23-1276RESOLUTTON NO.23-1276
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MENIFEE,
CAL]FORNIA APPROVING GENERAL PLAN AMENDMENT NO.
PLN21-0404, WHICH AMENDS: 1) THE GENERAL PLAN LAND USE
DESTGNATTON OF APPROXTMATELY 533.9 ACRES OF LAND (28
PARCELS) FROM ECONOMIC DEVELOPMENT CORRIDOR
SoUTHERN GATEWAY (EDC-SG) TO ECONOMTC DEVELOPMENT
CORRIDOR COMMUNITY CORE (EDC-CC); 2) AMEND EXHIBIT LU-3;
3) AMEND EXHIBIT LUa; 4) AMEND LAND USE BACKGROUND
DOCUMENTS AND DEFINITIONS; AND 5) AMEND THE ECONOMIG
DEVELOPMENT CORRIDOR SUBAREAS.
WHEREAS, on December 10, 2021 , the City of Menifee created an application for
General Plan Amendment PLN2t-0404 to: 1) amend the General Plan Land Use Map for
533.9 acres of land (28 parcels) from EDC-SG to EDC-CC land use designation in the
southern portion of Menifee; 2) amend Exhibit LU-3 (Land Use Designations) of the
general plan; 3) amend Exhibit LU-4 (Land Use Buildout Summary) of the general plan;
4) amend the Land Use Background Document and Definitions; and 5) amend the
Economic Development Corridor subareas.
WHEREAS, the application for the General Plan Amendment (GPA) is being
processed concurrently with application for a Change of Zone (COZ) No. PLN 21-0405
located on properties south of Garbani Road, north of Scott Road, east of Sherman Road,
and west of Palomar Road; and
WHEREAS, on November g,2022, the Planning Commission held a duly noticed
public hearing on the modiflcation, considered all public testimony as well as all materials
in the staff report and accompanying documents for GPA PLN2'| -0404, which hearing was
publicly noticed by a publication in the newspaper of general circulation, an agenda
posting, and notice to property owners within 300 feet of the modification's boundaries,
and to persons requesting public notice; and
WHEREAS, at the November 9,2022, Planning Commission public hearing, based
upon the materials in the staff report and accompanying documents, public comment, and
Planning Commission discussion, the City of Menifee Planning Commission
recommended that the City Council approve GPA No. PLN2"|-0404; and,
WHEREAS, on January 18,2023, the City Council held a duly noticed public
hearing on the Proiect, mnsidered all public testimony as well as all materials in the staff
report and accompanying documents for the Project, including the consideration of the
Addendum, which hearing was publicly noticed by lhe Press Enterprise, Daily Bulletin
and The Sun, newspapers of general circulation, an agenda posting, and notice to
property owners 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 City Council of the City of Menifee resolves as follows:
Page 2 of 3
General Plan Amendment No. PLN21-0404
January 18,2023
Snction 1i The amendment is consistent with the intent of the vision, goals and policies
of the General Plan as a whole
The general plan and zoning for the project site is Economic Development corridor. The
proposed modifications to: 'l) amend the General plan Land Use Map for 533.9 acres of
land (28 parcels) from EDc-sG to EDC-cc land use designation in the southern portion
of Menifee; 2) amend Exhibit LU-3 (Land Use Designations) of the general plan; 3) amend
Exhibit LU-4 (Land Use Buildout Summary) of the general plan; 4) amend the Land Use
Background Document and Definitions; and 5) amend the Economic Development
corridor subareas that will provide consistency with previous changes in the Economic
Development corridor subareas. As proposed, the project will remain consistent with the
General Plan by being strategic with development in certain parts of the City.
section 2: The amendment prescribes reasonable controls and standards for affected
/and uses to ensure compatibility and integrity of those uses with other
estab/ished uses.
The proposed amendments as outline in Finding '1, prescribe reasonable controls and
standards to ensure compatibility with other established uses in the area. The expansion
of the community core District will eliminate certain uses that may create certain
environmental impacts and will be compatible with the existing commercial uses
established north of the project site. Additionally, the amendment to the Land Use
Business Park designation will ensure that there is more compatibility between the uses
allowed in the Business Park and adjacent zoning districts.
Section 3: The amendment provides for the protection of the health, safety, and/or
general welfare of the community.
The amendments as outline in Finding 1, will not result in conditions detrimental to the
public health, safety, or general welfare as currenfly proposed. The land use change and
general plan text amendment does not involve physical construction; however, it does
restrict certain land uses in order to maintain a commercial/office corridor aligned with the
city's vision for the EDC corridor. Additionally, the removal of warehousing/distribution as
a permitted use in the Business Park designation will further protect residential land uses
adjacent to Business Park. Future development under the proposed land uses will be
required to meet city zoning and design standards which further ensure compatibility with
olher established uses.
Therefore, the modification would not 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 impacted vicinity.
Section 4: CEQA Com pliance. The City is the lead agency under the California
Environmental Quality Act (CEOA). The City certified the General plan EIR (State
Clearinghouse No.201207'1033) by Resolution No. i3-347 on December 19, 20.13 and
certified the Housing Element Update EIR by Resolution No. 21-1 ,l 11 on December 15,
2021 , in compliance with CEQA. Following review of the proposed project, the City as the
Lead Agency, determined it is subject to CEQA Guidelines and regulations. The City has
prepared an Addendum to the General Plan EIR and Housing Element Update EIR to
Page 3 of 3
General Plan Amendment No. PLN21-0404
January 18,2023
analyze the potential impacts associated with the proposed project (GpA and COZ) and
satisfy the requirements of CEQA Guidelines Section '15164, Addendum to an EIR or
Negative Declaration.
