City Council Chambers
29844 Haun Road
Menifee, CA 92586
Randy Madrid, Chair
Ivan Holler, Vice--Chair
Michael Knighten, Commissioner
Tammy Ramirez, Commissioner
Chris Thomas, Commissioner
AGENDA
City of Menifee
Planning Commission
Regular Meeting Agenda
Wednesday, November 12, 2025
6:00 PM Regular Meeting
Orlando Hernandez, Director
Edna Aguilar, Clerk
9.2 Menifee (Pemcor) Business Park
RECOMMENDED ACTION
1. Adopt
a
resolution
certifying
an
Environmental
Impact
Report
(EIR)
(State
Clearinghouse
No.
2024071016)
for
the
Menifee
(Pemcor)
Business
Park
Project,
located
at
33521
Zeiders
Road,
between
Howard
Way
and
Zeiders
Road,
south
of
Scott
Road
and
north
of
Keller
Road,
making
certain
findings
pursuant
to
the
California
Environmental
Quality
Act
(CEQA),
and
adopting
a
Mitigation
Monitoring
and Reporting Program (MMRP); and
2. Adopt
a
resolution
approving
Plot
Plan
No.
PLN23-0245
for
the
Menifee
(Pemcor)
Business Park Project.
CITY OF MENIFEE
SUBJECT: Menifee (Pemcor) Business Park
MEETING DATE: November 12, 2025
TO: Planning Commission
PREPARED BY: Russell Brown, Senior Planner
APPROVED BY: Orlando Hernandez, Community Development Director APPLICANT: Pemcor Properties, Inc. (Paul Mayer)
------------------------------------------------------------------------------------------------------------------------------
RECOMMENDED ACTION
1. Adopt a resolution certifying an Environmental Impact Report (EIR) (State Clearinghouse No. 2024071016) for the Menifee (Pemcor) Business Park Project, located at 33521 Zeiders Road, between Howard Way and Zeiders Road, south of Scott Road and north of Keller Road, making certain findings pursuant to the California Environmental Quality Act (CEQA), and adopting a Mitigation Monitoring and Reporting Program (MMRP); and
2. Adopt a resolution approving Plot Plan No. PLN23-0245 for the Menifee (Pemcor) Business Park Project.
PROJECT DESCRIPTION
Plot Plan (PP) No. PLN23-0245 Menifee (Pemcor) Business Park Project (Project) proposes a commercial/industrial business park development consisting of 11 single-story buildings ranging in size from approximately 23,100 square feet to 37,840 square feet (total 337,770 square feet) on approximately 20 acres. The Project site is zoned Economic Development Corridor – Southern Gateway (EDC-SG). The anticipated end users are expected to provide services ranging from industrial and manufacturing users to service commercial and office (tenants are not known at this time). Each building includes two dock-high doors for a total of 22 for the entire project.
The Project is proposing 677 parking spaces and 121,879 square feet (15%) of irrigated landscaped area. The applicant is proposing approximately 53,300 cubic yards of grading.
Furthermore, the Project includes two driveways along Zeiders Road with the southernmost driveway being signalized and aligning with Scott Road Commerce Center.
LOCATION
The site is generally located in the southern area of the City, south of Scott Road, north of Keller Road, west of Interstate 215, along the western side of Zeiders Road (APN: 384-150-001).
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IMAGE 1 – PROJECT LOCATION – AERIAL
GENERAL PLAN/ZONE
The General Plan land use and zoning designation(s) for the Project site are EDC-SG which is intended to provide economic vitality and flexibility in land use options to promote economic development along the City’s major corridors. For all EDC designated areas across the City, the intent is to identify areas where a mixture of residential, commercial, office, civic, industrial, entertainment, educational, and/or recreational uses or other uses are planned. The EDC areas citywide are envisioned to develop primarily as nonresidential uses, with residential uses playing a supporting role. The unique site layout and mix of building sizes provides opportunities for a range of business park uses, including manufacturing uses, as well as service commercial uses along the Zeiders Road frontage.
