CITY OF MENIFEE
SUBJECT: Appeal of the Menifee 27 Project
MEETING DATE: December 3, 2025
TO: Mayor and City Council
PREPARED BY: Russell Brown, Senior Planner
REVIEWED BY: Orlando Hernandez, Community Development Director APPROVED BY: Armando G. Villa, City Manager
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RECOMMENDED ACTION
1. Adopt a resolution denying Appeal No. PLN25-0193, determining the Project is exempt from the California Environmental Quality Act (CEQA) per Sections 15182 (“Projects Pursuant to a Specific Plan”) and 15183 (“Projects Consistent with a Community Plan or Zoning”), and approving Tentative Tract Map (TTM) No. 39115 and Plot Plan No. PLN24-0254, located north of Highway 74, south of Watson Road, east of Antelope Road, along the west side of Palomar Road.
DISCUSSION
On October 22, 2025, the Planning Commission held a duly noticed public hearing and voted unanimously to approve TTM No. 39115 (PLN24-0230) and Plot Plan (PP) No. PLN24-0254 along with the related environmental analysis (Project). The full Planning Commission staff report is attached for reference.
The Project was approved by the Planning Commission for a 192 single-family residential lot subdivision within Planning Areas (PA) 7A and 7B of the Menifee North Specific Plan (SP No. 260). The Project includes Density Bonus Law (DBL) as 5% of the base density (172 units) or nine units that would be restricted to very low-income units; in exchange for providing the very low-income units, the Project qualifies for a maximum 20% density bonus, and development standard waivers and concessions (or incentives). The Project includes two product/lot types: PA 7A consists of 75 lots and PA 7B consists of 117 lots. Unit sizes range from 2,111 square feet to 3,025 square feet and each lot or unit includes a two-car garage (min. 400 square feet).
Location
The Project site is generally located north of Highway 74, south of Watson Road, east of Antelope Road, along the west side of Palomar Road. The Project site encompasses approximately 27.35 gross acres (27.14 net acres), inclusive of five parcels identified by Assessor’s Parcel Numbers
City of Menifee Staff Report
Appeal of TTM 39115 “Menifee 27”
December 3, 2025
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(APN) 329-110-024, -028, -041, -042, and -043. The site is currently vacant and undeveloped. It is primarily vegetated with unplanned, non-native grasses, along with sparse shrubs and a few ornamental trees.
IMAGE 1 – PROJECT LOCATION
Appeal
On October 21, 2025, the day prior to the Planning Commission hearing, the Appellant, Supporters Alliance for Environmental Responsibility (SAFER), submitted an objection letter for the Project, stating that CEQA exemptions per Sections 15182 and 15183 do not apply to the Project. On November 3, 2025, the City received an application and fee to appeal the October 22, 2025 Planning Commission decision to the City Council. No additional evidence or analysis was provided.
Environmental Determination
The Planning Commission adopted Resolution No. PC25-675 which determined the above Project exempt from CEQA per Sections 15182 (“Projects Pursuant to a Specific Plan”) and 15183 (“Projects Consistent with a Community Plan or Zoning”). Following the Project’s approval, a Notice of Exemption (NOE) was filed with the Riverside County Clerk’s Office and State Office of Land Use and Climate Innovation (LCI, formerly OPR) on October 23, 2025.
City of Menifee Staff Report
Appeal of TTM 39115 “Menifee 27”
December 3, 2025
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The NOE and the 15182/15183 Exemption Checklist, as well as its technical appendices, can be accessed for review on the City website: https://www.cityofmenifee.us/325/Environmental- Notices-Documents. The City’s environmental consultant has reaffirmed that the use of the above-referenced exemptions is appropriate for this project. Based on their review, no further environmental analysis or documentation is required at this time.
Public Notice
Public notices were distributed on November 23, 2025 for the December 3, 2025 City Council hearing. Notices were published in a newspaper of general circulation (The Press Enterprise) and notices were sent to owners within 300 feet of the Project site boundaries and to all relevant agencies and interested parties. On-site postings were provided.
STRATEGIC PLAN OBJECTIVE
Thriving Economy
FISCAL IMPACT
There is no fiscal impact associated with the recommended action.
ATTACHMENTS
1. October 22, 2025, PC Staff Report
2. Consistency Analysis and Checklist
3. Appeal Application
4. Resolution
5. Conditions of Approval
6. Public Hearing Notice