Agenda packet, regular meeting — Moreno Valley City Council, September 5, 2023 (part 2 of 8)

CITY OF MORENO VALLEY

CONDITIONS OF APPROVAL
Conditional Use Permit (PEN21-0066)
Tentative Tract Map No. 38459 (PEN22-0127)
EFFECTIVE DATE:

EXPIRATION DATE:

COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division

1. This approval is for Conditional Use Permit (PEN22-0066) for a Planned Unit Development to address development standards for Tentative Tract Map 38459 (PEN22-0127), a subdivision of approximately 32.56 acres of vacant land into an approximate 16.59-acre common-area lot with 108 air space parcels for condominium purposes with a public park, and an approximate 15.97-acre remainder open-space lot, including development standards and design criteria for the construction of new homes and public amenities. A change or modification to the land use or the approved site plans may require a separate approval. Prior to any change or modification, the property owner shall contact the City of Moreno Valley Community Development Department to determine if a separate approval is required.

2. The Homeowners Association, developer, or the developer's successor-in-interest shall be
responsible for maintaining any undeveloped portion of the site in a manner that provides for the control of weeds, erosion and dust.

3. This approval shall expire three years after the approval date of this project unless used or
extended as provided for by the City of Moreno Valley Municipal Code; otherwise it shall become null and void and of no effect whatsoever. Use means the beginning of substantial construction contemplated by this approval within the three-year period, which is thereafter pursued to completion.

4. The Developer shall defend, indemnify and hold harmless the City, city council, commissions, boards,
subcommittees and the City’s elected and appointed
officials, commissioners, board members, officers, agents, consultants and employees (“City Parties”) from and against any and all liabilities, demands, claims, actions or proceedings and costs and expenses incidental thereto (including costs of defense, settlement and reasonable attorneys' fees), which any or all of them may suffer, incur, be responsible for or pay out as a result of or in connection with any challenge to the legality, validity or adequacy of any of the following items: ( i) any prior or current agreements by and among the City and the Developer; (ii) the current, concurrent and subsequent permits, licenses and entitlements approved by the City; (iii) any environmental determination made by the City in connection with F.1.g
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Attachment: Resolution No. 2023-XX - General Plan Amendment, Conditional Use Permit, Tentative Tract Map [Revision 3] (6350 : Gateway the Project Site and the Project; and (iv) any proceedings or other actions undertaken by the City in connection with the adoption or approval of any of the above. In the event of any administrative, legal, equitable action or other proceeding instituted by any third party (including without limitation a governmental entity or official) challenging the legality, validity or adequacy of any of the above items or any portion thereof, the Parties shall mutually cooperate with each other in defense of said action or proceeding. Notwithstanding the above, the City, at its sole option, may tender the complete defense of any third party challenge as described herein. In the event the City elects to contract with special counsel to provide for such a defense, the City shall meet and confer with the Developer regarding the selection of counsel, and the Developer shall pay all costs related to retention of such counsel by the City.

5. All landscaped areas shall be maintained in a healthy and thriving condition, free from weeds, trash and debris.

6. The site shall be developed in accordance with the approved plans on file in the Community
Development Department - Planning Division, the Municipal Code regulations, General Plan, Gateway Heights PUD, and the conditions contained herein. Prior to any use of the project site or business activity being commenced thereon, all Conditions of Approval shall be completed to the satisfaction of the Planning Official.

7. Any signs indicated on the submitted plans are not included with this approval. Any signs,
whether permanent (e.g. wall, monument) or temporary (e.g. banner, flag), require separate application and approval by the Planning Division.

8. All site plans, grading plans, landscape and irrigation plans, fence/wall plans, lighting plans and street improvement plans shall be coordinated for consistency with this approval.

Special Conditions

9. Prior to grading permits, the developer or successor in interest shall submit a wall and fence plan showing basin fencing, to include wrought iron fencing with pilasters.

10. Prior to approval of the first certificate of occupancy for a townhouse unit, a basin maintained
by an HOA or other private entity, landscape (trees, shrubs and groundcover) and irrigation shall be installed, and maintained by the HOA or other private entity with documentation provided to the Planning Division.

11. Prior to issuance of grading permits, colors and materials for exterior building materials
including roofing, fences/walls, etc., shall be submitted to and approved by the Planning Division as this project is adjacent to a Hillside Residential land use 2 of 27

CONDITIONS OF APPROVAL
Conditional Use Permit (PEN21-0066)
Tentative Tract Map No. 38459 (PEN22-0127)

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Attachment: Resolution No. 2023-XX - General Plan Amendment, Conditional Use Permit, Tentative Tract Map [Revision 3] (6350 : Gateway designation. All exterior colors and building materials shall be consistent with the Gateway Heights PUD and shall blend with the surrounding natural environment.

12. The grading plans shall show the open space lot to be preserved, and any conservation easement lots.

13. A drought tolerant landscape palette shall be utilized throughout the tract in compliance
with the City’s Landscape Requirements, the Gateway Heights PUD document, and the Preliminary and Final Fuel Modification / Vegetation Control Plan.

14. Prior to any site disturbance and/or grading plan submittal, or prior to the recordation of a final map, a mitigation monitoring fee, as provided by City ordinance, shall be paid by the applicant/owner. No City permit or approval shall be issued until such fee is paid. (CEQA)

15. Prior to recordation of the final subdivision map, the following documents shall be submitted
to and approved by the Planning Division which shall demonstrate that the project will be developed and maintained in accordance with the intent and purpose of the approval:

1. The document to convey title

2. Deed restrictions, easements, or Covenants, Conditions and Restrictions to be recorded
The approved documents shall be recorded at the same time that the subdivision map is recorded. The documents shall contain provisions for general maintenance of the site, joint access to proposed parcels, open space use restrictions, conservation easements, guest parking, feeder trails, water quality basins, lighting, landscaping and common area use items such as general building maintenance (condominium townhomes) public park amenities and other recreation facilities. The approved documents shall also contain a provision, which provides that they may not be terminated and/or substantially amended without the consent of the City and the developer's successor-in-interest.

In addition, the following deed restrictions and disclosures shall be included within the document and grant deed of the properties:
a. The developer and homeowners association shall promote the use of native plants and trees and drought tolerant species.
b. All lots designated for open space and or detention basins, shall be included as an easement to, and maintained by a Homeowners Association (HOA) or other 3 of 27

CONDITIONS OF APPROVAL
Conditional Use Permit (PEN21-0066)
Tentative Tract Map No. 38459 (PEN22-0127)

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Attachment: Resolution No. 2023-XX - General Plan Amendment, Conditional Use Permit, Tentative Tract Map [Revision 3] (6350 : Gateway public or private maintenance entity. Language to this effect shall be included and reviewed
within the required Covenant Conditions and Restrictions (CC&Rs) prior to the approval of the final map.
c. Maintenance of any and all common facilities.
d. A conservation easement for lettered lots shall be recorded on the deed of the property and shown on the final map.

16. Prior to the issuance of building permits, the developer shall provide documentation that
contact was made to the U.S. Postal Service to determine the appropriate type and location of mailboxes.

17. Prior to grading plan approval, wall and fence plans shall be submitted to and approved
by the Planning Division subject to the City’s Municipal Code including the following:
a. Perimeter fencing shall be constructed of decorative masonry with pilasters and wrought iron.
b. Galvanized steel rock garden walls may be used for private patio spaces at each townhome.
c. Non-combustible fencing is required for all lots adjacent to all fuel modification zones, subject to the approval of the Fire Department.

18. Prior to the issuance of any grading permits, the owner/developer or successor in interest shall record a deed restriction on the subject site, affecting all riverine features and buffer areas of the site stating that no fuel modification activities will be allowed within any riverine features. The deed restriction shall further state that fuel modification maintenance activities that occur in the buffer areas around, but not overlapping, the riverine features, may be done using only hand tools and no native plant species may be removed. The owner/developer shall acknowledge that the intention of this deed restriction / restrictive covenant shall be binding upon all future owners, successors and heirs to the subject property. A public disclosure notice / statement describing the above deed restriction shall be recorded on the title of all subsequently-subdivided land parcels and air parcels created for the development of a detached townhouse condominium development.

19. In accordance with Developer’s obligation to defend, indemnify and hold harmless the City, including but not limited to as set forth in more detail in the Project’s Conditions of Approval, Moreno Valley Municipal Code Section 9.02.310 (Indemnification of City for Discretionary Approvals), and the Project application, Developer shall enter into an Advanced Funding Agreement with the City no later 4 of 27

CONDITIONS OF APPROVAL
Conditional Use Permit (PEN21-0066)
Tentative Tract Map No. 38459 (PEN22-0127)

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Attachment: Resolution No. 2023-XX - General Plan Amendment, Conditional Use Permit, Tentative Tract Map [Revision 3] (6350 : Gateway than ten (10) calendar days from Planning Commission’s approval of the Project. A copy of said Agreement is on file with the Community Development Director.

Prior to Grading Permit

20. Prior to the issuance of grading permits, the site plan and grading plans shall show decorative
hardscape (e.g. colored concrete, stamped concrete, pavers or as approved by the Planning Official) consistent and compatible with the design, color and materials of the proposed development for all driveway ingress/egress locations of the project.

21. Prior to issuance of any grading permit, all Conditions of Approval, Mitigation Measures
and Airport Land Use Commission Conditions of Approval shall be printed on the grading plans.

22. Prior to issuance of any grading permits, mitigation measures contained in the Mitigation
Monitoring Program approved with this project shall be implemented as provided therein. A mitigation monitoring fee, as provided by City ordinance, shall be paid by the applicant within 30 days of project approval. No City permit or approval shall be issued until such fee is paid. (CEQA)

23. Prior to issuance of any grading permit, all Conditions of Approval, Mitigation Measures
and Airport Land Use Commission Conditions of Approval shall be printed on the building plans.

24. Prior to issuance of any building permits, final Landscaping and Irrigation Plans, and
Final Fuel Modification/ Vegetation Control Plans, shall be submitted for review and approval by the Planning Division and Fire Department. After the third plan check review for landscape plans, an additional plan check fee shall apply. The plans shall be prepared in accordance with the City's Landscape Requirements and shall include:
a. Drought tolerant landscape shall be used. Sod shall be limited to common open space gathering areas.
b. Street trees shall be provided every 40 feet on center in the right of way, subject to approval by the Fire Department.
c. Enhanced landscaping shall be provided at all driveway entries and street corner locations The review of all utility boxes, transformers etc. shall be coordinated to provide adequate screening from public view. d. All site perimeter landscape and irrigation shall be installed prior to the release of certificate of any occupancy permits for the townhouse cluster pad in 5 of 27

CONDITIONS OF APPROVAL
Conditional Use Permit (PEN21-0066)
Tentative Tract Map No. 38459 (PEN22-0127)

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Attachment: Resolution No. 2023-XX - General Plan Amendment, Conditional Use Permit, Tentative Tract Map [Revision 3] (6350 : Gateway question.

Building Division

25. Prior to submittal, all new development, including residential second units, are required
to obtain a valid property address prior to permit application. Addresses can be obtained by contacting the Building Safety Division at 951.413.3350.

26. Contact the Building Safety Division for permit application submittal requirements.

27. Any construction within the city shall only be as follows: Monday through Friday seven
a.m. to seven p.m(except for holidays which occur on weekdays), eight a.m. to four p.m.; weekends and holidays (as observed by the city and described in the Moreno Valley Municipal Code Chapter 2.55), unless written approval is first obtained from the Building Official or City Engineer.

28. Building plans submitted shall be signed and sealed by a California licensed design professional as required by the State Business and Professions Code.

29. The proposed development shall be subject to the payment of required development
fees as required by the City’s current Fee Ordinance at the time a building application is submitted or prior to the issuance of permits as determined by the City.

30. The proposed project will be subject to approval by the Eastern Municipal Water District
and all applicable fees and charges shall be paid prior to permit issuance .

Contact the water district at 951.928.3777 for specific details.

31. All new structures shall be designed in conformance to the latest design standards adopted
by the State of California in the California Building Code, (CBC) Part 2, Title 24, California Code of Regulations including requirements for allowable area, occupancy separations, fire suppression systems, accessibility, etc.

32. The proposed project’s occupancy shall be classified by the Building Official and must comply with exiting, occupancy separation(s) and minimum plumbing fixture requirements. Minimum plumbing fixtures shall be provided per the California Plumbing Code, Table 422.1. The occupant load and occupancy classification shall be determined in accordance with the California Building Code.

33. The proposed residential project shall comply with the California Green Building Standards
Code, Section 4.106.4, mandatory requirements for Electric Vehicle Charging Station (EVCS).

34. Prior to permit issuance, every applicant shall submit a properly completed Waste 6 of 27

CONDITIONS OF APPROVAL
Conditional Use Permit (PEN21-0066)
Tentative Tract Map No. 38459 (PEN22-0127)

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Attachment: Resolution No. 2023-XX - General Plan Amendment, Conditional Use Permit, Tentative Tract Map [Revision 3] (6350 : Gateway Management Plan (WMP), as a portion of the building or demolition permit process. (MC 8.80.030)

FIRE DEPARTMENT
Fire Prevention Bureau

35. All Fire Department access roads or driveways shall not exceed 12 percent grade. (CFC 503.2.7 and MVMC 8.36.060[G])

36. The Fire Department emergency vehicular access road shall be (all weather surface) capable of sustaining an imposed load of 80,000 lbs. GVW, based on street standards approved by the Public Works Director and the Fire Prevention Bureau. The approved fire access road shall be in place during the time of construction. Temporary fire access roads shall be approved by the Fire Prevention Bureau. (CFC 501.4, and MV City Standard Engineering Plan 108d)

37. The angle of approach and departure for any means of Fire Department access shall
not exceed 1 ft drop in 20 ft (0.3 m drop in 6 m), and the design limitations of the fire apparatus of the Fire Department shall be subject to approval by the AHJ. (CFC 503 and MVMC 8.36.060)

38. Prior to construction, all locations where structures are to be built shall have an approved
Fire Department access based on street standards approved by the Public Works Director and the Fire Prevention Bureau. (CFC 501.4)

39. Prior to issuance of Building Permits, the applicant/developer shall provide the Fire Prevention Bureau with an approved site plan for Fire Lanes and signage. (CFC 501.3)

40. Prior to issuance of Certificate of Occupancy or Building Final, “Blue Reflective Markers” shall be installed to identify fire hydrant locations in accordance with City specifications. (CFC 509.1 and MVLT 440A-0 through MVLT 440C-0)

41. Prior to issuance of building permits, plans specifying the required structural materials
for building construction in high fire hazard severity zones shall be submitted to the Fire Prevention Bureau for approval. (CFC, 4905)

42. Prior to issuance of Certificate of Occupancy or Building Final, all buildings shall display
street numbers in a prominent location on the street side and rear access locations. The numerals shall be a minimum of twelve inches in height. (CFC 505.1, MVMC 8.36.060[I])

43. Existing fire hydrants on public streets are allowed to be considered available. 7 of 27

CONDITIONS OF APPROVAL
Conditional Use Permit (PEN21-0066)
Tentative Tract Map No. 38459 (PEN22-0127)

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Attachment: Resolution No. 2023-XX - General Plan Amendment, Conditional Use Permit, Tentative Tract Map [Revision 3] (6350 : Gateway Existing fire hydrants on adjacent properties shall not be considered available unless
fire apparatus access roads extend between properties and easements are established to prevent obstruction of such roads. (CFC 507, 501.3) a - After the local water company signs the plans, the originals shall be presented to the Fire Prevention Bureau for signatures. The required water system, including fire hydrants, shall be installed, made serviceable, and be accepted by the Moreno Valley Fire Department prior to beginning construction. They shall be maintained accessible.

44. Final fire and life safety conditions will be addressed when the Fire Prevention Bureau
reviews building plans. These conditions will be based on occupancy, use, California Building Code (CBC), California Fire Code (CFC), and related codes, which are in effect at the time of building plan submittal.

45. The Fire Code Official is authorized to enforce the fire safety during construction requirements of Chapter 33. (CFC Chapter 33 & CBC Chapter 33)

46. Prior to issuance of Building Permits, the applicant/developer shall participate in the Fire Impact Mitigation Program. (Fee Resolution as adopted by City Council)

47. Fire lanes and fire apparatus access roads shall have an unobstructed width of not less
than twenty–four (24) feet and an unobstructed vertical clearance of not less the thirteen (13) feet six (6) inches. (CFC 503.2.1 and MVMC 8.36.060[E])

48. Prior to issuance of Certificate of Occupancy or Building Final, the applicant/developer
shall install a fire sprinkler system based on square footage and type of construction, occupancy or use. Fire sprinkler plans shall be submitted to the Fire Prevention Bureau for approval prior to installation. (CFC Chapter 9, MVMC 8.36.100[D])

49. Prior to issuance of the building permit for development, independent paved access to
the nearest paved road, maintained by the City shall be designed and constructed by the developer within the public right of way in accordance with City Standards. (MVMC 8.36.060, CFC 501.4)

50. Prior to issuance of a Certificate of Occupancy or Building Final, a “Knox Box Rapid Entry System” shall be provided. The Knox-Box shall be installed in an accessible location approved by the Fire Code Official. All exterior security emergency access gates shall be electronically operated and be provided with Knox key switches for access by emergency personnel. (CFC 506.1)

51. The minimum number of fire hydrants required, as well as the location and spacing of
fire hydrants, shall comply with the C.F.C., MVMC, and NFPA 24. Fire hydrants shall be located no closer than 40 feet to a building. A fire hydrant shall be located within 50 feet of the fire department connection for buildings protected with a fire 8 of 27

CONDITIONS OF APPROVAL
Conditional Use Permit (PEN21-0066)
Tentative Tract Map No. 38459 (PEN22-0127)

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Attachment: Resolution No. 2023-XX - General Plan Amendment, Conditional Use Permit, Tentative Tract Map [Revision 3] (6350 : Gateway sprinkler system. The size and number of outlets required for the approved fire hydrants
are (6” x 4” x 2 ½” x 2 ½”) (CFC 507.5.1, 507.5.7, Appendix C, NFPA 24-7.2.3, MVMC 912.2.1)

52. Fire Department access driveways over 150 feet in length shall have a turn-around as determined by the Fire Prevention Bureau capable of accommodating fire apparatus. (CFC 503 and MVMC 8.36.060, CFC 501.4)

53. During phased construction, dead end roadways and streets which have not been completed
shall have a turn-around capable of accommodating fire apparatus. (CFC 503.1 and 503.2.5)

54. If construction is phased, each phase shall provide an approved emergency vehicular
access way for fire protection prior to any building construction. ( CFC 501.4)

55. Preliminary fuel modification plans shall be reviewed and approved by the fire code official
concurrent with the submittal for approval of any tentative map. Final fuel modification plans shall be submitted to and approved by the fire code official prior to the issuance of a grading permit.

56. Prior to issuance of Building Permits, plans for structural protection from vegetation fires
shall be submitted to the Fire Prevention Bureau for review and approval.

Measures shall include, but are not limited to: noncombustible barriers (cement or block walls), fuel modification zones, etc. (CFC Chapter 49)

57. Plans for private water mains supplying fire sprinkler systems and/or private fire hydrants shall be submitted to the Fire Prevention Bureau for approval. (CFC 105 and CFC 3312.1)

58. The Fire Prevention Bureau is required to set a minimum fire flow for the remodel or construction
of all buildings per CFC Appendix B and Table B105.1. The applicant/developer shall provide documentation to show there exists a water system capable of delivering said waterflow for 2 hour(s) duration at 20-PSI residual operating pressure. The required fire flow may be adjusted during the approval process to reflect changes in design, construction type, or automatic fire protection measures as approved by the Fire Prevention Bureau. Specific requirements for the project will be determined at time of submittal. (CFC 507.3, Appendix B)

59. Prior to issuance of Certificate of Occupancy or Building Final, all residential dwellings
shall display street numbers in a prominent location on the street side of the residence in such a position that the numbers are easily visible to approaching emergency vehicles. The numbers shall be located consistently on each dwelling throughout the development. The numerals shall be no less than four (4) inches in height and shall be low voltage lighted fixtures. (CFC 505.1, MVMC 8.36.060[I]) 9 of 27

CONDITIONS OF APPROVAL
Conditional Use Permit (PEN21-0066)
Tentative Tract Map No. 38459 (PEN22-0127)

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Attachment: Resolution No. 2023-XX - General Plan Amendment, Conditional Use Permit, Tentative Tract Map [Revision 3] (6350 : Gateway

60. Single Family Dwellings. Schedule "A" fire prevention approved standard fire hydrants (6” x 4” x 2 ½”) shall be located at each intersection of all residential streets. Hydrants shall be spaced no more than 500 feet apart in any direction so that no point on the street is more than 250 feet from a hydrant. Minimum fire flow shall be 1000 GPM for 1 hour duration of 20 PSI. Where new water mains are extended along streets where hydrants are not needed for protection of structures or similar fire problems, serving one and two-family residential developments, standard fire hydrants shall be provided at spacing not to exceed 1000 feet along the tract boundary for transportation hazards. (CFC 507.3, Appendix B, MVMC

8.36.060).

61. Final Fire Protection Fuel Modification Plan shall be submitted, reviewed, and approved
before the submittal of Building Plans to the City of Moreno Valley’s Planning and Fire Departments. Fuel Modification Plan’s implementation and installation shall be in place before occupancy is granted for first dwelling unit.

62. Fuel Modification Maintenance shall be delineated by providing legal binding statement
in community’s CC&Rs specifying the community’s responsibility, covenants, and conditions for maintenance of fuel modification zones and vegetation. Such document(s) shall be provided for review to the Fire Prevention Bureau and Land Development before the recordation of the final tract map.

63. Dead-end streets and/or fire apparatus access roads in excess of 150 feet in length shall be provided with an approved turnaround for fire apparatus.

64. Prior to building construction, dead end roadways and streets which have not been completed
shall have a turnaround capable of accommodating fire apparatus. ( CFC 503.2.5)

65. Prior to issuance of Building Permits, the applicant/developer shall furnish one copy of the water system plans to the Fire Prevention Bureau for review. Plans shall: a.

Be signed by a registered civil engineer or a certified fire protection engineer; b .

Contain a Fire Prevention Bureau approval signature block; and c. Conform to hydrant type, location, spacing of new and existing hydrants and minimum fire flow required as determined by the Fire Prevention Bureau. The required water system, including fire hydrants, shall be installed, made serviceable, and be accepted by the Moreno Valley Fire Department prior to beginning construction. They shall be maintained accessible.

FINANCIAL & MANAGEMENT SERVICES DEPARTMENT
Moreno Valley Utility
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Tentative Tract Map No. 38459 (PEN22-0127)

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Attachment: Resolution No. 2023-XX - General Plan Amendment, Conditional Use Permit, Tentative Tract Map [Revision 3] (6350 : Gateway

66. This project shall coordinate and receive approval from the City Engineer to install, construct,
improve, and dedicate to Moreno Valley Utility electric streetlight improvements consisting of streetlight poles, mast-arms, fixtures conduit, wiring, terminations and pull boxes to serve the identified development and other adjoining, abutting, or benefiting projects as determined by the Land Development Department along with any appurtenant real property easements, as determined by the City Engineer to be necessary for the distribution and/or delivery of any and all “street light services” to and within the project.

67. This project shall coordinate and receive approval from the City Engineer to install, construct,
improve, and dedicate to Moreno Valley Utility fiber optic cable improvements consisting of conduit, and pull boxes to serve the identified development and other adjoining, abutting, or benefiting projects as determined by Moreno Valley Utility along with any appurtenant real property easements, as determined by the City Engineer to be necessary for the distribution and/or delivery of any and all “fiber optic services” to and within the project.

PUBLIC WORKS DEPARTMENT
Land Development

68. Aggregate slurry, as defined in Section 203-5 of Standard Specifications for Public Works Construction, shall be required prior to 90% security reduction or the end of the one-year warranty period of the public streets as approved by the City Engineer.

If slurry is required, a slurry mix design shall be submitted for review and approved by the City Engineer. The latex additive shall be Ultra Pave 70 (for anionic) or Ultra Pave 65 K (for cationic) or an approved equal per the geotechnical report. The latex shall be added at the emulsion plant after weighing the asphalt and before the addition of mixing water. The latex shall be added at a rate of two to two-and-one-half (2 to 2½) parts to one-hundred (100) parts of emulsion by volume.

Any existing striping shall be removed prior to slurry application and replaced per City standards.

69. The developer shall comply with all applicable City ordinances and resolutions including
the City’s Municipal Code (MC) and if subdividing land, the Government Code (GC) of the State of California, specifically Sections 66410 through 66499.58, said sections also referred to as the Subdivision Map Act (SMA). [MC 9.14.010]

70. The final approved conditions of approval (COAs) issued and any applicable Mitigation Measures by the Planning Division shall be photographically or electronically placed on mylar sheets and included in the Grading and Street Improvement plans.

71. The developer shall monitor, supervise and control all construction related activities, 11 of 27

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Tentative Tract Map No. 38459 (PEN22-0127)

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Attachment: Resolution No. 2023-XX - General Plan Amendment, Conditional Use Permit, Tentative Tract Map [Revision 3] (6350 : Gateway so as to prevent these activities from causing a public nuisance, including but not limited to, insuring strict adherence to the following:
(a) Removal
of dirt, debris, or other construction material deposited on any public street no later than the end of each working day.
(b) Observance of working hours as stipulated on permits issued by the Land Development Division.
(c) The construction site shall accommodate the parking of all motor vehicles used by persons working at or providing deliveries to the site. (d) All dust control measures per South Coast Air Quality Management District (SCAQMD) requirements during the grading operations.

Violation of any condition, restriction or prohibition set forth in these conditions shall subject the owner, applicant, developer or contractor(s) to remedy as noted in City Municipal Code 8.14.090. In addition, the City Engineer or Building Official may suspend all construction related activities for violation of any condition, restriction or prohibition set forth in these conditions until such time as it has been determined that all operations and activities are in conformance with these conditions.

72. Drainage facilities (e.g., catch basins, water quality basins, etc.) with sump conditions shall be designed to convey the tributary 100-year storm flows.

Secondary emergency escape shall also be provided.

73. In the event right-of-way or offsite easements are required to construct offsite improvements necessary for the orderly development of the surrounding area to meet the public health and safety needs, the developer shall make a good faith effort to acquire the needed right-of-way in accordance with the Land Development Division’s administrative policy. If unsuccessful, the Developer shall enter into an agreement with the City to acquire the necessary right-of-way or offsite easements and complete the improvements at such time the City acquires the right-of-way or offsite easements which will permit the improvements to be made. The developer shall be responsible for all costs associated with the right-of-way or easement acquisition. [GC 66462.5]

74. If improvements associated with this project are not initiated within two (2) years of the date of approval of the Public Improvement Agreement (PIA), the City Engineer may require that the engineer's estimate for improvements associated with the project be modified to reflect current City construction costs in effect at the time of request for an extension of time for the PIA or issuance of a permit. [MC

9.14.210(B)(C)]

75. The developer shall protect downstream properties from damage caused by alteration
of drainage patterns (i.e. concentration or diversion of flow, etc).

Protection shall be provided by constructing adequate drainage facilities, including, but not limited to, modifying existing facilities or by securing a drainage easement . [MC 9.14.110]
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Tentative Tract Map No. 38459 (PEN22-0127)

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Attachment: Resolution No. 2023-XX - General Plan Amendment, Conditional Use Permit, Tentative Tract Map [Revision 3] (6350 : Gateway

76. The maintenance responsibility of the proposed storm drain line shall be clearly identified.

Storm drain lines within private property will be privately maintained and those within public streets will be publicly maintained.

77. The proposed private storm drain system shall connect to the proposed West End Moreno
Valley Master Drainage Plan (MDP) Line B, which is preliminarily designed to be two 3' X 6' RCB culverts. A storm drain manhole shall be placed at the right-of-way line to mark the beginning of the publicly maintained portion of this storm drain.

78. This project shall submit civil engineering design plans, reports and/or documents (prepared by a registered/licensed civil engineer) for review and approval by the City Engineer per the current submittal requirements, prior to the indicated threshold or as required by the City Engineer. The submittal consists of, but is not limited to, the following:
a. Tract Map (recordation prior to building permit issuance); b. Rough grading w/ erosion control plan (prior to grading permit issuance); c. Precise grading w/ erosion control plan (prior to grading permit issuance); d. Public Improvement plan (e.g., street / storm drain with striping, RCFC storm drain, sewer / water, etc.) (prior to encroachment permit issuance); e. Final drainage study (prior to grading plan approval); f. Final WQMP (prior to grading plan approval);
g. Easements, dedications, vacations, etc. (prior to map approval); h. As-Built revision for all plans (prior to Occupancy release).

79. Water quality best management practices (BMPs) designed to meet Water Quality Management Plan (WQMP) requirements for development shall not be used as a construction BMP. Water quality BMPs shall be maintained for the entire duration of the project construction and be used to treat runoff from those developed portions of the project. Water quality BMPs shall be protected from upstream construction related runoff by having proper best management practices in place and maintained. Water quality BMPs shall be graded per the approved design plans and once landscaping and irrigation has been installed. If residential, it and its maintenance shall be turned over to an established Homeowner’s Association (HOA).

