ORDINANCE1017_CC_SPA_CZ_AQUABELLA.pdf — Moreno Valley City Council, December 3, 2024 (part 1 of 2)

1 Ordinance No. 1017
Date Adopted: December 3, 2024
ORDINANCE NO. 2024-1017

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF MORENO

VALLEY, CALIFORNIA, APPROVING SPECIFIC PLAN AMENDMENT
(PEN23-0109), CHANGE OF ZONE (PEN24-0041) AND
CORRESPONDING ZONING ATLAS AMENDMENTS FOR 2024

AQUABELLA SPECIFIC PLAN AMENDMENT

RECITALS
WHEREAS, the City of Moreno Valley is a general law city and a municipal corporation of the State of California; and
WHEREAS, T/Cal Realty II, LLC, a Delaware limited liability company (“Applicant”), is the owner of 668.6 acres of real property, shown on page 1-5 of the Aquabella Specific Plan Amendment (PEN 23-0109), and the Aquabella Specific Plan Amendment Project applicant; and
WHEREAS, the Applicant has applied for General Plan Amendment (PEN 23- 0127), Change of Zone (PEN 24-0041), Aquabella Specific Plan Amendment (PEN 23- 0109), Tentative Tract Map No. 38850 (PEN 23-0118) and Development Agreement (PEN23-0119) (collectively the “Project Approvals” or “Proposed Project”) for the area covered by the existing Aquabella Specific Plan (“SP-218”) (“Project Site”); and WHEREAS, on September 6, 2023, the Project Applicant submitted a SB 330 Preliminary Application to the City and paid the requisite permit processing fee; and WHEREAS, the Proposed Project’s entitlements are being processed pursuant to the requirements of Senate Bill No. 330 which allows the Applicant to submit a “preliminary application” to establish certain “vesting” of applicable objective planning, zoning, and subdivision criteria regarding a “housing development project,” which is defined under section 65589.5(h)(2) of the Government Code, as set forth in the Housing Accountability Act, as either all residential use, transitional housing or supportive housing or a mixed-use project consisting of residential and nonresidential uses with at least twothirds of the square footage designated for residential use; and WHEREAS, the City’s has concurred that the Applicant timely submitted the remaining documents needed to process the SB 330 Preliminary Application for the Proposed Project, as required by Government Code Section 65941.1(d)(1); and WHEREAS, in September 2023, the 2040 General Plan and related Zone changes were in effect for the Proposed Project’s residential component in that the City’s 2040 General Plan was adopted by Resolution No. 2021-47 in June 2021, and the related Zone Changes were adopted by Ordinance No. 981 in June and August 2021, and there were no pending court orders prohibiting the application of the 2040 General Plan and related Zone Changes to the Proposed Project at the time the SB 330 Preliminary Application for the Proposed Project was submitted; and
2 Ordinance No. 1017
Date Adopted: December 3, 2024
WHEREAS, the City’s Housing Element, as modified in October 2022 and certified by the California Department of Housing and Community Development (HCD), was also in effect (Resolution 2022-67) at the time the SB 330 Preliminary Application for the Proposed Project was submitted; and
WHEREAS, in conjunction with the Applicant’s requested Project Approvals, and in accordance with the California Environmental Quality Act (CEQA)1, and the State CEQA Guidelines2, the City prepared a Draft Subsequent Environmental Impact Report (Draft SEIR) for the Proposed Project, which was completed on or about May 30, 2024; and
WHEREAS, the Draft SEIR evaluated the Proposed Project’s consistency with both the 2040 General Plan and the 2006 General Plan, and it was found, determined and concluded that the Proposed Project was consistent with both the 2040 General Plan and the 2006 General Plan; and
WHEREAS, notwithstanding the above, pursuant to the Housing Accountability Act, Government Code section 65589.5(j)(1), the Proposed Project, which contains a residential component, cannot be denied for inconsistency with the 2006 General Plan, which was not in place as of September 6, 2023, when the SB 330 Preliminary Application was submitted; and
WHEREAS, the Applicant submitted applications for a General Plan Amendment and Change of Zone to ensure that the applicable General Plan and related zoning, as they existed as of September 6, 2023, when the SB 330 Preliminary Application for the Proposed Project was submitted, aligns with the Proposed Project; and WHEREAS, the City’s 2040 General Plan, related zoning, and certified Housing Element were “ordinances, policies, and standards” under the Housing Accountability Act, Government Code section 65589.5(o), which were vested or locked in place for the Proposed Project , and the Proposed Project was appropriately evaluated for consistency with the 2040 General Plan and zoning, as they existed on September 6, 2023, at the time the SB 330 Preliminary Application for the Proposed Project was submitted; and WHEREAS, in May 2024, the Riverside County Superior Court issued a Judgment and Writ (“Writ”) directing that the City set aside certification of the 2040 General Plan EIR due to inadequacies identified in the Final Program EIR as to the issues of baseline, greenhouse gas emissions (GHG), air quality, and energy use; and set aside approval of the 2040 General Plan and related Zoning Amendments until those errors were corrected; and
WHEREAS, other than the Climate Action Plan (CAP), the 2040 General Plan itself was not found defective; and
1 Public Resources Code §§ 21000-21177
2 14 California Code of Regulations §§15000-15387
3 Ordinance No. 1017
Date Adopted: December 3, 2024
WHEREAS, the Court further did not prohibit the City from acting with respect to land use issues (Sierra Club v. City of Moreno Valley, CVRI2103300, April 12, 2024, Minute Order); and
WHEREAS, in compliance with the Writ, on June 25, 2024, the Moreno Valley City Council unanimously voted to adopt Resolution No. 2024-37, entitled “Resolution of the City Council of the City of Moreno Valley, California Setting Aside Resolution No 2021-46, Resolution No. 2021-47 Related to MoVal 2040 General Plan Update, Climate Action Plan, and Final Program Environmental Impact Report”; and WHEREAS, in further compliance with the Writ, on June 25, 2024, the Moreno Valley City Council unanimously voted to approve (First Reading) Ordinance No. 1014, entitled “An Ordinance of the City Council of the City of Moreno Valley, California, Repealing Ordinance No. 981 Regarding 2040 MoVal General Plan Zoning,” which the Moreno Valley City Council unanimously adopted (Second Reading) on September 3, 2024, which took formal effect 30 days thereafter; and
WHEREAS, on September 19, 2024, Hon. Judge Chad Firetag issued an “Order Discharging Writ” in which it was ordered, judged and decreed that since the City complied with, and adequately demonstrated its compliance with the Preemptory Writ of Mandate issued by the Court on May 6, 2024, the Writ was fully discharged; and WHEREAS, state housing law — including SB 330 and the Housing Accountability Act — requires the City to process and consider approval of this Proposed Project, that includes a residential component, based on the 2040 General Plan and related Change of Zone zoning designations and regulations in place at the time the SB 330 Preliminary Application for the Proposed Project; and
WHEREAS, the Draft SEIR was circulated for public and agency comment and proper notification was provided in accordance with CEQA and the CEQA Guidelines with the public comment period commencing on May 31, 2024, through July 15, 2024, after which the City prepared the Final SEIR (State Clearinghouse No. 2023100145) (Final SEIR); and
WHEREAS, the Final SEIR has been completed, and has analyzed the environmental impacts of the construction and operation of the Proposed Project; and WHEREAS, the Final SEIR contains the information required by CEQA Guidelines section 15132, including, without limitation, the Draft SEIR and all revisions and additions thereto, comments on the Draft SEIR received from various agencies, organizations, companies, individuals and other interested parties, and the City’s responses to the comments received on the Draft SEIR; and
WHEREAS, the Final SEIR finds and concludes that all potentially significant environmental impacts from the implementation of the Proposed Project have been identified in the Final SEIR and, with the implementation of the mitigation measures defined and set forth in the Mitigation Monitoring and Reporting Program (“MMRP”), will 4 Ordinance No. 1017
Date Adopted: December 3, 2024
be mitigated to less-than-significant levels except for those Air Quality impacts identified in the Final SEIR, which cannot be mitigated to a less-than-significant level; and WHEREAS, a Statement of Overriding Considerations has been prepared for the Proposed Project, the purpose of which, as defined in CEQA Guidelines section 15093, is to balance, as applicable, the economic, legal, social, technological, or other benefits of the Proposed Project against its unavoidable environmental risks that shall be considered when determining whether to approve the Proposed Project; and WHEREAS, the Statement of Overriding Considerations is based on substantial evidence that the benefits of the Proposed Project, each of which has been determined to be, by itself and independent of the other benefits of the Proposed Project, are the basis for overriding, outweighing, and accepting the Proposed Project’s significant and unavoidable Air Quality impacts identified in the Final SEIR; and WHEREAS, the Final SEIR finds, determines and concludes that implementation of the Proposed Project will have specific significant environmental impacts even after the implementation of all feasible mitigation measures identified in the Final SEIR, including the reasonable range of alternatives identified in Chapter 7 of the Final SEIR, and that the Statement of Overriding Considerations has been prepared and considered, along with the Proposed Project ’s CEQA Findings of Fact; and WHEREAS, pursuant to the provisions of Section 9.02.200 (Public Hearing and Notification Procedures) of the Moreno Valley Municipal Code and Government Code section 65905, a public hearing was scheduled before the Moreno Valley Planning Commission for October 24, 2024, and notice thereof was duly published in the Press Enterprise Newspaper, posted on the Project Site and the City’s website and mailed to all property owners of record within 600 feet of the Project Site; and WHEREAS, on October 24, 2024, the Planning Commission, after providing the required notice, conducted the duly-noticed public hearing as prescribed by law to consider the Final SEIR and the Proposed Project at which time all interested persons were provided with an opportunity to testify and present evidence, after which the Planning Commission voted 7-0 to recommend that the City Council approve and certify the Final SEIR for the Proposed Project and approve the Proposed Project; and WHEREAS, pursuant to the provisions of Section 9.02.200 (Public Hearing and Notification Procedures) of the Moreno Valley Municipal Code and Government Code section 65905, a public hearing was scheduled before the Moreno Valley City Council for November 19, 2024, and notice thereof was duly published in the Press Enterprise Newspaper and posted on the Project Site and mailed to all property owners of record within 600 feet of the Project Site.

NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF MORENO VALLEY DOES ORDAIN AS FOLLOWS:
5 Ordinance No. 1017
Date Adopted: December 3, 2024
SECTION 1. RECITALS AND EXHIBITS
That the foregoing Recitals and the attached Exhibits are true and correct and are hereby incorporated by reference.

SECTION 2. EVIDENCE AND RECORD
That the City Council has considered all the evidence submitted in the record of proceedings for consideration of the Proposed Project, including, but not limited to, the following:
• Final Environmental Impact Report for Specific Plan 218 (State Clearinghouse No. 93113076) (1999);
• Specific Plan 218 (1999);
• Moreno Valley Field Station Specific Plan Final Supplemental Environmental Impact Report (2003);
• Aquabella Specific Plan Amendment (December 2005);
• Moreno Valley Field Station Specific Plan Final Amendment Environmental Impact Report Addendum (2005);
• General Plan Amendment (PAPO-0070), Specific Plan 218 Amendment (PA04- 082), Tentative Parcel Map (PA04-0069) and Development Agreement (PA04- 0005) (2005);
• Conditional and final letters issued by the Federal Emergency Management Agency in 2004 and 2005 (LOMR 04-09-073P and 90-09-08R; CLOMR 06-09- A709R);
• Moreno Valley General Plan (2006);
• Permit-200501583-JPL, April 25, 2006, and extended June 2011; • Clean Water Act Section 401 Water Quality Certification issued by the Santa Ana Regional Water Quality Control Board in January 2006; • County of Riverside Stephens’ Kangaroo Rat Habitat Conservation fee of $322,450 paid in June 2006;
• Water Quality Management Plan approved by the City in October 2007 (PA04- 0069);
• Master Plan of Service approved by the Eastern Municipal Water District in June 2007;
• Mass Grading and Erosion Control Plan and Permit issued by the City in July 2007 (Permit No. PK05-0266 and City ID 2611);
• Section 1602 Streambed Alteration Agreement issued by the California Department of Fish and Wildlife, SAA No. 1600-2005-0146-R6 and SAA No. 1600-202-0173-R6 (Revision 1), in 2006 and 2013, respectively; • City Council Resolution No. 2021-46 (June 15, 2021) (certifying Final Program EIR for the MoVal 2040 General Plan Update and Climate Action Plan, and adopting findings, overriding considerations and mitigation monitoring and reporting program under CEQA);
6 Ordinance No. 1017
Date Adopted: December 3, 2024
• City Council Resolution No. 2021-47 (June 2021) (approving the MoVal 2040 General Plan Update, Climate Action Plan, and Climate Action Plan appendices, which superseded the 2006 General Plan);
• City Council Ordinance No. 981 (June 15, 2021, Introduction/First Reading and August 3, 2021, Adoption/Second Reading);
• Adopted Circulation Map (Updated October 2021);
• City’s Housing Element (as modified in October 2022 and certified by the California Department of Housing and Community Development (HCD)); • City Council Resolution 2022-67 (October 2022);
• HCD Letter to City dated October 11, 2022;
• Conclusions of Fiscal and Economic Impacts for the Proposed Project and Conclusions of Fiscal Impact Analysis (“FIA”) for the Proposed Project (2) prepared by DTA (2023);
• Proposed Project’s SB 330 Preliminary Application and payment receipt (September 6, 2023) and related e-mails;
• Moreno Valley 2040 General Plan and all other relevant provisions contained therein, as it existed on September 6, 2023, when the Proposed Project’s SB 330 Preliminary Application was submitted to the City;
• Climate Action Plan, as it existed on September 6, 2023, when the Proposed Project’s SB 330 Preliminary Application was submitted to the City; • Title 9 (Planning and Zoning) of the Moreno Valley Municipal Code and all other relevant provisions referenced therein, as they existed on September 6, 2023, when the Proposed Project’s SB 330 Preliminary Application was submitted to the City;
• Statement of Decision, Sierra Club v. City of Moreno Valley, Case No.

CVRI2103300 (March 5, 2024);
• Transfer of Management Agreement between T/CAL Realty II, LLC, and the San Jacinto Basin Resource Conservation District (March 27, 2024); • Joint Response to City’s Objections filed by the Sierra Club and the Attorney General (March 29, 2024);
• Minute Order (April 12, 2024) (Sierra Club v. City of Moreno Valley, Case No.

CVRI2103300);
• Adopted Land Use Map (Updated April 2024);
• Zoning Map (Updated April 2024);
• Draft Subsequent Environmental Impact Report (SEIR) for the Aquabella Specific Plan Amendment Project, including appendices (May 2024); • Judgment, Sierra Club v. City of Moreno Valley, Case No. CVRI2103300 (May 6, 2024);
• Peremptory Writ of Mandate, Sierra Club v. City of Moreno Valley, Case No.

CVRI2103300 (May 6, 2024);
• Resolution No. 2024-37, entitled “Resolution of the City Council of the City of Moreno Valley, California Setting Aside Resolution No 2021-46, Resolution No. 2021-47 Related to MoVal 2040 General Plan Update, Climate Action Plan, and Final Program Environmental Impact Report”;
7 Ordinance No. 1017
Date Adopted: December 3, 2024
• Ordinance No. 1014, entitled “An Ordinance of the City Council of the City of Moreno Valley, California, Repealing Ordinance No. 981 Regarding 2040 MoVal General Plan Zoning,” which the Moreno Valley City Council unanimously adopted (Second Reading) on September 3, 2024, which took formal effect 30 days thereafter;
• Order Discharging Writ, issued by Hon. Judge Chad Firetag on September 19, 2024.
• Notice of Termination of Coverage Under the General Permit for Storm Water Discharges Associated with Construction and Land Disturbance Activities (Construction General Permit), Order No. 2009-0009-DWQ, NPDES No.

CAS00002 (as Amended) (May 28, 2024)
• Completion of Compensatory Mitigation Requirements Notification No. 1600- 2012-0173-R6, Moreno Valley Field Station (Aquabella) Project from the California Department of Fish and Wildlife (June 25, 2024); • Notice of Preparation of Revised EIR for MoVal 2040: The Moreno Valley Comprehensive General Plan Update, Municipal Code and Zoning Amendments (including Zoning Atlas) and Climate Action Plan (July 30, 2024), including attached exhibits;
• Email from Andrew Daymude (Applicant’s representative) to the Community Development Director withdrawing Development Agreement application (PEN 23-0119) (July 31, 2024);
• Email from Andrew Daymude (Applicant’s representative) to Planning Official Robert Flores reinstating Development Agreement application (PEN 23-0119) (October 2, 2024);
• CEQA Findings of Fact;
• Mitigation Monitoring and Reporting Program;
• Statement of Overriding Considerations;
• Final SEIR for the Proposed Project, including appendices (State Clearinghouse No. 2023100145) (October 2024);
• Application and related material and information pertaining to General Plan Amendment (PEN 23-0127), Aquabella Specific Plan Amendment (PEN 23- 0109), Change of Zone (PEN 24-0041), Tentative Tract Map No. 38850 (PEN23-0118), and Development Agreement (PEN23-0119) (2024); • Conditions of Approval for Tentative Tract Map No. 38850 (PEN 23-0118); • All public notices issued by the City of Moreno Valley with regard to the Proposed Project (2023-2024);
• All staff reports, attachments, and related documents prepared by the City of Moreno Valley for the Proposed Project (2024);
• All minutes and transcripts of all public meetings and public hearings held by the City of Moreno Valley related to the Proposed Project (2023-2024); • Permitted Uses Table 9.02-020-1;
• Permitted Uses Table 9.02-020-2;
• Revised Zoning Atlas Map Pages;
• Revised Mixed-Use Overlay Map;
8 Ordinance No. 1017
Date Adopted: December 3, 2024
• Testimony, and/or comments from the Applicant and its representatives during the public hearing conducted by the City Council on November 19, 2024; • Testimony and/or comments from all persons provided in written format or correspondence at, or prior to, the public hearing conducted by the City Council on November 19, 2024; and
• All documents and websites used, referenced, or incorporated by reference to the Proposed Project.

SECTION 3. PROJECT APPROVALS AND REQUISITE FINDINGS
That based on the Recitals, Exhibits attached hereto and the evidence contained in the record of the proceedings as set forth above, the City Council hereby approves the following Project Approvals based on the respective findings set forth below:
a. Specific Plan Amendment (PEN 23-0109), attached hereto as Exhibit “A”, based on the following findings:
(1) That the proposed amendment is consistent with existing goals, objectives, policies and programs of the applicable General Plan;
(2) That the proposed amendment will not adversely affect the public health, safety or general welfare;
(3) That the proposed amendment will provide public benefits to the general community beyond those that may be unilaterally imposed by the City through the traditional exaction process, which will enhance public safety services, promote public health, increase recreational opportunities, improve general community services for children and seniors and otherwise improve the quality of life of the residents of the City; and (4) That the public benefits provided by the Proposed Project as memorialized in the Proposed Project’s Development Agreement and the FSEIR’s Statement of Overriding Considerations shall remain a legal obligation of successors in interest, which the City Council determines will promote public health, increase recreational opportunities, improve general community services and otherwise improve the quality of life of the residents of the City.
b. Change of Zone (PEN 24-0041) and Corresponding Zone Atlas Amendments, attached hereto as Exhibits “B” and “C”, respectively, based on the following findings:
(1) That the changes and amendments will ensure consistency with the General Plan, and ensure that the Proposed Project will provide a public benefit to the community beyond those that may be unilaterally imposed by the City through the traditional exaction process;
9 Ordinance No. 1017
Date Adopted: December 3, 2024
(2) That the changes and amendments are consistent with the General Plan and its goals, objectives, policies, and programs, as amended, and with the Aquabella Specific Plan, as amended;
(3) That the proposed changes and amendments will not adversely affect the public health, safety or general welfare;
(4) That the proposed changes and amendments are consistent with the purposes and intent of Title 9 (Planning & Zoning) of the Morena Valley Municipal Code;
(5) That the proposed changes and amendments will provide public benefits to the general community beyond those that may be unilaterally imposed by the City through the traditional exaction process, which will promote public health, increase recreational opportunities, improve general community services; and
(6) That the public benefits provided by the Proposed Project as memorialized in the Proposed Project’s Development Agreement and the FSEIR’s Statement of Overriding Considerations shall remain a legal obligation of successors in interest, which the City Council determines will promote public health, increase recreational opportunities, improve general community services and otherwise improve the quality of life of the residents of the City.

SECTION 4. REPEAL OF CONFLICTING PROVISIONS
That all the provisions heretofore adopted by the City Council that are in conflict with the provisions of this Ordinance, are hereby repealed.

SECTION 5 SEVERABILITY
That the City Council declares that, should any provision, section, paragraph, sentence or word of this Ordinance 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 Ordinance as hereby adopted shall remain in full force and effect.

SECTION 6. EFFECTIVE DATE OF ORDINANCE
That this Ordinance shall take effect thirty (30) days after its second reading and adoption by the City Council.

SECTION 7. CERTIFICATION
That the City Clerk shall certify to the passage of this Ordinance and shall cause the same to be published according to law.
10 Ordinance No. 1017
Date Adopted: December 3, 2024
INTRODUCED at a regular meeting of the City Council on November 19, 2024, and PASSED, APPROVED, and ADOPTED by the City Council on December 3, 2024, by the following vote:

CITY OF MORENO VALLEY

CITY COUNCIL
_____________________________________
Ulisis Cabrera,
Mayor of the City of Moreno Valley
ATTEST:
_________________________________
M. Patricia Rodriguez, City Clerk
APPROVED AS TO FORM:
_________________________________
Steven B. Quintanilla, City Attorney
11 Ordinance No. 1017
Date Adopted: December 3, 2024

ORDINANCE JURAT

STATE OF CALIFORNIA )

COUNTY OF RIVERSIDE )
ss. CITY OF MORENO VALLEY)
I, M. Patricia Rodriguez, City Clerk of the City of Moreno Valley, California, do hereby certify that Ordinance No. 1017 was duly and regularly adopted by the City Council of the City of Moreno Valley at a regular meeting thereof held on the 3rd day of December 2024, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
(Council Members, Mayor Pro Tem, and Mayor)

CITY CLERK
(SEAL)
Ordinance No. 1017
Date Adopted: December 3, 2024
12 Exhibit A
Final Specific Plan Amendment
Specific Plan Amendment
FEBRUARY 2024
Rancho Belago, California

TABLE OF CONTENTS
AQUABELLA toc-i

1.0 Introduction

1.1 Project Overview ......................................................................................................................... 1-1

1.2 Collaborative Design Vision ................................................................................................... 1-2

1.3 Purpose and Authority ............................................................................................................. 1-2

1.4 Relationship to Moreno Valley General Plan and Zoning Ordinance ....................... 1-4

1.4.1 Onsite Land Uses ........................................................................................................ 1-4

1.4.2 Surrounding Land Uses ........................................................................................... 1-12

1.5 CEQA Compliance .................................................................................................................... 1-14

1.6 Organization of the Specific Plan ....................................................................................... 1-15

2.0 Project Description, Location, and History

2.1 Introduction and Project Setting .......................................................................................... 2-1

2.2 Aquabella Project History ...................................................................................................... 2-9

2.2.1 The Field Station Specific Plan and Approval .................................................. 2-9

2.2.2 The Aquabella 2005 Specific Plan Amendment and Approval ................... 2-9

2.2.3 Aquabella Implementation and Development .................................................. 2-11

2.3 Subsequent Environmental Impact Report .................................................................... 2-12

2.4 Project Location And Description ...................................................................................... 2-13

2.4.1 Project Location ......................................................................................................... 2-13

2.4.2 Project Description ................................................................................................... 2-14

2.5 Project Objectives .................................................................................................................... 2-17

3.0 Planning Framework/Land Use Plan

3.1 Description ................................................................................................................................... 3-1

3.2 Planning Areas ........................................................................................................................... 3-1

3.2.1 Planning Area 1 ............................................................................................................ 3-1

3.2.2 Planning Area 2 ............................................................................................................ 3-1

3.2.3 Planning Area 3........................................................................................................... 3-2

3.2.4 Planning Area 4 .......................................................................................................... 3-2

3.2.5 Planning Area 5 .......................................................................................................... 3-2

3.3 Villages ......................................................................................................................................... 3-2

3.4 Town Center ................................................................................................................................ 3-3

3.5 High Density Residential ........................................................................................................ 3-4

3.5.1 Garden Style Stacked Flats .................................................................................... 3-4

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AQUABELLA toc-ii

3.5.2 Row Townhomes ........................................................................................................ 3-4

3.5.3 Duplex Homes ............................................................................................................. 3-4

3.5.4 Attached Courtyard Homes .................................................................................... 3-4

3.6 Lake ............................................................................................................................................... 3-5

3.7 Parks - Recreation ................................................................................................................... 3-6

3.8 Schools - Education ................................................................................................................. 3-6

4.0 Infrastructure

4.1 Mobility .......................................................................................................................................... 4-1

4.1.1 Existing Conditions ..................................................................................................... 4-1

4.1.2 Project Mobility Plan ................................................................................................. 4-6

4.2 Drainage and Stormwater Management ......................................................................... 4-12

4.2.1 Existing Conditions ................................................................................................... 4-12

4.2.2 Project Drainage Plan .............................................................................................. 4-12

4.3 Potable Water ........................................................................................................................... 4-14

4.3.1 Existing Conditions .................................................................................................. 4-14

4.3.2 Project Water Plan ................................................................................................... 4-14

4.4 Recycled Water ......................................................................................................................... 4-16

4.4.1 Existing Conditions ................................................................................................... 4-16

4.4.2 Project Recycled Water Plan ................................................................................ 4-16

4.5 Sewer ........................................................................................................................................... 4-16

4.5.1 Existing Conditions ................................................................................................... 4-16

4.5.2 Project Sewer Plan ................................................................................................... 4-19

4.6 Solid Waste and Recycling ................................................................................................... 4-19

4.7 Energy and Dry Utilities ......................................................................................................... 4-19

5.0 Development Regulations

5.1 Purpose and Intent .................................................................................................................... 5-1

5.2 General Provisions .................................................................................................................... 5-1

5.3 Development Standards ......................................................................................................... 5-3

5.4 Off-Street Parking Requirements and Provisions ........................................................ 5-4

5.5 Permitted Uses .......................................................................................................................... 5-5

5.6 Additional Development Regulations................................................................................. 5-7

5.6.1 Walls and Fences ....................................................................................................... 5-7

5.6.2 Lighting .......................................................................................................................... 5-7

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AQUABELLA toc-iii

5.6.3 Loading and Screening ............................................................................................. 5-7

6.0 Design Guidelines

6.1 Purpose and Community Vision ............................................................................................ 6-1

6.1.1 Urban Community ...................................................................................................... 6-2

6.1.2 Centerpieces: Lake, Lake Promenade, and Town Center ............................ 6-2

6.1.3 Residential Villages ................................................................................................... 6-3

6.2 Site Planning Guidelines ........................................................................................................ 6-4

6.2.1 Residential Villages ................................................................................................... 6-4

6.2.2 Town Center ................................................................................................................. 6-4

6.2.3 Lake/Lake Promenade ............................................................................................. 6-6

6.2.4 Parks and Open Space ............................................................................................. 6-7

6.2.5 Sustainability ............................................................................................................... 6-8

6.2.6 Pedestrian and Bicycle Circulation ...................................................................... 6-9

6.2.7 Street System ............................................................................................................. 6-10

6.2.8 Parking Management ................................................................................................ 6-11

6.2.9 Focal Points and Gathering Places .................................................................... 6-29

6.3 Landscape Design Guidelines ............................................................................................ 6-30

6.3.1 Entry Monumentation and Signage .................................................................... 6-30

6.3.2 Streetscape Landscaping ...................................................................................... 6-32

6.3.3 Lighting ........................................................................................................................ 6-33

6.3.4 Landscape Materials ............................................................................................... 6-34

6.3.5 Landscape Plant Palette ........................................................................................ 6-34

6.4 Architectural Design Guidelines ........................................................................................ 6-38

6.4.1 Aquabella Architectural Character .................................................................... 6-38

6.4.2 Residential Village Design .................................................................................... 6-42

6.4.3 Town Center ............................................................................................................... 6-48

6.4.4 Civic, Community, and Education Design ......................................................... 6-52

7.0 Administration and Implementation

7.1 Introduction .................................................................................................................................. 7-1

7.2 Administration ............................................................................................................................. 7-1

7.3 Implementation .......................................................................................................................... 7-2

7.3.1 Introduction .................................................................................................................. 7-2

7.3.2 Matters Covered by Ministerial Review and Approval .................................. 7-2

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AQUABELLA toc-iv

7.3.3 Subdivisions ................................................................................................................ 7-10

7.3.4 Variances ..................................................................................................................... 7-10

7.3.5 Covenants, Conditions, and Restrictions (CC&Rs) ......................................... 7-11

7.3.6 Specific Plan Amendments ..................................................................................... 7-11

7.3.7 Financing and Maintenance of Improvements ................................................. 7-11

7.3.8 Phasing ......................................................................................................................... 7-13

7.3.9 Severability .................................................................................................................. 7-13 7-4 Implementation Checklist ..................................................................................................... 7-14

8.0 Appendix

8.1 Aquabella Consistency with 2040 General Plan ............................................................. 8-1

8.2 Aquabella Consistency with 2006 General Plan ......................................................... 8-85

8.3 Aquabella Conditions of Approval (to be inserted upon completion) ................ 8-161

LIST OF FIGURES
AQUABELLA toc-v
1-1 2040 General Plan Land Use Designations ...................................................................... 1-5 1-2 2040 Zoning Designations ...................................................................................................... 1-6 1-3 2006 General Plan Land Use Designations .................................................................... 1-10 1-4 2006 Zoning Designations ...................................................................................................... 1-11 1-5 Surrounding Land Uses .......................................................................................................... 1-13 2-1 Regional Location ..................................................................................................................... 2-3 2-2 Project Vicinity Map .................................................................................................................. 2-4 2-3 2005 Land Use Plan ................................................................................................................. 2-6 2-4 Land Use Plan ............................................................................................................................ 2-8 4-1 Conceptual Circulation Master Plan .................................................................................. 4-2 4-2 Transit System Map.................................................................................................................. 4-4 4-3 Bicycle Circulation Plan .......................................................................................................... 4-7 4-4 Conceptual Drainage Master Plan .................................................................................... 4-13 4-5 Conceptual Potable Water Master Plan .......................................................................... 4-15 4-6 Conceptual Recycled Water Master Plan ........................................................................ 4-17 4-7 Conceptual Sewer Master Plan ......................................................................................... 4-18 6-1 Street System – Perimeter Arterial Street (Cactus Avenue) .................................. 6-12 6-2 Street System - Perimeter Arterial Street (Iris Avenue) .......................................... 6-13 6-3 Street System - Perimeter Arterial Street (Lasselle Avenue) ............................... 6-14 6-4 Street System - Minor Arterial Street (Oliver Street) ................................................ 6-15 6-5 Street System – Nason Street (North) ............................................................................. 6-16 6-6 Street System – Existing Nason Street (South) ........................................................... 6-17 6-7 Street System – Internal Collector Street ...................................................................... 6-18 6-8 Street System – Arterial Roundabout .............................................................................. 6-19 6-9 Street System – Arterial Roundabout Enhanced Entry ............................................ 6-20 6-10 Street System – Arterial Intersection Enhanced Entry ............................................. 6-21 6-11 Street System – Residential Village Entry from Arterial Street ............................ 6-22 6-12 Street System – Residential Village Entry from Arterial Street ............................ 6-23 6-13 Street System – Residential Village Street with Patios/Stoops ............................ 6-24 6-14 Street System – Residential Village Street without Patios/Stoops ...................... 6-25 6-15 Street System – Town Center Entry Street ................................................................... 6-26 6-16 Street System – Town Center Entry Street with Parallel Parking ........................ 6-27 6-17 Street System – Town Center Entry Street ................................................................... 6-28

LIST OF TABLES
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2-1 Land Use Statistical Summary ............................................................................................ 2-16 5-1 HDR Development Standards ............................................................................................... 5-3 5-2 Off-Street Parking Requirements ....................................................................................... 5-4 5-3 HDR Permitted and Accessory Uses Matrix.................................................................... 5-5 5-4 HDR Prohibited Uses ............................................................................................................... 5-7

1.0 INTRODUCTION
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FIntroduction
The Aquabella Specific Plan Amendment provides comprehensive plans and a new vision to guide the continued implementation of the Aquabella site and bring significant public benefits, housing, and economic growth to the City of Moreno Valley (City) and the region. The Specific Plan Amendment contains the land use and other plans, site development standards, design guidelines, and implementation measures necessary to implement the new vision for the Aquabella residential and mixed-use planned community.

1.1 Project Overview
The previously approved Specific Plan site encompassed 760 acres. Since that time, portions of the previously approved Specific Plan have been developed (e.g., Nason Street, Vista del Lago High School, Riverside County Flood Control channel, and the multi-family apartment site). As such, the Aquabella Specific Plan Amendment updates the vision for the development of the remaining 658.6-acre site, plus an additional 10-acre parcel that the applicant or designee acquired after approval of the prior Aquabella 2005 Specific Plan Amendment: and this 10-acre area will be included in this current Aquabella Specific Plan Amendment, for a total area of 668.6 acres.

The Specific Plan Amendment would continue to implement Aquabella, which represents the geographic “center” of the City and hub for western Riverside County. Reimagined, the developable portions of the Aquabella site, comprised of 668.6 acres, would encompass 15,000 multi-family and workforce housing options for all ages and income levels; a 25-acre mixeduse commercial and retail town center; 80 acres of parks, comprised of the previously approved 40 acres of lakes, a 15-acre lake promenade, and an additional 25 acres of parkland; 40 acres of schools with up to three elementary school sites and one middle school site; open space, public services and facilities; infrastructure improvements; and other amenities. The Project also reflects the addition of 10-acres situated along the eastern boundary of the site. The Project site’s primary circulation spine roads (Nason Street and Cactus Avenue), master drainage, and master flood control improvements, and 50-acre high school (Vista del Lago High School) already have been completed.

This Specific Plan Amendment, while implementing a new vision, maintains many of the site’s previously approved features, including the lakes, the lake promenade, parks, trails, and commercial retail uses. The Specific Plan Amendment’s primary land use changes consist of the creation of an innovative urban village and town center with 15,000 multi-family housing options for all ages and income levels, in lieu of the former, approved gated active-adult community of a total of 2,922 detached and attached units, of which 2,702 units were age-restricted. The Amendment also reflects the one 10-acre area that has been added to the Specific Plan along the eastern boundary of the site.

INTRODUCTION
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1.2 Collaborative Design Vision
While components of Aquabella have been implemented, the desire to create a premier urban village in the geographic heart of the City has only strengthened over the years. To kick off the new vision, in the fall of 2022, the project applicant, T/Cal Realty II, a Delaware LLC, convened a group of renowned land use and design, place-making, and engineering professionals to explore new ideas, prepare new urban design concepts, and reimagine the future of Aquabella. The design effort focused on the elements that comprise a premier urban village and town center, including circulation points; the interface and connectivity with existing, adjacent health care facilities; a cutting-edge town center, hotel, and site orientation concepts; integrated lake, lake promenade, parks, open space, and school features; and a pedestrian-friendly, bicycle, and multi-use trail network.

From that design effort, aspirational goals and objectives emerged and included:
(a) taking advantage of Aquabella’s unique location in the geographic “center” of the City and hub for the region;
(b) creating a visible, social gathering place for residents, families, seniors, friends, and visitors;
(c) providing a community with a mix of multi-family and workforce housing options and a vibrant commercial and retail town center and hotel — all linked to the lakes, the lake promenade, parks, schools, trails, open space, and adjacent and proximate major job centers;
(d) creating new housing opportunities for renters, professionals, families, seniors, veterans, and students and faculty at a variety of affordability levels; and (e) implementing moments and memorable experiences that cannot be found anywhere else in Riverside County or the Inland Empire region.

1.3 Purpose and Authority
The purpose of a specific plan or amendment is to allow for flexibility in both design and development requirements, and thereby afford the opportunity to take a creative and innovative approach to development in a manner that implements the General Plan and the planned land use designations shown on the General Plan map. (Municipal Code, § 9.13.010(A).) Further, a specific plan or amendment is a tool for the systematic implementation of a General Plan and documents the proposed distribution, location, extent, and intensity of major components of transportation, drainage, sewer, water, energy, parks, and other essential facilities to be located within or needed to support the land uses described in the plan, as well as implementation and financing methods and added benefits to the City as a whole. (Municipal Code, § 9.13.010(B).)

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As modified, this Specific Plan Amendment would continue to function as the primary planning and zoning document to guide the physical and economic development of the property in the years to come. When adopted, this Amendment will also replace and supersede the 2005 Aquabella Specific Plan Amendment for the area subject to this Specific Plan. The 2005 Aquabella Specific Plan Amendment remains a viable regulatory plan for the areas that are already completed, constructed or occupied.

The Specific Plan Amendment is prepared under the authority of California Government Code sections 65450-65457 and the City’s Municipal Code. Specific Plans may be prepared for “the systematic implementation of the General Plan” under these provisions. Government Code section 65451 governs content and requires Specific Plans to include text or diagrams, which specify:

1. The distribution, location, and extent of land uses including open space;

2. The distribution, location, and extent and intensity of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy, and other essential facilities to support the land uses;

3. Standards and criteria by which development will proceed and standards for the conversion, development, and use of natural resources;

4. A program of implementation measures including regulations, programs, public works projects, and financing measures necessary to carry out the Specific Plan; and

5. A statement of the relationship of the Specific Plan to the General Plan.

This Amendment also complies with the City’s Specific Plan Municipal Code requirements (Municipal Code, Chap. 9.13, Specific Plans).

Specific Plans and amendments are to be used where comprehensive planning for an area is important to achieve a desired vision, as authorized by Government Code section 65450. This Specific Plan Amendment, which would continue to be also designated as “Specific Plan No. 218” in the Land Use Element of the General Plan for ease of reference, identifies various modified land uses within the site; sets land use intensity; identifies an integrated system of roads, lakes, lake promenade, parks, schools, trails, and public facilities, services, and utilities; proposes updated development standards and design guidelines; includes graphic illustrations; provides finance options; and establishes a modified phasing plan and implementation procedures specific to the Project site. The Specific Plan Amendment’s relationship with the General Plan and other laws is also addressed.

This Specific Plan Amendment is both a policy and a regulatory plan that will be adopted by ordinance and become an independent set of zoning regulations that provide development direction to the property within the Project site.

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1.4 Relationship to Moreno Valley General Plan and Zoning Ordinance
The Government Code states that a “specific plan shall include a statement of the relationship of the specific plan to the general plan,” and further that a specific plan or amendment cannot be adopted unless found to be consistent with the general plan. (Gov. Code, §§ 65451, 65454.) This subsection evaluates the “relationship and consistency” required by law.

Further, in compliance with the Housing Crisis Act of 2019 (Senate Bill 330 [SB330]), and to facilitate increased production of housing and an expedited review and approval process for housing development projects, the project applicant submitted a SB 330 preliminary application and fee with the City. This application, which has been deemed submitted, has the effect of "locking" in (vesting) the development requirements and standards, including the 2040 General Plan, at the time the application was deemed submitted. Thereafter, the City may not apply new ordinances, policies, standards, or fees, including any subsequently revised, changed, corrected, or further amended 2040 General Plan provisions to the Aquabella Specific Plan Amendment.

1.4.1 Onsite Land Uses
Current 2040 General Plan Land Use Designation and Zoning: Figure 1-1, 2040 General Plan Land Use Designations and Project Site, and Figure 1-2, Zoning Designations and Project Site, depict the current land use and zoning designations of the Project site.

The City adopted a General Plan Update (2040 General Plan) on June 15, 2021, which provides a vision for the future of Moreno Valley over the next 20 years. The 2040 General Plan sets goals, policies, and actions to fulfill the vision and provide a framework for development and future growth, which include cultivating a family-friendly city with a modern brand and unique sense of place. The 2040 General Plan is available for review at:
http://www.moval.org/cdd/documents/general-plan-documents.html

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The 2040 General Plan Land Use and Community Character Element designates the central Project site as Downtown Center (DC), Aquabella Specific Plan. This Downtown Center designation allows for a vibrant mix of business, entertainment, residential, cultural, and civic uses to activate the Downtown Center throughout the day and into the evening. The vitality of commercial and retail development downtown is envisioned to be supported by significant new housing in and adjacent to the City’s Downtown Center. The 2040 General Plan envisions the integration of the Aquabella area into the Downtown Center, allowing for development of supportive multi-family housing, facilities, services, hotel and associated visitor-serving uses, and shops oriented to hospital staff, patients, and their families adjacent to the existing hospital campuses.

The 2040 General Plan Land Use and Community Character Element does not contain or require any minimum or maximum allowable residential density in the Downtown Center (which includes Aquabella), nor does it set residential density ranges or other limitations. Instead, the Element identifies “development potential” areas, including vacant land and underutilized properties, that “present opportunities for infill development.” See Land Use/Character Element, p. 2-4; and Map LCC-2, Concept Areas and Major Specific Plans. These “development potential” areas are intended to, among other things, assist the City in achieving its jobs-housing balance, which means that more Moreno Valley residents will be able to work locally, cutting down commute times and allowing people to spend more time with family and friends. The Specific Plan Amendment would be consistent with these goals (see Land Use/Character Element, Table LCC-1, p. 2-4.) The Project development approvals include a General Plan Amendment to update Table LCC-1, Development Potential and Jobs-Housing Balance.

Additionally, proposed projects in the Downtown Center must demonstrate consistency with Table LCC-2, Downtown Center Development Principles. As shown herein, the Specific Plan Amendment is consistent with the land use and urban design, circulation, and parks and open space development principles.

Table LCC-3 provides a “Downtown Center Illustrative Development Program,” which is an example of a potential residential and employment buildout in the Downtown Center. The Downtown Center encompasses approximately 1,200 acres, which includes the previously approved 700+ acre Aquabella Specific Plan. As to residential, the example/illustration provided at Table LLC-3 identifies 1,320 low density residential (less than 10 du/ac) units and 5,524 medium/high density residential (more than 10 du/ac) units. The Project described in this Specific Plan Amendment provides for a greater number of residential units, and the Project development approvals include a General Plan Amendment to update Table LCC-3 to include the residences proposed by this Specific Plan Amendment.

The Specific Plan Amendment's 10.0-acre area along the eastern boundary is added per this amendment; the area is currently designated R5 Residential under the 2040 General Plan and if the current Amendment is approved, including the Project’s General Plan Amendment, the land use designation for that 10-acre area will be changed from R5 Residential to Downtown Center

INTRODUCTION
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Specific Plan (DC-SP). The Project also proposes a corresponding Change of Zone from Residential 5 (R5) to Downtown Center Specific Plan –DC-SP (218).

The Zoning Map designates the central Project site as Downtown Center-Specific Plan (DC-SP), SP 218, indicating its zoning is Downtown Center and SP 218. An area plan, specific plan, or site plan is required to demonstrate consistency with applicable principles outlined in the Land Use and Community Character Element of the 2040 General Plan within the Downtown Center zone.

A floating designation of Downtown Center – Planned Unit Development (DC-PUD) is also located on the Project site, indicating a general area within which a Planned Unit Development, or PUD, could be located to designate dense housing closer to Nason Street and less dense housing on the periphery of the downtown center. This floating designation is not required, nor does it preclude development or uses that would otherwise be permitted within the Downtown Center, and the Specific Plan Amendment does not propose to use the General Plan’s floating PUD designation. There is no zoning minimum or maximum allowable residential density, nor any height limitations in the Downtown Center.

