CITY OF MENIFEE
SUBJECT: Menifee Boardwalk
MEETING DATE: April 8, 2026
TO: Planning Commission
PREPARED BY: Desiree McGriff, Associate Planner
REVIEWED BY: Ryan Fowler, Planning Manager
APPROVED BY: Orlando Hernandez, Community Development Director APPLICANT: Matthew Arfa, AMS Brokers
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RECOMMENDED ACTION
1. Adopt a resolution adopting an Initial Study and Mitigated Negative Declaration (IS/MND), based on the findings incorporated in the initial study and the conclusion that the Project will not have a significant effect on the environment and direct staff to file a Notice of Determination; and
2. Adopt a resolution approving Plot Plan No. PLN24-0118, Conditional Use Permit No. PLN25- 0112 and Tentative Parcel Map No. PLN26-0037 located south of Newport Road, west of Menifee Road, north of Reviere Drive, and east of Calle Pompeii.
PROJECT DESCRIPTION
Plot Plan (PP) No. PLN24-0118, Conditional Use Permit (CUP) No. PLN25-0112, and Tentative Parcel Map (TPM) No. PLN26-0037 proposes the subdivision and development of an existing 6.02- acre parcel into five commercial parcels, along with the development of commercial uses throughout the site.
The proposed Project consists of a commercial development on approximately 6.02 acres, featuring five buildings with a combined total of 38,560 square feet of building area. The plan includes two quick-serve drive-thru establishments located along the northern boundary of the property and provides a total of 278 parking stalls, including 18 ADA-compliant spaces. The proposed building square footage and parking allocations are as follows:
Building 1 – 6,000 square-foot multi-tenant building designed to accommodate restaurant uses, featuring an outdoor patio;
Building 2 - 10,850 square-foot multi-tenant retail and restaurant building, with an end-cap tenant drive-thru, and two outdoor patios;
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Building 3 – a 1,000 square-foot drive-thru coffee shop; Building 4 - a 10,800 square-foot multi-tenant mixed-use building offering medical offices, retail, and restaurant spaces;
Building 5 - a 10,000 square-foot childcare facility with a 12,500 square-foot outdoor play yard.
TPM No. PLN26-0037 (TPM39000)
The TPM proposes to commercially subdivide 6.02 acres into five lots ranging in size from 0.49 –
1.58 acres. The parcel configuration is designed to accommodate the proposed commercial development along Newport Road. Access, circulation and infrastructure are designed to accommodate the existing development.
CUP No. PLN25-0112
Per the City’s Development Code, a CUP is required to allow the quick-service restaurant and coffee shop to have a drive-thru.
Master Sign Program
The sign program establishes comprehensive standards for property signage, ensuring consistent design, tenant identification, and effective wayfinding for both pedestrians and vehicles accessing amenities within the development.
PROJECT BACKGROUND
On February 11, 2022, the Community Development Director administratively approved Finance Map TPM38129 (PLN21-0270), authorizing the subdivision of approximately 7.72 acres into two commercial parcels. Both parcels are currently undeveloped, with the exception of an existing parking area serving the adjacent quick-serve drive-thru restaurant located within Parcel 2, which will be incorporated into the proposed development. As part of the approval, the Finance Map also required the dedication and maintenance of 22 feet of right-of-way along the southern boundary of Newport Road for Parcel 2.
LOCATION
The Project site encompasses approximately 6.02 acres of vacant land, situated south of Newport Road, west of Menifee Road, north of Reviere Drive, and east of Calle Pompeii (APN: 364-030- 016).
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IMAGE 1: PROJECT SITE
GENERAL PLAN/ ZONE
The project site is zoned Menifee Village Specific Plan No. 158 (SP-14), Planning Area No. 2-11, and has a land use designation of Scenic Highway Commercial (C-P-S) as outlined in Article IXb, Section 9.50 of Ordinance No. 348.3990. Surrounding land uses include existing single-family residential neighborhoods to the north and west; additional commercial development to the east; and residential communities and an elementary school to the south.
