Menifee City Council
February 4, 2026

September 29, 2025
sustainable building certification, sucb as Leadership and Energy and Environmental Design (LEED), which extends beyond CALGreen requirements.

Even after implementing operational emissions reductions to the maximum-feasible extent, the City could also require the Applicant to purchase offsets for the Project's remaining GHG emissions. Overall, there are more options available to mitigate emissions to the full extent of project emissions, including available measures which are outlined in the California Attorney General's CEQA best practices recommendations for warehouse projects,6 and the City failed to acknowledge or implement many mitigation measures whicb are feasible and could help reduce the Project's GHG impact to the fair share extent.

Conclusion
The GHG analysis violates CEQA because the Project should have found a significant GHG impact under the first threshold. Further, the Project would not be consistent with the applicable plans, policies, and regulations for reducing GHGs.

Please put Advocates for the Environment on the list of interested parties to receive updates aboutthe progress of this potential project approval. We make this request under Public Resources Code, section 21092.2.

Sincerely,
~'~~~
Executive Director, Advocates for the Environment
6 See State of California Department of Justice, Rob Banta Attorney General, 'Warehouse Projects: Best Practices and Mitigation Measures to Comply with the California Environmental Quality Act," Updated September 2022, pp. 7 - 10, available at: https://oag.ca.gov/system/liles/media/warehouse-best-practices.pdf. Last accessed July 23, 2025.
10211 Sunland Blvd., Shadow Hills, CA 91040 (818) 650--0030 Xl 01 [email protected] 1-13
1-14
Item Title: 11.1
Appeal of Planning Commission Decision for the Menifee (Pemcor) Business Park Project Item Page Number: 396

Menifee Mayor and City Council
February 4, 2026
Page
699 of 961

2.0 Response to Comments
Menifee Business Park Project 2-97
City of Menifee

ID Response to Comment Letter I – Advocates for the Environment I-1 The commenter provides introductory remarks that accurately summarize the project in a general manner and states it is submitting comments on the sufficiency of the DEIR’s GHG emissions analysis. Comment noted. Refer to responses to comments I-2 to I-14 for detailed responses to specific comments on the DEIR’s GHG emissions analysis.

I-2 The commenter suggests that the City adopt a net-zero GHG threshold for the project.

First, as a point of clarification, under CEQA a lead agency is entitled to discretion with respect to the methodology used and the thresholds of significance applied to the evaluation and determination of t he significance of a project’s GHG emission impacts. The commenter is directed to DEIR Section 4.3.3 (pp. 4.8 -16 to 4.8-17) for the DEIR’s explicit discussion and selection of an appropriate GHG emissions threshold for the proposed project . Comment I -2 doe s not provide any specific remarks on the discussion and justification provided in the DEIR on the City’s applied GHG emissions thresholds. As explained in this section, the City used of the SCAQMD’s 3,000 metric tons carbon dioxide equivalents (MTCO 2e) interim Tier 3 GHG threshold, for which the commenter presents no evidence that the DEIR’s threshold is inappropriate or would result in a significant impact that was not analyzed in the DEIR.

Second, the DEIR includes information commensurate with that provided by the commenter. The DEIR provides information on global CO 2 concentrations (p. 4.8-2), statewide GHG emissions levels from different sources (pp. 4.8-5 and 4.8-6), and the potential effects of climate change on various California resources (p. 4.8 -4). The DEIR also includes detailed information on the regulations that govern GHG emissions, including AB 1279 (pp. 4.8 -9 and 4.8 -21), which established the State’s policy to achieve net zero GHG emissions as soon as possible, but no later than 2045, and achieve and maintain net negative GHG emissions thereafter, and to ensure that by 2045, statewide anthropogenic GHG emissions are reduced to at least 85% below the 1990 levels, and the 2022 Sc oping Plan (pp. 4.8 -9 to 4.8 -10). The commenter, therefore, does not provide any new information that the City has not considered during the preparation of the DEIR.

Third, the commenter’s general references to CEQA lawsuits do not have any bearing to the project at hand because the commenter has not specifically identified similarities between the referenced cases and the proposed project. While CEQA case law establishes general precedence, such general precedence is to be applied to the specific setting, information, and circumstances under which a particular project is approved.

Finally, the commenter is directed to the DEIR’s discussion of the project’s consistency with the 2022 Scoping Plan (pp. 4.8-21 and 4.8-22), which is fully entitled the 2022 Scoping Plan for Achieving Carbon Neutrality. This analysis identifies that achieving statewide carbon neutrality is a complicated endeavor, requiring reductions from various sources, including energy generation and mobile sources. It also recognizes that carbon neutrality will require technological advances, including deploying carbon capture and other GHG -reducing technologies, and describes the Project’s with the Scoping Plan’s strategies to address key emission sectors and align local actions with State climate goals (transportation electrification, VMT reductions, and building decarbonization). The DEIR concludes that the project would not conflict Item Title: 11.1
Appeal of Planning Commission Decision for the Menifee (Pemcor) Business Park Project Item Page Number: 397

Menifee Mayor and City Council
February 4, 2026
Page
700 of 961

2.0 Response to Comments
2-98 Final Environmental Impact Report
October 30, 2025
ID Response to Comment Letter I – Advocates for the Environment with the Scoping Plan, and that Mitigation Measures GHG -1, GHG-2, and GHG -3 would support the overarching goals of the 2022 Scoping Plan. The commenter does not provide any specific evidence against this conclusion or otherwise indicating the project would not be consistent with the 2022 Scoping Plan.

For the reasons described above, the commenter has not provided any specific evidence for why a net zero threshold is appropriate for the proposed project or why the DEIR’s thresholds are not supported by substantial evidence.

I-3 The commenter correctly identifies the GHG significance thresholds used for the EIR, the project’s annual GHG emissions, and the significance conclusions that were reported on pages 4.8 -20 to 4.8 -22 of the EIR. As discussed more in Comment I -4 below, the conclusion listed on page 4.8 -20 of the EIR was incorrect, and has been revised (see FEIR Section 34, Errata).

I-4 The commenter correctly identifies an inconsistency in the reporting of the GHG significance conclusions. While the correct significance determination of significant and unavoidable was reported in the executive summary of the EIR (page 2 -10) and in the Energy and Greenhouse Gas Report, Appendix E-2 (pages S-II and 6-10), the level of significance after mitigation for Impact GHG-1 on page 4.8-20 was incorrectly listed as less than significant. The EIR has been revised with the correct significance determination (see FEIR Section 34, Errata).

I-5 The comment accurately describes Mitigation Measure GHG -1 as described in the EIR, claims that the EIR does not provide evidence that the measure could achieve a 5% reduction in VMT or that the measure could reduce GHG to a less than significant level. The evidence for the reduction value is based on the Pemcor Commercial Industrial Business Project Transportation Demand Management Assessment (TDM Assessment) prepared by Ganddini for the project. The TDM Assessment is described in Appendix E-2, and the EIR has been revised to include a brief description and reference to the TDM Assessment. It is noted that the EIR has been revised to correct the listed 5% reduction from GHG -1 to a 6.2% reduction, consistent with Appendix E-2 and the TDM Assessment (see FEIR Section 34, Errata).

The measure would not reduce GHG to a less than significant level in regards to Impact GHG -1. As discussed in Responses I -4 and I -5, Impact GHG -1 would be significant and unavoidable. With mitigation, the project would still emit approximately 9,790 metric tons CO 2 each year. Please refer to Table 6 -4 of Appendix E -2 for mitigated GHG emissions.

I-6 The commenter claims that the estimated GHG reduction from VMT measures is not supported with evidence, and notes that CAPCOA’s Handbook for Analyzing Greenhouse Gas Emission Reductions, Assessing Climate Vulnerabilities, and Advancing Health and Equity includes ranges for its measures’ mitigation. The GHG reduction potential was analyzed in the 2025 TDM Assessment prepared by Ganddini.

This report accounted for the range of mitigation potential mentioned by the commenter by conducting a project -specific as sessment of each of CAPCOA’s measures. For example, CAPCOA’s Measure T -14 could achieve up to an 11.9% reduction, but Ganddini estimated only a 2.3% reduction for the proposed project due to project conditions such as the number of cars accessing the site per day and the number of chargers installed at the site. Approximately 4.0% GHG reduction would Item Title: 11.1
Appeal of Planning Commission Decision for the Menifee (Pemcor) Business Park Project Item Page Number: 398

Menifee Mayor and City Council
February 4, 2026
Page
701 of 961

2.0 Response to Comments
Menifee Business Park Project 2-99
City of Menifee
ID Response to Comment Letter I – Advocates for the Environment occur from implementing CAPCPA’s Measure T -5, Implement Commute Trip Reduction Program (Voluntary).

I-7 The commenter claims that implementing CAPCOA Measure T -5: Implement Commute Trip Reduction Program (Voluntary) does not provide adequate mitigation and that CAPCOA Measure T -6: Implement Commute Trip Reduction Program (Mandatory Implementation and Monitor ing) should be implemented instead. The selected measure, CAPCOA Measure T-5, requires the employer to share information with employers about travel options, implement a ridesharing program, provide discounted transit passes, provide bicycle parking and other end-of-trip facilities, and sponsor a vanpool service. CAPCOA Measure T-6 would restrict employees’ choices on their commute and introduce a monitoring program, but would not add additional services, infrastructure, or incentive programs to reduce VMT. The TDM Assessment concluded that CAPCOA Measure T-6 was not a realistic or viable mitigation option, as it would require employers to place travel restrictions on employees and would require ongoing tracking and oversight.

I-8 The commenter correctly notes that the TDM mitigation measures would not reduce the project’s GHG emissions to less than significant levels. As discussed above in Responses I-3 and I -4, Impact GHG -1 would be significant and unavoidable. While the correct significance determination of significant and unavoidable was reported in the executive summary of the EIR and in the Energy and Greenhouse Gas Report, the level of significance after mitigation for Impact GHG -1 on page 4.8 -20 was incorrectly listed as less than significant. The EIR has been revised with the correct significance determination (see FEIR Section 34, Errata).

I-9 The commenter asserts the Project would conflict with the 2022 Scoping Plan because the plan establishes a goal for 50% of all industrial energy demand to be electrified by 2045 and that the project would involve the continued use of diesel in trucks; however, the commenter fails to provide any specific evidence or information for why the Project, as proposed, would result in an actual conflict with this Scoping Plan action. For example, while the commenter correctly identifies that the Scoping Plan targets 50% of industrial manufacturing energy demand electrified by 2045, they fail to disclose that the plan also assumes 0% of industrial energy demand will be electrified by 2030, the timeframe in which the Project would be constructed.

Furthermore, the project’s mitigation would align with the Scoping Plan. As described in Appendix E -2 (page 6 -7), the project includes mitigation for all -electric operation that requires 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 and mitigation to provide PV solar (see Mitigation Measure GHG-3 and GHG-4 respectively in FEIR Section 3, Errata).

Thus, the Project would include strategies to electrify manufacturing processes well ahead of the timeline considered by the 2022 Scoping Pan. For these reasons, the Project would not conflict with the specific Scoping Plan action identified by the commenter.

I-10 The commenter correctly notes that GHG-2, the mitigation measure incorporating Tier 2 EV measures from the 2022 CalGreen Code, was not included in the list of mitigation measures in the DEIR. However, GHG -2 was included in Appendix E -2 Item Title: 11.1
Appeal of Planning Commission Decision for the Menifee (Pemcor) Business Park Project Item Page Number: 399

Menifee Mayor and City Council
February 4, 2026
Page
702 of 961

2.0 Response to Comments
2-100 Final Environmental Impact Report
October 30, 2025
ID Response to Comment Letter I – Advocates for the Environment (see pages S-III to S-IV and pages 6-7 to 6-7) and the EIR has been revised to include GHG-2 (see FEIR Section 3, Errata).

I-11 The commenter claims that the report did not analyze and show consistency with Executive Order B-55-18 and the 2017 Scoping Plan. The commenter claims the EIR is inconsistent with Executive Order B -55-18 since it does not prohibit the use of gasoline, diesel, and natural gas. and that the report not analyze the GHG goals of a 40% reduction below 1990 levels by 2030 and an 80% reduction below 1990 levels by 2050, a statewide per capita GHG emissions of 6 MTCO2e by 2030 and 2 MTCO2e by 2050 that were in the 2017 Scoping Plan.

The commenter is partially correct. While the DEIR describes the 2017 Scoping Plan (p. 4.8-9) it does not include an explicit discussion of the Project’s consistency with this plan. This is because the 2022 Scoping Plan represents the most up to date plan for achieving compliance with the State’s GHG reduction target for 2030. As stated in the DEIR (p. 4.8-11), the 2022 Scoping Plan “presents a scenario for California to meet the State goal of reducing GHG emissions 40% below 1990 levels by 2030 and to achieve carbon neutrality by 2045. Specifically, the 2022 Scoping Plan . . . identifies a path to keep California on track to meet its SB 32 GHG reduction target of at least 40 percent below 1990 emissions by 2030.” Furthermore, the 2022 Scoping Plan itself states (p. 4), “Four scenarios were extensively modeled to develop this Scoping Plan, with the objective of informing the most viable path to remain on track to achieve our 2030 GHG reduction target, a reduction in anthropogenic emissions by 85% below 1990 levels, and carbon neutrality by 2045. All four have their merits and are informed by stakeholder input. The scenario ultimately chosen as the basis of this Scoping Plan is the alternative that most closely aligns with existing statute and Executive Orders.

It was selected because it best achieves the balance of cost -effectiveness, health benefits, and technological feasibility.” The 2022 Scoping Plan also states (p. 24), “The 2022 Scoping Plan for Achieving Carbon Neutrality (Scoping Plan) is the most comprehensive and far -reaching Scoping Plan developed to date. It identifies a technologically feasible and cost-effective path to achieve carbon neutrality by 2045 while also assessing the progress California is making toward reducing its GHG emissions by at least 40 percent below 1990 levels by 2030, as called for in SB 32 and laid out in the 2017 S coping Plan.” Importantly, the 2022 Scoping Plan also identifies and plans for an accelerated 2030 GHG reduction target (48% below 1990 emissions by 2030) that is above and beyond the 2017 Scoping Plan requirements.

Therefore, the DEIR’s evaluation of cons istency with the 2022 Scoping Plan also evaluates consistency with previous versions of the Scoping Plan.

Similarly, the analysis describes Executive Order B -55-18 (page 4.8 -15), which requires the State to achieve carbon neutrality by 2045. The Scoping Plan works to achieve the targets set in Executive Order B -55-18, and so the EIR’s analysis of the 2022 Scoping Plan evaluated consistency with the State’s carbon neutrality goals.

Executive Order B-55-18 does not prohibit the use of gasoline, diesel, or natural gas, and the use of these fuels at the start of project operation would not conflict with the State’s carbon neutrality goal for 2045. Additionally, t he specific per capita GHG thresholds that were contained in the 2017 Scoping Plan and referenced by the commenter are not relevant to the Project, because: 1) The 2022 Scoping Plan implements an accelerated 2030 target to support achievement of the State’ s longer term goals (i.e., the per capita targets identified in the 2017 Scoping Plan would no Item Title: 11.1
Appeal of Planning Commission Decision for the Menifee (Pemcor) Business Park Project Item Page Number: 400

Menifee Mayor and City Council
February 4, 2026
Page
703 of 961

2.0 Response to Comments
Menifee Business Park Project 2-101
City of Menifee
ID Response to Comment Letter I – Advocates for the Environment longer keep the State on track to achieve long-term GHG reduction goals); and 2) The 2017 Scoping Plan (p. 99) acknowledged that the recommended per capita thresholds were “appropriate for the plan level (city, county, subregional, or regional level, as appropriate), but not for specific individual projects because they include all emissions sectors in the State.” Thus, the per capita metrics would not apply to a specific industrial development proposal such as the Project.

I-12 The commenter claims that the project is required to fully mitigate its GHG emissions.

The commenter’s statement that CEQA requires a project to include “fair -share mitigation for all significant cumulative impacts” is generally correct; however, the commenter’s assertion that, in the case of the proposed project, fair -share mitigation “means mitigation of the full extent of the Project’s GHG impacts, not just mitigation to the level of significance” is not correct. CEQA Guidelines Section 15130 (a) (3) establishes that an EIR may determine a project’s contribution to a significant cumulative impact may be rendered less than cumulative considerable if project implements or funds its fair share of mitigation measures designed to alleviate the cumulative impac t. In general, CEQA only requires an EIR to describe feasible mitigation measures which could minimize the significant environmental effects identified in the EIR, not necessarily eliminate them (CEQA Guidelines § 15126.4(a)(1)). With regards to GHG emissi ons mitigation specifically, CEQA again requires a lead agency to consider feasible means of mitigating the significant effects of GHG emissions, and not necessarily fully eliminating or avoiding the emissions entirely (CEQA Guidelines Section 15126.4(c)).

The commenter also mischaracterizes the project’s GHG emissions levels, estimating that the project would contribute 312,585 metric tons of carbon dioxide equivalents (MTCO2e) over is lifespan. This estimate is not correct because it assumes the project’s annual unmitigated GHG emissions identified in the Draft EIR remain static over a period of 30 years. Additionally, the estimation uses the unmitigated emissions values inst ead of the mitigated values. While the implementation of mitigation measures, such as Mitigation Measure GHG-2: Provide CALGreen Tier 2 EV Parking and GHG-3: All Electric Operations, in concert with State actions that support carbon free electricity generation, would result in substantial reductions of GHG emissions from the project’s bu ilding energy and mobile sources, the actual reductions that would occur with the implementation of these measures and the ability of future actions to achieve State goals cannot be known at this time and, therefore, is uncertain. Thus, although substantia l GHG emissions reductions may occur, the timing and certainty of such reductions cannot be guaranteed, and it would be speculative at this time to quantify when and to what degree those reductions may occur.

I-13 The commenter suggests additional mitigation measures for reducing GHG emissions. In addition to the mitigation measure referenced by the commenter, the project would implement GHG -2 through GHG -4, which would require the site to comply with the CALGreen Voluntary Tier 2 EV parking requirements, require buildings to be powered by electricity unless another form of energy is required, and require the installation of solar panels on 15% of the rooftop area at the time of building construction. The EIR was revised to add these measures in Section 4.8 (see FEIR Section 3, Errata.

Item Title: 11.1
Appeal of Planning Commission Decision for the Menifee (Pemcor) Business Park Project Item Page Number: 401

Menifee Mayor and City Council
February 4, 2026
Page
704 of 961

2.0 Response to Comments
2-102 Final Environmental Impact Report
October 30, 2025
ID Response to Comment Letter I – Advocates for the Environment The specific mitigation suggested by the commenter was reviewed, and it was determined:
• Requiring the applicant to enter into an agreement for a zero-emission heavy duty truck fleet “to the extent feasible and as soon as practicable” would not be feasible for the reasons explained in Response C -6. Furthermore, as identified by the commenter, the feasibility and timing of this measure is not clear and thus emissions reductions cannot be guaranteed or quantified at this time.
• Producing or purchasing clean power is already incorporated into the EIR through the solar requirements of GHG-4, and required by state regulations.

Through SB 100, which requires 60% of the power purchased by California to come from renewable sources by 2 030 and that all retail electricity be carbon-free by 2045.
• Requiring the installation of solar panels to offset 100% of the business park’s operational energy use would be speculative at this time. Potential future buildings in the project area would have unique demands for electricity that may or may not be able to be met by on-site solar energy systems. It should be noted that Mitigation Measure GHG -2 does require solar panels, which will contribute in offsetting energy use.

The commenter also states there are additional mitigation options in the Attorney General’s CEQA best practices recommendations but not provide mitigation suggestions from this document. The commenter also states that the Applicant could purchase offsets f or the project’s remaining GHG emissions. The commenter does not identify a specific offset program or local offset project for the City to consider.

Second, mandating carbon offsets as mitigation has been found to not meet the CEQA standards for mitigatio n because such offsets must be, among other requirements, “real, additional, quantifiable, permanent, verifiable, and enforceable.” (Golden Door Properties, LLC v. County of San Diego (2018) 27 Cal.App.5th 892.) To be adequate mitigation, any local offsite project or purchased offsets must be from a registry with a CARB -approved protocol. There are only a limited number of registries with CARB-approved protocols, and access to those reg istries is primarily reserved for participants in California’s Cap -and-Trade Program. Also, there is no guarantee that sufficient offset credits would be available. Therefore, the availability of sufficient, reliable offsets is outside the control of the City and Project applicant.

Finally, mobile sources are key contributor to the Project’s GHG emissions. However, as discussed in the DEIR, although the DEIR calculated Project emissions based on current technologies, mobile source emissions are not necessarily stagnant over time and technological and/or regulatory advances are likely to reduce mobile source emissions. Thus, the purchase of offsets as a means to mitigate future mobile source emissions (which were quantified for CEQA purposes but likely to be substantially reduced in the future) does not allow correlation of the mitigation measure to the future impact.

I-14 The commenter provides conclusionary remarks that are consistent with remarks in comments I-2 to I-14. The commenter is directed to the responses prepared for these comments.

Item Title: 11.1
Appeal of Planning Commission Decision for the Menifee (Pemcor) Business Park Project Item Page Number: 402

Menifee Mayor and City Council
February 4, 2026
Page
705 of 961

2.0 Response to Comments
Menifee Business Park Project 2-103
City of Menifee
COMMENT LETTER J – LOZEAU DRURY LLP FOR SUPPORTERS ALLIANCE FOR

ENVIRONMENTAL RESPONSIBILITY (SAFER)

Item Title: 11.1
Appeal of Planning Commission Decision for the Menifee (Pemcor) Business Park Project Item Page Number: 403

Menifee Mayor and City Council
February 4, 2026
Page
706 of 961

2.0 Response to Comments
2-104 Final Environmental Impact Report
October 30, 2025

Via Email
October 10, 2025
T 510.836.4200
F 510.836.4205
Russell Brow n, Senior Planner
Planning Division
Com munity Development Depart ment
City of Menifee
29844 Haun Road
Menifee, CA 92586
rbrown@ci tyofmenif ee. us
1939 Harrison Street, Ste. 150
Oakland, CA 94612
www.lozeaudrury.com
br ian@lozeaudrury,com

LETTERJ
Re: Comment on Draft Environmental Impact Report, Menifee Business Park Project (PLN23-0245)
Dear Mr. Brow n:

This comment is submitted on behalf of Supporters Alliance for Environmental Responsibility ("SAFER") regarding the Draft Environmental Impact Report ("DEIR") prepared for the Menifee Business Park Project (PLN23-0245) , which proposes the development of eleven industrial warehouse buildings totaling 337,770 square feet, located south of Scott Road, north of Keller Road, and west oflnterstate 215, along the western side of Zeiders Road on Assessor Parcel Num bers 384- 150-001 in the City of Menifee ("Project").

SAFER is concerned that the DEIR fails as an informational document and fails to impose all feasible mitigation measures to reduce the Project's impacts. SAFER requests that the Community Developme nt Depart ment address these shortcomings in a revised draft environmental impact report ("RDEIR ") and recirculate the RDEIR prior to considering approvals for the Project.

SAFER reserves the right to supplement these comme nts during the administrative process. Galan te Vineyards v. Monterey Peninsula Water Management Dist., 60 Cal. App. 4th 1109, 1121 (1997).

J- 1
Item Title: 11.1
Appeal of Planning Commission Decision for the Menifee (Pemcor) Business Park Project Item Page Number: 404

Menifee Mayor and City Council
February 4, 2026
Page
707 of 961

2.0 Response to Comments
Menifee Business Park Project 2-105
City of Menifee

2 PAGES

October l 0, 2025
Comment on Draft Environmental Impact Report, Menifee Business Park Project (PLN23-0245)

Sincerely,
6~~
Brian Flynn
Lozeau Drury LLP
Item Title: 11.1
Appeal of Planning Commission Decision for the Menifee (Pemcor) Business Park Project Item Page Number: 405

Menifee Mayor and City Council
February 4, 2026
Page
708 of 961

2.0 Response to Comments
2-106 Final Environmental Impact Report
October 30, 2025

ID Response to Comment Letter J – Lozeau Drury LLP for SAFER J-1 The City is unclear how the commenter could conclude the DEIR fails as an informational document since it was posted on the State Clearinghouse Website only today and it would not have been possible to review the almost 700 -page DEIR and its Appendices A-N the same day at the EIR was posted. Nonetheless, the City has examined this claim and concludes the DEIR is in fact sufficient as an informational document and does impose all feasible mitigation measures to reduce the Project’s impacts as outlined in the various analysis sections of the DEIR. The City will consider al comments made on the DEIR and determine if it is necessary to recirculate the EIR according to State CEQA Guidelines Section 15088.5.

J-2 The City understands that SAFER reserves the right to supplement these comments during the administrative process.

Item Title: 11.1
Appeal of Planning Commission Decision for the Menifee (Pemcor) Business Park Project Item Page Number: 406

Menifee Mayor and City Council
February 4, 2026
Page
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Menifee Business Park Project 3-1
City of Menifee

3.0 ERRATA

This section identifies revisions to the City of Menifee’s Menifee Business Park Project Draft EIR to incorporate clarifications , corrections, or additions prepared in response to comments on the Draft EIR . These changes include minor errors or editorial corrections identified through subsequent review. Ad ditions are shown in underline. Deletions are shown in strikethrough.

Commentary Notes are shown in Italic type where needed.

None of the revisions below represent a substantial increase in the severity of an identified significant impact or the identification of a new significant impact, mitigation, or alternative considerably different from those already considered in the Draft EIR.