The current Zoning Map is available for review at:
https://moval.gov/city_hall/general-plan2040/NewZoning.pdf The DC General Plan and Zoning standards generally allow for an area plan or specific plan to take a creative and innovative approach to the development of residential, commercial, and mixed-uses to implement the DC policies. In addition, the 2040 General Plan and Zoning Ordinance allow for the adoption and amendment of Specific Plans to allow for flexibility in design and development requirements which will afford the opportunity to create major developments on large tracts of land which will implement the general plan and the planned industrial, planned residential and planned commercial designations shown on the general plan map.

This Specific Plan Amendment must be consistent with the goals and policies of the 2040 General Plan. Appendix 8.2 provides a detailed analysis of the Specific Plan Amendment’s consistency with the applicable goals and policies of the 2040 General Plan. This same consistency analysis will be included as an appendix to the associated Subsequent Environmental Impact Report (SEIR).

Prior 2006 General Plan Land Use Designation and Zoning: Figure 1-3, 2006 General Plan Land Uses Surrounding Project Site, and Figure 1-4, 2006 Zoning Surrounding Project Site, depict the prior land use and zoning designations of the Project site and surrounding area under the City’s 2006 General Plan. The City 2006 General Plan provided a vision for the future of Moreno Valley at the time of its adoption in 2006. The 2006 General Plan was a broad policy document that identified the City’s land use, circulation, environmental, economic and social goals and policies as they relate to land use and development, and thereby provided guidance to citizens, landowners, and decision-makers. The prior land use maps designated the central portion of the Project site as Residential: Max 5 or 15 du/ac (R5/15), Residential: Max 20 (R20), and Commercial,

INTRODUCTION
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consistent with the land uses in the Aquabella 2005 Specific Plan Amendment. The 10.0-acre area along the eastern boundary of the Project site was designated R-5 Residential under the 2006 General Plan. A General Plan Amendment is proposed to change the Land Use Designation to Downtown Center (Aquabella Specific Plan).

The prior General Plan land use map is available for review at:
http://www.moreno-valley.ca.us/city_hall/general-plan/landuse-map.pdf The prior zoning for the central portion of the site is SP 218, commercial, and multi-family, identifying the site as zoned Specific Plan 218 for residential and commercial development consistent with the Aquabella 2005 Specific Plan Amendment. The 10.0-acre area along the eastern boundary of the Project site was previously zoned R5, Suburban Residential. A Zone Change is proposed to rezone the area to Downtown Center Specific Plan (DC-SP), SP 218.

The prior zoning map is available for review at:
http://www.moreno-valley.ca.us/cdd/pdfs/ZoningMap.pdf
As with the 2040 General Plan, this Specific Plan Amendment is consistent with the applicable goals and policies of the 2006 General Plan. Appendix 8.1 provides a detailed General Plan consistency analysis of the 2006 General Plan goals and policies as applied to this Specific Plan Amendment.

INTRODUCTION
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1.4.2 Surrounding Land Uses
The Project site is centrally located within the City. The City is also strategically located at the junction of Interstate 215 (I-215) and State Route 60 (SR-60). The site is approximately 1.5 miles south of SR-60 and 4 miles east of I-215, and is generally bounded by Cactus Avenue, Brodiaea Avenue, and Alessandro Boulevard to the north, Iris Avenue to the south, Oliver Street to the east, and Lasselle Street to the west.

The Riverside University Health System Medical Center, a public teaching hospital, is located along a portion of the Project site’s northern boundary, and the Kaiser Permanente Hospital and medical complex is along a portion of the site’s southern boundary. Moreno Valley College is approximately one mile south of the Project site. The two hospitals and college have recently expanded or have plans to expand in the near future.

Approximately two miles from the Project site’s southern boundary is the Lake Perris State Recreation Area, which comprises 8,800 acres including the 1,800-acre Lake Perris. This recreational area provides a myriad of recreational activities, including camping, picnicking, fishing, swimming, water sports, and boating opportunities.

Approximately 2.5 miles from the Project site is the approved World Logistics Center project, a 2,600-acre logistics campus anticipated to provide 20,000 to 30,000 jobs to the local area due to continued high demand for warehousing and logistics throughout Moreno Valley and the Inland Empire region.

The Project site’s surrounding area is urbanized with a variety of residential densities, education, medical, and other uses consistent with these current designations, see Figure 1-5, Surrounding Land Uses. This Specific Plan Amendment would integrate into the land use patterns of the existing community, consistent with the surrounding land uses and zoning. The new multi-family residential development would complement the existing surrounding residential development, which consists of varying lot sizes, densities, and product types. The recreational, social, and entertainment uses would be accessible to both existing residents and new residents, establishing the area as a social center ― breathing new life into the community.

Current 2040 General Plan Surrounding Land Uses and Zoning Designations The 2040 General Plan Land Use Element designates the area adjacent to the Project site to the north as Downtown Center (DC) and Residential 5 (R5; 5 units/acre); to the east as DC, R5, Residential 2 (R2; 2 units/acre), Public, and Open Space; to the south as Residential 10 (R10; 10 units/acre), R5, Public, and Open Space; and to the west as R5 and R10. Figure 1-1, 2040 General Plan Land Uses Surrounding Project Site, depicts the urbanized land uses surrounding the Project site.

INTRODUCTION
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The Zoning Map designates the area adjacent to the Project site to the north as Downtown Center (DC) and Suburban Residential (R5); to the east as DC, Suburban Residential (R5), Residential Agriculture 2 (RA2), Public Facilities, and Open Space/Park; to the south as Suburban Residential (R5), Suburban Residential (SP 193 ML), Public Facilities, and Open Space/Park; and to the west as Suburban Residential (R5). Figure 1-2, 2040 Zoning Surrounding Project Site, shows the various urban zoning designations surrounding the Project site.

Prior 2006 General Plan Land Use and Zoning Designations The 2006 General Plan Land Use element designated the area adjacent to the Project site to the north as Commercial, Residential 30 (R30; 30 units/acre), Residential/Office (R/O), Residential 5 (R5; 5 units/acre) and Residential 2 (R2; 2 units/acre); to the east as Commercial, R/O, Office, Public, Open Space, Residential 10 (R10; 10 units/acre), R2 and R5; to the south as R10, R5, Public, and Open Space; and to the west as R5 and R10. Figure 1-3, 2006 General Plan Land Uses Surrounding Project Site, depicts the urbanized land uses surrounding the Project site.

The 2006 Zoning Map designated the area adjacent to the Project site to the north as Commercial, R30, Office, Office/Commercial, RA2, and R5; to the east at Commercial, Office, Office/Commercial, Suburban Residential (R5), Residential Agriculture 2 (RA2), Suburban Residential (SP 207, R1-7200); Public Facilities, and Open Space/Park; to the south as Suburban Residential (R5), Suburban Residential (SP 193), Public Facilities, and Open Space/Park; and the west as Suburban Residential (R5). Figure 1-4, 2006 Zoning Surrounding Project Site, shows the various urban zoning designations surrounding the Project site.

As with the 2040 General Plan, this Specific Plan Amendment is consistent with the surrounding development and land use designations and zoning from the 2006 General Plan. See Appendix 8-2.

1.5 CEQA Compliance
The original Field Station Specific Plan and the Aquabella 2005 Specific Plan Amendment were the subject of environmental review and analysis under CEQA in prior certified environmental documents. (See Specific Plan Amendment, Chap. 2, Sec. 2.2, Project History.) Prior to approving a later discretionary approval based on previously certified environmental documents, an agency (here, the City of Moreno Valley) must first determine whether the later discretionary approval triggers the requirements for subsequent environmental review. Subsequent environmental review refers to additional environmental analysis prepared for a later discretionary approval (e.g., a Specific Plan amendment) after an agency has certified a prior EIR. (CEQA Guidelines, §§ 15162, 15163.) If the agency requires subsequent environmental review, that later analysis may rely on the previously certified EIR or and/or supplemental/subsequent EIR (or Addendum) for some portion of the subsequent review. (CEQA Guidelines, § 15152 (tiering).) For this Amendment, the City has determined that subsequent environmental review is required.

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AQUABELLA 1-15
For further information regarding CEQA compliance, please refer to the Specific Plan Amendment Subsequent Environmental Impact Report (SEIR) available for review at:
https://www.moval.org/cdd/documents/about-projects.html

1.6 Organization of the Specific Plan
 Chapter 1 provides an overview of this Specific Plan Amendment, including an outline of the collaborative vision for the Specific Plan design, a description of the Amendment’s purpose and legal authorization, a discussion of the Amendment’s relationship to the Moreno Valley General Plan and Municipal Code, and a summary of the City’s CEQA compliance for the Specific Plan Amendment.
 Chapter 2 provides the Specific Plan Amendment’s project description, prior project approval history, requested discretionary approvals, location and setting, objectives, and build-out and phasing.
 Chapter 3 provides the Specific Plan Amendment’s planning framework and land uses.  Chapter 4 provides the required infrastructure, including the mobility plan (focusing on motorized and non-motorized transportation design and tools); and the, infrastructure plans (focusing on major infrastructure systems, including water, sewer, and drainage facilities).  Chapter 5 provides the required development standards such as building setbacks, objective building criteria, vehicle parking requirements, permitted uses, walls and fences standards, lighting standards, and loading and screening standards.  Chapter 6 includes the Specific Plan Amendment’s physical design guidelines related to site configuration, the lakes, the lake promenade, parks, and building design.  Chapter 7 provides the process for subsequent project approvals, funding and financing mechanisms, and implementation actions.
 Appendices 8.1 and 8.2 provide the analysis of the Specific Plan Amendment’s consistency with the Moreno Valley General Plan.
 Additional analyses were conducted in association with the Specific Plan Amendment and are available under separate cover, including the SEIR which incorporates the traffic, air quality, greenhouse gas emissions and other environmental impact analyses prepared for the Specific Plan Amendment.

2.0 PROJECT DESCRIPTION AND LAND USE
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Project Description and Land Use Plan

2.1 Introduction and Project Setting
The Project applicant, T/Cal Realty II, a Delaware, LLC, proposes to implement further development on the Project site, a residential and mixed-use planned community located in the City of Moreno Valley (City), east of Interstate 215 (I-215), south of State Route 60 (SR-60), and north of Lake Perris (Project). More specifically, the Project site is situated on Cactus Avenue and Nason Street, east of Lasselle Street, north of Iris Avenue, west of Oliver Street, and south of Brodiaea Street. The Project’s location is shown in Figure 2-1, Regional Location Map, and Figure 2-2, Project Vicinity Map. Except as otherwise provided, the “Project” is comprised of the development, construction, and operation of the land uses within the Project site, including all discretionary Project approvals. The Project is intended to help meet the varying demands for housing, retail, entertainment, and recreation within the geographic “center” of the City.

The Project would encompass 15,000 multi-family and workforce housing options for all ages and income levels; a 25-acre mixed-use commercial and retail town center; 80 acres of parks (comprised of the previously approved 40 acres of lakes, a 15-acre lake promenade, and an additional 25 acres of parkland); 40 acres of schools with up to three elementary school sites and one middle school site; open space, public services and facilities; infrastructure improvements; and other amenities. The Project also would include the addition of one 10-acre area situated along the eastern boundary of the site. The Project’s primary circulation spine roads (Nason Street and Cactus Avenue), master drainage, and master flood control improvements, and 50-acre high school (Vista del Lago High School) already have been completed.

The Project site is approximately 2.5 miles from the approved World Logistics Center project, a 2,600-acre logistics campus anticipated to provide 20,000 to 30,000 jobs to the local area.

Demand for warehousing and logistics continues to be high throughout Moreno Valley and the Inland Empire region. With transportation connections that link it to the Los Angeles/Inland Empire corridor, Moreno Valley is at the heart of a regional goods movement corridor. (2040 General Plan, p. 3-4.)
The Project site is also situated between two major medical campuses. Adjacent to the Project site to the north is the 439-bed, 520,000-square foot (sf) Riverside University Health System Medical Center (RUHSMC). To the southeast, the 30-acre Kaiser Permanente Moreno Valley campus is undergoing modernization and expansion to provide approximately 460 beds and 1,125,000 sf of medical services and ancillary uses. Together, these two medical facilities employ more than 4,900 people, with plans for expansion. (2040 General Plan, p. 3-4.)

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In addition, the Project site is home to educational institutions. The University of California, Riverside (UCR), located approximately eight miles north of the Project site, has a current approximate enrollment of 26,800 students. Only about 30 percent reside on-campus. The UCR campus’ Long-Range Development Plan (“LRDP”) forecasts student enrollment at 35,000 by 2035, and 14,000 student beds. (2021 LRDP, pp. 32, 28.) Faculty and staff are expected to grow to more than 7,000 people by 2035. (Id., p. 36.) The 2021 LRDP plans for up to 5.5 million gross square feet of new building space by 2035. (Id., p. 43.) Moreno Valley College, a community college located two miles south of the Project site, has a current enrollment of more than 14,000 students as of 2023. The college also employs more than 585 people, including faculty. (Moreno Valley College, Comprehensive Master Plan, p. 1-10, Aug. 2021.) It does not offer housing. Consequently, a substantial demand is projected to exist for workforce, multifamily, and student/faculty/employee housing within the Project site.

Moreno Valley also features two regional shopping centers, as well as 40 neighborhood-serving commercial centers and over 200 restaurants; however, according the 2040 General Plan, a “large share of the City’s retail is located within older, strip and neighborhood-style retail centers of relatively low density.” As the City’s population grows, the General Plan projects “there will be opportunities to introduce high quality, lifestyle retail centers at well placed nodes in the City,” along with mixed-use developments with on-site housing providing added support to adjacent retail. (2040 General Plan, p. 3-4.) The Project proposes shops, restaurants, and community retail to support an urban lifestyle and establish the site as a destination center, without competing with the Moreno Valley Mall, big box retailers, or existing retail centers in the City."

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There are more than 30,000
acres of recreational open
space in the region
surrounding Moreno Valley.

These areas are proximate
to the Project site and
provide opportunities for
hiking, bicycling, rock
climbing, camping,
picnicking, and water
sports. (Id.)
The Project site has long
been planned for residential
mixed-use development,
though discussion of how
the property will be best utilized has changed over the years. On February 23, 1999, the City approved the Moreno Valley Field Station Specific Plan No. 218 for the site and certified an Environmental Impact Report (EIR; State Clearinghouse [SCH] No. 93113076) for 2,922 singlefamily residential units, a 148.7-acre public golf course, 80.5 acres of schools, and 51.1 acres of parks for the then 760-acre site. Thereafter, a Supplemental EIR (SCH. No. 1993112076) was approved, which addressed concerns raised in a lawsuit regarding traffic, biological mitigation, land use, and alternatives.

In December 2005, the City adopted the Aquabella Specific Plan Amendment (2005 Specific Plan Amendment) for the site and approved an Addendum in compliance with the California Environmental Quality Act (CEQA). In response to a demand for senior housing and because the proposed golf course was no longer feasible due to another golf course in the vicinity, the 2005 Specific Plan Amendment modified the prior project to be a proposed age-restricted active-adult resort community, comprised of 2,702 age-restricted homes of the total project maximum of 2,922 residential units. The 2005 Specific Plan Amendment eliminated the schools (except for the developed high school); planned for a 300-room hotel; and replaced the previously approved golf course with 40 acres of lakes. Figure 2-3, 2005 Land Use Plan, depicts the Aquabella community approved by the City in 2005.

To date, 515 acres of the site have been disturbed or developed under the City’s prior approvals.

The grading and development consists of the completion of: (a) the 50-acre Vista del Lago High School, (b) the 13-acre, 220-unit multi-family apartment complex in Planning Area 2, (c) the realignment and expansion of Nason Street through the site, (d) Cactus Avenue improvements, (e) drainage and flood control improvements to accommodate future uses, and (f) partial grading of the lake areas.

Cactus Avenue
Margaret Avenue
Lasselle Street
Cactus Avenue
Nason Street
Oliver Street
Brodiaea Avenue
John F. Kennedy Drive
PA-A
Morrison Street
John F. Kennedy Drive
Delphinium Avenue
Gentian Avenue
Kitching Street
Alessandro Boulevard
Iris Avenue
Moreno Beach Drive
Brodiaea Avenue

VISTA DEL LAGO

HIGH SCHOOL
PA-B

COMMERCIAL
PA-1
L/M
PA-2
H
PA-3
L/M
PA-4
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PA-5
PA-6
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PA-7
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PA-10
L/M

COMMUNITY

CLUBHOUSE
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FLOOD CONTROL CHANNEL
Legend:

GreenspaceHigh Density Residential(up to 20 du/ac)Low Medium Residential(up to 15 du/ac)StreetsLand Use As NotedSpecific Plan BoundaryOpen Space Land Use Plan

LAND USE SUMMARY TABLE
RESIDENTIAL LAND USES ACRES UNITS DENSITYPA-1 61.6 378 6.1PA-2 11.0 220 20.0PA-3 103.8 629 6.1PA-4 80.8 327 4.0PA-5 22.5 0 0.0PA-6 76.6 304 4.0PA-7 80.6 326 4.0PA-8 112.0 461 4.1PA-9 6.4 0 0.0PA-10 67.2 277 4.1SUBTOTAL 622.5 2,922LAKES 40.0PA-A EXISTING HIGH SCHOOL 50.0 0 0.0PA-B COMMERCIAL 25.0 0 0.0DRAINAGE CHANNEL 15.9CIRCULATION 47.1SUBTOTAL 138.0TOTAL ACREAGE 760.5PLANNING AREANON-RESIDENTIAL LAND USES (INCLUDED IN PLANNING AREAS - APPROX.)NON-RESIDENTIAL LAND USES (NOT INCLUDED IN PLANNING AREAS - APPROX.) *Includes 300 Potential Hotel/Resort Accommodations, subject to conditional use permit approval. 2005 Land Use Plan
Rancho Belago, CA

AQUABELLA
o 0 1,300 650 ft Figure 2-3 February 2024

PROJECT DESCRIPTION AND LAND USE
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To keep pace with the current and future area housing needs and implement the City’s objectives to create a vibrant economic and social core within the center of the City, the Project proposes this second Specific Plan Amendment (Amendment 2). This proposed Amendment 2 would further amend SP 218 to continue to develop the 668.6-acre site with approximately 15,000 multifamily residences (in lieu of the prior project maximum of 2,922 residential units); 25-acres of mixed-use commercial and retail town center (similar to prior approvals); 80 acres of parks (comprised of the previously approved 40 acres of lakes, plus a 15-acre lake promenade, and 25 acres of additional parks); 40 acres of up to three elementary school sites and one middle school; public services and facilities; infrastructure improvements; open space, and other amenities. The proposed Amendment 2 also would include the addition of one 10-acre area situated along the eastern boundary of the site. The proposed modified Project responds to the substantial demand for multi-family and workforce housing options, while providing a central town center for recreation, shopping, and entertainment. Figure 2-4, Land Use Plan, depicts the proposed current land use plan for the site.

Cactus Avenue
Margaret Avenue
Lasselle Street
Cactus Avenue
Nason Street
Oliver Street
Brodiaea Avenue
John F. Kennedy Drive
Morrison Street
John F. Kennedy Drive
Delphinium Avenue
Gentian Avenue
Kitching Street
Alessandro Boulevard
Iris Avenue
Moreno Beach Drive
Brodiaea Avenue

VISTA DEL LAGO

HIGH SCHOOL
P
S
P
P
S
P
P
TC
S
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SPECIFIC PLAN AMENDMENT SUMMARY TABLE
Land Use Plan
Rancho Belago, CA

AQUABELLA

CONTROL CHANNEL
LEGEND:

High Density Residential (HDR)
ConceptualCirculation
Specific Plan Boundary Open Space
Town CenterSchoolPark
Lake
FloatingLand Use:

Existing Roads
30 Acres
25 Acres40 Acres40 Acres
40 Acres
P
TC
S
o 0 1,300 650 ft Figure 2-4 February 2024
80 Park
Acres
Specific Plan Amendment Boundary
ApproximateAcres:

Specific Plan Amendment Parcel Added
770.0 Acres668.6 Acres10.0 Acres
HDR Acres HDR Units
(allows up to 50
du/ac max)
1 39.8 2,000 39.8
2 402.6 12,000 15.5 418.1
3 109.5 5,500 6.8 116.34 77.4 3,800 6.9 1.0 85.35 1.9 100 6.2 1.0 9.1 TOTALS 631.2 15,000 13.1 24.3 668.6
Planning High Density Residential
Area
Existing
Open Space
Acres
Existing
Road
Acres
Total
Project
Acres
Allows up to 50 du/ac max.

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2.2 Aquabella Project History

2.2.1 The Field Station Specific Plan and Approval
The University of California at Riverside (“University” or “UCR”) purchased the 840-acre Moreno Valley Field Station property in 1962 to conduct agricultural experimental work to foster field research and growing facilities. In the late 1980's, the University closed the facility in favor of another research station located in Coachella Valley.

After the University sold 80 acres to facilitate the Riverside County Regional Medical Center, it planned to sell the remaining land, but the City requested that the University prepare a Specific Plan. The Moreno Valley Field Station Specific Plan, Specific Plan No. 218 (or SP 218), set forth a plan to develop approximately 710 acres of the then 760-acre site; complement existing land uses; meet market demands; and positively contribute to the City. Specifically, the Field Station Specific Plan envisioned development of 2,922 single- and multi-family homes on approximately 399 acres, a 148.7-acre golf course, 51 acres of parks, 24 acres of retail/commercial, and 80 acres of school and recreational areas, including a high school, middle school, two elementary schools, ball fields, and active play areas. Other proposed improvements covered traffic circulation, flood control, and water and sewer services.

In 1997, the City prepared a draft Environmental Impact Report (SCH No. 93113076) to evaluate the environmental effects of implementing the Field Station Specific Plan. After responding to public and agency comments, the City completed the Final EIR in October 1998, and the City Council certified the Final EIR as adequate, complete, and compliant with CEQA in February 1999.

In April 1999, two environmental groups filed a lawsuit against the City and the Regents of the University of California (Case No. 326810). The suit claimed that the Field Station Specific Plan EIR violated CEQA and State Planning and Zoning laws.

In June 1999, the parties to that litigation reached a settlement and agreed to a court order (writ) requiring the City to prepare a Supplemental EIR to further evaluate traffic and biota impacts associated with the Field Station Specific Plan. Specifically, the writ required the Supplemental EIR to include a revised traffic analysis, specify additional mitigation for biological resources, and consider a specific design alternative. The City completed the Supplemental EIR consistent with the settlement, and then certified the Final Supplemental EIR in May 2003.

2.2.2 The Aquabella 2005 Specific Plan Amendment and Approval In January 2004, the applicant purchased a 685-acre portion of the Field Station Specific Plan area still owned by the University through a public bid. The applicant, in consultation with the City and other agencies, modified certain features of the Field Station Specific Plan that were deemed infeasible or undesirable. For example, a proposed elementary school site located north of Cactus Avenue was within the restricted setback of a high-pressure gas line along the north side of Brodiaea Avenue, so it was relocated or eliminated. Similarly, the Specific Plan was

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approved with an 18-hole public golf course, creating needless competition with the nearby Rancho del Sol 18-hole championship golf course directly to the south and east, and threatening to diminish the economic viability of the existing course. It was, accordingly, eliminated and replaced with a proposed lake complex. Finally, at that time, the City had a projected demand for active-adult residential opportunities, triggering the incorporation of age-restricted development.

Thus, in 2005, T/Cal Realty II, a Delaware LLC sought a Specific Plan Amendment to SP 218 for the Aquabella site. Like the Field Station Specific Plan, the 2005 Specific Plan Amendment proposed up to 2,922 single-and multi-family homes; 2,702 of which were to be age-restricted as part of a gated, active-adult community (55 years of age and older). The commercial area was slightly increased from approximately 24 acres to 25 acres. Additionally, based on meetings with the local school district, the future elementary and middle school sites, originally identified in the Field Station Specific Plan, were no longer required due to the conversion of the site primarily to an active adult community, which does not generate school-age residents. Further, the 50-acre high school site was sold to the Moreno Valley Unified School District for construction of the now existing Vista del Lago High School campus. The high school site, shown in the original Specific Plan, was not affected by the 2005 Specific Plan Amendment.

In lieu of a golf course, the 2005 Specific Plan Amendment proposed 40 acres of lakes, clubhouse facilities, a potential 300-room hotel facility, trail and bicycle paths, and other amenities. It also proposed the elimination and reconfiguration of a previously proposed extension of John F.

Kennedy Drive between Lasselle Street and Oliver Avenue due primarily to the lower trip generation rate for the active-adult residential community component of Aquabella. The 2005 Specific Plan Amendment further proposed approximately 16.3 acres comprising open space, drainage channel facilities, and circulation corridors.

To evaluate the environmental effects arising from the 2005 Specific Plan Amendment, in January 2005, the City completed an Addendum to the previously approved environmental documents. The City determined the Addendum was the appropriate type of environmental document primarily because the 2005 Specific Plan Amendment made minor changes to the land use designations contained in the original Specific Plan, made improvements to the internal layout and design, and did not increase the total number of homes.

On December 13, 2005, the City Council considered the Addendum and approved the General Plan Amendment (PA04-0070), Specific Plan Amendment (PA04-082), Tentative Parcel Map (PA04- 0069), and Development Agreement (PA04-0005) for the 2005 Specific Plan Amendment project.

As approved, the 2005 Specific Plan Amendment authorized the development of approximately 2,922 homes, 40 acres of lakes, a 300-room hotel, 25 acres of commercial uses, open space, recreation, public facilities and services, infrastructure and utility improvements and other amenities.

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2.2.3 Aquabella Implementation and Development
Since the 2005 Specific Plan Amendment approval, the applicant, along with the City and the Riverside County Flood Control District (RCFCD), have implemented significant portions of Aquabella, including completing necessary mitigation measures, complying with conditions of approval, and obtaining required federal, state, and regional permitting. The applicant has secured the required permits to address impacts to onsite drainages, including the onsite flood control channel traversing the southeast portion of the project site; graded approximately 437 acres, or 65 percent of the Project site (including the lakes); and developed or facilitated onsite backbone infrastructure, transportation, and drainage facilities. In addition, the project’s first residential phase, a 220-unit multi-family residential complex situated on the project site’s northwest corner, is now constructed with a non-age restricted apartment complex. The high school (Vista del Lago High School) is also constructed and operational.

Specifically, the applicant’s permitting includes the following:
 Section 1602 Streambed Alteration Agreement issued by the California Department of Fish and Wildlife (“CDFW”), SAA No. 1600-2005-0146-R6 and SAA No. 1600-202-0173-R6 (Revision 1), in 2006 and 2013, respectively;
 Clean Water Act Section 404 Permit issued by the U.S. Army Corps of Engineers (Section 404 Permit-200501583-JPL, April 25, 2006, and extended, June 2011);  Clean Water Act Section 401 Water Quality Certification issued by the Santa Ana Regional Water Quality Control Board in January 2006;
 Conditional and final letters issued by the Federal Emergency Management Agency (“FEMA”) in 2004, and 2005 (LOMR 04-09-073P & 90-09-08R; CLOMR 06-09-A709R);  Water Quality Management Plan approval by the City of Moreno Valley in October 2007 (PA04-0069);
 Master Plan of Service approved by the Eastern Municipal Water District approved a Master Plan of Service for the project in June 2007;
 Mass Grading and Erosion Control Plan and Permit issued by the City in July 2007 (Permit No. PK05-0266 & City ID 2611).

Prior to grading, in 2006, the applicant paid the appropriate Stephens’ Kangaroo Rat Habitat Conservation Plan (SKRHCP) fee for the grading and development of the site. The SKRHCP fee payment contributes to the acquisition and ongoing management of seven core reserves encompassing 41,221 acres in Riverside County, which provides habitat for SKR and other species, including loggerhead shrike, California horned lark, San Diego black-tailed jackrabbit, burrowing owl, black-shouldered kite, and northern harrier.

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AQUABELLA 2-12
In 2007, as contemplated by the Aquabella 2005 Specific Plan Amendment, the Riverside County Flood Control and Water Conservation District completed drainage channel improvements, Line F, within the southeast portion of the site. These improvements ensure that adequate storm drain system capacity is maintained. In addition, the applicant has completed all required mitigation, pursuant to the applicable section 404, 401 and 1602 permitting, for the Line F improvements. The installed concrete and earthen channel (and associated earthen basin) are continually maintained in conformance with permit requirements.

In 2007, the applicant also obtained permits to drill and test two deep groundwater wells on the project site pursuant to Riverside County Department of Health Permit No. 33248. Well No. 1 provides for pumping at a rate of 1,500 gallons per minute (gpm) and Well No. 2 at a rate of 450 gpm. This additional water source can and would be used in implementing and maintaining the project’s lake features. The West San Jacinto Basin Groundwater Sustainability Plan (“GSP”) has confirmed that the Moreno Valley area is not currently in overdraft, and groundwater water levels have increased in the area since the 1970’s.

In 2011, as contemplated by the Aquabella 2005 Specific Plan Amendment, Nason Street, which traverses the project site, was widened to a 4-lane divided roadway. Nason Street was a crucial capital improvement project for the City. The applicant dedicated a roadway easement to the City through the project site to assist in implementing this realignment and widening project. Other roadway improvements were completed along Cactus Avenue.

In sum, the applicant has undertaken significant work to implement Aquabella. Implementation efforts, however, were put on hold due to the recession and market conditions. In the meantime, the City and region have experienced growth and other changes, including a statewide and local housing availability and affordability crisis, the need for workforce housing, diminished demand for active adult housing, and completion of the City’s 2040 General Plan Update in 2021. The applicant is requesting changes to the 2005 Aquabella Specific Plan to help the City better meet local and regional housing goals ― though the work completed to date lays the groundwork for the newly envisioned mixed-use planned community.

2.3 Subsequent Environmental Impact Report (SEIR)
The SEIR ensures that the incremental environmental impacts between the modified Project and the previous Specific Plan are analyzed and considered, and that all feasible and reasonable mitigation measures and/or alternatives are implemented to avoid or reduce the identified significant environmental impacts. Overriding considerations will be considered if necessary.

The processing of the SEIR requires public notification and agency and public input during the SEIR review process. Please refer to the SEIR for further information, which is available for review at.
https://www.moval.org/cdd/documents/about-projects.html

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2.4 Project Location and Description

2.4.1 Project Location
The previously approved Specific Plan site encompassed 760 acres. Since that time, portions of the previously approved Specific Plan have been developed (e.g., Nason Street, Vista del Lago High School, Riverside County Flood Control channel, and the multi-family apartment site). As such, the Aquabella Specific Plan Amendment updates the vision for the development of the remaining 658.6-acre site, plus an additional 10-acre parcel that will be included in the Specific Plan, for a total area of 668.6 acres.

The Project site, which is currently comprised of 668.6 acres, is relatively flat land in the southeastern portion of the City in western Riverside County, and of the 668.6-acre site, approximately 437 acres, or 65% of the site has been graded as part of the initial phases of the previously approved 2005 Specific Plan Amendment. The Project site is located east of I-215, south of SR-60, and north of Lake Perris on Cactus Avenue and Nason Street, east of Lasselle Street, north of Iris Avenue, west of Oliver Street, and south of Brodiaea Street. The Project site is in Sections 15, 16, 21, and 22 of Township 3 South, Range 3 West on the USGS Sunnymead 7.5 Minute Quadrangle. Assessor Parcel Numbers (APN) for the Project site include APN Nos. 486- 280-056, 486-300-012, 486-300-013, 486-310-014, 486-310-035, 486-320-009, 486-320-010, 486-320-011, 486-320-012.

The Moreno Valley Unified School District (MVUSD) purchased 50 acres and constructed the Vista del Lago High School in the southwest corner of the Project site. In addition, MV Bella Vista purchased and completed development of a 220-unit market rate multi-family apartment complex on an 13-acre parcel in the northwest corner of the Project site called “Villa Annette”.

The RUHSMC bounds the Project site to the north and the Kaiser Permanente Moreno Valley medical campus is to the southeast. Residential uses surround the Project site to the west, northwest, northeast, south, and east, along with several neighborhood parks. Landmark Middle School and the Rancho Del Sol golf club are located east of the Project site. The Lake Perris State Recreation Area, comprising approximately 8,800 acres of open space and recreation, is approximately two miles to the south of the Project site. Locally servicing commercial/retail uses are also found in the Project area. Moreno Valley College is located approximately one mile south of the Project site and the new World Logistics Center logistics campus is located approximately 2.5 miles northeast of the Project site. See Figure 2-2, Vicinity Map, above.

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AQUABELLA 2-14

2.4.2 Project Description
This proposed Aquabella Specific Plan Amendment is designed to refresh the land use plan, goals, objectives, development standards, and design guidelines from that described and depicted in the previously approved 2005 Specific Plan Amendment adopted on December 13, 2005 (Ordinance No. 703; 2005 Specific Plan Amendment).

The proposed Specific Plan Amendment responds to new economic, marketing, technological, transportation, social, demographic, local, and regional opportunities that have arisen since adoption of the 2005 Specific Plan Amendment.

This current Aquabella Specific Plan Amendment Project would comprise 15,000 multi-family and workforce housing options for all ages and income levels (in lieu of a gated active-adult community with a maximum of 2,922 residential dwelling units); a 25-acre, mixed-use commercial and retail town center and the 300-room hotel (the commercial/retail use and 300- room hotel were previously approved project features); 80 acres of parks, comprised of the previously approved 40-acre lake, a 15-acre lake promenade, and an additional 25 acres of parks; 40 acres of schools with up to four site locations; open space; public services and facilities; infrastructure improvements; and other amenities. The Project also reflects the addition of one 10-acre area situated along the eastern boundary of the site.

This Specific Plan Amendment Project proposes to deliver a premier mixed-use, urban village and town center within the geographic “center” of the City. The Amendment is guided by the overall goal of creating a unique, neighborhood town center where residents and visitors can live, work, play, and shop. The Amendment retains the character of the surrounding area, connects it to the adjacent uses, and creates a hub of diverse multi-family residential home options within the center of the City to address the needs of the City’s existing and future residents, accommodate and enhance jobs in onsite, adjacent, and proximate major job centers in order to reduce long commutes, achieve a better balance of jobs-to-housing, and facilitate job growth in central Moreno Valley.

The size and scale of the Aquabella Specific Plan Amendment would also provide a unique opportunity to plan an integrated, connected downtown center neighborhood intended to maximize walkability and encourage day-to-day interaction between the mix of complementary land uses within the Specific Plan Amendment ― all as part of an efficient transportation network in central Moreno Valley that incorporates automobile travel, transit, pedestrian and bicycle routes, and other multi-modal transportation programs and technologies that will move residents efficiently to and from major job and entertainment centers.

Flexibility in planning is a hallmark of the Aquabella Specific Plan Amendment. For example, the town center, parks, and schools are shown on the Specific Plan’s Land Use Plan as “TC,” “P,” and “S.” See Figure 2-4, Land Use Plan, above. These symbols represent floating land use designations intended to indicate a general area within which town center, parks, and schools could be located. It does not preclude other uses that would otherwise be permitted within the

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Project boundary. The specific size, exact location, and configuration of the schools, parks, and town center would be finalized through a site plan or plot plan process. Implementation of the floating land use designations will be reviewed by the Director of Community Development, or designee, and allowed as part of a ministerial approval subject to substantial conformance with applicable, objective school, parks, and town center development standards.

Additionally, the transportation circulation network remains a vital component of implementing the Specific Plan Amendment. For example, the 2005 Specific Plan Amendment provided a maximum of 2,922 residential dwelling units of which 1,187 units were multi-family (or approximately 40%). The balance of the homes were detached single-family residential with higher daily traffic trips than multi-family residential.

This Specific Plan Amendment proposes all multi-family housing options, which generate fewer daily traffic trips per home, and provides a range of multi-family residential housing types compatible with surrounding detached single family homes. These residential options will help meet the growing demand for walkable urban living and a diverse range of housing options along a spectrum of affordability, including duplexes, fourplexes, courtyard apartments, row townhomes, multi-level garden apartments, and live/work homes.

Upon buildout, the Specific Plan Amendment would allow a maximum of 15,000 diverse, multifamily housing options; a 25-acre mixed-use commercial and retail town center; 80 acres of parks (comprised of the existing, approved 40-acre lake, the 15-acre lake promenade, and an additional 25 acres of parks); 40 acres for up to four school site locations; multi-use trails; an efficient transportation circulation system with enhanced corridors and gateways; public facilities and services; open space; utility improvements; and other associated amenities. The Project also reflects the addition of one 10-acre area situated along the eastern boundary of the site.

Though previously approved, the lake and the lake promenade features remain an integral part of the community. These features are shown diagrammatically, within planning areas, and are subject to variation as to configuration and precise location. However, this Specific Plan Amendment requires that the lakes remain at a maximum of 40 acres and the lake promenade remain at a maximum of 15 acres.

Table 2-1, Land Use Statistical Summary, provides the Specific Plan Amendment’s modified land use statistical summary.

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TABLE 2-1

LAND USE STATISTICAL SUMMARY

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2.5 Project Objectives
This statement of project objectives has been established for the Aquabella Specific Plan Amendment. The overall project objective is to continue to implement the Aquabella project, as modified, as a vibrant residential and mixed-use planned community consistent with City’s General Plan goals and objectives. The 2006 General Plan identified eight “ultimate” goals, and through the 2040 General Plan Update (adopted, June 15, 2021), the City refreshed its vision and guiding principles to respond to new economic, technological, social, demographic, regional, and global challenges and opportunities that have arisen in past years. 1 The following project
objectives govern:

1. Create a residential and mixed-use planned community framework within the center of the City that contributes to a distinct downtown center core consistent with the General Plan.

2. Provide a broad mix of multi-family residential housing options for all ages and income levels within the Downtown Center of the City to address the needs of the City’s existing and future residents, including those employed by adjacent and proximate health care, education, and logistics fields in order to reduce long commutes to other distant job centers, achieve a better balance of jobs-to-housing balance, and facilitate housing and job growth in central Moreno Valley.

3. Focus new residential, mixed-use, and retail/commercial uses within the City’s Downtown Center and provide inviting uses to build Moreno Valley’s sense of place, promote visitor-serving uses (e.g., Town Center, hotel), and take advantage of the site’s sustainable lakes, lake promenade, and other amenities.

4. Utilize currently undeveloped land situated within the City to foster vibrant gathering places, diversify the local economy, and implement livable sustainable mixed-use neighborhoods where people can live, work, recreate, and shop.

5. Implement the delivery of efficient public facilities and services (e.g., schools, parks, trails, police/fire, etc.); support frequent and reliable transit service and other multimodel transportation measures; promote walking and biking; and reduce vehicle miles 1 The 2040 General Plan Update was effective immediately upon adoption in June 2021. However, in July 2021, an environmental group filed a lawsuit challenging the City’s adoption of its General Plan Update, including the changes to the Zoning Ordinance (Ord. No. 981, adopted Aug. 3, 2021), its Housing Element Update, its Climate Action Plan (CAP), and certification of its EIR for alleged violations of CEQA (Sierra Club v. City of Moreno Valley, et al., Riverside County Superior Court No. CVR 12103300). The ongoing litigation could potentially result in the invalidation of the City’s General Plan and corrective action. However, the applicant has submitted a SB 330 preliminary application, which locked in (vested) the adopted 2040 General Plan at the time of the submittal of the application. This Aquabella SB 330 application protects against the potential invalidation and correction of the 2040 General Plan due to the litigation. This Specific Plan Amendment also includes an analysis of Project’s consistency with the City’s prior General Plan and zoning; and is a stand-alone proposed Project.

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travelled by taking advantage of a site approximating the size and scale of the previouslyadopted Aquabella Specific Plan.

6. Focus on maintaining and enhancing an efficient transportation network within central Moreno Valley, including automobile travel, transit, pedestrian and bicycle routes, car/van pools, electric vehicles, rideshare companies (Uber and Lyft), intelligent transportation systems, transportation demand management measures, and shuttles to adjacent and proximate major job centers (e.g., Riverside University Health System Medical Center, the Kaiser Permanente Hospital and medical complex, Moreno Valley College, and the World Logistics Center).

7. Maintain and strengthen the quality of life in central Moreno Valley with quality schools, parks, multi-use trails, responsive public services, and reliable utility infrastructure.

8. Assist the City with its local and regional housing needs.

The objectives also will be used to evaluate the Project’s onsite alternatives and alternative site locations in the SEIR.

3.0 PLANNING FRAMEWORK
AQUABELLA 3-1
3Planning Framework

3.1 .Description
The Aquabella Specific Plan Amendment establishes the framework for the design and implementation of a premier infill mixed-use, community within the geographic “center” of Moreno Valley. The primary focus is on creating a unique community where visitors can live, work, play, dine, and shop.

The Specific Plan Amendment establishes Aquabella’s Town Center as a social and shopping hub that supports the local economy and provides exceptional recreational amenities including the lake, lake promenade, corridors, and connections to serve as focal points not only for Aquabella and the City of Moreno Valley, but for the Inland Empire.

The Specific Plan Amendment will provide diverse residential villages with a mix of housing options, parks, trails and neighborhood amenities, and provide needed workforce housing.

Adjacent to Aquabella is the Riverside University Health System Medical Center and the Kaiser Permanente Moreno Valley campus. Nearby are Moreno Valley College, World Logistics Center, and March Air Force Reserve creating a strong demand for housing in the area.

3.2 Planning Areas
As shown on the Aquabella Land Use Plan (figure 2-5), development of the Specific Plan Area will occur within five Planning Areas (PA), which are separated by roads or the flood control channel that serve as the major infrastructure building blocks of the Project. This Section describes the geographic locations of the five Planning Areas. Figure 2-4, Land Use Plan identifies four Floating Land Uses that may be located anywhere within the Planning Areas.

These Floating Land Uses are Lake, Park, Town Center and School. The land uses that would be implemented within each of these Planning Area are discussed in Sections 3.3 through 3.8, below.

3.2.1 Planning Area 1
This 39.8-acre Planning Area is located north of Cactus Avenue, south of Brodiaea Avenue and east of the Villa Annette Apartments (210 units), northwest of the intersection of Cactus Avenue and Lasselle Street. PA 1 is designated High Density Residential (up to 50 dwelling units per acre) with a Park.

3.2.2 Planning Area 2
The largest Planning Area (418.1 acres) is located east of Lasselle Street, south of Cactus Avenue, west of Nason Street, north of the drainage channel and south of the Riverside University Health System Medical Center. This Planning Area is designated High Density Residential (up to 50 dwelling units per acre) and will contain the majority, if not all, of the lake feature and Town Center and contains Schools (S) and Parks.

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AQUABELLA 3-2

3.2.3 Planning Area 3
This 116.3-acre Planning Area is located east of Nason Street, south of Delphinium Avenue, west of Evergreen and Oliver Streets, and north of the drainage channel. PA 3 is designated High Density Residential (up to 50 dwelling units per acre) with a Park (P) and a Lake.

3.2.4 Planning Area 4
PA 4 comprises 85.3 acres and is located south of PA 3 and the drainage channel, north of the 30-acre Kaiser Permanente Moreno Valley campus and Iris Avenue, east of Nason Street, and west of Oliver Street. 77.4 acres of PA 4 are designated High Density Residential (up to 50 dwelling units per acre) with a Park (P) and a School (S) shown at the northeast corner next to Landmark Middle School, and Lake southeast of the drainage channel. PA 4 also includes 6.9 acres of Open Space southeast of the drainage channel which comprise existing riparian mitigation.

