PC22-573RESOLUTION NO. PC 22-573
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
MENIFEE, CALIFORNIA RECOMMENDING CITY COUNCIL
APPROVAL OF GENERAL PLAN AMENDMENT NO. PLN21.O1OO,
CHANGE OF ZONE NO. PLN21.O101, SPECIFIC PLAN AMENDMENT
NO. 2019-006, TENTATTVE PARCEL MAP NO. 38156 (PLN21-0205),
AND PLOT PLAN NO. 2019.005 FOR THE CONSTRUCTION OF TWO
CONCRETE TILT.UP BUILDINGS TOTALING 1,640,130 SQUARE
FEET ON APPROXIMATELY 72 NET ACRES LOCATED IN THE
MENIFEE NORTH SPECIFIC PLAN, PLANNING AREA 2
(INDUSTRIAL).
WHEREAS, on January 7, 2019, the applicant, Motte Town Center One, LLC,
filed a formal application with the City of Menifee for the approval of Specific Plan
Amendment No. 2019-006 (fourth amendment to the Menifee North Specific Plan) to
modify the boundary of the Menifee No(h Specific Plan to include APN 331-140-010,
331-140-018, 331-140-021 and 331-110-027 within Planning Area 2 and to provide
technical corrections, and Plot Plan No. 2019-005 for the construction of two concrete
tilt-up industrial buildings for a total square footage of '1,325,063 square feet on
approximately 69.7 net acres located east of Trumble Road, west of Dawson Avenue,
south of Ethanac Road, and north of Mclaughlin Road; and,
WHEREAS, on September 25, 2019, the Project applicant changed from Motte
Town Center One, LLC to Cores lndustrial Partners, LLC, represented by Jon Kelly; and
WHEREAS, on March 10, 2021, the Project applicant filed a formal application
for the approval of General Plan Amendment No. PLN21-0100 and Change of Zone No.
PLN21-0101 tochangeAPN 331-140-021 and331-'1 10-027 fromHeavy lndustrial (Hl) to
Specific Plan (SP) and 331-140-021 and 331-140-018 from Business Park (BP) to
Specific Plan (SP). The Proiect site area also increased from 69.7 net acres to 72.12 net
acres by incorporating two additional parcels The total building square footage also
increased to 1 ,640,1 30 square feet; and
WHEREAS, on May 26, 2021,lhe Project applicant filed a formal application for
theapproval of Tentative Parcel Map No. 38156 (PLN21-0205) to combine (APNs 331-
140- 0'10, 331-140-018, 331-140-021, and 331-140-025) into one parcel for a total of 56
grossacres and a proposal to combine (APNS 331-110-035, 331-1 10-027, and 331-110-
041) into one parcel for a total of 21.79 gross acres; and
WHEREAS, collectively, all the applications are refened to as the "Poect" or
"Menifee Commerce Cente/'; and
WHEREAS, the City of Menifee wishes to protect and preserve the quality of
the life throughout the City, through effective land use and planning; and
WHEREAS, Conditions of Approval have been prepared and attached hereto as
Exhibit "A" of the resolution; and
WHEREAS, a detailed visual for General Plan Amendment No. PLN21-0100 has
been prepared and attached hereto as Exhibit "8" of the resolution; and
WHEREAS, a detailed visual for Change of Zone No. PLN21-0101 has been
prepared and attached hereto as Exhibit "C" of the resolution; and
WHEREAS, Specific Plan Amendment No. 2019-006 is the fourth proposed
amendment to the Menifee North Specific Plan and includes technical corrections and
boundary changes to Planning Area 2. The "track changes" document to the Specific
Plan has been prepared and aftached hereto as Exhibit "D" of the resolution; and
WHEREAS, on September 28, 2022, the Planning Commission held a duly
noticed public hearing on the Project, considered all public testimony as well as all
materials in the staff report and accompanying documents for General Plan Amendment
No. PLN21- 0100, Change of Zone No. PLN21-0101, Specific Plan Amendment No.
2019-006, Plot Plan No.2019-005 Tentative Parcel Map No. 38156 (PLN21-0205) and
including the consideration of the Final ElR, which hearing was publicly noticed by a
publication in the newspaper of general circulation, an agenda posting, and notice to
property owners and non-owner residents within 300 feet of the Project boundaries, and
to persons requesting public notice; and
WHEREAS, all other legal prerequisites to the adoption of this resolution have
occurred.