Prior to Grading Plan Approval

80. Resolution of all drainage issues shall be as approved by the City Engineer.

81. A final detailed drainage study (prepared by a registered/licensed civil engineer) shall be submitted for review and approved by the City Engineer. The study shall include, but not be limited to: existing and proposed hydrologic conditions as well as 13 of 27

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Attachment: Resolution No. 2023-XX - General Plan Amendment, Conditional Use Permit, Tentative Tract Map [Revision 3] (6350 : Gateway hydraulic calculations for all drainage control devices and storm drain lines. The study
shall analyze 1, 3, 6 and 24-hour duration events for the 2, 5, 10 and 100-year storm events [MC 9.14.110(A.1)]. A digital (pdf) copy of the approved drainage study shall be submitted to the Land Development Division.

82. Emergency overflow areas shall be shown at all applicable drainage improvement locations in the event that the drainage improvement fails or exceeds full capacity.

83. A final project-specific Water Quality Management Plan (WQMP) shall be submitted for review and approved by the City Engineer, which:
a. Addresses Site Design Best Management Practices (BMPs) such as minimizing impervious areas, maximizing permeability, minimizes directly connected impervious areas to the City’s street and storm drain systems, and conserves natural areas;
b. Incorporates Source Control BMPs and provides a detailed description of their implementation;
c. Describes the long-term operation and maintenance requirements for BMPs requiring maintenance; and
d. Describes the mechanism for funding the long-term operation and maintenance of the BMPs.

A copy of the final WQMP template can be obtained on the City’s Website or by contacting the Land Development Division. A digital (pdf) copy of the approved final project-specific Water Quality Management Plan (WQMP) shall be submitted to the Land Development Division.

84. The final project-specific Water Quality Management Plan (WQMP) shall be consistent with the approved P-WQMP, as well as in full conformance with the document: “Water Quality Management Plan - A Guidance Document for the Santa Ana Region of Riverside County” dated October 22, 2012. The F-WQMP shall be submitted and approved prior to application for and issuance of grading permits. At a minimum, the F-WQMP shall include the following: Site Design BMPs; Source Control BMPs, Treatment Control BMPs, Operation and Maintenance requirements for BMPs and sources of funding for BMP implementation. a. The Applicant has proposed to incorporate the use of bioretention. Final design and sizing details of all BMPs must be provided in the first submittal of the F-WQMP. The Applicant acknowledges that more area than currently shown on the plans may be required to treat site runoff as required by the WQMP guidance document.
b. The Applicant shall substantiate the applicable Hydrologic Condition of Concerns (HCOC) in Section F of the F-WQMP.
c. All proposed LID BMP’s shall be designed in accordance with the RCFC&WCD’s Design Handbook for Low Impact Development Best Management Practices, dated September 2011.
d. The proposed LID BMP’s as identified in the project-specific P-WQMP shall 14 of 27

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Attachment: Resolution No. 2023-XX - General Plan Amendment, Conditional Use Permit, Tentative Tract Map [Revision 3] (6350 : Gateway be incorporated into the Final WQMP.
e. The
NPDES notes per City Standard Drawing No. MVFE-350-0 shall be included in the grading plans.
f. Post-construction treatment control BMPs, once placed into operation for post-construction water quality control, shall not be used to treat runoff from construction sites or unstabilized areas of the site.

85. The developer shall ensure compliance with the City Grading ordinance, these Conditions of Approval and the following criteria:
a.

The project street and lot grading shall be designed in a manner that perpetuates the existing natural drainage patterns with respect to tributary drainage area and outlet points. Unless otherwise approved by the City Engineer, lot lines shall be located at the top of slopes.
b. Any grading that creates cut or fill slopes adjacent to the street shall provide erosion control, sight distance control, and slope easements as approved by the City Engineer.
c. All improvement plans are substantially complete and appropriate clearance letters are provided to the City.
d. A soils/geotechnical report (addressing the soil’s stability and geological conditions of the site) shall be submitted to the Land Development Division for review. A digital (pdf) copy of the soils/geotechnical report shall be submitted to the Land Development Division.

86. Grading plans (prepared by a registered/licensed civil engineer) shall be submitted for review and approved by the City Engineer per the current submittal requirements.

87. The developer shall select Low Impact Development (LID) Best Management Practices (BMPs) designed per the latest version of the Water Quality Management Plan (WQMP) - a guidance document for the Santa Ana region of Riverside County.

88. The developer shall submit recorded slope easements from adjacent property owners
in all areas where grading resulting in slopes is proposed to take place outside of the project boundaries. For all other offsite grading, written permission from adjacent property owners shall be submitted.

89. A Storm Water Pollution Prevention Plan (SWPPP) shall be prepared in conformance with the State’s current Construction Activities Storm Water General Permit. A copy of the current SWPPP shall be kept at the project site and be available for review upon request.

90. For projects that will result in discharges of storm water associated with construction with
a soil disturbance of one or more acres of land, the developer shall submit a Notice of Intent (NOI) and obtain a Waste Discharger’s Identification number (WDID#) from the State Water Quality Control Board (SWQCB) which shall be 15 of 27

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Attachment: Resolution No. 2023-XX - General Plan Amendment, Conditional Use Permit, Tentative Tract Map [Revision 3] (6350 : Gateway noted on the grading plans.

Prior to Grading Permit

91. A receipt showing payment of the Area Drainage Plan (ADP) fee to Riverside County Flood Control and Water Conservation District shall be submitted. [MC

9.14.100(O)]

92. If the developer chooses to construct the project in phases, a Construction Phasing Plan
for the construction of on-site public or private improvements shall be submitted for review and approved by the City Engineer.

93. Security, in the form of a cash deposit (preferable), bond or letter of credit shall be submitted as a guarantee of the implementation and maintenance of erosion control measures. At least twenty-five (25) percent of the required security shall be in the form of a cash deposit with the City. [MC 8.21.160(H)]

94. Security, in the form of a cash deposit (preferable), bond or letter of credit shall be submitted as a guarantee of the completion of the grading operations for the project. [MC 8.21.070]

95. A digital (pdf) copy of all approved grading plans shall be submitted to the Land Development Division.

Prior to Map Approval

96. All proposed street names shall be submitted for review and approved by the City Engineer, if applicable. [MC 9.14.090(E.2.k)]

97. A copy of the Covenants, Conditions and Restrictions (CC&R's) shall be submitted for review and approved by the City Engineer. The CC&R's shall include, but not be limited to, access easements, reciprocal access, private and/or public utility easements as may be relevant to the project. In addition, for single-family residential development, bylaws and articles of incorporation shall also be included as part of the maintenance agreement for any water quality BMPs.

98. After recordation, a digital (pdf) copy of the recorded map shall be submitted to the Land Development Division.

99. Resolution of all drainage issues shall be as approved by the City Engineer. 100. If the project involves the subdivision of land, maps may be developed in phases with
the approval of the City Engineer. Financial security shall be provided for all public improvements associated with each phase of the map. The boundaries of 16 of 27

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Attachment: Resolution No. 2023-XX - General Plan Amendment, Conditional Use Permit, Tentative Tract Map [Revision 3] (6350 : Gateway any multiple map increment shall be subject to the approval of the City Engineer. If the
project does not involve the subdivision of land and it is necessary to dedicate right-of-way/easements, the developer shall make the appropriate offer of dedication by separate instrument. In either case, the City Engineer may require the dedication and construction of necessary utility, street or other improvements beyond the project boundary, if the improvements are needed for circulation, parking, access, or for the welfare or safety of the public. This approval must be obtained prior to the Developer submitting a Phasing Plan to the California Bureau of Real Estate. [MC 9.14.080(B)(C), GC 66412 & 66462.5] 101. Maps (prepared by a registered civil engineer and/or licensed surveyor) shall be submitted for review and approved by the City Engineer per the current submittal requirements.
102. Under the current permit for storm water activities required as part of the National Pollutant
Discharge Elimination System (NPDES) as mandated by the Federal Clean Water Act, this project shall establish a Home Owners Association (HOA) to finance the maintenance of the “Water Quality BMPs”. Any lots which are identified as “Water Quality BMPs” shall be owned in fee by the HOA. 103. The developer shall guarantee the completion of all related improvements required for
this project by executing a Public Improvement Agreement (PIA) with the City and posting the required security. [MC 9.14.220]
104. All public improvement plans required for this project shall be approved by the City Engineer in order to execute the Public Improvement Agreement (PIA). 105. All street dedications shall be free of all encumbrances, irrevocably offered to the public
and shall continue in force until the City accepts or abandons such offers, unless otherwise approved by the City Engineer.

Prior to Improvement Plan Approval
106. The developer is required to bring any existing access ramps adjacent to and fronting
the project to current ADA (Americans with Disabilities Act) requirements.

However, when work is required in an intersection that involves or impacts existing access ramps, all access ramps in that intersection shall be retrofitted to comply with current ADA requirements, unless otherwise approved by the City Engineer. 107. The developer shall submit clearances from all applicable agencies, and pay all applicable plan check fees.
108. The street improvement plans shall comply with current City policies, plans and applicable City standards (i.e. MVSI-160 series, etc.) throughout this project. 17 of 27

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Attachment: Resolution No. 2023-XX - General Plan Amendment, Conditional Use Permit, Tentative Tract Map [Revision 3] (6350 : Gateway 109. The design plan and profile shall be based upon a centerline, extending beyond the project
boundaries a minimum distance of 300 feet at a grade and alignment approved by the City Engineer.
110. Drainage facilities (i.e. catch basins, etc.) with sump conditions shall be designed to convey the tributary 100-year storm flows. Secondary emergency escape shall also be provided.
111. The hydrology study shall be designed to accept and properly convey all off -site drainage
flowing onto or through the site. In the event that the City Engineer permits the use of streets for drainage purposes, the provisions of current City standards shall apply. Should the quantities exceed the street capacity or the use of streets be prohibited for drainage purposes, as in the case where one travel lane in each direction shall not be used for drainage conveyance for emergency vehicle access on streets classified as minor arterials and greater, the developer shall provide adequate facilities as approved by the City Engineer. [MC 9.14.110 A.2] 112. All public improvement plans (prepared by a licensed/registered civil engineer) shall be submitted for review and approved by the City Engineer per the current submittal requirements.
113. Any missing or deficient existing improvements along the project frontage shall be constructed
or secured for construction. The City Engineer may require the ultimate structural section for pavement to half-street width plus 18 feet or provide core test results confirming that existing pavement section is per current City Standards; additional signing & striping to accommodate increased traffic imposed by the development, etc.
114. The plans shall indicate any restrictions on trench repair pavement cuts to reflect the City’s
moratorium on disturbing newly-constructed pavement less than three (3) years old and recently slurry sealed streets less than one (1) year old. Pavement cuts may be allowed for emergency repairs or as specifically approved in writing by the City Engineer. Special requirements shall be imposed for repaving, limits to be determined by the City Engineer.
115. All dry and wet utilities shall be shown on the plans and any crossings shall be potholed
to determine actual location and elevation. Any conflicts shall be identified and addressed on the plans. The pothole survey data shall be submitted to Land Development with the public improvement plans for reference purposes only. The developer is responsible to coordinate with all affected utility companies and bear all costs of any utility relocation.
116. Prior to improvement plan approval, pavement core samples of existing pavement shall be taken and findings submitted to the City for review and consideration of 18 of 27

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Attachment: Resolution No. 2023-XX - General Plan Amendment, Conditional Use Permit, Tentative Tract Map [Revision 3] (6350 : Gateway pavement improvements. The City will determine the adequacy of the existing pavement
structural section. If the existing pavement structural section is found to be adequate, the developer may still be required to perform a 2 inch grind and overlay or slurry seal, depending on the severity of existing pavement cracking, as required by the City Engineer. If the existing pavement section is found to be inadequate, the Developer shall replace the pavement to meet or exceed the City's pavement structural section standard.

Prior to Encroachment Permit
117. A digital (pdf) copy of all approved improvement plans shall be submitted to the Land Development Division.
118. The plans shall indicate any restrictions on trench repair pavement cuts to reflect the City’s
moratorium on disturbing newly-constructed pavement less than three (3) years old and recently slurry sealed streets less than one (1) year old. Pavement cuts may be allowed for emergency repairs or as specifically approved in writing by the City Engineer. Special requirements shall be imposed for repaving, limits to be determined by the City Engineer.
119. Any work performed within public right-of-way requires an encroachment permit.

Prior to Building Permit
120. An engineered-fill certification, rough grade certification and compaction report shall be submitted for review and approved by the City Engineer. A digital (pdf) copy of the approved compaction report shall be submitted to the Land Development Division. All pads shall meet pad elevations per approved grading plans as noted by the setting of “blue-top” markers installed by a registered land surveyor or licensed civil engineer.
121. For all subdivision projects, the map shall be recorded (excluding model homes). [MC 9.14.190]
122. A walk through with a Land Development Inspector shall be scheduled to inspect existing
improvements within public right of way along project frontage. Any missing, damaged or substandard improvements including ADA access ramps that do not meet current City standards shall be required to be installed, replaced and /or repaired. The applicant shall post security to cover the cost of the repairs and complete the repairs within the time allowed in the public improvement agreement used to secure the improvements.
123. Certification to the line, grade, flow test and system invert elevations for the water 19 of 27

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Attachment: Resolution No. 2023-XX - General Plan Amendment, Conditional Use Permit, Tentative Tract Map [Revision 3] (6350 : Gateway quality control BMPs shall be submitted for review and approved by the City Engineer (excluding models homes).
124. Prior to building permit issuance, the developer shall dedicate the following right of way to accommodate the required improvements:
(a) The
necessary street right of way dedication on the east side of Morton Road (60’ R/W / 36’ CC: Local Street, City Standard No. MVSI-107A-0 (Modified)) along the project frontage.
(b) The necessary street right of way dedication on the west side of Morton Road (60’ R/W / 36’ CC: Local Street, City Standard No. MVSI-107A-0 (Modified)) for transition, alignment, and/or drainage purposes.
(c) A 4 foot minimum pedestrian right of way dedication behind any driveway approach per City Standard No. MVSl-112C-0 on Morton Road, as applicable. (d) Corner cutback right of way dedication per City Standard No. MVSl-165-0 on all intersecting public streets, as directed by the City Engineer.

Prior to Occupancy
125. All required as-built plans (prepared by a registered/licensed civil engineer) shall be submitted for review and approved by the City Engineer per the current submittal requirements.
126. The final/precise grade certification shall be submitted for review and approved by the City Engineer.
127. The developer shall complete all public improvements in conformance with current City
standards, except as noted in the Special Conditions, including but not limited to the following:
a. Street improvements including, but not limited to: pavement, base, curb and/or gutter, cross gutters, spandrel, sidewalks, drive approaches, pedestrian ramps, street lights (SCE: LS-2), signing, striping, under sidewalk drains, landscaping and irrigation, medians, pavement tapers/transitions and traffic control devices as appropriate.
b. Storm drain facilities including, but not limited to: storm drain pipe, storm drain laterals, open channels, catch basins and local depressions. c. City-owned utilities.
d. Sewer and water systems including, but not limited to: sanitary sewer, potable water and recycled water.
128. A “Stormwater Treatment Device and Control Measure Access and Maintenance Covenant”, "Maintenance Agreement for Water Quality Improvements located in the public right-of-way" and a "Declaration of Restrictive Covenants (encroachment on City easement)" shall be recorded to provide public notice of the maintenance requirements to be implemented per the approved final project-specific WQMP. A 20 of 27

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Attachment: Resolution No. 2023-XX - General Plan Amendment, Conditional Use Permit, Tentative Tract Map [Revision 3] (6350 : Gateway boilerplate copy of the covenants and agreements can be obtained by contacting the Land Development Division.
129. The applicant shall ensure the following, pursuant to Section XII. I. of the 2010 NPDES Permit:
a. Field verification that structural Site Design, Source Control and Treatment Control BMPs are designed, constructed and functional in accordance with the approved Final Water Quality Management Plan (WQMP).
b. Certification of best management practices (BMPs) from a state licensed civil engineer. An original WQMP BMP Certification shall be submitted for review and approved by the City Engineer.
130. The Developer shall comply with the following water quality related items:
a.

Notify the Land Development Division prior to construction and installation of all structural BMPs so that an inspection can be performed. b. Demonstrate that all structural BMPs described in the approved final project-specific WQMP have been constructed and installed in conformance with the approved plans and specifications;
c. Demonstrate that Developer is prepared to implement all non-structural BMPs described in the approved final project-specific WQMP; and d. Demonstrate that an adequate number of copies of the approved final project-specific WQMP are available for future owners/occupants. e. Clean and repair the water quality BMP's, including re-grading to approved civil drawing if necessary.
f. Obtain approval and complete installation of the irrigation and landscaping. 131. Prior to occupancy, the following improvements shall be completed:

Morton
Road (60’ R/W / 36’ CC: Local Street, City Standard No. MVSI-107A-0 (Modified)) shall be constructed to achieve a half-width of 18’ plus 12’ beyond centerline, along the entire project's west frontage. Morton Road shall transition to the existing street to the north, and shall transition to the existing street to south, using existing and proposed curvature data. Improvements on the west side may be required for transition, alignment, and/or drainage purposes, as directed by the City Engineer. Improvements shall consist of, but not be limited to, pavement, base, curb, gutter, sidewalk, driveway approaches, drainage structures, any necessary offsite improvement transition /joins to existing, street lights, pedestrian ramps, and dry and wet utilities.

Prior to improvement plan approval, the developer shall provide to the City Engineer the results of coring tests confirming that said existing pavement section has been constructed per City Standard No. MVSI-107A-0. Any missing or deficient improvements along the project's west frontage shall be constructed prior to issuance of a certificate of occupancy.
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Attachment: Resolution No. 2023-XX - General Plan Amendment, Conditional Use Permit, Tentative Tract Map [Revision 3] (6350 : Gateway Special Districts Division
132. Street Light Coordination/Advanced Energy Fees. Prior to the issuance of the 1st Building Permit for this project, the Developer shall pay New Street Light Installation Fees for all street lights required to be installed for this development. Payment will be collected by the Land Development Division. Fees are based on the street light administration/coordination and advanced energy fees as set forth in the City Fees, Charges, and Rates as adopted by City Council and effective at the time of payment. Any change in the project which increases the number of street lights to be installed requires payment of the fees at the then current fee. Questions may be directed to the Special Districts Administration at 951.413.3470 or [email protected].
133. Major Infrastructure SFD Major Infrastructure Financing District. Prior to applying for the 1st Building Permit, the qualified elector (e.g. property owner) must initiate the process (i.e. pay the annexation fee or use the alternative identified at the time of the special financing district formation) to provide an ongoing funding source for the construction and maintenance of major infrastructure improvements, which may include but is not limited to thoroughfares, bridges, and certain flood control improvements. This condition will be applicable provided said district is under development at the time this project applies for the 1st Building Permit. This condition must be fully satisfied prior to issuance of the 1st Certificate of Occupancy. This condition will be satisfied with the successful annexation/formation (i.e. special election process) into a special financing district and payment of all costs associated with the special election process. Annexation into a special financing district requires an annual payment of the annual special tax, assessment, or fee levied against the property tax bill, or other lawful means, of the parcels of the project for such district. At the time of the public hearing to consider annexation into or formation of the district, the qualified elector(s) will not protest the annexation or formation, but will retain the right to object to any eventual tax/assessment/fee that is not equitable should the financial burden of the tax/assessment/fee not be reasonably proportionate to the benefit the affected property receives from the improvements to be installed and/or maintained or services provided. The special election requires a minimum 90-day process in compliance with the provisions of Article 13C of the California Constitution, Proposition 218, or other applicable legislation, and consistent with the scheduling for City Council meetings. An alternative to satisfying this condition will be identified at such time as a special financing district has been established. At the time of development, the developer must contact Special Districts Administration at 951.413.3470 or at [email protected] to determine if this condition is applicable. 134. Maintenance Services Funding. Prior to applying for the 1st Building Permit, the qualified elector (e.g. property owner) must initiate the process (i.e. pay the 22 of 27

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Attachment: Resolution No. 2023-XX - General Plan Amendment, Conditional Use Permit, Tentative Tract Map [Revision 3] (6350 : Gateway annexation fee or use the alternative identified at the time of the special financing district
formation) to provide an ongoing funding source for the operation and maintenance of public improvements and/or services associated with impacts of the development. This condition will only be applicable provided said district is under development at the time this project applies for the 1st Building Permit.

This condition must be fully satisfied prior to issuance of the 1st Certificate of Occupancy. This condition will be satisfied with the successful annexation/formation (i.e. special election process) into a special financing district and payment of all costs associated with the special election process. Annexation into a special financing district requires an annual payment of the annual special tax, assessment, or fee levied against the property tax bill, or other lawful means, of the parcels of the project for such district. At the time of the public hearing to consider annexation into or formation of the district, the qualified elector(s) will not protest the annexation or formation, but will retain the right to object to any eventual tax/assessment/fee that is not equitable should the financial burden of the tax/assessment/fee not be reasonably proportionate to the benefit the affected property receives from the improvements to be installed and/or maintained or services provided. The special election requires a minimum 90-day process in compliance with the provisions of Article 13C of the California Constitution, Proposition 218, or other applicable legislation, and consistent with the scheduling for City Council meetings.

An alternative to satisfying this funding source will be identified at such time as a special financing district has been established. At the time of development, the developer must contact Special Districts Administration at 951.413.3470 or at [email protected] to determine if this condition is applicable. 135. Public Safety Funding. Prior to applying for the 1st Building Permit, the qualified elector (e.g. property owner) must initiate the process (i.e. pay the annexation fee or use the alternative identified at the time of the special financing district formation ) to provide an ongoing funding source for Public Safety services, which may include but is not limited to Police, Fire Protection, Paramedic Services, Park Rangers, and Animal Control services. This condition will only be applicable provided said district is under development at the time this project applies for the 1st Building Permit.

CONDITIONS OF APPROVAL
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Attachment: Resolution No. 2023-XX - General Plan Amendment, Conditional Use Permit, Tentative Tract Map [Revision 3] (6350 : Gateway not equitable should the financial burden of the tax/assessment/fee not be reasonably proportionate to the benefit the affected property receives from the improvements to be installed and/or maintained or services provided. The special election requires a minimum 90-day process in compliance with the provisions of Article 13C of the California Constitution, Proposition 218, or other applicable legislation, and consistent with the scheduling for City Council meetings.

An alternative to satisfying this condition will be identified at such time as a special financing district has been established. At the time of development, the developer must contact Special Districts Administration at 951.413.3470 or at [email protected] to determine if this condition is applicable. 136. CFD 2014-01. Prior to City Council action authorizing the recordation of the map, the qualified elector (e.g. property owner) must initiate the process (i.e. pay the annexation fee, form an association to fund the services or fund an endowment) to provide an ongoing funding source for a) Street Lighting Services for capital improvements, energy charges, and maintenance and b) street and storm drain maintenance.

This condition must be fully satisfied prior to issuance of the 1st Building Permit.

This condition will be satisfied with the successful annexation/formation (i.e. special election process) into a special financing district and payment of all costs associated with the special election process. Annexation into a special financing district requires an annual payment of the annual special tax, assessment, or fee levied against the property tax bill, or other lawful means, of the parcels of the project for such district. At the time of the public hearing to consider annexation into or formation of the district, the qualified elector(s) will not protest the annexation or formation, but will retain the right to object to any eventual tax/assessment/fee that is not equitable should the financial burden of the tax/assessment/fee not be reasonably proportionate to the benefit the affected property receives from the improvements to be installed and/or maintained or services provided. The special election requires a minimum 90-day process in compliance with the provisions of Article 13C of the California Constitution, Proposition 218, or other applicable legislation, and consistent with the scheduling for City Council meetings.

Alternatively, the condition can be satisfied by the Developer forming a property owner association that will be responsible for the improvements and any and all operation and maintenance costs for the improvements or by funding an endowment in an amount sufficient to yield an annual revenue stream that meets the annual obligation, as calculated by Special Districts Admin staff. The Developer must contact Special Districts Administration at 951.413.3470 or at [email protected] to satisfy this condition.
137. NPDES Funding. Prior to City Council action authorizing recordation of the final 24 of 27

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Attachment: Resolution No. 2023-XX - General Plan Amendment, Conditional Use Permit, Tentative Tract Map [Revision 3] (6350 : Gateway map for the development and if the Land Development Division requires this project to
provide a funding source for the City’s National Pollutant Discharge Elimination System (NPDES) program, the qualified elector (e.g. property owner) must initiate the process (i.e. pay the balloting/annexation fee or fund an endowment) to provide an ongoing funding source for the NPDES program. This condition must be fully satisfied prior to issuance of the 1st Building Permit. This condition will be satisfied with the successful special election process into the NPDES program, or other special financing district, and payment of all costs associated with the special election process. Participation in the NPDES program requires an annual payment of the annual special tax, assessment, rate or fee levied against the property tax bill, or other lawful means, of the parcels of the project for such district. At the time of the City Council action to consider the ballot/annexation into or formation of the district, the qualified elector(s) will not protest the ballot/annexation or formation, but will retain the right to object to any eventual tax/assessment/rate/fee that is not equitable should the financial burden of the tax/assessment/rate/fee not be reasonably proportionate to the benefit the affected property receives from the improvements to be installed and/or maintained or services provided. The special election requires a minimum 90-day process in compliance with the provisions of Article 13C of the California Constitution, Proposition 218, or other applicable legislation, and consistent with the scheduling for City Council meetings. (City of Moreno Valley Municipal Code Title 3, Section 3.50.050). Alternatively, the condition can be satisfied by the Developer funding an endowment in an amount sufficient to yield an annual revenue stream that meets the annual obligation, as calculated by Special Districts Admin staff. The Developer must contact Special Districts Administration at 951.413.3470 or at [email protected] to satisfy this condition. 138. Park Maintenance Funding. Prior to City Council action authorizing the recordation of
the map, the qualified elector (e.g. property owner) must initiate the process (i.e. pay the annexation fee or fund an endowment) to provide an ongoing funding source for the continued maintenance, enhancement, and/or retrofit of parks, open spaces, linear parks, and/or trails systems.

This condition must be fully satisfied prior to issuance of the 1st Building Permit.

CONDITIONS OF APPROVAL
Conditional Use Permit (PEN21-0066)
Tentative Tract Map No. 38459 (PEN22-0127)

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Attachment: Resolution No. 2023-XX - General Plan Amendment, Conditional Use Permit, Tentative Tract Map [Revision 3] (6350 : Gateway election requires a minimum 90-day process in compliance with the provisions of Article 13C of the California Constitution, Proposition 218, or other applicable legislation, and consistent with the scheduling for City Council meetings.

Alternatively, the condition can be satisfied by the Developer funding an endowment in an amount sufficient to yield an annual revenue stream that meets the annual obligation, as calculated by Special Districts Admin staff. The Developer must contact Special Districts Administration at 951.413.3470 or at [email protected] to satisfy this condition.
139. The ongoing maintenance of any water quality BMP (e.g. Bioswale) constructed in the public right of way shall be the responsibility of a property owner association or the property owner.
140. Maintenance Responsibility. The ongoing maintenance of any landscaping required to be installed behind the curb shall be the responsibility of the property owner. 141. Zones A and C. The parcel(s) associated with this project is included in Moreno Valley Community Services District Zone A (Parks & Community Services) and Zone C (Arterial Street Lighting). Zone A is levied on the property tax bill on a per parcel or dwelling unit basis. Zone C is levied on the property tax bill on a per parcel basis. Zone A and Zone C are levied against all assessable parcels, and any subdivision thereof.

Transportation Engineering Division
142. All project driveways shall conform to City of Moreno Valley Standard Plans No.

MVSI-111A-0 for residential driveway approaches.
143. Box Springs Road is designated as a Minor Arterial (88'RW/64'CC). Any modifications or improvements undertaken by this project shall be consistent with City Standards or as approved by the City Engineer.
144. Street "A" shall be improved as a modified Local Street (56'RW/36'CC) per City Standard
Plan No. MVSI-107A-0. Any improvements undertaken by this project shall be consistent with City Standards or as approved by the City Engineer. A landscaped, raised median shall be installed on Street "A" such that sight distance is not obstructed. Appropriate signage shall be installed to clearly indicate the direction of travel.
145. Street "B" and Street "C" shall be improved as Local Streets (56'RW/36'CC) per City
Standard Plan No. MVSI-107A-0. Any improvements undertaken by this project shall be consistent with City Standard.
26 of 27

CONDITIONS OF APPROVAL
Conditional Use Permit (PEN21-0066)
Tentative Tract Map No. 38459 (PEN22-0127)

Page 26 ends

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Attachment: Resolution No. 2023-XX - General Plan Amendment, Conditional Use Permit, Tentative Tract Map [Revision 3] (6350 : Gateway 146. Conditions of approval may be modified or added if a phasing plan is submitted for this development.
147. Prior to final approval of any landscaping or monument sign plans, the project plans shall
demonstrate that sight distance at the project driveways conforms to City Standard Plan No. MVSI-164A, B, C-0.
148. Prior to the final approval of the street improvement plans, a signing and striping plan
shall be prepared per California Manual on Uniform Traffic Control Devices (CAMUTCD) and City of Moreno Valley Standard Plans - Section 4 for all streets within the project area. The signing and striping plan shall include a pedestrian crossing to the satisfaction of the City Traffic Engineer for Street "B:, between Street "A" and Street "C", as shown on the approved exhibits. 149. Prior to issuance of an encroachment permit for works within the public right-of-way, construction
traffic control plans prepared by a qualified, registered Civil or Traffic engineer shall be required for plan approval by the City Traffic Engineer. 150. Prior to issuance of the first building permit, the Developer shall coordinate with the City
of Riverside Public Works Department and purchase the necessary traffic signal appurtenance equipment for the improvement, as identified in the Gateway Heights Traffic Study, dated February 12, 2021, at the intersection of Sycamore Canyon Road and Fair Isle Drive.
151. Prior to acceptance of streets into the City-maintained road system, all approved signing and striping shall be installed per current City Standards and the approved plans.

