 PARCELS INTO 6 PARCELS BASED ON THE FINDINGS AND SUBJECT TO THE CONDITIONS OF APPROVAL IN EXHIBIT A (APN’S: 963-070-058, 963-070-059, 963-070-060).
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ENVIRONMENTAL
Section 21083.3 of the Public Resources Code and Section 15182 of the CEQA Guidelines provide an exemption for projects that are consistent with an adopted specific plan and are consistent with the development density established by existing zoning, community plan, or general plan policies for which an EIR was certified and would not result in any impacts peculiar to the project site. As documented in the attached 15182 consistency analysis (see Attachment 2.a.) and as conditioned, the Project meets all applicable criteria and, thus, is exempt per Section 15182 of the CEQA Guidelines. See Attachment 2.b. for the Notice of Exemption. The previously certified Adobe Springs Specific Plan Final Environmental Impact Report (SCH# 2015-051079) adequately addresses the potential environmental impacts of the project.
EXECUTIVE SUMMARY
The project site is located within the Adobe Springs Specific Plan No. 21, approved by City Council on December 20, 2016, for residential, business park, and open space uses. The residential portion of the specific plan has been developed, the open space area is being avoided as planned, and the business park portion is now being implemented. This proposed Tentative Parcel Map (TPM) 39172 reconfigures the underlying Parcel Map (PM) 36733, Parcels 2, 3, and 4 of Adobe Springs Specific Plan for future development within Planning Areas 4, 5, and 6. The reconfiguration results in three existing parcels being subdivided into six parcels, all within the footprints of the larger parcels established under the previous PM 36733. Therefore, TPM 39172 proposes no change to more intensive anticipated uses from the Specific Plan and EIR in less intensive development overall for Business Park purposes within these original parent parcels.
BACKGROUND
PROJECT DESCRIPTION
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Application Type: |
PLAN-MAPS-2025-00025 |
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Applicant: |
Brett Albrecht, Murrieta KLC Holdings 130, LLC |
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Property Owner: |
Murrieta KLC Holdings 130, LLC |
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Site Area: |
12.21 gross acres, 11.33 net acres |
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Project Location: |
Southwest corner of Winchester Road/State Highway 79 North and Willow Springs Road (Assessor Parcel Numbers 963-070-058, 963-070-059, 963-070-060) |
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Site General Plan/Zoning: |
Business Park/Business Park (BP) |
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Adjacent Zoning/Land Use: |
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North: |
Business Park, The Moose Lodge |
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South: |
Murrieta Springs SP-309 Single-Family (SF-1)/ Existing Single-Family homes |
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East: |
State Highway 79/Winchester Road/ County of Riverside Jurisdiction beyond /Existing Landscape Nursery |
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West: |
Adobe Springs SP-21 Open Space (OS) and Single-Family 2 (SF-2)/Existing Single-Family homes and open space |
The City Council certified Adobe Springs Specific Plan Final Environmental Impact Report (SCH# 2015-051079) and approved a General Plan Amendment, Zone Change, Adobe Springs Specific Plan No. 21, Tentative Tract Map 36779, Tentative Parcel Map 36733, and a Development Plan 2015-616 on December 20, 2016, to subdivide the property into five parcels and a remainder parcel. Parcel 1 was the residential portion of the specific plan; Parcels 2, 3, and 4 were designated for business park uses, and Parcel 5 is a slope easement and a dedication to the Regional Conservation Authority (RCA). Parcel 1 is developed with existing single-family units and Parcel 5 remains as open space for the RCA. The Applicant is proposing a re-subdivision of Parcels 2, 3, and 4 already entitled for development under the Adobe Springs Specific Plan and Parcel Map 36733.
Zoning / General Plan Consistency:
The proposed Tentative Parcel Map is consistent with and implements Adobe Springs Specific Plan No. 21 and the City’s General Plan, the Goals and Policies outlined in the Plan, and the Development Code (Title 16 of the Murrieta Municipal Code). The Specific Plan, Development Code, and General Plan findings are in the Resolution (Attachment 1).
Tentative Parcel Map:
Tentative Parcel Map (TPM) 39172 proposes to subdivide Parcels 2, 3, and 4 of the previously recorded Parcel Map PM 36733. The original acreages of these parcels under PM 36733 were: Parcel 2 consisting of 2.65 acres, Parcel 3 consisting of 3.56 acres, and Parcel 4 consisting of 6.01 acres. These parcels correspond to Planning Areas (PAs) 4, 5, and 6, respectively, within the Adobe Springs Specific Plan, all of which are designated for Business Park (BP) use. The proposed subdivision of TPM 39172 is as follows:
• Parcel 2 of PM 36733 (2.65 acres) will be reconfigured into Parcels 1 and 2 of TPM 39172 as depicted in Figure 1.4-1.
• Parcel 3 of PM 36733 (3.56 acres) will be reconfigured into Parcels 3 and 4 of TPM 39172 as depicted in Figure 1.4-2.
• Parcel 4 of PM 36733 (6.01 acres) will be reconfigured into Parcels 5 and 6 of TPM 39172 as depicted in Figure 1.4-3.
The developable portions of TPM 39172 (Parcels 1, 4, and 5) will be required to adhere to all applicable development standards for Business Park use as set forth in the Adobe Springs Specific Plan for PAs 4, 5, and 6. These standards include, but are not limited to, Floor Area Ratio (FAR), building height, setbacks, permitted uses, architectural guidelines, and landscaping requirements.
The proposed detention basins are consistent with the Specific Plan's comprehensive approach to drainage and stormwater management. The Specific Plan's Drainage Plan and Master Drainage Plan detail the system for managing stormwater, including the use of basins. The certified EIR for the Specific Plan also addressed Water Quality Management Plan (WQMP) requirements, which typically involve such basins for treatment and/or detention.
Similarly, the utilization of an area as open space (TPM 39172 Parcel 6) aligns with the Specific Plan's objectives and provisions for open space. While Planning Area 7 is the primary large-scale conservation open space within the Adobe Springs Specific Plan, the Plan also acknowledges the potential for "private open space uses/acreage that will be located in the residential or business park planning areas - PAs 1 through 6". This open space can serve as landscape buffering, provide visual relief, or contribute to site-specific environmental considerations. The configuration of TPM 39172 Parcel 6, designated an area for avoidance of development, was designed to facilitate the preservation of additional cultural resources identified during grading operations.
TPM 39172 represents a re-subdivision of land already entitled for development under the Adobe Springs Specific Plan and refined through a prior parcel map (PM 36733). The reduction in developable area is a direct outcome of dedicating portions of the original Business Park parcels to non-building uses, specifically detention basins and open space (Parcel 6), which are often integral components of comprehensive site development. The City Council's December 2016 approval of PM 36733 signifies that the area in question was already formally subdivided for the type of development (Business Park) anticipated by the Specific Plan. TPM 39172 represents a further refinement of this land division, consistent with the Specific Plan as noted above, rather than an entirely new land division proposal on unmapped land.
NOTICING
The Project's public notice was provided under Chapter 16.76 of the Development Code, consisting of a published public hearing notice in the Press Enterprise newspaper, a posted sign on the property, and notices mailed to all property owners within 300 feet of the project.
ATTACHMENTS
1) Resolution
Exhibit A - Conditions of Approval (Tentative Tract Map)
2) Environmental:
a. 15182 Consistency Analysis
b. Notice of Exemption (15182)
3) Project plans including:
a. Tentative Parcel Map
b. Vicinity Map