3.2.5 Planning Area 5
PA 5 is 9.1 acres located at the northwest corner of Iris Avenue and Nason Street. This Planning Area is south of the 19-acre drainage channel and includes a portion of the existing riparian mitigation area. 1.9 acres of PA 5 is designated High Density Residential (up to 50 dwelling units per acre) and 6.2 acres are designated Open Space for the existing mitigation area. This Planning Area also contains 1 acre of existing roadway. This Planning Area is envisioned as a gateway into the Aquabella community from the south.

3.3 Villages
The Planning Areas will be developed in a series of Villages, each with an individual theme and identity carried throughout the Village. The separate identities for each Village may be created primarily by the architectural style of the dwellings, landscaping, fencing, entry monumentation, and the use of the streets and open spaces.

Each Planning Area may have a number of Villages of varying sizes. Some Villages may be comprised of just one multi-family development, while others may be made up of a variety of residential developments and mixed-uses.

The Villages are envisioned to contain a diversity of housing types, including duplexes, fourplexes, courtyard apartments, row townhomes, multi-level garden apartments, and live/work homes, as discussed below. One or more Villages will also serve as the primary commercial component, the Town Center. Retail, dining, entertainment, and visitor-serving establishments are envisioned to occur within the Town Center area. It is envisioned that the Town Center will be located adjacent to the lake, allowing for interconnection between the lake, lake promenade, residential, and commercial uses.

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Paseos will wind throughout the Villages and establish interconnection with adjacent Villages.

Parks, recreation, and/or open space areas will be incorporated throughout the Villages in a manner that reinforces the overall theme. Paseos, trails, and walkways will connect the parks and open spaces throughout the Specific Plan area. Villages may also contain focal points such as the lake and/or gathering areas within parks, recreation centers, schools, or the lake promenade that may also serve to reinforce the Village theme.

3.4 Town Center
The Aquabella Town Center is envisioned to be a shopping, dining, and entertainment destination.

Approximately 25 acres of shops, restaurants, offices, and entertainment uses will be located within the site, providing an economic, social, and cultural draw to the area. The Town Center may be developed along the lake, providing interconnection through outdoor public spaces in a manner that creates a unique attraction for the region.

The Town Center is designated on the Land Use Plan as floating land use. It is anticipated that the Town Center will be located within Planning Area 2; however, it can be implemented anywhere within the Specific Plan area. Further, the Town Center may be segmented such that a portion is located in one area of the site, and another portion of the Town Center is completed in a different location within the Specific Plan area. Chapter 7 Administration and Implementation describes the project development process.

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AQUABELLA 3-4

3.5 High Density Residential
In order to provide flexibility in the design and
implementation of Aquabella and to meet the longterm goals of providing workforce housing, the Land Use Plan has one primary land use: High Density
Residential. The other uses within the plan are treated as permitted uses that may be located anywhere within
the Specific Plan area. Park, Lake, Town Center, and
School uses are shown as floating land uses.

A wide variety of residential products are anticipated
for the Project. Flexibility is required to respond to
residential market needs and provide a variety of
residential products to fit a variety of lifestyles and income levels. These units are in response to a housing need in the Inland Empire. Residential types may
include garden style stacked flats; row townhomes;
duplex homes, or attached courtyard homes.

Residential products may further be designed as
live/work homes or as housing for students or seniors
to meet area needs.

3.5.1 Garden Style Stacked Flats
Garden Style Stacked Flats are multi-family dwelling
buildings containing a number of dwelling units.

3.5.2 Row Townhomes
A row townhome or townhouse is a multi-level home
that shares walls on one or both sides, and typically
has ground-level entry.

3.5.3 Duplex Homes
A duplex home is a multi-family home containing two
units.

3.5.4 Attached Courtyard Homes
Attached courtyard homes are attached single family homes on individual lots that are smaller than typical single-family lots. These homes are typically developed in clusters, or pods, and orient towards a common courtyard which provides vehicular access. Courtyard homes feature an open-air courtyard typically located at the back of the house, around which the home is

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constructed. Courtyards can also be found at the front of the home, in a side yard or even as a garage entry.

3.6 Lake
The Land Use Plan is designed around the 40-acre sustainable lake which will foster a sense of place and serve as a focal point for the overall Town Center envisioned in the City’s recent General Plan. Surrounding the lake edge will be a 15-acre Lake Promenade that will provide connectivity throughout the community and create social and recreational opportunities via a number of public amenities such as multi-use hiking, walking, and biking trails, bandstands, amphitheaters, picnic areas, cafes, kiosks, canoe and kayak rentals, and piers. The lake was originally approved in 2005 to replace a previously approved golf course, and the grading for the lake has commenced. The final location of the lake complex has not been determined; while the lake complex may be located in any or all of the Planning Areas, the lake will be primarily centered within Planning Area 2. Consistent with prior approvals, tertiary-treated water and/or existing on-site wells will provide water to assist in filling and maintaining the lake features, and as previously envisioned, will continue to be designed and implemented to collect, capture, retain, and treat surface water flows as part of Aquabella’ s drainage and flood control hydrology.

Aquabella Lake is depicted on Figure 2-5, Land Use Plan as a floating land use, which can be implemented anywhere within the Specific Plan Area. Chapter 7 Administration and Implementation describes the project development process.

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AQUABELLA 3-6

3.7 Parks - Recreation
In addition to the 40-acre lake and 15-acre lake
promenade, an additional 25 acres of public parks
and active recreation facilities are provided within
the Project. This parkland will be distributed
throughout the Project in a variety of park sizes.

These may include a sports park, neighborhood
parks, and/ or pocket parks. In addition to this
public parkland, private recreation facilities and
amenities may be provided at the larger multifamily residential developments.

The public parks are depicted on the Land Use Plan
as a floating land use. The location and size of each
of the parks will be determined upon Project
implementation.

3.8 Schools - Education
The Specific Plan Amendment provides 40 acres
for the development of up to four school locations.

These schools are shown as a floating land use on
the Land Use Plan. The number and location of the
schools will be determined after consultation with
Moreno Valley Unified School District. Vista del
Lago High School is adjacent to Aquabella and was
once part of the original Specific Plan boundary.

Other existing nearby schools include Landmark
Middle School, Hendrick Ranch Elementary
School, and La Jolla Elementary School.

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Introduction
Mobility

4.1.1 Existing Conditions
Vehicle Circulation
Moreno Valley is regionally accessible via Interstate 215 (I-215) to the west and State Route 60 (SR-60) to the north. I-215 provides connections to State Route 91 (SR-91) approximately 10 miles to the north and State Route 74 (SR-74) approximately 8 miles to the south.

Primary vehicular access to Aquabella is provided via Cactus Avenue, which directly connects to I-215 to the west, and Nason Street, which bisects the Project site and directly connects to SR-60 to the north. Additional arterial roadways that would serve the community include Lasselle Street, John F. Kennedy Drive, and Moreno Beach Drive/Iris Avenue, Oliver Street (see Figure 4-1, Conceptual Circulation Master Plan).

Cactus Avenue, an east-west street, is classified as a Minor Arterial in the City’s General Plan adjacent to the site, becoming a Divided Major Arterial where it passes Heacock to the west.

Cactus Avenue provides direct access from the site to I-215. Arterials carry the majority of traffic traveling through the City, providing access to freeways as well as major activity centers and residential areas. Sidewalks are typically included, and Class I or IV bike lanes are recommended. The Minor Arterial designation signifies an 88’ right-of-way (ROW), while the Divided Major Arterial designation signifies a 134’ ROW. Where it bounds the site, Cactus Avenue provides 4 travel lanes.

Nason Street, a north-south street, is classified as a Divided Arterial where it intersects the site, providing a direct connection to SR-60 to the north. Nason Street provides 4 travel lanes where it traverses the site. The Divided Arterial designation signifies a 110’ ROW.

Moreno Beach Drive/Iris Avenue bound the site to the south, provide 6 travel lanes, and are classified as Divided Major Arterials (134’ ROW). East of the site, east-west traveling Iris Avenue turns north and becomes Moreno Beach Drive, which connects to SR-60.

Lasselle Street, a north-south street, bounds the site to the west, provides 4 travel lanes, and is classified as an Arterial. The Arterial designation signifies a 100’ ROW.

John F. Kennedy Drive, an east-west street, intersects the site to the west, ending at the site. It is classified as an Arterial in the City’s General Plan (100’ ROW) and provides 4 travel lanes.

Oliver Street, a north-south street, bounds the site to the east and is classified as a Minor Arterial (88’ ROW). Oliver Street provides 4 travel lanes, which reduce to 3 lanes where it passes Celebration Park and Landmark Middle School.

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Transit
Transit service can provide an alternative to automobile travel and is a critical mode of transportation for those who cannot drive (such as the elderly, youth, or disabled) or do not have access to a vehicle. The transit options in Moreno Valley are depicted in Map C-3 found in the City’s 2040 General Plan. Most of the available public transportation is provided by the Riverside Transit Agency (RTA) via fixed route and paratransit bus services. RTA provides routes within the City that connect to major destinations such the Moreno Valley/March Field Metrolink Station, Perris Station Transit Center, University of California, Riverside (UCR), and Moreno Valley Mall.

Aquabella is served by three RTA bus routes. Route 20 proceeds along Alessandro Boulevard to Nason Street, with connections to Riverside University Hospital, then past Nason Street to Moreno Beach Drive, with connections to Kaiser Permanente Medical Center, along Iris Avenue, and past Lasselle Steet. Route 31 runs along Nason Street to the Riverside University Medical Center, with connections to the Moreno Valley Mall, Senior Center, and Mt. San Jacinto College.

Route 41 proceeds along Lasselle Street to Alessandro Boulevard, to Nason Street with a connection to Riverside University Medical Center, along Cactus Road, and back to Lasselle Street (see Figure 4-2, Transit System Map).

The City’s 2040 General Plan addresses ways to improve transit connectivity and develop other methods of attracting ridership. For example, to improve transit connectivity, the City will work with other local agencies to increase transit access through a combination of new routes and/or higher service frequency, expanded hours, and making the public transit experience more user friendly and attractive, such as through improved bus shelters that offer cooling/shade from the sun during drier months and protection against rainy/cold conditions during wetter months. As Moreno Valley expands its transit offerings, the City will help support the prioritization of needs of seniors, minorities, low-income, disabled, and transit-dependent residents to ensure that everyone can make the trips they need to live, work, and play to their fullest potential in Moreno Valley. (2040 General Plan, p. 4-18.)
In addition, pursuant to the City’s General Plan, given that the majority of Moreno Valley is of a suburban, low-density character, expanding public transit routes within Moreno Valley would likely be an inefficient method of attracting greater transit ridership. Other methods of attracting ridership could include focusing on providing high-quality service between employment centers and mixed-use destinations along the major corridors of the city, supplemented with features such as park-n-rides and pedestrian and bicycle infrastructure to create multi-modal transportation nodes, and coordinating with transit providers to promote bus user satisfaction through strategies such as reduced headways and improved on-time performance. (2040 General Plan, pp. 4-18, 4-20.)

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Bicycle and Pedestrian Mobility
Moreno Valley has made a concerted effort to design a system of complete streets, which expand bicycle and pedestrian options for its residents to optimize travel by all modes to achieve health and environmental benefits.

Existing Class II bike lanes that would serve the community are provided on Cactus Avenue, Nason Street, Moreno Beach Drive/Iris Avenue, Lasselle Street, and John F. Kennedy Drive.

Class II bike lanes are what people may conventionally think of bike lanes, providing striped lanes designated for the use of bicycles on a street or highway. Vehicle parking and vehicle/pedestrian cross flow are permitted at designated locations.

The City’s pedestrian network surrounding the Aquabella community includes sidewalks along most arterial roadways and crosswalks at intersections, all of which are designed to ensure safe walking opportunities. Sidewalks are currently provided along at least one side of Cactus Avenue, Nason Street, Moreno Beach Drive/Iris Avenue, Lasselle Street, and John F. Kennedy Drive.

Citywide Transportation Demand Management
The City’s 2040 General Plan addresses Transportation Demand Management (TDM) within Moreno Valley. TDM refers to a comprehensive strategy to reduce driving and resulting vehicle miles travelled (VMT) by promoting alternatives such as public transit, carpooling, bicycling, walking, and telecommuting. While some TDM measures can be undertaken by the City, such as investments in facilities and programs to encourage alternative modes of transportation, other TDM measures require collaboration with other jurisdictions, for example with transit providers to seek expanded service, or with employers to encourage flexible work schedules and the provision of on-site childcare, preferential carpool parking, and subsidized transit passes.

In addition, the Southern California Association of Governments (SCAG) has developed a longrange planning vision to balance future mobility and housing needs with economic, environmental, and public health goals. SCAG’s 2020-2045 Regional Transportation Plan/ Sustainable Communities Strategy (RTP/SCS), also called Connect SoCal, has allocated $7.3 billion through 2045 to implement TDM strategies throughout the region. There are three primary goals of SCAG’s TDM program:
 Reduce the number of single-occupant vehicle (SOV) trips and per capita VMT through ridesharing (which includes carpooling and vanpooling) and providing first/last mile services to and from transit,
 Redistribute or eliminate vehicle trips during peak demand periods by supporting telecommuting and alternative work schedules, and
 Reduce the number of SOV trips through use of other modes such as transit, rail, bicycling, and walking, or other micro-mobility modes.

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Moreover, the Western Riverside Council of Governments (WRCOG), of which the City of Moreno Valley is a member agency, has identified the following key strategies for TDM as most appropriate in the WRCOG subregion:
 Diversifying land use,
 Improving pedestrian networks,
 Implementing traffic calming infrastructure,
 Building low-stress bicycle network improvements,
 Encouraging telecommuting and alternative work schedules, and  Providing ride-share programs.

4.1.2 Project Mobility Plan
Vehicle Circulation
Figure 4-1, Conceptual Circulation Plan, identifies approximate road alignments and potential access points to existing roadways. Specific alignments and access points will be determined during development of Aquabella and be consistent with the Project Traffic Study provided at the Aquabella Specific Plan Amendment Subsequent Environmental Impact Report (EIR).

Bicycle Circulation
Figure 4-3, Bicycle Circulation Plan identifies existing bike lanes and potential bike lanes.

Specific locations and access points will be determined during development of Aquabella and be consistent with the Project Traffic Study provided at the Aquabella Specific Plan Amendment Subsequent Environmental Impact Report (EIR).

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Project Design Features
Fifteen Project Design Features (PDF) are provided within the Project to reduce traffic.

Residential Trip Reduction Measures
PDF 1: Community-Based Travel Planning: The Project’s residential uses shall implement community-based travel planning (CBTP). CBTP is a residential-based approach to outreach that provides households with customized information, incentives, and support to encourage the use of transportation alternatives in place of single occupancy vehicles, thereby reducing household VMT and associated GHG emissions. Implementation of this measure shall consist of teams of trained travel advisors visiting all households within the Project upon move-in and having tailored conversations about residents’ travel needs, and educating residents about the various transportation options available to them.

PDF 2: Unbundle Residential Parking Costs from Property Costs: The measure shall unbundle, or separate, a residential project’s parking costs from property costs, requiring those who wish to purchase parking spaces to do so at an additional cost. On the assumption that parking costs are passed through to the vehicle owners/drivers utilizing the parking spaces, this measure results in decreased vehicle ownership and, therefore, a reduction in Vehicle Miles Traveled (VMT) and Greenhouse Gas (GHG) emissions. Unbundling may not be available to all residential developments, depending on funding sources and type of development. Parking costs must be passed through to the vehicle owners/drivers utilizing the parking spaces for this measure to result in decreased vehicle ownership. Implementation of this measure in the Project shall consist of parking spaces costing approximately $100-$150 as a separate monthly cost from the unit.

Employee Commute Trip Reduction Measures
PDF 3: Commute Trip Reduction (CTR) Program Marketing: This measure shall implement a marketing strategy to promote the Project site employer’s CTR program. Information sharing and marketing promote and educate employees about their travel choices to the employment location beyond driving, such as carpooling, taking transit, walking, and biking, thereby reducing VMT and GHG emissions.

Implementation of this measure shall consist of the following performance criteria:
 Onsite or online commuter information services
 Employee transportation coordinators
 Onsite or online transit pass sales
 Guaranteed ride home service
PDF 4: Rideshare Program: The Project tenants shall implement a ridesharing program and establish a permanent transportation management association with funding requirements for

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AQUABELLA 4-9
employers. Ridesharing encourages carpooled vehicle trips in place of single-occupied vehicle trips, thereby reducing the number of trips, VMT, and GHG emissions.

Implementation of this measure in the Project will consist of employers promoting the following required criteria:
 Designating a certain percentage of desirable parking spaces for ridesharing vehicles  Designating adequate passenger loading and unloading and waiting areas for ridesharing vehicles
 Providing an app or website for coordinating rides
PDF 5: End-of-Trip Bicycle Facilities: The Project tenants will install and maintain end-of-trip facilities for employee use. End-of-trip facilities include bike parking, bike lockers, showers, and personal lockers. The provision and maintenance of secure bike parking and related facilities encourages commuting by bicycle, thereby reducing VMT and GHG emissions.

Implementation of this required measure in the Project will be sized to encourage bicycling by providing facilities to accommodate 10-20% of the forecasted 804 employees staffed daily on the Project site. Implementation of this measure will also be regularly maintained by employers through the permanent transportation management association referenced in PDF 4, above.

PDF 6: Discounted Transit Program for Work Trips: The Project tenants or individual employers shall provide subsidized, discounted, or free transit passes for employees through the permanent transportation management association referenced in PDF 4 above. Reducing the out-of-pocket cost for choosing transit improves the competitiveness of transit against driving, increasing the total number of transit trips and decreasing vehicle trips. This decrease in vehicle trips results in reduced VMT and thus a reduction in GHG emissions. The Project will be accessible either within 1 mile of high-quality transit service (rail or bus with headways of less than 15 minutes), 0.5 mile of local or less frequent transit service, or along a designated shuttle route providing last-mile connections to rail service. If a well-established bikeshare service is available, the site may be located up to 2 miles from a high-quality transit service.

Implementation of this measure in the Project shall be provided by on-site employers through the permanent transportation management association referenced in PDF 4, above. Transit service will be expanded with implementation of the Project to the following:
 Bus Rapid Transit (BRT) is proposed on Alessandro Boulevard that would provide highquality transit service within 0.5 mile from the Project  Bus service will provide direct connections to the Moreno Valley / March Field Metrolink Train Station located approximately 5 miles west from the Project.  Bikeshare will be available to support the discounted transit program.

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Project-Generated Trip Reduction Measures
On-site Micro-mobility and connections to adjacent uses, such as schools and medical centers would be implemented with the following:

PDF 7: Non-Electric Bikeshare Program: The Project tenants or individual employers will establish bikeshare program within the Project area through the permanent transportation management association referenced in PDF 4, above. Bikeshare programs would provide users with on-demand access to bikes for short-term rentals. This encourages a mode shift from vehicles to bicycles, displacing VMT and thus reducing GHG emissions.

PDF 8: Electric Bikeshare Program: The Project’s employers will be required to establish an electric bikeshare program within the Project area through the permanent transportation management association referenced in PDF 4, above. Bikeshare programs will provide users with on-demand access to bikes for short-term rental purposes. This encourages a mode shift from vehicles to bicycles, displacing VMT and thus reducing GHG emissions.

PDF-9: Electric Scootershare Program: The Project tenants or individual employers will establish the scootershare program within the Project area through the permanent transportation management association referenced in PDF 4, above. Scootershare programs provide users with on-demand access to electric scooters for short-term rentals. This encourages a mode shift from vehicles to scooters, displacing VMT and thus reducing GHG emissions.

PDF-10 through PDF-15 described below will facilitate transit network, service frequency and facilities and thereby, reduce Project generated VMT.

PDF-10: Extend Transit Network Coverage: The Project tenants or individual employers will coordinate with the Riverside Transit Agency (RTA) to update bus service routes and service times to serve the new community through the permanent transportation management association referenced in PDF-4, above. This would extend transit network coverage to existing and future employment centers, such as the World Logistics Center. Additionally, this would include extending transit hours for all shift times, such as the midnight shift change at the World Logistics Center. This measure includes expansion of the local transit network by either adding or modifying existing transit service or extending the operation hours to enhance the service near the Project site. Starting services earlier in the morning and/or extending services to latenight hours can accommodate the commuting times of alternative-shift workers. This encourages the use of transit and therefore reduces VMT and associated GHG emissions.

PDF-11: Increase Transit Service Frequency: The Project commercial/retail tenants or individual employers will be required to coordinate with the RTA to update bus service routes and service times to serve the new community. This would also include working with RTA to establish Bus Rapid Transit (BRT) on Alessandro Boulevard and providing direct bus connections to the Moreno Valley / March Field Metrolink Train Station. Increased transit frequency reduces waiting and overall travel times, which improves the user experience and increases the attractiveness of

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transit service. This results in a mode shift from single occupancy vehicles to transit, which reduces VMT and associated GHG emissions.

PDF-12: Implement Bus Rapid Transit: The Project will be required to support the City of Moreno Valley and RTA’s plans for BRT along Alessandro Boulevard. Implementation of this measure would include improved travel times from transit signal prioritization, increased service frequency, and a full-featured BRT service operating on a fully segregated running way with specialized vehicles, attractive stations, and efficient fare collection practices.

This measure will convert an existing bus route to a BRT system. BRT includes the following additional components, compared to traditional bus service: exclusive right-of-way (e.g., busways, queue jumping lanes) at congested intersections, increased limited-stop service (e.g., express service), intelligent transportation technology (e.g., transit signal priority, automatic vehicle location systems), advanced technology vehicles (e.g., articulated buses, low-floor buses), enhanced station design, efficient fare-payment smart cards or smartphone apps, branding of the system, and use of vehicle guidance systems. BRT can increase the transit mode share in a community due to improved travel times, service frequencies, and the unique components of the BRT system. This mode shift reduces VMT and the associated GHG emissions.

PDF-13: Mobility Hub: The Project will be required to develop a state-of-the-art mobility hub at or near the Project site to bolster the effectiveness of active transportation options. Mobility Hubs are places of connectivity that bring together multiple modes of travel and strengthen first-mile/last-mile connections to transit. Mobility Hubs provide a centralized location for nonautomotive transportation modes to connect users to their destinations. There are limited benefits to implementing a stand-alone Mobility Hub, as the facility is meant to promote and support alternative transportation modes. Mobility Hubs should be supplemented with additional strategies or programs that provide increased public transit, bicycle, and pedestrian access and improvements. Implementation of Mobility Hubs shall require coordination with RTA, Metrolink and the City of Moreno Valley. Many of the characteristics of the Mobility Hub (increased transit accessibility, increased bicycling accessibility) are part of other TDM strategies. The Mobility Hub is anticipated to strengthen the effectiveness of other proposed TDM strategies. However, to provide a conservative approach to trip generation, additional reductions were not applied for the Mobility Hub in the VMT reduction calculated for the Project.

PDF-14: Provide Shuttle Service to Employment Centers: The Project shall provide shuttle service to existing and future employment centers, including the World Logistics Center.

PDF-15: Implement Market Price Public Parking: The Project shall install parking meters or implement a residential parking permit program that prices all on-street public parking in the town center at market rates. Pricing on street parking helps incentivize shifts to alternative transportation modes, decreasing total VMT to and from the priced areas.

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Drainage and Stormwater Management

4.2.1 Existing Conditions
Aquabella is located within the Riverside County Flood Control and Water Conservation District (District). At the edge of the northern Project boundary along Cactus Avenue, there is an existing 108-inch storm drainpipe box to capture offsite flow from Morrison Creek, and an existing 54- inch pipe draining the Riverside County Regional Medical Center on Cactus Avenue. The 108- inch pipe parallels Cactus Avenue flowing east toward Nason Street where the pipe veers south and confluences with an existing 84-inch pipe to create the 14’ x 9’ underground reinforced concrete box channel that drains to the drainage channel (see Figure 4-4, Conceptual Drainage Master Plan).

The property drains south towards the drainage channel via remnant agricultural dirt channels and sheet flow. The drainage channel is maintained by the District and bisects the Project in the southeastern portion of the property starting just west of Oliver Street at John F. Kennedy Drive and extends southwest to connect to the downstream existing concrete channel north of Iris Avenue and Grande Vista Drive. Adjacent to the drainage channel is a native habitat restoration area constructed as part of the Project’s mitigation. Dry-weather flows coming from upstream are diverted into the restoration area to support the vegetation. During storm events, the storm water will flow into the concrete trapezoidal drainage channel.

The effective flood hazard map by Federal Emergency Management Agency (FEMA) shows a portion of the southern area of the property within a 100-year flood hazard zone (FEMA Zone A), which is based on general hydraulic engineering and not assigned 100-year flood water surface elevations. Areas within Zone A require detailed analysis to determine actual flood risk. Prior to construction or filling within Zone A, a Conditional Letter of Map Revision (CLOMR) will be prepared and processed through FEMA.

4.2.2 Project Drainage Plan
The Project will include lakes totaling approximately 40 acres in surface area. The drainage of the Project will utilize the lake system for flood control (see Figure 4-4, Conceptual Drainage Master Plan). The majority of runoff will drain to the lakes or into a localized Best Management Practice (BMP) for water quality and flood control purposes before being introduced to the drainage channel.

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The lakes will serve as integrated water management facilities by capturing stormwater runoff and storing water for irrigation use. The lakes will also serve as stormwater treatment facilities, removing pollutants and sediment from stormwater before excess stormwater is discharged from the site. The lakes will include water quality systems to circulate, aerate, and treat the water in the lake to maintain high water quality, regardless of the water source used to maintain lake levels. By combining stormwater capture and recycled water storage in a set of lakes, site irrigation can use either recycled water, stormwater, or more typically a mix of both waters for site irrigation. Water removed for irrigation will be offset through stormwater capture and the addition of recycled or well water. The lakes will also serve as water conveyance facilities, moving stormwater across the site for use in irrigation or discharge to the drainage channel, depending on weather conditions.

Potable Water

4.3.1 Existing Conditions
Eastern Municipal Water District (EMWD) provides potable water to the Project site. The treatment processing of EMWD potable water occurs at Mills Filtration Plant, located in the City of Riverside and owned by the Metropolitan Water District (MWD). Potable water lines border and traverse the Project site, including parallel 12- and 24-inch lines in Cactus Avenue, parallel 12- and 24-inch lines on Lasselle Street, a 24-inch line in Nason Street, an 18-inch pipe on Iris Avenue, an existing 12-inch line in Oliver Street from Delphinium Avenue to John F. Kennedy Drive, and a 12-inch line from Filaree Avenue to Iris Avenue (see Figure 4-5, Conceptual Potable Water Master Plan).

4.3.2 Project Water Plan
The majority of the Aquabella land uses will be comprised of higher density residential rental units with no private yards. This design will reduce the amount of potable water used for landscaping, as all landscaping will be maintained by the applicant or designee with Best Management Practices (BMP) in place to reduced overwatering. Recycled water and lake water will also be used for irrigation to reduce potable water needs. See Specific Plan, Section 4.2, Drainage and Stormwater Management and Section 4.5, Recycled Water. As to indoor potable water use, the water fixtures in each unit will be installed consistent with California law and regulations, which focus on reducing indoor water usage.

As shown in Figure 4-5, Conceptual Potable Water Master Plan, water will be supplied to the site through existing parallel pipelines. Extensions will be provided along Brodiaea Avenue, Oliver Street, John F. Kennedy Drive, and through the internal backbone circulation system.

Connections to existing pipelines will be provided on Cactus Avenue, Nason Street, John F.

Kennedy Drive, and Oliver Street. All necessary extensions to connect to the existing pipelines needed for potable water flows will be coordinated with EMWD prior to construction.

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Recycled Water

4.4.1 Existing Conditions
There is an existing 12-inch recycled water main in Cactus Avenue that links to a 12-inch line along Nason street where the 12-inch line meets the 24-inch pipe on Iris Avenue. Oliver Street has a gap between John F. Kennedy Drive and Filaree Avenue, with an 8-inch line from John F.

Kennedy Drive to the North, and a 12-inch line from Filaree Avenue to Iris Avenue. Figure 4-6, Conceptual Recycled Water Master Plan depicts the location and size of recycled water lines adjacent to the site.

4.4.2 Project Recycled Water Plan
The use of recycled water meets EMWD’s mandate to reduce its consumption of imported water and groundwater. Implementation of the Project will involve the extension of recycled water lines into the interior of Aquabella. Connections to existing recycled water lines will be provided on Cactus Street, Nason Street, and Oliver Street. All necessary extensions to the existing facilities needed for the recycled water flows will be coordinated with EMWD prior to construction. Figure 4-6, Conceptual Recycled Water Master Plan depicts the future recycled water improvements and potential connections.

Sewer

4.5.1 Existing Conditions
The sewer infrastructure for the Project site and surrounding areas is managed by EMWD. The sewer trunk lines surrounding the Project site include a 12-inch line in Cactus Avenue, a 15-inch line in Oliver Street, and a 21-inch to a 24-inch line in Nason Street connecting to a 33-inch line in Iris Avenue. Existing crossings of one 8-inch and one 12-inch line under the drainage channel have been installed with plans to provide a 42-inch main adjacent to the channel. There is an existing 33-inch line that cuts through the Project connecting the wastewater from John F.

Kennedy Drive and Kaiser Permanente Hospital flows to the 33-inch trunk line in Iris Avenue. (see Conceptual Sewer Master Plan, Figure 4-7).

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4.5.2 Project Sewer Plan
The Project applicant, in conjunction with EMWD, will ensure the sewer flows sent to the existing system will not jeopardize the current facility capacity for pipelines and the water reclamation facility. The Project will complete the installation of a 42-inch main line adjacent to the drainage channel, after which the existing 33-inch main that takes wastewater from John F. Kennedy Drive and Kaiser Permanente Hospital through the Project will be abandoned. This line and the existing sewer main on Nason Street will serve as Project connection points to existing facilities.

Onsite, the Project will install a sewer main line beneath the backbone roadway traversing the Project site from Cactus Avenue along John F. Kennedy Drive to the 42-inch proposed trunk adjacent to the drainage channel. The Project will install an energy-efficient system utilizing gravity to send flow through the system. All necessary extensions to the existing facilities needed for the wastewater flows will be coordinated with EMWD prior to construction (see Figure 4-7, Conceptual Sewer Master Plan).

Solid Waste and Recycling
Solid waste, recycling, composting, and special waste handling services within the City are provided under contract by Waste Management of Inland Valley. Waste Management provides trash, recycling, and green waste pickup for residential customers and business customers.

The Project is served by two separate landfills, depending on the contract hauler. The first is the Badlands Landfill, located approximately 6.5 miles from the Project site in the City of Moreno Valley, and accessed from SR-60 at Theodore Avenue. An alternate landfill serving the Project is the Lamb Canyon Landfill, located between the City of Beaumont and the City of San Jacinto, with Interstate 10 to the north and Highway 74 to the south.

Energy and Dry Utilities
The City will provide electricity to the Project. All electrical lines within the Project will be constructed underground. Southern California Gas Company will provide natural gas service to the Project. The Specific Plan also includes sustainability features that promote energy conservation, renewable energy, and climate protection, a summary of which is provided in Chapter 6, Design Guidelines.

In conjunction with electric and gas installation, telephone, cable television, and internet utilities will also be installed.

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Purpose and Intent

5.1 Purpose and Intent
The Development Regulations in this Chapter are to implement the Project Objectives of the Aquabella Specific Plan Amendment described in subsection 2.5.

The regulations address site development standards and provide the basic criteria that govern all development within the boundaries of the Specific Plan Amendment project area. Future development within the Specific Plan Amendment project area is subject to the Implementation processes set forth in Chapter 7 of this Specific Plan Amendment.

5.2 General Provisions
The Development Regulations set forth in this Chapter shall be the regulations applied to all properties located within the defined boundaries of the Aquabella Specific Plan Amendment. Any development regulation or standard contained in this Chapter that differs from the City of Moreno Valley Zoning and Municipal Code shall take precedence over and supersede the City Zoning and Municipal Code.

The following general regulations and standards apply to the Aquabella Specific Plan Amendment.

1. The maximum number of residential dwelling units permitted by the Aquabella Specific Plan Amendment is 15,000.

2. The maximum square feet of retail/commercial/food and beverage/town center is 49,900, plus 300,000 sf of hotel use, for a total of 349,900 sf of Town Center uses.

3. In compliance with guidance from the California Air Resources Board (CARB), the Legislature, and State law, the relaxed parking standards set forth at Table 5.4 shall apply to the Aquabella Specific Plan Amendment and the residential parking shall be unbundled from rent costs (see Project Design Features in Chapter 4, Infrastructure).

These standards are recognized by CARB and the Legislature to reduce greenhouse gas emissions and benefit housing production.

4. The Design Guidelines in Chapter 6 complement the Development Regulations and will be referred to prior to submittal of any development application. Sketches, plans, photographs and text provided in the Design Guidelines identify the overall design principles for the community that are to be incorporated by the master developer and / or individual parcel developers into their project designs. The architectural and landscape architectural sections of the Design Guidelines are provided as a “palette” of design elements that shall guide the design of all land uses e.g., residential, retail, commercial, hotel, recreation, public and private parks. They are not intended to represent any actual building or parcel design nor are they intended to require that all design images be incorporated into the design of the various parcels. Developers,

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AQUABELLA 5-2
builders, planners, architects and landscape architects are encouraged to use creativity and imagination in developing their precise design proposals.

5. Development with the Open Space (OS) land use shall be pursuant to the OS district standards within Section 9.06 Open Space District of the Moreno Valley Municipal Code.

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AQUABELLA 5-3

5.3 Development Standards
Table 5-1 provides the Development Standards for High Density Residential (HDR) development within the Aquabella Specific Plan Amendment area. Implementation of the Development Standards is described in Chapter 7, Implementation.

TABLE 5-1

HDR DEVELOPMENT STANDARDS
Residential Uses Non-Residential Uses
Development
Standard(1)(2)
Attached
Courtyard
Duplex
Home
Row
Townhomes
Garden Style
Stacked Flats
Commercial/
Hotel
Parks/
Recreation
Maximum Lot
Coverage N/A N/A N/A N/A N/A N/A
Minimum Lot Size (3) (3) (3) (3) N/A N/A
Minimum Lot Width (3) (3) (3) (3) N/A N/A
Minimum Lot Depth (3) (3) (3) (3) N/A N/A
Minimum Dwelling
Size 1,000 sq.ft. 700 sq.ft. 800 sq.ft. 450 sq.ft. N/A N/A Minimum Front Yard
Setback 0-5 feet 0-5 feet 0-5 feet N/A N/A N/A
Minimum Front Yard
Garage Setback 3 feet 3 feet 3 feet N/A N/A N/A
Minimum Side Yard
Setback
5 feet/0
feet
5 feet/0
feet N/A N/A 0 feet 5 feet
Minimum Rear Yard
Setback 7 feet 7 feet 3 feet(4) N/A 0 feet 5 feet
Minimum Building
Separation(5) 10 feet 10 feet 10 feet 15 feet 10 feet 10 feet Minimum Private
Open Space 150 sq.ft 150 sq.ft 150 sq.ft(6) 100 sq.ft(6) N/A N/A Maximum Building
Height None None None None None None
(1) All setbacks measured from property line.
(2) The development standards herein may be subject to reduction, exemption or modification as set forth by state law.
(3) As determined by plot plan review, as set forth in Chapter 7, Implementation (4) The minimum width for private open space is 7 feet
(5) Between residential and commercial uses.
(6) Private Open Space includes patios and balconies.

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AQUABELLA 5-4

5.4 Off-Street Parking Requirements and Provisions
Table 5-2 provides the Off-Street Parking Minimum Requirements for development within the Aquabella Specific Plan Amendment area. Adjustments to the off-street parking requirements, including Shared Parking are permitted per Section 9.11.070 of the Moreno Valley Municipal Code.

TABLE 5-2

OFF-STREET PARKING MINIMUM REQUIREMENTS
Use Requirement Covered
Parking
Residential(1)(2)
Duplex 2/unit(3) 2 in a garage
3 or more units (includes live-work units)
Studio 1.0/unit(3) 1/unit
1 bedroom 1.25/unit(3) 1/unit
2 bedrooms 1.75/unit(3) 1/unit
3+ bedrooms 2.0/unit(3) 1/unit
Senior housing
Studio 1.0/unit(3) 1/unit
1 bedroom 1.25/unit(3) 1/unit
2+ bedrooms 1.5/unit(3) 1/unit
Non-Residential
General Retail 1/225 sq.ft. gross floor area
Business and Professional
Office
1/250 sq.ft. gross floor area
Hotel 1/guest room
Libraries, Museums, and
Galleries
1/300 sq.ft. gross floor area
Auditorium, places of public
assembly and worship
1/3 fixed seats or 1/35 sq. ft. of
gross floor area of the assembly
area or 1 space for every 4.5
lineal feet of benches/pews,
whichever is greater
Eating and Drinking Establishments
Less than 6,000 sq.ft. 1/100 sq.ft.

Greater than 6,000 sq.ft. 1/75 sq.ft.

Within shopping centers
greater than 25,000 sq.ft.
1/225 sq.ft. gross floor area
(1) The parking requirements herein may be subject to reduction, exemption, or modification as set forth by state law (e.g., Gov. Code section 65915 (p). (2) If the total number of spaces required in the development results in a fractional number, it is rounded up to the next whole number.
(3) Includes 0.25 guest spaces

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AQUABELLA 5-5

5.5 Permitted Uses
Table 5-3 identifies the Permitted, Conditional and Temporary Uses within the Aquabella Specific Plan Amendment Area. Any other uses may be permitted that are not specifically identified, provided that they are deemed substantially compatible with other permitted uses by the Community Development Director or his / her designee.

TABLE 5-3

HDR PERMITTED AND ACCESSORY USES MATRIX
Use – P=Permitted, T=Temporary Use Permit
Residential
Accessory dwelling unit P
Assisted living facility P
Convalescent or Nursing Home P
Live-Work units P
Residential, single-family attached P
Residential, multi-family P
Senior housing P
Residential, Mixed-Use (Any) P
Education
Public school facilities P
Private school facilities P
Dancing, art, music, and similar schools P
Visitor-Serving
Hotel P
Convention hall, trade show, exhibit building P
Spa/Day Spa P
Personal services (nail salons, spa facilities, barber and beauty shops, gyms and athletic clubs, tattoo parlors) P
Indoor amphitheater P
Theater P
Auditorium P
Museum P
Transportation centers P
Restaurant/Bars
With or Without live entertainment P
With alcoholic beverage sales P
Fast food restaurant – without drive-through/with drive-through P Food courts – indoor or outdoor P
Bars (drinking establishments) P

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AQUABELLA 5-6
Use – P=Permitted, T=Temporary Use Permit
Bars, with limited live entertainment P
Microbrewery P
Nightclubs P
Recreation
Public park and recreation facilities P
Private park and recreation facilities P
Community Buildings P
Sports courts and fields P
Trails P
Lake/Swim Lagoon/Pools P
Outdoor amphitheater P
Services
Government offices, including post office P
Medical offices P
Fire and police stations and sub-stations P
Library P
Offices (administrative and professional) P
Public administration and civic centers P
Public utility building and facilities related to the provision of public services such as electricity, sewer, water, gas, telephone, and drainage improvements. P Commercial and Food Services
Retail sales P
Food sales P
Services P
Liquor store P
Accessory Uses
Home occupation P
Home schooling P
Outdoor seating in conjunction with on-site restaurant P Personal vehicle rental incidental to hotel use P
Retail and personal services within multi-family residential buildings P Sales or leasing office P
Signage in conformance with this Specific Plan P
Temporary outdoor uses and events T

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AQUABELLA 5-7
TABLE 5-4

HDR PROHIBITED USES
Commercial cannabis activities
Gun sales
Manufacturing and assembly
Mobile home parks
Storage and warehouse facilities

5.6 Additional Development Regulations

5.6.1 Walls and Fences

1. All perimeter walls and fences shall be designed to be consistent with the Design Guidelines set forth in Chapter 6.

2. All service, refuse and storage areas shall be screened with a decorative block wall in conformance with the Design Guidelines in Chapter 6. Walls shall be a minimum of six feet (6’) and a maximum of eight feet (8’) in height. Refuse and storage areas visible from public streets shall include a minimum eighteen inch (18”) wide planting area plus curb on all sides, except where access is required for doors, gates, etc.

3. Chain link fencing is only allowed as a temporary use during construction for temporary security purposes.

5.6.2 Lighting

1. Exterior lighting plans for parking and other site areas are required at the Plot Plan stage that identifies the preliminary lighting fixture layout and type of fixtures. Lighting plans shall demonstrate compliance with Section 9.08.100, Lighting, of the City’s Municipal Code.

2. Lighting fixtures shall be properly shielded to prevent off-site glare and minimize light pollution. Spot fixtures shall be directed downward and / or upward to illuminate specific items or areas within the site, not outward from the project area.

5.6.3 Loading and Screening

1. All loading and maneuvering shall be performed on the site. Loading platforms and areas shall be screened from view from adjacent public streets and residential areas.

2. All mechanical / electrical equipment such as, but not limited to, air conditioning, heating, ventilating ducts and exhaust, shall be screened. Screening shall be provided as an integral aspect of the building design.

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AQUABELLA 6-1
Design Guidelines

6.1 Purpose and Community Vision
The design guidelines apply to development
within Aquabella and are intended to
establish a high-quality visual character
throughout the community. The guidelines
address how neighborhood areas should
relate to residential, the Town Center, Lake,
Lake Promenade, schools, parks, and open
space within the Aquabella community. The
guidelines also address aesthetic
elements/features such as landscape
architecture, building architecture, site
planning, lighting, signage, sustainability,
and connectivity. To promote innovation,
allow room for differing visual preferences,
and accommodate changes in design over
time, the guidelines allow for flexibility in
their application. The purpose of the
guidelines is to promote overall consistency
with community vision and harmony with the
guidelines.

Town Center

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Aquabella is made up of a variety of integrated features that define its community vision.

6.1.1 Urban Community — Aquabella would provide
a vibrant mix of residential, business /
commercial, retail, food and beverage,
entertainment, cultural, and civic activities in
an urban Town Center supported by new multifamily residential housing. The guidelines encourage the creation of a destination
amenity for the City of Moreno Valley, along
with the provision of new housing.

6.1.2 Centerpieces: Lake, Lake Promenade, and
Town Center — The centerpieces of Aquabella
are the Lake, the Lake Promenade, and the
Town Center. The approved 40-acre Lake and
the 15-acre Lake Promenade will serve as the
central park recreation and entertainment
destination for the City. The Lake is part of the
sustainable design that will collect, capture,
retain, and filter surface water flows as part of
the project’s drainage and water quality plans.

The Lake Promenade will provide connectivity
throughout the community and feature walking
and biking trails, bandstands, amphitheaters,
picnic areas, cafes, as well as kiosks, and will
allow canoe, kayak, boat, and other wateroriented rentals. Piers may be incorporated to enhance social and recreational opportunities
for residents, visitors, and their families.

The Town Center will feature a dynamic
combination of retail, food, and beverage,
residential, and other mixed-uses — all of
which will be connected to the Lake, Lake
Promenade, and vistas of the San Gorgonio and
San Bernardino mountain ranges.

