Two copies of this City -approved geotechnical report shall be provided to the Public Works / Engineering Department with the initial submittal of a grading plan. The developer / property owner shall comply with the recommendations of the report and City standards and specifications. All grading shall be performed in accordance with the recommendations of the report, and under the general direction of a licensed geotechnical engineer.
88. Grading Permit for Clearing and Grubbing – City ordinances on grading require the issuance of a grading permit prior to clearing, grubbing, or any topsoil disturbances related to construction grading activities.
89. Compliance with NPDES General Construction Permit – The developer/ property owner shall comply with the National Pollutant Discharge Elimination System (NPDES) Construction General Permit (CGP) from the State Water Resources Control Board (SWRCB).
Prior to approval of the grading plans or issuance of any grading permit, the developer / property owner shall obtain a CGP from the SWRCB. Proof of filing a Notice of Intent (NOI) and monitoring plan, shall be submitted to the City; and the WDID number is sued by the SWRCB shall be reflected on all grading plans. For additional information on how to obtain a CGP , contact the SWRCB.
90. SWPPP - Prior to approval of the grading plans, the developer / property owner shall prepare a Storm Water Pollution Prevention Plan (SWPPP) for the development. The developer / property owner shall be responsible for uploading the SWPPP into the State’s SMARTS database system, and shall ensure that the SWPPP is updated to constantly reflect the actual construction status of the site. A copy of the SWPPP shall be made available at the construction site at all times until construction is completed. The SWRCB considers a construction project complete once a Notice of Termination has been issued by SWRCB. The City shall require submittal of NOTs for requests to fully release associated grading bonds.
91. SWPPP for Inactive Sites - The developer / property owner shall be responsible for ensuring that any graded area that is left inactive for a long period of time has appropriate SWPPP Item Title: 11.1
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BMPs in place and in good working condition at all times until construction is completed and the Regional Board has issued a Notice of Termination (NOT) for the development.
92. Grading Bonds – Prior to commencing any grading of 50 or more cubic yards of dirt, the applicant shall obtain a grading permit from the Public Works / Engineering Department. Prior to issuance of the permit, adequate performance grading security shall be posted by the developer / property owner with the Public Works / Engineering Department.
93. Import / export – In instances where a grading plan involves import or export, prior to obtaining a grading permit, the developer / property owner shall have obtained approval for the import / export location from the Public Works / Engineering Department. The proposed import / export shall conform with City standards and ordinances, including environmental requirements, and submitted to the Public Works Director / City Engineer for approval.
Additionally, if the movement of import / export occurs using City roads, review and approval of the haul routes by the Public Works / Engineering Department will be required. Import or export materials shall conform with City standards and ordinances.
94. Offsite Grading – Prior to the issuance of a grading permit, it shall be the sole responsibility of the developer / property owner to obtain all proposed or required easements and / or permissions necessary to perform offsite grading, from affected landowners; including any off- site grading to construct the necessary transitions. Notarized and recorded agreement or documents authorizing the offsite grading shall be submitted to the Public Works / Engineering Department.
Prior to Building Permit Issuance:
95. Submit Plans – A copy of the improvement plans, grading plans, BMP improvement plans, and any other necessary documentation along with supporting hydrologic and hydraulic calculations shall be submitted to the Public Works / Engineering Department for review. All submittals shall be date stamped by the engineer and include a completed City Deposit or Fee Based Worksheet and the appropriate plan check fee or deposit.
96. No Building Permit Without Legal Lot – Prior to issuance of any building permit, the developer / property owner shall ensure that the underlying parcels for such buildings are complying with City Ordinances, Codes, and the Subdivision Map Act.
97. Reciprocal Access Agreement – The proposed development proposes a shared driveway between both proposed buildings. . Prior to issuance of any building permit, the developer / project owner shall record a reciprocal access agreement for access between the buildings along the shared project driveways and drive aisles.
98. No Building Permit without Grading Permit - Prior to issuance of any building permit for any new structures or appurtenances, the developer / property owner shall obtain a grading permit and / or approval to construct from the Public Works / Engineering Department.
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99. Final Rough Grading Conditions – Prior to issuance of a building permit for any new structures or appurtenances, the developer / property owner shall cause the Civil Engineer of Record and Soils Engineer of Record for the approved grading plans, to submit signed and wet stamped rough grad e certification and compaction test reports with 90% or better compaction, for the lots for which building permits are requested. The certifications shall use City approved forms, and shall be submitted to the Public Works / Engineering Department for verification and acceptance.
100. Conformance to Elevations / Geotechnical Compaction - Rough grade elevations for all building pads and structure pads submitted for grading plan check approval shall be in substantial conformance with the elevations shown on approved grading plans. Compaction test certification shall be in compliance with the approved project geotechnical/soils report.
Prior to Issuance of Any Certificate of Occupancy:
101. Final Grade Certification – The developer / property owner shall cause the Civil Engineer of Record for the approved grading plans, to submit a signed and wet -stamped final grade certification, on City approved form, for each building for which a certificate of occupancy is requested. The certification shall be submitted to the Public Works / Engineering Department for verification and acceptance.
102. Conform to Elevations - Final grade elevations of all building or structure finish floors submitted for grading plan check approval shall be in substantial conformance with the elevations shown on the approved grading plans.
103. Plant & Irrigate Slopes – All manufactured slopes shall be irrigated and landscaped with grass or approved ground cover, and shall have some type of drainage swale at the toe of the slope to collect runoff. Slopes greater than or equal to 3’ in vertical height shall have erosion control measures provided. Slopes that exceed 15’ in vertical height are to be planted with additional shrubs and trees as approved by the Public Works / Engineering Department. Drip irrigation shall be provided for all irrigated slopes.
C. DRAINAGE
General Conditions
104. Drainage Study – The following preliminary hydrology report was reviewed and approved by the City:
a. Preliminary Hydrology Calculations for Northern Gateway Logistics Center Evans Road Between Ethanac Road and McLaughlin Road , prepared by Thienes Engineering, Inc., dated October 25, 2023.
Two copies of a final hydrology report shall be submitted to the City for review and approval. The study shall analyze at a minimum the following: project site drainage Item Title: 11.1
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flow; all future improvements drainage flow; Q 10, Q 100, pre- and post- condition flow rates; anticipated total drainage flow into existing storm drain; and existing storm drain capacity. The project shall comply with all mitigation recommended by the approved drainage study. A fee for review of the Drainage Study shall be paid to the City, the amount of which shall be determined by City at first submittal of report.
105. Area Drainage Plan (ADP) Fees - The proposed development is located within the bounds of the Homeland / Romoland ADP of the Riverside County Flood Control and Water Conservation District (Flood Control District), for which drainage fees have been established by the Riverside County Board of Supervisors. Applicable ADP fees will be due (in accordance with the Rules and Regulations for Administration of Area Drainage Plans) prior to building permits for this project. The fee due will be based on the fee in effect at the time of payment.
106. Completion of Drainage Improvements - All onsite and offsite water quality / drainage systems must be constructed and operational prior to the issuance of any certificate of occupancy.
107. 10 Year Curb – 100 Year Right-of-Way - The 10-year storm flow shall be contained within the top of curb, and the 100-year storm flow shall be contained within the street right-of-way.
When either of these criteria is exceeded, additional drainage facilities shall be installed. The property shall be graded to drain to the adjacent street or an adequate outlet.
108. 100 Year Drainage Facilities - All drainage facilities shall be designed to accommodate 100- year storm flows as approved by the City of Menifee Public Works / Engineering Department.
109. 100 Year Design Criteria - In final engineering and prior to grading permit issuance, subsurface drainage/BMP facilities shall be designed with emergency overflow inlets to mitigate flows in excess of the 100-year storm event in a controlled manner to the satisfaction of the Public Works / Engineering Department.
110. 100 Year Sump Outlet - Drainage facilities outletting sump conditions shall be designed to convey the tributary 100 -year storm flows. Additional emergency escape shall also be provided.
111. On-Site Storm Drain System - Prior to issuance of a grading permit, the proposed on -site storm drain system shall be designed such that any ponding in the 100 -year storm, shall be contained within the site; it shall not encroach onto any adjacent property, and shall maintain a minimum 1-foot freeboard to the proposed building pad elevation. The 100-year storm flow from the site shall not flow over the proposed parkway or within the driveway approach.
D. LANDSCAPING
112. Maintenance of Landscaping – All private landscaping shall be maintained by a property owners association, individual property owner, or as otherwise established by Covenants, Item Title: 11.1
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Conditions, and Restrictions (CC&Rs). All landscaping, and similar improvements not properly maintained by a property owners association or individual property owners must be annexed into a Community Facilities District, or other mechanism as determined by the City of Menifee.
E. STREETS AND DEDICATIONS
113. Street Improvements - Street improvements shall conform to all applicable City Design Standards and Specifications, the City General Plan, and all other relevant laws, rules and regulations governing street construction in the City. The development includes improvements to Barnett Road and Evans Road along the project frontage. Turning movements at driveways will be as approved by the Public Works Director / City Engineer. The developer / property owner is responsible to obtain all right -of-way necessary to accommodate the re quired improvements.
a) Evans Road – Evans Road shall be improved along the project frontage to a n Industrial Collector designation with an ultimate half-width right-of-way of 39 feet, a paved curb-to-centerline width of 28 feet, and a 11-foot landscaped parkway that includes a 6-foot sidewalk. The improvements shall include the necessary offsite transitions to the existing pavement width, including the existing pavement at the intersection with Ethanac Road, as approved by the Public Works Director / City Engineer. Class III Community On-Street bike lanes shall also be provided along project frontage. Prior to the issuance of a building permit, the developer shall construct or guarantee the construction of the public street improvements fronting the property to the centerline plus an additional 12 feet past the median or centerline, including the nece ssary offsite transitions, as approved by the Public Works Director / City Engineer. The design of the street improvements shall be reviewed and approved by the City Engineer. If neede d, it shall be the sole responsibility of the developer / property owner to obtain all proposed or required easements and / or permissions necessary to perform offsite grading, from affected landowners where necessary to construct the street improvements. Notarized and recorded agreement or documents authorizing the offsite grading shall be submitted to the Public Works / Engineering Department. i. The developer / property owner shall construct Evans Road beyond the northern frontage of the project to Ethanac Road to an interim conditions of two 12’ lanes, with 6’ paved shoulders. Improvements shall meet all drainage grading, and water quality requirements.
b) Barnett Road – Barnett Road shall be improved along the project frontage to a Secondary (4 lane) designation with an ultimate half-width right-of-way of 50 feet, a paved curb-to-centerline width of 36 feet, and a 14-foot landscaped parkway that includes a 6-foot sidewalk. The improvements shall include the necessary offsite transitions to the existing pavement width , as approved by the Public Works Director / City Engineer.. Class II bike lanes (striped and marked separate from the other paved lanes) shall also be provided. Prior to the issuance of a building permit, the developer shall construct or guarantee the construction of the public street improvements fronting the property to the centerline plus an additional 12 feet past the median or centerline, including the necessary offsite transitions, as approved by the Public Works Director / City Engineer. The design of the street improvements shall be reviewed and approved by the City Engineer. If needed, it shall be the sole responsibility of the developer / property owner to obtain all Item Title: 11.1
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proposed or required easements and / or permissions necessary to perform offsite grading, from affected landowners where necessary to construct the street improvements. Notarized and recorded agreement or documents authorizing the offsite grading shall be submitted to the Public Works / Engineering Department.
c) Reconstruction or Resurfacing of Barnett Road and Evans Road – The improvements along the project frontage shall bring the roadways to meet current City Standards and have a Pavement Condition Index of at least 80 as determined by the Public Works Director / City Engineer. The Public Works Director / City Engineer may consider reconstruction or resurfacing of existing roads paving fronting the development, provided the road is found to meet the minimum City standards for pavement conditions at the time of project construction, and has an adequate structural section for the design Traffic Index and subgrade R -value in conformance with the Caltrans Highway Design Manual. If it is determined that the existing road is found to be substandard, then the Public Wor ks Director / City Engineer will require the developer / property owner to provide full reconstruction as provided for in these conditions of approval. At the discretion of the City Engineer, the developer may evaluate the existing pavement section with available As-Built plans, or the developer may core the existing pavement during project design to confirm the required improvements to bring the roadways to current standards, and any findings shall be incorporated into the project design. The Public Works Director / City Engineer shall have the final approval for all road conditions.
114. Soils and Pavement Report - Street pavement structural designs shall comply with the recommendations in the City-approved project geotechnical report, and must meet minimum City standards and specifications, as approved by the Public Works Director / City Engineer.
The preliminary pavement design shown on the plans shall be based on R -Value testing of representative soils. The final pavement design shall be performed following grading and be based on R-Value testing of subgrade soils at locations approved by the City’s Public Works Inspector, and the approved Traffic Index (T.I.).
115. Driveways - Final driveway geometrics may be modified in final engineering as approved by the Public Works Director / City Engineer. Driveways shall meet current standard radii on all existing and proposed commercial drive approaches used as access to the proposed development. The developer shall adhere to all City standards and regulations for access and ADA guidelines. As outlined in the following conditions, medians may be required to restrict turning movements for public safety purposes as determined by the Public Works Director / City Engineer.
116. Acceptance of Public Roadway Dedication and Improvements – Easements and right-of way for public roadways shall be granted to the City through an acceptable recordable instrument. The easements shall be submitted to the Public Works / Engineering Department for review and approval prior to recordation.
117. ADA Compliance – ADA path of travel shall be designed at the most convenient accesses and the shortest distance to the buildings in accordance with ADA design standards and to the satisfaction of the Public Works Director / City Engineer and the City Building Official.
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118. Paving or Paving Repairs – The applicant shall be responsible for obtaining the paving inspections required by City standards and ordinances. Paving and / or paving repairs for utility street cuts shall be per City of Menifee standards and ordinances and as approved by the Public Works Director / City Engineer.
119. Concrete Work – All concrete work including curbs, gutters, sidewalks, driveways, cross gutters, catch basins, manholes, vaults, etc. shall be constructed to meet a 28-day minimum concrete strength of 3,250 psi.
120. Signing and Striping – A signing and striping plan for Barnett Road and Evans Road is required for this project. The applicant shall be responsible for any additional paving and / or striping removal caused by the striping plan.
121. Street Light Plan – Street lights requiring relocations, or any required new street lights shall be designed in accordance with current City Standards for LS-3 type streetlights. Street light construction plans shall be prepared as separate plans or combined with the public street improvement plans as approved by the Public Works Director / City Engineer.
122. Street Sweeping and Pavement Maintenance - The property owner shall file for annexation or inclusion into the Citywide Community Facilities Maintenance District, CFD for street sweeping services and street pavement maintenance.
Prior to Issuance of Building Permit:
123. Encroachment Permits – The developer / property owner shall obtain all required encroachment permits and clearances prior to start of any work within City, State, or local agency right-of-way.
124. Improvement Bonds – Prior to issuance of any construction permit for all required onsite and offsite public improvements, the developer/project owner shall post acceptable bonds or security to guarantee the construction of all required improvements. The bonds shall be in accordance with all applicable City ordinances, resolutions and municipal codes (See also the Bond Agreement condition under the General Engineering Conditions section).
125. Evans Road Dedication - The developer / property owner shall construct or guarantee the construction of Evans Road fronting the development to the Industrial Collector (2 lane) designation with an ultimate half -width Right of Way of 39 feet, and 28 feet paved curb to centerline. If additional right of way is needed, the developer / property owner shall dedicate the necessary right of way fronting the development.
126. Barnett Road Dedication - The developer / property owner shall construct or guarantee the construction of Barnett Road fronting the development to the Secondary (4 lane) designation with an ultimate half -width Right of Way of 50 feet, and 36 feet paved curb to centerline. If additional right of way is needed, the developer / property owner shall dedicate the necessary right of way fronting the development.
Prior to Issuance of Any Certificate of Occupancy:
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127. Evans Road Improvements – Improvements on Evans Road fronting the development shall be completed to the Industrial Collector (2 lanes) designation with an ultimate half-width right- of-way of 39 feet and 28 feet paved curb to centerline, a striped median, and Class III Community On-Street bike lanes, prior to issuance of Certificate of Occupancy. The improvements shall be adequately transitioned to the existing or proposed street improvements. It shall be the sole responsibility of the developer / property owner to obtain all proposed or required easements and / or permissions necessary to perform offsite grading, from affected landowners where necessary to construct the street improvements. Notarized and recorded agreement or documents authorizing the offsit e grading shall be submitted to the Public Works / Engineering Department.
i. The developer / property owner shall construct Evans Road beyond the northern frontage of the project to Ethanac Road to an interim conditions of two 12’ lanes, with 6’ paved shoulders. Improvements shall meet all drainage grading, and water quality requirements.
128. Barnett Road Improvements – Improvements on Barnetts Road fronting the development shall be completed to the Secondary Highway (4 lanes) designation with an ultimate half-width right-of-way of 50 feet and 36 feet paved curb to centerline, a striped median, and Class II bike lanes (striped and marked separate fro m the other paved lanes), prior to issuance of Certificate of Occupancy. The improvements shall be adequately transitioned to the existing or proposed street improvements. It shall be the sole responsibility of the developer / property owner to obtain all proposed or required easements and / or permissions necessary to perform offsite grading, from affected landowners where necessary to construct the street improvements. Notarized and recorded agreeme nt or documents authorizing the offsite grading shall be submitted to the Public Works / Engineering Department.
129. Driveways and Driveway Approaches – Driveways and Driveway Approaches as shown on the approved plot plan shall be designed and constructed prior to issuance of Certificate of Occupancy. The driveways shall be designed and constructed per City of Menifee No. 208 and meet spacing requirements as well as other City requirements.
F. TRAFFIC ENGINEERING
130. Traffic Impact Analysis Report – The development shall comply with all the improvements and mitigation measures identified to be constructed or provided in the traffic study approved by the Public Works / Engineering Department. The following Traffic Study was reviewed and approved by the City:
a. Traffic Study for the Northern Gateway Logistics Center Project In the City of Menifee, prepared by Kimley Horn, dated October 2023.
All required improvements and mitigations identified in the City-approved traffic study shall be included in all improvement plans for review and approval by the Public Works / Engineering Department. Additional improvements may be required to address public safety and welfare, as determined by the Public Works Director / City Engineer.
Prior to Issuance of Construction Permit:
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131. Sight Distance Analysis – Sight distance analysis shall be conducted at all project roadway entrances for conformance with City sight distance standards. The analysis shall be reviewed and approved by the Public Works Director / City Engineer, and shall be incorporated in the final the grading plans, street improvement plans, and landscape improvement plans.
132. Signing and Striping Plan – Prior to issuance of a construction permit, any necessary signing and striping for Barnett Road and Evans Road or any offsite improvements shall be approved by the Public Works Director / City Engineer in accordance with City ordinances, standards and specifications, and with the latest edition of the CAMUTCD.
133. Driveway Geometrics – Final driveway geometrics may be modified in final engineering as approved by the City Engineer / Public Works Director. Driveways shall meet current standard radii on all existing and proposed commercial drive approaches used as access to the proposed development. The developer shall adhere to all City standards and regulations for access and ADA guidelines.
134. Construction Traffic Control Plan – Prior to start of any project related construction, the developer / property owner shall submit to the Public Works / Engineering Department for review and approval, a Construction Traffic Control Plan in compliance with all applicable City ordinances, standards and specifications, and the latest edition of the CAMUTCD. This traffic control plan shall address impacts from construction vehicular traffic, noise, and dust and shall propose measures to mitigate these effects. The traffic control plan shall include a Traffic Safety Plan for safe use of public roads right of way during construction. The plan shall specify the following mitigation measures to address the following:
a. Dust and dirt fallout from truck loads that gets entrained onto City roadways: (1) Biweekly street sweeping during construction activity, and daily during all grading operations. (2) Approved BMPs shall be installed at all approved construction entrances as part of the SWPPP.
b. Noise from construction truck traffic: Include construction time and operation of vehicles through surrounding residential streets.
c. Traffic safety within the road right -of-way: Include temporary traffic control measures and devices.
135. Fair Share Cost Estimates – The developer / property owner shall contribute fair share costs for associated intersection geometrics and roadway improvements. The fair share cost estimates shall reflect costs at the time of project construction and be based on conceptual exhibits showing the proposed improvements overlaid onto the existing roadway in order to determine the construction cost of said improvement. The developer / property owner shall submit the conceptual exhibits and cost estimates to the Engineering Department for review, and the cost exhibits shall be approved prior to issuance of an encroachment permit for construction.
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Prior to Issuance of Any Certificate of Occupancy:
136. Construction of Roadway Improvements – The developer / property owner shall design and construct the following roadway improvements. The improvements shall be complete prior to any certificate of occupancy.
If needed, it shall be the sole responsibility of the developer / property owner to obtain all proposed or required right-of-way dedications, easements and / or permissions necessary to perform offsite grading, from affected landowners where necessary to c onstruct the street improvements. Notarized and recorded dedications, agreement or documents authorizing the offsite improvements and grading shall be submitted to the Public Works / Engineering Department.
• Evans Road Frontage Improvements:
a. Construct Evans Road as a 2 -lane Industrial Collector (78 feet total right - of-way). The improvements shall extend to the centerline plus an additional 12 feet past the median or centerline, including the necessary offsite transitions to the existing pavement width as approved by the Public Works Director / City Engineer. The design shall be finalized during final engineering. (See also the Street Improvements condition in the Streets and Dedications section.)
i. The developer / property owner shall construct Evans Road beyond the northern frontage of the project to Ethanac Road to an interim conditions of two 12’ lanes, with 6’ paved shoulders. Improvements shall meet all drainage grading, and water quality requirements.
• Barnett Road Frontage Improvements:
a. Construct Barnett Road as a 4 -lane Secondary Highway (100 feet total right-of-way). The improvements shall extend to the centerline plus an additional 12 feet past the median or centerline, including the necessary offsite transitions to the existing pavement width as approved by the Public Works Director / City Engineer. The design shall be finalized during final engineering. (See also the Street Improvements condition in the Streets and Dedications section.)
• Traffic Signal and Other Improvements at Intersection of Ethanac Road and Evans Road:
a. Install a traffic signal at the intersection of Ethanac Road and Evans Road.
The traffic signal shall provide protected westbound left-turn phasing.
b. Modify the northbound approach to provide dedicated left -turn and right - turn lanes.
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137. RBBD/DIF Reimbursement for Traffic Signal and Related Improvements at Intersection of Evans Road and Ethanac Road – In the event where a Road and Bridge Benefit District (RBBD) or Development Impact Fee (DIF) is established that includes improvements constructed by this project at the intersection of Evans Road and Ethanac Road, the developer / property owner may enter into an RBBD /DIF Agreement with the City of Menifee providing reimbursement for applicable improvements in the form of credit to required RBBD /DIF payments. In the event where the constructed improvements exceed the project’s RBBD/DIF obligations, the project shall receive reimbursement for said improvements upon receipt of RBBD fees from applicable adjacent projects.
138. Fair Share Cost Participation for Offsite Improvements – The developer / property owner shall pay fair share costs for the offsite improvements listed below. If a listed improvement is part of the City of Menifee DIF program, then developer / property owner may pay DIF fees, and such payment shall constitute full satisfaction of this fair share condition for that improvement. If an improvement is part of the TUMF program, then developer / property owner may pay TUMF fees, and such payment shall constitute full satisfaction of this fair share condition for that improvement. If an improvement is not part of the DIF or TUMF programs, then the developer / property owner shall pay a fair share cost for that improvement which shall be calculated based on the percentage of fair share listed below for each improvement:
• Evans Road at Ethanac Road: Improve intersection geometrics at a fair share cost of 2.9% of the total cost of the improvements. The intersection improvements are as follows:
a. Northbound: Extend the northbound left-turn pocket to 75 feet.
b. Westbound: Extend the westbound left-turn pocket to 475 feet.
• I-215 Southbound Ramps at Ethanac Road: Improve intersection geometrics at a fair share cost of 3.3% of the total cost of the improvements. The intersection improvements are as follows:
a. Eastbound: Add a second eastbound through lane and a dedicated eastbound right-turn lane.
b. Westbound: Add a second westbound left-turn lane.
c. Southbound: Modify the southbound approach to provide one left-turn, one right-turn, and one shared left-turn / through / right-turn lane.
• I-215 Northbound Ramps at Ethanac Road: Improve intersection geometrics at a fair share cost of 2.2% of the total cost of the improvements. The intersection improvements are as follows:
a. Eastbound: Add a second eastbound through lane and a second eastbound left-turn lane.
b. Westbound: Add a second westbound through lane and a dedicated westbound right-turn lane.
c. Northbound: Add a second northbound left-turn lane.
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• Ethanac Road (Evans Road to Case Road): Improve intersection geometrics at a fair share cost of 2.3% of the total cost of the improvements. The intersection improvements are as shown in the traffic study:
• Ethanac Road (Case Road to I-215 Southbound Ramps): Improve intersection geometrics at a fair share cost of 4.0% of the total cost of the improvements. The intersection improvements are as shown in the traffic study:
• Ethanac Road (I -215 Southbound Ramps to I -215 Northbound Ramps):
Improve intersection geometrics at a fair share cost of 3.0% of the total cost of the improvements. The intersection improvements are as shown in the traffic study:
139. RBBD Replacement of Fair Share Contributions – In the event where an RBBD is established prior to the fair share contribution requirements, the project’s RBBD obligation shall supersede any applicable fair share requirement.
G. NPDES and WQMP
140. Stormwater Management - All City of Menifee requirements for NPDES and Water Quality Management Plans (WQMP) shall be met per City of Menifee Municipal Code Chapter 15.01 for Stormwater/Urban Runoff Management Program and as determined and approved by the Public Works Director / City Engineer. This project is required to submit a project specific WQMP prepared in accordance with the latest WQMP guidelines approved by the Regional Water Quality Control Board.
141. Trash Enclosures Standards and Specifications – Storm runoff resulting in direct contact with trash enclosure, or wastewater runoff from trash enclosure are prohibited from running off a site onto the City MS4 without proper treatment. Trash enclosures in new developments and redevelopment projects shall meet new storm water quality standards including:
(a) Provision of a solid impermeable roof with a minimum clearance height to allow the bin lid to completely open.
(b) Constructed of reinforced masonry without wooden gates. Walls shall be at least 6 feet high.
(c) Provision of concrete slab floor, graded to collect any spill within the enclosure.
(d) All trash bins in the trash enclosure shall be leak proof with lids that are continuously kept closed.
(e) The enclosure area shall be protected from receiving direct rainfall or run-on from collateral surfaces.
(f) The trash enclosure shall be lockable and locked when not in use with a 2-inch or larger brass resettable combination lock. Only employees and staff authorized by the enclosure property owner shall be given access.
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Any standing liquids within the trash enclosures without floor drain must be cleaned up and disposed of properly using a mop and a bucket or a wet/dry vacuum machine.
All non-hazardous liquids without solid trash may be put in the sanitary sewer as an option, in accordance with Eastern Municipal Water District (EMWD) criteria.
An alternate floor drain from the interior of the enclosure that discharges to the sanitary sewer may be constructed only after obtaining approval from EMWD. This option requires the following:
a) The trash enclosure shall be lockable and locked when not in use with a 2-inch or larger brass resettable combination lock. Only employees and staff authorized by the enclosure property owner shall be given access. This requirement may not be applicable to commercial complexes with multiple tenants.
b) A waterless trap primer shall be provided to prevent escape of gasses from the sewer line and save water.
c) Hot and cold running water shall be provided with a connection nearby with an approved backflow preventer. The spigot shall be protected and located at the rear of the enclosure to prevent damage from bins.
142. SWRCB, TRASH AMENDMENTS - The State Water Resources Control Board (State Board) adopted amendments to the Water Quality Control Plan for Ocean Waters of California and the Water Quality Control Plan for Inland Surface Waters, Enclosed Bays, and Estuaries – collectively referred to as the “Trash Amendments.” Applicable requirements per these amendments shall be adhered to with implementation measures, prior to building permit issuance. Projects determined to be within Priority Land Uses as defined in the Trash Amendments, shall provide trash full capture devices in all new and existing catch basins to which this development will be tributary to or receiving from all Priority Land Use areas that will contribute storm water runoff to the City of Menifee’s MS4. All trash full capture devices shall be listed on the State Board’s current list of certified full capture devices posted on their website(https://www.waterboards.ca.gov/water_issues/programs/stormwater/trash_impleme ntation.shtml), or otherwise approved by State or Regional Water Quality Control Board staff.
Storm water runoff from privately owned Priority Land Use areas shall be treated by full capture devices located within privately owned storm drain structures or otherwise located on the privately owned property, whenever possible. Runoff from Priority Land Use areas created or modified by the project, and which are proposed to be City owned, shall be treated by full capture devices located within city-owned storm drains or otherwise located within the public right of way.
Existing and proposed catch basins shall be retrofitted with a catch basin insert device selected from the list of approved devices by the Santa Ana Regional Water Quality Control Board, and compliant with the State-wide Trash TMDL.
The State Water Resources Control Board, Resolution adopted an amendment to the Water Quality Control Plan for ocean waters of California to control trash, and Part 1 Trash Provisions of the Water Quality Control Plan for inland surface waters, enclosed ba ys, and estuaries of California. Applicable requirements per these amendments shall be adhered to with Item Title: 11.1
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implementation measures, prior to building permit issuance. Projects determined as within Priority Land Uses as defined in the amendment, shall provide full trash capture devices in all new catch basins and existing catch basins to which this development w ill be tributary to.
Devices shall meet the requirement of the new Trash Amendment.
Prior to Grading Permit Issuance:
143. Final Project-Specific Water Quality Management Plan (Final WQMP) – The following report was reviewed and approved by the City:
a. Project Specific Preliminary Water Quality Management Plan for Northern Gateway Logistics Center, prepared by Thienes Engineering, Inc., dated November 1, 2023.
Prior to issuance of a grading permit, a FINAL project specific WQMP in substantial conformance with the approved PRELIMINARY WQMP , shall be reviewed and approved by the Public Works / Engineering Department. The final developed project construction plans shall implement all structural and non-structural BMPs specified in the approved FINAL WQMP . One copy of the approved FINAL WQMP on a CD-ROM in pdf format shall be submitted to the Public Works / Engineering Depar tment. The FINAL WQMP submittal shall include at the minimum the following reports/studies:
a. Hydrology Calculations, prepared by Thienes Engineering, Inc., dated October 25, 2023.
b. Preliminary Geotechnical Evaluation for Proposed Industrial Development, Evans Road, Menifee, CA, prepared by LGC Geotechnical, Inc., dated July 28, 2022.
144. Revising the Final WQMP - In the event the Final WQMP requires design revisions that will substantially deviate from the approved Prelim WQMP , a revised or new WQMP shall be submitted for review and approval by the Public Works / Engineering Department. The cost of reviewing the revised/new WQMP shall be charged on a time and material basis. The fixed fee to review a Final WQMP shall not apply, and a deposit shall be collected from the applicant to pay for reviewing the substantially revised WQMP .
145. WQMP Maintenance Agreement – All water quality features or BMPs shall be located within the property limits, and the maintenance shall be the full responsibility of the developer / project owner. Prior to, or concurrent with the approval of the FINAL WQMP, the developer / property owner shall record Covenants, Conditions and Restrictions (CC&R’s) that addresses the implementation and maintenance of proposed WQMP BMPs, or enter into an acceptable maintenance agreement with the City to inform future property owners of the requirement to perpetually implement the approved FINAL WQMP.
Prior to Issuance of Any Certificate of Occupancy:
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146. WQMP/BMP Education – Prior to issuance of Certificate of Occupancy, the developer / project owner shall provide the City proof of notification to future occupants of all BMP’s and educational and training requirements for said BMP’s as directed in the approved WQMP .
Proof of notification shall be provided to the Public Works / Engineering Department in forms determined acceptable by the Public Works Director / City Engineer. Public Education Program materials may be obtained from the Flood Control District’s NPDES Section through their website at www.rcwatershed.org. The developer must provide to the Public Works / Engineering Department a notarized affidavit, or other notification forms acceptable to the Public Works Director / City Engineer, stating that the distribution of educational materials to future tenants has been completed prior to issuance of occupancy permits.
A copy of the notarized affidavit must be placed in the final WQMP report. The Public Works / Engineering Department MUST also receive the original notarized affidavit with the plan check submittal in order to clear the appropriate condition. Placing a copy of the affidavit without submitting the original will not guarantee clearance of the condition.
147. Implement WQMP - All structural BMPs described in the project -specific WQMP shall be constructed and installed in conformance with approved plans and specifications. It shall be demonstrated that the applicant is prepared to implement all BMPs described in the approved project specific WQMP and that copies of the approved project-specific WQMP are available for the future owners/occupants. The City will not release occupancy permits for any portion of the project until all proposed BMPs described in the approved project specific WQMPs, to which the portion of the project is tributary to, are completed and operational.
148. Inspection of BMP Installation – Prior to issuance of Certificate of Occupancy, all structural BMPs included in the approved FINAL WQMP shall be inspected for completion of installation in accordance with approved plans and specifications, and the FINAL WQMP . The Public Works Stormwater I nspection team shall verify that all proposed structural BMPs are in working conditions, and that a hard copy and / or digital copy of the approved FINAL WQMP are available at the site for use and reference by future owners /occupants. The inspection shall ensure that the FINAL WQMP at the site includes the BMP Operation and Maintenance Plan, and shall include the site in a City-maintained database for future periodic inspection.
H. WATER, SEWER, AND RECYCLED WATER
149. Meet Minimum Standards – All public water, sewer and recycled water improvements shall be designed per City standards and ordinances and Eastern Municipal Water District (EMWD) standards and specifications, including required auxiliaries and appurtenances. The final design, including pipe sizes and alignments, shall be subject to the approval of EMWD and the City of Menifee.
150. Utility Improvement Plans – Public Water, Sewer and Recycled Water improvements shall be drawn on City title block for review and approval by the Public Works / Engineering Department and EMWD.
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151. Onsite and Offsite Sewer, Water and Recycled Water Improvements – All public onsite and offsite sewer, water and recycled water improvements shall be guaranteed for construction prior to building permit and approval of improvement plans.
152. Sewer Lines – Any new public sewer line alignments or realignments shall be designed such that the manholes are aligned with the center of lanes or on the lane line and in accordance with City standards and ordinances and EMWD standards and specifications.
153. Water Mains and Hydrants - All water mains and fire hydrants providing required fire flows shall be constructed in accordance with City standards and ordinances, as well as those of the Riverside County Fire Department and EMWD standards and specifications.
I. CITYWIDE COMMUNITY FACILITIES MAINTENANCE DISTRICT (CFD)
Prior to Final Map Recordation:
154. Annexation to the Citywide Community Facilities District (CFD) – Prior to final map recordation, the developer / property owner shall complete the annexation of the proposed development, into the boundaries of the City of Menifee citywide Community Facilities Maintenance District (Services). The citywide CFD shall be responsible for:
The maintenance of public improvements or facilities that benefit this development, including but not limited to, the following: Public landscaping, streetlights, streets, drainage facilities, water quality BMPs, graffiti abatement, and other public improv ements or facilities as approved by the Public Works Director / City Engineer.
The developer / property owner shall be responsible for all costs associated with the annexation of the proposed development in the citywide CFD.
155. CFD Annexation Agreement – In the event timing for this development’s schedule prevents the developer / property owner from complying with condition of approval for CFD annexation, the developer shall enter into a CFD annexation agreement to allow the annexation to complete prior to the issuance of a building permit. The developer shall be responsible for all costs associated with the preparation of the CFD annexation agreement. The agreement shall be approved by the City Council prior to issuance of a building permit.
156. Landscape Improvement Plans for CFD Maintenance – Landscape improvements within public ROW and / or areas dedicated to the City for the citywide CFD to maintain shall be prepared on a separate City CFD plan for review and approval by the Public Works / Engineering Department.
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157. CFD Landscape Guidelines and Improvement Plans – All landscape improvements for maintenance by the CFD shall be designed and installed in accordance with City CFD Landscape Guidelines, and shall be drawn on a separate improvement plan on City title block.
The landscape improvement plans shall be reviewed and approved by the Public Works / Engineering Department prior to issuance of a construction permit.
158. Landscaping Within the Public Right -of-Way – The parkway areas around the sidewalk within the public right-of-way fronting the entire property shall be landscaped and irrigated per City standards and guidelines. These areas shall be maintained by the CFD.
159. Maintenance of CFD Accepted Facilities – All landscaping and appurtenant facilities to be maintained by the citywide CFD shall be built to City standards. The developer shall be responsible for ensuring that landscaping areas to be maintained by the CFD have its own controller and meter system, separate from any private controller/meter system.
J. WASTE MANAGEMENT
160. AB 341 - AB 341 focuses on increased commercial waste recycling as a method to reduce greenhouse gas (GHG) emissions. The regulation requires businesses and organizations that generate four or more cubic yards of waste per week and multifamily units of 5 or more, to recycle. A business shall take at least one of the following actions in order to reuse, recycle, compost, or otherwise divert commercial solid waste from disposal:
a. Source separate recyclable and / or compostable material from solid waste and donate or self-haul the material to recycling facilities.
b. Subscribe to a recycling service with their waste hauler.
c. Provide recycling service to their tenants (if commercial or multi-family complex).
d. Demonstrate compliance with the requirements of California Code of Regulations Title 14.
For more information please visit:
www.rivcowm.org/opencms/recyclying/recycling_and_compost_business.html#mand atory
161. AB 1826 - AB 1826 requires businesses that generate eight (8) cubic yards or more or organic waste per week to arrange for organic waste recycling services. The threshold amount of organic waste generated requiring compliance by businesses is reduced in subsequent years.
Businesses subject to AB 1826 shall take at least one of the following actions in order to divert organic waste from disposal:
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a. Source separate organic material from all other recyclables and donate or self-haul to a permitted organic waste processing facility.
b. Enter into a contract or work agreement with gardening or landscaping service provider or refuse hauler to ensure the waste generated from those services meet the requirements of AB 1826.
c. Consider xeriscaping and using drought tolerant/low maintenance vegetation in all landscaped areas of the project.
As of January 1, 2019, the above requirements are now applicable to businesses that generate four (4) or more cubic yards of solid waste per week and one (1) or more cubic yards of organic waste per week. Additionally, as of January 1, 2019, a third trash bin is now required for organics recycling, which will require a larger trash enclosure to accommodate three (3) trash bins. This development is subject to this requirement.
Prior to Building Permit Issuance:
162. Recyclables Collection and Loading Area Plot Plan - Prior to the issuance of a building permit for each building, the applicant shall submit three (3) copies of a Recyclables Collection and Loading Area plot plan to the City of Menifee Engineering/Public Works Department for review and approval. The plot plan shall show the location of and access to the collection area for recyclable materials, along with its dimensions and construction detail, including elevation/façade, construction materials and signage. The plot plan shall clearly indicate how the trash and recycling enclosures shall be accessed by the hauler.
The applicant shall provide documentation to the Community Development Department to verify that Engineering and Public Works has approved the plan prior to issuance of a building permit.
163. Waste Recycling Plan - Prior to the issuance of a building permit for each building, a Waste Recycling Plan (WRP shall be submitted to the City of Menifee Engineering/Public Works Department for approval. Completion of Form B “Waste Reporting Form” of the Construction and Demolition Waste Diversion Program may be sufficient proof of WRP compliance, as determined by the Public Works Director / City Engineer. At minimum, the WRP must identify the materials (i.e., concrete, asphalt, wood, etc.) that will be ge nerated by construction and development, the projected amounts, the measures/methods that will be taken to recycle, reuse, and / or reduce the amounts of materials, the facilities and / or haulers that will be utilized, and the targeted recycling or reduct ion rate. During project construction, the project site shall have, at a minimum, two (2) bins; one for waste disposal and the other for recycling of Construction and Demolition (C&D) materials. Additional bins are encouraged to be used to further source separation of C&D recyclable materials. Accurate record keeping (receipts) for recycling of C&D recyclable materials and solid waste disposal must be kept.
Arrangements can be made through the franchise hauler.
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Prior to Issuance of Any Certificate of Occupancy
164. Waste Management Clearance - Prior to issuance of an occupancy permit for each building, evidence (i.e., receipts or other type of verification) shall be submitted to demonstrate project compliance with the approved WRP to the Engineering and Public Works Department in order to clear the project for occupancy permits. Receipts must clearly identify the amount of waste disposed and Construction and Demolition (C&D) materials recycled. Completion of Form C, “Waste Reporting Form” of the Construction and Demolition Waste Diversion Program along with the r eceipts may be sufficient proof of WRP compliance, as determined by the PW Director / City Engineer.
K. FEES, DEPOSITS AND DEVELOPMENT IMPACT FEES
165. Fees and Deposits – Prior to approval of grading plans, improvement plans, issuance of building permits, map recordation, and / or issuance of certificate of occupancy, the developer / property owner shall pay all fees, deposits as applicable. These shall include the regional Transportation Uniform Mitigation Fee (TUMF), Development Impact Fees (DIF), and any applicable regional fees including potential Road and Bridge Benefit District (RBBD) Fees.
Said fees and deposits shall be collected at the rate in ef fect at the time of collection as specified in current City resolutions and ordinances.
166. RBBD – The applicant shall pay the RBBD fees based on the designated land use and areas, prior to the issuance of a building permit. Should the project proponent choose to defer the time of payment, a written request shall be submitted to the City, deferring said payment from the time of issuance of a building permit to issuance of a certificate of occupancy. Fees which are deferred shall be based upon the fee schedule in effect at the time of issuance of the permit of each parcel.
167. TUMF Fees – Prior to the issuance of an occupancy permit, the developer / property owner shall pay the Transportation Uniform Mitigation Fee (TUMF) in accordance with the fee schedule in effect at the time of issuance, pursuant to adopted City Ordinance governing the TUMF program.
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Section III:
Building and Safety Department
Conditions of Approval
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168. Final Building & Safety Conditions. Final Building & Safety Conditions will be addressed when building construction plans are submitted to Building & Safety for review. These conditions will be based on occupancy, use, the California Building Code (CBC), and related codes which are enforced at the time of building plan submittal.
169. Compliance with Code. All Design components shall comply with applicable provisions of the 2022 edition of the California Building, Plumbing and Mechanical Codes; 2022 California Electrical Code; California Administrative Code, 2022 California Energy Codes, 2022 California Green Building Standards, and City of Menifee Municipal Code, 2022 California Fire Code.
170. Disabled Access. Applicant shall provide details of all applicable disabled access provisions and building setbacks on plans to include:
a. Disabled access from the public way to the main entrance of the building.
b. Van accessible and standard accessible parking located as close as possible to the main entrance of the building.
c. Accessible path-of-travel from parking to the furthest point of improvement.
d. Accessible path-of-travel from public right-of-way to the main entrance of the structure.
e. Interior and Exterior disabled access requirements and details as required by California Building Code Chapter 11B.
171. California Green Building Code Requirements. Electric Vehicle (EV) a. The plans shall clearly indicate the location and total number of future electric vehicle (EV) parking stalls within the site.
b. The plans shall clearly indicate the location and total amount of future medium and heavy-duty electric vehicle (EV) parking stalls within the site if the building site includes one or more of the following uses: Warehousing, grocery store, retail store with off-street loading areas.
172. County of Riverside Mount Palomar Ordinance. Applicant shall submit, at the time of plan review, a complete exterior site lighting plan with a “photometric study” showing compliance with County of Riverside Mount Palomar Ordinance Number 655 for the regulation of light pollution. All streetlights and other outdoor lighting shall be shown on electrical plans submitted to the Building & Safety Department. Any outside lighting shall be hooded and aimed not to shine directly upon adjoining property or public rights-of-way. All exterior LED light fixtures shall be 3,000 kelvin and below.
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173. Street Name Addressing. Applicant must obtain street name addressing for all proposed buildings by requesting street name addressing and submitting a site plan for commercial, residential/tract, or multi-family residential projects.
174. Obtain Approvals Prior to Construction. Applicant must obtain all building plans and permit approvals prior to commencement of any construction work.
175. Obtaining Separate Approvals and Permits. Temporary construction/sales trailers, temporary power poles/generators, trash enclosures, patio covers, light standards, building and monument signage, and any block walls will require separate approvals and permits. Solid covers are required over new and existing trash enclosures.
176. Sanitary Sewer and Domestic Water Plan Approvals. On-site sanitary sewer and domestic water plans will require separate approvals and permits from Building and Safety. A total of 6 sets shall be submitted.
177. Demolition. (If applicable) Demolition permits require separate approvals and permits.
AQMD notification and approval may be required.
178. Hours of Construction. Signage shall be prominently posted at the entrance of the project indicating the hours or construction, as allowed by the City of Menifee Municipal Ordinance 8.01.010, for any site within one-quarter mile of an occupied residence. The permitted hours of construction are Monday through Saturday 6:30am to 7:00pm. No work is permitted on Sundays and nationally recognized holidays unless approval is obtained from the City Building Official or City Engineer.
179. At Plan Review Submittal
Submit one (1) digital complete set of fully dimensioned Structural, Architectural, Plumbing, Mechanical and Electrical Plans, along with one (1) digital set of geotechnical reports and one (1) digital set of precise grade plans. Hard copy plans will not be accepted.