PARKS & COMMUNITY SERVICES DEPARTMENT
152. This project is subject to current Development Impact Fees. 27 of 27

CONDITIONS OF APPROVAL
Conditional Use Permit (PEN21-0066)
Tentative Tract Map No. 38459 (PEN22-0127)

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Attachment: Resolution No. 2023-XX - General Plan Amendment, Conditional Use Permit, Tentative Tract Map [Revision 3] (6350 : Gateway 1 Ordinance No. XXX
Date Adopted:

ORDINANCE NO. XXX

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF MORENO
VALLEY, CALIFORNIA, APPROVING CHANGE OF ZONE (PEN20-0096) TO AMEND THE CITY ZONING ATLAS FROM RESIDENTIAL 2
DISTRICT (R2) AND HILLSIDE RESIDENTIAL DISTRICT (HR) TO RESIDENTIAL 10 DISTRICT (R10) AND OPEN SPACE (OS) DISTRICT

FOR THE PROPERTY LOCATED ON THE EAST SIDE OF MORTON
ROAD, APPROXIMATELY 300 FEET NORTH OF JENNINGS COURT
(APN 256-150-001).

WHEREAS, the City of Moreno Valley (“City”) is a general law city and a municipal corporation of the State of California; and has the authority to approve amendments to the City’s General Plan and City’s Zoning Atlas; and WHEREAS, HengHou Group (“Applicant”) has submitted is seeking approval for the Gateway Heights Residential Project which includes approval of General Plan Amendment (PEN20-0095), Conditional Use Permit (PEN21-0066) and Tentative Tract Map 38459 (PEN22- 0127) for the development of a 108- unit detached townhouse condominium Planned Unit Development on 32.56-acres, with associated amenities and public improvements (“Proposed Project”) located on the east side of Morton Road, approximately 300 feet north of Jennings Court (APN 256-150-001) (“Project Site”); and WHEREAS, on June 8, 2023, the public hearing to consider the Proposed Project was duly conducted by the Planning Commission at which time all interested persons were provided with an opportunity to testify and to present evidence; and WHEREAS, on June 8, 2023, a public hearing was conducted by the Planning Commission to consider General Plan Amendment (PEN20- 0095), after which the Planning Commission approved Planning Commission Resolution 2023- 23, a recommendation that the City Council approve General Plan Amendment (PEN20-0095); and
WHEREAS, on June 8, 2023, a hearing was conducted by the Planning Commission whereby the Planning Commission approved Planning Commission Resolution No. 2023-22, recommending the City Council approve the Mitigated Negative Declaration/Initial Study, Mitigation Monitoring and Reporting Program, and Proposed Project; and
WHEREAS, pursuant to the provisions of Section 9.02.200 (Public Hearing and Notification Procedures) of the Municipal Code and Government Code section 65905, a public hearing was scheduled for September 5, 2023, before the City Council and notice thereof was duly published and posted, and mailed to all property owners of record with 600 feet of the Site; and
WHEREAS, on September 5, 2023, the public hearing to consider the Proposed Project was duly conducted by the City Council at which time all interested persons were provided with an opportunity to testify and to present evidence; and F.1.h
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Attachment: Ordinance No. XXX - Gateway Heights [Revision 2] (6350 : Gateway Heights Tract 38459) 2 Ordinance No. XXX
Date Adopted:

WHEREAS, on September 5, 2022, in accordance with the provisions of the California Environmental Quali ty Act (CEQA) and CEQA Guidelines, the City Council considered and approved Resolution 2023- certifying the Proposed Project’s Mitigated Negative Declaration, and adopting a Mitigation Monitoring and Reporting Program.

THE CITY COUNCIL OF THE CITY OF MORENO VALLEY DOES ORDAIN AS FOLLOWS:

Section 1. AMENDMENT OF THE OFFICIAL ZONING ATLAS
The City of Moreno Valley Official Zoning Atlas, as adopted by Ordinance No. 981, on August 3, 2021, of the City of Moreno Valley, and as amended thereafter from time to time by the City Council of the City of Moreno Valley, is further amended by placing i n effect the zone or zone classification to page 96 of the Official Zoning Atlas as shown on the attached map marked “Exhibit A” and included herein by reference and on file in the office of the City Clerk.

Section 2. EFFECT OF ENACTMENT
Except as specifically provided herein, nothing contained in this ordinance shall be deemed to modify or supersede any prior enactment of the City Council which addresses the same subject addressed herein.

Section 3. NOTICE OF ADOPTION
Within fifteen days after the date of adoption hereof, the City Clerk shall certify to the adoption of this ordinance and cause it to be posted in three public places within the city.

Section 4. EFFECTIVE DATE
This ordinance shall take effect thirty days after the date of its adoption. [Remainder of Page Intentionally Left Blank]
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Attachment: Ordinance No. XXX - Gateway Heights [Revision 2] (6350 : Gateway Heights Tract 38459) 3 Ordinance No. XXX
Date Adopted:

APPROVED AND ADOPTED this 5th day of September, 2023.

CITY OF MORENO VALLEY

CITY COUNCIL
_____________________________________
Ulises Cabrera
Mayor of the City of Moreno Valley
ATTEST:
_____________________________
Jane Halstead, City Clerk
APPROVED AS TO FORM:
_____________________________
Steven B. Quintanilla, City Attorney
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Attachment: Ordinance No. XXX - Gateway Heights [Revision 2] (6350 : Gateway Heights Tract 38459) 4 Ordinance No. XXX
Date Adopted:

ORDINANCE JURAT

STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.

CITY OF MORENO VALLEY )

I, Jane Halstead, City Clerk of the City of Moreno Valley, California, do hereby certify that Ordinance No. XXX was duly and regularly adopted by the City Council of the City of Moreno Valley at a regular meeting thereof held on the 5 th day of September, 2023,
by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

(Council Members, Mayor Pro Tem and Mayor)

___________________________________

CITY CLERK

(SEAL)
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Attachment: Ordinance No. XXX - Gateway Heights [Revision 2] (6350 : Gateway Heights Tract 38459)

EXHIBIT A

Existing and Proposed Zoning Map

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Attachment: Ordinance No. XXX - Gateway Heights [Revision 2] (6350 : Gateway Heights Tract 38459) Amended Planned Unit
Development
Narrative
FOR
Monterra
Submitted to
Town of Florence, Arizona
January 2012

APPLICANT/PROPERTY OWNER(S)
LANGLEY RIGGINS 600, LLC
2738 E. Guadalupe Road
Gilbert, AZ 85234
(480) 633-0999

RMG MONTERRA SOUTH, LLC
8800 N. Gainey Center Drive
Suite 255
85258 Scottsdale, AZ
(480) 609-1200

AGENT/ENGINEER

UNITED ENGINEERING GROUP
December 2022

Gateway Heights
Planned Unit Development
Moreno Valley, California
8885 H AVEN A VENUE | S TE 195 | R ANCHO C UCAMONGA , CA 91730 909 - 466 - 9240

Prepared for:

HengHou Group
177 E. Colorado Blvd.

Suite 200
Pasadena, CA 91105

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Attachment: Gateway Heights PUD - 1 of 3 (6350 : Gateway Heights Tract 38459) Gateway Heights 2 Planned Unit Development
United Engineering Group

PLANNED UNIT DEVELOPMENT
FOR
Gateway Heights
December 2022
Submitted to

City of Moreno Valley
14177 Fredrick Street
Moreno Valley, CA 92552
(951) 413-3000

APPLICANT/PROPERTY OWNER(S)

HengHou Group
Shizao Zheng
1378 West Zhongshan Rd
Ningbo, China 315-016

PROJECT MANAGER

Ackerman Law
Jason Ackerman
3200 E. Guasti Road
Suite 100
Ontario, CA 91761
(909) 223-3302

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Attachment: Gateway Heights PUD - 1 of 3 (6350 : Gateway Heights Tract 38459) Gateway Heights 3 Planned Unit Development
United Engineering Group

ENGINEER

UNITED ENGINEERING GROUP-CALIFORNIA, INC
Beau Cooper
8885 Haven Avenue
Suite 195
Rancho Cucamonga, CA 91730
(909) 466-9240

ARCHITECT

KNITTER PARTNERS INTERNATIONAL, INC
17752 Mitchell N.

Suite C
Irvine, CA 92614
(949) 752-1177

UEG Project No. 30182

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Attachment: Gateway Heights PUD - 1 of 3 (6350 : Gateway Heights Tract 38459) Gateway Heights 4 Planned Unit Development
United Engineering Group

TABLE OF CONTENTS

1.0 PURPOSE ........................................................................................................................................... 6

2.0 PROJECT BACKGROUND & DESCRIPTION .......................................................................................... 6

3.0 EXISTING CONDITIONS ...................................................................................................................... 7

4.0 RELATIONSHIP TO SURROUNDING PROPERTIES ............................................................................... 7

5.0 PRELIMINARY DEVELOPMENT PLAN ................................................................................................. 8

5.1 Cluster Design ............................................................................................................................... 8

5.2 Alternative Design Standards ........................................................................................................ 9

5.2.1 Lot Coverage ......................................................................................................................... 9

5.2.2 Building Setbacks .................................................................................................................. 9

5.2.3 Building Height .................................................................................................................... 10

5.2.4 Street Sections .................................................................................................................... 10

5.3 Fire Protection Plan ..................................................................................................................... 10

5.4 Community Park & Landscape Buffers........................................................................................ 11

5.4.1 General Guidelines .............................................................................................................. 11

5.5 Entry Monuments, Walls & Project Theme ................................................................................ 11

5.5.1 General Guidelines .............................................................................................................. 12

5.6 Perimeter Yard Landscaping ....................................................................................................... 12

5.7 Private Open Space ..................................................................................................................... 13

6.0 ARCHITECTURE ................................................................................................................................ 44

6.1 General Guidelines ...................................................................................................................... 44

6.2 Architectural styles ..................................................................................................................... 44

6.2.1 Santa Barbara ...................................................................................................................... 44

6.2.2 Modern Farmhouse ............................................................................................................ 45

7.0 UTILITIES .......................................................................................................................................... 46

8.0 COVENANTS, CONDITIONS AND RESTRICTIONS (CC&R’S) .............................................................. 47

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Attachment: Gateway Heights PUD - 1 of 3 (6350 : Gateway Heights Tract 38459) Gateway Heights 5 Planned Unit Development
United Engineering Group

EXHIBITS
A. Vicinity Map
B. Development Area
C. USGS Topographic Map
D. FEMA FIRM Map
E. General Plan Map
F. Zoning Map
G. Area Circulation Map
H. Gateway Specific Plan
I. Surrounding Jurisdictions
J. Open Space/Park Plan
K. Cluster Detail
L. Street Sections
M. Conceptual Wall & Fence Plan

ARCHITECTURE
A-1.1 – Plan 1 Floor Plan A
A-1.2 – Plan 1 Floor Plan B
A-1.3 – Plan 1 Elevation A
A-1.4 – Plan 1 Elevation B
A-2.1 – Plan 2 Floor Plan A
A-2.2 – Plan 2 Floor Plan B
A-2.3 – Plan 2 Elevation A
A-2.4 – Plan 2 Elevation B
A-3.1 – Plan 3 Floor Plan A
A-3.2 – Plan 3 Floor Plan B
A-3.3 – Plan 3 Elevation A
A-3.4 – Plan 3 Elevation B

SITE PLAN
Sheet 1 – Preliminary Site Plan
Sheet 2 – Preliminary Grading & Drainage Plan

APPENDIX 1
Preliminary Fire Protection Technical Report/Plan

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Attachment: Gateway Heights PUD - 1 of 3 (6350 : Gateway Heights Tract 38459) Gateway Heights 6 Planned Unit Development
United Engineering Group

1.0 PURPOSE
The purpose of this Planned Unit Development (PUD) is to describe the overall design concept for the Gateway Heights project and outline the design details that will be incorporated into the final design decisions. The Gateway Heights project presents inn ovative housing options within the City of Moreno Valley, while delivering a vast amount of recreational open space to the surrounding communities. This manual includes both design standards and guidelines. The guidelines in this document will lay out both functional and aesthetic design concepts as an overall strategy to be followed at the time of development. The primary objective is to establish a consistent theme throughout the project. This document will establish design standards, overall theme, wall and fence concepts, and pedestrian connectivity to be used in the future build out of this project . This Planned Unit Development (PUD) is being processed in conformance with City of Moreno Valley Municipal Code, Chapter 9.03.060.

2.0 PROJECT BACKGROUND & DESCRIPTION
Gateway Heights is located north of Jennings Court and east of Morton Road in the City of Moreno Valley (Refer to Exhibit A – Vicinity Map). The property contains 3 2.70 acres in the foothill of the Box Springs Mountain Reserve Park. The project proposes to develop approx. 16.59 acres of 32.56 acres into 108 detached condominium units with the dwelling units in an 8-unit “cluster” concept. (See Exhibit B – Development Area) The remaining 15.97 acres will be rezoned to Open Space (OS). It is anticipated that the open space area will be incorporated into the local trail system of hiking, trail running, and mountain biking trails, and the open space area will be available for recreational use by reside nts of Gateway Heights and the City of Moreno Valley . The project will also contain 3.1 acres of open space, trails and park area within the community providing residents with space to enjoy . The project proposal is consistent with the City of Moreno Valley’s Residential 10 (R10) District which allows for a maximum density of 10 dwelling units per net acre. In order to ensure the quality and cohesiveness of PUD projects, the City of Moreno Valley requires additional design details during planning stages. The requirement for these design standards and details helps ensure that C ity design objectives are met. By implementing the following design points, this project meets these City design objectives for PUDs:
• Provides innovation and diversity in housing choices that would not otherwise be possible according to the strict application of the site development regulations in this title because the detached condominium concept provides its residents with the benefits of single-family homeownership while also conferring on them the benefits of shared community living. • Provides access to adjacent natural resources, open space, onsite recreational facilities through the dedication o f nearly one-half of the property to open space that will interconnect with a regional trail system.
• Installation of storm water pollution control systems pursuant to the municipal storm water permit issued by the Regional Water Quality Control Board (RWQCB).

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Attachment: Gateway Heights PUD - 1 of 3 (6350 : Gateway Heights Tract 38459) Gateway Heights 7 Planned Unit Development
United Engineering Group

3.0 EXISTING CONDITIONS
The property is currently unimproved land bordered to the south by an existing single family residential development. The site lies just to the east of Interstate 215 and to the north of the US 60/I -215 interchange. The site had previously been entitled for a single -family residential development (Tract 33626) in 2007 but those entitlements expired.

The topography of this site has two naturally defined areas. The lower lying area, which generally contains slopes under 15% and the mountainous area which consists of slopes greater than 25%. The site generally slope s from north east to south west (See Exhibit C – USGS Topographic Map). The property is located within Flood Zone ‘X’ (areas determined to be outside of the 100 -year and 500-year floodplain) Refer to Exhibit D – FIRM Map (Map No. 06065C0733G, dated August 28, 2008).

Per the General Plan, t he property currently has land use designations of Residential Max 2DU/AC (R2) and Hillside Residential (HR). (Refer to Exhibit E – General Plan Map and Exhibit F – Zoning Map) Transportation corridors and area circulation will be developed in conformance with the City of Moreno Valley’s General Plan . Refer to Exhibit G – Area Circulation Map for a representation of the major roadways in the areas of the subject site.

4.0 RELATIONSHIP TO SURROUNDING PROPERTIES
The surrounding properties in the area include vacant land, existing single-family homes, and hillside. A majority of the vacant land adjacent to this project are contained within the Gateway Center Specific Plan, in the unincorporated area of Riverside County, to the west of the project. This Specific Plan contains densities from 5du/acre to 16du/acre as wel l as a school site bordering Morton Road to the west. (See Exhibit H – Gateway Specific Plan) To the north and east are areas zoned as Hillside Residential in the City of Moreno Valley and Conservation in the County of Riverside, to the east and south of the project there are eight existing single -family homes. (See Exhibit I – Surrounding Jurisdictions)
The surrounding General Plan land use designations are as follows:

North: Hillside Residential (HR) & Conservation (County of Riverside) South: Residential Max. 5du/acre (R5)
East: Hillside Residential (HR)
West: Gateway Center Specific Plan (County of Riverside)

The surrounding existing land uses are as follows:

North: Vacant
South: Single Family Residences
East: Vacant
West: Vacant
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Attachment: Gateway Heights PUD - 1 of 3 (6350 : Gateway Heights Tract 38459) Gateway Heights 8 Planned Unit Development
United Engineering Group

5.0 PRELIMINARY DEVELOPMENT PLAN
The Gateway Heights development is intended as a planned residential community offering innovative cluster housing options in the lower lying portion of the site and open space on the remainder of the site. The development will include a community park, open space and a common community design identity. This development plan coupled with the unique location of this property will provide multiple housing alternatives for both entry-level buyers , young families, and retirees , as w ell as student and faculty for the University of California-Riverside.

As mentioned above, the R10 designated area of Gateway Heights will be clustered on 16.59 acres of the property and will contain 108 units located near the center of the development area. This gives the property a density of 3.37 units per acre with a clustered density of 6.51 units per acre. This density is well within allowances of the proposed General Plan designation of R10 (10 units per net acre). The remaining 15.97 acres will be changed to Open Space (OS) and designated for conservation. In addition to the open space, the project will also provide a 0.89 acre community park located in the center of the development. (Refer to Exhibit J – Open Space/Park Plan)

The residential uses within the Gateway Heights development will consist of cluster units in varying sizes ranging from 4-unit to 10-unit clusters. This development will be subject to the requirements in Chapter

9.03.040 (Residential Site Development Standards) and 9.03.060 (Planned Unit Developments) of the City of Moreno Valley’s municipal code.

5.1 Cluster Design
These units will contain 4- unit to 10-unit auto court product on pad sizes ranging from 7,674SF to 16,254SF. (Refer to Exhibit K – Cluster Detail) These cluster units are arranged with garages facing a common driveway as to enhance the aesthetic views of the project from the street and perimeter. The purpose of this design concept is to ensure architectural continuity and compatibility throughout the project utilizing the following design criteria:

 Provide front door access to open space/courtyard for inside units and street access for outside units.
 Provide garage access at common private street
 Use enhanced elevations for homes facing the public street.  Provide patios or balconies to enhance architectural styles and increase private open space.
 Consider additional building articulation through recessed garage doors, recessing or cantilevering second stories and varying roof pitches.

(Refer to A-1.3 thru A-3.4 – Conceptual Floor Plans/Elevations)

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Attachment: Gateway Heights PUD - 1 of 3 (6350 : Gateway Heights Tract 38459) Gateway Heights 9 Planned Unit Development
United Engineering Group

5.2 Alternative Design Standards
This planned unit development for the Gateway Heights project contains various design alternatives that differ from the standard R10 design standards in order to promote the objectives stated above in Section 2. As allowed in the City of Moreno Valley’s Municipal Code Section 9.03.060.G, planned unit developments may deviate from the site development standards set forth in the applicable zoning district regarding lot area, lot dimension s, lot coverage, setbacks and building height.

5.2.1 Lot Coverage
The Gateway Heights project contains 13 development pad areas varying in size from 7,674 to 16,254 square feet. The cluster development will be exclusively contained within these development pads and the pads will have a maximum building coverage of 65%. The remaining pad area shall contain driveways, sidewalks and landscaping.

5.2.2 Building Setbacks
Front/Street Side setback = 5’ to ROW
Minimum building separation = 6’
Side setback to toe/top of slope = 5’ Min*
Rear setback to toe/top of slope = 5’ Min*

*-For buildings located at the top or toe of slope, the minimum building setback shall be determined by the California Building Code Section 1808.7 which states that buildings at the toe of slope shall be at least the smaller of H/2 or 15’ from the toe of slope.

Buildings at the top of slope shall be at least the smaller of H/3 or 40’ from the top of slope.

Example: 20’ Slope Height = 10’ setback at toe of slope (20/2) 20’ Slope Height = 7’ setback at top of slope (20/3)

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Attachment: Gateway Heights PUD - 1 of 3 (6350 : Gateway Heights Tract 38459) Gateway Heights 10 Planned Unit Development
United Engineering Group

5.2.3 Building Height
Building heights for the two story units will not exceed 30’ in height.

5.2.4 Street Sections
The streets within the Gateway Heights PUD will be private streets maintained by the project’s Homeowner Association. These streets will be constructed based on the City of Moreno Valley’s Local Street section MVSI -107A-0. Street A and Street C will be constructed using a modified section which eliminates the sidewalk and landscape area along the project perimeter. The purpose for these modified sections is to preserve the natural landscape along the perimeter of the project . With the elimination of these sidewalks, a pedestrian crossing has been located at approximate ly mid-block of Street B to provide ADA access to the units on the north side of Street B. (Refer to Exhibit L – Street Section Details)
TABLE 1

5.3 Fire Protection Plan
The Gateway Heights project has developed a Fire Protection Plan in conjunction with the dev
elopment to increase safety measures and mitigate any fire hazards for the project. The mitigations include providing two 36’+ wide roadways at the entrance to minimize any potential traffic congestion during an emergency setting. One roadway would be used for ingress and the other for egress. The site also includes an internal looped road system allowing traffic circulation in either direction. Direct access shall be provided to all structures and no dead- end fire apparatus access roads are contained onsite. The project has also developed a Preliminary Fuel Modification and Vegetation Management plan for the site which includes requirements for landscape materials to reduce non-fire-resistant vegetation. (Refer to Appendix 1) A Final Fuel Modification Plan will be required as part of the Final Design submittals for approval prior to obtaining a Grading Permit.

GATEWAY HEIGHTS DEVELOPMENT STANDARDS
Max Building Height 30'
Min Front/Street Setback 5'
Min Bldg seperation 6'
Min. Side setbacks 5'*
Min. Rear setbacks 5'*
Max Development Pad Coverage 65%
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Attachment: Gateway Heights PUD - 1 of 3 (6350 : Gateway Heights Tract 38459) Gateway Heights 11 Planned Unit Development
United Engineering Group

5.4 Community Park & Landscape Buffers
This project will contain a community park space area, approximately 0.89 acres in size and with various elements for recreation. This community park will be located near the center to the subdivision allowing easy access to all residents. This park space may contain amenities such as BBQ and picnic areas, ramadas, tot lot, dog park and t urf areas for additional gathering and activities. The park will be owned and maintained by the project’s Homeowners Association. In addition to the community park, this project will also incorporate landscaped buffer areas throughout the project and along the project’s perimeter . These landscape areas will also be maintained by the Home owners Association and subject to the requirem ents of the Fire Protection Plan.

5.4.1 General Guidelines
 All landscape shall conform to Ordinance No. 859.2 and County of Riverside Guide to California Friendly Landscaping.
 All planting areas shall be irrigated with an automatic irrigation system and an ET based controller, per Ordinance 859.2.
 All planting areas shall receive three inches (3”) of shredded bark mulch and one and a half inches (1-1/2”) on ground cover from flats.
 All trees within six feet (6’) of any hardscape shall receive thirty -six inch (36”) deep, by twenty inch (20”) long linear root barrier.
 All slopes three feet (3’) in vertical height or greater shall be planted with shrubs and trees and irrigated per the Riverside County requirements for slope erosion control landscaping. Slopes to meet building and safety requirements.  Landscaping shall consist of a combination of trees, shrubs and groundcover as listed in the California Friendly Plant List provided by the County.

5.5 Entry Monuments, Walls & Project Theme
The primary entry for the community will be located at the intersection of “Street A” and Morton Road . T he elevated topography of the Gateway Heights project will make it a predominant development near the I -215 freeway. As such, it is important to minimize the walls and fences that could impact the views from the street or surrounding areas. The Gateway Heights project will contain no walls on the interior of the project. The perimeter of the project will consist of decorative view walls and/ or tubular st eel fencing. Perimeter wall and fence materials, designs, and colors will carry on the project’s theme established by the project’s monument signage and landscaping. Wall and fence heights will be limited to a maximum height of six (6) feet , except where necessary for noise attenuation or additional retaining wall. Decorative pillars and pedestals may extend up to an additional fourteen (14) inches above the maximum wall or fence heights. (Refer to Exhibit M – Conceptual Wall & Fence Plan) Materials, colors, and construction methods for theme, view and accent walls are F.1.i
Packet Pg. 263
Attachment: Gateway Heights PUD - 1 of 3 (6350 : Gateway Heights Tract 38459) Gateway Heights 12 Planned Unit Development
United Engineering Group

subject to some variation, so long as the proposed character and theme of the walls is preserved and per the approval of the Planning Department.

While in some areas of the de velopment, units may have retaining walls the majority of the development will not be separated by neighborhood walls at the rear or side yards.

5.5.1 General Guidelines
 All walls and fences should maintain a six foot (6’) maximum height limit, except where larger walls are necessary for noise attenuation or retaining purposes.  If walls or fences end in a pilaster, t he design of the pilaster should reflect the shape of the supports used in the entry monuments and use similar materials.  When changes in pad elevation occur, the wall or fence should be stepped in equal vertical intervals.
 Where g ates are required, they shall be constructed of wrought iron, vinyl or tubular steel. Chain link fencing is not permitted. All construction must be of good quality and sufficient durability. (Applicants shall provide specifications which shall be approved by the Planning Department)
 All wall and fence plans and materials must conform to City of Moreno Valley guidelines.

5.6 Perimeter Yard Landscaping
Perimeter yard landscaping is required around all cluster pads and unless approved by the Planning Department , will be provided by the developer/home builder. Perimeter yard landscaping provided by the developer/builder or their representative must be installed wit hin one month of closing of the first unit . A variety of perimeter yard landscape packages with automatic irrigation systems shall be provided; landscaping designs with berming, river run features, courtyards, lighting, or other creative features shall be offered for standard landscape design.

F.1.i
Packet Pg. 264
Attachment: Gateway Heights PUD - 1 of 3 (6350 : Gateway Heights Tract 38459) Gateway Heights 13 Planned Unit Development
United Engineering Group

Figure 1 - Galvanized steel rock garden
wall

5.7 Private Open Space
Private Open Space may include land within each
residential unit that is available for private use. This private open space is typically considered yard , patio or balcony area that is available for private recreation. It is recognized t hat while the community park provides an
easily accessible active recreational opportunity for all residents of the development, each residence must have
adequate private outdoor space that can be an effective extension of the indoor living space and be used for
passive outdoor activities such as gardening, reading,
eating and barbequing. Per Moreno Valley Municipal Code Section 9.03.040.G.8, each unit shall have at least one hundred and fifty (150) square feet of private open space.

This open space may be achieved through the use of patio or balcony spaces. First floor patio space sh all have a minimum dimension of 8’ and upstairs balconies must have a minimum dimension of 5’. Patio designs may include alternatives to traditional fencing, such as garden walls, small retaining walls or landscaping which delineates the space between units.

