D
ate: March 18, 2026
From: Konnie Dobreva, Vice President of Environmental Planning Sam Kelley, Assistant Planner
To: Ryan Fowler, City of Menifee Principal Planner
Site: Murrieta Road Warehouse Project
Subject: CEQA Memorandum Evaluating the Interim Traffic Scenario for the Murrieta Road Warehouse Project (SCH No. 2023110162)
D
ear Mr. Fowler,
The applicant for the Murrieta Road Warehouse Project has proposed an Interim Traffic Scenario in response to coordination with members of the surrounding community following the Community Meeting held on April 17, 2025. Concerns were raised regarding truck traffic circulation along Geary Street at full buildout, particularly related to safety and potential cut- through traffic effects within the adjacent residential neighborhood. To address these concerns in the near term, the applicant has proposed an interim condition under which the Geary Street connection to Ethanac Road would not be constructed. Under this interim condition, Project traffic would instead be routed along the Project’s frontage to Murrieta Road, as described in further detail below.
The purpose of this memorandum is to evaluate whether the proposed Interim Traffic Scenario would result in new significant environmental impacts or a substantial increase in the severity of previously identified impacts, thereby requiring revisions to the Draft Environmental Impact Report (EIR), or recirculation of the EIR pursuant to the California Environmental Quality Act (CEQA). In addition, this memorandum evaluates whether the Draft EIR, together with the Final EIR and supplemental technical analyses , adequately and comprehensively analyzes the Project as proposed, inclusive of the Interim Traffic Scenario, consistent with CEQA.
Under CEQA Guidelines Section 15088.5, recirculation of a Draft EIR is required when significant new information is added to the EIR after public notice is given of the availability of the Draft EIR for review.
Significant new information includes, but is not limited to:
• A new significant environmental impact that would result from the project or from a new mitigation measure proposed to be implemented.
• A substantial increase in the severity of an environmental impact unless mitigation measures are adopted that reduce the impact to a level of insignificance.
• A feasible project alternative or mitigation measure considerably different from those previously analyzed that would clearly lessen significant impacts and that the project proponents decline to adopt. • Information that deprives the public of a meaningful opportunity to comment on a substantial adverse environmental effect.
This memorandum evaluates the Interim Traffic Scenario in this context and determines whether any of the above conditions are triggered. In addition, this memorandum is based on the following supplemental technical assessments prepared to analyze the Interim Traffic Scenario:
Murrieta Road Warehouse Project CEQA Memorandum
2 • Murrieta Road Warehouse Supplemental Traffic Assessment, prepared by Urban Crossroads, Inc., dated September 2, 2025, Attachment A.
• Murrieta and Ethanac Supplemental Noise Assessment , prepared by Urban Crossroads, Inc., dated January 27, 2026, Attachment B.
These supplemental technical memoranda were prepared specifically to evaluate the redistribution of traffic associated with the Interim Traffic Scenario and to confirm whether the off -site routing would alter the environmental conclusions presented in the EIR. The Draft EIR, together with the Final EIR and the supplemental technical memoranda, collectively analyzes the environmental effects of the proposed Project under both the originally evaluated access configuration and the Interim Traffic Scenario.
Respectfully,
Konnie Dobreva
VP of Environmental Planning
EPD Solutions, Inc.
Murrieta Road Warehouse Project CEQA Memorandum
3 PROJECT BACKGROUND AND TIMELINE
The Draft EIR for the Murrieta Road Warehouse Project , SCH No. 2023110162, was circulated for public review beginning on May 24, 2024, and ending on July 8, 2024. A Final EIR and Findings of Fact and Statement of Overriding Considerations , including extensive Responses to Comments, were subsequently prepared and presented to the Planning Commission on October 23, 2024, at which time the Project was denied. The denial was appealed by the applicant, and the matter was heard by the City Council on December 4, 2024, where the item was continued.
