French Valley Crossings Development Agreement (DA) 2026-00006

This item approves a Development Agreement (DA) for the French Valley Crossings commercial center in Murrieta, extending its existing entitlements for 10 years, from September 9, 2026, to September 9, 2036. The project is located at the southwest corner of Winchester Road (Highway 79) and Clinton Keith Road (APN 963-060-086), encompassing approximately 10.153 acres.

Project Scope: The development includes a 37,800 sq ft commercial center (revised to 34,560 sq ft across seven pads) featuring a fueling station, convenience store, car wash (5,724 sq ft), and six other retail/restaurant uses, some with drive-thrus. This DA vests the developer's right to proceed with the project under the existing land use regulations and approvals (Tentative Parcel Map 35036, Development Plan, Conditional Use Permit, and Variance), limiting the City's ability to impose new regulations that would alter the project's density, intensity, or scope.

Public Benefits & Conditions: The City anticipates benefits from new sales tax revenue, job creation, and retail services. Key conditions include the developer's responsibility for all offsite public improvements (e.g., ADA-compliant pedestrian ramps, street, storm drain), undergrounding of new utilities (with an exception for existing SCE poles), and adherence to Mt. Palomar Lighting Pollution Control Standards (LED limits 4050 lumens max, 3000K kelvin). The project also requires 65% construction waste recycling and compliance with new EV charging requirements for non-residential uses. All public improvements must be completed prior to the first certificate of occupancy. The DA relies on previously adopted CEQA approvals, with no new environmental analysis required as the project itself is not being altered, only its timeline.