Industrial building limits could be costly to Menifee's future

By Ron Sullivan
A Menifee resident since 1997 and representing this area in local government since 1979

In reviewing the recommendations of staff for the July 7 City Council meeting on industrial development in the City, the recommendation was to bring back discussion items regarding existing development standards, performance standards and design guidelines to ensure that development is compatible with surrounding land uses. We believe that this discussion and recommendations would be within the context of the current General Plan designations, current adopted Zoning, and Development Standards that would be compatible with existing land uses and move forward with a “Good Neighbor Policy.”

The discussion coming forward with the staff report for the meeting on Dec. 9 goes way beyond the intended purpose and direction of the July 7 meeting per the staff report of that date. In addition to revised development standards, performance standards and design guidelines, staff and Council is now recommending that a General Plan Amendment be processed for Industrial, warehousing and Business Parks within the City of Menifee that affects numerous EDC Gateways. As stated in the Staff Report, the city is not “in balance” due to the intended current uses, and a General Plan Amendment would be encouraged to bring the city back to a balanced land use.

The recommendations set forth in the staff report for the Northern, Central and Southern EDC Gateways state that the city will be more “balanced” in land uses with a future General Plan Amendment, which would indicate that the city is not in balance at this point due to the current EDC Zoning and General Plan. The current General Plan and Zoning for land use has been in effect since 2013, with limited success thoroughout the EDC Zones. For the past eight years, we have seen no uses proposed east and west of the I-215 for small business park, office, residential, commercial except one, which was denied.

To begin restricting actual land uses and building sizes could prove to be detrimental in these areas when current zoning and use may be compatible with recommended “Good Neighbor Policies.” Restricting building size would appear to be detrimental to the established stakeholders in these areas, when “Good Neighbor Policies” and architecture promote good business practices and enhance the city and its business environment and will also assist the City in needed infrastructure development for the area.

Should the City Council decide to move forward with a General Plan Amendment and Land Use Zoning update, I would request the following studies contracted and analyzed to ensure that proposed land uses have not created a “No Growth” atmosphere for the future economic viability of the city. I would hope that the following studies accompany the General Plan Amendment and Zoning update for community review. These reports would be in addition to those that are required by State guidelines.

-- Revised circulation analysis that demonstrates the changes in traffic patterns due to the revised land use mix.

-- A marketing and absorption study for the new land uses and building restrictions to ensure that this does not create a “holding area” where market forces see no forecasted interest in the foreseeable 10–15-year development cycle.

-- A full complement of CEQA reports that normally accompany a General Plan Amendment, Zoning reclassification, and enhanced development criteria.

It has been five months to bring this back to the Council for a review. In the interim, Planning staff noted that three or four project submittals for pre and formal submittal are only awaiting the outcome of the “Good Neighbor Policy” for compliance and a formal submittal and review. A General Plan Amendment and Zoning reclassification is anticipated to take 12 to 15 months, given normal processing time in the City of Menifee. This then asks the question, if projects are in for pre an/or formal review for compliance with adopted codes for processing under the current General Plan, Zoning and “Good Neighbor Policy,” shouldn’t they be able to proceed under the existing development codes?

To deny these projects the opportunity to be reviewed under the current General Plan, Zoning, Development code and “draft Good Neighbor Policy” puts the city at risk of violating its own development process. There is absolutely nothing wrong with processing these projects with current land use, project description, architecture, and CEQA. If the Council does not like project, they can set it for a hearing to either approve with modifications or deny the application.

The City of Menifee is a thriving suburban community that will continue to move forward at a pace encouraged by supply and demand of its future economic growth and viability. Stakeholders in the hearing asked, “why are we adding more restrictions to an area that has shown no “Business Park” interest since 2008”, and now that we have a small number of proposed projects, the staff wants to apply the brakes when the engine has just been started.

One only needs to drive the area of the Southern Gateway north of Scott Road to realize that some existing uses would be “non-conforming” uses to this new proposal by staff. This Southern Gateway has over 550 acres of vacant land that would not be developed soon, even under the current GP and zoning. I did not hear any objections from the development community on the Draft “Good Neighbor Policy,” which should indicate to the Council that good neighbors also promote good economies and business relationships.

Let’s hope this staff and council lets the current submittals move forward under the current city codes to demonstrate how good projects, jobs, and improved economics can benefit this city.

One council member suggested that a portion the Southern Gateway remain as vacant land to protect the distant future and viability of the city for future economic development. Should that be a proposal or requirement, I feel certain the City of Menifee would have willing property owners who would encourage the city to purchase their land at current land market values.

Any proposed changes in General Plan, land use, and restrictions for approximately 592 acres in the Northern Gateway will be minimal, and approximately 600 acres of vacant land in the Southern Gateway will need a thorough CEQA review and Economic Development study that would demonstrates the economic viability of the proposed General Plan Amendment, Zone update, and additional development restrictions contemplated in the staff report and council discussions.

I thank Menifee 24/7 for covering the hearing and thank you for the time to submit my comments.