Menifee Business Park Project 5-1
City of Menifee
5.0 MITIGATION MONITORING & REPORTING PLAN (MMRP)
This Mitigation Monitoring and Reporting Program (MMRP or Program ) identifies Mitigation Measures incorporated into the Menifee Business Park Project Draft EIR for the City of Menifee.
For each Mitigation Measure, the MMRP identifies the significant impact, the related mitigation measure, the implementation entity, the monitoring and verification entity, and timing requirements.
Authority
This MMRP has been prepared pursuant to Section 21081.6 of the California Environmental Quality Act (CEQA)(Public Resources Code Sections 21000 et seq.), and the State CEQA Guidelines (14 Cal. Code Regs. Sections 15000 et seq.) Sections 15091(d) and 15097, to ensure implementation of and provide for the monitoring of mitigation measures required of the Menifee Business Park Project (Project) as set forth in the Final Environmental Impact Report (FEIR) prepared for the Project. The report will be kept of fil e in the Planning office of the CEQA Lead Agency, the City of Menifee (City).
As noted in the EIR, the Project has been designed to reduce or avoid adverse environmental impacts through the implementation of a number of Project Design Features (PDFs) as well as a number of standard Conditions of Approval (COAs) as developed by the C ity. When significant impacts were still identified even after implementation of PDFs and COAs, the EIR identified a number of mitigation measures to avoid or substantially lessen significant environmental impacts.
The MMRP outlined in matrix Table 5 -1 below is designed for the City to monitor and ensure implementation of all mitigation measures that are adopted for the Project.
The City is the Lead Agency for the Project and assumes ultimate enforcement responsibilities for implementation of all mitigation measures listed in this Program. The City may assign responsibility for implementation or monitoring to appropriate designees such as a construction manager or third-party monitor. However, as the Lead Agency, the City remains responsible for ensuring that implementation of the mitigation measures occurs in accordance with this Program.
In some cases, the Project or the City is required to secure permits or approvals from third party agencies in order to implement a mitigation measure. In these cases, the City is responsible for verifying that such permits or approvals have been obtained in accordance with the conditions stipulated in th e mitigation measure. The City’s existing planning, engineering, operations, and procurement review and inspection processes will be used as the basic foundation for the Program procedures and will also serve to provide the documentation for the reporting Program.
Monitoring Schedule
Prior to construction, while detailed design plans are being programs the applicant/developer, City staff will be responsible for ensuring compliance with mitigation monitoring applicable to the Project construction, development, and design phases. Once construction has begun and is underway, monitoring of the mitigation measures associated with construction will be included in the responsibilities of City staff who shall prepare, or cause to be prepared, periodic monitoring reports as appropriate. Regulato ry agencies will have to coordinate CEQA mitigation and regulatory permit conditions and monitoring/reporting as part of their regulatory permitting process EXHIBIT "B"
5.0 Mitigation Monitoring & Reporting Program (MMRP)
5-2 Final Environmental Impact Report
October 30, 2025
and will likely require submittal of formal monitoring reports. Once construction has been completed, the City will monitor the Project as specified in the mitigation measures.
Support Documentation
Findings and related documentation supporting the findings involving modifications to mitigation measures shall be maintained in the Project file with the Program and shall be made available to the public upon request.
Format of Mitigation Monitoring Matrix (FEIR Table 5-1)
The mitigation monitoring matrix (FEIR Table 5 -1) identifies the environmental issue areas for which monitoring is required, the required mitigation measures, the time frame for monitoring, and the agency or organization responsible for implementing and monitoring the measures.