Immediate surrounding General Plan Land Use designations within the City of Menifee are also EDC-SG to the north, south and east. Properties to the west of the Project site have a designation of Rural Residential (RR2). Properties in the area have historically been used for dry farming operations. The proposed Project is consistent with surrounding land use designations and the intent of the EDC designation.
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IMAGE 2 – GENERAL PLAN/ZONING MAP
The approval of a plot plan application is required for a business park use in the EDC-SG zone.
The proposed Project/use is consistent with the underlying zoning and allowable use table. The surrounding land use designations and existing uses can be found in table form below.
TABLE 1 – LAND USE DESIGNATIONS
Location Existing Land Use General Plan Land Use Zoning Classification North Residential/Agriculture EDC-SG EDC-SG
East Industrial EDC-SG EDC-SG
South Residential/Agriculture EDC-SG EDC-SG
West Residential Rural Residential (RR2) Rural Residential (RR2)
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DISCUSSION
The Project Applicant submitted for a Pre-Application Review (PAR) on March 8, 2023, to solicit feedback from the City on the proposed Project. The initial application consisted of six buildings with a maximum building size of 80,000 square feet. After collaborating with City staff, the Applicant revised the Project and submitted an official application on December 21, 2023. The revised site plan consisted of 11 buildings (opposed to six with the PAR) with a maximum building size of 37,840 square feet.
IMAGE 3 – PAR SITE PLAN
The proposed business park project involves the development of 337,770 square feet of building area, which would be spread across 11 buildings. The entire 20.03-acre site would be graded and the portions of the site not developed with buildings would either be landscaped or hardscaped (e.g., parking or sidewalks). Two buildings will front on to Zeiders Road and three buildings will face Howard Way; the remaining six buildings will be centrally located, with three buildings facing the north and south project boundary, creating an internal truck court. The buildings range in size from 23,100 square feet to 37,840 square feet and feature two truck dock bays each, that would be oriented toward the center of the site (a total of 22 truck docks at the site). The truck courts will not be visible from adjoining streets or neighboring properties.
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IMAGE 4 – PROPOSED SITE PLAN
Circulation and Parking
Regional Project access would be from I-215 via Scott Road Interchange, and eventually Zeiders Road. Local access to the site would be provided via two driveways on Zeiders Road. The southern driveway would provide truck and passenger car access to the site and would be a shared driveway with the southern property owner; while the northern/central driveway would only provide access to passenger vehicles. Due to site layout, trucks would travel from the southern driveway, through the drive aisle that runs through the middle of the site, to their building destination. The Project does not include vehicular access from Howard Way.
The City of Menifee Development Code outlines the parking requirements for the Project, as demonstrated in the table below. The Project meets and exceeds the City’s minimum parking requirements.
TABLE 2 – PARKING
Parking Summary
Industrial Uses Building SF Parking Spaces
Office: 1:250 SF 84,443 SF 338
Fabrication Area: 1:500 SF 50,666 SF 102
Storage Area: 1:1,000 SF 202,662 SF 203
Minimum Required 643
Total Provided 677
Using the City’s Parking and Loading Standards, the Project requires 643 parking spaces. The Project includes a total of 677 proposed off-site parking spaces, evenly distributed throughout the site. The Project does not include designated truck trailer parking stalls.
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Infrastructure Improvements
Onsite and Frontage Improvements
The Project Applicant would be responsible for the construction of public infrastructure improvements. Zeiders Road would be improved along the Project frontage to a Major Divided Roadway per the City’s Circulation Element. The required improvements shall include the construction of appropriate pavement transitions from the new improvements to existing improvements beyond the Project frontage.