NOW, THEREFORE, the Planning Commission of the City of Menifee resolves
as follows:
Section 1: The City of Menifee's Planning Commission hereby makes the following
findings for General Plan Amendment No. PLN21-0100 in accordance with Title I,
Article 2, Chapter 9.50,070 "Findings for Approval" of the City of Menifee
Comprehensive Development Code:
Finding I -The amendment is consistent with the intent of the vision, goals and
policies of the General Plan as a whole.
The Project site's existing land use designation is composed of the
following: Menifee North Specific Plan (SP), Business Park (BP), and
Heavy lndustrial (Hl) and an existing zoning of Menifee North SP,
Business ParUlight lndustrial (BP), and Heavy lndustrial/Manufacturing
(Hl). The proposed Poect would be located within Planning Area (PA) 2
which is an area designated lndustrial under the Menifee North Specific
Plan (SP). As noted above, the Project site is made up of three different
land use designations. The majority of the Project site is designated as
lndustrial under the Menifee North SP. Three parcels make up the
majority and the balance of the site is made up of small pockets of land
consisting of four parcels (two parcels designated as Heavy lndustrial (Hl)
and two parcels designated Business Park (BP). All three designations
(Menifee North SP (lndustrial), Heavy lndustrial (Hl), and Business Park
(BP) allow for the development of industrial and warehousing related uses
which the proposed Project is consistent with.
Page 2 of 15
However, because four parcels making up a minority of the Project site
differ from the Menifee North SP (lndustrial) designation, Discretionary
Actions and Approvals would be required to consolidate the site's
designation to Menifee North SP, and thus, provide for a single set of
development and design standards to be uniformly applied to the entirety
of the Project site under the Menifee North SP PA 2.
The proposed General Plan Amendment would change the General Plan
land use designation of APN 331-140-010 and 331-110-027 from Heavy
lndustrial (Hl) to Specific Plan (SP) and APN 331-140-021 and 331-140-
018 from Business Park (BP) to Specific Plan (SP).
When originally adopted, the Menifee North Specific Plan Planning Area 2
boundary excluded several small properties along the outside edges and
in the middle of the planning area. lt is unknown why these properties
were not originally designated as Specific Plan but from a land use
planning perspective, incorporating the subject parcels into the
Specific Plan allows for concentrated growth, creates place and
identity, and provides infrastructure efficiently.
Finding 2 - The amendment prescribes reasonable controls and standards for
affected land uses to ensure compatibility and integrity of those
uses with other established uses.
lncorporating the four parcels is specifically intended to meet the finding
to prescribe reasonable controls and standards for affected land uses and
to ensure compatibility and integrity of those uses with other established
uses. Without the amendment, there would be multiple development
standards. The amendment would address this inconsistency and ensure
the integrity of the approved specific plan land uses. The Specific Plan
was found to be compatible with other established uses in the area.
Finding 3 - The amendment provides for the protection of the general health,
safety and/or welfare of the community.
The amendment proposed to incorporate four parcels currently
designated as Heavy lndustrial and Business Park, into the Menifee North
Specific Plan. To ensure that the amendment would not affect the general
health, safety and/or welfare of the community, an environmental impact
report was prepared to analyze potential impacts to the surrounding
community. The EIR determined that potential rmpacts would all be less
than significant with the necessary mitigation incorporated, except for
significant and unavoidable impacts to Air Quality and Greenhouse Gas.
A Statement of Overriding Considerations is included for the EIR stating
that the impacts of the project are acceptable and outweighed by the
benefits of the project. With the exception of these environmental
categories (Air Quality and Greenhouse Gas) the proposed entitlements
are not anticipated to create conditions materially detrimental to the public
Page 3 of 15
Section 2: The City of Menifee's Planning Commission hereby makes the following
findings for Change of Zone No. PLN21-0101 in accordance with Title 9, Article 2,
Chapter 9.115.070 "Findings for Approval" of the City of Menifee Comprehensive
Development Code:
Finding 1 - The proposed change of zone is consistent with the intent of the
goals and policies of the General Plan.
The land use and zoning designation of the site is Specific Plan, Heavy
lndustrial and Business Park. The change of zone proposes to change
the zoning of APN 331-'140-010 and 331-110-027 from Heavy lndustrial
(Hl) to Menifee North Specific Plan and APN 331-140-021 and 331-140-
018 from Business Park (BP) to Menifee North Specific Plan- All parcels
would be zoned as Menifee North Specific Plan, Planning Area 2
(lndustrial).