The Final EIR responded to all comments received during public review and confirmed that the analysis contained in the Draft EIR was adequate and complete. The environmental impact determinations, mitigation measures, and Statement of Overriding Considerat ions were based on a full evaluation of the proposed Project’s development intensity, operational characteristics, and access configuration as originally proposed.
Following the City Council hearing, the applicant engaged in additional coordination with nearby residents, including a community meeting held on April 17, 2025. The primary concern expressed by residents related to truck traffic along Geary Street at its ultimate buildout and connection to Ethanac Road, as well as concerns related to safety and cut through traffic effects to the residential neighborhood and Floyd Avenue.
In response, the applicant has proposed an Interim Traffic Scenario where Geary Street to Ethanac Road is no longer built out in the interim condition and where vehicles and trucks are routed along the Project site frontage to Murrieta Road, as described in more detail below.
PROJECT DESCRIPTION AND PREVIOUSLY ANALYZED ACCESS
As analyzed in the Draft EIR, the applicant proposes development of a 517,720 -square-foot speculative high cube industrial warehouse facility on a 28.27 -acre site. The environmental analysis included a three percent development buffer, equivalent to 15,532 square feet, resulting in a potential total of 533,252 square feet and a floor area ratio of 0.50.
The Draft EIR evaluated a site access configuration that would include two driveways on Geary Street and three driveways on Murrieta Road (One of those being passenger vehicles only). Both driveways on Geary Street would be accessible by both passenger vehicles and trucks. The northern and southern driveways on Murrietta Road would be accessible by both passenger vehicles and trucks. The driveways along Geary Street and the northern and southern driveways on Murrieta Road would have a width of 40 feet. The middle driveway on Murrieta Road would be limited to passenger vehicles only and would have a width of 30 feet.
The proposed Project would also include construction of a new private truck -only driveway along the south portion of the site connecting Geary Street to Murrieta Road, approximately 32 feet in width, referred to as the Circulation Driveway. Under the analyzed condition, Geary Street would be improved north of the site to Ethanac Road.
In addition, the 2024 Traffic Study, included as Appendix K of the Draft EIR, and the Draft EIR analyzed the following two scenarios for the proposed Project:
• Scenario 1: The northerly driveway on Murrieta Road would be restricted to right-in/right-out only and would be stop controlled for egress Project traffic.
• Scenario 2: The northerly driveway on Murrieta Road would be signalized and would allow for right - in/left-out only for trucks.
As shown in Figures 1 through 4 below, t ruck traffic distribution under Scenario 1 would direct all inbound truck movements to Murrieta Road and all outbound truck movements to Geary Street. Under Scenario 2, all inbound truck movements would continue to occur via Murrieta Road, while outbound truck movements would be split between Geary Street and Murrieta Road.
Murrieta Road Warehouse Project CEQA Memorandum
4 INTERIM TRAFFIC SCENARIO
Under the proposed Interim Traffic Scenario, the proposed Project’s design remains unchanged except for the redistribution of trips off-site and on-site. There are no modifications to building size, square footage , land use, intensity, or operational characteristics. Driveway locations and i nternal circulation remain as evaluated in the Draft EIR and 2024 Traffic Study.
The trip distribution would change because Geary Street would not be improved north of the Project site to Ethanac Road and Project traffic would no longer utilize Geary Street north of the site for connection to Ethanac Road the interim condition. As shown in Figures 5 and 6 below, under the Interim Traffic Scenario both passenger vehicles and trucks would utilize Ethanac Road southbound to Murrieta Road for all inbound movements and Murrieta Road northbound to Ethanac Road for all outbound movements. Specifically, outbound truck traffic would travel southbound on Gea ry Street to access the new private truck -only driveway along the southern portion of the site, then proceed northbound on Murrieta Road to Ethanac Road for final egress. Specifically, outbound truck traffic would travel southbound on Geary Street to access the new private truck- only driveway along the southern boundary of the site, then proceed northbound on Murrieta Road to Ethanac Road for final egress. Importantly, there is no change in the total trip generation, only redistribution of trips within the existing study area roadway network. The Interim Traffic Scenario does not increase total trip generation and is consistent with the total trip generation analyzed in the Draft EIR ; therefore, the environmental baseline and analytical assumptions remain valid.