All plans shall be submitted at a digital equivalent minimum 24” x 36” General Requirements
1. All sheets of the plans and the first sheet of the calculations are required to be signed by the licensed architect or engineer responsible for the plan preparation. (Business & Professions Code 5802), (Business & Professions Code 5536.1, 5802, & 6735)
Cover Sheet
2. Vicinity Map
3. Parcel number and Site Address
4. Business Name
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5. Occupancy Type
6. Occupant Load
7. Type of Construction
8. Number of stories
9. Building Height
10. Floor Area in sq. ft.
11. Building data: Building Type of Construction, Square Feet of leased area intended use/occupancy, occupant loads, Building Code Data: 2022 California Building Code, 2022 California Electrical Code, 2022 California Mechanical Code, 2022 California Plumbing Code, 2022 California Green Building Code, 2022 California Energy Code, and 2022 California Fire Code.
12. List any flammable/combustible materials, chemicals, toxic, or hazardous materials used or stored and total quantities or each, including MSDS reports.
13. Indicate if the building has a fire sprinkler system.
14. Sheet Index
Plot Plans
15. North Arrow
16. Property Lines/Easements
17. Street/Alleys
18. Clearly dimension building setbacks from property lines, street centerlines, and from all adjacent buildings and structures on the site plan.
19. Accessible parking/unload areas, curb ramps, exterior route of travel to the leased area entry door and at least one route to the public right-of-way.
20. Precise grading plans indicating surface grades, locations and details for all accessible walkways, parking stalls, access aisles, ramps, etc… Floor Plans
21. All wall lines to be indicated by double line.
22. Fully dimensioned and to scale (3/16 inch per foot minimum)
23. Exit door locations, widths, and direction of door swing.
24. Wall legend. Show walls as existing or new, with references to wall construction details indicating heights, framing member size, spacing and material type, connections at top and bottom and top of wall lateral bracing method.
25. Show all fixed elements of construction e.g., bathroom facilities, fixtures, cabinets, storage racks and/or shelves.
26. Accessible features e.g., fixed customer service counters, including kitchen, dining, or drinking bar counters, new bathroom facilities, access to new areas, features and elements.
Reflected Ceiling Plans
27. Indicate the ceiling treatment, ceiling grid, and the placement of all light fixtures.
Section Views
28. Walls and roof/ceiling finishes, complete occupancy separation and fire resistive construction if required, demising walls etc. For new conditioned spaces, section views shall indicate wall heights and insulation locations for walls and roof/ceilings.
Plumbing/Mechanical Plans
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29. System material types and sizes, waste/vent and potable water layouts or isometrics, plumbing fixture schedule, etc.
30. HVAC equipment location, distribution layout, material type and sizes fire/smoke control devices and activation.
31. Include a line of site detail showing new roof top equipment shielding.
32. Gas line diagram, material type, sizes, and load demand.
Electrical Plans
33. Interior Main Distribution single line diagram, panel location/schedule, and load calculations, etc.
34. Electric power and lighting plans, interior fixture schedule, illuminated exit signs and emergency illumination.
35. Title 24 Energy Electrical requirements including multi-level switching arrangements and automatic electrical lighting shut-off system.
Structural Plan/Foundation/Floor/Ceiling/Roof Plan and Details
36. Structural design justification of the existing roof framing for new mechanical equipment exceeding 300lbs.
37. Foundation supporting elements and connections, reinforcement, slab, and footing details, etc.
38. Structural frame plan(s).
39. T-Bar ceiling standard details and seismic restraints.
Supplemental Information
40. Submittal to include one (1) digital set of original shell building Title 24 Energy Calculations or new Title 24 Energy calculations or Energy calculations as for newly constructed conditioned space.
41. Envelope or Mechanical for conditioned space as new construction or, as for an addition including, LTG (lighting) Energy calculations for new lighting with required forms copied to the full-size plan sheets.
42. Separate submittals and permits are required for signs. Planning approval required prior to submittal to Building & Safety.
43. Fees are based on the City of Menifee Adopted Fee Schedule.
44. Restaurant/Food establishments must obtain approval from the County Health Department/Food Division, and the local water/sewer purveyor for grease waste interceptors.
45. All contractors/sub-contractors must show proof of State and City licenses and shall comply with SEC. 3800 of the Labor Code regarding Workers Compensation.
46. Applicant shall obtain all required clearances and/or approvals from Planning, Engineering, Fire, and the appropriate water district(s) prior to issuance of any building permits.
PRIOR TO ISSUANCE OF BUILDING PERMITS
180. All associated Building Fees to be paid.
181. Each Department is required to Approve, with a signature.
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PRIOR TO FINAL INSPECTION
182. Each department that has conditions shall have completed and approved their final inspection prior to requesting the final inspection by the Building and Safety Department.
PRIOR TO CERTIFICATE OF OCCUPANCY
183. The Business shall obtain a final inspection from all city departments and any other outside agency final inspections.
184. Each department is required to review and approve with a signature on the request for Commercial Occupancy form once ALL Conditions of Approval have been Met/Approved. The Request for Commercial Occupancy form is available on the City of Menifee website at
https://www.cityofmenifee.us/DocumentCenter/View/14362/Request-for-Commercial- Permit-Issuance
You will be required to obtain the signatures in person at the City of Menifee City Hall.
185. The business shall obtain a City of Menifee business license after the Certificate of Occupancy has been issued. Information about the city business license may be found here https://www.cityofmenifee.us/309/Business-License
A business shall not be open to the public or operate without a city business license or a Certificate of Occupancy.
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Section IV:
Office of the Fire Marshal
Conditions of Approval
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343. FIRE DEPARTMENT ACCESS- Fire apparatus access roads shall extend to within 150 feet of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility.
344. FIRE DEPARTMENT TEMPLATE - Provide fire department access road turn template throughout the site showing the outside radius 38’ and inside 14’.
345. SURFACE LOAD AND CAPABILITIES - Fire apparatus access roads shall be designed to support the impose loads of fire apparatus [80,000 -pound live load (gross vehicular weight) distributed over two axles] and shall be surfaced so as to provide all -weather driving capabilities [rear wheel d rive apparatus] for the length and grade(s) of the fire apparatus access road.
346. GATES- Gate access shall be equipped with a rapid entry system to include OPTICOM and Knox Electric switches. Plan shall be submitted to the Fire Department for approval prior to installation. Automatic/manual gate pins shall be rated with shear pin force, not to exceed 30 pounds. Automatic gates shall be equipped with emergency backup power. Gates activated by the rapid entry system shall remain open until closed by the rapid entry system.
347. SECONDARY ACCESS- shall be provided in the interest of public safety. The project shall provide an alternate or secondary access.
348. FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICLE CLEARANCE- Fire apparatus access roads shall have an unobstructed driving surface width of not less than 24 feet, exclusive of shoulders, with an unobstructed vertical clearance of 13 feet 6 inches.
349. AERIAL FIRE APPARTATUS ACCESS ROADS- Where the vertical distance between grade plane and the highest roof surface exceeds 30 feet, approved aerial fire apparatus access roads shall be provided. Aerial fire apparatus access roads shall have unobstructed width of 26 feet, exclusive of shoulders, in the immediate vicinity of the building or portion thereof.
350. BLUE DOT REFLECTORS - Blue retro -reflective pavement markers shall be mounted on private streets, public streets and driveways to indicate location of fire hydrants.
351. HYDRANT LOCATION- Fire Hydrants shall be located within 400’ of all exterior portions of the structures without sprinkler systems, measured along required fire apparatus access roads, and adjacent to public streets in the quantities and up to the maximum distance as required by the California Fire Code and Riverside County Fire Department.
352. HYDRANT FIRE FLOW- Fire hydrant(s) shall be capable of delivering fire flow as required by the California Fire Code and Riverside County Fire Department standards.
353. WATER MAINS- The water mains shall be capable of providing required fire flow.
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354. WATER VERIFICATION- The required water system, including all fire hydrant(s), shall be installed and accepted by the appropriate water agency and the Riverside County Fire Department prior to any combustible material placed in an individual lot. Water plan must be at the job site.
355. ADDRESS- The address shall be posted per the Riverside County Fire Department standards and will be clearly visible from public roadway.
356. TURN AROUND- Turn arounds shall be provided to all building sites on fire apparatus access roads over 150 feet in length and shall be within 50 feet of the building. The minimum outside turning radius for a turnaround shall be 38 feet, not including parking. If a hamm erhead is used instead, the top of the “T” shall be a minimum of 110 feet in length. (West entrance near Evans road)
357. SPRINKLER SYSTEM- Buildings or structures exceeding 3600 sq. ft are required to have approved CFC and NFPA 13 compliant fire sprinkler systems installed. ESFR system to be required for a project of this size.
358. BUILDING ACCESS- Shall comply per Table 3206.2 California Fire Code, fir -e apparatus access roads in accordance with Section 503 shall be provided within 150 feet of all portions of the exterior walls of buildings used for high pile storage.
359. ACCESS DOORS - Where building access is required by Table 3206.2, fire department access doors shall be provided in accordance with this section. Access doors shall be accessible without the use of a ladder.
360. NUMBER OF DOORS REQUIRED - The required fire department access doors shall be distributed such that the lineal distance between adjacent fire department access door does not exceed 125 ft measured center to center.
361. SMOKE AND HEAT REMOVAL- Where smoke and heat removal is required by Table 3206.2 it shall be in accordance with Section 910.
362. ADDITIONAL REQUIRED HYDRANTS- Where new water mains are extended along streets where hydrants are not needed for protection of structures or similar fire problems, fire hydrants shall be provided at spacing not to exceed 1,000 feet to provide for transportation hazards.
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Section V:
Riverside County Environmental Health
Conditions of Approval
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The undersigned warrants that he/she is an authorized representative of the project referenced above, that I am specifically authorized to consent to all of the foregoing conditions, and that I so consent as of the date set out below.
_______________________________________________ ___________________ Signed Date
_______________________________________________ ___________________ Name (please print) Title (please print)
Item Title: 11.1
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2 5
6 2
CITY OF MENIFEE
SUBJECT: Northern Gateway Logistics Center Warehouse Project MEETING DATE: May 14, 2025
TO: Planning Commission
PREPARED BY: Brandon Cleary, Associate Planner
REVIEWED BY: Orlando Hernandez, Acting Community Development Director
APPROVED BY: Orlando Hernandez, Acting Community Development Director
APPLICANT: Lovett Industrial
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RECOMMENDED ACTION
1. Adopt a resolution certifying the Environmental Impact Report (State Clearinghouse No. 2021110379), adopt the Mitigation Monitoring and Reporting Program and direct staff to file a Notice of Determination; and
2. Adopt a resolution approving Plot Plan No. PLN23-0040 generally located south of Ethanac Road, east of Evans Road, west of Barnett Road, and north of McLaughlin Road.
PROJECT DESCRIPTION
Plot Plan (PP) No. PLN23-0040 includes the development of two speculative warehouses.
Building 1 (northern building) is 45 feet 1 inch in height and includes 99,326 square feet of warehousing space with 6,000 square feet of office space for a total of 105,326 square feet.
Building 2 is 45 feet 7 inches in height and includes 277,715 square feet of warehousing space, 8,000 square feet of office space and a 7,000 square-foot mezzanine for a total of 292,715 square feet. Both warehouses have a combined total of 398,041 square feet. Additional improvements include a parking lot and loading docks, ornamental landscaping, associated onsite infrastructure, and construction of offsite street improvements.
The Project would include 52 dock-high doors (15 on Building 1 and 37 on Building 2) and four grade-level truck doors (two per building). Approximately 15 trailer stalls (including dock spaces) are provided on the truck court on Building 1 and 78 trailer stalls are provided on Building 2 within areas secured by sliding gates. The proposed Project would also provide 108 passenger car parking spaces on Building 1’s site and 244 on Building 2’s site. Access to the site would be Item Title: 11.1
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July 16, 2025
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provided by one driveway on Barnett Road and three driveways on Evans Road. Access to the Evans Road driveways will be provided by Ethanac Road and the proposed westbound driveway on the southern end of the Project site.
The Project would also include approximately 106,512 square feet (approximately 13 percent of the Project site) of ornamental landscaping, split between the two building sites. Building 1 proposes 35,374 square feet of landscaping totaling approximately 15 percent of the site and Building 2 proposes 71,138 square feet of landscaping totaling approximately 12 percent of the Building 2 site.
The truck courts will have an 11-foot-tall screen wall along the flood channel and at the entries to screen the truck court from public view.
The Project would also include various road and utility improvements along the southern, eastern and western project frontages.
LOCATION
The Project is generally located south of Ethanac Road, east of Evans Road, west of Barnett Road, and north of McLaughlin Road within the City of Menifee (City), County of Riverside, State of California (Assessor Parcel Numbers [APNs]: 331-060-007, 331-060-008, 331-060-030, 331- 060-023, and 331-060-020).
Project Location
Item Title: 11.1
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July 16, 2025
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Northern Gateway Logistics Center Warehouse
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GENERAL PLAN/ZONE
General Plan
The General Plan land use designation for the Project site is Economic Development Corridor – Northern Gateway (EDC-NG) which is intended to provide economic vitality and flexibility in land use options to promote economic development along the City’s major corridors. Surrounding Land Use designations and existing uses can be found below in Table 1. The Project’s proposed industrial use is consistent with the existing land use designation.
Zoning
The underlying zoning classification is EDC-NG. The existing zoning of the Project site allows for the development of industrial and warehousing-related uses with which the proposed Project is consistent.
General Plan Map Zoning Map
TABLE 1 – Surrounding Land Uses
Location Existing Land Use General Plan Land Zoning Classification Use
North Vacant undeveloped
land EDC-NG EDC-NG
East Vacant undeveloped
land and City of Perris
EDC-NG and City of
Perris
EDC-NG and City of
Perris
South
Southern California
Edison (SCE) utility
corridor
Public Utility Corridor
(PUC)
Public Utility Corridor
(PUC)
West Vacant undeveloped
land EDC-NG EDC-NG
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DISCUSSION
The Project Applicant (Lovett Industrial) is proposing the development of two speculative warehouse buildings totaling approximately 398,041 square feet.
Proposed Site Plan
Circulation and Parking
Regional Project access would be from I-215 via Ethanac Road. Local access would be provided via Barnett Road and Evans Road. Project site ingress and egress would be via three driveways on Evans Road and one driveway on Barnett Road. The southernmost and northernmost driveways would provide access for passenger automobiles (shown with blue arrows above), while the middle access point on Evans Road would provide access to all vehicles (shown with the orange arrow). The one access point on Barnett Road will also allow all vehicles. While there are shared access points, trucks would not be allowed to circulate through the majority of the passenger vehicle parking areas. The City of Menifee Development Code outlines the parking requirements for the Project. As demonstrated in Table 2, the Project meets the City’s parking requirements.
TABLE 2 – Parking Summary
Development Code Parking Requirements
Building No. Parking Required Parking Provided Total
1 (northern building) 120 108*
2 (southern building) 269 243* 351
Total: 389 351
*Total includes a 10% reduction for providing roadway improvements and dedications that exceed the recommendations from the traffic study.
Item Title: 11.1
Appeal of the Planning Commission Decision for the Northern Gateway Logistics Center Warehouse Project Item Page Number: 606
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July 16, 2025
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Northern Gateway Logistics Center Warehouse
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Using the City’s Parking and Loading Standards, the warehouse building would require 389 off- street parking spaces. The Project includes a total of 351 proposed off-site parking spaces. (Note truck/trailer parking is not included within these totals.) Section 9.215.070 (“Alternative Programs for Parking”) allows for a reduction in the required number of off-street parking stalls if specific alternative programs/improvements are provided.
This Section allows for parking reductions to be combined for a maximum reduction of 15 percent of the required parking standard. The proposed Site Plan would only need a reduction of 10 percent (389 required, 351 provided). The Applicant is requesting this 10 percent reduction. This would be allowed under Section 9.215.070, because the Project provides roadway improvements and/or dedication that exceed those recommended by a traffic study (i.e., the Project’s southerly driveway) (five percent reduction credit) and the Project involves lot consolidation totaling a minimum of five acres (five percent reduction credit).
The 10 percent reduction results in a total requirement of 351 spaces; therefore, with the 10 percent reduction, the Project would meet its parking requirement.
Infrastructure Improvements
Onsite and Frontage Improvements
The Project Applicant would be responsible for the construction of public infrastructure improvements. Evans Road would be improved along the Project frontage to an Industrial Collector designation (two-lane). The improvement will include the necessary offsite transitions.
Barnett Road would be improved along the Project frontage to a Secondary Undivided (four-lane) designation. The improvement will include the necessary offsite transitions. The driveway along Barnett Road will have full access.
The Project will include a drive aisle along the southern project frontage to the ultimate width of 32 feet (curb-to-curb), with parkway as shown on the site plan and conceptual landscaping plan.
Offsite Improvements
The Project Applicant is required to construct Evans Road beyond the northern frontage of the Project to Ethanac Road to an interim condition of two 12-foot lanes, with six-foot paved shoulders, as detailed in the tentative site plans. The Project Applicant is also required to improve the intersection of Evans Road and Ethanac Road to a condition that allows for adequate turning movements for ingress and egress. This includes the creation of a westbound left turn and eastbound right turn pockets and construction of a traffic signal.
Road and Bridge Benefit District (RBBD), Fair Share Contributions, and Other Improvements The Project has also been conditioned to participate in the formation of the RBBD and is required to pay the RBBD fees based on the designated land use and areas prior to the issuance of a building permit.
Fair share cost participation would be required for off-site intersections including Evans Road at Ethanac Road intersection, I-215 Southbound Ramps at Ethanac Road, I-215 Northbound Ramps at Ethanac Road, the Evans Road to Case Road segment on Ethanac Road, the Case Road to I-215 Southbound Ramp segment on Ethanac Road, and the I-215 Southbound Ramp to I-215 Item Title: 11.1
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Northbound Ramps on Ethanac Road. Utility improvements would be constructed which includes new water lines, recycled water lines, sewer, and storm drain lines.
Storm Drain Facility
A storm drain facility/line is currently installed under the Project site. The Project will be relocating the existing storm drain line within the Project site to align with the truck court for ease of access and maintenance.
Landscaping
Landscape standards for the Project are outlined in the City’s Development Code. A minimum of 10 percent of the Project site must be landscaped per the Economic Development Corridor requirements. Irrigated onsite landscaped areas for the Project site would total approximately 105,837 square feet (13 percent of the site) and would be comprised of drought-tolerant shrubs and groundcover and evergreen and deciduous trees. The conceptual landscape plan includes trees at the perimeter, street frontages, parking areas, and adjacent to the building to soften the edges of the development and the proposed building. In addition, the landscape and architectural plans feature site amenities that coordinate and complement the proposed Project, including outdoor break areas, benches, tables, bike racks, and trash receptacles. The trailer parking areas are screened from Evans Road and Barnett Road by large, landscaped setbacks and intervening passenger car parking areas as can be seen in the image below.
Conceptual Landscape Plan
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Screening
On the Project’s northerly and southerly sides of the warehouse building, an approximately 260 foot long, 11-foot-tall, decorative concrete wall would be constructed to screen all loading areas from the east from public view. Screen walls and gates are also proposed at each entrance to the truck court for additional screening from public view. The visual height of the walls will be reduced as viewed from the outside through the use of landscaped berms, perimeter screening trees, and the truck courts’ lower elevations. As shown in the conceptual landscape plan, the intent is to provide landscape coverage with a variety of trees, shrubs and ground cover to soften the wall and to provide a more aesthetically pleasing street scene.
In addition, the conceptual landscape plans propose screen trees along the wall at the entries and exits of the truck courts, which are anticipated to grow above the height of the wall and further screen views into the facility. Furthermore, evergreen shrubs and vines are proposed along the exterior of the screen walls. The screen wall facing the flood channel will not include landscaping on the exterior (facing flood channel).
Screen Wall at Truck Court Entries
Screen Wall at Flood Channel (260 feet long)
Elevations
The proposed building has unique design features as well as shared architectural elements with approved industrial developments within the northern section of the City to provide for cohesive development. There are complementing roof forms, colors, and materials. The various colors include white, multiple variations of gray and wood accent material. The building will include significant glazing with black aluminum mullions. Visual interest is maintained throughout the Project by enhancing architectural detailing and façade articulation along all building elevations to reduce any large blank sections of walls.
Building 1 North Elevation
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July 16, 2025
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Building 1 West Elevation
Building 1 South Elevation (truck court)
Building 1 East Elevation
Building 2 North Elevation
Building 2 West Elevation
Building 2 South Elevation
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Building 2 East Elevation
Industrial Good Neighbor Policies
On March 2, 2022, the City Council adopted the Industrial Good Neighbor Policies. The focus of the policies can be summarized in three sections:
1. Minimize impacts to sensitive uses (residential, schools, parks, nursing homes, hospitals)
2. Protect public health, safety and welfare by regulating design, location and operations
3. Protect neighborhood character of adjacent residential communities When reviewing the proposed Project, the Industrial Good Neighbor Policies were referenced to ensure a compliant project. Implemented policies include added landscape buffers, screen walls, improved building design, community outreach, increased building and loading dock setbacks, on-site truck queuing, on-site signage, and environmental mitigation measures.
ENVIRONMENTAL DETERMINATION
Notice of Preparation (NOP)
On June 21, 2023, the City of Menifee publicly noticed its decision to prepare an Environmental Impact Report (EIR) and hold a public scoping meeting for the Project by noticing the California Governor’s Office of Planning and Research (State Clearinghouse [SCH]) and distributed the NOP to various agencies and surrounding property owners and residents in accordance with California Environmental Quality Act (CEQA) requirements. The NOP review period was from June 21, 2023, to July 20, 2023. On June 27, 2023, the City of Menifee held a duly noticed public scoping meeting at City Hall regarding the preparation of the Draft EIR and provided an opportunity for members of the public to comment on the scope of environmental issues to be addressed in the EIR.
EIR Impacts
Within the EIR that has been prepared for the Project (SCH No. 2021110379), mitigation measures are provided under the categories of Biological Resources, Cultural Resources, Geology and Soils, Greenhouse Gas (GHG) Emissions, and Tribal Cultural Resources. The EIR determined that the Project would not result in significant and unavoidable impacts.
Draft EIR Public Review
The City distributed the Draft EIR for public review beginning June 6, 2024, and ending July 22, 2024. During the public review period, comments on the Draft EIR were received from the following agencies, organizations, or individuals:
Agencies
oAgua Caliente Band of Cahuilla Indians
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oAirport Land Use Commission
oCity of Perris
oRiverside County Department of Waste Resources
oSouth Coast Air Quality Management District
oRiverside County Flood Control District
oRiverside Transit Agency (RTA)
Organizations
oRadical Research, LLC
oSupporters Alliance for Environmental Responsibility (“SAFER”) oGolden State Environmental Justice Alliance
Individuals
oBreanna Harwood
oJose Marquez
The City prepared a Final Environmental Impact Report (FEIR), consisting of all comment letters received during the 45-day public review and comment period on the Draft EIR, written responses to those comments, and revisions and errata to the Draft EIR. The FEIR was distributed to the Draft EIR commenters 10 days prior to the Planning Commission hearing. The FEIR, and Draft EIR, including technical appendices can be accessed for review on the City website at https://www.cityofmenifee.us/325/Environmental-Notices-Documents.
Findings of Fact
The Draft EIR did not identify unavoidable significant adverse impacts that could not be mitigated below the level of significance; however, Findings of Fact (Findings) are required to approve the Project. The Findings are included within the resolution for the EIR for consideration by the Planning Commission.
Community Outreach
City staff held an environmental scoping meeting on Tuesday, June 27, 2023, at City Hall to discuss the Project and to receive comments from the public. A total of eight comment letters were received in response to the environmental scoping. For the Draft EIR 45-day comment period and public hearings, property owners and non-owner residents within 500 feet of the Project boundary were mailed notices at each step of the Project (scoping meeting, Draft EIR comment period, public hearing).
FINDINGS
Findings for the EIR and PP No. PLN23-0040 are included in the attached resolutions.
PUBLIC NOTICE
The proposed Project was noticed on May 4, 2025, for the May 14, 2025, Planning Commission public hearing. A public notice was published in The Press Enterprise and notices were mailed to property owners and non-owner residents within a 500-foot radius of the Project site. The public notice was posted on-site, and all relevant public agencies and those requesting notification were notified of the public hearing.
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City of Menifee Planning Commission
Northern Gateway Logistics Center Warehouse
May 14, 2025
ATTACHMENTS
1. Project Plans & Exhibits
2. Resolution – EIR
3. Exhibit A – FEIR
4. Exhibit B - MMRP
5. Exhibit C – Findings of Fact
6. Resolution - Project Entitlements
7. Exhibit A – Conditions of Approval
8. Public Hearing Notice
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NOTICE OF PUBLIC HEARING
TIME OF HEARING: July 16, 2025
DATE OF HEARING: 6:00PM, or as soon thereafter as possible PLACE OF HEARING: MENIFEE CITY COUNCIL CHAMBERS
29844 Haun Road, Menifee, CA 92586
A PUBLIC HEARING has been scheduled, pursuant to the City of Menifee Municipal Code, before the CITY OF MENIFEE CITY COUNCIL to consider the project shown below:
Project Title : Appeals (PLN25 -0109 and PLN25 -0110) of Planning Commission Decision of the Northern Gateway Logistics Center (Plot Plan No. PLN23-0040)
Project Location: The Project is generally located south of Ethanac Road, east of Evans Road, west of Barnett Road, and north of McLaughlin Road within the City of Menifee (City), County of Riverside, State of California (Assessor Parcel Numbers [APNs]: 331-060-007, 331-060-008, 331-060-030, 331-060-023, and 331-060-020).
The City Council will consider the following project at a public hearing:
On May 14, 2025, The Planning Commission held a duly noticed public hearing and voted 4 -1 (Commissioner Ramirez voting no) to approve Plot Plan No. PLN23 -0040 – Northern Gateway Logistics Center Warehouse Project along with the related environmental analys is. On May 20, 2025, the City received an application from the Golden State Environmental Justice Alliance to appeal the Planning Commission decision. Additionally, on May 2 3, 2025, the City received an application from the City of Perris to appeal the Planning Commission decision.
Plot Plan (PP) No. PLN23-0040 includes the development of two speculative warehouses. Building 1 (northern building) is 45 feet 1 inch in height and includes 99,326 square feet of warehousing space with 6,000 square feet of office space for a total of 105,326 square feet. Building 2 is 45 feet 7 inches in height and includes 277,715 square feet of warehousing space, 8,00 0 square feet of office space and a 7,000 square foot mezzanine for a total of 292,715 square feet. Both warehouses have a combined total o f 398,041 square feet. Additional improvements include a parking lot and loading docks, ornamental landscaping, associated onsite infrastructure, and construction of offsite street improvements.
Item Title: 11.1
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July 16, 2025
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The Project would include 52 dock-high doors (15 on Building 1 and 37 on Building 2) and four grade-level truck doors (2 per building). Approximately 15 trailer stalls (including dock spaces) are provided on the truck court on Building 1 and 78 trailer stalls are provided on Building 2 within areas secured by sliding gates. The proposed Project would also provide 108 passenger car parking spaces on Building 1’s site and 244 on Building 2’s site.
Access to the site would be provided by one driveway on Barnett Road and 3 driveways on Evans Road. Access to the Evans Road driveways will be provided by Ethanac Road and the proposed westbound driveway on the southern end of the project site.
The Project would also include approximately 106,512 square feet (approximately 13% of Project site) of ornamental landscaping, split between the two building sites. Building 1 proposes 35,374 square feet of landscaping totaling approximately 15% of the site and Building 2 proposes 71,138 square feet of landscaping totaling approximately 12% of the Building 2 site.
The truck courts will have an 11 -foot-tall screen wall along the flood channel and at the entries to screen the truck court from public view.
The Project would also include various road and utility improvements along the southern, eastern and western project frontages.
Any person wishing to comment on the proposed Project may do so in writing between the date of this notice and the public hearing and be heard at the time and place noted above. All comments must be received prior to the time of the public hearing. All such comments will be submitted to the Planning Commission, and the Planning Commission will consider such comments, in addition to any oral testimony, before making a decision on the proposed Project.
If this Project is challenged in court, the issues may be limited to those raised at the public hearing, described in this notice, or in written correspondence delivered to the Planning Commission at, or prior to, the public hearing. Be advised that as a result of public hearings and comments, the Planning Commission may amend, in whole or in part, the proposed Project. Accordingly, the designations, development standards, design or improvements, or any properties or lands within the boundaries of the proposed Project, may be changed in a way other than specifically proposed.
For further information regarding this project or to provide written correspondence, please contact Brandon Cleary at (951) 723-3761 or e-mail [email protected].
CITY OF MENIFEE COMMUNITY DEVELOPMENT DEPARTMENT
Attn: Brandon Cleary, Associate Planner
29844 Haun Road
Menifee, CA 92586
Item Title: 11.1
Appeal of the Planning Commission Decision for the Northern Gateway Logistics Center Warehouse Project Item Page Number: 632
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July 16, 2025
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CITY OF MENIFEE
SUBJECT: Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road
MEETING DATE: July 16, 2025
TO: Mayor and City Council
PREPARED BY: Steven E. Strapac, Assistant City Engineer/City Surveyor REVIEWED BY: Nick Fidler, Public Works Director
APPROVED BY: Armando G. Villa, City Manager
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RECOMMENDED ACTION
1. Adopt a resolution finding and determining that the public interest and necessity require the acquisition by eminent domain of interest of various portions of real property located at 27471- 27491 Ethanac Road, Menifee, California (APNs 331-110-010 & 331-110-011) for the purpose of widening and constructing improvements to Ethanac Road.
DISCUSSION
Background
Ethanac Road is identified in the City’s General Plan as ultimately being a 6-lane expressway that currently exists as a 2-lane roadway lacking improvements such as curb and gutter. Several future projects are in various stages of the development review process along this corridor. One such development is an industrial project known as Core-5 located south of Ethanac Road, east of Sherman Road, and north of a major existing Southern California Edison (SCE) easement. In order to accommodate right-of-way (ROW) required for roadway and traffic signal purposes for the proposed Ethanac Road Widening Project (Project), staff has undertaken preliminary investigations to identify properties that would need to be acquired by the City. Pursuant to applicable requirements of law, the City has appraised the property interests of three locations it proposes to acquire the necessary ROW. Following receipt and review of the respective appraisal information, offer letters were sent to the respective property owners, pursuant to Government Code section 7267.2.
Staff have attempted to undertake negotiations with the property owners but have not been able to secure a final agreement for transfer of the required ROW Property by way of negotiated agreement. The proposed resolution would allow the City to proceed with eminent domain processes to acquire the necessary ROW. It is important to note, staff will continue to pursue Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 1
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July 16, 2025
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City of Menifee Staff Report
Resolution of Necessity (APNs 331-110-010 & 331-110-011) July 16, 2025
2 8
1 0
discussions with the property owners, regardless of the City Council’s action with respect to the proposed resolution of necessity, in an attempt to reach mutually agreeable terms for such a negotiated transfer, instead of pursuing eminent domain.
Analysis
The proposed resolution is a resolution of necessity under California Code of Civil Procedure sections 1245.210, et seq. Such a resolution must be considered, and approved, by the legislative body prior to any exercise of eminent domain to acquire property. The resolution must be passed by a two-third majority, or four affirmative votes of the members of the City Council.
The California Eminent Domain Law provides the findings that must be made in a resolution of necessity. These are as follows:
1. That the public interest and necessity require the project for which the property is proposed to be acquired;
2. That the project is planned in a manner that will create the greatest public good and the least private injury;
3. That the property proposed to be acquired is necessary for the project; and
4. That the offer required by Government Code section 7267.2 has been made to the owner of record.
In addition, the City Council is being asked to make the finding that the City has met all other procedural prerequisites to the exercise of eminent domain on the property, including a determination that the Project was reviewed under applicable environmental review procedures.
The amount of compensation due for the property interests involved is not a subject of the resolution of necessity, and therefore not before City Council as an issue to be considered as part of this resolution.
The property owners, and/or their representative, have a right to appear and be heard on the matters encompassed within the resolution affecting their property. As required by the California Eminent Domain Law, the property owners were given notice of the City’s consideration of the resolution of necessity and notified of their opportunity to appear and be heard on whether the City has undertaken all required steps and met all procedural prerequisites to the exercise of eminent domain to acquire the property interests proposed to be taken. As of the date of writing this report, the property owners have not contacted the City to inform it that they desire to be heard at the meeting.
The facts supporting the various findings included within the resolution of necessity are recited in more detail in the text of the resolution itself. Generally, the public interest and necessity require the Project, in that the City's General Plan, and specifically the Circulation Element, calls for the improvement of Ethanac Road in the manner contemplated by the Project. The Project is designed to relieve regional traffic congestion, improve traffic flow, and improve safety for the current, and future, residents and businesses within the Project region. The Project is located in Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 2
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July 16, 2025
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City of Menifee Staff Report
Resolution of Necessity (APNs 331-110-010 & 331-110-011) July 16, 2025
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a manner most compatible with the greatest public good and least private injury, in that it requires only minor acquisitions of a permanent easements and temporary construction easements that are necessary to accommodate street widening, a traffic signal, utility relocations, and construction of a new sewer main and improvements along Ethanac Road and Sherman Road.
The property to be taken for the Project is necessitated by the widening of the intersection of Ethanac Road and Sherman Road, which will be improved to add a westbound left turn lane, eastbound left turn lane, and widening of corners to allow the safe turning of vehicles and trucks.
The Project is designed in a manner compatible with the greatest public good, in that the Project will involve the installation of new traffic signals along Ethanac Road, the improvement of utilities which include new water lines, recycled water lines, sewer, and storm drain lines, and the construction of curb, sidewalk, bike lane, and driveway improvements along Trumble Road, Sherman Road, an Dawson Road. This will enhance the utility of the area and help improve traffic circulation and safety. The Property is necessary for the proposed Project, in that it is directly adjacent to the intersection of Ethanac Road and Sherman Road that is to be widened.
The environmental effects of the Project were studied and analyzed as an integral part of the environmental review for the Menifee Commerce Center. The City of Menifee was the lead agency for this environmental review under the California Environmental Quality Act (“CEQA”).
On June 11, 2021, the City publicly noticed its decision to prepare an Environmental Impact Report (“EIR”) and hold a public scoping meeting for the Project by noticing the California Governor’s Office of Planning and Research and distributed the Notice of Preparation (“NOP”) to various agencies and surrounding property owners and residents in accordance with CEQA requirements. The NOP comment period was from June 11, 2021, to July 12, 2021. On June 29, 2021, the City held a duly noticed public scoping meeting at City Hall regarding the preparation of the EIR and provided an opportunity for members of the public to comment on the scope of environmental issues to be addressed in the EIR. The City prepared a Final Environmental Impact Report, consisting of all of the comment letters received during the 45-day public review and comment period on the Draft EIR, written responses to those comments, and revisions and errata to the Draft EIR.
On October 19, 2022, the City Council adopted Resolution No. 22-1250, making the findings necessary to adopt the Finding of Facts, Statement of Overriding Considerations, and a Mitigation Monitoring and Reporting Program, approve certifying the Environmental Impact Report, and directing staff to file a Notice of Determination in compliance with CEQA.
In adopting Resolution No. 22-1250, the City Council found that the benefits of the Project outweigh the unavoidable environmental impacts and render acceptable each of the unavoidable adverse environmental impacts. These benefits, as described in the Findings of Fact and Statement of Overriding Consideration, include that the Project is consistent with and will contribute to achieving the goals and objectives established by the General Plan, will attract businesses than can expedite the delivery of essential goods to consumers and businesses in Menifee and beyond the City boundary, and will provide improved infrastructure that will enhance the quality of life for the City’s residents by linking land use, transportation, and infrastructure development.
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 3
Menifee Mayor and City Council
July 16, 2025
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City of Menifee Staff Report
Resolution of Necessity (APNs 331-110-010 & 331-110-011) July 16, 2025
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1 0
The City Council has the option of either passing, or refusing to pass, the proposed resolution. If the resolution is passed, City Staff and Special Counsel will proceed to initiate eminent domain proceedings, which ultimately would lead to a determination of the fair market value of the property interests proposed to be taken through court proceedings. If City Council does not pass the resolution, the City can either (i) commit to acquiring the identified right of way from the property owners only by negotiated acquisition, (ii) decide not to implement the Project, or (iii) provide alternative direction to Staff.
Based on all the foregoing, and on the matters recited in more detail in the resolution itself, City staff requests that the City Council adopt the proposed resolution.
STRATEGIC PLAN OBJECTIVE
Safe and Vibrant Community
FISCAL IMPACT
The fiscal impact of the eminent domain purchase will be borne entirely by the developer of the road frontage. Funds will be supplied to the City as the public agency exercising its legal authority to acquire private property for public use. The eminent domain proceedings will ultimately lead to a determination of the fair market value of the property interests proposed to be taken. Notably, the City had the property appraised for purposes of its Government Code section 7267.2 offer.
The City’s independent appraisal valued the property interests at $76,000 as of April 2, 2025.
Additional costs will be incurred in legal fees, appraisal fees and court costs relating to the initiation of eminent domain proceedings if the Resolution is approved and the matter proceeds to court.
ATTACHMENTS
1. Resolution
2. Notice of Public Hearing
3. Offer for Acquisition by City of Menifee
4. Project Area Aerial
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 4
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July 16, 2025
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RESOLUTION NO. 25-____
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MENIFEE
FINDING AND DETERMINING THAT THE PUBLIC INTEREST AND
NECESSITY REQUIRE THE ACQUISITION BY EMINENT DOMAIN OF
INTERESTS IN CERTAIN REAL PROPERTY FOR PUBLIC USE AND
AUTHORIZING AND DIRECTING CONDEMNATION OF PORTIONS OF
ASSESSOR PARCEL NOS. 331-110-010 & 331-110-011
WHEREAS, the City of Menifee (“City”) has directed the widening and construction of improvements to Ethanac Road (the “Project”); and WHEREAS, Ethanac Road is identified in the City’s General Plan, Roadway Network, as being a “Circulation Element” street, having an ultimate width of six lanes and functioning as an expressway upon its ultimate build-out; and WHEREAS, Ethanac Road is currently a two-lane street; and WHEREAS, development in the area surrounding Ethanac Road requires the acquisition of additional public right-of-way to accommodate the Project, which will include the widening of Ethanac Road to four lanes and the construction of improvements within the public right-of-way; and
WHEREAS, improvements to Ethanac Road are currently identified as City Project PW-TR-16; and
WHEREAS, the Project will help to alleviate congestion, increase capacity, and improve traffic circulation and safety within the Ethanac Road corridor within the City; and
WHEREAS, the Project will be a transportation improvement project serving the public interest; and
WHEREAS, the Project requires the acquisition of a 2,370-square-foot permanent public street and utility easement and a 3,910-square-foot temporary construction easement with a term of 36 months (collectively, the “Subject Property Interests”) on the real property located at 27471-27491 Ethanac Road in the City of Menifee, and identified as Riverside County Assessor’s Parcel Numbers 331-110-010 and 331-110-011 (the “Property”), which are described more particularly in Section 3 below; and
WHEREAS, the City is authorized to acquire the Subject Property Interests described in Section 3 below for public use, namely for the construction of public streets, sidewalks, public utilities, drainage, and all uses necessary or convenient thereto in connection with the Project pursuant to the authority conferred upon the City to acquire property by eminent domain by article 1, section 19 of the California Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 5
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July 16, 2025
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Constitution, California Government Code sections 37350, 37350.5, 37351, and 40404, and California Code of Civil Procedure section 1230,010 et seq. (Eminent Domain Law), including but not limited to sections 1240.010, 1240.020, 1240.110, 1240.120, 1240.510, 1240.610, 1240.650, and by any other provisions of law; and WHEREAS, pursuant to Code of Civil Procedure section 1245.235, the City sent a letter and notice by first-class mail dated June 17, 2025, to Harvinder Singh and Gurmeet Singh, the record owners of the Subject Property Interests that the City seeks to acquire, advising them of the City’s intent to consider at its July 16, 2025, meeting the adoption of a Resolution of Necessity for the acquisition by eminent domain of the Subject Property Interests in connection with the Project. The notice advised the record owners of their right to appear and be heard regarding the City’s proposed adoption of the Resolution of Necessity by filing, within 15 days of the date the notice was mailed, a written request with the City to appear at the hearing. The notice specifically informed the record owners of the Subject Property Interests that they have an opportunity to appear before the City Council and raise questions about whether the public interest and necessity require the Project; whether the Project is planned or located in a manner that will be most compatible with the greatest public good and the least private injury; and whether the Subject Property Interests the City seeks to acquire from the record owners are necessary for the Project; and
WHEREAS, the City Council held a hearing on July 16, 2025, at 6:00 p.m. at the Council chambers located at 29844 Haun Road in the City of Menifee, California 92586.
The City Council provided an opportunity to be heard on those matters specified in the City’s letter and notice pursuant to Code of Civil Procedure section 1245.235 to the record owners of the Subject Property Interests.
NOW, THEREFORE, the City Council of the City of Menifee resolves by at least a two-thirds vote of the City Council under Code of Civil Procedure sections 1240.030, 1240.040, 1245.220, 1245.230, and 1245.240, that the City does and hereby find and determine as follows:
Section 1: Incorporation of Findings and Recitals. The City Council hereby specifically finds that all of the facts set forth in the above recitals of this Resolution are true and correct, are incorporated into this Resolution by this reference, and constitute a material part of this Resolution.
Section 2: Adoption of a Resolution of Necessity. The City Council of the City of Menifee adopts Resolution No. 25-___, A Resolution of the City Council of the City of Menifee Finding and Determining that the Public Interest and Necessity Require the Acquisition by Eminent Domain of Interests in Certain Real Property for Public Use and Authorizing and Directing Condemnation of Portions of Assessors Parcel Nos. 331-110- 010 & 331-110-011 (“Resolution of Necessity”). The City hereby adopts the Resolution of Necessity authorizing the acquisition by eminent domain of the Subject Property Interests, which consist of a 2,370-square-foot permanent public street and utility easement and a 3,910-square-foot temporary construction easement with a term of 36 Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 6
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July 16, 2025
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months, described more particularly in Section 3 below in connection with the proposed construction of the Project pursuant to the authority conferred upon the City of Menifee to acquire property by eminent domain by article 1, section 19 of the California Constitution, California Government Code sections 37350, 37350.5, 37351, and 40404, and California Code of Civil Procedure section 1230,010 et seq. (Eminent Domain Law), including but not limited to sections 1240.010, 1240.020, 1240.110, 1240.120, 1240.510, 1240.610, 1240.650, and by any other provisions of law.
Section 3: Subject Property Interests. The City hereby authorizes the acquisition by eminent domain of the following Subject Property Interests on the Property, which is located at 27471-27491 Ethanac Road in the City of Menifee, and identified as Riverside County Assessor’s Parcel Numbers 331-110-010 and 331-110- 011, for public use, namely for the construction of public streets, sidewalks, public utilities, drainage, and all uses necessary or convenient thereto in connection with the Project:
a. A 2,370-square-foot permanent public street and utility easement described more particularly on Exhibit A-1 and depicted on Exhibit B-1 attached hereto and incorporated herein by this reference; and b. A 3,910-square-foot temporary construction easement with a term of 36 months described more particularly on Exhibit A-2 and depicted on Exhibit B-2 attached hereto and incorporated herein by this reference.
The temporary construction easement shall be nonexclusive and permit the City, its officers, agents, employees, and contractors, to enter upon, occupy, and pass over the temporary construction easement area, consisting of approximately 3,910 square feet, as reasonably necessary for all purposes incidental to the Project. This temporary construction easement shall include the right to perform within the temporary construction easement area any necessary excavation; grading; earth fill; compaction; installation of concrete forms; landscaping; irrigation; utility; and sign relocation; accommodation of private drainage facilities; and deposit of tools, equipment, and material for all such necessary activities which are reasonably incidental to the work being performed on the temporary construction easement area in connection with the approved plans for the Project; provided, however, this temporary construction easement shall not include the right to store any materials or park any vehicles which are not incidental to the work to be performed on site in connection with the Project, nor to block vehicular access to the larger parcel of property of which the temporary construction easement Area is a part, nor exercise the uses of the easement outside of the temporary construction easement area.
Such incidental activities shall include, but not be limited to, utilizing the temporary construction easement area for adjusting grade differentials between the planned Project and the adjoining real property and/or matching existing concrete and/or asphalt paved areas, and/or natural grade areas, providing standard construction site control measures as may be reasonably necessary to allow the work which will be Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 7
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July 16, 2025
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done pursuant to this temporary construction easement in a safe and legal manner, and such work as may pertain to on-site improvements to render the temporary construction easement area or the larger parcel to which it pertains in the same functional condition as reasonably practicable to the condition before the Project, consistent with the Project to be constructed. To the extent legally permitted improvements are constructed on the temporary construction easement area, the City shall protect or restore all improvements thereon.
Section 4: Environmental Review. The environmental effects of the Project were studied and analyzed as an integral part of the environmental review for the Menifee Commerce Center. The City of Menifee was the lead agency for this environmental review under the California Environmental Quality Act (“CEQA”).
On June 11, 2021, the City publicly noticed its decision to prepare an Environmental Impact Report (“EIR”) and hold a public scoping meeting for the Project by noticing the California Governor’s Office of Planning and Research, and distributed the Notice of Preparation (“NOP”) to various agencies and surrounding property owners and residents in accordance with CEQA requirements. The NOP comment period was from June 11, 2021, to July 12, 2021. On June 29, 2021, the City held a duly noticed public scoping meeting at City Hall regarding the preparation of the EIR and provided an opportunity for members of the public to comment on the scope of environmental issues to be addressed in the EIR. The City prepared a Final Environmental Impact Report, consisting of all of the comment letters received during the 45-day public review and comment period on the Draft EIR, written responses to those comments, and revisions and errata to the Draft EIR.