s n5:Approval of the GPA. The City Council finds that the facts present within the
public record and within this Resolution provide the basis lo approve GpA No. pLN21-
0404 amending the General Plan Land Use Map as shown in the attached Exhibit,,A,,
provided in this resolution.
section 6: 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 18th day of January 2023
BilZi erman, Mayor
Attest
A Kay Vin ng City Clerk
Approved as to form:
T. Melching,orney
\/AlY
STATE OF CALIFORNIA
COUNTY OF RIVERSIDE
CITY OF MENIFEE
l, Kay Vinson, Acting City Clerk of the City of Menifee, do hereby certify that the foregoing City
Council Resolution No. 22-1276 was duly adopted by the City Council of the City of Menifee at a
meeting thereof held on the 18'h day of January 2023 by the following vote:
SS
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Ayes:
Noes:
Absent:
Abstain:
Deines, Karwin, Liesemeyer, Sobek, Zimmerman
None
None
None
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MENIFEE
\#
ExHrBrr LU-3
Catetory
Ruml Mountoinous (RM)
7 du pet 70 ocres
(7O ocrc min)
Ru to I Re side ntldl (RRS)
7 du pet 5 ocrcs
(5 o e min)
Details
Single-family residential uses with a minimum lot size of l0 acres. Generally
characterized as areas of at least I O acres where a minimum of 70% of the area
has slopes of 25% or greater. Allows Iimited animal keeping, agriculture,
recreational uses, governmental uses, and compatible resource development
(whi(h may include the commercial extraction of mineral resources with approval
of a surface mine permit [SMp] and associated uses).
Single-family residences with a minimum I ot size of 5 acres. Animal keeping and
agricultural uses are expected and encouraged; also allows recreational uses and
governmental uses.
Rurul Restdentldl (RRz)
2 dcre min
Single-family detached resid ences on I arge parcels of 2 to 5 acres. Limited
agriculture and intensive equestrian and animal keeping uses are expected and
encouraged. Allows small scale home-based business operations in accordance
with the Zoning Code on rurat large lot properties if consistent w/surrounding
character.
Rutol Residentiol (R Rt)
7 ocre min
Single-family detached residences on Iarge parcels of I to 2 acres. Limited
Rurol Residentiol (RR t/2)
N ocrc min
Single-family detached resid ences on large parcels ofTr to I acre. Limited
agriculture and animal keeping is permitted; however, intensive animal keeping is
discouraged.
2.7 - 5 du/oc Residentiqt
(2,1-sR)
Single-family detached and attached residences with a density range of 2 to 5
dwelling units per acre. Limited agriculture and animal keeping is permitted;
however, intensive animal keeping is discouraged.
5.7 - I du/oc Residentiol
(5.1-8R)
Single-family attached and detached residences with a density range of 5 to 8
dwelling units per acre
CITY OF MENIFEE LAND USE DESIGNATIONS PAGE ] OF4
LnruD USE DEsIGNATIoNS
RESIDENTIAL
agriculture, equestrian, and animal keeping uses are expected and encouraged.
Allows small scale home-based business operations in accordance with the
Zoning Code on rural large lot properties ifconsistent with surrounding character.
8.7 - 74 du/oc Residentiol
(8.1-14R)
Single-family attach ed and detached residences, including townhouses, stacked
flats, courtyard homes, patio homes, and zero lot line homes
74.7- 20 du/dc Residentldl
(14.1-2oRt
Single-family attached resid ences and multifamily dwellings such as triplexes,
fourplexes, motor court clustert and row townhomes.
20. 7-24 du/oc Reside ntiol
(2o1.-24R)
Multifamily dwell ings; includes apanments and condominiums
Category Details
Commerciol Retdil (CR)
0.zo - 0.35 FAR
Neiqhbo rhood.local, and regional serving retailand service uses Hotels are also
permitted in this designation
Commerciol Oflice (CO)
0.25 - 7.0 FAR
Variety of office-related uses, incl uding financial, legal, insurance and other office
services; corporate offices; supporting hotel and ancillary retail uses are also
permitted.
Business Potk (BP)
Moximum 0.50 FAR
lndustrialand relat€d uses includ in9 ryarehousiftg#distributieft assembly and
light manufacturing, repair facilities, and business parks, including corporate
offices. Employee-intensive uses, including research and development,
technology centers, "cl€an" industry, and supporting hotel and ancillary retail
uses are also permitted,
Heavy l,tdustridl (Hl)
Moximum 0.50 FAR
More intense industrial activities, such as manufacturing uses, that can generate
significant impacts such as excessive noise, dust and other nuisances.
Catetory Details
Specilic Plon (SP)The purpose of a specific pl an is to provide detailed policies, standards, and
criteria for the development or redevelopment of an area. As ,equired by state
law specific plans generally consist ofa land plan, circulation plan, development
standards, design guidelines. and phasing plan and set forth detailed
implementation programs necessary to serve the development.
The actual designation of each area will be Sp followed by a corresponding
number (e.9., 5P-l ). La nd uses within the Sp areas depicted on the land use plan
are conceptual and will be shown to provide context with surrounding uses,
Actual land uses are illustrated in detail in the specific plan documents (zoning),
coMMERC|At, OFFtCE, AND tNDUSTRtAt
OTHER
CITY OF MENIFEE LAND USE DESIGNATIONS PAGE 2 OF 4
Economic Development
Conidot IEDC)
Mox. 24 du/oc qnd t,O FAR
Agticulture (AG)
Amendments to land use in th e specific plan wil I not warrant a revision to the
The intent of the designation is to identify areas wh ere a mixture of residential,
commercial, office, civic, industrial, entertainment. educational, and/or
recreational uses or other uses is pla nned. goth horizontal and vertical mixed
uses are permitted. ln general, areas designated EDC are envisioned to develop
primarily as nonresidential uses, with residential uses playing a supporting role.