DEIR Section 2, Executive Summary, Table 2 -2, Detailed Description of Mitigation Measures, page 2-19
AND
DEIR Section 4.4.4, Impacts and Mitigation, page 4.4-15

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 th e City of Menifee to discuss 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 for 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, cle aring, or grading permit issuance, no impacts shall occur to onsite 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 Californ ia Department of Fish and Wildlife (Section 1602 Streambed Alteration Agreement).

Item Title: 11.1
Appeal of Planning Commission Decision for the Menifee (Pemcor) Business Park Project Item Page Number: 407

Menifee Mayor and City Council
February 4, 2026
Page
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3.0 Errata
3-2 Final Environmental Impact Report
October 30, 2025

DEIR Section 4.3.4, Air Quality, Impacts and Mitigation, Impact AIR-3, pages 4.3-25 and -26

The HRA for residential receptors evaluated worst-case carcinogenic and non-carcinogenic risks to child (3rd trimester, 0-2 years, and 2-16 years) and adult (16-30 years) receptors. As shown in Appendix C, the calculated, maximum unmitigated construction risks would be approximately 6.2

5.2 excess cancers in a million in Year 1, which corresponds to infant receptors that are less than two years old at the start of construction activities. See Appendix C for risks to all age groups.

Construction would also occur during the first six months of Year 2, after which operation of the proposed project would begin. The proposed project would generate DPM once operational from diesel truck trips to and from the site, as well as their on -site idling. The calculated, maximum unmitigated risks for exposu re to the combined construction and operational concentrations at the MEIR location during Year 2 would be approximately 1.4 1.7 excess cancers in a million. After Year 2, the proposed project would continue to generate DPM from operational activities. An operational HRA was conducted to evaluate the potential health risks posed by these activities.

Whereas construction activities would only last approximately one-and-a-half years, the proposed project’s operational activities would continue to occur year a fter year until the project site is redeveloped or utilized for purposes other than a business park. Health risks from construction and operational activities are presented in Table 4.3-11 for the MEIR. As shown in Table 4.3-11, the maximum excess cancer r isk at the MEIR location would be approximately 6.8 8.1 excess cancers per million population, which is below the SCAQMD threshold of 10.0 excess cancers per million population.

Table 4.3-11: Unmitigated Cancer Risk at PMI and MEIR
Receptor
UTM Location Annual Average DPM
Concentration (µg/m3)
Excess Cancer Risk
(per million population)
East North Year 1
Construction
Year 2
Construction
and
Operation(A)
Year 3-30
Operation(B)
Year
1 Year
2 Year
3-30 Total
PMI(C) 483610.00 3721409.00 0.10716 0.03134 0.00229 -- -- -- -- MEIR 483654.71 3721301.62 0.03465 0.010055 0.00053 5.2

6.2 1.4

1.7 0.2

0.3 6.8

8.1(D)
Source: MIG, 2024 (see Appendix C)
(A) Year 2 includes emissions from both construction and operational activities. The Year 2 concentration was calculated multiplying the operational concentration in Year 3 -30 by the percent of the year that operation occurs in Year 2 (50%), and adding that Year 2 operational concentration to the Year 2 construction concentration. The construction DPM concentration for Year 2 was 0.00979 µg/m3. The operational DPM contribution during Year 2 was estimated to be approximately 0.009525 µg/m3, which reflects the remaining approximately six (6) months during the Year 2 that the project could be operational. (B) The annual average DPM operational concentration is based on the first full year of operation (Year 3). (C) The PMIs vary between Year 1 and Year 2 of construction, as well as project operation; however, the PMIs are always to the south of the site in the field immediately south of the site or, in the case of operations, in the roadway of Zeiders Road. (D) Total may not equal due to rounding.

Cancer Burden
The average cancer risk based on the lifetime exposure scenario (70 years), is 0.8 1.3E-5 (approximately 10.8 13 cases per million people). The product of cancer risk and the estimated population (96) is 0.001001 0.001206 and does not exceed the SCAQMD threshold of 0.5 excess cancer cases.

Item Title: 11.1
Appeal of Planning Commission Decision for the Menifee (Pemcor) Business Park Project Item Page Number: 408

Menifee Mayor and City Council
February 4, 2026
Page
711 of 961

3.0 Errata

Menifee Business Park Project 3-3
City of Menifee
DEIR Section 4.8.4, Greenhouse Gases, Impacts & Mitigation, Impact GHG-1, page 4.8-20

(First and Last paragraphs of Mitigation Measure MM-GHG-1)

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 Reductions, 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:

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 annual report to the City documenting its success in implementing the VMT/TDM Program.

(The following 3 measures were inadvertently omitted from the Draft EIR text but were included in the analysis in the GHG Technical Study and the Draft EIR – their addition here does not change the analysis or conclusions of the DEIR regarding GHG emissions)(These measures are also to be considered added to DEIR Section 2, Executive Summary, Table 2 -2, Detailed Description of Mitigation Measures, page 2-19).

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
Item Title: 11.1
Appeal of Planning Commission Decision for the Menifee (Pemcor) Business Park Project Item Page Number: 409

Menifee Mayor and City Council
February 4, 2026
Page
712 of 961

3.0 Errata
3-4 Final Environmental Impact Report
October 30, 2025

• 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) = 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 an all -electric alternative is unavailable or infeasible.

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.

Level of Significance After Mitigation
Less than significant.

Significant and Unavoidable
Section 4.8.6, Greenhouse Gases, References, page 4.8-24 2025. Pemcor Commercial Industrial Business Project Transportation Demand Management Assessment Project No. 19729. Ganddini Group. February 19, 2025.

Section 4.19, Utilities and Service Systems, Natural Gas, page 4.19-2, add after para 6

The City understands that SoCalGas has existing medium -pressure natural gas facilities in the project area along Zeiders and Bailey Park/Ciccotti. The developer will be conditioned to contact 811/USA prior to any excavation/demolition activities so SoCalGas can locate and mark their facilities. In addition, the developer will be required to send SoCalGas their plans to their Utility Request inbox (copied on this email) so SoCalGas can review the plans for any conflicts. It is anticipated the developer will need gas service so t hey will be required to contact SoCalGas Builder Services Group to begin the application process.

DEIR Section 4.19.1, Existing Conditions (Solid Waste), page 4.19-2

Solid Waste and Recycling Services
Solid waste collection, disposal, and recycling services in Menifee are provided by Waste Management Inc. (WM). WM operates the private El Sobrante Landfill located at 10910 Dawson Canyon Road in Corona, CA. The landfill has a disposal acreage of 78 acres, a maximum permitted capacity of 6,003,343 cubic yards (CY), and a maximum daily throughput of 400 tons per day (CalRecycle 2024).

Solid waste generated within the Project area is collected by Waste Management Inc.(WMI), with the bulk of recyclable waste and green waste delivered to the Moreno Valley Solid Waste Recycling and Transfer Station (MVTS) for processing. The facility is located at 17700 Indian Street in Moreno Valley. It is permitted for a 2,500 tons per day(tpd) operation.

Item Title: 11.1
Appeal of Planning Commission Decision for the Menifee (Pemcor) Business Park Project Item Page Number: 410

Menifee Mayor and City Council
February 4, 2026
Page
713 of 961

3.0 Errata

Menifee Business Park Project 3-5
City of Menifee
The franchise waste hauler primarily utilizes the El Sobrante landfill for disposal, but may also utilize the Lamb Canyon, and/or the Badlands landfill for disposal of the waste generated from the proposed Project. Descriptions of the local landfills are provided below:

El Sobrante Landfill
The El Sobrante Landfill is located east of Interstate 15 and Temescal Canyon Road to the south of the City of Corona and Cajalco Road at 10910 Dawson Canyon Road. The landfill is owned and operated by USA Waste of California, a subsidiary of Waste Management, Inc., and encompasses 1,322 acres, of which 645 acres are permitted for landfill operation. The El Sobrante Landfill has a total disposal capacity of approximately209.9 million cubic yards and can receive up to 70,000 tons per week (tpw) of refuse. USA Waste must allot at least 28,000 tpw for County refuse. The landfill’s permit allows a maximum of 16,054 tons per day (tpd) of waste to be accepted into the landfill, due to the limits on vehicle trips. If needed, 5,000 tpd must be reserved for County waste, leaving the maximum commitment of Non-County waste at 11,054 tpd. Per the 2024 Annual Report, the landfill had a remaining in -County disposal capacity of approximately

46.1 million tons.2 In 2024, the El Sobrante Landfill accepted a daily average of 10,557 tons with a period total of approximately 3,251,611 tons. The landfill is expected to reach capacity in approximately 2059.

Lamb Canyon Landfill
The Lamb Canyon Landfill is located between the City of Beaumont and City of San Jacinto at 16411 Lamb Canyon Road (State Route 79), south of Interstate 10 and north of Highway 74. The landfill is owned and operated by Riverside County. The landfill property encompasses approximately 1,189 acres, of which 703.4 acres encompass the current landfill permit area. Of the 703.4-acre landfill permit area, approximately 144.6acres are permitted for waste disposal.

The landfill is currently permitted to receive 5,0 00tpd of MSW for disposal and 500 tpd for beneficial reuse. The site has an estimated total disposal capacity of approximately 21.1 million tons.3 As of January 1, 2025 (beginning of day), the landfill has a total remaining capacity of approximately 6.1 million tons. 4 The current landfill remaining disposal capacity is estimated to last, at a minimum, until approximately 2032. 5 From January 2024 to December 2024, the Lamb Canyon Landfill accepted a daily average of 1,973 tons with a period total of approxim ately 607,583 tons. Landfill expansion potential exists at the Lamb Canyon Landfill site.

Badlands Landfill
The Badlands Landfill is located northeast of the City of Moreno Valley at 31125 Ironwood Avenue and accessed from State Highway 60 at Theodore Avenue. The landfill is owned and operated by Riverside County. The existing landfill encompasses 1,168.3 acres, with a total disturbance area of 278 acres, of which 150 acres are for refuse disposal. Landfill expansion potential exists at the Badlands Landfill site. Under the 2022 Solid Waste Facility Permit (SWFP), the permitted disturbance area increases from 278 acres to 811 acres, and the refuse disposal area increases from 150 acres to 409 (in multiple stages). The landfill is currently permitted to receive 5,000 tpd of MSW for disposal and 300 tpd for beneficial reuse. The site has an estimated total capacity of approximately 68.6 million tons.6
As of January 1, 2025 (beginning of day), the landfill had a total remaining disposal capacity of approximately 48.9 million tons. 7 Under the 2022 SWFP, the landfill would have a remaining disposal capacity estimated to last, at a minimum, until approximately 2059.8 From January 2024 to December 2024, the Badlands Landfill accepted a daily average of 3,003 tons with a period total of approximately 924,862 tons.

Item Title: 11.1
Appeal of Planning Commission Decision for the Menifee (Pemcor) Business Park Project Item Page Number: 411

Menifee Mayor and City Council
February 4, 2026
Page
714 of 961

3.0 Errata
3-6 Final Environmental Impact Report
October 30, 2025

Added References (cited in added text above)
2 2024 El Sobrante Landfill Annual Report- Based on 115,286,220 tons remaining capacity (40% for in-county waste).
3 GASB 18_ 2024 – Engineering Estimate for total landfill capacity 4 GASB 18_2024 & Site Info
5 SWFP # 33-AA-0007
6 Solid Waste Facility Permit (SWFP) # 33-AA-0006
7 GASB_18_2024 & Site Info
8 Solid Waste Facility Permit (SWFP) # 33-AA-0006
DEIR Section 4.19.5, Impacts and Mitigation (Solid Waste), Impact UTL-4, page 4.19-12 Construction
Construction of the Project may generate a substantial quantity of construction and demolition(C&D) waste. Should a large quantity of C&D waste, that is unable to be recycled, be brought to a County landfill for disposal, it could exceed the landfill’s daily permitted capacity, thus a violation of state regulations as outlined in Title 40, Vol. 41 C.F.R § 243.203 et seq. (1976).

Implementation of the project as proposed will involve the development of a new business park with 11 units/buildings with a total of approximately 337,770 square feet of gross building space on approximately 20 acres. It is estimated the project’s buildin g construction could generate approximately 1.2 tons of construction waste each day for approximately 30 days. This represents a total of 36 tons of demolition waste during construction. This estimate is based on the “Construction and Demolition Composition Calculator” spreadsheet on CalRecycle’s website:
https://www2.calrecycle.ca.gov/WasteCharacterization/General/ConDemoCalculator This estimated amount of waste would not exceed the daily capacities of any of the three county landfills that serve the Project area (El Sobrante as primary with Lamb Canyon and Badlands as secondary).

Item Title: 11.1
Appeal of Planning Commission Decision for the Menifee (Pemcor) Business Park Project Item Page Number: 412

Menifee Mayor and City Council
February 4, 2026
Page
715 of 961

Menifee Business Park Project 4-1
City of Menifee

4.0 PUBLIC CIRCULATION
Availability and Distribution

The Notice of Preparation (NOP) was submitted to the State Clearinghouse for distribution to State agencies on the standard notification list maintained by the City of Menifee Planning Department. The NOP was circulated for a 30 -day public review period from July 25, 2024 to August 23, 2024. The NOP was electronically filed with the State Clearinghouse on July 23, 2024.

It was available on the City’s website during the entire NOP public review period (see Appendix A of the Draft EIR).

An in-person Scoping Meeting was held on July 31, 2024 at City Hall for public agencies and the public to ask questions about the EIR and provide input as to important issues that should be addressed in the EIR (see Appendix A of the Draft EIR).

The Notice of Availability (NOA)(FEIR Appendix A) for the Draft EIR was distributed on August 12 to all agencies and other entities on the standard notification list via certified mail (see below)(FEIR Appendix B) and was posted to the Riverside County Recorder/Clerk and published in the Press Enterprise newspaper on August 11, 2025 (see FEIR Appendix C). The NOA was sent to the same agencies and entities that received notification of the NOP. The NOA was sent to government agencies, neighboring cities, and non -governmental interested parties. The NOA and Notice of Completion (NOC) were submitted electronically to the State Clearinghouse for distribution to State agencies. The NOA and DEIR materials were also available on the City’s website during the entire DEIR review period. Notification was also submitted to local Native American Tribal Governments in accordanc e with CEQA statutes, guidelines, and Assembly Bill (AB) 52 (see Appendix B of the Draft EIR). The 45-day public review period for the Draft EIR ran from August 12 to September 29, 2025, but was recirculated or reissued on September 2 so the review period was extended to October 16, 2025.

Agency Mailing List Recipients

Federal Agencies

None

State of California (most per NOC through State Clearinghouse)

State Clearinghouse
Department of Transportation (Caltrans) District 8 – Riverside/San Bernardino Counties Native American Heritage Commission
Regional Water Quality Control Board - Region 8 – Santa Ana Department of Toxic Substances Control
Department of Fish and Wildlife – Region 6 - Inland Desert California Council of the Blind

Item Title: 11.1
Appeal of Planning Commission Decision for the Menifee (Pemcor) Business Park Project Item Page Number: 413

Menifee Mayor and City Council
February 4, 2026
Page
716 of 961

4-2 Final Environmental Impact Report
October 30,.2025
Riverside County

Airport Land Use Commission
County Clerk/Recorder
Department of Environmental Health
Planning Department
Transportation Commission
Waste Management Department

Regional

Santa Ana Regional Water Quality Control Board
South Coast Air Quality Management District CEQA – Inter-Governmental Review Group Valley-Wide Recreation and Parks District
Western Riverside County Regional Conservation Authority

Local Cities

City of Perris Planning Department

Transportation

Riverside Transit Agency

Education

Menifee Union School District
Perris Union High School District

Utilities/Services

Eastern Municipal Water District
Southern California Edison
Southern California Gas Company
Verizon Business Office

Native American Tribal Groups

Pechanga Band of Mission Indians
Soboba Band of Luiseño Indians

Community Groups/Other Groups/Individuals

Lozeau Drury LLP

Item Title: 11.1
Appeal of Planning Commission Decision for the Menifee (Pemcor) Business Park Project Item Page Number: 414

Menifee Mayor and City Council
February 4, 2026
Page
717 of 961

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 Item Title: 11.1
Appeal of Planning Commission Decision for the Menifee (Pemcor) Business Park Project Item Page Number: 415

Menifee Mayor and City Council
February 4, 2026
Page
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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

Item Title: 11.1
Appeal of Planning Commission Decision for the Menifee (Pemcor) Business Park Project Item Page Number: 416

Menifee Mayor and City Council
February 4, 2026
Page
719 of 961

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
Item Title: 11.1
Appeal of Planning Commission Decision for the Menifee (Pemcor) Business Park Project Item Page Number: 417

Menifee Mayor and City Council
February 4, 2026
Page
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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

Item Title: 11.1
Appeal of Planning Commission Decision for the Menifee (Pemcor) Business Park Project Item Page Number: 418

Menifee Mayor and City Council
February 4, 2026
Page
721 of 961

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

Item Title: 11.1
Appeal of Planning Commission Decision for the Menifee (Pemcor) Business Park Project Item Page Number: 419

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February 4, 2026
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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

Item Title: 11.1
Appeal of Planning Commission Decision for the Menifee (Pemcor) Business Park Project Item Page Number: 420

Menifee Mayor and City Council
February 4, 2026
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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

Item Title: 11.1
Appeal of Planning Commission Decision for the Menifee (Pemcor) Business Park Project Item Page Number: 421

Menifee Mayor and City Council
February 4, 2026
Page
724 of 961

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
Item Title: 11.1
Appeal of Planning Commission Decision for the Menifee (Pemcor) Business Park Project Item Page Number: 422

Menifee Mayor and City Council
February 4, 2026
Page
725 of 961

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
Item Title: 11.1
Appeal of Planning Commission Decision for the Menifee (Pemcor) Business Park Project Item Page Number: 423

Menifee Mayor and City Council
February 4, 2026
Page
726 of 961

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

Item Title: 11.1
Appeal of Planning Commission Decision for the Menifee (Pemcor) Business Park Project Item Page Number: 424

Menifee Mayor and City Council
February 4, 2026
Page
727 of 961

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

Item Title: 11.1
Appeal of Planning Commission Decision for the Menifee (Pemcor) Business Park Project Item Page Number: 425

Menifee Mayor and City Council
February 4, 2026
Page
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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

Item Title: 11.1
Appeal of Planning Commission Decision for the Menifee (Pemcor) Business Park Project Item Page Number: 426

Menifee Mayor and City Council
February 4, 2026
Page
729 of 961

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

Item Title: 11.1
Appeal of Planning Commission Decision for the Menifee (Pemcor) Business Park Project Item Page Number: 427

Menifee Mayor and City Council
February 4, 2026
Page
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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
Item Title: 11.1
Appeal of Planning Commission Decision for the Menifee (Pemcor) Business Park Project Item Page Number: 428

Menifee Mayor and City Council
February 4, 2026
Page
731 of 961

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)

Item Title: 11.1
Appeal of Planning Commission Decision for the Menifee (Pemcor) Business Park Project Item Page Number: 429

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February 4, 2026
Page
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5.1-14 Final Environmental Impact Report
October 30, 2025

This Page Intentionally Left Blank

Item Title: 11.1
Appeal of Planning Commission Decision for the Menifee (Pemcor) Business Park Project Item Page Number: 430

Menifee Mayor and City Council
February 4, 2026
Page
733 of 961

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"
Item Title: 11.1
Appeal of Planning Commission Decision for the Menifee (Pemcor) Business Park Project Item Page Number: 431

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February 4, 2026
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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

Item Title: 11.1
Appeal of Planning Commission Decision for the Menifee (Pemcor) Business Park Project Item Page Number: 432

Menifee Mayor and City Council
February 4, 2026
Page
735 of 961

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
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Appeal of Planning Commission Decision for the Menifee (Pemcor) Business Park Project Item Page Number: 433

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February 4, 2026
Page
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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

Item Title: 11.1
Appeal of Planning Commission Decision for the Menifee (Pemcor) Business Park Project Item Page Number: 434

Menifee Mayor and City Council
February 4, 2026
Page
737 of 961

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

Item Title: 11.1
Appeal of Planning Commission Decision for the Menifee (Pemcor) Business Park Project Item Page Number: 435

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February 4, 2026
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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

Item Title: 11.1
Appeal of Planning Commission Decision for the Menifee (Pemcor) Business Park Project Item Page Number: 436

Menifee Mayor and City Council
February 4, 2026
Page
739 of 961

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

Item Title: 11.1
Appeal of Planning Commission Decision for the Menifee (Pemcor) Business Park Project Item Page Number: 437

Menifee Mayor and City Council
February 4, 2026
Page
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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
Item Title: 11.1
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February 4, 2026
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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
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February 4, 2026
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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

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February 4, 2026
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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

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February 4, 2026
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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

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February 4, 2026
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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

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February 4, 2026
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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
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February 4, 2026
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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)

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5.1-14 Final Environmental Impact Report
October 30, 2025

This Page Intentionally Left Blank

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Findings of Fact and Statement of Overriding Considerations Menifee Business Park Project EIR 1
October 30, 2025
Menifee (Pemcor) Business Park Project EIR Findings of Fact and Statement of Overriding Considerations
Draft October 30, 2025
1 OVERVIEW AND INTRODUCTION
Thes
e Findings of Fact and this Statement of Overriding Considerations are made with respect to the Final Environmental Impact Report (EIR) (SCH# 2024071016) for the Menifee Business Park Project (the “Project”) considered by the approving authority (Planning Commission) of the City of Menifee (the “City”) relating to the potentially significant environmental effects of the Project.

The fol
lowing Findings of Fact and Statement of Overriding Considerations are required by the California Environmental Quality Act (“CEQA”), California Public Resources Code Section 21081, 21081.5 and 21081.6, and Title 14, California Code of Regulations (the “CEQA Guidelines”) Sections 15091 through 15093, for the Project.

Thi
s document provides the findings required by CEQA and the CEQA Guidelines and the specific reasons for finding the Project acceptable notwithstanding that the Project results in significant adverse and unavoidable impacts that are infeasible to mitigate. Section 7 of this document addresses these unavoidable adverse impacts through a Statement of Overriding Considerations.

E
nvironmental Impact Report (EIR)
A
ccording to Section 15161 of the CEQA Guidelines, “t he most common type of EIR examines the environmental impacts of a specific development project. This type of EIR should focus primarily on the changes in the environment that would result from the development project. The EIR shall examine all phases of the project including planning, construction, and operation.” This City Council concludes that the Menifee Business Park Project meets the definition of a project under CEQA so the Menifee Business Park Project EIR is a project- level EIR as described in CEQA Guidelines Section 15161 and contains all the sections and information required in CEQA Guidelines Sections 15120 to 15132.
2 PROJECT DESCRIPTION
The
proposed business park 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 hardscaped (e.g., parking or sidewalks) or landscaping. The 11 buildings will be massed into five primary groupings. Two buildings will face Howard Way and three buildings will front on to Zeiders Road. 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) and will not be visible from adjoining streets or neighboring properties. Building heights are 38 to 40 feet above ground level.

2.1 – P

ROJECT BACKGROUND
The C
ity of Menifee (City or Lead Agency) has prepared an Environmental Impact Report (EIR) for the proposed Menifee Business Park Project (“proposed Project or “the Project”). The adoption EXHIBIT "C" -
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Findings of Fact and Statement of Overriding Considerations 2 Menifee Business Park Project EIR
October 30, 2025
and implementation of the Project is discretionary and defined as a “project” and is subject to review under the California Environmental Quality Act (CEQA) 1970 (Public Resources Code, Section 21000 et seq.), and the State CEQA Guidelines (California Code of Regulations, Section 15000 et. seq.). Accordingly, the City has prepared this environmental impact report (EIR) to assess the short term, long term and cumulative environmental consequences that could result from adoption and implementation of the prop osed Project. This report has been prepared in accordance with the CEQA Statutes and Guidelines and with the City’s local rules and procedures for implementing CEQA. It was prepared by professional planning consultants under contract to the City. The City is the Lead Agency for the preparation of this EIR (State Clearinghouse No. 2024071016), as defined by CEQA (Public Resources Code, Section 21067, as amended), because it has primary discretionary authority with respect to the adoption and implementation of the proposed Project. The content of this document reflects the independent judgment of the City.

The approach to the analysis presented in this EIR is at a project level because specific development information is available regarding the proposed Project. Each environmental issue is analyzed at a similar project level, starting with a discussion of the existing environmental setting, including physical conditions of the site and surrounding area, pertinent City General Plan goals, and policies and City Municipal Code requirements. Thresholds of significance are then defined and are used to measure the proposed Project’s potential impact to the environment.

Thresholds of significance are based on a broad list of questions and impact topics set forth in Appendix G of the State CEQA Guidelines and the typical CEQA thresholds used by the City.

The impact analysis provided for each the 20 topical areas examines the specific short- and long- term environmental effects resulting from implementation of the proposed industrial development Project, including compliance with applicable General Plan goals and policies and City Municipal Code requirements. The assessment of impacts focuses on how the impact in question could occur and whether aspects of the proposed Project would reduce or ameliorate such impacts.

The presence of sensitive environmental resources, hazards onsite or in the immediate area, and the broad implications of the General Plan relative to the proposed Project are considered in the determination of impact significance. If the analysis indicates that a significant impact could occur, then mitigation measures are specified.

2.2 – PROJECT LOCATION

The 20.03-acre project site is located at 33521 Zeiders Road, between Howard Way and Zeiders Road, in the southern portion of the City of Menifee, in Riverside County. The project site is a rectangular-shaped parcel of land comprising Assessor’s Parcel Num ber (APN) 384 -150-001.