Definitions
Acronym Definition
ACM Asbestos-Containing Material
CDFW California Department of Fish and Wildlife
COA Condition of Approval
dBA Decibel (measure of sound pressure) on the A-weighted scale DPM Diesel Particulate Matter
DTSC (State) Department of Toxic Substances Control
EV Electric Vehicle
EVCS Electric Vehicle Charging Station
EVSC Electric Vehicle Supply Equipment
FAA Federal Aviation Administration
GHG Greenhouse Gas
LBP Lead-Based Paint
Leq Noise Equivalent Level
NOx Oxides of Nitrogen
NZEV Near Zero Emission Vehicle
ONT Ontario International Airport
QEP Qualified Environmental Professional
SCAQMD South Coast Air Quality Management District
TDM Transportation Demand Management
TRU Transport Refrigeration Unit
VMT Vehicle Miles Traveled
VOC Volatile Organic Compound
ZEV Zero Emission Vehicle
Table 5-1: Mitigation Monitoring and Reporting Program
Menifee Business Park Project 5.1-1
City of Menifee
IDENTIFIED
IMPACT
RELATED MITIGATION MEASURE1
CITY MONITORING VERIFICATION
Implementation
Entity
Monitoring
and
Verification
Entity
Timing
Requirements Initials Date
AIR QUALITY
Cumulatively
Considerable Net
Increase of
Criteria Pollutants
(AIR-2)
MM-AQ-1: Reduce VOC Emissions. To reduce
VOC emissions associated with the application of
architectural coatings, the construction contractor
for the Project shall be required to utilize “Super -
Compliant” VOC architectural coatings for interior
and exterior paint applications at the pro posed
business park during construction. Consistent with
the South Coast Air Quality Management District’s
definition, “Super -Compliant” architectural
coatings shall have a maximum VOC content of 10
grams of VOC per liter.
Project
Applicant/
Paining
Contractor
City
Construction
Inspector(s)
During
application of
architectural
coatings
BIOLOGICAL RESOURCES
5.1-2 Final Environmental Impact Report
October 30, 2025
Impacts on
candidate,
sensitive, or
special status
species (BIO-1)
Interfere with
wildlife movement
or migration
corridors (BIO-4)
MM-BIO-1: Burrowing Owl Pre -Construction
Survey. A 30 -day pre -construction survey for
burrowing owls shall be conducted prior to initial
ground-disturbing activities (e.g., vegetation
clearing, clearing and grubbing, grading, tree
removal, site watering, equipment staging) to
ensure that no owls have colonized the site in the
days or weeks preceding the ground -disturbing
activities. If burrowing owls have colonized the
Project boundary prior to the initiation of ground -
disturbing activities, the Project pro ponent will
immediately inform the Regional Conservation
Authority (RCA) and the Wildlife Agencies and will
need to coordinate further with RCA and the
Wildlife Agencies, including the possibility of
preparing a Burrowing Owl Protection and
Relocation Plan , prior to initiating ground
disturbance. If ground -disturbing activities occur,
but the site is left undisturbed for more than 30
days, a pre -construction survey must again be
conducted to ensure that burrowing owls have not
colonized the site since it was last disturbed.
If burrowing owls have colonized the Project
boundary prior to the initiation of construction, the
Project proponent shall immediately inform the
Wildlife Agencies and the WRCRCA. Approval of
a Burrowing Owl Protection and Relocation Plan
by the Wildlife A gencies prior to initiating ground
disturbance would be required. Translocation of
any owls present on -site would be required to
occur within the nonbreeding season. With
implementation of the 30 -day preconstruction
survey and the Burrowing Owl Protection and
Relocation Plan, if warranted, impacts to
burrowing owl, including possible take of active
nests, would be avoided. If ground -disturbing
activities occur but the site is left undisturbed for
more than 30 days, a pre-construction survey will
again be necessary to ensure that burrowing owl
Project
Biologist
City Planning
Department
3 days prior to
the start of
grading
Table 5-1: Mitigation Monitoring and Reporting Program
Menifee Business Park Project 5.1-3
City of Menifee
IDENTIFIED
IMPACT
RELATED MITIGATION MEASURE1
CITY MONITORING VERIFICATION
Implementation
Entity
Monitoring
and
Verification
Entity
Timing
Requirements Initials Date
have not colonized the site since it was last
disturbed.
Impacts on
candidate,
sensitive, or
special status
species (BIO-1)
Interfere with
wildlife movement
or migration
corridors (BIO-4)
MM-BIO-2: Nesting Bird Pre -Construction
Survey. Habitat clearing, grubbing, grading, and
associated construction actions will be timed to
avoid the avian breeding season of January 15 to
August 31. if vegetation clearing cannot be
avoided during the bird nesting season, a pre -
construction nest survey sh all be conducted by a
qualified biologist and occur no more than seven
days prior to vegetation removal. Additionally,
raptors (birds of prey) are known to begin nest
building in January or February. If vegetation
clearing is to occur between January 1 and
February 15, a nesting raptor survey will be
conducted within the survey area.