Residential uses shall be integrated vertically or horizontally with other uses and
shall notbeallowed as stand-alone projects. New development, including
residential mixed use, shall encourage a balance ofretail, services, and
public/private open spaces. Residential uses shall not be allowed directly adjacent
to the freeway.
The EDC designation is primarily intended for uses along corridors such as l-2.t5
and Ethanac, Newport and Scott Roads, since land uses this area have a higher
likelihood to transition over time in comparison to other areas ofthe City.
Preparation of a conceptual master plan will be required for new development
projects in EDC areas. A comprehensive understanding ofthe relationship to
surrounding uses is essential to creating cohesive, integrated development in EDC
areas. The master plan will take into consideration circulation, infrastructure, and
design-related issues for the proposed site and adjacent uses.
Development in EDC areas may be implemented by a specific plan or through
conventional zoning designations. The appropriate mechanism will be
determined by City staff upon review of the master plan concept.
Agricultural land includ rn9 row crops, groves, nurseries, dairies, poultry farms,
processing plants, and other related uses. One single-family residence allowed
per'10 acres except as otherwise specified by a policy orzoning.
New uses encroaching upon existing agricultural operations shall provide some
type of buffering to maximize compatibility and offset issues that would affect
compatibility between uses.
CITY OF MENIFEE LAND USE DESIGNATIONS PAGE 3 OF 4
General Plan (General plan Amendment).
OPEN SPACE
Category
Conseryotlon (OS-CI
N/A
Recreation (OS-R)
N/A
wotet (os-w)
N/A
Category
Public/quasi-Public Facilites
(PF}
< 0.50 FAR
Details
The protection of open space for natural hazard protection, and natural and
scenic resource preservation. Existing agriculture is permitted to remain
Recreational uses including parks, trails, athletic fieldt golf courses, and drainaqe
corridors to be used as recreation facilities. Neighborhood parks are permitted
within residential land uses.
lncludes bod ies ofwater and natural or artificial drainage corridors Recreational
facilities such as parks and trails are also permitted in this designation if
agreements can be reached with governing agencies.
Details
Civic uses such as City administrative buildings (City Hall, fire stations, police
stations, community centers), government offices, corporation yards (areas for the
City or other public agencies to store equipment or vehicles), cemeteries, libraries.
Applies to existing public and private schools at the elementary, junior high, and
high school levels. Also includes institutions of h igher learning.
infrastructure, such as transmission lines. lmprovements within utility easements
may include parks, trails, nurseri€s, storage, or any other use that is compatible
with adiacent land uses and permitted by the utility. Any uses proposed within
these easements will require coordination with the appropriate utility provider.
Public Utility Corridor (pUCl lndicates I ocations that contain easements for significant public utilities
CIry OF MENIFEE LAND USE DESIGNATIONS PAGE 4 OF 4
INSTITUTIONAL
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LaND USE BecrccRoUND
DocUMENT & DEFINITIoNS
RELATIONSHIP TO OTHER PLANS AND PROGRAMS
Although the General Plan is the primary means to help the City implement Vision 2035, there are other tools that
are necessary to ensure that its goals and policies can be implemented. This technical background document and
definitions report was prepared for the City of Menifee General Plan and was adopted in 2013. The report has been
updated to address changes necessary for consistency with the 6ti Cycle Housing Element Update and rezone
program and other minor Land Use Element Updates including the buildout assumptions, figures and tables.
Furthermore, although the City is not required, the Land Use Element has been updated to include Environmental
lustice Goals and Policies to improve health and well-being and increase fairness and equity throughout the city.
It should be noted that there need not be an equal number of land use designations and zoning classifications. ln
many instances, multiple zoning classifications may be consistent with a single General Plan land use designation.
The maximum allowable development potential of each individual parcel is influenced not only by the land use
designation, but also by physical site characteristics, environmental constraints, infrastructure requirements, and
detailed standards provided in the Development Code. Actual development isexpectedto typically occur at levels
less than the allowed maximums due to the factors stated above as well as market demand and development trends.
SPECIFIC PLANS
The General Plan provides overall guidance for the physical development of the City, and specific plans are used to
provide more detailed regulatory guidance for special areas or large developments within the City. Specific plans
generally comprise a land use plan, circulation plan, development standards, design guidelines, phasing plan,
infrastructure plan (water, sewer, or drainage), and implementation plan, pursuant to California Governmental Code
LAND USE BACKGROUND DOCUMENT & DEFIN]TIONS PAGE 1OF ]3
MUNICIPAL CODE AND ZONING ORDINANCE
The City's Municipal code and zoning Otdinance are the primary tools used to implement the goals and policies of
the General Plan. Each of the General Plan land use desiqnations is implemented by a correlating set of zoning
designations described in the City's Zoning Ordinance. The Zoning Ordinance provides more detailed direction
related to development standards, permifted, conditionally permitted, and prohibited uses, and other regulations
such as parking standards and sign regulations. The land uses specified in the zoning Ordinance are based upon and
should be consistent with the land use policies in this element. Changes to the Zoning Ordinance may be necessary
due to the adoption of provisions in this General Plan and could require changes to the zoning maps and
development standards.
sections 65450 through 65457. They are typically implemented as customized zoning for a particular area of the city
and are generally used for large-scale proiects that r€quire a comprehensive approach to planning and infrastructure
r5sue5.
