Approval of mixed-use project denied by Planning Commission

Mike Naggar, representing the applicant, addresses the Menifee Planning Commission on Aug. 14

By Doug Spoon, Editor

Concerns about the environmental impact and proposed use of space resulted in the Menifee Planning Commission's denial Wednesday night of plans for a mixed-use development that has been in the works for about four years.

The project, called the Mill Creek Promenade, is proposed as a mix of commercial and residential units on a 58-acre site south of Garbani Road and between Haun Road and Sherman Road. The applicant addressing the comission was Mike Naggar, representing a development team for the project.

The 3-2 vote to deny approval of the project was the same as a vote to deny the proposal for a cell tower in Wheatfield Park earlier in the meeting. Commissioners Robert Karwin, Earl Phillips and Chris Thomas voted to request that staff bring bck a denial resolution to the Sept. 11 meeting, keeping the public hearing open in the interim. Commissioners Randy Madrid and Benjamin Diederich were the two votes against the motion and thus in favor of the project.

According to the staff presentation, Mill Creek Promenade would consist of:

-- 194 townhomes on 15 acres, including three open spaces areas with picnic tables, a half basketball court, sand volleyball court, clubhouse with gym, swimming pool, tot lot playgrounds and community garden.

-- 204 single-family residences in a clustered "motor court" development on 22 acres, with amenities similar to the townhomes.

-- A 117,000-square-foot commercial center including seven one- and two-story buildings housing retail, office and restaurant space on 15 acres.

-- A 33,000-square-foot business park on roughly 3 acres.

-- Open space covering 1.69 acres.

The project would be built in what is identified by the City of Menifee as an economic development corridor, meaning the majority of development in that strip of land just west of the 215 Freeway is reserved for business development. According to the City's general plan, residential development should not exceed 15 percent of the total EDC acreage.

Thomas took exception to the proportions of this project, saying it is proposed as approximately 64 percent residential and 34 percent business.

"The definition is that residential plays a supportive role, not the primary role," Thomas said. "This is exactly opposite."

Karwin expressed concern that there wouldn't be sufficient revenue from the commercial end of the project to offset the increased traffic. An already congested traffic corridor from the intersection of Haun and Newport Roads southbound would be worsened, especially until the Holland freeway overpass is built.

Jonathan Smith, city engineer, said the overpass isn't expected to be built for at least three years.

The proposal calls for the developer to pay for a percentage of road improvements to address the issue, but those will pay primarily for lane re-striping and additional turn lanes. Naggar said the developer's financial contributions would address "approximately 16 percent" of the cumulative impact of increased traffic on Newport Road.

"What if they start moving on this project and the Holland overpass is still three years down the road?" Karwin asked. Is there a timeline to see what would happen without the Holland overpass?"

The response from Tony Ulloa, city public works manager over streets:

"Without the Holland overpass, traffic impacts would be tough to mitigate."

Naggar pointed out that the developer has held community meetings about the project, giving residents the opportunity for input. However, the staff presentation on the project documented that Planning Commissioners at a workshop in 2016 expressed concern about the ratio between residential and business.

Phillips agreed with Thomas and Karwin about their concerns.

"You're talking about putting three thousand more people in that area," Phillips said. "Look at the emergency response situations. As the years progress, it's going to complicate that area."

Naggar expressed confidence that the timing of the project would match well enough with the timing of the Holland Road overpass.

"I would estimate we would be under construction in about three years, which would match nicely with the Holland overpass," Naggar said.

Damon Allen, one of two residents to speak against the project, said he "found deficiencies in the EIR." He pointed out concerns that the proposal asks for a "statement of overriding considerations" regarding the Environment Impact Report.

According to the staff presentation, "The EIR determined that the project could result in significant and unavoidable impacts under the categories of Air Quality, Greenhouse Gas, Noise (off-site
impacts only), and Traffic/Transportation based on the analysis and findings in the DEIR, and require adoption of Statement of Consideration."

Considering all factors, Thomas recommended denial, which became formal when his motion to do so was approved. The applicant may appear at the Sept. 11 meeting, when the resolution of denial is presented.

"If we're going to give up economic space, what are we getting in terms of revenue?" Karwin asked. "This project isn't consistent with the definition of the EDC. And in my opinion, the significant impact to the environment has not been overidden."