CITY OF MENIFEE
SUBJECT: Trumble and Watson Warehouse
MEETING DATE: May 13, 2026
TO: Planning Commission
PREPARED BY: Russell Brown, Senior Planner
REVIEWED BY: Ryan Fowler, Planning Manager
APPROVED BY: Orlando Hernandez, Community Development Director
APPLICANT: Ukiah Partners, LLC (Brad Kritzer, Crosland Barnes Group) -------------------------------------------------------------------------------------------------------------------------------
RECOMMENDED ACTION
1. Adopt a Resolution adopting an Initial Study and Mitigated Negative Declaration (State Clearinghouse No. 2025100303) for the Trumble and Watson Warehouse (Project), 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. PLN 22-0190 for the Project, generally located south of Watson Road, north of Ethanac Road, east of Interstate 215 and Trumble Road and west of Sherman Road.
PROJECT DESCRIPTION
Plot Plan (PP) No. PLN22-0190 Trumble and Watson Warehouse proposes a 328,227 square- foot speculative warehouse building (inclusive of 15,000 square feet of office space) along with 33 dock -high doors. The Project consists of 126 trailer parking spaces and 296 automobile parking spaces (totaling 422 spaces). The Project site is a 17.19-acre relatively flat, vacant site near the southeast corner of Watson Road and Trumble Road (formerly known as the Trumble Pit Site).
LOCATION
The Project site is south of Watson Road, north of Ethanac Road, west of Sherman Road and east of I-215 along the east side of Watson Road. The site consists of four parcels: APN 329-240- 046, 329-240-048, 329-240-049 & 329-240-051.
City of Menifee Planning Commission
Trumble and Watson Warehouse
May 13, 2026
IMAGE 1 – PROJECT LOCATION
GENERAL PLAN/ZONE
The General Plan land use and zoning designation(s) for the Project site is Economic Development Corridor – Northern Gateway (EDC -NG) which is intended to provide economic vitality and flexibility in land use options to promote economic development along the City’s major corridors. The approval of a Plot Plan application is required for a warehouse building in the EDC- NG zone. The proposed Project/use is consistent with the underlying zoning and allowable use table.
The proposed Project is consistent with surrounding land uses and land use designations and the intent of the EDC designation. The site is adequately suited for a warehouse building.
City of Menifee Planning Commission
Trumble and Watson Warehouse
May 13, 2026
IMAGE 2- GENERAL PLAN/ZONING MAP
West of the Project site, across Trumble Road, is the City of Perri s and the Community Commercial and Light Industrial zoning designations per the City of Perris Municipal Code.
Immediate surrounding General Plan Land Use designations within the City of Menifee are also EDC-NG, although, four existing non-conforming residential uses/properties are directly adjacent to the south of the Project site. At the request of the City, the Project Applicant reached out to the adjacent residential property owners on numerous occasions between 2022 and 2023 to discuss the details of the Project. The Applicant made an effort to purchase the properties, however, an agreement could not be reached.
The surrounding land use designations and existing uses can be found in table format on the following page.
City of Menifee Planning Commission
Trumble and Watson Warehouse
May 13, 2026
TABLE 1 – LAND USE DESIGNATIONS
Location Existing Land Use General Plan Land Use Zoning Classification North Warehouse/storage yard EDC-NG EDC-NG
East Grease processing
facility EDC-NG EDC-NG
South Single-family
residences/Vacant EDC-NG EDC-NG
West
City of Perris-
Contractor storage
yard/materials yard
City of Perris-
Commercial/light industrial
City of Perris-
Commercial/light industrial
DISCUSSION
The Project site, formerly known as the Trumble Pit Site (or Trumble Road Open Pit), was originally operated as an open pit mine and soil hauling (import and export) facility and has, most recently, been used as a soil and concrete recycling area. The former open pit w as subject to rough grading and restoration between 2019 and 2023. The pit restoration involved 5,000 cubic yards (cy) of cut and 207,000 cy of fill import to fill the pit and level the site. As a result of the proposed warehouse, approximately 29,623 c y of cut strictly related to building stability and building pads is proposed.