Eighteen specific plans are ln process or have been adopted for properties within the city of Menifee; many of which
were approved prior to the city's incorporation. The majority of the plans run contiguous with Newport Road. A
general plan examines an entire city or county, but a specific plan concentrates on the individual development issues
of a particular project or region and provides customized direction for the proiect that is unique to the individual
development and that is different than what would ordinarily be permitted by the traditional zoning ordinance.
customized road widths and parkway design, land use densities and intensities, landscape concepts, and amenities
programs are arl exampres of areas that may receive speciar reguratory or design guidance in a specific pran.
specific plans comprise approximately 7,689 acres of land and are predominantly located in the area between
Newport and Holland Roads. of the l8 plans, a majority are completely built out, substantially developed, or have
been partially developed. specific plans and their associated land use plans that have been approved, but have not
yet been developed, incrude the cantarena, cimarron Ridge Menifee commerciar, praza Der sor, Legado, and
Rockport Ranch specific Plans. The city's specific plans are listed below and are conceptually illustrated on Exhibit
LU-b'1, Specific Plant to provide context with th€ General plan land use designations:
. Audie Murphy Ranch . Menifee East
. Cal Neva . Menifee Northr
. Cantalena o Menifee Valley Ranch
. canyon cove o Menifee Village
. Canyon Heights . Newport Estates
. Cimarron Ridge o Newport Hub
. Countryside . plaza de Sol
. Legado o Rockport Ranch
o Menifee Commercial (Walmart) . Town Center
*(a portion of the Sp is within County of Riverside)
DEVELOPM ENT AGREEMENTS
state law allows for the preparation of development agreements between a project proponent and the city. The
purpose of a development agreement is to provide developers with additional assurances that the policies, rules and
regulations, and conditions of approval in effect at the time a project was approved will not be nullified by a future
local policy or regulation change. ln exchange, the developer may be required to meet certain conditions or
performance criteria, which become part of the agr€ement. Development agreements can be a useful means of
LAND USE BACKGROUND DOCUMENT & DEFINITIONS PAGE 2 OF 13
meeting General Plan goals and policies while removing some of the risks faced by developers. Agreements can
remain in effect for a few or several years; this is typically specified in the development agreement terms.
REGIONAL PLANNING EFFORTS
The City of Menifee participates in a number of significant regional planning efforts thar impact land planning in the
City, including the Riverside County Airport Land Use Commission (ALUC), the Southern California Association of
Governments (SCAG) Sustainable Communities Strategy (SCS), and the Riverside County Multi_species Habitat
Conservation Plan (MSHCP).
Asadopted bythe Riverside County ALUC, the Rive/side Cou nty Aitpoft Land Use Compatibility plan policyDocument
establishes policies applicable to land use compatibility planning in the vicinity of airpons throughout Riverside
County. The basic function ofairpon land use compatibility plans is to promote compatibility between airports and
the land uses that surround them. Although the ALUC has the sole authority to adopt this plan and to conduct
compatibility reviews, the authority and responsibility for implementing the compatibility policies rests with the local
governments. Portions ofthe City of Menifee are in the airport influence areas of the March Air Reserve Base and the
Perris valley Airport. The city of Menifee's Gen€ral plan, specifically the Land use, safety, Noise, and Housing
Elementt are consistent with the compatibility Plan, and the city supports the RcALUc in its regional planning
efforts.
On September 3, 2020, the Regional Council of SCAG adopted the 2020-2045 Connect Socal-Regional
Transportation Plan/Sustainable Communities Strategy (RTP/SCS).: The 2020_2045 Connect Socal RTP/SC5 uses
economic, regional transportation systemt and land use strategies to reduce emissions from t,ansponation sources to
comply with 58 375, improve public health. and meet the NationalAmbient Alr euality Standards as set forth by the federal
clean Air Act. The city of Menifee Land Use and Carculation Elements set the stage for significant reductions in per
capita vehicle miles traveled (based upon the Riverside county Transponation Analysis Model (RivTAM) analysis
results) by focusing on integrating a land use plan that improves the balance of jobs and housing locally with a
layered transportation network that accommodat€s multiple transportation modes for pedestrians, bicycles, and
neighborhood electric vehicles (NEVs) and golfcarts (see the Circulation Element Background Report for further
details).
The city also participates in the county's MsHcP. The MsFICP is a habitat conseryation plan prepared pursuant to the
federal Endangered Species Act(EsA) and the state's Natural Community Conservation plan (NCCp). TheCountyof
Riverside, along with the 16 cities in the western portion of the county, are all participants in the MSHCP, and a
member from each jurisdiction sits on the Regional Conservation Authority (RCA) Board. All discretionary actions
undertaken by the city, such as approving a shopping center or grading permit for a new housing subdivrsion,
requires environmental review under the MSHCp (among other programs).
LAND USE BACKGROUND DOCUMENT & DEFINITIONS PAGE 3 OF ]3
ECONOMIC DEVELOPMENT CORRIDOR
The EDC designation is intended to provide economic vitality and flexibility in land use options to promote economac
development along the city's major corridors. The Economic Development corridor areas identilied on the Land use
Plan are intended to function differently than the typical patterns of segregated uses in that the distribution of uses
is generally more concentrated and integrated to enhance the functionality of a large area. Economic Development
corridor areas are genera|y rocated in the rarge, undeveroped areas adjacent to r-215 and arong the city,s major
corridors (such as Newport, Scott and Ethanac Roads as well as Mccall Boulevard), since land uses in these areas have
a higher likelihood to transition over time in comparison to other areas ofthe city. lt is intended that the majority of
the city's new development (that is not already planned as part ofan approved specific plan) will be located in these
areas, to promote infill development and to preserve the rural areas that are an integral part of Menifee,s community
character.
A variety of uses can be developed either vertically or horizontally within a single property or multiple properties in
EDC designations ln general, areas designated EDc are envisioned to develop primarily as nonresidential uses, with
residential uses playing a supporting role with residential uses to be vertically integrated with non-residential uses.
overall, residentiar uses shal not be aflowed on parcers or properties directry adjacent to the freeway, and the
maximum density permitted is 24 dweling units per acre. A conceptuar master pran is required as part of a
preapplication submittal process for new uses within the EDc to ensure that a cohesive development plan is
implemented over time in these areas. The master plan will allow the city to take a comprehensive look at a project,s
relationship to surrounding uses, its circulation and access plan. proposed amenities, and infrastructure in advance
of an official proiect submittal and provide guidance to property owners that can ensure the community,s vision is
adhered to.