On September 28, 2022, the Planning Commission of the City of Menifee determined that the Project is consistent with the City’s General Plan pursuant to Government Code section 65402.
On October 19, 2022, the Menifee City Council adopted Resolution No. 22-1250, making the findings necessary to adopt the Finding of Facts, Statement of Overriding Considerations, and a Mitigation Monitoring and Reporting Program, approve certifying the Environmental Impact Report, and directing staff to file a Notice of Determination in compliance with CEQA.
In adopting Resolution No. 22-1250, the City Council found that the benefits of the Project outweigh the unavoidable environmental impacts and render acceptable each of the unavoidable adverse environmental impacts. These benefits, as described in the Findings of Fact and Statement of Overriding Consideration, include that the Project is consistent with and will contribute to achieving the goals and objectives established by the General Plan, will attract businesses than can expedite the delivery of essential goods to consumers and businesses in Menifee and beyond the City boundary, and will provide improved infrastructure that will enhance the quality of life for the City’s residents by linking land use, transportation, and infrastructure development.
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 8
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July 16, 2025
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Section 5: The Public Interest and Necessity Require the Project. The Project, as planned and designed, is in the public interest and necessity. The Project will help to alleviate congestion, increase capacity, and improve traffic circulation and safety within the Ethanac Road corridor.
Ethanac Road is currently a two-lane street, which will be widened to add additional lanes between Trumble Road and Antelope Road. The intersection of Ethanac Road and Sherman Road will be improved to add a westbound left turn lane, eastbound left turn lane, and widening of corners to allow the safe turning of vehicles and trucks onto Sherman Road and Ethanac Road. Portions of Sherman Road and McLaughlin Road will be paved to provide a two-way roadway. New traffic signals will be installed on Ethanac Road at the intersections of Sherman Road and at Dawson Road, along with several other improvements at multiple intersections to achieve acceptable turning movements in all directions. Utility improvements will be constructed, which include new water lines, recycled water lines, sewer, and storm drain lines. Curb, sidewalk, bike lane, and driveway improvements will be constructed along Trumble Road, Sherman Road, and Dawson Road. A new sewer main will also be installed along Sherman Road, from Ethanac Road towards McLaughlin Road. The proposed roadway improvements, utility relocations, and related improvements in connection with the Project will serve to fulfill Ethanac Road’s designation in the City’s General Plan, Roadway Network, as being a “Circulation Element” street, having an ultimate width of six lanes and functioning as an expressway.
Section 6: The Project is Planned and Located in a Manner that will be Most Compatible with the Greatest Public Good and the Least Private Injury. The Project is planned and located in a manner that is most compatible with the greatest public good and the least private injury. Ethanac Road is designated as an “Expressway,” the highest capacity roadway in the City of Menifee’s General Plan, and Sherman Road is designated as a “Major” street. The Project is planned and designed to construct necessary public street, sidewalk, public utility, drainage, and related improvements to alleviate congestion, improve safety and traffic circulation consistent with the Circulation Element of the General Plan.
The Project, as planned and located, is also planned and designed to minimize the impact on private parcels. The Subject Property Interests consist of minor acquisitions of a permanent easement and temporary construction easement that are necessary to accommodate street widening along Ethanac Road and Sherman Road, utility relocations, and construction of a new sewer main. The Project will not require the relocation of any businesses or residents.
The Project, as planned and designed, will require the relocation of certain utilities to accommodate the Project’s road widening. As it pertains to the Subject Property Interests, agreements are already in place with the utility providers whose facilities will need to be relocated, including Southern California Edison, SoCal Gas, and Eastern Municipal Water District.
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 9
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To the extent that the project will impact the interests of easement holders in the area of the Subject Property Interests, the public use for which the City seeks to acquire the Subject Property Interests, for the construction of public streets, sidewalks, public utilities, drainage, and all uses necessary or convenient thereto in connection with the Project is a joint and compatible use and will not unreasonably interfere with or impair the continuance of the public use to which any easement holders may have appropriated the subject property interests.
To the extent that the Project will require the relocation of the interests/facilities of easement holders located in the area of the Subject Property Interests and impacted by the Project, the City’ s use of the Subject Property Interests for the Project is for a more necessary public use within the meaning of Code of Civil Procedure section 1240.650 than the uses to which said public utility easement holders have appropriated any easements located in the area of the Subject Property Interests. Accordingly, the City is authorized to acquire the Subject Property Interests pursuant to Code of Civil Procedure sections 1240.510, 1240.610, and 1240.650.
Section 7: The Subject Property Interests Described in the Resolution of Necessity are Necessary for the Project. The Project cannot be constructed, as planned and designed, without the acquisition of the Subject Property Interests.
Section 8: Offer Pursuant to Government Code Section 7267.2. Pursuant to Government Code section 7267.2, the City extended a written offer dated April 28, 2025, to the record owners of the Subject Property Interests, Harvinder Singh and Gurmeet Singh. The offer letter contained an appraisal that described the zoning, highest and best use of the larger parcel, explained the appraiser’s valuation methodology, and included the comparable sales data relied on by the appraiser. The offer letter offered to pay the reasonable costs, up to $5,000, of an independent appraisal pursuant to Code of Civil Procedure section 1263.025. Further, the offer letter included an eminent domain pamphlet explaining the eminent domain process and the rights of the records owners.
Section 9: Notice Pursuant to Code of Civil Procedure Section 1245.235.
Pursuant to Code of Civil Procedure section 1245.235, the City sent a letter and a notice by first-class mail dated June 17, 2025, to the record owners of the Subject Property Interests, Harvinder Singh and Gurmeet Singh. The letter advised the record owners of the City’s intent to consider at its July 16, 2025, meeting, the adoption of a Resolution of Necessity for the acquisition by eminent domain of the Subject Property Interests in connection with the Project. The notice advised the record owners of their right to appear and be heard regarding the City’s proposed adoption of the Resolution of Necessity by filing, within 15 days of the date the notice was mailed, a written request with the City to appear at the hearing. The notice specifically informed the record owners of the Subject Property Interests that they have an opportunity to appear before the City Council and raise questions about whether the public interest and necessity require the Project; whether the Project is planned or located in a manner that will be most compatible with the greatest public good and the least private injury; and whether Item Title: 11.2
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the Subject Property Interests the City seeks to acquire from the record owners are necessary for the Project.
Section 10: Findings. Based on the evidence presented at the hearing regarding the acquisition of the Subject Property Interests for the Project, including the agenda report, the documents referenced therein, and any oral or written testimony at the hearing, the City Council hereby finds and determines that:
A. The public interest and necessity require the Project; B. The Project is planned and located in a manner that will be most compatible with the greatest public good and least private injury; C. The Subject Property Interests, consisting of a 2,370-square-foot permanent public street and utility easement described more particularly on Exhibit A-1 and depicted on Exhibit B-1 attached hereto and a 3,910- square-foot temporary construction easement with a term of 36 months described more particularly on Exhibit A-2 and depicted on Exhibit B-2 attached hereto, are necessary for the Project; and
D. The offer required by Government Code section 7267.2 has been made to the record owners of the Subject Property Interests that the City seeks to acquire.
Section 11: Existing Public Uses. Pursuant to Code of Civil Procedure sections 1240.510 and 1240.610, to the extent that any portion of the Subject Property Interests are already devoted to a public use, the use proposed by this Project is a more necessary public use than the use to which the Subject Property Interests, or any portion thereof, are already devoted, or, in the alternative, are a compatible public use which will not unreasonably interfere with or impair the continuance of the public use to which the Subject Property Interests, or any portions thereof, are already devoted.
Section 12: Incorporation of Agena Report and Documents Referenced Therein.
The findings and declarations contained in this Resolution are based upon the record before the City Council, including the agenda report, and all documents referenced therein, all of which are incorporated herein by this reference, testimony, and/or comments submitted to the City by the records owners or their representative(s). These documents include, but are not limited to, the City of Menifee General Plan, Circulation Element, the offer letter sent to the record owners pursuant to Government Code sections 7267.2, the notice of the hearing to consider the Resolution of Necessity pursuant to Code of Civil Procedure section 1245.235, and environmental documents relating to the Project.
Section 13: Authorization to File Eminent Domain Proceedings. The City Attorney’s Office is authorized to take all steps necessary, including retaining outside counsel, to commence and prosecute legal proceedings in a court of competent Item Title: 11.2
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jurisdiction to acquire the Subject Property Interests, consisting of a 2,370-square-foot permanent public street and utility easement described more particularly on Exhibit A-1 and depicted on Exhibit B-1 attached hereto and a 3,910-square-foot temporary construction easement with a term of 36 months described more particularly on Exhibit A-2 and depicted on Exhibit B-2 attached hereto.
Section 14: City Manager Authority. The City Manager is authorized to execute all necessary documents in connection with the eminent domain proceeding.
Section 15: Certification. The City Clerk shall certify the adoption of this Resolution.
PASSED, APPROVED, AND ADOPTED this 16th day of July, 2025 by the following votes:
AYES:
NOES:
ABSENT:
__________________________
Ricky Estrada, Mayor
Attest:
________________________
Stephanie Roseen, City Clerk
Approved as to form:
__________________________
Jeffrey T. Melching, City Attorney
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 12
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VIA U.S. MAIL
June 17, 2025
Gurmeet Singh
23101 Sky Mesa Road
Homeland, CA 92548
Re: NOTICE OF INTENT TO ADOPT A RESOLUTION OF NECESSITY FOR ACQUISITION OF CERTAIN REAL PROPERTY INTERESTS LOCATED AT 27471-27491 ETHANAC ROAD (APNS 331-110-010 & 331-110-011)
Dear Mr. Singh:
This notice is sent to you under requirements of California Code of Civil Procedure Section 1245.235. This notice concerns the property located at 27471 -27491 Ethanac Road in the City of Menifee, and bearing the Riverside County Assessor Parcel No. 360 -230-008. The City of Menifee has been investigating the acquisition of certain portion of real property, for the construction of improvements to Ethanac Road and Sherman Road (“Project”). This notice is sent to advise you that the City Council of the City of Menifee will be asked to consider passage of a resolution of necessity, declaring the public interest and necessity require acquisition of certain portions of the site described above, and authorizing the use of eminent domain to acquire them.
The interests sought to be acquired are an approximate 2,370-square-foot permanent public street easement, as more specifically described in Exhibit “A -1” and depicted in Exhibit “B -1” hereto. In addition, the City seeks a temporary construction easement of thirty -six (36) months over approximately 39,10 square feet of the property, as legally described in Exhibit “A -2” and as depicted in Exhibit “B -2” hereto. The scope and nature of the above referenced easements a re described in the draft Resolution of Necessity, a copy of which is attached as Exhibit “C” hereto.
California Code of Civil Procedure Section 1240.030 provides that the power of eminent domain may be exercised to acquire property for a proposed public project if the following conditions are established:
A. The public interest and necessity require the project.
B. The project is planned or located in the manner that will be most compatible with the greatest public good and the least private injury.
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 13
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C. The property sought to be acquired is necessary for the project.
D. The offer required by Section 7267.2 of the Government Code has been made to the owner of record.
E. Whether the City has met all other procedural requirements for the exercise of eminent domain.
This notice is sent to inform you that the City Council of the City of Menifee will be asked to decide if the above conditions are met concerning the City’s acquisition of the above -referenced property, and whether the City has complied with all other proc edural requirements for utilizing the power of eminent domain to acquire the property.
The City Council will also be asked to make a finding that the environmental impacts associated with the Project have been adequately reviewed under applicable environmental review procedures in accordance with the California Environmental Quality Act and that no further environmental review is necessary. You may also appear and comment on that finding at the hearing. If you would like a copy of the environmental documents for this Project, please contact the Menifee City Clerk located at City Hall during regular business hours, at the address noted on
This meeting at which the proposed resolution of necessity will be considered will be held at or about 6:00 p.m. on July 1 6, 2025, in the City Council Chambers located at City Hall, at 29844 Haun Road, Menifee, CA 92586.
If these conditions are met, the City Council will be asked to adopt a resolution of necessity, which is a prerequisite for the City’s initiation of eminent domain proceedings to acquire property.
Please be advised that you are entitled to appear and be heard on any of the matters encompassed within the resolution, specifically those matters listed above, and whether the City has met all legal prerequisites to the exercise of eminent domain to acquire the property interests proposed. Please take notice that if you wish to legally challenge any action taken by the adoption of the resolution of necessity, or any of the matters listed herein, you may be limited in court to raising only those issues raised at the resolution of necessity hearing, or in written correspondence delivered to the City at, or prior to, the hearing on the matter.
The City Council must adopt a resolution of necessity before an eminent domain proceeding can commence. Within six months after the adoption of the resolution of necessity, the City may commence eminent domain proceedings in the Riverside County Superior Court. In any such proceeding, the court will be asked to determine the amount of just compensation to which you may be entitled in the event the property is taken in eminent domain.
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 14
Menifee Mayor and City Council
July 16, 2025
Page
1252 of 2087
Pursuant to Code of Civil Procedure section 1245.235(b)(3), if you wish to appear and be heard at the hearing on the resolution of necessity regarding any of the issues listed in this notice, you must advise the City Clerk in writing within fifteen (15) da ys of the date of this notice. You may address the notice as follows: City Clerk, City of Menifee, 29844 Haun Road, Menifee, CA 92586 . Your failure to provide a written request to be heard may result in a waiver of your right to appear and be heard, and may result in the waiver of objections in any later legal proceeding which may follow.
Neither the pendency of the City Council’s consideration of the resolution of necessity, nor the initiation of formal eminent domain proceedings, in any way prevents further negotiations from occurring for the acquisition of your property, and the City wil l be most willing to continue such negotiations.
If you have any questions, please do not hesitate to contact the City at (951) 672-6777. Thank you for your consideration of this matter.
Sincerely,
Armando G. Villa | City Manager
City of Menifee | 29844 Haun Road | Menifee, CA 92586
City Hall: (951) 672-6777
[email protected] | cityofmenifee.us
Enclosures: Exhibit A-1 – Permanent Easement Legal
Exhibit B-1 – Permanent Easement Plat
Exhibit A-2 – TCE Legal
Exhibit B-2 – TCE Plat
Exhibit C – Draft Resolution of Necessity (without legals)
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 15
Menifee Mayor and City Council
July 16, 2025
Page
1253 of 2087
EXHIBIT “A-1”
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 16
Menifee Mayor and City Council
July 16, 2025
Page
1254 of 2087
EXHIBIT “A-1”
PUBLIC STREET AND UTILITY EASEMENT
LEGAL DESCRIPTION
THAT PORTION OF THE EASTERLY 265.44 FEET OF LOT 64 OF TRUMBLE FARMS, AS SHOWN BY MAP ON FILE IN BOOK 11, PAGE 38 OF MAPS, RECORDS OF RIVERSIDE
COUNTY, STATE OF CALIFORNIA, LYING WITHIN THE CITY OF MENIFEE, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, IN SECTION 15, TOWNSHIP 5 SOUTH, RANGE 3 WEST, SAN BERNARDINO MERIDIAN , MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE CENTERLINE INTERSECTION OF ETHANAC ROAD (30.00 SOUTHERLY HALF WIDTH) WITH SHERMAN ROAD (60.00 FULL WIDTH) AS SHOW BY SAID MAP;
THENCE ALONG SAID CENTERLINE OF ETHANAC ROAD, NORTH 89°16’49” WEST, A DISTANCE OF 265.45 FEET TO THE WESTERLY LINE OF SAID EASTERLY 265.44 FEET OF LOT 64;
THENCE LEAVING SAID CENTERLINE, SOUTH 00°10 ’34” WEST, ALONG SAID WESTERLY LINE, A DISTANCE OF 30.00 FEET TO A POINT ON THE SOUTHERLY
RIGHT-OF-WAY LINE OF SAID ETHANAC ROAD FOR THE TRUE POINT OF BEGINNING;
THENCE ALONG SAID SOUTHERLY RIGHT-A-WAY LINE, SOUTH 89°16’ 49” EAST, A DISTANCE OF 235.45 FEET TO A POINT ON THE WESTERLY RIGHT-A-WAY LINE OF SAID SHERMAN ROAD;
THENCE ALONG SAID WES TERLY RIGHT-A-WAY LIN E, SOUTH 00°10 ’34” WEST, A DISTANCE OF 48.52 FEET;
THENCE LEAVING SAID WESTERLY RIGHT-A-WAY LINE AT RIGHT ANGLES, NORTH 89°49’26” WEST, A DISTANCE OF 2.00 FEET TO THE BEGINNING OF A NON- TANGENT CURVE, CONCAVE WESTERLY, HAVING A RADIUS OF 49.00 FEET, A RADIAL LINE TO SAID POINT CURVE BEARS SOUTH 89°47’34” EAST;
THENCE NORTHERLY ALONG SAID CURVE TO TH E LEFT, THROUGH A CENTRAL ANGLE OF 19°55’18”, AN ARC DISTANCE OF 17.04 FEET;
THENCE NORTH 89°49’26” WEST, A DISTANCE OF 3.92 FEET;
H:\2022\22-0186\Drawings\Mapping\Legals & Plats\Offsite RoW\APN 331-110-010, & -011\22-0186-R.O.W._APN 329-110-011 LEGAL.docx Albert A. Webb Associates
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 17
Menifee Mayor and City Council
July 16, 2025
Page
1255 of 2087
H:\2022\22-0186\Drawings\Mapping\Legals & Plats\Offsite RoW\APN 331-110-010, & -011\22-0186-R.O.W._APN 329-110-011 LEGAL.docx Albert A. Webb Associates
THENCE NORTH 37°54’22” WEST, A DISTANCE OF 30.60 FEET TO A POINT ON A LINE PARALLEL WITH AND DISTANT SOUTHERLY 8.00 FEET, MEASURED AT RIGHT ANGLES, FROM SAID SOUTHERLY RIGHT-A-WAY LINE OF ETHANAC ROAD;
THENCE ALONG SAID PARALLEL LINE, NORTH 89°16’49” WEST, A DISTANCE OF 207.74 FEET TO SAID WESTERLY LINE OF SAID EASTERLY 265.44 FEET OF LOT 64 OF TRUMBLE FARMS;
THENCE ALONG SAID WESTERLY LINE, NORTH 00°10’34” EAST, A DISTANCE OF
8.00 FEET TO THE TRUE POINT OF BEGINNING.
CONTAINING 2,370 SQUARE FEET, MORE OR LESS.
SEE PLAT ATTACHED HERETO AS EXHIBIT “B” AND MADE A PART HEREOF.
PREPARED UNDER MY SUPERVISION
______________________________ _______________
Jason K. Ardery, L.S. 9329 Date
Prepared By: CGS
Checked By: JKA
02/19/2025
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 18
Menifee Mayor and City Council
July 16, 2025
Page
1256 of 2087
EXHIBIT “B-1”
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 19
Menifee Mayor and City Council
July 16, 2025
Page
1257 of 2087
EXHIBIT ”B”
PUBLIC ROAD AND UTILITY EASEMENT
LEGEND:
( ) INDICATES RECORD
INFORMATION PER MB 11/38
‘ R.O.W. ACCEPTED BY RESOLUTION
SUPERVISOR’S MINUTE BOOK 40, PAGE 51, S
ADOPTED 2/24/1948, AMENDED 5/3/1948
by V
TO C/L INT W/TRUMBLE RD. © N89°16'49"W 1324.87’ ___ | -P.0.€. = T.P.0.B. 2 ETHANAC ROAD CL
L2 Q -
ss — 2) x
i ‘ol ©) mA
2,370+ SQ. FT HKs|2 2. 8g
APN: 331-110-010 APN: 331-110-011 Zoe
N70"17’09"E (R) O ane moO om
$89°47'34"E_(R) ro
RMS | 8 TRUMBLE FARMS 30’ %O
MB 11/38 LOT 64 f
265.44
Pw 133.44
OF ELY 10 C/LNt 265.44 LOT 64 P—W’LY LINE W/ROUSE RD.
OF E'LY —
133.44 LOT 64
*SEE SHEET 2 OF 2 FOR
LINE/CURVE DATA &
EASEMENT NOTES*
1” _ 50’
25 0 50
AL BERT A.
WEBB CITY OF MENIFEE
H:\2022\22—0186\Drawings\Mapping\Legals & Plats\Offsite RoW\APN 331-110-010, & ASSOCIATES | _044\99-0186 R.O.W._APN 331-110-010, & -O11.dwg 2/19/2025 11:17 AM Jason
W.O. THIS PLAT IS SOLELY AN AID IN LOCATING THE PARCEL(S) IN THE ATTACHED DOCUMENT. SHEET 1 OF 2 99-0186 ALL PRIMARY CALLS ARE LOCATED IN THE WRITTEN DOCUMENT.
” , CGS 2/05/2025 SCALE: 1” = 50° [25 EY ae AE 54087008| SUBJECT: PUBLIC ROAD AND UTILITY EASEMENT
WEBBNWES
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 20
Menifee Mayor and City Council
July 16, 2025
Page
1258 of 2087
EXHIBIT “B”
PUBLIC ROAD AND UTILITY EASEMENT
EASEMENT NOTES:
(1) AN EASEMENT FOR ALL WATER AND WATER RIGHTS, RIGHTS OF WAY, WEELS, PUPMPING PLANTS AND PIPE LINES AND INCIDENTAL PURPOSES, RECORDED JANUARY 06,1927 IN BOOK 699, PAGE 480 AND JULY 19, 1933 IN BOOK 129, PAGE 50 BOTH OF DEEDS.
IN FAVOR OF: WATSON WATER COMPANY [BLANKET IN NATURE]
LINE DATA
LINE #| DIRECTION | LENGTH
L1 S00°10°34"W | 30.00’
L2 $89°16'49"E | 235.45’
L3 S00°10'34"W | 48.52’
L4 N89°49’26"W 2.00’
LS N89°49°26"W 3.92’
L6 N37°54'22°wW | 30.60'
L7 N89°16'49"W | 207.74’
L8 NO0°10'34"E 8.00’
CURVE DATA ATaNo SS Sy KEEVING Ys
iS) O,
CURVE # RADIUS | DELTA | LENGTH g 2 RK
C1 49.00 | 19°55’'18" | 17.04’ No. 1S 9529
ae OF ay
SEC. 15, T5S, R3W, SBM
AL BERT A.
WEBB CITY OF MENIFEE
H:\2022\22-0186\Drawings\Mapping\Legals & Plats\Offsite RoW\APN 331-110-010, & ASSOCIATES | _044\09-0186 R.O.W._APN 331-110-010, & —011.dwg 2/19/2025 11:17 AM Jason THIS PLAT IS SOLELY AN AID IN LOCATING THE PARCEL(S) IN THE ATTACHED DOCUMENT. SHEET OF W.0.
ALL PRIMARY CALLS ARE LOCATED IN THE WRITTEN DOCUMENT. 2 2 22-0186
SCALE: N/A Soe ae roe72008 | SUBJECT: PUBLIC ROAD AND UTILITY EASEMENT Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 21
Menifee Mayor and City Council
July 16, 2025
Page
1259 of 2087
EXHIBIT “A-2”
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 22
Menifee Mayor and City Council
July 16, 2025
Page
1260 of 2087
EXHIBIT “A-2”
TEMPORARY CONSTRUCTION EASEMENT
LEGAL DESCRIPTION
THAT PORTION OF THE EASTERLY 265.44 FEET OF LOT 64 OF TRUMBLE FARMS, AS SHOWN BY MAP ON FILE IN BOOK 11, PAGE 38 OF MAPS, RECORDS OF RIVERSIDE
COUNTY, STATE OF CALIFORNIA, LYING WITHIN THE CITY OF MENIFEE, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, IN SECTION 15, TOWNSHIP 5 SOUTH, RANGE 3 WEST, SAN BERNARDINO MERIDIAN , MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE CENTERLINE INTERSECTION OF ETHANAC ROAD (30.00 SOUTHERLY HALF WIDTH) WITH SHERMAN ROAD (60.00 FULL WIDTH) AS SHOW BY SAID MAP;
THENCE ALONG SAID CENTERLINE OF ETHANAC ROAD, NORTH 89°16’49” WEST, A DISTANCE OF 265.45 FEET TO THE WESTERLY LINE OF SAID EASTERLY 265.44 FEET OF LOT 64;
THENCE LEAVING SAID CENTERLINE, SOUTH 00° 10’34” WEST, ALONG SAID WESTERLY LINE, A DISTANCE OF 30.00 FEET TO A POINT ON THE SOUTHERLY RIGHT-OF-WAY LINE OF SAID ETHANAC ROAD;
THENCE CONTINUING ALONG SAID WES TERLY LINE, SOUTH 00°10’34” WES T, A DISTANCE OF 8.00 FEET FOR THE TRUE POINT OF BEGINNING;
THENCE CONTINUING ALONG SAID WES TERLY LINE, SOUTH 00°10’34” WES T, A DISTANCE OF 15.00 FEET;
THENCE LEAVING SAID WESTERLY LINE, SOUTH 89°16’49” EAST, A DISTANCE OF 200.38 FEET;
THENCE SOUTH 37°54’22” EAST, A DISTANCE OF 32.54 FEET;
THENCE SOUTH 00°10’34” WEST, A DISTANCE OF 15.24 FEET;
THENCE SOUTH 89°49’26” EAS T, A DISTANCE OF 15.00 FEET TO A POINT ON THE WESTERLY RIGHT-OF-WAY LINE OF SAID SHERMAN ROAD;
H:\2022\22-0186\Drawings\Mapping\Legals & Plats\TCE\331-110-010 & -011\22-0186-TCE_APN 329-110-010 & -011 LEGAL.docx Albert A. Webb Associates
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 23
Menifee Mayor and City Council
July 16, 2025
Page
1261 of 2087
H:\2022\22-0186\Drawings\Mapping\Legals & Plats\TCE\331-110-010 & -011\22-0186-TCE_APN 329-110-010 & -011 LEGAL.docx Albert A. Webb Associates
THENCE ALONG SAID WESTERLY RIGHT-OF-WAY LINE, NORTH 00°10’34” EAST, A DISTANCE OF 15.00 FEET;
THENCE LEAVING SAID WESTERLY RIGHT -A-WAY LINE, NORTH 89°49’26” WEST, AT RIGHT ANGLES, A DISTANCE OF 2.00 FEET TO THE BEGINNING OF A NON - TANGENT CURVE, CONCAVE WESTERLY, HAVIN G A RADIUS OF 49.00 FEET, A RADIAL LINE TO SAID POINT BEARS SOUTH 89°47’34” EAST;
THENCE NORTHERLY ALONG SAID CURVE TO THE LEFT, THROUGH A CENTRAL ANGLE OF 19°55’18”, AN ARC DISTANCE OF 17.04 FEET;
THENCE NORTH 89°49’26” WEST, A DISTANCE OF 3.92 FEET;
THENCE NORTH 37°54’22” WEST, A DISTANCE OF 30.60 FEET TO A POINT ON A LINE PARALLEL WITH AND DISTANT SOUTHERLY 8.00 FEET, MEASURED AT RIGHT ANGLES FROM SAID SOUTHERLY RIGHT-A-WAY LINE OF ETHANAC ROAD;
THENCE ALONG SAID PARALLEL LINE, NORTH 89°16’49” WEST, A DISTANCE OF 207.74 FEET TO THE TRUE POINT OF BEGINNING;
CONTAINING 3,910 SQUARE FEET, MORE OR LESS.
SEE PLAT ATTACHED HERETO AS EXHIBIT “B” AND MADE A PART HEREOF.
PREPARED UNDER MY SUPERVISION
______________________________ _______________
Jason K. Ardery, L.S. 9329 Date
Prepared By: CGS
Checked By: JKA
02/19/2025
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 24
Menifee Mayor and City Council
July 16, 2025
Page
1262 of 2087
EXHIBIT “B-2”
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 25
Menifee Mayor and City Council
July 16, 2025
Page
1263 of 2087
EXHIBIT ”B”
TEMPORARY CONSTRUCTION EASEMENT
LEGEND:
() = INDICATES RECORD
INFORMATION PER MB 11/38
= R.O.W. ACCEPTED BY RESOLUTION
/\ SUPERVISOR’S MINUTE BOOK 40, PAGE 51,
ADOPTED 2/24/1948, AMENDED 5/3/1948 | cbt y
TO C/L INT W/TRUMBLE RD. © N89°16'49"W 1324.87’ _ P.0.C — 365.45" (N89°43'W 1324.88”) ava — “}— . YY ¢ a
._| ETHANAC ROAD —_ a T.P.O.B. ° we
La oi io
De) is) . ~ N
NI a so! io aS
L4 P06 3,910+ SQ. FT we
TRUMBLE FARMS ns Sa
MB 11/38 N70°17°09"E _(R) oe
LOT 64 S$89°47'34E_(R) 8
APN: 331-110-011 30’ 30’
APN: 331-110-010 pF
A 265.44’
Nee 133.44’ Aen TO C/L INT.
265.44 LOT 64 P— Ly LINE W/ROUSE RD.
OF E’LY ———=
133.44 LOT 64
*SEE SHEET 2 OF 2 FOR
LINE/CURVE DATA &
EASEMENT NOTES*
1” _ 50’
25 0 50
AL BERT A.
WEBB CITY OF MENIFEE
H:\2022\22—0186\Drawings\Mapping\Legals & Plats\TCE\331-110—010 & —011\22—0186-T.C.E.
ASSOCIATES | apy 331-110-010 & -011.dwg 2/19/2025 1:20 PM Jason
W.O. THIS PLAT IS SOLELY AN AID IN LOCATING THE PARCEL(S) IN THE ATTACHED DOCUMENT. SHEET 1 OF 2 99-0186 ALL PRIMARY CALLS ARE LOCATED IN THE WRITTEN DOCUMENT.
SCALE: 1” = 50° [BRN By Gee oe ooeo50De, | SU&ECT: TEMPORARY CONSTRUCTION EASEMENT WEBB
N
W E
S
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 26
Menifee Mayor and City Council
July 16, 2025
Page
1264 of 2087
EASEMENT NOTES:
@
IN FAVOR OF: WATSON WATER COMPANY [BLANKET IN NATURE]
EXHIBIT “B”
TEMPORARY CONSTRUCTION EASEMENT
AN EASEMENT FOR ALL WATER AND WATER RIGHTS, RIGHTS OF WAY, WEELS, PUPMPING PLANTS AND PIPE LINES AND INCIDENTAL PURPOSES, RECORDED JANUARY 06,1927 IN BOOK 699, PAGE 480 AND JULY 19, 1933 IN BOOK 129, PAGE 50 BOTH OF DEEDS.
LINE DATA
LINE #| DIRECTION | LENGTH
L1 S00°10734”W | 30.00’
L2 S00°10'34”W | 8.00’
L3 S00°10734"W | 15.00’
L4 S89°16'49"E | 200.38’
L5 S37°54'22"E | 32.54’
L6 S00°10'34"W | 15.24’
L7 S89°49'26"E | 15.00’
L8 NOO'10'34"E | 15.00’
L9 N89°49'26"W | 2.00’
L10 | N89°49’26"W | 3.92’
L11 N37°54'22"W | 30.60’
L12 N89°16'49°W | 207.74’
CURVE DATA
CURVE #) RADIUS) DELTA | LENGTH
C1 49.00 | 19°55’'18” | 17.04’
|e -" 0. LS 9329 N x Ii
Sy A xf 4 SY Ze oF cart
SEC. 15, T5S, R3W, SBM
AL BERT A.
WEBB ASSOCIATES
CITY OF MENIFEE
H:\2022\22—0186\Drawings\Mapping\Legals & Plats\TCE\331—110—010 & —011\22—0186-T.C.E.
APN 331-110-010 & —O11.dwg 2/19/2025 1:20 PM Jason
THIS PLAT IS SOLELY AN AID IN LOCATING THE PARCEL(S) IN THE ATTACHED DOCUMENT.
ALL PRIMARY CALLS ARE LOCATED IN THE WRITTEN DOCUMENT.
W.O.
SHEET 2 OF 2 | 99-0186
SCALE: N/A
DRWN BY CGS _
CHKD BY JKA _
DATE 2/4/2025
DATE 2/9/2025 SUBJECT: TEMPORARY CONSTRUCTION EASEMENT Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 27
Menifee Mayor and City Council
July 16, 2025
Page
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EXHIBIT “C”
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 28
Menifee Mayor and City Council
July 16, 2025
Page
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RESOLUTION NO. 25-____
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MENIFEE
FINDING AND DETERMINING THAT THE PUBLIC INTEREST AND
NECESSITY REQUIRE THE ACQUISITION BY EMINENT DOMAIN OF
INTERESTS IN CERTAIN REAL PROPERTY FOR PUBLIC USE AND
AUTHORIZING AND DIRECTING CONDEMNATION OF PORTIONS OF
ASSESSOR PARCEL NOS. 331-110-010 & 331-110-011
WHEREAS, the City of Menifee (“City”) has directed the widening and construction of improvements to Ethanac Road (the “Project”); and
WHEREAS, Ethanac Road is identified in the City’s General Plan, Roadway Network, as being a “Circulation Element” street, having an ultimate width of six lanes and functioning as an expressway upon its ultimate build-out; and
WHEREAS, Ethanac Road is currently a two-lane street; and
WHEREAS, development in the area surrounding Ethanac Road requires the acquisition of additional public right-of-way to accommodate the Project, which will include the widening of Ethanac Road to four lanes and the construction of improvements within the public right-of-way; and
WHEREAS, improvements to Ethanac Road are currently identified as City Project PW-TR-16; and
WHEREAS, the Project will help to alleviate congestion, increase capacity, and improve traffic circulation and safety within the Ethanac Road corridor within the City; and
WHEREAS, the Project will be a transportation improvement project serving the public interest; and
WHEREAS, the Project requires the acquisition of a 2,370-square-foot permanent public street and utility easement and a 3,910-square-foot temporary construction easement with a term of 36 months (collectively, the “Subject Property Interests”) on the real property located at 27471-27491 Ethanac Road in the City of Menifee, and identified as Riverside County Assessor’s Parcel Numbers 331-110-010 and 331-110-011 (the “Property”), which are described more particularly in Section 3 below; and
WHEREAS, the City is authorized to acquire the Subject Property Interests described in Section 3 below for public use, namely for the construction of public streets, sidewalks, public utilities, drainage, and all uses necessary or convenient thereto in connection with the Project pursuant to the authority conferred upon the City Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 29
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July 16, 2025
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to acquire property by eminent domain by article 1, section 19 of the California Constitution, California Government Code sections 37350, 37350.5, 37351, and 40404, and California Code of Civil Procedure section 1230,010 et seq. (Eminent Domain Law), including but not limited to sections 1240.010, 1240.020, 1240.110, 1240.120, 1240.510, 1240.610, 1240.650, and by any other provisions of law; and
WHEREAS, pursuant to Code of Civil Procedure section 1245.235, the City sent a letter and notice by first-class mail dated June 17, 2025, to Harvinder Singh and Gurmeet Singh, the record owners of the Subject Property Interests that the City seeks to acquire, advising them of the City’s intent to consider at its July 16, 2025, meeting the adoption of a Resolution of Necessity for the acquisition by eminent domain of the Subject Property Interests in connection with the Project. The notice advised the record owners of their right to appear and be heard regarding the City’s proposed adoption of the Resolution of Necessity by filing, within 15 days of the date the notice was mailed, a written request with the City to appear at the hearing. The notice specifically informed the record owners of the Subject Property Interests that they have an opportunity to appear before the City Council and raise questions about whether the public interest and necessity require the Project; whether the Project is planned or located in a manner that will be most compatible with the greatest public good and the least private injury; and whether the Subject Property Interests the City seeks to acquire from the record owners are necessary for the Project; and
WHEREAS, the City Council held a hearing on July 16, 2025, at 6:00 p.m. at the Council chambers located at 29844 Haun Road in the City of Menifee, California 92586.
The City Council provided an opportunity to be heard on those matters specified in the City’s letter and notice pursuant to Code of Civil Procedure section 1245.235 to the record owners of the Subject Property Interests.
NOW, THEREFORE, the City Council of the City of Menifee resolves by at least a two-thirds vote of the City Council under Code of Civil Procedure sections 1240.030, 1240.040, 1245.220, 1245.230, and 1245.240, that the City does and hereby find and determine as follows:
Section 1: Incorporation of Findings and Recitals. The City Council hereby specifically finds that all of the facts set forth in the above recitals of this Resolution are true and correct, are incorporated into this Resolution by this reference, and constitute a material part of this Resolution.
Section 2: Adoption of a Resolution of Necessity. The City Council of the City of Menifee adopts Resolution No. 25-___, A Resolution of the City Council of the City of Menifee Finding and Determining that the Public Interest and Necessity Require the Acquisition by Eminent Domain of Interests in Certain Real Property for Public Use and Authorizing and Directing Condemnation of Portions of Assessors Parcel Nos. 331-110- 010 & 331-110-011 (“Resolution of Necessity”). The City hereby adopts the Resolution of Necessity authorizing the acquisition by eminent domain of the Subject Property Interests, which consist of a 2,370-square-foot permanent public street and utility Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 30
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July 16, 2025
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easement and a 3,910-square-foot temporary construction easement with a term of 36 months, described more particularly in Section 3 below in connection with the proposed construction of the Project pursuant to the authority conferred upon the City of Menifee to acquire property by eminent domain by article 1, section 19 of the California Constitution, California Government Code sections 37350, 37350.5, 37351, and 40404, and California Code of Civil Procedure section 1230,010 et seq. (Eminent Domain Law), including but not limited to sections 1240.010, 1240.020, 1240.110, 1240.120, 1240.510, 1240.610, 1240.650, and by any other provisions of law.
Section 3: Subject Property Interests. The City hereby authorizes the acquisition by eminent domain of the following Subject Property Interests on the Property, which is located at 27471-27491 Ethanac Road in the City of Menifee, and identified as Riverside County Assessor’s Parcel Numbers 331-110-010 and 331-110-011, for public use, namely for the construction of public streets, sidewalks, public utilities, drainage, and all uses necessary or convenient thereto in connection with the Project:
a. A 2,370-square-foot permanent public street and utility easement described more particularly on Exhibit A-1 and depicted on Exhibit B-1 attached hereto and incorporated herein by this reference; and
b. A 3,910-square-foot temporary construction easement with a term of 36 months described more particularly on Exhibit A-2 and depicted on Exhibit B-2 attached hereto and incorporated herein by this reference.
Section 4: Environmental Review. The environmental effects of the Project were studied and analyzed as an integral part of the environmental review for the Menifee Commerce Center. The City of Menifee was the lead agency for this environmental review under the California Environmental Quality Act (“CEQA”).
On June 11, 2021, the City publicly noticed its decision to prepare an Environmental Impact Report (“EIR”) and hold a public scoping meeting for the Project by noticing the California Governor’s Office of Planning and Research, and distributed the Notice of Preparation (“NOP”) to various agencies and surrounding property owners and residents in accordance with CEQA requirements. The NOP comment period was from June 11, 2021, to July 12, 2021. On June 29, 2021, the City held a duly noticed public scoping meeting at City Hall regarding the preparation of the EIR and provided an opportunity for members of the public to comment on the scope of environmental issues to be addressed in the EIR. The City prepared a Final Environmental Impact Report, consisting of all of the comment letters received during the 45-day public review and comment period on the Draft EIR, written responses to those comments, and revisions and errata to the Draft EIR.
On October 19, 2022, the Menifee City Council adopted Resolution No. 22-1250, making the findings necessary to adopt the Finding of Facts, Statement of Overriding Considerations, and a Mitigation Monitoring and Reporting Program, approve certifying Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 31
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July 16, 2025
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1269 of 2087
the Environmental Impact Report, and directing staff to file a Notice of Determination in compliance with CEQA.
In adopting Resolution No. 22-1250, the City Council found that the benefits of the Project outweigh the unavoidable environmental impacts and render acceptable each of the unavoidable adverse environmental impacts. These benefits, as described in the Findings of Fact and Statement of Overriding Consideration, include that the Project is consistent with and will contribute to achieving the goals and objectives established by the General Plan, will attract businesses than can expedite the delivery of essential goods to consumers and businesses in Menifee and beyond the City boundary, and will provide improved infrastructure that will enhance the quality of life for the City’s residents by linking land use, transportation, and infrastructure development.
Section 5: The Public Interest and Necessity Require the Project. The Project, as planned and designed, is in the public interest and necessity. The Project will help to alleviate congestion, increase capacity, and improve traffic circulation and safety within the Ethanac Road corridor.
Ethanac Road is currently a two-lane street, which will be widened to add additional lanes between Trumble Road and Antelope Road. The intersection of Ethanac Road and Sherman Road will be improved to add a westbound left turn lane, eastbound left turn lane, and widening of corners to allow the safe turning of vehicles and trucks onto Sherman Road and Ethanac Road. Portions of Sherman Road and McLaughlin Road will be paved to provide a two-way roadway. New traffic signals will be installed on Ethanac Road at the intersections of Sherman Road and at Dawson Road, along with several other improvements at multiple intersections to achieve acceptable turning movements in all directions. Utility improvements will be constructed, which include new water lines, recycled water lines, sewer, and storm drain lines. Curb, sidewalk, bike lane, and driveway improvements will be constructed along Trumble Road, Sherman Road, and Dawson Road. A new sewer main will also be installed along Sherman Road, from Ethanac Road towards McLaughlin Road. The proposed roadway improvements, utility relocations, and related improvements in connection with the Project will serve to fulfill Ethanac Road’s designation in the City’s General Plan, Roadway Network, as being a “Circulation Element” street, having an ultimate width of six lanes and functioning as an expressway.
Section 6: The Project is Planned and Located in a Manner that will be Most Compatible with the Greatest Public Good and the Least Private Injury. The Project is planned and located in a manner that is most compatible with the greatest public good and the least private injury. Ethanac Road is designated as an “Expressway,” the highest capacity roadway in the City of Menifee’s General Plan, and Sherman Road is designated as a “Major” street. The Project is planned and designed to construct necessary public street, sidewalk, public utility, drainage, and related improvements to alleviate congestion, improve safety and traffic circulation consistent with the Circulation Element of the General Plan.
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 32
Menifee Mayor and City Council
July 16, 2025
Page
1270 of 2087
The Project, as planned and located, is also planned and designed to minimize the impact on private parcels. The Subject Property Interests consist of minor acquisitions of a permanent easement and temporary construction easement that are necessary to accommodate street widening along Ethanac Road and Sherman Road, utility relocations, and construction of a new sewer main. The Project will not require the relocation of any businesses or residents.
The Project, as planned and designed, will require the relocation of certain utilities to accommodate the Project’s road widening. As it pertains to the Subject Property Interests, agreements are already in place with the utility providers whose facilities will need to be relocated, including Southern California Edison, SoCal Gas, and Eastern Municipal Water District.
To the extent that the project will impact the interests of easement holders in the area of the Subject Property Interests, the public use for which the City seeks to acquire the Subject Property Interests, for the construction of public streets, sidewalks, public utilities, drainage, and all uses necessary or convenient thereto in connection with the Project is a joint and compatible use and will not unreasonably interfere with or impair the continuance of the public use to which any easement holders may have appropriated the subject property interests.
To the extent that the Project will require the relocation of the interests/facilities of easement holders located in the area of the Subject Property Interests and impacted by the Project, the City’ s use of the Subject Property Interests for the Project is for a more necessary public use within the meaning of Code of Civil Procedure section 1240.650 than the uses to which said public utility easement holders have appropriated any easements located in the area of the Subject Property Interests. Accordingly, the City is authorized to acquire the Subject Property Interests pursuant to Code of Civil Procedure sections 1240.510, 1240.610, and 1240.650.
Section 7: The Subject Property Interests Described in the Resolution of Necessity are Necessary for the Project. The Project cannot be constructed, as planned and designed, without the acquisition of the Subject Property Interests.
Section 8: Offer Pursuant to Government Code Section 7267.2. Pursuant to Government Code section 7267.2, the City extended a written offer dated April 28, 2025, to the record owners of the Subject Property Interests, Harvinder Singh and Gurmeet Singh. The offer letter contained an appraisal that described the zoning, highest and best use of the larger parcel, explained the appraiser’s valuation methodology, and included the comparable sales data relied on by the appraiser. The offer letter offered to pay the reasonable costs, up to $5,000, of an independent appraisal pursuant to Code of Civil Procedure section 1263.025. Further, the offer letter included an eminent domain pamphlet explaining the eminent domain process and the rights of the records owners.
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 33
Menifee Mayor and City Council
July 16, 2025
Page
1271 of 2087
Section 9: Notice Pursuant to Code of Civil Procedure Section 1245.235.
Pursuant to Code of Civil Procedure section 1245.235, the City sent a letter and a notice by first-class mail dated June 17, 2025, to the record owners of the Subject Property Interests, Harvinder Singh and Gurmeet Singh. The letter advised the record owners of the City’s intent to consider at its July 16, 2025, meeting, the adoption of a Resolution of Necessity for the acquisition by eminent domain of the Subject Property Interests in connection with the Project. The notice advised the record owners of their right to appear and be heard regarding the City’s proposed adoption of the Resolution of Necessity by filing, within 15 days of the date the notice was mailed, a written request with the City to appear at the hearing. The notice specifically informed the record owners of the Subject Property Interests that they have an opportunity to appear before the City Council and raise questions about whether the public interest and necessity require the Project; whether the Project is planned or located in a manner that will be most compatible with the greatest public good and the least private injury; and whether the Subject Property Interests the City seeks to acquire from the record owners are necessary for the Project.