The southern driveway will be a full access driveway, with a modified traffic signal and shared access with the parcel to the south. The northern driveway shall be restricted to right-in, right-out movements only. Truck circulation also should not utilize this driveway. Driveways shall be constructed to City Standard No. 208.
Howard Road is classified as a Rural Collector Roadway along the Project’s western frontage.
Given that Howard Road is not proposed to be utilized by the Project for circulation, the Public Works Director / City Engineer may opt to accept payment in-lieu of physical construction.
Road and Bridge Benefit District (RBBD), Fair Share Contributions, and Other Improvements The Project has also been conditioned to pay RBBD fees based on the designated land use and areas prior to the issuance of occupancy.
Fair share cost participation would be required for off-site intersections including Zeiders/Haun Road at Scott Road intersection and Menifee Road and Scott Road intersection. Utility improvements would be constructed, which includes new water lines, recycled water lines, sewer, and storm drain lines.
Landscaping
Landscape standards for the Project are outlined in the City’s Development Code. A minimum of ten percent of the Project site must be landscaped per the EDEC requirements. Irrigated onsite landscaped areas for the Project site would total approximately 115,976 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.
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IMAGE 5 – CONCEPTUAL LANDSCAPE PLAN
The landscape and architectural plans feature site amenities that coordinate and complement the proposed Project. The buildings are separated by no less than 26-feet and include outdoor break areas with decorative paving, benches, tables, bike racks, and trash receptacles for employees and guests/customers. The primary driveway entrance has been enhanced with a wide driveway approach (30-feet) and an increase in entryway landscaping.
IMAGE 6 – ENHANCED LANDSCAPE VIEW – BETWEEN BUILDINGS
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IMAGE 7 – ENHANCED LANDSCAPE VIEW – ENTRY
Screening
The Project includes a six-foot-tall decorative block wall along the western boundary to assist in screening the proposed business park project from the adjacent residential properties. The wall will reduce visual impacts of the proposed Project, as well as possible noise impacts. The proposed block wall will run the entire 662-foot span from north to south and will match the color scheme of the business park project. Vines will be planted along the screen wall to soften the long-term appearance.
IMAGE 8 – SECTION, BLOCK WALL
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The Project includes dense perimeter landscaping to assist in screening the Project site and the parking stalls from adjacent land uses. Dense landscape hedges are provided between the parking stalls and the property line in the northwest corner of the Project site to to help screen headlights from the existing residential use to the north, in the EDC-SG Zone.
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 on the project frontages.
IMAGE 9 – ENHANCED VIEW, NORTHWEST CORNER
Elevations
The proposed buildings have unique design features as well as shared architectural elements with approved developments within the City to provide for compatible development. There are complementing roof forms, colors, and materials. The various colors include white, multiple variations of gray and porcelain tile with a wooden appearance. The buildings will include significant glazing as well as tube steel canopies over the building entrances and a concrete “eyebrow” highlighting the prominent elevations along Zeiders Road. 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. As previously mentioned, each building contains two truck bay doors, which are strategically cut into the buildings to assist in hiding from adjacent properties. The building heights are 38 to 40 feet above ground level.
IMAGE 10 – ARCHITECTURE
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IMAGE 11 – BUILDINGS J & K – ZEIDERS ROAD
IMAGE 12 – BUILDINGS A, B, C – HOWARD WAY
IMAGE 13 – BUILDINGS D – I (INTERNAL)
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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 sensitve 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 Although the proposed Project is not a warehouse distribution facility project, in which the Good Neighbor Policies were intended for, the Project does comply with and is consistent with the requirements. 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.
Menifee Innovation District Specific Plan (MIDSP)
The City has undertaken an effort to establish an Innovation District Specific Plan for the surrounding properties within the EDC-SG area. The City initiated the MIDSP effort to develop a vision for a thriving innovation district at the City’s southern gateway west of the I-215 freeway.
The approximately 375-acre area proposed for the MIDSP is bounded by Scott Road to the north, the I-215 Freeway to the east, Keller Road to the south and Howard/Nancy Road to the west.