IMPLEMENTATION OF EDCS
Development in EDC areas may be implemented by a specific plan or through conventional zoning designations.
The appropriate mechanism will be determined by city staff upon review of a conceptual master plan for the project
area Additional information about the conceptual master plan submittal process can be found in the Economic
Development Corridors: Conceptual Master plans Section below for purpose and requirements.
ECONOMIC DEVELOPMENT CORRIDOR SUBAREAS
Though flexibility in land use options is one ofthe benefits ofthe EDc designation, each one ofthe areas is envisioned
to provide a distinctive mix of uses that are complementary to surrounding land uses and that generate
distinguishable activity centers in the city. The following descriptions provide the mixof uses envisioned for each
area, which can be seen in more detair in Exhibit LU-b2, Economic Deveropment forridors subareas.
Nonhern Gateway (Ethanac Road): Envisioned as an industrial park area with more intensive industrial uses (less
office) than envisioned for the Scott Road EDC area. The area provides a buffer and transition between the
LAND USE BACKGROUND DOCUMENT & DEFINITIONS PAGE 4 OF 13
Scott Road: Envisioned as business park (predominantly light industrial and corporate office uses) and limited
support commelcial uses that will serve as a buffer and transitional use between Scott Road and the Estate Residential
usesonthewestsideofthel-215. TheEDCareaeastofthel-2l5andnorthof Scott Road is envisioned asa mixof
commercial uses near the interchange, transitioning to office and residential extending north toward Mount San
Jacinto College. Residential and office uses in thisarea would be complementary to the college and serveasviable
la nd use options for properties that are between two of the City's intercha nges, since commercial uses tend to seek
locations as close to interchanges as possible for the greatest access to potential customers.
On the west side of l-215, north of Scott Road, the EDC area provides an opportunity for commercial, residential, and
office uses with a high level of freeway accessibility as a transitional area to the Town Center to the north.
Community Core (west side of 2'15 between Newport and Holland Roads; Town Center): The Community Core is
envisioned as the City's primary activity center and gathering place. Civic and entertainment uses are envisioned
here that are complemented with commercial retail uses and higher density housing options that encourage
walkability and reduce the use of the automobile. This area is intended to function as the ceremonial ,,heart,, or
downtown of the City of Menifee and will serve as a transition from existing rural lots to more concentrated retail and
office development moving east toward l-215.
Newport Road Corridor (west of l-215): The Newport Road Corridor is intended to provide neighborhood-oriented
commercial uses that support the existing adjacent residential development to the north and south. Commercial
office, or residential uses are envisioned as a logical transition to the adjacent single-family residential neighborhoods
to the north.
LAND USE PLAN BUILDOUT ASSUMPTIONS
one of the Land Use Element's primary objectives is to establish the maximum buildout potential for housing units,
nonresidential building square footage, population, and employment that could be generated by the Land Use plan.
rhe following provides a description of the assumptions and methods used to determine housing, population, and
building square footage for the land uses illustrated in the Menifee General Plan. The pro.,ections themselves are
presented in Exhibit LU-4, Land Use Buildout Summary.
LAND USE BACKGROUND DOCUMENT & DEFINITIONS PAGE 5 OF 13
commercial/residential uses in Perris to the north and the residential uses in Menifee south of McLaughlin. Smaller
industrial buildings shall be oriented along primary street frontages and provide for clear views of entrances. Heights
and building sizes should be minimized to transition between uses and intensities when adjacent to residential uses.
Mccall Boulevard: Envisioned as a mix of office, medical, and residential uses (assisted living, senior apartments,
townhomes, etc.) that would be compatible with the Regional Medical Center and would provide health-related
services in close proximity to 5un City residents.
BACKGROUND AND BASELINE ASSUMPTIONS
The General Plan Future Buildout Summary represents an estimate of the dwelling units, population, and
nonresidential building square footage associated with the future buildout of the proposed Land use plan. A key
assumption in understanding these projections is that they reflect a theoretical buildout ofthe entire city, rather than
what is likely to appear on the ground over the next 20 years. The proposed land use plan is the basis for these
projections.
There are no specific industry standards for population density or building intensity that are required to be used in
the Menifee General Plan. For consistency with the 6th cycle Housing Element update, data from the u.s. census
(2020)' American community survey (2018), scAG data, Riverside county General plan, california Department of
Finance (2021), and contemporary planning experience have been used to define the factors below to estimate
Menifee's future buildout projections.
Gross Acres: Gross acreage refers to the total number of acres of an area, including all roads, railroads, and flood
controlfacilities
square Feet To convert adiusted gross acres to adiusted gross square feet, adjusted gross acres are multiplied by
43'560 (the numberofsquare feet in an acre). For exa mple, 5 acres of commercial office equa ls 21 7,g00 sq uare feet.
Adjusted Gross or Net Acres: Gross acreage minus the acreage used for major public roads (classified as collector
roads and above), railroads, and flood control facilities. Dwelling units and square footages in the General plan
Buildout Summary are calculated using adjusted gross acres.
Assumed Density/lntensity: lt is assumed that not all uses in the city will be implemented at either the high or low
end ofthe permitted densities and intensities in each land use category. Historically, citywide buildout levels do not
achieve the maximum allowable density (residential uses) or intensity (nonresidential uses) on every parcel and are,
on average, lower than allowed by the General Plan because the development of individual parcels or groups of
parcels must account for factors such as physical site constraints (such as topography or watercourses), zoning
requirements (such as parking or landscaping) that further limit development potential, and other regulatory
constraints As a result, the assumptlons used to calculate buildout represent an average level of density/intensity
that will likely be achieved at buildout of each land use category.
