CITY OF MENIFEE
SUBJECT: Menifee Village Specific Plan Amendment No. 7
MEETING DATE: October 7, 2026
TO: Mayor and City Council
PREPARED BY: Brandon Cleary, Associate Planner
REVIEWED BY: Orlando Hernandez, Community Development Director APPROVED BY: Armando G. Villa, City Manager
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RECOMMENDED ACTION
1. Adopt a resolution adopting an Addendum to the certified Final Program Environmental Impact Report (FEIR) (State Clearinghouse No. 1986112407) for the Menifee Village Specific Plan; and
2. Introduce an ordinance approving Planning Application No. 2019-017 for the Menifee Village Specific Plan Amendment No. 7.
DISCUSSION
Planning Application No. 2019-017 for the Menifee Village Specific Plan Amendment (SPA) No. 7 proposes various modifications to Planning Areas (PAs) 3-1, 3-2, 4-3, and 4-4 that incorporate changes to these commercial, community facility centers, residential and open spacedesignated areas along with various textual changes to support the proposed SPA.
Specifically, modifications include:
• Relocation of approved, but unbuilt, units within the Specific Plan (SP) to PA 4-3A and 4- 4A (Note: the total allowable number of units within the SP will not increase); • Assignment of 8-14 dwelling units per acre (du/ac) as the new density range for PA 4-3A and 4-4A;
• Addition of four newly designated open space lots to preserve hillsides; • Modifications to PA boundaries;
• Land use change from Community Facilities to Commercial for PA 3-2; and • Text changes include the application of the development standards and allowed uses for the City’s Medium High-Density Residential (MHDR) zone to PA 4-3A and 4-4A and application of the development standards and allowed uses for the City’s Commercial Retail (CR) zone to PA 3-1B, 3-2A and 3-2B.
City of Menifee Staff Report
Menifee Village SPA No. 7
October 7, 2026
IMAGE 1: PROJECT AREA
Location
PA 3-1A1, 3-1A2, 3-1B and 3-2A are located at the northwest corner of Newport Road and Menifee Road. PA 3-2B is located east of Laguna Vista Road, north of Rockport Road and south of Domenigoni Road. PA 4-3A, 4-3B, 4-3C and 4-3D are located north of Domenigoni Road, south of the Salt Creek Channel, west of Briggs Road, and east of Lindenberger Road. PA 4-4A and 4-4B are located north of Domenigoni Road and east of Briggs Road, adjacent to the City boundary. All PAs are located in the City of Menifee, County of Riverside, State of California (APNs 340-720-001, 340-720-002, 340-720-003, 340-040-032, 340-050-035, 340-050-003, 340- 050-021 and 340-050-037).
City of Menifee Staff Report
Menifee Village SPA No. 7
October 7, 2026
General Plan
The General Plan (GP) land use designation for the project site is the Menifee Village Specific Plan No. 158 (SP 158). The purpose of a specific plan is to provide detailed policies, standards, and criteria for the development of an area.
Zoning
As approved, PA 3-1 of SP 158 ties back to the development standards and allowable uses from Article IX.b C-P-S (Scenic Highway Commercial) Zone of Riverside County Zoning Ordinance No. 348 (Ord. 348). PA 3-2 of SP 158 ties back to the development standards and allowable uses from Article VIII.e R-5 (Open Area Combining Zone – Residential Developments) Zone of Ord. 348. Menifee Village SPA No. 7 proposes to convert PA 3-2 to a commercial zone and tie both planning areas to the Menifee Municipal Code Commercial Retail Zone for development standards and allowable uses.
PA 4-3 and 4-4 of SP 158 tie back to Article VI R-1 (One Family Dwellings) of Ord. 348. SPA No. 7 proposes to transfer approved, but unbuilt, units to these two planning areas, tie the development standards and allowable uses to the Menifee Municipal Code MHDR and establish new planning areas for open space on the hillsides to protect rock outcroppings.