The project site is approximately 0.25-mile west of Interstate 215 (I-215) and 0.5 mile south of Scott Road. The site is located within USGS 7.5-minute Romoland Quadrangle (1979) and within Township 6 South, Range 3 West, Section 22 (San Bernardino Base and Meridian).

2.3 – EXISTING CONDITIONS

Regional Setting

The Southern California Association of Governments (SCAG) is the nation's largest metropolitan planning organization (MPO), representing six counties, 191 cities and more than 19 million residents. SCAG is currently the MPO of six of the ten counties in Southern California, serving Imperial County, Los Angeles County, Orange County, Riverside County, San Bernardino County, and Ventura County.

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Findings of Fact and Statement of Overriding Considerations Menifee Business Park Project EIR 3
October 30, 2025
The SCAG Regional Council adopted the 2020- 2045 Regional Transportation Plan/Sustainable Communities Strategy (2020-2045 Regional Transportation Plan/Sustainable Communities Strategy (RTP/SCS), now called “Connect SoCal”, in September 2020. The 2020-2045 RTP/SCS includes goals and policies applicable to transportation and land use projects.

The City is within the South Coast Air Basin (SoCAB) which is under South Coast Air Quality Management District (SCAQMD) jurisdiction. The SoCAB includes portions of San Bernardino County, Los Angeles County, and Riverside County, and all of Orange County. The SCAQMD is the entity responsible for mitigating emissions from stationary, mobile and indirect sources.

SCAQMD utilizes a sequence of Air Quality Management Plans (AQMPs) that contain rules and regulations directed at attaining the National Ambient Ai r Quality Standards (NAAQS) and California Ambient Air Quality Standards (CAAQS).

The entire Southern California region contains many regional and local faults which results in the area being subject to moderate to high levels of groundshaking from earhquakes. Menifee lies in the Perris block, a fault -bounded, internally undeformed and tectonically stable region in the northern part of the Peninsular Ranges province. Although the Perris block is tectonically stable, the San Jacinto Mountains to the northeast and the Santa Ana Mountains to the southwest are rising due to movement along the San Jacinto and Elsinore faults, respectively.

The project site is within San Jacinto River Watershed and the San Jacinto Groundwater Basin.

Menifee Valley and the surrounding Perris Valley drains to the South Fork of the San Jacinto River. There are no FEMA flood zones mapped in the project area. Some of the drainages in the southern portion of the City are in Riverside County Flood Hazard Zones. However, the project site is not within or adjacent to a County Flood Hazard Zone.

The general area supported agriculture mainly dry farming since the late 1800’s but now it is largely suburbanized. Past agricultural uses used hazardous chemicals in some locations for pesticides, fungicides, etc.

The mountain foothills to the south and west and some of the drainages out of the foothills support native vegetation but much of the flatter land has been covered over by development and supports mainly weedy invasive species and wildlife tolerant of human activity. The region has been occupied by Native Americans for thousands of years and grading activities sometimes yield historical and archaeological artifacts.

Surrounding Land Uses

The project site is surrounded by rural residences to the north, west, and south, and light industrial land uses to the west. The lands to the north, east, and south of the site are eventually planned to support non-residential development as part of the “Economic Development Corridor-Southern Gateway” designation (EDC -SG). The land east of the site supports a recently developed light industrial warehouse with vacant land to the south. The land north and south of the site currently support agricultural ranches but are also planned for non-residential development within the EDC- SG designation. The General Plan indicates “areas designated EDC are envisioned to develop primarily as nonresidential uses, with residential uses playing a supporting role.” In additi on, the City has discussed eventually processing a Specific Plan (SP) that would encompass the project site and the surrounding EDC -SG properties at some point in the future. The intent of that SP would be to create an “innovation district” that will drive economic development by diversifying the City's economy and prioritizing job creation. The land to the west of the site supports vacant Item Title: 11.1
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Findings of Fact and Statement of Overriding Considerations 4 Menifee Business Park Project EIR
October 30, 2025
land and rural residences and businesses and is designated in the General Plan as Rural Residential 2.

Onsite Conditions

The project site is currently developed with a single-family residence that is currently occupied with a detached garage and other associated structures. The majority of the site is undeveloped although until recently the project site was in agricultural use which began in 1938. At that time, the site contained two north-south trending ephemeral drainages and was bounded on the east side by a dirt road which eventually became Zeiders Road (built in the 1950’s). The site is bounded by rural residential land uses on the north, south, and west, and light industrial land uses to the east. Zeiders Road and Howard Way (dirt road) run along the eastern and western sides of the site, respectively. The site also contains a number of mature introduced trees around the farm buildings and several clusters of trees along the two onsite drainages which are unimproved.

Onsite elevations range from 1,558 feet above mean sea level (amsl) in the northeast corner of the site up to 1,578 feet amsl in the southwest corner of the site. The site slopes down to the north-northeast at approximately 1.5 percent. Piped utility lines are located in Zeiders Road while overhead electrical and telephone lines are located on utility poles along the east side of Zeiders Road and along the northern property boundary.

3 PROJECT OBJECTIVES

The project is intended to implement the goals and policies of the City’s General Plan. The purpose of this Project is to implement the vision laid out in the Project objectives. The Project would generally increase the City’s production capacity and further fortify the economic base of the City. The project is proposed to be developed to accomplish the following objectives:

• To make efficient use of underutilized property in the City of Menifee by adding to its potential for employment-generating uses.
• To attract new business and employment to the City of Menifee and thereby promote economic growth.
• To reduce the need for members of the local workforce to commute outside the project vicinity to work.
• The institutional quality development will attract high end users and enhance the aesthetics of the underutilized vacant land.
• Participate in backbone infrastructure that will help facilitate transportation throughout the corridor and increase public safety/traffic flow with new roads, signs, and striping. • To develop an underutilized property consistent with the current General Plan and zoning that is conveniently located near freeways and has access to available infrastructure, including roads and utilities to accommodate the growing need for goods movement within Southern California.

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Findings of Fact and Statement of Overriding Considerations Menifee Business Park Project EIR 5
October 30, 2025
4 DISCRETIONARY APPROVALS

4.1 – LEAD AGENCY, CITY OF MENIFEE
The entitlement process will require review and approval from the City’s Planning Commission.

The Project involves a Master Plot Plan and following discretionary actions/approvals:
• Environmental Impact Report (SCH# 2024071016)
• Major Plot Plan (PLN23-0245)
• Building Permit (including mechanical, electrical and plumbing)

• ROW Encroachment Permits or driveways, sidewalks, and utilities

• Demolition permits

• Tenant improvement permits

• Security and parking area lighting

• Final Grading Plan

4.2 – OTHER AGENCIES
Federal Agencies

• None

State and Regional Agencies

• Subsequent permitting for removal of 3.0 acres of resources under the jurisdiction of the California Department of Fish and Wildlife with offsite compensation for the loss

Local Agencies

• Connection permits and approvals by various local utility providers

5 RECORD OF PROCEEDINGS
For purposes of CEQA and these Findings of Fact and Statement of Overriding Considerations, the Record of Proceedings for the Project consists, without limitation, of the following documents:
• A Notice of Preparation (“NOP”) and all other public notices issued by the City in conjunction with the Project; in this case dated July 24, 2024 and August 22, 2024; • All comments submitted by public agencies or member s of the public during the 30-day public comment period for the NOP that began on July 24, 2024 and ran through August 22, 2024;
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Findings of Fact and Statement of Overriding Considerations 6 Menifee Business Park Project EIR
October 30, 2025
• The Menifee Business Park Project Draft Environmental Impact Report (sometimes referred to herein as the “DEIR,”) dated August 31, 2025; • All comments submitted by public agencies or members of the public during the 45-day public comment period for the DEIR that began on September 2, 2025 , and ended on October 16, 2025;
• The Menifee Business Park Project Final Environmental Impact Report (including Response to Comments), dated October 30, 2025;
• The Mitigation Monitoring and Reporting Program (MMRP) for the Project which is included as Section 4.0 of the FEIR;
• All findings and resol utions adopted by City decision-makers in connection with the Project, and all documents cited or referred to therein; • All reports, studies, memoranda, staff reports, maps, exhibits, illustrations, diagrams or other planning materials relating to the Project prepared by the City , or by consultants to the City, or responsible or trustee agencies that were submitted to the City with respect to the City’s compliance with the requirements of CEQA and with respect to the City’s actions on the Project;
• All documents submitted to the City by other public agencies or members of the public in connection with the Project;
• Minutes, as available, of all public meetings and public hearings held by the City in connection with the Project;
• Any documentary or other evidence submitted to the City at such information sessions, public meetings, and public hearings;
• Matters of common knowledge within the City, including, but not limited to those cited above; and
• Any other materials required to be in the record of proceedings by Public Resources Code Section 21167.6, subdivision (e).

The City Council has relied on all of the documents listed above in reaching its decision on the Project. The Draft EIR, Final EIR, and administrative record for the Menifee Business Park Project are available for review upon request at:

City of Menifee Planning Department
29844 Haun Road, Menifee, CA 9586

Item Title: 11.1
Appeal of Planning Commission Decision for the Menifee (Pemcor) Business Park Project Item Page Number: 452

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Findings of Fact and Statement of Overriding Considerations Menifee Business Park Project EIR 7
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6 FINDINGS OF FACT

Pursuant to Public Resources Code Section 21081 and CEQA Guidelines Section 15091, no public agency shall approve or carry out a project where an Environmental Impact Report (“EIR”) has been certified that identifies one or more significant impacts on the environment that would occur if the project is approved or carried out unless the public agency makes one or more findings for each of those significant impacts, accompanied by a brief explanation of the rationale of each finding. The possible findings, which must be supported by substantial evidence in the record, are:

(1) Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant effects on the environment.

(2) Those changes or alterations are within the responsibility and jurisdiction of another public agency and have been, or can and should be, adopted by that other agency.

(3) Specific economic, legal, social, technological, or other considerations, including provision of employment opportunities for highly trained workers, make infeasible the mitigation measures or alternatives identified in the environmental impact report.

With respect to significant effects which were subject to finding (3) above, the public agency must find that specific overriding economic, legal, social, technological, or other benefits of the project outweigh the significant effects on the environment.

References for discussion of environmental impacts within the Final EIR are noted with each finding. Impact numbers refer to the section number and the threshold letter referenced in the Draft EIR where the full discussion of impacts is included. The Findings of Fact are presented on the following pages.

A. Effects Determined to Have No Impact or a Less than Significant Impact

The evaluation prepared in the Menifee Business Park Project EIR found and provided substantial evidence that certain environmental issues related to the Menifee Business Park Project would have no impact or have impacts that are less than significant. The City Council agrees with the characterization of the FEIR with respect to all of the Menifee Business Park Project impacts identified as resulting in “no impact” or “less than significant” impacts and finds that those impacts have been described and analy zed accurately and are supported by substantial evidence as described in the FEIR, including the Draft EIR. Reference should be made to the DEIR and FEIR for a more complete description of the findings regarding these impacts.

This finding applies to the evaluation of the potential impacts for the following item s, as further described in the DEIR, that the project will either have no impact or a less than significant impact.

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Findings of Fact and Statement of Overriding Considerations 8 Menifee Business Park Project EIR
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Aesthetics

• AES-1: Have a substantial adverse effect on a scenic vista.

• AES-2: Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway.

• AES-3: Substantially degrade the existing visual character or quality of public views of the site/planning area or its surroundings.

• AES-4: Create a new source of substantial light or glare which would adversely affect day or nighttime.

• AES-5: Cause substantial adverse cumulative impacts with respect to aesthetics.

Agricultural Resources

• AG-1: Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use.

• AG-2: Conflict with existing zoning for agricultural use, or a Williamson act contract.

• AG-3: Conflict with existing zoning for, or cause rezoning of, forest (as defined in Public Resources Code Section 12220 (g)), timberland (as defined by Public Resources Code Section 4526), or timberland zoned Timberland Production (as defined by Government Code Section 51104 (g)).

• AG-4: Result in loss of forest land or conversion of forest land to non-forest use.

• AG-5: Involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland to non-agricultural use or conversion of forest land to non-forest use.

• AG-6: Cause substantial adverse cumulative impacts with respect to Agriculture and Forestry Resources.

Air Quality

• AIR-1: Would the project result in a cumulatively considerable net increase of any criteria air pollutants for which the South Coast Air Basin is designated non-attainment under an applicable federal or state ambient air quality standard.

• AIR-3: Would the project expose sensitive receptors to substantial pollutant concentrations.

• AIR-4: Result in other emissions such as those leading to odors adversely affecting a substantial number of people.

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Findings of Fact and Statement of Overriding Considerations Menifee Business Park Project EIR 9
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• AIR-5: Would the project cause substantial adverse cumulative impacts with respect to air quality.

Biological Resources

• BIO-3: Have a substantial adverse effect on state or federally protected wetlands (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means.

• BIO-5: Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance.

• BIO-6: Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan.

• BIO-7: Cause substantial adverse impacts with respect to biological resources.

Cultural Resources

• CUL-1: Cause a substantial adverse change in the significance of a historic resource as defined by CEQA Guidelines Section 15064.5.

• CUL-2: Cause a substantial adverse change in the significance of an archaeological resource pursuant to CEQA Guidelines section 15064.5.

• CUL-3: Disturb any human remains, including those interred outside of dedicated cemeteries.

• CUL-4: Cause substantial adverse cumulative impacts with respect to cultural resources.

Energy

• ENG-1: Significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy resources, during project construction or operation.

• ENG-2: Conflict with or obstruct a state or local plan for renewable energy or energy efficiency.

• ENG-3: Cause substantial adverse cumulative impacts with respect to energy.

Geology and Soils

• GEO-1: Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving:

o Rupture of a known earthquake fault, as delineated on the most recent Alquist- Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault. (Division of Mines and Geology Special Publication 42)
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o Strong seismic ground shaking.

o Seismic-related ground failure, including liquefaction.

o Landslides.

• GEO-2: Result in substantial soil erosion of the loss of topsoil.

• GEO-3: Be located on a geological unit or soil that is unstable, or that would become unstable as a result of the project and potentially result in an on- or off-site landslide, lateral spreading, subsidence, liquefaction, or collapse.

• GEO-4: Be located on expansive soil, as defined by Table 18-1-B of the Uniform Building Code creating substantial direct or indirect risks to life or property.

• GEO-5: Have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater.

• GEO-6: Directly or indirectly destroy a unique paleontological resource or site or unique geological feature.

• GEO-7: Cause substantial adverse cumulative impacts with respect to geology and soils, including paleontological resources.

Greenhouse Gases

• GHG-2: Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emission of GHGs.

Hazardous and Hazardous Materials

• HAZMAT-1: Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials.

• HAZMAT-3: Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school.

• HAZMAT-4: Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, create a significant hazard to the public or the environment.

• HAZMAT-5: For projects located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard or excessive noise for people residing or working in the project area.

• HAZMAT-6: Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan.

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Findings of Fact and Statement of Overriding Considerations Menifee Business Park Project EIR 11
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• HAZMAT-7: Expose people or structures, either directly or indirectly, to a significant risk of loss, injury or death involving wildland fires.

• HAZMAT-8: Cause substantial cumulative impacts with respect to hazards and hazardous materials.

Hydrology and Water Quality

• HYD-1: Violate any water quality standards or waste discharge requirements or otherwise substantially degrade surface or groundwater quality.

• HYD-2: Would the project substantially decrease groundwater supplies or interfere substantially with groundwater recharge such that the project may impede sustainable groundwater management of the basin.

• HYD-3: Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner which would; (a) result in substantial erosion or siltation on- or off-site; (b) substantially increase the rate or amount of surface runoff in a manner which would result in flooding on-or offsite; ( c) create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff; (d) provide substantial additional sources of polluted runoff; or (e) impede or redirect flood flows.

• HYD-4: In flood hazard, tsunami, or seiche zones, risk release of pollutants due to project inundation.

• HYD-5: Conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan.

• HYD-6: Cause substantial adverse cumulative impacts with respect to hydrology and water quality.

Land Use and Planning

• LAND-1: Physically divide an established community;

• LAND-2: Cause a significant environmental impact due to a conflict with any land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect.

• LAND-3: Cause substantial adverse cumulative impacts with respect to land use and planning.

Mineral Resources

• MIN-1: Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state.

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Findings of Fact and Statement of Overriding Considerations 12 Menifee Business Park Project EIR
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• MIN-2: Result in the loss of availability of a locally -important mineral resource recovery site delineated on a local general plan, specific plan or other land-use plan.

• MIN-3: Cause substantial adverse cumulative impacts with respect to mineral resources.

Noise

• NOISE-2: Would the project result in generation of a substantial permanent increase in ambient noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies.

• NOISE-3: Would the project generate excessive groundborne vibration or noise levels.

• NOISE-4: For a project located within the vicinity of a private airstrip or an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the area to excessive noise levels.

• NOISE-5: Cause substantial adverse cumulative impacts with respect to noise or vibration.

Population and Housing

• POP-1: Induce substantial unplanned population growth either directly (e.g., by proposing new homes and businesses) or indirectly (e.g., through extension of roads or other infrastructure).

• POP-2: Displace substantial numbers of existing people or housing, necessitating the construction of replacement housing elsewhere.

• POP-3: Cause substantial adverse cumulative impacts with respect to population and housing.

Public Services

• PS-1: Result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which would cause significant environmental impacts, in order to maintain acceptable service ratios, response times, or other performance objectives for any of the following public services:

o Fire protection

o Police protection

o Schools

o Parks

o Other public facilities.

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Appeal of Planning Commission Decision for the Menifee (Pemcor) Business Park Project Item Page Number: 458

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Findings of Fact and Statement of Overriding Considerations Menifee Business Park Project EIR 13
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• PS-2: Cause substantial adverse cumulative impacts with respect to public services.

Recreation

• REC-1: Increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated.

• REC-2: Include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment.

• REC-3: Cause substantial adverse cumulative impacts with respect to parks and recreation facilities.

Transportation

• TRANS-1: Conflict with program plan, ordinance or policy addressing the circulation system, including transit, roadway, bicycle and pedestrian facilities.

• TRANS-2: Conflict or be inconsistent with CEQA guidelines section 15064.3(b) Vehicle Miles Traveled (VMT).

• TRANS-3: Substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment).

• TRANS-4: Result in inadequate emergency access.

• TRANS-5: Would the Project cause substantial adverse cumulative impacts with respect to transportation and traffic.

Tribal Cultural Resources

• TCR-1: Could the project result in a significant impact if it causes a substantial adverse change in the significance of a tribal cultural resource.

• TCR-2: Could the project result in a significant impact if it causes a substantial adverse change in the significance of a tribal cultural resource.

• TCR-3: Cause substantial adverse cumulative impacts with respect to tribal cultural resources.

Utilities and Service Systems

• UTS-1: Require or result in the relocation or construction of new or expanded water, wastewater treatment or storm water drainage, electric power, natural gas, or telecommunications facilities, the construction or relocation of which could cause significant environmental effects.

• UTS-2: Have insufficient water supplies available to serve the project and reasonably foreseeable future development during normal, dry, and multiple dry years.

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Findings of Fact and Statement of Overriding Considerations 14 Menifee Business Park Project EIR
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• UTS-3: Result in a determination by the wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the projected demand in addition to the provider’s existing commitments.

• UTS-4: Generate solid waste in excess of State or local standards, or in excess of the capacity of local infrastructure, or otherwise impair the attainment of solid waste reduction goals.

• UTS-5: C omply with federal, state, and local management and reduction statut es and regulations related to solid waste.

• UTS-6 Cause substantial adverse cumulative impacts with respect to Utilities and Service Systems.

Wildfire

• WIL-1: Substantially impair an adopted emergency response plan or emergency evacuated plan.

• WIL-2: Due to slope, prevailing winds, and other factors, exacerbate wildfire risks, and other factors, exacerbate wildfire risks, and thereby expose project occupants to, pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire.

• WIL-3: Require the installation or maintenance of associated infrastructure such as roads fuel breaks, emergency water sources, power lines or other utilities that may exacerbate fire risk or that may result in temporary or ongoing impacts to the environment.

• WIL-4: Expose people or structures to significant risks, including downslope or downstream floodi ng or landslides, as a result of runoff post-fire slope instability, or drainage changes Sensitive receptors to substantial pollutant concentrations.

• WIL-5: Cause substantial adverse cumulative impacts with respect to wildfire.

In addition, the EIR determined that potential impacts with respect to growth-inducing effects and irreversible environmental changes would be less than significant.

Item Title: 11.1
Appeal of Planning Commission Decision for the Menifee (Pemcor) Business Park Project Item Page Number: 460

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Findings of Fact and Statement of Overriding Considerations Menifee Business Park Project EIR 15
October 30, 2025
B. Impacts Determined to Be Less than Significant with Mitigation Incorporated

The Final EIR (including the Draft EIR) identifies the following significant environmental impacts associated with the Project. Based on the environmental analysis of the Project and the identification of feasible mitigation measures, potentially significant impacts have been determined by the City to be reduced to a level of less than significant, and the City has found in accordance with Public Resources Code Section 21081 (a)(1) and State CEQA Guidelines Section 15091(a)(1) that “changes or alterations have been required in, or incorporated into, the project which mitigates or avoid the significant effects on the environment.” The descriptions of the impacts in these findings are summary statements. Mitigation Measures are numbered to correspond to listings in the Draft EIR and Final EIR. Reference should be made to the Draft EIR and Final EIR for a more complete description.

AIR QUALITY

IMPACT AIR-2: Would the project result in a cumulatively considerable net increase of any criteria air pollutants for which the South Coast Air Basin is designated non- attainment under an applicable federal or state ambient air quality standard.

The EIR found that within this impact category, regional construction emissions were found to be potentially significant for VOCs during construction.

Substantial Evidence:

A detailed air quality impact assessment (AQIA) was prepared for the Project (DEIR Appendix E).

Section 4.3 .4 of the DEIR states the proposed project would generate both short-term construction emissions and long-term operational emissions. The Project’s potential emissions were estimated using CalEEMod, V. 2022.1. The AQIA indicated that the Project’s unmitigated emissions of volatile organic compounds (VOC) during construction may exceed the SCAQMD significance threshold during the Summer of 2026 (DEIR Table 4.3-6). However, DEIR Table 4.3- 8 demonstrated that these emissions would be reduced to less than significant levels with implementation of Mitigation Measure MM -AQ-1. The other construction -related emissions and all operational air pollutant emissions would be less than the applicable SCAQMD daily significance thresholds. Therefore, the proposed Project would not generate short -term or long- term emissions that exceed SCAQMD-recommended pollutant thresholds after the incorporation of recommended Mitigation Measure AQ-1.

The EIR recommended the following mitigation measures to help reduce potential VOC emissions during project construction:

MM-AQ-1: Reduce Construction 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 proposed 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.

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Findings of Fact and Statement of Overriding Considerations 16 Menifee Business Park Project EIR
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Finding:

The EIR found that with implementation of Mitigation Measures MM-AQ-1 the project would have less than significant impacts for regional construction emissions of VOCs (DEIR pages 4.3-22 and 4.3-23)

BIOLOGICAL RESOURCES
IMPACT BIO-1: Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service.

Substantial Evidence:

Detailed biological surveys were conducted on the Project site (DEIR Appendix F). Section 4.4.4 of the DEIR states that the Project site is not located inside or immediately adjacent to any Criteria Area, Criteria Cell, Public/Quasi -Public Conserved Lands, or Conservation Area identified for conservation potential by the MSHCP so there are no impacts in this regard. The Project would result in permanent impacts to 19.31 acres of field croplands (not currently used for agriculture) and 2.25 acres of residential/urban/exotic land. These are not types of native habitat so their loss is not considered a significant impact to biological resources. However, payment of a Low Development Mitigation Fee (LDMF) is required as regulatory compliance under the MSHCP and included as Standard Condition of Approval SC -BIO-1 by the City. Therefore, no mitigation is required for this impact.

The Project may result in impacts to burrowing owl as a result of vegetation removal, grading, and construction. This impact requires a pre-construction survey as mitigation under the MSHCP (see Mitigation Measure MM -BIO-1). With the implementation of the pre-construction survey in MM - BIO-1, the proposed Project would be consistent with MSHCP Volume I, Section 6.3.2 regarding burrowing owl and impacts would be reduced to less than significant levels.

Direct impacts to nesting and migratory birds, including horned lark, could potentially result if onsite vegetation removal or grading occurs during the general avian breeding season of February 1 to September 15. These nesting and migratory bird species are protected by the federal Migratory Bird treaty Act and California Fish and Game Code Section 3503.5, and potential direct impacts to nesting birds require mitigation ( see Mitigation Measure MM -BIO-2).

With the implementation of the pre-construction survey in MM BIO-2, the proposed project would be consistent with MSHCP regarding migratory and nesting birds and impacts would be reduced to less than significant levels.

The onsite habitat assessment and survey for Crotch’s bumblebee found no individuals of the species onsite and very limited habitat that could potentially support overwintering of the species.

Therefore, the project would have no significant impacts on thi s species and no mitigation is required. The project would result in disturbance to 20.03 gross acres of land within the Stephens’ Kangaroo Rat Fee Area which requires payment of the SKR HCP development impact fee.

Payment of this fee is included in Standard Condition of Approval SC -BIO-23 of the City of Menifee. It is considered regulatory compliance and not unique mitigation under CEQA.