The intent of the Specific Plan general plan land use designation is to
recognize areas where an existing specific plan is in place and to provide
policies, standards and criteria for the development or redevelopment of
these areas. All three designations (Menifee North SP "lndustrial", Heavy
lndustrial, and Business Park) allow for the development of industrial and
warehousing related uses which the proposed project is consistent.
However, because four parcels making up a minority of the Project site
differ from the Menifee North SP designation, Discretionary Actions and
Approvals are being required to consolidate the site's designation to
Menifee North SP, and thus, provide for a single set of development and
design standards to be uniformly applied to the entirety of the Project site
under the Menifee North SP PA 2. The project is consistent with the
development standards and design guidelines of the Menifee North
Specific Plan and therefore consistent with the General Plan.
Finding 2 - The proposed change of zone prescribes reasonable controls
and standards to ensure compatibility with other established uses.
The prolect site is generally bounded by Ethanac Road to the north, a
flood control channel, Southern California Edison Easement and
Mclaughlin Road to the south, Trumble Road to the west, and Dawson
Road to the east. The proposed change of zone as described above, is
compatible with the surrounding established uses. Surrounding uses
include non-conforming residential uses, commercial establishments, and
other industrial uses. The Project site is surrounded by business park
zoning, public utility corridor zoning, or other parts of the Menifee North
Specific Plan, Planning Area 2. The Project has been designed to include
reasonable controls and standards such as increased setbacks, screen
walls, shielded lighting, and landscape buffers to ensure compatibility with
Page 4 of 15
health, safety and general welfare or injurious to or incompatible with
other properties or land uses in the project vicinity.
established uses. The Poect complies with all other established controls
and standards outlined in the Menifee North Specific Plan.
Finding 3 The proposed change of zone provides reasonable property
development rights while protecting environmentally sensitive land
uses and species,
The property development rights are compatible and consrstent with
surrounding developments and the adopted City of Menifee Municipal
Code and Menifee North Specific Plan. All proposed properties that are
proposed with the change of zone are directly adjacent to existing areas
of the Menifee North Speciflc Plan. Planning Area 2 in the Menifee North
Specific Plan would be increased by 6.4 acres from 138.8 acres to 145.2
acres (4.6% increase).
Biological reports were conducted to determine sensitive plant and animal
species onsite and applicable mitigation measures included in the EIR
were included for their protection. The EIR also includes additional
reports to determine consistency with the Western Riverside County
Multiple Species Habitat Conservation Plan (WR-MSHCP) such as
riparian/riverine areas, vernal pools, narrow endemic plant species,
burrowing owl, and fairy shrimp. Review and mitigation coordination
occurred with the applicable state and federal wildlife agencies.
Therefore, the change of zone provides reasonable property development
rights while protecting environmentally sensitive land uses and species.
Finding 4 - The proposed zone or amendments to this Title ensures protection
of the general health, safety and welfare of the community.
The Change of Zone will not result in conditions detrimental to the public
health, safety, or general welfare as designed and conditioned. The
associated entitlements have been reviewed and conditioned by the City
of Menifee Community Development, Engineering, Building and Safety
and Fire Departments to ensure that it will not create conditions materially
detrimental to the surrounding uses. Conditions of approval include
landscaping, roadway improvements consistent with the General Plan,
expanded sidewalks and a network of bike lanes and to encourage non-
vehicular travel, fire infrastructure, and drainage improvements that will
benefit the Project site and surrounding areas.
ln addition, environmental impacts resulting from the implementation of
the Project and associated Change of Zone have been analyzed in the
Menifee Commerce Center Environmental lmpact Report (ElR). The EIR
determined that potential impacts would all be less than significant with
the necessary mitigation incorporated, except for significant and
unavoidable impacts to Air Quality and Greenhouse Gas. A Statement of
Overriding Considerations is included for the EIR stating that the impacts
Page 5 of 15
of the project are acceptable and outweighed by the benefits of the
project. With the exception of these environmental categories (Air Quality,
and Greenhouse Gas) the proposed entitlements are not anticipated to
create conditions materially detrimental to the public health, safety and
general welfare or injurious to or incompatible with other properties or
land uses in the Project vicinity.