Section 10: Findings. Based on the evidence presented at the hearing regarding the acquisition of the Subject Property Interests for the Project, including the agenda report, the documents referenced therein, and any oral or written testimony at the hearing, the City Council hereby finds and determines that:
A. The public interest and necessity require the Project;
B. The Project is planned and located in a manner that will be most compatible with the greatest public good and least private injury;
C. The Subject Property Interests, consisting of a 2,370-square-foot permanent public street and utility easement described more particularly on Exhibit A-1 and depicted on Exhibit B-1 attached hereto and a 3,910- square-foot temporary construction easement with a term of 36 months described more particularly on Exhibit A-2 and depicted on Exhibit B-2 attached hereto, are necessary for the Project; and
D. The offer required by Government Code section 7267.2 has been made to the record owners of the Subject Property Interests that the City seeks to acquire.
Section 11: Existing Public Uses. Pursuant to Code of Civil Procedure sections 1240.510 and 1240.610, to the extent that any portion of the Subject Property Interests are already devoted to a public use, the use proposed by this Project is a more necessary public use than the use to which the Subject Property Interests, or any portion thereof, are already devoted, or, in the alternative, are a compatible public use which will not unreasonably interfere with or impair the continuance of the public use to which the Subject Property Interests, or any portions thereof, are already devoted.
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 34
Menifee Mayor and City Council
July 16, 2025
Page
1272 of 2087
Section 12: Incorporation of Agena Report and Documents Referenced Therein.
The findings and declarations contained in this Resolution are based upon the record before the City Council, including the agenda report, and all documents referenced therein, all of which are incorporated herein by this reference, testimony, and/or comments submitted to the City by the records owners or their representative(s). These documents include, but are not limited to, the City of Menifee General Plan, Circulation Element, the offer letter sent to the record owners pursuant to Government Code sections 7267.2, the notice of the hearing to consider the Resolution of Necessity pursuant to Code of Civil Procedure section 1245.235, and environmental documents relating to the Project.
Section 13: Authorization to File Eminent Domain Proceedings. The City Attorney’s Office is authorized to take all steps necessary, including retaining outside counsel, to commence and prosecute legal proceedings in a court of competent jurisdiction to acquire the Subject Property Interests, consisting of a 2,370-square-foot permanent public street and utility easement described more particularly on Exhibit A-1 and depicted on Exhibit B-1 attached hereto and a 3,910-square-foot temporary construction easement with a term of 36 months described more particularly on Exhibit A-2 and depicted on Exhibit B-2 attached hereto.
Section 14: City Manager Authority. The City Manager is authorized to execute all necessary documents in connection with the eminent domain proceeding.
Section 15: Certification. The City Clerk shall certify the adoption of this Resolution.
PASSED, APPROVED, AND ADOPTED this 16th day of July 2025 by the following votes:
AYES:
NOES:
ABSENT:
__________________________
Ricky Estrada, Mayor
Attest:
________________________
Stephanie Roseen, City Clerk
Approved as to form:
__________________________
Jeffrey T. Melching, City Attorney
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 35
Menifee Mayor and City Council
July 16, 2025
Page
1273 of 2087
VIA U.S. MAIL
June 17, 2025
Harvinder Singh
28179 Cobbler Court
Romoland, CA 92585
Re: NOTICE OF INTENT TO ADOPT A RESOLUTION OF NECESSITY FOR ACQUISITION OF CERTAIN REAL PROPERTY INTERESTS LOCATED AT 27471-27491 ETHANAC ROAD (APNS 331-110-010 & 331-110-011)
Dear Mr. Singh:
This notice is sent to you under requirements of California Code of Civil Procedure Section 1245.235. This notice concerns the property located at 27471 -27491 Ethanac Road in the City of Menifee, and bearing the Riverside County Assessor Parcel No. 360 -230-008. The City of Menifee has been investigating the acquisition of certain portion of real property, for the construction of improvements to Ethanac Road and Sherman Road (“Project”). This notice is sent to advise you that the City Council of the City of Menifee will be asked to consider passage of a resolution of necessity, declaring the public interest and necessity require acquisition of certain portions of the site described above, and authorizing the use of eminent domain to acquire them.
The interests sought to be acquired are an approximate 2,370-square-foot permanent public street easement, as more specifically described in Exhibit “A -1” and depicted in Exhibit “B -1” hereto. In addition, the City seeks a temporary construction easement of thirty -six (36) months over approximately 39,10 square feet of the property, as legally described in Exhibit “A -2” and as depicted in Exhibit “B -2” hereto. The scope and nature of the above referenced easements a re described in the draft Resolution of Necessity, a copy of which is attached as Exhibit “C” hereto.
California Code of Civil Procedure Section 1240.030 provides that the power of eminent domain may be exercised to acquire property for a proposed public project if the following conditions are established:
A. The public interest and necessity require the project.
B. The project is planned or located in the manner that will be most compatible with the greatest public good and the least private injury.
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 36
Menifee Mayor and City Council
July 16, 2025
Page
1274 of 2087
C. The property sought to be acquired is necessary for the project.
D. The offer required by Section 7267.2 of the Government Code has been made to the owner of record.
E. Whether the City has met all other procedural requirements for the exercise of eminent domain.
This notice is sent to inform you that the City Council of the City of Menifee will be asked to decide if the above conditions are met concerning the City’s acquisition of the above -referenced property, and whether the City has complied with all other proc edural requirements for utilizing the power of eminent domain to acquire the property.
The City Council will also be asked to make a finding that the environmental impacts associated with the Project have been adequately reviewed under applicable environmental review procedures in accordance with the California Environmental Quality Act and that no further environmental review is necessary. You may also appear and comment on that finding at the hearing. If you would like a copy of the environmental documents for this Project, please contact the Menifee City Clerk located at City Hall during regular business hours, at the address noted on
This meeting at which the proposed resolution of necessity will be considered will be held at or about 6:00 p.m. on July 1 6, 2025, in the City Council Chambers located at City Hall, at 29844 Haun Road, Menifee, CA 92586.
If these conditions are met, the City Council will be asked to adopt a resolution of necessity, which is a prerequisite for the City’s initiation of eminent domain proceedings to acquire property.
Please be advised that you are entitled to appear and be heard on any of the matters encompassed within the resolution, specifically those matters listed above, and whether the City has met all legal prerequisites to the exercise of eminent domain to acquire the property interests proposed. Please take notice that if you wish to legally challenge any action taken by the adoption of the resolution of necessity, or any of the matters listed herein, you may be limited in court to raising only those issues raised at the resolution of necessity hearing, or in written correspondence delivered to the City at, or prior to, the hearing on the matter.
The City Council must adopt a resolution of necessity before an eminent domain proceeding can commence. Within six months after the adoption of the resolution of necessity, the City may commence eminent domain proceedings in the Riverside County Superior Court. In any such proceeding, the court will be asked to determine the amount of just compensation to which you may be entitled in the event the property is taken in eminent domain.
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 37
Menifee Mayor and City Council
July 16, 2025
Page
1275 of 2087
Pursuant to Code of Civil Procedure section 1245.235(b)(3), if you wish to appear and be heard at the hearing on the resolution of necessity regarding any of the issues listed in this notice, you must advise the City Clerk in writing within fifteen (15) da ys of the date of this notice. You may address the notice as follows: City Clerk, City of Menifee, 29844 Haun Road, Menifee, CA 92586 . Your failure to provide a written request to be heard may result in a waiver of your right to appear and be heard, and may result in the waiver of objections in any later legal proceeding which may follow.
Neither the pendency of the City Council’s consideration of the resolution of necessity, nor the initiation of formal eminent domain proceedings, in any way prevents further negotiations from occurring for the acquisition of your property, and the City wil l be most willing to continue such negotiations.
If you have any questions, please do not hesitate to contact the City at (951) 672-6777. Thank you for your consideration of this matter.
Sincerely,
Armando G. Villa | City Manager
City of Menifee | 29844 Haun Road | Menifee, CA 92586
City Hall: (951) 672-6777
[email protected] | cityofmenifee.us
Enclosures: Exhibit A-1 – Permanent Easement Legal
Exhibit B-1 – Permanent Easement Plat
Exhibit A-2 – TCE Legal
Exhibit B-2 – TCE Plat
Exhibit C – Draft Resolution of Necessity (without legals)
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 38
Menifee Mayor and City Council
July 16, 2025
Page
1276 of 2087
EXHIBIT “A-1”
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 39
Menifee Mayor and City Council
July 16, 2025
Page
1277 of 2087
EXHIBIT “A-1”
PUBLIC STREET AND UTILITY EASEMENT
LEGAL DESCRIPTION
THAT PORTION OF THE EASTERLY 265.44 FEET OF LOT 64 OF TRUMBLE FARMS, AS SHOWN BY MAP ON FILE IN BOOK 11, PAGE 38 OF MAPS, RECORDS OF RIVERSIDE
COUNTY, STATE OF CALIFORNIA, LYING WITHIN THE CITY OF MENIFEE, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, IN SECTION 15, TOWNSHIP 5 SOUTH, RANGE 3 WEST, SAN BERNARDINO MERIDIAN , MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE CENTERLINE INTERSECTION OF ETHANAC ROAD (30.00 SOUTHERLY HALF WIDTH) WITH SHERMAN ROAD (60.00 FULL WIDTH) AS SHOW BY SAID MAP;
THENCE ALONG SAID CENTERLINE OF ETHANAC ROAD, NORTH 89°16’49” WEST, A DISTANCE OF 265.45 FEET TO THE WESTERLY LINE OF SAID EASTERLY 265.44 FEET OF LOT 64;
THENCE LEAVING SAID CENTERLINE, SOUTH 00°10 ’34” WEST, ALONG SAID WESTERLY LINE, A DISTANCE OF 30.00 FEET TO A POINT ON THE SOUTHERLY
RIGHT-OF-WAY LINE OF SAID ETHANAC ROAD FOR THE TRUE POINT OF BEGINNING;
THENCE ALONG SAID SOUTHERLY RIGHT-A-WAY LINE, SOUTH 89°16’ 49” EAST, A DISTANCE OF 235.45 FEET TO A POINT ON THE WESTERLY RIGHT-A-WAY LINE OF SAID SHERMAN ROAD;
THENCE ALONG SAID WES TERLY RIGHT-A-WAY LIN E, SOUTH 00°10 ’34” WEST, A DISTANCE OF 48.52 FEET;
THENCE LEAVING SAID WESTERLY RIGHT-A-WAY LINE AT RIGHT ANGLES, NORTH 89°49’26” WEST, A DISTANCE OF 2.00 FEET TO THE BEGINNING OF A NON- TANGENT CURVE, CONCAVE WESTERLY, HAVING A RADIUS OF 49.00 FEET, A RADIAL LINE TO SAID POINT CURVE BEARS SOUTH 89°47’34” EAST;
THENCE NORTHERLY ALONG SAID CURVE TO TH E LEFT, THROUGH A CENTRAL ANGLE OF 19°55’18”, AN ARC DISTANCE OF 17.04 FEET;
THENCE NORTH 89°49’26” WEST, A DISTANCE OF 3.92 FEET;
H:\2022\22-0186\Drawings\Mapping\Legals & Plats\Offsite RoW\APN 331-110-010, & -011\22-0186-R.O.W._APN 329-110-011 LEGAL.docx Albert A. Webb Associates
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 40
Menifee Mayor and City Council
July 16, 2025
Page
1278 of 2087
H:\2022\22-0186\Drawings\Mapping\Legals & Plats\Offsite RoW\APN 331-110-010, & -011\22-0186-R.O.W._APN 329-110-011 LEGAL.docx Albert A. Webb Associates
THENCE NORTH 37°54’22” WEST, A DISTANCE OF 30.60 FEET TO A POINT ON A LINE PARALLEL WITH AND DISTANT SOUTHERLY 8.00 FEET, MEASURED AT RIGHT ANGLES, FROM SAID SOUTHERLY RIGHT-A-WAY LINE OF ETHANAC ROAD;
THENCE ALONG SAID PARALLEL LINE, NORTH 89°16’49” WEST, A DISTANCE OF 207.74 FEET TO SAID WESTERLY LINE OF SAID EASTERLY 265.44 FEET OF LOT 64 OF TRUMBLE FARMS;
THENCE ALONG SAID WESTERLY LINE, NORTH 00°10’34” EAST, A DISTANCE OF
8.00 FEET TO THE TRUE POINT OF BEGINNING.
CONTAINING 2,370 SQUARE FEET, MORE OR LESS.
SEE PLAT ATTACHED HERETO AS EXHIBIT “B” AND MADE A PART HEREOF.
PREPARED UNDER MY SUPERVISION
______________________________ _______________
Jason K. Ardery, L.S. 9329 Date
Prepared By: CGS
Checked By: JKA
02/19/2025
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 41
Menifee Mayor and City Council
July 16, 2025
Page
1279 of 2087
EXHIBIT “B-1”
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 42
Menifee Mayor and City Council
July 16, 2025
Page
1280 of 2087
EXHIBIT ”B”
PUBLIC ROAD AND UTILITY EASEMENT
LEGEND:
( ) INDICATES RECORD
INFORMATION PER MB 11/38
‘ R.O.W. ACCEPTED BY RESOLUTION
SUPERVISOR’S MINUTE BOOK 40, PAGE 51, S
ADOPTED 2/24/1948, AMENDED 5/3/1948
by V
TO C/L INT W/TRUMBLE RD. © N89°16'49"W 1324.87’ ___ | -P.0.€. = T.P.0.B. 2 ETHANAC ROAD CL
L2 Q -
ss — 2) x
i ‘ol ©) mA
2,370+ SQ. FT HKs|2 2. 8g
APN: 331-110-010 APN: 331-110-011 Zoe
N70"17’09"E (R) O ane moO om
$89°47'34"E_(R) ro
RMS | 8 TRUMBLE FARMS 30’ %O
MB 11/38 LOT 64 f
265.44
Pw 133.44
OF ELY 10 C/LNt 265.44 LOT 64 P—W’LY LINE W/ROUSE RD.
OF E'LY —
133.44 LOT 64
*SEE SHEET 2 OF 2 FOR
LINE/CURVE DATA &
EASEMENT NOTES*
1” _ 50’
25 0 50
AL BERT A.
WEBB CITY OF MENIFEE
H:\2022\22—0186\Drawings\Mapping\Legals & Plats\Offsite RoW\APN 331-110-010, & ASSOCIATES | _044\99-0186 R.O.W._APN 331-110-010, & -O11.dwg 2/19/2025 11:17 AM Jason
W.O. THIS PLAT IS SOLELY AN AID IN LOCATING THE PARCEL(S) IN THE ATTACHED DOCUMENT. SHEET 1 OF 2 99-0186 ALL PRIMARY CALLS ARE LOCATED IN THE WRITTEN DOCUMENT.
” , CGS 2/05/2025 SCALE: 1” = 50° [25 EY ae AE 54087008| SUBJECT: PUBLIC ROAD AND UTILITY EASEMENT
WEBBNWES
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 43
Menifee Mayor and City Council
July 16, 2025
Page
1281 of 2087
EXHIBIT “B”
PUBLIC ROAD AND UTILITY EASEMENT
EASEMENT NOTES:
(1) AN EASEMENT FOR ALL WATER AND WATER RIGHTS, RIGHTS OF WAY, WEELS, PUPMPING PLANTS AND PIPE LINES AND INCIDENTAL PURPOSES, RECORDED JANUARY 06,1927 IN BOOK 699, PAGE 480 AND JULY 19, 1933 IN BOOK 129, PAGE 50 BOTH OF DEEDS.
IN FAVOR OF: WATSON WATER COMPANY [BLANKET IN NATURE]
LINE DATA
LINE #| DIRECTION | LENGTH
L1 S00°10°34"W | 30.00’
L2 $89°16'49"E | 235.45’
L3 S00°10'34"W | 48.52’
L4 N89°49’26"W 2.00’
LS N89°49°26"W 3.92’
L6 N37°54'22°wW | 30.60'
L7 N89°16'49"W | 207.74’
L8 NO0°10'34"E 8.00’
CURVE DATA ATaNo SS Sy KEEVING Ys
iS) O,
CURVE # RADIUS | DELTA | LENGTH g 2 RK
C1 49.00 | 19°55’'18" | 17.04’ No. 1S 9529
ae OF ay
SEC. 15, T5S, R3W, SBM
AL BERT A.
WEBB CITY OF MENIFEE
H:\2022\22-0186\Drawings\Mapping\Legals & Plats\Offsite RoW\APN 331-110-010, & ASSOCIATES | _044\09-0186 R.O.W._APN 331-110-010, & —011.dwg 2/19/2025 11:17 AM Jason THIS PLAT IS SOLELY AN AID IN LOCATING THE PARCEL(S) IN THE ATTACHED DOCUMENT. SHEET OF W.0.
ALL PRIMARY CALLS ARE LOCATED IN THE WRITTEN DOCUMENT. 2 2 22-0186
SCALE: N/A Soe ae roe72008 | SUBJECT: PUBLIC ROAD AND UTILITY EASEMENT Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 44
Menifee Mayor and City Council
July 16, 2025
Page
1282 of 2087
EXHIBIT “A-2”
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 45
Menifee Mayor and City Council
July 16, 2025
Page
1283 of 2087
EXHIBIT “A-2”
TEMPORARY CONSTRUCTION EASEMENT
LEGAL DESCRIPTION
THAT PORTION OF THE EASTERLY 265.44 FEET OF LOT 64 OF TRUMBLE FARMS, AS SHOWN BY MAP ON FILE IN BOOK 11, PAGE 38 OF MAPS, RECORDS OF RIVERSIDE
COUNTY, STATE OF CALIFORNIA, LYING WITHIN THE CITY OF MENIFEE, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, IN SECTION 15, TOWNSHIP 5 SOUTH, RANGE 3 WEST, SAN BERNARDINO MERIDIAN , MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE CENTERLINE INTERSECTION OF ETHANAC ROAD (30.00 SOUTHERLY HALF WIDTH) WITH SHERMAN ROAD (60.00 FULL WIDTH) AS SHOW BY SAID MAP;
THENCE ALONG SAID CENTERLINE OF ETHANAC ROAD, NORTH 89°16’49” WEST, A DISTANCE OF 265.45 FEET TO THE WESTERLY LINE OF SAID EASTERLY 265.44 FEET OF LOT 64;
THENCE LEAVING SAID CENTERLINE, SOUTH 00° 10’34” WEST, ALONG SAID WESTERLY LINE, A DISTANCE OF 30.00 FEET TO A POINT ON THE SOUTHERLY RIGHT-OF-WAY LINE OF SAID ETHANAC ROAD;
THENCE CONTINUING ALONG SAID WES TERLY LINE, SOUTH 00°10’34” WES T, A DISTANCE OF 8.00 FEET FOR THE TRUE POINT OF BEGINNING;
THENCE CONTINUING ALONG SAID WES TERLY LINE, SOUTH 00°10’34” WES T, A DISTANCE OF 15.00 FEET;
THENCE LEAVING SAID WESTERLY LINE, SOUTH 89°16’49” EAST, A DISTANCE OF 200.38 FEET;
THENCE SOUTH 37°54’22” EAST, A DISTANCE OF 32.54 FEET;
THENCE SOUTH 00°10’34” WEST, A DISTANCE OF 15.24 FEET;
THENCE SOUTH 89°49’26” EAS T, A DISTANCE OF 15.00 FEET TO A POINT ON THE WESTERLY RIGHT-OF-WAY LINE OF SAID SHERMAN ROAD;
H:\2022\22-0186\Drawings\Mapping\Legals & Plats\TCE\331-110-010 & -011\22-0186-TCE_APN 329-110-010 & -011 LEGAL.docx Albert A. Webb Associates
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 46
Menifee Mayor and City Council
July 16, 2025
Page
1284 of 2087
H:\2022\22-0186\Drawings\Mapping\Legals & Plats\TCE\331-110-010 & -011\22-0186-TCE_APN 329-110-010 & -011 LEGAL.docx Albert A. Webb Associates
THENCE ALONG SAID WESTERLY RIGHT-OF-WAY LINE, NORTH 00°10’34” EAST, A DISTANCE OF 15.00 FEET;
THENCE LEAVING SAID WESTERLY RIGHT -A-WAY LINE, NORTH 89°49’26” WEST, AT RIGHT ANGLES, A DISTANCE OF 2.00 FEET TO THE BEGINNING OF A NON - TANGENT CURVE, CONCAVE WESTERLY, HAVIN G A RADIUS OF 49.00 FEET, A RADIAL LINE TO SAID POINT BEARS SOUTH 89°47’34” EAST;
THENCE NORTHERLY ALONG SAID CURVE TO THE LEFT, THROUGH A CENTRAL ANGLE OF 19°55’18”, AN ARC DISTANCE OF 17.04 FEET;
THENCE NORTH 89°49’26” WEST, A DISTANCE OF 3.92 FEET;
THENCE NORTH 37°54’22” WEST, A DISTANCE OF 30.60 FEET TO A POINT ON A LINE PARALLEL WITH AND DISTANT SOUTHERLY 8.00 FEET, MEASURED AT RIGHT ANGLES FROM SAID SOUTHERLY RIGHT-A-WAY LINE OF ETHANAC ROAD;
THENCE ALONG SAID PARALLEL LINE, NORTH 89°16’49” WEST, A DISTANCE OF 207.74 FEET TO THE TRUE POINT OF BEGINNING;
CONTAINING 3,910 SQUARE FEET, MORE OR LESS.
SEE PLAT ATTACHED HERETO AS EXHIBIT “B” AND MADE A PART HEREOF.
PREPARED UNDER MY SUPERVISION
______________________________ _______________
Jason K. Ardery, L.S. 9329 Date
Prepared By: CGS
Checked By: JKA
02/19/2025
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 47
Menifee Mayor and City Council
July 16, 2025
Page
1285 of 2087
EXHIBIT “B-2”
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 48
Menifee Mayor and City Council
July 16, 2025
Page
1286 of 2087
EXHIBIT ”B”
TEMPORARY CONSTRUCTION EASEMENT
LEGEND:
() = INDICATES RECORD
INFORMATION PER MB 11/38
= R.O.W. ACCEPTED BY RESOLUTION
/\ SUPERVISOR’S MINUTE BOOK 40, PAGE 51,
ADOPTED 2/24/1948, AMENDED 5/3/1948 | cbt y
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TRUMBLE FARMS ns Sa
MB 11/38 N70°17°09"E _(R) oe
LOT 64 S$89°47'34E_(R) 8
APN: 331-110-011 30’ 30’
APN: 331-110-010 pF
A 265.44’
Nee 133.44’ Aen TO C/L INT.
265.44 LOT 64 P— Ly LINE W/ROUSE RD.
OF E’LY ———=
133.44 LOT 64
*SEE SHEET 2 OF 2 FOR
LINE/CURVE DATA &
EASEMENT NOTES*
1” _ 50’
25 0 50
AL BERT A.
WEBB CITY OF MENIFEE
H:\2022\22—0186\Drawings\Mapping\Legals & Plats\TCE\331-110—010 & —011\22—0186-T.C.E.
ASSOCIATES | apy 331-110-010 & -011.dwg 2/19/2025 1:20 PM Jason
W.O. THIS PLAT IS SOLELY AN AID IN LOCATING THE PARCEL(S) IN THE ATTACHED DOCUMENT. SHEET 1 OF 2 99-0186 ALL PRIMARY CALLS ARE LOCATED IN THE WRITTEN DOCUMENT.
SCALE: 1” = 50° [BRN By Gee oe ooeo50De, | SU&ECT: TEMPORARY CONSTRUCTION EASEMENT WEBB
N
W E
S
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 49
Menifee Mayor and City Council
July 16, 2025
Page
1287 of 2087
EASEMENT NOTES:
@
IN FAVOR OF: WATSON WATER COMPANY [BLANKET IN NATURE]
EXHIBIT “B”
TEMPORARY CONSTRUCTION EASEMENT
AN EASEMENT FOR ALL WATER AND WATER RIGHTS, RIGHTS OF WAY, WEELS, PUPMPING PLANTS AND PIPE LINES AND INCIDENTAL PURPOSES, RECORDED JANUARY 06,1927 IN BOOK 699, PAGE 480 AND JULY 19, 1933 IN BOOK 129, PAGE 50 BOTH OF DEEDS.
LINE DATA
LINE #| DIRECTION | LENGTH
L1 S00°10734”W | 30.00’
L2 S00°10'34”W | 8.00’
L3 S00°10734"W | 15.00’
L4 S89°16'49"E | 200.38’
L5 S37°54'22"E | 32.54’
L6 S00°10'34"W | 15.24’
L7 S89°49'26"E | 15.00’
L8 NOO'10'34"E | 15.00’
L9 N89°49'26"W | 2.00’
L10 | N89°49’26"W | 3.92’
L11 N37°54'22"W | 30.60’
L12 N89°16'49°W | 207.74’
CURVE DATA
CURVE #) RADIUS) DELTA | LENGTH
C1 49.00 | 19°55’'18” | 17.04’
|e -" 0. LS 9329 N x Ii
Sy A xf 4 SY Ze oF cart
SEC. 15, T5S, R3W, SBM
AL BERT A.
WEBB ASSOCIATES
CITY OF MENIFEE
H:\2022\22—0186\Drawings\Mapping\Legals & Plats\TCE\331—110—010 & —011\22—0186-T.C.E.
APN 331-110-010 & —O11.dwg 2/19/2025 1:20 PM Jason
THIS PLAT IS SOLELY AN AID IN LOCATING THE PARCEL(S) IN THE ATTACHED DOCUMENT.
ALL PRIMARY CALLS ARE LOCATED IN THE WRITTEN DOCUMENT.
W.O.
SHEET 2 OF 2 | 99-0186
SCALE: N/A
DRWN BY CGS _
CHKD BY JKA _
DATE 2/4/2025
DATE 2/9/2025 SUBJECT: TEMPORARY CONSTRUCTION EASEMENT Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 50
Menifee Mayor and City Council
July 16, 2025
Page
1288 of 2087
EXHIBIT “C”
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 51
Menifee Mayor and City Council
July 16, 2025
Page
1289 of 2087
RESOLUTION NO. 25-____
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MENIFEE
FINDING AND DETERMINING THAT THE PUBLIC INTEREST AND
NECESSITY REQUIRE THE ACQUISITION BY EMINENT DOMAIN OF
INTERESTS IN CERTAIN REAL PROPERTY FOR PUBLIC USE AND
AUTHORIZING AND DIRECTING CONDEMNATION OF PORTIONS OF
ASSESSOR PARCEL NOS. 331-110-010 & 331-110-011
WHEREAS, the City of Menifee (“City”) has directed the widening and construction of improvements to Ethanac Road (the “Project”); and
WHEREAS, Ethanac Road is identified in the City’s General Plan, Roadway Network, as being a “Circulation Element” street, having an ultimate width of six lanes and functioning as an expressway upon its ultimate build-out; and
WHEREAS, Ethanac Road is currently a two-lane street; and
WHEREAS, development in the area surrounding Ethanac Road requires the acquisition of additional public right-of-way to accommodate the Project, which will include the widening of Ethanac Road to four lanes and the construction of improvements within the public right-of-way; and
WHEREAS, improvements to Ethanac Road are currently identified as City Project PW-TR-16; and
WHEREAS, the Project will help to alleviate congestion, increase capacity, and improve traffic circulation and safety within the Ethanac Road corridor within the City; and
WHEREAS, the Project will be a transportation improvement project serving the public interest; and
WHEREAS, the Project requires the acquisition of a 2,370-square-foot permanent public street and utility easement and a 3,910-square-foot temporary construction easement with a term of 36 months (collectively, the “Subject Property Interests”) on the real property located at 27471-27491 Ethanac Road in the City of Menifee, and identified as Riverside County Assessor’s Parcel Numbers 331-110-010 and 331-110-011 (the “Property”), which are described more particularly in Section 3 below; and
WHEREAS, the City is authorized to acquire the Subject Property Interests described in Section 3 below for public use, namely for the construction of public streets, sidewalks, public utilities, drainage, and all uses necessary or convenient thereto in connection with the Project pursuant to the authority conferred upon the City Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 52
Menifee Mayor and City Council
July 16, 2025
Page
1290 of 2087
to acquire property by eminent domain by article 1, section 19 of the California Constitution, California Government Code sections 37350, 37350.5, 37351, and 40404, and California Code of Civil Procedure section 1230,010 et seq. (Eminent Domain Law), including but not limited to sections 1240.010, 1240.020, 1240.110, 1240.120, 1240.510, 1240.610, 1240.650, and by any other provisions of law; and
WHEREAS, pursuant to Code of Civil Procedure section 1245.235, the City sent a letter and notice by first-class mail dated June 17, 2025, to Harvinder Singh and Gurmeet Singh, the record owners of the Subject Property Interests that the City seeks to acquire, advising them of the City’s intent to consider at its July 16, 2025, meeting the adoption of a Resolution of Necessity for the acquisition by eminent domain of the Subject Property Interests in connection with the Project. The notice advised the record owners of their right to appear and be heard regarding the City’s proposed adoption of the Resolution of Necessity by filing, within 15 days of the date the notice was mailed, a written request with the City to appear at the hearing. The notice specifically informed the record owners of the Subject Property Interests that they have an opportunity to appear before the City Council and raise questions about whether the public interest and necessity require the Project; whether the Project is planned or located in a manner that will be most compatible with the greatest public good and the least private injury; and whether the Subject Property Interests the City seeks to acquire from the record owners are necessary for the Project; and
WHEREAS, the City Council held a hearing on July 16, 2025, at 6:00 p.m. at the Council chambers located at 29844 Haun Road in the City of Menifee, California 92586.
The City Council provided an opportunity to be heard on those matters specified in the City’s letter and notice pursuant to Code of Civil Procedure section 1245.235 to the record owners of the Subject Property Interests.
NOW, THEREFORE, the City Council of the City of Menifee resolves by at least a two-thirds vote of the City Council under Code of Civil Procedure sections 1240.030, 1240.040, 1245.220, 1245.230, and 1245.240, that the City does and hereby find and determine as follows:
Section 1: Incorporation of Findings and Recitals. The City Council hereby specifically finds that all of the facts set forth in the above recitals of this Resolution are true and correct, are incorporated into this Resolution by this reference, and constitute a material part of this Resolution.
Section 2: Adoption of a Resolution of Necessity. The City Council of the City of Menifee adopts Resolution No. 25-___, A Resolution of the City Council of the City of Menifee Finding and Determining that the Public Interest and Necessity Require the Acquisition by Eminent Domain of Interests in Certain Real Property for Public Use and Authorizing and Directing Condemnation of Portions of Assessors Parcel Nos. 331-110- 010 & 331-110-011 (“Resolution of Necessity”). The City hereby adopts the Resolution of Necessity authorizing the acquisition by eminent domain of the Subject Property Interests, which consist of a 2,370-square-foot permanent public street and utility Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 53
Menifee Mayor and City Council
July 16, 2025
Page
1291 of 2087
easement and a 3,910-square-foot temporary construction easement with a term of 36 months, described more particularly in Section 3 below in connection with the proposed construction of the Project pursuant to the authority conferred upon the City of Menifee to acquire property by eminent domain by article 1, section 19 of the California Constitution, California Government Code sections 37350, 37350.5, 37351, and 40404, and California Code of Civil Procedure section 1230,010 et seq. (Eminent Domain Law), including but not limited to sections 1240.010, 1240.020, 1240.110, 1240.120, 1240.510, 1240.610, 1240.650, and by any other provisions of law.
Section 3: Subject Property Interests. The City hereby authorizes the acquisition by eminent domain of the following Subject Property Interests on the Property, which is located at 27471-27491 Ethanac Road in the City of Menifee, and identified as Riverside County Assessor’s Parcel Numbers 331-110-010 and 331-110-011, for public use, namely for the construction of public streets, sidewalks, public utilities, drainage, and all uses necessary or convenient thereto in connection with the Project:
a. A 2,370-square-foot permanent public street and utility easement described more particularly on Exhibit A-1 and depicted on Exhibit B-1 attached hereto and incorporated herein by this reference; and
b. A 3,910-square-foot temporary construction easement with a term of 36 months described more particularly on Exhibit A-2 and depicted on Exhibit B-2 attached hereto and incorporated herein by this reference.
Section 4: Environmental Review. The environmental effects of the Project were studied and analyzed as an integral part of the environmental review for the Menifee Commerce Center. The City of Menifee was the lead agency for this environmental review under the California Environmental Quality Act (“CEQA”).
On June 11, 2021, the City publicly noticed its decision to prepare an Environmental Impact Report (“EIR”) and hold a public scoping meeting for the Project by noticing the California Governor’s Office of Planning and Research, and distributed the Notice of Preparation (“NOP”) to various agencies and surrounding property owners and residents in accordance with CEQA requirements. The NOP comment period was from June 11, 2021, to July 12, 2021. On June 29, 2021, the City held a duly noticed public scoping meeting at City Hall regarding the preparation of the EIR and provided an opportunity for members of the public to comment on the scope of environmental issues to be addressed in the EIR. The City prepared a Final Environmental Impact Report, consisting of all of the comment letters received during the 45-day public review and comment period on the Draft EIR, written responses to those comments, and revisions and errata to the Draft EIR.
On October 19, 2022, the Menifee City Council adopted Resolution No. 22-1250, making the findings necessary to adopt the Finding of Facts, Statement of Overriding Considerations, and a Mitigation Monitoring and Reporting Program, approve certifying Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 54
Menifee Mayor and City Council
July 16, 2025
Page
1292 of 2087
the Environmental Impact Report, and directing staff to file a Notice of Determination in compliance with CEQA.
In adopting Resolution No. 22-1250, the City Council found that the benefits of the Project outweigh the unavoidable environmental impacts and render acceptable each of the unavoidable adverse environmental impacts. These benefits, as described in the Findings of Fact and Statement of Overriding Consideration, include that the Project is consistent with and will contribute to achieving the goals and objectives established by the General Plan, will attract businesses than can expedite the delivery of essential goods to consumers and businesses in Menifee and beyond the City boundary, and will provide improved infrastructure that will enhance the quality of life for the City’s residents by linking land use, transportation, and infrastructure development.
Section 5: The Public Interest and Necessity Require the Project. The Project, as planned and designed, is in the public interest and necessity. The Project will help to alleviate congestion, increase capacity, and improve traffic circulation and safety within the Ethanac Road corridor.
Ethanac Road is currently a two-lane street, which will be widened to add additional lanes between Trumble Road and Antelope Road. The intersection of Ethanac Road and Sherman Road will be improved to add a westbound left turn lane, eastbound left turn lane, and widening of corners to allow the safe turning of vehicles and trucks onto Sherman Road and Ethanac Road. Portions of Sherman Road and McLaughlin Road will be paved to provide a two-way roadway. New traffic signals will be installed on Ethanac Road at the intersections of Sherman Road and at Dawson Road, along with several other improvements at multiple intersections to achieve acceptable turning movements in all directions. Utility improvements will be constructed, which include new water lines, recycled water lines, sewer, and storm drain lines. Curb, sidewalk, bike lane, and driveway improvements will be constructed along Trumble Road, Sherman Road, and Dawson Road. A new sewer main will also be installed along Sherman Road, from Ethanac Road towards McLaughlin Road. The proposed roadway improvements, utility relocations, and related improvements in connection with the Project will serve to fulfill Ethanac Road’s designation in the City’s General Plan, Roadway Network, as being a “Circulation Element” street, having an ultimate width of six lanes and functioning as an expressway.
Section 6: The Project is Planned and Located in a Manner that will be Most Compatible with the Greatest Public Good and the Least Private Injury. The Project is planned and located in a manner that is most compatible with the greatest public good and the least private injury. Ethanac Road is designated as an “Expressway,” the highest capacity roadway in the City of Menifee’s General Plan, and Sherman Road is designated as a “Major” street. The Project is planned and designed to construct necessary public street, sidewalk, public utility, drainage, and related improvements to alleviate congestion, improve safety and traffic circulation consistent with the Circulation Element of the General Plan.
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 55
Menifee Mayor and City Council
July 16, 2025
Page
1293 of 2087
The Project, as planned and located, is also planned and designed to minimize the impact on private parcels. The Subject Property Interests consist of minor acquisitions of a permanent easement and temporary construction easement that are necessary to accommodate street widening along Ethanac Road and Sherman Road, utility relocations, and construction of a new sewer main. The Project will not require the relocation of any businesses or residents.
The Project, as planned and designed, will require the relocation of certain utilities to accommodate the Project’s road widening. As it pertains to the Subject Property Interests, agreements are already in place with the utility providers whose facilities will need to be relocated, including Southern California Edison, SoCal Gas, and Eastern Municipal Water District.
To the extent that the project will impact the interests of easement holders in the area of the Subject Property Interests, the public use for which the City seeks to acquire the Subject Property Interests, for the construction of public streets, sidewalks, public utilities, drainage, and all uses necessary or convenient thereto in connection with the Project is a joint and compatible use and will not unreasonably interfere with or impair the continuance of the public use to which any easement holders may have appropriated the subject property interests.
To the extent that the Project will require the relocation of the interests/facilities of easement holders located in the area of the Subject Property Interests and impacted by the Project, the City’ s use of the Subject Property Interests for the Project is for a more necessary public use within the meaning of Code of Civil Procedure section 1240.650 than the uses to which said public utility easement holders have appropriated any easements located in the area of the Subject Property Interests. Accordingly, the City is authorized to acquire the Subject Property Interests pursuant to Code of Civil Procedure sections 1240.510, 1240.610, and 1240.650.
Section 7: The Subject Property Interests Described in the Resolution of Necessity are Necessary for the Project. The Project cannot be constructed, as planned and designed, without the acquisition of the Subject Property Interests.
Section 8: Offer Pursuant to Government Code Section 7267.2. Pursuant to Government Code section 7267.2, the City extended a written offer dated April 28, 2025, to the record owners of the Subject Property Interests, Harvinder Singh and Gurmeet Singh. The offer letter contained an appraisal that described the zoning, highest and best use of the larger parcel, explained the appraiser’s valuation methodology, and included the comparable sales data relied on by the appraiser. The offer letter offered to pay the reasonable costs, up to $5,000, of an independent appraisal pursuant to Code of Civil Procedure section 1263.025. Further, the offer letter included an eminent domain pamphlet explaining the eminent domain process and the rights of the records owners.
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 56
Menifee Mayor and City Council
July 16, 2025
Page
1294 of 2087
Section 9: Notice Pursuant to Code of Civil Procedure Section 1245.235.
Pursuant to Code of Civil Procedure section 1245.235, the City sent a letter and a notice by first-class mail dated June 17, 2025, to the record owners of the Subject Property Interests, Harvinder Singh and Gurmeet Singh. The letter advised the record owners of the City’s intent to consider at its July 16, 2025, meeting, the adoption of a Resolution of Necessity for the acquisition by eminent domain of the Subject Property Interests in connection with the Project. The notice advised the record owners of their right to appear and be heard regarding the City’s proposed adoption of the Resolution of Necessity by filing, within 15 days of the date the notice was mailed, a written request with the City to appear at the hearing. The notice specifically informed the record owners of the Subject Property Interests that they have an opportunity to appear before the City Council and raise questions about whether the public interest and necessity require the Project; whether the Project is planned or located in a manner that will be most compatible with the greatest public good and the least private injury; and whether the Subject Property Interests the City seeks to acquire from the record owners are necessary for the Project.
Section 10: Findings. Based on the evidence presented at the hearing regarding the acquisition of the Subject Property Interests for the Project, including the agenda report, the documents referenced therein, and any oral or written testimony at the hearing, the City Council hereby finds and determines that:
A. The public interest and necessity require the Project;
B. The Project is planned and located in a manner that will be most compatible with the greatest public good and least private injury;
C. The Subject Property Interests, consisting of a 2,370-square-foot permanent public street and utility easement described more particularly on Exhibit A-1 and depicted on Exhibit B-1 attached hereto and a 3,910- square-foot temporary construction easement with a term of 36 months described more particularly on Exhibit A-2 and depicted on Exhibit B-2 attached hereto, are necessary for the Project; and
D. The offer required by Government Code section 7267.2 has been made to the record owners of the Subject Property Interests that the City seeks to acquire.
Section 11: Existing Public Uses. Pursuant to Code of Civil Procedure sections 1240.510 and 1240.610, to the extent that any portion of the Subject Property Interests are already devoted to a public use, the use proposed by this Project is a more necessary public use than the use to which the Subject Property Interests, or any portion thereof, are already devoted, or, in the alternative, are a compatible public use which will not unreasonably interfere with or impair the continuance of the public use to which the Subject Property Interests, or any portions thereof, are already devoted.
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 57
Menifee Mayor and City Council
July 16, 2025
Page
1295 of 2087
Section 12: Incorporation of Agena Report and Documents Referenced Therein.
The findings and declarations contained in this Resolution are based upon the record before the City Council, including the agenda report, and all documents referenced therein, all of which are incorporated herein by this reference, testimony, and/or comments submitted to the City by the records owners or their representative(s). These documents include, but are not limited to, the City of Menifee General Plan, Circulation Element, the offer letter sent to the record owners pursuant to Government Code sections 7267.2, the notice of the hearing to consider the Resolution of Necessity pursuant to Code of Civil Procedure section 1245.235, and environmental documents relating to the Project.
Section 13: Authorization to File Eminent Domain Proceedings. The City Attorney’s Office is authorized to take all steps necessary, including retaining outside counsel, to commence and prosecute legal proceedings in a court of competent jurisdiction to acquire the Subject Property Interests, consisting of a 2,370-square-foot permanent public street and utility easement described more particularly on Exhibit A-1 and depicted on Exhibit B-1 attached hereto and a 3,910-square-foot temporary construction easement with a term of 36 months described more particularly on Exhibit A-2 and depicted on Exhibit B-2 attached hereto.
Section 14: City Manager Authority. The City Manager is authorized to execute all necessary documents in connection with the eminent domain proceeding.
Section 15: Certification. The City Clerk shall certify the adoption of this Resolution.
PASSED, APPROVED, AND ADOPTED this 16th day of July 2025 by the following votes:
AYES:
NOES:
ABSENT:
__________________________
Ricky Estrada, Mayor
Attest:
________________________
Stephanie Roseen, City Clerk
Approved as to form:
__________________________
Jeffrey T. Melching, City Attorney
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 58
Menifee Mayor and City Council
July 16, 2025
Page
1296 of 2087
VIA FED EX AND U.S. MAIL
April 28, 2025
Harvinder Singh
28179 Cobbler Court
Romoland, CA 92585
Re: Offer to Purchase Permanent and Temporary Construction Easement Ethanac Road Improvements
27471-27491 Ethanac Road
Menifee, California 92585
Dear Mr. Singh:
By this letter, the City of Menifee presents a statutory offer, under Government Code section 7267.2, to purchase a permanent public road and utility easement and temporary construction easement across portions of your property located at 27471 -27491 Ethanac Road, and further identified as Riverside County Assessor Parcel Numbers 331-110-010 and 331-110-011. These portions of your property are required for the construction of improvements to Ethanac Road.
The property interests that the City seeks to acquire are a 2,370 -square-foot permanent public street and utility easement and a 3,910-square-foot temporary construction easement.
Adam Bogorad, MAI, a licensed real estate appraiser with CBRE’s Valuation & Advisory Services, inspected and appraised your property for the purpose of determining fair market value of the easements. Based on this appraisal, the City has determined that t he just compensation for the permanent public road and utility easement and temporary construction easement across portions of your property is $76,000. Enclosed with this letter is a copy of the Appraisal Report dated April 2, 2025, which is the basis for the amount established as just compensation.
Based on the determined just compensation, the City hereby offers to purchase a 2,370-square-foot permanent public street and utility easement and a 3,910 -square-foot temporary construction easement across portions of your property for $76,000. This is an offer to purchase the easements free of all liens and other encumbrances, except as may be agreed to by the City. This offer is also based on the assumption that the property is free of contamination and requires no remediation. If contamination is found, this offer will be subject to amendment.
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 59
Menifee Mayor and City Council
July 16, 2025
Page
1297 of 2087
The City has approved an incentive payment if you accept this offer within 30 days of receipt.
Specifically, in addition to the $76,000 amount of just compensation, the City offer you an additional $15,200 incentive, representing a total payment of $91,200. While the incentive payment of an additional $15,200 expires 30 days from receipt of this offer, the just compensation amount of $76,000 will remain after the 30 days has expired.
If you do not agree with the appraised value determined by the City’s appraisal, please also be advised that under Code of Civil Procedure section 1263.025, the City will reimburse the owner of the property reasonable costs, up to $5,000, to secure his or her own independent appraisal. If you wish to take advantage of this reimbursement, there are conditions and various qualifications that must be met. If you wish to pursue this appraisal reimbursement, please contact Brian English at Allen Matkins Gamble Leck Mallory & Natsis LLP if you have any questions: by phone at (949) 851- 5563, or by e-mail at [email protected].
If you accept this offer, the City will transmit to you a purchase -and-sale agreement for the easements prior to opening escrow. The acquisition of the easements is subject to ratification of the offer by execution of the purchase -and-sale agreement by the City and subject to the City’s review of the preliminary title report, if any, and accepting the conveyance document. The City will pay all incidental expenses associated with the closing of escrow, including any recording fees. Please note that the proceeds related to the purchase of the easements may be subject to payment demands for county taxes, assessment liens, federal and state tac liens, creditor judgments, and beneficiaries of trust deeds.
In the event negotiations fail to result in an agreement, and City Council ultimately decides to authorize attempted acquisition of the property through eminent domain, you will have the right to have the amount of just compensation to be paid by the City for the Property fixed by a court of law.