RESIDENTIAL ASSUMPTIoNs: PoPULATIoN AND DWELLING UNITS
Estimations for the buildout of residential land use designations were calculated used the following assumptions and
methods:
Population: Population is determined by multiplying the projected number of occupied dwelling units in the city
by an average persons per household factor. For example, l,oo0 occupied dwelling units with an average persons
per household size of 3.09 would yield 3,090 residents.
LAND USE BACKGROUND DOCUMENT & DEFINITIONS PAGE 6 OF 13
Persons per Household (PPH): This factor is used to estimate population at build-out. To reflect the variations of
household size between different communities in th€ City of Menifee, separate average household size figures were
used to determine population for different residential land use designations. Lower density land use designations
typically accommodate larger units and a greater number of occupants than higher density designations, which
typically accommodate smaller units and fewer occupants. For example, in areas such as sun City, the persons per
household numbers tend to be lower than in the remainder of the Cit, largely due to the number of retirees and
empty nesters that reside there.
Occupied Dwelling Units:
Based on 2021 California Department of Finance figures, the City of Menifee experienced a vacancy rate of 6.5
percent, which is the same as saying the City had an occupancy rate of 93.5 percent. The total number ofoccupied
units is estimated by multiplying the total number of dwelling units by the occupancy rate. The number of
occupied units is then multiplied by the appropriate persons per household figure to arrive at a more refined
population estimate.
The following persons per household factors were utilized to estimate future population and were derived from the
2020 Census and 2018 American Community Survey.
Residential Uses 8.0 du/ac and below, including a portion ofthe
Economic Development Corridor (comparable to owner occupied units)
Residential Uses from 8.1 to 24.0 du/ac, including a portion ofthe
Economic Development Corridor (comparable to renter occupied units)
3.10
3.O7
Average Household Size 3.09
Dwelling Units: Dwelling unit proiections are estimated by multiplying the adjusted gross acres of each residential
land use designation by the correspond ing assumed density factor. For exa m ple, 400 acres of 2.1-5 du/ac Residentia I
with an assumed density of 4.0 du/ac would result in 1,600 dwelling units.
Resident,al Density (du/ac): Residential land use designations that are more rural in nature are defined by a
maximum allowable density (i.e., RM, RR5, RR2, RRt, and RRr/:), which means properties can be developed at the
maximum or below Designations for more traditional single-family subdivisions and multifamily projects (such as
5.l -8R or 14 1-20R) permit a range of allowable densities, that is, they shall be developed at a density that is no lower
than the bottom end ofthe range and no higher than the maximum density identified for the category.
ln areas where the lots are over half an acre, density is calculated using by gross acres; all other areas utilize adjusted
gross (net) acres to determine the maximum number of units allowed in a given area.
Land Use Category Persons per Household
LAND USE BACKGROUND DOCUMENT & DEFINITIONS PAGETOF ]3
The lower threshold figure for each category represents a minimum amount of development anticipated, provided
that all other required conditions can be met. and the higher figure represents a potential maximum that could be
located in each area if the proposed development demonstrates qualities above the minimum development
standards to achieve a higher density. The purpose ofthis concept is to ensure that the city achieves the high{uality
development called for in the 2035 Vision.
It should be noted that a variety of lot sizes and residential product types may be used in a land use category, as long
as the maximum number of dwelling units allowed by the designation is not exceeded (not all lots must be exactly
the same size unless zoning dictates it). Areas designated as Economic Development corridor have unique
assumptions that are addressed separately in the Future Euildout summary table and later in this document .
Assumed Residential Density: To determine future buildout projections for the city of Menifee, an assumed
residential density is identified for each designation. The assumed density represents the number of units per acre
that will likely be achieved at buildout within each land use designation's specified density range. The density ranges
allowed in the General Plan and the assumed density used in the buildout projections for each residential land use
category is provided in the table below.
Rural Mountainous (RM)N/A
Rural Residential 5 ac min (RR5)N/A
Rural Residential 2 ac min (RR2)N/A
Rural Residential I ac min (RRl )N/A
Rural Residential yr ac min (RR1/2)N/A
2.'l -5-0 du/ac Residential (2.'t-5R)5.0
5.1 -8.0 du/ac Residential (5.1-8R)8.0
8.1-14.0 dulac Residential (8.1-'t4R)14.0
'14.1 -20.0 du/ac Residential (14.'t-2OR)20.0
24.0
NONRESIOENTIAL ASSUMPTIONS
Estimations for the buildout of nonresidential land use designations such as commercial, office, business park, and
industrial uses were calculated used the following assumptions and methods:
0.10
'l du per 5 acres
(0.20 du/ac)
0.20
0.50
I du per acre
(1.0 du/ac)
1.0
I du per 7, acre
(2 dulac)
2.O
2.1 4.0
5.1 6.0
8.1 10.0
14.1 18.0
20.1 22.0
Land Use Oesignation DWELLING UNTTS PER ACRE (du/ac)
Minimum Assumed Maximum
PAGE 8 OF 13
20.1 -24.0 du/ac Residential (20.1 -24R)
'I du per l0 acres
(0.10 du/ac)
1 du per 2 acres
(0.50 dulac)
LAND USE BACKGROUND DOCUMENT & DEFINITIONS
Floor Area Ratio. Building intensities for nonresidential uses are measured byFAR. FAR isthe ratioof th€total net
floor area of a building on a parcel to the total adjusted gross square footage ofthat parcel. FAR calculations do not
include floor areas for palking structures or outdoor open storage- A site with a 0.5 FAR generally might have a range
between a one-story building with 50 percent coverage to a three-story building with I o percent coverage of the
sate. The graphic below shows possible development arrangements using this FAR.