The site is within an MSHCP Narrow Endemic Plant Species (NEPS) Survey Area (NEPSSA) so the potential for six NEPS was assessed. The biological assessment concluded that, due to the Item Title: 11.1
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Findings of Fact and Statement of Overriding Considerations Menifee Business Park Project EIR 17
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lack of suitable habitat and soils for these NEPSSA plants, site- specific surveys for NEPSSA species were not conducted, no impacts were anticipated, and no mitigation was required.

The EIR recommended the following mitigation measures to help reduce potential impacts to burrowing owl and nesting birds prior to grading:

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 col onized 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 proponent wil l 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 Agencies 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 have not colonized the site since it was last disturbed.

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 shall 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.

Finding:

The EIR found that with implementation of Mitigation Measures MM -BIO-1 and MM-BIO-2 prior to grading, the Project would have less than significant impacts relative to candidate, sensitive, or special status species in local or regional plans, policies, or regulations or state/federal regulatory agencies (DEIR page 4.4-14).

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Findings of Fact and Statement of Overriding Considerations 18 Menifee Business Park Project EIR
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IMPACT BIO-2: Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations, or by the California Department of Fish and Game or US Fish and Wildlife Service.

Substantial Evidence:

Detailed biological surveys were conducted on the Project site (DEIR Appendix F). DEIR Section

4.4.4 stated that the assessments of biological resources found no evidence of wetlands or riparian habitat on the site. However, they did identify 0.70 -acre of riparian/riverine resources (1,810 linear feet) onsite which triggers the need for preparation of a DBESP Report. The DBESP Report recommended the procedures outlined in Mitigation Measure MM -BIO-3 to address potential impacts to the two onsite ephemeral drainage channels. Although the proposed project would not avoid impacts to (i.e., removal of) these ephemeral drainages, the current condition of these drainages is poor and they are heavily disturbed from regular disking activities. With implementation of actions outlined in MM BIO -3 the DBESP concluded the project would be biologically superior to the existing conditions and consistent with the requirements for the Protection of Species Associated with Riparian/Riverine Areas and Vernal Pools Requirements in Section 6.1.2 of the MSHCP. Therefore, implementation of MM BIO -3 will reduce potential impacts to onsite riverine resources to less than significant levels.

In addition, the biological surveys found no evidence of vernal pools, basins, ponding areas, or vernal pool indictor plant species within or immediately adjacent to the Project site.

The EIR recommended the following mitigation measures to help reduce potential impacts to jurisdictional resources prior to grading:

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 discuss 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 for 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 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 S an 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).

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Findings of Fact and Statement of Overriding Considerations Menifee Business Park Project EIR 19
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Prior to grubbing, clearing, or grading permit issuance, no impacts shall occur to onsite 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).

IMPACT BIO-4: Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites.

Substantial Evidence:

Section 4.4.4 of the DEIR states that wildlife corridors link together areas of suitable habitat that are otherwise separated by rugged terrain, changes in vegetation, or human disturbance. The project site has not been identified as occurring in a wildlife corridor or linkage. The nearest linkage to the project site, as identified by the MSHCP, occurs approximately 3.9 miles north of the project site in association with the San Jacinto River. As outlined in Impact BIO -1 above, development of the site could have potentially significant impacts on burrowing owl and nesting birds, some of which may be migratory. Therefore, Mitigation Measures BIO-1 and BIO-2 are also recommended to address potential impacts to wildlife corridors and related resources.

The EIR recommended the following mitigation measures to help reduce potential impacts to burrowing owl and nesting birds prior to grading:

MM-BIO-1: Burrowing Owl Pre-Construction Survey. See Impact BIO-1 above

MM-BIO-2: Nesting Bird Pre-Construction Survey. See Impact BIO-1 above

Finding:

The EIR found that with implementation of Mitigation Measures MM -BIO-1 and MM-BIO-2, the Project would have less than significant impacts relative to the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites (DEIR page 4.4-16).

HAZARDS AND HAZARDOUS MATERIALS
IMPACT HAZMAT-2: Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment.

Substantial Evidence:

Section 4.9.4 of the DEIR stated that, according to the South Coast Air Quality Management District (SCAQMD), demolition of older buildings and structures may pose a hazard regarding asbestos containing materials and lead-based paint. It should be noted that asbestos -containing materials and lead based paint do not represent a significant public health hazard when they are left undisturbed. However, site development requires demolition of the existing farmhouse building prior to grading. The farmhouse was built in 1961 and buildings of that age often contain these materials. The Phase I ESA did not include a specific assessment for these materials, but acknowledged that, due to their age, the existing farmhouse building and related buildings could have asbestos-containing materials and lead based paint. Therefore, the EIR concluded a survey Item Title: 11.1
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needs to be conducted prior to demolition of the farmhouse but not the garage or other structures for ACMs and/or LBP. In this regard, Mitigation Measure HAZ-1 was recommended to be implemented prior to any demolition activities.

In addition, project construction activities would include the use of materials such as fuels, lubricants, and greases in construction equipment and architectural and other coatings used in construction. Accidental releases of such materials could result in hazards to the public or the environment or as a result of the exposure of contaminated soil during grading activities. Searches of governmental databases did not reveal any registered leaking underground storage tanks (LUSTs), underground storage tanks (USTs), or above ground storage tanks (ASTs) located on the project site. Visual inspection of the site revealed one small above ground water storage tank and one 500-gallon above ground propane storage tank associated with the farmhouse on the site. However, the project site itself is not on the Cortese List (registered sites with contamination by hazardous materials) nor has the site been cited or issued violation notices by any environmental regulatory agency for improper use or disposal of hazardous materials. Although the likelihood of finding onsite areas contaminated by hazardous materials is low, Mitigation Measure HAZ-2 was recommended to assure there will be no significant impacts related to potentially finding unanticipated contamination by hazardous materials or any buried structures during grading. With mitigation, potential impacts related to unanticipated contamination will be reduced to less than significant levels.

The EIR recommended the following mitigation measures to help reduce potential impacts from accident conditions involving the release of hazardous materials into the environment.

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-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 remov al 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.

MM-HAZ-2: 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 i mmediately 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 effectively 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 remov e contaminated soil and/or mix the contaminated soil with clean soil from either onsite 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 Item Title: 11.1
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licensed contractor and hauled to a landfill approved for such materials. This measure shall be implemented to the satisfaction of the City Planning Department.

Finding:

The EIR found that with implementation of Mitigation Measures MM -HAZ-1 and MM-HAZ-2, the Project would have less than significant impacts relative to accident conditions involving the release of hazardous materials into the environment (DEIR page 4.9-16).

NOISE
IMPACT NOISE-1: Would the project generate a substantial temporary increase in ambient noise levels in excess of standards established in the local general plan or noise ordinance.

Substantial Evidence:

A comprehensive noise assessment of the Project was conducted (DEIR Appendix K). Section

4.13.4 of the DEIR states the proposed project’s potential construction noise impacts were estimated using the Federal Highway Administration’s (FHWA) Roadway Construction Noise Model (RCNM), Version 1.1. The RCNM is a computer program that uses empirical data and sound propagation principles to predict noise levels associated with a variety of constructi on equipment and operations. DEIR Table 4.13-8 demonstrates that the proposed project’s potential construction noise levels would not exceed the FTA’s daytime (7 AM to 10 PM) noise criterion of 80 dBA Leq at modeled sensitive receptor locations. This is because construction activities would occur at least approximately 200 feet from all modeled sensitive receptor locations. Although temporary noise levels at modeled sensitive receptor locations would not exceed 80 dBA Leq, the proposed project’s construction activities could generate noise levels that may be up to approximately 15 dBA to 30 dBA higher than at modeled sensitive receptor locations. It is also noted that the proposed project would result in increases in noise levels of up to approximately 40 dBA at dog training facilities, a horse corral, and a secondary exterior use area all west of the Project site. The noise assessment determined the project could result in a substantial temporary increase in ambient noise that would have the potential to annoy residential receptors and/or interfere with the receptors’ norm al use and enjoyment of their property. This is considered a potentially significant impact. To reduce the potential for project construction activities to interfere with the normal use and enjoyment of residential properties, the City shall require the pr oject to incorporate Mitigation Measure MM-NOI-1.

The implementation of Mitigation Measure MM-NOI-1 would require the project to provide advanced notification of construction activities, restrict work hours to daytime periods when humans are less sensitive to elevated noise levels, and implement equipment noise control measures. By providing advanc ed notice of loud construction activities and implementing equipment control measures, the potential for noise levels to surprise, annoy, or interfere with sensitive residential receptors and land uses would be s ubstantially reduced. Thus, the implementation of Mitigation Measure MM-NOI -1 would reduce the proposed project’s potential construction noise levels and impacts to a less than significant level.

The EIR recommended the following mitigation measure to help reduce potential impacts related to construction noise (i.e., substantial temporary increase in ambient noise levels in excess of local standards):

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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.

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 holi days. 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 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 electrical 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.

Finding:

The EIR found that with implementation of Mitigation Measure MM-NOI-1, the Project would have less than significant impacts relative to construction noise (DEIR page 4.13-19).

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C. Effects Determined to Be Significant, Adverse, and Unavoidable

As presented in the Menifee Business Park Project EIR, the City finds that adverse impacts identified below pertaining to Greenhouse Emissions cannot be mitigated to less than significant levels even with implementation of all feasible mitigation recommended in the DEIR.

GREENHOUSE GAS EMISSIONS

IMPACT GHG-1: Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment.

Substantial Evidence:

A detailed air quality impact assessment (AQIA) was prepared for the Project (DEIR Appendix E) which included greenhouse gases. DEIR Section 4.8.5 states the proposed Project would generate GHG emissions from both short-term construction and long-term operational activities.

Construction activities would generate GHG emissions primarily from equipment fuel combustion as well as worker, vendor, and haul trips to and from the project site during demolition, site preparation, grading, building construction, paving, and architectural coating activities.

Construction activities would cease to emit GHG upon completion, unlike operational emissions that would be continuous year after year until the project is decommissioned. Accordingly, the SCAQMD recommends amortizing construction GHG emissions over a 30-year period and including them with operational emissions estimates. This normalizes construction emissions so that they can be grouped with operational emissions and compared to appropriate thresholds, plans, etc . GHG emissions from construction of the proposed Project were estimated using CalEEMod, Version 2022.1.1.25. There is no established threshold for construction GHG emissions but instead a portion of them are incorporated into the estimate of long-term GHG emissions during operation. Once operational, the proposed Project would generate emissions of GHG from area, energy, mobile, water/wastewater, and solid waste sources. DEIR Table 4.8-4 demonstrates the proposed Project’s operational GHG emissions would exceed the SCAQMD GHG interim threshold of 3,000 MTCO2e per year which is also the City of Menifee’s adopted GHG significance threshold. The primary source of the project’s unmitigated GHG emissions (8,537 MTCO2e or approximately 82% of overall emissions) are from mobile sources (i.e., passenger vehicles and truck trips) . Therefore, Mitigation Measure MM -GHG-1 was recommended to reduce the ongoing Project operational GHG emissions to the greatest extent feasible.

The EIR recommended the following mitigation measures in an attempt to reduce these greenhouse gas emission impacts to less than significant levels:

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. The VMT reduction measure shall be quantified in accordance with the California Air Pollution Control Officers Association (CAPCOA) Handbook for Analyzing Greenhouse Gas Emission Reductions, 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 Item Title: 11.1
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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) • 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 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 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 Item Title: 11.1
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offering and that it is achieving the 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 annual report to the City documenting its success in implementing the VMT/TDM Program.

Finding:

Even with implementation of Mitigation Measure MM -GHG-1, the operational GHG emissions of the Project would not be reduced to less than significant levels and a Statement of Overriding Considerations is required. This impact is significant and unavoidable.

IMPACT GHG-3: Cause substantial adverse cumulative impacts with respect to GHGs.

Substantial Evidence:

Global climate change is the result of GHG emissions worldwide; individual projects do not generate enough GHG emissions to influence global climate change. Thus, the analysis of GHG emissions is by nature, an inherently cumulative analysis focused on whether an individual project’s contribution to global climate change is cumulatively considerable. As described under Impacts GHG-1 and GHG -2, the proposed Project would not conflict with any applicable plan, policy, or regulation adopted for the purposes of reducing GHG emissions but would generate GHG emissions that exceed the City’s 3,000 MTCO
2e per year non-residential industrial
significance threshold applied in this EIR. Accordingly, the proposed Project would result in a cumulatively considerable and significant GHG emissions contribution even after the incorporation of the recommended mitigation.

The EIR recommended the following mitigation measure in an attempt to reduce cumulative greenhouse gas emission impacts to less than significant levels:

MM-GHG-1: VMT/TDM Reduction Plan. (see Impact GHG-1 above).

Finding:

Even with implementation of the recommended mitigation measure, cumulative greenhouse gas emissions of the Project would not be reduced to less than significant levels and a Statement of Overriding Considerations is required. Impacts are significant and unavoidable. 6 ALTERNATIVES

This section contains a discussion of the alternatives considered and rejected in the Menifee Business Park Project DEIR, including the No Project – No Development; Less Intense Development ( -25%)(Alternative 1) ; EDC Mixed Use (Commercial/Light Industrial/Multi -Family Residential)(Alternative 2) ; and EDC Mixed Use (Office/Business Park/Residential) (Alternative 3). For alternative locations, “only locations that would avoid or substantially lessen any of the significant effects of the project need be considered for inclusion in the EIR” (Section 15126.6(f)(2)(A)). The significant impacts of the proposed Project (NOx and GHG emissions) are based on the type and size of the proposed use so this project on any other site would still result in significant impacts identified in the EIR. In accordance with CEQA Guidelines section 15126.6(a), this EIR does not evaluate every conceivable alternative. A feasible range of alternatives that will allow decision-makers to make a reasoned choice and that meet most of the Project’s guiding principles has been evaluated.

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Project Objectives

The Project is intended to implement the goals and policies of the City’s General Plan. The purpose of this Project is to implement the vision laid out in the Project objectives. The Project would generally increase the City’s economic base of the City in the Southern Gateway area consistent with the General Plan. The Project is proposed to be developed to accomplish the following objectives:

• To make efficient use of underutilized property in the City of Menifee by adding to its potential for employment-generating uses.
• To attract new business and employment to the City of Menifee and thereby promote economic growth.
• To reduce the need for members of the local workforce to commute outside the project vicinity to work.
• The institutional quality development will attract high end users and enhance the aesthetics of the underutilized vacant land.
• Participate in backbone infrastructure that will help facilitate transportation throughout the corridor and increase public safety/traffic flow with new roads, signs, and striping. • To develop an underutilized property consistent with the current General Plan and zoning that is conveniently located near freeways and has access to available infrastructure, including roads and utilities to accommodate the growing need for goods movement within Southern California.

Selection of Alternatives

To provide a basis for further understanding of the environmental effects of a proposed project and possible approaches to reducing its identified significant impacts, the CEQA Guidelines require an EIR to also “describe a range of reasonable alternatives to the project, or to the location of the project, which would feasibly attain most of the basic objectives of the project, but would avoid or substantially lessen any of the significant effects of the project, and evaluate the comparative merits of the alternatives.” DEIR Section 5 explains the No Project-No Development Alternative which is essentially continuation of existing conditions on the site. This alternative would have no impacts related to new development. In addition, the EIR also examined two “No Project – General Plan Consistent Alternatives” which are represented by Alternatives 2 and 3 s described below. Since the proposed Project has one significant impact (GHG emissions), a less intense development alternative was developed in an attempt to reduce or eliminate the significant impact. In addition, the General Plan indicates “areas designated EDC are envisioned to develop primarily as nonresidential uses, with residential uses playing a supporting role.” General Plan Land Use Element Exhibit LU -4 states, “The EDC allows a maximum residential density of 24 du/acre.” Average density was calculated as being 18 units/acre.” Therefore, the City selected two mixed use alternatives to evaluate.

The following three alternatives were selected for detailed evaluation in comparison to the proposed Project:

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Alternative 1 - Less Intense Development proposes a business park development like the proposed project but with 25% less square footage (253,330 square feet vs. 337,770 for the proposed project).

Alternative 2 – EDC Mixed Use (Commercial/Light Industrial/Multi-Family Residential) would provide 75,000 square feet of retail commercial space, 150,000 square feet of light industrial space, and 400 apartments (20 acres x 20 units/acre). Per the City’s General Plan, residential mixed use development in the EDC shall be vertically integr ated with the residential uses not being located on the ground floor. Note that this is a type of No Project - General Plan Consistent Alternative described above.

Alternative 3 – EDC Mixed Use (Office/Business Park/Residential) would provide 100,000 square feet of office space, 100,000 square feet of business park uses, and 300 “for ownership” condominiums (20 acres x 15 units/acre). Per the City’s General Plan, residential mixed use development in the EDC shall be vertically integrated with the residential uses NOT being located on the ground floor. Note that this is a type of No Project - General Plan Consistent Alternative described above.

Evaluation of Alternatives

Substantial Evidence:

No Project Alternative

The No Project Alternative represents existing conditions on the site and would have no impacts or less than significant impacts compared to those of the proposed Project due to the fact there would be no new development and only a continuation of uses under this Alternative, and it would result in no significant and unavoidable impacts related to GHG emissions . It would also not achieve any of the Project Objectives which would involve some type of new development on the site.

Alternative 1: Less Intense Development

DEIR Section 5.5 concluded this alternative has equivalent impacts compared to the proposed project for environmental issues related to development of the entire site such as biological resources, cultural and tribal resources, agriculture, hydrology/water quality, hazards, geology, soils, paleontological resources, mineral resources, and wildfire risks. Other issues like aesthetics, air quality, greenhouse gas emissions, energy, land use, noise, traffic, public services, and public utilities would be incrementally less than those of the proposed project due to this alternative having 25% less square footage and expected employees compared to the proposed project. In addition, the reduced square footage and estimated new jobs means that this alternative would not achieve the project objectives to nearly the same degree as the proposed project. Under this alternative there would still be one significant and unavoidable impact (greenhouse gas emissions) similar to the impacts of the proposed project.

Alternative 2: EDC Mixed Use (Commercial/Light Industrial/Multi-Family Residential)

DEIR Section 5.6 concluded Alternative 2 has equivalent impacts compared to the proposed project for environmental issues related to development of the entire site such as biological resources, cultural and tribal resources, agriculture, hydrology/water quality, hazards, geology, soils, paleontological resources, mineral resources, and wildfire risks. Other issues like Item Title: 11.1
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aesthetics, air quality, greenhouse gas emissions, energy, land use, noise, traffic, public services, and public utilities would be higher than those of the proposed project due to this alternative having a mix of land uses consistent with the General Plan and zoning that generate more vehicular traffic compared to the proposed project. In addition, the reduced square footage but the addition of a residential use (apartments) introduces residents to the site in addition to new jobs (although the number of j obs is less than under the proposed project). In addition, this alternative would not achieve the project objectives to nearly the same degree as the proposed project by reducing the amount of non-residential square footage and introducing high density residential uses to the site. Under this alternative development would have two significant impacts (air quality and greenhouse gas emissions) compared to one significant impact for the proposed project (greenhouse gas emissions).

Alternative 3: EDC Mixed Use (Office/Business Park/Residential)

DEIR Section 5.7 concluded Alternative 3 has equivalent impacts compared to the proposed project for environmental issues related to development of the entire site such as biological resources, cultural and tribal resources, agriculture, hydrology/water quality, hazards, geology, soils, paleontological resources, mineral resources, and wildfire risks. Other issues like aesthetics, air quality, greenhouse gas emissions, energy, land use, noise, traffic, public services, and public utilities would be higher than those of the proposed project due to this alternative having a mix of land uses consistent with the General Plan and zoning that generate more vehicular traffic compared to the proposed project. In addition, the reduced square footage but the addition of a residential use (condominiums) introduces residents to the site in addition to new jobs (although the number of jobs is less than under the proposed project). In addition, this alternative would not achieve the project objectives to nearly the same degree as the proposed project by reducing the amount of non-residential square footage and introducing high density residential uses to the site. Under this alternative development would have two significant impacts (air quality and greenhouse gas emissions) compared to one significant impact for the proposed project (greenhouse gas emissions).

Environmentally Superior Alternative

The CEQA Guidelines (section 15126[e][2]) stipulate, "If the environmentally superior alternative is the “No Project (no development)” alternative, the EIR shall also identify an environmentally superior alternative among the other alternatives." Both Alternative 2 and Alternative 3 would result in increased air quality impacts compared to the proposed project, while Alternative 1 would result in reduced or similar less than significant air quality impacts compared to the project. All three of the alternati ves would have significant impacts related to greenhouse gases even with the implementation of all feasible TDM measures identified for the proposed project (MM -GHG- 1).

Even though Alternative 1 still has the same significant impact as the proposed project (greenhouse gas emissions), it would result in reduced environmental impacts compared to the project and would therefore be the “environmentally superior alternative.” This conclusion is based on the comparative impact analyses and conclusions in DEIR Section 5, as summarized in DEIR Table 5-16. However, this alternative would not meet the project objectives to nearly the same degree as the proposed project.

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Findings:

DEIR Section 5.10 found Alternative 1 to be environmentally superior to the Project although it did not eliminate or reduce the significant impact of the Project (greenhouse gas emissions) to less than significant levels. In addition, Alternative 1 does not meet the Project Objectives to nearly the same degree as the proposed Project because it provides less space to adequately manufacture and distribute products and services on the scale envisioned by the Project. For these reasons, the City determines that Alternative 1 is less desirable than the proposed Project and therefore rejects the alternative per Public Resources Code § 21081(a)(3); CEQA Guidelines, §15091(a)(3).

7 STATEMENT OF OVERRIDING CONSIDERATIONS

CEQA requires that a Lead Agency balance the benefits of a project against its adverse and unavoidable effects in determining whether to approve the project. If the benefits outweigh the unavoidable adverse effects, those effects may be considered “acceptable” pursuant to State CEQA Guidelines Section 15093(a). CEQA requires that a Lead Agency support, in writing, the specific reasons for considering a project acceptable when significant impacts are infeasible to mitigate. Those reasons must be based on substantial evidence in the Environmental Impact Report (EIR) or els ewhere in the administrative record pursuant to State CEQA Guidelines Section 15093(b). The Lead Agency’s written reasons are referred to as a Statement of Overriding Considerations. For those significant impacts that cannot be mitigated to below a level of significance, the L ead Agency is required to find that the specific overriding economic, legal, social, technological, or other benefits of the project outweigh the significant impacts on the environment.

Regarding a Statement of Overriding Considerations, Section 15093 of the CEQA Guidelines provides the following:

1. CEQA requires the decision-making agency to balance, as applicable, the economic, legal, social, technological, or other benefits including region-wide or statewide environmental benefits of a proposed project against its unavoidable environmental risks when determining whether to approve the project. If the specific economic, legal, social, technological, or other benefits including region-wide or statewide environmental benefits or other benefits of a proposed project outweigh the unavoidable adverse environmental effects, the adverse environmental effects may be considered "acceptable."

2. When the lead agency approves a project that will result in the occurrence of significant effects which are identified in the Final EIR but are not avoided or substantially lessened, the agency shall state in writing the specific reasons to support its ac tion based on the Final EIR and/or other information in the record. The statement of overriding considerations shall be supported by substantial evidence in the record.

3. If an agency makes a statement of overriding considerations, the statement should be included in the record of the project approval and should be mentioned in the Notice of Determination. This statement does not substitute for, and shall be in addition to, findings required pursuant to Section 15091.

The City will approve the Menifee Business Park Project and has prepared a Final EIR that satisfies the requirements of CEQA. The following adverse impacts of the project are considered Item Title: 11.1
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significant and unavoidable based on the analysis in the Draft EIR (DEIR), Final EIR (FEIR), and the Findings of Fact.
• Impact GHG-1: Generate GHG emissions, either directly or indirectly, that may have a significant impact on the environment.

• Impact GHG -3: Cause a substantial adverse cumulative impact with respect to greenhouse gas emissions (Cumulative Impact).

The City has determined that the unavoidable adverse environmental impacts identified above are acceptable because those impacts are outweighed by the economic, social, technological, and other benefits of the Project, listed below.

• Develop an underutilized property consistent with the current General Plan and zoning that is conveniently located near the freeway and has access to available infrastructure, including roads and utilities to accommodate the growing need for goods movement within Southern California.

• Construct a high quality development which will attract high end users and enhance the aesthetics of the underutilized vacant land.

• Attract new business and employment to the City of Menifee and thereby promote economic growth.

• Augment the City’s economic viability and productivity over the long term by encouraging efficient and sustainable reuse of a former farming site that is presently vacant.

• Provide 11 buildings which will support a variety of manufacturing-related employment generating uses thereby increasing employment opportunities within Menifee.

• Create a business park of light industrial /manufacturing uses with ready access to Interstate 215 and other major transportation arterial roadways, to support the production of consumer goods and the distribution of manufactured goods throughout the region.

• Reduces the need for members of the local workforce to commute outside the project vicinity to work.

• Includes energy efficiency and conservation systems and measures that reduce air pollution and greenhouse gas emissions to the extent feasible given the size and nature of the planned uses.

Based on the authority delegated by the City Council, the Planning Commission hereby finds that the foregoing benefits provided to the public through the approval of the p roject outweigh the identified significant adverse environmental impacts of the project that cannot be mitigated. The Planning Commission finds that each of the Project benefits separately and individually outweighs all of the unavoidable adverse environmental effects identified in the EIR and therefore finds those impacts to be acceptable. The Planning Commission further finds that no feasible alternative exists that both would provide all of the foregoing benefits to the public and reduce environmental impacts when compared to the Project.