F.1.i
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Attachment: Gateway Heights PUD - 1 of 3 (6350 : Gateway Heights Tract 38459) Gateway Heights 14 Planned Unit Development
United Engineering Group

EXHIBITS

F.1.i
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Attachment: Gateway Heights PUD - 1 of 3 (6350 : Gateway Heights Tract 38459) F.1.i
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Attachment: Gateway Heights PUD - 1 of 3 (6350 : Gateway Heights Tract 38459)

USGS MAP

MORENO VALLEY, CALIFORNIA
united
engineering
group

EXHIBIT C GATEWAY HEIGHTS
F.1.i
Packet Pg. 269
Attachment: Gateway Heights PUD - 1 of 3 (6350 : Gateway Heights Tract 38459)

SUBJECT SITE

FEMA MAP

MORENO VALLEY, CALIFORNIA
united
engineering
group

EXHIBIT D GATEWAY HEIGHTS
F.1.i
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Attachment: Gateway Heights PUD - 1 of 3 (6350 : Gateway Heights Tract 38459) F.1.i
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INTERSTATE

CALIFORNIA
215
60 BOX S
PRIN
GS R
OAD

MORTON ROAD

DAY STREET
CEN
TR

AL AVENUE
CENT

RAL AVENU
E

WATKINS DRIVE
MA
RTIN
LUTH
ER K

ING BLV
D

CANYON CREST DRIVE

EL CERR
ITO DR
SYCA
M
ORE
CANYON
B
LVD
CO
UNT

RY CLUB
DRIVE

SUBJECT SITE
CAM
PU
S DR
IVE

CIRCULATION MAP

MORENO VALLEY, CALIFORNIA
united
engineering
group

EXHIBIT G GATEWAY HEIGHTS
F.1.i
Packet Pg. 273
Attachment: Gateway Heights PUD - 1 of 3 (6350 : Gateway Heights Tract 38459)

GATEWAY CENTER SPECIFIC PLAN

MORENO VALLEY, CALIFORNIA
united
engineering
group

EXHIBIT H GATEWAY HEIGHTS
F.1.i
Packet Pg. 274
Attachment: Gateway Heights PUD - 1 of 3 (6350 : Gateway Heights Tract 38459)

SUBJECT
SITE

COUNTY OF RIVERSIDE

CITY OF MORENO VALLEY

CITY OF RIVERSIDE

SURROUNDING JURISDICTIONS

MORENO VALLEY, CALIFORNIA
united
engineering
group

EXHIBIT I GATEWAY HEIGHTS
F.1.j
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Attachment: Gateway Heights PUD - 2 of 3 (6350 : Gateway Heights Tract 38459) F.1.j
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Attachment: Gateway Heights PUD - 2 of 3 (6350 : Gateway Heights Tract 38459) F.1.j
Packet Pg. 279
Attachment: Gateway Heights PUD - 2 of 3 (6350 : Gateway Heights Tract 38459) Gateway Heights 28 Planned Unit Development
United Engineering Group

FLOOR PLANS/ELEVATIONS

F.1.j
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Attachment: Gateway Heights PUD - 2 of 3 (6350 : Gateway Heights Tract 38459) COPYRIGHT © 2019 KNITTER PARTNERS INTERNATIONAL, INC

KNITTER PARTNERS
INTERNATIONAL, INC.

KPI
architecture & planning
17752 MITCHELL NORTH, SUITE C
IRVINE, CALIFORNIA 92614-6802
www.knitter.com949.752.1177
A-1.01

SHEET TITLE

SHEET NUMBER

PROJECT INFO
NO. DATE REVISION
SHEET ISSUE DATE:

DRAWN BY:

PROJECT MANAGER:

PROJECT NUMBER:
3/29/22
SJW
MJK
21019
Henghou Group
177 E. Colorado BLVD, Ste. 200
Pasadena, CA 91105
Gateway Heights
Moreno Valley, USA
Tuesday, March 29, 2022, 11:40 AM, g:2021:21019 - Henghou Group - Gateway Hts - Moreno Valley:ARCHICAD:21019 - Moreno Valley Plan 1.pln, mac

THIS DOCUMENT IS THE PROPERTY AND COPYRIGHT OF
KNITTER PARTNERS INTERNATIONAL, INC. AND SHALL NOT BE

USED ON ANY OTHER WORK, BE REPRODUCED OR DISCLOSED

TO OTHERS EXCEPT BY WRITTEN AUTHORIZATION FROM
KNITTER PARTNERS INTERNATIONAL, INC.

PLAN 1

FLOOR PLAN A
KIT
11'-0 3/4" x 11'-7"
GAR
20'-4" x 20'-0"
PDR
5'-0" x 5'-6"
DIN
9'-11" x 10'-2"

GREAT RM
20'-0" x 12'-8 11/16"
50'-0"
21'-0"
615 sq ft
P

FIRST FLOOR
TOTAL 1400 sq ft
2 BEDROOM, 2.5 BATHS
BR 2
14'-6" x 12'-0"
9' CLG.

MBR
12'-0" x 14'-6"
9' CLG.

MBA
7'-8" x 7'-10"
9' CLG.

BA 2
5'-0 3/16" x 11'-6"
9' CLG.

LA
785 sq ftSECOND FLOOR 1 PLAN 1A
02 '4 ' 8 '1 PLAN 1A
02 '4 ' 8 '
F.1.j
Packet Pg. 281
Attachment: Gateway Heights PUD - 2 of 3 (6350 : Gateway Heights Tract 38459) COPYRIGHT © 2019 KNITTER PARTNERS INTERNATIONAL, INC

KNITTER PARTNERS
INTERNATIONAL, INC.

KPI
architecture & planning
17752 MITCHELL NORTH, SUITE C
IRVINE, CALIFORNIA 92614-6802
www.knitter.com949.752.1177
A-1.02

SHEET TITLE

SHEET NUMBER

PROJECT INFO
NO. DATE REVISION
SHEET ISSUE DATE:

DRAWN BY:

PROJECT MANAGER:

THIS DOCUMENT IS THE PROPERTY AND COPYRIGHT OF
KNITTER PARTNERS INTERNATIONAL, INC. AND SHALL NOT BE

USED ON ANY OTHER WORK, BE REPRODUCED OR DISCLOSED

TO OTHERS EXCEPT BY WRITTEN AUTHORIZATION FROM
KNITTER PARTNERS INTERNATIONAL, INC.

PLAN 1

FLOOR PLAN B
KIT
11'-0 3/4" x 11'-7"
GAR
20'-4" x 20'-0"
PDR
5'-0" x 5'-6"
DIN
9'-11" x 10'-2"

GREAT RM
20'-0" x 12'-8 11/16"
50'-0"
21'-0"
615 sq ft
P

FIRST FLOOR
TOTAL 1400 sq ft
2 BEDROOM, 2.5 BATHS
BR 2
14'-6" x 12'-0"
9' CLG.

MBR
12'-0" x 14'-6"
9' CLG.

MBA
7'-8" x 7'-10"
9' CLG.

BA 2
5'-0 3/16" x 11'-6"
9' CLG.

LA
785 sq ftSECOND FLOOR 1 PLAN 1B
02 '4 ' 8 '1 PLAN 1B
02 '4 ' 8 '
F.1.j
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Attachment: Gateway Heights PUD - 2 of 3 (6350 : Gateway Heights Tract 38459) F.1.j
Packet Pg. 284
Attachment: Gateway Heights PUD - 2 of 3 (6350 : Gateway Heights Tract 38459) COPYRIGHT © 2019 KNITTER PARTNERS INTERNATIONAL, INC

KNITTER PARTNERS
INTERNATIONAL, INC.

KPI
architecture & planning
17752 MITCHELL NORTH, SUITE C
IRVINE, CALIFORNIA 92614-6802
www.knitter.com949.752.1177
A-2.1

SHEET TITLE

SHEET NUMBER

PROJECT INFO
NO. DATE REVISION
SHEET ISSUE DATE:

DRAWN BY:

PROJECT MANAGER:

PROJECT NUMBER:
3/22/22
SJW
MJK
21019
Henghou Group
177 E. Colorado BLVD Ste. 200
Pasadena, CA 91105
Gateway Heights
Moreno Valley, USA
Tuesday, March 22, 2022, 2:16 PM, g:2021:21019 - Henghou Group - Gateway Hts - Moreno Valley:ARCHICAD:21019 - Moreno Valley Plan 2.pln, mac

THIS DOCUMENT IS THE PROPERTY AND COPYRIGHT OF
KNITTER PARTNERS INTERNATIONAL, INC. AND SHALL NOT BE

USED ON ANY OTHER WORK, BE REPRODUCED OR DISCLOSED

TO OTHERS EXCEPT BY WRITTEN AUTHORIZATION FROM
KNITTER PARTNERS INTERNATIONAL, INC.

PLAN 2
FLOOR PLAN 2A
KIT
11'-3 13/16" x 11'-2 11/16"
GAR
20'-4" x 20'-0"
PDR
5'-0" x 5'-6"
DIN
8'-8 3/16" x 9'-0 11/16"

GREAT RM
20'-0" x 12'-9 5/16"
9' CLG.
50'-0"
21'-0"
615 sq ft
P

FIRST FLOOR
TOTAL 1500 sq ft
3 BEDROOM, 2.5 BATHS
MBR
12'-0" x 14'-6"
9' CLG.

MBA
7'-8" x 7'-10 1/4"
9' CLG.

BA 2
5'-0 3/16" x 10'-0"
9' CLG.

BR 2
9'-10" x 11'-0"
9' CLG.

BR 3
9'-10" x 11'-0"
9' CLG.

LA
885 sq ftSECOND FLOOR 2 PLAN 2A
02 '4 ' 8 '2 PLAN 2A
02 '4 ' 8 '
F.1.j
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Attachment: Gateway Heights PUD - 2 of 3 (6350 : Gateway Heights Tract 38459) COPYRIGHT © 2019 KNITTER PARTNERS INTERNATIONAL, INC

KNITTER PARTNERS
INTERNATIONAL, INC.

KPI
architecture & planning
17752 MITCHELL NORTH, SUITE C
IRVINE, CALIFORNIA 92614-6802
www.knitter.com949.752.1177
A-2.2

SHEET TITLE

SHEET NUMBER

PROJECT INFO
NO. DATE REVISION
SHEET ISSUE DATE:

DRAWN BY:

PROJECT MANAGER:

THIS DOCUMENT IS THE PROPERTY AND COPYRIGHT OF
KNITTER PARTNERS INTERNATIONAL, INC. AND SHALL NOT BE

USED ON ANY OTHER WORK, BE REPRODUCED OR DISCLOSED

TO OTHERS EXCEPT BY WRITTEN AUTHORIZATION FROM
KNITTER PARTNERS INTERNATIONAL, INC.

PLAN 2
FLOOR PLAN 2B
KIT
11'-3 13/16" x 11'-2 11/16"
GAR
20'-4" x 20'-0"
PDR
5'-0" x 5'-6"
DIN
8'-8 3/16" x 9'-0 11/16"

GREAT RM
20'-0" x 12'-9 5/16"
9' CLG.
50'-0"
21'-0"
615 sq ft
P

FIRST FLOOR
TOTAL 1500 sq ft
3 BEDROOM, 2.5 BATHS
MBR
12'-0" x 14'-6"
9' CLG.

MBA
7'-8" x 7'-10 1/4"
9' CLG.

BA 2
5'-0 3/16" x 10'-0"
9' CLG.

BR 2
9'-10" x 11'-0"
9' CLG.

BR 3
9'-10" x 11'-0"
9' CLG.

LA
885 sq ftSECOND FLOOR 1 PLAN 2B
02 '4 ' 8 '2 PLAN 2B
02 '4 ' 8 '
F.1.j
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Attachment: Gateway Heights PUD - 2 of 3 (6350 : Gateway Heights Tract 38459) F.1.j
Packet Pg. 287
Attachment: Gateway Heights PUD - 2 of 3 (6350 : Gateway Heights Tract 38459) F.1.j
Packet Pg. 288
Attachment: Gateway Heights PUD - 2 of 3 (6350 : Gateway Heights Tract 38459) COPYRIGHT © 2019 KNITTER PARTNERS INTERNATIONAL, INC

KNITTER PARTNERS
INTERNATIONAL, INC.

KPI
architecture & planning
17752 MITCHELL NORTH, SUITE C
IRVINE, CALIFORNIA 92614-6802
www.knitter.com949.752.1177
A-3.01

SHEET TITLE

SHEET NUMBER

PROJECT INFO
NO. DATE REVISION
SHEET ISSUE DATE:

DRAWN BY:

PROJECT MANAGER:

PROJECT NUMBER:
3/22/22
SJW
MJK
21019
Henghou Group
177 E. Colorado BLVD, Ste. 200
Pasadena, CA 91105
Gateway Heights
Moreno Valley, USA
Tuesday, March 22, 2022, 2:14 PM, g:2021:21019 - Henghou Group - Gateway Hts - Moreno Valley:ARCHICAD:21019 - Moreno Valley Plan 3.pln, mac

THIS DOCUMENT IS THE PROPERTY AND COPYRIGHT OF
KNITTER PARTNERS INTERNATIONAL, INC. AND SHALL NOT BE

USED ON ANY OTHER WORK, BE REPRODUCED OR DISCLOSED

TO OTHERS EXCEPT BY WRITTEN AUTHORIZATION FROM
KNITTER PARTNERS INTERNATIONAL, INC.

PLAN 3

FLOOR PLAN A
DIN
9'-0" x 9'-0"
PDR
5'-0" x 5'-6"
KIT
11'-0" x 11'-2"

GREAT RM
20'-0" x 12'-10"
9' CLG.

GAR
20'-4" x 20'-0"
21'-0"
50'-0"
615 sq ftFIRST FLOOR
TOTAL 1602 sq ft
3 BEDROOM, 2.5 BATHS
P
MBR
12'-0" x 13'-6"
9' CLG.

MBA
7'-8" x 12'-6"
9' CLG.

BA 2
5'-0" x 10'-0"
9' CLG.

BR 2
9'-10" x 12'-0"
9' CLG.

BR 3
9'-10" x 11'-0"
9' CLG.

LA
9'-6" x 6'-0"
987 sq ftSECOND FLOOR 3 PLAN 3A
02 '4 ' 8 '3 PLAN 3A
02 '4 ' 8 '
F.1.j
Packet Pg. 289
Attachment: Gateway Heights PUD - 2 of 3 (6350 : Gateway Heights Tract 38459) COPYRIGHT © 2019 KNITTER PARTNERS INTERNATIONAL, INC

KNITTER PARTNERS
INTERNATIONAL, INC.

KPI
architecture & planning
17752 MITCHELL NORTH, SUITE C
IRVINE, CALIFORNIA 92614-6802
www.knitter.com949.752.1177
A-3.02

SHEET TITLE

SHEET NUMBER

PROJECT INFO
NO. DATE REVISION
SHEET ISSUE DATE:

DRAWN BY:

PROJECT MANAGER:

THIS DOCUMENT IS THE PROPERTY AND COPYRIGHT OF
KNITTER PARTNERS INTERNATIONAL, INC. AND SHALL NOT BE

USED ON ANY OTHER WORK, BE REPRODUCED OR DISCLOSED

TO OTHERS EXCEPT BY WRITTEN AUTHORIZATION FROM
KNITTER PARTNERS INTERNATIONAL, INC.

PLAN 3

FLOOR PLAN B
DIN
9'-0" x 9'-0"
PDR
5'-0" x 5'-6"
KIT
11'-0" x 11'-2"

GREAT RM
20'-0" x 12'-10"
9' CLG.

GAR
20'-4" x 20'-0"
21'-0"
50'-0"
615 sq ftFIRST FLOOR
TOTAL 1602 sq ft
3 BEDROOM, 2.5 BATHS
P
MBR
12'-0" x 13'-6"
9' CLG.

MBA
7'-8" x 12'-6"
9' CLG.

BA 2
5'-0" x 10'-0"
9' CLG.

BR 2
9'-10" x 12'-0"
9' CLG.

BR 3
9'-10" x 11'-0"
9' CLG.

LA
9'-6" x 6'-0"
987 sq ftSECOND FLOOR 3 PLAN 3B
02 '4 ' 8 '3 PLAN 3B
02 '4 ' 8 '
F.1.j
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Attachment: Gateway Heights PUD - 2 of 3 (6350 : Gateway Heights Tract 38459) F.1.j
Packet Pg. 292
Attachment: Gateway Heights PUD - 2 of 3 (6350 : Gateway Heights Tract 38459) Gateway Heights 41 Planned Unit Development
United Engineering Group

SITE PLAN

F.1.j
Packet Pg. 293
Attachment: Gateway Heights PUD - 2 of 3 (6350 : Gateway Heights Tract 38459) APN: 256-150-012
APN: 256-150-011
APN: 256-150-010
APN: 256-150-040
APN: 256-150-039
APN: 256-150-038
APN: 256-150-037
APN: 256-040-012
(GATEWAY CENTER

SPECIFIC PLAN)
APN: 256-160-017
APN: 256-160-002
(VACANT)
APN: 256-040-009
APN: 256-030-012
(VACANT)

CITY OF MORENO VALLEY

COUNTY OF RIVERSIDE

CITY OF MORENO VALLEY

COUNTY OF RIVERSIDE

MORTON ROAD

JENNINGS COURT

HILLMER COURT
BASIN
B
BASIN
A
OPEN SPACE15.97 ACRES
PARK

0.89 ACRES
PAD 1
12,852SF
PAD 2
12,852SF PAD 3
12,852SF
PAD 4
12,852SF
PAD 5
16,254SF
PAD 6
12,852SF
PAD 7
7,674SF
PAD 8
12,852SF
PAD 9
16,254SF
PAD 10
16,254SF
PAD 11
16,254SF
PAD 12
12,852SF
PAD 1315,132SF
BSL

STREET A

STREET B

STREET C
38'
8885 Haven Avenue
Suite 195
united engineering group
Phone: 909.466.9240
CA 91730
Rancho Cucamonga,
www.unitedeng.com
IN THE CITY OF MORENO VALLEY, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA.

SITE PLAN (PEN21-0066)
BEING A PORTION OF SECTION 34, TOWNSHIP 2 SOUTH, RANGE 4 WEST, SAN BERNARDINO MERIDIAN UNITED ENGINEERING GROUP CA., INC DECEMBER 2022

UNITED ENGINEERING GROUP CA, INC
ENGINEER/PLAN PREPARER OWNER/APPLICANT:

SHIZAO ZHENG
GENERAL NOTES:

SURROUNDING LAND USE

SITE DATA
UTILITY PURVEYORS:

LEGEND

VICINITY MAP
LEGAL DESCRIPTION:

SITE PLAN

GATEWAY HEIGHTS

CONDITIONAL USE PERMIT
PEN21-0066

PROJECT LAND USE

SITE LOCATION
215
60 GERNERT RD
215

FAIR AISLE DR

JENNINGS CT

PENUNURI PL

TENNYSON RD

BOX SPRINGS ROAD

CLARK ST

MORTON RD

PAL FOXIA PL
142'
DEVELOPER:

JASON ACKERMAN
F.1.j
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Attachment: Gateway Heights PUD - 2 of 3 (6350 : Gateway Heights Tract 38459)

STREET A

STREET B

STREET C
APN: 256-150-012
APN: 256-150-011
APN: 256-150-010
APN: 256-150-040
APN: 256-150-039
APN: 256-150-038
APN: 256-150-037
APN: 256-040-012(GATEWAY CENTER

SPECIFIC PLAN)
APN: 256-160-017
APN: 256-160-002
(VACANT)
APN: 256-040-009
(VACANT)
APN: 256-030-012
(VACANT)

CITY OF MORENO VALLEY

COUNTY OF RIVERSIDE

CITY OF MORENO VALLEY

COUNTY OF RIVERSIDE

MORTON ROAD

JENNING COURT

HILLMER COURT

OPEN SPACE

15.4 ACRES

MORTON ROAD
A
A
C
C
B
B
8885 Haven Avenue
Suite 195
united engineering group
Phone: 909.466.9240
CA 91730
Rancho Cucamonga,
www.unitedeng.com
IN THE CITY OF MORENO VALLEY, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA.

PRELIMINARY GRADING PLAN (PEN21-0066)
BEING A PORTION OF SECTION 34, TOWNSHIP 2 SOUTH, RANGE 4 WEST, SAN BERNARDINO MERIDIAN UNITED ENGINEERING GROUP CA., INC DECEMBER 2022

VICINITY MAP

PRELIMINARY GRADING PLAN

GATEWAY HEIGHTS

CONDITIONAL USE PERMIT
PEN21-0066
LEGEND
GENERAL NOTES:

GEOTECHNICAL ENGINEER

ESTIMATED EARTHWORK

QUANTITIES (RAW)
LGC GEO-ENVIRONMENTAL, INC.

SITE LOCATION
215
60 GERNERT RD
215

FAIR AISLE DR

JENNINGS CT

PENUNURI PL

TENNYSON RD

BOX SPRINGS ROAD

CLARK ST

MORTON RD

PAL FOXIA PL
142'
UTILITY PURVEYORS:

UNITED ENGINEERING GROUP CA, INC

ENGINEER/PLAN PREPARER
OWNER/APPLICANT:

SHIZAO ZHENG
DEVELOPER:

JASON ACKERMAN
PROJECT DISTURBANCE:

F.1.j
Packet Pg. 295
Attachment: Gateway Heights PUD - 2 of 3 (6350 : Gateway Heights Tract 38459) Gateway Heights 44 Planned Unit Development
United Engineering Group

6.0 ARCHITECTURE
The architectural guidelines in this manual have been developed to ensure architectural continuity and compatibility throughout the project; to promote a distinctive architectural theme; and to avoid a mundane repetition of too similar architectural design elements. These guidelines will provide a set of basic concepts for development but are not meant to limit future creativity in design.

These styles and concepts should be incorporated to provide a variety of quality housing types.

6.1 General Guidelines
The following general guidelines should be considered in the designing and layout of the project:

 A common set of design style and design elements should be included throughout the project.
 Long unarticulated building facades should be avoided  Natural building materials should be varied throughout the project, avoiding long stretches of similar street scene
 Offset roof planes, columns, vertical and horizontal articulation or other projecting architectural features shall occur on those facades of the residence that are visible from the street or open space
 The visual impact of garages shall be reduced to the maximum extent practicable

6.2 Architectural styles
Two architectural styles have been set forth as examples in this document to begin to identify and illustrate the intent and objective of these design guidelines in terms of architectural style and variety. Santa Barbara and Modern Farmhouse architectural styles are discussed in the following pages and depicted in Figures 1 & 2 to establish the types and level of architectural detail which will assist in achieving the project design objectives. Discussions of each of these styles as well as illustrations of typical elevations and features are located on the following pages.

6.2.1 Santa Barbara
Santa Barbara style is an architectural and interior design style derived from Mediterranean and Spanish-revival architecture, often characterized by deep r ed tones and polished wood textures that contrast with stark white walls.

Santa Barbara style architecture and interior design are characterized by white stucco walls, exposed beam ceilings, red-tile roofs and floors, arcades, and courtyards.

F.1.j
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Attachment: Gateway Heights PUD - 2 of 3 (6350 : Gateway Heights Tract 38459) Gateway Heights 45 Planned Unit Development
United Engineering Group

Features typical of the Santa Barbara style include:
o White stucco walls
o Exposed beam ceilings
o Tile roofs
o Shutters
o Decorative Vents

6.2.2 Modern Farmhouse
The Modern farmhouse style combines practical elements (simple floor plan, white walls) with rustic materials (wood floors, hand-hewn beams, and wrought-iron hardware). And you’ll see this style throughout the U.S., with regional variations. For example, you might spot a Dutch door or two in a New England farmhouse, or wraparound porches on homes in the Deep South
Features typical of the Modern Farmhouse style include:
o Reclaimed wood
o Barnboard details
o Wrought iron accents
o Wide plank floors
o Rafter Tails
o Stone Veneers
Figure 1 – Santa Barbara
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7.0 UTILITIES
Currently the site is undeveloped and the site does contain some existing overhead electrical lines as well as water and sewer lines located in Morton Rd. All existing and new onsite utilities that will serve the subject site will be placed underground except as approved by Public Works. Operation and maintenance of all utilities and facilities will be managed by the appropriate operating entity upon approval and completion of construction. Sewer facilities, water facilities, streetlights, and fire hydrants will be provided according to the appropriate agency’s guidelines, per the recommendations of Public Works and City of Moreno Valley Fire Departments and other governmental regulations applicable to the construction of various facilities.

Utility Providers
Services

Provider Location
Electrical Southern California Edison At site
Telephone Spectrum TBD
Cable Spectrum TBD
Natural Gas Southern California Gas Company TBD
Water Eastern Municipal Water District At site
Sanitary Sewer Eastern Municipal Water District At site Fire & Emergency City of Moreno Valley Fire Dept TBD

Figure 2 – Modern Farmhouse
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8.0 COVENANTS, CONDITIONS AND RESTRICTIONS (CC&R’S)
Table 8 -1 below details the maintenance responsibilities for the various utilities and common areas within Gateway Heights. A majority of the common areas will be maintained by a Home Owners Association (HOA). The HOA will be established in conjunction with development of the project . CC&R's for Gateway Heights that include language for the establishment of a HOA and provisions for creation of liens in conjunction with the HOA , for maintenance funding, will be provided prior to recordation of the final map.

MAINTENANCE RESPONSIBILITY
Table 8-1

Home Owners
Association
City of Moreno
Valley
Riverside County
Flood Control
Eastern Municipal
Water District
Onsite Storm Drain X
Basin A X
Basin B X
Line B
(across Morton Rd) X
Headwalls X
Water X
Sewer X
Streets X
Landscaping X
Entry Monuments X
Paseos & Parkways X
Park X

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United Engineering Group

APPENDIX 1

FIRE PROTECTION TECHNICAL REPORT

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TECHNICAL FIRE PROTECTION MEMORANDUM
To: Douglas Bloom, Fire Marshal, Moreno Valley Fire Department From: Dudek Fire Protection Planning Team, Michael Huff, Director Subject: Gateway Heights Project Fire Hazard Analysis and Approach Date: 01/30/2023
cc: Jason Ackerman, Esq., Ackerman Law
Attachment(s): Figures 1-2
Attachment 1 – Site Aerial Photograph
Attachment 2 – Fuel Modification Plan
Attachment 3 -- Site Plan with Revised Dual Project Access

This Technical Fire Protection M emorandum documents fire protection planning related to project constraints analysis for the subject project. The approach outlined herein responds to your recommended direction during several meetings and communications regarding the site and its required fire protec tion features, including emergency ingress/egress to/from the project site and defensible space areas.

Project description
The proposed Gateway Heights development is a 108 unit detached townhouse project on an approximately 33- acre site in the City of Moreno Valley.
• “Detached townhouses” (townhouses by CBC definition are attached; structures are likely to be considered SFDs per code1)
• Structures are separated 6’ apart.
• Structures are two-story townhouses
• Proposed 16-acre open space lot north of the developed project site

1 2022 California Building Code, Chapter 2: Definitions, Section 202 Definitions F.1.j
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Existing Site Observations
Onsite
• Attachment 1 provides a site aerial photograph.
• Vegetation is primarily scattered sage scrub, forbs, and scattered native shrubs and a few ornamental trees in the northeast corner;
• Unmaintained roads/trails traverse the property;
• Evidence of recent fuel reduction activities are present on site.

Topography
The project site is relatively flat, with a slight upslope gradient to the north; beyond the project to the north is a steep, rocky hillside with sparse scrub and forb vegetation. To the west and south the terrain has gently rolling hills with intermittent drainages. Along the eastern edge of the property is a drainage channel strewn with boulders. To the east of the project is a residential subdivision.

Vicinity
The project is located in the northeast area of the City of Moreno Valley. The western and northern propert y lines coincide with the city limits; the lands immediately to the west and north of the property are within unincorporated Riverside County.
• North: open space;
• East of northern open space lot: open space;
• Southeast of project site: residential development;
• West: open space.

Proposed site plan review / code compliance issues
Issues to address:
• Driveway lengths: proposed lengths are all less than 150 feet in length and are 24’ wide.

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• Hose pull distances: will be greater than 150’ distance to two or more units along the driveways for Pads 2, 5, 7 and 9 through 13 . However, the fire code official is authorized to increase the 150 -foot distance since all units will be equipped throughout with automatic fire sprinkler systems.2 • Fuel modification width: 100-foot FMZ can be provided for most units (Attachment 2). The western most units on Pad 13 (NW corner) are 30 feet from the property line; the units on Pad 7 are 69 feet from the property line; The proposed FMZ reduction has been miti gated with placement of non-combustible walls along the property line adjacent to these two buildings as depicted in Attachment 2.

Primary access
Primary access is proposed using Morton Road on the southern side of the project, which has access to Box Springs Road and the SR60/I-215 Freeway.

Secondary access
In reviewing the Moreno Valley Fire Code, there is no reference identified whereby a secondary access is required for the project. CFC 503.1.2 authorizes the fire code official to require more than one access road based on the potential for impairment of a single road, but it does not require that an additional access road must be provided.

The project design provides two 36’ foot wide roadways at the entrance to minimize any potential traffic congestion during an emergency setting; one for ingress and one for egress (see Attachment 3). Each entrance roadway connects to separate “legs” of the internal circulation loop road allowing for approximately half of the occupants to exit in each of two distinct directions without conflict. Based on discussions with the FD, the proposed loop road design with a dual widened roadway entrance meets the intent of the code and will be accepted.

Internal circulation
• Loop road system;
• Direct access is provided to all structures;
• Unobstructed internal circulation loop roadway width of 24 feet; Fuel modification and Vegetation Management
A preliminary fuel modification landscape plan has been prepared and submitted for review and approval.

The two “legs” of the internal circulation loop road, along the eastern and western edges of the project, will be located between the property line and structures providing a paved, non-combustible, defensible space as part of the fuel modification zone.

The project will also comply with the following requirements related to fuel modifica tion and vegetation management outlined in the 2022 California Fire Code. The Project-provided fuel modification landscape plan provides additional details on the Project’s consistency with these requirements and has been submitted for review

2 CFC Sec. 503.1.1, Exception 1.1
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to Moreno Valley Fire Department (MVFD). Fencing, decking and/or mulch will be consistent with requirements for fire hazard severity zones and WUI areas, specifics of which will be included in the project’s landscape plan and will be to MVFD approval.

CFC 4903.2.1.2 Final Fire Protection Plan and Ongoing Maintenance The project HOA is legally responsible for the maintenance of Fuel Modification Zones. HOA maintenance responsibilities concerning Fuel Modification Zones will be incorporated into the HOA’s covenants, conditions, and responsibilities (CC&Rs) to the approval of the MVFD.