Lakeside Amenities

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AQUABELLA 6-3

6.1.3 Residential Villages — Aquabella will be
implemented through Residential Villages,
each with an individual identity. The Villages
will provide a diverse range of multi-family
residential homes — including garden style
stacked flats, row townhomes, duplex
homes, attached courtyard homes, and
housing available to seniors and students.

As with other Aquabella land uses, these
guidelines do not prescribe a specific design,
character, or style, but establish a
framework that will facilitate
implementation of a cohesive and highquality community capable of adapting to changing dynamics and preferences over
time.

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AQUABELLA 6-4

6.2 Site Planning Guidelines

6.2.1 Residential Villages –
Each Residential Village will have architectural
and landscape individual, yet complementary,
character, created by using a combination of
design, layout, street patterns, entry
monumentation, and open spaces uses.

Walkways, sidewalks, trails, patios, seating, and
gathering places will be designed to activate each
residential street and facilitate “getting to know
your neighbor” interaction. Ground-level building
front doors, stoops, patios, and access to interior
courtyards will further the opportunity for
socialization.

In addition to public and private garages for
residents and guests, streets will integrate onstreet parking to foster neighborhood vitality, and multi-car garages — with unroofed external
space to provide natural light, air flow, and
ventilation. Trash enclosures and utility boxes
shall be screened from public view.

6.2.2 Town Center –
The Town Center will feature mixed-uses with
dynamic combinations of commercial, retail, food,
beverage, and residential uses. The Town Center
will interact with the streets, provide on-street
parking, public courtyards and walkways,
landscaped gardens, and restaurants and cafes to
energize the surrounding environment
throughout the day and into the evening. Clearly
marked and easily accessible garage and building
entries will provide convenience for residents,
guests, and visitors. To contribute to the vibrancy
of the Town Center, usable balconies will be
provided on the upper floors. The use of upperlevel private common area and roof space facing the street will also be encouraged. Trash
enclosures and utility boxes shall be screened
from public view.

Open Plaza at Town Center

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The Aquabella Town Center is envisioned as a
focal point of Moreno Valley. With a range of
activities day and night, this thriving Town Center
will draw people and businesses to Moreno Valley
and showcase the highest quality
architecture/design to rival anything in the region.

The Town Center will also recognize the existing
medical facilities and provide connections to
Moreno Valley College, Lake Perris, and other key
destinations within the community. Nason Street
— which was previously approved and completed
— is envisioned as a key north-south spine road
to facilitate access to and from the Town Center.

The Town Center will also feature convenient,
safe, bicycle and pedestrian linkages to
residential areas, parks, open space, and other
family-friendly amenities, including programmed
festivals and events.

Artist’s Rendering of Aquabella

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AQUABELLA 6-6

6.2.3 Lake/Lake Promenade –
The 40-acre Lake will offer breathtaking views
and be accessible to residential, retail, business,
and commercial areas. Restaurants and cafes will
have the opportunity to occupy the “front row”
immediately adjacent to the water, taking
advantage of the stunning scenery.

The Lake will be enhanced with distinct features
such as fountains, steps, and architectural
features. Sustainable water quality practices will
ensure that the Lake remains healthy and
available for aquatic activities such as kayaking,
canoeing, paddle-boarding, and electric boats.

Easy and safe access to the water will be
provided, along with numerous public amenities
such as lighted trails and walkways, bandstands,
amphitheaters, picnic areas, water-related
rentals, and piers.

The 15-acre Lake Promenade will provide
connectivity throughout the community and
create social and recreational opportunities
through numerous public amenities. The Lake
Promenade will also provide a continuous loop
trail/walkway around the Lake enhanced by
landscaped features, stylized gardens, seating,
lighting, and other amenities.

Beach Club

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AQUABELLA 6-7

6.2.4 Parks and Open Space –
The Aquabella 80-acre “parks and open space” network
will support the recreational needs of residents, guests, and visitors. The 40-acre Lake and the 15-acre Lake
Promenade will act as the central park feature for the
Aquabella community.

The additional 25-acres of public parks and open space
will provide local active and passive recreational areas within easy walking distance from Aquabella residences.

Each Village will have access to a Village Park within
walking distance. The Village Parks may include large
multi-purpose lawn areas for passive and active use,
game courts, group shade structure, family picnic and
cooking facilities, seating, walkways, park landscape,
shade trees, and ground cover with on-street parking.

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AQUABELLA 6-8

6.2.5 Sustainability –
The size and scale of Aquabella provides a unique
opportunity to plan an integrated, connected community
intended to maximize walkability and encourage day-today interaction between the mix of complementary land uses and existing, surrounding hospital/medical uses.

Streetscapes, trails, walkways, shared-use roadways,
and the Lake Promenade will enhance the pedestrian and
bicycle experience.

Other Sustainability Principles. Several other
sustainability features will be incorporated into
Aquabella to create a sustainable community. The
following features are provided as examples.

Project Design. The Aquabella higher density
residential/mixed-use land uses reduce the development
footprint, encourage interaction between mixed uses onand off- site, and reduce expansion into non-developed areas within the City.

Lake, Drainage, and Water Quality. The Aquabella Lake
feature is designed to collect, capture, retain, and filter surface water flows as part of the drainage and water
quality plans. Aquabella will also use recycled water for landscape irrigation and “soft bottom” water quality
basins to facilitate recharge, filter runoff, basin recharge, and largely eliminate “nuisance” runoff.

Circulation/Mobility. Circulation within Aquabella will include connections to local and regional transit system options; traffic calming features; transit and tram/shuttle opportunities; EV charging stations; promotion of
ridesharing; “smart’ intersections and roundabouts to
improve traffic flow; and street design to accommodate
bicycles, electric bikes, scooters, pedestrians, and other multi-model transportation options. The Riverside Transit Agency (RTA) provides existing transit service to the
Aquabella site through three bus routes: Route 20, Route 31, and Route 41. The project will provide local bus/tram stops within the Town Center and Residential Villages.

Design Features. The residential, commercial, and
mixed-use designs will incorporate solar roofs and

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AQUABELLA 6-9
renewable building materials and adhere to indoor and
outdoor building and water conservation standards.

Landscape Environment. To reduce water usage, the
Aquabella landscape environment will use predominantly drought tolerant plants, “smart” irrigation systems, and recycled water for landscape irrigation.

Trees and landscaping will be planted to reduce urban
heat and provide shade for pedestrian areas.

6.2.6 Pedestrian and Bicycle Circulation
Aquabella will provide an integrated street system
incorporating pedestrian and bicycle systems, as shown
on Figure 6-1 through Figure 6-17. Trails are planned to provide safe, multi-modal paths that allow access for
pedestrians and bicyclists throughout the community.

Trails and walkways will connect the community’s
Residential Villages to the Town Center, and connect local and regional parks, recreation, and open space.

Traffic calming features such as roundabouts and
medians will be integrated into street design to
encourage pedestrian and bicycle travel by enhancing
safety and comfort. Enhanced pedestrian crossings and
bridges will also be used for additional safety.

Arterial Trails
Trails will be provided on perimeter and internal streets to connect with City and regional trails, allowing for uninterrupted, safe pedestrian movement through the City. Trails will be designed as meandering Class I multi-use trails, meaning they will be physically separated from the street and vehicle traffic by landscaped open space, providing for exclusive use by bicyclists, pedestrians, and non-motorized vehicles. Where one side of the arterial street is currently bordered by existing development, the Class I multi-use trail will be provided on the side of the street adjacent to the project site. For example, please refer to Figure 6-1. Class I multi-use trails on internal arterial streets and streets not currently bordered by existing development will be located on both sides of the street. For example, please refer to Figure 6-6 and Figure 6-

7. Pedestrian bridges may be intermittently located over or below arterial streets to allow safe pedestrian and bicycle crossing among Residential Villages without users encountering motor vehicle traffic. This may include connections to the Riverside University Health System Medical Center north of the site and access over the regional drainage channel in the southeast quadrant of the site. Crosswalks and enhanced pedestrian crossings will also be provided with striping

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and landscape features designed to heighten the driver’s awareness and indicate the presence of pedestrians connecting to the trails, as illustrated by Figure 6-8 through Figure 6-11.

Residential Village Trails
Residential Village streets will have pedestrian sidewalks and trails buffered from the roadway by curbs, landscaped parkways, and/or parking. Village trails will provide connections with arterial street trails and between Villages within the community. As with arterial trails, crosswalks and enhanced pedestrian crossings would be provided. See, e.g., Figure 6-13 and Figure 6-14.

Lake Promenade
The Lake Promenade will provide connectivity
throughout the community and create social and
recreational opportunities via numerous public
amenities such as walking trails, bandstands,
amphitheaters, picnic areas, cafes, kiosks,
canoe/kayak/boat/crew and other rentals, and piers.
“Share the Road” Streets
Residential Village streets will be designed to allow
bicycles, e-bikes, and e-scooters to “share the road”
with motor vehicles within the same travel lane. These
“share the road” streets (also known as Class III bike
lanes) will provide access throughout the site and
connect to the wider-reaching arterial trails and streets.

See, e.g., Figure 6-13 and Figure 6-14.

6.2.7 Street System
Arterial streets carry most traffic traveling through the City, providing access to freeways as well as major activity centers and residential areas. Arterials provide access to Aquabella and regional access to I-215 and SR-60.

Internal streets are designed to connect Aquabella Residential Villages with the Town Center, schools, parks, open space, and the adjacent existing and approved job centers, and are punctuated by roundabouts to improve safety, reduce speeds, and encourage free flowing traffic movement. Refer to Figure 6-1 through Figure 6-12 for cross sections and illustrations of arterial streets, roundabout enhanced entry, and intersection enhanced entry.

Village Streets
Residential (Village Street) cross-sections, including entries, streets with patios/stoops, and streets without patios/stoops are illustrated on Figure 6-13 and Figure 6-14. Designed for “share

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the road” uses, Village Streets will be two-way streets that incorporate pedestrian walks, crosswalks, landscape setbacks, parking, and traffic calming features. The Village Street landscape will contribute to an ‘urban forest’ character of leafy canopy trees to create cooling against the summer temperatures, with tree cover expected to reduce ambient temperatures by several degrees.

Town Center Streets
Town Center entries and streets will be designed to enhance the experience of residents and visitors using a variety of transportation modes, including motorists, pedestrians, bicycles, scooters, and e-bike users. The “share the road” concept will be implemented with additional traffic calming features and enhanced streetscape, including landscaped medians, crosswalks, café seating and retail patios. The streets will be two-way streets, with parallel street parking provided. Refer to Figure 6-15 through Figure 6-17 for illustrations of Town Center streets.

6.2.8 Parking Management
Adequate parking is essential to the success of retail, food and beverage, passive recreation, and residential land uses. However, Aquabella seeks to ensure high parking efficiency and provide residents and visitors with a pedestrian-friendly environment that allows users to park in one place and then make stops on foot rather than driving from one destination to another.

The Aquabella residential and Town Center parking will be provided in public and private multicar parking garages as an integral part of the building architecture. Some projects may have open parking areas, which will be landscaped with hedges or decorative walls to screen the parking from adjacent streets. Exterior parking lots will incorporate shade trees in planters to reduce heat and provide visual relief.

On-street parking will be permitted on Village and Town Center streets in Residential Village and Town Center areas. Parking will be oriented as parallel parking to reduce its visual impact and foster vitality in the neighborhoods.

No on-street parking is allowed on arterial streets or at neighborhood entry streets. On-street parking areas will be landscaped including shade trees.

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6.2.9 Focal Points and Gathering Places
Focal points and gathering places play a vital
role in enriching the character of the Aquabella
community’s overall aesthetic and functional
value. Focal points will be strategically located
in various areas within the Residential Villages
and parks to draw attention and express the
general design theme of the neighborhood in
which they are located. Focal points will be
appropriately designed and sized in relation to
their surrounds, ensuring they are compatible
with the vista and community vision.

Gathering places will be strategically located
within parks and open space areas to
encourage outdoor activities and provide
additional outdoor living and social spaces for
residents and visitors of the community. These
places include the Lake and Lake Promenade.

The size of the places will be compatible to the
location and uses. For example, smaller, more
passive areas may be provided for meditation or
relaxation, while larger places may
accommodate quinceanera and birthday
celebrations or family picnics.

The Town Center, with its restaurants, cafes, and retail uses, will be a primary gathering place for residents and visitors. However, major gathering places will also be situated within the neighborhood parks, the Lake, and Lake Promenade. Gathering places will have convenient services available at a reasonable distance, such as bottle filling stations, device charging stations, restrooms, cooking facilities, comfortable furniture, and clear wayfinding signage to help residents and visitors navigate the area.

The Lake will be the most dominant landmark feature, acting as the visual centerpiece of the Aquabella community and offering expansive vistas to San Gorgonio Mountain and other more distant peaks. To provide the greatest opportunity for the public to access and enjoy public artwork, the majority of the public art installations onsite will be located in parks and along the Lake and Lake Promenade. Other art installations may be provided to add visual interest elsewhere within the community.

Cultural richness within the Aquabella community will be achieved through investment in creating notable landmarks and installing a variety of focal points and gathering places. Moreno Valley offers a rich source of inspiration, history and cultural identity.

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6.3 Landscape Design Guidelines

6.3.1 Entry Monumentation and Signage
Project gateways will be announced with large-scale
monumentation comprised of natural materials and
appropriate environmental graphics. Each
neighborhood entry will have a distinct architectural
character with a combination of layout and materials
that will be carried through the monumentation design.

Additional monumentation within the neighborhood will
announce parks, trail heads, open space amenities and
gathering places. The Town Center will have unique
monumentation, style, and character to support the
retail, food and beverage, commercial, and
entertainment uses. Monumentation may be lighted to
promote 24-hour visibility, with lighting focused to
prevent spillover. All monumentation will build upon
the Rancho Belago identity already established in the
area.

Wayfinding signage, street signs, and placemaking will
guide residents and visitors through the community and
provide identification, directional, informational, and regulatory information (e.g., speed limits, no parking), allowing residents and visitors to navigate the site.

Standard sign faces will be framed with metal to
enhance the appearance and create endurability.

Signage is essential to any urban environment, especially within the Aquabella Town Center. It signifies businesses, retail, food and beverage, building names, locations, and other key features. Properly scaled and located signage can greatly enhance the pedestrian experience along streetscapes.

Within the Town Center, wall mounted signs are preferred over surface applied, flush signage.

Storefront signage should avoid conflict with canopies and mature trees, while maintaining visibility for pedestrians. Laser cut projecting signs identify businesses and add an architectural design to the building façade. Personalized signage compatible with the architectural character of the building is preferred. Signage that includes other elements important to the urban environment such as parking, bicycle parking, or wayfinding to significant public or civic places or focal points, is encouraged.

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6.3.2 Streetscape Landscaping
All street landscape setback areas will be landscaped and efficiently irrigated as needed. Street landscape will focus on creating a ‘veil’ of trees along buildings and establishing a simple, unified character to the streets which support the street design. The backbone of the street landscape will be evergreen trees in sufficient density of planting to establish street character. The groundcover will be simple and maintainable evergreen plantings. Turf will not be permitted in street setback areas. Irrigation systems will use “smart” controller systems to adjust the amount and frequency of water based on weather and soil conditions.

Arterial streets will have the simplest streetscape landscape character to reflect the faster travel speed. Arterial street trees may include Canary Island Pine to create a ‘skyline’ character.

Ground plantings are proposed as a simple massing of low growing evergreen material to achieve full cover.

Neighborhood streets will incorporate extensive canopy, leafy trees for maximum shading and cooling effect. Neighborhood street tree plantings will be comprised of a mix of coniferous and broad leaf evergreen to offer screening of the medium height buildings, together with broad canopy trees to provide ample shade coverage within the neighborhood areas. Neighborhood streets’ ground plane will be interesting and varied to be appreciated by pedestrians.

Streetscape landscape will be functional with low-to-moderate water use by Maximum Applied Water Allowance (MAWA) standards.

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AQUABELLA 6-33

6.3.3 Lighting
Streets, parks, plazas, open space trails, gathering places, focal points, and amenities will be lighted with efficient LED products. Fixtures and light levels will respect
sustainable practices. All street and area lighting will create a unique and unified ambiance, with fixtures
selected based on their function, durability, availability, and ability to contribute to the Aquabella character.

Lighting can create a unique aesthetic and enhance the
design of a building, particularly within the Aquabella Town Center. It also provides necessary illumination for business operations and safety for pedestrian users.

Within the Town Center and other areas, building and
open space design will include a diversity
in lighting, including uplighting of paths,
trails, walkways, as well as lighting that
activates gathering places and focal
points within the community.

Lighting will be directed away from
surrounding development and shielded
where needed to minimize spillover on
adjacent properties and promote dark
sky principles. Illumination of building
cornices and corner features can also
support the intent of creating visual
prominence for significant building
features.

DESIGN GUIDELINES
AQUABELLA 6-34

6.3.4 Landscape Materials
Establishment of an urban “forest” will be a
defining feature of the Aquabella community,
providing shade, improving community comfort,
reducing heat island effects, and encouraging
healthy living. Trees shall include a variety of
native and native-like materials which are known
to thrive in the region. Many of the trees will be
coniferous evergreen to soften the profile of the
medium-height buildings.

Use of sandstone boulders to create “rock
outcroppings” that provide a natural-feeling and
informal seating is encouraged throughout the
site. Decorative garden character is encouraged in
courtyards.

6.3.5 Landscape Plant Palette
Botanical Name Common Name
Trees
Agonis flexuosa Peppermint Tree
Arbutus unedo Strawberry Tree
Betula pendula European White Birch
Brachychiton populneus Bottle Tree
Callistemon viminalis Weeping Bottlebrush
Cassia leptophylla Gold Medallion Tree
Calodendron capense Cape Chestnut
Ceratonia siliqua Carob Tree
Chamaerops humilus Mediterranean Fan Palm
Cinnamomum camphora Camphor Tree
Citrus spp* Citrus
Cordyline australis Giant Dracaena
Cupaniopsis anacardioides Carrot Wood
Dracaena draco Dragon Tree
Eucalyptus citriodora Lemon-Scented Gum
Eucalyptus sideroxylon Red Ironbark
Ficus microcarpa 'Green Gem' * Indian Laurel Fig*
Feijoa sellowiana Pineapple Guava
Fraxinus americana White Ash
Geijera parviflora Australian Willow
Gleditsia triacanthos Honey Locust
Jacaranda mimosifolia Jacaranda

DESIGN GUIDELINES
AQUABELLA 6-35
Botanical Name Common Name
Koelreuteria paniculata Goldenrain Tree
Lagerstroemia indica Crape Myrtle
Laurus nobilis Sweet Bay
Liriodendron tulipifera Tulip Tree
Liquidambar styraciflua American Sweet Gum
Lophostemon confertus Brisbane Box
Magnolia grandiflora Southern Magnolia
Maytenus boaria Mayten
Melaleuca linariifolia Flaxleaf Paperbark
Metrosideros excelsus New Zealand Christmas Tree
Melaleuca quinquenervia Cajeput Tree
Olea europaea* Olive*
Olea europea 'Swan Hill' Swan Hill Olive
Phoenix dactylifera Date Palm
Pinus canariensis Canary Island Pine
Pistacia chinensis Chinese Pistache
Pinus eldarica Afghan Pine
Pinus elliotti Slash Pine
Pinus halepensis Aleppo Pine
Pinus pinea Italian Stone Pine
Platanus acerifolia London Plane Tree
Platenus racemosa Western Sycamore
Podocarpus gracilior Fern Pine
Pyrus kawakamii Evergreen Pear
Quercus ilex Holly Oak
Quercus virginiana Southern Live Oak
Rhamnus alaternus Italian Buckthorn
Rhaphiolepis indica ‘Majestic Beauty’ Indian Hawthorn
Rhus lancea African Sumac
Schinus molle California Pepper
Schinus terebinthefolius Brazilian Pepper Tree
Sequoia sempervirens Coast Redwood
Thevetia peruviana Yellow Oleander
Tipuana tipu Tipu Tree
Ulmas americana American Elm
Washingtonia robusta Mexican Fan Palm
Shrubs
Agapanthus africanus Lily of the Nile
Aloe arborescens Tree Aloe
Asparagus densiflorus ‘Sprengeri’ Sprenger Asparagus
Buddleja marrubiifolia Woolly Butterfly Bush
Buxus japonica Japanese Boxwood
Callistemon viminalis Little John

DESIGN GUIDELINES
AQUABELLA 6-36
Botanical Name Common Name
Camellia japonica Camellia
Ceanothus griseus horizontalis Wild Lilac
Cistus ssp Rockrose
Cotoneaster congestus Pyrenees Cotoneaster
Dietes hybrid Fortnight Lily
Diplacus longiflorus Bush Monkey Flower
Dodonaea viscosa Hopseed Bush
Echium fastuosum Pride of Madeira
Elaeagnus pungens Silverberry
Gaillardia grandiflora Blanket Flower
Grevillea ‘Noellii’ N.C.N.

Hemerocallis ssp Daylily
Hibiscus chinensis Hibiscus
Juniperus chinensis ‘Spartan’ Spartan Juniper
Kniphofia uvaria Red Hot Poker
Lantana montevidensis Lantana
Lavandula angustifolia English Lavender
Leucophyllum frutescens Green Cloud
Ligustrum japonicum ‘Texanum’ Wax-Leaf Privet
Limonium perezii Sea Lavender
Liriope muscari Big Blue Lily Turf
Loropetalum chinense N.C.N.

Macfadyena unguis-cati Cat’s Claw
Mahonia nevinii Nevin Mahonia
Myoporum ‘Pacificum’ N.C.N.

Phormium tenax New Zealand Flax
Photinia fraseri N.C.N.

Pittosporum tobira Pittosporum
Pittosporum tobira ‘Wheelers Dwarf’ Wheeler’s Dwarf Pittosporum Prunus caroliniana Carolina Laurel Cherry
Rhamnus californica California Coffeeberry
Rhaphiolepis indica Indian Hawthorn
Rhaphiolepis umbellate Yeddo Hawthorn
Rosa ssp Rose
Rosmarinus officinalis Rosemary
Ruellia ssp Ruellia
Salvia leucantha Mexican Bush Sage
Salvia leucophylla Purple Sage
Strelitzia nicolai Giant Bird of Paradise
Strelitzia reginae Bird of Paradise
Teucrium chamaedrys N.C.N.

Tulbaghia violacea Society Garlic
Vitex agnus-castus Chaste Tree

DESIGN GUIDELINES
AQUABELLA 6-37
Botanical Name Common Name
Westringia fruticosa ‘Wynyabbie’ Coast Rosemary
Xylosma congestum Shiny Xylosma
Groundcover and Vines
Acacia redolens N.C.N.

Baccharis pilularis Prostrate Coyote Bush
Bougainvillea ssp Bougainvillea
Calliandra haematocephala Pink Powder Puff
Cistus crispus Rockrose
Clytostoma callistegioides Violet Trumpet Vine
Coprosma x kirkii N.C.N.

Cotoneaster dammeri N.C.N.

Distictis buccinatoria Blood-red Trumpet Vine
Echeveria imbricate Hen and Chicks
Festuca glauca Common Blue Fescue
Gaillardia grandiflora Blanket Flower
Gelsemium sempervirens Carolina Jessamine
Lantana montevidensis Lantana
Lonicera japonica ‘Halliana’ Hall’s Honeysuckle
Macfadyena unguis-cati Cat’s Claw
Medallion plus Fescue Blend Turf
Myoporum ‘Pacificum’ N.C.N.

Myoporum parvifolium N.C.N.

Pandorea jasminoides Bower Vine
Pelargonium peltatum Ivy Geranium
Potentilla neumanniana Cinquefoil
Pyracantha fortuneana Pyracantha
Rosa banksiae Lady Banks’ Rose
Senecio mandraliscae Groundsel
Tecoma stans ‘Angustata’ Hardy Yellow Trumpet Flowers
Trachelospermum jasminoides Star Jasmine
Perennials and Annuals
Annual Color T.B.D.

Anigozanthos ssp Kangaroo Paw
Heuchera ssp Coral Bells
Muhlenbergia ssp Muhlenbergia
Pennisetum ssp Fountain Grass
Sisyrinchium bellum Blue-eyed Grass
Stachys byzantina Lamb’s Ear

* Not to be used in Public Street Parkways, Medians and Sidewalks

DESIGN GUIDELINES
AQUABELLA 6-38

6.4 Architectural Design Guidelines

6.4.1 Aquabella Architectural Character

1. Theme and Character
Aquabella will create a dynamic Town Center focused on a vibrant recreational lake surrounded by Residential Villages, schools, parks, and open space with a diverse range of architecture. The Town Center will evoke the excitement, quality, and character of an urban social gathering place.

Buildings within and directly adjacent to the Town Center will incorporate architectural styles that should aesthetically integrate with each other in a cohesive fashion.

Appropriate architectural styles for Aquabella include Traditional/Americana and Contemporary. Adjacent to the two medical centers, residential buildings may take additional inspiration from contemporary architecture as a style that is capable of incorporating traditional elements that can serve as a bridge between traditional and contemporary architecture.

As described in the following sections below, buildings should follow sound design principles by incorporating massing and proportion, structure, simple roof forms, fenestration, balconies, accent elements, materials, and colors into a unified architectural expression. Buildings in Aquabella should convey a timeless architecture, quality, and character to create a vibrant downtown destination for all of Moreno Valley.

DESIGN GUIDELINES
AQUABELLA 6-39

2. Traditional Style Architecture
Traditional style architecture is warm and
inviting, using a unique mix of historic
architecture characteristics to achieve a
serene, classical beauty. Rooflines are simple
and unobtrusive. Gables and covered stoops
or porches may be incorporated. Details such
as simple columns, trim details around
windows and doors, and accent features may
be provided.

For the purposes of these Architectural
Guidelines, traditional architecture may draw
on historical influences, which may include
City Beautiful Movement, and Mediterranean
and Early California design characteristics
such as tile roofs, arches, towers, and
courtyards. The Town Center can pull from a
broader mix of historic architecture.

Building design and execution should be
sensitive to current construction practices
and should not attempt to literally replicate
historic styles. Traditional architecture
should exhibit clearly defined fenestration
patterns, wall mass, and appropriately scaled
details. A range of materials may be used
including plaster, masonry, and wood. The
use of metal should be reserved for trim and
ornamentation.

DESIGN GUIDELINES
AQUABELLA 6-40

3. Contemporary Architecture
Contemporary architecture may be
characterized by simple form where the design
is expressed by the materials and structure of
the building, rather than historically based
massing, proportion, and ornamentation. The
spirit of contemporary design embraces
individuality and identity through current and
innovative building techniques, strong
connections with the regional climate, simplistic
forms with meaningful building gestures, and a
fresh approach to the use of traditional building
materials. Distinct fenestration patterning
typifies contemporary architecture.

Cantilevered, recessed, projecting, and/or
screening elements create visual interest to
simple building forms and massing. Metal,
glass, wood, and plaster materials may be used
for exterior treatments. Masonry elements
should be applied in geometric patterns.

While contemporary styles often break from
traditional form and composition and include
bold juxtapositions of massing and material, the
incorporation of such architecture within
Aquabella should execute design restraint and
maintain a degree of regimentation and
discipline to offer a more timeless expression.

Forms and elements that are arbitrary and
unrelated to the balance of the building’s
architectural composition are strongly
discouraged.

DESIGN GUIDELINES
AQUABELLA 6-41

4. Sustainable Design
All buildings within Aquabella are encouraged to embrace current best practices in sustainable design to promote healthy, highly efficient buildings. Building designs will comply with California Green Building (CALGreen) standards in place at time of issuance of the building permit and applicant is encouraged to consider:
• Energy-Efficiency and Conservation,
• Comfort, Quality, and Daylighting,
• Recycled and Locally Sourced Materials,
• Water Efficiency and Stormwater Management,
• Recycling and Waste Management,
• Green Roofs and Heat Island Effect,
• Alternative and Green Modes of Transportation, and
• Life Cycle Costs.

There is a human factor to sustainability. For community and special feature buildings LEED sustainability standards and certification are also encouraged. Buildings, and their associated spaces, should utilize informational signage or information technology to support, educate, and encourage habits that promote convenient, long-term sustainable lifestyle choices.

DESIGN GUIDELINES
AQUABELLA 6-42

6.4.2 Residential Village Design

1. Form and Massing
Massing should offer simple contrasts
between adjoining components. All four
sides of each building should be designed
with elevations that are well integrated
with the overall building composition.

Architectural interest should be
incorporated into the façades of buildings
in Aquabella. This may be achieved
through articulated base treatments,
which respond to the pedestrian scale;
horizontal or vertical variation in
fenestration treatments; horizontal or
vertical layering of façade planes, forms,
and materials; or by incorporating
elements such as canopies, columns,
recesses, projecting elements, upperlevel step backs to create depth and interest to different parts of the façade.

Buildings should generally exhibit architectural detailing that establish a vertical separation between lower and upper stories. This may be accomplished by a change in material, style or color, recessed base, enhanced floor-to-floor dimensions, horizontal banding (cornices or belt molding), or other methods. Upper floor building treatments are permitted to express themselves to grade, so long as when this occurs facing streets, parks, or other open space amenities. The ground floor use is articulated as follows:
• Increased glazing, awnings, or similar features for retail, amenity, lobby, or other common building areas; or
• Articulated individual entries for residential, such as stoops, patios, or porches.

DESIGN GUIDELINES
AQUABELLA 6-43

2. Corner Conditions
To create a successful urban design framework
within Aquabella, corners of buildings should
consist of deliberate forms and exterior elevation
articulation. The front and side elevations of
buildings on corner lots should be designed to
“turn the corner.” The design of street corners of
buildings on prominent parcels, such as at
gateway entries or terminus vistas, should
incorporate such elements as unique towers,
bays, wrapped balconies, and ground floor
treatments that are distinguishable from
secondary building corners.

Residential buildings in corner conditions should
include windows and allow for architectural
features that orient to both adjacencies. Building
entries may be integrated into first floor corners
and are encouraged at street intersections and
roundabout locations. The locating of stair
towers, utility chases, and other non-occupied
areas at building corners is discouraged.

DESIGN GUIDELINES
AQUABELLA 6-44

3. Roofs
Roof forms should be integrated into the overall
massing composition of each major building
component and be complete or appear
complete. Flat roofs and pitched roofs are
permitted in Aquabella.

Flat roofs should promote visual interest.

Cornices, shade devices and other such
horizontal projections may be utilized to create
additional visual definition to the profile of flat
roofs.

Where roofs are sloped, they should generally
maintain a relatively shallow pitch (5:12 pitch or
less). Where a combination of flat and pitched
roof forms are incorporated into individual
buildings, transitions between the roof forms
should be associated with horizontal breaks in
building massing.

Roof treatments should generally screen utility
and communication devices when viewed from a
public area. Screening shall be consistent with
the overall architectural design.

DESIGN GUIDELINES
AQUABELLA 6-45

4. Fenestration (Traditional)
Fenestration between floors should be vertically
aligned whenever possible. If opening widths are not
vertically consistent between floors, the wider of the
openings should be incorporated into the lower levels.

Windows should generally be recessed from the
exterior wall surface to depict the substance of the
exterior wall mass and introduce shade and shadow.

Window surrounds may be utilized to create the
appearance of a recessed condition. Windows and
doors with articulated frames are encouraged.

Examples of articulated frames include enhanced
trims, awnings, and cornice detailing. Window headers
and sills should be of the same color. Clear glazing is preferred and should be specified to reduce glare and
reflectivity. Operable windows are encouraged.

5. Fenestration (Contemporary)
Fenestration should be designed to create visual
interest and distinctive buildings through variation in opening size, varied and/or orderly groupings of
windows, and/or the use of recessed windows.

Windows should generally be recessed from the
exterior wall surface to depict the substance of the
exterior wall mass and to introduce shade and shadow.

Larger window frames containing a number of
separate glass panes should be organized to create
interesting patterning or visual interest. Windows that are flush with the exterior wall surfaces should be
consistent with a building’s overall architecture. Such windows are to incorporate reveals or other such
detailing to demonstrate quality design. Shade devices, such as fins, louvers, and window hoods, are permitted
for aesthetic and/or functional expressions of
architecture. Clear glazing is preferred and should be
specified to reduce glare and reflectivity. Operable
windows are encouraged.

DESIGN GUIDELINES
AQUABELLA 6-46

6. Balconies, Porches, and Patios
Balconies, porches, and patios should be integrated into the architecture of the building. Balconies may be
designed to collectively create features within the
overall composition and be complementary to the
massing, architecture, and material palette of the
building. Private amenity spaces and balconies may be
recessed, projecting, and/or Juliet in style to enhance fenestration patterns and provide additional texture and detail to the facade. Balconies may be utilized to wrap corner conditions or emphasize a building feature to
create visual interest within the building’s architecture.

Porches and patios should also complement the
massing, architecture and material palette of the
building and be considered on non-arterial streets to
enhance the pedestrian streetscape experience.

7. Horizontal Design Treatments (Traditional Only)
Cornice lines, friezes or other kinds of horizontal design treatments should wrap the corners of the building and
terminate only at a perpendicular surface. To provide
contrast to the balance of the façade, horizontal design elements should incorporate thickness and depth or
include substantial reveals.

DESIGN GUIDELINES
AQUABELLA 6-47

8. Building Materials
Colors, materials, and finishes should be coordinated on all exterior elevations to achieve continuity of design.

Stone, metal, exterior plaster, exterior insulated
finishing systems (EIFS), concrete, wood, metal, and
glass are acceptable materials for building walls. Metal, wood, and glass are acceptable materials for railings.

High density foam finishes with plaster or stone are an acceptable material for molding. Stripes and patterns
are not appropriate. Use of highly reflective building
materials, such as polished metals and reflective glass, is not allowed as a primary building material, but may
be considered in limited applications as accent
elements. Tile, metal, and “green roof” systems are
acceptable materials for roofs.

Material changes should occur at plane breaks,
preferably at inside corners or at step-backs and should be visually integral to the structure of the building. The change of materials within a continuous horizontal
plane is discouraged.

9. Colors
The palette of building colors should generally be warm and rich in tone but appropriate to the style of the
buildings. Accent colors should be used to express
entries, bases or special areas and should not be highly contrasting, arbitrary, or graphic.

Changes in color should be applied to clearly define
horizontal or vertical building planes and should not be applied at outside corners. The change of color within a vertical façade should occur in conjunction with
cornices, other horizontal elements, or changes in plane such as a recess, step back or projecting building
element. Changing of color in an uninterrupted
horizontal or vertical plane is discouraged.

Roof flashing, rain gutters, drains, vents, and scuppers should harmonize in color with the building’s
architecture.

DESIGN GUIDELINES
AQUABELLA 6-48

6.4.3 Town Center

1. Form and Massing
Town Center buildings, including retail, food
and beverage, office, commercial, and mixeduse structures, are to be designed to convey an activated urban atmosphere. The mass of
larger buildings should be broken up into a
pedestrian-scale street scene by using
inviting, smaller features together with large,
iconic features that will serve as community
focal points. Pedestrian-scale features
include increased glazing in the form of
storefronts; verticality created through
increased floor-to-floor heights; clearly
defined tenant and building entrances:
articulated retail bays; and changes in façade
planes, materials, textures, colors, and general
building forms to express individual spaces.

Iconic features may be created as an entire
building, a single building component such as a
tower or domed roof, or a composition of
components that create enhanced
ornamentation within a building. In a mixeduse building, the ground floor retail should be clearly defined and designed in conjunction
with the building composition.

DESIGN GUIDELINES
AQUABELLA 6-49

2. Town Center Building Features
Town Center buildings should have storefronts organized in bays that are articulated with features such as piers, cornices, awnings, display windows, transom, bulkhead, entryways, signage, and lighting that collectively create a well-composed architectural expression. A combination of these components creates character, originality, a sense of history and permanence, and architectural moments that give identity to the Town Center or a retail node within Aquabella.

3. Building Entries
Town Center building entrances should include enhanced building features, such as multiple exterior materials, awnings or canopies, decorative lighting, columns or pilasters, and increased amount of glass such as side or transom windows. Public entrances should be developed on all buildings to face streets, paseos, courtyards, plazas, and other public spaces. Buildings located on a street corner should either provide a corner entrance or two individual entrances facing each street.

DESIGN GUIDELINES
AQUABELLA 6-50

4. Roofs
Town Center freestanding and single-story buildings should be designed with varying rooflines, utilizing variations in height, stepped parapets, hip and/or vaulted roofs, domes, towers, and/or other distinct roof forms. Mechanical and utility equipment on building roofs are to be located or screened so as not to be visible from public and private streets, pedestrian ways, or public open spaces. Screens should be aesthetically incorporated in the design of the building and may include such treatments as balustrades and parapet walls. If visible from public view, screening materials should be compatible with those of the building.

5. Fenestrations
Town Center façades facing a street, park, lake, or similar open space amenity should include large storefront windows with transparent, non-reflective glass to create a strong visual relationship with the pedestrian experience. While storefront windows may extend to the ground, they should feature a solid base finished with high-quality materials. Opaque, heavily tinted, or reflective glass should not be used on the first floor of a building along these types of frontages unless necessary to support use. When glass is tinted, it should allow for light to pass through the windows in the building.

Outdoor seating and dining areas are encouraged on sidewalks adjacent to retail uses that have a food-and-beverage component. Where appropriate, such retail uses are to include operable storefront entrances to encourage stronger indoor/outdoor relationships with the public realm (streets, parks, plazas, lakes, paseos, etc.).

DESIGN GUIDELINES
AQUABELLA 6-51

6. Exterior Materials
Town Center colors, materials, and finishes should be coordinated on all exterior retail elevations, whether freestanding or in a mixed-use condition, to achieve continuity of design.

Stone, exterior cement plaster, brick, concrete, wood, and glass are acceptable materials for building walls and structural elements. Metal, wood, and canvas are acceptable materials for awnings. High density foam finished with plaster or stone is an acceptable material for molding.

Stripes and patterns are not appropriate, although retail storefronts may reflect the design theme of the merchant. Use of highly reflective building materials, such as polished metal or reflective glass, are discouraged as a primary building material, but may be considered in limited applications as accent elements. Tile, metal, and “green roof” systems are acceptable roof materials.

Material changes should occur at plane breaks, preferably at inside corners or at step-backs, and should be visually integral to the structure of the building. Changes in material may also be used to separate individual components of a building such as cornice, decorative trim, bulkhead, transom, columns, pilasters, piers, and awnings. The change of materials within a continuous horizontal plane is discouraged.

7. Colors
The Town Center palette of building colors should generally be warm and rich in tone, but appropriate to the style of the buildings. Accent colors should be used purposefully to identify entries, retail storefronts, bases or special areas and should not be highly contrasting, arbitrary, or graphic.

Changes in color should be applied to clearly define horizontal or vertical building planes and not be applied at outside corners. Within a mixed-use building, changes in color should occur in conjunction with cornices, other horizontal elements, or changes in plane that help distinguish the retail base. The changing of color in an uninterrupted horizontal or vertical plan is discouraged.

For freestanding or single-story buildings, roof flashing, rain gutters, drains, vents, and scuppers should harmonize in color with the building’s architecture.

DESIGN GUIDELINES
AQUABELLA 6-52

6.4.4 Civic, Community, and Education Design

1. Massing and Building Form Articulation
The massing and form of a civic, community, and educational facilities should be designed to provide a sense of permanence and that contribute to the identity of Aquabella and Moreno Valley as a whole. These types of buildings should complement the architectural character of adjacent development, whether in the Town Center or its surrounding Residential Villages. Each building or complex should be distinguishable from its surrounding context with hierarchical elements that utilize fenestration, roof forms, enhanced materials, and scale to articulate building façades. Hierarchical elements include building features such as towers, grand building entrance, awnings, gates, portals, and arcades. Massing and building form should be scaled appropriate to the functions of spaces within buildings and/or their prominence in the overall building composition, such as atriums, gymnasiums, and assembly spaces.

Buildings should generally exhibit architectural detailing that establishes a vertical separation between lower and upper stories. This may be accomplished by a change in material, style or color, recessed base, enhanced floor-to-floor dimensions, horizontal banding (cornices or belt molding), or other methods such that the base of buildings are articulated to a pedestrian scale.

DESIGN GUIDELINES
AQUABELLA 6-53

2. Building Entries
Civic, community, and educational buildings should include public entrances on primary frontages, such as a street or public open space. Entrances are optional along arterial street frontages to prioritize internal streets to promote better connectivity within associated parking areas and the broader Aquabella development. At minimum, entrances should be distinguished from other parts of the building using differing exterior materials, awnings, decorative lighting, and an increased amount of glass. Recessed building planes, projecting elements, and embellished framing provide visual cues to entrances to building lobbies. Any associated pedestrian signage should be located and be clearly visible at entries.

Where buildings orient around an internal or private courtyard or plaza, through-lobbies are encouraged to create secondary entrances and facilitate better connectivity between private open space and the public realm (streets or public spaces), as appropriate to the functionality or security needs of the building or its’ associated complex.

DESIGN GUIDELINES
AQUABELLA 6-54

3. Roofs
Roof forms should be integrated into the overall massing composition of each major building component and be complete or appear complete. Flat roofs and pitched roofs are permitted in Aquabella.

Flat roofs should promote visual interest. Cornices, shade devices and other such horizontal projections may be utilized to create additional visual definition to the profile of flat roofs.

Where roofs are sloped, they should generally maintain a relatively shallow pitch (5:12 pitch or less). Where a combination of flat and pitched roof forms is incorporated into individual buildings, transitions between the roof forms should be associated with horizontal breaks in massing.

Roof treatments should generally screen utility and communication devices when viewed from the public realm. Screening shall be consistent with the overall architectural design.

DESIGN GUIDELINES
AQUABELLA 6-55

4. Fenestrations (Traditional)
Fenestrations between floors should be vertically aligned whenever possible. If opening widths are not vertically consistent between floors, the wider of the openings should be incorporated into the lower levels.

Windows should generally be recessed from the exterior wall surface to depict the substance of the exterior wall mass and introduce shade and shadow. Window surrounds may be utilized to create the appearance of a recessed condition. Windows and doors with articulated frames are encouraged. Examples of articulated frames include enhanced trims, awnings, balconies, and cornice detailing. Window headers and sills should be of the same color. Clear glazing is preferred and should be specified to reduce glare and reflectivity. Operable windows are encouraged, as appropriate to the functionality or security needs of the building.

DESIGN GUIDELINES
AQUABELLA 6-56

5. Fenestrations (Contemporary)
Fenestrations should be designed to create
visual interest and distinctive buildings
through variation in opening size, varied
and/or orderly groupings of windows, and/or
the use of recessed windows. Fenestration
should be sized and scaled appropriately to
the function of a space within the overall
building. For example, enhanced glazing
might be applied at entries or an atrium,
where enhanced glazing would not be
appropriate for a gymnasium or auditorium
where glare would become an issue.

Windows should generally be recessed from
the exterior wall surface to depict the
substance of the exterior wall mass and
introduce shade and shadow. Larger
window frames containing a number of
separate glass panes should be organized to
create interesting patterning or visual
interest. Windows that are flush with the
exterior wall surfaces should be consistent
with a building’s overall architectural
vocabulary. Such windows must incorporate
reveals or other such detailing to
demonstrate quality design. Shade devices such as fins and louvers are permitted for aesthetic and/or functional expressions of architecture. Clear glazing is preferred and should be specified to reduce glare and reflectivity. Operable windows are encouraged, as appropriate to the functionality or security needs of the building.