Item Title: 11.1
Appeal of Planning Commission Decision for the Menifee (Pemcor) Business Park Project Item Page Number: 476

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RESOLUTION NO. 26-____

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MENIFEE, CALIFORNIA APPROVING PLOT PLAN NO. PLN23-0245 FOR

MENIFEE (PEMCOR) BUSINESS PARK PROJECT FOR THE

CONSTRUCTION OF ELEVEN SINGLE-STORY BUILDINGS RANGING
IN SIZE FROM 23,100 SQUARE FEET TO 37,840 SQUARE FEET
(TOTALING 337,770 SQUARE FEET) ON APPROXIMATELY 20

ACRES LOCATED SOUTH OF SCOTT ROAD, NORTH OF KELLER
ROAD, EAST OF HOWARD WAY AND WEST OF I-215 AND ZEIDERS
ROAD
WHEREAS, on December 21, 2023, the applicant, Pemcor Properties, Inc. (“Applicant”), filed a formal application with the City of Menifee for the approval of Plot Plan (PP) No. PLN23-0245 Menifee (Pemcor) Business Park Project, a 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 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); and
WHEREAS, collectively, all the applications are referred to as the “Project” or “Menifee (Pemcor) Business Park Project”; and
WHEREAS, pursuant to the requirements of the California Environmental Quality Act (CEQA), a Final Environmental Impact Report (EIR) and Mitigation Monitoring Reporting Program (MMRP) have been prepared to analyze and mitigate the Project's potentially significant environmental impacts; and
WHEREAS, between September 2, 2025 and October 16, 2025, the City complied with the State-mandated 45-day public review period for the Project Draft EIR took effect, which was publicly noticed in accordance with Section 15087 of the CEQA guidelines and mailed to surrounding property owners and non-owner residents within 1,000 feet of the Project site. A copy of the Draft EIR was sent to the State Clearinghouse and a copy of the Draft EIR was placed at the City Hall public counter; and WHEREAS, on November 12, 2025, the Planning Commission of the City of Menifee held a public hearing on the Project, considered all public testimony as well as all materials in the staff report and accompanying documents for the Project including the consideration of the EIR, and made a motion to approve the Project; and WHEREAS, on November 19, 2025, an application to appeal Planning Commission certification of the EIR for the Project and approval of PP No. PLN23-0245 was submitted by the Golden State Environmental Justice Alliance (GSEJA); and WHEREAS, on January 21, 2026, the City Council held a public hearing on the appeal of the Planning Commission’s approval of PP No. PLN23-0245 and continued the public hearing to a date certain, February 4, 2026; and WHEREAS, on February 4, 2026, the City Council of the City of Menifee held a public hearing on the appeals of the Planning Commission’s certification of the EIR and approval of PP No. PLN23-0245, considered all public testimony as well as all materials in the staff report and accompanying documents for the appeal, which hearing was Item Title: 11.1
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Menifee (Pemcor) Business Park – Plot Plan
February 4, 2026
publicly noticed by a publication in The Press Enterprise, a newspaper of general circulation, an agenda posting, notice to property owners within 1,000 feet of the Project boundaries, on-site posting at the Project site, and to persons requesting public notice; and
WHEREAS, Conditions of Approval for PP No. PLN23-0245 have been prepared and attached hereto as Exhibit “A” of the resolution; and WHEREAS, all other legal prerequisites to the adoption of this resolution have occurred.

NOW, THEREFORE, BE IT RESOLVED the City Council of the City of Menifee makes the following Findings:

Section 1: The City of Menifee’s City Council hereby makes the following findings for PP No. PLN23-0245 in accordance with Title 9, Article 2, Chapter 9.80.70, “Findings for Approval for Plot Plans” of the City of Menifee Comprehensive Development Code:

Finding 1 - The proposed design and location of the Plot Plan is consistent with the adopted General Plan and any applicable specific plan.

The General Plan land use and zoning designation(s) for the Project site are Economic Development Corridor – Southern Gateway (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.

All development and design standards of the City of Menifee Development Code have been uniformly applied to the entirety of the Project, and the Project is consistent with the General Plan.

In addition, the Project is consistent with the following City of Menifee General Plan policies:
LU-1.1: Concentrate growth in strategic locations to help preserve rural areas, create place and identity, provide infrastructure efficiently, and foster the use of transit options.

The proposed business park project is in close proximity to Scott Road, a designated truck route per the City’s General Plan. Scott Road directly connects to the I-215 freeway interchange. The location is well suited for a business park type development to promote easily accessible routes for employees and delivery personnel, and the location helps concentrate activity and development near the major transit corridors of the City as opposed to the rural areas or traveling through residential areas.
LU-1.5: Support development and land use patterns, where appropriate, that reduce reliance on the automobile and capitalize on Item Title: 11.1
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multimodal transportation opportunities.

The Project’s infrastructure improvements include improved roadways, roadway widening, intersection improvements, and sidewalks. The improvements will help promote multimodal transportation opportunities for employees and residents near the Project site.
CD-3.5  Design parking lots and structures to be functionally and visually integrated and connected; off-street parking lots should not dominate the street scene.

Perimeter landscaping has been provided to visually screen the parking lots, truck court, and drive aisles from surrounding roadways and properties.
ED-1.2: Diversify the local economy and create a balance of employment opportunities across skill and education levels, wages and salaries, and industries and occupations.

The proposed business park project will expand the local economy and provide increased employment opportunities for local residents. CD-3.12: Utilize differing but complementary forms of architectural styles and designs that incorporate representative characteristics of a given area.

The proposed Project utilizes industrial architecture which focuses on efficiency for processing goods and products, including the dock door design. The building is designed to prioritize employee safety and functionality. Nonetheless, the building is still designed to meet the City’s Industrial Good Neighbor Policies, as well as City of Menifee Design Guidelines such as building form, roof form, massing and articulation, materials and colors, windows, doors, and entries. CD-3.14 Provide variations in color, texture, materials, articulation, and architectural treatments. Avoid long expanses of blank, monotonous walls or fences.

The architecture of the Project incorporates varied colors, recesses, varied roof lines, wall plane changes, glazing, and other architectural treatments that break up wall areas to avoid long expanses of blank, monotonous walls. A screen wall to the west has been designed to incorporate architectural elements from the building for compatibility, while decreasing possible noise caused by the Project. Additionally, dense perimeter landscaping is proposed to reduce the visual height of the building and parking areas from the public view and to provide a visually pleasing street scene.

Finding 2 - The proposed project meets all applicable standards for development and provisions of this title.

Per Section 9.80.020 “Applicability” of the Development Code, new Item Title: 11.1
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construction of non-residential projects of more than 2,500 square feet of floor area requires the processing of a PP. The PP is for the site plan and architectural review for the construction of the business park buildings.

The proposed Project meets all applicable standards of development and operation of the City’s Zoning Code, including any applicable specific use regulations. The Project meets all the Development Code standards of Title 9, including but not limited to, parking requirements, setbacks, landscape coverage, floor area ratio (FAR) and height requirements of the EDC-SG zone. Although, not necessarily required, the design of the Project is consistent with the Industrial Good Neighbor Policies.

Furthermore, the Project was reviewed by all applicable City Departments including, Community Development, Engineering, Police, and Office of the Fire Marshal.

The proposed design and location of the PP meets all applicable standards of development and operation of the City’s Zoning Code, including any applicable specific use regulations.

Finding 3 - The establishment, maintenance, or operation of the proposed project will not be detrimental to the health, safety, or general welfare of persons residing or working in the neighborhood of such use or to the general welfare of the City.

To ensure the Project would not affect the general health, safety and/or welfare of the community, a Final EIR was prepared to analyze potential impacts to the surrounding persons residing or working in the community.

The Final EIR examined the Project including planning, construction and operation and determined potential impacts would all be less than significant with the mitigation measures. The proposed entitlements are not anticipated to create conditions materially detrimental to the public health, safety and general welfare or injurious to or incompatible with other properties or land uses in the Project vicinity.

In addition, the Project incorporates quality architecture and landscaping which will enhance the surrounding area. The Project has been reviewed by a variety of Departments to ensure compliance with applicable regulations, including, but not limited to City of Menifee Community Development, Engineering and Public Works, Office of the Fire Marshall, Police, Riverside County Environmental Health, Eastern Municipal Water District, Riverside County Flood Control District, California Department of Transportation, California Fish and Wildlife, and United States Department of Fish and Wildlife Resources. Some of these Departments have provided conditions of approval as appropriate to ensure compliance with applicable regulations.

The City of Menifee has two active conservation plans within the City’s boundary, the Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP), and the Stephen’s Kangaroo Rat Habitat Conservation Plan (SKR-HCP). The subject site is within the jurisdiction of the SKR-HCP and the Western Riverside County MSHCP. The Project site is located inside the SKR-HCP (Dipodomys stephensi) Fee Area. The Item Title: 11.1
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proposed Project is located within the boundaries of the Western Riverside County MSHCP; however, the Project is not located within a Criteria Cell or Cell Group. The Project will be subject to the payment of fees consistent with Menifee Municipal Code Chapter 17.03 as adopted by the City of Menifee. Therefore, the Project will not conflict with the provisions of the adopted HCP, Natural Conservation Community Plan, or other approved local, regional, or state conservation plan and the impact is considered less than significant.

NOW THEREFORE, the City Council of the City of Menifee hereby approves the following:

1. That the City Council determine that the “Findings” set out above are true and correct.

2. That the City Council determine the environmental review (Final EIR) has been completed for the Project in accordance with State and local laws, and CEQA guidelines.

3. That the City Council, pursuant to a separate Resolution, finds that the facts presented within the public record provide the basis to approve the Final EIR which has been completed for the project.

4. That the City Council finds the facts presented within the public record and within the City Council Resolution provide the basis to approve PP No. PLN23-0245, and that the City Council approve said entitlements.

5. The documents and materials that constitute the record of proceedings on which this Resolution has been based are located at the Community Development Department – Planning Division, 29844 Haun Road, Menifee, CA 92586. This information is provided in compliance with Public Resources Code section 21081.6.

PASSED, APPROVED AND ADOPTED this the 4th day of February 2026. _________________________
Bob Karwin, Mayor Pro Tem
Attest:

Stephanie Roseen, City Clerk
Approved as to form:

Jeffrey T. Melching, City Attorney
Item Title: 11.1
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EXHIBIT “A”

CONDITIONS OF APPROVAL

Planning Application No.: Plot Plan No. PLN23-0245 Menifee (Pemcor) Business Park Project Description: The proposed commercial/industrial business park involves the development of approximately 20.03 -acres and consists of 11 buildings and a total of 337,770 square feet of building area. The buildings range in size from 23,100 square feet to 37,840 square feet and each building features two truck dock doors/bays that would be oriented toward the center of the site (total of 22 truck docks). The maximum proposed building height is approximately 38-feet.

The project includes 677 parking spaces and 121,879 square feet (15%) of irrigated landscaped area. The project includes two (2) driveways along Zeiders Road with the southernmost driveway being signalized and aligning with Scott Road Commerce Center (no a ccess from Howard Rd). The applicant is proposing approximately 53,300 cubic yards of grading.

The project site is zoned Economic Development Corridor – Southern Gateway (EDC-SG) and located at 33521 Zeiders Road, between Howard Way and Zeiders Road, south of Scott Road and north of Keller Road.

Assessor's Parcel No.: 384-150-001
MSHCP Category: Non-residential (Industrial)
DIF Category: Business Park

TUMF Category: Determined by Western Riverside Council of Governments (WRCOG)

Quimby Category: N/A

Approval Date: February 4, 2026
Expiration Date: February 4, 2029

Item Title: 11.1
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Section I: Community Development Department Conditions of Approval

Section II: Engineering/Grading/Transportation Conditions of Approval

Section III: Building and Safety Department Conditions of Approval

Section IV: Riverside County Fire Department Conditions of Approval

Section V: Riverside County Environmental Health
Conditions of Approval

Item Title: 11.1
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Section I:

Community Development Department
Conditions of Approval

Item Title: 11.1
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GENERAL CONDITIONS

1. Indemnification. Within 48 hours of project approval, the Applicant/developer shall indemnify, defend, and hold harmless the City of Menifee and its elected city council, appointed boards, commissions, committees, officials, employees, volunteers, contractors, consultants, and agents from and against any and all claims, liabilities, losses, fines, penalties, and expenses, including without limitation litigation expenses and attorney’s fees, arising out of either the City’s approval of the Project or actions related to the Property or the acts, omissions, or operations of the applicant/developer and its directors, officers, members, partners, employees, agents, contractors, and subcontractors of each person or entity comprising the applicant/developer with respect to the ownership, planning, design, construction, and maintenance of the Project and the Property for which the Project is being approved.

2. Filing Notice of Determinatio n. Within 48 hours of project approval, the Planning Division will determine the appropriate fees for the Notice of Determination (NOD) filing and request the payment of fees to the City of Menifee in the form of a check or cash.

Upon receipt of payment, the Planning Division will file the NOD with the relevant agencies as required under Public Resources Code, California Code of Regulations and California Fish and Game Code.

3. Exhibits. The project shall be constructed as approved by the Planning Commission on November 12 , 2025 , and as shown in Attachment No. 1 in the accompanying staff report. Any subsequent changes shall be processed per Menifee Municipal Code Section 9.30.120 Modifications to Previously Approved Permits.

3a. The applicant shall revise the architectural elevations for Buildings J and K (the buildings facing Zeiders Road) to incorporate an additional six (6) vertical feet of glass glazing at the corner building elevations to the satisfaction of the Community Development Department. The revised elevations shall be shown on the construction drawings submitted to Building and Safety. Condition added by Planning Commission on

11.12.2025.

4. Ninety (90) Days. The applicant has ninety (90) days from the date of approval of these conditions to protest, in accordance with the procedures set forth in Government Code Section 66020, the imposition of any and all fees, dedications, reservations and/or other exactions imposed on this project as a result of this approval or conditional approval of this project.

5. Subsequent Submittals. Any subsequent submittals required by these Conditions of Approval, including but not limited to grading plan, building plan or mitigation monitoring review and appropriate fees paid as may be in effect at the time of submittal, as required by Resolution No. 22- 1229 (Cost of Services Fee Study), or any successor thereto.

Each submittal shall be accompanied with a letter clearly indicating which condition or conditions the submittal is intended to comply with.

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6. Expiration Date. This approval shall become null and void three (3) years from the date of approval, unless the appropriate permits have been obtained and construction, defined as permit obtainment, commencement of construction of the primary building on site, and successful completion of the first Building and Safety Division inspection or an extension of time application has been submitted to the Planning Division prior to the expiration date. Extensions may be granted per Menifee Municipal Code.

7. Modifications or Revisions. The applicant shall obtain City approval for any modifications or revisions to the approval of this project.

8. Reclaimed Water. The permittee shall connect to a reclaimed water supply for landscape watering purposes when secondary or reclaimed water is made available to the site as required by Eastern Municipal Water District.

9. Comply with Ordinances. This project shall comply with the applicable standards of the City of Menifee Development Code, City of Menifee Municipal Code, City of Menifee Design Guidelines and all other applicable ordinances and State and Federal codes and regulations.

10. Outside Lighting. Any outside lighting shall be hooded and directed so as not to shine directly upon adjoining property or public rights -of-way and so as to prevent either the spillage of lumens or reflection into the sky.

11. Outdoor Storage. No outdoor storage is allowed unless otherwise approved as part of the project. Parking of trucks and trailers shall not be considered outdoor storage when parked in designated areas.

12. Development Impact Fees. The applicant shall pay all applicable development impact fees including but not limited to Development Impact, Multi -Species Habitat Conservation Plan (MSHCP), Stephen’s Kangaroo Rat (KRAT), School Fees, Transportation Uniform Mitigation Fee (TUMF), Road and Bridge Benefit District (RBBD), and Area Drainage Plan (ADP).

13. Outside Agencies. The applicant shall comply with all comments and conditions of approval from any responsible agencies as shown in the attached letters from associated agencies.

14. Anti-Graffiti Coating. An anti -graffiti coating shall be provided on all block walls constructed as part of any phase of the Project, and written verification from the developer shall be provided to the Community Development. Anti-graffiti coating shall be limited to the first 8’ in height.

15. Property Maintenance. All parkways, entryway medians, on-site and off-site landscaping, walls, fencing, recreational facilities, basins, and on-site lighting shall be maintained by the owner or private entity or the City of Menifee Community Facilities District (CFD).

All landscaping and similar improvements not properly maintained by a property owners association, individual property owners, or the common area maintenance director must be annexed into a Lighting and Landscape District, or other mechanism Item Title: 11.1
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as determined by the City of Menifee.

The land divider, or any successor-in-interest to the land divider, shall be responsible for maintenance and upkeep of all slopes, landscaped areas and irrigation systems within the land division until such time as those operations are the responsibility of a property owner’s association, or any other successor-in-interest.

The owners of each individual lot shall be responsible for maintaining all landscaping between the curb of the street and the proposed sidewalk and side yard landscaping between the curb of the street and proposed fencing, unless the landscaping is included within a separate common lot maintained by an HOA or other entity acceptable to the City of Menifee.

16. Business Registration. Every person conducting a business within the City of Menifee, as defined in Menifee Municipal Code, Chapter 5.01, shall obtain a business license.

For more information regarding business registration, contact the Finance Department.

17. Point of Sale. Developer expects to obtain equipment and fixtures from construction contractors to complete the Project. Consistent with the requirements of applicable California law, the Developer agrees to cooperate with the City with respect to purchases of equipment and fixtures such that: (a) to the extent any such purchases of equipment and fixtures are from a construction contractor working for Developer at the Project site, Developer will, to the extent allowed by California law, require the construction contractor to secure the appropriate job -site sales tax permits such that such equipment and fixture purchases will be designated as having a point of sale within the City, such that the applicable sales tax will be collected and attributable to a purchase and sale within the City and (b) to the extent Developer is obligated to pay use tax on any such purchases of equipment and fixtures to be used at the Project site, Developer will, to the extent allowed by California law, secure the appropriate job -site use tax permits such that the applicable use tax will be collected and attributed to a Developer purchase within the City.

ARCHEOLOGY

18. Human Remains. If human remains are encountered, State Health and Safety Code Section 7050.5 states that no further disturbance shall occur until the Riverside County Coroner has made the necessary findings as to origin. Further, pursuant to Public Resource Code Section 5097.98(b) remains shall be left in place and free from disturbance until a final decision as to the treatment and disposition has been made. If the Riverside County Coroner determines the remains to be Native American, the Native American Heritage Commis sion shall be contacted within the period specified by law (24 hours). Subsequently, the Native American Heritage Commission shall identify the "most likely descendant." The most likely descendant shall then make recommendations and engage in consultation concerning the treatment of the remains as provided in Public Resources Code Section 5097.98.

19. Non-Disclosure of Location Reburials. It is understood by all parties that unless otherwise required by law, the site of any reburial of Native American human remains or associated grave goods shall not be disclosed and shall not be governed by public disclosure requirements of the California Public Records Act. The Coroner, pursuant to the specific exemption set forth in California Government Code 6254 (r)., parties, and Item Title: 11.1
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Lead Agencies, will be asked to withhold public disclosure information related to such reburial, pursuant to the specific exemption set forth in California Government Code 6254 (r).

20. Inadvertent Archeological Find. If during ground disturbance activities, unique cultural resources are discovered that were not assessed by the archaeological report(s) and/or environmental assessment conducted prior to project approval, the following procedures shall be followed. Uniq ue cultural resources are defined, for this condition only, as being multiple artifacts in close association with each other, but may include fewer artifacts if the area of the find is determined to be of significance due to its sacred or cultural importance as determined in consultation with the Native American Tribe(s). a. All ground disturbance activities within 100 feet of the discovered cultural resources shall be halted until a meeting is convened between the developer, the archaeologist, the tribal representative(s) and the Community Development Director to discuss the significance of the find. b. At the meeting, the significance of the discoveries shall be discussed and after consultation with the tribal representative(s) and the archaeologist, a decision shall be made, with the concurrence of the Community Development Director, as to the appropria te mitigation (documentation, recovery, avoidance, etc.) for the cultural resources.
c. Grading of further ground disturbance shall not resume within the area of the discovery until an agreement has been reached by all parties as to the appropriate mitigation. Work shall be allowed to continue outside of the buffer area and will be monitored by additional Tribal monitors if needed.
d. Treatment and avoidance of the newly discovered resources shall be consistent with the Cultural Resources Management Plan and Monitoring Agreements entered into with the appropriate tribes. This may include avoidance of the cultural resources through proje ct design, in - place preservation of cultural resources located in native soils and/or re- burial on the Project property so they are not subject to further disturbance in perpetuity as identified in Non -Disclosure of Reburial Condition.
e. Pursuant to Calif. Pub. Res. Code § 21083.2(b) avoidance is the preferred method of preservation for archaeological resources and cultural resources. If the landowner and the Tribe(s) cannot agree on the significance or the mitigation for the archaeological or cultural resources, these issues will be presented to the City Community Development Director for decision. The City Community Development Director shall make the determination based on the provisions of the California Environmental Quality Act with respect to archaeological resources, recommendations of the project archeologist and shall take into account the cultural and religious principles and practices of the Tribe.

Notwithstanding any other rights available under the law, the decision of the City Community Development Director shall be appealable to the City Planning Commission and/or City Council.”

21. Cultural Resources Disposition. In the event that Native American cultural resources are discovered during the course of ground disturbing activities (inadvertent discoveries), the following procedures shall be carried out for final disposition of the discoveries:

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a. One or more of the following treatments, in order of preference, shall be employed with the tribes. Evidence of such shall be provided to the City of Menifee Community Development Department:
i. Preservation-In-Place of the cultural resources, if feasible.

Preservation in place means avoiding the resources, leaving them in the place where they were found with no development affecting the integrity of the resources.
ii. Reburial of the resources on the Project property. The measures for reburial shall include, at least, the following: Measures and provisions to protect the future reburial area from any future impacts in perpetuity. Reburial shall not occur until all lega lly required cataloging and basic recordation have been completed, with an exception that sacred items, burial goods and Native American human remains are excluded. Any reburial process shall be culturally appropriate. Listing of contents and location of the reburial shall be included in the confidential Phase IV report.

The Phase IV Report shall be filed with the City under a confidential cover and not subject to Public Records Request. iii. If preservation in place or reburial is not feasible then the resources shall be curated in a culturally appropriate manner at a Riverside County curation facility that meets State Resources Department Office of Historic Preservation Guidelines for the Curation of Archaeological Resources ensuring access and use pursuant to the Guidelines. The collection and associated records shall be transferred, including title, and are to be accompanied by payment of the fees necessary for permanent curation. Evidence of curation in the form of a letter from the curation facility stating that subject archaeological materials have been received and that all fees have been paid, shall be provided by the landowner to the City. There shall be no destructive or invasive testi ng on sacred items, items of Native American Cultural Patrimony, burial goods and Native American human remains. Results concerning finds of any inadvertent discoveries shall be included in the Phase IV monitoring report.

22. Inadvertent Paleontological Find. In the event that fossils or fossil -bearing deposits are discovered during construction, excavations within fifty (50) feet of the find shall be temporarily halted or diverted. The contractor shall notify a qualified paleontologist to examine the discovery. The paleontologist shall document the discovery as needed in accordance with Society of Vertebrate Paleontology standards, evaluate the potential resource, and assess the significance of the find under the criteria se t forth in CEQA Guidelines Section 15064.5. The paleontologist shall notify the Community Development Department to determine procedures that would be followed before construction is allowed to resume at the location of the find. If in consultation with the paleontologist, the Project proponent determines that avoidance is not feasible, the paleontologist shall prepare an excavation plan for mitigating the effect of the Project on the qualities that make the resource important. The plan shall be submitted to the Community Development Department for review and approval and the Project proponent shall implement the approval plan.

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23. Interim Landscaping. Graded but undeveloped land shall be maintained in a condition so as to prevent a dust and/or blow sand nuisance and shall be either planted with interim landscaping or provided with other wind and water erosion control measures as approved by the Community Development Department and the South Coast Air Quality Management District (SCAQMD).

24. Landscape Plans. All landscaping plans shall be prepared in accordance with the City’s Water Efficient Landscape Ordinance. Such plans shall be reviewed and approved by the Community Development Department, and the appropriate maintenance authority.

25. Wall/Fencing Plans. The Applicant shall provide construction plans showing all walls and fencing on the project site. The details of the walls/fencing shall be consistent with the approved conceptual plans including, all locations, heights and materials.

26. Screen Wall. Vines shall be planted in accordance with the decorative block wall along the western project boundary. Vines shall be planted so that 50% of the wall be covered within 3 years of final inspection.

PRIOR TO ISSUANCE OF GRADING PERMIT

27. Rough and Precise Grading Plan Review. The Community Development Department shall review the rough and precise grading plans for consistency with the approved site plan and conceptual grading plan (Approved Exhibits) and the conditions of approval.

The following two (2) conditions ( Condition No. 28 and 2 9) shall be verbatim on all grading plan submittals

28. AQMD Rule 402. The project developer shall implement the following measures to reduce the emissions of pollutants generated by heavy-duty diesel-powered equipment operating at the project site throughout the project construction phases. The project developer shall includ e in construction contracts the control measures as may be required under Rule 402, at the time of development, including the following:
a. Keep all construction equipment in proper tune in accordance with manufacturer’s specifications.
b. Use late model heavy -duty diesel-powered equipment at the project site to the extent that it is readily available in the South Coast Air Basin (meaning that it does not have to be imported from another air basin and that the procurement of the equipment would not cause a delay in construction activities of more than two weeks).
c. Use low -emission diesel fuel for all heavy -duty diesel -powered equipment operating and refueling at the project site to the extent that it is readily available and cost effective in the South Coast Air Basin (meaning that it does not have to be imported from another air basin, that the procurement of the equipment would not cause a delay in construction activities of more than two weeks, that the cost of the equipment use is not more than 20 percent greater than the cost of standard equipment (This measure does not apply to diesel -powered trucks traveling to and from the site).