IMAGE 2: GENERAL PLAN IMAGE 3: ZONING
City of Menifee Staff Report
Menifee Village SPA No. 7
October 7, 2026
TABLE 1: SURROUNDING ZONING AND LAND USES
PA 3-1B, 3-2A and 3-2B PA 4-3A, B, C, D and 4-4A and B Direction General Plan Zoning General Plan Zoning North Menifee
Village SP
PA 3-3 and 3-4
Medium High
Residential, existing
residential
Open Space (Salt
Creek Channel)
Open Space
Recreation (OSR)
Salt Creek
Channel
South Menifee East
SP
PA 1 Commercial
and PA2 Medium
Density Residential,
existing commercial
and tract
development
Menifee Village
SP
PA 4-1 Medium
Density
Residential and
2.1-5 du/ac
Residential,
existing tract
development
East PDO-7 Tierra
Shores
PDO-7, existing
residential
Riverside County
Rural Residential
Riverside County
Rural Residential
Zone, vacant
West Menifee
Village SP
PA 1-4 Medium
Density Residential,
existing residential
Menifee Village
SP
PA 3-9 Golf
Course and 2.1-5
du/ac Residential,
existing golf
course and tract
development
Background
The Menifee Village Specific Plan (originally titled the Salt Creek Specific Plan) was originally approved by the Riverside County Board of Supervisors in 1982. The Menifee Village Specific Plan has been amended six times and subject to two substantial conformances as follows:
• Amendment No. 1 occurred on August 5, 1986, in response to a need for a college site, and to create greater variation in types of residential development. The Low (0.5-2 du/ac), Medium High (2-5 du/ac), and Very High (14-20 du/ac) residential categories were added, as well as a 206-acre Medium Density Active Adult area. The 162-acre industrial area at the southern boundary of the site was revised to be a 25-acre Sports Park and 100-acre college campus. Open space was reduced from 172 acres to 84 acres to accommodate an expansion of the golf course from 27 to 36 holes (from 212 to 323.0 acres), inclusion of 10-acres of neighborhood park area, and a 53-acre Community Lake. • Two Substantial Conformance documents were produced and approved on March 4, 1987 and July 8, 1987.
• Amendment No. 2 was approved on October 6, 1988. This amendment introduced an 85- acre business park for PA 3-7 and reduced the density of PA 5-2 from Medium to the Lowdensity designation. The amendment included 1,977 acres and a total number of 5,256 units.
City of Menifee Staff Report
Menifee Village SPA No. 7
October 7, 2026
• Amendment No. 3 was approved on November 19, 1991, and Amendment No. 4 was approved on August 13, 1996. No major changes to land use areas were included in these revisions. The site area remained at 1,977 acres, and 5,256 units were included. • Amendment No. 5 was approved on January 11, 2005. The increased demand for housing called for PA 3-7 to be switched from an 85-acre business park to 273 homes with a Medium density designation and a 4.8-acre park. The total number of dwelling units was increased from 5,256 to 5,344, and the site area remained 1,977 acres for an overall density of 2.7 du/ac.
• Amendment No. 6 was approved on March 4, 2015, providing a revision to PA 1-1 to amend the allowed uses and parking ordinance to facilitate the planning of the LA Fitness gymnasium in the Menifee Lakes Plaza center. The number of units and site area were not affected.
Proposed SPA No. 7 Discussion
SPA No. 7 (Project) proposes various modifications to the Specific Plan. While they are described above, the following provides further detail.
Commercial and Community Facility Center
1. PA 3-1 north of Domenigoni Road currently includes 15.6 acres of vacant land, a fire station on 2.2 acres, and gas station, convenience store and car wash on 2 acres. This modification proposes:
a. Redesignating the 2.2-acre fire station site as PA 3-1A1 Community Facility Center; and
b. Redesignating the 2-acre gas station, convenience store and car wash as PA 3-1A2 Commercial; and
c. Establishing PA 3-1B as Commercial; and
d. Modifying PA 3-1B Specific Plan Zoning Ordinance text to utilize the Menifee Municipal Code for Commercial Retail uses and development standards.
IMAGE 4: APPROVED MAP IMAGE 5: PROPOSED MAP
City of Menifee Staff Report
Menifee Village SPA No. 7
October 7, 2026
Both the existing fire station site and gas station/car wash/convenience store have fully built out their respective parcels. Therefore, the proposed modifications to their planning areas are to ensure the current Menifee Village Specific Plan development standards and allowed uses are applied. There will be no impact on these sites.
In addition, PA 3-1B currently utilizes the Riverside County Zoning Ord. 348 for all development standards and allowable uses. However, this code is outdated as it was originally adopted back in 1949 and has been amended many times in its 77 years. Ord. 348 includes outdated land uses and development standards which do not currently reflect the economic development needs of the City. By transitioning the development standards and allowable uses to the current Menifee Municipal Code for Commercial Retail (CR), this will help attract more modern uses to the area while remaining business friendly. Currently, uses not allowed under Ord. 348 may be required to obtain approval of a specific plan amendment to become a permitted or conditionally permitted use, placing an unnecessary burden on the new businesses. With the proposed changes, the Menifee Municipal Code allows for greater flexibility of development standards and allowable uses.
2. PA 3-2 is currently designated as Community Facility Center (CFC) and is bisected by Domenigoni Road with 12.1 acres to the north and 4.7 acres to the south. This modification proposes:
a. Redesignating the 12.1 acres north of Domenigoni as PA 3-2A Commercial; b. Redesignating the 4.7 acres south of Domenigoni as PA 3-2B Commercial; and c. Adding text to the Specific Plan Zoning Ordinance allowing PA 3-2A and 3-2B to utilize the Menifee Municipal Code Commercial Retail Zone for allowable uses and development standards.
