CITY OF MENIFEE
SUBJECT: Appeal of the Planning Commission Decision for the Menifee (Pemcor) Business Park Project
MEETING DATE: January 21, 2026
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. PLN25-0208 submitted by the Golden State Environmental Justice Alliance (GSEJA); and
2. Adopt a resolution denying Appeal No. PLN25-0210 submitted by the Supporters Alliance for Environmental Responsibility (SAFER); and
3. Adopt a resolution certifying an Environmental Impact Report (EIR) for Plot Plan No. PLN23- 0245 for the Menifee (Pemcor) Business Park Project 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; and
4. Adopt a resolution approving Plot Plan No. PLN23-0245 for the Menifee (Pemcor) Business Park Project.
DISCUSSION
On November 12, 2025, the Planning Commission held a duly noticed public hearing and voted unanimously to approve Plot Plan (PP) No. PLN23-0245 along with the related environmental analysis (Project). On November 19, 2025, the City received an application from GSEJA to appeal the Planning Commission decision. A second appeal application was received from SAFER on November 20, 2025.
The Project was approved by the Planning Commission for 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
City of Menifee Staff Report
Menifee (Pemcor) Business Park Appeal
January 21, 2026
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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 proposes 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).
IMAGE 1 – PROJECT LOCATION – AERIAL
Appeal No. PLN25-0208
The GSEJA filed an appeal of the Planning Commission’s November 12, 2025, approval of PP No. PLN23-0245, claiming the Planning Commission erred in its decision to approve the Project by determining the Project would not result in further impacts on an already pollution-burdened citizenry. GSEJA provided information depicting the severity of the level of pollution and health hazards the City of Menifee and its citizens are experiencing. The appeal letter reaffirms its concerns that were presented in its original letter dated September 24, 2025 (and reiterated in a
City of Menifee Staff Report
Menifee (Pemcor) Business Park Appeal
January 21, 2026
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November 11, 2025, comment letter), which was responded to by staff, in conjunction with our California Environmental Quality Act (CEQA) Consultant, in the Final EIR.
The commenter provides a table of data which gives the false impression that the area surrounding the Project site is disproportionately impacted. However, the proposed Project would not result in significant and unavoidable air quality impacts. Localized air quality impacts would be less than significant and there are no significant air quality impacts to local residents as a result of approval of the proposed Project.
Both the September 24, 2025, comment letter and the November 11, 2025, comment letter, in addition to the November 19, 2025, appeal letter for the Project contained concerns from GSEJA regarding air quality, greenhouse gas (GHG) emissions, land use and planning, transportation and traffic, growth inducing impacts, alternatives, and population and housing. Staff, the Project Applicant and our CEQA consultant reviewed the claims presented by GSEJA and have determined that the Final EIR adequately addressed concerns raised and no further CEQA analysis is warranted.
Furthermore, the GSEJA comment letters indicated that there was a technical/procedural error and that a technical appendix (Appendix E – GHG, Energy) was not adequately made accessible to the public as required by CEQA. While this was initially true, the omission was noticed by staff and the Draft EIR was officially re-circulated establishing a new 45-day public review period. The original public circulation date for the Draft EIR was August 13, 2025; however, staff noticed the omission of Appendix E and a new public circulation date began on September 2, 2025, and included the appendix.
As such, the previous responses to these resource topics are still appropriate, and no additional points were raised in the appeal letter which would require further analysis.
Appeal No. PLN25-0210
SAFER filed an appeal of the Planning Commission’s November 12, 2025, approval of PP No.
PLN23-0245, claiming areas of the Project (as outlined below), including the environmental analysis, were not adequately analyzed/addressed. The appeal letter raises concerns with the following:
1. Insufficient Analysis of GHG Mitigation Measures
2. Insufficient Access to Vehicle Miles Traveled (VMT) Analysis Document In response to the SAFER appeal letter and the concerns raised above, staff, in conjunction with our CEQA consultant, refute SAFER’s claims that all feasible mitigation measures related to GHGs were not analyzed and included in the Final EIR. All feasible mitigation measures related to GHG impacts are required of the Project.
Finally, the SAFER appeal letter states the analysis of project VMT impacts and Transportation Demand Management (TDM) mitigation relied on a study that was not provided with the Draft EIR appendices. The VMT Assessment prepared by the Ganddini Group, dated November 7, 2024, was included as Draft EIR Appendix L2 on the State Clearinghouse website and a hard copy was City of Menifee Staff Report
Menifee (Pemcor) Business Park Appeal
January 21, 2026
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available at the public counter at City Hall as indicated in the notice and as required by CEQA Guidelines.
In conclusion, staff, along with our CEQA consultant, have determined the two appeal letters do not provide significant new information or identify new significant impacts or information regarding the project or the Draft EIR/Final EIR analysis. Staff concludes the information provided in the Draft EIR, its appendices (including Appendix E for which the public was provided adequate time to review), the Final EIR and all response to comments and supporting materials adequately address all the issues and comments raised, and therefore, the EIR meets the requirements of CEQA.
Environmental Determination
The Planning Commission adopted Resolution No. PC25-676 certifying an EIR on November 12, 2025, determining the Project will have a significant effect on the environment (related to GHG Emissions). However, an EIR was prepared for this Project pursuant to the provisions of the CEQA. Mitigation measures were made as a condition of the approval of the Project and a Mitigation Reporting or Monitoring Plan (MMRP) was adopted for this Project. A Statement of Overriding Considerations was adopted for this Project and Findings were made pursuant to the provisions of CEQA. Following the Project’s approval, a Notice of Determination (NOD) was filed with the Riverside County Clerk’s Office on November 13, 2025.
The Final EIR, as well as all its technical appendices, can be accessed for review on the City website: https://www.cityofmenifee.us/325/Environmental-Notices-Documents.
Public Notice
The proposed Project was noticed on January 11, 2026, for the January 21, 2026, City Council 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.
STRATEGIC PLAN OBJECTIVE
Thriving Economy
FISCAL IMPACT
There is no fiscal impact associated with the recommended action.
ATTACHMENTS
1. Appeal Letter - GSEJA
2. Response to Appeal Letter - GSEJA
3. Resolution – GSEJA
4. Appeal Letter – SAFER
5. Response to Appeal Letter – SAFER
6. Resolution – SAFER
City of Menifee Staff Report
Menifee (Pemcor) Business Park Appeal
January 21, 2026
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7. Resolution EIR
8. Exhibit A – Final EIR
9. Exhibit B – MMRP
10. Exhibit C – Findings of Fact
11. Resolution – Plot Plan
12. Exhibit A – Conditions of Approval
13. November 12, 2025 PC Staff Report
14. Project Exhibits
15. Public Hearing Notice