CFC 4906.1 General
Planting of vegetation for new landscaping shall be selected to reduce non-fire-resistant vegetation in proximity to a structure and to maintain vegetation as it matures.

CFC 4906.2 Application
All new plantings of vegetation in State Responsibility Areas (SRA) and Local Responsibility Areas (LRA) designated as a Very High Fire Hazard Severity Zone shall comply with Sections 4906.3 through 4906.5.3.

CFC 4906.3 Landscape Plans
Landscape plans shall be provided when required by the enforcing agency. The landscape plan shall include development and maintenance requirements for the vegetation management zone adjacent to structures and roadways, and to provide significant fire hazard reduction benefits for public and firefighting safety.

CFC 4906.3.1 Contents
Landscape plans shall contain the following:

1. Delineation of the 30-foot (9144 mm) and 100-foot (30.5 m) fuel management zones from all structures.

2. Identification of existing vegetation to remain and proposed new vegetation.

3. Identification of irrigated areas.

4. A plant legend with both botanical and common names, and identification of all plant material symbols.

5. Identification of ground coverings within the 30-foot (9144 mm) zone.

CFC 4906.4 Vegetation

All new vegetation shall be fire-resistant vegetation in accordance with this section.

Exception: Trees classified as non-fire-resistant vegetation complying with Section 4906.4.2.1.

To be considered fire-resistant vegetation, it must meet at least one of the following:

1. Be identified as fire-resistant vegetation in an approved book, journal or listing from an approved organization.

2. Be identified as fire-resistant vegetation by a licensed landscape architect with supporting justification.

3. Plants considered fire-resistant vegetation and approved by the local enforcing agency.

CFC 4906.4.1 Shrubs
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All new plantings of shrubs shall comply with the following:

1. Shrubs shall not exceed 6 feet (1829 mm) in height.

2. Groupings of shrubs are limited to a maximum aggregate diameter of 10 feet (3048 mm).

3. Shrub groupings shall be separated from other groupings a minimum of 15 feet (4572 mm).

4. Shrub groupings shall be separated from structures a minimum of 30 feet (9144 mm).

5. Where shrubs are located below or within a tree's drip line, the lowest tree branch shall be a minimum of three times the height of the understory shrubs or 10 feet (3048 mm), whichever is greater.

CFC 4906.4.2 Trees

Trees shall be managed as follows within the 30-foot (9144 mm) zone of a structure:

1. New trees shall be planted and maintained so that the tree's drip line at maturity is a minimum of 10 feet (3048 mm) from any combustible structure.

2. The horizontal distance between crowns of new trees and crowns of adjacent trees shall not be less than 10 feet (3048 mm).

3. Existing trees shall be trimmed to provide a minimum separation of 10 feet (3048 mm) away from chimney and stovepipe outlets per Title 14, Section 1299.03.

CFC 4906.4.2.1 Non-Fire-Resistant Vegetation

New trees not classified as fire-resistant vegetation, such as conifers, palms, pepper trees and eucalyptus species, shall be permitted provided the tree is planted and maintained so that the tree's drip line at maturity is a minimum 30 feet (9144 mm) from any combustible structure.

Defensible Space
The project will comply with the following defensible space requirements outlined in the 2022 California Fire Code.

CFC 4907.1 General
Hazardous vegetation and fuels shall be managed to reduce the severity of potential exterior wildfire exposure to buildings and to reduce the risk of fire spreading to buildings as required by applicable laws and regulations.

Defensible space will be managed around all buildings and structures in State Responsibility Areas (SRA) as required in Public Resources Code 4291.

CFC 4907.2 Application
Buildings and structures located in the following areas shall maintain the required hazardous vegetation and fuel management:

1. All unincorporated lands designated by the State Board of Forestry and Fire Protection as a State Responsibility Area (SRA).

2. Land designated as a Very High Fire Hazard Severity Zone by the Director.

3. Land designated in ordinance by local agencies as a Very High Fire Hazard Severity Zone pursuant to Government Code Section 51179.

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CFC 4907.3 Requirements

Hazardous vegetation and fuels around all buildings and structures shall be maintained in accordance with the following laws and regulations:

1. Public Resources Code, Section 4291.

2. California Code of Regulations, Title 14, Division 1.5, Chapter 7, Subchapter 3, Article 3, Section 1299.03.

3. California Government Code, Section 51182.

4. California Code of Regulations, Title 19, Division 1, Chapter 7, Subchapter 1, Section 3.07.

Relevant code sections:

Chapter 7A of the 2022 California Building Code
All new Project buildings will comply with the ignition resistant construction requirements of California Building Code Chapter 7A. Per Chapter 7A, buildings located in any Fire Hazard Severity Zone or any Wildl and-Urban Interface (WUI) Fire Area designated by the enforcing agency constructed after the application date shall comply with Chapter 7A provisions. This includes all new buildings with residential, commercial, educational, institutional or similar occupancy type use, which are referred to as "applicable building(s)" (see definition in Section 702A), as well as new buildings and structures accessory to those applicable buildings The Project’s buildings will comply with the following construction and materials requirements identified in the following sections:
▪ 704A Ignition Resistant Construction
▪ 705A Roofing
▪ 706A Vents
▪ 707A Exterior Covering
▪ 708A Exterior Windows, Skylights and Doors
▪ 709A Decking
▪ 710A Accessory Buildings and Miscellaneous
California Residential Code R337. Materials and Construction Methods for Exterior Wildfire Exposure Minimum standards for a new building located in a WUI area to resist the intr usion of flame or burning embers projected by a vegetation fire.

California Residential Code R337.1.4. Inspection and Certification.

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The local building official shall, upon completion of construction, provide the owner or applicant with a copy of the final inspection report that demonstrates the building was constructed in compliance with all applicable state and local building standards, including those for materials and construction methods for wildfire exposure as described in this chapter. Issuance of a certificate of occupancy by the local building official for the proposed building shall be considered as complying with this section.

California Fire Code 503.1.2 Additional access.

Authorizes the fire code official to require more than one access road based o n the potential for impairment of a single road, but it does not require that an additional access road must be provided.

Moreno Valley Fire Code Amendments
• 503.2.1 Fire apparatus access roads – 24 feet wide
• 903.2 Single Family Dwellings shall have automatic fire sprinkler systems • 4906.4 Fuel Mod ification Requirements for New Construction. Must m eet the criteria established by Riverside County Fire Department (Information Bulletin #08-05). Submit a Fuel Modification Plan; indicate setback, irrigated and thinning zones (30’ Green Zone; 100’ total defensible space). • App B. Fire Flow and Hydrant Spacing
Fire environment assessment
The project site’s fire environment assessment was performed by Dudek fire protection planners with extensive similar experience throughout California over the last 25 years. • The site is located within a Very High Fire Hazard Severity Zone3. • At the time of the site assessment, there was no evidence of recent fire on site (no visible signs); fire history data4 indicates the site has had 77 fires within a five-mile radius and the site itself has burned four times since 1980 and most recently in 2001 (Watkins Fire).
• Vegetation on site and to the north, west and south is sparse and low growing, which would reduce the impacts from a wildland fire;

3 FRAP (Fire and Resource Assessment Program). 2008. California Department of Forestry and Fire Protection. Fire Hazard Severity Zones (Adopted in 2007). Accessed at: http://frap.cdf.ca.gov/.

4 FRAP (Fire and Resource Assessment Program). 2020. California Department of Forestry and Fire Protection. Fire Perimeters through 2020. Accessed at: http://frap.cdf.ca.gov/.

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• Adjacent hillslopes to the north exist up and away from the project site. This reduces wildfire risks at the project site as wildfire is more likely to spread at slower rates when moving downslope compared to an upslope direction.
• The project may be subject to an approaching wildland fire from the northeast during Santa Ana wind conditions. While direct impacts from wildfire cannot be completely ruled out, structural ignition risks from ember cast are minimal given modern construction requirements in al ignment with Chapter 7 A of the California Building Code.

Fire Behavior assessment
• Selected fuel models Sh1 (low load, dry climate shrub) and Sh2 (moderate load, dry climate shrub) to represent the existing vegetative fuels. Site photographs provided in Attachment 4 depict the fuels present on and adjacent to the project site.
• Selected wildland fire run scenarios from the NE and SW representing an offshore Santa Ana wind even t and an onshore wind event. Santa Ana wind events represent “worst -case” conditions and represent the highest wind speeds and lowest fuel moistures likely to occur at the project site. • Conducted fire behavior modeling using the BehavePlus 6 modeling syste m for existing conditions and post-development fuel modification (see results in Table 1). The location of model runs is provided in Figure

1. Table 1. Fire Behavior Modeling Results
Fire Scenarios
Flame
Length
(feet)
Fireline Intensity
(BTU/feet/second)
Spread
Rate
(mph)
Spotting
Distance
(miles)
Scenario 1: 15% slope, 40 mph NE wind
Fuel Model Sh1 (scrub/mustard) 8.4 584 1.0 0.7
Fuel Model Sh2 (scrub/mustard) 14.1 1,781 0.8 0.9
Scenario 1 Fuel Mod: 10% slope, 40 mph NE wind
Fuel Model 8 (irrigated landscaping) 2.6 46 0.1 0.3
Scenario 2: 15% slope, 20 mph SW wind
Fuel Model Sh1 (scrub/mustard) 8.5 589 1.0 0.7
Fuel Model Sh2 (scrub/mustard) 14.1 1,796 0.8 0.9
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Table 1. Fire Behavior Modeling Results
Fire Scenarios
Flame
Length
(feet)
Fireline Intensity
(BTU/feet/second)
Spread
Rate
(mph)
Spotting
Distance
(miles)
Scenario 2 Fuel Mod: 15% slope, 20 mph SW wind
Fuel Model 8 (irrigated landscaping) 2.6 46 0.1 0.3

An additional assessment was conducted to determine fire behavior during a Santa Ana wind event (worst-case weather conditions) in areas adjacent to the project site using the FlamMap software package. Direct impacts from wildfire are not likely at the project site due to flame lengths less than 20 feet in adjacent lands and the planned Fuel Modification Zones.

The following paragraphs provide descriptions of the inputs used in processing the FlamMap model. In addition, data sources are cited, and any assumptions made during the modeling process are described. A graphical representation of the model results is provided in Figure 2

Elevation
The elevation data file represents units of meters above mean sea level (AMSL). Elevations in the FlamMap analysis area range from 1,585 to 2,625 feet AMSL. Elevation data is a required input file for FlamMap runs and are nece ssary for adiabatic adjustment of temperature and humidity and for conversion of fire spread between horizontal and slope distances.

Slope
The slope data file represents values in degrees of inclination from horizontal. Slope values in the FlamMap analysis area range from 0–32 degrees. The slope input file is necessary for computing slope effects on fire spread and solar radiance.

Aspect
The aspect data file represents values in azimuth degrees. Aspect values are important in determining the solar exposure of grid cells.

Wind and Fuel Moisture
Wind speed and fuel moisture values for the FlamMap analysis utilized the same value s as those used in the BehavePlus runs for Santa Ana weather scenarios. Wind and f uel moisture data was collected from local RAWS stations (Stations 045624 (Clark) and 045617 (Beaumont)). The FireFamilyPlus 6.0 software package was utilized to analyze local RAWS station data to empirically determine Santa Ana weather F.1.j
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conditions representative of those which have occurred previously at the project location. Wind alignment and speeds were determined and set to 70 degrees and 40 mph respectively.

Fuel Model
The fuel model data file was based on the 40 Scott and Burgan (2005) models and represents distinct distributions of fuel loading found among surface fuel components (live and dead), size classes, and fuel types5.

Recommendations / Justification
Reduced/mitigated FMZs have been discussed and upon provisions for measures that provide the same practical effect, approved by the fire department. This Fire Protection Technical Report proposes the following approach and justification. The fire protection measures are evaluated to provide at least equivalent protection based on the experience of the preparers of this report.

1. Site fire environment and fire behavior is not significant. The vegetation on site and on adjacent lands is sparse – dried mustard and scattered sage. The ridge behind the project site sl opes up and away from project, is covered with sparse light vegetation and rocks, which is beneficial.

2. Structures will be constructed in accordance with CRC R337 (Residential Code equivalent of CBC Chapter 7A) building codes (within FHSZ) and will include features such as ember resistant vents (baffled not just mesh).

3. FMZ will be provided around entire perimeter of the project site (see Fuel Modification Plan – Attachment 2). (Where the FMZ and Jurisdictional Delineation area overlaps along the upper portion of the southeastern property line, active fuel treatment will be conducted so as to avoid impacts. The channel is comprised of large boulders with limited vegetation and in its existing state acts as a fuel modification area.) The Project will be hardened throughout.
a. The Project shall attempt to obtain an interim off -site FMZ easement for Pads 7 and 13 so that a total of 100 feet of FMZ from the Project’s structures can be achieved. The off-site FMZ would be limited to thinning/mowing of existing v egetation annually. Should the off -site easement be infeasible based on an unwilling neighbor, then alternative fire protection is proposed:
i. Wherever less than 100 feet of FMZ (on and off site combined) is achievable, a 6-foot tall, masonry wall will be constructed at the property line in lieu of the additional FMZ.

5 Scott, Joe H. and Robert E. Burgan. 2005. Standard fire behavior fuel models: a comprehensive set for use with Rothermel’s surface fire spread model. Gen. Tech. Rep. RMRS-GTR-153. Fort Collins, CO: U.S. Department of Agriculture, Forest Service, Rocky Mountain Research Station. 72 p.

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Wall Justification: When buildings are set back from slopes, and a wall is placed at the property line, flames and radiant heat are deflected vertically reducing the effects of heat on the structure. If a structure cannot be setback adequately, or where the slope is less than 30%, a noncombustible wall can help deflect the flames from the structure6.The duration of radiant heat impact on the exposed side of the house is also reduced. The structure setback is important to avoid heat and/or flame intersection with the structure.

Heat-deflecting landscape walls of masonry construction that are six feet in height will be incorporated at the edge of lots where FMZs are the most constrained (Pads 7 and 13). The landscape walls provide a vertical, non -combustible surface in the line of heat, fumes, and flame. Once these fire byproducts intersect the wall, th ey are deflected upward or, in the case where lighter fuels are encountered, they are quickly consumed, heat and flame are absorbed or deflected by the wall, and the fuels burn peaks out within a short (30 second – 2 minute) time frame 7.Walls like these have been observed to deflect heat and airborne embers on numerous wildfires in San Diego, Orange, Los Angeles, Ventura, and Santa Barbara County.

Rancho Santa Fe Fire Protection District, Laguna Beach Fire Department, Orange County Fire Authority, Murrieta Fire Protection District, and others utilize these walls as alternative methods based on observed performance during wildfires. This has led to these agencies approving use of non -combustible landscape wall s as mitigations for reduced fuel modification zones and reduced setbacks at top of slope. While fuel moistures vary slightly across these jurisdictions, Santa Ana wind events create similar fuel moistures across a broad geographical area due to intensive drying of fuels. Therefore, this mitigation is also justified within the MVFD. These walls are consistent with NFPA 1144 Standard for Reducing Structure Ignition Hazards from Wildland Fire – 2008 Edition, Section 5.1.3.3 and A.5.1.3.3 and International Urban Wildland Interface Code (ICC 2012). NFPA 1144, A.5.1.3.3 states:
“Noncombustible walls and barriers are effective for deflecting radiant heat and windblown embers from structures.” These walls and barriers are usually constructed of noncombustible materials (concrete block, bricks, stone, stucco) or earth where 30 feet (9 meters) of defensible space is not available.
ii. Those units on the west side of the Project that are unable to provide 100’ FMZ will be developed at a later date as Phase II after the adjacent development (Gateway Center) has removed the existing native vegetation as part of their grading phase.

4. Provide FMZ inspections annually. Inspections will be performed by RCFD or, at their preference, the Project would fund inspections by a 3 rd party to their satisfaction. This measure will ensure that the FMZ is functioning as intended.

5. Identify and mark fire lane and/or no parking areas as required.

6 National Fire Protection Association (NFPA) 2005: Protecting Life and Property from Wildfire.

James C. Smalley, Editor.

7 Quarles and Beall. 2022. Proceedings of the California 2001 Wildfire Conference. Accessed at https://fireecology.org F.1.j
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6. Provide enlarged turns at both internal loop roadway turns.

7. Dual pane (both panes) tempered glass for openings on exposed sides of the structures on Pads 7 and 13.

8. Loop internal road system with two 36-foot wide, multi-lane, physically separated ingress/egress roadways.

9. Hardening at Project access point via pavement and landscaping.

10. Fire access points at the terminus of each driveway along the north side of Project for firefighting.

Additionally, the area behind the northeast side of the project includes a 10-to-12-foot flat area that will be available to pedestrian firefighters via the provided accesses at the end of each driveway in that area.

Summary
The structures will be constructed following CRC R337 and CBC Chapter 7A requirements to ensure reduced ignition potential. In addition, hardening of the structures including enhanced vents and enhanced glazing requirements will be included on selected units as noted above and a noncombustible landscape wall will be placed to mitigate FMZ reductions.

The internal circulation provides the necessary access to all structures with fire department turnarounds required for any driveway greater than 150 feet. The minimum roadway width of 36 feet meets the requirements for buildings less than 30 feet in height. Hydrants will need to be installed within the project site.

The primary access off Morton Road has been enhanced to include two 36’ wide physically separated roadways for ingress and egress to reduce traffic congestion during emergencies, by providing dedicated ingress and egress routes.

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Figures 1-2

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SOURCE: AERIAL- BING MAPPING SERVICE; DEVELOPMENT- EDWIN SAMLIN 2021 Project Boundary
SCENARIO RUN #2
SCENARIO RUN #3
SCENARIO RUN #1
SCENARIO RUN #4
FIGURE 1
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Banning
Beaumont
Brea
Calimesa
Canyon Lake
Carlsbad
Cathedral City
Claremont
ton Col
Corona
Dana Point
Del Mar
Desert
Hot Springs
Eastvale
Encinitas
Escondido
Fontana Grand Terrace
Hemet
Highland
Indian Wells
Irvine
Jurupa Valley
Laguna Niguel
Laguna Woods
Lake
Elsinore Menifee
Monrovia
Moreno
Valley
MurrietaNewport Beach
Norco
Oceanside
ntario O
Orange Palm Desert
Palm
Springs
Perris
Poway
Rancho
Mirage
Rancho
Santa Margarita
Rialto
San Bernardino
San Clemente
San Dimas
San Jacinto
San Marcos
Santee
Solana
Beach
Temecula
Villa Park
Vista
Wildomar
Yucaipa
Yucca ValleyS a n
B e r n a r d i n o C o u n t yL o s A n g e l e s
C o u n t y
S a n D i e g o
C o u n t y
71 57
60 74
91 55
73 241
39 206 330
72 56
22 90
111
67 243
66 60
38 74
76 79
78 5
605
10 215
15 210
405
Project Site
0 375 750
Feet
Fire Protection Plan for the Gateway Heights Project FIGURE 2
Flame Lengths
(Santa Ana Wind Event)
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Attachment: Gateway Heights PUD - 3 of 3 (6350 : Gateway Heights Tract 38459)

TECHNICAL FIRE PROTECTION MEMORANDUM
SUBJECT: GATEWAY HEIGHTS FIRE PROTECTION APPROACH

14088 14 JANUARY 2023

Attachment 1
Site Aerial Photograph

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Attachment: Gateway Heights PUD - 3 of 3 (6350 : Gateway Heights Tract 38459) Photo log
Gateway Heights – Moreno Valley
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Attachment: Gateway Heights PUD - 3 of 3 (6350 : Gateway Heights Tract 38459) Aerial view of Project site. Land cover on site is disturbed, grassland, with minimal shrubs. Slopes to the north/northeast are sparsely vegetated with heavy rock outcrop ground cover. East/southeast includes large property single family homes. Land to the west is vacant and planned for development. Morton Road is directly to the west/southwest.

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Attachment: Gateway Heights PUD - 3 of 3 (6350 : Gateway Heights Tract 38459)

TECHNICAL FIRE PROTECTION MEMORANDUM
SUBJECT: GATEWAY HEIGHTS FIRE PROTECTION APPROACH

14088 15 JANUARY 2023

Attachment 2
Fuel Modification Plan

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Attachment: Gateway Heights PUD - 3 of 3 (6350 : Gateway Heights Tract 38459) Date: 12/12/2022 - Last saved by: lterry - Path: Z:\Projects\j1408800\MAPDOC\DOCUMENT\FPP\Appendix E Fuel Mod Plan.mxd

MORTON ROAD

JENNINGS COURT
30'
69'
96'
Proposed Project Fuel Modification Plan
Fire Protection Plan for the Gateway Heights Project
SOURCE: AERIAL- RIVERSIDE COUNTY 2019
0 16080
Feet

APPENDIX E
Project Boundary
30-Ft FMZ
100-Ft FMZ
FMZ Dimensions
6-Ft Masonry Wall
Land Use
Building Envelop
Development
Roadway
Driveway
Park
Slopes
Basin
Bench
Storm Drain System
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Attachment: Gateway Heights PUD - 3 of 3 (6350 : Gateway Heights Tract 38459)

TECHNICAL FIRE PROTECTION MEMORANDUM
SUBJECT: GATEWAY HEIGHTS FIRE PROTECTION APPROACH

14088 16 JANUARY 2023

Attachment 3
Revised Site Plan Including Two Separate Ingress/Egress Roads

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Attachment: Gateway Heights PUD - 3 of 3 (6350 : Gateway Heights Tract 38459) APN: 256-150-012
APN: 256-150-011
APN: 256-150-010
APN: 256-150-040
APN: 256-150-039
APN: 256-150-038
APN: 256-150-037
APN: 256-040-012
(GATEWAY CENTER

SPECIFIC PLAN)
APN: 256-160-017
APN: 256-160-002
(VACANT)
APN: 256-040-009
APN: 256-030-012
(VACANT)

CITY OF MORENO VALLEY

COUNTY OF RIVERSIDE

CITY OF MORENO VALLEY

COUNTY OF RIVERSIDE

MORTON ROAD

JENNINGS COURT

HILLMER COURT
BASIN
B
BASIN
A
OPEN SPACE15.97 ACRES
PARK

STREET A

STREET B

SITE PLAN (PEN21-0066)
BEING A PORTION OF SECTION 34, TOWNSHIP 2 SOUTH, RANGE 4 WEST, SAN BERNARDINO MERIDIAN UNITED ENGINEERING GROUP CA., INC DECEMBER 2022

UNITED ENGINEERING GROUP CA, INC
ENGINEER/PLAN PREPARER OWNER/APPLICANT:

SHIZAO ZHENG
GENERAL NOTES:

SURROUNDING LAND USE

SITE DATA
UTILITY PURVEYORS:

LEGEND

VICINITY MAP
LEGAL DESCRIPTION:

SITE PLAN

GATEWAY HEIGHTS

CONDITIONAL USE PERMIT
PEN21-0066

PROJECT LAND USE

SITE LOCATION
215
60 GERNERT RD
215

FAIR AISLE DR

JENNINGS CT

PENUNURI PL

TENNYSON RD

BOX SPRINGS ROAD

CLARK ST

MORTON RD

PAL FOXIA PL
142'
DEVELOPER:

JASON ACKERMAN
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Attachment: Gateway Heights PUD - 3 of 3 (6350 : Gateway Heights Tract 38459)

TECHNICAL FIRE PROTECTION MEMORANDUM
SUBJECT: GATEWAY HEIGHTS FIRE PROTECTION APPROACH

14088 17 JANUARY 2023

Attachment 4
Site Photographs

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Attachment: Gateway Heights PUD - 3 of 3 (6350 : Gateway Heights Tract 38459)

Photograph 1: Photograph taken from Morton Road looking northeast at the project site showing on and off- site fuels and adjacent hillslopes that exists up and away from the project site. Rock outcroppings covering the hillslope reduce wildfire hazard by taking away burnable fuels.

Photograph 2: Photograph taken from the western edge of the project site looking east. On-site fuels are low load and comprised of short shrubs and annual grasses.

ATTACHMENT 4 - SITE PHOTOGRAPHS
14088
NOVEMBER 2022 16
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Attachment: Gateway Heights PUD - 3 of 3 (6350 : Gateway Heights Tract 38459)

APPENDIX A / PHOTOGRAPH LOG

Photograph 3: Photograph taken from the northern boundary of the project site looking west picturing adjacent shrub and grass fuels and electrical transmission line. Spacing between vegetation decreases wildfire spread.

Photograph 4: Photograph taken from northeastern boundary of project site showing shrub and grass fuels in addition to adjacent trees and rock outcroppings. Fuel loads are highest along the project site’s northern boundary.
14088
NOVEMBER 2022 17
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Attachment: Gateway Heights PUD - 3 of 3 (6350 : Gateway Heights Tract 38459) APN: 256-150-012
APN: 256-150-011
APN: 256-150-010
APN: 256-150-040
APN: 256-150-039
APN: 256-150-038
APN: 256-150-037
APN: 256-040-012
(GATEWAY CENTER

SPECIFIC PLAN)
APN: 256-160-017
APN: 256-160-002
(VACANT)
APN: 256-040-009(VACANT)
APN: 256-030-012
(VACANT)

STREET A

STREET B

STREET C
High Fire Zone - 01
0-30' from structure
·Fully irrigated landscape areas.
·Trees to be trimmed 10' clear of
structures.
·Regular maintenance to remove dry
and dead material.
·Create separation between plantings
and items that could catch fire.

High Fire Zone - 02
30-100' from structure
·Cut and mow annual grasses down to
maximum height of 4".
·Create horizontal spacing between
trees.
·Create vertical spacing between
grasses.
·Remove fallen leaves needles and
branches.

Slopes
Area to be provided with vegetation
thinning in accordance with defensible
space requirements.

OPEN SPACE

15.4 ACRES
30'-0"
70'-0"
Property Line
Property Line
Property Line
Property Line
Single Family
residential - existing
structure
natural vegetation
natural vegetation
Single Family
residential - existing
structure
Single Family
residential - existing
structure
Single Family
residential - existing
structure
Single Family
residential - existing
structure
Single Family
residential - existing
structure
Single Family
residential - existing
structure
Single Family
residential - existing
structure

CITY OF MORENO VALLEYCOUNTY OF RIVERSIDE

CITY OF MORENO VALLEY

COUNTY OF RIVERSIDE

JENNINGS COURT

MORTON ROAD
w w w . i w o o d a r c h i t e c t u r e . c o m
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1" = 60'
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NORTH

GATEWAY HEIGHTS

MORENO VALLEY, CA
Project: 22070_WA
Date: 01.31.2023
Scale: 1" = 60'

WOOD ARCHITECTURE

PRELIMINARY FIRE PROTECTION PLAN
TOTAL PROJECT AREA: 32.8 acres.

Plants to be chosen from County of
Riverside California Friendly Plant List
and approved by the Fire Department.

Zone 0 - Ember Resistant Zone
Zone 0 extends 5 feet from buildings, structures, decks, etc.

The ember-resistant zone is currently not required by law, but science has proven it to be the most important of all defensible space zones. This zone includes the area under and around all attached decks, and requires the most stringent wildfire fuel reduction. The ember-resistant zone is designed to keep fire or embers from igniting materials that can spread the fire to your home. The following provides guidance for this zone, which may change based on the regulation developed by the Board of Forestry and Fire Protection. ·Use hardscape like gravel, pavers, concrete and other noncombustible mulch materials. No combustible bark or mulch.
·Remove all dead and dying weeds, grass, plants, shrubs, trees, branches and vegetative debris (leaves, needles, cones, bark, etc.); Check your roofs, gutters, decks, porches, stairways, etc. ·Remove all branches within 10 feet of any chimney or stovepipe outlet. ·Limit plants in this area to low growing, non-woody, properly maintained plants. ·Limit combustible items (outdoor furniture, planters, etc.) on top of decks. ·Relocate firewood and lumber to Zone 2.
·Replace combustible fencing, gates, and arbors attached to the home with noncombustible alternatives. ·Consider relocating garbage and recycling containers outside this zone. ·Consider relocating boats, RVs, vehicles and other combustible items outside this zone.

Zone 1 - Lean, Clean and Green Zone
Zone 1 extends 30 feet from buildings, structures, decks, etc. or to your property line, whichever is closer. ·Remove all dead plants, grass and weeds (vegetation).
·Remove dead or dry leaves and pine needles from yard, roof and rain gutters. ·Remove branches that hang over your roof and keep dead branches 10 feet away from your chimney. ·Trim trees regularly to keep branches a minimum of 10 feet away from your chimney. ·Relocate firewood and lumber to Zone 2.
·Remove or prune flammable plants and shrubs near windows. ·Remove vegetation and items that could catch fire from around and under decks, balconies and stairs. ·Create a separation between trees, shrubs and items that could catch fire, such as patio furniture, wood piles, swing sets, etc.
*During times of drought when green landscaping cannot be achieved due to water restrictions be sure to remove all dead or dying material from Zone 1.