PA 3-2 is currently bisected by Domenigoni Road, making the development of a Community Facility Center challenging as the properties are a triangular shape. The proposed changes to the boundaries of PA 3-2 will allow for greater flexibility in development along with the proposed change to a commercial designation. While a community facility center is no longer proposed, a fire station was built in PA 3-1 (southeast corner of Diamond Road and Menifee Road) which has many benefits to public safety for the City. A library was constructed by the County at the northeast corner of La Piedra and Menifee Road along with a planned Menifee Community Center, all within the Menifee Village Specific Plan. The portion of PA 3-2 located south of Domenigoni Road has access challenges that make it difficult for residents to efficiently utilize the site as a community facility center. Therefore, the proposed change to a commercial designation would be more beneficial to the community.
The proposed changes to PA 3-2 also include text changes to the Specific Plan to require the use of the Menifee Municipal Code Commercial Retail Zone for development standards and allowable uses with the same benefits as those noted above for PA 3-1.
3. Additionally, SPA No. 7 proposes allowing wireless communication facilities.
With the requirement to utilize the Menifee Municipal Code, the Project proposes to add Wireless Communication Facilities (i.e. cell towers) as a conditionally permitted use specific to PA 3-1B, 3- 2A and 3-2B which are all commercially designated. No development of any cell tower use is City of Menifee Staff Report
Menifee Village SPA No. 7
October 7, 2026
proposed at this time. In addition, wireless communic ation facilities will require their own environmental, pursuant to the California Environmental Quality Act (CEQA), and public hearing(s).
As originally submitted, the applicant’s request included a proposal to establish Data Centers as a conditionally permitted land use within Planning Areas 3-1 and 3-2 of the Specific Plan, subject to approval of a Conditional Use Permit (CUP). Following staff’s review of the request, staff determined that additional analysis and policy evaluation would be appropriate before considering the introduction of Data Centers as a new land use within these Planning Areas. Accordingly, the proposed amendment to allow Data Centers has been removed from the current application.
Data Centers have unique operational and infrastructure characteristics that warrant a more comprehensive evaluation than would typically be appropriate as part of an individual Specific Plan amendment. These considerations include land use compatibility, electrical and utility infrastructure capacity, energy and water consumption, potential impacts on public infrastructure and municipal services, economic development opportunities, employment generation, and longterm consistency with the City’s General Plan and broader planning objectives.
Staff also believes it would be beneficial to evaluate broader industry and regulatory trends, infrastructure requirements, environmental considerations, and approaches taken by other jurisdictions in regulating this emerging land use. A comprehensive evaluation would provide the City with a better understanding of the potential opportunities and impacts associated with Data Centers before determining whether, and under what circumstances, they should be allowed within the City.
Should the City wish to consider Data Centers as a future permitted or conditionally permitted use, staff recommends that the topic be addressed through a separate policy discussion and public process. This approach would allow the City Council, Planning Commission, staff, stakeholders, and the community to consider the broader policy implications based on sufficient information and analysis, rather than evaluating the use solely within the context of the current Specific Plan amendment.
Residential
Currently, a total of 5,344 units are approved within the Menifee Village Specific Plan. However, there are unbuilt units in several of the PAs that are allowed to be transferred to PA 4-3A and 4- 4A and are as follows:
1. Units transferred to PA 4-3A
a. 25 units from Village 1 (PAs 1-2 to 1-9)
b. 61 units from Village 2 (PAs 2-2 to 2-6, 2-8 to 2-10) c. 47 units from Village 3 (PAs 3-3 to 3-7)
d. 28 units from Village 4 (PAs 4-1, 4-2 and 4-6)
2. Units transferred to PA 4-4A
a. 38 units from Village 5 (PAs 5-1 and 5-2)
City of Menifee Staff Report
Menifee Village SPA No. 7
October 7, 2026
3. Combined, PAs 4-3A and 4-4A consist of 378 units on 27.4 acres. To accommodate the proposed density of 13.8 du/ac, a new density range of 8-14 du/ac has been established for both planning areas and allows for two- and three-story condominium homes on a single lot. Both PA 4-3A and 4-4A were designated as Medium Density Residential with a density range of 2-5 du/ac.
4. Added text requiring the utilization of the Menifee Municipal Code for Medium-High Density Residential development standards and permitted uses.
IMAGE 6: APPROVED MAP IMAGE 7: PROPOSED MAP
The Menifee Village Specific Plan allows for the transfer of units between PAs pursuant to Chapter IV Design Guidelines, Section 8 with the assumption that the overall unit count within the Specific Plan is not changed. The overall unit count in the Menifee Village Specific Plan remains at 5,344.