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d. Utilize alternative fuel construction equipment (i.e., compressed natural gas, liquid petroleum gas), if equipment is readily available and cost effective in the South Coast Air Basin (meaning that it does not have to be imported from another air basin, th at the procurement of the equipment would not cause a delay in construction activities of more than two weeks, that the cost of the equipment use is not more than 20 percent greater than the cost of standard equipment).
e. The developer shall post signage on-site limiting truck and equipment idling time to five minutes or less.
f. Rely on the electricity infrastructure surrounding the construction sites rather than electrical generators powered by internal combustion engines to the extent feasible.
g. General contractors shall maintain and operate construction equipment so as to minimize exhaust emissions.

29. Fugitive Dust Control. The permittee shall implement fugitive dust control measures in accordance with Southern California Air Quality Management District (SCAQMD) Rule 403. The permittee shall include in construction contracts the control measures required under Rule 403 at the time of development, including the following:
a. Use watering to control dust generation during demolition of structures or break- up of pavement. The construction area and vicinity (500 -foot radius) must be swept (preferably with water sweepers) and watered at least twice daily. Site wetting must occur often enough to maintain a 10 percent surface soil moisture content throughout all earth moving activities. All unpaved demolition and construction areas shall be wetted at least twice daily during excavation and construction, and temporary dust covers shall be used to reduce dust emissions and meet SCAQMD District Rule 403. Wetting could reduce fugitive dust by as much as 50%.
b. Water active grading/excavation sites and unpaved surfaces at least three times daily;
c. All paved roads, parking and staging areas must be watered at least once every two hours of active operations;
d. Site access points must be swept/washed within thirty minutes of visible dirt deposition;
e. Sweep daily (with water sweepers) all paved parking areas and staging areas; f. Onsite stockpiles of debris, dirt or dusty material must be covered or watered at least twice daily;
g. Cover stockpiles with tarps or apply non-toxic chemical soil binders; h. All haul trucks hauling soil, sand and other loose materials must either be covered or maintain two feet of freeboard;
i. All inactive disturbed surface areas must be watered on a daily basis when there is evidence of wind drive fugitive dust;
j. Install wind breaks at the windward sides of construction areas; Item Title: 11.1
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k. Operations on any unpaved surfaces must be suspended when winds exceed 25 mph;
l. Suspend excavation and grading activity when winds (instantaneous gusts) exceed 15 miles per hour over a 30 -minute period or more, so as to prevent excessive amounts of dust;
m. All haul trucks must have a capacity of no less than twelve and three -quarter (12.75) cubic yards;
n. All loads shall be secured by trimming, watering or other appropriate means to prevent spillage and dust;
o. Traffic speeds on unpaved roads must be limited to 15 miles per hour; p. Provide daily clean-up of mud and dirt carried onto paved streets from the site; q. Install wheel washers for all exiting trucks, or wash off the tires or tracks of all trucks and equipment leaving the site;
r. All materials transported off -site shall be either sufficiently watered or securely covered to prevent excessive amount of dust;
s. Operations on any unpaved surfaces must be suspended during first and second stage smog alerts; and,
t. An information sign shall be posted at the entrance to each construction site that identifies the permitted construction hours and provides a telephone number to call and receive information about the construction project or to report complaints regarding excessive fugitive dust generation. Any reasonable complaints shall be rectified within 24 hours of receipt.

30. Archeologist Retained. Prior to issuance of a grading permit the project applicant shall retain a Riverside County qualified archaeologist to monitor all ground disturbing activities in an effort to identify any unknown archaeological resources. a. The Project Archaeologist and the Tribal monitor(s) shall manage and oversee monitoring for all initial ground disturbing activities and excavation of each portion of the project site including clearing, grubbing, tree removals, mass or rough grading, tren ching, stockpiling of materials, rock crushing, structure demolition and etc. The Project Archaeologist and the Tribal monitor(s), shall have the authority to temporarily divert, redirect or halt the ground disturbance activities to allow identification, e valuation, and potential recovery of cultural resources in coordination with any required special interest or tribal monitors. b. The developer/permit holder shall submit a fully executed copy of the contract to the Community Development Department to ensure compliance with this condition of approval. Upon verification, the Community Development Department shall clear this condition.
c. In addition, the Project Archaeologist, in consultation with the Consulting Tribe(s), the contractor, and the City, shall develop a Cultural Resources Management Plan (CRMP) in consultation pursuant to the definition in AB52 to address the details, timing and responsibility of all archaeological and cultural activities that will occur on the project site. A consulting tribe is defined as a tribe that initiated the AB 52 tribal consultation process for the Project, has not opted out of the AB52 consultation process, and has completed AB 52 consultation Item Title: 11.1
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with the City as provided for in Cal Pub Res Code Section 21080.3.2(b)(1) of AB52. Details in the Plan shall include:
d. Project grading and development scheduling;
i. The Project archeologist and the Consulting Tribes(s) shall attend the pre - grading meeting with the City, the construction manager and any contractors and will conduct a mandatory Cultural Resources Worker Sensitivity Training to those in attendance. The Training will include a brief review of the cultural sensitivity of the Project and the surrounding area; what resources could potentially be identified during earthmoving activities; the requirements of the monitoring program; the protocols that apply in t he event inadvertent discoveries of cultural resources are identified, including who to contact and appropriate avoidance measures until the find(s) can be properly evaluated; and any other appropriate protocols. All new construction personnel that will conduct earthwork or grading activities that begin work on the Project following the initial Training must take the Cultural Sensitivity Training prior to beginning work and the Project archaeologist and Consulting Tribe(s) shall make themselves available ii. The protocols and stipulations that the contractor, City, Consulting Tribe(s) and Project archaeologist will follow in the event of inadvertent cultural resources discoveries, including any newly discovered cultural resource deposits that shall be subject to a cultural resources evaluation.

31. Paleontologist Required. This site is mapped as having a high potential for paleontological resources (fossils) at shallow depth. Therefore, PRIOR TO ISSUANCE OF GRADING PERMITS:

The applicant shall retain a qualified paleontologist approved by the City of Menifee to create and implement a project -specific plan for monitoring site grading/earthmoving activities (project paleontologist for any ground disturbance activities on -site during ground disturbing activities which are below the depths of the previous mass grading.

A cross section of grading depth will be required on the grading permit plans when submitted for review showing previous graded depth and proposed grading depth. If grading depth is determined to be below the previous mass grade depth, this condition will be required to be satisfied.

The project paleontologist retained shall review the approved development plan and shall conduct any pre-construction work necessary to render appropriate monitoring and mitigation requirements as appropriate. These requirements shall be documented by the project paleontologist in a Paleontological Resource Impact Mitigation Program (PRIMP). This PRIMP shall be submitted to the Community Development Department for review and approval prior to issuance of a Grading Permit.

Information to be contained in the PRIMP , at a minimum and in addition to other industry standard and Society of Vertebrate Paleontology standards, are as follows:

• The project paleontologist shall participate in a pre -construction project meeting with development staff and construction operations to ensure an understanding of any mitigation measures required during construction, as applicable.

Item Title: 11.1
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• Paleontological monitoring of earthmoving activities will be conducted on an as-needed basis by the project paleontologist during all earthmoving activities that may expose sensitive strata. Earthmoving activities in areas of the project area where previou sly undisturbed strata will be buried but not otherwise disturbed will not be monitored. The project paleontologist or his/her assign will have the authority to reduce monitoring once he/she determines the probability of encountering fossils has dropped below an acceptable level.

• If the project paleontologist finds fossil remains, earthmoving activities will be diverted temporarily around the fossil site until the remains have been evaluated and recovered. Earthmoving will be allowed to proceed through the site when the project pal eontologist determines the fossils have been recovered and/or the site mitigated to the extent necessary.

• If fossil remains are encountered by earthmoving activities when the project paleontologist is not onsite, these activities will be diverted around the fossil site and the project paleontologist called to the site immediately to recover the remains.

• If fossil remains are encountered, fossiliferous rock will be recovered from the fossil site and processed to allow for the recovery of smaller fossil remains. Test samples may be recovered from other sampling sites in the rock unit if appropriate.

• Any recovered fossil remains will be prepared to the point of identification and identified to the lowest taxonomic level possible by knowledgeable paleontologists. The remains then will be curated (assigned and labeled with museum* repository fossil speci men numbers and corresponding fossil site numbers, as appropriate; places in specimen trays and, if necessary, vials with completed specimen data cards) and catalogued, an associated specimen data and corresponding geologic and geographic site data will be archived (specimen and site numbers and corresponding data entered into appropriate museum repository catalogs and computerized data bases) at the museum repository by a laboratory technician. The remains will then be accessioned into the museum* repository fossil collection, where they will be permanently stored, maintained, and, along with associated specimen and site data, made available for future study by qualified scientific investigators.

* The City of Menifee must be consulted on the repository/m useum to receive the fossil material prior to being curated.

• A qualified paleontologist shall prepare a report of findings made during all site grading activity with an appended itemized list of fossil specimens recovered during grading (if any). This report shall be submitted to the Community Development Department for review and approval prior to building final inspection as described elsewhere in these conditions.

• All reports shall be signed by the project paleontologist and all other professionals responsible for the report's content (eg. Professional Geologist, Professional Engineer, etc.), as appropriate. A signed original copy of the report Item Title: 11.1
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shall be submitted directly to the Community Development Department along with a copy of this condition, deposit based fee and the grading plan for appropriate case processing and tracking.

32. Mitigation Monitoring. The applicant shall prepare and submit a written report to the Community Development Director or review and approval demonstrating compliance with the standard conditions of approval and mitigation measures identified in the Environmental Impact Report (EIR) for this project which must be satisfied prior to issuance of grading permits. The Community Development Director may require inspection or other monitoring to ensure such compliance.

33. Pre-Grading Meeting. The qualified archaeologist shall attend the pre-grading meeting with the contractors to explain and coordinate the requirements of the monitoring program, including a cultural sensitivity training component.

34. Burrowing Owl Pre -Construction Survey. The Project Developer shall retain a qualified biologist to conduct a pre-construction survey for Burrowing Owl within 30 days prior to the start of construction. The results of the single one -day survey shall be submitted to the City prior to obtaining a grading permit. If Burrowing Owl are not detected during the pre -construction survey, no further mitigation is required. If Burrowing Owl are detected during the pre -construction survey, the Project applicant and a qualified consulting biologist will be required to prepare and submit for approval a Burrowing Owl relocation program.

35. Nesting Bird Pre -Construction Survey. Prior to vegetation clearance, the Project applicant shall retain a qualified biologist to conduct a pre -construction nesting bird survey in accordance with the following:

a) The final walkover survey shall be conducted no more than three (3) days prior to the initiation of clearance/construction work; b) If pre-construction surveys indicate that bird nests are not present or are inactive, or if potential habitat is unoccupied, no further mitigation is required;
c) If active nesting birds are found during the surveys, a species -specific no-disturbance buffer zone shall be established by a qualified biologist around active nests until a qualified biologist determines that all young have fledged (i.e., no longer reliant upon the nest).
d) It is recommended that close coordination between the developer of the site, the City of Menifee, the project engineer, and the consulting qualified biologist to consider vegetation clearance outside of the normal bird nesting season (usually February 1 – August 31) to avoid impacts to nesting birds which would potentially violate the federal Migratory Bird Treaty Act. It should be noted that bird nesting season is increasingly less-definitive for some year -round resident species such as hummingbirds and ra ptors. Further, ground -dwelling birds such as burrowing owls, can be affected nearly any time of the year if present. It is therefore advisable to conduct a preconstruction bird survey no matter the time of year.
e) Removal of vegetation necessitates installation of appropriate Storm Water Pollution Prevention Plan “SWPPP” measures, particularly if development subsequent to grading is not undertaken immediately, Item Title: 11.1
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therefore careful timing of the project schedule and implementation measures is necessary to avoid water quality impacts.

36. Stockpiling/Staging. During construction, best efforts shall be made to locate stockpiling and/or vehicle staging areas as far as practicable from existing residential dwellings.

PRIOR TO ISSUANCE OF BUILDING PERMIT

37. Processing Fees. Prior to issuance of building permits, the Community Development Department shall determine if the deposit based fees for the project are in a negative balance. If so, any outstanding fees shall be paid by the applicant.

38. Mitigation Monitoring. The applicant shall prepare and submit a written report to the Community Development Director or review and approval demonstrating compliance with the standard conditions of approval and mitigation measures identified in the Mitigated Negative Declaration (MND) for this project which must be satisfied prior to issuance of grading permits. The Community Development Director may require inspection or other monitoring to ensure such compliance.

39. Lighting. Light fixtures shall be decorative and consistent with the City of Menifee Design Guidelines and included in the Building and Safety plans. Architecturally appropriate themed lighting fixtures shall be located along the project roads, project entrances, walkways, open space areas and other focal points on the project site and shall be subject to Community Development Department review and approval.

40. Downspouts. All downspouts shall be internalized to the building and shall be shown on the construction/building plans.

41. Development Impact Fees. The applicant shall pay all applicable development impact fees including but not limited to Development Impact Fee (DIF), Multi -Species Habitat Conservation Plan (MSHCP), Stephen’s Kangaroo Rat (KRAT), School Fees (Perris Union High School District, and R omoland School District), Transportation Uniform Mitigation Fee (TUMF), Road and Bridge Benefit District (RBBD), and Area Drainage Plan (ADP).

42. Roof-Mounted Equipment Plans. Prior to issuance of certificate of occupancy, Community Development staff will verify that all roof mounted equipment will be screened in compliance with approved plans.

43. Electrical Cabinets. All electrical cabinets shall be located inside a room that is architecturally integrated into the design of the building.

44. Screening of Accessory Structures. Screening of accessory structures (including mechanical equipment) shall be compatible in color and materials to primary structures.

45. Security Systems. Prior to the issuance of tenant Building Permits, the applicant shall prepare a security plan for the site. The security plan for this project shall include a comprehensive security camera system that clearly depicts the parking field associated with the proposed use. This security camera system shall be based in each building for this development, or inside a security office located within one of the retail buildings or Item Title: 11.1
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other place acceptable to the Menifee Police Department, that is accessible to law enforcement at all times of the day and night. This security camera system shall have a recording capacity to minimally save footage for the period of one month or as approved by the Menifee Police Department. The plan shall be approved prior to issuance of tenant Building Permits.

46. Utilities Underground. All utilities, except electrical lines rated 33 kV or greater, shall be installed underground. If the applicant provides to the Building and Safety Division and the Planning Division a definitive statement from the utility provider refusing to allow underground installation of the utilities they provide, this condition shall be null and void with respect to that utility.

47. Cold Storage. Cold Storage is not contemplated in the environmental analysis .

If Cold Storage is proposed, further analysis (technical memorandum) illustrating there are no significant impacts will be required prior to building permit issuance.

Landscaping

48. Landscaping Submittals. Final landscape plan submittals are divided into two different processes. All on-site landscaping plans shall be submitted to the Planning Department for review and approval. The on-site landscaping shall include any basins, streetscape, open space and pl anters on private property that is maintained by the property owner or private entity (HOA or Common Maintenance Entity/Association). All off -site landscaping plans shall be submitted to the Engineering and Public Works Department for review and approval. Off-site plans shall include landscaping in areas maintained by the Community Facilities District (CFD) and are located within the City of Menifee Right- of-Way which can include streetscape, basins or slopes.

49. Construction Landscape Plans. Prior to building permit issuance, the applicant shall submit the following construction plan applications to the Planning Division (pursuant to Menifee Municipal Code) for review and approval. The fee for each submittal will be determined by Resolution No. 2 4-1423 Cost of Services Fee Study and Planning Division Fee Schedule at the time of application submittal. Construction Plan Submittals include:

A. On-Site Landscaping – all Property Owner maintained landscaping and irrigation.

Performance Securities will be required prior to approval of this minor plot plan.

Additional submittal requirements can be found in the minor plot plan submittal checklist found on the Community Development Department’s website. All plans must be approved prior to the issuance of any building permit.

50. Landscape Inspections. Prior to issuance of Building Permits, the Applicant shall open a Landscape Deposit Based Fee case and deposit the prevailing deposit amount to cover the pre -installation inspections, installation inspections, Six Month Post Establishment and One Year Post Establishment Landscape Inspections.

51. Performance Securities (Bonds). Performance securities, in amounts to be determined by the Director of Community Development to guarantee the installation of plantings and irrigation system in accordance with the approved plan, shall be filed with the Department of Community Development . Securities may require review by City Item Title: 11.1
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Attorney and City staff. The applicant holder is encouraged to allow adequate time to ensure that securities are in place. The performance security may be released one year after structural final, inspection report, and the One -Year Post Establishment repo rt confirms that the planting and irrigation components have been adequately installed and maintained. A cash security shall be required when the estimated cost is $2,500.00 or less.

52. Utility Screening. All utilities shall be screened from public view. Landscape construction drawings shall show and label all utilities and provide appropriate screening. Provide a three -foot clear zone around fire check detectors as required by the Fire Department befor e starting the screen. Group utilities together in order to reduce intrusion. Screening of utilities is not to look like an after-thought. Plan planting beds and design around utilities. Locate all light poles on plans and ensure that there are no conflicts with trees.

53. Interim Landscaping. Graded but undeveloped land shall be maintained in a condition so as to prevent a dust and/or blown sand nuisance and shall be either planted with interim landscaping or provided with other wind and water erosion control measures as approved by the Community Development Department.

PRIOR TO FINAL INSPECTION

54. Processing Fees. Prior to final inspection, the Planning Division shall determine if any fees for the project are in a negative balance. If so, any outstanding fees shall be paid by the applicant.

55. Mitigation Monitoring. The applicant shall prepare and submit a written report to the Community Development Director or review and approval demonstrating compliance with the standard conditions of approval and mitigation measures identified in the Environmental Impact Report (EIR) for this project which must be satisfied prior to issuance of grading permits. The Community Development Director may require inspection or other monitoring to ensure such compliance.

56. Paleontological Monitoring Report. Prior to issuance of a certificate of occupancy, the applicant shall submit to the Community Development Department, an electronic copy of the Paleontology Monitoring Report. The report shall be certified by a professional paleontologist listed on Riverside County’s Paleontology Consultant List. A deposit for the review of the report will be required.

57. Development Impact Fees. The applicant shall pay all applicable development impact fees including but not limited to Development Impact Fee (DIF), Multi -Species Habitat Conservation Plan (MSHCP), Stephen’s Kangaroo Rat (KRAT), School Fees (Perris Union High School District, and R omoland School District), Transportation Uniform Mitigation Fee (TUMF), Road and Bridge Benefit District (RBBD), and Area Drainage Plan (ADP).

58. Security Systems. Prior to the final occupancy, the Menifee Police Department and/or Community Development staff shall verify that the approved security systems for the site are installed and operational and in compliance with the approved security plan.

Item Title: 11.1
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59. Final Planning Inspection. The applicant shall obtain final occupancy sign-off from the Community Development Department for each building permit issued by scheduling a final Planning inspection prior to the final sign -off from the Building Department.

Planning staff shall verify t hat all pertinent conditions of approval have been met, including compliance with the approved elevations, site plan, parking lot layout, decorative paving, public plazas, etc. The applicant shall have all required paving, parking, walls, site lighting, la ndscaping and automatic irrigation installed and in good condition.

Landscaping

60. Soil Management Plan. The applicant shall submit a Soil Management Plan (Report) to the Community Development Department before the Landscape Installation Inspection. The report can be sent in electronically. Information on the contents of the report can be found in the County of Riverside Guide to California Friendly Landscaping page 16, #7, “What is required in a Soil Management Plan?”

61. Landscaping. All landscape planting and irrigation shall be installed and inspected in accordance with approved exhibits and Menifee Municipal Code.

62. Processing Fees. Prior to issuance of occupancy/final inspections, the Community Development Department shall determine if the deposit -based fees for the project are in a negative balance. If so, any outstanding fees shall be paid by the applicant.

Item Title: 11.1
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Section II:

Engineering/Grading/Transportation
Conditions of Approval

Item Title: 11.1
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The following are the Public Works / Engineering Department Conditions of Approval for this project which shall be satisfied at no cost to the City or any other Government Agency. All questions regarding the intent of the following conditions shall be refe rred to the Public Works Engineering Department, Land Development Section. The developer / property owner shall use the standards and design criteria stated in the following conditions and shall comply with all applicable City of Menifee standards and ordi nances. Should a conflict arise between City of Menifee standards and design criteria, and any other standards and design criteria, those of the City of Menifee shall prevail.

PLN23-0245 PEMCOR Business Park is proposed commercial development. The project does not include any map phasing, therefore all public improvements will be required in one construction phase prior to any issuance of occupancies.

It is understood that the tentative tract map must correctly show acceptable centerline elevations, all existing easements, traveled ways, cross sections, and drainage courses with appropriate drainage flows. Any omission or unacceptability may require the map to be resubmitted for further consideration. If there is a conflict between what is shown on the site plan and these conditions, these conditions will supersede what is shown on the site plan and any attachments to the proposed projects, including the site plan and other plans or exhibits. All questions regarding the true meaning of these conditions shall be referred to the Public Works / Engineering Department.

Engineering Design exceptions to City design standards and policies must be specifically requested in writing and approved by City Engineer/PW Director. Any design exceptions shown on the site plan and associated engineering documents that are not specifically requested shall be redesigned to meet city standards.

1. Drainage Study – The following report was reviewed and approved by the City:

a. Preliminary Drainage Study for 33521 Zeiders Road Menifee, CA APN 384 -150-001, prepared by Pasco Laret Suiter & Associates, Inc., dated December 2023. Revised October 2024.

The project shall comply with all mitigation recommended by the approved drainage study, and in accordance with City Standards. The design of drainage facilities will need to be revised if it does not adhere to City Standards.

Two copies of a final drainage study (also referred to as Hydrology/Hydraulics Report) shall be submitted to the City for review and approval. The study shall analyze at a minimum the following: project site drainage flow; all future improvements drainage flow; Q10, Q100, pre - and post- condition flow rates; anticipated total drainage flow into existing storm drain; and existing storm drain capacity. 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.

2. Final Project Specific Water Quality Management Plan (Final WQMP). The following report was reviewed and approved by the City:
a. Preliminary Project Specific Water Quality Management 33521 Zeiders Road PLN23 -0245 WQ-0348, prepared by Pasco Laret Suiter & Associates, dated December, 2023. Revised October 2024
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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. Final construction plans shall incorporate all the structural BMPs identified in the approved FINAL WQMP. The final developed project 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 submi tted to the Public Works Engineering Department. The FINAL WQMP submittal shall include at the minimum the following reports/studies:

a) Hydrology/hydraulics report
b) Soils Report that includes soil infiltration capacity c) Limited Phase II Environmental Site Assessment Report, as may be required by an approved Phase I ESA Report

Final construction plans shall incorporate all the structural BMPs identified in the approved FINAL WQMP . The final developed project 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 Department.

3. Geotechnical Report – The following documentation was reviewed and approved by the City:

Due Diligence Geotechnical Investigation 33521 Zeiders Road (APN: 384-150-001), prepared by Geocon Incorporated Geotechnical Environmental Materials, dated October 14, 2022.

Two copies of City-approved geotechnical/soils report, no more than three (3) years from date of application for grading permit, shall be provided to the City Public Works / Engineering Department with initial submittal of a grading plan. If there is no approved report and/or said report is past three (3) years from date of application, a new geotechnical/soils report and/or update letter, respectively, shall be prepared and submitted to City for review and approval.

The geotechnical/soils, compaction and inspection reports will be r eviewed in conformance with the latest edition of the Riverside County Technical Guidelines for Review of Geotechnical and Geologic Reports. A fee for review of the geotechnical/soils report and/or update letter shall be paid to the City, the amount of whi ch shall be determined by the City at the first submittal of the report.

Geotechnical Report - A geotechnical/soils report was submitted to the City and reviewed by staff. The geotechnical/soil report was reviewed in conformance with the latest edition of the Riverside County Technical Guidelines for Review of Geotechnical and Geologic Reports.

Prior to issuance of any grading permit, two copies of the City approved geotechnical/soils report shall be submitted to the Public Works Engineering Department. The developer/property owner shall comply with the recommendations of the re port, and City standards and specifications. All grading shall be done in conformance with the recommendations of the report, and under the general direction of a licensed geotechnical engineer. An updated report may be required if deemed necessary by the Public Works Director prior to the issuance of any grading permit.

Item Title: 11.1
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4. Off-Site Dedications - Prior to the approval of any improvement plans and the commencement of any construction associated with the development, the Developer shall be responsible for obtaining all necessary dedications of rights -of-way for offsite infrastructure improvements, right-of-entry for offsite grading, and easements for ingress, egress, drainage, utilities and other legal requirements for impacts associated with the development of this project, as determined and directed by the City Engineer. If th e Developer cannot acquire a property interest in property required for off-site improvements, Government Code § 66462.5 shall apply and the City retains the right to:
a. The Developer shall enter into an agreement to complete the improvements pursuant to Government Code § 66462 at such time as the City acquires an interest in the land that will permit the improvement to be made. b. The Developer shall pay all costs associated with acquiring the offsite real property interests required in connection with the development.