Zone 2 - Reduce Fuel Zone
Zone 2 extends from 30 feet to 100 feet out from buildings, structures, decks, etc. or to your property line, whichever is closer.
·Cut or mow annual grass down to a maximum height of 4 inches. ·Create horizontal space between shrubs and trees (See diagram). ·Create vertical space between grass, shrubs, and trees. (See diagram). ·Remove fallen leaves, needles, twigs, bark, cones, and small branches. However, they may be permitted to a depth of 3 inches.
·All exposed wood piles must have a minimum of 10 feet of clearance, down to bare mineral soil, in all directions.

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Attachment: Gateway Heights PUD - 3 of 3 (6350 : Gateway Heights Tract 38459) APN: 256-150-012
APN: 256-150-011
APN: 256-150-010
APN: 256-150-040
APN: 256-150-039
APN: 256-150-038
APN: 256-150-037
APN: 256-040-012
(GATEWAY CENTER

SPECIFIC PLAN)

STREET A

STREET B

OPEN SPACE

15.4 ACRES
30'-0"
70'-0"
natural vegetation
natural vegetation
Single Family
residential - existing
structure
Single Family
residential - existing
structure
Single Family
residential - existing
structure
Single Family
residential - existing
structure
Single Family
residential - existing
structure
Single Family
residential - existing
structure
Single Family
residential - existing
structure

CITY OF MORENO VALLEY

COUNTY OF RIVERSIDE

JENNINGS COURT

MORTON ROAD
NOTE: This information is conceptual in nature and is
subject to adjustments pending further verification and Client and Governmental Agency approval. No warranties
or guarantees are given or implied by the Architect.

Slopes
Area to be provided with vegetation
thinning in accordance with defensible
space requirements.

Irrigated Area
NOTE: This information is conceptual in nature and is
subject to adjustments pending further verification and Client and Governmental Agency approval. No warranties
or guarantees are given or implied by the Architect.
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NORTH

GATEWAY HEIGHTS

MORENO VALLEY, CA
Project: 22070_WA
Date: 01.31.2023
Scale: 1" = 60'

WOOD ARCHITECTURE

PRELIMINARY FIRE PROTECTION PLAN
TOTAL PROJECT AREA: 32.8 acres.

Plants to be chosen from County of
Riverside California Friendly Plant List
and approved by the Fire Department.

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Attachment: Gateway Heights PUD - 3 of 3 (6350 : Gateway Heights Tract 38459) APN: 256-150-011

STREET B
High Fire Zone-02
30'-100' from structure High Fire Zone-01
0'-30' from structure
Access for equipment
and personnel to
maintain vegetation
in common area.

Access for equipment
and personnel to
maintain vegetation
in common area.

Natural Vegetation
Natural Vegetation
Natural Vegetation
Natural Vegetation
Natural Vegetation
Natural Vegetation
Native non irrigated
hydroseed mix
Concrete wall
Concrete wall
6' masonry wall
6' masonry wall
NOTE: This information is conceptual in nature and is
subject to adjustments pending further verification and Client and Governmental Agency approval. No warranties
or guarantees are given or implied by the Architect.

TREESBOTANICAL NAMECOMMON NAMESIZETYPEUSEWUCOLSSTYLECA NATIVE Arbutus unedoStrawberry Tree15 gal Evergreen Accent Tree LowStandard No Cercis occidentalisWestern Redbud Multi-trunk 15 gal Deciduous Accent Tree LowStandard Yes Lagerstroemia indica x fauriei 'Natchez' Natchez Crape Myrtle15 gal Deciduous Accent Tree Medium Standard No Quercus agrifoliaCoast Live Oak15 gal Evergreen Screen Tree LowStandard Yes Quercus wislizeniInterior Live Oak15 gal Evergreen Accent Tree LowStandard Yes Rhus lanceaAfrican Sumac15 gal Evergreen Screen Tree
Sample Plant PaletteSample Plant Palette

SHRUBSBOTANICAL NAMECOMMON NAMESIZETYPEWUCOLSCA NATIVE
Agave speciesAgave5 gal Evergreen LowNo
Ceanothus spp.Ceanothus several species 5 gal Evergreen LowYes Cistus x pulverulentus 'Sunset'Sunset Rockrose5 gal Evergreen LowNo Dasylirion wheeleriGrey Desert Spoon5 gal Evergreen LowNo Hesperaloe parvifloraRed Yucca5 gal Evergreen LowNo
Heteromeles arbutifoliaToyon5 gal Evergreen LowYes
Kniphofia uvaria 'Shining Sceptre' Shining Sceptre Red Hot Poker 5 gal Evergreen LowNo Mimulus aurantiacusSticky Monkeyflower5 gal Evergreen LowYes Penstemon parryiParry's Beardtongue1 gal Evergreen LowNo Rhamnus californicaCalifornia Coffeeberry5 gal Evergreen LowYes Salvia clevelandiiCleveland Sage5 gal Evergreen LowYes
Salvia greggiiAutumn Sage5 gal Evergreen LowYes
Salvia leucanthaMexican Bush Sage5 gal Evergreen LowNo
Salvia leucophyllaPurple Sage5 gal Evergreen LowYes

GROUND COVERSBOTANICAL NAMECOMMON NAMESIZETYPEWUCOLSCA NATIVE Acacia redolens 'Desert Carpet'Desert Carpet Bank Catclaw 5 gal Evergreen LowNo Baccharis pilularis 'Pigeon Point' Pigeon Point Coyote Brush 5 gal Evergreen LowYes Ceanothus griseus horizontalisCarmel Creeper5 gal Evergreen LowYes Myoporum parvifoliumTrailing Myoporum5 gal Evergreen LowNo Rosmarinus officinalis 'Prostratus' Prostrate Rosemary5 gal Evergreen LowNo Zauschneria californicaCalifornia Fuchsia5 gal Evergreen LowYes NOTE: Fuel modification shall be HOA maintained.

NOTE: All plants shown on this plan are either ground
covers or trees.

Z Z Z L Z R R G a U F K L t e F t X U e F R m
0feet 60
1" = 30'
3090
\\Mac\Home\Desktop\Wood Architecture\22\22070_WA_Gateway Heights-Fire Resistant Landscape Plan_Moreno Valley, CA (JA)\Land\Schematic\04\22070_WA-planting_30.dwg31.01.2023bykurtkoether NORTH

GATEWAY HEIGHTS

MORENO VALLEY, CA
Project: 22070_WA
Date: 01.31.2023
Scale: 1" = 30'
:22' $5&+,7(&785(

PRELIMINARY FIRE PROTECTION PLAN

MATCH-LINE
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Attachment: Gateway Heights PUD - 3 of 3 (6350 : Gateway Heights Tract 38459) APN: 256-150-012
APN: 256-150-011
APN: 256-150-040
APN: 256-040-012
(GATEWAY CENTERSPECIFIC PLAN)

STREET A

STREET C
PARK
Turf Area
High Fire Zone-01
0'-30' from structure
High Fire Zone-02
30'-100' from structure
Access for equipment
and personnel to
maintain vegetation
in common area.

Access for equipment
and personnel to
maintain vegetation
in common area.

High Fire Zone-01
0'-30' from structure
High Fire Zone-02
30'-100' from structureNative non irrigated
hydroseed mix
Native non irrigated
hydroseed mix
Concrete wall
Concrete wall
6' masonry wall

NOTE: All plants shown on this plan are either ground
covers or trees.

GATEWAY HEIGHTS

MORENO VALLEY, CA
Project: 22070_WA
Date: 01.31.2023
Scale: 1" = 30'
:22' $5&+,7(&785(

PRELIMINARY FIRE PROTECTION PLAN

MATCH-LINE
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Attachment: Gateway Heights PUD - 3 of 3 (6350 : Gateway Heights Tract 38459) APN: 256-040-012
(GATEWAY CENTER

SPECIFIC PLAN)
APN: 256-160-017
APN: 256-160-002
(VACANT)
APN: 256-030-012

CITY OF MORENO VALLEY

COUNTY OF RIVERSIDE

JENNING COURT
PAD 3
12,852SF
12,852SF

SITE PLAN
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Attachment: Project Plans (6350 : Gateway Heights Tract 38459) APN: 256-040-012
(GATEWAY CENTER

SPECIFIC PLAN)
APN: 256-160-017
APN: 256-160-002
(VACANT)

CONCEPTUAL GRADING PLAN
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Attachment: Project Plans (6350 : Gateway Heights Tract 38459) F.1.l
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Attachment: Project Plans (6350 : Gateway Heights Tract 38459) 1,504.7
1,261.9
WGS_1984_Web_Mercator_Auxiliary_Sphere
Feet1,261.90 630.96
Aerial Map
DISCLAIMER: The information shown on this map was compiled from the City of Moreno Valley GIS and Riverside County GIS. The land base and facility information on this map is for display purposes only and should not be relied upon without independent verification as to its accuracy. Riverside County and City of Moreno Valley will not be held responsible for any claims, losses or damages resulting from the use of this map.

Notes:

Legend
6/1/2023Print Date:

Image Source: Nearmap
Master Plan of Trails
Bridge
Improved
Multiuse
Proposed
Regional
State
Road Labels
Parcels
City Boundary
Sphere of Influence
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Attachment: Aerial Map (6350 : Gateway Heights Tract 38459) March 9, 2023
Luis Lopez, Contract Planner
City of Moreno Valley
14177 Frederick Street
PO Box 88005
Moreno Valley, CA 92552
Subject: EMWD Comments for the Gateway Heights Project Noti ce of Intent to Adopt a Mitigated Negative Declaration
Location: East side of Morton Road, approximately 300 feet north of Jennings Court in the City of Moreno Valley, Riverside County, California.

Dear Mr. Luis Lopez:

Eastern Municipal Water District (EMWD) thanks you for the opportunity to comment on the Notice of Intention to Adopt a Mitigated Negative Declaration for the Gateway Heights Project (project). The project proposes the construction of 108 detached townhouse condominium units, organized in 4 -unit to 10-unit “clusters” on a total of 13 development pads. The project would be located on southwesterly

16.59 acres of the 32.56 -acre project site . The 16.59 acres of the project site would be rezoned to Residential 10 District (R10) which allows maximum density of 10 dwelling units per net acre. The project would include a total of 3.1 acres of common open space, including trails an d a 0.89 -acre community park area at the center of the development. The remaining 15.97 acres of the project site would be rezoned to Open Space (OS) and dedicated as conservation land.

EMWD offers the following comments:

To define the impact(s) on the environment and on existing EMWD facilities, and as development within this area occurs over time, the proponents of implementing development projects shall consult EMWD’s Development Services Department to compare proposed and existing water demands and sewer flows, and prepare a Design Conditions report (DC), formally known as the Plan of Service (POS), to detail all F.1.o
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Attachment: Public Comments Presented to Planning Commission on June 8, 2023 (6350 : Gateway Heights Tract 38459) EMWD Comments
March 9, 2023

Page 2 ends

pertinent facilities necessary to serve such implementing development projects, resulting in an approved DC, prior to final design and plan check of such facilities.

To help define EMWD’s Design Conditions, EMWD requires beginning dialogue with project proponents at an early stage in the site design and development, via a one -hour complementary Due Diligence meeting. To set up this meeting the project proponent should complete a Project Questionnaire (form NBD-058) and submit to EMWD. To download this form or for additional information, please visit our web page www.emwd.org, then select the “Developer” link, then select the “New Development Process Forms” link. This meeting will offer the following benefits:

1. Describe EMWD’s development process.

2. Identify project scope and parameters.

3. Provide a preliminary review of the project within the context of existing infrastructure.

4. Discuss potential candidacy for recycled water service.

5. Identify project submittal requirements to start the Design Conditions review.

Following the Due Diligence meeting, and to proceed with a project, the De sign Conditions will need to be developed by the developer’s engineer and reviewed/approved by EMWD prior to submitting improvement plans for Plan Check. The DC process and approval will provide the following:

1. Technical evaluation of the project’s demands and existing system capacities.

2. Identification of impacts to existing facilities.

3. Identification of additional on-site and off-site facilities, necessary to serve the project.

4. Identification of easement requirements, if necessary.

5. Identification of potential EMWD’s cost participation in facility oversizing, if applicable.

If you have questions or concerns, please do not hesitate to contact Maroun El-Hage at (951) 928-3777, extension 4468 or by e-mail at [email protected].

Sincerely,

Alfred Javier
Director of Environmental and Regulatory Compliance

ARJ: hs
Attachments: Copy of Public Notice
F.1.o
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Attachment: Public Comments Presented to Planning Commission on June 8, 2023 (6350 : Gateway Heights Tract 38459) From: Mauricio Alvarez <[email protected]>
Sent: Tuesday, March 21, 2023 3:03 PM
To: Luis Lopez <[email protected]>
Subject: PEN20-0095, PEN20-0096, TTM 38459

Warning: External Email – Watch for Email Red Flags!
Hello Luis,

Thank you for including Riverside Transit Agency in the development review of the proposed 108 unit residential project on Morton Rd & Jennings Ct. After reviewing the plans, there are no comments to submit for this particular project at this time.

Thank you,

Mauricio Alvarez, MBA
Planning Analyst
Riverside Transit Agency
p: 951.565.5260 | e: [email protected]
Website | Facebook | Twitter | Instagram
1825 Third Street, Riverside, CA 92507

F.1.o
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Attachment: Public Comments Presented to Planning Commission on June 8, 2023 (6350 : Gateway Heights Tract 38459) Dear Mr. Jason Ackerman, attorney/representative for Gateway Heights Moreno Valley 92557, [email protected]
Cc: Mr. Ulises Cabrera Mayor pro temp, [email protected], Mr. Luis Lopez, Contract Planner City of Moreno Valley, [email protected] Mr. Sean P. Kelleher, Planning Division Manager 95 [email protected] Mr. Edward A Delgado, District # representative, [email protected] RE: Project Development- Morton Road- Moreno Valley, California

I would like to request a copy of your traffic analysis report(s) regarding Gateway Heights, Moreno Valley, California. In addition, any other pertinent information related to the Gateway Heights project in Moreno Valley.

Furthermore, to be transparent I would like a detailed project announcement to be mailed out to all the residents affected by your proposed development. Our neighbors were taken by surprise. Your informational meeting announcement for the Zoom meeting was not publicly broadcast in our area. The timeframe was such short notice.

There were many neighbors who never received this informational presentation meeting announcement nor received any notices from the city of Moreno Valley. Moreover, not everyone has the knowledge to use Zoom media for online meetings.

We already have a bottleneck of congested traffic problems on Box Springs Road at the entrance to the 60 freeway. The City of Moreno Valley has not addressed these issues as well as the narrow lanes going up north or down south on Morton Road.

There are already safety hazards due to illegally parked cars on Morton Road & Box Springs Road. This is because the parking space inside the Tuscany Apartment is limited. How will this affect Seneca Elementary school? Especially in full peak sessions during pick up and dropping off their kids. Was this factor taken into consideration in your traffic report analysis?
At the meeting, you mentioned the zoning change from (R2, R5) to R10. I believe this will dramatically have a negative economic impact on our property value. How was the rezoning determined? Was that a unilateral decision without the resident’s knowledge or objection? We were not notified in a timely manner. In fact, I just barely knew about this zoom meeting from a neighbor. Our neighbors are concerned regarding this high density 108 townhouses development. Furthermore, it is NOT congruent to our custom, semi-custom homes in our area ½ acres+. We already have enough problems with homelessness and thefts in our area.

What about the overflow of cars who are unable to park at this new proposed 108 Townhouse units? How will that be addressed? Are they going to park on our streets and move it out on street sweep days?

I mentioned in our Zoom discussion, I have lived here more than 27 plus years. I have not seen any metering devices for traffic activities at Box Springs Road and Morton Road nor at the traffic entrance leading to the entrance of the 60 Freeway. Furthermore, no metering devices at the other 60 freeway entrance/exit on Day Street. All of these are very important concerns. We mentioned, if there was a fire evacuation or emergencies to those of us that live here. Are there contingency plans in place? Was this taken into consideration in your report analysis?
Please provide us with this information that will be helpful and beneficial to all of us who live here in District # 2. I want everyone to know who will be affected by your Rezoning proposal and the traffic congestions that it will cause. I am hoping we can find a happy solution so that everyone will agree.

I am copying the Moreno Valley City Planner and the mayor’s office on this email hoping for fair and balanced data that can address our concerns.

I am attaching our public objection to all that will be affected by this General Plan Amendment- Change of Zoning and the Morton Project Development. Signature is to follow. I look forward to hearing from every one of you and from the city planner very soon.

Sincerely, Andy Gildore, US Marine, Veteran, Business Owner

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Attachment: Public Comments Presented to Planning Commission on June 8, 2023 (6350 : Gateway Heights Tract 38459) From: Steve Anderson
Sent: Tuesday, March 28, 2023 5:20 PM
To: Luis Lopez
Subject: General Plan Amendment (PEN20-0095)

Warning: External Email – Watch for Email Red Flags!
Hello –

In response to the City of Moreno Valley’s request for public comments regarding the proposed development at the top of Morton Road…

While I am not outright opposed to this development, I do have SEVERAL concerns.

• From the side of Penunuri Place on which we reside, up into the foothills, and around Morton Road into unincorporated Riverside – all homes are detached single family, custom built, on 1/2 acre or larger lots. So, the development of high density multi-family housing on MUCH smaller individual parcels seems a bit out of place. • The neighborhood is also considered a “brush zone” by insurance companies, and homeowners insurance carriers are few and far between. Potential buyers of any such home should be made aware of such limitations. I don’t want to THINK how expensive homeowners insurance will be for residents of this proposed multi-family housing development – what with it being RIGHT at the bottom of a mountain that has not burned in more than forty years. That alone could be cost prohibitive for many.
• I do not see anywhere in the vast volume of public documents plans to make any improvements to Morton Road. Sadly, the City of Moreno Valley largely ignores those living in the FAR corner of the city, often treating us as an “ugly redheaded stepchild” worthy of very little service or support. As a result, Morton Road is in VERY poor condition.

Adding 1,000 vehicle trips per day, a near FIVE FOLD INCREASE over current traffic volume, is only going to worsen its condition. The City might just as well remove the asphalt and make Morton Road a dirt road. It surely couldn’t be much worse.
• A large percentage of residents living farther down Morton Road, off of Wordsworth and Pala Foxia, appear to have NO IDEA our neighborhood exists. This is evidenced by the number of vehicles which FLY right off of these feeder streets onto Morton Road without so much as slowing down – let alone stopping. In the nine years we have called Penunuri Place our home – just my family alone has had HUNDREDS of near misses with vehicles FLYING off of said feeder roads. Approval of this project with no additional traffic controls, such as a stop sign at the F.1.o
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Attachment: Public Comments Presented to Planning Commission on June 8, 2023 (6350 : Gateway Heights Tract 38459) lower outlet of Wordsworth, is a recipe for disaster – and WILL eventually lead to somebody being killed.
• Closely aligned to the previous concern, in the event of a mandatory mass evacuation due to fire or other disaster, I am GRAVELY concerned about the capacity of Morton Road and those to which it connects. Weekday morning traffic on Box Springs Road ROUTINELY backs up to very near Clark Street due to inadequate traffic planning by the City of Moreno Valley, the County of Riverside, and the State of California. It routinely takes me EIGHTEEN MINUTES just to reach the freeway from my home. So, I am ALREADY concerned about road capacity – and now the City is proposing to add EVEN MORE vehicle traffic. In the event of said mass evacuation – people will almost certainly die as a result.
• Some of the above concern is, of course, due to the VERY unwise decision several years ago by the County of Riverside, State of California, and whichever railroad owns the nearby tracks to close the Gernert / Poarch crossing in unincorporated Riverside we residents USED to use regularly by continuing on Morton Road up into the foothills. That cut off a MAJOR point of evacuation. I know this decision had little/nothing to do with the City of Moreno Valley – but NOW it’s beginning to come back and bite those who were responsible as the City and County both explore developments in this general vicinity. • Closely aligned to the three previous bullet points is the City of Moreno Valley’s shortsighted, punt heavy decision several years ago to make its side of Morton Road alongside the Tuscany Hills Apartments a No Parking Zone. This pushed the dozens of vehicles which daily parked on the City’s side of Morton Road onto the unincorporated side of Morton Road. This, of course, eliminated the City’s responsibility for traffic and/or crime enforcement related to the presence of said vehicles parked on ITS side of the road. An unfortunate byproduct of this, though, is that residents of said apartments ROUTINELY park WAY up Morton Road, beyond where it reduces to a single lane in each direction – utterly obstructing/blocking the flow of traffic in the process. Now the City wants to add EVEN MORE vehicles having to navigate a daily obstacle course – all because it was too lazy to deal with the parking related issues on its side of Morton Road? As you might have guessed, the City’s decision on this matter is a VERY sore spot for me.
• I am also VERY concerned about what is already the utter lack of law enforcement in our neighborhood. Filed under the same “ugly redheaded stepchild” category – there is open drug dealing and prostitution currently taking place nightly at the cul-de-sac end of Jennings Court. Despite sharing my concerns with Moreno Valley Police multiple times – they wholesale refuse to acknowledge its existence, F.1.o
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Attachment: Public Comments Presented to Planning Commission on June 8, 2023 (6350 : Gateway Heights Tract 38459) let alone investigate or do something to make it stop. We’re already on “ignore” up here, and adding 108 multi-family housing units nearby would appear only to further exasperate such problems – although it DOES give even more residents for the City to wholesale ignore, while happily collecting their taxpayer dollars.

This is at least a start to my concerns. I may have a few more to share prior to the deadline now that I’ve cleared the above from my mind.

iGg,

Steve Anderson
21150 Penunuri Place
Moreno Valley, CA 92557
951.217.1885
[email protected]

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Attachment: Public Comments Presented to Planning Commission on June 8, 2023 (6350 : Gateway Heights Tract 38459) From: Sandra Walsh <[email protected]>
Sent: Friday, March 31, 2023 10:36 PM
To: Planning Email_DG <[email protected]>
Cc: [email protected]
Subject: Public Objection

Warning: External Email – Watch for Email Red Flags!

THIS WILL SERVE AS NOTICE IN SUPPORT OF PUBLIC OBJECTION TO GENERAL PLAN AMENDMENT (PEN20-0095), CHANGE OF ZONE (PEN20-0096), CONDITIONAL USE PERMIT FOR A PLANNED UNIT DEVELOPMENT (PEN21-00660, AND TENTATIVE TRACT MAP NO. 38459 (PEN22-0127). COPY OF PUBLIC OBJECTION ATTACHED.

FIRST AND FOREMOST, neither the Henghou Group nor Shizao Zheng has served proper notice as required of the application or their intent. The application should be denied on the basis alone -- that notice was not formally given to all residents and property owners within the required notification radius.

SECOND, the Box Springs/Ironwood road infrastructure is not designed for the traffic that already impedes our community from freely coming and going from our neighborhood. Moreover, our neighborhood is not regularly policed. Motorhomes, trailers and vehicles are illegally parked on Morton; drivers race down the streets with no regard for the posted speed limit or the pedestrians, children or adults, let alone stop at the posted Stop signs.

THIRD, where will the additional children attend school? Not at our neighborhood elementary school which is already overcrowded Not at our local school because already there is not enough parking for the employees that work at that school and as such, we have illegally parked educators and guardians throughout the school day and during every school event.

Our community would be better served turning the mountainous area into a nature park that supports the wildlife that currently inhabits the area and that includes, but is not limited to donkeys, bobcats, coyotes, racoons, hawks, owls, bats, etc. Improvements such as walking, biking and horse trails would discourage vagrant and "homeless" migration, while increasing the value of our neighborhood.

This community has a voice and we do not want more rentals, more crime, more congestion!

Sandra Walsh
Larry Walsh
21121 Tennyson Road
Moreno Valley, CA 92557
(951) 683-4060
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Attachment: Public Comments Presented to Planning Commission on June 8, 2023 (6350 : Gateway Heights Tract 38459) Tel: 805-641-1000 ▪ Fax: 805-258-7272 ▪ Cell: 805-643-9300 Dr. Doug Michie
1056 E Meta St Ste 103 from email: [email protected] Ventura, CA 93001-0001
4/23/2023
Chairman DeJohnette via email to: [email protected]
And Planning Commissioners [email protected].

Planning Commission
City of Moreno Valley
14177 Fredrick Street
Moreno Valley, CA 92553
Re: Project: Gateway Heights
Hearing Date: 5/11/2023
Dear Planning Commissioners,
This letter follows a recent community outreach presentation by the developer of the Gateway Heights project. I own a lot on Penunuri Avenue neighboring this proposed project. I am writing to voice my support for the project as it will be a good addition to the neighborhood.

This area of Moreno Valley needs more multi-family housing. The cost to maintain infrastructure for traditional large lot single family homes is unsustainable, and it is to the City’s interest to provide more density, so costs can be spread over a larger tax base in a more limited geographical area.

More importantly, the need for housing in California is so great that multi-family projects such as this one are needed to fulfill that unmet housing demand. Additionally, it is a good fit for the adjoining Gateway Specific Plan area. And finally, the dedication of 17 acres of open space will be a real asset to the open space and recreational needs of the city.

Again, I support this project and I hope that it can be approved with conditions that are financially reachable for the applicant.

Sincerely,
Doug Michie
PhD Urban Planning
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Attachment: Public Comments Presented to Planning Commission on June 8, 2023 (6350 : Gateway Heights Tract 38459) June 1, 2023

City of Moreno Valley Community Development
14177 Frederick Street Moreno Valley, California 92553
Attn: Catherine Lin , Principal Planner (951) 413-3229 email : [email protected]

Project Title: Gateway Heights Project
Project Case Number(s): PEN 21-0066

To: Catherine Lin

We never received any notification from the City of Moreno Valley Community Development Department in the mail regarding the proposed Gateway Heights Project and have been unaware of the project until the placement of a sign on the property last Friday May 25, 2023. This project has a direct impact on the existing residents and we were unaware of the recent public comment period and where denied the opportunity to hear, and or provide comments relating to the proposed project. We have lived here for 40 years and are directly impacted from the project and needed to be included in the process.

After reviewing the proposed Gateway Heights Project, Project Case No.PEN 21-0066 and Change of Zoning we would like to state that we are in strong opposition to these changes given the potential aesthetic, visual, air quality, wildlife, and land use compatibility impacts on the existing residents and the West Box Springs Homeowners Association which was part of the planning process with The County of Riverside and the Gateway Center Project approved by the County of Riverside.

The introduction of a multifamily residential housing product type at the urbanized edge of the City’s residential neighborhoods that currently abuts a hillside / open space area, represents an incompatibility issue. This project proposes a multifamily residential project adjacent to the rural / open space edge and away from the city core or area of intensity does not provide an appropriate transition to the area.

As stated the entire project as presented is not a comprehensive land use compatible to the area and is in conflict with the low densities reflected by the University Community Plan and the existing sparse rural residents and because it lies within the City of Riverside’s sphere of influence, it should also conform to Riverside’s Proposition R and Measure C land use ordinances.

Additionally by changing the land use zoning from Residential 2 (R2) and Hillside Residential (HR) 10. and significantly increasing the residential densities it will diminish the home values of the existing residents on the adjacent parcels within the original Gateway Center Specific Plan located in the County of Riverside on the west side of Morton and to the north. The Gateway Center Specific Plan (GCSP) which has only 2 high density areas located directly near the far outer edges closer to the SR-60 Freeway/ Railroad rights-of-way of the 317 acre development close to the freeway which was to F.1.o
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Attachment: Public Comments Presented to Planning Commission on June 8, 2023 (6350 : Gateway Heights Tract 38459) reduce the traffic through the rural/open areas to help preserve the aesthetic, visual, air quality, wildlife and rural area.

“All residential lots along the northerly and easterly perimeters of Planning Area Nos. 16 and 17 shall contain a minimum of 8,000 square feet not including land beyond the limits of grading area. Any residence constructed on these lots shall contain a minimum of 2,600 square feet of living area.” (Amended by Staff at P.C. on 10/23/91) GCSP

Traffic congestion and contaminant air pollution will be dramatically impacted by the increase of dwelling units from the current single unit home zoning at 5 per acre to multi unit apartment/condominium of 108 units. New commuter traffic will add over a thousand daily vehicle trips to an already overburdened surface street and freeway transportation system. Increase traffic adjacent to Seneca Elementary School and generating more population and noise. There is only one road Morton for access to our properties due to the closure at Gernert and Watkins for the Metro Line and increased traffic would present a safety issue during any emergency.

The entire Project site is identified as occurring in a hazardous fire area which should require further enhancement of fire hydrants located on Morton Road and at the entrance to aid the Riverside County Fire Protection Master Plan in order to achieve an a better urban level of service. Mitigation measures need to be implemented to provide for better public safety.

The proposed Gateway Center Project has the potential to deplete groundwater supplies by interfering substantially with groundwater recharge by “the change in pervious surfaces to impervious surfaces that would occur with development of the site will reduce the amount of water reaching underground aquifers.” Thus lowering the local groundwater table level and affecting the existing residents and the production rate of their pre-existing nearby wells.

Gateway Center Specific Plan No. 250 approved and adopted July 14, 1992 contained conditions of approval to help mitigate some of these impacts and other concerns of the residents directly impacted by development.