DESIGN GUIDELINES
AQUABELLA 6-57

6. Horizontal Design Treatments (Traditional)
Cornice lines, belt moldings, friezes or other kinds of horizontal design treatments should wrap the corners of the building and terminate only at a perpendicular surface. To provide contrast to the balance of the façade, horizontal design elements should incorporate thickness and depth or include substantial reveals.

7. Building Materials
Colors, materials, and finishes should be coordinated on all exterior elevations to achieve continuity of design. Stone, metal, exterior plaster, exterior insulated finishing systems (EIFS), concrete, wood, metal, and glass are acceptable materials for building walls. Metal, wood, and glass are acceptable materials for railings. High density foam finished with plaster or stone is an acceptable material for molding. Stripes and patterns are not appropriate. Use of highly reflective building materials, such as polished metals and reflective glass, is not allowed as a primary building material, but may be considered in limited applications as accent elements.

Tile, metal, and “green roof” systems are acceptable materials for roofs.

Material changes should occur at plane breaks, preferably at inside corners or at step-backs and should be visually integral to the structure of the building. The change of materials within a continuous horizontal plane is discouraged.

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8. Colors
The palette of building colors should generally
be warm and rich in tone but be appropriate to
the style of the buildings. Accent colors should
be used purposefully to express entries, bases
or special areas and should not be highly
contrasting, arbitrary, or graphic.

Changes in color should be applied to clearly
define horizontal or vertical building planes and
should not be applied at outside corners. The
change of color within a vertical façade should
occur in conjunction with cornices, other
horizontal elements, or changes in plane such
as a recess, step back or projecting building
element. The changing of color in an
uninterrupted horizontal or vertical plan is
discouraged.

Roof flashing, rain gutters, drains, vents, and
scuppers should harmonize in color with the
building’s architecture.

7.0 ADMINISTRATION AND IMPLEMENTATION
AQUABELLA 7-1
Administration and Implementation

7.1 Introduction
The principal purpose of this section is to describe the implementation procedures of this Specific Plan Amendment, including the process and procedures for subsequent implementation of the Project approvals. In addition, this section addresses Specific Plan administration and establishes mechanisms that allow flexibility in the development of the Project to respond to market conditions over the anticipated buildout of the Project while ensuring consistency with the purpose and intent of the Specific Plan. The section also addresses the various financing and maintenance options for implementing the Specific Plan’s capital improvements.

7.2 Administration
In the event of a conflict between the provisions of this Specific Plan Amendment and the regulations found in Title 9, Planning and Zoning (Zoning Ordinance), of the Moreno Valley Municipal Code, the provisions of this Specific Plan Amendment shall prevail. The Moreno Valley Municipal Code shall supplant any standard or regulation not explicitly covered by this Specific Plan Amendment.

In cases where this Specific Plan Amendment is silent, or in instances of uncertainty or ambiguity as to the meaning or intent of any provision of this Specific Plan Amendment, the Community Development Director, and no other person or body, shall make the interpretation based on the intent of this Specific Plan Amendment, and consistent with its stated objectives.

The interpretations made by the Community Development Director will be made in writing, issued within fourteen (14) days of the initial request, and may be appealed to the Planning Commission in accordance with the appeal procedures in the Moreno Valley Municipal Code.

The Community Development Director is authorized to provide administrative determinations and interpretations regarding land uses, development standards, and design guidelines in the Specific Plan. For any other topical issue not addressed or otherwise specified in this Specific Plan Amendment, the Community Development Director shall make an interpretation based solely on the intent and objectives set forth in this Specific Plan Amendment. The most appropriate or closely matching code section and land use type or procedure may be used for the interpretation provided it is based on one or more objective standards. As used in this Specific Plan Amendment, an “objective standard” or standards involve no personal or subjective judgment by the Community Development Director and is/are uniformly verifiable by reference to an external and uniform benchmark or criterion/criteria available and knowable by both the project applicant and the Community Development Director.

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7.3 Implementation

7.3.1 Introduction
Implementation of all development within this Specific Plan Amendment shall be subject to the ministerial review and approval of a Plot Plan as set forth in the procedures provided in this sub-section.

All other permits, subdivision maps, or other matters pursuant to this Specific Plan Amendment, the Moreno Valley Municipal Code, Title 9, Planning and Zoning (Zoning Ordinance), or the Moreno Valley Municipal Code, Title 9.14, Land Divisions (Subdivision Ordinance), will be acted upon in accordance with the processes established in this Specific Plan Amendment, as well as the applicable sections of the Zoning Ordinance or Subdivision Ordinance that do not conflict with this Specific Plan Amendment. The type of application requested determines the process that shall be followed for each application. This sub-section describes the exclusive processes for various types of subsequent development approvals, beginning with the Plot Plan.

7.3.2 Matters Covered by Ministerial Review and Approval Aquabella has been through initial, supplemental, and subsequent environmental review and analysis; and for that reason, this Specific Plan Amendment describes several matters subject to exclusive ministerial review and approval by appropriate City staff. “Ministerial” shall mean an official administrative decision that involves no personal or subjective judgment in deciding whether and how the matter should be carried out. Instead, the decision involves the use of only fixed measures or objective standards (previously defined). In summary, the matters covered by the Specific Plan Amendment’s ministerial review and approval encompass the following:
 Plot Plans (7.3.1.1)
 Interpretations (7.3.1.2)
 Equivalent Standards (7.3.1.3)
 Specific Plan Text, Figure, Table, or Exhibit Changes (7.3.1.4)  Minor Deviations from Development Standards (7.3.1.5)  Similar Land Uses/Modifications (7.3.1.6)
 Adjustments, Transfers, and Conversions (7.3.1.7)
 Substantial Conformance Determinations (7.3.2.8)

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1. Plot Plans
General Any applicant for an Aquabella plot plan (or plans), which is undertaken to implement and is consistent with this approved Aquabella Specific Plan Amendment for which an environmental impact report has been certified after January 1, 2024, may elect that the plot plan or plans be reviewed for conformity with the Specific Plan Amendment and subject only to the ministerial review and approval process identified herein, provided that:
a. The applicant completes one or more Specific Plan plot plan applications on the form prescribed by the Community Development Director or designee, b. The plot plan or plans implement and are consistent with (a) the Aquabella Specific Plan Amendment’s land use and other plans, standards, and guidelines; (b) the Aquabella Specific Plan Amendment’s adopted mitigation measures; and (c) the City’s adopted conditions of approval (see Appendix 8.3, Aquabella Conditions of Approval), c. The plot plan application is reviewed through the ministerial review process and checklist specified in subsections 2 and 3, below,
d. The plot plan or plans implement a plan(s) consistent with the Aquabella Specific Plan Amendment and previously determined by the City to be compatible with existing and planned land uses in the vicinity, and
e. The plot plan or plans do not result in a specific, adverse impact upon the public health and safety, and there is no feasible method to satisfactorily minimize or avoid the specific adverse impact.

As used in this paragraph (and elsewhere in this Amendment), a “specific adverse impact” shall mean a significant, quantifiable, direct, and unavoidable impact, based only on fixed measures or objective standards (previously defined) related to written, adopted public health or safety standards, policies, or conditions as they existed on the date the plot plan application was deemed complete.

As used in this paragraph (and elsewhere in this Amendment), “feasible” shall mean capable of being accomplished in a successful manner within a reasonable time period, considering economic, environmental, legal, social, planning, logistics, and technological factors.

Review and Process. The Specific Plan Amendment plot plan(s) application shall be reviewed by the City’s Community Development Director or designee, and no other body, for the sole purpose of deciding whether said application implements and is consistent with the requirements specified in subsection 7.3.2.1(a)-(e)., above.

Scope of Review. The Community Development Director or designee, and no other body, is charged with the review of any Aquabella Specific Plan Amendment plot plan application. The scope of review is limited to: (a) reviewing and verifying conformance with the Aquabella Specific Plan Amendment’s land use and other plans, standards, and guidelines; (b) the Aquabella Specific Plan Amendment’s adopted mitigation measures; and (c) the City’s adopted conditions

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of approval. See subsection 7.3.2.1(b)., above. The Community Development Director’s review shall also include completion of a checklist (Checklist, Section 7.4, below).

The Checklist shall address consistency with the Aquabella Specific Plan Amendment’s land use and other plans, standards, and guidelines; the Aquabella Specific Plan Amendment’s adopted mitigation measures; and the City’s adopted conditions of approval and be on a form prescribed by the Community Development Director or designee. The Community Development Director’s review shall not involve the exercise of judgment or deliberation, but rather is a ministerial conformity determination involving only the use of the fixed standards or objective measures set forth in subsection 7.3.2.1(b)., above. The Community Development Director shall approve or deny the Specific Plan Amendment’s plot plan application or applications.

Notice. For Aquabella Specific Plan Amendment plot plan applications, no public hearing is required because the Specific Plan Amendment and its EIR, along with the general plan and zoning designations, already have been subject to public review and City approval. However, a Specific Plan Amendment plot plan application shall require that notice of the Community Development Director’s written decision be given to the project applicant or its designee fourteen (14) days prior to the effective date of the decision.

Appeals. Appeals of Community Development Director decision shall be made in the same time and manner as set forth in Section 9.02.240, Appeals, of the Moreno Valley Municipal Code.

Appeals of any decision under this Section shall be placed on the next available City Council agenda for final determination.

Notice of Exemption. If a Specific Plan Amendment plot plan application is approved by the Community Development Director, the Director shall cause to be filed and posted a Notice of Exemption, identifying the Specific Plan Amendment plot plan application as exempt as a ministerial action under Public Resources Code section 21080, subdivision (b)(1); and 14 Cal. Code Regs. §§ 15268, 15369.

Actions or Proceedings. Any action or proceeding challenging approval of an Aquabella Specific Plan Amendment plot plan pursuant to this section shall be commenced within 35 days of the filing of the Notice of Exemption set forth in this section, above.

2. Interpretations
Every effort has been made to provide policies, standards, and guidelines in this Aquabella Specific Plan Amendment that are clear, objective, and measurable; however, interpretations may be necessary should unanticipated issues arise. The Community Development Director or designee, and no other body, is responsible for interpretation of the Aquabella Specific Plan Amendment, including each of its appendices.

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If an applicant requests a written interpretation of this Aquabella Specific Plan Amendment, the Community Development Director shall consider only the following factors:
a. That the interpretation is consistent with the intent and objectives of the Aquabella Specific Plan Amendment,
b. That the interpretation does not materially alter the intent or objectives of the Aquabella Specific Plan Amendment, and
c. That the interpretation is not inconsistent with the Aquabella Specific Plan Amendment’s land uses and other plans, standards, or guidelines.

The Director’s interpretation will be made within fourteen (14) days of such a request.

3. Equivalent Standards
If an applicant's project application proposes alternative land uses, plans, development or parking standards, sign program provisions, design guidelines, landscaping treatments, lighting, trails, and/or entry treatments, green development (sustainability) program provisions, methods, materials, or components that are functionally equivalent to those provided in this Aquabella Specific Plan Amendment, such requests shall be ministerially approved by the Community Development Director or designee, and no other body, within fourteen (14) days of the applicant’s written request. As used in this paragraph (and elsewhere in this Aquabella Specific Plan Amendment), “functionally equivalent” shall mean when a use, plan, standard, provision, guideline, method, material, or component performs the same or similar function and provides the same or similar utility as required or provided in this Aquabella Specific Plan Amendment. Such decisions will be memorialized in a form acceptable to the Community Development Director or designee.

4. Specific Plan Text, Figure, Table or Exhibit Changes If a project applicant requests additions, deletions, or changes to the Aquabella Specific Plan Amendment text, figures, tables, or exhibits that otherwise substantially conform with the Specific Plan Amendment, the Community Development Director or designee, and no other body, shall ministerially approve such requests, provided the Director determines that the proposed changes meet the following criteria:
a. The changes consist of correcting typographical, calculation, or other errors to accurately reflect the facts in the administrative record prepared during approval of the Aquabella Specific Plan Amendment,
b. The changes consist of modifications to text, figures, tables, or exhibits to reflect approved boundary adjustments, area calculations, technical refinements, and any other adjustments, transfers, or conversions, as provided herein, c. The changes consist of other changes to the Aquabella Specific Plan Amendment text, figures, tables, or exhibits that are consistent with an approved Tentative Map, Final

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AQUABELLA 7-6
Map, Conditional Use Permit, or other approval issued pursuant to this Specific Plan Amendment and/or the Municipal Code, or
d. The changes are other minor changes not otherwise covered by the above provisions.

Such decisions will be memorialized in a form acceptable to the Community Development Director or designee. The Director determination will be made within fourteen (14) days of such a request.

5. Minor Deviations from Development Standards
If a project applicant requests a deviation from the development standards in this Aquabella Specific Plan Amendment, the Community Development Director or designee, and no other body, shall approve such request, provided the Director determines the deviation does not exceed the following:
a. Building/landscape setback reduction of no more than 10 percent of the minimum required setback area,
b. Fence or wall height increase of no more than 10 percent of the maximum allowable fence or wall height,
c. Projections into required setback of no more than 10 percent of the minimum required setback area,
d. Non-residential and residential building height increase of no more than 10 percent of the maximum allowable building height,
e. Reduction in off-street parking spaces for non-residential uses of no more than 10 percent of the minimum required parking spaces,
f. Decrease in the required distance between buildings of no more than 10 percent of the minimum required separation distance, but in no event shall the separation be less than 10 feet unless otherwise permitted under this Specific Plan Amendment, g. Deviation in area, height, setbacks, or separation of signs on residential and nonresidential property of no more than 10 percent of the maximum allowable area or height or the minimum required setback or separation, and deviations of no more than 10 percent of any other allowable or required specifications applicable to signs, h. Deviations from similar development standards that do not exceed 10 percent, i. Realignment or modification of internal easement locations, grading adjustments, and/or neighborhood streets.
j. Deviations as may be required from time-to-time by state law (e.g., under the state density bonus law.)
The Director’s determination will be made within fourteen (14) days of such a request.

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6. Similar Land Uses/Modifications
If a project applicant requests approval of a land use that is not listed herein, the applicant may request that the Community Development Director or designee, and no other body, determine whether the proposed use is functionally equivalent or like other uses listed in this Aquabella Specific Plan Amendment. The Director determination shall be made within fourteen (14) days of such a request.

Upon such a determination, the proposed use shall be subject to the permitting requirements, if any, of the functionally equivalent or like use as shown in the Moreno Valley Municipal Code. In addition to the foregoing, the Director shall have the sole and exclusive authority to approve any matters typically delegated to the Director or otherwise considered ministerial pursuant to the Moreno Valley Municipal Code.

7. Adjustments, Transfers, and Conversions
Purpose and Intent. This section sets forth the regulations governing Planning Area boundary and acreage adjustments, transfers of dwelling units and nonresidential building square footage, and floating land uses — all of which are permitted by the Aquabella Specific Plan Amendment.

These land use conversion regulations are intended to provide flexibility in implementing the Aquabella Specific Plan Amendment. Flexibility is needed for several reasons.

First, because of the size of the Specific Plan Amendment area, Planning Area boundaries and acreages are necessarily approximate (with refinements occurring with future project plot plan(s) and more detailed mapping and engineering). Additionally, over the anticipated buildout of the Aquabella Specific Plan Amendment, there will be many economic, market, planning, and social changes to which the Aquabella Specific Plan Amendment should properly respond. This could result in the need for changes in the amount and/or types of residential units within the site; somewhat larger or smaller commercial sites; the addition or subtraction of commercial uses in certain areas; and adjustments in floating land use designations (while retaining underlying land uses). Further, any combination of adjustments or floating land uses may be implemented within the Aquabella Specific Plan Amendment boundary.

Planning Area Boundary and Acreage Adjustments. The Aquabella Specific Plan Amendment reflects planning area boundaries and acreages; however, such boundaries and acreages can be adjusted if the project applicant files a revised Figure(s) and/or Table(s) with City staff showing the adjustment(s) in the manner set forth in 7.3.2.4.

Transfers of Residential Dwellings. The transfer of residential dwelling units between Aquabella Specific Plan Planning Areas shall be permitted without any further action, provided that such transfer does not result in exceeding the maximum number of residential dwelling units approved under this Specific Plan Amendment.

Transfers of Non-Residential Building Square Footage. The transfer of non-residential building square footage between Aquabella Specific Plan Planning Areas shall be permitted without any

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further action, provided that such transfer does not result in exceeding the applicable maximum non-residential square footage approved under this Specific Plan Amendment.

Land Use Changes – This provision applies to both commercial and residential land uses described in the Aquabella Specific Plan Amendment. Specifically, and notwithstanding any other provision in this Aquabella Specific Plan Amendment, the Specific Plan Amendment’s descriptions of the commercial, retail, and food and beverage uses, acreage, and square footage may be increased (or otherwise changed) without any further action, provided that such increase or change is supported by a traffic technical memorandum confirming that no increased traffic impacts will result therefrom using the trip generation data from the Specific Plan Amendment’s certified Subsequent EIR. Such change would be implemented through the reduction of residential uses within the Project site. Similarly, the Aquabella Specific Plan Amendment’s description of residential uses may be changed to commercial/retail/food and beverage uses without any further action, provided that said change is supported by a traffic technical memorandum confirming that no increased traffic impacts will result therefrom using the trip generation data from the Specific Plan Amendment’s certified subsequent EIR.

Floating Land Uses. Floating land use designations, serve to provide approximate locations for various land uses under this Aquabella Specific Plan Amendment such as the lake, parks, schools, and town center uses. These floating land uses are shown in this Aquabella Specific Plan Amendment, Section 2.0, Project Description and Land Use Plan, at Figure 2-3, 2023 Land Use Plan, and Table 2-1, Land Use Statistical Summary.

Each floating land use may be adjusted in terms of size, quantity, and location without further action, provided the maximum approved area or acreage is not reduced. Underlying land use designations (e.g., high density residential) on the Land Use Plan remain shall remain in effect as the land use floating land uses are adjusted.

8. Substantial Conformance Determinations.

The Community Development Director or designee, and no other body, is solely responsible for determining Substantial Conformance as provided in this subsection. The Director’s Substantial Conformance determination will be made within fourteen (14) days of such a request.

The purpose of Substantial Conformance is to determine whether subsequent proposed developments or uses substantially comply with the land uses, plans, standards, and guidelines of the Aquabella Specific Plan Amendment and other applicable City ordinances, which do not conflict with the Aquabella Specific Plan Amendment. The use of Substantial Conformance includes, but is not limited to, the following purposes:
a. Issues Not Addressed. Determinations regarding issues, conditions, or situations that arise and that are not addressed by this Aquabella Specific Plan Amendment, b. Land Uses Not Listed. Determinations as to whether a use not listed in the Aquabella Specific Plan Amendment substantially complies and functionally equivalent with the

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land use designation in which the use is requested and is therefore permitted within that land use designation,
c. Signage. Approval or modifications of signs and/or sign program provisions within this Aquabella Specific Plan Amendment,
d. Parking. Approval or modifications of the parking and/or parking program provisions within this Aquabella Specific Plan Amendment,
e. Plans. Adjustments to plans contained in this Aquabella Specific Plan Amendment, Chapter 4, Infrastructure, such as the conceptual circulation plan and any roadway sections, the backbone water, sewer, drainage, and/or water quality plans, the grading plan, and/or the lakes, open space, and recreation plans, provided the adjustment(s) do not change the Aquabella Specific Plan Amendment requirement of providing adequate infrastructure and facilities concurrent with need, f. Amendments to any Tentative Subdivision Maps. Following approval of a tentative subdivision map, the Community Development Director or designee, and no other body, may approve amendments to the map if the Director determines that the amended map is in substantial conformance with the approved map.

Changes that are permitted through an amended map include:
(i) Changes that can be requested by letter and that would not require any changes to the map,
(ii) Adjustments, which are not substantial, to mapped features, such as lot lines, street alignments, driveway locations, and building setbacks, (iii) Grading changes that will not substantially affect approved drainage patterns or result in pad elevation changes of more than 10 feet (vertical or horizontal), and which, in the opinion of the appropriate City staff (e.g., public works), would not require substantial additional review by the drainage/grading or geology/soils divisions of the City,
(iv) Addition or consolidation of lots where the change does not substantially alter approved grading plan(s) and/or concurrently increase commercial building square footage; and the addition of residential dwelling units is permitted, provided that no increased traffic impacts arise (when compared to the Aquabella Specific Plan Amendment’s certified subsequent EIR) and that the Aquabella Specific Plan Amendment’s total, approved maximum residential dwelling units are not exceeded,
(v) Changes required to be made as a condition of final approval of the map imposed by the appropriate City staff (e.g., public works), and (vi) The Director may approve other amendments to tentative subdivision maps, which are in substantial conformance and functionally equivalent with the provisions of this Aquabella Specific Plan Amendment, the City ordinances,

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which do not conflict with the Aquabella Specific Plan Amendment, and the approved tentative subdivision map.
g. Amendments to any Conditional Use Permits. Following approval of a conditional use permit (or other use permits), the Community Development Director or designee, and no other body, may approve amendments to the permit if the Director determines that the amended permit is in substantial conformance and functionally equivalent with the approved permit.

Changes permitted through an amended Conditional Use Permit include:
(i) Changes or clarifications to conditions of approval that do not change the intent of the conditions,
(ii) Deletions of conditions that are no longer valid due to changed circumstances such as changes in ordinances, laws or regulations,
(iii) Adjustments, which are not substantial, to features shown on the approved permit,
(iv) Relocation of buildings or adjustments in building square footage, number of buildings, parking requirements, and other features of the original approval where the change will not result in an increase in total square footage or number of dwelling units, and
(v) Changes required to be made as a condition of approval for related or other permits and/or approvals.

7.3.3 Subdivisions
All proposed subdivisions within this Aquabella Specific Plan Amendment shall be submitted, processed, and approved or denied in accordance with the provisions of the state Subdivision Map Act and the Moreno Valley Municipal Code. Where the provisions of the City’s subdivision ordinance conflicts with the provisions of this Aquabella Specific Plan Amendment, the Aquabella Specific Plan Amendment shall apply.

7.3.4 Variances
Except as otherwise provided herein, alternatives to land uses, other uses, development standards, plans, and/or design guidelines contained herein may be approved through the following variance procedures. Variance applications may be processed along with Plot Plan applications, or as separate applications.

Administrative/Ministerial Variances The purpose of an administrative/ministerial variance is to provide an administrative/ministerial procedure for adjustments to the land uses, other uses, development standards, plans, and/or design guidelines in this Aquabella Specific Plan Amendment in order to prevent hardships that might result from a strict or literal interpretation and enforcement of those regulations. The Community Development Director or designee, and

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no other body, may grant or deny administrative/ministerial variances, and a public hearing shall not be required for such variances. The standards and procedures for the submittal, processing, and approval or denial of an administrative/ministerial variance shall be same as those for plot plans, as set forth in subsection 7.3.1.1, above. The Director determination regarding administrative/ministerial variances shall be made within fourteen (14) days of such a request.

Other Variances. All other variance applications shall be processed in accordance with Section

9.02.100 of the Moreno Valley Municipal Code.

7.3.5 Covenants, Conditions, and Restrictions (CC&Rs)
The Aquabella property will be subject to CC&Rs that address issues such as common area improvements, maintenance, community signage, architectural guidelines, etc. Prior to recordation of any final map within this Aquabella Specific Plan Amendment (excluding finance maps), said CC&Rs shall be recorded and be binding against the property.

7.3.6 Specific Plan Amendments
Amendment(s) to the Specific Plan Amendment, which do not meet the criteria for administrative or ministerial consideration as described above, shall be deemed to require an Amendment of the Specific Plan. Such Amendments shall be submitted, processed, and amended in the same manner as the Aquabella Specific Plan Amendment was adopted, and shall be subject to the provisions of Chapter 9.13 of the Moreno Valley Municipal Code. Said amendment or amendments shall not require a concurrent General Plan amendment unless it is determined by the Community Development Director or designee, and no other body, that the proposed Specific Plan amendment is inconsistent with the City of Moreno Valley General Plan, as amended.

CEQA Compliance. The City shall review the proposed Specific Plan amendment(s) pursuant to Public Resources Code section 21166 for compliance with the initial, supplemental, and subsequent environmental review and analysis prepared for the Aquabella Specific Plan Amendment. Specific Plan amendments will be subject to the requirements of CEQA.

7.3.7 Financing and Maintenance of Improvements
A facilities financing program is important to the implementation of this Aquabella Specific Plan Amendment. The financing program needs to assure the timely financing of public streets, utilities, and other necessary capital improvements.

Various options are available for financing of the improvements associated with project development and for funding the future operations and maintenance cost of public improvements. The financing option will vary based on the type and purpose of an improvement, financial market conditions, debt service considerations, and agency capabilities and policies.

The exact financing method for various improvements will be determined in conjunction with the phasing of the infrastructure.

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Moreover, the program’s overall performance standard is to select one or more financing and maintenance options to ensure that new development within Aquabella “pays its way.” Further, actual capital facilities, public improvements, and public services will be phased over time, with costs likely to change based on a variety of factors (e.g., technology, evolving needs, market considerations, economic conditions, inflation, etc.). Nonetheless, as an additional performance standard, individual development phases will stand alone functionally and aesthetically, including the provision for adequate parking and other facilities and public services. Some of the possible funding mechanisms for public improvements are listed below:
 Developer-paid impact fees,
 Ad valorem real estate taxes paid by property owners within Aquabella,  Assessment Districts,
 Community Facilities District (i.e., Mello-Roos Community Facilities Act of 1982),  Community Service Districts,
 Facilities Benefit Assessment,
 Conventional subdivision financing,
 Turn-key construction by project applicants,
 Land reservations, offers of dedication, fee dedications, or easements,  Landscape and Lighting Districts and other Maintenance Districts,  Per unit hook-up charges, capacity fees,
 Reimbursement agreements,
 State and/or Federal grants and loans (e.g., MTA, Federal Transportation funds, and various financing programs),
 Public Utility District,
 Homeowner’s Associations, and
 Other acceptable financing mechanisms.

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7.3.8 Phasing
This conceptual Phasing Plan is to coordinate the provision of public facilities and services with the Project's sequence and pattern of development. The Phasing Plan is conceptual in nature and may change over the development lifetime of the modified Project in response to changing market conditions or other unforeseen conditions. Project phasing is intended for illustrative purposes and is not a set schedule. Phasing of development and implementation of public facilities and services may be modified, provided that the required improvements are provided at the time of need. Amendments to the conceptual phasing are considered administrative in nature. Project conditions of approval, a Development Agreement, or other enforceable mechanisms will ensure infrastructure and facility needs are appropriately tied to implementing each development phase.

In that context, the modified Project is estimated to take 12-15 years to build-out with an absorption rate of approximately 1,200 units per year, using a straight-line projection method.

Build-out may take longer due to the multitude of factors affecting the development of large residential and mixed-use projects.

Development implementation may occur within several areas of the site simultaneously. While some of the infrastructure for the Project is already in place, additional infrastructure improvements will be correlated to correspond to development phasing and will consider the sequence required by any public financing mechanisms and any Development Agreement between the applicant and City.

7.3.9 Severability
If any section, subsection, sentence, clause, phrase, exhibit, figure, attachment, table, or portion of this Specific Plan, or any future amendments or additions hereto, is found to be invalid or unconstitutional by a court of competent jurisdiction, such a decision shall not invalidate the remaining portions in whole or in part of this Aquabella Specific Plan Amendment, or any future amendments or additions hereto. In approving the Aquabella Specific Plan Amendment, the City is hereby declaring it would have adopted these requirements and each sentence, subsection, clause, phrase, or portion or any future amendments or additions thereto, irrespective of the fact that any one or more sections, subsections, clauses, phrases, portions or any future amendments or additions thereto may be declared invalid or unconstitutional.

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7.4 Implementation Checklist
Aquabella Implementation
Ministerial Review Checklist
Aquabella Specific Plan Amendment
At the direction of the City of Moreno Valley, Community Development Director, this Ministerial Review Checklist is an exemplar of the checklist to be used for the Aquabella Specific Plan Amendment. The Checklist will be used to review any Aquabella Specific Plan Amendment plot plan application, as well as the matters covered by the Specific Plan Amendment’s ministerial review and approval described below and in Chapter 7, Section

7.3.2 of the Aquabella Specific Plan Amendment.

The purpose of this Checklist is to describe the scope of review for any Aquabella Specific Plan Amendment plot plan applications and other matters covered by the City’s ministerial review in implementing the Aquabella planned community. The City’s review will be limited to: reviewing and verifying compliance with: (a) the Aquabella Specific Plan Amendment’s land use and other plans, standards, and guidelines; (b) the Aquabella Specific Plan Amendment’s adopted mitigation measures; and (c) the City’s adopted conditions of approval.

This Ministerial Review Checklist represents the City’s prescribed form. It must be used and submitted to the City, with all appropriate fees, at the time a future, subsequent plot plan application or other modification application is submitted in conjunction with the Aquabella Specific Plan Amendment.

Compliance with Specific Plan Amendment
Standards
Complies with
Requirement
Requirement
not Applicable
Does not
Comply with
Requirement
Compliance with Implementation Plan,
Specific Plan Chapter 7, Section 7.3.2, which
delineates matters subject to ministerial
review and approval to include:
 Plot Plans (7.3.1.1)
 Interpretations (7.3.1.2)
 Equivalent Standards (7.3.1.3)
 Specific Plan Text, Figure, Table, or
Exhibit Changes (7.3.1.4)
 Minor Deviations from Development
Standards (7.3.1.5)
 Similar Land Uses/Modifications (7.3.1.6)
 Adjustments, Transfers, and
Conversions (7.3.1.7)

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Aquabella Implementation
Ministerial Review Checklist
 Substantial Conformance
Determinations (7.3.2.8)
Please describe any adjustments or
modifications made pursuant to this
Chapter, if any. Permitted adjustments will
be considered as incorporated into
development implementation in determining
compliance with the Specific Plan
Amendment’s Land Uses, Development
Standards, and Design Guidelines, below.
[Add description of any
adjustments/modifications]
Compliance with Land Use Plan, Specific
Plan Chapter 2, Table 2-1 and Figure 2-4.
[Add description of compliance and
functional equivalence]

Compliance with Development Standards,
Specific Plan Chapter 5, Table 5-1,
Development Standards
[Add description of compliance and
functional equivalence]

Compliance with Development Standards,
Specific Plan Chapter 5, Table 5-2, OffStreet Parking Requirements [Add description of compliance and
functional equivalence]

Compliance with Design Guidelines, Specific
Plan Chapter 6, Guideline # X, which
provides XX

ADMINISTRATION AND IMPLEMENTATION
AQUABELLA 7-16
Aquabella Implementation
Ministerial Review Checklist
[Add description of compliance and
functional equivalence]
Compliance with Design Guidelines, Specific
Plan Chapter 6, Guideline # X, which
provides [Add description of compliance and
functional equivalence]

Compliance with Design Guidelines, Specific
Plan Chapter 6, Guideline # X, which
provides [Add description of compliance and
functional equivalence]

Aquabella Final Subsequent Environmental Impact Report, 2024 Compliance with Certified FSEIR Adopted
Mitigation Measures
Complies with
Mitigation
Measure
Mitigation
Measure not
Applicable
Does not
Comply with
Mitigation
Measure
AQ-1 [Add Mitigation Measure Text.]
BIO-1 [Add Mitigation Measure Text.]
[Add All Other Mitigation Measures
Here.]

Aquabella Specific Plan Amendment Conditions of Approval, Date 2024 Compliance with Condition of Approval Complies with
Condition
Condition not
Applicable
Does not
Comply with
Condition
COA 1 [Add Text.]

ADMINISTRATION AND IMPLEMENTATION
AQUABELLA 7-17
COA
2 [Add Text.]
[Add All Other Conditions Here.]

8.0 APPENDICES
AQUABELLA 8-1

8.1 Aquabella Consistency with 2040 General Plan
General Plan 2040 Consistency Table
General Plan Policies Project Consistency
Land Use and Community Character Element
Goal LCC-1: Establish an identifiable city
structure and a flexible land use framework
that accommodates growth and development
over the planning horizon.

Consistent. The Project would establish a
flexible land use plan to accommodate
regional and City housing needs through the
development of up to 15,000 multi-family
residences, 25-acres of supporting
commercial and retail uses, including hotel
uses; 80 acres of parks (comprised of the
previously approved a 40 -acres of lakes,
plus a 15-acre lake promenade, feature and
25 acres of other additional parks), and 40
acres of elementary school and middle
school uses. The Project responds to the
substantial demand for workforce,
education, and other multi-family housing
options, while providing a central Town
Center for recreation, shopping, and
entertainment.

Policy LCC.1-1: Foster a balanced mix of
employment, housing, educational,
entertainment, and recreational uses
throughout the city to support a complete
community.

Consistent. The Project would provide a
balanced mix of uses to support a complete
community. Housing needs would be met by
the approximately 15,000 multi-family
residences. The homes provided by the
Project would provide housing that would
support nearby job centers, including the
World Logistics Center, Riverside University
Health System Medical Center, Kaiser
Permanente Moreno Valley campus,
University of California, Riverside, Moreno
Valley College, and regional and local
shopping and commercial centers. Job
opportunities would also be created onsite
within the 25-acres of commercial and retail
uses, including hotel uses; and within the
elementary and middle school uses.

APPENDICES
AQUABELLA 8-2
General Plan 2040 Consistency Table
General Plan Policies Project Consistency
Elementary and middle school educational
needs would be met through the Project’s
provision of 40 acres of elementary school
and middle school uses.

The Project’s central Town Center area will
provide opportunities for recreation,
shopping, and entertainment. The Project
will provide 80 additional acres of parks,
comprised of the previously approved 40 -
acres of lakes, a 15-acre lake promenade
feature and 25 acres of other additional
parks. Project residents would be able to
take advantage of the myriad nearby
recreational activities, including the Lake
Perris State Recreation Area, which provides
a myriad of recreational activities, including
camping, picnicking, fishing, swimming,
water sports, and boating. The Project
balances uses onsite and in the area to
support a complete community.

Policy LCC.1-2: Expand employment
opportunities locally and provide sufficient
lands for commercial, industrial, residential
and public/quasi-public uses while ensuring
that a high quality of life is maintained in
Moreno Valley.

Consistent. The Project would expand
employment opportunities locally on- and
off-site. Onsite, job opportunities would also
be created within the 25 acres of commercial
and retail uses, including hotel uses. The
elementary and middle school uses would
also provide employment opportunities. The
Project would also expand employment
opportunities locally by providing housing to
support the local workforce, including at
nearby job centers such as the World
Logistics Center, Riverside University Health
System Medical Center, Kaiser Permanente
Moreno Valley campus, University of
California, Riverside, Moreno Valley College,
and regional and local shopping and
commercial centers.

The Project provides for the proposed
creation of an innovative urban village and

APPENDICES
AQUABELLA 8-3
General Plan 2040 Consistency Table
General Plan Policies Project Consistency
downtown center with 15,000 multi-family
housing options for all ages and income
levels and 25-acres of commercial and retail
uses, including hotel uses. The Project
envisions a high quality and vibrant
downtown center development that balances
land uses and allows for a vibrant mix of
business, entertainment, cultural, civic, and
residential, uses. The Project will maximize
opportunities at a property long designated
for mixed commercial and residential mixed
uses without impeding opportunities on
other land in the City.

Policy LCC.1-4: Focus new development in
centers and corridors so as to support the
vitality of existing businesses, optimize the
use of utility infrastructure, and reduce
vehicle trip frequency, length, and associated
emissions.

Consistent. The 2040 General Plan
designates the Project site as Downtown
Center (DC), Aquabella Specific Plan. This
Downtown Center designation plans for a
vibrant mix of business, entertainment,
residential, cultural, and civic uses to
activate the Downtown Center throughout
the day and into the evening. The vitality of
commercial and retail development
downtown is envisioned to be supported by
significant new housing in and adjacent to
the Downtown Center. The 2040 General
Plan envisions the integration of the
Aquabella area into the Downtown Center,
allowing for development of supportive
multi-family housing, facilities, services,
hotel and associated visitor-serving uses,
and shops oriented to hospital staff, patients,
and their families adjacent to the existing
hospital campuses.

The Project is located along a primary
circulation spine road (Nason Street) that
has already been completed. Similarly,
master drainage and master flood control
improvements have already been completed.

APPENDICES
AQUABELLA 8-4
General Plan 2040 Consistency Table
General Plan Policies Project Consistency
The Project will optimize the use of this
existing infrastructure.

The Project site is located in an area with
average VMT below that of the City and the
region. The Project will provide a walkable
and bikeable community proximate to major
area job centers, including World Logistics
Center, Riverside University Health System
Medical Center, Kaiser Permanente Moreno
Valley campus, University of California,
Riverside, Moreno Valley College, and
regional and local shopping and commercial
centers. An efficient transportation network
is a central tenet of the Project, which will
provide a tram connection to job centers,
enhanced transit, pedestrian and bicycle
routes, ridesharing, electric bicycles and
vehicles, transportation network companies
(Uber and Lyft), intelligent transportation
systems, and transportation demand
management measures.

Policy LCC.1-5: Encourage mixed use
development in either a vertical or horizontal
configuration in the Downtown Center, the
Moreno Valley Mall/Towngate Center area,
and at key intersections along major transit
routes.

Consistent. The Project is located in the area
designated Downtown Center (DC) in the
2040 General Plan. The Project consists of a
mixed-use development of up to 15,000
multi-family residences, 25-acres of
supporting commercial and retail uses,
including hotel uses; 80 acres of parks
(comprised of the previously approved a 40 -
acres of lakes, plus a 15-acre lake
promenade, feature and 25 acres of other
additional parks), and 40 acres of
elementary school and middle school uses.

The Project is located along major transit
routes. The Riverside Transit Agency (RTA)
provides existing bus routes proximate to
the site. Route 31 runs along Nason Street to
the Riverside University Medical Center.

Route 20 also serves the site along

APPENDICES
AQUABELLA 8-5
General Plan 2040 Consistency Table
General Plan Policies Project Consistency
Alessandro, Nason, and Moreno Beach Dr to
Riverside University Medical Center, Kaiser
Permanente Hospital, and Moreno Valley
College, and along Nason and Lasselle
Street. Route 41 serves the site from the
Medical Center to Moreno Valley College and
areas to the south. Route 20 bus service also
connect passengers to the Moreno
Valley/March Field Metrolink Station across
Interstate 215. The Project would also
provide a tram connection to job centers,
enhanced transit, pedestrian and bicycle
routes, ridesharing, electric bicycles and
vehicles, transportation network companies
(Uber and Lyft), intelligent transportation
systems, and transportation demand
management measures.

Policy LCC.1-7: Support the continued
buildout of residential areas as needed to
meet the community’s housing needs.

Consistent. The Project site has been
designated for residential mixed-use
development since approval of the Field
Station Specific Plan in 1999. The Project
would buildout this site designated for
mixed-use residential with 15,000 multifamily homes to support the community’s housing needs related to workforce,
education, medical, and other multi-family
housing needs. The Project would assist the
City in meeting its 6th Cycle RHNA allocation
of 13,627 units.

Actions LCC.1-A: Use development
agreements, impact fees, benefit districts
and other mechanisms to ensure the
provision of adequate infrastructure to serve
new development
Consistent. The Project will be conditioned to
pay such appropriate impact fees as
determined by the City’s impact fee schedule
and other laws to ensure the provision of
adequate infrastructure to serve the
development proposed by the Project.

Chapter 7 of the Specific Plan Amendment
addresses the various mechanisms and
funding opportunities that may be used to
ensure adequate infrastructure is provided

APPENDICES
AQUABELLA 8-6
General Plan 2040 Consistency Table
General Plan Policies Project Consistency
concurrent with site buildout. A development
agreement may further address these
issues.

Policy LCC.1-8: Promote a land and resource
efficient development pattern in order to
support efficient delivery of public services
and infrastructure, conserve open space
lands surrounding the city, reduce vehicle
trip lengths and improve air quality.

The Project balances development of up to
15,000 multi-family residences with 25-acres
of supporting commercial and retail uses,
included hotel uses; 80 acres of parks
(comprised of the previously approved a 40-
acres of lakes, plus a 15-acre lake
promenade, feature and 25 acres of other
additional parks); and 40 acres of
elementary school and middle school uses to
promote an efficient land use pattern and
reduce vehicle trip lengths. By maximizing
this mixed-use designated site in the City’s
downtown center for housing, jobs,
recreation, and public facilities, the Project
will discourage sprawl into open space
areas surrounding the City.

The Project site located along major transit
routes and would support frequent and
reliable transit service and other multimodel transportation measures, including walking and biking. The Riverside Transit
Agency (RTA) provides existing bus routes
proximate to the site. Route 31 runs along
Nason Street to the Riverside University
Medical Center. Route 20 also serves the site
along Alessandro, Nason, and Moreno Beach
Dr to Riverside University Medical Center,
Kaiser Permanente Hospital, and Moreno
Valley College, and along Nason and

APPENDICES
AQUABELLA 8-7
General Plan 2040 Consistency Table
General Plan Policies Project Consistency
Lasselle Street. Route 41 serves the site
from the Medical Center to Moreno Valley
College and areas to the south. Route 20 bus
service also connect passengers to the
Moreno Valley/March Field Metrolink Station
across Interstate 215.

A tram would connect the Project’s Town
Center and residential neighborhoods with
Riverside University Health System Medical
Center, Kaiser Permanente Hospital, World
Logistics Center, and the Moreno Valley
March Field Train/Metrolink Station, which
would significantly minimize the need for
single-occupancy vehicle travel and improve
air quality. The Project would also provide
enhanced transit, pedestrian and bicycle
routes, ridesharing, electric bicycles and
vehicles, transportation network companies
(Uber and Lyft), intelligent transportation
systems, and transportation demand
management measures. Vehicle trip lengths
would also be reduced through development
proximate to major job centers in the City
and region (e.g., Riverside University Health
System Medical Center, the Kaiser
Permanente Hospital and medical complex,
Moreno Valley College, and the World
Logistics Center).

Policy LCC.1-11: Require that new
development be compatible with the
standards for land uses, density and
intensity specified in the March Air Reserve
Base/Inland Port Airport Land Use
Compatibility Plan.

Consistent. The Project site is located
outside the influence area for March Air
Reserve Base/Inland Port Airport and
therefore the compatibility criteria of the
March ALUCP do not apply.

Policy LCC.1-12: Balance levels of
employment and housing within the
community to provide more opportunities for
Consistent. The Project would support the
demand for workforce, education, and other
multi-family housing by developing 15,000
multi-family homes proximate to major job

APPENDICES
AQUABELLA 8-8
General Plan 2040 Consistency Table
General Plan Policies Project Consistency
Moreno Valley residents to work locally, cut
commute times, and improve air quality.
centers in the City and region (e.g., Riverside
University Health System Medical Center, the
Kaiser Permanente Hospital and medical
complex, Moreno Valley College, and the
World Logistics Center). This would allow
residents to live and work locally, cutting
commute times and improving air quality.

The Project’s 25-acres of commercial uses
and educational/school facilities would
further balance levels of employment and
housing within the community by providing
approximately 1,443 jobs where workers
may also reside within the Aquabella project.

Available workforce housing may have the
added benefit of attracting other businesses
to the City, further reducing long commutes
and achieving a better balance of jobs-tohousing.

Goal LLC-2: Foster Vibrant gathering place
for Moreno Valley residents and visitors.