If active bird nests are confirmed to be present
during the pre-construction survey, a buffer zone,
restricting ground disturbance, grading and
construction activities, will be established by a
qualified biologist until it has verified by the
biologist that the young have fledged or the nest
has otherwise become inactive.
Project
Biologist
City Planning
Department
3 days prior to
the start of
grading
5.1-4 Final Environmental Impact Report
October 30, 2025
Have a
substantial
adverse effect on
any riparian
habitat or other
sensitive natural
community
(BIO-2)
MM-BIO-3: Regulatory Permitting. Consultation
with and subsequent permitting through affected
environmental regulatory agencies is required to
address potential impacts to the 0.70 -acres of
riverine features (i.e., 1,810 feet of ephemeral
drainages) on the site. A pre -application meeting
will be held with the Western Riverside County
Resource Conservation Agency, California
Department of Fish and Wildlife, and the US Fish
and Wildlife Service, U.S. Army Corps of
Engineers, Regional Water Quality Control Board,
and the City of Menifee to di scuss the impacts to
riverine features and regulated waters issues.
Permanent impacts to 0.70 acre (1,810 linear feet)
of potentially jurisdictional features would be
mitigated at the Riverpark Mitigation Bank,
Riverside Legacy Mitigation Bank, or another bank
approved by the involved agencies listed above.
An agreement fo r sale of credits from the
approved bank will be submitted to the City of
Menifee prior to grading permit issuance. In
compliance with the no-net-loss policy, impacts to
non-wetland waters would likely require mitigation
at a minimum 1:1 ratio but actual m itigation ratios
will be determined during the permitting process.
An alternative option is the implementation of 3.0
acres (or as agreed to by the Agencies) of
permittee-responsible rehabilitation within one of
the Warren Road Partners parcels [Phase 1 (APN
455-130-059) or Phase 2 (APNs 455-130-058 and
-030)] in the Hemet Vernal Pool Complex within
the San Jacinto Watershed at a ratio of 4:1, to
cover the net loss of habitat at a ratio of 3:1 and
the temporal loss of habitat during the
rehabilitation at a 1:1 ratio (or as agreed to by the
Agencies).
Prior to grubbing, clearing, or grading permit
issuance, no impacts shall occur to onsite
Table 5-1: Mitigation Monitoring and Reporting Program
Menifee Business Park Project 5.1-5
City of Menifee
IDENTIFIED
IMPACT
RELATED MITIGATION MEASURE1
CITY MONITORING VERIFICATION
Implementation
Entity
Monitoring
and
Verification
Entity
Timing
Requirements Initials Date
drainages until appropriate permits have been
obtained from the Regional Water Quality Control
Board (Section 401 Water Quality Certificate or
Waste Discharge Requirements and the California
Department of Fish and Wildlife (Section 1602
Streambed Alteration Agreement).
GREENHOUSE GAS EMISSIONS
Generate
significant GHG
emissions on a
direct, indirect, or
cumulative basis
(GHG-1 and
GHG-3)
MM-GHG-1: VMT/TDM Reduction Plan. To
reduce GHG emissions, the proposed Project
shall implement a commute trip reduction program
consisting of transportation demand management
(TDM) measures that reduce annual Vehicle Miles
Traveled (VMT) for non -truck Project -related
vehicles, consistent with the recommendations in
the Project’s TDM Assessment (Ganddini 2025).