Section 3: The City of Menifee's Planning Commission hereby makes the following
findings for Specific Plan Amendment No. 2019-006 in accordance with Title 9, Article 2,
Chapter 9.100.070 "Findings for Approval" of the City of Menifee Comprehensive
Development Code:
Finding 1 - The specific plan amendment is consistent with the intent of the
goals and policies of the General Plan and is not inconsistent with
any element thereof.
The Project site's existing land use designation is composed of the
following: Menifee North Specific Plan (SP), Business Park (BP), and
Heavy lndustrial (Hl) and an existing zoning of Menifee North SP,
Business Parldlight lndustrial (BP), and Heavy lndustrial/Manufacturing
(Hl). The proposed Project wouid be located within Planning Area (PA) 2
which is an area designated Planning Area 2: lndustrial, under the
Menifee North Specific Plan (SP). As noted above, the Project site is
made up of three different land use designations. The large majority of
the project site (over 90%) is designated as lndustrial under the SP.
Three parcels make up the majority and the balance of the site is made
up of small pockets of land consisting of four parcels (two parcels
designated as Heavy lndustrial (Hl) and two parcels designated Business
Park (BP). All three designations (Menifee North SP (lndustrial), Heavy
lndustrial (Hl), and Business Park (BP) allow for the development of
industrial and warehousing related uses which the proposed Project is
consistent with.
However, because four parcels making up a minority of the Project site
differ from the Menifee North SP lndustrial designation, Discretionary
Actions and Approvals would be required to consolidate the site's
designation to Menifee North SP, and thus, provide for a single set of
development and design standards to be uniformly applied to the entirety
of the Project site under the Menifee North SP PA 2.
The small size of the existing four parcels that are proposed to be
incorporated into the Specific Plan are not of a sufficient size to have a
viable Heavy lndustrial or Business Park use developed. By incorporating
Page 6 of 15
The proposed Specific Plan Amendment would change the boundary of
the Menifee North Specific Plan, Planning Area 2, to incorporate APN
331-140-010, 331-140-018, 331-140-021 and 331-110-027, thereby
increasing the total acreage of Planning Area 2 from 138.8 acres lo 145.2
acres, an approximately 4.6% increase.
the properties into the specific plan, consistency with General Plan
policies is achieved by concentrating growth in strategic locations,
creating place and identity, and providing infrastructure efficiently. The
Specific Plan Amendment would also support development that reduces
reliance on the automobile and capitalizes on multimodal transportation
opportunities by providing approximately 1 mile of new paved sidewalk
infrastructure on Trumble Road, Sherman Road, and Dawson Road and
bike lanes on Trumble Road and Sherman Road. The Project would
provide connection points for residents that are currently unimproved dirt
roads. This Project also complies with the General Plan policies to require
roadways to comply with federal, state and local design and safety
standards and to provide aesthetically appealing street trees on the
roadways.
The Project site is not identified in the City's Housing Element as a
Housing Opportunity Site for residential. The Housing Element did not
assume the site would contribute any dwelling units. The Project would,
therefore, not conflict with any density range anticipated in the Housing
Element for the site. For these reasons, the P@ect is not inconsistent
with and of the City's General Plan elements and is consistent with its
objectives, policies, and programs.
Finding 2 - The specific plan amendment prescribes reasonable controls
and standards for affected land uses to ensure compatibility and
integrity of those uses with other established uses.
The Project site is generally bounded by Ethanac Road to the north, a
flood control channel, Southern California Edison Easement and
Mclaughlin Road to the south, Trumble Road to the west, and Dawson
Road to the east. The proposed specific plan amendment as described
above, is compatible with the surrounding established uses. Surroundinguses include non-conforming residential uses, commercial
establishments, and other industrial uses. The Project site is surrounded
by business park zoning, public utility corridor zoning, or other parts of the
Menifee North Specific Plan, Planning Area 2. The Project has been
designed to include reasonable controls and standards such as increased
setbacks, screen walls, shielded lighting, and landscape buffers to ensure
compatibility with established uses. The Project complies with all other
established controls and standards outlined in the Menifee North Specific
Plan to ensure compatibility and integrity of the Poect with other
established uses.
Finding 3 - The specific plan provides reasonable property development rights
while protecting environmentally sensitive land uses and species.