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IMAGE 2 – GENERAL PLAN / ZONE
DISCUSSION
Site, Circulation, Design and Access
The site has been designed to promote efficient vehicular and pedestrian circulation. There are two access points along Newport Road to optimize traffic flow, with additional access from Menifee Road. Internal drive aisles will provide connectivity between parcels and with existing adjacent commercial uses and parking areas to the east. Sidewalks and pedestrian pathways will link building entrances, outdoor dining areas, and parking fields, enhancing walkability within the center.
Landscaping along street frontages and throughout the site will improve aesthetics and provide buffering between commercial and residential uses.
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IMAGE 3 – SITE PLAN
Parking Summary
The Project provides a total of 278 parking stalls, exceeding the 273 stalls required by City Parking Standards, including 11 ADA-compliant spaces. The parking plan not only meets City requirements but also provides a small surplus to accommodate peak demand. Additionally, the mixed-use nature of the site supports shared parking efficiency, as peak demand periods for restaurant, retail, medical, and childcare uses vary throughout the day.
Total Required: 273 stalls
Total Provided: 278 stalls (5-space surplus)
Daycare Operations
The facility operates from 6:30am to 6:30pm and it is staffed by approximately 18-25 employees at any given time, with about 30 percent of staff working part-time. Occasional activities may take place during evenings and weekends, such as open houses and parties, though these events are very infrequent. The site includes a 12,500 square-foot fenced playground area. The center has an overall enrollment of approximately 140 children, reflecting about 80 percent occupancy, with a total building capacity ranging from 145-190 children. On average, the center serves approximately 36 diapered children, 35 potty-trained children, and 112 non-diapered children. Typically, about 25 percent of children are enrolled part-time.
Parents utilize the on-site parking area to escort children into the facility and to their designated classrooms. Pick-up operations occur in the same manner. The average duration for drop-off and pick-up is approximately 5 to 8 minutes per vehicle. Peak operational periods include morning drop- off between 6:30 a.m. and 9:30 a.m., and afternoon pick-up between 4:00 p.m. and 6:30 p.m., based on a maximum enrollment capacity of 183 children.
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Average traffic during drop-off (average 5 minutes)
o6:30am-7:00am (13 children)
o7:00am-7:30am (32 children)
o7:30am-8:00am (43 children)
o8:00am-8:30am (45 children)
o8:30am-9:00am (32 children)
o9:00am-9:30am (18 children)
Average traffic during pick-up (average 8 minutes)
o 3:30pm-4:00pm (13 children)
o 4:00pm-4:30pm (32 children)
o 4:30pm-5:00pm (43 children)
o 5:00pm-5:30pm (45 children)
o 5:30pm-6:00pm (32 children)
o 6:00pm-6:30pm (18 children)
The property will be secured with perimeter fencing and gated access equipped with alarm systems to enhance overall safety. Entry to the facility will be controlled through secured access points with restricted entry, ensuring that only authorized individuals are permitted within the building. Security cameras will be installed throughout the facility to maintain a safe environment and allow for monitoring by both administration and parents. In addition, classroom doors will include viewing windows, allowing parents to observe their children without disrupting classroom activities.
Landscaping and Screening
The Project incorporates a comprehensive on-site and perimeter landscape design to enhance aesthetics, provide shade, and create an attractive buffer between the commercial development and adjacent residential communities.
Interior site landscaping, particularly the parking areas, will include strategically placed shade trees and landscaped islands to break up large expanses of pavement, reduce heat gain, and improve the overall pedestrian experience. Drought-tolerant planting and accent landscaping will be incorporated throughout the site to ensure long-term sustainability and visual appeal.
Perimeter landscaping will be installed along property boundaries, with special attention to street- facing frontage along Newport Road, to create an attractive streetscape. The western and southern boundaries, which abut existing residential neighborhoods, will feature increased building setbacks and enhanced landscape buffers, including dense plantings and shade trees. These improvements are intended to minimize direct views into the Project site and reduce potential noise impacts, creating a soft transition between the commercial center and adjacent homes.
Landscaped islands within parking areas will include canopy trees to provide shade for parked vehicles, improve site aesthetics, and contribute to environmental benefits such as reduced heat island effects. The inclusion of shade trees throughout the parking fields also improves walkability and comfort for patrons.