The proposed units being transferred to PA 4-3A and 4-4A, noted above, require the establishment of a new density range of 8-14 du/ac as the Specific Plan did not have this density range established. With the new proposed density range, the Project additionally proposes adding 2-3 story condominium homes as a product type, which was not originally a housing type allowed by the Specific Plan. Adding the condominium designation will provide the City with another type of housing for families without a need for a large amount of rear yard space.
Open Space (refer to previous figure)
The approved Menifee Village Specific Plan has no open space areas set aside for PAs 4-3 and 4-4 and does not take topography into account. With the modifications proposed for the unit transfer, open space areas have been set aside to preserve the existing rock formations and hillsides and are as follows:
1. A total of 39.1 acres of Medium Density Residential are proposed to be converted to open space:
a. 10.5 acres from PA 4-3B;
b. 10.1 acres from PA 4-3C; and
c. 18.5 acres from PA 4-4B
City of Menifee Staff Report
Menifee Village SPA No. 7
October 7, 2026
2. PA 4-3D has been created as open space adjacent to Salt Creek Channel.
3. Park areas for PA 4-7D increased from 1.5 acres to 2.6 acres and PA 4-7C greenbelt decreased from 3.4 acres to 2.7 acres to be consistent with the approved Tentative Tract Map No. 37671 under construction in PA 4-6.
4. PA 4-9 was increased from 7.5 acres to 11.2 acres to accommodate the Briggs Road alignment currently under construction.
Overall, the open space area for Village 4 (PAs 4-1 to 4-9) increased 35.8 acres to a total of 72.7 acres. The purpose of the increase in open space areas is to be consistent with the General Plan in preserving natural features such as hillsides and rock outcroppings. Topography is the main challenge in developing these planning areas and the addition of open space will prevent development on the hillsides while preserving the natural features. While the addition of the open space planning areas reduces the developmental footprint, PA 4-3A and 4-4A are proposed to increase the density to allow 8-14 du/ac.
Planning Commission
On August 12, 2026, the Planning Commission considered all public testimony as well as all materials in the staff report and accompanying documents to recommend City Council adopt the Addendum to the FEIR and the Menifee Village SPA No. 7.
During the public hearing, four members of the public spoke regarding the Project, with three expressing opposition. The Commission recommended the City Council approve the Project considering mitigations to address potential blasting and land use impacts associated with the higher density proposed in PA 4. The Planning Commission recommended City Council approve the Project by a 4-to-1 vote.
After the public hearing was opened, an email that was not included in the correspondence or staff report to Planning Commission was received by staff and is attached to this staff report. The email expressed concerns about additional residential development, amenities for residents and traffic.
Findings
Findings for Planning Application No. 2019-017 for SPA No. 7 can be found in the attached ordinance.
Environmental Determination
The FEIR for the approved Project was certified by the County in 1981 (State Clearinghouse No. 1986112407). The Certified FEIR addressed potential impacts to the physical environment that would or may occur from implementation of the approved Project. An Addendum to the Certified FEIR has been prepared in accordance with Sections 15162 and 15164 of the California Environmental Quality Act (CEQA) Guidelines. The City, as the lead agency under CEQA, has prepared an Addendum to the Certified FEIR to consider environmental impacts associated with proposed SPA No. 7.
City of Menifee Staff Report
Menifee Village SPA No. 7
October 7, 2026
The Addendum examines whether, as a result of any changes or any new information, a subsequent Environmental Impact Report (EIR) may be required. The proposed changes that would result from the development of the proposed Project would not result in any of the conditions outlined in CEQA Guidelines Sections 15162(a)(1) to (3), because the proposed changes would not result in new significant environmental effects or a substantial increase in the severity of previously identified significant effects requiring major revisions to the Certified FEIR, and, as explained within the addendum, no new information of substantial importance meets any of the conditions in CEQA Guidelines Section 15162 (a)(3). Accordingly, this Addendum provides the substantial evidence required by CEQA Guidelines Section 15164(e) to support the finding that a subsequent EIR is not required and an addendum to the Certified FEIR is the appropriate environmental document to address changes to the proposed Project.
The Addendum to the FEIR, as well as all its technical appendices, can be accessed for review on the City website: https://www.cityofmenifee.us/325/Environmental-Notices-Documents.
Public Notice
Public notices were distributed on September 27, 2026, for the October 7, 2026 City Council meeting. Notices were published in a newspaper of general circulation (The Press Enterprise) and notices were sent to owners within 300 feet of the Project site boundaries and to all relevant agencies and interested parties. On-site postings were provided.
STRATEGIC PLAN OBJECTIVE
Thriving Economy
FISCAL IMPACT
There is no fiscal impact associated with the recommended action.
ATTACHMENTS
1. Resolution – FEIR Addendum
2. Exhibit A – FEIR Addendum
3. Ordinance – SPA No. 7
4. Exhibit A – Specific Plan Redlines
5. Public Hearing Notice
6. Public Comment Letter - Email