The VMT reduction measure shall be quantified in
accordance with the California Air Pollution
Control Officers Association (CAPCOA)
Handbook for Analyzing Greenhouse Gas
Emission Re ductions, Assessing Climate
Vulnerabilities, and Advancing Health and Equity,
Designed for Local Governments, Communities,
and Project Developers (December 2021). Per the
Pemcor Commercial Industrial Business Park
Project Transportation Demand Management
Assessment Memorandum prepared by Ganddini
Group dated February 19, 2025 (MND Appendix
L), the project shall provide the following to the
satisfaction of City Planning staff:
• Voluntary Commute Trip Reduction Program
(CAPCOA Measure T-5)
Project
Applicant
City Planning
Department
Review/
Approve
Annual Report
5.1-6 Final Environmental Impact Report
October 30, 2025
IDENTIFIED
IMPACT
RELATED MITIGATION MEASURE1
CITY MONITORING VERIFICATION
Implementation
Entity
Monitoring
and
Verification
Entity
Timing
Requirements Initials Date
• Commute Trip Reduction Marketing
(CAPCOA Measure T-7)
• Ridesharing Program (CAPCOA Measure T -
8)
• Subsidized or Discounted Transit Program
(CAPCOA Measure T-9)
• End-of-Trip Bicycle Facilities (CAPCOA
Measure T-10)
• Employer-Sponsored Vanpool (CAPCOA
Measure T-11)
• Electric Vehicle Charging Infrastructure
(CAPCOA Measure T-14)
It should be noted that CAPCOA Measures T -7
through T -11 are required as part CAPCOA
Measure T -5 as part of the VMT/TDM program.
For more details on the specifics of each measure
refer to the TDM assessment memorandum
prepared by Ganddini Group in 2025.
Implementation Parameters
In lieu of a VMT/TDM Program, the Project may
participate in a regional VMT mitigation
exchange/banking program (if one has been
established) to reduce VMT from the Project or
other land uses to achieve stated levels.
If the VMT/TDM Reduction Plan cannot implement
all CAPCOA requirements for the indicated
actions of the measure (T-5, T-7 through T-11, and
Table 5-1: Mitigation Monitoring and Reporting Program
Menifee Business Park Project 5.1-7
City of Menifee
IDENTIFIED
IMPACT
RELATED MITIGATION MEASURE1
CITY MONITORING VERIFICATION
Implementation
Entity
Monitoring
and
Verification
Entity
Timing
Requirements Initials Date
T-14), the project shall implement one or more of
the following additional actions to the satisfaction
of the City Planning Department:
1) Provide car -sharing, bike sharing, and ride -
sharing programs;
2) Improve or increase access to transit;
3) Offer programs or incentives to further reduce
transportation requirements such as work
from home and flexible work schedules.
The project is not limited to these measures but
must describe the planned VMT/TDM reduction
measure(s) and subsequently demonstrate their
successful implementation to the City in its annual
report.
This VMT/TDM Reduction Plan shall be managed
by the applicant/developer until such time as a
Property Owners Association (POA) is formed and
active on behalf of the onsite uses/users.
The VMT/TDM Program is intended to achieve a
6.2% 5% reduction goal starting one year after
90% occupancy is achieved. The developer or
POA, whichever is in control at that time, shall
submit an annual report showing what programs it
is offering and that it is achieving the 6.2% 5%
VMT reduction goal. If in the first year they do not
achieve the reduction goal, the developer or POA
shall expand existing or add new programs the
following year to increase employee participation.
The applicant/developer or POA shall submit an
5.1-8 Final Environmental Impact Report
October 30, 2025
IDENTIFIED
IMPACT
RELATED MITIGATION MEASURE1
CITY MONITORING VERIFICATION
Implementation
Entity
Monitoring
and
Verification
Entity
Timing
Requirements Initials Date
annual report to the City documenting its success
in implementing the VMT/TDM Program.
Generate
significant GHG
emissions on a
direct, indirect, or
cumulative basis
(GHG-1 and
GHG-3)
MM-GHG-2: Provide CALGreen Tier 2 EV
Parking. To reduce potential GHG emissions from
mobile sources, the proposed Project shall include
EV parking spaces and infrastructure consistent
with the Tier 2 provisions in the 2022 CALGreen
Code, Appendix A5: Nonresidential Voluntary
Measures, Section A5.106.5 .1, Section
A5.601.3.4(1)(a), and Section A5.601.3.4(1)(b).
These provisions require the following:
* Provide a minimum of 50% of the parking
capacity as designated parking for any
combination of zero-emitting, high-efficiency, and
carpool/vanpool vehicles. Comply with the
provisions in CALGreen Code Section
A5.106.5.1.4 for marking parking stalls as parking
for clean air vehicles.