IMAGE 14 – MIDSP BOUNDARY
The goal of the MIDSP is to serve as an economic development effort aimed at diversifying the City's local economy while addressing job creation for the region. Since the beginning of the MIDSP effort, the City has conducted community outreach consisting of community workshops,
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Planning Commission/City Council interviews, a design charrette and a joint Planning Commission/City Council workshop to develop and proceed with a vision for the MIDSP. The MIDSP intends to advance Menifee’s future through a Health and Med Tech Innovation District and directly addresses the questions and concerns regarding jobs-housing balance, fiscal sustainability, infrastructure obligations, and the need for bold leadership to elevate Menifee beyond a bedroom community. Work efforts on the MIDSP are an on-going effort. The proposed project would be complimentary to the MIDSP project.
ENVIRONMENTAL DETERMINATION
Notice of Preparation (NOP)
On July 24, 2024, 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, now known as the Office of Land Use and Climate Innovation (LCI) (SCH/LCI No. 2024071016) 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 July 24, 2024 to August 22, 2024.
City staff held an environmental scoping meeting on Wednesday, July 31, 2024 at City Hall to discuss the Project and to receive comments from the public. No members of the public attended outside the Project Applicant and Mayor Estrada. The purpose of the NOP is to solicit feedback on areas of environmental concern from interested/affected parties. Written comments were received from the following:
oSouthern California Gas Company (SoCal Gas)
oRiverside Transit Agency (RTA)
oRiverside County Flood Control District (RCFC)
oEastern Municipal Water District (EMWD)
oSouth Coast Air Quality Management District (SCAQMD)
oAndrew and Sharon Johnson
EIR Impacts
Within the EIR that has been prepared for the Project, mitigation measures are provided under the categories of Air Quality, Biological Resources, Greenhouse Gas Emissions, Hazards and Hazardous Materials and Noise. The EIR determined that the Project could result in significant and unavoidable impacts in Greenhouse Gas Emissions based on the analysis and findings in the Draft EIR and requires adoption of a Statement of Overriding Considerations (SOC).
Draft EIR Public Review
The City distributed the Draft EIR for public review beginning September 2, 2025 and ending October 16, 2025. For the Draft EIR 45-day comment period and public hearings, property owners and non-owner residents within 1,000 feet of the Project boundary were mailed notices at each step of the Project (scoping meeting, Draft EIR comment period, public hearing). During the public review period, comments on the Draft EIR were received from the following agencies, organizations, or individuals:
Agencies
oAirport Land Use Commission (ALUC)
oRiverside County Department of Waste Resources
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oSouth Coast Air Quality Management District (SCAQMD)
oRiverside County Flood Control District (RCFC)
oRiverside Transit Agency (RTA)
Organizations
oSupporters Alliance for Environmental Responsibility (SAFER) oGolden State Environmental Justice Alliance
Individuals
oAndrew and Sharon Johnson
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 and SOC
Because the EIR identified unavoidable significant adverse impacts that could not be mitigated below the level of significance, Findings of Fact and a SOC are required to approve the Project.
The Findings of Fact and SOC are included within the resolution for the EIR for consideration by the Planning Commission.
FINDINGS
Findings for the FEIR and PP No. PLN24-0245 are included in the attached Resolutions.
PUBLIC NOTICE
The proposed Project was noticed on November 2, 2025, for the November 12, 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 1,000-foot radius of the Project site. The proper public notice was posted on-site, and in addition, all relevant public agencies and those requesting notification were notified of the public hearing.
ATTACHMENTS
1. Project Exhibits/Plans
2. Resolution – EIR
3. Exhibit A – FEIR
4. Exhibit B - MMRP
5. Exhibit C – Findings of Fact
6. Resolution – Plot Plan
7. Exhibit A – Conditions of Approval
8. Public Hearing Notice