Sate €overage
2Sq6
BurldrrB Height
2- rtory 3- story
Building square Footage: Building square footage for nonresidential land uses are calculated by multiplying the
ad.,usted gross square feet of each land use designation by the corresponding FAR. For instance, 2o,0oo square feet
of commercial Retailwith an FAR of0.23 would yield 4,600 square feet of building space. tn the case of public facilities
such as schools and universities, the General Plan assumptions are based on the number of students and employees
generated by each use versus the amount of square footage that can be accommodated on a site designated for
public facility use.
Assumed lntensities: Nonresidential designations include either a maximum allowable FAR (industrial uses) or a
range of allowable FARS (commercial uses)- To determine future buildout projections for the city of Menifee, an
assumed FAR is identified for each nonresidential designation. The assumed FARS represent the anticipated intensity
for each different land use designation. The range and assumed intensities for nonresidential land use categores
area provided below.
5(196
LAND USE BACKGROUND DOCUMENT & DEFINITIONS PAGE 9 OF 13
0.2s 0.15
0.20 0.23
N/A 0.38
N/A 0.40
Land Us€ Designation IIMinimum Maximum
Commercial Office r.0
0.35
Business Park 0.60
Heavy lndustrial 0.50
A variety of uses can be developed either vertically or horizontally within a single property or multiple properties in
EDC designations. ln general, areas designated EDc are envisioned to develop primarily as nonresidential uses with
residential uses playing a supporting role with residential uses to be venically integrated with non-residentiat uses.
Each EDc designation allows a specific percentage of residential and nonresidential development. overall,
residential uses shall not be allowed directly adiacent to the freeway. A conceptual Master plan is required for new
uses within the EDc to ensure that a cohesive development plan is implemented over time in these areas. The master
plan will allow the city to take a compr€hensive look at a project's relationship to surrounding uses, its circulation
and accessplan, proposed amenities, and infrastructure in advance of an official project submittal and provide
guidance to property owners that can ensure the community,s vision is adhered to.
Development in EDc areas may be implemented by a specific plan or through conventional zoning designations.
The appropriate mechanism wiI be determin€d by city staff upon review ofthe master pran concept.
Economic Development corridor Density/lntensity: The maximum allowable density for projects in areas
designated Economic Development corridor is 24.0 du/ac and the maximum allowable FAR is 1.0.
Economic Development colridor Assumptions: An assumed mix of uses and tailored assumptions has been
developed for areas designated EDc to estimate the potential environmental impacts that could occur with the future
buildout of these areas. These assumptions are based on an estimated combination ofuses andthe roletheyare
designed to play in the community while providing the flexibility to accommodate a range of future development
types that can easily respond to changing market conditions without the need for significant revisions to the General
LAND USE BACKGROUND DOCUMENT & DEFINITIONS PAGE IOOF I3
Commercial Retail
ECONOMIC DEVELOPMENT CORRIDOR ASSUMPTIONS
The introduction of an EDc designation, if properly implemented, can add vitality and land use efficiency to a city.
The Economic Development Corridor areas identified on the land use plan are intended to function differently than
the typical patterns of segregated uses in that the distribution ofuses is generally more concentrated and integrated
to enhance the functionality of a large area. Economic Development corridor areas are generally in the large,
undeveloped areas adjacent to l-215 and along the city's maior corridors (such as Newport. McLaughlin and Ethanac
Roads, and McCall Eoulevard), since land uses in these areas have a higher likelihood to transition over time in
(omparison to other areas of the city. The EDC designation will provide a similar level of land use flexibility to
landowners as the county's Community Center Overlay was intended to do.
Plan. The assumptions in the table on the following page were utilized to estimate future buildout of the Economrc
Development Corridor areas.
Residential
EDC Northern Gateway (EDC-NG)
EDC McCall Boulevard (EDC-MB)
EDC Newport Road (EDC-NR)
EDC Community Core (EDC-CC)
EDC Southern Gateway (EDC-SG)
Non-Residential
Commercial Retail
Commercial Office
Business Park
lndustrial
N o n rcs i de nti al S u bt otal
TOTAL ACRES
rThe EOC allows a marimum Resldential denslty oI 24 dula.te.
SPECIFIC PLAN ASSUMPTIONS
specific plans provide comprehensive development plans for designated areas of the city. since the preparation,
adoption, and implementation of specific plans typically demand significant investments of time and resources by
property owners, staff, and decision makers, the land use plans approved with each specific plan have been
incorporated into the General Plan. The assumptions made for each Specific plan project area for units,
nonresidential square footage, and open space are consistent with the land use plans that were adopted with each
document ln cases where the data was u navailabre. the general assumptions used citywide were applied.
EMPLOYMENT ASSUMPTIONS
Estimates for the number of jobs accommodated in areas designated for commercial and industrial land uses are
based on the following assumptions and methods.
Number of Jobs: The number of jobs is a count of the total jobs, both full- and part-time and is not a full-time
equivalent measure. Almost all publicly available economic data provides total job counts and not full-time
equivalents.