Consistent. The design of the Project focuses
on creating a premier urban village and
downtown center, including a cutting-edge
Town Center interfacing and connecting with
existing, adjacent health care facilities;
designing to include prominent landmarks,
monumentation, and gathering places
throughout the urban pedestrian trail fabric;
use of an integrated lake, lake promenade,
parks, and schools features; and
implementing a pedestrian-friendly, bicycle,
and multi-use trails network to provide a
welcoming and vibrant gathering places for
the City’s residents and visitors. The
sustainable mixed-use neighborhood will
provide places for people to live, work,
recreate, and shop – all linked to the lakes,
lake promenade, parks, schools, trails, and
adjacent and proximate major job centers.

High-quality restaurants, and retail offerings
will support a vibrant economic and social

APPENDICES
AQUABELLA 8-9
General Plan 2040 Consistency Table
General Plan Policies Project Consistency
core within the Project’s commercial center.

The Project will provide a social gathering
place for the region, creating moments and
experiences not found anywhere else.

Policy LCC.2-1: Create a Downtown Center
with a vibrant mix of uses that will serve as
the primary hub and focal point of Moreno
Valley economic and cultural engine in the
region.

Consistent. The design of the Project in the
City’s Downtown Center area focuses on
creating a hub and focal point of Moreno
Valley in the region. The cutting-edge Town
Center adjacent health care facilities; design
to include prominent landmarks,
monumentation, and gathering places;
incorporation of a recreational lake, lake
promenade, parks, and schools features; and
implementing a pedestrian-friendly, bicycle,
and multi-use trails network to provide a
welcoming and vibrant gathering places for
the City’s residents and visitors. The
sustainable mixed-use neighborhood will
provide places for people to live, work,
recreate, and shop – all linked to the lakes,
lake promenade, parks, schools, trails, and
adjacent and proximate major job centers.

High-quality restaurants, and retail offerings
will support a vibrant economic and social
core within the Project’s commercial center.

Streetscape design will create a pedestrian
and multi-modal experience within
Aquabella. The Project will provide a social
gathering place for the region, creating
moments and experiences not found
anywhere else.

Policy LCC.2-2: Require that proposed
projects in the Downtown Center prepare an
area plan demonstrating consistency with
the principles outlined in Table LCC-2 and
the illustrative development program shown
in Table LCC-3 prior to approval.

Consistent. This Aquabella Specific Plan
Amendment serves as an area plan under
the City of Moreno Valley Municipal Code,
Section 9.07.010 (B)(3), which provides that
for a large project in the downtown center
district, an existing or proposed specific plan
may be used in lieu of an area plan. The
Specific Plan Amendment demonstrates

APPENDICES
AQUABELLA 8-10
General Plan 2040 Consistency Table
General Plan Policies Project Consistency
Development on smaller parcels may satisfy
this requirement with a site plan.
consistency with Table LLC-2, Downtown
Center Development Principles, and Table
LCC-3, Downtown Center Illustrative
Development Program. Refer to Chapter 6 of
this Specific Plan.

Policy LCC.2-3: Within the Downtown Center,
ensure the high intensity of development is
concentrated so as to create a central core
with a mix of uses to activate it throughout
the day and evening and to promote strong
connectivity between new uses and RUMC,
Aquabella, and the Kaiser hospital campus.

Consistent. The Project provides for higher
intensity residential and commercial
development concentrated around the urban
village and downtown center. The cuttingedge Town Center and hotel will be located proximate to the Riverside University Health
System Medical Center and Kaiser hospital
campus, creating a centralized and
accessible core. High-quality restaurants
and retail offerings together with and civic,
cultural, and/or entertainment events, will
activate this Town Center throughout the day
and into the evening. The integrated lake,
lake promenade, parks, multi-use trails
network, and schools features promote a
walkable, bikeable, and active environment
for residents, visitors, and workers to enjoy.

The human scale design, parks, lakes, and
trails strengthen the connectivity between
the Project and adjacent uses, integrating
into the rhythm of daily activity in the area.

Policy LCC.2-4: Leverage the presence of the
hospitals and large tracts of vacant land to
attract new higher-wage employers to the
Downtown Center.

Consistent. The Project would attract higherwage employers to the City by promoting adequate workforce housing proximate to
major job centers in the City and region (e.g.,
Riverside University Health System Medical
Center, the Kaiser Permanente Hospital and
medical complex, Moreno Valley College, and
the World Logistics Center). The urban Town
Center would act as a new, attractive social
core and downtown center for the area,
building a sense of place and providing
visitor-serving uses. The proximity of
residential multi-family homes to higher-

APPENDICES
AQUABELLA 8-11
General Plan 2040 Consistency Table
General Plan Policies Project Consistency
education facilities including the University
of California, Riverside (UCR) and Moreno
Valley College would also help to attract
higher-wage employers to the City and
surrounding area.

Policy LCC.2-5: Integrate new employmentoriented uses into the fabric of the Downtown Center as employment,
educational, corporate, and research
campuses and/or as part of mixed- use
developments.

Consistent. The Project will both provide a
number of jobs and support existing and
planned job growth within the City and
region. The Project’s proposed 25 acres of
commercial/retail, hotel, and educational
uses are anticipated to create 1,443 new jobs
in the City are supportive of the surrounding
medical and educational facilities and
provide a place where workers can live,
recreate, and shop. Creating this proposed
mixed-use hub of multi-family residential
development, economic, and cultural uses
proximate to major job and educational
centers (e.g., Riverside University Health
System Medical Center, the Kaiser
Permanente Hospital and medical complex,
Moreno Valley College, UCR, and the World
Logistics Center) will help integrate the
City’s Downtown Center with the nearby
employment, educational, corporate, and
research campuses and create destination
and focal points for the region.

LCC.2-6: Create a Central Park facility to
serve as a defining feature of the Downtown
Center.

Consistent. 80 acres of park features will be
provided with the Project, including the
previously approved 40-acre lake complex
acting as a “central park” facility, a 15-acre
lake promenade feature, and 25 acres of
other additional parks. The lake and lake
promenade will provide a centralized area
for public recreation and entertainment with
family-friendly amenities, while also
providing pedestrian and bicycle connectivity
to the hospitals and residential areas.

APPENDICES
AQUABELLA 8-12
General Plan 2040 Consistency Table
General Plan Policies Project Consistency
LCC.2-7: Recognize recreation and
entertainment as key contributors to the
vitality of the Downtown Center and
accommodate a world class
sports/recreational facility to provide
activities and entertainment for Moreno
Valley residents.

Consistent. The 80 acres of park features
will include the previously approved 40-acre
lake complex, a 15-acre lake promenade
feature, and 25 acres of other additional
parks. The parks, trails, and open space
features will be walkable and bikeable, and
serve as gathering places for the community.

It is further intended that the lake complex
may be used for water sports, such as
swimming, paddleboarding, kayaking, and
canoeing.

LCC.2-8: Transform Nason Street and
Alessandro Boulevard into grand boulevards
with a distinctive, inviting character that
announces arrival in Downtown Moreno
Valley.

Consistent. Located along Nason Street and
Cactus Avenue, the Project will provide key
visual gateway entry points from these
streets that create a sense of arrival within
the Downtown Center area of the City and
Project. Nason Street was previously
widened to its intended 4-lanes adjacent to
the project, with landscaped center medians
as contemplated by the prior 2005 Aquabella
Specific Plan Amendment. The Project would
visually complete the transformation of
Nason Street into a distinctive, grand
boulevard by implementing entry
monumentation and installing landscaping
with an inviting plant palette, hardscaping,
and multi-use meandering trails adjacent to
this roadway.

LCC.2-9: Support the vitality of commercial
and retail development downtown with
significant new housing in and adjacent to
the Downtown Center.

Consistent. The Project would develop
15,000 multi-family homes to support the
community’s housing needs related to
workforce, education, medical, and other
multi-family housing needs. The Project’s
provision of multi-family housing proximate
to the World Logistics Center, Riverside
University Health System Medical Center,
Kaiser Permanente Moreno Valley campus,
University of California, Riverside, Moreno

APPENDICES
AQUABELLA 8-13
General Plan 2040 Consistency Table
General Plan Policies Project Consistency
Valley College, and regional and local
shopping and commercial centers would
support the vitality of these existing
commercial, retail, industrial, medical, and
educational employers. The Project would
assist the City in meeting its 6th Cycle RHNA
allocation of 13,627 units. Further, the
Project’s 25 acres of commercial and retail
uses, including hotel uses, has been
designed to meet the needs of the City and
downtown area without overbuilding. By
appropriately balancing the demand for
homes with locally- and regionally- serving
commercial/retail mixes uses, the Project
would support the vitality of existing
businesses.

LCC.2-10: Create an attractive, safe
environment for bicycles and pedestrians
that promotes “micro-mobility” and
connectivity within the Downtown Center as
well as encourage electric and autonomous
vehicles.

Consistent. The design of the Project
integrates complementary architecture,
lighting, and landscaping in a manner that
contributes to the character of the City’s
downtown center and fosters public safety.

The size and scale of the Project plans for an
integrated, connected Town Center and
residential neighborhoods intended to
maximize walkability and encourage day-today interaction between the mix of complementary land uses ― all as part of an
efficient transportation network in central
Moreno Valley that incorporates automobile
travel, tram, transit, pedestrian and bicycle
routes, and other multi-modal transportation
programs and technologies that will move
residents efficiently to and from major job
centers. The Project fosters biking and
pedestrian uses through extensive parks,
multi-use trails, sidewalks, shared roads,
and the lake promenade and open space
features, which will be designed to provide
safe walking and biking options. The Project

APPENDICES
AQUABELLA 8-14
General Plan 2040 Consistency Table
General Plan Policies Project Consistency
would also provide a tram to nearby job
centers, enhanced transit, ridesharing,
electric bicycles and vehicles, transportation
network companies (Uber and Lyft),
intelligent transportation systems, and
transportation demand management
measures. Electric vehicles and
autonomous vehicles would be further
encouraged by EV charging stations
integrated throughout the community.

LCC.2-11: Allow for the evolution of the
Downtown Center and encourage site
planning that facilitates redevelopment of
sites within the core of the area in the future
as land values increase and higher
development intensities become more
financially feasible.

Consistent. The Specific Plan Amendment
provides a comprehensive plan and vision
for the implementation of the Aquabella site
that allows for flexibility in implementation
as the Project is developed in phases. The
Project will provide an urban hub and
gathering space in the City’s Downtown
Center, together with multi-family housing at
an intensity that will support future planned
development in the broader Downtown area.

Action LCC.2-B: Prioritize the completion of
catalyst projects for the Downtown Center,
including the Town Center development at
Nason and Alessandro and the Aquabella
Specific Plan.

Consistent. The Project will implement the
Aquabella Specific Plan (Amendment 2) as a
catalyst project in the Downtown Center.

Like the previously approved project, the
Project maintains the lakes, the lake
promenade, parks, trails, and commercial
uses, but provides for 15,000 multi-family
housing options to better meet the present
and future housing needs of the City and
region.

Policy LCC.2-21: Orient residential uses to
the street and discourage the use of walls
and fences. Employ a variety of techniques
to buffer residential uses on the corridors
from traffic and noise, including setbacks,
landscaping, stoops, and raised entries.

Consistent. To activate the Project
streetscape and create visual interest,
residential uses will be oriented to the
street. As set forth in Chapter 6 of this
Specific Plan Amendment, visual interest and
buffering techniques will include sidewalks
and walkways setback from the street,
landscaping and trees, stoops, clearly

APPENDICES
AQUABELLA 8-15
General Plan 2040 Consistency Table
General Plan Policies Project Consistency
defined entries, outdoor seating areas, and
hardscaping, as well as artwork and water
features incorporated in the mixed-use Town
Center. Accent walls, low patio walls, and
seat walls may be incorporated into the
residential uses and streetscape as design
elements and to enclose patio seating. Walls
may also be used for monumentation, to
screen parking, service, refuse, and storage
areas, and to screen mechanical and utility
equipment. Where screen walls are used,
they will incorporate decorative elements
and planting areas.

Policy LCC.2-22: Encourage new mixed-use
and commercial development to incorporate
visual quality and interest in architectural
design on all visible sides of buildings
through the following approaches:
 Utilizing varied massing and roof types,
floor plans, detailed planting design, or
color and materials;
 Maintaining overall harmony while
providing smaller-scale variety; and
 Articulating building facades with
distinctive architectural features like
awnings, windows, doors, and other such
elements.

Consistent. The Project’s landscape and
architectural design guidelines (Specific Plan
Amendment, Chapter 6) for the mixed-use
Town Center incorporates standards to
ensure visual quality and interest in
architectural design that promotes overall
harmony within the Aquabella and creates a
vibrant, inviting, pedestrian-scale
community. Varied massing and roof types,
planting design, color, and materials will be
incorporated to give identity to the Town
Center and retail/commercial areas within
the community. In the Town Center, roofs
will include varying rooflines using
variations in retail height, stepped parapets,
hip or vaulted roofs, domes, towers, and/or
other distinct roof forms. Building facades
will include storefront windows, outdoor
seating and dining, awnings or canopies,
decorative lighting, columns or pilasters, and
other elements to create visual interest.

Other commercial development onsite may
include office buildings and a hotel. The
Design guidelines similarly ensure varied
massing and roof types, harmony, and
architectural interest in implementing these

APPENDICES
AQUABELLA 8-16
General Plan 2040 Consistency Table
General Plan Policies Project Consistency
other permitted commercial uses. Refer to
Section 6.4.3 and 6.4.4 of this Specific Plan
Amendment.

Policy LCC.2-23: Ensure that commercial
uses are designed to incorporate ground
floor transparency and pedestrian activity.

Consistent. Ground floor commercial and
mixed-uses are designed to incorporate
transparent windows. Clear glazing is
preferred. Opaque, heavily tinted, and
reflective glass will not be used on the first
floor of building frontages facing streets, the
lake, a park, or a similar public open space.

Policy LCC.2-24: At intersections on the
mixed-use corridors, prioritize retail and
other uses that promote pedestrian activity
on the ground floor of buildings.

Consistent. While this policy appears to apply
to the new, Mixed-Use Boulevard designation
along Perris Boulevard in the City, the
Project design promotes retail and other
uses that promote pedestrian activity on the
ground floor in the mixed-use Town Center.

Policy LCC.2-25: Encourage the development
of bicycle, pedestrian, and transit access that
reduces the need for on-site parking.

Improve the pedestrian experience within
these corridors through street trees and
landscaping.

Consistent. The Project plans for an
integrated, connected downtown center
neighborhood intended to maximize
walkability, bikeability, and transit use as
part of an efficient transportation network in
the City. The Project incorporates transit,
pedestrian and bicycle routes, and other
multi-modal transportation programs and
technologies to move residents efficiently to
and from major job centers and reduce the
need for on-site parking. Extensive parks,
trails, the lake promenade and open space
features, sidewalks, walkways, and
roadways will encourage biking and walking.

The Project would also provide a tram to job
centers, enhanced transit, ridesharing,
electric bicycles and vehicles, transportation
network companies (Uber and Lyft),
intelligent transportation systems, and
transportation demand management
measures. Trees and landscaping will be
used throughout the site, along streets, and

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along multi-use trails and sidewalks, which
will improve the pedestrian experience and
have a cooling effect to further promote
walking and biking.

Policy LCC.2-27: Where possible, require that
adjacent uses share driveways in order to
limit the number of curb cuts along
Alessandro, Sunnymead, Nason, and Perris.

Consistent. No driveways are presently
proposed along Nason. While the precise
location of driveways will be determined as
Project development is implemented, it is
generally intended that driveways would be
located along neighborhood streets, where
feasible, rather than along arterials such as
Nason. Alessandro, Sunnymead, and Perris
do not provide access to the site.

Policy LCC.2-28: Encourage landscaped
common public spaces to be incorporated
into new mixed-use development.

Consistent. The Project proposes to create
a vibrant economic and social core within the
center of the City, including the lake
features, lake promenade, and public spaces
within the downtown center. Drought
tolerant, sustainable landscaping would be
professionally maintained throughout the
development.

Policy LCC.2-29: Design of public spaces
should ensure they are:
 Lined with active uses at-grade and
located near building entrances,
windows, outdoor seating, patios, or
balconies that overlook park spaces, and
other areas with strong pedestrian
activity.
 Be completely visible from at least one
street frontage and as feasible, be at
least 50% visible from a secondary street
frontage.
 Primarily defined by adjacent buildings,
which will contribute to the unity and
environmental quality of the space.

Consistent. Public spaces along Project
streetscapes, gathering places, parks, the
lake and lake promenade, and elsewhere will
be lined with active uses at-grade to activate
the outdoor environmental and promote
social spaces, As set forth in Chapter 6 of
this Specific Plan Amendment, the public
streetscape will include sidewalks and
walkways will be setback from the street,
landscaping and trees, stoops, clearly
defined entries, outdoor seating areas,
hardscaping, as well as artwork and water
features incorporated in the mixed-use Town
Center, will be incorporated at grade. Accent
walls, low patio walls, and seat walls may be
incorporated into the residential uses and
streetscape, as well as enclosed patio

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 Be located at the same grade level as the
public sidewalk when possible. Where
changes in grade are an important
element of the overall design and
programming, clear and direct access
from the public sidewalk should be
accommodated, and universal
accessibility provided.
 Reflect the design and placemaking
elements of the surrounding area
through the use of architectural styles,
signage, colors, textures, materials and
other elements.
 Be constructed with low impact and
permeable paving materials to efficiently
manage the stormwater and minimize
the area’s heat island effect.
 Connect to bike and pedestrian facilities
and be a part of an interconnected
pathway or parkway system where
feasible.
seating. Central gathering areas will be
provided in the Town Center, lake and lake
promenade, parks, and open spaces, and will
be defined by the adjacent buildings and
views across the lake to the mountains
beyond. Public spaces will reflect the design
and placemaking character of Rancho
Belago, with specific styles, signage, colors,
textures, materials and other elements
defined further at the Village level. Heat
island effects will be minimized through use
of low impact and permeable paving,
creation of the lake, tree coverage to create
and urban forest and arboretum experience.

Bike and pedestrian facilities will connect
throughout the public spaces onsite to
residential neighborhoods and retail Town
Center onsite, and to employment centers
and recreation beyond the Project’s limits.

Policy LCC.2-30: Establish parks and plazas
to serve as meeting areas in new
neighborhoods and ensure a safe and secure
environment through the development
review and approval process.

Consistent. The Project establishes an
integrated, connected downtown center
neighborhood with 80 acres of parks,
comprised of the previously approved a 40-
acres of lakes, plus a 15-acre lake
promenade, feature and 25 acres of other
additional parks to serve as meeting areas
for Aquabella and the broader community.

Site lighting throughout the community will
provide a level of safety while helping to
define the character of the Project. Street,
parking area, promenade, trail, and park
lighting will each be designed to meet all city
requirements. Lighting will complement the
Project design, and all lighting will be
designed to be hooded and facing
downwards so as to provide safety in key

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areas such as parks while not spilling onto
adjacent properties.

Goal LCC-3: Build a distinctive sense of place
and pride in Moreno Valley.

Consistent. The Project will implement the
long-held vision of the City to see the
Aquabella site transformed into a mixed-use
community of housing, commercial uses, a
lake complex, and associated cultural, civic,
and entertainment amenities. The Project
maximizes and upgrades this vision,
implementing an urban hub destination, 40-
acre lake complex, parks, lake promenade,
and 15,000 multi-family residential units to
establish the social and recreational fabric of
the community. Architectural design,
landscaping, and monument features will
further build a distinctive sense of place and
pride at the site and in the City.

Policy LCC.3-1: Insist on high-quality
development that is sensitive to surrounding
context throughout the city and particularly
in centers and corridors.

Consistent. The Project site is surrounded
by and proximate to existing residential
uses, schools, the Riverside University
Health System Medical Center, Kaiser
Permanente Moreno Valley campus, Moreno
Valley College, World Logistics Center, and
UCR. The Project will provide an integrated
community for the workforce, educators,
students and other residents to enjoy,
together with a variety of commercial, retail,
recreational, social, and visitor-serving
amenities. Attractive architecture,
landscaping, open spaces, gateway entry
points, the lake complex, lake promenade,
and other amenities implement a highquality development while assisting the City to meet its housing needs along the Nason
Street corridor in the Downtown Center.

Policy LCC.3-2: Use development standards
to ensure smooth transitions for areas that
border one another so that neighborhoods
Consistent. Chapter 5 and 6 of the Specific
Plan provide development standards and
design guidelines for future development

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General Plan Policies Project Consistency
and districts maintain their unique qualities
while being compatible with one another.
within the Project, which will ensure smooth
transitions for areas that border one
another, thereby maintaining neighborhoods’
and districts’ unique qualities.

Policy LCC.3-3: Promote the Moreno Valley
College as a community asset that
contributes to local identity and seek to
better integrate the College with the rest of
the city, including the Downtown Center and
adjacent neighborhoods through urban
design, transportation linkages, and
promotion of College events.

Consistent. The Project site is located
proximate to Moreno Valley College and will
provide an integrated mixed-use residential
community for area workforce, educators,
students and other residents to enjoy. The
Project will provide walking, bike, car, and
transit connections to the College through
extending onsite sidewalks, walkways, trails,
and roadways, and providing a tram to job
centers, enhanced transit, ridesharing,
electric bicycles and vehicles, transportation
network companies (Uber and Lyft),
intelligent transportation systems, and
transportation demand management
measures. The Project site will also provide
an urban Town Center to host and promote
local events.

Policy LCC.3-4: Strengthen the sense of
arrival into Moreno Valley and the Downtown
Center with gateway design at the locations
shown on Map LCC-3. Gateway design
elements shall include streetscape design,
signage, building massing, and similarly
themed design elements.

Consistent. Key entry gateway points,
attractive architectural and streetscape
design, and signage and monuments will
strengthen the sense of arrival to the City’s
Downtown Center and Aquabella community.

Building massing will be an appropriate size
and scale, and the lakes, lake promenade,
and other amenities provided by the Project
will create a sense of space and community
within the Downtown Center.

Policy LCC.3-5: Incorporate prominent
corner architectural features, such as
prominent entries or corner towers, on new
development at key intersections or
gateways.

Consistent. Prominent entry monumentation
structures, wayfinding, and signature tree
groves will be provided at enhanced gateway
entries to the site. See Specific Plan
Amendment Figures 6-9 and 6-10.

Policy LCC.3-6: Maintain continuity in
streetscape design along major streets and
Consistent. The Project would complete
streetscape design along major streets in a

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avenues that traverse the city north to south
and east to west.
manner that continues to build the Rancho
Belago character and identity of the area.

The wide, integrated walkways and trails
would connect to other City and regional
trails off-site.

Policy LCC.3-7: Continue to support
community identity with streetscape
improvement and beautification projects in
both existing residential areas and
commercial centers, as well as new mixeduse areas that incorporate unified landscaping and pedestrian amenities.

Amenities should include bus shelters,
pedestrian safety treatments such as
sidewalk bulb-outs and widening and
improved crosswalks, and city-branded
decorative elements such as street lighting,
concrete pavers, tree grates, and theme
rails.

Consistent. Unified landscaping and
pedestrian amenities will be incorporated
into the Project. Drought tolerant,
sustainable landscaping would be
professionally maintained throughout the
development. Pedestrian amenities will
include bus/tram shelters, pedestrian safety
treatments such as landscaped street
chokers, improved crosswalks, bridges over
arterials and the onsite drainage, landscaped
medians, and decorative elements such as
street and trail lighting, concrete pavers,
benches, etc.

Goal LCC-4: Expand the range of housing
types in Moreno Valley and ensure a variety
of options to suit the needs of people of all
ages and income levels.

Consistent. The Project will provide a range
of multi-family residential housing options
within the Downtown Center to meet the
needs of people of all ages and income
levels, including area workers, students,
educators, and those in the health care field.

Policy LCC.4-1: Promote a range of
residential densities throughout the
community to encourage a mix of housing
types in varying price ranges and rental
rates.

Consistent. Designed to allow flexibility in
implementing the Project in a manner that
best meets the City’s housing needs, the
Project will provide housing at a range of
types, densities, and prices.

Policy LCC.4-2: Promote the development of
a greater variety of housing types, including
single-family homes on small lots,
accessory dwelling units, townhomes, lofts,
live-work spaces, and senior and student
housing to meet the needs of future
demographics and changing family sizes.

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future demographics and changing family
sizes.

Policy LCC.4-3: Encourage a mix of for sale
and rental housing units in centers and
corridors.

Consistent. The residential area surrounding
the Project site is comprised of mostly
single-family, for-sale units, with some
multi-family units to the south. The Project
would focus rental housing units in this
underserved rental area, thereby providing a
suitable mix of for-sale and for-rent units in
the City’s center.

Policy LCC.4-4: Encourage multi-family
developments and live-work units in
residential mixed-use areas to provide
housing options that are affordable for
artists, creative entrepreneurs, emerging
industries, and home-based business
operators.

Consistent. Multi-family housing will be
provided at a range of types, densities, and
prices that will meet the needs of a range of
residents, such as artists, creative
entrepreneurs, emerging industries, and
home-based business operators.

Policy LCC.4-5: Encourage the use of
innovative and cost-effective building
materials, site design practices and energy
and water conservation measures to
conserve resources and reduce the cost of
residential development.

Consistent. Environmental sustainability and
innovation is a primary vision for the Project.

The site will reduce energy usage through
encouraging pedestrian, bike, and transit use
by designing welcoming trail, sidewalk,
walkway, and transit facilities. Enhanced
transit, ridesharing, electric bicycles and
vehicles, transportation network companies
(Uber and Lyft), intelligent transportation
systems, transportation demand
management measures, and a tram to
adjacent and proximate major job centers
would also reduce energy and resource use.

EV charging stations would be integrated
throughout the community.

Building materials and site design will
comply with California’s Building Energy
Efficiency Standards, which reduce wasteful
and unnecessary energy consumption in
newly constructed buildings related to
efficient materials, solar generation, water

APPENDICES
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General Plan Policies Project Consistency
usage, etc. Water will be conserved onsite
through the use of native and droughttolerant plants in landscaping. In addition, through the implementation of sophisticated
BMPs, the lakes will act to treat and store
runoff onsite, conserving water resources
that would otherwise be wasted and allowing
for its use as onsite irrigation.

Policy LCC.4-6: Cater to the needs of larger,
multi-generational families by both
promoting the development of 3 and 4-
bedroom homes and by facilitating
construction of accessory dwelling units.

Consistent. 3-bedroom, multi-family homes
proposed by the Project would cater to the
needs of larger, multi-generational families.

The Project does not include or plan for the
construction of accessory dwelling units
(ADUs); however, they would be permitted to
the extent allowed by state law.

Policy LCC.4-7: Promote availability of senior
and independent assisted living facilities
distributed equitably throughout the
community to meet the needs of the
community’s aging population.

Consistent. While the Project is not agerestricted for seniors, the multi-family homes it will provide are intended to meet a
range of housing needs, price ranges, and
residential age ranges. Seniors would be one
demographic that may be targeted due to the
relatively lower cost of multi-family living
and extensive amenities, recreational
options, and nearby shopping, restaurants,
and social experiences that the Project will
provide.

Policy LCC.4-8: Facilitate opportunities to
incorporate innovative design and program
features into affordable housing
developments, such as on-site health and
human services, community gardens, carsharing, and bike facilities. Support the development of projects that serve homeless
and special needs populations.

Consistent. Located adjacent to two major
medical centers, the Project presents a
unique opportunity to connect health
services with the visitor-oriented,
recreational, and commercial/retail services
onsite. Pedestrian bridges may connect the
site to the adjacent medical centers, and bike
lanes, multi-use trails, and shared road
facilities will be included throughout the site.

Health care-related uses are permitted
within the Project. Extensive landscaping,
parks, and open space areas will be provided

APPENDICES
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General Plan Policies Project Consistency
onsite, and the lake promenade will
incorporate stylized gardens, follies, and
other amenities to create the feeling of an
arboretum. While the Project is not incomerestricted, the variety of multi-family home types and sizes will provide workforce
affordable homes with these design features
and amenities.

Policy LCC.4-9: Densities in excess of the
maximum allowable density for residential
projects may be permitted pursuant to
California density bonus law.

Consistent. The Project will comply with the
California density bonus law.

APPENDICES
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Economic Development Element
Goal E-1: Diversify and grow the local
economy
Consistent. The Project’s 15,000 multi-family
homes and supporting commercial,
recreational, and educational uses proximate
to the World Logistics Center, Riverside
University Health System Medical Center,
Kaiser Permanente Moreno Valley campus,
University of California, Riverside, Moreno
Valley College, and regional and local
shopping and commercial centers would
support the vitality of these existing
commercial, retail, industrial, medical, and
educational employers and growth in these
area industries locally. Taking advantage of
the Project’s unique location in the
geographic center of the City, the Project’s
walkable retail downtown center, lakes and
lake promenade, parks, schools, trails, and
housing will implement moments and
experiences that cannot be found elsewhere
in the City or Inland Empire. The Project’s 25-
acres of commercial and retail uses have
been designed to create a vibrant, premier
downtown area to directly grow the local
economy with locally- and regionallyserving commercial/retail mixes uses, while also strengthening the vitality of the local
economy. Further, by providing homes that
are affordable to the area workforce,
employers thinking of relocating to the City
and region will be better able to do so while
recruiting and retaining employees.

Goal E-2: Strengthen and retain existing
businesses.

Consistent. The Project’s 15,000 multi-family
homes and supporting commercial,
recreational, and educational uses proximate
to the World Logistics Center, Riverside
University Health System Medical Center,
Kaiser Permanente Moreno Valley campus,

APPENDICES
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University of California, Riverside, Moreno
Valley College, and regional and local
shopping and commercial centers would
support the vitality of these existing
commercial, retail, industrial, medical, and
educational employers and growth in these
area industries locally. Homes affordable to
the area workforce will mean employers are
able to retain employees, and employees will
be able to live and work in the City.

Residents of the Project will also be
customers to local businesses,
strengthening the overall customer base in
the City. Further, the Project’s Town Center
will create a vibrant social center and
premier destination within the City,
improving the quality of life in central
Moreno Valley with quality schools, parks,
multi-use trails, responsive public services,
and reliable utility infrastructure.

Policy E.2-2: Strengthen the existing
medical/hospital cluster by facilitating the
establishment of supportive businesses and
uses such as surgical centers, medical
offices, post-acute care medical facilities,
conference space, hotels, restaurants, and
retail shops.

Consistent. The Project takes advantage of
its location within the existing
medical/hospital cluster and plans for
supporting business and uses to strengthen
these facilities. The cutting-edge Town
Center will be located proximate to the
Riverside University Health System Medical
Center and Kaiser hospital campus, creating
a centralized and accessible core. Highquality restaurants and retail offerings, together with and civic, cultural, and/or
entertainment events, will activate this Town
Center throughout the day and into the
evening. The integrated lake, lake
promenade, parks, multi-use trails network,
and schools features promote a walkable,
bikeable, and active environment for
residents, visitors, and workers to enjoy. The
human scale design, parks, lakes, and trails

APPENDICES
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strengthen the connectivity between the
Project and adjacent uses, integrating into
the rhythm of daily activity in the area.

Policy E.2-4: Support the vitality of existing
logistics, e-commerce, and international
trade businesses.

Consistent. The Project’s 15,000 multifamily homes and supporting commercial uses would help to house employees of
logistics business in the City including the
World Logistics Center, which is in the
process of developing over 2 million square
feet of logistics and light industrial uses
approximately 2.5 miles from the site. Transit
and trams would provide daily transport for
residents to the World Logistics Center,
Riverside University Health System Medical
Center, Kaiser Permanente Hospital, and the
Moreno Valley March Field Train/Metrolink
Station. Tram stops will be provided at each
neighborhood entry on arterial streets for
convenient access. The Project will also
support the entertainment, commercial,
recreational, educational, and other needs of
logistics workers and businesses in the City
and region.

Policy E.2-8: Cultivate a vibrant retail,
entertainment, and restaurant sector and
minimize retail sales leakage by
concentrating new residential development
in locations where it can support retail
vitality, and by attracting higher wage jobs to
Moreno Valley to support a robust retail
economy.

Consistent. The Project envisions a high
quality and vibrant downtown center where
residents and visitors can live, work, play,
and shop. The Town Center area balances a
mix of retail businesses and restaurants,
which would be supported by the
concentration of new residential
development. The size and scale of the
Project is designed to maximize walkability
and bikeability to encourage daily interaction
between these complementary land uses
and minimize retail sales leakage.

Workforce housing would also attract better
jobs to the City as employers thinking of

APPENDICES
AQUABELLA 8-28
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relocating here will be better able to do so
while recruiting and retaining employees.

Goal E-3: Enhance Moreno Valley’s profile
and competitive position.

Consistent. The Project proposes to deliver
a premier mixed-use, urban village and
downtown center within the geographic
“center” of the City. The Project is guided by
the overall goal of creating a unique,
neighborhood downtown center where
residents and visitors can live, work, play,
and shop. The Project retains the character
of the surrounding area, connects it to the
adjacent uses, and creates a hub of diverse
multi-family residential home options within
the center of the City to address the needs of
the City’s existing and future residents,
accommodate and enhance jobs in onsite,
adjacent, and proximate major job centers in
order to reduce long commutes, achieve a
better balance of jobs-to-housing, and
facilitate job growth in central Moreno
Valley.

Policy E.3-8: Provide a range of housing
types – from apartments and condominiums
to starter homes and executive housing –
throughout the community to attract new
businesses and encourage expansion.

Consistent. A diverse range of housing
options will be provided with the Project,
including duplexes, duet, or paired homes,
cluster and courtyard homes, townhomes,
apartments, live/work homes, and homes
available to students and seniors. The
Project is complementary to and compatible
with the mostly single-family, for-sale units
surrounding the site. This balanced range of
housing types will meet a variety of housing
needs to attract new businesses and
encourage expansion in the community.

Policy E.3-10: Promote and support
recreational, sporting, cultural, and
entertainment events in and around Moreno
Valley to build the city’s reputation as a
desirable destination and help create
Consistent. The Project’s central Town
Center area will provide opportunities for
recreation, shopping, entertainment events,
and other visitor-servicing and cultural uses.

The Project will provide 80 additional acres

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opportunities for increased visitation, hotel
stays, sales tax generation, and employment.
of parks, comprised of the previously
approved a 40 -acres of lakes, a 15-acre lake
promenade feature and 25 acres of other
additional parks. The parks, trails, and open
space features will be walkable and
bikeable, providing ample recreational area
and serving as gathering places for the
community. The lake complex may be used
for water sports such as swimming, paddle
boarding, , kayaking and canoeing. Proximate
to the Lake Perris State Recreation Area and
connected through sidewalks, trails, and bike
paths, residents would be able to take
advantage of its myriad of recreational
activities, including camping, picnicking,
fishing, swimming, water sports, and boating.

Circulation Element
Goal C-1: Strengthen connections to the
regional transportation network.

Consistent. The site’s primary circulation
spine road improvements along Nason
Street have already been completed, which
connects to SR-60 to the north. The Project
plans to complete an internal extension of
John F. Kennedy Dr. through the central
portion of the site, which in turn connects to
I-215 to the west. The Project thereby
strengthens connections through the City to
the regional roadway network.

The Riverside Transit Agency (RTA) provides
existing bus routes proximate to the site.

Route 31 runs along Nason Street to the
Riverside University Medical Center. Route
20 also serves the site along Alessandro,
Nason, and Moreno Beach Dr to Riverside
University Medical Center, Kaiser
Permanente Hospital, and Moreno Valley
College, and along Nason and Lasselle
Street. Route 41 serves the site from the
Medical Center to Moreno Valley College and

APPENDICES
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General Plan Policies Project Consistency
areas to the south. Route 20 bus service also
connect passengers to the Moreno
Valley/March Field Metrolink Station across
Interstate 215. The Project would also
provide enhanced transit, pedestrian and
bicycle routes, ridesharing, electric bicycles
and vehicles, transportation network
companies (Uber and Lyft), intelligent
transportation systems, transportation
demand management measures, and a tram
proximate major job centers and the
Metrolink station, further bolstering and
responding to the demands of the regional
transportation network.

Policy C.1-1: Support regional infrastructure
investments for all modes to relieve
congestion and support healthy communities
in the City of Moreno Valley.

Consistent. The site’s primary circulation
spine road improvements along Nason
Street have already been completed, which
connects to SR-60 to the north. The Project
plans to complete an internal extension of
John F. Kennedy Dr. through the central
portion of the site, which in turn connects to
I-215 to the west. Circulation improvements
will be provided throughout the Project site
and at offsite areas as identified in the SEIR.

The Project would provide enhanced transit,
pedestrian and bicycle routes, ridesharing,
electric bicycles and vehicles, transportation
network companies (Uber and Lyft),
intelligent transportation systems,
transportation demand management
measures, and a tram to proximate major
job centers and the Metrolink station, further
bolstering and responding to the demands of
the regional transportation network. The
Project will be conditioned to pay such
appropriate impact fees as determined by
the City’s impact fee schedule and other laws
to ensure the provision of adequate

APPENDICES
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infrastructure to serve the development
proposed by the Project.

Goal C-2: Plan, design, construct, and
maintain a local transportation network that
provides safe and efficient access
throughout the city and optimizes travel by
all modes.

Consistent. The Project would provide for
high-quality roadway, trail, and pedestrian
improvements that maintain a safe and
efficient transportation network, whether by
walking, biking, or car. Residents will be able
to make use of RTA bus routes and
connections to the Metro and Amtrak station
west of I-215. Daily tram service to job
centers and the Metrolink station, enhanced
transit, ridesharing, electric bicycles and
vehicles, use of transportation network
companies (Uber and Lyft), intelligent
transportation systems, and transportation
demand management measures will further
optimize transit and travel by all modes.

Policy C.2-1: Design, plan, maintain, and
operate streets using complete streets
principles for all types of transportation
projects including design, planning,
construction, maintenance, and operations of
new and existing streets and facilities.

Encourage street connectivity that aims to
create a comprehensive, integrated,
connected network for all modes.

Consistent. The lake promenade and
integrated trail system will connect the
residential, retail, restaurant, recreational,
hotel, and other uses, providing a route that
users can walk and bike along. Sidewalk
improvements will be provided throughout
the community to promote walking. Bike
lanes and shared-use streets will be
incorporated through the Specific Plan area
to complement the new and existing
development in a way that promotes the
human scale. These bike lanes will connect
to existing Class II bike lanes on Cactus Ave.,
Nason Street, Iris Ave, Lasselle Street, and
John F. Kennedy Dr. The Project’s circulation
system and the regional system with which it
connects have been thoroughly studied by
traffic engineers. In order to accommodate
the influx in residents and visitors in the
community, the Project plans to complete an
internal extension of John F. Kennedy Dr.
through the central portion of the site, which

APPENDICES
AQUABELLA 8-32
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General Plan Policies Project Consistency
in turn connects to I-215 to the west.

Circulation improvements will be provided
throughout the Project site and at offsite
areas as identified in the SEIR.

Policy C.2-5: Prohibit points of access from
conflicting with other existing or planned
access points. Require points of access to
roadways to be separated sufficiently to
maintain capacity, efficiency, and safety of
the traffic flow.

Consistent. Key entry points will provide
access to the Project site along Cactus
Street, John F. Kennedy Dr., Nason Street,
Iris Ave., Lasselle St., and Oliver St. The
proposed project’s circulation system and
the regional system with which it connects
have been thoroughly studied by
transportation engineers and access points
shown to sufficiently maintain the capacity,
efficiency, and safety of the traffic flow.

Policy C.2-6: Wherever possible, minimize
the frequency of access points along streets
by the consolidation of access points
between adjacent properties on all
circulation element streets, excluding
collectors.

Consistent. Key entry points will provide
access to the Project site along Cactus
Street, John F. Kennedy Dr., Nason Street,
Iris Ave., Lasselle St., and Oliver St. Access
points to outside the Project site will be
consolidated on these existing circulation
element streets.

Policy C.2-7: Plan access and circulation of
each development project to accommodate
vehicles (including emergency vehicles and
trash trucks), pedestrians, and bicycles.

Consistent. The Project’s circulation system
and the regional system with which it
connects have been thoroughly planned and
studied by transportation engineers and
planners to accommodate vehicles,
pedestrians, and bicycles. The lake
promenade and integrated trail system will
connect the residential, retail, restaurant,
recreational, hotel, and other uses, providing
a route that users can walk and bike along.

Sidewalk and multi-use trail improvements
will be provided throughout the community
to further promote walking. Bike lanes and
shared streets will be incorporated
throughout the community and will connect
to existing bike routes on adjacent roadways.

Connections to existing Class II bike lanes

APPENDICES
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would include connections to Cactus Ave.,
Nason Street, Iris Ave, Lasselle Street, and
John F. Kennedy Dr.

Policy C.2-8: For developments fronting both
sides of a street, require that streets be
constructed to full width. Where new
developments front only one side of a street,
require that streets be constructed to half
width plus an additional 12-foot lane for
opposing traffic, whenever possible.

Additional width may be needed for medians
or left and/or right turn lanes.

Consistent. Chapter 7 of the Specific Plan
Amendment, Implementation, provides that
public facilities improvements will be
implemented provided at the time of their
need as the Project is developed.

Policy C.2-9: Require connectivity and
accessibility to a mix of land uses that meets
residents’ daily needs within walking
distance. Typically, this means creating
walkable neighborhoods with block lengths
between 330 feet and 660 feet in length,
based on divisions of the square mile grid on
which the city is laid out.

Consistent. The size and scale of the Project
plans for an integrated, connected
community intended to maximize walkability
and encourage day-to-day interaction
between the mix of complementary land
uses within the Project area ― all as part of
an efficient transportation network in central
Moreno Valley that incorporates automobile
travel, transit, pedestrian and bicycle routes,
and other multi-modal transportation
programs and technologies that will move
residents efficiently to and from major job
centers. Block lengths, streetscape
landscape design at pedestrian scale, and
neighborhood planning will promote
walkability.

Policy C.2-10: Ensure that complete streets
applications integrate the neighborhood and
community identity into the street design and
retrofits. This can include special provisions
for pedestrians and bicycles that
complement the context of each community.

Consistent. Complete streets are proposed
that promote pedestrian and bicycle use
through the incorporation of design features
such as multi-use trails and sidewalks,
crosswalks, shared roads, landscaping, and
pedestrian bridges across arterials and the
onsite drainage.

APPENDICES
AQUABELLA 8-34
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General Plan Policies Project Consistency
Policy C.2-11: Incorporate traffic calming
design into local and collector streets to
promote safer streets.

Consistent. Traffic calming design of
neighborhoods streets include street
chokers, crosswalks, roundabouts,
landscaped medians, and shared street
design to promote safer streets.

Action C.2-H: Evaluate opportunities to
implement roundabouts as traffic control as
new development projects are proposed,
considering safety, traffic calming, cost,
maintenance and greenhouse gas reduction
related to idling.

Consistent. The project will include
roundabouts as a means of traffic calming
and GHG reduction.

Goal C-3: Manage the City’s transportation
system to minimize congestion, improve flow
and improve air quality.

Consistent. The Project’s circulation system
and the regional system with which it
connects have been thoroughly planned and
studied by transportation engineers and
planners to accommodate vehicles,
pedestrians, and bicycles in a manner that
minimizes congestion, improves traffic flow,
and improves air quality. The lake
promenade and integrated trail system will
connect the residential, retail, restaurant,
recreational, and other uses, providing an
opportunity for walking and biking. Sidewalk
improvements will be provided throughout
the community to further promote walking.