* EV charging that meets one of the two following
provisions:
* Consistent with CALGreen Table
A5.106.5.3.3, 45% of parking spaces are
required to be EV capable spaces (with
infrastructure capable of supporting EV
charging), and 33% of EV capable spaces are
required to have EV charging stations installed;
or
* Consistent with CALGreen Table
A5.106.5.3.4, the project is required to meet a
power level determined by the following
equation: Total required power (kVA) =
Project
Applicant
City Planning
Department
Review/
Approve
Project Plans
Table 5-1: Mitigation Monitoring and Reporting Program
Menifee Business Park Project 5.1-9
City of Menifee
IDENTIFIED
IMPACT
RELATED MITIGATION MEASURE1
CITY MONITORING VERIFICATION
Implementation
Entity
Monitoring
and
Verification
Entity
Timing
Requirements Initials Date
Number of Parking Spaces x 0.45 x 6.61 (A
maximum of 75% of kVA can be allocated to
EV capable spaces).
Under either option, at least one Level 2 EV
charging station would be required.
MM-GHG-3: All -Electric Operation. To reduce
potential GHG emissions from energy sources, the
City shall require all building energy systems,
equipment, and appliances be powered by
electricity unless another form of energy is
required, and a suitable all -electric alternative is
technologically or economically infeasible for the
tenant or the equipment is not commercially
available. The proposed structures shall be dual -
plumbed with electricity and natural gas, and
tenants shall be able to use natural gas should
they be able to demonstrate a n all -electric
alternative is unavailable or infeasible.
Project
Applicant
City Planning
Department
Review/
Approve
Project Plans
MM-GHG-4: Provide PV Solar. To reduce GHG
emissions associated with building energy, City
shall require that the proposed buildings include
PV solar panels on a minimum of 15% of the total
roof area.
Project
Applicant
City Planning
Department
Review/
Approve
Project Plans
HAZARDS AND HAZARDOUS MATERIALS
Create a
significant hazard
through
reasonably
foreseeable upset
and accident
MM-HAZ-1: Pre-Demolition Surveys. Prior to
demolition of any structures on the Project site, the
developer shall retain qualified licensed
environmental contractor(s) to survey the existing
onsite farm buildings and any related structures for
asbestos-containing materials (ACMs) and Lead -
Project
QEP/Applicant
City Planning
Department
and City
Inspectors, as
appropriate
Prior to
demolition of
any onsite
structures
5.1-10 Final Environmental Impact Report
October 30, 2025
IDENTIFIED
IMPACT
RELATED MITIGATION MEASURE1
CITY MONITORING VERIFICATION
Implementation
Entity
Monitoring
and
Verification
Entity
Timing
Requirements Initials Date
conditions
(HAZMAT-2)
Based Paints (LBPs). If the survey finds the
presence of any ACMs or LBPs on the site, the
contractor(s) shall follow all relevant guidance
from affected regulatory agencies (e.g., CalEPA,
SCAQMD, DTSC, County Health Department,
etc.) in terms of safe remo val and disposal of the
contaminated materials as appropriate. The
contractor(s) shall prepare and submit a final
report to the City Planning Department within 30
days after completion of demolition/removal for
ACMs and LBPs on the project site.
Create a
significant hazard
through
reasonably
foreseeable upset
and accident
conditions
(HAZMAT-2)
MM-HAZ-1: Inadvertent Hazmat Discovery.
Prior to issuance of a grading permit, the Project
proponent shall retain a qualified environmental
professional (QEP) experienced with remediating
hazardous materials from infill urban construction
sites. The QEP must be on-call and summoned to
the site immediately if any potentially hazardous
materials are found during grading. Grading must
be halted within 100 feet of an area that appears
to contain hazardous materials. The QEP will halt
grading as necessary to eff ectively identify the
potential contaminated materials, including
directing any sampling and laboratory testing that
may be required.