SUPPLEMENTAL ANALYSIS
The Supplemental Traffic Assessment and Supplemental Noise Assessment, Attachment A and B respectively, evaluates whether the redistribution of trips within the previously analyzed study area roadway network results in any new or more severe impacts.
Traffic
The Supplemental Traffic Assessment prepared by Urban Crossroads, included as Attachment A, evaluates whether the elimination of the Geary Street improvements north of the site would alter the conclusions, recommendations, and fair share improvements identified in the 2024 Traffic Study.
The analysis concludes that the Interim Traffic Scenario can be supported by the Project’s planned improvements under both scenarios (Scenario 1 and 2 , as described above). The supplemental analysis concluded that no new off-site roadway improvements would be required beyond those previously identified in the Draft EIR and the 2024 Traffic Study. The proposed Project would continue to contribute its fair share toward identified improvements and applicable impact fee programs. Overall, the Interim Traffic Scenario would not result in the need for additional transportation improvements beyond those already analyzed, as identified in Attachment A.
The Supplemental Traffic Assessment confirms that study intersections, roadway segments, and cumulative conditions were re -evaluated under the Interim Traffic Scenario using consistent methodologies and significance thresholds as applied in the Draft EIR. The results demonstrate that the red istribution of trips does not create new significant impacts or increase the severity of previously identified impacts.
Noise
On November 20, 2024, Urban Crossroads, Inc. prepared the Noise and Vibration Analysis for the proposed Project, included as Appendix H of the Draft EIR. The analysis evaluated existing noise conditions, off -site traffic noise levels, and potential constru ction and operational noise and vibration impacts associated with the proposed Project. A Supplemental Noise Assessment was prepared by Urban Crossroads, included as Attachment B herein, to evaluate off-site traffic noise impacts associated with the redistributed traffic pattern.
Murrieta Road Warehouse Project CEQA Memorandum
5 As described in the Draft EIR, three of the study area roadway segments were identified as having significant and unavoidable off-site traffic noise increases due to the proposed Project traffic conditions. Based on the significance criteria for off-site traffic noise, land uses adjacent to the study area roadway segments would experience potentially significant noise level impacts at three road segments for Existing with Project Scenario 1: Geary Street south of Ethanac Road, Murrieta south of Ethanac Road , and Ethanac Road east of Murrieta Road. Land uses adjacent to the study area roadway segments would experience potentially significant noise level impacts at one road segment for Existing with Project Scenario 2: Geary Street south of Ethanac Road.
As described in the Draft EIR, these significant and unavoidable impacts were primarily attributable to the substantial increase in traffic noise along roadway segments with either very low or comparatively lower existing noise environments. In particular, Geary Street south of Ethanac Road currently functions as a dirt road maintained by nearby residents and experiences minimal existing traffic. Because the roadway is currently undeveloped and experiences negligible traffic, any introduction of regular veh icular trips associated with Project buildout would represent a substantial increase over existing conditions, resulting in a significant change in the ambient noise environment. Although other roadway segments, including portions of Murrieta Road and Ethanac Road, have higher existing ambient noise levels, the projected increases in traffic noise were still identified as significant. The Draft EIR evaluated potential mitigation measures to address these off-site traffic noise impacts; however, feasible mitigation was not identified, and the impacts were determined to remain significant and unavoidable.
Under the interim condition, Geary Street will not be extended to Ethanac Road and will only be constructed along the Project frontage. As a result, previously identified off -site traffic noise increases along that roadway segment would be eliminated in the interim and impacts would be reduced to a less-than-significant level.
The Supplemental Noise Assessment applied the same modeling assumptions, traffic volumes, and significance thresholds used in the Draft EIR. The results demonstrate that while certain impacts remain significant and unavoidable as previously disclosed, no new roadway segment would experien ce a significant increase in traffic noise as a result of the redistributed traffic pattern, and no previously identified impact would substantially increase in severity.