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Collectively, these on-site and perimeter landscaping features will ensure the Project is visually appealing, pedestrian-friendly, and sensitive to the surrounding residential communities.
IMAGE 4 – LANDSCAPE PLAN
Architectural Design
The proposed commercial buildings feature a modern architectural style characterized by clean lines, varied rooflines, and a balanced combination of materials and textures to create visual interest, while maintaining the architectural style components of the Menifee Village Specific Plan.
Building façades incorporate a mix of stucco finishes and horizontal siding accents with natural tones, complemented by stone veneer cladding at key entry points for a grounded and durable appearance.
Storefront utilizes large windows with aluminum framing, maximizing natural light within tenant spaces while providing transparency to enhance visual connectivity between the interior and exterior. Design features such as projected metal canopies, accent trim, further emphasize entry locations and add to the overall architecture.
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The roof design includes a combination of flat and low-pitched parapet roofs with projecting canopies to provide shade and articulation along tenant entrances. Variations in wall planes, material transitions, and parapet heights enhance depth and break up building massing, contributing to a more dynamic and pedestrian-friendly street presence. All roof-mounted mechanical equipment, satellite dishes, tanks, ducts, cooling towers, or mechanical ventilators shall be screened from the ground elevation view by architectural elements such as parapets.
IMAGE 5 – ARCHITECTURAL DESIGNS
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Master Sign Program
The Project will implement the Menifee Boardwalk Sign Program, designed to meet the intent of the Menifee Village Specific Plan. This program establishes comprehensive standards for property signage, ensuring consistent design, tenant identification, and effective wayfinding for both pedestrians and vehicles accessing amenities within the development.
The sign standards are intended to:
Ensure an attractive environment that complements the overall design character of the Menifee Village Specific Plan.
The Project proposes a property monument sign along Newport Road, designed to accommodate 11 tenant identification panels on each side. The monument sign will incorporate materials, colors, and design elements consistent with the architectural style of the project buildings, ensuring a cohesive visual identity throughout the development.
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IMAGE 6 – SIGN LOCATION PLAN
IMAGE 7 – MONUMENT SIGN
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TPM 39000
As stated above, the TPM proposes to commercially subdivide 6.02 acres into five lots ranging in size from 0.49 – 1.58 acres. The parcel configuration is designed to accommodate the proposed commercial development along Newport Road. Access, circulation and infrastructure are designed to be compatible with both the proposed and existing development.
IMAGE 8 – TPM
ENVIRONMENTAL DETERMINATION
The City of Menifee Community Development Department has determined the above Project will not have a significant effect on the environment with incorporation of standard conditions of approval and mitigation measures (as listed in the IS/MND) and has recommended adoption of the IS/MND. The 20-day public review period for the IS/MND occurred from March 11, 2026 to March 30, 2026. A Mitigation Monitoring and Reporting Plan (MMRP) was prepared and identifies all mitigation measures that will be required for the Project.
The IS/MND, as well as all its technical appendices, can be accessed for review on the City website:
https://www.cityofmenifee.us/325/Environmental-Notices-Documents.
During the 20-day review period, City staff received a comment letter from Foothill Arch, LLC on March 27, 2026, and provided a response to the letter. Both documents are attached.
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FINDINGS
Findings for the adoption of the IS/MND and approval of PP No. PLN24-0118, CUP No. PLN25- 0112 and TPM No. PLN26-0037 are included in the attached resolutions.
PUBLIC NOTICE
The proposed Project was noticed on March 11, 2026, within The Press Enterprise. Notices were also mailed to property owners within a 300-foot radius of the Project site and other individuals requesting notification of the hearing. On-site posting was also provided. All relevant public agencies were also notified of the public hearing.
ATTACHMENTS
1. Project Exhibits
2. Resolution – Entitlement
3. Exhibit A – Conditions of Approval
4. Resolution - ISMND
5. Exhibit A – ISMND
6. Exhibit B – MMRP
7. Public Hearing Notice
8. Public Comment – Foothill Arch, LLC
9. Response to Foothill Arch, LLC