Please be advised that in such event, the terms of this offer and the contents of this letter may be excluded from consideration as an offer of settlement, under California Evidence Code sections 1152, 1154, or other applicable provisions of law. California law requires that you be provided with an informational brochure regarding eminent domain, which is enclosed for your review. This is provided to you for informational purposes only and is not to be construed as legal advice.
If you choose to accept the City’s offer, please sign this letter below the heading “Offer Accepted” and return it to the legal counsel for the Ethanac Road improvements using the pre -paid envelope enclosed with this letter at your earliest convenience.
In summary, this letter encloses the following documents:
• A duplicate copy of this letter for your records (Enclosure 1); • An Appraisal Report for your property (Enclosure 2); and • An informational brochure regarding eminent domain (Enclosure 3).
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 60
Menifee Mayor and City Council
July 16, 2025
Page
1298 of 2087
Thank you for your careful consideration of this letter. Please contact Brian English at Allen Matkins Gamble Leck Mallory & Natsis LLP if you have any questions: by phone at (949) 851 -5563, or by e- mail at [email protected].
Sincerely,
Steve Strapac, PE, PLS, QSD | Assistant City Engineer/City Surveyor Public Works Department | Land Development Division
City of Menifee | 29844 Haun Road | Menifee, CA 92586
Direct: (951) 723-3773 | City Hall: (951) 672-6777 |
[email protected] | cityofmenifee.us
– OFFER ACCEPTED –
OFFER ACCEPTED BY: Harvinder Singh
Signature:
Name:
Dated:
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 61
Menifee Mayor and City Council
July 16, 2025
Page
1299 of 2087
Enclosure 1
Enclosure 1
Enclosure 1
Enclosure 1
Enclosure 1
Enclosure 1
Enclosure 1
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 62
Menifee Mayor and City Council
July 16, 2025
Page
1300 of 2087
VIA FED EX AND U.S. MAIL
April 28, 2025
Harvinder Singh
28179 Cobbler Court
Romoland, CA 92585
Re: Offer to Purchase Permanent and Temporary Construction Easement Ethanac Road Improvements
27471-27491 Ethanac Road
Menifee, California 92585
Dear Mr. Singh:
By this letter, the City of Menifee presents a statutory offer, under Government Code section 7267.2, to purchase a permanent public road and utility easement and temporary construction easement across portions of your property located at 27471 -27491 Ethanac Road, and further identified as Riverside County Assessor Parcel Numbers 331-110-010 and 331-110-011. These portions of your property are required for the construction of improvements to Ethanac Road.
The property interests that the City seeks to acquire are a 2,370 -square-foot permanent public street and utility easement and a 3,910-square-foot temporary construction easement.
Adam Bogorad, MAI, a licensed real estate appraiser with CBRE’s Valuation & Advisory Services, inspected and appraised your property for the purpose of determining fair market value of the easements. Based on this appraisal, the City has determined that t he just compensation for the permanent public road and utility easement and temporary construction easement across portions of your property is $76,000. Enclosed with this letter is a copy of the Appraisal Report dated April 2, 2025, which is the basis for the amount established as just compensation.
Based on the determined just compensation, the City hereby offers to purchase a 2,370-square-foot permanent public street and utility easement and a 3,910 -square-foot temporary construction easement across portions of your property for $76,000. This is an offer to purchase the easements free of all liens and other encumbrances, except as may be agreed to by the City. This offer is also based on the assumption that the property is free of contamination and requires no remediation. If contamination is found, this offer will be subject to amendment.
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 63
Menifee Mayor and City Council
July 16, 2025
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The City has approved an incentive payment if you accept this offer within 30 days of receipt.
Specifically, in addition to the $76,000 amount of just compensation, the City offer you an additional $15,200 incentive, representing a total payment of $91,200. While the incentive payment of an additional $15,200 expires 30 days from receipt of this offer, the just compensation amount of $76,000 will remain after the 30 days has expired.
If you do not agree with the appraised value determined by the City’s appraisal, please also be advised that under Code of Civil Procedure section 1263.025, the City will reimburse the owner of the property reasonable costs, up to $5,000, to secure his or her own independent appraisal. If you wish to take advantage of this reimbursement, there are conditions and various qualifications that must be met. If you wish to pursue this appraisal reimbursement, please contact Brian English at Allen Matkins Gamble Leck Mallory & Natsis LLP if you have any questions: by phone at (949) 851- 5563, or by e-mail at [email protected].
If you accept this offer, the City will transmit to you a purchase -and-sale agreement for the easements prior to opening escrow. The acquisition of the easements is subject to ratification of the offer by execution of the purchase -and-sale agreement by the City and subject to the City’s review of the preliminary title report, if any, and accepting the conveyance document. The City will pay all incidental expenses associated with the closing of escrow, including any recording fees. Please note that the proceeds related to the purchase of the easements may be subject to payment demands for county taxes, assessment liens, federal and state tac liens, creditor judgments, and beneficiaries of trust deeds.
In the event negotiations fail to result in an agreement, and City Council ultimately decides to authorize attempted acquisition of the property through eminent domain, you will have the right to have the amount of just compensation to be paid by the City for the Property fixed by a court of law.
Please be advised that in such event, the terms of this offer and the contents of this letter may be excluded from consideration as an offer of settlement, under California Evidence Code sections 1152, 1154, or other applicable provisions of law. California law requires that you be provided with an informational brochure regarding eminent domain, which is enclosed for your review. This is provided to you for informational purposes only and is not to be construed as legal advice.
If you choose to accept the City’s offer, please sign this letter below the heading “Offer Accepted” and return it to the legal counsel for the Ethanac Road improvements using the pre -paid envelope enclosed with this letter at your earliest convenience.
In summary, this letter encloses the following documents:
• A duplicate copy of this letter for your records (Enclosure 1); • An Appraisal Report for your property (Enclosure 2); and • An informational brochure regarding eminent domain (Enclosure 3).
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 64
Menifee Mayor and City Council
July 16, 2025
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Thank you for your careful consideration of this letter. Please contact Brian English at Allen Matkins Gamble Leck Mallory & Natsis LLP if you have any questions: by phone at (949) 851 -5563, or by e- mail at [email protected].
Sincerely,
Steve Strapac, PE, PLS, QSD | Assistant City Engineer/City Surveyor Public Works Department | Land Development Division
City of Menifee | 29844 Haun Road | Menifee, CA 92586
Direct: (951) 723-3773 | City Hall: (951) 672-6777 |
[email protected] | cityofmenifee.us
– OFFER ACCEPTED –
OFFER ACCEPTED BY: Harvinder Singh
Signature:
Name:
Dated:
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 65
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July 16, 2025
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Enclosure 2
Enclosure 2
Enclosure 2
Enclosure 2
Enclosure 2
Enclosure 2
Enclosure 2
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 66
Menifee Mayor and City Council
July 16, 2025
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SINGH PROPERTY
ETHANAC ROAD IMPROVEMENT PROJECT
274 71 -274 91 ETHANAC R OA D
MENIFEE , CALIFORNIA 92585
CBRE GROUP, INC. FILE NO. CB25US003506 -1
RUTAN & TUCKER, LLP
VALUATION & ADVISORY SERVICES
APPRAISAL
REPORT
CBRE VALUATION & ADVISORY SERVICES
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 67
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July 16, 2025
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© CBRE, Inc. iii
5921 Owensmouth Avenue
Woodland Hills, CA 91367
T 818.251.3668
www.cbre.com
Date of Report: April 22, 2025
Mr. Joseph D. Larsen, Esq.
RUTAN & TUCKER, LLP
18575 Jamboree Road, 9th Floor
Irvine, California 92612
RE: Appraisal of Property Affected by :
Ethanac Road Improvement Project
Singh Property
27471-27491 Ethanac Road
Menifee, Riverside County, California
CBRE, Inc. File No. CB25US003506-1
Dear Mr. Larsen:
At your request and authorization, CBRE, Inc. has prepared an appraisal of the market value of the referenced property. The purpose and intended use of the appraisal is to develop an opinion of the fair market value of the fee simple interest in the property and to analyze the value and impact of property rights to be acquired for the project. Our analysis is presented in the following appraisal report.
The City of Menifee is requiring a widening of Ethanac Road. This is in conjunction with a project to improve Ethanac Road in the vicinity of the subject property . As a result, we are preparing this appraisal for the City of Menifee to acquire the appropriate right of way for th e required e street improvements. The subject is being impacted by the acquisitions associated with the project in the form of a permanent and temporary easement.
The subject larger parcel in this analysis is located at the southwest corner of Ethanac Road and Sherman Road. It contains two contiguous parcels that have a total of 70,200 square feet. The corner parcel is improved with a 1, 092± square foot structure that is utilized as a tire shop and leased to a tenant . The portion of the larger parcel not improved with the tire shop is primarily utilized as truck parking. The easement acquisitions are located near the tire shop, but do not directly overlap any area with structural improvements.
It is noted that there is an ultimate 100 -foot right of way easement dedication requirement from centerline for Ethanac Road, per the City of Menifee Planning Department. The acquisition in this analysis is within that area, but it does not constitute the entirety of that requirement. The County Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 68
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July 16, 2025
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© CBRE, Inc. iv
of Riverside has dedicated Ethanac Road as a six -lane expressway and there will ultimately be a larger acquisition at the subject property.
The tire shop is not directly located within the easement areas and will remain in the after condition.
In this analysis , we have considered impacts to site improvements impacted by the proposed acquisition, and we have analyzed potential permanent and temporary severance damages to the overall remainder parcel in the analysis. Access to the site will be maintained at all times, including during construction. Please refer to the valuation section for more detail.
As a result of the project in the manner proposed, a permanent easement acquisition and a temporary construction easement are required at the subject property for the purpose of the road widening for the Ethanac Road. The proposed acquisition is summarized in the following table.
PROPOSED ACQUISITION SUMMARY
Acquisition Purpose Land Area Affected (SF)
Permanent Public Street and Utility Easement Street Improvement 2,370 Temporary Construction Easement Construction 3,910
Compiled by CBRE
The report, in its entirety, including all assumptions and limiting conditions, is an integral part of, and inseparable from, this letter.
The following appraisal sets forth the most pertinent data gathered, the techniques employed, and the reasoning leading to the opinion of value. The analyses, opinions and conclusions were developed based on, and this report has been prepared in conformance with the Uniform Standards of Professional Appraisal Practice (USPAP), the Code of Professional Ethics and Standards of Professional Practice of the Appraisal Institute, Uniform Relocation Assistance and Real Property Acquisition Policies Act and its implementing regulation, 49 CFR 24, the California Code of Civil Procedure, and the Caltrans Right -of-Way Manual. To report the assignment results, we use the Appraisal Report option of Standards Rule 2-2(a) of USPAP.
Based on the valuation analysis in the accompanying report, and subject to the definitions, assumptions, and limiting conditions expressed in the report, our opinion of value for the proposed acquisitions is summarized as follows:
Item Title: 11.2
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© CBRE, Inc. v
VALUATION SUMMARY
Date of Value: April 02, 2025
Permanent Property Rights
Larger Parcel (Land Only) $1,073,150
Value of Permanent Land Acquired (Land Only) $30,810
Value of Impacted Site Improvements $11,372
Permanent Parts Acquired $42,182 $42,182
Remainder as Part of the Whole (Land Only) $1,030,968
$1,019,200
Severance Damages $11,768
Benefits $0
Net Severance Damages $11,768 $11,768
Mitigation Costs $1,945 $1,945
Temporary Property Rights
Temporary Construction Easement - Land Rent $12,198
Temporary Severance Damages $7,371
Total Value of Temporary Easements $19,569 $19,569
Total Fair Market Value of Proposed Acquisition $75,464 Rounded $76,000
Compiled by CBRE
Remainder in the After Condition (Land Only)
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 70
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© CBRE, Inc. vi
It has been a pleasure to assist you in this assignment. If you have any questions concerning the analysis, or if CBRE can be of further service, please contact us.
Respectfully submitted,
CBRE - VALUATION & ADVISORY SERVICES
Adam M. Bogorad, MAI
First Vice President
License No. AG038741
Phone: (818) 251-3668
Email: [email protected]
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 71
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Singh Property Certification
© CBRE, Inc. 1
Certification
We certify to the best of our knowledge and belief:
1. The statements of fact contained in this report are true and correct.
2. The reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions and are our personal, impartial , and unbiased professional analyses, opinions, and conclusions.
3. We have no present or prospective interest in the property that is the subject of this report and no personal interest with respect to the parties involved.
4. Adam M. Bogorad , MAI, has previously provided appraisal services regarding the property that is the subject of this report within the three -year period immediately preceding acceptance of this assignment. The prior appraisal was for a different client.
5. We have no bias with respect to the property that is the subject of this report or to the parties involved with this assignment.
6. Our engagement in this assignment was not contingent upon developing or reporting predetermined results.
7. Our compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this appraisal.
8. The reported analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the requirements of the Uniform Standards of Professional Appraisal Practice.
9. Adam M. Bogorad made a personal inspection of the property that is the subject of this report, with more details included in the body of the report.
10. Brian M. DeGuzman provided significant real property appraisal assistance in developing the market analysis and gathering and analyzing comparable sales . Brandon Min provided significant real property appraisal assistance in researching zoning, data entry, and confirming comparable sales.
11. The reported analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the requirements of the Code of Professional Ethics and Standards of Professional Appraisal Practice of the Appraisal Institute.
12. The use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly authorized representatives.
13. As of the date of this report, Adam M. Bogorad, MAI, has completed the continuing education program for Designated Members of the Appraisal Institute.
14. No Candidates/Practicing Affiliates of the Appraisal Institute have signed this report.
15. The reported analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the requirements of the State of California.
Adam Bogorad, MAI
License No. AG038741
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 72
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Subject Photographs
pcATLORERN 8
Sina
ETS
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i ntestnneeln
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Aerial View of Larger Parcel
© CBRE, Inc.
Subject Photographs
Singh Property
Singh Property Subject Photographs
© CBRE, Inc. 2
Subject Photographs
Aerial View of Larger Parcel
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 73
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Singh Property
© CBRE, Inc. 3
Photo 1 – Southerly view of improvements
Photo 2 – Southeasterly view of larger
parcel
Photo 3 – Westerly view of improvements –
acquisition area
Photo 4 – Southerly view of Sherman Road
Photo 5 – Easterly view of Ethanac Road
Photo 6 – Westerly view of Ethanac Road
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 74
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July 16, 2025
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Singh Property
© CBRE, Inc. 4
Photo 7 – Acquisition area
Photo 8 – Acquisition area
Photo 9 – Acquisition area
Photo 10 – Tire shop improvements
Photo 11 – Tire shop improvements
Photo 12 – Tire shop improvements
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 75
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Singh Property Executive Summary
© CBRE, Inc. 5
Executive Summary
EXECUTIVE SUMMARY
Property Name
Location
Parcel Number
Client
Highest and Best Use
As If Vacant
As Improved
Property Rights Appraised
Larger Parcel Land Area 1.61 AC 70,200 SF
Zoning
Improvements
Property Type
Number of Stories 1
Gross Building Area 1,092 SF
Year Built 1971
BP, Business Park
Singh Property
Continued BP zone Industrial Use
Industrial Use - Business Park
27471-27491 Ethanac Road
Menifee, Riverside County, CA 92585
RUTAN & TUCKER, LLP
331-110-010, 331-110-011
Fee Simple - Larger Parcel
Easement Rights - Acquisition
Industrial - Automotive - Tire Shop and Excess Land
PROPOSED ACQUISITION SUMMARY
Acquisition Purpose Land Area Affected (SF)
Permanent Public Street and Utility Easement Street Improvement 2,370 Temporary Construction Easement Construction 3,910
Compiled by CBRE
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 76
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Singh Property Executive Summary
© CBRE, Inc. 6
VALUATION SUMMARY
Date of Value: April 02, 2025
Permanent Property Rights
Larger Parcel (Land Only) $1,073,150
Value of Permanent Land Acquired (Land Only) $30,810
Value of Impacted Site Improvements $11,372
Permanent Parts Acquired $42,182 $42,182
Remainder as Part of the Whole (Land Only) $1,030,968
$1,019,200
Severance Damages $11,768
Benefits $0
Net Severance Damages $11,768 $11,768
Mitigation Costs $1,945 $1,945
Temporary Property Rights
Temporary Construction Easement - Land Rent $12,198
Temporary Severance Damages $7,371
Total Value of Temporary Easements $19,569 $19,569
Total Fair Market Value of Proposed Acquisition $75,464 Rounded $76,000
Compiled by CBRE
Remainder in the After Condition (Land Only)
MARKET VOLATILITY
We draw your attention to a combination of inflationary pressures (leading to higher interest rates) and recent failures/stress in banking systems which have significantly increased the potential for constrained credit markets, negative capital value movements and enhanced volatility in property markets over the short-to-medium term.
Experience has shown that consumer and investor behavior can quickly change during periods of such heightened volatility. Lending or investment decisions should reflect this heightened level of volatility and the potential for deteriorating market conditions.
It is important to note that the conclusions set out in this report are valid as at the valuation date only. Where appropriate, we recommend that the valuation is closely monitored, as we continue to track how markets respond to evolving events.
SOUTHERN CALIFORNIA WILDFIRES
In January 2025, the Southern California region was impacted by several wildfires including two particularly catastrophic events: The Palisades Fire in the Pacific Palisades and the Eaton Fire in the Altadena/Pasadena area.
The analysis and valuation conclusions herein reflect the effective date of value and inspection which occurred after the fires. The property and immediate surrounding area were not affected by the fires and are located far away from impacted areas. Nonetheless, the full extent of Item Title: 11.2
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economic impacts and timeline for recovery were unknown as of the effective date of value.
Projections and assumptions herein were based on best available information as of the valuation date.
SPECIAL ASSUMPTIONS
• We have relied on acquisition areas that have been determined based on the Ethanac Road street improvement plans and SCE power pole relocation designs. We assume that these are correct.
The areas have also been defined in part by exhibits presented in this report. • We have been instructed that the perimeter fence and electrical conduit to the gates will be protected in place or repaired/replaced in like kind during construction at no cost to the property owner. This will preclude the property owner from financial responsibility for the cost of realigning. the fence. As such, our analysis does not consider the cost of realigning or replacing portions of the fence.
• Section 1263.330 of the California Code of Civil Procedure requires the appraiser to not consider any effect on the value of the property from the project, the eminent domain proceeding, or any preliminary actions of the acquiring agency. The appraisers investigated the real estate market for any influence these issues may have had in the market data selected and analyzed and could not find any. Therefore, we have prepared the appraisal analysis of the subject property in the “before" condition under the extraordinary assumption that these activities have no effect on the value conclusions stated in this appraisal report. The use of this extraordinary assumption may have affected the assignment results.
• The valuation of the "after" condition of the larger parcel requires the hypothetical condition that as of the date of value, the project has been completed per the descriptions, plans and specifications presented in this appraisal report. This may have affected the selection and analysis of comparable market data, the discussion of market trends and the description of the property.
The use of this hypothetical condition may have affected the assignment results.
EXTRAORDINARY ASSUMPTIONS:
An extraordinary assumption is defined as “an assignment-specific assumption as of the effective date regarding uncertain information used in an analysis which, if found to be false, could alter the appraiser’s opinions or conclusions.”
HYPOTHETICAL CONDITIONS:
A hypothetical condition is defined as “a condition, directly related to a specific assignment, which is contrary to what is known by the appraiser to exist on the effective date of the assignment results but is used for the purposes of analysis.”
The intended use and user of our report are specifically identified in our report as agreed upon in our contract for services and/or reliance language found in the report. As a condition to being granted the status of an intended user, any intended user who has not entered into a written agreement with CBRE in connection with its use of our report agrees to be bound by the terms and conditions of the agreement between CBRE and the client who ordered the report. No other use or user of the report is permitt ed by any other party for any other purpose. Dissemination of this report by any party to any non -intended users does not extend reliance to any such party, Item Title: 11.2
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and CBRE will not be responsible for any unauthorized use of or reliance upon the report, its conclusions or contents (or any portion thereof).
Item Title: 11.2
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OWNERSHIP AND PROPERTY HISTORY
The larger parcel is owned by Harvinder Singh, a married man as his sole and separate property and Gurmeet Singh, a married man as his sole and separate property, as tenants in common.
The property was purchased on December 17, 2015. The seller was Ralph J. Allen and Wendy B.
Allen, Husband and Wife as Joint Tenants. CBRE is unaware of any arm’s length ownership transfers of the property within five years of the date of appraisal. The property is not reportedly being offered for sale as of the current date.
A portion of the property (improved with the tire shop at the northeast corner of the larger parcel) is currently leased to Miranda Tires & Wheels. The remaining area of the larger parcel is individually leased for truck parking and storage.
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Singh Property Table of Contents
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Table of Contents
Certification ...................................................................................................................... 1 Subject Photographs .......................................................................................................... 2 Executive Summary ........................................................................................................... 5 Table of Contents ............................................................................................................ 10 Scope of Work ................................................................................................................ 11 Area Analysis .................................................................................................................. 15 Neighborhood Analysis ................................................................................................... 18 Site Analysis .................................................................................................................... 24 Improvements Description ............................................................................................... 28 Tax and Assessment Data ................................................................................................ 29 Highest and Best Use ...................................................................................................... 35 Valuation Methodology ................................................................................................... 37 Land Value ..................................................................................................................... 38 Improved Industrial Use Value – Tire Shop ....................................................................... 43 Income Capitalization Approach ...................................................................................... 49 Value Indication for the Larger Parcel .............................................................................. 58 Valuation of the Parts Acquired ........................................................................................ 60 Valuation Summary ......................................................................................................... 70 Assumptions and Limiting Conditions ............................................................................... 72
ADDENDA
A Qualifications
B Land and Improved Sale Data Sheets
C Legal Descriptions and Maps of Acquistion Areas
D Owner Notification Letter
E Title Report
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Singh Property Scope of Work
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Scope of Work
This Appraisal Report is intended to comply with the real property appraisal development and reporting requirements set forth under Standards Rule 1 and 2 of USPAP, the Uniform Relocation Assistance and Real Property Acquisition Policies Act and its implementing regulations, 49 CFR 24, California Code of Civil Procedure, and the Caltrans Right-of-Way Manual. The scope of the assignment relates to the extent and manner in which research is conducted, data is gathered, and analysis is applied.
INTENDED USE OF REPORT
This appraisal is to be used for partial acquisition purposes and no other use is permitted.
CLIENT
The client is Rutan & Tucker, LLP on behalf of the City of Menifee.
INTENDED USER OF REPORT
This appraisal is to be used by the City of Menifee and Rutan & Tucker, LLP , and no other user may rely on our report unless as specifically indicated in the report.
Intended users are those who an appraiser intends will use the appraisal or review report. In other words, appraisers acknowledge at the outset of the assignment that they are developing their expert opinions for the use of the intended users they identify. Although the client provides information about the parties who may be intended users, ultimately it is the appraiser who decides who they are. This is an important point to be clear about: The client does not tell the appraiser who the intended users will be. Rather, the client tells the appraiser who the client needs the report to be speaking to, and given that information, the appraiser identifies the intended user or users. It is important to identify intended users because an appraiser’s primary responsibility regarding the use of the report’s opinions and conclusions is to those users. Intended users are those parties to whom an appraiser is responsible for communicating the findings in a clear and understandable manner.
They are the audience. 1
RELIANCE LANGUAGE
Reliance on any reports produced by CBRE under this Agreement is extended solely to parties and entities expressly acknowledged in a signed writing by CBRE as Intended Users of the respective reports, provided that any conditions to such acknowledgement required by CBRE or hereunder have been satisfied. Parties or entities other than Intended Users who obtain a copy of the report or any portion thereof (including Client if it is not named as an Intended User), whether as a result of its direct dissemination or by any other means, may not rely upon any opinions or
1 Appraisal Institute, The Appraisal of Real Estate, 15th ed. (Chicago: Appraisal Institute, 2020), 40.
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Singh Property Scope of Work
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conclusions contained in the report or such portions thereof, and CBRE will not be responsible for any unpermitted use of the report, its conclusions or contents or have any liability in connection therewith.
PURPOSE OF THE APPRAISAL AND EFFECTED DATE OF VALUE
The purpose of this appraisal is to develop an opinion of fair market value of the acquisitions proposed for the subject, benefitting the street improvements project along Ethanac Road.
DEFINITION OF FAIR MARKET VALUE
“Fair Market Value”, as defined pursuant to Part 3, Title 7, Chapter 9, Article 4, of the California Code of Civil Procedure, entitled: Eminent Domain Law, is as follows:
Fair Market Value . . . Article 4.
Measure of Compensation for Property Taken.
1263.320 (a) The fair market value of the property taken is the highest price on the date of valuation that would be agreed to by a seller, being willing to sell but under no particular or urgent necessity for so doing, nor obliged to sell, and a buyer, being ready, willing and able to buy but under no particular necessity for so doing, each dealing with the other with full knowledge of all the uses and purposes for which the property is reasonably adaptable and available.
(b) The fair market value of the property taken for which there is no relevant, comparable market is its value on the date of valuation as determined by any method valuation that is just and equitable.
1263.330 The fair market value of the property taken shall not include any increase or decrease in the value of the property that is attributable to any of the following:
(a) The project for which the property is taken.
(b) The eminent domain proceeding in which the property is taken. (c) Any preliminary actions of the plaintiff relating to the taking of the property.
1263.410 (a) Where the property acquired is part of a larger parcel, in addition to the compensation awarded pursuant to Article 4 (commencing with Section 1263.310) for the part taken, compensation shall be awarded for the injury, if any, to the remainder.
(b) Compensation for injury to the remainder is the amount of the damage to the remainder reduced by the amount of the benefit to the remainder. If the amount of the benefit to the remainder equals or exceeds the amount of the damage to the remainder, no compensation shall be awarded under this article. If the amount of the benefit to the remainder exceeds the amount of damage to the remainder, such excess shall be deducted from the compensation provided in Section 1263.510, if any, but shall not be deducted from the compensation Item Title: 11.2
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required to be awarded for the property taken or from the other compensation required by this chapter.
1263.420 Damage to the remainder is the damage, if any, caused to the remainder due to either or both of the following:
(a) The severance of the remainder from the part taken. (b) The construction and use of the project for which the property is taken in the manner proposed by the plaintiff whether or not the damage is caused by a portion of the project located on the part taken.
1263.430 Benefit to the remainder is the benefit, if any, caused by the construction and use of the project for which the property is taken in the manner proposed by the plaintiff whether or not the benefit is caused by a portion of the project located on the part taken.
INTEREST APPRAISED
The larger parcel value estimated represents the fee simple estate, as defined below:
Fee Simple Estate - Absolute ownership unencumbered by any other interest or estate, subject only to the limitations imposed by the governmental powers of taxation, eminent domain, police power and escheat. 2
Extent to Which the Property is Identified
The property is identified through the following sources:
• Postal address
• Assessor’s records
• Legal description
Extent to Which the Property is Inspected
Adam Bogorad inspected the subject on April 2, 2025. This was a complete interior and exterior inspection, and the appraiser was accompanied by the owner of the property, Harvin der Singh and Mr. Singh’s son, R.J.
Type and Extent of the Data Researched
CBRE reviewed the following:
• Applicable tax data
• Zoning requirements
• Flood zone status
• Demographics
• Comparable data
• Industry data related to the respective property type
2 Appraisal Institute, The Dictionary of Real Estate Appraisal, 7th ed. (Chicago: Appraisal Institute, 2022).
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 84
Menifee Mayor and City Council
July 16, 2025
Page
1322 of 2087
Singh Property Scope of Work
© CBRE, Inc. 14
Type and Extent of Analysis Applied
CBRE, Inc. analyzed the data gathered through the use of appropriate and accepted appraisal methodology to arrive at a probable value indication via each applicable approach to value. The steps required to complete each approach are discussed throughout the report and in the methodology section.
PRIOR APPRAISAL SERVICES
Adam M. Bogorad, MAI, has previously provided appraisal services regarding the property that is the subject of this report within the three -year period immediately preceding acceptance of this assignment. The prior appraisal was for a different client.
STATEMENT OF COMPETENCY
The appraisers signing this report have the appropriate knowledge, education and experience to complete this assignment competently.
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 85
Menifee Mayor and City Council
July 16, 2025
Page
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Singh Property Area Analysis
Area Analysis
EE wie (Ream er ,
‘ Py 4
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Area Analysis
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 86
Menifee Mayor and City Council
July 16, 2025
Page
1324 of 2087
Singh Property Area Analysis
© CBRE, Inc. 16
POPULATION
Compiled by CBRE; Source: Esri
The subject is located in Riverside-San Bernardino-Ontario, CA Metropolitan Statistical Area.
Key information about the area is provided in the following tables.
The area has a population of 4,699,076 and
a median age of 35, with the largest
population group in the 20-29 age range and
the smallest population in the 80+ age range.
Population has increased by 474,225 since
2010, reflecting an annual increase of 0.82%.
Population is projected to increase by an
additional 85,335 by 2028, reflecting 0.36%
annual population growth. 4,224,851
4,699,076 4,784,411
3,800,000
4,000,000
4,200,000
4,400,000
4,600,000
4,800,000
5,000,000
2010 2023 2028
POPULATION BY YEAR
0 200,000
400,000
600,000
800,000
0-9 10-19 20-29 30-39 40-49 50-59 60-69 70-79 80+
AREA POPULATION BY AGE
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 87
Menifee Mayor and City Council
July 16, 2025
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Singh Property Area Analysis
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INCOME
EDUCATION
EMPLOYMENT
Compiled by CBRE; Source: Esri
The area includes a total of 2,100,213 employees and has a 5.5% unemployment rate. The top three industries within the area are Health Care/Social Assistance, Retail Trade and Transportation/Warehousing, which represent a combined total of 34% of the population.
The area features an average household
income of $108,105 and a median household
income of $79,972. Over the next five years,
median household income is expected to
increase by 14.1%, or $2,254 per annum.
A total of 25.0% of individuals over the age of
24 have a college degree, with 16.3% holding
a bachelor's degree and 8.6% holding a
graduate degree.
$79,972
$91,241
$70,000
$75,000
$80,000
$85,000
$90,000
$95,000
2023 2028
MEDIAN INCOME BY YEAR
16.3%
8.6%
75.0%
POPULATION BY DEGREE
Bachelor's Degree
Graduate Degree
Other
0% 2% 4% 6% 8% 10% 12% 14%
Prof/Scientific/Tech Services
Admin/Support/Waste Mgmt Srvcs
Public Administration
Accommodation/Food Services
Manufacturing
Educational Services
Construction
Transportation/Warehousing
Retail Trade
Health Care/Social Assistance
In summary, the subject is forecasted to experience an increase in population, an increase in household income, and an increase in household values.
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 88
Menifee Mayor and City Council
July 16, 2025
Page
1326 of 2087
Singh Property Neighborhood Analysis
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Neighborhood Analysis
CITY OF MENIFEE
The City of Menifee features a variety land uses that include residential, commercial, and industrial zones, with a trend towards residential developments. The boundaries are irregular and the major highways are I -215, which traverses through the center of Menifee, and SR -74, which is configured toward the northern side of the city. Newport Road, Scott Road, and McCall Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 89
Menifee Mayor and City Council
July 16, 2025
Page
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Singh Property Neighborhood Analysis
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Boulevard are all major roadways that traverse the area from east to west. Neighboring areas are Perris, Romoland, Winchester, and French Valley.
Land Use
The City of Menifee is largely made up of low-density residential uses. However, there are sectors of the region that contain commercial and industrial uses. Commercial uses are primarily located along arterial roads. Whereas, industrial uses are generally proximate to major highways.
Industries
The primary sectors in Menifee include education and health care . The Menifee Union School District and Mt. San Jacinto Community College District are the largest employers, highlighting the area's emphasis on education. Additionally, healthcare providers such as Menifee Valley Medical Center.
Transportation
Interstate 215 runs through the center of the city, connecting it to other parts of the Inland Empire. Newport Road and Bradley Road are among the major corridors in the city, serving as arterial routes for local traffic. On a broader scale, t he city is in proximity to several major airports, including the Ontario International Airport and San Diego International Airport, providing ideal connectivity for both residents and businesses . The area is also serviced by the Riverside Transit Agency (RTA), in which the most proximate stop is located at Jackson Avenue and Ethanac Road.
The general plan for the County of Riverside has Ethanac Road slated to eventually expand to a six-lane expressway in the vicinity of the subject property.
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 90
Menifee Mayor and City Council
July 16, 2025
Page
1328 of 2087
Singh Property Neighborhood Analysis
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DEMOGRAPHICS
Selected neighborhood demographics in from the subject are shown in the following table:
Population
2029 Total Population 6,321 47,462 156,031 39,717,178 4,814,321 2,576,865 2024 Total Population 5,980 45,236 151,538 39,530,491 4,719,812 2,504,036 2010 Total Population 4,497 31,555 111,946 37,253,959 4,224,851 2,189,652 2000 Total Population 2,710 19,191 69,349 33,871,651 3,254,840 1,545,395 Annual Growth 2024 - 2029 1.12% 0.97% 0.59% 0.09% 0.40% 0.58% Annual Growth 2010 - 2024 2.06% 2.61% 2.19% 0.42% 0.79% 0.96% Annual Growth 2000 - 2010 5.20% 5.10% 4.91% 0.96% 2.64% 3.55% Households
2029 Total Households 1,727 17,233 49,036 13,903,885 1,525,258 822,584 2024 Total Households 1,612 16,427 47,379 13,641,471 1,479,684 794,085 2010 Total Households 1,228 12,438 35,778 12,577,497 1,297,878 686,265 2000 Total Households 826 8,889 24,876 11,502,868 1,034,817 506,221 Annual Growth 2024 - 2029 1.39% 0.96% 0.69% 0.38% 0.61% 0.71% Annual Growth 2010 - 2024 1.96% 2.01% 2.03% 0.58% 0.94% 1.05% Annual Growth 2000 - 2010 4.05% 3.42% 3.70% 0.90% 2.29% 3.09% Income
2024 Median Household Income $92,230 $76,856 $83,346 $97,646 $86,112 $89,700 2024 Average Household Income $116,003 $100,675 $106,919 $139,308 $114,061 $118,925 2024 Per Capita Income $34,421 $36,135 $33,567 $48,206 $35,834 $37,777 2024 Pop 25+ College Graduates 512 5,491 17,890 10,659,207 809,208 446,719 Age 25+ Percent College Graduates - 2024 12.8% 16.8% 17.7% 38.8% 25.8% 26.6% Source: ESRI
SELECTED NEIGHBORHOOD DEMOGRAPHICS
California
Riverside-San
Bernardino-
Ontario, CA
Metropolitan
Statistical Area
Riverside County1 Mile Radius 3 Mile Radius 5 Mile Radius
As shown above, the population within the subject neighborhood has experienced an increase over the past several years. The neighborhood is expected to experience population slight growth over the next five years. As a result, the demand for existing developments is expected to be average to good. The neighborhood appears to be well established and favorably accepted.
CONCLUSION
Based on the foregoing, values are expected to be increasing in the near future. In keeping with the principle of conformity, we expect neighborhood land uses to continue to be suburban, similar to the present use.
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 91
Menifee Mayor and City Council
July 16, 2025
Page
1329 of 2087
Singh Property Neighborhood Analysis
AERIAL OUTLINE
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Singh Property Neighborhood Analysis
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AERIAL OUTLINE
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 92
Menifee Mayor and City Council
July 16, 2025
Page
1330 of 2087
Singh Property Neighborhood Analysis
PLAT MAP
Th WaP WAS PREPARED FORASGESGWENT PURPOSES OALY_NOLABLITY E1/2 SEC. 15 T. 5S, R. 3W TRA 089-232 331-11 ISASSUMED FOR THE ACCURACY OF THE DATA SHOWN ASSESSOR'S PARCEL MAY HOT COMPLY WTHLOCAL LOT-SPUIT OR BUILOING SITE ORDINANCES CITY OF MENIFEE 22-39 I= SHERMAN RD e , = - 7 — = a 7 iain eeiaiaiel fos ! ory I ! | 3]
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TRUMBCE
Detter Hewtkte on ous ao mer ea ies 2 mos 1 Data* anaes 28 60 RS 58/14-36 Map Reference * ee aS
ASSESSOR'S MAP BK331 PG. 11 ge SBE MAPS 148-33-32,328 MB 11/38 TRUMBLE FARMS anes 0 ne Riverside County, Calif. jtobin May 2018
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Singh Property Neighborhood Analysis
© CBRE, Inc. 22
PLAT MAP
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 93
Menifee Mayor and City Council
July 16, 2025
Page
1331 of 2087
Singh Property Neighborhood Analysis
FLOOD PLAIN MAP
National Flood Hazard Layer FIRMette 117°11'10"W 33°44'49"N
D06065¢2060H
eff..8/18/2014
PIRCTIDER Toss aoaw sisANMIEOOT
Feet —_1:6,000 0 250 500 1,000 1,500 2,000
Basemap Imagery Source: USGS National Map 2023
© CBRE, Inc. 23
Legend ‘SEE FIS REPORT FOR DETAILED LEGEND AND INDEX MAP FOR FIRM PANEL LAYOUT Without Base Flood Elevation (BFE)
Zone A, V, A99
SPECIAL FLOOD With BFE or Depth Zone AE, AO, AH, VE, AR HAZARD AREAS Regulatory Floodway
0.2% Annual Chance Flood Hazard, Areas
of 1% annual chance flood with average
depth less than one foot or with drainage
areas of less than one square mile Zone x
Future Conditions 1% Annual
Chance Flood Hazard Zone x
Area with Reduced Flood Risk due to
"Lb ) OTHER AREAS OF Levee. See Notes. Zone x
FLOOD HAZARD |") Area with Flood Risk due to Levee zone 0 NO SCREEN Area of Minimal Flood Hazard Zone x
C—] Effective LOMRs
OTHER AREAS Area of Undetermined Flood Hazard Zone D
GENERAL Channel, Culvert, or Storm Sewer
STRUCTURES |111 1111 Levee, Dike, or Floodwall
Cross Sections with 1% Annual Chance
—1Z5 Water Surface Elevation
«— — — Coastal Transect
~~ s}~~ Base Flood Elevation Line (BFE)
=} Limit of Study
——— Jurisdiction Boundary
Coastal Transect Baseline
OTHER |~ —— Profile Baseline
FEATURES Hydrographic Feature
Digital Data Available
No Digital Data Available
MAP PANELS Unmapped
9 The pin displayed on the map is an approximate point selected by the user and does not represent an authoritative property location.
This map complies with FEMA's standards for the use of
digital flood maps if it is not void as described below. The basemap shown complies with FEMA's basemap accuracy standards
The flood hazard information is derived directly from the authoritative NFHL web services provided by FEMA. This map was exported on 5/22/2024 at 5:59 PM and does not
reflect changes or amendments subsequent to this date and time. The NFHL and effective information may change or
become superseded by new data over time.
This map image is void if the one or more of the following map elements do not appear: basemap imagery, flood zone labels, legend, scale bar, map creation date, community identifiers, FIRM panel number, and FIRM effective date. Map images for unmapped and unmodernized areas cannot be used for
regulatory purposes.
CBRE
Singh Property Neighborhood Analysis
© CBRE, Inc. 23
FLOOD PLAIN MAP
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 94
Menifee Mayor and City Council
July 16, 2025
Page
1332 of 2087
Singh Property Site Analysis
© CBRE, Inc. 24
Site Analysis
Identification of the Larger Parcel
The value of a property cannot be estimated without a determination of the property to be appraised. In some cases, multiple tracts are utilized together in one use or a larger tract of land may be legally, economically and physically divisible into smaller economic units. The three tests to determine the “larger parcel” to be valued in an appraisal are:
• Unity of Title - control by a single entity, individual, or group. Title is largely a legal question. • Unity of Use - an integrated highest and best use separate from surrounding land. Multiple tracts can have the same use but be separate tracts, such as platted lots. Use is an economic question that is dependent upon supply and demand, availability of substitutes and other economic principles.
• Proximity - contiguous tracts or proximate tracts that are used together. Subordinate to Unity of Use.
In this case, the larger parcel identified for valuation purposes of this assignment is 1.6115 acres 70,200 square feet of land that is under similar ownership and use. It consists of two contiguous assessor’s parcels owned by the same family. The related property owners fall under the category of group ownership of the overall larger parcel. While the tire shop improvements are located primarily on one of the APNs, the excess land comprises the majority of the remaining site and is used for a similar truck storage/parking business. The use of the land is not divided by the assessor’s parcel boundaries.
The three standards of larger parcel are therefore met with this overall subject site.
The following chart summarizes the salient characteristics of the subject site.
SITE SUMMARY AND ANALYSIS
Physical Description
Gross Site Area 1.61 Acres 70,200 Sq. Ft.
Primary Road Frontage Ethanac Road 234 Feet
Secondary Road Frontage Sherman Road 300 Feet
Shape
Topography
Parcel Number(s)
Zoning District
Flood Map Panel No. & Date 06065C2060H 18-Aug-14
Flood Zone Zone X (Unshaded)
Various sources compiled by CBRE
Rectangular
Generally level
BP, Business Park
331-110-010, 331-110-011
Utility availability is typical for the area.
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 95
Menifee Mayor and City Council
July 16, 2025
Page
1333 of 2087
Singh Property Site Analysis
© CBRE, Inc. 25
ZONING
The following chart summarizes the subject’s zoning requirements.
ZONING SUMMARY
Current Zoning
Legally Conforming
Uses Permitted
Zoning Change
General Plan/Future Land Use
Category Zoning Requirement
Minimum Lot Size 20,000 Sq. Ft.
Minimum Lot Width 100 Ft.
Maximum Height 40 Ft.
Minimum Setbacks
Front Yard 15 to 25 Ft.
Street Side Yard 15 to 25 Ft.
Interior Side Yard 0 Ft.
Rear Yard 10 Ft.
Maximum Bldg. Coverage 40%
Maximum FAR/Density 0.6:1
Source: Planning & Zoning Dept.
BP, Business Park
Yes
Industrial related uses that include light manufacturing, repair facilities, business parks, and corporate offices. Employee-intensive uses, including research and development, technology centers, clean industry, and supporting hotel and ancillary retail uses are also permitted.
Not Likely
Business Park
The subject is zoned for industrial use and th e configuration of the site as vacant is legally conforming.
RIGHT OF WAY DEDICATION REQUIREMENTS
There is an ultimate right of way dedication planned for the subject property that extends significantly beyond the acquisitions being considered in this analysis.
We interviewed a planner with the City of Menifee, Chet Robinson. He stated that the subject property is already restricted by a 100-foot street dedication requirement (from the centerline of Ethanac Road), and the City would not allow redevelopment of the site without the complete dedication of the right of way requirements.
Mr. Robinson stated that the County is planning on utilizing Ethanac Road as the future Highway 74, which will become a six-lane expressway with a median. He stated that any future permitting will be required the dedication of land that falls within a 100-foot south perimeter of the center point of Ethanac Road, a 59-foot west perimeter from Sherman Road, and a corner cutback along the northeast corner of the site (at the southwest corner of the Ethanac Road and Sherman Road intersection).
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 96
Menifee Mayor and City Council
July 16, 2025
Page
1334 of 2087
Singh Property Site Analysis
© CBRE, Inc. 26
Based on these requirements, Mr. Robinson stated that the future right of way would pass through the structural improvements. The current improvements represent an under-improvement of the site. It is noted that if the site is developed with the future right of way street improvements, it will result in an elimination of the current tire shop improvements and a smaller overall site. However, the property owner will be compensated for that loss of land. Therefore, that land contributes to the overall value of the larger parcel in the before condition.
EASEMENTS AND ENCROACHMENTS
We have reviewed a title report for the subject site, prepared by First American Title Insurance Company and dated September 19, 2023. The title report identifies exceptions to title, including pre-existing easements, that are commonly found and do not adversely impact our value conclusion in the before condition. Our valuation assumes no adverse impacts from easements, encroachments, or restrictions and further assumes that the subject has clear and marketable title.
We do note that we have been informed that the City of Menifee has already designated a large portion of the site as being part of the eventual widening of Ethanac Road. This area will not be required in the foreseeable unless triggered by a permit application for redevelopment of the site.
ENVIRONMENTAL ISSUES
Although CBRE was not provided an Environmental Site Assessment (ESA), a n inspection of the site from the public right of way did not reveal any obvious issues regarding environmental contamination or adverse conditions.
ADJACENT PROPERTIES
The adjacent land uses are summarized as follows:
North: Vacant Land
South: Nonconforming residential and industrial uses
East: Industrial use
West: Industrial use s, followed by commercial uses further to the west
CONCLUSION
Overall, the physical characteristics of the site and the availability of utilities result in functional utility suitable for a variety of uses including those permitted by zoning.
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 97
Menifee Mayor and City Council
July 16, 2025
Page
1335 of 2087
Singh Property Site Analysis
© CBRE, Inc. 27
ZONING MAP
The arrow identifies the subject property, according to the 2023 City of Menifee zoning map, and the blue shading for the site refers to the BP zone described in this report , which applies to both the subject property and the adjacent parcel to the west.
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 98
Menifee Mayor and City Council
July 16, 2025
Page
1336 of 2087
Singh Property Improvements Description
© CBRE, Inc. 28
Improvements Description
The subject property is currently improved with a 1,092± square foot structure that is utilized as a tire shop and leased to a tenant, Miranda Tire & Wheels . The area associated with the tire shop includes parking and storage for the tire shop business. We have estimated , based on our inspection and meeting with the property owner, that 12,850 square feet of land in the northeast corner of the site are carved out and dedicated to the industrial improvements.