If soils are found to be contaminated at levels that
are only slightly in excess of applicable residential
standards, the QEP shall exercise professional
discretion and have the option to coordinate with
the grading contractor and developer to either
remove contaminated soil and/or mix the
contaminated soil with clean soil from either onsite
Project
QEP/Applicant
City Planning
Department
and City
Inspectors, as
appropriate
Prior to
issuance of
any grading
permits
During all
grading
activities
Table 5-1: Mitigation Monitoring and Reporting Program
Menifee Business Park Project 5.1-11
City of Menifee
IDENTIFIED
IMPACT
RELATED MITIGATION MEASURE1
CITY MONITORING VERIFICATION
Implementation
Entity
Monitoring
and
Verification
Entity
Timing
Requirements Initials Date
or offsite to dilute any contaminants to below
applicable exposure standards for residential
development.
Remediated areas must be retested to assure
potential contaminant levels are below applicable
commercial standards. The results of any testing
shall be provided to the City or other agencies as
appropriate. Any contaminated soil that must be
removed from the site shall be done by a licensed
contractor and hauled to a landfill approved for
such materials. This measure shall be
implemented to the satisfaction of the City
Planning Department.
NOISE
Exposure to
Noise Levels in
Excess of
Standards
(NOISE-1)
MM-NOI-1: Reduce Potential Construction
Noise Levels. To reduce potential construction
noise levels generated by the development of
rezone sites, the City shall require future
development projects to:
A. Notify Nearby Land Uses of Planned
Construction Activities. This notice shall be
provided at least two (2) weeks prior to the
start of any construction activities, describe
the noise control measures to be implemented
by the Project, and include the name and
phone number of the designated developer’s
or contractor’s representative responsible for
handling construction -related noise
complaints. This notice shall be provided to all
properties that directly border the Project site.
Project
Applicant
City
Construction
Inspector(s)
During all
construction
activities
5.1-12 Final Environmental Impact Report
October 30, 2025
IDENTIFIED
IMPACT
RELATED MITIGATION MEASURE1
CITY MONITORING VERIFICATION
Implementation
Entity
Monitoring
and
Verification
Entity
Timing
Requirements Initials Date
B. Restrict Work Hours: Unless otherwise
authorized by the City, all construction-related
work activities, including material deliveries,
shall be conducted 6:30 AM through 7:00 PM
on Mondays through Saturdays. Construction
is prohibited on Sundays and nationally
recognized holidays. The Project shall post a
sign at all entrances to the work site informing
contractors, subcontractors, other workers,
etc. of this requirement.
C. Construction Staging and Equipment Noise
Control Measures:
1. Construction site access and staging activities
such as receipt of deliveries, equipment and
material storage, etc., shall occur as far away
from adjacent residential land uses as
possible given site and active work
constraints.
2. All stationary noise generating equipment
shall be shielded and located as far as
possible from residential land uses given site
and active work constraints. Shielding may
consist of trailers, stored materials, or a three-
or four -sided enclosure provided the
structure/barrier breaks the line of sight
between the equipment and the receptor,
provides for proper equipment ventilation and
operations, and complies with all other
applicable occupational safety and health
requirements.
3. Heavy equipment shall include standard noise
suppression devices such as mullers, engine
Table 5-1: Mitigation Monitoring and Reporting Program
Menifee Business Park Project 5.1-13
City of Menifee
IDENTIFIED
IMPACT
RELATED MITIGATION MEASURE1
CITY MONITORING VERIFICATION
Implementation
Entity
Monitoring
and
Verification
Entity
Timing
Requirements Initials Date
covers, and engine/mechanical isolators,
mounts, etc. Equipment and noise
suppression devices shall be maintained in
accordance with manufacturer’s
recommendations while on-site.
4. Pneumatic tools shall include a suppression
device on the compressed air exhaust
5. Connect to existing electrical service to power
stationary and portable equipment (e.g.,
pumps, generators, compressors, and
welding sets). This measure shall be subject
to the approval of the local electric utility. If it
is not feasible to connect to ele ctrical service
and/or extend electrical service to all work
sites, Mitigation Measure NOI -1, section C.2,
shall be implemented.
6. No radios or other amplified sound devices
shall be audible beyond the property line of the
construction site.
1 Any changes to the measures identified in the Draft EIR that were changed as outlined in Section 3, Errata, of the Final EIR are shown as underlined text (for additions) or strike-through text (for deletions)
5.1-14 Final Environmental Impact Report
October 30, 2025
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