Bike lanes and shared streets will be
incorporated throughout the community and
connect to existing bike routes on adjacent
roadways. Connections to existing Class II
bike lanes would include connections to
Cactus Ave., Nason Street, Iris Ave, Lasselle
Street, and John F. Kennedy Dr. Residents
will be able to make use of RTA bus routes
and connections to the Metro and Amtrak
station west of I-215. Enhanced transit,
ridesharing, electric bicycles and vehicles,
use of transportation network companies
(Uber and Lyft), intelligent transportation

APPENDICES
AQUABELLA 8-35
General Plan 2040 Consistency Table
General Plan Policies Project Consistency
systems, transportation demand
management measures, and trams to job
centers and the Metrolink station will further
optimize transit and travel by all modes. For
those that will be driving, the Project will
include roundabouts, installation of
signalization, restriping, and other elements
to improve traffic flow and air quality.

Policy C.3-1: Strive to maintain Level of
Service (LOS) “C” on roadway links,
wherever possible, and LOS “D” in the vicinity
of SR 60 and high employment centers.

Strive to maintain LOS “D” at intersections
during peak hours.

Consistent. Transportation engineers Urban
Crossroads have completed a LOS
assessment consistent with the City’s traffic
impact study guidelines. The analysis
identifies the anticipated LOS at City
roadways and intersections with Project
development, as well as feasible measures
that may be employed to maintain LOS “C”
and “D” at impacted roadways and
intersections, where appropriate. See SEIR.

Policy C.3-2: Allow for a list of locations to
be exempt from the LOS policy based on
right-of-way constraints and goals and
values of the community. The City Engineer
shall update the exempted intersections and
roadway segments list periodically to be
included with the traffic impact study
guidelines and adopted by ordinance.

Consistent. The 2040 General Plan focuses
on efficient circulation in a manner that
balances level of service (LOS) with other
considerations and measures, such as the
City’s commitment to complete streets to
accommodate bicyclists and pedestrians,
costs, safety, alternative transportation and
transit, physical space, greenhouse gas
emissions, community character, and vehicle
miles traveled. The Project also focuses on
balancing level of service with these other
holistic circulation considerations.

Transportation engineers Urban Crossroads
have completed a LOS assessment
consistent with the City’s traffic impact study
guidelines. The analysis identifies the
anticipated LOS at City roadways and
intersections with Project development, as
well as feasible measures that may be
employed to maintain LOS “C” and “D” at

APPENDICES
AQUABELLA 8-36
General Plan 2040 Consistency Table
General Plan Policies Project Consistency
impacted roadways and intersections, where
appropriate. See the SEIR. Where LOS “C”
or “D” cannot be maintained, it may be
exempted based on these other
considerations.

Policy C.3-3: Where new developments
would increase traffic flows beyond the LOS
C (or LOS D, where applicable), require
appropriate and feasible improvement
measures as a condition of approval. Such
measures may include extra right-of-way
and improvements to accommodate
additional left-turn and right-turn lanes at
intersections, or other improvements.

Policy C.3-4: Require development projects
to complete traffic impact studies that
conduct vehicle miles traveled analysis and
level of service assessment as appropriate
per traffic impact study guidelines.

Consistent. Transportation engineers Fehr &
Peers have completed a VMT and LOS
assessment consistent with the City’s traffic
impact study guidelines. These analyses are
provided in the SEIR.

Policy C.3-6: Require new developments to
participate in Transportation Uniform
Mitigation Fee Program (TUMF), the
Development Impact Fee Program (DIF) and
any other applicable transportation fee
programs and benefit assessment districts.

Consistent. The Project will be conditioned
to pay such appropriate TUMF, DIF, and other
applicable fees as determined by the City’s
impact fee schedule to ensure the provision
of adequate transportation infrastructure to
serve the development proposed by the
Project.

Policy C.3-8: Ensure that new development
pays a fair share of costs to provide local
and regional transportation improvements
and to mitigate cumulative traffic
deficiencies and impacts.

Consistent. The Project will be conditioned
to pay its fair share of a variety of
transportation improvements, as set forth in
the traffic impact study, appended to the
SEIR.

Policy C.3-9: Employ parking management
strategies, such as shared parking in mixed
use areas, on-street residential parking, and
Consistent. The Specific Plan Amendment
provides for the application of efficient
parking standards to avoid the construction
of unnecessary parking. See Specific Plan

APPENDICES
AQUABELLA 8-37
General Plan 2040 Consistency Table
General Plan Policies Project Consistency
spill-over parking to avoid construction of
unnecessary parking.

Amendment, Table 5-2, Off-Street Parking
Requirements.

Policy C.3-11: Implement National Pollutant
Discharge Elimination System Best
Management Practices relating to
construction of roadways to control runoff
contamination from affecting water
resources.

Consistent. The Project will be conditioned
to implement NPDES BMPs related to the
construction of roadways to control runoff as
set forth in the SEIR.

Goal C-4: Provide convenient and safe
connections between neighborhoods and
destinations within Moreno Valley.

Consistent. The lake promenade and
integrated trail system will connect the
residential, retail, restaurant, recreational,
and other uses, providing an opportunity for
walking and biking. Sidewalk and multi-use
trail improvements will be provided
throughout the community to further
promote walking and biking. Bike lanes and
shared streets will be incorporated
throughout the community and connect to
existing bike routes on adjacent roadways.

Connections to existing Class II bike lanes
would include connections to Cactus Ave.,
Nason Street, Iris Ave, Lasselle Street, and
John F. Kennedy Dr. Residents would be
able to conveniently walk or bike to the Lake
Perris State Recreation Area on bike routes
and sidewalks to the south. Residents will be
able to make use of RTA bus routes and
connections to the Metro and Amtrak station
west of I-215. Enhanced transit, ridesharing,
electric bicycles and vehicles, use of
transportation network companies (Uber and
Lyft), intelligent transportation systems,
transportation demand management
measures, and trams to job centers
including the World Logistics Center will
further optimize transit and travel by all
modes.

APPENDICES
AQUABELLA 8-38
General Plan 2040 Consistency Table
General Plan Policies Project Consistency
Policy C.4-1: Support the development of
highspeed transit linkages or express routes
connecting major destinations within the city
and beyond, including the Metrolink Station,
that would benefit the residents and
employers in Moreno Valley.

Consistent. Residents will be able to make
use of RTA bus routes and on-demand
connections to the Metro and Amtrak station
west of I-215. Electric, multi-occupant trams
will operate on-site to connect the Town
Center and Project neighborhoods with
Riverside University Health System Medical
Center, Kaiser Permanente Hospital, World
Logistics Center, and the Moreno Valley
March Field Train/Metrolink Station. Tram
stops will be provided at each neighborhood
entry on arterial streets for convenient
access. Enhanced transit, ridesharing,
electric bicycles and vehicles, use of
transportation network companies (Uber and
Lyft), intelligent transportation systems, and
transportation demand management
measures will further optimize transit and
travel by all modes.

Policy C.4-2: Collaborate with major
employers and other stakeholders to
improve access and connectivity to key
destination such as the Downtown Center,
the Moreno Valley Mall, the hospital
complexes, Moreno Valley College, and the
Lake Perris State Recreation Area.

Consistent. A tram provided as part of the
Project would connect the site located within
the City’s Downtown Center to Riverside
University Health System Medical Center,
Kaiser Permanente Hospital, World Logistics
Center, and the Moreno Valley March Field
Train/Metrolink Station. Improved bike and
pedestrian connections, including pedestrian
bridges over arterials, would improve access
between the Lake Perris State Recreation
Area, Moreno Valley College, the Downtown
Center, and hospital complexes.

Policy C.4-3: Support the establishment of a
Transit Center/Mobility Hub in the Downtown
Center.

Consistent. Development of the Project
would not preclude the establishment of a
transit center in the City’s Downtown Center.

Further, the Project’s tram will promote
transit use in the Downtown Center.

Policy C.4-4: All new developments shall
provide sidewalks in conformance with the
Consistent. Sidewalks and multi-use trails
will be provided throughout the community.

APPENDICES
AQUABELLA 8-39
General Plan 2040 Consistency Table
General Plan Policies Project Consistency
City’s streets cross-section standards, and
applicable policies for designated urban and
rural areas.

Goal C-5: Enhance the range of
transportation in Moreno Valley and reduce
vehicle miles traveled (VMT).

Consistent. The Project site is located in an
area with average VMT below that of the City
and the region. Focusing mixed use
residential development in this Downtown
Center area will allow residents, workers,
and students to see their needs to live, work,
eat, and play met in a centralized location
that reduces the need to commute out of the
area. VMT would be further reduced through
promoting walking, biking, transit, and travel
by alternative modes within the site and
connected to surrounding uses. The lake
promenade and integrated trail system will
connect the residential, retail, restaurant,
recreational, hotel, and other uses, providing
an opportunity for walking and biking.

Sidewalk improvements will be provided
throughout the community to further
promote walking. Bike lanes and shared
streets will be incorporated throughout the
community and connect to existing bike
routes on adjacent roadways including at
Cactus Ave., Nason Street, Iris Ave, Lasselle
Street, and John F. Kennedy Dr. Residents
would be able to conveniently walk or bike to
the Lake Perris State Recreation Area to the
south. Residents will be able to make use of
RTA bus routes and connections to the Metro
and Amtrak station west of I-215. Enhanced
transit, ridesharing, electric bicycles and
vehicles, use of transportation network
companies (Uber and Lyft), intelligent
transportation systems, transportation
demand management measures, and trams
to job centers including the World Logistics
Center will further optimize transit and

APPENDICES
AQUABELLA 8-40
General Plan 2040 Consistency Table
General Plan Policies Project Consistency
travel by all modes as part of the Project’s
TDM plan. Thus the Project will enhance the
range of transportation options in the City
and reduce VMT.

Policy C.5-1: Work to reduce VMT through
land use planning, enhanced transit access,
localized attractions, and access to nonautomotive modes.

Consistent. VMT is reduced through the
Project’s land use design, which plans a
premier mixed-use, urban village and
downtown center within the geographic
“center” of the City and designs to integrate
in a manner that maximizes walkability and
bikeability, and encourage daily interaction
between the mix of complementary land
uses. The site will provide opportunities for
residents and visitors to live, work, recreate,
shop, and dine within walking and biking
distance. Enhanced transit, ridesharing,
electric bicycles and vehicles, use of
transportation network companies (Uber and
Lyft), intelligent transportation systems,
transportation demand management
measures, and trams to job centers will
further optimize transit and travel by
alternative transportation modes.

Policy C.5-3: Encourage bicycling as an
alternative to single occupant vehicle travel
for the purpose of reducing fuel
consumption, traffic congestion, and air
pollution.

Consistent. Biking will be encouraged as an
alternative to vehicular travel. The lake
promenade and trail system will connect
bicyclists to the community and beyond. In
addition, bike lanes and shared streets will
be incorporated throughout the community
and connect to existing bike routes on
adjacent roadways including at Cactus Ave.,
Nason Street, Iris Ave, Lasselle Street, and
John F. Kennedy Dr.

Policy C.5-4: Particularly in corridors and
centers, work with transit service providers
to provide first rate amenities to support
pedestrian, bicycle, and transit usage, such
as bus shelters and benches, bike racks on
Consistent. Existing bus stops surround the
site and are provided at various locations
along Lasselle St., Iris Ave., Nason Street,
John F. Kennedy Dr., Gentian Ave, and at the
Riverside University Health System Medical

APPENDICES
AQUABELLA 8-41
General Plan 2040 Consistency Table
General Plan Policies Project Consistency
buses, high-visibility crossings, and modern
bike storage.

Center. Specifically, the Riverside Transit
Agency (RTA) provides existing bus routes
proximate to the site. Route 31 runs along
Nason Street to the Riverside University
Medical Center. Route 20 also serves the site
along Alessandro, Nason, and Moreno Beach
Dr to Riverside University Medical Center,
Kaiser Permanente Hospital, and Moreno
Valley College, and along Nason and
Lasselle Street. Route 41 serves the site
from the Medical Center to Moreno Valley
College and areas to the south. Route 20 bus
service also connect passengers to the
Moreno Valley/March Field Metrolink Station
across Interstate 215. RTA buses include
bike racks on all fixed route buses.

Tram shelters will be provided as part of the
Project. The Project will discuss with RTA the
opportunity to provide first rate amenities to
support transit usage and accommodate
additional transit stops within the site.

Action C.5-E: Integrate transit access and
information systems into employment
centers, major destinations and new multifamily residential development.

Consistent. The Project will discuss with
RTA the opportunity to integrate transit
access and information systems into the
Town Center area and the within multi-family
neighborhoods.

Action C.5-F: Develop a Park Once strategy
to promote walkability in mixed use centers
and corridors.

Consistent. The size and scale of the Project
plans for an integrated, connected downtown
center neighborhood intended to maximize
walkability and encourage day-to-day
interaction between the mix of
complementary land uses within the Project
area. The lake promenade, sidewalks, and
multi-use trails will further encourage
walking and biking in lieu of automobile use
in the City’s Downtown Center.

APPENDICES
AQUABELLA 8-42
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General Plan Policies Project Consistency
Parks and Public Services Element
Goal PPS-1: Provide and maintain a
comprehensive system of quality parks,
multi-use trails, and recreational facilities to
meet the needs of Moreno Valley’s current
and future population.

Consistent. 80 acres of parks, comprised of
the previously approved a 40-acres of lakes,
plus a 15-acre lake promenade, feature and
25 acres of other additional parks and multiuse trails would be implemented with the project. These park facilities will be designed
to meet a variety of passive and active
recreational needs. The interconnected lake
promenade and trail system will encourage
walking and biking and be accessible for use
by nearby existing residents, new residents
of the community, visitors, and workers of
the nearby medical facilities. The lake will
provide opportunities for water-based
recreation, such as swimming, rowing and
boating. The parks will include areas to
accommodate performances and outdoor
gatherings, and will also include a variety of
parks supporting active and passive
recreation. The residential uses will also
include private recreation facilities for their
residents and guests, which may include
courtyards, pools, gyms, parks, playgrounds,
community open space, gyms, and other
facilities. In addition, the Project includes 40
acres of elementary school and middle
school uses, which would provide additional
recreational facilities to meet the needs of
the City’s current and future population.

Policy PPS.1-1: Increase the acreage of parks
in Moreno Valley to serve the needs of the
growing population and maintain a standard
of three acres of parkland per 1,000
residents.

Consistent. The Project will increase City
parkland and meet the City’s parkland
standard. Onsite, the Project would provide
80 acres of parks, comprised of the
previously approved a 40-acres of lakes,
plus a 15-acre lake promenade, feature and
25 acres of other additional parks and multiuse trails. The Project will further be

APPENDICES
AQUABELLA 8-43
General Plan 2040 Consistency Table
General Plan Policies Project Consistency
conditioned to either pay the City’s DIF fee or
construct and dedicate an additional 65
acres of park facilities offsite. The Project
would thereby provide 145 total acres of
parkland for the additional approximately
48,450 residents that would be housed by
the Project, meeting the City’s ratio of three
acres of parks per 1,000 residents.

Policy PPS.1-2: Require that proponents of
new development projects contribute to the
acquisition and development of adequate
parks and recreational facilities within the
community, either through the dedication of
park land and construction of facilities, or
the payment of in-lieu fees.

Consistent. The Project would provide 80
acres of parks onsite, comprised of the
previously approved a 40-acres of lakes,
plus a 15-acre lake promenade, feature and
25 acres of other additional parks and multiuse trails. The Project would further be conditioned to either construct and dedicate
an additional 65 acres of park facilities
offsite or pay the in-lieu DIF fee, which
contributes to the acquisition and
development of adequate parks and
recreational facilities within the community.

Policy PPS.1-3: Locate new parks in the
generalized locations shown on Map PPS-1
so that all residents have easy access to a
park from their home. New parks should be
located outside of the 65 dbl noise contour
(see Map N-3) and be accessible by transit
Consistent. As shown on Map PPS-1, several
parks currently surround the site which
would be accessible to its residents,
including among others Vista Lomas Park,
Parque Amistad, Woodland Park, Celebration
Park, and Fairway Park. Map PPS-1 identifies
the site for a potential Central Park location.
80 acres of park features will be provided
with the Project, including the previously
approved 40-acre lake complex acting as a
“central park” facility, a 15-acre lake
promenade feature, and 25 acres of other
additional parks. The lake and lake
promenade will provide a centralized area
for public recreation and entertainment with
family-friendly amenities, while also
providing pedestrian and bicycle connectivity
to the hospitals and residential areas. The
parks, including the lake and lake

APPENDICES
AQUABELLA 8-44
General Plan 2040 Consistency Table
General Plan Policies Project Consistency
promenade, are designed to be located
centrally within the site, which is outside the
65 db CNEL existing noise contours shown
on Map N-3.

Policy PPS.1-4: Design and construct parks,
public spaces and recreational facilities for
flexible use, energy efficiency, adaptability
over time, and ease of maintenance.

Consistent. The parks, public space, and
recreational facilities will be designed for a
variety of passive and active recreational
uses including performances and outdoor
gatherings, walking, biking, rowing, boating,
sports fields, and play areas. The facilities
will be designed to include drought tolerant
landscaping, groundcovers, and enhanced
hardscape materials to define the character
of the community while minimizing
maintenance and water needs. Energy
efficient and shielded LED lighting will
reduce maintenance needs and be sensitive
to night sky conditions.

Policy PPS.1-5: Use site design, landscaping,
lighting, and traffic calming measures to
create safe parks and open spaces
integrated with adjacent developments.

Consistent. The parks, including the lake
and lake promenade, are designed to be
located centrally within the site with trail and
sidewalk connections integrated with
adjacent developments. The plant design for
the community will help create an integrated
sense of place and transition between the
park and open spaces areas and more
refined planting within the new residential
uses and existing adjacent developments.

Landscaping will be used to provide a
physical and visual buffer between the
existing adjacent development and new
community, while maximizing the
maintenance of views. Energy efficient and
shielded LED lighting will ensure public
safety while preventing spillover onto
adjacent properties and protecting night sky
conditions. Traffic calming measures

APPENDICES
AQUABELLA 8-45
General Plan 2040 Consistency Table
General Plan Policies Project Consistency
including roundabouts will help create a
pedestrian-friendly sense of place.

Policy PPS.1-9: Design and construct the
multi-use trail network to connect parks,
plazas, and open spaces within the
community and promote access to these
spaces.

Consistent. The lake promenade and multiuse trail network will connect the community and provide access to the mix of
complementary retail, restaurant, recreation,
residential, hotel, and school uses. The
neighborhood and trail design is intended to
maximize walkability and will connect and
promote access to the parks, plazas, and
open spaces within the community.

Action PPS.1-A: Prioritize the creation of a
Central Park facility in the Downtown Center
large enough to serve as an amenity and a
focal point for the whole community and a
draw for visitors from the wider region.

Consistent. 80 acres of park features will be
provided with the Project, including the
previously approved 40-acre lake complex
acting as a “central park” facility, a 15-acre
lake promenade feature, and 25 acres of
other additional parks. The Town Center,
lake, and lake promenade will provide
centralized areas for public recreation and
entertainment with family-friendly amenities
that will serve as an amenity and focal point
for the community and draw for visitors from
the wider region.

Goal PPS-2: Locate, design, and program
public facilities as contributors to
neighborhood quality of life.

Consistent. Public facilities are allowed uses
onsite. Neighborhood parks and open space
will be located and designed to meet the
needs of the neighborhood, provide open
space, and promote quality of life.

Policy PPS.2-1: Provide community centers,
arts/cultural facilities, libraries, and other
community-oriented facilities and
programming, ensuring they respond to the
diverse interests, needs, ages, and cultural
backgrounds of Moreno Valley residents at
reasonable costs and are distributed
equitably and conveniently throughout
Moreno Valley.

Consistent. Public facilities such as
arts/cultural facilities, community centers,
libraries, etc. are allowed uses within the
Project and may be provided in the Town
Center to help meet the needs of the
community.

APPENDICES
AQUABELLA 8-46
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General Plan Policies Project Consistency
Policy PPS.2-2: Encourage privately operated
and community-based recreation
opportunities, such as climbing gyms, fitness
centers, yoga studios, dance schools and
other hobby-oriented businesses.

Consistent. Private and community-based
recreation such as climbing gyms, fitness
centers, yoga studies, etc. are allowed uses
within the Project.

Goal PPS-3: Provide for responsive police
and fire services that ensure a safe and
secure environment for people and property.

Consistent. Police and fire services will be
ensured through the condition that the
Project make a fair share funding
contribution to the City consistent with the
City’s Municipal Code and Fee Schedule,
subject to any credits that may be given
against such a fee for constructing facilities
onsite or elsewhere in the City. Such
development would be subject to review and
approval by the City fire and police
departments as to sizing, location, and need.

The Project must also satisfy the City’s
conditions of approval, including those
related to police and fire services.

Policy PPS.3-6: Continue to require that new
development make a fair share funding
contribution to ensure the provision of
adequate police and fire services.

Goal PPS-4: Provide for utilities and
infrastructure to deliver safe, reliable
services for current and future residents and
businesses.

Consistent. The applicant previously secured
the required permits to address impacts to
onsite drainages, including the flood control
channel traversing the project site. The site’s
master drainage and flood control
improvements have been completed. In 2007,
as contemplated by the Aquabella 2005
Specific Plan Amendment, the Riverside
County Flood Control and Water
Conservation District completed drainage
channel improvements, within the southeast

APPENDICES
AQUABELLA 8-47
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portion of the project site. In addition, the
applicant has completed all required
mitigation, pursuant to the applicable section
404, 401 and 1602 permitting, for the
improvements. The installed concrete and
earthen channel (and associated basin) are
continually maintained in conformance with
permit requirements. These improvements
ensure that adequate storm drain system
capacity is maintained.

In addition, in 2011, as contemplated by the
Aquabella 2005 Specific Plan Amendment,
Nason Street, which traverses the Project
site, was realigned and widened to a 4-lane
divided roadway. Nason Street was a crucial
capital improvement project for the City.

The Specific Plan Amendment outlines the
improvements that will be made to ensure
that public water, sewer, drainage, and other
backbone facilities needed for each project
phase are constructed prior to or concurrent
with initial development within that phase.

Prior to development of any phase of the
project, “will serve” letters from utility
providers will be required, demonstrating
that adequate water and sewer service
capacity exists or will be available to serve
the proposed development in a timely
manner.

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Policy PPS.4-2: Coordinate development
activity with the provision of public
infrastructure and services to eliminate
possible gaps in service provision.

Consistent. The Specific Plan Amendment
outlines the improvements that will be made
to ensure that public water, sewer, drainage,
and other infrastructure facilities are timely
constructed to prevent any possible gaps in
service.

Policy PPS.4-3: Prior to the approval of any
new development application, continue to
require “will serve” letters from utility
providers demonstrating that adequate
water and septic or sewer service capacity
exists or will be available to serve the
proposed development in a timely manner.

Consistent. Will-serve letters will be
required of utility providers prior to each
phase of development.

Policy PPS.4-4: Whenever possible, project
proponents should ensure that public water,
sewer, drainage, and other backbone
facilities needed for a project phase are
constructed prior to or concurrent with
initial development within that phase. It shall
be the ultimate responsibility of the sponsor
of a development project to assure that all
necessary infrastructure improvements
(including system wide improvements)
needed to support project development are
available at the time that they are needed.

Policy PPS.4-6: Maintain a “dig once” policy
to streamline the installation of
infrastructure, minimize disruption from
construction activities, and optimize
coordination among responsible agencies
and developers.

Consistent. Installation of infrastructure will
be streamlined to the greatest extent to
minimize disruption from construction
activities and optimize coordination.

Safety Element
Goal S-1: Protect life and property from
natural and humanmade hazards.

Consistent. The Project is designed to
protect life and property from natural and
humanmade hazards, respectively. Among
other things, the Project site is not located in
a fire hazard severity zone; is not located

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within an earthquake fault zone; and no
known hazardous materials or
contamination exists on the site. All
structures at the site will be required to
comply with the California Building Code,
which will ensure structures are designed
for seismic and fire safety. Development of
structures intended for human occupancy
will not occur within a 100-year floodplain
unless a letter of map revision (LOMR) has
been issued by FEMA prior to issuance of the
certificate of occupancy. The street and
storm drain flood control systems will be
designed to accommodate 10-year and 100-
year storm flows.

Policy S.1-1: Continue to restrict the
development of habitable structures within
Alquist-Priolo Earthquake Fault Zones
consistent with State law.

Consistent. The Project site is not located
within an Alquist-Priolo Earthquake Fault
Zone.

Policy S.1-4: Ensure that structures intended
for human occupancy are designed and
constructed to retain their structural
integrity when subjected to seismic activity,
in accordance with the California Building
Code.

Consistent. All structures at the site will be
required to comply with the California
Building Code, which will ensure structures
are designed for seismic safety and to retain
their structural integrity when subjected to
seismic activity. In addition, with the Original
EIR, a geotechnical analysis was completed
for the proposed project and
recommendations were made to ensure
geological safety. Mitigation was adopted
requiring remedial grading to remove and
recompact soils as directed by the
geotechnical engineer. This mitigation will
continue to be complied with in the
implementation of the Project to ensure
geological safety.

Policy S.1-7: Design, construct and maintain
street and storm drain flood control systems
to accommodate 10-year and 100-year storm
Consistent. The Project site’s master
drainage and flood control improvements
have been completed. In 2007, as

APPENDICES
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flows respectively, employing “green
infrastructure” techniques as feasible and
appropriate. The storm drain system shall
conform to Riverside County Flood Control
and Water Conservation District master
drainage plans and the requirements of the
Federal Emergency Management Agency.
contemplated by the Aquabella 2005 Specific
Plan Amendment, the Riverside County Flood
Control and Water Conservation District
completed drainage channel improvements,
within the southeast portion of the project
site. In addition, the applicant has completed
all required mitigation, pursuant to the
applicable section 404, 401 and 1602
permitting, for the drainage improvements.

The installed concrete and earthen channel
(and associated basin) are continually
maintained in conformance with permit
requirements. These improvements ensure
that adequate storm drain system capacity is
maintained.

As with the prior iteration of the project, the
Project will also make use of the lake
complex for control of on-site storm water
runoff. The lakes will be constructed to
provide improved storm water quality,
protect the groundwater and other drinking
water supplies, and protect the downstream
receiving waters. In order to accomplish this
goal, the lakes will be designed as a storm
water best management practice (BMP) and
include features such as biofilters, wetlands
components and aeration to improve the
water quality and maintain the lake quality.

The lakes containing tertiary-treated water
will retain water to the level of a 100-year
storm.

Policy S.1-8: Permit in the 100-year
floodplain only that development which
represents an acceptable use of the land in
Consistent. Since the prior Field Station and
Aquabella project approvals, approximately
66 percent of the Project site (including

APPENDICES
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relation to the hazards involved and the
costs of providing flood control facilities.

Locate critical facilities, such as hospitals,
fire stations, police stations, public
administration buildings, and schools outside
of flood hazard areas.
lakes) has been graded and Conditional and
Final Letters of Map Revision (CLOMR and
LOMR, respectively) issued by the Federal
Emergency Management Agency (FEMA)
demonstrating that grading has raised
certain areas planned for structures outside
of the 100-year floodplain. Prior to the
construction of any habitable structure or
critical facility within the current 100-year
floodplain, the developer shall obtain a
CLOMR from FEMA. Prior to the issuance of
any permit to occupy habitable structures
the developer shall obtain a LOMR or other
such approval from FEMA that demonstrates
that the structures are outside the 100-year
flood plain.

Policy S.1-9: Encourage project designs that
minimize drainage concentrations, minimize
impervious coverage, utilize pervious paving
materials, utilize low impact development
(LID) strategies, and utilize best
management practices (BMPs) to reduce
stormwater runoff and minimize increases in
downstream runoff resulting from new
development.

Consistent. Extensive landscaped area will
be provided onsite within setbacks, the
streetscape, open spaces and parks, and the
lake promenade, maximizing pervious areas
throughout the site. The majority of
stormwater runoff will drain to the lakes,
which will be designed as a storm water best
management practice (BMP) and include
features such as biofilters, wetlands
components and aeration to improve the
water quality and maintain the lake quality.

This will minimize increases in downstream
runoff resulting from the Project.

Policy S.1-10: Through development
agreements and compliance with adopted
master drainage plans and existing
regulations, require that new development
provide necessary storm drainage
improvements and ensure that upstream
stormwater generators fully address
stormwater needs on their property.

Consistent. As discussed herein, master
drainage improvements have been already
been completed to address stormwater
needs. In 2007, as contemplated by the
Aquabella 2005 Specific Plan Amendment,
the Riverside County Flood Control and
Water Conservation District completed
drainage channel improvements, within the
southeast portion of the project site. In
addition, the applicant has completed all

APPENDICES
AQUABELLA 8-52
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required mitigation, pursuant to the
applicable section 404, 401 and 1602
permitting, for the drainage improvements.

Policy S.1-22: Set new schools, housing, and
care facilities a minimum of 100 feet back
from high voltage power lines or
substations.

Consistent. No high voltage power lines or
substations are currently present on or
within 100 feet of the Project site. The
nearest above-ground power line is a 115-KV
line owned by Southern California Edison
and located across from Vista del Lago High
School at Margaret Ave. and Lasselle St. The
City’s municipal electric utility provides
power to the area through existing
underground 12 KV electrical lines.

Underground electric utilities will be
extended throughout the project site from
the intersections at Nason and Cactus, Oliver
and John F. Kennedy, Morrison and
Alessandro, and Iris and Nason.

Policy S.1-24: Regulate development on sites
with known contamination of soil or
groundwater to ensure that construction
workers, future occupants, adjacent
residents, and the environment are
adequately protected from hazards
associated with contamination.

Consistent. The previously prepared study of
potentially hazardous materials shows that
the Project site is uncontaminated by
hazards/hazardous materials. Refer to the
SEIR.

Policy S.1-25: Consistent with State
regulations, require proper storage and
disposal of hazardous materials to reduce
the likelihood of leakage, explosions, or fire,
and to properly contain potential spills from
leaving the site.

Consistent. Any hazardous materials and
waste associated with the property will be
properly handled and stored in compliance
with applicable federal, state and local
requirements regarding removal and
disposal. Further, as a mixed-use residential
development project, the development is not

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anticipated to require substantial storage or
disposal of hazardous materials.

Goal S-2: Provide effective response to
disasters and emergencies
Consistent. Police and fire services will be
ensured through the condition that the
Project make a fair share funding
contribution to the City consistent with the
City’s Municipal Code and Fee Schedule,
subject to any credits that may be given
against such a fee for constructing facilities
onsite or elsewhere in the City. Payment of
fees will support City efforts to provide
sufficient fire, law enforcement, and first
responder facilities and services. The police
and fire department will participate in
reviewing and commenting on the Specific
Plan Amendment. Circulation at the site will
provide appropriate connections, street
widths, and turnaround circumference at any
cul-de-sac or dead-end to facilitate
emergency vehicular access and safe
evacuations. Development will comply with
applicable federal, state, and local
standards. The Project is also located
adjacent to two major hospital campuses in
the event of an emergency, further
bolstering effective emergency and disaster
response.

Policy S.2-6: Continue to engage the Police
and Fire departments in the development
review process to ensure that projects are
designed and operated in a manner that
minimizes the potential for criminal activity
and fire hazards and maximizes the potential
for responsive police and fire services.

Consistent. The police and fire department
will participate in reviewing and commenting
on the Specific Plan Amendment. Fire
hazards will be minimized through
compliance with the California Building Code
and Fire Code standards and development in
this infill location. Fire safety related building
standards would include, among numerous
other requirements: fire sprinklers, fire
resistance standards for fire doors, fire
water flow requirements, fire hydrant
spacing, and access road specifications.

APPENDICES
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Project design and operation will minimize
the potential for criminal activity by providing
efficient, shielded lighting in appropriate
locations throughout the community and
installing appropriate signage. Payment of
fair share funding to the City consistent with
the City’s Municipal Code and Fee Schedule,
subject to any credits will ensure sufficient
fire and law enforcement facilities and
services.

Goal S-3: Build community resilience to
climate change.

Consistent. By focusing development in an
infill area and enhancing an efficient transit
and alternative/electric transportation
network adjacent to major employment
centers, the Project commits to reducing
vehicular GHG emissions. The community
will be developed using resilient materials
including drought-tolerant landscaping and
building materials that comply with the
current California Green Building Code (Title
24, Part 11) and California Building Energy
Efficiency Standards (Title 24, Part 6), which
govern window and door materials, lighting,
electrical panels, insulation, faucets, water
use, EV charging, PV installation, and more.

Compliance with Title 24 will significantly
reduce energy demand, reduce the use of
volatile organic compounds emitting
materials, strengthen water conservation,
and require construction waste recycling.

Shade trees will be maintained throughout
the site and in areas where people gather,
throughout the site’s lake promenade, parks,
and open space. The lakes and lake
promenade landscaping are anticipated
provide a cooling effect in the nearby
surrounding urban environment and negate
urban heat island impacts. These project
design features and materials, among

APPENDICES
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others, will ensure the community is built to
be resilient to climate change.

Policy S.3-6: Encourage the use of
landscaping, building materials, and site
design techniques that provide passive
cooling and reduce energy demand. In
particular, promote the use of voluntary
measures identified in the California Green
Building Code (Title 24, Part 11 of the
California Code of Regulations) to minimize
heat island effects, including hardscape and
roof materials with beneficial solar
reflectance and thermal emittance values
and measures for exterior wall shading.

Consistent. The community will be
developed using resilient materials including
drought-tolerant landscaping and building
materials that comply with the current
California Green Building Code (Title 24, Part
11) and California Building Energy Efficiency
Standards (Title 24, Part 6), which govern
window and door materials, lighting,
electrical panels, insulation, faucets, water
use, EV charging, PV installation, and more.

In addition, the Project would implement
certain voluntary measures identified in the
Green Building Code. Site selection and
design of an infill project that incorporates
mixed-use commercial, retail, restaurant,
and recreational uses in an area served by
two major medical centers would be
consistent with voluntary 2022 Green
Building Code measures related to site
selection and community connectivity for all
or a portion of the site. The lakes and lake
promenade landscaping are anticipated to
provide a cooling effect in the nearby
surrounding urban environment and reduce
urban heat island impacts. Trees and other
planting would be used to shade sidewalks,
patios, driveways, and other paved areas. EV
chargers and bicycle parking would be
provided onsite. Thus, landscaping, building
materials, and site design techniques would
provide passive cooling and reduce energy
demand of the Project.

Policy S.3-7: Require new development to
provide and maintain shade trees suitable to
local climatic conditions. A climateappropriate strategy may involve planting mostly drought-tolerant native trees that
Consistent. Shade trees would be planted
throughout the site consistent with the
landscape design. Leafier trees would be
provided at points where people gather.

APPENDICES
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may have less foliage, interspersed with
leafier trees at points where people gather.

Policy S.3-8: Assess the feasibility of
implementing urban heat island mitigation
technologies in public gathering places,
including UV-reflective materials and
coatings, porous pavement, evaporative
cooling towers, or other technologies that
can reduce surface and air temperature and
mitigate for the effects of extreme heat.

Consistent. The lakes and lake promenade
landscaping are anticipated to provide a
cooling effect in the nearby surrounding
urban environment and reduce urban heat
island impacts. Trees and other planting
would be used to shade sidewalks, patios,
driveways, and other paved areas to further
reduce surface and air temperatures.

Building materials would comply with
California Building Energy Efficiency
Standards. The proposed project would use
of light-colored, semi-reflective, or cool-roof
technology for all roofing.

Noise Element
Goal N-1: Design for a pleasant, healthy
sound environment conducive to living and
working.

Consistent. Located in a mostly residential
infill area, the Project site is located in an
area with lower noise levels consistent with
residential and the surrounding medical
uses. The Project is not anticipated to be a
major generator of stationary noise.

Projected noise sources include
predominantly construction, traffic, and
equipment noise (e.g., air conditioners,
landscape equipment). Noise reduction
strategies would be employed during
construction consistent with the City’s noise
ordinance, Municipal Code section 11.80.

Alternative transportation strategies would
be employed at the site to reduce traffic
noise, including promoting biking and
walking, tram/ transit, ride-share, EVs, etc.

Site design, use of structures, and
landscaping would be used to buffer outdoor
uses from traffic noise. Interior noise levels
at the site would meet City and state

APPENDICES
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General Plan Policies Project Consistency
regulations, ensuring a healthy sound
environment conducive to living and working.

Policy N.1-1: Protect occupants of existing
and new buildings from exposure to
excessive noise, particularly adjacent to
freeways, major roadways, the railroad, and
within areas of aircraft overflight.

Consistent. The Project site is not located
within the noise contours of March Air
Reserve Base and is not located adjacent to
freeways or the railroad. Site design, use of
structures, and landscaping would be used
to buffer outdoor uses from traffic noise on
the adjacent major roadways (Nason Street,
Iris Ave., Cactus Ave., and John F. Kennedy
Drive.) Interior noise levels at the site would
meet City and state regulations, ensuring a
healthy sound environment conducive to
living and working.

Policy N.1-2: Guide the location and design of
transportation facilities, industrial uses, and
other potential noise generators to minimize
the effects of noise on adjacent land uses.

Consistent. The Project does not include
industrial noise uses or other major
potential noise generators. Roadway design
and the location of transit facilities onsite
would be designed to minimize adverse
effects to surrounding land uses.

Policy N.1-3: Apply the community noise
compatibility standards (Table N-1) to all new
development and major redevelopment
projects outside the noise and safety
compatibility zones established in the March
Air Reserve Base/Inland Port Airport Land
Use Compatibility (ALUC) Plan in order to
protect against the adverse effects of noise
exposure. Projects within the noise and
safety compatibility zones are subject to the
standards contained in the ALUC Plan.

Consistent. The Project site is not located
within the noise contours of March Air
Reserve Base. A noise study has been
prepared that analyzes Project consistency
with the community noise compatibility
standards (Table N-1). Interior noise levels
at the site would meet City and state
regulations and comply with the SEIR’s
adopted noise-related mitigation measures;
and, therefore, the Project would result in
acceptable noise levels.

Policy N.1-4: Require a noise study and/or
mitigation measures if applicable for all
projects that would expose people to noise
levels greater than the “normally acceptable”
standard and for any other projects that are
Consistent. A noise study has been prepared
that analyzes Project noise impacts. Interior
noise levels at the site would meet City and
state regulations and comply with the SEIR’s
adopted noise-related mitigation measures;

APPENDICES
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likely to generate noise in excess of these
standards.
and, therefore, the Project would result in
acceptable noise levels.

Policy N.1-5: Noise impacts should be
controlled at the noise source where
feasible, as opposed to at receptor end with
measures to buffer, dampen, or actively
cancel noise sources. Site design, building
orientation, building design, hours of
operation, and other techniques, for new
developments deemed to be noise
generators shall be used to control noise
sources.

Consistent. The Project is not anticipated to
be a major generator of stationary noise.

Alternative transportation strategies would
be employed at the site to reduce traffic
noise, including promoting biking and
walking, tram/transit, ride-share, EVs, etc.

Site design, use of structures and building
orientation, and landscaping would be used
to effectively buffer and dampen noise.

Interior noise levels at the site would meet
City and state regulations.

Policy N.1-6: Require noise buffering,
dampening, or active cancellation, on rooftop
or other outdoor mechanical equipment
located near residences, parks, and other
noise sensitive land uses.

Consistent. Outdoor mechanical equipment
located near residences, parks, and other
noise sensitive land uses would be screened
by walls and/or landscaping, which would
result in noise buffering. . Refer to Chapters
5 and 6 of the Specific Plan Amendment.

Policy N.1-7: Developers shall reduce the
noise impacts on new development through
appropriate means (e.g., double-paned or
soundproof windows, setbacks, berming, and
screening). Noise attenuation methods
should avoid the use of visible sound walls
where possible.

Consistent. Site design, use of structures
and building orientation, and landscaping
would be used to effectively buffer and
dampen noise. Interior noise levels at the
site would meet City and state regulations,
including through the use of buffering,
mechanical ventilation system or air
conditioning systems, and sound-rated
windows. Visible sound walls would be
avoided.

APPENDICES
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Goal N-2: Ensure that noise does not have a
substantial, adverse effect on the quality of
life in the community.

Consistent. The Project is not anticipated to
be a major generator of stationary noise that
would have an adverse effect on the quality
of life in the community. Alternative
transportation strategies would be employed
to reduce traffic noise related to the Project,
including promoting biking and walking,
transit, ride-share, EVs, etc. Site design, use
of structures and building orientation, and
landscaping would be used to effectively
buffer and dampen noise impacts to existing
residents surrounding the site and for future
residents of the Project.

Policy N.2-1: Use the development review
process to proactively identify and address
potential noise compatibility issues.

Consistent. The Project is not anticipated to
be a major generator of stationary noise and
its proposed residential mixed uses are
anticipated to be compatible with the
surrounding residential, school, and medical
uses. A noise study has been prepared that
analyzes Project noise impacts. Interior
noise levels at the site would meet City and
state regulations and comply with the SEIR’s
work-related mitigation measures.

Policy N.2-3: Limit the potential noise
impacts of construction activities on
surrounding land uses through noise
regulations in the Municipal Code that
address allowed days and hours of
construction, types of work, construction
equipment, and sound attenuation devices.

Consistent. Construction would comply with
the City’s Municipal Code, section 11.80, which
outlines limitations on construction activities
and exceptions.

Environmental Justice Element
Goal EJ-1: Reduce pollution exposure and
improve community health.

Consistent. The Project site is not located
adjacent to significant sources of toxic air
contaminants (TACs). The Project would
incorporate 80 acres of parks (comprised of
the previously approved a 40 -acres of lakes,
plus a 15-acre lake promenade, feature and

APPENDICES
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25 acres of other additional parks), trees,
landscaping, recreation, and other amenities
to reduce pollutant exposure, encourage
healthy activity, and improve community
health. Residents and visitors would also
benefit from Project adjacency to two major
medical campuses.

Policy EJ 1-1: Coordinate air quality planning
efforts with other local, regional, and State
agencies.

Consistent. A SEIR has been prepared for
the Project that evaluates its potential air
quality impacts. The draft SEIR will be
circulated to local, regional, and State
agencies for review and public comment.

Policy EJ 1-3: Require new development that
would locate sensitive uses adjacent to
sources of toxic air contaminants (TAC) to be
designed to minimize any potential health
risks, consistent with State law.

Consistent. The Project site is not located
adjacent to sources of TACs.

Policy EJ 1-6: Ensure that construction and
grading activities minimize short-term
impacts to air quality by employing
appropriate mitigation measures and best
practices.

Consistent. The majority (approximately 6
percent) of the Project site (including lakes)
has already been graded. Construction and
grading activities would be required to
comply with City and South Coast Air Quality
Management District (SCAQMD) rules related
to construction activities. Specifically, the
Project would be required to comply with
SCAQMD Rules 402 and 403, which relate to
the prohibition of nuisances, watering of
inactive and perimeter areas, track out
requirements, etc. SEIR mitigation requires
that equipment meeting CARB Tier 4 final
standards be used to reduce diesel
construction emissions.

Policy EJ 1-8: Support the incorporation of
new technologies and design and
construction techniques in new development
that minimize pollution and its impacts.

Consistent. The majority (approximately 66
percent) of the Project site (including lakes)
already has been graded. Construction and
grading activities would be required to
comply with City and South Coast Air Quality
Management District (SCAQMD) rules related

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to construction activities including SCAQMD
Rules 402 and 403, which relate to the
prohibition of nuisances, watering of inactive
and perimeter areas, track out requirements,
etc. Additionally, new technologies would be
implemented, including mitigation requiring
that equipment meeting CARB Tier 4 Final
standards be used to reduce diesel
construction emissions.