The Project Applicant is proposing a 328,227 square -foot speculative warehouse building (inclusive of 15,000 square feet of office space) along with 33 dock -high doors. The Project consists of 126 trailer parking spaces and 296 automobile parking spaces (totaling 422 spaces).
Circulation and Parking
Regional access to the Project site is primarily from I-215 via Ethanac Road to the south of the Project site and HWY 74 to the north of the Project site. Local access would be provided via Trumble Road and Watson Road (north) and Ethanac Road (south) . Project site ingress and egress would be via two 40-foot-wide driveways on Trumble Road. The northern driveway is intended for large truck access, while the southern driveway is intended for passenger vehicles.
The truck court area (and rear of the building) will have restricted (gated) access.
City of Menifee Planning Commission
Trumble and Watson Warehouse
May 13, 2026
IMAGE 3 – PROPOSED SITE PLAN
The City of Menifee Development Code outlines the parking requirements for the Project, a s demonstrated in the table on the following page. Using the City’s Parking and Loading Standards, the warehouse building would require 293 off-street parking spaces. The Project proposes a total of 296 off-site parking spaces , exceeding the minimum code requirement . In addition to the minimum number of passenger vehicle parking spaces, the Project includes 126 truck trailer parking stalls in the rear of the building, near the truck court area. The Project meets and exceeds the City’s minimum parking requirements.
City of Menifee Planning Commission
Trumble and Watson Warehouse
May 13, 2026
TABLE 2 – PARKING SUMMARY
Parking Summary
Building SF Parking
Spaces
Office: 1:300 SF 15K SF 50
Warehouse: 1:1,000 SF, first 100K SF 100K SF 100
Warehouse: 1:1,500 SF, 100K-500K SF 213,208 SF 143
Minimum Required
293
Total Provided
296
*Project includes 126 trailer parking stalls, in addition to 296 passenger vehicle stalls
Infrastructure Improvements
Frontage Improvements
The Project Applicant is responsible for the construction of public infrastructure improvements fronting the Project site. Trumble Road will be improved along the Project frontage to an Industrial Collector designation (two-lane). The improvement will include the necessary offsite transitions.
Segments of Watson Road will be improved to ensure adequate Fire Department access to the Project site is in place.
The Project Applicant is also responsible for the construction of the necessary storm drain infrastructure along Trumble Road and Illinois Avenue. This storm drain connects to an existing Caltrans facility through the City of Perris, and the Project Applic ant shall be responsible for obtaining all the necessary permits, approvals, and agreements for said construction
Road and Bridge Benefit District (RBBD), Fair Share Contributions, and Other Improvements The Project has also been conditioned to participate in the formation of the RBBD and is required to pay the RBBD fees based on the designated land use and areas prior to the issuance of a Building permit.
Fair share cost participation is required for off-site intersections including Trumble Road and Ethanac Road. Utility improvements will be constructed which include new water lines, recycled water lines, sewer, and storm drain lines.
Landscaping
Landscape standards for the Project are outlined in the City’s Development Code. A minimum of ten percent of the Project site must be landscaped per the Economic Development Corridor requirements. Irrigated onsite landscaped areas for the Project site would total approximately 96,975 square feet (13 percent of the overall site) and would be comprised of drought -tolerant shrubs and groundcover and evergreen and deciduous trees. The conceptual landscape plan includes trees at the perimeter, street frontages, parking areas, and adjacent to the building to soften the edges of the development and the proposed building. In addition, the landscape and architectural plans feature site amenities that coordinate and complement the proposed Project, including outdoor break areas, benches , tables, bike racks, and trash receptacles. The trailer parking areas and truck court are screened from Trumble Road and HWY 74 through a combination of dense landscaping and a decorative screen wall.
City of Menifee Planning Commission
Trumble and Watson Warehouse
May 13, 2026
IMAGE 4 – CONCEPTUAL LANDSCAPE PLAN
Screening
The Project includes an eight-foot-tall decorative block wall along significant portions of the northerly and southerly boundaries of the Project site, screening the truck court and trailer parking area from nearby roadways and potential sensitive land uses. Screen walls and gates are also proposed at each entrance to the truck court for additional screening from public view. The visual height of the walls will be reduced as viewed from the outside through the use of landscaped berms, perimeter screening trees , and the truck courts’ lower elevations . In addition, the conceptual landscape plans propose screen trees along the wall at the entires and exits of the truck courts, which are anticipated to grow above the height of the wall and further screen views into the facility. Furthermore, evergreen shrubs and vines are proposed along the exterior of the screen walls.