We are in strong opposition to the proposed changes for the Gateway Heights Project, Project Case No.PEN 21-0066 and any change of zoning. The project should have single family housing to alien with the planning area 16 and 17 on the Gateway Center Plan.

Thank you for the opportunity to comment on this matter. If you have any questions please contact me.

Sincerely,

Robin and Alan Ablott
10870 Pettegrew Road
Riverside, CA 92507
(951) 788-6764

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Attachment: Public Comments Presented to Planning Commission on June 8, 2023 (6350 : Gateway Heights Tract 38459) The areas in dark orange/red are The Gateway Center higher density housing and the Gateway Heights project of a proposed townhouse condominium development is inconsistent with the planning areas 16 & 17 of the Gateway Center plans and the rural area.

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Attachment: Public Comments Presented to Planning Commission on June 8, 2023 (6350 : Gateway Heights Tract 38459) 1 Sean P. Kelleher
From: [email protected] <[email protected]> Sent: Saturday, July 29, 2023 9:37 AM
To: Sandra Walsh; Andy Gildore
Cc: Sean P. Kelleher; [email protected]; [email protected]; Moreno Valley Mayor; [email protected]; Planning Email_DG; Edward A. Delgado; Mike Lee; Michael Lloyd, P.E.; Brian Mohan; Melissa Walker, P.E.; Sean P. Kelleher; Jane Halstead; [email protected]; Don Avery; Planning Notices_DG; Roberta Hawkins; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; Elena Baca-Santa Cruz; David Martinez; Cheylynda Barnard
Subject:

RE: Moreno Valley Morton Road repavement & communication failure Warning: External Email – Watch for Email Red Flags!
Good Morning all,

I’m very involved with the city of Fontana where my business is located. I recently attended a city meeting where a similar situation was taking place here. The project did NOT pass because of all the backlash from the community. Over 200 hundred signatures and roughly 20‐25 community members spoke against the project every time it was up for conversation. I share this with you so that maybe it can re‐spark some interest with this matter. I plan to attend the meeting to share my thoughts regarding this project and speak against it.

Sent from Mail for Windows

From: Sandra Walsh
Sent: Sunday, June 11, 2023 1:00 PM
To: Andy Gildore
Cc: Sean P. Kelleher; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; Mike Lee; P.E.; Brian Mohan; P.E.; Manuel A. Mancha; Jane Halstead; [email protected]; luis echeverria; Don Avery; [email protected]; Roberta Hawkins; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected] Subject: Re: Moreno Valley Morton Road repavement & communication failure

Afternoon,

My husband and I live within the required written notice radius and never received anything by mail.

In addition to Andy Gildore’s seven (7) issues outlined below and which we still are awaiting answers, we add an eighth (8):

8. There is a significant environmental impact to also be considered before approving this project: What is planned for re‐homing the burros, bobcats, rabbits, owls, etc.?

My husband is from rural Montana and the nature that surrounds us was a huge draw when we decided to purchase our home in this neighborhood. We do not want more concrete and congestion.

Sincerely,
Sandra and Larry Walsh
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Attachment: Public Comment for City Council [Revision 1] (6350 : Gateway Heights Tract 38459) 2 On Jun 8, 2023, at 4:56 AM, Andy Gildore <[email protected]> wrote:

Subject: Urgent Concerns Regarding the Gateway Heights Rezoning Proposal Dear Mr. Sean Kelleher, Protemp/Mayor, District#2 Rep Mr Delgado and Concerned Neighbors, I hope this email finds you well. I am writing to bring some urgent concerns to your attention regarding the Gateway Heights proposal for rezoning from R2 Residential to R10 Residential.

Unfortunately, despite my previous attempts, I have not received a confirmation for inclusion on the Moreno Valley City email listserv for events related to this proposal. This is my third request, and I would appreciate your assistance in rectifying this issue.

Furthermore, I have discovered that only two streets in the vicinity of the proposed site received a Public Hearing Notice for June 8, 2023, 6 p.m. by U.S. mail, while the remaining residents were solely informed through a posted sign at the property. This lack of consistent notification has left many of us feeling taken aback and excluded from the decision‐making process.

Regrettably, I must express my disappointment with the City of Moreno Valley's communication practices, not only towards its citizens but also in regard to responsiveness. Myself and other concerned neighbors have reached out to the contract planner and Moreno Valley City Officials via email, but we have yet to receive any form of acknowledgment or response. This absence of transparency, trust, and integrity in ensuring equal access and open communication is disheartening.

To provide clarity, let me outline the concerns of our community regarding the proposed rezoning:

1. Preservation of the R2 zoning: We strongly believe that maintaining the R2 zoning is essential to preserving the character of our neighborhood. The proposed R10 rezoning would introduce high‐density townhome units that are not in harmony with our existing semi‐custom to custom homes.

2. Parking concerns: We seek clarification on how the overflow of cars from the proposed townhomes will be accommodated. If a family has more than two cars, where will the additional vehicles be parked? We also question the monitoring and enforcement of any regulations in place and the potential consequences for non‐compliance.

3. Community Park management: It is imperative to address the concerns surrounding the proposed Community Park. Specifically, we need reassurance that measures will be in place to prevent issues such as homelessness, loitering, encampments, and the accumulation of trash within the park area.

4. Emergency preparedness: Given the potential risks to our health and safety, we need to understand the evacuation plans in case of emergencies such as road closures or fires. It is crucial that adequate measures are in place to protect lives and properties in the event of an unfortunate incident.

5. Traffic impact mitigation: The absence of an unbiased traffic study report raises concerns regarding the proposed development's impact on our already congested Morton Road.

Considering the 108 units, each with a 2‐car garage, we estimate a significant increase of 216 to 324 cars on Morton Road alone. We urge the City of Moreno Valley to address this issue and provide a comprehensive plan to alleviate the potential traffic problems.

6. Property value compensation: We kindly request clarification on whether the City of Moreno Valley will provide compensation for any potential depreciation in property values resulting from the rezoning and the construction of the proposed townhomes.

We believe that the proposed rezoning from R2 to R10 will exacerbate the aforementioned concerns and negatively impact our community. Therefore, we urgently request your attention to these matters and seek your support in addressing and rectifying these issues.

Thank you for your time and consideration. We look forward to your prompt response, as our community's well‐being and quality of life are at stake.

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Attachment: Public Comment for City Council [Revision 1] (6350 : Gateway Heights Tract 38459) 3 Sincerely,
Andy Gildore
Business Owner
U.S. Marine Corps Veteran

On Mon, May 1, 2023 at 7:27 AM Andy Gildore <[email protected]> wrote:

Dear Mr. Sean Kellher,
How are you doing? I hope all is well with you. On the early morning of Thursday, April 27th, 2023. All of our neighbors were taken by surprise because the entire Morton Road was closed. The entire Morton Road was being repaved from Box Springs Road to Jennings Court. Thank you very much, it was long overdue.

However, this is a formal complaint I want registered to the City of Moreno Valley and to the person in‐charge of this project. We were not only late for work and important appointments. Our time/fuel wasted driving around without any detour signs posted in advance especially to all of us who live and use this road.

I believe the City of Moreno Valley has the obligation and responsibility to notify residents in writing prior to starting this project. In addition, we kept driving from one closed street to another without any directional signs.

We were trapped in heavy traffic. I did talk to one of the street workers who mentioned‐ “All American Asphalt and Western Asphalt” were hired by the City of Moreno Valley. I made a remark to the worker that there were no detour signs nor advance notification posted. There should have been signs all around. The closure start/stop dates and alternate routes. So that we are aware of the appropriate day or two before this repaving project starts. Our only exit out of the area was Clark Street to Box Springs Road/Ironwood Ave. Later that morning the signs and safety cones were placed with detours posted with arrows. Too little too late.

Mr. Kellher, this is unacceptable a total communication breakdown under the watch of Moreno Valley City. There is a serious communication failure. We are taxpayers that fund the city personnel (their salary) who are public servants. This is a total disregard of our health, safety and well‐being. Is it because they don’t live here because of lack of care or it’s a disorganized system? Do you think if dignitaries live here ‐‐‐ yourself or colleagues, would this happen here? It is so upsetting for this to have happened. Please forward this email to the officer in‐charge of this project.

By the way, in my previous email you mentioned that my email will be registered on alert notification regarding Gateway Heights projects or any projects related to Morton Road or activity development alerts. I never received any city confirmation email of such listserv or bulletins. Please subscribe to me on this mailing list. In today’s communication technology, there are vast ways of Media resources to broadcast information. We should have been notified. I have served my military time honorably for our country. “First to go, last to know” I expect some common‐sense open transparent communication by those individuals in charge in the chain of command. Thank you !
Furthermore, by this event it is a perfect example NOT to rezone (R2‐R5 to R10) or building the Gateway Heights project of 108 Townhouses. The traffic congestion is not conducive to our environment, quality of life and above all our property value.

If there was a fire or any evacuation emergencies we will be trapped because this is the only main road to get out because the dirt road is also closed off. Clark Street is our only other way out. Morton Road is a single lane going up and one lane going down by Seneca Elementary School. There will also have a negative impact on the elementary school to their kid’s learning environment.

This is a formal notice I want registered that we will hold the City of Moreno Valley liable and responsible. In the future development of this area, it is unconscionable to build high density homes without ingress/egress accessibility, safety, and proper traffic flow. We already have traffic congestion. Thank you for your kind understanding and appreciate your cooperation.

Sincerely,
Andy Gildore
U.S. Marine Veteran & Business Owner

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Attachment: Public Comment for City Council [Revision 1] (6350 : Gateway Heights Tract 38459) 1 Sean P. Kelleher
From: Frank Almeida <[email protected]>
Sent: Tuesday, August 29, 2023 6:41 PM
To: Moreno Valley Mayor; Edward A. Delgado; Elena Baca-Santa Cruz; David Martinez; Cheylynda Barnard
Cc:

Sean P. Kelleher; Catherine Lin; [email protected] Subject: Gateway Heights Project - Letter of Support - Sept. 5, 2023 City Council Meeting Warning: External Email – Watch for Email Red Flags!
Preview attachment FW: Thank you for your time today.eml

FW: Thank you for your time today.eml
172 KB

Dear Mayor Cabrera and City Councilmembers:

My name is Frank Almeida and I live at 21012 Pala Foxia Place in Moreno Valley. On June 8, 2023, I attended the Moreno Valley Planning Commission meeting and expressed my opposition to the Gateway Heights project. Based on my conversations with the Gateway
Heights project representative, Jason Ackerman, and City Staff, I am sending you this email in support of the project.

Jason gave me his contact information at the Planning Commission meeting and we connected a couple of days later. We talked about the project’s traffic impact analysis, the existing roadway conditions and illegal parking on Morton Road, and issues related to homelessness and illegal dumping. Jason introduced me to Sean Kelleher and Catherine Lin via email and I shared additional concerns about illegal off‐roading and illegal parking in our residential tract. (See attached email). Sean forwarded my concerns to various departments within the City and we are continuing to work together on these issues.

Based on my conversations with Jason
and the City Staff, my opinion about the Gateway Heights project has changed. I believe the Gateway Heights project is a well‐planned project that will not make any of the existing traffic problems worse. Also, the project will improve the area by offering new homes, completing flood control improvements, and contributing land to the Box Springs Canyon Preserve. Therefore, I am sending you this email in support of the Gateway Height project.

Sincerely,
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Attachment: Public Comment for City Council [Revision 1] (6350 : Gateway Heights Tract 38459) 2 Frank Almeida
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Attachment: Public Comment for City Council [Revision 1] (6350 : Gateway Heights Tract 38459)

Report to City Council

ID#6364 Page 1
TO: Mayor and City Council

FROM: Sean P. Kelleher, Community Development Director

AGENDA DATE: September 5, 2023

TITLE: APPEAL (PAA23 -0007) OF PLANNING COMMISSION
APPROVAL OF MASTER PLOT PLAN (PEN21 -0289),
PLOT PLANS (PEN23 -0081, PEN23 -0082, AND PEN23 -
0083), CONDITIONAL USE PERMITS (PEN20 0110,
PEN20 0111, AND PEN20 0112), AND TENTATIVE
PARCEL MAP NO. 37942 (PEN21 -0288) FOR THE
DEVELOPMENT OF AN 8.4 -ACRE COMMERCIAL
CENTER AND THE PROPOSED PROJECT’S RELATED

MITIGATED NEGATIVE DECLARATION

RECOMMENDED ACTION

STAFF RECOMMENDATION
That the City Council:

A. ADOPT Resolution No. 2023-__ attached hereto:

1. DENYING Appeal PAA23 -0007 upholding the Planning Commission’s approval of the Proposed Project which consists of Plot Plan (PEN21 -0289), Plot Plans (PEN23 -0081, PEN23 -0082, and PEN23 -0083), Conditional Use Permits (PEN20-0110, PEN20-0111, and PEN20-0112), and Tentative Parcel Map No. 37942 (PEN21-0288); and
B. ADOPT Resolution No. 2023-__ attached hereto:

1. AFFIRMING the Planning Commission’s certification and approval of the Proposed Project’s Initial Study/Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program.

SUMMARY
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Page 2 ends

Staff recommends denying Appeal PAA23 -0007 to uphold the Planning Commission’s approval of the Proposed Project and affirm the Planning Commission’s certification and approval of the Proposed Project’s Initial Study/Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program.

The Proposed Project Includes the following improvements:
(1) Two medical/office buildings consisting of Med/Office Building No. 1 (PEN23-0081) and Med/Office Building No. 2 (PEN23 -0082) totaling approximately 32,000 square feet;
(2) One commercial/office building totaling approximately 40,000 square feet, consisting of Comm/Office Building No. 3 (PEN21 -0289) with associated parking lots, landscaping and on and off-site improvements;
(3) Approximately 8,000 square foot retail/restaurant building Pad B (PEN23 - 0083);
(4) Two drive -thru food pads, which includes Pad A (PEN20 -0110) and Pad C (PEN20-0111) totaling approximately 5,810 square feet; and (5) 6-pump gas station with an approximate 3,995 square foot convenience store (PEN20-0112).

The Proposed Project is located on the northeast corner of Nason Street and Cactus Avenue (“Project Site”). The General Plan and the Zoning Designation is Downtown Center (DC). The Proposed Project, as designed and conditioned, is consistent with the goals, policies, and objectives of the City’s General Plan, as well as the requirements of the Downtown Center (DC) District and the Moreno Valley Municipal Code.

DISCUSSION
Planning Commission Action/Appeal
The Proposed Project was considered by the Planning Commission at a duly noticed public hearing conducted on July 13, 2023, and the Planning Commission voted unanimously (4-0) to certify and adopt the Mitigated Negative Declaration and Mitigation Monitoring Program and approve the Proposed Project.

The Planning Commission decision was appealed by Ibet Ruiz (Appellant) (PAA23 - 0007) within the requisite 10 -day appeal period. (See attached Appeal letter.) Appellant is opposed to the Proposed Project based on the alleged contamination and “inevitable gas spillage” which Appellant purports will lower home values and bring more crime to the neighborhood. In summary, this appeal raises the following issues: 1) contamination, 2) gas spillage, 3) lower home values, and 4) crime. In light of the foregoing, the Appeal Hearing should be limited to the above matters. The Applicant has provided a response to the Appeal letter which is attached to this report.

PROJECT DESCRIPTION
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Proposed Project
Tentative Parcel Map
Tentative Parcel Map No. 37942 (PEN21 -0288) will subdivide one (1) existing parcel (APN: 486-290-038) into seven (7) individual parcel s to allow for the sale/leasing of the proposed buildings.

The Downtown Center (DC) District’s development standards require that new parcels be a minimum size of 10,000 square feet and have a minimum lot depth of 100 and width of 100 feet. All seven (7) proposed lots exceed these minimum requirements.

Master Plot Plan
Master Plot Plan (PEN21 -0289) will permit the development of an 8.4 -acre Commercial Center with seven (7) buildings totaling approximately 89,805 square feet. The proposed commercial/retail/office center includes a 6 -pump gas station with a 3,995 square foot convenience store; two (2) drive -thru food pads totaling 5,810 square feet; one (1) commercial/office building totaling 40,000 square feet; and two (2) medical/office buildings totaling 32,000 square feet, along with associated parking, landscaping, and off-site improvements.

All on -site and off -site improvements are conditioned to be completed with the first building, including all landscaping.

Plot Plans
The three (3) Plot Plans PEN23 -0081 and PEN23 -0082 are for two medical office buildings (16,000 square feet each) and PEN23 -0083 is for a retail building (8,000 square feet).

Conditional Use Permits
The three (3) Conditional Use Permits (“CUP”) include PEN20 -0110 for a drive -thru restaurant (3,500 square feet), PEN20 -0110 for a second drive -thru restaurant (2,310 square feet), and PEN03 -0112 for a fuel station with a convenience store with beer, wine, and spirits sales.

The Municipal Code allows for auto service stations and restaurants with drive -throughs within the Downtown Center (DC) District, subject to the approval of a CUP.

A CUP allows the City to impose special development requirements to ensure that certain uses will not be detrimental to the Proposed Project’s surrounding properties. A CUP also ensures that conditionally permitted uses are compatible with existing land uses.

The following summarizes the Proposed Project’s design elements that are intended to minimize impacts on the residential districts to the east and south:

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A. Perimeter landscape parkways, fences, and screening tree rows along the site’s property lines.

B. A six-foot decorative block wall along the east property line.

The Proposed Project as designed and conditioned satisfies all requirements of the General Plan and the Municipal Code.

Site and Surrounding Area
The Project Site is relatively flat vacant land located on the northeast corner of Cactus Avenue and Nason Street within the Downtown Center (DC) District. The property directly to the north of the Project Site is also vacant and located within the Downtown Center (DC) District. There are e xisting single-family homes directly east and south of the Project Site are located on land within the Residential Agricultural 2 (RA2) District.

Directly west of the Project Site is a medical building and a vacant lot adjacent to the Riverside University Health System Medical Center, which is also within the Downtown Center (DC) District.

Access/Parking
The Proposed Project’s access will be from three (3) new driveways: two (2) on Cactus Avenue and one (1) on Nason Street. Driveways are right -in and right -out except for one (1) full-access driveway on Cactus Avenue. The north driveway on Nason Street is currently signalized and will allow for inbound movements only per the project design.

The Proposed Project, as designed, will incorporate reciprocal access and parking. The Proposed Project includes a total of 442 parking spaces, consistent with Municipal Code requirements.

Design/Landscaping
The Proposed Project includes four (4) approximately 28 -foot-tall one-story commercial buildings, one (1) approximately 47 -foot tall, 3-story commercial/office building, and two (2) approximately 35 -foot tall 2 -story medical/office buildings. The proposed building elevations present a modern -influenced architectural style. The exterior finishes include a combination of stucco and plaster finishes in earth -tone colors, brick veneer, metal trim, metal awnings, and spandrel glass. Tower elements and various wall finishes with different wall planes break up the massing and add focal points to the buildings.

The Proposed Project, as designed, conforms to all development standards of the Downtown Center (DC) District and the design guidelines for commercial developments prescribed in the Municipal Code and City Landscape Standards.

The landscape elements of the Proposed Project include the landscape setback along Nason Street and Cactus Avenue. Within this landscape setback, there will be street trees and shrubs, with on -site trees and shrubs in the internal site and parking lot landscape areas which have been designed consistent with the City Landscape Standards.

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ENVIRONMENTAL
An Initial Study was prepared by ECORP Consulting Services, Inc. in compliance with the California Environmental Quality Act (CEQA) and the CEQA Guidelines. The Initial Study examined the potential impacts of the Proposed Project on the environment to determine the relative environmental impacts associated with the Proposed Project. The Initial Study. The Initial Study concluded that with the implementation of the proposed mitigation measures, the Proposed Project will have a less than significant effect on the environment; as such, a Mitigated Negative Declaration (MND) serves as the appropriate CEQA documentation for the Proposed Project. Technical studies prepared in support of the Initial Study/MND include the following: Air Quality Impact Analysis, Biological Resources Assessment, Cultural Resource Report, Noise Impact Assessment, a Phase I Environmental Site Assessment, and a Traffic Report Addendum. Copies of the appendices to the Initial Study/MND can be accessed from the link attached to this staff report. The documents can be reviewed at City Hall during operating hours.

Mitigation measures are recommended for the Proposed Project in the following areas:

Biological Resources, Cultural and Tribal Cultural Resources, Geology and Soils, Noise, and Transportation, all of which are incorporated into the Mitigation Monitoring and Reporting Program (MMRP). The measures for cultural resources have been included to address input from the Tribal governments. The measures are intended to ensure that potential resources that might be discovered are protected. However, these measures are not required to address a known significant impact. Based on the Initial Study and with the implementation of the proposed mitigation measures, the Proposed Project will not cause any significant impacts to the environment.

The public comment period for the Notice of Availability of the Initial Study/MND began on June 14, 2023, and ended on July 5, 2023, (State Clearing House Number 2023050246), which satisfies the required 20-day review period required for this project.

As of the preparation of this staff report, no comments have been received. Written comments received after the preparation of this staff report will be provided at the public hearing.

ALTERNATIVES

1. DENYING Appeal PAA23 -0007 upholding the Planning Commission’s approval of the Proposed Project and affirming the Planning Commission’s certification and approval of the Proposed Project’s Initial Study/Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program. (Staff recommends this alternative.)

2. GRANT Appeal PAA23-0007, reversing the Planning Commission’s approval of Proposed Project. (Staff does not recommend this alternative.)

FISCAL IMPACT
The proposed project will result in the creation of new jobs within the Medical, office, F.2
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retail, and food service industries. The new business will also generate additional sales tax, which can be utilized for various community improvements and programming.

Finally, the project will also be required to install new public improvements along Nason Street and Cactus Avenue.

NOTIFICATION
Notice of the public hearing was sent to all property owners of record within 600 feet of the Project Site. The public hearing notice was also posted on the Project Site and published in the Press Enterprise newspaper.

PREPARATION OF STAFF REPORT
Prepared By: Department Head Approval:

Julia Descoteaux Sean P. Kelleher
Senior Planner Community Development Director

CITY COUNCIL GOALS
Revenue Diversification and Preservation. Develop a variety of City revenue sources and policies to create a stable revenue base and fiscal policies to support essential City services, regardless of economic climate.

CITY COUNCIL STRATEGIC PRIORITIES

1. Economic Development

2. Public Safety

3. Library

4. Infrastructure

5. Beautification, Community Engagement, and Quality of Life

6. Youth Programs

ATTACHMENTS
To view large attachments, please click your “bookmarks” on the left hand side of this document for the necessary attachment.

1. Appeal Letter

2. Resolution No. 2023-XX

3. Resolution No. 2023-XX CEQA

4. Exhibit A to Resolution No. 2023-XX IS-MND

5. Appendix A - Air Quality Greenhouse Gas Emissions Assessment and Energy Consumption Modeling Results

6. Appendix B - Biological Technical Report and 2023 Update

7. Appendix C - Cultural Resource Inventory Report 2023 Update F.2
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8. Appendix D - Noise Impact Assessment

9. Appendix E - Phase I Environmental Site Assessment

10. Appendix F - 2020 Traffic Impact Assessment, 2023 Update and 2023 VMT Memo

11. Exhibit B to Resolution No. 2023-XX IS-MND

12. Project Plans 1 of 2

13. Project Plans 2 of 2

14. Zoning Map

15. Planning Commission Staff Report and Resolutions - July 13, 2023

16. Initial Study Comments

17. Planning Commission Public Comments

18. Applicants Letter - August 24, 2023

APPROVALS

Budget Officer Approval ✓ Approved . 8/29/23 9:28 AM City Attorney Approval ✓ Approved .

City Manager Approval ✓ Approved . 8/29/23 9:33 AM F.2
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Attachment: Appeal Letter (6364 : Appeal of Planning Commission approval of the Cactus Ave/Nason St Commercial/Office/Retail Project) 1 Resolution No. 2023-XX
Date:

RESOLUTION NUMBER 2023-XX

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MORENO
VALLEY, CALIFORNIA, DENYING APPEAL (PAA23 -0007) UPHOLDING THE PLANNING COMMISSION’S APPROVAL OF THE PROPOSED
PROJECT CONSISTING OF PLOT PLAN (PEN21 -0289), PLOT PLANS (PEN23-0081, PEN23 -0082, AND PEN23 -0083), CONDITIONAL USE PERMITS (PEN20 -0110, PEN20- 0111, AND PEN20 -0112), AND TENTATIVE PARCEL MAP NO. 37942 (PEN21-0288)
WHEREAS, the City of Moreno Valley (“City”) is a general law city and a municipal corporation of the State of California; and
WHEREAS, Winchester Associates for MV Cactus 9 (“Applicant”) has submitted applications for a Master Plot Plan (PEN21- 0289), Plot Plans (PEN23- 0081, PEN23 - 0082, and PEN23- 0083), Conditional Use Permits (PEN20- 0110, PEN20- 0111, and PEN20-0112), and Tentative Parcel Map No. 37942 (PEN21-0288) for an approximately

8.4-acre commercial center with associated public improvements (collectively, “Proposed Project”) located on the northeast corner of Cactus Avenue and Nason Street (APN: 486- 290-038) (“Project Site”); and
WHEREAS, Planning Division Staff completed an Initial Study for the Proposed Project and based on the Initial Study, recommended certification of a Mitigated Negative Declaration (“MND”) and approval of a Mitigation Monitoring and Reportin g Program (“MMRP”) in accordance with Section 6 (ND Procedures) of the City’s Rules and Procedures for the Implementation of the California Environmental Quality Act and the requirements of CEQA the CEQA Guidelines Sections 15070 – 15075; and WHEREAS, on July 13, 2023, a duly noticed public hearing was conducted by the Planning Commission to consider the Proposed Project’s MND and MMRP and the Proposed Project entitlements; and
WHEREAS, at the conclusion of the July 13, 2023, public hearing, in the exercise of its own independent judgment, the Planning Commission certified and approved the MND, and the MMRP prepared for the Proposed Project, and approved the Proposed Project; and
WHEREAS, on July 24, 2023, Ibet Ruiz (“Appellant”) (PAA23-0007) appealed the Planning Commission’s decision based on 1) contamination, 2) gas spillage, 3) low er home values, and 4) crime; and
WHEREAS, on September 5, 2023, a duly noticed appeal hearing was conducted by the City Council regarding the above issues raised by the Appellant.

NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF
MORENO VALLEY, CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS:

Section 1. Recitals and Exhibits
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That the foregoing Recitals and attached exhibits are true and correct and are hereby incorporated by this reference.

Section 2. Evidence
That the City Council has considered all of the evidence submitted into the Administrative Record for APPEAL (PAA23 -0007), including, but not limited to, the following:
(a) Initial Study/Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program prepared for the Proposed Project, attached hereto as Exhibit A;
(b) Notice of Intent to Adopt a Mitigated Negative Declaration, attached hereto as Exhibit B;
(c) Staff Report prepared for the Planning Commission’s consideration and all documents, records, and references related thereto, and Staff’s presentation at the public hearing;
(d) Testimony, comments, and correspondence from all persons that were provided at, or prior to, the July 13, 2023, Planning Commission public hearing;
(e) Appeal PAA23-0007;
(f) Staff Report prepared for the City Council’s consideration and all documents, records, and references related thereto, and Staff’s presentation at the appeal hearing; and
(g) Testimony, comments, and correspondence from all persons that were provided at, or prior to, the City Council September 5, 2023, appeal hearing; and
(h) Proposed conditions of approval set forth in the Proposed Project ’s entitlements.

Section 3. Findings
That based on the content of the foregoing Recitals and the Evidence contained in the Administrative Record as set forth above, the City Council makes the following findings:
(a) That the MND and MMRP have been completed in compliance with CEQA and the CEQA Guidelines consistent with the City’s Rules and Procedures for the Implementation of the California Environmental Quality Act; (b) That the Planning Commission properly determined that all environmental impacts of the Proposed Project, with the mitigation measures set forth in the MMRP, have been reduced to levels of insignificance and there is no substantial evidence supporting a fair argument that the Proposed Project will have a significant effect on the environment that would otherwise require the preparation and certification of an Environmental Impact Report; (c) That the MND and MMRP reflect both the independent judgment and analysis of the Planning Commission and the City; and
(d) That each of the Proposed P roject’s entitlements were properly approved by the Planning Commission, based on the necessary findings, as set forth F.2.b
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in the Moreno Valley Municipal Code, that must be made in order to approve each entitlement.

Section 4. Denial of Appeal
That based on the foregoing Recitals, Evidence and Findings, as set forth herein, the City Council hereby denies Appeal, PAA23- 0007, upholding the Planning Commission’s approval of the Proposed Project.

Section 5. Repeal of Conflicting Provisions
That all the provisions as heretofore adopted by the City Council that are in conflict with the provisions of this Resolution are hereby repealed.

Section 6. Severability
That the City Council declares that, should any provision, section, paragraph, sentence, or word of this Resolution be rendered or declared invalid by any final court action in a court of competent jurisdiction or by reason of any preemptive legislation, the remaining provisions, sections, paragraphs, sentences or words of this Resolution as hereby adopted shall remain in full force and effect.

