TO: HONORABLE CHAIR AND MEMBERS OF THE PLANNING
COMMISSION
FROM: Carl Stiehl, City Planner
PREPARED BY: Dennis Watts, Senior Planner
SUBJECT:
title
Tentative Parcel Map 39163 (PLAN-MAPS-2025-00022) to Subdivide 5.08 Acres into 2 Parcels Located North of Murrieta Hot Springs Road and East of Alta Murrieta Road
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RECOMMENDATION
recommendation
Consider and approve the environmental determination that the project is Categorically Exempt pursuant to Section 15315 (Minor Land Divisions), Class 15 of the Guidelines for Implementation of the California Environmental Quality Act (CEQA), California Code of Regulations (CCR) Title 14; and
Adopt a Resolution entitled, A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF MURRIETA APPROVING TENTATIVE PARCEL MAP NO. 39163 (PLAN-MAPS-2025-00022) TO SUBDIVIDE 5.08 ACRES INTO 2 PARCELS LOCATED NORTH OF MURRIETA HOT SPRINGS ROAD AND EAST OF ALTA MURRIETA ROAD (APN: 912-020-010), based on the findings stated in the Resolution and subject to the Conditions of Approval in Exhibit A.
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PRIOR ACTION/VOTE
None
EXECUTIVE SUMMARY
The proposed Tentative Parcel Map 39163 is to subdivide an approximate 5-acre parcel into two parcels within an existing shopping center (Murrieta Town Center East) located on the north side of Murrieta Hot Springs Road, east of Alta Murrieta Road. Proposed Parcel 1 is currently developed with a commercial building, landscaping, and parking while, Parcel 2 currently has a partially developed pad consisting of existing parking spaces, drive aisles, and undeveloped areas.
PROJECT DESCRIPTION
Application Type: Tentative Parcel Map 39163
(PLAN-MAPS-2025-00022)
Applicant: W & W Land Design Consultants, Inc.
Property Owner: Yuqing Fu
Site Area: 5.08 acres
Project Location: Northeast corner of Murrieta Hot Springs Road and
Alta Murrieta Road, APN: 912-020-010
Site General Plan/Zoning: Commercial Land Use/Neighborhood Commercial Zone (NC)
Adjacent Zoning/Land Use:
North: Single-Family 1 (SF-1)/ Existing Single Family
Residences
South:
East: Single-Family 1 (SF-1)/Existing Single Family
Residences
West: Neighborhood Commercial Zone (NC)/Existing Retail Center (Murrieta Town Center East)
The proposal is to subdivide 5.08 acres into two (2) parcels within the Neighborhood Commercial Zone. The proposed lot sizes for Parcel 1 and Parcel 2 are 1.63 acres and 3.45 acres, respectively. The project site includes an existing operating restaurant, and the northern portion of the parcel (which will be Parcel 2) is currently vacant, with an existing parking lot with 99 parking stalls and landscaping. Both parcels can be accessed off of Murrieta Hot Springs Road and Alta Murrieta Road west through the existing retail center, via existing access easements.
CONSISTENCY ANALYSIS
Zoning / General Plan Consistency:
The proposed Tentative Parcel Map is a request to subdivide the subject 5.08-acre parcel into two (2) lots, 1.63 and 3.45 acres, which meet the minimum lot size for the Neighborhood Commercial Zone. The creation of the two (2) new parcels is intended to allow the option for parcel/building ownership and development. The map requires Conditions, Covenants, and Restrictions (CC&Rs) and a common area Manager to be assigned for the maintenance of the access, parking areas, and landscaping. The proposed Tentative Parcel Map does not change the proposed land use; therefore, the map does not affect the consistency with the General Plan and Zoning designations. The Tentative Parcel Map meets the findings required by MDC Section 16.94.080.D and can be found in the Resolution (Attachment 1).
Traffic Circulation / Access & Egress:
The proposed access to the parcels will be provided at existing access points into Town Center East off of Murrieta Hot Springs Road and Alta Murrieta Road. Parcels 1 and 2 have access from Murrieta Hot Springs Road and Alta Murrieta Road, as stated in the existing CC&Rs per Instrument No 2005-0239552. A 30-foot-wide reciprocal access easement will be provided along the new lot line between Parcel 1 and Parcel 2, connecting to the existing reciprocal access easements.
Parking:
The Project is not proposing any development and no new parking spaces are proposed. Existing parking spaces will remain and will be adjusted upon future development. There are currently 99 parking stalls contained within Parcel 2 which will be counted toward the required parking for any future development. In the meantime, the spaces serve as overflow parking. Parcel 1 currently has an existing restaurant business (11,399 square feet), which requires 99 parking spaces based on 5,940 square feet of dining area at a parking ratio of 1/75 (80 spaces) and 5,459 square feet of service area at a parking ratio of 1/300 (19 spaces). There are 99 parking spaces within Parcel 1; therefore, the current business use meets the parking requirements within the proposed parcel.
ENVIRONMENTAL DETERMINATION
The project has been determined to be Categorically Exempt pursuant to Section 15315 (Minor Land Divisions), Class 15 of the Guidelines for Implementation of the California Environmental Quality Act (CEQA), California Code of Regulations (CCR) Title 14. The proposed parcel map is zoned Neighborhood Commercial; the division involves four or fewer parcels and is in conformance with the General Plan and zoning; no variances or exceptions are required for the site; all services and access to the proposed parcels are available; the parcel has not been involved in the division of a larger parcel within the past two years; and the parcel does not have an average slope greater than 20 percent.
NOTICING
The project was noticed in compliance with Section 16.76 of the Development Code. The City posted a sign on the property, mailed notices to property owners within a 300-foot radius, and advertised in the newspaper a minimum of 10 days prior to the hearing.
ATTACHMENTS
1. Resolution
Exhibit A - Draft Conditions of Approval
2. Vicinity Map
3. Plans for TPM 39163
4. Draft NOE