The property development rights are compatible and consistent with
surrounding developments and the adopted City of Menifee Municipal
Code and Menifee North Specific Plan. All proposed properties that are
Page 7 of 15
proposed with the specific plan amendment are directly adjacent to
existing areas of the Menifee North Specific Plan. Planning Area 2 in the
Menifee North Specific Plan would be increased by 6.4 acres from 138.8
acres to 145.2 acres (4.6% increase).
Biological reports were conducted to determine sensitive plant and animal
species onsite and applicable mitigation measures included in the EIR
were included for their protection. The EIR also includes additional
reports to determine mnsistency with the Western Riverside County
Multiple Species Habitat Conservatron Plan (WR-MSHCP) such as
riparian/riverine areas, vernal pools, narrow endemic plant species,
burrowing owl, and fairy shrimp. Review and mitigation coordination
occurred with the applicable state and federal wildlife agencies.
Therefore, the specific plan amendment provides reasonable property
development rights while protecting environmentally sensitive land uses
and species.
Finding 4 - The specific plan provides for the protection of the health, safety,
and/or general welfare of the community.
The specific plan amendment will not result in conditions detrimental to
the public health, safety, or general welfare as designed and conditioned.
The associated entitlements have been reviewed and conditioned by the
City of Menifee Community Development, Engineering, Building and
Safety and Fire Departments to ensure that it will not create conditions
materially detrimental to the surrounding uses. Conditions of approval
rnclude landscaping, roadway improvements consistent with the General
Plan, expanded sidewalks and a network of bike lanes to encourage non-
vehicular travel, fire infrastructure, and drainage improvements that will
benefit the Project site and surrounding areas.
ln addition, environmental impacts resulting from the implementation of
the Project and associated specific plan amendment have been analyzed
in the Menifee Commerce Center Environmental lmpact Report (ElR).
The EIR determined that potential impacts would all be less than
significant with the necessary mitigation incorporated, except for
significant and unavoidable impacts to Air Quality and Greenhouse Gas.
A Statement of Overriding Considerations is included for the EIR stating
that the impacts of the project are acceptable and outweighed by the
benefits of the project. With the exception of these environmental
categories (Air Quality, and Greenhouse Gas) the proposed entitlements
are not anticipated to create conditions materially detrimental to the public
health, safety and general welfare or injurious to or incompatible with
other properties or land uses in the Project vicinity.
Page 8 of 15
Section 4: The City of Menifee's Planning Commission hereby makes the following
findings for Tentative Parcel Map No. 38156 (PLN21-0205) in accordance with Title 7,
Article 2, Chapter 7.20.090 "Findings for Approval for Tentative Maps" of the City of
Menifee Subdivision Code:
Finding 1 - The proposed subdivision and the design and improvements of the
subdivision is consistent with the Development Code, General Plan,
any applicable specific plan, and the Menifee Municipal Code.
The Project site is designated Specific Plan (SP), Heavy lndustrial (Hl),
and Business Park (BP) according to the City of Menifee General Plan.
The Project is proposing to change the General Plan land use designation
and zone of four of the seven project site parcel to Menifee North Specific
Plan for consistency across the entire Project site. The proposed
Tentative Parcel Map would combine APNs 331-140-010,33'1-140-018,
331-140-021, and 331-140-025 into one parcel totaling 56 gross acres
and combine APNs 331-1 10-035, 331-1 10-027, and 331-1 10-041 into
one parcel totaling 21.79 gross acres. The majority of the Project site is
vacant and undeveloped. Two of the existing parcels contain legal non-
conforming residential units. Street access is provided for both parcels via
Trumble Road, Sherman Road, and Dawson Road. These roadways
would provide the necessary fire access roads between the parcels. The
Project meets the requirements of the Development Code, General Plan,
and the Menifee North Specific Plan.
Furthermore, staff has reviewed and conditioned the subdivision for
consistency with subdivision ordinance requirements for lot sizes and
dimensions, streets, domestic water, fire protection, sewage disposal, and
other applicable requirements. The subdivision is consistent with the
Subdivision Ordinance requirements.
Finding 2 -The tentative map does not propose to divide land which is subject
to a contract entered into pursuant to the California Gonservation
Act of 1965, or the land is sublect to a Land Conservation Act
contract but the resulting parcels following division of the land will
be of an adequate size to sustain their agricultural use:
The tentative map does not propose to divide land which is subject to a
contract entered into pursuant to the California Land Conservation Act of
1965.