Employment Density: Employment density is the number of employees per adjusted gross acre. Multiplying the
adiusted gross acreage of each land use designation by the employment density determines the estimated number
'Average lntensity (FAR)Acres
Assumed
29
26
1174 17 7
309
0.23 FAR rES s 3u
0.35 FAR 266 461
0,38 FAR +1298
O.4O FAR 534
1,837
2,146
TAND USE BACKGROUND DOCUMENT & DEFINITIONS PAGE ] I OF 13
Residential Subtotal
47
8f l0
Commercial Office 45
Commercial Retail 20
Business Park 30
Heavy lndustry r 6.5
UTI LITIES IN FRASTRUCTURE
Future land use patterns and rates of development will impact the infrastructure for the city,s utilities. As the
population increases, the demand for these services will also increase. lt is important to ensure that demand for these
services do not exceed the supply and that the expansion of infrastructure is sufficiently addressed to accommodate
future needs.
ofiobs at bu ildout The following ta ble provides the assumed employment density for com mercial a nd ind ustrial la nd
The city of Menifee is iointly responsible for coordinating with private and quasfpublic agencies offering public
services such as telephone, gas, and electricity, in compliance with the General plan. The City,s Capital lmprovement
Program prioritizes and provides annual funding for infrastructure improvements.
NATURAL GAS SERVICE
Natural 9as service is provided by Southern california Gas company (sccc). Transmission and distribution 9as lines
run throughout the community along many of the existing streets. ScGc is responsible for providing service to
residential, industrial, and commercial customers in the cityof Menifee. Electrical service
southern california Edison (scE) provides electricity and maintains a distribution network for Menifee. while scE has
adequate capacity to service the city, changes in electricity usage and future development may prompt scE to
reassess the capacity of existing substations to provide adequate power. Businesses and resadents can help to
maintain sustainable, cost effective service by conserving energy. scE offers rebate and incentive programs to
residents and businesses that encourage the conservation of energy through low consumption and solar
partnerships.
SOLID WASTE DISPOSAL SERVIGE
california law requires cities and counties to develop solid waste diversion and recycling programs to meet gradually
increasing performance standards. With decreasing capacity in local landfilll cities reaogniz€ that recycling and
reusing waste materials becomes more cost-effective than traditional disposal practices. Recycling construction and
demolition debris, curbside recycling, green waste collection, and other creative programs also translate into cost
savings for manufacturers and consumers.
Land Use Designation Emplorment Density
(employees per acrQ
LAND USE BACKGROUND DOCUI,4ENT & DEFINITIONS PAGE J2OF ]3
use5.
waste Management provides collection and disposal, recycling, and 9re€n waste services to Menifee's residents and
businesses. Residential and commercial solid waste produced in the City is transported to the corona Landfill,
approximately l7 miles away. Like all municipalities, Menifee must meet the solid waste diversion mandates
established by the california lntegrated waste Management Board under state Assembly Bill 939 (AB 939). currently,
Waste Management provides a comprehensive recycling program for residents with separate bins for green waste
and other recyclables.
TELECOMMUNICATIONS AND INTERNET SERVICE
Adequate telecommunication facilities are available to serve the needs of Menifee. Verizon offers telephone service
to Menifee and internet services are provided by Mediacom. There are also several satellite and wireless provaders
that offer the same services to residents and businesses in the area.
Water and Wastewater Service
Eastern Municipal Wat€r District (EMWD) provides water to the City and currently serves a total population of over
750,000 people within a service area of approximately 555 square miles. The EMWD is responsible for providing a
safe and reliable source of water to 26 member agencies and receives water from Northern California through the
State Water Project (SWP) in addition to deliveries through the Colorado River Aqueduct (CRA).
EMWD provides wastewater collection, treatment, and recycled water services throuqhout its service area. EMWD is
responsible for all wastewater collection and treatment in its service area. All of EMWD'S Regional Water Reclamation
Facilities (RWRFs) produce tertiary effluent, suitable for all Depanment of Health Services permitted uses, including
lrrigation offood crops and full body contact.
LAND USE BACKGROUND DOCUMENT & DEFINITIONS PAGE 13 OF ] 3
ExxEm LU.a2A: EcoNoMIc DEyEI.oPMErfi coRRIDoR SUBAREAS
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Preferred Mix of Land Uses in EDC
Residential Varies, depending
on EDC ation
Commercial Retail
Commercial Office w 20%
The intentofthe Economic Development Corridor (EDC) d€signation is to identify areas
where a mixture of residential, commercial, office, industrial, entertainment,
educational, and/or recreational uses, or other uses is planned. Both horizontal and
verticalmixed uses are permltted. ln general, areas designated as EDC are envisioned to
develop primarily as nonresidential uses with residential uses playing a supporting role,
ln addition to identlfying a citwide preferred land use mlx for all property designatedas
EDc (see left), the ceneral Plan wirr arso identify a preferred mix of uses desired foreach of
the City's five EDC subareas (see above). Each subarea has a unique identity and plays a
specific role in the City of Menifee. The General plan will use these subareas to focus
policy direction in the Land Use and Community Design elements.
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R€sidential
Commercial Retail 30%
Commercial Office 40%
Business Park 70%
Development in the community core is
anticipated to be a relatively balanced mix of
residential, commercial retail, commercial
office, and business park uses. Development
that supports and complements existing specific
plans and the City's future Town Centeris
especially encouraged. Special attention
should be paid to increased walkability and
connections to San Jacinto College and future
transit nodes. A range of single-family attached
and detached housing is appropriate, so long
as it supports an active city center and helps to
create a sense of place.
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ExHtBrT LU.B2E: EDC CoMMUNITY coRE ( 859 aag AcREg)
Preferred Mix of Land Uses
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Preferred Mix of Land Uses
Residential 1004
Commercial Retail 70%
Business Park 70%
Envisioned as business park (predominantly
light industrial and office uses) and limited
support commercial uses. The EDC area east
of the t-215 and north of Scott Road is
envisioned to be a mix of commercial uses
near the interchange and transitioning to office
and residential extending north toward Mount
San Jacinto College. On the west sideof l-215,
north of Scott Road, the EDC area provides an
opportunity for commercial, office uses, and
limited residential,_with a high level of freeway
accessibility as a transitional areato the Town
center located to the north.
Avoid placement of residential units di.ectly
adjacent to the freeway.
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