The remaining land area is used for truck parking and is primarily vacant with respect to structural improvements that contribute value to the larger parcel. There is a non-contributory structure at the southern boundary of the site. The excess land area is used for truck parking and storage.
The industrial building (tire shop) was built in 1971. It is made of Class C construction and is in average condition. It is configured for automotive repair with an office space and bathrooms.
There is an additional structure next to the building that is a modular covered carport. This structure was erected by the tire shop tenant, at the expense of the tenant.
The entire parcel is enclosed with perimeter fencing. The fence along Ethanac Road and Sherman Road includes gates that are manually operated. However, the property owner stated that electrical conduits have been run to each gate to allow for the eventual implementation of automated gate systems. In this analysis, we have assumed that the fencing will be relocated at the new right of way boundary, along the newly carved perimeter of the site , and all electrical wiring will be relocated if necessary to accommodate the new perimeter of the site in the after condition.
We note that the current improvements represent an under -improvement of the overall larger parcel, which can support a much larger ultimate development. However, if permitted development is attempted at the site, it will trigger the ultimate right -of-way requirement which requires 100 feet of clearance from the center line of Ethanac Road. This would pass through a portion of the existing tire shop improvements. Therefore, any additional development of the site would require losing the existing tire shop improvements.
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 99
Menifee Mayor and City Council
July 16, 2025
Page
1337 of 2087
Singh Property Tax and Assessment Data
© CBRE, Inc. 29
Tax and Assessment Data
Real estate tax assessments are administered by the Assessor of Riverside County and are estimated by jurisdiction on a county basis for the subject. The property is subject to the property tax rules of the State of California, which control the activities and policies of local assessment jurisdictions. These laws were significantly modified on June 7, 1978, when the State’s voters passed Proposition 13, amending Article XIII of the State Constitution.
Proposition 13 abolished the practice of periodic reassessment of properties based on market value appraisals. Instead, real property is subject to reassessment (i.e., revaluation at full or partial current market value) only when changes in ownership or new construction take place.
Otherwise, increases in assessed value are limited to a general rate of 2%, plus the rates needed to service any bonded indebtedness. Special assessments can also be added, and are often related to the installation of infrastructure. Generally speaking, property taxes in Riverside County tend to range from 1.1% to 1.4% of a property’s assessed value. Due to California’s tax laws, most properties within Riverside County have very similar effective tax rates.
The following summarizes the local assessor’s estimate of the subject’s market value, assessed value, and taxes, and does not include any furniture, fixtures or equipment.
AD VALOREM TAX INFORMATION
Assessor's Parcel No. Land Improvements 2025
1 331-110-010 $80,440 $5,743 $86,183
2 331-110-011 $103,424 $120,663 $224,087
Subtotal $310,270
% of Assessed Value 100%
Final Assessed Value $310,270
General Tax Rate (per $100 A.V.) 1.078180
General Tax: $3,345
Special Assessments: $542
Total Taxes $3,887
Source: Assessor's Office
Due to the tax structure post proposition 13 assessments generally do not equate to market value.
Actual sizes may vary from those reported by tax offices. Our concluded larger parcel land value is significantly higher than the assessed value for the property as it has not recently sold.
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 100
Menifee Mayor and City Council
July 16, 2025
Page
1338 of 2087
Singh Property Tax and Assessment Data
© CBRE, Inc. 30
METROPOLITAN INLAND EMPIRE - CA USA WAREHOUSE MARKET OVERVIEW Recent Performance
The subject property larger parcel has a highest and best use as industrial use and, therefore, we have included this overview of the regional and local industrial market. The following table summarizes historical and projected performance for the overall metropolitan Inland Empire - CA USA warehouse market, as reported by Costar.
INLAND EMPIRE - CA USA WAREHOUSE MARKET
Year Ending Inventory
(SF)
Completions
(SF)
Occupied Stock
(SF) Occupancy Asking Rent
($/SF NNN)
Asking Rent
Change
Net Absorption
(SF)
Transaction
Price Per Area
(SF)
2015 574,290,092 20,154,999 544,464,192 94.8% $6.54 8.97% 18,468,146 $92.73 2016 593,746,866 19,250,240 568,881,664 95.8% $7.17 9.58% 24,210,932 $99.92 2017 616,971,187 23,224,321 585,871,680 95.0% $7.83 9.21% 16,676,811 $106.24 2018 643,689,648 26,718,461 614,256,960 95.4% $8.52 8.84% 28,385,304 $122.71 2019 669,651,930 25,962,282 640,009,920 95.6% $9.25 8.50% 25,750,992 $123.21 2020 689,884,979 20,233,049 664,564,288 96.3% $10.10 9.25% 24,554,370 $165.72 2021 705,321,008 15,436,029 695,372,480 98.6% $11.36 12.47% 30,808,340 $235.11 2022 725,253,134 19,932,126 710,954,112 98.0% $12.76 12.34% 15,576,826 $213.85 Q1 2023 735,249,598 9,996,464 713,592,128 97.1% $13.08 2.50% 2,642,851 $248.76 Q2 2023 738,305,289 3,055,691 710,019,456 96.2% $13.32 1.85% -3,578,496 $246.26 Q3 2023 741,159,125 2,853,836 705,482,816 95.2% $13.54 1.63% -4,536,661 $262.37 Q4 2023 755,363,347 14,204,222 713,878,528 94.5% $13.68 1.01% 8,395,762 $258.66 2023 755,363,347 30,110,213 713,878,528 94.5% $13.68 7.17% 2,923,456 $258.66 Q1 2024 763,715,051 8,351,704 712,131,520 93.2% $13.70 0.15% -1,747,003 $249.76 Q2 2024 774,646,474 10,931,423 720,354,624 93.0% $13.66 -0.24% 8,223,048 $246.19 Q3 2024 780,158,780 5,512,306 719,597,760 92.2% $13.69 0.18% -756,861 $321.32 Q4 2024 782,464,830 2,306,050 724,733,824 92.6% $13.61 -0.58% 5,136,116 $237.63 2024 782,464,830 27,101,483 724,733,824 92.6% $13.61 -0.50% 10,855,300 $237.63 2025* 793,237,136 10,772,306 733,126,080 92.4% $13.95 2.50% 8,415,492 - 2026* 802,305,099 9,067,963 747,759,744 93.2% $14.75 5.71% 14,649,581 - 2027* 814,665,028 12,359,929 763,702,720 93.7% $15.65 6.16% 15,951,937 - 2028* 829,978,666 15,313,638 779,841,024 94.0% $16.54 5.62% 16,158,117 - 2029* 846,547,104 16,568,438 796,989,632 94.1% $17.39 5.20% 17,167,672 - * Future Projected Data according to Costar
Source: Costar, 4th Quarter 2024
The Inland Empire - CA USA industrial warehouse market consists of approximately 782,464,830 square feet of warehouse space. The following observations are noted from the table above:
• As of 4th Quarter 2024, there was approximately 724,733,824 square feet of occupied warehouse space (including sublet space), resulting in an occupancy rate of 92.6% for the metro area. This reflects an increase from the previous quarter’s occupancy of 92.2%, and a decrease from an occupancy rate of 94.5% from last year. • The area experienced positive 5,136,116 square feet of net absorption for the current quarter. This indicates an improvement from the previous quarter’s negative 756,861 square feet of net absorption, and an improvement from the positive 2,923,456 square feet of net absorption from last year.
• The area had completions of positive 2,306,050 square feet for the current quarter, which indicates a decrease from the previous quarter’s completions of positive 5,512,306 Item Title: 11.2
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square feet, and indicates a decline from completions of positive 30,110,213 square feet from last year.
• The area achieved average asking rent of $13.61 per square foot , which indicates a decrease from the previous quarter’s asking rent of $13.69 per square foot , and a decrease from the asking rent of $13.68 per square foot from last year.
SUBMARKET SNAPSHOT
The following table summarizes the supply of warehouse square footage for each submarket within the Inland Empire - CA USA market as of 4th Quarter 2024.
SUBMARKET SNAPSHOT
Submarket Inventory (SF) Completions* (SF) Asking Rent ($/SF NNN) Occupancy Airport Area 255,844,020 13,898,850 $14.34 92.8%
Beaumont/Hemet 14,521,069 0 $11.79 95.5%
Chino/Chino Hills 57,986,427 819,399 $14.54 94.8%
Coachella Valley 18,287,004 341,787 $17.94 96.5%
Corona/Eastvale 39,866,154 203,823 $15.33 92.5%
Mojave River Valley 31,112,163 145,244 $13.12 93.2%
Moreno Valley/Perris 108,263,330 4,840,879 $11.66 88.2% Redlands/Loma Linda 32,891,486 38,740 $11.59 91.6%
Riverside 81,958,816 3,761,040 $13.63 94.8%
Riverside Outlying 603,100 0 $14.13 89.2%
San Bernardino 105,038,255 2,171,967 $11.96 92.9%
San Bernardino Outlying 378,898 0 $15.31 99.2%
South Riverside 24,975,351 724,679 $16.36 93.0%
Twentynine Palms 458,120 0 $17.97 96.0%
Upland/Montclair 10,280,637 155,075 $16.80 92.6%
*Completions include trailing 4 quarters
Source: Costar, 4th Quarter 2024
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 102
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July 16, 2025
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South Riverside Submarket
Important characteristics of the South Riverside warehouse market are summarized below:
SOUTH RIVERSIDE WAREHOUSE SUBMARKET
Year Ending Inventory
(SF)
Completions
(SF)
Occupied Stock
(SF) Occupancy Asking Rent
($/SF NNN)
Asking Rent
Change
Net Absorption
(SF)
2015 22,009,615 -6,098 21,438,716 97.4% $8.51 8.12% 135,927 2016 22,110,641 101,026 21,508,316 97.3% $9.26 8.81% 69,599 2017 22,351,308 240,667 21,650,544 96.9% $10.04 8.43% 142,772 2018 22,771,276 419,968 22,114,576 97.1% $10.82 7.76% 464,033 2019 23,028,867 257,591 22,203,652 96.4% $11.57 6.93% 89,076 2020 23,532,814 503,947 22,697,776 96.5% $12.46 7.76% 494,124 2021 23,452,162 -80,652 22,406,548 95.5% $13.70 9.89% -291,230 2022 23,858,937 406,775 22,316,892 93.5% $15.17 10.78% -89,656 Q1 2023 24,104,888 245,951 22,304,244 92.5% $15.51 2.21% -12,647 Q2 2023 24,198,578 93,690 22,955,136 94.9% $15.80 1.85% 650,893 Q3 2023 24,198,578 0 22,999,362 95.0% $16.06 1.64% 44,225 Q4 2023 24,250,672 52,094 23,182,788 95.6% $16.23 1.09% 183,425 2023 24,250,672 391,735 23,182,788 95.6% $16.23 6.96% 865,896 Q1 2024 24,844,053 593,381 23,125,452 93.1% $16.32 0.52% -57,335 Q2 2024 24,919,483 75,430 23,229,020 93.2% $16.31 -0.02% 103,567 Q3 2024 24,975,351 55,868 23,254,852 93.1% $16.37 0.37% 25,834 Q4 2024 24,975,351 0 23,218,172 93.0% $16.36 -0.06% -36,680 2024 24,975,351 724,679 23,218,172 93.0% $16.36 0.81% 35,386 2025* 25,052,454 77,103 23,418,900 93.5% $16.84 2.93% 202,085 2026* 25,172,595 120,141 23,772,500 94.4% $17.82 5.77% 354,831 2027* 25,393,220 220,625 24,095,404 94.9% $18.92 6.22% 324,306 2028* 25,669,018 275,798 24,371,552 94.9% $20.00 5.68% 277,941 2029* 25,968,066 299,048 24,664,980 95.0% $21.05 5.24% 295,268 *Future Projected Data according to Costar
Source: Costar, 4th Quarter 2024
The South Riverside warehouse submarket consists of approximately 24,975,351 square feet of warehouse space. The current submarket inventory represents approximately 3.2% of the overall market inventory. The following observations were noted from the table above:
• As of 4th Quarter 2024, there was approximately 23,218,172 square feet of occupied warehouse space (including sublet space), resulting in an occupancy rate of 93.0% for the submarket. This reflects a small decrease from the previous quarter’s occupancy of
93.1%, and a decrease from an occupancy rate of 95.6% from last year. The submarket occupancy is above the 92.6% market occupancy.
• The submarket experienced negative 36,680 square feet of net absorption for the current quarter. This indicates a decline from the previous quarter’s positive 25,834 square feet of net absorption, and a decline from the positive 865,896 square feet of net absorption from a year ago. Overall, the submarket has experienced positive 35,386 square feet of net absorption for the current year -to-date period.The submarket’s current net absorption of negative 36,680 square feet is below the overall market net absorption of positive 5,136,116 square feet.
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• The submarket had zero completions for the current quarter, which indicates a decrease from the previous quarter’s completions of positive 55,868 square feet , and a decrease from the completions of positive 52,094 square feet from last year. • The submarket achieved average asking rent of $16.36 per square foot, which indicates a small decrease from the previous quarter’s asking rent of $16.37 per square foot, and an increase from the asking rent of $16.23 per square foot from last year. The submarket’s current asking rent of $16.36 per square foot compares favorably with the overall market asking rent of $13.61 per square foot.
Historical Net Absorption - Submarket
Net absorption in the submarket is projected to be positive 35,386 square feet at the end of the current year, reflecting a decline from the previous year’s net absorption of positive 865,896 square feet . Net absorption for next year is projected to be positive 202,085 square feet , indicating an improvement from the current year.
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Historical Asking Rent - Submarket
The submarket is projected to achieve average asking of $16.36 per square foot at the end of the current year, which represents an increase from the previous year’s asking rent of $16.23 per square foot. The submarket is projected to achieve average asking rent of $16.84 per square foot, reflecting an increase from the current year.
CONCLUSION
The subject property is located in a high demand industrial area within the city of Menifee. We believe the subject is well positioned for an industrial use. It is in close proximity to major highways that provide access to regions throughout the Inland Empire.
Despite the relative strength of demand in the area, occupancy, rents and values have decreased slightly over the past two years. The growth seen in the market slowed significantly and values have begun to flatten in mid -year 2022 as transactional activity slowed significantly resulting from rising interest rates. Beginning in 2023, the market growth slowed and eventually flattened through the date of value in this analysis.
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 105
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Highest and Best Use
Highest and Best Use Analysis
In appraisal practice, the concept of highest and best use represents the premise upon which value is based. The four criteria the highest and best use must meet are:
• legally permissible;
• physically possible;
• financially feasible; and
• maximally productive.
The highest and best use analysis of the subject is discussed below.
AS VACANT
Legal Permissibility
The legally permissible uses were discussed in the Site Analysis and Zoning Sections. As stated, there is ability to develop an array of industrial uses at the subject site as permitted by zoning.
Given the prevailing variety of land use patterns in the area, only industrial use is given further consideration in determining highest and best use of the site, as though vacant.
It is noted that the larger parcel has street dedication requirements that preclude it from being redeveloped without losing a significant portion of land, including the area with the tire shop .
According to the Menifee Planning Department, the future Ethanac Road right of way will traverse through the portion of the larger parcel where the tire shop is currently configured.
Physical Possibility
The larger parcel is adequately served by utilities, and has an adequate shape and size, sufficient access, etc., to be a developable site. There are no known physical reasons why the subject site would not support any legally probable development (i.e. it appears adequate for development).
Existing structures on similar sites provides additional evidence for the physical possibility of development.
Financial Feasibility
The determination of financial feasibility is dependent primarily on the relationship of supply and demand for the legally probable land uses versus the cost to create the uses. Development of new industrial properties has occurred in the past few years, in close proximity to the subject.
Maximum Productivity - Conclusion
The final test of highest and best use of the site as if vacant is that the use be maximally productive, yielding the highest return to the land.
Development of the overall larger parcel site to an industrial use meets the four tests of highest and best use.
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 106
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AS IMPROVED
The current use of the subject site is consistent with the highest and best use of the site as if vacant. Continued use of the auto service improvements is financially feasible. We are valuing the site with consideration of the improvements contributing to the overall value of the site.
We note that the tire shop improvements represent an interim use. They are an under improvement for the overall site and will be lost to the ultimate right of way requirement if permits are required to build on the undeveloped portion of the site. Nonetheless, the improvements are leased and generate income to the property as of the date of value. Furthermore, the additional land at the site (not used by the tire shop) generates income from truck storage and parking.
HIGHEST AND BEST USE – AFTER CONDITION
The fee acquisition only impacts perimeter site improvements and does not directly impact the structural improvements. As such, the highest and best use of the subject is generally similar in the after condition , although the new perimeter of the site results in a smaller overall area.
Impacts to the remainder are discussed in the valuation section of this report.
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Valuation Methodology
The first step in our valuation of the acquisition is to value the larger parcel. The sales comparison approach for land is utilized to develop an opinion of land value because market participants rely on this method. Being vacant land, the cost approach, sales comparison approach, and income approach for improved property are not applicable.
The summation method for valuation of a partial acquisition is utilized. Total appraised value is estimated as the value of the partial acquisition, plus damages to the remainder immediately after the acquisition (as if the project were complete), plus any necessary costs to cure and temporary easements if they are part of the scope of the assignment. In the summation method, benefits to the remainder may only offset severance damages, but not the value of the acquisition.
After the larger parcel is valued, we then value the permanent acquisition as a portion of the overall larger parcel. Our analysis of the permanent acquisition and the potential severance damages and project benefits that may accrue to the remainder parcel are considered in the following sequence:
• Property rights that represent the permanent parts acquired are distinguished from the consequential impact to the remainder parcel.
• The property rights of the parts acquired are appraised, and our opinion of value for the parts acquired is expressed.
• The potentially adverse consequences of the permanent acquisitions and the project on the remainder parcel are examined, quantified, and expressed as our opinion regarding potential severance damages.
• The potentially beneficial consequences of the project on the remainder parcel are examined, quantified, and expressed as our opinion regarding potential project benefits. • The results of these studies are reflected in the value of the remainder parcel, and in the conclusions, we express with regard to severance damages and project benefits. • Consideration is given to costs to cure, if necessary. • Lastly, the impacts of the temporary acquisition are valued, based on the after -condition value.
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 108
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July 16, 2025
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Land Value
The following map summarizes the comparable data used in the valuation of the subject site. A detailed description of each transaction is included in the addenda.
Item Title: 11.2
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SUMMARY OF COMPARABLE LAND SALES
Interest Actual Sale Size Size Price
No. Property Location Type Date Transferred Zoning Price (Acres) (SF) Per SF 1 4.19-Acre Industrial Land
27960 Jackson Avenue
Menifee, CA 92585
Sale Oct-24 Fee
Simple/Freehold
BP, Business Park $1,920,000 4.19 182,591 $10.52
2 An Industrial Site
25775 Sherman Road
Perris, CA 92570
Sale Mar-24 Fee
Simple/Freehold
LI, Light Industrial $3,500,000 5.49 239,144 $14.64
3 An Industrial Site
Antelope Road between Ethanac Road &
McLaughlin Road
Menifee, CA 92585
Sale Mar-23 Fee
Simple/Freehold
Planning Area 2
(MNSP) - Industrial
(Menifee North
Specific Plan)
$1,835,000 6.71 292,288 $6.28
4 Industrial Land Site
Matthews Road E/O Jackson Avenue
Menifee, CA 92585
Sale Sep-22 Fee
Simple/Freehold
BP, Business Park $43,000 0.15 6,534 $6.58
5 Raw Industrial Land
26277 Antelope Rd
Menifee, CA 92585
Sale Jan-22 Fee
Simple/Freehold
Planning Area 2
(MNSP) - Industrial
(Menifee North
Specific Plan)
$1,476,000 4.84 210,830 $7.00
6 Land Wheat & Corsica
25104 Corsica Lane
Menifee, CA 92585
Sale Aug-21 Fee
Simple/Freehold
EDC-NG,
Economic
Development
Corridor - North
Gateway
$1,373,500 4.85 211,266 $6.50
7 Industrial Site
Palomar Road S/O SR-74
Menifee, CA 92585
Sale Jul-20 Fee
Simple/Freehold
BP, Business Park $159,000 1.13 49,223 $3.23
Subject 27491 Ethanac Rd
Menifee, CA 92585
--- --- BP, Business Park --- 1.61 70,200 ---
1 Adjusted sale price for cash equivalency and/or development costs (where applicable) Compiled by CBRE
Transaction
Market Conditions
Based on the market analysis in this report, the Menifee industrial market has been experiencing modest but steady increases in asking rents (approximately 8% to 12% annually, since 202 0).
Our market analysis indicates that the rate of growth significantly slowed down by 2023. Gordon Mize, a broker with Lee & Associates, stated that within the area of Menifee there is a higher demand for industrial land, depending on its capability. He also stated that this demand has warranted a 2 -5% increase in value per year in recent years. Given the flattening of sales throughout 2024, this trend extended into the beginning of 2025. Fabrice Vuillemey, Chairman of FC Group Realty, noted that demand for industrial properties around Riverside County has remained consistently steady with activity.
We have concluded that the market has increased at a rate of 10% annually until rising interest rates in Q2 2022. We have also concluded that the rate of growth dropped to 2.5% between the last half of 2022 and all of 2023, but flattened throughout the year of 2024 and extending onto the beginning of 2025.
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 110
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DISCUSSION/ANALYSIS OF LAND SALES
Land Sale One
This is the sale of a 4.19 -acre, or 182,591 square foot three -parcel site that is located at 27960 Jackson Avenue, in Menifee. The property is located midblock on Jackson Avenue and north of Ethanac Road. The rectangularly shaped site sold in October 2024 for $1,920,000, or $10.52 per square foot. The site is zoned BP, Business Park, and is surrounded by vacant land, and legally non-conforming residential properties. The property sold as unentitled land. There are no atypical adverse conditions that impacted the sale price of the property.
Land Sale Two
This is the sale of a 5.49 -acre, or 239,144 square foot two -parcel site that is located at 25775 Sherman Road, in Perris. The property is located mid -block between SR-74 and Ethanac Road.
The irregularly shaped site sold in March 2024 for $3,500,000, or $14.64 per square foot. The site is zoned LI, Light Industrial, which allows for more intensive uses and a higher floor -to-area ratio. The property is surrounded by vacant land, industrial, and single -family residential uses.
The property sold as unentitled land. The agent stated that the site was already graded at the time of sale and the buyer plans to park trucks on the site. There are no atypical adverse conditions that impacted the sale price of the property.
Land Sale Three
This is the sale of a 6.71 -acre, or 292,288 square foot , sale located mid -block on Antelope Road, north of McLaughlin Road and south of Ethanac Road, in Menifee. The property is rectangularly shaped and sold in March 2023 for $1,835,000, or $6.28 per square foot. The site is located within the Menifee North Specific Plan and is categorized as Planning Area 2, or Industrial. The site is surrounded by vacant land and industrial uses. The pr operty sold as unentitled land. There are no atypical adverse conditions that impacted the sale price of the property.
Land Sale Four
This is the sale of a 0.15 -acre,or 6,534 square foot, sale located along the north side of Matthews Road, to the west of Jackson Avenue, in Menifee. The property also sides the A.T. & S.F.
Rail Corridor to the east. The property sold in September 2022 for $43,000, or $6.58 per square foot. The site is zoned BP, or Business Park, and is surrounded by similarly zoned vacant parcels.
The site has a utility pole within the boundaries of the site that limit the development potential.
The agent stated that the buyer plans to park cars on the site and sold as unentitled land. There are no other atypical adverse conditions that impacted the sale price of the property.
Land Sale Five
This is the sale of a 4.84-acre, or 210,830 square foot, sale located at 26277 Antelope Road, in Menifee. The property is located mid -block between McLaughlin Road and Ethanac Road. The rectangularly shaped site is located within the Menifee North Specific Plan and is categorized as Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 111
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Planning Area 2, or Industrial. The site is surrounded by vacant land and industrial uses. The property sold as unentitled land. The buyer owns multiple adjacent parcels and purchased this property for assemblage purposes. They intend to develop the site with an industrial use. There are no atypical adverse conditions that impacted the sale price of the property.
Land Sale Six
This is the sale of a 4.85 -acre, or 211,266 square foot, sale located at 25104 Corsica Lane, in Menifee. The property is located on the southwest corner of Wheat Street and Corsica Lane, in Menifee. The rectangularly shaped site is zoned EDC -NG, or Economic Development Corridor – North Gateway, and is surrounded by vacant land sites and large lot improved rural residential sites. The buyer owns an adjacent parcel and purchased this as an assemblage.
Land Sale Seven
This is the sale of a 1.13 -acre, or 49,223 square foot, site located on Pal omar Road, mid-block between SR-74 and Case Road, in Menifee. The property is located on a local road, within close proximity to a major arterial road. The rectangularly shaped and is zoned BP, or Business Park, and is surrounded by both vacant land and industrial uses.
Analysis
In this analysis, quantitate adjustments are given for market conditions and the other property characteristics are considered qualitatively. Not all characteristics are given the same weight or consideration. After analysis, the sales are arrayed to conclude a value for the subject property.
LAND SALES ADJUSTMENT GRID
Comparable Number 1 2 3 4 5 6 7 Subject
Transaction Type Sale Sale Sale Sale Sale Sale Sale --- Transaction Date Oct-24 Mar-24 Mar-23 Sep-22 Jan-22 Aug-21 Jan-20 --- Interest Transferred Fee
Simple/Freehold
Fee
Simple/Freehold
Fee
Simple/Freehold
Fee
Simple/Freehold
Fee
Simple/Freehold
Fee
Simple/Freehold
Fee
Simple/Freehold
Zoning BP, Business
Park
LI, Light
Industrial
Planning Area 2
(MNSP) -
Industrial
(Menifee North
Specific Plan)
BP, Business
Park
Planning Area 2
(MNSP) -
Industrial
(Menifee North
Specific Plan)
EDC-NG,
Economic
Development
Corridor - North
Gateway
BP, Business
Park
BP, Business
Park
Actual Sale Price $1,920,000 $3,500,000 $1,835,000 $43,000 $1,476,000 $1,373,500 $159,000 --- Size (Acres) 4.19 5.49 6.71 0.15 4.84 4.85 1.30 1.61
Size (SF) 182,591 239,144 292,288 6,534 210,830 211,266 49,223 70,200 Price Per Acre $213,504 $435,407 $101,877 $550,000 $150,629 $196,499 $122,026 --- Price Per SF $4.90 $10.00 $2.34 $12.63 $3.46 $4.51 $3.23 --- Price ($ PSF) $10.52 $14.64 $6.28 $6.58 $7.00 $6.50 $3.23 Property Rights Conveyed Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple Financing Terms 1 Cash to Seller Cash to Seller Cash to Seller Cash to Seller Cash to Seller Cash to Seller Cash to Seller Conditions of Sale None None None None None None None
Market Conditions (Time) 0.0% 0.0% 2.0% 3.2% 8.2% 12.8% 29.2% Subtotal $10.52 $14.64 $6.41 $6.79 $7.57 $7.33 $4.17
Location Similar Slightly Superior Slightly Inferior Similar Slightly Inferior Sig. Inferior Sig. Inferior Size Superior Superior Superior Sig. Inferior Superior Superior Slightly Inferior Access/Exposure Slightly Inferior Slightly Inferior Inferior Similar Inferior Sig. Inferior Sig. Inferior Shape Similar Similar Similar Sig. Inferior Similar Similar Similar Topography Similar Similar Similar Similar Similar Similar Similar Zoning/Density Similar Superior Slightly Inferior Similar Slightly Inferior Slightly Inferior Similar Entitlements Similar Similar Similar Similar Similar Similar Similar Economic Characteristics Similar Similar Similar Similar Similar Similar Similar Overall Comparison Similar Superior Inferior Inferior Inferior Inferior Sig. Inferior Value Indication for Subject $10.52 $14.64 $6.41 $6.79 $7.57 $7.33 $4.17 Indicated Value
1 Adjusted sale price for cash equivalency and/or development costs (where applicable) Compiled by CBRE
$13.00
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 112
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July 16, 2025
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CONCLUSION
Based on the foregoing discussion of comparability, the subject property may be arrayed with the comparables as shown:
Item No. Overall Compatibility Cumulative Adjusted Price Per Square Foot
2 Superior $14.64
Subject Property
1 Similar $10.52
5 Inferior $7.57
6 Inferior $7.33
4 Inferior $6.79
3 Inferior $6.41
7 Sig. Inferior $4.17
Compiled by CBRE
LAND SALE ARRAY
The preceding analysis indicates a value within a range of $3.98 per square foot to $14.64 per square foot. Greatest consideration to sales 2 and 1 as they are both located close to the subject.
While Sale 1 is generally similar, Sale 2 is located in the City of Perris with a zoning designation that carries higher demand, according to market participants.
Although Sale 2 is proximate to the subject, this property is located in the City of Perris, which is a superior market with superior zoning. In addition, its Light Industrial use provides it expanded capabilities for development. The selling broker for Sale 2 stated that his property had a higher pool of potential buyers based on its larger size and achieved a far greater price per square foot than could be achieved at the subject location.
Accordingly, our opinion of the fair market unit value of the fee simple interest in the underlying land of the larger parcel, as of the date of this report, is as follows:
VALUE INDICATION BY SALES COMPARISON - LAND
Indicated Value per SF $13.00
Compiled by CBRE
In addition to the land value, we also consider the contributory value of the tire shop improvements located at the northeast corner of the larger parcel.
This is done in the following section of the report.
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 113
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July 16, 2025
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CBRE VALUATION & ADVISORY SERVICES 43 © 2025 CBRE, INC
Improved Industrial Use Value – Tire Shop
The following map summarizes the comparable data used in the valuation of the subject site. A detailed description of each transaction is included in the addenda.
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 114
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July 16, 2025
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CBRE VALUATION & ADVISORY SERVICES 44 © 2025 CBRE, INC
SUMMARY OF COMPARABLE INDUSTRIAL SALES
Interest Land Land Year Property GBA Floor to Area Actual Sale Price No. Property Name Type Date Transferred (Acres) (SF) Built Type (SF) Ratio (FAR) Price Per SF 1 1 Light Industrial Auto Repair Shop
24004 State Street
San Jacinto, CA 92545
Sale Dec-24 Leased Fee 0.22 9,583 1978 Industrial 2,800 0.29 $600,000 $214.29 2 Auto Repair Shop
2475 San Jacinto Avenue
San Jacinto, CA 92583
Sale Aug-24 Leased Fee 0.89 38,768 1960 Industrial 4,896 0.13 $350,000 $71.49 3 Auto Repair & Tire Service Station
222 North State Street
Hemet, CA 92543
Sale Aug-23 Leased Fee 0.45 19,602 1963 Industrial 6,032 0.31 $1,091,000 $180.87 4 Industrial Warehouse/Manufacturing
Facility
27915 Ethanac Road
Menifee, CA 92585
Sale Sep-22 Leased Fee 0.93 40,510 1987 Industrial 3,200 0.08 $950,000 $296.88 5 Industrial Building
27235 Watson Road
Menifee, CA 92585
Sale Aug-22 Leased Fee 0.89 38,768 1982 Industrial 11,250 0.29 $2,100,000 $186.67 6 Mortuary/Crematorium Property
26245 Palomar Road
Menifee, CA 92585
Sale Dec-21 Leased Fee 0.90 38,987 1998 Industrial 8,000 0.21 $750,000 $93.75 7 Industrial Warehouse
3060 Sherman Road
Perris, CA 92570
Sale Dec-21 Leased Fee 0.89 38,768 1985 Industrial 10,800 0.28 $2,200,000 $203.70 Subj.
Pro
Forma
Singh Property
27491 Ethanac Rd
Menifee, CA 92585
--- --- --- 0.29 12,850 1971 Industrial 1,092 0.08 --- --- 1 Adjusted sale price for cash equivalency, lease-up and/or deferred maintenance (where applicable) Compiled by CBRE
Transaction
To value the tire shop improvements, we have estimated that 12,850 square feet of land in the northeast corner of the site are carved out and dedicated to the industrial improvements. The remaining area of the site is industrial land, with development potential (or to be used as storage, as in its current configuration). This section of the report independently values the 12,850 square foot tire shop “site”.
Market Conditions
Based on the market analysis in this report, the Menifee industrial market has been experiencing modest but steady increases in asking rents (approximately 8% to 12% annually, since 2020).
Our market analysis indicates that the rate of growth significantly slowed down by 2023. Gordon Mize, a broker with Lee & Associates, stated that within the area of Menifee there is a higher demand for industrial land, depending on its capability. He also stated that this demand has warranted a 2 -5% increase in value per year in recent years. Given the flattening of sales throughout 2024, this trend extended into the beginning of 2025. Fabrice Vuillemey, Chairman of FC Group Realty, noted that demand for industrial properties around Riverside County has remained consistently steady with activity.
We have concluded that the market has increased at a rate of 10% annually until rising interest rates in Q2 2022. We have also concluded that the rate of growth dropped to 2.5% between the last half of 2022 and all of 2023, but flattened throughout the year of 2024 and extending into the beginning of 2025.
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 115
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July 16, 2025
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DISCUSSION/ANALYSIS OF LAND SALES
Sale One
This is the sale of a 0.22-acre, or 9,583 square-foot one-parcel site that is located at 24004 State Street, in San Jacinto. The site contains a single -story building that was built in 1978, with type -S metal frame construction, and the improvement is 2,800-square foot in size. The purchase of the sale was so the buyer can operate the property as an auto repair shop as the sole owner -user.
The property is located at the southeast corner of State Street and Esplanade Avenue. The irregularly shaped site sold in December 2024 for $600,000, or $214.29 per square foot. The site is zoned IL, Light Industrial, and is surrounded by industrial uses. The property sold unentitled at the date of sale, and there are no atypical adverse conditions that impacted the sale price of the property. The broker stated that no rent was being collected at the date of sale and that it was an unoccupied facility.
Sale Two
This is the sale of a multi -tenant 0.89-acre, or 38,768 square-foot one-parcel site that is located at 2475 San Jacinto Avenue, in San Jacinto. The site contains a type -C masonry construction, single story building that was built in 1960, with the improvement being 4,896 -square foot in size. The property is located mid -block on San Jacinto Avenue and north of East Menlo Avenue.
The irregularly shaped site sold in August 2024 for $350,000, or $71.49 per square foot. The site is zoned CG, Commercial General, and is surrounded by public institutional & industrial uses. The property sold unentitled at the date of sale, and there are no atypical adverse conditions that impacted the sale price of the property. The property is still operating as an auto repair facility at the date of this report.
Sale Three
This is the sale of a multi-tenant, 0.45-acre, or 19,602 square-foot one-parcel site that is located at 222 North State Street, in Hemet. The site contains a type -C masonry construction, single story building that was built in 1963, and the size of the improvement is 6,032 -square foot. The property is located mid -block on State Street and is north of Latham Avenue. The irregularly shaped site sold in August 2023 for $1,091,000, or $180.87 per square foot. The site is zoned SP 16-001, Downtown Hemet Specific Plan, and is surrounded by industrial uses. The property sold unentitled at the date of sale. The listing broker stated that this property sold with a local owner user 15-month NNN lease at the date of sale. The broker stated this property sold at an actual cap rate of 5% at the date of sale.
Sale Four
This is the sale of a single -tenant, 0.93 -acre, or 40,510 square -foot one -parcel site that is located at 27915 Ethanac Road, in Menifee. The site contains a single story, type -S metal constructed, 3,200-square foot building that was built in 1987. The property is located mid-block on Ethanac Road and east of Dawson Road. The rectangularly -shaped site sold in September 2022 for $950,000, or $296.88 per square foot. The site is zoned BP, Business Park, and is Item Title: 11.2
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July 16, 2025
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surrounded by legally non -conforming residential properties and vacant land. The property sold unentitled at the date of sale, and there are no atypical adverse conditions that impacted the sale price of the property. The buying broker stated that there was an actual cap rate of 5% at the date of sale. and the property was going to be using the property as a manufacturing facility. The building also included at the date of sale, new plumbing, electrical panels, 800 Amperage, 480 - volt power supply, and a fenced yard.
Sale Five
This is the sale of a 0.89 -acre, or 38,768 square -foot one-parcel site that is located at 27235 Watson Road, in Menifee. The site contains a 15 feet clear height, single story, type - S metal construction, and 11,250-square foot building that was built in 1986. The property is located at the southeast corner of Watson Road and Trumble Road. The irregularly shaped site sold in August 2022 for $2,100,000, or $186.67 per square foot. The site is zoned EDC -NG, Economic Development Corridor-Northern Gateway, and is surrounded by industrial properties and vacant land. The property sold unentitled at the date of sale, and there are no atypical adverse conditions that impacted the sale price of the property.
Sale Six
This is the sale of a owner -user occupied, 0.89-acre, or 38,987 square -foot one-parcel site that is located at 26245 Palomar Road, in Menifee. The site contains a single story, type -C masonry constructed, 8,000-square foot building that was built in 1998. The property is located mid-block and south of state route 74. The rectangularly-shaped site sold in December 2021 for $750,000, or $93.75 per square foot. The site is zoned BP, Business Park, and is surrounded by industrial properties and vacant land. The property sold unentitled at the date of sale, and there are no atypical adverse conditions that impacted the sale price of the property. The purpose of the sale was to continue the previous use as a mortuary and crematorium.
Sale Seven
This is the sale of a 0.89 -acre, or 38,768 square -foot one-parcel site that is located at 3060 Sherman Road, in Perris. The site contains a 1985 built office/showroom in the easterly portion of the parcel, and a warehouse in the westerly portion of the property. The total building size of the warehouse and easterly office/showroom building is 10,800 -square foot. The property is located mid-block on Sherman Road and north of Ethanac Road. The rectangularly -shaped site sold in December 2021 for $2,200,000, or $203.70 per square foot. The site is zoned LI, Light Industrial, and is surrounded by legally non -conforming residential properties and vacant land.
The property sold unentitled at the date of sale, and there are no atypical adverse conditions that impacted the sale price of the property.
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 117
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July 16, 2025
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Analysis
In this analysis, quantitate adjustments are given for market conditions and the other property characteristics are considered qualitatively. Not all characteristics are given the same weight or consideration. After analysis, the sales are arrayed to conclude a value for the subject property.
IMPROVED SALES COMPARISON APPROACH
Comparable Number 1 2 3 4 5 6 7
Transaction Type Sale Sale Sale Sale Sale Sale Sale
Transaction Date Dec-24 Aug-24 Aug-23 Sep-22 Aug-22 Dec-21 Dec-21 Interest Transferred Leased Fee Leased Fee Leased Fee Leased Fee Leased Fee Leased Fee Leased Fee Year Built 1978 1960 1963 1987 1982 1998 1985
GBA (SF) 2,800 4,896 6,032 3,200 11,250 8,000 10,800
Actual Sale Price $600,000 $350,000 $1,091,000 $950,000 $2,100,000 $750,000 $2,200,000 Sale Price Per SF $214.29 $71.49 $180.87 $296.88 $186.67 $93.75 $203.70 Property Rights Conveyed Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple Financing Terms 1
Cash to Seller Cash to Seller Cash to Seller Cash to Seller Cash to Seller Cash to Seller Cash to Seller Conditions of Sale None None None None None None None
Market Conditions (Time) 0.0% 0.0% 0.8% 3.2% 3.3% 8.4% 8.6% Subtotal - Price Per SF $214.29 $71.49 $182.32 $306.38 $192.83 $101.63 $221.22 Location Similar Similar Similar Similar Similar Similar Superior Size Slightly Superior Slightly Superior Slightly Superior Slightly Superior Superior Superior Superior Age/Condition Similar Similar Similar Similar Similar Superior Similar Quality of Construction Inferior Slightly Inferior Similar Inferior Inferior Similar Inferior Access/Exposure Similar Inferior Inferior Inferior Similar Inferior Inferior Floor to Area Ratio (FAR) Inferior Similar Inferior Similar Inferior Inferior Inferior Economic Conditions Similar Similar Similar Similar Similar Similar Similar Overall Comparison Inferior Sig. Inferior Inferior Slightly Superior Inferior Sig. Inferior Inferior Indicated Value Per SF $214.29 $71.49 $182.32 $306.38 $192.83 $101.63 $221.22 Indicated Value
1 Adjusted for cash equivalency, lease-up and/or deferred maintenance (where applicable) Compiled by CBRE
$300.00
CONCLUSION
Based on the foregoing discussion of comparability, the subject property may be arrayed with the comparables as shown:
Item No. Overall Compatibility Cumulative Adjusted Price Per Square Foot
4 Slightly Superior $306.38
Subject Property
7 Inferior $221.22
1 Inferior $214.29
5 Inferior $192.83
3 Inferior $182.32
6 Significantly Inferior $101.63
2 Significantly Inferior $71.49
Compiled by CBRE
IMPROVED SALE ARRAY
The preceding analysis indicates a value within a range of $71.49 per square foot to $306.38 per square foot. Greatest consideration to sales 4 and 7 as they are both the two most proximate sales. Despite the similarities, Sale 7 is superior for location in Perris and inferior for its higher Item Title: 11.2
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CBRE VALUATION & ADVISORY SERVICES 48 © 2025 CBRE, INC
floor area ratio (FAR). These two properties also have varying degrees of superior size, while also being inferior for quality of construction as they are both comprised of metal sheet construction materials when compared to the subject masonry construction. Additionally, these two properties are inferior for access and exposure as they both have one frontage road when compared to the subject’s corner orientation.
Accordingly, our opinion of the fair market unit value of the fee simple interest for the improved portion of the subject property, as of the date of this report, is as follows:
VALUE INDICATION BY SALES COMPARISON
Indicated Value per SF $300.00
Subject Improved Square Feet 1,092
Indicated Value $327,600
Compiled by CBRE
This is the value that is applied to the 12,850 square foot tire shop “site”.
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 119
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July 16, 2025
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CBRE VALUATION & ADVISORY SERVICES 49 © 2025 CBRE, INC
Income Capitalization Approach
The following map and table summarize the primary comparable data used in the valuation of the subject. A detailed description of each transaction is included in the addenda.
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 120
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SUMMARY OF COMPARABLE INDUSTRIAL RENTALS
No. Property Name Location
YOC /
Reno'd
Property
Type Occ.
Distance
from
Subj
GBA
(SF)
Lease
Area
(SF)
Clear
Height
Lease
Term
Starting
Rent
$PSF
Expense
Basis
1 Multi-Tenant Auto Repair Facility 1200 West Florida Avenue 1997 Auto Repair 100% 11 Miles 41,540 1,160 15' 12 $12.00 Modified Gross Hemet, CA 92543
2 Single-Tenant Industrial Warehouse 27235 Watson Road 1982 Industrial 100% 0.5 Miles 11,250 11,250 16' 60 $13.20 Industrial Gross Menifee, CA 92585
3 Multi-Tenant Auto Repair Facility 147 N Gilbert Street 1977 Auto Repair 100% 12 Miles 9,696 3,628 18' 15 $14.88 Modified Gross Hemet, CA 92543
4 Single-Tenant Auto Repair Facility 31700 Casino Drive 1990 Auto Repair 100% 8.8 Miles 2,483 2,483 15' 36 $14.50 Modified Gross Lake Elsinore, CA 92530
Subj. Singh Property 27491 Ethanac Rd
Menifee, CA 92585
1971 Industrial 100% --- 1,092 0 15' --- --- ---
Compiled by CBRE
The comparable rentals in this analysis represent the best data available for comparison with the subject.
They were selected from our research within the greater riverside area within a 12-mile radius of the subject. These comparable rentals were chosen based upon relatable uses as an auto repair shop.
Rents are indicated on an annual basis per square foot.
DISCUSSION/ANALYSIS OF RENT COMPARABLES
Rent Comparable One
The site is a 2.62 -acre, or 114,127 square -foot, five-unit, multi -tenant, auto repair facility constructed in 1997, located at 1200 West Florida Avenue in the city of Hemet. The unit leased was unit G and is operating as a motorcycle repair shop, which is a 1,160 -square foot unit, and has a clear height of 15’ feet . This unit includes a one-story wood construction building and 70 surface parking spaces. The property also has 20'x14' grade level roll up doors, high visibility on Florida Avenue, and roughly 34,788 cars per day in traffic. The leasing broker stated that the landlord likes to keep one year lease terms for new tenants, which includes 3% escalation s per year. The starting rent is $12.00 per square -foot on an annual basis of rent, or $1.00 per square-foot on a monthly basis of rent. The expense structure is modified gross, and there were no credits given to the tenant.
Rent Comparable Two
The site is a 0.89-acre, or 38,768 square-foot property that consists of a type-S metal warehouse facility, constructed in 1982 and located at 27235 Watson Road in the city of Menifee. The single-tenant warehouse consists of 11,250 SF, includes 5 grade -level loading doors, and is fully gated with a secured yard. The property includes an office finish of approximately 7.1%, a clear height of 16’ feet, and a power of 400a/277 - 480v. The property was leased with a 5 -year term, new direct lease, and a starting rate of $13.20/SF/year or $1.10/SF/month, industrial gross. Escalations are at 3% per year. Information regarding the listing was gathered from the leasing representative.
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 121
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Rent Comparable Three
The site is a 0.47 -acre, or 20,435 square -foot property that consists of two type -C masonry constructed buildings built in 1977. The multi -tenant, auto repair facility is located at 147 North Gilbert Street in the city of Hemet. The unit leased was unit A -2, which is a 3,628 -square foot auto repair unit. This unit includes a one -story masonry constructed building that was leased for 15 months on a new direct lease. The unit has 18' feet clear height and one level only. The leasing broker stated that the landlord included a 3% escalation per year. The starting rent is $14.88 per square-foot on an annual basis of rent, or $1.24 per square -foot on a monthly basis of rent. The expense structure is modified gross, and there were no credits given to the tenant.