Finding 3 - The site is physically suitable for the type of development and the
proposed land use of the development.
The proposed Pro.ject includes the proposal for a tentative parcel map;
the subject site is relatively flat and does not contain steep slopes or other
features that would be incompatible with the proposed development. The
surrounding area is also relatively flat. The Project site has a natural
drainage pattern to the southwest. The Project proposes to preserve the
Page 9 of 15
existing drainage pattern. Therefore, the site is physically suitable for the
type of development and the proposed land use of the site.
The Project has been reviewed by various Departments to ensure
compliance with applicable regulations, including, but not limited to City of
Menifee Building and Safety, Engineering and Public Works, and
Riverside County Fire. These Departments have provided conditions of
approval as appropriate to ensure compliance with applicable regulations.
Pursuant to the California Environmental Quality Act (CEQA), an
Environmental lmpact Report (ElR) was prepared for the project. ln the
ElR, it was found that with implementation of mitigation measures, the
proposed p@ect would not result in any significant impacts related to
biological resources such as plant and animal species or their habitat. A
Mitigation Monitoring and Reporting Plan (MMRP) was prepared and
identifies all mitigation measures that will be required for the project.
Biological reports were conducted to determine sensitive plant and animal
species onsite and applicable mitigation measures included in the EIR
were included for their protection. The EIR also includes additional
reports to determine consistency with the Western Riverside County
Multiple Species Habitat Conservation Plan (WR-MSHCP) such as
riparian/riverine areas, vernal pools, narrow endemic plant species,
burrowing owl, and fairy shrimp. Review and mitigation coordination
occurred with the applicable state and federal wildlife agencies.
Page 10 of 15
Finding 4 - The design of the subdivision and the proposed improvements, with
conditions of approval, are either:
1. Not likely to cause significant environmental damage or
substantially and avoidable injure fish or wildlife or their habitat;
or
2. Subject to an environmental impact report under which a finding
has been made pursuant to Public Resources Code Section
21081(a)(3) that specific economic, social, or other
considerations make infeasible mitigation measures or project
alternatives identified in the environmental impact report.
The MSHCP does not identify any covered or special-status fish species
as potentially occurring on the Project site. Further, no fish or
hydrogeomorphic features (e.9., perennial creeks, ponds, lakes,
reservoirs) that would provide suitable habitat for fish were observed on
or within the vicinity of the Project site. Therefore, no fish are expected to
occur and are presumed absent from the Project site. ln addition, the EIR
discusses amphibians, reptiles, birds, mammals, and invertebrates- Any
significant impacts associated with biological resources has been
mitigated to less than significant. ln addition, standard conditions of
approval pertaining to burrowing owl, nesting birds, Stephens kangaroo
rat and cultural resources still apply in this case and shall be addressed
as part of standard monitoring in the conditions of approval. As such, the
subdivision will not cause environmental damage or injure fish, wildlife, or
their habitat.
The Menifee Commerce Center Environmental lmpact Report (State
Clearinghouse No. 2021060247 ) has been completed for the Project and
recommended for certification by the City Council pursuant to a separate
Resolution. The tentative parcel map at issue is consistent with the ElR,
which the Planning Commissron has considered as part of its
proceedings. The EIR includes a finding made pursuant to California
Public Resources Code Section 2 1081 (a)(3) that specific economic,
social, or other considerations make infeasible mitigation measures or
Project alternatives identified in the environmental impact report.
Finding 5 - The design of the subdivision and the type of improvements are not
likely to cause serious public health problems.
The proposed subdivision is being proposed concurrently with Plot Plan
No. 2019-005. The Poect has been reviewed and conditioned by the
City of Menifee Planning, Engineering, Police, and Fire Departments to
ensure that it will not create conditions materially detrimental to the
surrounding uses. ln addition, environmental impacts resulting from the
implementation of the Project and associated subdivision have been
analyzed in the Menifee Commerce Center Environmental lmpact Report
(ElR). The EIR determined that potential impacts would all be less than
significant with the necessary mitigation incorporated, except for
significant and unavoidable impacts to Air Quality and Greenhouse Gas.