The supplemental analysis concluded that the Interim Traffic Scenario does not result in new significant off - site traffic noise impacts and does not increase the severity of previously identified impacts along Murrieta Road south of Ethanac Road or Ethanac Road east of Murrieta Road. Under the Interim Traffic Scenario, the previously identified significant and unavoidable impact along Geary Street south of Ethanac Road would be reduced to less than significant level . Off-site traffic noise impacts along Mur rieta Road and Ethanac Road would remain significant and unavoidable, consistent with the findings of the Draft EIR. In addition, the impacts previously identified in the Draft EIR associated with the ultimate buildout of Geary Street would remain unchanged. Accordingly, the analysis demonstrates that the redistribution of trips under the Interim Traffic Scenario does not create new significant impacts or substantially increase the severity of previously identified impacts.
Noise (For Informational Purposes Only)
As discussed above, b ased on the methodology utilized for the Noise A nalysis included in the Draft EIR , impacts to three roadway segments near the Project site were identified as experiencing significant Project- related traffic noise increases. The Noise Analysis included in the Draft EIR utilized a conservative methodology by evaluating traffic noise levels at the property line of nearby sensitive receptors and incorporating additional factors such as the Project -related truck component in the traffic mix . These analytical assumptions represent a stringent and conservative approach to evaluating potential traffic noise Murrieta Road Warehouse Project CEQA Memorandum
6 impacts and result in higher predicted noise levels when compared to methodologies that evaluate traffic noise at standardized distances from roadway centerlines.
For example, two recently certified EIRs prepared for similar industrial projects with similar proximity to sensitive receptors in the City of Menifee were reviewed:
• Northern Gateway Logistics Center Project Environmental Impact Report (State Clearinghouse No. 2020090238), certified by the City of Menifee on May 14, 2024. • CADO Menifee Industrial Warehouse Project Environmental Impact Report (State Clearinghouse No. 2022040622), certified by the City of Menifee in November 21, 2024.
Both EIRs determined that off-site traffic noise impacts were less than significant because the Noise Analyses prepared for the EIRs above utilized a traditional, less stringent methodology, which included measuring traffic noise levels at a standardized distance from the roadway centerline and not evaluating existing conditions on certain unpaved roadway segments. If the same methodology utilized in those certified EIRs were also applied to the EIR for the proposed Project, the resulting off -site traffic n oise increases would have also been considered less than significant. However, the Draft EIR for the proposed Project utilized a stricter methodology which resulted in higher predicted noise levels and a cautious impact determination.
The Noise Analysis included in the Draft EIR remains the basis for the environmental conclusions and impact determinations for the proposed Project (significant and unavoidable) remains unchanged. N o changes to the Draft EIR analysis or impact findings are proposed. This supplemental discussion is provided for informational purposes only , with a detailed explanation included in Appendix C, Noise Assessment , prepared by Urban Crossroads, Inc., in August 2025.
Air Quality and GHG
As discussed above, the total trip volumes remain unchanged and the construction and operational characteristics are identical to those analyzed in the Draft EIR. Therefore, impacts related to air quality, greenhouse gas emissions, energy, and all other resource areas evaluated in the EIR remain unchanged.
Buildout of Geary Street north of the Project site to Ethanac Road would still occur in the ultimate condition, and impacts associated with the ultimate buildout have been fully evaluated in the Draft EIR. Accordingly, no new air quality o r GHG impacts are created, and no revisions to the prior environmental analysis are required.
CEQA DETERMINATION
The Interim Traffic Scenario does not modify the proposed Project’s development intensity, square footage, operational characteristics, or total trip generation. The change is limited to redistribution of trips within the previously analyzed study area roadway network.
Based on the supplemental traffic and noise analyses, the Interim Traffic Scenario does not result in:
• A new significant environmental impact.