Rent Comparable Four
The property is a 0.40 -acre, 17,424 square -foot property that consists of a one unit, single - tenant, auto repair facility constructed in 1990 located at 31700 Casino Drive in the city of Lake Elsinore. The unit leased is a 2,483-square foot auto repair unit for a 36 month new direct lease term. This unit includes a one -story wood frame construction building. The unit has 15' feet clear height and one level only. The leasing broker stated that the landlord included a 3% escalation per year. The starting rent is $14.50 per square -foot on an annual basis of rent, or $1.21 per square-foot on a monthly basis of rent. The expense structure is modified gross, and there were no credits given to the tenant.
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 122
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INDUSTRIAL RENT ADJUSTMENT GRID
Comparable Number 1 2 3 4 Subject
Building Information
Year Built 1997 1982 1977 1990 1971
Property Type Industrial Industrial Industrial Industrial Industrial Occupancy 100% 100% 100% 100% 100%
GBA (SF) 41,540 11,250 9,696 2,483 1,092
Clear Height 15' 16' 18' 15' 15'
Annual Rental Rate $12.00 $13.20 $14.88 $14.50 $0.00
Expense Basis Modified Gross Industrial Gross Modified Gross Modified Gross Lease Specific Information
Tenant Name J.T Auto
Transmission
Auto Repair
Inland Products Griffith
Company, Inc.
Industrial Tenant
Meineke
Lease Area (SF) 1,160 11,250 3,628 2,483
Lease Date Jan-25 Dec-24 Aug-23 Apr-23
Lease Term (Years) 1 5 1 3
Base Rent $12.00 $13.20 $14.88 $14.50
Reimbursements Modified Gross Industrial Gross Modified Gross Modified Gross Escalations 3.00% 3.00% 3.00% 3.00%
Rent Per SF/Mo $1.00 $1.10 $1.24 $1.21
Conditions of Lease Similar Similar Similar Similar
Market Conditions (Time) 0.4% 0.6% 3.9% 4.8%
Subtotal $1.00 $1.11 $1.29 $1.27
Location Similar Similar Similar Similar
Size Similar Sig. Inferior Inferior Inferior
Age/Condition Superior Slightly Superior Slightly Superior Superior Quality of Finish Slightly Superior Similar Similar Slightly Superior Parking Superior Similar Superior Superior
Access/Exposure Slightly Inferior Inferior Inferior Inferior Other Similar Similar Similar Similar
Overall Comparison Inferior Inferior Superior Superior
Indicated Rent Per SF / Mo $1.00 $1.11 $1.29 $1.27
Indicated Rent
Source: CBRE
$1.25
Item Title: 11.2
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CONCLUSION
Based on the foregoing discussion of comparability, the subject property may be arrayed with the comparables as shown:
Item No. Overall Compatibility Cumulative Adjusted Price Per Square Foot
3 Superior $1.29
4 Superior $1.27
Subject Property
2 Inferior $1.11
1 Inferior $1.00
Compiled by CBRE
RENTAL ARRAY
The preceding analysis indicates a value within a range of $1.00 per square foot per month to $1.29 per square foot per month. The subject is bracketed between rents 2 and 4. Rent 2 is significantly inferior for its size and access but is offset by its slightly superior condition. Rent 4 is superior for condition and parking and is slightly superior for quality. These points of superiority are only partially offset by its inferior size related to the economies of scale, as well as access.
Accordingly, our opinion of the fair market rent per square foot per month, as of the date of this report, is as follows:
RENTAL VALUE INDICATION
Indicated Rent Per SF/Mo $1.25
Compiled by CBRE
Documentation was requested related to the existing lease at the site for the tire shop and the owners declined to provide the lease or rent roll. We have based the analysis on market- supported rental conclusions.
OPERATING EXPENSE ANALYSIS
Expense Comparables
The following chart summarizes expenses obtained from recognized industry publications and/or comparable properties.
Item Title: 11.2
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Comparable Number 1 2 3 4
Location Carson Van Nuys Chino Azusa
Vintage 1970's 1950's 1980's 1990's
Period 2024 2024 2023 2022
Revenues $/SF $/SF $/SF $/SF
Potential Rental Income $23.84 $18.44 $11.81 $19.80
Vacancy $0.00 $0.00 $0.00 $0.00
Credit Loss $0.00 $0.00 $0.00 $0.00
Net Rental Income $23.84 $18.44 $11.81 $19.80
Expense Reimbursements $2.19 $0.00 $0.52 $0.00
Vacancy & Credit Loss $0.00 $0.00 $0.00 $0.00
Subtotal Effective Other Income $2.19 $0.00 $0.52 $0.00 Other Income $0.00 $0.00 $0.00 $0.00
Total Other Income $2.19 $0.00 $0.52 $0.00
Effective Gross Income $26.03 $18.44 $12.33 $25.89
Expenses
Real Estate Taxes $0.96 $2.16 $0.98 $1.29
Property Insurance $0.53 $0.27 $0.47 $0.62
Administrative & General $0.18 $0.06 $0.08 $0.02
Building Maintenance $0.52 $0.00 $0.32 $0.70
Common Area Maintenance $0.00 $0.00 $0.00 $0.00
Management Fee $0.84 $0.00 $0.00 $0.37
Other $0.00 $0.00 $0.00 $0.00
Replacement Reserves $0.00 $0.00 $0.00 $0.00
Total Operating Expenses $3.03 $2.49 $1.85 $3.00
Operating Expenses Excluding Taxes $2.07 $0.33 $0.87 $1.71 Operating Expense Ratio 11.6% 13.5% 15.0% 11.6%
Management Fee (% of EGI) 3.2% 0.0% 0.0% 1.4%
² The median total differs from the sum of the individual amounts.
Compiled by CBRE
A discussion of each expense category is presented on the following pages.
Item Title: 11.2
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EXPENSE ANALYSIS
A summary of our conclusions is provided below:
COMPARABLE EXPENSE ANALYSIS
Subject
Period Comp 1 Comp 2 Comp 3 Comp 4 Conclusion
Location Carson Van Nuys Chino Azusa
Year Built 1979 1959 1989 1997
Period 2024 2024 2023 2022
Range Names $/SF/Yr $/SF/Yr $/SF/Yr $/SF/Yr $/SF/Yr Effective Gross Income $26.03 $18.44 $12.33 $25.89 $14.70 Expenses
Real Estate Taxes $0.96 $2.16 $0.98 $1.29 $3.20
Property Insurance $0.53 $0.27 $0.47 $0.62 0.40
Administrative & General $0.18 $0.06 $0.08 $0.02 -
Building Maintenance $0.52 $0.00 $0.32 $0.70 -
Common Area Maintenance $0.00 $0.00 $0.00 $0.00 -
Management Fee $0.84 $0.00 $0.00 $0.37 3.00% 0.44
Other $0.00 $0.00 $0.00 $0.00 -
Replacement Reserves $0.00 $0.00 $0.00 $0.00 -
Total Operating Expenses $3.03 $2.49 $1.85 $3.00 $4.04
Operating Expenses Excluding Taxes $2.07 $0.33 $0.87 $1.71 $0.84 Operating Expense Ratio 11.6% 13.5% 15.0% 11.6% 27.5%
Management Fee 3.2% 0.0% 0.0% 1.4% 3.0%
Compiled by CBRE
Comparables
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 126
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CBRE VALUATION & ADVISORY SERVICES 56 © 2025 CBRE, INC
DIRECT CAPITALIZATION
Direct capitalization is a method used to convert a single year’s estimated stabilized net operating income into a value indication. The following subsections represent different techniques for deriving an overall capitalization rate.
Comparable Sales
The overall capitalization rates (OARs) confirmed for the comparable sales analyzed in the sales comparison approach are as follows:
COMPARABLE CAPITALIZATION RATES
Sale Sale Price
Sale Date Address City $/SF Occupancy OAR
1 Jan-25 27437 E. 5th Street Highland $188.24 100% 6.57% 2 Nov-24 2570 S. Santa Fe Avenue Vista $481.27 100% 6.47% 3 Nov-24 859-869 W. 18th Street Costa Mesa $330.25 100% 4.56% 4 Sep-24 2911 N. Orange Olive Road Orange $119.72 100% 5.84% 5 Apr-24 15151-15167 Moran Street Westminster $309.42 100% 4.00% 6 Nov-23 1131-1135 W. 1st Street Santa Ana $296.49 100% 4.71% 7 Aug-23 596 Apollo Street Brea $401.69 100% 7.25%
8 Jun-23 6141 Quail Valley Court Riverside $467.59 100% 5.95% Indicated OAR: 4.00%-7.25%
Compiled by CBRE
The overall capitalization rates for these sales were derived based upon the actual income characteristics of the property. All sales occurred within the past two years. Therefore, primary emphasis has been placed upon the more recent data, which is generally reflective of current market trends, interest rates, and buyer’s expectations and motivation in the market. Each of these sales shows a similar tenancy structure with regard to stability and credit rating, whereby little if any adjustment adjustments are required when compared with the subject.
OVERALL CAPITALIZATION RATE - CONCLUSION
Source Indicated OAR
Comparable Sales 4.00%-7.25%
PWC Pacific Region 5.41%
CBRE Estimate 4.25%
Compiled by CBRE
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 127
Menifee Mayor and City Council
July 16, 2025
Page
1365 of 2087
Singh Property Income Capitalization Approach
CBRE VALUATION & ADVISORY SERVICES 57 © 2025 CBRE, INC
Direct Capitalization Summary
A summary of the direct capitalization is illustrated in the following chart.
DIRECT CAPITALIZATION SUMMARY
Income $/SF/Yr Total
Potential Rental Income $15.00 $16,380
Vacancy & Credit Loss 2.00% (0.30) (328)
Net Rental Income $14.70 $16,052
Other Income 0.00 0
Total Other Income $0.00 $0
Effective Gross Income $14.70 $16,052
Expenses
Real Estate Taxes $3.20 3,494
Property Insurance 0.40 437
Management Fee 3.00% 0.44 482
Total Operating Expenses $4.04 $4,413
Operating Expense Ratio 27.49%
Net Operating Income $10.66 $11,640
OAR ÷ 4.25%
Matrix Analysis Cap Rate Value
4.25% $273,874
Compiled by CBRE
IMPROVED VALUE INDICATION
The subject is a single-unit tire shop in a market that is less investor driven than other submarkets in the inland empire region. Therefore, we have concluded that the sales comparison approach, as indicated in the following table, is the appropriate indicated value for the improved area.
Sales Comparison Approach Income Approach
Tire Shop Site $327,600 $273,874
Compiled by CBRE
IMPROVED VALUE INDICATION
We have concluded to the value indicated by the sales comparison approach, as the local market is far more likely to find owner user buyers for this asset category than investor buyers. This is the value that is applied to the 12,850 square foot tire shop “site”.
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 128
Menifee Mayor and City Council
July 16, 2025
Page
1366 of 2087
Singh Property Value Indication for the Larger Parcel
CBRE VALUATION & ADVISORY SERVICES 58 © 2025 CBRE, INC
Value Indication for the Larger Parcel
The overall value of the larger parcel is indicated as the sum of the value of the partitioned tire shop area, the value excess land, and the value of the site improvements, which is detailed in the following section.
IMPROVED TIRE SHOP AREA
The tire shop improvements at the subject property make up a floor -to-area ratio (FAR) of .016:1 and are configured along the northeasterly quadrant of the overall site. This is portion is directly impacted by the proposed acquisitions. As a result, we have partitioned the northeast quadrant and have estimated that approximately 12,850 square feet of land can be applied to the tire shop, effectively increasing the FAR to .085:1 , which is slightly more common for the area . The remainder of the unimproved site area is considered to be excess land, in which we apply the price per square foot value from the land valuation section in the subsequent table.
VALUE OF THE IMPROVED TIRE SHOP
Indicated Value of Tire Shop Site $327,600
Compiled by CBRE
EXCESS LAND
As a result of the partitioning of the tire shop area, the remaining excess land is 57,350 square feet. The price per square foot indicated in the land valuation section is applied directly to the excess land area in the following table.
VALUE OF THE EXCESS LAND
Indicated Value Per Square Foot (Land) $13.00
Excess Land Area 57,350
Indicated Value $745,550
Compiled by CBRE
This land is given full redevelopment value and is currently configured as a site for parking and storing trucks, which generates rental revenue.
SITE IMPROVEMENTS
The site improvements include a wrought iron fence and gate along the Ethanac Road and Sherman Road frontages. Many of the comparable land and improved comparable sales include perimeter fencing in the respective indicated price per square foot . It is also noted that the fencing is protected in place or will be replaced in like kind by the acquiring agency.
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 129
Menifee Mayor and City Council
July 16, 2025
Page
1367 of 2087
Singh Property Value Indication for the Larger Parcel
CBRE VALUATION & ADVISORY SERVICES 59 © 2025 CBRE, INC
INDICATED VALUE OF THE LARGER PARCEL
As stated earlier, we consider the value of the larger parcel to be the sum of the partitioned improved tire shop area and the excess land.
LARGER PARCEL VALUE CONCLUSION
Tire Shop Site $327,600
Excess Land $745,550
Indicated Value $1,073,150
Compiled by CBRE
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 130
Menifee Mayor and City Council
July 16, 2025
Page
1368 of 2087
Singh Property Valuation of the Parts Acquired
CBRE VALUATION & ADVISORY SERVICES 60 © 2025 CBRE, INC
Valuation of the Parts Acquired
Having developed an opinion of the highest and best use and the fair market value of the subject larger parcel, we now proceed to analyze the rights to be acquired, and to consider the impacts that the project may have on the portion of the property that is not within the boundaries of the easement (i.e., the unencumbered remainder parcel).
METHODOLOGY FOR VALUATION OF PARTS ACQUIRED
The first step in determining the fair market value associated with the parts acquired is to value the permanent parts to be acquired as part of the larger parcel. This includes the permanent acquisitions that exist into perpetuity. The next step in the analysis is to determine the net severance damages, if any, that accrue to the remainder by reason of the acquisition and the construction of the project in the manner proposed. This analysis involves determining the value of the remaining property before and after the acquisition. Severance damages that are calculated are then offset by project benefits, if any, resulting in net severance damages to the remainder parcel.
Our valuation analysis concludes with a summary that presents the opinions derived from the preceding studies, and specifically identifies our conclusions regarding the fair market value of the proposed acquisition.
THE PROPOSED RIGHT OF WAY PROJECT
The City of Menifee is requiring a widening of Ethanac Road to accommodate an expected increase in vehicular traffic. This is a smaller widening than the overall eventual widening planned for Ethanac Road. The subject is being impacted by the acquisitions associated only with this initial project.
There will be an eventual requirement of 100 feet from the center line of Ethanac Road.
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 131
Menifee Mayor and City Council
July 16, 2025
Page
1369 of 2087
Singh Property Valuation of the Parts Acquired
CBRE VALUATION & ADVISORY SERVICES 61 © 2025 CBRE, INC
PROPOSED ACQUISITION
As a result of the project in the manner proposed, a permanent acquisition is required on the subject property for the purpose of street widening. The permanent easement acquisition will be located at the northeasterly corner of the subject larger parcel, extending along the intersection at Ethanac Road and Sherman Road . This acquisition reduces the area of the northeast corner of the larger parcel and is 2,370 square feet in size. The purpose of this acquisition is for street widening and redevelopment of the Ethanac Road and Sherman Road right of way. There is also a temporary construction easement.
The acquisitions required at the subject property are indicated in the following table.
PROPOSED ACQUISITION SUMMARY
Acquisition Purpose Land Area Affected (SF)
Permanent Public Street and Utility Easement Street Improvement 2,370 Temporary Construction Easement Construction 3,910
Compiled by CBRE
The intended use of the acquisition will be in conjunction with the widening of Ethanac Road.
Permanent Parts Acquired
The permanent acquisition impacting the larger parcel consists solely of a permanent acquisition of the fee rights of the impacted area. This area will be severed from the remainder and is valued at 100% of the concluded unit value (per square foot) for the overall larger parcel. We note that this area is located along the perimeter of the site and does not impact the structural improvements at the site.
PERMANENT ACQUISITION VALUE CONCLUSION
The value of the proposed easement is based upon its pro-rata contributory value to the whole property. Easements of this type are usually valued as percentage of fee value. The following chart illustrates typical encumbrances, and their impact based on the degree of rights affected.
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 132
Menifee Mayor and City Council
July 16, 2025
Page
1370 of 2087
Singh Property Valuation of the Parts Acquired
CBRE VALUATION & ADVISORY SERVICES 62 © 2025 CBRE, INC
The easement is intended to allow constructing, maintaining and repairing the right-of-way, over, across, under, and through the Easement Area. The following easement matrix includes consideration for the type of impact the proposed acquisition has on the impacted areas.
Easement Valuation Matrix
Percentage of Fee Impact Potential Types of Easements
90% - 100% Severe impact on surface use
Conveyance of future uses
Overhead electric, flowage
easements, railroad right of way,
irrigation canals, exclusive access
easements
75% - 89% Major impact on surface use
Conveyance of future uses
Overhead electric, pipelines,
drainage easements, railroad right
of way, flowage easements
51% - 74% Some impact on surface use
Conveyance of ingress/egress rights Pipelines, scenic easements 50% Balanced use by both owner and
easement holder
Water or sewer lines, cable lines,
telecommunications
26% - 49% Location along a property line location
across non-usable land area Water or sewer line, cable lines 11% - 25%
Subsurface or air rights with minimal
effect on use and utility
Location with a setback
Air rights, water or sewer line
0% - 10% Nominal effect on use and utility Small subsurface easement Right of Way Magazine, “The Valuation of Easements”, Sherwood, November/December 2014
We note that the permanent acquisition will result in severe impacts to the property rights. This results in a complete loss of contributory value for the permanent acquisition area.
PERMANENT ACQUISITIONS
Item
Land Area
(SF)
Land Value
($/SF)
Indicated
Rights Acquired Indicated Value
Permanent Public Street
and Utility Easement 2,370 $13.00 100% $30,810
Total 2,370 $30,810
Compiled by: CBRE
Site Improvements
There is a wrought iron fence and a sliding wrought iron gate that will be impacted by the proposed acquisition. These are the only site improvements located within the acquisition area.
The fence was reportedly built within the past 6 years and is high quality construction.
In the before condition, the fence is 534 linear square feet along the Ethanac and Sherman road frontages.
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 133
Menifee Mayor and City Council
July 16, 2025
Page
1371 of 2087
Singh Property Valuation of the Parts Acquired
CBRE VALUATION & ADVISORY SERVICES 63 © 2025 CBRE, INC
In the before condition, there are 284± linear feet of fencing that will be realigned to match up with the newly formed perimeter. In the after condition, only 261± feet of fencing will be required, much of it unchanged from the original configuration and some of it realigned with the new boundary. We have been instructed by the client that the realignment of the fence will be completed at no cost to the property owner. There is a loss of 23 linear feet of fencing that is included in our compensation estimate. There are also additional site improvements included in our analysis.
We utilized Marshall Valuation Service (MVS) for the cost estimate for the impacted site improvements. The cost for wrought iron fencing can be found on Page 4 of Section 66. We utilized an above average base cost for both improvements. The unit indicated in the following table is based on the planimetric measurement of each improvement. The cost for concrete curbs and aprons can be found on Page 2 of Section 66. We utilized an above average cost for this improvement.
The size and depreciation of the site improvements in the proposed acquisition area was measured based on estimations from the inspection and acquisition exhibits provided by the client.
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 134
Menifee Mayor and City Council
July 16, 2025
Page
1372 of 2087
Singh Property Valuation of the Parts Acquired
CBRE VALUATION & ADVISORY SERVICES 64 © 2025 CBRE, INC
VALUATION OF SITE IMPROVEMENTS
Site Improvement Quantity Unit Cost Depreciation
Replacement
Cost New
Wrought Iron Fence SF 138 $30.76 10% $3,820.39
Concrete Apron SF 265 $9.84 20% $2,086.08
Concrete Curb LF 174 $22.15 20% $3,083.28
Subtotal $8,989.75
Add Indirect Costs @ 10% $898.98
Subtotal $9,888.73
Add Entrepreneurial Profit @ 15% $1,483.31
Total Depreciated Site Improvements $11,372.04
Rounded $11,372
*Source: Marshall Valuation Service; Includes local and current multipliers Compiled by: CBRE
Mitigation Costs
It is important to note that the client has stated the perimeter fence can be realigned or replaced at no cost to the property owner. Mitigation efforts related to the fence are therefore not included as a line item in the analysis.
The mitigation cost includes a replacement of the concrete apron at the location of the new driveway, the cost of which can be found in MVS Section 66, Page 1. An above average cost was utilized for grading purposes.
We have concluded that the cost of new site improvements in the after condition exceed the depreciated cost of the site improvements in the before condition.
MITIGATION COST ANALYSIS
Site Improvement Quantity Unit Cost
Replacement
Cost New
Grading SF 250 $0.98 $245.00
Concrete Apron SF 265 $9.84 $2,607.60
Concrete Curb LF 174 $22.15 $3,854.10
Subtotal $6,706.70
Add Indirect Costs @ 10% $670.67
Subtotal $7,377.37
Add Entrepreneurial Profit @ 15% $1,106.61
Total Depreciated Site Improvements $8,483.98
Rounded $8,484
*Source: Marshall Valuation Service; Includes local and current multipliers Compiled by: CBRE
The difference between the cost for a new driveway and the loss of the original driveway result in mitigation costs, necessary to restore the property to a similar condition after the acquisition. We have therefore included mitigation costs in the following table to offset the higher cost to replace the depreciated driveway improvements in the before condition with a new fence in the after condition. The cost of the fence is not included.
In the before condition, the gate and curb cut are approximately 25 feet from the corner of the larger parcel. As indicated in the previous acquisition exhibit, we estimate that the gate and curb Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 135
Menifee Mayor and City Council
July 16, 2025
Page
1373 of 2087
Singh Property Valuation of the Parts Acquired
CBRE VALUATION & ADVISORY SERVICES 65 © 2025 CBRE, INC
cut will be reconfigured with the appropriate 25 -foot distance from the new corner of the site in the after condition.
MITIGATION COSTS
Cost New Site Improvements (After Condition) $8,484
Depreciated Cost (Before Condition) $6,539
Indicated Value $1,945
Compiled by CBRE
The mitigation costs are added to the overall compensation after consideration of damages. It is noted that the existing fence may potentially be realigned, but we have included costs assuming that new lengths of fence will be used in the after condition.
Overall Value of the Permanent Parts Acquired
The value of the site improvements is based on information compiled from MVS and is indicated in the previous table. The value of the underlying land is combined with the value of the impacted site improvements in the following table.
OVERALL VALUE OF THE PERMANENT PARTS ACQUIRED
Parts Acquired Indicated Value
Land in Acquisition Area $30,810
Improvements in the Acquisition Area $11,372
Total $42,182
Compiled by: CBRE
Value of the Remainder as a Portion of the Whole
By deducting the value of the permanent acquisition from the value of the larger parcel, the value of the remainder as part of the whole is concluded.
REMAINDER AS A PORTION OF THE WHOLE
Tire Shop Value Per Sales Comparison Approach $327,600
Excess Land $745,550
Less: Permanent Acquisition (Land Only) -$42,182
Remainder as a Portion of the Whole $1,030,968
Compiled by CBRE
The figure above is useful for comparison purposes, with the value of the remainder in the after condition, as the method for estimating severance damages to the remainder. Only the land value is considered in this analysis.
Value of the Remainder in the After Condition
To make a determination of the value of the remainder in the after condition before consideration of benefits, we consider the impact of the permanent acquisitions on the remainder.
There is a permanent loss of land that is part of the tire shop site in the before condition. In the after condition, we have assumed that this land area will be replaced by using additional excess Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 136
Menifee Mayor and City Council
July 16, 2025
Page
1374 of 2087
Singh Property Valuation of the Parts Acquired
CBRE VALUATION & ADVISORY SERVICES 66 © 2025 CBRE, INC
land and applying it to the shop site . It is again noted that th e structural improvements are not directly impacted by the proposed acquisition. However, the site devoted to the tire shop will be initially reduced in the after condition.
The size of the dedicated tire shop “site” area is 12,850 square feet in the before condition . We are ensuring in this analysis that, in the after condition, the tire shop has a similar amount of land devoted to it to allow for the improvements to maintain the same value. That land can be added along the eastern or southern boundaries of the tire shop site. In order to accomplish this , we are reducing even further the area of the additional excess land.
The tire shop site is losing its rectangular shape and land located along Ethanac Road.
Therefore, we are not only restoring, but also increasing the area of the site devoted to the tire shop to offset the loss. We are increasing the tire shop “site” from 12,850 square feet to 14,630 square feet, which allows the tire shop improvements to conform to more typical floor to area ratios (FARs) throughout the market. We have concluded that the superior FAR in the after condition offsets the slightly irregular shape and configuration in the after condition. The primary change in the after condition is that the 8 feet of frontage being lost will be replaced a larger amount of land to the east and south of the structural improvements.
This results in an additional loss of excess land in the after condition and results in a conclusion of severance damages.
Item Land Area
(SF)
Price Per
Square Foot
Remaining
Interest
Indicated
Value
Tire Shop Site 14,630 N/A 100% $327,600
Unencumbered Remainder - Excess Land 53,200 $13.00 100% $691,600 Fee Acquisition 2,370 $13.00 0% $0
Total 70,200 $1,019,200
Compiled by: CBRE
REMAINDER IN THE AFTER CONDITION BEFORE CONSIDERING BENEFITS
It is again noted that the existing structural improvements are not directly impacted by the acquisition. The future potential development of the site is proportionally decreased by the size of the acquisition area.
Severance Damages
Severance damages are equal to the difference between the remainder as a portion of the whole and the value of the remainder in the after condition.
SEVERANCE DAMAGES
Value of the Remainder as Part of the Whole $1,030,968 Value of the Remainder in the After Condition $1,019,200 Total $11,768
Compiled by: CBRE
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 137
Menifee Mayor and City Council
July 16, 2025
Page
1375 of 2087
Singh Property Valuation of the Parts Acquired
CBRE VALUATION & ADVISORY SERVICES 67 © 2025 CBRE, INC
The highest and best use of the remainder as vacant in both the before and after conditions remains the same and functional utility, in the after condition, is considered to be generally similar.
Benefits
We have not concluded that the site will have any quantifiable benefits from the project, particularly because this project does not fulfil the ultimate right of way requirement for the eventual complete redevelopment of Ethanac Road.
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 138
Menifee Mayor and City Council
July 16, 2025
Page
1376 of 2087
Singh Property Valuation of the Parts Acquired
CBRE VALUATION & ADVISORY SERVICES 68 © 2025 CBRE, INC
FAIR MARKET VALUE OF THE TEMPORARY EASEMENTS
Based on our understanding of the requirements for this project, a temporary construction easement will be required at the subject property. The TCE will be needed during the construction of road and utility improvements and will be non -exclusive, even during the construction.
A temporary easement reflects a transaction equivalent to a rental of the land for the period of construction. It can be evaluated on the basis of negotiated land rental transactions, or (in the absence of directly relevant market transactions) a rate of return may be applied to the value of the underlying land. In this appraisal, we have relied on the latter.
The value of the subject land encumbered by the TCE is expressed as the value per square foot based on the unit value of the larger parcel.
Public agencies are among the more active lessors of land. For many years many public agencies have publicly stated that they seek up to 10% land capitalization rates when they lease land. The reality is that this is typically a starting point for negotiations and actual rates are often lower. The rates at the high end of the range in the table below are asking rates, not rates that are achieved.
Due to the numerous requests for anonymity by the public agency personnel whom we interviewed, we summarize our findings in the following table.
SUMMARY OF REPORTED LAND LEASING PRACTICES - SOUTHERN CALIFORNIA No. Agency
1 City of Pasadena 5.0% - 6.0%
2 City of Riverside 8.0% - 10.0%
3 County of Orange 7.0% - 10.0%
4 County of San Diego 6.5% - 8.0%
5 Los Angeles County Metropolitain Transportation Authority 6.0% - 10.0% 6 Port of Long Beach 6.0% - 10.0%
7 Port of Los Angeles 10.0%
8 Port of San Diego 9.5%
9 U.S. Bureau of Land Management 5.27% +
10 Los Angeles Department of Water and Power 5.0%
¹ Quoted as a percentage of underlying land value.
Rate of Return Requirement¹
The current rates of return on land leases have led us to conclude that the fair market land capitalization rate range is 6% to 10% of the value of the land per year, inclusive of real estate taxes. Due to the relative ly short duration of the proposed TCE in comparison to long term leases, the rate is considered to be within the middle of the range prior to adding approximately 120 basis points to account for real estate taxes during the use period. This is concluded in conjunction with our interpretation of fair market value.
The TCE will have a duration of 36 months, or 3 years. The construction period will last for 9 months, and will be non -exclusive even during construction, allowing shared use of the areas between the acquiring agency and the property owner.
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 139
Menifee Mayor and City Council
July 16, 2025
Page
1377 of 2087
Singh Property Valuation of the Parts Acquired
CBRE VALUATION & ADVISORY SERVICES 69 © 2025 CBRE, INC
An application of the appropriate value per square foot is applied to the concluded rate of return for the land area affected by the TCE area. The indicated value of the land rental component is calculated in the following table.
TEMPORARY EASEMENT INTEREST
AreaAcquisition Area (SF)
Land Value
($/SF)
TCE Land
Value
Annual Rate
of Return
Annual Easement
Value
Duration
(Years)
Indicated
Value
TCE 3,910 $13.00 $50,830 8% $4,066 3 $12,198
Compiled by CBRE
Potential present value discounting is offset by anticipated projected rental increases over the duration of the rental period.
In addition to the land rental value of the TCE, we have concluded that there will be a potential disruption to the business operations for the tire shop tenant during the actual 9 -month construction period. As stated earlier in this report, the fair market concluded rent per month at the tire shop is $1.25 per square foot, per month. Given the non -exclusive nature of the TCE during construction, we have estimated the impact at 50% of the monthly rental rate for the 9 - month construction period.
Property Component Quantity Unit
Rent Per
Month
Contruction
Period
(Months)
Impact
Percentage
Concluded
Temporary
Severance
Damage
Tire Shop SF 1,092 $1.50 9 50% $7,371
Concluded Temporary Severance Damages $7,371
Compiled by: CBRE
TEMPORARY SEVERANCE DAMAGES
Overall Value - Temporary Property Rights
The total value of the TCE area is indicated in the following table.
TEMPORARY EASEMENT INTEREST
AreaItem Indicated Value
Land Rental Component $12,198
Temporary Severance Damages $7,371
Fair Market Value of Temporary Property Rights $19,569
Compiled by CBRE
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 140
Menifee Mayor and City Council
July 16, 2025
Page
1378 of 2087
Singh Property Valuation of the Parts Acquired
CBRE VALUATION & ADVISORY SERVICES 70 © 2025 CBRE, INC
Valuation Summary
On the preceding pages, we have developed opinions concerning the larger parcel and the components of it which are relevant to proposed acquisitions. The following valuation summary presents our conclusions of the total fair market value of property rights proposed for acquisition from the subject property.
VALUATION SUMMARY
Date of Value: April 02, 2025
Permanent Property Rights
Larger Parcel (Land Only) $1,073,150
Value of Permanent Land Acquired (Land Only) $30,810
Value of Impacted Site Improvements $11,372
Permanent Parts Acquired $42,182 $42,182
Remainder as Part of the Whole (Land Only) $1,030,968
$1,019,200
Severance Damages $11,768
Benefits $0
Net Severance Damages $11,768 $11,768
Mitigation Costs $1,945 $1,945
Temporary Property Rights
Temporary Construction Easement - Land Rent $12,198
Temporary Severance Damages $7,371
Total Value of Temporary Easements $19,569 $19,569
Total Fair Market Value of Proposed Acquisition $75,464 Rounded $76,000
Compiled by CBRE
Remainder in the After Condition (Land Only)
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 141
Menifee Mayor and City Council
July 16, 2025
Page
1379 of 2087
Singh Property Valuation of the Parts Acquired
CBRE VALUATION & ADVISORY SERVICES 71 © 2025 CBRE, INC
SPECIAL ASSUMPTIONS
• We have relied on acquisition areas that have been determined based on the Ethanac Road street improvement plans and SCE power pole relocation designs. We assume that these are correct.
The areas have also been defined in part by exhibits presented in this report. • We have been instructed that the perimeter fence and electrical conduit to the gates will be protected in place or repaired/replaced in like kind during construction at no cost to the property owner. This will preclude the property owner from financial responsibility for the cost of realigning. the fence. As such, our analysis does not consider the cost of realigning or replacing portions of the fence.
• Section 1263.330 of the California Code of Civil Procedure requires the appraiser to not consider any effect on the value of the property from the project, the eminent domain proceeding, or any preliminary actions of the acquiring agency. The appraisers investigated the real estate market for any influence these issues may have had in the market data selected and analyzed and could not find any. Therefore, we have prepared the appraisal analysis of the subject property in the “before" condition under the extraordinary assumption that these activities have no effect on the value conclusions stated in this appraisal report. The use of this extraordinary assumption may have affected the assignment results.
• The valuation of the "after" condition of the larger parcel requires the hypothetical condition that as of the date of value, the project has been completed per the descriptions, plans and specifications presented in this appraisal report. This may have affected the selection and analysis of comparable market data, the discussion of market trends and the description of the property.
The use of this hypothetical condition may have affected the assignment results.
EXTRAORDINARY ASSUMPTIONS:
An extraordinary assumption is defined as “an assignment-specific assumption as of the effective date regarding uncertain information used in an analysis which, if found to be false, could alter the appraiser’s opinions or conclusions.”
HYPOTHETICAL CONDITIONS:
A hypothetical condition is defined as “a condition, directly related to a specific assignment, which is contrary to what is known by the appraiser to exist on the effective date of the assignment results but is used for the purposes of analysis.”
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 142
Menifee Mayor and City Council
July 16, 2025
Page
1380 of 2087
Singh Property Assumptions and Limiting Conditions
CBRE VALUATION & ADVISORY SERVICES 72 © 2025 CBRE, INC
Assumptions and Limiting Conditions
1. CBRE, Inc. through its appraiser (collectively, “CBRE”) has inspected through reasonable observation the subject property. H owever, it is not possible or reasonably practicable to personally inspect conditions beneath the soil and the entire interior and exterior of the improvements on the subject property . Therefore, no representation is made as to such matters.
2. The report, including its conclusions and any portion of such report (the “Report”), is as of the date set forth in the letter of transmittal and based upon the information, market, economic, and property conditions and projected levels of operation existing as of such date. The dollar amount of any conclusion as to value in the Report is based upon the purchasing power of the U.S. Dollar on such date. The Report is subject to change as a result of fluctuations in any of the foregoing. CBRE has no obligation to revise the Report to reflect any such fluctuations or other events or conditions which occur subsequent to such date.
3. Unless otherwise expressly noted in the Report, CBRE has assumed that:
(i) Title to the subject property is clear and marketable and that there are no recorded or unrecorded matters or exceptions to title that would adversely affect marketability or value. CBRE has not examined title records (including without limitation liens, encumbrances, easements, deed restrictions, and other conditions that may affect the title or use of the subject property) and makes no representations regarding title or its limitations on the use of the subject property . Insurance against financial loss that may arise out of defects in title should be sought from a qualified title insurance company.
(ii) Existing improvements on the subject property conform to applicable local, state, and federal building codes and ordinances, are structurally sound and seismically safe, and have been built and repaired in a workmanlike manner according to standard practices; all building systems (mechanical/electrical, HVAC, elevator, plumbing, etc.) are in good working order with no major deferred maintenance or repair required; and the roof and exterior are in good condition and free from intrusion by the elements. CBRE has not retained independent structural, mechanical, electrical, or civil engineers in connection with this appraisal and, therefore, makes no representations relative to the condition of improvements. CBRE appraisers are not engineers and are not qualified to judge matters of an engineering nature , and furthermore structural problems or building system problems may not be visible. It is expressly assumed that any purchaser would, as a precondition to closing a sale, obtain a satisfactory engineering report relative to the structural integrity of the property and the integrity of building systems.
(iii) Any proposed improvements, on or off-site, as well as any alterations or repairs considered will be completed in a workmanlike manner according to standard practices.
(iv) Hazardous materials are not present on the subject property. CBRE is not qualified to detect such substances.
The presence of substances such as asbestos, urea formaldehyde foam insulation, contaminated groundwater , mold, or other potentially hazardous materials may affect the value of the property. (v) No mineral deposit or subsurface rights of value exist with respect to the subject property , whether gas, liquid, or solid, and no air or development rights of value may be transferred . CBRE has not considered any rights associated with extraction or exploration of any resources, unless otherwise expressly noted in the Report. (vi) There are no contemplated public initiatives, governmental development controls, rent controls , or changes in the present zoning ordinances or regulations governing use, density, or shape that would significantly affect the value of the subject property.
(vii) All required licenses, certificates of occupancy, consents, or other legislative or administrative authority from any local, state, nor national government or private entity or organization have been or can be readily obtained or renewed for any use on which the Report is based.
(viii) The subject property is managed and operated in a prudent and competent manner, neither inefficient ly or super-efficiently.
(ix) The subject property and its use, management, and operation are in full compliance with all applicable federal, state, and local regulations, laws, and restrictions, including without limitation environmental laws, seismic hazards, flight patterns, decibel levels/noise envelopes, fire hazards, hillside ordinances, density, allowable uses, building codes, permits, and licenses.
(x) The subject property is in full compliance with the Americans with Disabilities Act (ADA) . CBRE is not qualified to assess the subject property’s compliance with the ADA, n otwithstanding any discussion of possible readily achievable barrier removal construction items in the Report.
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 143
Menifee Mayor and City Council
July 16, 2025
Page
1381 of 2087
Singh Property Assumptions and Limiting Conditions
CBRE VALUATION & ADVISORY SERVICES 73 © 2025 CBRE, INC
(xi) All information regarding the areas and dimensions of the subject property furnished to CBRE are correct, and no encroachments exist. CBRE has neither undertaken any survey of the boundaries of the subject property nor reviewed or confirmed the accuracy of any legal description of the subject property.
Unless otherwise expressly noted in the Report, no issues regarding the foregoing were brought to CBRE’s attention, and CBRE has no knowledge of any such facts affecting the subject property. If any information inconsistent with any of the foregoing assumptions is discovered , such information could have a substantial negative impact on the Report. Accordingly, if any such information is subsequently made known to CBRE , CBRE reserves the right to amend the Report, which may include the conclusions of the Report . CBRE assumes no responsibility for any conditions regarding the foregoing , or for any expertise or knowledge required to discover them. Any user of the Report is urged to retain an expert in the applicable field(s) for information regarding such conditions.
4. CBRE has assumed that all documents, data and information furnished by or behalf of the client, property owner, or owner’s representative are accurate and correct, unless otherwise expressly noted in the Report. Such data and information include, without limitation, numerical street addresses, lot and block numbers, Assessor’s Parcel Numbers, land dimensions, square footage area of the land, dimensions of the improvements, gross building areas, net rentable areas, usable areas, unit count, room count, rent schedules, income data, historical operating expenses, budgets, and related data. Any error in any of the above could have a substantial impact on the Report.
Accordingly, if any such errors are subsequently made known to CBRE , CBRE reserves the right to amend the Report, which may include the conclusions of the Report. The client and intended user should carefully review all assumptions, data, relevant calculations, and conclusions of the Report and should immediately notify CBRE of any questions or errors within 30 days after the date of delivery of the Report.
5. CBRE assumes no responsibility (including any obligation to procure the same) for any documents, data or information not provided to CBRE, including without limitation any termite inspection, survey or occupancy permit.
6. All furnishings, equipment and business operations have been disregarded with only real property being considered in the Report, except as otherwise expressly stated and typically considered part of real property.
7. Any cash flows included in the analysis are forecasts of estimated future operating characteristics based upon the information and assumptions contained within the Report. Any projections of income, expenses and economic conditions utilized in the Report, including such cash flows, should be considered as only estimates of the expectations of future income and expenses as of the date of the Report and not predictions of the future. Actual results are affected by a number of factors outside the control of CBRE, including without limitation fluctuating economic, market, and property conditions. Actual results may ultimately differ from these projections, and CBRE does not warrant any such projections.
8. The Report contains professional opinions and is expressly not intended to serve as a ny warranty, assurance or guarantee of any particular value of the subject property. Other appraisers may reach different conclusions as to the value of the subject property. Furthermore, market value is highly related to exposure time , promotion effort, terms, motivation, and conclusions surrounding the offering of the subject property . The Report is for the sole purpose of providing the intended user with CBRE’s independent professional opinion of the value of the subject property as of the date of the Report. Accordingly, CBRE shall not be liable for any losses that arise from any investment or lending decisions based upon the Report that the client, intended user, or any buyer, seller, investor, or lending institution may undertake related to the subject property, and CBRE has not been compensated to assume any of these risks. Nothing contained in the Report shall be construed as any direct or indirect recommendation of CBRE to buy, sell, hold, or finance the subject property.
9. No opinion is expressed on matters which may require legal expertise or specialized investigation or knowledge beyond that customarily employed by real estate appraisers. Any user of the Report is advised to retain experts in areas that fall outside the scope of the real estate appraisal profession for such matters.
10. CBRE assumes no responsibility for any costs or consequences arising due to the need, or the lack of need, for flood hazard insurance. An agent for the Federal Flood Insurance Program should be contacted to determine the actual need for Flood Hazard Insurance.
11. Acceptance or use of the Report constitutes full acceptance of these Assumptions and Limiting Conditions and any special assumptions set forth in the Report. It is the responsibility of the user of the Report to read in full, comprehend and thus become aware of all such assumptions and limiting conditions. CBRE assumes no responsibility for any situation arising out of the user’s failure to become familiar with and understand the same.
12. The R eport applies to the property as a whole only , and any pro ration or division of the title into fractional interests will invalidate such conclusions , unless the Report expressly assumes such pro ration or division of interests.
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 144
Menifee Mayor and City Council
July 16, 2025
Page
1382 of 2087
Singh Property Assumptions and Limiting Conditions
CBRE VALUATION & ADVISORY SERVICES 74 © 2025 CBRE, INC
13. The allocations of the total value estimate in the Report between land and improvements apply only to the existing use of the subject property . The allocations of values for each of the land and improvements are not intended to be used with any other property or appraisal and are not valid for any such use.
14. The maps, plats, sketches, graphs, photographs , and exhibits included in this Report are for illustration purposes only and shall be utilized only to assist in visualizing matters discussed in the Report. No such items shall be removed, reproduced, or used apart from the Report.
15. The Report shall not be duplicated or provided to any unintended users in whole or in part without the written consent of CBRE, which consent CBRE may withhold in its sole discretion . Exempt from this restriction is duplication for the internal use of the intended user and its attorneys, accountants, or advisors for the sole benefit of the intended user. Also exempt from this restriction is transmission of the Report pursuant to any requirement of any court, governmental authority, or regulatory agency having jurisdiction over the intended user, provided that the Report and its contents shall not be published, in whole or in part, in any public document without the written consent of CBRE, which consent CBRE may withhold in its sole discretion . Finally, the Report shall not be made available to the public or otherwise used in any offering of the property or any security, as defined by applicable law. Any unintended user who may possess the Report is advised that it shall not rely upon the Report or its conclusions and that it should rely on its own appraisers, advisors and other consultants for any decision in connection with the subject property. CBRE shall have no liability or responsibility to any such unintended user.
16. CBRE, Inc. is not qualified to detect the existence of any potentially hazardous materials such as lead paint, asbestos, urea formaldehyde foam insulation, or other potentially hazardous construction materials on or in the land or improvements. The existence of such substances may affect the value of the property. For the purpose of this assignment, we have assumed there are no hazardous materials that would cause a loss in value to the subject.
17. A soils analysis for the site has not been provided for the preparation of this appraisal. In the absence of a soils report, it is a specific assumption that the site has adequate soils to support the highest and best use.
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 145
Menifee Mayor and City Council
July 16, 2025
Page
1383 of 2087
Singh Property, Addenda
ADDENDA
Singh Property, Addenda
ADDENDA
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 146
Menifee Mayor and City Council
July 16, 2025
Page
1384 of 2087
Singh Property, Addenda
Addendum A
QUALIFICATIONS
Singh Property, Addenda
Addendum A
QUALIFICATIONS
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 147
Menifee Mayor and City Council
July 16, 2025
Page
1385 of 2087
PROFILES
Pro Affiliations /
Accreditations
Member: Appraisal Institute
(MAI No. 479923)
Licensed: California Certified
General Real Estate Appraiser
No. AGO38741
Licensed: California Real Estate
Salesperson No. 01423238
Qualified: Expert Witness in the
Superior Court of California
President: Southern California
Chapter of the Appraisal
Institute - 2024 Executive Board
Education
B.A., Communication,
University of California,
Santa Barbara
Certified by the Appraisal
Institute’s program of
continuing education for its
designated members
CBRE
VALUATION & ADVISORY SERVICES
Adam M. Bogorad, MAI
First Vice President
Woodland Hills, CA
E [email protected]
Professional Experience
Adam M. Bogorad, MAI, is a First Vice President for CBRE's Valuation & Advisory Services (VAS). He is also a lead for the Southern California Right of Way practice, specializing in appraisals for infrastructure projects and litigation support.