A Statement of Overriding Considerations is included for the EIR stating
that the impacts of the project are acceptable and outweighed by the
benefits of the project. With the exception of these environmental
categories (Air Quality, and Greenhouse Gas) the proposed entitlements
are not anticipated to create conditions materially detrimental to the public
health, safety and general welfare or injurious to or incompatible with
other properties or land uses in the Project vicinity.
Finding 6 - The design of the subdivision provides for future passive or natural
heating or cooling opportunities in the subdivision to the extent
feasible.
This tentative parcel map would create two separate parcels for
construction of industrial buildings pursuant to Plot Plan No. 2019-005.
The Project will be designed with passive or natural heating opportunities
such as solar amenities. Energy efficiency/energy conservation attributes
of the Project would be complemented by increasingly stringent state and
federal regulatory actions addressing enhanced building/utilities energy
efficiencies mandated under California building codes (e.9., California
Code of Regulations Tille 24, including requirements for energy
efficiency, thermal insulation, and solar panels and California Green
Page 11 of 15
Building Standards Code). Compliance itself with applicable Title 24
standards would ensure that the Project energy demands would not be
inefficient, wasteful, or otherwise unnecessary.
Finding 7 - The design of the subdivision and the type of improvements will not
conflict with easements acquired by the public at large for access
through or use of prop€rty within the proposed subdivision, or the
design of the alternate easements which are substantially equivalent
to those previously acquired by the public will be provided.
The subdivision makes provisions for all existing and future easements for
all utilities and public use purposes to avoid any conflict.
Finding 8 - The subdivision is consistent with the City's parkland dedication
requirements (per the Quimby Act) as applicable, in accordance with
Chapter 7.75 (Parkland Dedication and fees).
This project is for the subdivision of a proposed industrial development
and does not include residential units. For this reason, no Quimby Act
fees or dedications are required.
Finding 1 - The proposed design and location of the Plot Plan is consistent with
the adopted General Plan and any applicable specific plan.
The intent of the Specific Plan general plan land use designation is to
recognize areas where an existing specific plan is in place and to provide
policies, standards and criteria for the development or redevelopment of
these areas. All three designations (Menifee North SP "lndustrial", Heavy
lndustrial, and Busrness Park) allow for the development of industrial and
warehousing related uses which the proposed project is consistent.
However, because four parcels making up a minority of the Project site
differ from the Menifee North SP designation, Discretionary Actions and
Approvals are being required to consolidate the site's designation to
Menifee North SP, and thus, provide for a single set of development and
design standards to be uniformly applied to the entirety of the Project site
under the Menifee North SP PA 2. The Poect is consistent with the
development standards and design guidelines of the Menifee North
Specific Plan and therefore consistent with the General Plan.
ln addition, the Project is consistent with the following City of Menifee
General Plan policies:
LU-1.1: Concentrate grovvth in strategic locations to help preserve
rural areas, create place and identity, provide infrastructure efficiently,
and foster the use of transit options.
Page 12 of '15
Section 5: The City of Menifee's Planning Commission hereby makes the following
findings for Plot Plan No. 2019-005 in accordance with Title 9, Article 2, Chapter
9.80.070 "Findings for Approval for Plot Plans" of the City of Menifee Comprehensive
Development Code:
a
The proposed industrial project is in close proximity (approximately
112 mile) to the l-2'1 5 freeway Ethanac Road interchange. The location
is well suited for industrial development to promote easily accessible
routes for employees and delivery personnel and the location helps
concentrate activity and development near the maior transit corridors
of the city as opposed to the rural areas or traveling through
residential areas.
LU-1.5: Suppoft development and land use patlerns, where
appropiate, that reduce reliance on the automobile and capitalize on
m ulti m od a I tra n s po rt atio n op p o iu n it ie s.
The projects infrastructure improvements including roadways,
intersection improvements such as traffic signals and turn lanes, bike
lanes and sidewalks will help promote multimodal transportation
opportunities for employees and residents surrounding the Project
site.
CD-3.12: Utilize differing but complementary forms of architectural
styles and designs that incorporate representative characteristics of a
given area.
The proposed industrial project utilizes industrial architecture which
focuses on efficiency for processing goods and products. The buildingis designed to prioritize employee safety and functionality.
Nonetheless, the building is still designed to meet Menifee North
Specific Plan architectural guidelines as well as City of Menifee
Design Guidelines such as building form, roof form, massing and
articulation, materials and colors, windows, door and entries.