• A substantial increase in the severity of a previously identified significant impact. • The identification of a new feasible mitigation measure or alternative that was previously infeasible. • Information that would deprive the public of a meaningful opportunity to comment on a substantial adverse environmental effect.
The Draft EIR, together with the Final EIR , Supplemental Traffic Assessment , and Supplemental Noise Assessment, fully analyze the environmental effects of the proposed Project, inclusive of the Interim Traffic Scenario. The supplemental analysis confirms that the impact determinations disclosed in the Draft EIR remain valid and that no new or more severe impacts would occur.
Murrieta Road Warehouse Project CEQA Memorandum
7 Accordingly, none of the conditions identified in CEQA Guidelines Section 15088.5 requiring recirculation of the Draft EIR are met. No revisions to the impact determinations are required, and the EIR remains adequate for decision making purposes.
CONCLUSION
As described above, the proposed Interim Traffic Scenario does not alter the proposed Project’s characteristics or design, and does not result in new or increased environmental impacts compared to those analyzed in the Draft EIR. The Supplemental Traffic and Noise Assessments demonstrate that impacts would remain consistent with, or in certain instances be less than, those previously evaluated.
Therefore, recirculation of the Draft EIR is not required, and no revisions to the EIR impact conclusions are necessary. The EIR remains adequate under CEQA to support Project consideration by the City Council.
Figure 1: Project Passenger Vehicle Trip Distribution (Scenario 1 – No Signal) Figure 2: Project Passenger Vehicle Trip Distribution (Scenario 2 – With Signal)
Figure 3: Project Truck Trip Distribution (Scenario 1 - No Signal)
Figure 4: Project Truck Trip Distribution (Scenario 2 - With Signal)
Figure 5: Project (Scenario 1) Trip Distribution
N
Geary St.
Murrieta Rd.
Dwy. 1
Dwy. 2
Dwy. 3
Dwy. 4
Dwy. 5
LEGEND:
= Percent To/From Project
= Trip Distribution
SITE
Ethanac Rd.
INTERSTATE
Hull St. Evans Rd. Barnett Rd.
McLaughlin Rd.
Dwy. 1
Dwy. 2
Dwy. 3
Dwy. 4
Dwy. 5
SITE
215
N
Geary St.
Murrieta Rd.
Ethanac Rd.
INTERSTATE
Hull St. Evans Rd. Barnett Rd.
McLaughlin Rd.
215
TRUCKS
PASSENGER CARS
Dwy. 1
Dwy. 2
Dwy. 3
Dwy. 4
Dwy. 5
SITE Dwy. 1
Dwy. 2
Dwy. 3
Dwy. 4
Dwy. 5
SITE
N
Geary St.
Murrieta Rd.
Dwy. 1
Dwy. 2
Dwy. 3
Dwy. 4
Dwy. 5
LEGEND:
= Percent To/From Project
= Trip Distribution
SITE
Ethanac Rd.
INTERSTATE
Hull St. Evans Rd. Barnett Rd.
McLaughlin Rd.
215
N
Geary St.
Murrieta Rd.
Dwy. 1
Dwy. 2
Dwy. 3
Dwy. 4
Dwy. 5
SITE
Ethanac Rd.
INTERSTATE
Hull St. Evans Rd. Barnett Rd.
McLaughlin Rd.
215
Dwy. 1
Dwy. 2
Dwy. 3
Dwy. 4
Dwy. 5
SITE
Dwy. 1
Dwy. 2
Dwy. 3
Dwy. 4
Dwy. 5
SITE
TRUCKS
PASSENGER CARS
Figure 6: Project (Scenario 2) Trip Distribution
Murrieta Road Warehouse Project CEQA Memorandum
Attachment A: Murrieta Road Warehouse Supplemental Traffic Assessment
Murrieta Road Warehouse Project CEQA Memorandum
Attachment B: Murrieta and Ethanac Supplemental Noise Assessment
Murrieta Road Warehouse Project CEQA Memorandum
Attachment C: Murrieta and Ethanac Noise Assessment