5. Zeiders Road Dedication. The developer / property owner shall dedicate the necessary Zeiders Road (Major Divided Roadway per City Circulation Element) right of way fronting the development on the final map or through another acceptable recordable instrument prior to issuance of any building permit.

6. Traffic Study Report – The following reports were reviewed and approved by the City:

PEMCOR Commercial Industrial Business Project Transportation Demand Management Assessment Project No. 19729, prepared by Ganddini Group, dated February 19, 2025. (VMT Analysis.

PEMCOR COMMERCIAL INDUSTRIAL BUSINESS PARK TRAFFIC IMPACT ANALYSIS Project No. 19729, prepared by Ganddini Group, Inc., dated October 3, 2024 (LOS Analysis) The Public Works Department – Traffic Engineering Division has reviewed the Traffic Study and has generally concurred with its findings. The developer/property owner shall be responsible for all improvements and mitigations, required or identified in the approved traffic study and according to these Conditions of Approval, such as but not limited to right -of-way frontage improvements, traffic signal construction or modification, and fair share fees. All required improvements and mitigation measures identified in the study shall be included in all improvement plans for review and approval by the Public Works Department. Improvements identified in the Traffic Study are the absolute minimums recommend by the consultant traffic engineer. The City Engineer/PW Dir ector may require traffic or street improvements beyond those identified in said study to address public safety and welfare, or to construct improvements eligible for DIF credits or reimbursement that front the project, as determined by the Public Works Director / City Engineer.

1. VMT Mitigation Measures – The proposed project was shown in the above assessment showed the project had a significant impact in VMT (Vehicle Miles Traveled). In order to mitigate the impacts to less than significant, the project is required to implement ce rtain measures (indicated in the assessment) in order to reduce the VMT impacts. These measures include:
a. T-5 – Implement Commute Trip Reduction Program (Voluntary) b. T-14 – Provide Electric Vehicle Charging Infrastructure

7. Reconstruction or Resurfacing of Zeiders Road – The Public Works Director / City Engineer may consider reconstruction or resurfacing of Zeiders Road paving fronting the development to meet existing conditions, provided the road is found to meet the minimum City Item Title: 11.1
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standards for pavement conditions at the time of project construction. If it is determined during project construction that the existing road is found to be substandard, then the Public Works Director / City Engineer will require the developer / property owner to provide full reconstruction as provided for in these conditions of approval. The existing pavement shall be cored during project construction to confirm the structural section, and any findings shall be incorporated into project design. The Public Works Director / City Engineer shall have the final approval for all road conditions.

8. Signing and Striping – A signing and striping plan for Zeiders Road is required for this project along the project frontage and off -site transitions to existing striping. The applicant shall be responsible for any additional paving and/or striping removal caused by the striping plan. The Signing and Striping Plan sha ll be approved by the City Engineer in accordance with City ordinances, standards, and specifications, and with the latest edition of the CAMUTCD. The Signing and striping plans shall be designe d to restrict turning movements at the northern entrance to Zeiders Road to right in, right out only. Raised median curb shall be required to restrict said movements, unless otherwise approved by City Engineer.

9. Zeiders & Southern Driveway Traffic Signal – The applicant shall be responsible for the modification of the existing traffic signal at Zeiders Road and Southern Driveway (also known as Gateway Center). The traffic signal modification plan shall be approved by the Public Works Director / City Engineer.

a. This southern driveway is also a shared driveway with the adjacent parcel to the south of the proposed project site. Prior to any building permit issuance, the project shall provide a reciprocal access agreement with the parcel to the south.

All new traffic signals and traffic signal modifications required for construction by this development project shall include traffic signal communication infrastructure, network equipment, and Advanced Traffic Management System (ATMS) license software. Said traffic signal control devices shall be submitted with the traffic signal design plans and shall be approved by the Public Works Director / City Engineer, prior to testing of a new traffic signal.

Traffic signal poles shall be placed at the ultimate locations when appropriate.

10. Construction of Street and Wet Utility Improvements – The developer / property owner shall design and construct the following improvements prior to building permit issuance:

• Frontage Improvements - Construct all street, storm, street lights, sewer, water, and wall improvements to public agency engineering standards. All infrastructure improvements shall adhere to public agency standards, unless otherwise approved by City Engineer/PW Director.

• Zeiders Road Frontage Improvements – The developer / property owner shall construct Zeiders Road to its ultimate half -width plus 12 feet per City Standards along its entire project frontage as determined by the City Engineer. Zeiders road is classified as a Major Divided Roadway per the City’s Circulation Element.

• Northern Driveway – 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
Item Title: 11.1
Appeal of Planning Commission Decision for the Menifee (Pemcor) Business Park Project Item Page Number: 504

Menifee Mayor and City Council
February 4, 2026
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• Southern Driveway – The southern driveway shall be a full access driveway, with a modified traffic signal and shared access with the parcel to the south. Driveways shall be constructed to city standard no. 208

The required improvements shall include the construction of appropriate pavement transitions from the new improvements to existing improvements beyond the project frontage. The design of the transitions shall be in accordance with the CA Highway Design Manual, finalized during review of final construction drawings, and approved by the Public Works Director / City Engineer.

• Zeiders Road Raised Median – The developer / property owner shall construct a raised landscaped median on Zeiders Road along the project frontage as approved by the Public Works Director / City Engineer , consistent with the Major Roadway General Plan designation.

• Howard Road – The developer / property owner shall construct Howard Road to its ultimate half-width plus 12 feet per city standards along its entire project frontage as determined by the City Engineer. Howard Road is classified as 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.

11. Cost participation through Payment of TUMF and DIF for Offsite Improvements - The developer/property owner’s TUMF and DIF payment obligations shall be considered as cost participation for Project’s required offsite improvements only when the offsite improvements for which credits are claimed, are eligible TUMF and/or DIF facilities at time of TUMF and DIF payments.

12. Fair Share Cost Participation for Off-site Improvements – The developer / property owner shall pay fair share costs for off -site improvements as detailed in the Traffic Study and identified below prior to issuance of a certificate of occupancy. The fair share cost estimates shall be based on conceptual exhibits prepared by the developer, reviewed and approved by the Public Works Director / City Engineer. These fair shares are determined as follows:

a. Haun/Zeiders Road & Scott Road – The developer / property owner shall contribute a fair share construction cost of 14.7% toward the necessary improvements indicated in the study to bring the intersection to an adequate LOS. a. Widen Southbound approach to provide two left turn lanes and one shared through/right turn lane
b. Construct a dedicated eastbound right turn lane
c. Construct a second westbound right turn lane with overlap phasing d. Change Traffic Signal phasing from split to protected phasing

b. Menifee Road & Scott Road – The developer / property owner shall contribute a fair share construction cost of 8.0% toward the necessary improvements indicated in the study to bring the intersection to an adequate LOS.

Item Title: 11.1
Appeal of Planning Commission Decision for the Menifee (Pemcor) Business Park Project Item Page Number: 505

Menifee Mayor and City Council
February 4, 2026
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a. Construct a dedicated southbound right turn lane
b. Construct a dedicated westbound right turn lane

13. Landscaping on Zeiders and Howard Road - The parkway areas within the public right-of- way or landscape easements fronting the entire property along Zeiders and Howard Road, shall be landscaped and irrigated per City standards and guidelines. These areas shall be maintained by the CFD
General Conditions:

1. All required public improvements must be constructed and accepted by the City prior to issuance of the first and any subsequent certificate of occupancy, unless approved by City Engineer/Public Works Director.

2. Engineering Design exceptions to City design standards and policies must be specifically requested in writing and approved by City Engineer/PW Director. Any design exceptions shown on the site plan and associated engineering documents that are not specifically requested are not approved.

3. The developer is responsible to furnish & install one 2” and one 3” conduit for traffic signal interconnect and broadband purposes, per City of Menifee Standard Detail 1005, along all circulation element roads and intersections.

4. Subdivision Map Act – The developer / property owner shall comply with the State of California Subdivision Map Act and all other laws, ordinances, and regulations pertaining to the subdivision of land.

5. Mylars – All improvement plans and grading plans shall be drawn on twenty-four (24) inch by thirty -six (36) inch Mylar and signed by a licensed civil engineer and/or other registered/licensed professional as authorized by State law.

6. Guarantee for Required Improvements - Prior to grading permit issuance, construction permit issuance, financial security or bonds shall be provided to guarantee the construction of all required improvements associated with each phase of construction, per the City’s municipal code.

7. The Public Works Director may require the dedication and construction of necessary utilities, streets, or other improvements outside the area of the project if the improvements are needed for circulation, drainage, parking, and access or for the welfare and safety of the public.

8. Bond Replacement, Reduction, and Releases - All requests for bond replacements (such as in changes of property ownerships), reductions (such as in partial completion of improvements), releases (such as in completion of improvements), shall conform to City policies, standards, and applicable City ordinances. It shall be the responsibility of the developer / property owner to notify the City in time when any of these bond changes are necessary. The City shall review all changes in Bond Agreements and the accompanying bonds or security.

Item Title: 11.1
Appeal of Planning Commission Decision for the Menifee (Pemcor) Business Park Project Item Page Number: 506

Menifee Mayor and City Council
February 4, 2026
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9. Existing and Proposed Easements - The final grading plan and improvement plans shall correctly show all existing easements, traveled ways, drainage courses, and encumbrances. Any omission or misrepresentation of these documents may require said plan to be resubmitted for further consideration.

10. Engineered Plans - All improvement plans, and grading plans shall be drawn on twenty- four (24) inches by thirty -six (36) inch Mylar and signed by a licensed civil engineer or other registered/licensed professional as required.

11. Plan Check Submittals – Appropriate plan check submittal forms shall be completed and submittal check list provided that includes required plan copies, necessary studies / reports, references, fees, deposits, etc. Prior to final approval of improvement plans by the Public Works / Engineering Department, the developer / property owner shall submit to the Public Works / Engineering Department CAD layers of all improvements to be maintained by the City (pavement, sidewalk, streetlights, etc.). A scanned image of all final approved grading and improvement plans on a Universal Serial Bus (USB) drive, also known as a “flash” drive or “thumb” drive, shall be submitted to the Public Works / Engineering Department, in one of the following formats: (a) Auto CAD DXF, ( b) GIS shapefile (made up of ESRI extensions .shp, .shx and .dbf) or (c) Geodatabase (made up of ESRI extension .gdb). CAD files created with the latest version shall only be accepted if approved by the Public Works Director / City Engineer. GIS and ACAD files 2004 or later are required for all plans upon approval.

12. Plan Approvals – Improvement plans and grading plans shall be submitted with necessary supporting documentation and technical studies (hydrology, hydraulics, traffic impact analysis, geotechnical studies, etc.) to the Public Works / Engineering Department for review and approval. All submittals shall be signed and date stamped by the Engineer of Record. The plans must receive Public Works / Engineering Department approval prior to issuance of any construction permit, grading permit, or building permits as a pplicable and as determined by the Public Works Director / City Engineer. All submittals shall include a completed City Fee or Deposit Based Worksheet and the appropriate plan check. For improvements proposed to be owned and maintained by the Riverside Cou nty Flood Control and Water Conservation District, improvement plans must receive district approval prior to Building permit issuance or as determined by the District.

All required improvement plans and grading plans must be approved by the Public Works Engineering Department prior to issuance of any construction and/or grading permit as determined by the PW Director. Supporting City approved studies including, but not limited to, hydrologic and hydraulic studies and traffic studies must be provided prior to approval of plans. All required CFD landscape plans must be approved prior to building permit issuance.

13. As-Built Plans – Upon completion of all required improvements, the developer/property owner shall cause the civil engineer of record to as -built all project plans, and submit project base line of work for all layers on a USB drive to the Public Works / Engineering Department, in one of the following formats: (a) Auto CAD DXF, (b) GIS shapefile (made up of ESRI extensions .shp, .shx and .dbf) or (c) Geodatabase (made up of ESRI extension .gdb). The timing for submitting the as-built plans shall be as determined by the Public Works Director / City Engineer.

Item Title: 11.1
Appeal of Planning Commission Decision for the Menifee (Pemcor) Business Park Project Item Page Number: 507

Menifee Mayor and City Council
February 4, 2026
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14. Construction Times of Operation. The developer / property owner shall monitor, supervise, and control all construction and construction related activities to prevent them from causing a public nuisance including, but not limited to, strict adherence to the following:
a. Construction activities shall comply with City of Menifee ordinances relating to construction noise. Any construction within the City limits located 1/4 of a mile from an occupied residence shall be permitted Monday through Saturday, except on nationally recognized holidays, 7:00 a.m. to 7:00 p.m. in accordance with Municipal Code Section

8.01.020. There shall be no construction permitted on Sunday or nationally recognized holidays unless prior approval is obtained from the City Building Official or City Engineer.
b. Removal of spoils, debris, or other construction materials deposited on any public street no later than the end of each working day.
c. The construction site shall accommodate the parking of all motor vehicles used by persons working at or providing deliveries to the site. Violation of any condition or restriction or prohibition set forth in these conditions shall subject the owner, applicant to remedies as set forth in the City Municipal Code. In addition, the Public Works Director / City Engineer or the Building Official may suspend all construction related activities for violation of any condition, restriction or prohibition set forth in these conditions until such a time it has been determined that all operations and activities are in conformance with these conditions.
d. A Pre-Construction meeting is mandatory with the City’s Public Works Inspection team prior to permit issuance and the start of any construction activities for this site.

15. Dry Utility Installations - Electrical power, telephone, communication, traffic signal, street lighting, and cable television conduits and lines shall be placed underground in accordance with current City Ordinances 460 and 461, and as approved by the Public Works Director / City Engineer. This applies also to existing overhead lines which are 33.6 kilovolts or below along the project frontage and within the project boundaries. In cases where 33.6kV or below lines are collocated with high voltage lines (for example, 115kV), the low voltage lines shall be placed underground even when the high voltage lines are exempt from relocation or undergrounding in accordance with City standards and ordinances. Exemption from undergrounding low voltage lines shall only be by the Public Works Director / City Engineer or as directed by the City Council.

16. All grading activities shall conform to the latest adopted edition of the California Building Code, City Grading Ordinance, Chapter 8.26, applicable City design standards and specifications, City ordinances, policies, rules and regulations governing gradin g in the City.

17. Regulations and Ordinance on Grading Within the City – In addition to compliance with City Chapter 8.26, grading activities shall also conform to the latest edition of the California Building Code, City General Plan, other City Ordinances, City design standards and specifications and all other relevant laws, rules and re gulations governing grading in the City of Menifee. Prior to commencing any grading, clearing, grubbing or any topsoil disturbances, the applicant shall obtain a grading permit from the Public Works / Engineering Department. Grading activities that are exe mpt from a grading permit as outlined by the City ordinance may still require a grading permit by the Public Works Director / City Engineer when deemed necessary to prevent the potential for adverse impacts upon drainage, sensitive environmental features, or to protect property, health safety, and welfare.

Item Title: 11.1
Appeal of Planning Commission Decision for the Menifee (Pemcor) Business Park Project Item Page Number: 508

Menifee Mayor and City Council
February 4, 2026
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18. Dust Control – All necessary measures to control dust shall be implemented by the developer during grading. Fugitive dust shall be controlled in accordance with Rule 403 of the California Air Quality Control Board.

19. 2:1 Maximum Slope - Graded slopes shall be limited to a maximum steepness ratio of 2:1 (horizontal to vertical) unless otherwise approved by the Public Works / Engineering Department.

20. Slope Setbacks – Observe slope setbacks from buildings and property lines per the California Building Code and City ordinance on grading.

21. Slope Landscaping and Irrigation – All slopes greater than or equal to 3 feet in vertical height shall be irrigated and landscaped with grass or ground cover. 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 exceeding 15 feet in vertical height shall be irrigated and planted with shrubs and/or trees per City Grading Ordinance Chapter 8.26. Drip irrigation shall be used f or all irrigated slopes.

22. Slope Erosion Control Plan - Erosion control and/or landscape plans are required for manufactured slopes greater than 3 feet in vertical height. The plans shall be prepared and signed by a licensed landscape architect and bonded per applicable City ordinances.

23. Slope Stability Report – A slope stability report shall be submitted to the Public Works / Engineering Department for all proposed cut and fill slopes steeper than 2:1 (horizontal:vertical) or over 20 feet in vertical height, unless addressed in a previously city approved report.

24. Erosion Control Plans – All grading plans shall require erosion control plans prior to approval. Temporary erosion control measures shall be implemented immediately following rough grading to prevent deposition of debris onto downstream properties or drainage facilities. Plans showing erosion control measures may be included as part of the grading plans or submitted a s a separate set of plans for city review and approval.

Graded but undeveloped land shall provide, in addition to erosion control planting, any drainage facilities deemed necessary to control or prevent erosion. Erosion and sediment control BMPs are required year -round in compliance with all applicable City of Menifee Standards and Ordinances and the National Pollutant Discharge Elimination System (NPDES) Municipal Separate Storm Sewer System (MS4) Permit from the California State Water Resources Control Board (SWRCB). Additional Erosion protection may be required during the rainy season.

25. Water Quality Management Plan (WQMP) - All grading plans shall require an approved copy of the Water Quality Management Plan sheet per the approved WQMP, executed report. The developer / property owner shall comply with the requirements of the WQMP report, the NPDES municipal permit in force, and City standards and specifications.

Item Title: 11.1
Appeal of Planning Commission Decision for the Menifee (Pemcor) Business Park Project Item Page Number: 509

Menifee Mayor and City Council
February 4, 2026
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26. Design Grade Criteria – Onsite parking areas shall be designed in accordance with the current version of City of Menifee Standards and Specifications. Non -compliance may require a redesign of the project. Significant redesigns may require a revised Plot Plan. a) On-Site Parking – Where onsite parking is designed, such as in common areas, parking stalls and driveways shall not have grade breaks exceeding 4%. A 50’ minimum vertical curve shall be provided where grade breaks exceed 4%. Five percent grade is the maximum slope for any parking area. Where ADA requirement applies, ADA requirement shall prevail.
b) Down Drains - Concrete down drains that outlet onto parking lot areas are not allowed. Drainage that has been collected in concrete ditches or swales should be collected into receiving underground drainage system, or should outlet with acceptable velocity reducers into BMP devises.
c) Pavement - Permeable pavement requires the layers of filter material to be installed relatively flat. As such, the permeable pavement areas should have a maximum surface gradient of 2%,or approved by the PW Director/City Engineer.

27. Drainage Grade - Minimum drainage design grade shall be 1% except on Portland cement concrete surfaces where 0.35% shall be the minimum. The engineer of record must submit a variance request for design grades less than 1% with a justification for a lesser grade.

28. Finish Grade – Shall be sloped to provide proper drainage away from all exterior foundation walls in accordance with City of Menifee Standard Plan 300.

29. Use of Maximum and Minimum Grade Criteria – Actual field construction grades shall not exceed the minimum and maximum grades for ADA and approved project grading design, to allow for construction tolerances. Any improvement that is out of the minimum and maximum values will not be accepted by the City Inspector and will need to be removed and replaced at developer’s or owner’s expense.

30. Licensed Geotechnical Engineer - A California licensed Geotechnical Engineer shall perform final determination of the foundation characteristics of soils within on -site development areas, and per the approved geotechnical report reviewed and approved by the City.

31. Retaining Walls – Sections, which propose retaining walls, will require separate permits.

They shall be obtained prior to issuance of any other building permits – unless otherwise approved by the Building Official and/or the Public Works Director / City Engineer. The walls shall be designed by a licensed civil engineer and conform to City Standards. The plans shall include plan and profiles sheets.

32. Trash Racks: Trash Racks shall be installed at all inlet structures that collect runoff from open areas with potential for large, floatable debris.

33. Drainage Runoff Emergency Escape. An emergency escape path shall be provided for the stormwater runoff at all inlets for the proposed underground facilities in the event that the inlets become blocked in any way. To prevent flood damage to the proposed structures, all proposed structures in the vicinity of the inlets and along the emergency escape path shall be protected from flooding by either properly elevating the finished floor in relation to the inlets and flow path or by making sure the structures ar e set back from the inlets to Item Title: 11.1
Appeal of Planning Commission Decision for the Menifee (Pemcor) Business Park Project Item Page Number: 510

Menifee Mayor and City Council
February 4, 2026
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provide adequate flow through area in the event the emergency escape of the stormwater runoff is necessary.

34. Riverside County Flood Control and Water Conservation District (RCFCWCD) Encroachment Permit Required. An Encroachment Permit Is required for any work within District right of way or any connection to District facilities. The Encroachment Permit application shall be processed and approved concurrently with the improvement plans.

35. RCFCWCD Submittal of Plans. A copy of the project specific WQMP , improvement plans, grading plans, BMP improvement plans and any other necessary documentation along with supporting hydrologic and hydraulic calculations (drainage report) shall be submitted to the District as referen ce material for the review and approval of the final drainage report and storm drain plans that propose construction of storm drain facilities that will be owned and maintained by the District.

36. Grading Permit for Clearing and Grubbing – City ordinance on grading requires a grading permit prior to clearing, grubbing, or any topsoil disturbances related to construction grading activities.

37. Compliance with NPDES General Construction Permit – The developer/property owner shall comply with the National Pollutant Discharge Elimination System (NPDES) General Construction Permit (GCP) from the State Water Resource Control Board (SWRCB). This is in addition to the Municipal permit governing desi gn, WQMPs, and permanent BMPs.

Prior to approval of the grading plans or issuance of any grading permit, the developer/property owner shall obtain a GCP from the SWRCB. Proof of filing a Notice of Intent (NOI) and monitoring plan, shall be submitted to the City; and the WDID number issued by the SWRCB shall be reflected on all grading plans prior to approval of the plans.

For additional information on how to obtain a GCP , contact the SWRCB.

38. 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 will require submittal of NOTs for requests to fully release associated grading bonds.

39. 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 BMPs in place and in good working conditions at all times until construction is completed and the Regi onal Board has issued a Notice of Termination (NOT) for the development.

40. 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. If an Item Title: 11.1
Appeal of Planning Commission Decision for the Menifee (Pemcor) Business Park Project Item Page Number: 511

Menifee Mayor and City Council
February 4, 2026
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Environmental Assessment did not previously approve either location, a Grading Environmental Assessment shall be submitted to the Planning Director for review and comment and 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 to the requirements of Chapter 8.26.

41. Offsite Grading Easements - Prior to the issuance of a grading permit, the developer/property owner shall obtain all required easements and/or permissions to perform offsite grading, from affected land owners. Notarized and recorded agreement or documents authorizing the offsite g rading shall be submitted to the Public Works Engineering Department.

42. Offsite Property and Right of Way – The developer / property owner shall be responsible for acquiring any offsite real property interests that may be required in connection with the development project. Prior to issuance of a grading permit, whichever occurs first, the developer shall ob tain all required ROW, easements and / or permissions to perform offsite grading, from all affected landowners.

43. Increased Runoff Criteria. The development of this site would increase peak flow rates on downstream properties. Mitigation shall be required to offset such impacts. An increased runoff basin should be shown on the exhibit and calculations supporting the size of the basin shall be submitted to the District and the City for review. The entire area of proposed development will be routed through a detention facility(s) to mitigate increased runoff. All basins must have positive drainage; dead storage basins s hall not be acceptable.

A complete drainage study including, but not limited to, hydrologic and hydraulic calculations for the proposed detention basin shall be submitted to the City for review and approval. For design purposes, the proposed detention basin shall be sized using t he 6- hour/100-year frequency storm event. Detention basin(s) and outlet(s) sizing will ensure that this storm event does not produce higher peak discharge in the "after" condition than in the "before" condition. For the 100-year event, an AMC II shall be used together with a constant loss rate.

Low Loss rates will be determined using the following:

i. Undeveloped Condition --> LOW LOSS = 90%
ii. Developed Condition --> LOW LOSS = .9 - (.8x%IMPERVIOUS) iii. Basin Site --> LOW LOSS = 10%

Where possible and feasible the onsite flows should be mitigated before combining with offsite flows to minimize the size of the detention facility required. If it is necessary to combine offsite and onsite flows into a detention facility two separate conditions should be evaluated for each duration/return period/before-after development combination studied; the first for the total tributary area (offsite plus onsite), and the second for the area to be developed alone (onsite). It must be clearly demonstrated that there is no increase in peak flow rates under either condition (total tributary area or onsite alone), for each of the return period/duration combinations required to be evaluated.

A single plot showing the pre-developed, post-developed and routed hydrographs for each storm considered, shall be included with the submittal of the hydrology study.

Item Title: 11.1
Appeal of Planning Commission Decision for the Menifee (Pemcor) Business Park Project Item Page Number: 512

Menifee Mayor and City Council
February 4, 2026
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815 of 961

No outlet pipe(s) will be less than 18" in diameter. Where necessary an orifice plate may be used to restrict outflow rates. Appropriate trash racks shall be provided for all outlets less than 48" in diameter.

The basin(s) and outlet structure(s) must be capable of passing the 100-year storm without damage to the facility. Mitigation basins should be designed for joint use and be incorporated into open space or park areas. Side slopes should be no steeper than 4:
1 and depths should be minimized where public access is uncontrolled.

Mitigation basins should be designed for joint use and m a ybe incorporated into open space or park areas. Side slopes should be not steeper than 4: I and depths should be minimized where public access is uncontrolled.

A viable maintenance mechanism, acceptable to the City should be provided for any flood control facilities to be owned and maintained by the City. Any facilities proposed to be owned by the District, should be provided with a viable maintenance mechanism acceptable to the City and the District. For the City this would be the citywide CFD.