CD-3.14 Provide variations in color, texture, materials, articulation,
and architectural treatments. Avoid long expanses of blank,
monotonous walls or fences.
The architecture of the Project incorporates varied colors, recesses,
material changes, varied roof lines, wall plane changes, accent
materials, and other architectural treatments that break up wall areas
to avoid any long expanses of blank, monotonous walls. Screen walls
have also been designed to incorporate architectural elements from
the building for compatibility. Additionally, densely landscaped berms
are proposed to reduce the visual height of the walls from the public
right of way and to provide a visually pleasing street scene.
Finding 2 - The proposed project meets all applicable standards for
development and provisions of this title.
Per section 9.80.020 "Applicability" of the Development code, new
construction of non-residential projects of more than 2,500 square feet of
floor area requires the processing of a Plot Plan. The Plot Plan is for the
Page 13 of 15
Finding 3
site and architectural review, lo allow for the construction of the two
building, I ,640, 130 square foot industrial Project.
The p@ect was reviewed against the City's Development Code and the
Menifee North Specific Plan. The design of the Project is consistent with
the development standards of the Development Code where not detailed
in the Speciflc Plan. Therefore, the proposed design and location of the
Plot Plan meets all applicable standards of development and operation of
the City's Zoning Code, including any applicable specific use regulations.
The establishment, maintenance, or operation of the
proposed proiect will not be detrimental to the health, safety, or
general welfare of persons residing or working in the neighborhood
of such use or to the general welfare of the City.
To ensure that the Project would not affect the general health, safety
and/or welfare of the community, an environmental impact report (ElR)
was prepared to analyze potential impacts to the surrounding persons
residing or working in the community. The EIR examined all phases of the
Project including planning, construction and operation and determined
that potential impacts would all be less than significant with the necessary
mitigation incorporated, except for significant and unavoidable impacts toAir Quality and Greenhouse Gas. A Statement of Overriding
Considerations is included for the EIR stating that the impacts of the
project are acceptable and outweighed by the benefits of the project. With
the exception of these environmental categories (Air Quality and
Greenhouse Gas) the proposed entitlements are not anticipated to create
conditions materially detrimental to the pubtic health, safety and general
welfare or injurious to or incompatible with other properties or land uses in
the project vicinity.
ln addition, the Project incorporates quality architecture and landscaping
which will enhance the surrounding area. The Project has been reviewed
by a variety of Departments to ensure compliance with applicable
regulations, including, but not limited to City of Menifee Building and
Safety, Planning, Engineering and Public Works, Riverside County Fire,
Riverside County Environmental Health, Eastern Municipal Water District,
Riverside County Flood Control District, California Department of
Transportation, California Fish and Wildlife, and United States
Department of Fish and Wildlife Resources. These Departments have
provided conditions of approval as appropriate to ensure compliance with
applicable regulations.
Page 14 of 15
NOW THEREFORE, the Planning Commission of the City of Menifee hereby
recommends to the City Council the following:
1. That the City Council determine that the "Findings" set out above are true and
correct.
2. \hat the City Council determine that the Menifee Commerce Center EIR has
been completed for the Project in accordance with the California Environmental
Quality Act, State and local CEQA guidelines.
3. That the City Council, pursuant to a separate Resolution, finds that the facts
presented within the public record provide the basis to certify the Menifee
Commerce Center Environmental lmpact Report, adopt a Statement of
Overriding Consideration, a Mitigation Monitoring and Reporting Program, and a
Statement of Facts and Findings, which have been completed for the project.
4. That the City Council finds that the facts presented within the public record and
within the Planning Commissron Resolution provide the basis to approve General
Plan Amendment No. P1N2100, Change ofZone No. PLN21-0101, Specific Plan
Amendment No.2019-006, Tentative Parcel Map No. 38156 (PLN21-0205) and
Plot Plan No. 2019-005, and that the Council approve said entitlements.
5. The documents and materials that constitute the record of proceedings on which
this Resolution has been based are located at the Community Development
Department - Planning Division, 29844 Haun Road, Menifee, CA 92586. This
information is provided in compliance with Public Resources Code section
21081 .6.
PASSED, APPROVED AND ADOPTED this the 28'h day of Septembet,2022
*+db-
David White, Chairman
C el a enoa , Acting Deputy City Clerk
Approved as to form
Thai an, Assistant City Attorney
Page 15 of 15