The Project includes a solid landscape buffer along the southern property boundary ranging from approximately eight feet to 26 feet and includes a 40 -foot landscape buffer along the eastern property boundary.
City of Menifee Planning Commission
Trumble and Watson Warehouse
May 13, 2026
As shown in the conceptual landscape plan, the intent is to provide landscape coverage with a variety of trees, shrubs and ground cover to soften the wall and limit possible impacts the Project could have on the surrounding area.
IMAGE 5 – CROSS-SECTION (SOUTHERN BOUNDARY)
IMAGE 6 – SCREEN WALL AT TRUCK COURT ENTRIES
IMAGE 7 – SCREEN WALL
Elevations
The proposed building has unique design features as well as shared architectural elements with approved industrial developments within the northern section of the City to provide for cohesive development. There are complementing roof forms, color s, and materials. The various colors include white, multiple variations of gray and wood accent material . The building will include significant glazing with black aluminum mullions. Visual interest is maintained throughout the Project by enhancing architectural detailing and façade articulation along all building elevations to reduce any large blank sections of walls.
City of Menifee Planning Commission
Trumble and Watson Warehouse
May 13, 2026
IMAGE 8 – NORTH ELEVATION
IMAGE 9 – SOUTH ELEVATION
IMAGE 10 – EAST ELEVATION
IMAGE 11 – WEST ELEVATION
Industrial Good Neighbor Policies
On March 2, 2022, the City Council adopted the Industrial Good Neighbor Policies. The focus of the policies can be summarized in three sections:
1. Minimize impacts to sensitve uses (residential, schools, parks, nursing homes, hospitals)
2. Protect public health, safety and welfare by regulating design, location and operations
3. Protect neighborhood character of adjacent residential communities
When reviewing the proposed Project, the Industrial Good Neighbor Policies were referenced to ensure a compliant project. Implemented policies include added landscape buffers, screen walls, improved building layout/design, community outreach, increased building and loading dock setbacks, on-site truck queuing, on-site signage, and environmental mitigation measures.
City of Menifee Planning Commission
Trumble and Watson Warehouse
May 13, 2026
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 Initial Study /Mitigated Negative Declaration {IS/MND}) and has recommended adoption of the IS/MND. The 30-day public review period for the IS/MND occurred from October 8, 2025 to November 6, 2025. The City received written comments from the following groups/agencies:
1. City of Perris
2. California Public Utilities Commission (CPUC)
3. Caltrans
4. South Coast Air Quality Management District (SCAQMD)
5. Golden State Environmental Justice Alliance (GSEJA)
6. Center for Biological Diversity
The Project Applicant, City staff and our California Environmental Quality Act (CEQA) Consultant (Rincon), reviewed the comments and determined that the MND is still the appropriate environmental document. Written responses were prepared and culminated in a Final MND which adequately addresses the concerns raised. No evidence of any significant impacts has been received by the City following circulation of the MND which would require re-circulation (as defined by CEQA guidelines Section 15088.5). 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.
FINDINGS
Findings for the IS/MND and PP No. PLN22-0190 are included in the attached Resolutions.
PUBLIC NOTICE
The proposed Project was noticed on May 3, 2026 for the May 13, 2026 Planning Commission public hearing. A public notice was published in The Press Enterprise and notices were mailed to property owners and non-owner residents within a 450-foot radius of the Project site. The proper public notice was posted on-site, and in addition, all relevant public agencies and those requesting notification were notified of the public hearing.
ATTACHMENTS
1. Project Plans/Exhibits
2. Resolution – MND
3. Exhibit A – Draft MND
4. Exhibit B – Draft MND Appendices
5. Exhibit C – Final MND
6. Exhibit D – Final MND Appendices
7. Exhibit E – MMRP
City of Menifee Planning Commission
Trumble and Watson Warehouse
May 13, 2026
8. Resolution – Plot Plan
9. Exhibit A – Conditions of Approval
10. Public Hearing Notice