Facilities to remain private shall be maintained by commercial property owners association or homeowners associations.

44. Site Drainage - Positive drainage of the site shall be provided, and water shall not be allowed to pond behind or flow over cut and fill slopes. Where water is collected and discharged in a common area, protection of the native soils shall be provided by planting erosion resistant vegetation, as the native soils are susceptible to erosion by running water. All cut and fill slopes shall have a maximum 2:1 (H:V) grade, 2 horizontal to 1 vertical.

45. Alteration of Drainage Patterns – Prior to grading permit issuance or approval of improvement plans, the final engineering plans submitted by the applicant shall address the following: The project drainage system shall be designed to accept and properly convey all on - and off-site drainage flowing on or through the site. The project drainage system design shall protect downstream properties from any damage caused by alteration of drainage patterns such as concentration or diversion of flow. Concentrated drainage on commercial lots shall be diverted through parkway drains under sidewalks.

46. FEMA Flood Zone Requirements – In the event where the project falls within a FEMA Floodplain (Zones A, V, A99) / Regulatory Floodway (Zone AE, AO, AH, VE, AR), the project shall be required to either process a CLOMR/LOMR or a “No Rise Certificate”. If applicable, CLOMR / “No Rise Certificate” shall be required to be approved prior to grading permit issuance, and the LOMR shall be required to be approved prior to building permit issuance.

47. 100 Year Storm- The 100-year storm flow shall be contained within the street top of curb.

48. 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.

Item Title: 11.1
Appeal of Planning Commission Decision for the Menifee (Pemcor) Business Park Project Item Page Number: 513

Menifee Mayor and City Council
February 4, 2026
Page
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49. 100 Year Design Criteria - In final engineering and prior to grading permit issuance, subsurface storage systems 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.

50. 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.

51. Coordinate Drainage Design - Development of this property shall be coordinated with the development of adjacent properties to ensure that watercourses remain unobstructed, and stormwaters are not diverted from one watershed to another. This may require the construction of temporary drainage facilities or offsite construction and grading. A drainage easement shall be obtained from the affected property owners for the release of concentrated or diverted storm flows. A copy of the recorded drainage easement shall be submitted to the PW Engineering Department for review.

52. Comingling of Flows - Site restrictions may require the comingling of onsite and offsite flows. A treatment device approved by the City of Menifee Public Works Director shall be utilized to pretreat the flows before entering HOA facilities. The WQMP will need to show these catch basin inserts. This comingling of flows and the easement shall also be clarified in the CC&Rs for the project. If site restrains and existing conditions require said comingling, it will be the obligation of the HOA to accept this wa ter and maintain the system, as well as performing maintenance on the associated filter inserts. The developer shall provide a storm drain and flowage easement, or other applicable document approved by the city of Menifee, providing the right of the city to drain onto the private property.

53. Interceptor Drain Criteria/Guidelines - The criteria for maintenance access of terrace/interceptor is as follows: flows between 1 -5 cfs shall have a 5 -foot wide access road, flows between 6 -10 cfs shall be a minimum 6 -foot rectangular channel.

Terrace/interceptor drains are unacceptable for flo ws greater than 10 cfs. Flows greater than 10 cfs shall be brought to the street. These guidelines may be modified by the City Engineer/PW Director.

54. BMP – Energy Dissipators: Energy Dissipators, such as rip -rap, shall be installed at the outlet of a storm drain system that discharges runoff flows into a natural channel or an unmaintained facility. The dissipators shall be designed to minimize the amount of erosion downstream of the storm drain outlet.

55. Trash Racks – Trash Racks shall be installed at all inlet structures that collect runoff from open areas with potential for large, floatable debris.

56. Perpetuate Drainage Patterns - The property's street and lot grading shall be designed in a manner that perpetuates the existing natural drainage patterns with respect to tributary drainage areas, outlet points and outlet conditions. Otherwise, a drainage easement shall be obtained from the affected property owners for the release of concentrated or diverted storm flows. A copy of the recorded drainage easement shall be submitted to the City for review and approval.

Item Title: 11.1
Appeal of Planning Commission Decision for the Menifee (Pemcor) Business Park Project Item Page Number: 514

Menifee Mayor and City Council
February 4, 2026
Page
817 of 961

57. Perpetual Drainage Patterns (Easements) - Grading shall be designed in a manner that perpetuates the existing natural drainage patterns and conditions with respect to tributary drainage areas and outlet points. Where these conditions are not preserved, necessary drainage easements shall be obtai ned from all affected property owners for the release onto their properties of concentrated or diverted storm flows. A copy of the recorded drainage easement shall be submitted to the PW Engineering Department for review.

58. Protection of Downstream Properties - The developer/property owner shall protect downstream properties from damages that can be caused by alteration of natural drainage patterns, i.e., concentration or diversion of flow. Protection shall be provided by constructing adequate drainage facilit ies including enlarging existing facilities and securing necessary drainage easements.

59. Storm Drain Lines 36” and larger - All proposed storm drain lines greater than 36" in diameter may be considered for ownership and maintenance by the Flood Control District. The applicant shall enter into a cooperative agreement with the Flood Control District regarding the terms of the design, construction and operation of facilities proposed for ownership by the Flood Control District.

60. 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.

61. No Building Permit without Grading Permit - Prior to issuance of any building permit for any new structure or appurtenance, the developer/property owner shall obtain a grading permit and/or approval to construct from the Public Works Engineering Department.

62. Final Rough Grading Conditions – Prior to issuance of each building permit, 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 grade certification and compaction test reports with 90% or better compaction. The certifications shall use City approved forms and shall be submitted to the Public Works Engineering Department for verification and acceptance.

63. 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 th e approved project geotechnical/soils report.

64. Final Grade Certification – The developer/property owner shall cause the Civil Engineer of Record for approved grading plans, to submit signed and wet stamped final grade certification on City-approved form, for each building requesting a certificate of occupancy.

The certificatio n shall be submitted to the Public Works Engineering Department for verification and acceptance.

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65. 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. Compaction test certification shall be in compliance with the approved project geotechnical/soils report.

66. 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.

67. Common Area Maintenance – Any common areas identified on the site plan shall be owned and maintained through a permanent master maintenance organization shall be established for the project, to assume maintenance responsibility for all common areas.

The organization may be public (City CFD, or another agency) or private (e.g ., property owners’ association). Merger with an area -wide or regional organization shall satisfy this condition provided that such organization is legally and financially capable of ass uming the responsibilities for maintenance. When necessary, property dedication or easement dedications shall be granted to the maintenance organization through separate recordable instrument, and shall be in a form acceptable to the city.

68. Maintenance Exhibit – Prior to building permit issuance, the developer / property owner shall prepare an exhibit that shows all open space lots within the project and the maintenance entity for each location. The exhibit shall be reviewed and approved by the Community Development Department and the Public Works / Engineering Department.

69. Conditions, Covenants and Restrictions (Private Common Areas) – In the event that the Community Facilities District will not maintain all common areas, the establishment of a property owner association (POA or HOA) shall be the mechanism to maintain such common areas.

70. Street Design Standards – Street improvements shall conform to all applicable City Design Standards and Specifications, the City General Plan, Ordinances, and all other relevant laws, rules and regulations governing street construction in the City.

71. 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.

72. Intersection Geometrics – All final intersection geometrics may be modified in final engineering as approved by the Public Works Director / City Engineer.

73. Intersection / 50 -Foot Tangent – All centerli ne int ersections shall be at ninety (90) degrees, plus or minus five (5) degrees, with a minimum fifty (50) foot tangent, measured from flow line / curb face or as approved by the Public Works Director / City Engineer.

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74. 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.

75. Soils and Pavement Report - Street pavement structural designs shall comply with the recommendations in the City approved project soils and pavement investigation report, and must meet minimum City standards and specifications, as approved by the Public Works Director / City Engineer. R-Values shall be provided in said report and the Engineer of Record shall provide pavement calculations to the City.

76. 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.

77. Acceptance of Public Roadway Dedication and Improvements – Easements and right- of way for public roadways shall be granted to the City through acceptable recordable instrument. Onsite easements and right-of way for public roadways shall be granted to the City of Menifee through acceptable recordable instrument. Any off-site rights -of-way required for access road(s) shall be accepted to vest title in the name of the public if not already accepted. Any shared access roads necessary for the adequate circulation of the proposed project, shall be dedicated for reciprocal access by acceptable recordable instrument prior to any permit issuance.

78. 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.

79. Paving or Paving Repairs – The applicant shall be responsible for obtaining the paving inspections required by City of Menifee standards and ordinances. Paving and/or paving repairs for utility street cuts shall be per City of Menifee Standards and Specifications and as approved by the Public Works Director / City Engineer.

80. Street Light Plan – Street lights requiring relocations, or any required new streetlights 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.

81. Public Streetlights Service Points – All proposed public streetlights shall be provided with necessary appurtenances and service points for power, separate from privately owned streetlights. The developer/property owner shall coordinate with the PW Department and with Southern California E dison the assignment of addresses to streetlight service points. Service points for proposed public streetlights shall become public and shall be located within public right of way or within duly dedicated public easements.

82. CFD Maintenance - The property owner shall file for annexation or inclusion into the Citywide Community Facilities Maintenance District, CFD for street sweeping services, street pavement maintenance, landscaping, street lighting, etc.

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83. Offsite Grading – A notarized and recorded agreement, or City -approved documents authorizing the offsite grading shall be submitted to the Public Works / Engineering Department.

84. 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 fi nal the grading plans, street improvement plans, and landscape improvement plans.

85. Driveway Geometrics- Final driveway geometrics may be modified in Final Engineering as approved by the 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.

86. 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, stan dards 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.

87. Traffic Signal Control Devices – All new traffic signals and traffic signal modifications required for construction by this development project shall include traffic signal communication infrastructure, network equipment, and Advanced Traffic Management System (ATMS) license software. Said traffic signal control devices shall be submitted with the traffic signal design plans and shall be approved by the Public Works Director / City Engineer, prior to testing of a new traffic signal. Traffic signal poles shall be placed at the ultimate locations when appropriate.

88. Cost participation through Payment of TUMF and DIF for Improvements - The developer/property owner’s TUMF and DIF payment obligations shall be considered as cost participation for Project’s required offsite improvements only when the offsite improvements for which credits are claimed, are eligible TUMF and/or DIF facilities at time of TUMF and DIF payments. Determination for TUMF credits shall be at the discretion of the Western Riverside Council of Governments (WRCOG), the governing authority, which shall include entering a three party TUMF Credit Agreement with the developer, WRCOG and the City of Menifee.

89. Improvement Bonds – Prior to improvement plan approval and issuance of any construction permit for all required onsite and offsite public improvements, the developer/project owner shall enter into a bond agreement and post acceptable bonds or security, to guarantee the completion of all required improvements. The bonds shall be in accordance with all applicable City ordinances, resolutions, and municipal codes.

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90. 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.

91. 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 unless otherwise 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.

92. WQMP Right of Entry and Maintenance Agreement: Prior to, or concurrent with the approval of the FINAL WQMP, the developer/property owner shall record and enter into an acceptable “Water Quality Management Plan and Stormwater Best Management Practices Operation, Transfer, Maintenance and Right of Entry Agreement” with the City to inform future property owners of the requirement to perpetually implement the approved FINAL WQMP .

93. 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.

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 opti on, 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 Item Title: 11.1
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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.

94. 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_imple mentation.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 oth erwise 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 bays, and estuaries of California. Applicable requirements per these amendments shall be adhered to with 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 will be tributary to. Devices shall meet the requirement of the new Trash Amendment.

95. 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. Final construction plans shall incorporate all th e structural BMPs identified in the approved FINAL WQMP. The final developed project 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 Item Title: 11.1
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be submitted to the Public Works Engineering Department. The FINAL WQMP submittal shall include at the minimum the following reports/studies:

d) Hydrology/hydraulics report
e) Soils Report that includes soil infiltration capacity f) Limited Phase II Environmental Site Assessment Report, as may be required by an approved Phase I ESA Report

Final construction plans shall incorporate all the structural BMPs identified in the approved FINAL WQMP. The final developed project 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 Department.

96. 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.

97. Implement Project Specific WQMP - All structural BMPs described in the project- specific WQMP shall be constructed or installed and operational 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 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.

The City will not release occupancy permits for any portion of the project prior to the completion of the construction of all required structural BMPs, and implementation of non- structural BMPs.

98. 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.

99. 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 Item Title: 11.1
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Department in forms determined acceptable by the Public Works Director / City Engineer.

Public Education Program materials may be obtained from the Riverside County Flood Control and Water Conservation 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 f uture homebuyers 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 to clear the appropriate condition. Placing a copy of the affidavit without submitting the original will not guarantee clearance of the condition.

100. EMWD Minimum Standards – All public water, sewer and recycled water improvements shall be designed per City adopted Ordinances; Eastern Municipal Water Districts (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.

101. 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.

102. 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 approval of improvement plans.

103. 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 adopted city ordinances and Eastern Municipal Water District standards.

104. Water Mains and Hydrants - All water mains and fire hydrants providing required fire flows shall be constructed in accordance with adopted city ordinances, and subject to the approval of the Eastern Municipal Water District and the Riverside County Fire Department.

105. Annexation to the Citywide Community Facilities District (CFD) - Prior to building permit issuance , 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) CFD. The citywide CFD shall be responsible for:

The maintenance of public improvements or facilities that benefit this development, including but not limited to, public landscaping, streetlights, traffic signals, streets, pavement maintenance, drainage facilities, street sweeping, water quality basins, graffiti abatement, and other public improvements or facilities as approved by the Public Works Director.

The developer/property owner shall be responsible for all cost associated with the annexation of the proposed development in the citywide CFD.

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106. 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 before 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.

107. Assessment Segregation - Should this project lie within any assessment/benefit district, the applicant shall, prior to any building permit issuance to make application for and pay for their reapportionment of the assessments or pay the unit fees in the benefit district unless said fees are deferred to building permit.

108. 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 plans for review and approval by the PW Engineering Department. The plans may be prepared as one plan fo r the entire development as determined by the PW Director. When necessary, as determined by the PW Director, a separate WQMP construction plan on City title block maybe required for review and approval by the PW Engineering Department prior to issuance of a grading permit.

109. Parkway Landscaping Design Standards - The parkway areas behind the street curb within the public’s right-of-way, shall be landscaped and irrigated per City standards and guidelines.

110. 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 reviewe d and approved by the PW Engineering Department prior to issuance of a building permit.

111. 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.

112. 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 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:

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www.rivcowm.org/opencms/recyclying/recycling_and_compost_business.html#mandatory 113. AB 1826. AB 1826 (effective April 1, 2016) 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:

Source separate organic material from all other recyclables and donate or self -haul to a permitted organic waste processing facility.

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.

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.

114. 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 pl an 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.

115. 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 Demoli tion 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 generated 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 reduction r ate. 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 separa tion of C&D recyclable materials.

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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.

116. 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 clea r 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 receipts may be sufficient proof of WRP compliance, as determined by the PW Director / City Engineer.

117. Fees and Deposits – Prior to approval of grading plans, improvement plans, issuance of building permits, 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), any applicable Traffic Signal Mitigation Fees, Development Impact Fees (DIF), and any applicable Road and Bridge Benefit District (RBBD) Fee. Said fees and deposits shall be collected at the rate in effect at t he time of collection as specified in current City resolutions and ordinances.

118. Road Bridge Benefit District –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.

119. 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 (building permit or certificate of occupancy) issuance, pursuant to adopted City Ordinance governing the TUMF program.

120. Fees and Deposits – Prior to approval grading plans, improvement plans, issuance of building permits, 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), any applicable Traffic Signal Mitigation Fees, Development Impact Fees (DIF), and any applicable Road and Bridge Benefit District (RBBD) Fee. Said fees and deposits shall be collected at the rate in effect at the time of collection as specified in current City resolutions and ordinances.

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Section III:

Building and Safety Department
Conditions of Approval

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1. 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.

2. 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.

3. 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.

4. 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.

5. California Energy Code - Prescriptive Requirements for Photovoltaic and Battery Storage Systems
a. Photovoltaic requirements. All newly constructed building types specified in Table 140.10 -A, or mixed occupancy buildings where one or more of these building types constitute at least 80 percent of the floor area of the building, shall have a newly install ed photovoltaic (PV) system meeting the minimum qualification requirements of Reference Joint Appendix JA11. The PV size in kWdc shall be not less than the smaller of the PV system size determined by Equation 140.10-A, or the total of all available solar a ccess roof area (SARA) multiplied by 14 W/ft2.

b. Battery storage system requirements. All buildings that are required by Section 140.10(a) to have a PV system shall also have a battery storage system meeting the minimum qualification requirements of Reference Joint Appendix JA12. The rated energy capacit y and the rated power capacity shall be not less than the values determined by Equation 140.10 -B and Equation 140.10 -C. Where the building includes more than one of the space types listed in Table 140.10-B, the total battery system capacity for the buildin g shall be determined by applying Item Title: 11.1
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Equations 140.10 -B and 140.10 -C to each of the listed space types and summing the capacities determined for each space type and equation.

6. 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 r ights-of- way. All exterior LED light fixtures shall be 3,000 kelvin and below.

7. 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.

8. Obtain Approvals Prior to Construction. Applicant must obtain all building plans and permit approvals prior to commencement of any construction work.

9. 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.

10. 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.

11. Demolition. (If applicable) Demolition permits require separate approvals and permits.

AQMD notification and approval may be required.

12. 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.

13. House Electrical Meter. Provide a house electrical meter to provide power for the operation of exterior lighting, irrigation pedestals and fire alarm systems for each building on the site. Developments with single user buildings shall clearly show on the plans how the operation of exterior lighting and fire alarm systems when a house meter is not specifically proposed.

14. 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
Item Title: 11.1
Appeal of Planning Commission Decision for the Menifee (Pemcor) Business Park Project Item Page Number: 528

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February 4, 2026
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• 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
• Vicinity Map
• Parcel number and Site Address
• Business Name
• Occupancy Type
• Occupant Load
• Type of Construction
• Number of stories
• Building Height
• Floor Area in sq. ft.
• 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 C ode, 2022 California Green Building Code, 2022 California Energy Code, and 2022 California Fire Code.
• List any flammable/combustible materials, chemicals, toxic, or hazardous materials used or stored and total quantities or each, including MSDS reports. • Indicate if the building has a fire sprinkler system. • Sheet Index
Plot Plans
• North Arrow
• Property Lines/Easements
• Street/Alleys
• Clearly dimension building setbacks from property lines, street centerlines, and from all adjacent buildings and structures on the site plan. • 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. • Precise grading plans indicating surface grades, locations and details for all accessible walkways, parking stalls, access aisles, ramps, etc… Floor Plans
• All wall lines to be indicated by double line.
• Fully dimensioned and to scale (3/16 inch per foot minimum) • Exit door locations, widths, and direction of door swing. • 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. • Show all fixed elements of construction e.g., bathroom facilities, fixtures, cabinets, storage racks and/or shelves.
• 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
• Indicate the ceiling treatment, ceiling grid, and the placement of all light fixtures.

Section Views
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February 4, 2026
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• 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
• System material types and sizes, waste/vent and potable water layouts or isometrics, plumbing fixture schedule, etc.
• HVAC equipment location, distribution layout, material type and sizes fire/smoke control devices and activation.
• Include a line of site detail showing new roof top equipment shielding. • Gas line diagram, material type, sizes, and load demand.

Electrical Plans
• Interior Main Distribution single line diagram, panel location/schedule, and load calculations, etc.
• Electric power and lighting plans, interior fixture schedule, illuminated exit signs and emergency illumination.
• 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 • Structural design justification of the existing roof framing for new mechanical equipment exceeding 300lbs.
• Foundation supporting elements and connections, reinforcement, slab, and footing details, etc.
• Structural frame plan(s).
• T-Bar ceiling standard details and seismic restraints.

Supplemental Information
• 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.
• 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.
• Separate submittals and permits are required for signs. Planning approval required prior to submittal to Building & Safety.
• Fees are based on the City of Menifee Adopted Fee Schedule. • Restaurant/Food establishments must obtain approval from the County Health Department/Food Division, and the local water/sewer purveyor for grease waste interceptors.
• 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. • 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.

15. Inspections

• All inspection requests shall be requested through Menifee Permit Portal. • All work that has been requested to be inspected shall be ready for inspection prior to 8:00am.
• The approved plans and documents shall be on-site at the time of inspection.

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• Access to the job site shall be provided on the day of inspection by 8:00am. • Any construction changes from the approved plans shall be revised on the plans and submitted to the Building and Safety Department for review and approval prior to the inspection.
• Any special inspection or deputy reports required by code, or the approved plans shall be provided at the time of inspection for the specific portion of work required the special inspection or deputy report.

PRIOR TO ISSUANCE OF BUILDING PERMITS

16. All associated Building Fees to be paid.

17. Each Department is required to Approve, with a signature.

PRIOR TO FINAL INSPECTION

18. 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

19. The Business shall obtain a final inspection from all city departments and any other outside agency final inspections.

20. 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.

21. 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.

Item Title: 11.1
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February 4, 2026
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Section IV:

Office of the Fire Marshal
Conditions of Approval

Item Title: 11.1
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February 4, 2026
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1. 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.

2. 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.

3. AUTO GATES- Gates shall be automatic minimum 24 feet in width. 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.

4. FIRE FLOW- Minimum fire flow for the construction of all commercial buildings is required per CFC Appendix B and table B105.1. Prior to building permit issuance, the applicant/developer shall provide documentation to show there exists a water system capable of delivering the fire flow based on the information given. Subsequent design changes may increase or decrease the required fire flow.

5. FIRE HYDRANTS- The minimum number of fire hydrants required, as well as the location and spacing of the fire hydrants, shall comply with the CFC and NFPA 24. Fire hydrants shall be located no closer than 40 feet from a building OR located no closer than the height of the building whichever is greater. A fire hydrant shall be located within 200 feet of the fire department connection for buildings protected with a fire sprinkler system. The size and number of outlets required for the approved fire hydrants are (6” x 4” x 2 1/2 “ x 2 1/2 “) (CFC 507.5.7, Appendix C, NFPA 24 - 7.2.3). Fire hydrants distance and placement shall comply with RVC Guideline OFM-01B.

6. HYDRANT LOCATION- Fire Hydrants shall be located within 400’ of all exterior portions of the structures, 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.

7. WATER PLANS- Prior to building permit issuance the applicant or developer shall furnish one copy of the water system plans to the Fire Department for review. Plans shall be signed by a registered civil engineer, containing a Fire Department approval signature block, and shall conform to hydrant type, location, spacing and minimum fire flow.

8. 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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9. BLUE DOT REFLECTORS - Blue retro – reflective pavement markers shall be mounted on private streets, public streets and driveways to indicate location of fire hydrants.

10. FIRE DEPARTMENT ACCESS - Prior to grading provide reciprocal access agreement.

Reciprocal access agreement was not provided at entitlement for secondary access that is required. Access to the South of property.

11. SPRINKLER SYSTEM- Buildings or structures exceeding 3600 sq. ft are required to have approved CFC and NFPA 13 compliant fire sprinkler systems installed. ESFR sprinkler system will be required for this facility.

12. BUILDING REQUIREMENTS - Fire sprinklers, fire alarm, private fire underground & fire access road shall all be a deferred submittal.

13. SMOKE AND HEAT REMOVAL- Where smoke and heat removal is required by Table 3206.2 it shall be in accordance with Section 910.

14. COMMENT- The approval of this project does not meet the requirements of CFC 3206.7.5 and provisions within Chapter 32 CFC for number of required doors. This building would not allow for high pile storage in this use or future uses of this building.

15. RADIO COMMUNICATOR- Emergency responder communication coverage for emergency responders shall be provided in building.

16. CONSTRUCTION - Fire safety during construction shall comply with the requirements of Chapter 33. (CFC Chapter 33 & CBC Chapter 33). Prior to building permit issuance, a fire safety plan shall be submitted.

17. REQUIRED ACCESS FOR FIRE FIGHTING DURING CONSTRUCTION - Approved vehicle access for fire fighting shall be provided to all construction or demolition sites. Vehicle access shall be provided to within 100 feet of temporary or permanent fire department connections.

Vehicle access shall be provided by either temp orary or permanent roads, capable of supporting vehicle loading under all weather conditions. Vehicle access shall be maintained until permanent fire access roads are available.

18. WATER PRIOR TO CONSTRUCTION - The required water system, including fire hydrants, shall be installed and accepted by the appropriate water agency prior to any commencement of construction. (THIS DOES NOT SUFFICE FOR TEMPORARY WATER SUPPLY)

19. ADDRESS – Commercial buildings shall display street numbers in a prominent location on the street side and rear access locations. The numerals shall be a minimum of 24 inches in height.

Item Title: 11.1
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February 4, 2026
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Section V:

Riverside County Environmental Health
Conditions of Approval

Item Title: 11.1
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February 4, 2026
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Item Title: 11.1
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Item Title: 11.1
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Item Title: 11.1
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February 4, 2026
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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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February 4, 2026
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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.

Item Title: 11.1
Appeal of Planning Commission Decision for the Menifee (Pemcor) Business Park Project Item Page Number: 540

Menifee Mayor and City Council
February 4, 2026
Page
843 of 961

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).

Item Title: 11.1
Appeal of Planning Commission Decision for the Menifee (Pemcor) Business Park Project Item Page Number: 541

Menifee Mayor and City Council
February 4, 2026
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Planning Commission
Menifee (Pemcor) Business Park
November 12, 2025