Section 7. Effective Date
That this Resolution shall take effect immediately upon the date of adoption. [Remainder of Page Intentionally Left Blank]
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Section 8. Certification
That the City Clerk for the City Council shall certify to the passage of this Resolution.

PASSED AND ADOPTED THIS 5th day of September 2023, by the City Council of the City of Moreno Valley.
___________________________________
Ulises Cabrera,
Mayor of the City of Moreno Valley
ATTEST:
___________________________________
Jane Halstead, City Clerk
APPROVED AS TO FORM:
___________________________________
Steven B. Quintanilla, Interim City Attorney
Exhibits:

Exhibit A: Tentative Tract Map No. 37942 (PEN21-0289) Conditions of Approval Exhibit B: Master Plot Plan (PEN21-0289) Conditions of Approval Exhibit C: Plot Plan (PEN23-0081) Conditions of Approval Exhibit D: Plot Plan (PEN23-0082) Conditions of Approval Exhibit E: Plot Plan (PEN23-0083) Conditions of Approval Exhibit F: Conditional Use Permit (PEN20-0110) Conditions of Approval Exhibit G: Conditional Use Permit (PEN20-0111) Conditions of Approval Exhibit H: Conditional Use Permit (PEN20-0112) Conditions of Approval F.2.b
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Ten
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CITY OF MORENO VALLEY

CONDITIONS OF APPROVAL
Tentative Parcel Map (PEN21-0288)
EFFECTIVE DATE:

EXPIRATION DATE:

COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division

1. The Developer shall defend, indemnify and hold harmless the City, city council, commissions,
boards, subcommittees and the City’s elected and appointed officials, commissioners, board members, officers, agents, consultants and employees (“City Parties”) from and against any and all liabilities, demands, claims, actions or proceedings and costs and expenses incidental thereto (including costs of defense, settlement and reasonable attorneys' fees), which any or all of them may suffer, incur, be responsible for or pay out as a result of or in connection with any challenge to the legality, validity or adequacy of any of the following items: ( i) any prior or current agreements by and among the City and the Developer; (ii) the current, concurrent and subsequent permits, licenses and entitlements approved by the City; (iii) any environmental determination made by the City in connection with the Project Site and the Project; and (iv) any proceedings or other actions undertaken by the City in connection with the adoption or approval of any of the above. In the event of any administrative, legal, equitable action or other proceeding instituted by any third party (including without limitation a governmental entity or official) challenging the legality, validity or adequacy of any of the above items or any portion thereof, the Parties shall mutually cooperate with each other in defense of said action or proceeding. Notwithstanding the above, the City, at its sole option, may tender the complete defense of any third party challenge as described herein. In the event the City elects to contract with special counsel to provide for such a defense, the City shall meet and confer with the Developer regarding the selection of counsel, and the Developer shall pay all costs related to retention of such counsel by the City.

2. A change or modification to the land use or the approved site plans may require a separate
approval. Prior to any change or modification, the property owner shall contact the City of Moreno Valley Community Development Department to determine if a separate approval is required.

3. The developer, or the developer's successor-in-interest, shall be responsible for maintaining any undeveloped portion of the site in a manner that provides for the control of weeds, erosion and dust. (MC 9.02.030)
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4. This approval shall expire three years after the approval date of this project unless used
or extended as provided for by the City of Moreno Valley Municipal Code; otherwise it shall become null and void and of no effect whatsoever. Use means the beginning of substantial construction contemplated by this approval within the three-year period, which is thereafter pursued to completion, or the beginning of substantial utilization contemplated by this approval. (MC 9.02.230)

5. The site shall be developed in accordance with the approved plans on file in the Community
Development Department - Planning Division, the Municipal Code regulations, General Plan, and the conditions contained herein. Prior to any use of the project site or business activity being commenced thereon, all Conditions of Approval shall be completed to the satisfaction of the Planning Official. (MC

9.14.020)

6. All site plans, grading plans, landscape and irrigation plans, fence/wall plans, lighting plans and street improvement plans shall be coordinated for consistency with this approval.

7. In accordance with the Developer’s obligation to defend, indemnify and hold harmless the City, including but not limited to as set forth in more detail in the Project’s Conditions of Approval, Moreno Valley Municipal Code Section 9.02.310 (Indemnification of City for Discretionary Approvals), and the Project application, Developer shall enter into an Advanced Funding Agreement with the City no later than ten (10) calendar days from Planning Commission’s approval of the Project. A copy of said Agreement is on file with the Community Development Director.

Special Conditions

8. All site plans, grading plans, landscape and irrigation plans, and street improvement plans shall be coordinated for consistency with this approval.

9. This approval shall comply with all applicable requirements of the City of Moreno Valley Municipal Code.

10. Prior to grading plan approval, decorative block walls shall be provided along the street side for all corner lots. (MC 9.08.070)

11. Prior to recordation of the final map, the form of deed restriction or open space easement
(secured by Development Agreement or other form) binding on the land, the subdivider, and/or future land owners which shall prohibit an increase in the number of lots within the Hillside Residential District shall be submitted to and approved by the Planning Division. The map shall then be recorded with the approved restriction in place.
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12. The site shall be developed in accordance with the approved tentative map on file in the
Community Development Department -Planning Division, the Municipal Code regulations, General Plan, and the conditions contained herein. (MC 9.14.020)

13. Prior to building final, the developer/owner or developer's/owner’s successor-in-interest
shall pay all applicable impact fees, including but not limited to Transportation Uniform Mitigation fees (TUMF), and the City’s adopted Development Impact Fees. (Ord)

14. A drought tolerant landscape palette shall be utilized throughout the tract in compliance with the City’s Landscape Requirements. (9.17)

15. Prior to recordation of the final map, final median enhancement/landscape/irrigation plans
shall be submitted to and approved by the Planning Division, and Public Works Department - Special Districts Division for review and approval by each division. (GP - Circulation Master Plan)

16. If potential historic, archaeological, Native American cultural resources, or paleontological
resources are uncovered during excavation or construction activities at the project site, work in the affected area must cease immediately and a qualified person (meeting the Secretary of the Interior's standards (36CFR61)) shall be consulted by the applicant to evaluate the find, and as appropriate recommend alternative measures to avoid, minimize or mitigate negative effects on the historic, prehistoric, or paleontological resource. Determinations and recommendations by the consultant shall be immediately submitted to the Planning Division for consideration, and implemented as deemed appropriate by the Community Development Director, in consultation with the State Historic Preservation Officer (SHPO) and any and all affected Native American Tribes before any further work commences in the affected area.

If human remains are discovered during grading and other construction excavation, no further disturbance shall occur until the County Coroner has made necessary findings as to origin. If the County Coroner determines that the remains are potentially Native American, the California Native American Heritage Commission shall be notified within 5-days of the published finding to be given a reasonable opportunity to identify the “most likely descendant.” The “most likely descendant” shall then make recommendations, and engage in consultations concerning the treatment of the remains (California Public Resources Code 5097.98). (GP Objective 23.3, CEQA).

17. Prior to issuance of building permit issuance, landscape plans (trees, shrubs and groundcover) for basins maintained by an HOA or other private entity shall be submitted to and approved by the Planning Division for the sides and/or slopes. A hydroseed mix w/irrigation is acceptable for the bottom of all the basin areas. All 3 of 30
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detention basins shall include trees, shrubs and groundcover up to the concreted portion
of the basin. A solid decorative (e.g. split face, color variation, pattern variation, or as approved by the Planning Official) wall with pilasters, tubular steel fence with pilasters or other fence or wall approved by the Planning Official is required to secure all water quality and detention basins more than 18 inches in depth.

18. This tentative map shall expire three years after the approval date of this tentative map
unless extended as provided by the City of Moreno Valley Municipal Code; otherwise it shall become null and void and of no effect whatsoever in the event the applicant or any successor in interest fails to properly file a final map before the date of expiration. (MC 9.02.230, 9.14.050, 080)

19. Prior to the issuance of grading permits, mitigation measures contained in the Mitigation
Monitoring Program approved with this project shall be implemented as provided therein.

20. Prior to any site disturbance and/or grading plan submittal, and or final map recordation, a mitigation monitoring fee, as provided by City ordinance, shall be paid by the applicant/owner. No City permit or approval shall be issued until such fee is paid. (CEQA)

21. Prior to issuance of a building permit, the developer/property owner or developer's successor-in-interest shall pay all applicable impact fees due at permit issuance, including but not limited to Multi-species Habitat Conservation Plan (MSHCP) mitigation fees. (Ord.)

22. Prior to grading plan approval, wall and fence plans shall be submitted to and approved
by the Planning Division to include a six (6) foot high solid decorative (e.g. split face, color variation, pattern variation, or as approved by the Planning Official ) block wall along the all tract perimeters.

23. Within thirty (30) days prior to any grading or other land disturbance, a pre-construction survey for Burrowing Owls shall be conducted pursuant to the established guidelines of Multiple Species Habitat Conservation Plan. The pre-construction survey shall be submitted to the Planning Division prior to any disturbance of the site and/or grading permit issuance.

24. Prior to the issuance of grading permits, a temporary project identification sign shall be
erected on the site in a secure and visible manner. The sign shall be conspicuously posted at the site and remain in place until occupancy of the project .

The sign shall include the following: The name and address of the development and the developer's name and address to include a 24-hour emergency phone number.

25. Prior to issuance of grading permits, the developer shall pay the applicable 4 of 30
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Stephen’s’ Kangaroo Rat (SKR) Habitat Conservation Plan mitigation fee.

26. Prior to recordation of the final subdivision map, the following documents shall be submitted
to and approved by the Planning Division which shall demonstrate that the project will be developed and maintained in accordance with the intent and purpose of the approval:
a. The document to convey title
b. Deed restrictions, easements, or Covenants, Conditions and Restrictions to be recorded
The approved documents shall be recorded at the same time that the subdivision map is recorded. The documents shall contain provisions for general maintenance of the site, joint access to proposed parcels, open space use restrictions, conservation easements, guest parking, feeder trails, water quality basins, lighting, landscaping and common area use items such as general building maintenance (apartments, condominiums and townhomes) tot lot/public seating areas and other recreation facilities or buildings. The approved documents shall also contain a provision, which provides that they may not be terminated and/or substantially amended without the consent of the City and the developer's successor-in-interest. (MC 9.14.090)
In addition, the following deed restrictions and disclosures shall be included within the document and grant deed of the properties:
a. The developer and homeowners association shall promote the use of native plants and trees and drought tolerant species.
b. All lots designated for open space and or detention basins, shall be included as an easement to, and maintained by a Homeowners Association (HOA) or other private maintenance entity. All reverse frontage landscape areas shall also be maintained by the onsite HOA. Language to this effect shall be included and reviewed within the required Covenant Conditions and Restrictions (CC&Rs) prior to the approval of the final map.
c. Maintenance of any and all common facilities.
d. A conservation easement for lettered lots shall be recorded on the deed of the property and shown on the final map. Said easement shall include access restrictions prohibiting motorized vehicles from these areas. e. Oleander plants or trees shall be prohibited on open space lots adjacent to multi-use trails.

27. Prior to approval of any grading permit, a tree plan shall be submitted to and approved
by the Planning Division. The plan shall identify all mature trees (4 inch trunk diameter or larger) on the subject property and City right-of-way. Using the grading plan as a base, the plan shall indicate trees to be relocated, retained, and removed. Replacement trees shall be shown on the plan, be a minimum size of 24 5 of 30
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inch box, and meet a ratio of three replacement trees for each mature tree removed or as approved by the Planning Official. (GP Objective 4.4, 4.5, DG)

28. All undeveloped portions of the site in perpetuity shall be maintained in a manner that provides for the control of weeds, erosion and dust. (MC 9.02.030)

29. Prior to the issuance of building permits, the developer shall provide documentation that
contact was made to the U.S. Postal Service to determine the appropriate type and location of mailboxes.

30. Prior to grading plan approval, wall and fence plans shall be submitted to and approved
by the Planning Division subject to the City’s Municipal Code including the following:

A. A solid decorative (e.g. split face, color variation, pattern variation, or as approved by the Planning Official) block wall with pilasters and a cap is required along the east property line/perimeter of the project site, adjacent to single-family.

31. The site is approved for a Parcel Map to subdivide the approximate 8.4-acre parcel into seven (7) lots within the Master Plot Plan shopping center PEN21-0289. The Parcel Map shall include reciprocal access for all parcels. A change or modification will require a separate review.

32. The Preliminary Grading Plan will be revised to match the approved site plan dated April 6, 2023 during the Grading Plan submittal/review process.

Building Division

33. The proposed non-residential project shall comply with the latest Federal Law, Americans with Disabilities Act, and State Law, California Code of Regulations, Title 24, Chapter 11B for accessibility standards for the disabled including access to the site, exits, bathrooms, work spaces, etc.

34. Prior to submittal, all new development, including residential second units, are required
to obtain a valid property address prior to permit application. Addresses can be obtained by contacting the Building Safety Division at 951.413.3350.

35. Contact the Building Safety Division for permit application submittal requirements.

36. Any construction within the city shall only be as follows: Monday through Friday seven
a.m. to seven p.m(except for holidays which occur on weekdays), eight a.m. to four p.m.; weekends and holidays (as observed by the city and described in the Moreno Valley Municipal Code Chapter 2.55), unless written approval is first obtained from the Building Official or City Engineer.
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37. Building plans submitted shall be signed and sealed by a California licensed design professional as required by the State Business and Professions Code.

38. The proposed development shall be subject to the payment of required development
fees as required by the City’s current Fee Ordinance at the time a building application is submitted or prior to the issuance of permits as determined by the City.

39. The proposed project will be subject to approval by the Eastern Municipal Water District
and all applicable fees and charges shall be paid prior to permit issuance .

Contact the water district at 951.928.3777 for specific details.

40. All new structures shall be designed in conformance to the latest design standards adopted
by the State of California in the California Building Code, (CBC) Part 2, Title 24, California Code of Regulations including requirements for allowable area, occupancy separations, fire suppression systems, accessibility, etc.

41. The proposed project’s occupancy shall be classified by the Building Official and must comply with exiting, occupancy separation(s) and minimum plumbing fixture requirements. Minimum plumbing fixtures shall be provided per the California Plumbing Code, Table 422.1. The occupant load and occupancy classification shall be determined in accordance with the California Building Code.

42. Prior to permit issuance, every applicant shall submit a properly completed Waste Management
Plan (WMP), as a portion of the building or demolition permit process. (MC 8.80.030)

43. The appropriation from local tax from construction contracts to the local jurisdiction of
the specific construction job site is hereby required. This is accomplished by a contractor or subcontractor obtaining a construction site sub-permit for the job site.

The contractors, or subcontracts, that have individual contracts with a value of $ 5 million or more are subject to this condition.

The qualifying contract price applies to each contract or subcontract for work performed at the jobsite, and not to the total value of the prime contract. In order to obtain a jobsite sub-permit, the contractor or subcontractor must meet the following criteria:
a) have an active permit with the California Department of Tax and Fee Administration (CDTFA),
b) must be registered as a retailer, not consumer, of materials, and c) have an executed contract over $5 million to install materials at the jobsite.

The Prime Contractor will require that the subcontractors or other contractors exercise their option to obtain a California Department of Tax & Fee Administration construction site sub-permit for the jobsite and allocate all eligible use tax payments to the City of Moreno Valley. Prior to any Notice to Proceed(s), the Prime Contractor shall provide the City of Moreno Valley Finance and Management Services 7 of 30
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Department with a list of subcontractors associated with the project along with a copy
of their sub-permit that shows their CDTFA account number or a signed statement that sales and use tax does not apply to their portion of the project.

FIRE DEPARTMENT
Fire Prevention Bureau

44. All Fire Department access roads or driveways shall not exceed 12 percent grade. (CFC 503.2.7 and MVMC 8.36.060[G])

45. The Fire Department emergency vehicular access road shall be (all weather surface) capable of sustaining an imposed load of 80,000 lbs. GVW, based on street standards approved by the Public Works Director and the Fire Prevention Bureau. The approved fire access road shall be in place during the time of construction. Temporary fire access roads shall be approved by the Fire Prevention Bureau. (CFC 501.4, and MV City Standard Engineering Plan 108d)

46. The angle of approach and departure for any means of Fire Department access shall
not exceed 1 ft drop in 20 ft (0.3 m drop in 6 m), and the design limitations of the fire apparatus of the Fire Department shall be subject to approval by the AHJ. (CFC 503 and MVMC 8.36.060)

47. Prior to construction, all locations where structures are to be built shall have an approved
Fire Department access based on street standards approved by the Public Works Director and the Fire Prevention Bureau. (CFC 501.4)

48. Prior to issuance of Building Permits, the applicant/developer shall provide the Fire Prevention Bureau with an approved site plan for Fire Lanes and signage. (CFC 501.3)

49. Prior to issuance of Certificate of Occupancy or Building Final, “Blue Reflective Markers” shall be installed to identify fire hydrant locations in accordance with City specifications. (CFC 509.1 and MVLT 440A-0 through MVLT 440C-0)

50. Prior to issuance of building permits, plans specifying the required structural materials
for building construction in high fire hazard severity zones shall be submitted to the Fire Prevention Bureau for approval. (CFC, 4905)

51. Prior to issuance of Certificate of Occupancy or Building Final, all commercial buildings
shall display street numbers in a prominent location on the street side and rear access locations. The numerals shall be a minimum of twelve inches in height. (CFC 505.1, MVMC 8.36.060[I])
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52. Prior to issuance of Certificate of Occupancy, approval shall be required from the County
of Riverside Community Health Agency (Department of Environmental Health) and Moreno Valley Fire Prevention Bureau to maintain, store, use, handle materials, or conduct processes which produce conditions hazardous to life or property, and to install equipment used in connection with such activities. (CFC 105)

53. Existing fire hydrants on public streets are allowed to be considered available .

Existing
fire hydrants on adjacent properties shall not be considered available unless fire apparatus access roads extend between properties and easements are established to prevent obstruction of such roads. (CFC 507, 501.3) a - After the local water company signs the plans, the originals shall be presented to the Fire Prevention Bureau for signatures. The required water system, including fire hydrants, shall be installed, made serviceable, and be accepted by the Moreno Valley Fire Department prior to beginning construction. They shall be maintained accessible.

54. Final fire and life safety conditions will be addressed when the Fire Prevention Bureau
reviews building plans. These conditions will be based on occupancy, use, California Building Code (CBC), California Fire Code (CFC), and related codes, which are in effect at the time of building plan submittal.

55. Prior to issuance of Certificate of Occupancy or Building Final, the applicant/developer
shall install a fire alarm system monitored by an approved Underwriters Laboratory listed central station based on a requirement for monitoring the sprinkler system, occupancy or use. Fire alarm panel shall be accessible from exterior of building in an approved location. Plans shall be submitted to the Fire Prevention Bureau for approval prior to installation. (CFC Chapter 9 and MVMC

8.36.100)

56. The Fire Code Official is authorized to enforce the fire safety during construction requirements of Chapter 33. (CFC Chapter 33 & CBC Chapter 33)

57. Fire lanes and fire apparatus access roads shall have an unobstructed width of not less
than twenty–four (24) feet and an unobstructed vertical clearance of not less the thirteen (13) feet six (6) inches. (CFC 503.2.1 and MVMC 8.36.060[E])

58. Prior to issuance of Certificate of Occupancy or Building Final, the applicant/developer
shall install a fire sprinkler system based on square footage and type of construction, occupancy or use. Fire sprinkler plans shall be submitted to the Fire Prevention Bureau for approval prior to installation. (CFC Chapter 9, MVMC 8.36.100[D])

59. Prior to issuance of the building permit for development, independent paved access to the nearest paved road, maintained by the City shall be designed and 9 of 30
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constructed by the developer within the public right of way in accordance with City Standards. (MVMC 8.36.060, CFC 501.4)

60. Prior to issuance of a Certificate of Occupancy or Building Final, a “Knox Box Rapid Entry System” shall be provided. The Knox-Box shall be installed in an accessible location approved by the Fire Code Official. All exterior security emergency access gates shall be electronically operated and be provided with Knox key switches for access by emergency personnel. (CFC 506.1)

61. The minimum number of fire hydrants required, as well as the location and spacing of
fire hydrants, shall comply with the C.F.C., MVMC, and NFPA 24. Fire hydrants shall be located no closer than 40 feet to a building. A fire hydrant shall be located within 50 feet of the fire department connection for buildings protected with a fire sprinkler system. The size and number of outlets required for the approved fire hydrants are (6” x 4” x 2 ½” x 2 ½”) (CFC 507.5.1, 507.5.7, Appendix C, NFPA 24-7.2.3, MVMC 912.2.1)

62. Fire Department access driveways over 150 feet in length shall have a turn-around as determined by the Fire Prevention Bureau capable of accommodating fire apparatus. (CFC 503 and MVMC 8.36.060, CFC 501.4)

63. During phased construction, dead end roadways and streets which have not been completed
shall have a turn-around capable of accommodating fire apparatus. (CFC 503.1 and 503.2.5)

64. If construction is phased, each phase shall provide an approved emergency vehicular
access way for fire protection prior to any building construction. ( CFC 501.4)

65. Plans for private water mains supplying fire sprinkler systems and/or private fire hydrants shall be submitted to the Fire Prevention Bureau for approval. (CFC 105 and CFC 3312.1)

66. The Fire Prevention Bureau is required to set a minimum fire flow for the remodel or construction
of all commercial buildings per CFC Appendix B and Table B105.1.

The applicant/developer shall provide documentation to show there exists a water system capable of delivering said waterflow for 2 hour(s) duration at 20-PSI residual operating pressure. The required fire flow may be adjusted during the approval process to reflect changes in design, construction type, or automatic fire protection measures as approved by the Fire Prevention Bureau. Specific requirements for the project will be determined at time of submittal. (CFC 507.3, Appendix B)

67. Dead-end streets and/or fire apparatus access roads in excess of 150 feet in length shall be provided with an approved turnaround for fire apparatus. 10 of 30
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68. Prior to construction, all traffic calming designs/devices must be approved by the Fire Marshal and City Engineer.

69. Prior to building construction, dead end roadways and streets which have not been completed
shall have a turnaround capable of accommodating fire apparatus. ( CFC 503.2.5)

70. Prior to issuance of Certificate of Occupancy or Building Final, the applicant/developer
shall be responsible for obtaining underground and/or above ground tank permits for the storage of combustible liquids, flammable liquids, or any other hazardous materials from both the County of Riverside Community Health Agency Department of Environmental Health and the Fire Prevention Bureau. (CFC 105)

71. Prior to issuance of Building Permits, the applicant/developer shall furnish one copy of the water system plans to the Fire Prevention Bureau for review. Plans shall: a.

Be signed by a registered civil engineer or a certified fire protection engineer; b .

72. The appropriation from local tax from construction contracts to the local jurisdiction of
the specific construction job site is hereby required. This is accomplished by a contractor or subcontractor obtaining a construction site sub-permit for the job site.

The contractors, or subcontracts, that have individual contracts with a value of $ 5 million or more are subject to this condition.

The Prime Contractor will require that the subcontractors or other contractors exercise their option to obtain a California Department of Tax & Fee Administration construction site sub-permit for the jobsite and allocate all eligible use tax payments to the City of Moreno Valley. Prior to any Notice to Proceed(s), the Prime Contractor shall provide the City of Moreno Valley Finance and Management Services Department with a list of subcontractors associated with the project along with a copy of their sub-permit that shows their CDTFA account number or a signed 11 of 30
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statement that sales and use tax does not apply to their portion of the project.

FINANCIAL & MANAGEMENT SERVICES DEPARTMENT
Moreno Valley Utility

73. This project requires the installation of electric distribution facilities. A non-exclusive easement shall be provided to Moreno Valley Utility and shall include the rights of ingress and egress for the purpose of operation, maintenance, facility repair, and meter reading.

74. This project requires the installation of electric distribution facilities. The developer shall
submit a detailed engineering plan showing design, location and schematics for the utility system to be approved by the City Engineer. In accordance with Government Code Section 66462, the Developer shall execute an agreement with the City providing for the installation, construction, improvement and dedication of the utility system following recordation of final map and/or concurrent with trenching operations and other improvements so long as said agreement incorporates the approved engineering plan and provides financial security to guarantee completion and dedication of the utility system.

The Developer shall coordinate and receive approval from the City Engineer to install, construct, improve, and dedicate to the City all utility infrastructure including but not limited to, conduit, equipment, vaults, ducts, wires, switches, conductors, transformers, and “bring-up” facilities including electrical capacity to serve the identified development and other adjoining, abutting, or benefiting projects as determined by Moreno Valley Utility – collectively referred to as “utility system”, to and through the development, along with any appurtenant real property easements, as determined by the City Engineer necessary for the distribution and/or delivery of any and all “utility services” to and within the project. For purposes of this condition, “utility services” shall mean electric, cable television, telecommunication (including video, voice, and data) and other similar services designated by the City Engineer . “Utility services” shall not include sewer, water, and natural gas services, which are addressed by other conditions of approval.

The City, or the City’s designee, shall utilize dedicated utility facilities to ensure safe, reliable, sustainable and cost effective delivery of utility services and maintain the integrity of streets and other public infrastructure. Developer shall, at developer's sole expense, install or cause the installation of such interconnection facilities as may be necessary to connect the electrical distribution infrastructure within the project to the Moreno Valley Utility owned and controlled electric distribution system.

75. Existing Moreno Valley Utility electrical infrastructure shall be preserved in place. 12 of 30
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The developer will be responsible, at developer’s expense, for any and all costs associated with the relocation of any of Moreno Valley Utility’s underground electrical distribution facilities, as determined by Moreno Valley Utility, which may be in conflict with any developer planned construction on the project site.

PUBLIC WORKS DEPARTMENT
Land Development

76. Aggregate slurry, as defined in Section 203-5 of Standard Specifications for Public Works Construction, shall be required prior to 90% security reduction or the end of the one-year warranty period of the public streets as approved by the City Engineer.

Any existing striping shall be removed prior to slurry application and replaced per City standards.

77. The developer shall comply with all applicable City ordinances and resolutions including
the City’s Municipal Code (MC) and if subdividing land, the Government Code (GC) of the State of California, specifically Sections 66410 through 66499.58, said sections also referred to as the Subdivision Map Act (SMA). [MC 9.14.010]

78. The final approved conditions of approval (COAs) issued and any applicable Mitigation Measures by the Planning Division shall be photographically or electronically placed on mylar sheets and included in the Grading and Street Improvement plans.

79. The developer shall monitor, supervise and control all construction related activities, so
as to prevent these activities from causing a public nuisance, including but not limited to, insuring strict adherence to the following:
(a) Removal of dirt, debris, or other construction material deposited on any public street no later than the end of each working day.
(b) Observance of working hours as stipulated on permits issued by the Land Development Division.
(c) The construction site shall accommodate the parking of all motor vehicles used by persons working at or providing deliveries to the site. (d) All dust control measures per South Coast Air Quality Management District (SCAQMD) requirements during the grading operations.

Violation of any condition, restriction or prohibition set forth in these conditions shall 13 of 30
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subject the owner, applicant, developer or contractor(s) to remedy as noted in City Municipal Code 8.14.090. In addition, the City Engineer or Building Official may suspend all construction related activities for violation of any condition, restriction or prohibition set forth in these conditions until such time as it has been determined that all operations and activities are in conformance with these conditions.

80. Drainage facilities (e.g., catch basins, water quality basins, etc.) with sump conditions shall be designed to convey the tributary 100-year storm flows.

Secondary emergency escape shall also be provided.

81. In the event right-of-way or offsite easements are required to construct offsite improvements necessary for the orderly development of the surrounding area to meet the public health and safety needs, the developer shall make a good faith effort to acquire the needed right-of-way in accordance with the Land Development Division’s administrative policy. If unsuccessful, the Developer shall enter into an agreement with the City to acquire the necessary right-of-way or offsite easements and complete the improvements at such time the City acquires the right-of-way or offsite easements which will permit the improvements to be made. The developer shall be responsible for all costs associated with the right-of-way or easement acquisition. [GC 66462.5]

82. If improvements associated with this project are not initiated within two (2) years of the date of approval of the Public Improvement Agreement (PIA), the City Engineer may require that the engineer's estimate for improvements associated with the project be modified to reflect current City construction costs in effect at the time of request for an extension of time for the PIA or issuance of a permit. [MC

9.14.210(B)(C)]

83. The developer shall protect downstream properties from damage caused by alteration
of drainage patterns (i.e. concentration or diversion of flow, etc).

Protection shall be provided by constructing adequate drainage facilities, including, but not limited to, modifying existing facilities or by securing a drainage easement . [MC 9.14.110]

84. Public drainage easements, when required, shall be a minimum of 25 feet wide and shall be shown on the map and plan, and noted as follows: “Drainage Easement – no structures, obstructions, or encroachments by land fills are allowed.” In addition, the grade within the easement area shall not exceed a 3:1 (H:V) slope, unless approved by the City Engineer.

85. The maintenance responsibility of the proposed storm drain line shall be clearly identified.

Storm drain lines within private property will be privately maintained and those within public streets will be publicly maintained.

86. The proposed private storm drain system shall connect to the proposed 14 of 30
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Moreno Valley City CouncilSeptember 5, 2023

Moreno Valley City Council
September 5, 2023