Mr. Bogorad has completed a diverse range of appraisals for retail, industrial, office, multi-residential, and special-use properties. With over 17 years of experience specifically in the field of right of way appraisal and litigation support, Mr. Bogorad has performed hundreds of appraisals on a wide array of complex assignments and has testified in trial as an expert witness. He has worked on high-profile properties across Southern California from the United States Border Crossing Facility to the High-Speed Rail Project throughout the San Joaquin Valley. He has performed appraisal and consulting in the form of expert witness testimony, deposition, feasibility studies, deposit appraisals for major transportation projects, and analyses for use in tax appeals. In addition to banks, property owners, and attorneys, notable clients have included the United States Department of the Interior, Ports of Los Angeles and Long Beach, State of California, County Transportation Agencies of Los Angeles, Orange, Riverside and San Bernardino, numerous cities throughout Southern California, major utility companies, school districts, and major corporations including Walmart and McDonalds. Mr. Bogorad has extensive experience in the valuation of easements, partial acquisitions, temporary acquisitions, and damage studies related to condemnation, having been retained by both the acquiring agency and the property owner.
Mr. Bogorad has the MAI designation from the Appraisal Institute and has been recognized for his expertise and achievements, including receiving the Integra Realty Resources Excellence Award and being invited to present at the International Right of Way Association Annual Education Conference. Mr. Bogorad is an active member of the Southern California Chapter of the Appraisal Institute, having served as a Regional Representative, Education Committee Chair and Executive Board Member. Mr.
Bogorad was given the honor of being elected to serve as President of the Southern California Chapter of the Appraisal Institute in 2024. Prior to joining CBRE in 2023, he was a partner, principal, and shareholder of Integra Realty Resources - Los Angeles. ©2025 CBRE, INC.
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Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 148
Menifee Mayor and City Council
July 16, 2025
Page
1386 of 2087
PROFILES CBRE
Mr. Bogorad has completed high-profile right-of-way projects, including the California High Speed Rail project, the Los Angeles Metro Expo and Purple Line expansions, and the Redondo Beach King Harbor revitalization, among many others.
His experience encompasses litigation support related to value diminution, loss of use, eminent domain, and other issues related to real property.
His prior experience in the financial services industry offers Mr. Bogorad an insight into economic factors that impact the real estate markets. Mr. Bogorad has qualified as an expert witness in the Superior Court of California and has testified during trial. This list of representative appraisal assignments is Representative Appraisal Assignments
Metropolitan Transportation Authority of the County of Los Angeles - Purple Line Corridor: Completed appraisals for over a dozen properties in Beverly Hills and West Los Angeles that were impacted in various ways by the proposed subterranean Purple Line Metro corridor. Some of the high-profile properties included the station sites at the Veterans Administration (VA) Campus, the Westfield Century City Shopping Center, and a proposed station site at Westwood Boulevard and Wilshire Boulevard.
California High Speed Rail Project: Completed appraisals of full acquisitions and partial acquisitions (with severance and mitigation damage studies) for various property types including agricultural, commercial, industrial, residential, railroad corridors, and other special purpose property appraisals, throughout the Central Valley in California.
I-5 Widening, Mission Viejo: Completed appraisals for various property types, including commercial, residential, industrial, and special purpose, prepared directly for Caltrans. This involved preparation of “in lieu of staff” appraisals for Caltrans. 1-405 Widening, Westminster: Completed appraisals for various property types, including parcels within the Westminster Mall for the freeway widening project, with OCTA as the client. Complex analyses were required for partial acquisitions and severance damage studies.
I-10 Widening, Ontario: Completed over 20 appraisals for various property types, including the analysis of complex partial acquisitions, both temporary and permanent.
City of Riverside Metrolink Station: Completed acquisition appraisals of residential and industrial properties for the purpose of expanding a Metrolink station in the City of Riverside.
Port of Los Angeles: Retained in multiple assignments for the purpose of resetting rental rates at major terminal locations throughout the Port. The clients have included direct retention by the Port of Los Angeles and Mr. Bogorad was also selected as a third appraiser for independent analysis in instances that required a third appraisal for the Board of Harbor Commissioners.
Port of Long Beach: Set benchmark values for various properties throughout the Port, with consideration made for size, waterfront access, and orientation relative to the Gerald Desmond Bridge. Mr. Bogorad has also been engaged on assignments related to partial acquisitions within the Port of Long Beach.
Numerous NNN Leased Portfolios: These assignments have included the valuation of fast-food restaurants, shopping centers, gas stations, casual dining restaurants, surgery centers and various standalone retail stores.
AMC Movie Theater Portfolio: Appraisals and consultation for multiple AMC movie theaters across Southern California for the purposes of tax appeal.
McDonalds USA: Numerous valuation assignments for the purposes of negotiating purchases and leases for McDonalds restaurants throughout Southern California.
Hollywood and Highland / Dolby Theater: Tax appeal appraisal and consulting assignment for one of the largest landmark properties in Los Angeles. The analysis included the mixed-use development at Hollywood Boulevard and Highland Avenue and the Dolby Theater, the venue for the Academy Awards ceremony and telecast.
Carrizo Plain National Monument: Valuation services for the United States Department of the Interior of privately-owned land for federal acquisition, consistent with the Uniform Appraisal Standards for Federal Land Acquisitions (Yellow Book). ©2025 CBRE, INC.
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Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 149
Menifee Mayor and City Council
July 16, 2025
Page
1387 of 2087
PROFILES CBRE
— Brightline I-15 High Speed Rail Analysis: Valuation and consulting services for the planning stages of a corridor that would align within the I-15 Freeway right of way between Rancho Cucamonga and Apple Valley, as a component of a high speed rail corridor between Los Angeles and Las Vegas.
— Aliso Canyon Gas Leak Litigation: Appraisal, consulting, damage studies, and market analyses for the purpose of litigation support in multiple lawsuits related to the Aliso Canyon gas leak. This was the largest methane leak in U.S. history and the assignment involved consideration of multiple property types and submarkets in the San Fernando Valley. The client was Morgan, Lewis & Bockius LLP on behalf of Sempra Energy and Southern California Gas Company. — Numerous Court Cases in Los Angeles, Riverside, Orange, and San Diego Counties: Litigation support and preparation of appraisals. Qualified as designated expert witness with trial and deposition experience.
Expert Testimony
Mr. Bogorad is qualified as an expert witness in real estate valuation matters and has testified before the Superior Court of California. He has testified in jury trial and deposition. ©2025 CBRE, INC.
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Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 150
Menifee Mayor and City Council
July 16, 2025
Page
1388 of 2087
Singh Property, Addenda
Addendum B
LAND AND IMPROVED SALE DATA SHEETS
Singh Property, Addenda
Addendum B
LAND AND IMPROVED SALE DATA SHEETS
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 151
Menifee Mayor and City Council
July 16, 2025
Page
1389 of 2087
Sale Land - Industrial No. 1
4.19-Acre Industrial Land
27960 Jackson Avenue
Menifee, CA 92585
Riverside
329-141-008, -003 & 329-173-011
4.192 ac/ 182,591 sf
4.192 ac/ 182,591 sf
Raw
At Site
Rectangular
Generally Level
Property Name
Address
County
Govt./Tax ID
Area Measurement(NRA)
Land Area Net
Land Area Gross
Site Development Status
Utilities
Shape
Topography
Zoning BP, Business Park
Transaction Details
Type Sale Public Records
Interest Transferred Fee Simple 10/24/2024
Condition of Sale None 10/24/2024
Recorded Buyer NWB Menifee LLC, a Washington limited
liability company
$1,920,000
Buyer Type Other Cash to Seller
Recorded Seller HAS Investment LLC, a California Limited Liability Company
$1,920,000
Marketing Time N/A
Listing Broker Voit Real Estate Services Andrew Shirk (909) 545-8009
Doc # 2024-0321116
Primary Verification
Transaction Date
Recording Date
Sale Price
Financing
Cash Equivalent
Capital Adjustment
% Interest Purchased
Adjusted Price
Adjusted Price / ac
and / sf
$0
100%
$1,920,000
$458,048 / $10.52
Comments
This is the sale of a 4.19-acre, or 182,591 square foot three-parcel site that is located at 27960 Jackson Avenue, in Menifee. The property is located midblock on Jackson Avenue and north of Ethanac Road. The rectangularly shaped site sold in October 2024 for $1,920,000, or $10.52 per square foot. The site is zoned BP, Business Park, and is surrounded by vacant land, and legally non-conforming residential properties. The property sold as unentitled land. There are no atypical adverse conditions that impacted the sale price of the property.
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 152
Menifee Mayor and City Council
July 16, 2025
Page
1390 of 2087
Sale Land - Industrial No. 2
Property Name
Address
County
Govt./Tax ID
Area Measurement(NRA)
Land Area Net
Land Area Gross
Site Development Status
Utilities
Shape
Primary Frontage
Secondary Frontage
Topography
Flood Zone Class
Flood Panel No./ Date
Zoning
Proposed Use or Development
An Industrial Site
25775 Sherman Road
Perris, CA 92570
Riverside
Multiple
5.490 ac/ 239,144 sf
5.490 ac/ 239,144 sf
Raw
Available
Irregular
230 ft on Sherman Road
N/A
Level, At Street Grade
Zone X (Unshaded)
06065C2060H/ Aug 2014
LI, Light Industrial
Continued IOS - No Improvements
Transaction Details
Type Sale
Interest Transferred Fee Simple
Condition of Sale None
Recorded Buyer PSLQ, INC., a California corporation
Buyer Type N/A
Recorded Seller CEMEX USA Land Company, f/k/a Sunbelt
Acquisition, Inc.
Marketing Time N/A
Listing Broker Cody Clayton - JLL - 909-467-6857
Doc # 91199
Primary Verification
Transaction Date
Recording Date
Sale Price
Financing
Cash Equivalent
Capital Adjustment
% Interest Purchased
Adjusted Price
Adjusted Price / ac
and / sf
Interview with Cody Clayton on
05/24/2024
03/28/2024
03/28/2024
$3,500,000
Cash to Seller
$3,500,000
$0
100%
$3,500,000
$637,523 / $14.64
Comments
This is the sale of a 5.49-acre, or 239,144 square foot two-parcel site that is located at 25775 Sherman Road, in Perris. The property is located mid-block between SR-74 and Ethanac Road. The irregularly shaped site sold in March 2024 for $3,500,000, or $14.64 per square foot. The site is zoned LI, Light Industrial, and is surrounded by vacant land, industrial, and single-family residential uses. The property sold as unentitled land.
The agent stated that the buyer plans to park trucks on the site. There are no atypical adverse conditions that impacted the sale price of the property.
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 153
Menifee Mayor and City Council
July 16, 2025
Page
1391 of 2087
Sale Land - Industrial No. 3
Property Name
Address
County
Govt./Tax ID
Area Measurement(NRA) Land
Area Net
Land Area Gross
Site Development Status
Utilities
Shape
Primary Frontage
Topography
Zoning
Entitlement Status
Proposed Use or Development
An Industrial Site
Antelope Road between Ethanac Road &
McLaughlin Road
Menifee, CA 92585
Riverside
331-150-037
6.710 ac/ 292,288 sf
6.710 ac/ 292,288 sf
Raw
All to Site
Rectangular
467 ft on Antelope Road
Generally Level
Planning Area 2 (MNSP) - Industrial
(Menifee North Specific Plan)
None
Unknown
Transaction Details
Type Sale
Interest Transferred Fee Simple
Condition of Sale None
Recorded Buyer Motte Business Center Llc
Buyer Type End User
Recorded Seller Motte Town Center One LLC
Marketing Time N/A
Listing Broker None Known
Doc # 0069056
Primary Verification
Transaction Date
Recording Date
Sale Price
Financing
Cash Equivalent
Capital Adjustment
% Interest Purchased
Adjusted Price
Adjusted Price / ac
and / sf
Assessor Records, Land Vision, & Grant
Deed
03/09/2023
03/09/2023
$1,835,000
Cash to Seller
$1,835,000
$0
100%
$1,835,000
$273,472 / $6.28Comments
This is the sale of a 6.71-acre, or 292,288 square foot, sale located mid-block on Antelope Road, north of McLaughlin Road and south of Ethanac Road, in Menifee. The property is rectangularly shaped and sold in March 2023 for $1,835,000, or $6.28 per square foot. The site is located within the Menifee North Specific Plan and is categorized as Planning Area 2, or Industrial. The site is surrounded by vacant land and industrial uses. The property sold as unentitled land. There are no atypical adverse conditions that impacted the sale price of the property.
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 154
Menifee Mayor and City Council
July 16, 2025
Page
1392 of 2087
Sale Land - Industrial No. 4
Property Name
Address
County
Govt./Tax ID
Area Measurement(NRA)
Land Area Net
Land Area Gross
Site Development Status
Utilities
Shape
Primary Frontage
Topography
Flood Zone Class
Flood Panel No./ Date
Zoning
Entitlement Status
Industrial Land Site
Matthews Road E/O Jackson Avenue
Menifee, CA 92585
Riverside
329-120-026
0.150 ac/ 6,534 sf
0.150 ac/ 6,534 sf
Raw
Available
Irregular
130 ft on Ethanac Road
Level, At Street Grade
Zone X (Shaded)
06065C2060H/ Aug 2014
BP, Business Park
None
Transaction Details
Type Sale
Interest Transferred Fee Simple
Condition of Sale None
Recorded Buyer Fortino Mendez, a single man
Buyer Type N/A
Recorded Seller Lumos Communities, LLC
Marketing Time N/A
Listing Broker Julie Stevens - Jarrod Whitehorn, Broker - 951-258-3771
Doc # 410049
Primary Verification
Transaction Date
Recording Date
Sale Price
Financing
Cash Equivalent
Capital Adjustment
% Interest Purchased
Adjusted Price
Adjusted Price / ac
and / sf
Interview with Listing Agent
09/28/2022
09/28/2022
$43,000
Cash to Seller
$43,000
$0
100%
$43,000
$286,667 / $6.58
Comments
This is the sale of a 0.15-acre,or 6,534 square foot, sale located along the north side of Matthews Road, to the west of Jackson Avenue, in Menifee. The property also sides the A.T. & S.F. Rail Corridor to the east. The property sold in September 2022 for $43,000, or $6.58 per square foot. The site is zoned BP, or Business Park, and is surrounded by similarly zoned vacant parcels. The site has a utility pole within the boundaries of the site that limit the development potential. The agent stated that the buyer plans to park cars on the site and sold as unentitled land. There are no other atypical adverse conditions that impacted the sale price of the property.
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 155
Menifee Mayor and City Council
July 16, 2025
Page
1393 of 2087
Sale Land - Industrial No. 5
Property Name
Address
County
Govt./Tax ID
Area Measurement(NRA)
Land Area Net
Land Area Gross
Site Development Status
Utilities
Shape
Primary Frontage
Secondary Frontage
Topography
Flood Zone Class
Flood Panel No./ Date
Zoning
Entitlement Status
Proposed Use or Development
Raw Industrial Land
26277 Antelope Rd
Menifee, CA 92585
Riverside
331-150-044
4.840 ac/ 210,830 sf
4.840 ac/ 210,830 sf
Raw
To site
Rectangular
315 ft on Antelope Rd
0 ft
Generally Level
Zone X (Shaded)
06065C2060H/ Aug 2014
Planning Area 2 (MNSP) - Industrial
(Menifee North Specific Plan)
N/A
Commercial/Industrial
Transaction Details
Type Sale
Interest Transferred Fee Simple
Condition of Sale None
Recorded Buyer Menifee Commerce Ctr Ph Ii LLC
Buyer Type Developer
Recorded Seller Courtney Family Trust
Marketing Time 17 Month(s)
Listing Broker Lee & Associates Commercial Real Estate
Services Gordon Mize (951) 445-4504
Doc # 0044836
Primary Verification
Transaction Date
Recording Date
Sale Price
Financing
Cash Equivalent
Capital Adjustment
% Interest Purchased
Adjusted Price
Adjusted Price / ac
and / sf
Public Records, CoStar
01/27/2022
01/27/2022
$1,476,000
Cash to Seller
$1,476,000
$0
100%
$1,476,000
$304,959 / $7.00
Comments
This is the sale of a 4.84-acre, or 210,830 square foot, sale located at 26277 Antelope Road, in Menifee. The property is located mid-block between McLaughlin Road and Ethanac Road. The rectangularly shaped site is located within the Menifee North Specific Plan and is categorized as Planning Area 2, or Industrial. The site is surrounded by vacant land and industrial uses. The property sold as unentitled land. The buyer owns multiple adjacent parcels and purchased this property for assemblage purposes. They intend to develop the site with an industrial use. There are no atypical adverse conditions that impacted the sale price of the property.
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 156
Menifee Mayor and City Council
July 16, 2025
Page
1394 of 2087
Sale Land - Planned Development No. 6
Land Wheat & Corsica
25104 Corsica Lane
Menifee, CA 92585
San Diego
330-180-010
4.850 ac/ 211,266 sf
4.850 ac/ 211,266 sf
Property Name
Address
County
Govt./Tax ID
Area Measurement(NRA) Land
Area Net
Land Area Gross
Shape
Topography
Zoning
Rectangular
Generally Level
EDC-NG, Economic Development Corridor
- North Gateway
Transaction Details
Type Sale N/A
Interest Transferred Fee Simple 08/16/2021
Condition of Sale None 08/16/2021
Recorded Buyer CDRE Holdings 20, LLC $1,373,500
Buyer Type N/A Cash to Seller
Recorded Seller Jesse Shank $1,373,500
Marketing Time N/A $0
Listing Broker N/A 100%
Doc # 20210488957 $1,373,500
$283,196 / $6.50
Primary Verification
Transaction Date
Recording Date
Sale Price
Financing
Cash Equivalent
Capital Adjustment
% Interest Purchased
Adjusted Price
Adjusted Price / ac
and / sf
Comments
This is the sale of a 4.85-acre, or 211,266 square foot, sale located at 25104 Corsica Lane, in Menifee. The property is located on the southwest corner of Wheat Street and Corsica Lane, in Menifee. The rectangularly shaped site is zoned EDC-NG, or Economic Development Corridor ² North Gateway, and is surrounded by vacant land sites and large lot improved rural residential sites. The buyer owns an adjacent parcel and purchased this as an assemblage.
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 157
Menifee Mayor and City Council
July 16, 2025
Page
1395 of 2087
Sale Land - Industrial No. 7
Property Name
Address
County
Govt./Tax ID
Area Measurement(NRA)
Land Area Net
Land Area Gross
Site Development Status
Utilities
Shape
Primary Frontage
Secondary Frontage
Topography
Flood Zone Class
Flood Panel No./ Date
Zoning
Entitlement Status
Industrial Site
Palomar Road S/O SR-74
Menifee, CA 92585
Riverside
331-190-043
1.130 ac/ 49,223 sf
1.130 ac/ 49,223 sf
Raw
Available
Rectangular
115 ft on Palomar Road
330 ft on Bishop Lane
Level, At Street Grade
Zone X (Unshaded)
06065C2060H/ Aug 2014
BP, Business Park
None
Transaction Details
Type Sale
Interest Transferred Fee Simple
Condition of Sale None
Recorded Buyer Marin Concrete Construction, Inc., a
California Corporation
Buyer Type N/A
Recorded Seller Maybelyn Pettyjohn, a Widow
Marketing Time N/A
Listing Broker Christopher Fogleman - Westcoe Realtors
Inc. - 951-966-6714
Doc # 321679
Primary Verification
Transaction Date
Recording Date
Sale Price
Financing
Cash Equivalent
Capital Adjustment
% Interest Purchased
Adjusted Price
Adjusted Price / ac
and / sf
Secondary Verification via Tax
Records/Deeds/Assessor's Maps
07/21/2020
07/21/2020
$159,000
Cash to Seller
$159,000
$0
100%
$159,000
$140,708 / $3.23
Comments
This is the sale of a 1.13-acre, or 49,223 square foot, site located on Palmoar Road, mid-block between SR-74 and Case Road, in Menifee. The property is located on a local road, within close proximity to a major arterial road. The rectangularly shaped and is zoned BP, or Business Park, and is surrounded by both vacant land and industrial uses.
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 158
Menifee Mayor and City Council
July 16, 2025
Page
1396 of 2087
Sale Industrial - Other No. 1
Property Name Light Industrial Auto Repair Shop
Address 24004 State Street
San Jacinto, CA 92545
County Riverside
Govt./Tax ID 439-070-001
2,800 sf
Good
1 Surface
1978
Existing
1.00 Gross Building Area (GBA)
Condition
Number of Buildings
Parking Type
Year Built/Renovated
Status
Floor Count
Occupancy Type
Owner/User
3.42:1
0.220 ac/ 9,583 sf
0.220 ac/ 9,583 sf
Irregular
Level, At Street Grade
Actual Land to Bldg Ratio
Land Area Net
Land Area Gross
Shape
Topography
Actual FAR
Zoning
0.29 IL, Light Industrial
Transaction Details
Type Sale Primary Verification Public Records, listing broker Interest Transferred Leased Fee Transaction Date 12/02/2024 Condition of Sale None Recording Date 12/02/2024
Recorded Buyer Christopher Herrera and Jessica Leon,
husband and wife as joint tenants
Sale Price $600,000
Buyer Type Other Financing Cash to Seller
Recorded Seller David Hunter Shoppe and Linda Sue
Shoppe, Trustees of the David Hunter
Shoppe and Linda Sue Shoppe Revocable
Trust
Cash Equivalent $600,000
Seller Type N/A Capital Adjustment $0
Marketing Time 17 Month(s) % Interest Purchased 100%
Listing Broker FC Group Realty Fabrice Vuillemey (951)
852-4128
Adjusted Price $600,000
Doc # 2024-0367745 Adjusted Price / sf $214.29
Comments
This is the sale of a 0.22-acre, or 9,583 square-foot one-parcel site that is located at 24004 State Street, in San Jacinto. The site contains a single story building that was built in 1978, with type-S metal frame construction, and the improvement is 2,800-square foot in size. The purchase of the sale was so the buyer can operate the property as an auto repair shop as the sole owner-user. The property is located at the southeast corner of State Street and Esplanade Avenue. The irregularly shaped site sold in December 2024 for $600,000, or $214.29 per square foot. The site is zoned IL, Light Industrial, and is surrounded by industrial uses. The property sold unentitled at the date of sale, and there are no atypical adverse conditions that impacted the sale price of the property. The broker stated that no rent was being collected at the date of sale and that it was an unoccupied facility.
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 159
Menifee Mayor and City Council
July 16, 2025
Page
1397 of 2087
Sale Industrial - Other No. 2
Property Name Auto Repair Shop
Address 2475 San Jacinto Avenue
San Jacinto, CA 92583
County Riverside
Govt./Tax ID 439-170-020
4,896 sf
Good
Surface
1960
Existing
Gross Building Area (GBA)
Condition
Parking Type
Year Built
Status
Occupancy Type Multi-tenant
Actual Land to Bldg Ratio
Land Area Net
Land Area Gross
Shape
Topography
Utilities
Actual FAR
Zoning
Construction Class/Type
Exterior Finish
7.92:1
0.890 ac/ 38,768 sf
0.890 ac/ 38,768 sf
Irregular
Level, At Street Grade At
Site
0.13 CG, Commercial General
C/ Good
Masonry
Transaction Details
Type Sale Primary Verification Public Record
Interest Transferred Leased Fee Transaction Date 08/21/2024 Condition of Sale None Recording Date 08/21/2024
Recorded Buyer Lizbeth Suarez, a married woman as her sole and separate property
Sale Price $350,000
Buyer Type N/A Financing Cash to Seller
Recorded Seller Liane Bral and T. Lawrence Jett, Co Trustees Cash Equivalent $350,000 Seller Type N/A Capital Adjustment $0
Marketing Time N/A % Interest Purchased 100%
Listing Broker No Broker on Public Records Adjusted Price $350,000 Doc # 2024-0250428 Adjusted Price / sf $71.49
Comments
This is the sale of a multi-tenant 0.89-acre, or 38,768 square-foot one-parcel site that is located at 2475 San Jacinto Avenue, in San Jacinto. The site contains a type-C masonry construction, single story building that was built in 1960, with the improvement being 4,896-square foot in size. The property is located mid block on San Jacinto Avenue and north of East Menlo Avenue. The irregularly shaped site sold in August 2024 for $350,000, or $71.49 per square foot. The site is zoned CG, Commercial General, and is surrounded by public institutional & industrial uses. The property sold unentitled at the date of sale, and there are no atypical adverse conditions that impacted the sale price of the property. The property is still operating as a auto repair facility at the date of this report.
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 160
Menifee Mayor and City Council
July 16, 2025
Page
1398 of 2087
Sale Industrial - Other No. 3
Property Name Auto Repair & Tire Service Station
Address 222 North State Street
Hemet, CA 92543
County Riverside
Govt./Tax ID 443-201-011
6,032 sf
Good
1 Surface
1963
Existing
Gross Building Area (GBA)
Condition
Number of Buildings
Parking Type/Ratio
Year Built/Renovated
Status
Occupancy Type Multi-tenant
Actual Land to Bldg Ratio
Land Area Net
Land Area Gross
Shape
Topography
Utilities
Actual FAR
Zoning
Construction Class/Type
3.25:1
0.450 ac/ 19,602 sf
0.450 ac/ 19,602 sf
Irregular
Level, At Street Grade
At Site
0.31 SP 16-001, Downtown Hemet
Specific Plan
C/ Good
Transaction Details
Type Sale Primary Verification Public Records, listing broker Interest Transferred Leased Fee Transaction Date 08/30/2023 Condition of Sale None Recording Date 08/30/2023
Recorded Buyer Herbert M Cadaoas and Josephine D
Cadaoas, Trustees
Sale Price $1,091,000
Buyer Type N/A Financing Cash to Seller
Recorded Seller TCH Investments LLC Cash Equivalent $1,091,000 Seller Type N/A Capital Adjustment $0
Marketing Time 15 Month(s) % Interest Purchased 100%
Listing Broker CBRE Edward Matevosian (818) 823-8967 Adjusted Price $1,091,000 Doc # 2023-0256738 Adjusted Price / sf $180.87
Comments
This is the sale of a multi-tenant, 0.45-acre, or 19,602 square-foot one-parcel site that is located at 222 North State Street, in Hemet. The site contains a type-C masonry construction, single story building that was built in 1963, and the size of the improvement is 6,032-square foot. The property is located mid block on State Street and is north of Latham Avenue. The irregularly shaped site sold in August 2023 for $1,091,000, or $180.87 per square foot. The site is zoned SP 16-001, Downtown Hemet Specific Plan, and is surrounded by industrial uses. The property sold unentitled at the date of sale. The listing broker stated that this property sold with a local owner user 15 month NNN lease at the date of sale.
The broker stated this property sold at an actual cap rate of 5% at the date of sale.
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 161
Menifee Mayor and City Council
July 16, 2025
Page
1399 of 2087
Sale Industrial - Manufacturing / Factory No. 4
Property Name Industrial Warehouse/Manufacturing
Facility
Address 27915 Ethanac Road
Menifee, CA 92585
County Riverside
Govt./Tax ID 331-150-017
Gross Building Area (GBA) 3,200 sf
Condition Excellent
Number of Buildings 1
Parking Type/Ratio Surface
Year Built/Renovated 1987
Status Existing
Floor Count 1.00
Occupancy Type Single Tenant
Actual Land to Bldg Ratio
Land Area Net
Land Area Gross
Shape
Topography
Utilities
Actual FAR
Zoning
Construction Class/Type
12.66:1
0.930 ac/ 40,510 sf
0.930 ac/ 40,510 sf
Rectangular
Level, At Street Grade
At Site
0.08 BP, Business Park
Metal
Transaction Details
Type Sale Primary Verification Public Records, listing broker Interest Transferred Leased Fee Transaction Date 09/23/2022 Condition of Sale None Recording Date 09/23/2022
Recorded Buyer Luis Reyes, A married man Sale Price $950,000 Buyer Type End User Financing Market Rate Financing
Recorded Seller P & L Investment Group LLC Cash Equivalent $950,000 Seller Type Private Investor Capital Adjustment $0
Marketing Time N/A % Interest Purchased 100%
Listing Broker Above Standards Realty Elizabeth Rivera
(424) 206-8008
Adjusted Price $950,000
Doc # 2022-0406159 Adjusted Price / sf $296.88
Comments
This is the sale of a single-tenant, 0.93-acre, or 40,510 square-foot one-parcel site that is located at 27915 Ethanac Road, in Menifee. The site contains a single story, type-S metal constructed, 3,200-square foot building that was built in 1987. The property is located mid block on Ethanac Road and east of Dawson Road. The rectangularly-shaped site sold in September 2022 for $950,000, or $296.88 per square foot. The site is zoned BP, Business Park, and is surrounded by legally non-conforming residential properties and vacant land. The property sold unentitled at the date of sale, and there are no atypical adverse conditions that impacted the sale price of the property. The buying broker stated that there was an actual cap rate of 5% at the date of sale. and the property was going to be using the property as a manufacturing facility. The building also included at the date of sale, new plumbing, electrical panels, 800 Amperage, 480 volt power supply, and a fenced yard.
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 162
Menifee Mayor and City Council
July 16, 2025
Page
1400 of 2087
Sale Industrial - Manufacturing / Factory No. 5
Property Name Industrial Building
Address 27235 Watson Road
Menifee, CA 92585
County Riverside
Govt./Tax ID 329-240-045
Gross Building Area (GBA) 11,250 sf
Condition Average
Number of Buildings 1
Parking Type/Ratio Surface/ 1.78:1,000 sf
Year Built/Renovated 1982/ N/A
Status Existing
Floor Count 1.00
Occupancy Type Owner/User
Actual Land to Bldg Ratio 3.45:1
Land Area Net 0.890 ac/ 38,768 sf
Land Area Gross 0.890 ac/ 38,768 sf
Shape Irregular
Topography Level, At Street Grade
Utilities To site
Actual FAR 0.29
Rail Access N/A
Loading 5 GL
Zoning
% Office
Clear Ceiling Height
Construction Class/
Type
Exterior Finish
Fire Protection
EDC-NG, Economic Development
Corridor-Northern Gateway
7%
15 ft
S/ Average
Metal
No
Transaction Details
Type Sale Primary Verification CoStar, Public Record
Interest Transferred Leased Fee Transaction Date 08/30/2022 Condition of Sale None Recording Date 08/30/2022
Recorded Buyer Southland Properties CA LLC Sale Price $2,100,000 Buyer Type N/A Financing Cash to Seller
Recorded Seller Ryan & Danielle Coats Cash Equivalent $2,100,000 Seller Type N/A Capital Adjustment $0
Marketing Time N/A % Interest Purchased 100%
Listing Broker Kevin Vernon Listing broker with keller
williams Director/Broker (858) 345-6975 (p)
Adjusted Price $2,100,000
Doc # 2022-0377564 Adjusted Price / sf $186.67
Buyer's Primary Analysis Owner/Occupier
Occupancy at Sale 100%
Comments
This is the sale of a 0.89-acre, or 38,768 square-foot one-parcel site that is located at 27235 Watson Road, in Menifee. The site contains a 15 feet clear height, single story, type- S metal construction, and 11,250-square foot building that was built in 1986. The property is located at the southeast corner of Watson Road and Trumble Road. The irregularly-shaped site sold in August 2022 for $2,100,000, or $186.67 per square foot.
The site is zoned EDC-NG, Economic Development Corridor-Northern Gateway, and is surrounded by industrial properties and vacant land. The property sold unentitled at the date of sale, and there are no atypical adverse conditions that impacted the sale price of the property.
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 163
Menifee Mayor and City Council
July 16, 2025
Page
1401 of 2087
Sale Industrial - Other No. 6
Property Name Mortuary/Crematorium Property
Address 26245 Palomar Road
Menifee, CA 92585
County Riverside
Govt./Tax ID 331-190-045
8,000 sf
Average
Surface
1998
Existing
1.00 Gross Building Area (GBA)
Condition
Parking Type/Ratio
Year Built/Renovated
Status
Floor Count
Occupancy Type Owner/User
Actual Land to Bldg Ratio
Land Area Net
Land Area Gross
Shape
Topography
Utilities
Actual FAR
Zoning
Construction Class/Type
4.87:1
0.895 ac/ 38,987 sf
0.895 ac/ 38,987 sf
Rectangular
Level, At Street Grade
At Site
0.21 BP, Business Park
C/ Average
Transaction Details
Type Sale Primary Verification Public Records
Interest Transferred Leased Fee Transaction Date 12/28/2021 Condition of Sale None Recording Date 12/28/2021
Recorded Buyer SCI California Funeral Services, Inc. Sale Price $750,000 Buyer Type End User Financing Cash to Seller
Recorded Seller NHJ Enterprises, LLC Cash Equivalent $750,000 Seller Type Other Capital Adjustment $0
Marketing Time N/A % Interest Purchased 100%
Listing Broker NO BROKER ON COSTAR Adjusted Price $750,000 Doc # 12/28/2021 Adjusted Price / sf $93.75
Comments
This is the sale of a owner-user occupied, 0.89-acre, or 38,987 square-foot one-parcel site that is located at 26245 Palomar Road, in Menifee.
The site contains a single story, type-C masonry constructed, 8,000-square foot building that was built in 1998. The property is located mid block and south of state route 74. The rectangularly-shaped site sold in December 2021 for $750,000, or $93.75 per square foot. The site is zoned BP, Business Park, and is surrounded by industrial properties and vacant land. The property sold unentitled at the date of sale, and there are no atypical adverse conditions that impacted the sale price of the property. The purpose of the sale was to continue the previous use as a mortuary and crematorium.
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 164
Menifee Mayor and City Council
July 16, 2025
Page
1402 of 2087
Sale Industrial - Other No. 7
Property Name Industrial Warehouse
Address 3060 Sherman Road
Perris, CA 92570
County Riverside
Govt./Tax ID 329-240-054
10,800 sf
Good
2 Surface
1985
Existing
Gross Building Area (GBA)
Condition
Number of Buildings
Parking Type/Ratio
Year Built/Renovated
Status
Actual Land to Bldg Ratio
Land Area Net
Land Area Gross
Shape
Topography
Utilities
Actual FAR
Zoning
Construction Class/Type
3.59:1
0.890 ac/ 38,768 sf
0.890 ac/ 38,768 sf
Rectangular
Level, At Street Grade
At Site
0.28 LI, Light Industrial
S/ Good
Transaction Details
Type Sale Primary Verification Public Record
Interest Transferred Leased Fee Transaction Date 12/21/2021 Condition of Sale None Recording Date 12/21/2021
Recorded Buyer Wesley Jacob Wise and Grace Lynn Wise Sale Price $2,200,000 Buyer Type N/A Financing Cash to Seller
Recorded Seller Raymond Glenn Woodruff Cash Equivalent $2,200,000 Seller Type N/A Capital Adjustment $0
Marketing Time N/A % Interest Purchased 100%
Listing Broker NO BROKER ON COSTAR Adjusted Price $2,200,000 Doc # 2021-0749111 Adjusted Price / sf $203.70
Comments
This is the sale of a 0.89-acre, or 38,768 square-foot one-parcel site that is located at 3060 Sherman Road, in Perris. The site contains a 1985 built office/showroom in the easterly portion of the parcel, and a warehouse in the westerly portion of the property. The total building size of the warehouse and easterly office/showroom building is 10,800-square foot. The property is located mid block on Sherman Road and north of Ethanac Road. The rectangularly-shaped site sold in December 2021 for $2,200,000, or $203.70 per square foot. The site is zoned LI, Light Industrial, and is surrounded by legally non-conforming residential properties and vacant land. The property sold unentitled at the date of sale, and there are no atypical adverse conditions that impacted the sale price of the property.
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 165
Menifee Mayor and City Council
July 16, 2025
Page
1403 of 2087
Rental Survey Industrial - Other No. 1
Property Name Multi-Tenant Auto Repair Facility
Address 1200 West Florida Avenue
Hemet, CA 92543
County Riverside
Govt./Tax ID 442-073-022
Gross Building Area (GBA)
Condition
Number of Buildings
Parking Type/Ratio
Year Built/Renovated
Investment Class
Floor Count
Occupancy Type
41,540 sf
Good
5 Surface/ 1.69:1,000 sf
1997
B
1.00 Multi-tenant
2.75:1
2.620 ac/ 114,127 sf
Irregular
Actual Land to Bldg Ratio
Land Area Net
Shape
Actual FAR 0.36
C-2, General Commercial
15 ft
C/ Good
Zoning
Clear Ceiling Height
Construction Class/
Type
Quoted Terms
Reimbursements Modified Gross Rent Changes/Steps 3%
Occupancy 100% TI Allowance N/A
Tenant Size 1,160 sf Reimbursement Amount N/A
Lease Term 12 Mo(s). Annual Base Rent $12.00 per sf
Survey Date 01/2025
Verification Public Records and Luanne Palmer / (951)
491-6321 (p) / [email protected]
Actual Leases
Tenant Name
Tenancy
Use Type Size (sf)
Term
(Mo.)
Type of
Lease Start Date Reimbs.
Rent Changes /
Steps
Free
Rent
(Mo.)
TI
Allowance
per sf
Annual
Base
Rate per
sf
J.T Auto
Transmission
Auto Repair
Industrial 1,160 12 New Jan 2025 Modified Gross 3 N/A N/A $12.00 Comments
The site is a 2.62-acre, or 114,127 square-foot, five-unit, multi-tenant, auto repair facility constructed in 1997, located at 1200 West Florida Avenue in the city of Hemet. The unit leased was unit G and is operating as a motorcycle repair shop, which is a 1,160-square foot unit, and has a clear height of ·feet. This unit includes a one-story wood construction building and 70 surface parking spaces. The property also has 20'x14' grade level roll up doors, high visibility on Florida Avenue, and roughly 34,788 cars per day in traffic. The leasing broker stated that the landlord likes to keep one year lease terms for new tenants, which includes a 3% escalation per year. The starting rent is $12.00 per square-foot on an annual basis of rent, or $1.00 per square-foot on a monthly basis of rent. The expense structure is modified gross, and there were no credits given to the tenant.
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 166
Menifee Mayor and City Council
July 16, 2025
Page
1404 of 2087
Rental Survey Industrial - WH / Distribution / Logistics No. 2 Property Name Single-Tenant Industrial Warehouse
Address 27235 Watson Road
Menifee, CA 92585
County Riverside
Govt./Tax ID 329-240-045
Gross Building Area (GBA) 11,250 sf
Condition Average
Number of Buildings 1
Parking Type/Ratio Surface/ 1.78:1,000 sf
Year Built/Renovated 1982/ N/A
Investment Class C
Floor Count 1.00
Occupancy Type Single Tenant
Actual Land to Bldg Ratio 3.45:1
Land Area Net 0.890 ac/ 38,768 sf
Shape Rectangular
Actual FAR 0.29
Rail Access None
Loading 5 GL
Zoning EDC-NG
% Office 7%
Percent AC 7%
Clear Ceiling Height 16 ft
Construction
Class/Type
S/ Average
Exterior Finish Metal
Fire Protection None
Quoted Terms
Reimbursements Industrial Gross Rent Changes/Steps 3%
Occupancy 100% TI Allowance N/A
Tenant Size 11,250 sf Reimbursement Amount N/A
Lease Term 60 Mo(s). Annual Base Rent $13.20 per sf
Survey Date 12/2024
Verification Jerry Palmer - WestMar Commercial Real
Estate / 951 491 6322
Actual Leases
Tenant Name
Tenancy
Use Type Size (sf)
Term
(Mo.)
Type of
Lease Start Date Reimbs.
Rent Changes /
Steps
Free
Rent
(Mo.)
TI
Allowance
per sf
Annual
Base
Rate per
sf
Inland Products Industrial 11,250 60 New Dec 2024 Industrial Gross 3% N/A N/A $13.20 Comments
The site is a 0.89-acre, or 38,768 square-foot property that consists of a type-S metal warehouse facility, constructed in 1982 and located at 27235 Watson Road in the city of Menifee. The single-tenant warehouse consists of 11,250 SF, includes 5 grade-level loading doors, and is fully gated with a secured yard. The property includes an office finish of approximately 7.1%, a clear height of ·feet, and a power of 400a/277 - 480v. The property was leased with a 5 year term, new direct lease, and a starting rate of $13.20/SF/year or $1.10/SF/month, industrial gross.
The estimated NNN rate option was $10.10/SF or $0.84/SF. Escalations are at 3% per annum. Information regarding the listing was gathered from the leasing rep.
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 167
Menifee Mayor and City Council
July 16, 2025
Page
1405 of 2087
Rental Survey Industrial - Other No. 3
Property Name Multi-Tenant Auto Repair Facility
Address 147 N Gilbert Street
Hemet, CA 92543
County Riverside
Govt./Tax ID 443-183-022
Gross Building Area (GBA) 9,696 sf
Condition Good
Number of Buildings 2
Parking Type/Ratio Surface
Year Built/Renovated 1977
Investment Class C
Floor Count N/A
Occupancy Type Multi-tenant
2.11:1
0.469 ac/ 20,435 sf
Rectangular
Actual Land to Bldg Ratio
Land Area Net
Shape
Actual FAR
Zoning
Clear Ceiling Height
Construction Class/Type
Exterior Finish
0.47 C-2, General Commercial
18 ft
C/ Average
Masonry
Quoted Terms
Reimbursements 3%Rent Changes/Steps
TI Allowance N/A
Reimbursement Amount N/A
Occupancy
Tenant Size
Lease Term Annual Base Rent $14.88 per sf
Survey Date
Verification
Modified Gross
100%
3,628 sf
15 Mo(s).
08/2023
Scott Forest Senior Vice President / (760) 310
-4965 (p) / [email protected]
Actual Leases
Tenant Name
Tenancy
Use Type Size (sf)
Term
(Mo.)
Type of
Lease Start Date Reimbs.
Rent Changes /
Steps
Free
Rent
(Mo.)
TI
Allowance
per sf
Annual
Base
Rate per
sf
Griffith
Company, Inc.
Industrial 3,628 15 New Aug 2023 Modified Gross 3 N/A N/A $14.88 Comments
The site is a 0.47-acre, or 20,435 square-foot property that consists of two type-C masonry constructed buildings built in 1977. The multi-tenant, auto repair facility is located at 147 North Gilbert Street in the city of Hemet. The unit leased was unit A-2, which is a 3,628-square foot auto repair unit. This unit includes a one story masonry constructed building that was leased for 15 months on a new direct lease. The unit has 18' feet clear height and one level only. The leasing broker stated that the landlord included a 3% escalation per year. The starting rent is $14.88 per square-foot on an annual basis of rent, or $1.24 per square-foot on a monthly basis of rent. The expense structure is modified gross, and there were no credits given to the tenant.
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 168
Menifee Mayor and City Council
July 16, 2025
Page
1406 of 2087
Rental Survey Industrial - Other No. 4
Property Name Single-Tenant Auto Repair Facility
Address 31700 Casino Drive
Lake Elsinore, CA 92530
County Riverside
Govt./Tax ID 363-171-026
Gross Building Area (GBA)
Condition
Number of Buildings
Parking Type/Ratio
Year Built/Renovated
Investment Class
Floor Count
Occupancy Type
2,483 sf
Good
N/A
Surface/ 6.04:1,000 sf
1990
B-
1.00 Single Tenant
7.02:1
0.400 ac/ 17,424 sf
Rectangular
Actual Land to Bldg Ratio
Land Area Net
Shape
Actual FAR
Zoning
Clear Ceiling Height
Construction Class/Type
0.14 C1 - Neigborhood Commercial
15 ft
D
Quoted Terms
Reimbursements Modified Gross 3%
100%
Rent Changes/Steps
TI Allowance N/A
2,483 sf Reimbursement Amount N/A
Occupancy
Tenant Size
Lease Term Annual Base Rent $14.50 per sf
Survey Date
Verification
36 Mo(s).
04/2023
NICK CORBELL / 951 .44 5.45
22 / [email protected]
Actual Leases
Tenant Name
Tenancy
Use Type Size (sf)
Term
(Mo.)
Type of
Lease Start Date Reimbs.
Rent
Changes /
Steps
Free
Rent
(Mo.)
TI
Allowance
per sf
Annual
Base
Rate per
sf
Industrial
Tenant Meineke
Industrial 2,483 36 New Apr 2023 Modified Gross 3 N/A N/A $14.50 Comments
The property is a 0.40-acre, 17,424 square-foot property that consists of a one unit, single-tenant, auto repair facility constructed in 1990 located at 31700 Casino Drive in the city of Lake Elsinore. The unit leased was is a 2,483-square foot auto repair unit for a 36 month new direct lease term. This unit includes a one story wood frame construction building. The unit has 15' feet clear height and one level only. The leasing broker stated that the landlord included a 3% escalation per year. The starting rent is $14.50 per square-foot on an annual basis of rent, or $1.21 per square-foot on a monthly basis of rent. The expense structure is modified gross, and there were no credits given to the tenant.
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 169
Menifee Mayor and City Council
July 16, 2025
Page
1407 of 2087
Singh Property, Addenda
Addendum C
LEGAL DESCRIPTIONS AND MAPS OF
ACQUISTION AREAS
Singh Property, Addenda
Addendum C
LEGAL DESCRIPTIONS AND MAPS OF
ACQUISTION AREAS
Item Title: 11.2
Resolution of Necessity Authorizing the Condemnation of Property for Right-of-Way Purposes on Ethanac Road Item Page Number: 170
Menifee Mayor and City Council
July 16, 2025
Page
1408 of 2087