In terms of design techniques minimizing
pollution during operation, the community
will be developed using resilient materials
including drought-tolerant landscaping and
building materials that comply with the
current California Green Building Code (Title
24, Part 11) and California Building Energy
Efficiency Standards (Title 24, Part 6), which
govern window and door materials, lighting,
electrical panels, insulation, faucets, water
use, EV charging, PV installation, and more.

Policy EJ.1-10: Coordinate with water service
providers to ensure that sources of potable
water are protected from contamination.

APPENDICES
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General Plan Policies Project Consistency
will occur prior to each phase of
development and implementation of related
infrastructure.

Policy EJ.1-12: Encourage use of costeffective residential water filtration systems, providing information on product options and
effectiveness on the City website.

Consistent. Tap water provided by EMWD is
in compliance with federal health-based
drinking water standards.

Policy EJ.1-13: Through the development
review process, ensure that hazardous
material-affected soil, groundwater, or
buildings will not have the potential to
adversely affect the environment or the
health and safety of site occupants.

Consistent. A full study of potentially
hazardous materials was previously
prepared and indicated the site is
uncontaminated by hazards/hazardous
materials.

Goal EJ-2: Provide safe and sanitary housing
for Moreno Valley residents of all ages,
abilities, and income levels.

Consistent. The Project envisions a vibrant
new housing development of 15,000 homes in
a variety of housing types, including garden
style stacked flats, row townhomes, duplex
homes, attached courtyard homes, and
housing available to seniors and students to
meet the needs of residents of all ages and
abilities, and a variety of income levels.

Policy EJ.2-1: Continue to work with
developers to expand Moreno Valley’s
affordable housing stock, including a range
of housing types that meets the needs of
seniors, large and small families, low- and
middle-income households, and people with
disabilities.

Consistent. The multi-family housing options
provided by the Project would include
housing affordable and available to seniors,
large and small families, low- and middleincome households, and people with disabilities.

Policy EJ.2-2: Promote mixed-income
development and the inclusion of affordable
housing units throughout the city.

Consistent. Varied housing types provided
by the Project will provide housing for
residents of varying income levels.

Goal EJ-3: Expand access to high-quality,
fresh and healthy food.

Consistent. Restaurants in the site’s mixeduse Town Center will provide high-quality, fresh, and healthy food options among other
opportunities to work, recreate, and shop.

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Policy EJ.3-1: Promote the equitable
distribution of healthy food retail and dining
options throughout the city.

Consistent. By expanding the availability of
healthy food retail and dining options in this
underserved area of the City, the Project will
promote the equitable distribution of healthy
food.

Policy EJ.3-2: Encourage the development of
healthy food outlets, small neighborhood
markets, farmers’ markets, and food
cooperatives in/near homes by adopting
flexible zoning standards to allow such uses
where appropriate. Consider creation of a
Healthy Food Zoning Overlay and allowing
small-scale urban agriculture in specified
areas of the city and as accessory uses, such
as temporary on-site urban agriculture
stands.

Consistent. The Project’s Town Center hub
and recreational areas will provide
opportunities for small neighborhood
markets and farmers markets.

Goal EJ-4: Encourage the active participation
of local residents and businesses in civic life.

Consistent. Focusing new residential,
mixed-use development on currently
undeveloped land in the City’s downtown
center would provide vibrant gathering
places, diversify the local economy, and
provide a place where people can live, work,
recreate, shop, and gather to participate and
engage in the local community and civic life.

Healthy Communities Element
Goal HC-1: Promote the health and wellbeing of those who live, work, and play in Moreno Valley.

Consistent. The health and well-being of
those who live, work, and play in Moreno
Valley will be promoted through the creation
of a flexible land use plan that provides for
homes, a mixed-use commercial hub,
schools, parks (including the lake and
promenade), open space, and public facilities
and services framework within the center of
the City.

Policy HC.1-3: Promote access to a diverse
array of health services.

Consistent. Proximate to two major health
campuses (Riverside University Health
System Medical Center, the Kaiser

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Permanente Hospital), the Project will
promote access to a diverse array of health
services. The 300-room hotel onsite will
provide an additional opportunity for medical
tourism, where patients and visitors may
come to also access health services at these
facilities.

Policy HC.1-5: Promote broad awareness of
the recreation opportunities offered in
Moreno Valley. Provide recreation programs
in a variety of locations to make participation
convenient.

Consistent. The Project will create
integrated lake, lake promenade, parks, and
schools features and implement pedestrianfriendly, bicycle, and multi-use trails network to provide a welcoming and vibrant
gathering places for the City’s residents and
visitors. Appropriate signage will be
installed onsite in a variety of locations.

Policy HC.1-6: Promote walking and bicycling
as a safe and convenient mode of
transportation.

Consistent. The Project will implement
pedestrian-friendly, bicycle, and multi-use
trails network, including the lake promenade,
which will promote walking and bicycling as
a safe and convenient mode of
transportation. Bike lanes and shared
streets will be incorporated through the
Specific Plan area to complement the new
and existing development in a way that
promotes the human scale. These bike lanes
will connect to existing Class II bike lanes on
Cactus Ave., Nason Street, Iris Ave, Lasselle
Street, and John F. Kennedy Dr.

Goal HC-2: Engage community members and
community partners in efforts to create a
healthier Moreno Valley.

Consistent. The Specific Plan Amendment
represented the collaborative design vision
of land use and design, marketing, and
engineering professionals, together within
input from agencies, residents, and the
community at large. The resulting Project
reflects the effort to create a healthier
Moreno Valley through encouraging walking,
biking, recreational activities, and socializing;
providing food and dining options; reducing

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commute times by locating homes proximate
to job centers; supporting the adjacent
health care systems; and promoting
environmental sustainability.

Policy HC.2-2: Create “People Places” such
as public plazas with seating, art, and play
features near shopping and business
districts. Promote public spaces that foster
positive human interaction and healthy
lifestyles.

Consistent. The lake, lake promenade, Town
Center and parks will provide the
predominant “People Places” onsite. The
lakefront will provide a location for
restaurants adjacent to the water, and the
lake will incorporate fountain features and
entertainment to make the most of stunning
lakefront views. The lake promenade will
provide a continuous trail and walkway
around the lake, and will include amenities
such as stylized gardens, follies,
amphitheaters, bandstands, picnic areas,
cafes, kiosks, canoe and kayak rentals, piers,
and a concierge comfort facility. Public art
would also be incorporated into the area
surrounding the lake and within the Town
Center.

The Town Center will be designed to provide
gather places adjacent to the restaurants,
cafes, boulangerie-patisserie, shopping, and
other businesses. Major gathering areas
would also be provided within parks. Parks
throughout the site will include lawns for
passive and active recreation, game courts,
shaded children’s play facilities, group shade
structures, family picnic / cooking facilities,
landscaping, and other amenities including
restroom facilities.

Mixed uses and residential areas would also
foster social interaction through
incorporating courtyards, patios, balconies,
and other features.

Policy HC.2-3: Encourage development and
display of public art to promote the history,
Consistent. Garden design, public art, and
heritage trees incorporated into the Project

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heritage, culture and contemporary identity
of Moreno Valley.
will celebrate and promote the history of
Moreno Valley. The lake will also feature
vistas to San Gorgonio Mountain, paying
appropriate tribute to a distinguishing City
view.

Policy HC.2-4: Provide recreation programs
responding to the diverse interests, needs,
ages and cultural backgrounds of Moreno
Valley residents.

Consistent. Diverse recreation will be
facilitated by the Project’s lake and lake
promenade, extensive trail and walkway
system, and public parks and open space,
and public and private recreational
amenities. Recreational activities would
include activities such as walking, biking/ebiking, riding scooters, swimming, boating, kayaking and canoeing, paddle-boarding,
sports, picnicking, meditation, playground
activities, yoga, and private recreational
amenities (e.g., gyms, rock climbing, etc.).

The diverse interests, needs, ages, and
cultural backgrounds of Moreno Valley
residents will accordingly be met.

Policy HC.2-5: Expand opportunities for
residents to volunteer their time and talents
to contribute to community health and quality
of life. Expand opportunities for interaction
between community members, elected
officials, commission members, and City
staff and for partnerships between the City
and community groups that revolve around
making Moreno Valley a healthier place for
all residents. Expand opportunities for
residents to socially connect across
generations and cultures at the
neighborhood level and citywide.

Consistent. As discussed at Policy HC.2-2,
the Project will provide numerous
opportunities for interaction between
community members. The Project also
allows for the development of civic uses and
hosting of civic activities onsite, which would
allow for additional community interaction
across generations and cultures, and with
elected and appointed officials.

Policy HC.2-6: Provide and encourage
community events that promote cultural
understanding and a shared sense of pride in
Moreno Valley.

Consistent. The lake, lake promenade, Town
Center and parks will provide large
gathering places and piazzas onsite that may
host community events. The lakefront will
incorporate amphitheaters and bandstands.

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The Town Center will be designed to provide
gather places adjacent to the restaurants,
cafes, shopping, and other businesses.

Major gather areas would also be provided
within parks, including cooking areas and
group shade structures. The site would play
host to festivals and other public and
community events, which would promote
cultural understanding and a shared sense
of pride in the City.

Policy HC.2-7: Focus on youth engagement
(28.7 percent of city’s population is under 18
years-old).

Consistent. The numerous recreational and
entertainment amenities provided at the site
would engage area youth. Youth would be
able to take advantage of recreational
activities would include activities such as
walking, biking/e-biking, riding scooters,
swimming, boating, kayaking and canoeing,
paddle-boarding, sports, picnicking,
playground activities, yoga, and private
recreational amenities (e.g., gyms, rock
climbing, etc.). Entertainment would also
engage youth, including lake’s fountain and
entertainment features, festivals, and other
events that may be hosted at the site.

Goal HC-3: Promote a variety of businesses
that help support community health.

Consistent. Proximate to two major health
campuses (Riverside University Health
System Medical Center, the Kaiser
Permanente Hospital), the Project will
promote access to a diverse array of health
services. The 25 acres of commercial uses
onsite will provide an additional opportunity
for medical tourism, where patients and
visitors may come to also access health
services at these facilities. Restaurants,
retail, and recreational opportunities will be
available at the Project site for its residents
and surrounding residents and workers,
supporting community health.

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Policy HC.3-3: Support high-quality
affordable and convenient access to a full
range of traditional and alternative primary,
preventive, emergency, and specialty health
care options.

Consistent. The Project site will provide
convenient resident and visitor access to the
Riverside University Health System Medical
Center and Kaiser Permanente Hospital,
which provide a range of traditional and
alternative primary, preventive, emergency,
and specialty health care options.

Policy HC.3-4: Encourage new public
facilities, schools, parks, recreational
facilities and commercial, office, and medical
buildings to provide drinking fountains and
reusable water bottle filling stations.

Consistent. Schools, parks, and recreational
facilities will provide drinking fountains and
reusable water bottle filling stations.

Policy HC.3-6: Encourage equitable
distribution of healthy food retail and dining
options in all commercial and employment
areas of Moreno Valley.

Consistent. The Project will expand the
availability of healthy food retail and dining
options proximate to several commercial
and employment centers, including Riverside
University Health System Medical Center,
Kaiser Permanente Hospital, Moreno Valley
College, and the World Logistics Center.

Open Space and Resource Conservation Element
Goal OSRC-1: Preserve, protect, and enhance
natural resources, habitats, and watersheds
in Moreno Valley and the surrounding area,
promoting responsible management
practices.

Consistent. Most of the Project site consists
of graded, disturbed land that does not
contain natural resources, habitat area, or
naturally occurring watersheds. The Project
will create resources onsite by providing 80
acres of parks, comprised of the previously
approved 40-acres of lakes, a 15-acre lake
promenade feature and 25 acres of other
additional parks and recreation facilities. The
lake ecosystem would serve to help support
avian and other species.

A small pocket of habitat exists on the
ungraded eastern portion of the Project site,
adjacent to the drainage channel. The Project
proposes to preserve this habitat as open
space, thereby preserving and protecting the
resources, habitat, and watershed in that
area. Adjacent to the southeast portion of the

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Project site, the drainage channel – which
includes both a concrete and earthen
channel as well as previously enhanced
habitat area – would be avoided and
preserved. The applicant previously
completed all required mitigation for the
drainage channel pursuant to the applicable
section 404, 401 and 1602 permitting. This
area is continually maintained in
conformance with prior permit
requirements.

Policy OSRC.1-5: Design stormwater
detention basins as multi-use amenities
providing recreation, aesthetic value, and
wildlife habitat along with flood control.

Consistent. As with the prior iteration of the
project, the Project will make use of the lake
complex for control of on-site stormwater
runoff. The lakes will be constructed to
provide improved storm water quality,
protect the groundwater and other drinking
water supplies, and protect the downstream
receiving waters. To accomplish this goal,
the lakes will be designed as a storm water
best management practice (BMP) and
include features such as biofilters, wetlands
components and aeration to improve the
water quality and maintain the lake quality.

They will be lined to minimize the amount of
make-up water necessary to maintain the
water level. The lake complex will provide
this stormwater detention value while also
being used for recreational activities
(boating, swimming, kayaking, canoeing),
providing recycled water for irrigation,
providing aesthetic value for the community,
and helping to support avian and other
species.

Policy OSRC.1-7: Require that grading plans
include appropriate and feasible measures
to minimize erosion, sedimentation, wind
erosion and fugitive dust. Particularly in
hillside areas, new roadways and trails
should follow natural contours to minimize
grading.

Consistent. Initially, a significant portion of
the site (approximately 65%) already has
been graded subject to erosion control
requirements. The Project site does not
include hillside areas. As the Project is
implemented, it will adhere to public agency
requirements regarding erosion control

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through final grading plans, erosion control
plans, storm water pollution prevention
plans and water quality management plans
which have been reviewed and approved by
the respective agencies. Grading will also be
subject to SCAQMD and City regulations,
including SCAQMD’s Rule 403 regarding
control of fugitive dust.

Policy OSRC.1-8: Cooperate with federal,
State, and local regulatory agencies as well
as non-profit organizations to promote the
responsible stewardship of natural
resources and habitats within the planning
area.

Consistent. Most of the Project site consists
of graded, disturbed land that does not
contain natural resources, habitat area, or
naturally occurring watersheds.

Qualified biologists have conducted on-site
surveys and made recommendations, as
necessary, regarding treatment of on-site
habitat areas and species. Regarding the
small pocket of habitat on the ungraded
eastern portion of the Project site, adjacent
to the drainage channel, the Project
proposes to preserve this habitat as open
space. The Project will cooperate with the
appropriate agencies and organizations in
complying with applicable laws and
regulations, including the County MSHCP and
in obtaining any applicable permits (e.g.,
Section 404, 401, etc.)
Policy OSRC.1-9: Ensure that adverse
impacts on sensitive biological resources,
sensitive natural communities, sensitive
habitat, and wetlands are avoided or
mitigated to the greatest extent feasible as
development takes place.

Consistent. Most of the Project site consists
of graded, disturbed land that does not
contain natural resources, habitat area, or
naturally occurring watersheds.

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Policy OSRC.1-10: In areas where
development (including trails or other
improvements) has the potential for adverse
effects on special status species, require
project proponents to submit a study
conducted by a qualified professional that
identifies the presence or absence of
special-status species at the proposed
development site. If special-status species
are determined to be present, require
incorporation of appropriate mitigation
measures as part of the proposed
development prior to final approval.

Consistent. Qualified biologists have
conducted on-site surveys and made
recommendations, as necessary, regarding
treatment of on-site habitat areas and
species. As detailed therein, most of the
Project site consists of graded, disturbed
land where no special-status species are
present.

Policy OSRC.1-11: Require all development,
including roads, proposed adjacent to
riparian and other biologically sensitive
habitats to mitigate impacts to such areas.

Policy OSRC.1-14: Coordinate with public and
private entities to link regional open spaces
with a network of paths and trails, including
connections to Moreno Valley’s Multi-Use
Trail System.

Consistent. The Project’s trail system and
bike lanes will connect the onsite residential,
retail, restaurant, recreational, hotel, school,
community facilities and other uses with
offsite communities and regional open
spaces. Residents and visitors would be able
to connect to improved trails along Cactus
Avenue to the east, as well as to the scenic
Lake Perris State Recreation Area south of
the site via sidewalks, trails, and bike paths
in order to take advantage of its myriad of
recreational activities, including camping,
picnicking, fishing, swimming, water sports,
hiking, equestrian, and boating uses.

Policy OSRC.1-15: Expand the City’s network
of multi-use trails and provide connections
Consistent. The Project’s trail system and
bike lanes will connect the onsite residential

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from residential and commercial areas
within the city to surrounding hillsides,
ridgelines, open spaces and other scenic
areas.
and commercial areas to scenic areas and
open spaces. Initially, the onsite lake
promenade will provide a scenic multi-use
trail for future residents and visitors alike
within the site. Connections offsite extend to
the Lake Perris State Recreation Area, San
Jacinto Wildlife Area.

Policy OSRC.1-16: Provide sufficient
resources for the maintenance of trails and
staging areas through a combination of grant
funding, city resources, and volunteer
efforts.

Consistent. Funding for the maintenance of
trails and staging areas provided with the
Project will be assured through compliance
with performance standards requiring
adequate financing concurrent with each
development phase. Financing will occur via
the funding mechanisms set forth in the
Specific Plan Section 7.3.7, Financing and
Maintenance of Improvements.

Policy OSRC.1-17: Continue to participate in
regional efforts to proactively manage
surface and groundwater resources and
ensure their long-term health and viability,
including the development and
implementation of the San Jacinto
Groundwater Basin Groundwater
Sustainability Plan (Basin Plan).

Consistent. The West San Jacinto Basin
Groundwater Sustainability Plan (“GSP”) has
confirmed that the Moreno Valley area is not
currently in overdraft, and groundwater
water levels have increased in the area
since the 1970’s. Eastern Municipal Water
District (EMWD) would provide the Project
with both potable water for domestic use
and recycled (tertiary-treated) water for
irrigation and isolated segments of the lakes,
thereby minimizing reliance on groundwater
resources. On-site wells may provide water
to assist in filling and maintaining some or
all of the lake features. Well No. 1 provides
for pumping at a rate of 1,500 gallons per
minute (gpm) and Well No. 2 at a rate of 450
gpm. This additional water source can and
will be used in implementing and maintaining
the project’s lake features.

Water management will also be assured
through numerous conservation practices.

Water will be conserved onsite through the
use of native and drought-tolerant plants in
landscaping. Compliance with Title 24

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building standards will significantly
strengthen water conservation, as well. In
addition, through the implementation of
sophisticated BMPs, the lakes will act to
treat and store runoff onsite, conserving
water resources that would otherwise be
wasted and promoting the health of the
groundwater basin. These actions will
proactively assist in management of both
surface and groundwater resources.

Policy OSRC.1-18: Preserve natural drainage
courses in their natural state to the extent
feasible.

Consistent. Most of the Project site consists
of graded, disturbed land that does not
contain natural drainage courses. The small
area of drainage on the ungraded eastern
portion of the Project site, adjacent to the
drainage channel, will be preserved as-is.

In the area outside of the Project boundary in
the southeast portion of the site and as
contemplated by the Aquabella 2005 Specific
Plan Amendment, the Riverside County Flood
Control and Water Conservation District
completed drainage channel improvements
to ensure that adequate storm drain system
capacity is maintained. The applicant has
completed all required mitigation, pursuant
to the applicable section 404, 401 and 1602
permitting, for these drainage
improvements. The improvements include
both an installed concrete and earthen
channel (and associated earthen basin),
which are continually maintained in
conformance with permit requirements. The
Project does not propose to alter this
drainage.

Policy OSRC.1-19: Maximize the amount of
pervious surfaces in public spaces to permit
the percolation of urban runoff while
implementing best practices for stormwater
pollution prevention.

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management practice (BMP) and include
features such as biofilters, wetlands
components and aeration to improve the
water quality and maintain the lake quality.

This will limit increases in downstream
runoff resulting from the Project.

Policy OSRC.1-20: Facilitate groundwater
recharge in Moreno Valley by encouraging
development projects to use Low Impact
Development (LID) practices such as
bioretention, porous paving, and rainwater
harvesting systems, and by encouraging
private property owners to design or retrofit
landscaped or impervious areas to better
capture storm water runoff.

Consistent. Groundwater recharge will be
encouraged through the use of LID
development practices including
bioretention, porous paving, and limiting
impervious areas. In addition, through the
implementation of sophisticated BMPs, the
lakes will act to treat and store runoff onsite,
conserving water resources that would
otherwise be wasted and minimizing offsite
drainage. EMWD would also provide the
Project with recycled (tertiary-treated)
water for irrigation and isolated segments of
the lakes. Application of this recycled water
to open space areas will help to recharge the
groundwater basin.

Policy OSRC.1-21: Continue to regulate new
commercial and industrial activities as well
as construction and demolition practices to
minimize discharge of pollutants and
sedimentation into the stormwater drainage
system.

Consistent. Initially, a significant portion of
the site (approximately 65%) already has
been graded subject to erosion control and
stormwater sedimentation requirements. As
the Project is implemented, it will adhere to
public agency requirements through
compliance with storm water pollution
prevention plans and water quality
management plans which have been
reviewed and approved by the respective
agencies.

During Project operation, street and storm
drain flood control systems will be designed
to accommodate 10-year and 100-year storm
flows. As with the prior iteration of the
project, the Project will also make use of the
lake complex for control of on-site storm
water runoff. The lakes will be constructed
to provide improved storm water quality,
protect the groundwater and other drinking

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water supplies, and protect the downstream
receiving waters. In order to accomplish this
goal, the lakes will be designed as a storm
water best management practice (BMP) and
include features such as biofilters, wetlands
components and aeration to improve the
water quality and maintain the lake quality.

The lakes containing tertiary-treated water
will retain water to the level of a 100-year
storm.

Policy OSRC.1-22: Allow new development to
use individual wells only where an adequate
supply of good quality groundwater is
available.

Consistent. Eastern Municipal Water District
(EMWD) would provide the Project with both
potable water for domestic use and recycled
(tertiary-treated) water for irrigation and
isolated segments of the lakes, thereby
minimizing reliance on groundwater
resources. On-site wells may provide water
to assist in filling and maintaining some or
all of the lake features. In 2007, the applicant
obtained permits to drill and test two deep
groundwater wells on the project site
pursuant to Riverside County Department of
Health Permit No. 33248. Well No. 1 provides
for pumping at a rate of 1,500 gallons per
minute (gpm) and Well No. 2 at a rate of 450
gpm. This additional water source can and
will be used in implementing and maintaining
the project’s lake features. The West San
Jacinto Basin Groundwater Sustainability
Plan (“GSP”) has confirmed that the Moreno
Valley area is not currently in overdraft, and
groundwater water levels have increased in
the area since the 1970’s.

Goal OSRC-2: Preserve and respect Moreno
Valley’s unique cultural and scenic
Consistent. A full study of potential cultural
resources was previously prepared and

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resources, recognizing their contribution to
local character and sense of place.
showed that there are no known
archaeological, historical, cultural sites, or
significant features were identified on the
site and that the potential for significant
cultural resources occurring on the property
is low. The site is currently graded and
undeveloped, surrounded by a chain link
fence. However, distant views are provided
across the site. Scenic resources will be
preserved by developing complementary to
adjacent uses and providing attractive
architecture, gateway entry points, parks and
open space, and the distinctive lake complex
to create a sense of place.

Policy OSRC.2-4: Reduce or avoid visual
intrusion from energy and
telecommunications infrastructure.

Encourage the undergrounding of utility lines
wherever feasible and promote the use of
“stealth” designs that locate wireless
infrastructure on existing poles, buildings
and other structures.

Consistent. Energy and telecommunications
infrastructure will be provided underground.

Policy OSRC.2-8: Require cultural resource
assessments prior to the approval of
development proposals on properties
located in archaeologically sensitive areas.

Consistent. A full study of potential cultural
resources was previously prepared and
indicated there are no known archaeological,
historical, cultural sites, or significant
features were identified on the site and that
the potential for significant cultural
resources occurring on the property is low.

Goal OSRC-3: Use energy and water wisely
and promote reduced consumption.

Consistent. The community will be
developed consistent with current California
Green Building Code (Title 24, Part 11) and
California Building Energy Efficiency
Standards (Title 24, Part 6), which ensure the
project uses energy and water in an efficient
and non-wasteful manner.

Policy OSRC.3-1: Promote energy
conservation throughout the community and
Consistent. The community will be
developed consistent with current California

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encourage the use of renewable energy
systems and technologies to supplement or
replace traditional building energy systems.

Green Building Code (Title 24, Part 11) and
California Building Energy Efficiency
Standards (Title 24, Part 6), which govern
window and door materials, lighting,
electrical panels, insulation, faucets, water
use, EV charging, PV installation, and more.

Compliance with Title 24 addresses solar PV
renewable energy systems and will
significantly reduce energy demand, reduce
the use of volatile organic compounds
emitting materials, strengthen water
conservation, and require construction
waste recycling.

Policy OSRC.3-6: Encourage new
development to incorporate as many waterwise practices as feasible in their design and construction.

Consistent. As described in the landscaping
plan, drought tolerant, sustainable
landscaping would be professionally
maintained throughout the development.

Water efficient infrastructure and irrigation
would be used throughout the development.

The Project will comply with the current
California Green Building Code (Title 24, Part
11) and California Building Energy Efficiency
Standards (Title 24, Part 6), which govern
water use and strengthen water
conservation.

Policy OSRC.3-7: Conserve water through
the provision of water-efficient
infrastructure, drought tolerant plantings,
and greywater usage to support public parks
and landscaped areas.

Consistent. Drought tolerant, sustainable
landscaping consistent would be
professionally maintained throughout the
development. Water efficient infrastructure
and irrigation would be used throughout the
development.

Policy OSRC.3-8: Conserve water through
the planting and maintenance of trees, which
will provide for the capture of precipitation
and runoff to recharge groundwater, in
addition to providing shading for other
landscaping to reduce irrigation
requirements. Ensure that any ‘community
Consistent. Shade trees would be planted
throughout the site.

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greening’ projects utilize water-efficient
landscape.

Goal OSRC-4: Optimize the use of available
resources by encouraging residents,
businesses and visitors to reuse and recycle.

Consistent. Through its partnership with
Waste Management, the franchise hauler, the
City provides an array of programs and tools
intended to support statewide waste
reduction objectives. The hauler and City
staff promote recycling programs through
billing inserts, flyers, social media postings,
site visits, and outreach to the various
businesses and organizations. Moreover, the
City takes proactive steps to ensure
compliance with AB 341 and/or AB 1826
requirements. The Project would not inhibit
implementation of these programs and
would be required to comply with the City’s
Municipal Code regarding solid waste and
recyclable material storage areas. (Municipal
Code, Section 6.02.050)
Policy OSRC.4-1: Reduce the amount of solid
waste disposed in landfills by promoting
source reduction and recycling throughout
Moreno Valley and by expanding the range of
programs and information available to local
residents and businesses, consistent with
State requirements.

Consistent. Waste Management and City
programs are promoting recycling and solid
waste reduction. The Project would be
required to comply with the City’s Municipal
Code regarding solid waste and recyclable
material storage areas. (Municipal Code,
Section 6.02.050)
Policy OSRC.4-2: Strive to reduce at source,
recycle, or compost 75 percent of solid
waste generated in the community from the
year 2021 forward, consistent with State
targets.

Consistent. The Project would be required to
comply with the City’s Municipal Code
regarding solid waste and recyclable
material storage areas. (Municipal Code,
Section 6.02.050) Additionally, the City’s
Building Code requires development projects
to complete and submit a Waste
Management and Recycling Plan for approval
prior to issuance of building permits. The
Waste Management and Recycling Plan
would identify the project type and estimate
the amount of materials to be recycled

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during construction. Through compliance
with applicable regulations, the project
would strive to meet this objective.

Housing Element
Goal #1. Availability of a wide range of
housing by location, type of unit, and price to
meet the existing and future needs of
Moreno Valley residents.

Consistent. A diverse range of housing
options will be provided with the Project,
including garden style stacked flats, row
townhomes, duplex homes, attached
courtyard homes, and housing available to
seniors and students. The Project is
complementary to and compatible with the
mostly single-family, for-sale units
surrounding the site. This balanced range of
housing types will meet the current and
changing needs of City residents.

Policy 1-1: Maintain sufficient land
designated and appropriately zoned for
housing to achieve a complimentary mix of
single-family and multi-family development
to accommodate Moreno Valley’s Regional
Housing Needs Assessment (RHNA) growth
needs throughout the planning period.

Consistent. The Project site has been
designated for residential mixed-use
development since approval of the Field
Station Specific Plan in 1999. The Project
would build out this site designated for
mixed-use residential with 15,000 multifamily homes to support and accommodate the City’s RHNA growth needs. Estimated to
be built out over 12-15 years, the Project
would assist the City in meeting its 6th Cycle
RHNA allocation of 13,627 units, as well as
future housing needs.

Policy 1-2: Promote development that
provides a variety of housing types and
densities based on the suitability of the land,
including the availability of infrastructure,
the provision of adequate services and
recognition of environmental constraints.

Consistent. A diverse range of housing
options will be provided with the Project,
including garden style stacked flats, row
townhomes, duplex homes, attached
courtyard homes, and housing available to
seniors and students. The Project site is
suitable for such development. It is located
in infill area that is mostly already graded for
development. Major infrastructure
improvements have already been completed.

The site is within existing service areas for

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utilities, and the Project would ensure
adequate services are provided prior to
implementation of each phase of
development. There are no major
environmental constraints that would
preclude the development on this site.

Policy 1-3: Promote mixed use
developments with a residential component
and locate higher density residential
development in proximity to employment,
shopping, transit, recreation, and other
services.

Consistent. The Project is a mixed-use
development that would comprise 15,000
multi-family and workforce housing; a 25-
acre mixed-use commercial and retail Town
Center; 80 acres of parks, comprised of the
previously approved 40-acre lake, a 15-acre
lake promenade, and an additional 25 acres
of parks; 40 acres of elementary and middle
school sites; public services and facilities;
infrastructure improvements; and other
amenities.

The Project site is proximate to major job
centers in the City and region, including,
Riverside University Health System Medical
Center, the Kaiser Permanente Hospital and
medical complex, Moreno Valley College, and
the World Logistics Center. The Lake Perris
State Recreation Area, comprising
approximately 8,800 acres of open space and
recreation, is approximately one-half mile to
the south of the Project site. Locally
servicing commercial/retail uses are also
found in the Project area.

Route 20 also serves the site along
Alessandro, Nason, and Moreno Beach Dr to
Riverside University Medical Center, Kaiser
Permanente Hospital, and Moreno Valley
College, and along Nason and Lasselle

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Street. Route 41 serves the site from the
Medical Center to Moreno Valley College and
areas to the south. Route 20 bus service also
connect passengers to the Moreno
Valley/March Field Metrolink Station across
Interstate 215.

Policy 1-6: Promote the construction of
housing suitable for students near and in
areas with good access to higher educational
institutions, including Moreno Valley College.

Consistent. Located one mile from Moreno
Valley College and eight miles from UCR, the
Project will provide a range of multi-family
residential rental housing options that will
be suitable for students.

Goal #2. Suitable and affordable housing for
persons with special needs, including
housing for lower income households, large
families, single parent households, the
disabled, and senior citizens and shelter for
the homeless.

Consistent. The Project will provide a variety
of multi-family housing options which would
include housing affordable and available to
seniors, large and small families, low- and
middle-income households, and people with
disabilities.

Policy 2-1: Support innovative public, private,
and non-profit efforts in the development of
affordable housing, particularly for the
special needs groups.

Consistent. This innovative, mixed-use
Project will provide a variety of multi-family
housing options which would include housing
affordable and available to seniors, large and
small families, low- and middle-income
households, and people with disabilities.

Policy 2-2: Continue to encourage the
development of rental units with three or
more
bedrooms to provide affordable housing for
large families.

Consistent. The Project will develop a
variety of rental housing types and
floorplans, including units of three bedrooms
or more.

Policy 2-3: Work with non-profit agencies
and private sector developers to encourage
the development of senior housing.

Consistent. While not specifically limited to
seniors, the multi-family housing options
provided by the Project would include
housing affordable and available to seniors
and adaptable for conversion for use by
seniors and/or those with disabilities.

Policy 2-4: Encourage the development of
residential units which are accessible to
Consistent. The multi-family housing options
provided by the Project would include

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persons with disabilities or are adaptable for
conversion to residential use by persons
with disabilities.
housing affordable and available to seniors,
large and small families, low- and middleincome households, and people with disabilities.

Goal #3. Removal or mitigation of constraints
to the maintenance, improvement, and
development of affordable housing, where
appropriate and legally possible.

Consistent. The Project plans for a variety of
multi-family housing to meet the changing
needs of area residents and families and
promote housing affordable to the area’s
workforce. Approval of the Project would
mitigate current constraints to such housing
that plan for significantly fewer and more
expensive, single-family homes on the site.

Policy 3-4: Ensure that water and sewer
providers are aware of the City’s intentions
for residential development throughout the
City.

Consistent. Will-serve letters will be
required of utility providers prior to each
phase of development.

Goal #5. Enhanced quality of existing
residential neighborhoods in Moreno Valley,
through maintenance and preservation,
while minimizing displacement impacts.

Consistent. The Project would develop an
attractive, mixed-use residential community
on an undeveloped infill site in a manner
complementary to and compatible with the
existing residential neighborhoods
surrounding the site. No displacement
would occur.

Policy 5-1: Work to preserve property
values, correct housing deficiencies, bring
substandard units into compliance with City
codes, and improve overall housing
conditions in Moreno Valley.

Consistent. The proposed landmark Town
Center and surrounding residential
community would preserve and increase
property values in the surrounding area by
providing a destination for future residents,
current residents, and visitors to live, work,
play, and shop. The Project would improve
overall housing conditions in the City by
providing 15,000 additional multi-family units
in a variety of types to accommodate diverse
housing needs. Housing may include garden
style stacked flats, row townhomes, duplex
homes, attached courtyard homes, and
housing available to seniors and students.

The Project would assist the City in meeting

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its 6th Cycle RHNA allocation of 13,627 units,
as well as future housing needs.

Policy 5-3: Encourage compatible design of
new residential units to minimize the impact
of intensified reuse of residential land on
existing residential development
Consistent. The Project would develop an
attractive, mixed-use residential community
on an undeveloped infill site in a manner
complementary to and compatible with the
existing residential neighborhoods
surrounding the site. The mixed-use area
and densest housing would be located in the
north-center portion of the site, furthest
from the existing single-family residences.

Multi-family residential housing on the site
would be designed to be compatible with the
surrounding area through architecture and
design, sizing, landscaping, parks/open
space, and other means.

Goal #6. Proactive energy conservation and
waste reduction activities in all residential
neighborhoods.

Policy 6-2: Encourage the incorporation of
energy conservation design features in
existing and future residential developments
to conserve resources and reduce housing
costs.

Consistent. Compliance with California
Green Building Code (Title 24, Part 11) and
California Building Energy Efficiency
Standards (Title 24, Part 6) will conserve
natural resources and energy and reduce
energy use by future residents, which may
result in cost reductions.

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Policy 6-3: Encourage the use of building
placement, design, and construction
techniques that promote energy
conservation, including green building
practices, the use of recycled materials, and
the recycling of construction and demolition
debris. Solar panels will be required to be
consistent with the ALUC Plan.

Consistent. California Green Building Code
(Title 24, Part 11) and California Building
Energy Efficiency Standards (Title 24, Part 6),
which govern window and door materials,
lighting, electrical panels, insulation, faucets,
water use, EV charging, PV installation, and
more. Compliance with Title 24 will
significantly reduce energy demand, reduce
the use of volatile organic compounds
emitting materials, strengthen water
conservation, and require construction
waste recycling.

Goal #7. Equal housing opportunity for all
residents of Moreno Valley, regardless of
race, religion, sex, marital status, ancestry,
national origin, color, or handicap.

Consistent. The Project site will comply with
all requirements of law relating to providing
equal housing opportunities.

Policy 7-3: Diversify and expand the housing
stock in Moreno Valley in order to better
accommodate the varied housing needs of
current and future residents.

Consistent. The Project will provide a
diverse range of housing options along a
spectrum of affordability to accommodate
varied housing needs of current and future
residents. Housing types could include
garden style stacked flats, row townhomes,
duplex homes, attached courtyard homes,
and housing available to seniors and
students. The Project is complementary to
and compatible with the mostly singlefamily, for-sale units surrounding the site.

Policy 7-4: Avoid the over-concentration of
housing constructed expressly for lower
income households in any single portion of
any neighborhood.

Consistent. The Project will provide 15,000
multi-family and workforce housing options
for all ages and income levels. Diverse
housing options will be integrated and
interconnected to the community, and will
not concentrate lower income households in
any single portion of any neighborhood.

APPENDICES
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8.2 Aquabella Consistency with 2006 General Plan
2006 General Plan Consistency Table
General Plan Policies Project Consistency
Community Development Element
Goal 2.1 A pattern of land uses, which
organizes future growth, minimizes
conflicts between land uses, and which
promotes the rational utilization of
presently underdeveloped and
undeveloped parcels.

Consistent. The Project is located in an area
designated Downtown Center (DC) in the 2040
General Plan and which was previously
designated for residential and commercial
development in the 2006 General Plan. The
Project will focus development within the City’s
downtown center in a manner that is
complementary to adjacent and proximate uses.

The Project balances development of up to
15,000 multi-family residences with 25 acres of
supporting commercial and retail uses including
hotel uses, 80 acres of parks (comprised of the
previously approved a 40-acres of lakes, plus a
15-acre lake promenade, feature and 25 acres of
other additional parks); and 40 acres of
elementary school and middle school uses to
promote an efficient land use pattern and reduce
vehicle trip lengths. The Project site’s
surrounding area is urbanized with a variety of
residential densities, education, medical, and
other uses. By maximizing development of this
undeveloped infill area for housing, jobs,
recreation, and public facilities, the Project will
discourage sprawl into open space areas
surrounding the City and integrate into the land
use pattern of the existing community. Conflicts
between land uses would be minimized.

The Project would support the demand for
workforce, education, and other multi-family
housing by developing homes proximate to
major job centers in the City and region (e.g.,
Riverside University Health System Medical
Center, the Kaiser Permanente Hospital and
medical complex, Moreno Valley College, and the
World Logistics Center). This would allow
residents to live and work locally, cutting

APPENDICES
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commute times and improving air quality. The
Project site is also located along major transit
routes and would support frequent and reliable
transit service and other multi-model
transportation measures, including walking and
biking. The Riverside Transit Agency (RTA)
provides existing bus routes proximate to the
site. Route 31 runs along Nason Street to the
Riverside University Medical Center. Route 20
also serves the site along Alessandro, Nason,
and Moreno Beach Dr to Riverside University
Medical Center, Kaiser Permanente Hospital, and
Moreno Valley College, and along Nason and
Lasselle Street. Route 41 serves the site from
the Medical Center to Moreno Valley College and
areas to the south. Route 20 bus service also
connect passengers to the Moreno Valley/March
Field Metrolink Station across Interstate 215.

Goal 2.2 An organized, well-designed,
high quality, and functional balance of
urban and rural land uses that will meet
the needs of a diverse population, and
promote the optimum degree of health,
safety, well-being, and beauty for all
areas of the community, while
maintaining a sound economic base.

Consistent. The design of the Project focuses on
creating a premier urban village and downtown
center that interfaces and connects with
existing, adjacent health care facilities. Project
design will include prominent focal points,
gathering places and landmarks such as public
plazas throughout the urban pedestrian trail
fabric; an integrated lake, lake promenade,
parks, and schools features; and pedestrianfriendly, bicycle, and multi-use trails to provide welcoming and vibrant gathering places for the
City’s residents and visitors. The sustainable
mixed-use neighborhood will provide places for
people to live, work, recreate, and shop – all
linked to the lakes, lake promenade, parks,
schools, trails, and adjacent and proximate
major job centers. High-quality restaurants and
retail offerings will support a vibrant economic
and social core within the Project’s commercial
center. The Project will provide a social
gathering place for the region, and promote the

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health, safety, well-being, and beauty of the
community through quality design and strategic
land use planning.

By implementing a high-quality, urban downtown
center in this infill area designated for mixedresidential and commercial uses, the Project will also discourage sprawl into rural and open
space areas surrounding the City.

Goal 2.3 Achieves an overall design
statement that will establish a visually
unique image throughout the City.

Consistent. Traditional and contemporary design
elements will integrate with the surrounding
medical and residential uses, while creating a
dynamic and cohesive mixed-use residential
community centered on a Lake and destination
Town Center. Signage, monumentation, multiuse trails and walkways, parks and gathering spaces, and a thoughtful streetscape design will
maintain a consistent design thread throughout
the Project and support the unique characterbuilding underway within the Rancho Belago area of the City.

Goal 2.4 A supply of housing in sufficient
numbers suitable to meet the diverse
needs of future residents and to support
healthy economic development without
creating an oversupply of any particular
type of housing.

Consistent. The Project would build out this site
designated for mixed-use residential with 15,000
multi-family homes to support and
accommodate the City’s RHNA growth needs.

Estimated to be built out over 12-15 years, the
Project would assist the City in meeting its 6th
Cycle RHNA allocation of 13,627 units, as well as
future housing needs.

A diverse range of housing options will be
provided with the Project, including duplexes,
duet, or paired homes, cluster and courtyard
homes, townhomes, apartments, live/work
homes, and homes available to students and
seniors. The Project is complementary to and
compatible with the mostly single-family, forsale units surrounding the site. This balanced range of housing types will meet the current and
changing needs of City residents. Further, the

APPENDICES
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housing provided at the Project site will support
the workforce of major job centers in the City
and region, including Riverside University Health
System Medical Center, the Kaiser Permanente
Hospital and medical complex, Moreno Valley
College, and the World Logistics Center.

Goal. 2.5 Maintenance of systems for
water supply and distribution;
wastewater collection, treatment, and
disposal; solid waste collection and
disposal; and energy distribution which
are capable of meeting the present and
future needs of all residential,
commercial, and industrial customers
within the City of Moreno Valley.

Consistent. Will-serve letters will be required of
utility providers prior to each phase of
development. Coordination with the appropriate
entities prior to each phase of development and
implementation of related infrastructure will
ensure maintenance of adequate systems able to
meet the present and future needs off the City.

Water: Eastern Municipal Water District (EMWD)
would provide the Project with both potable
water for domestic use and recycled (tertiarytreated) water for irrigation and the lakes, thereby minimizing reliance on groundwater and
imported water resources. On-site wells are
expected to provide water to assist in filling and
maintaining some or all of the lake features. Well
No. 1 provides for pumping at a rate of 1,500
gallons per minute (gpm) and Well No. 2 at a rate
of 450 gpm. Application of recycled water to
open space areas will recharge the groundwater
basin.

Wastewater: Prior to development of any phase
of the Project, “will serve” letters from utility
providers will be required to demonstrate
adequate sewer service capacity exists or will
be available to serve the proposed development
in a timely manner. Wastewater (sewer) flows
and treatment will meet the standards set by
EMWD. A "Plan of Service" was prepared by
EMWD for the original Specific Plan. A revised
Plan of Service will be prepared and approved by
EMWD based upon this Specific Plan
Amendment.

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General Plan Policies Project Consistency
Solid Waste: The Project would be required to
comply with the City’s Municipal Code regarding
solid waste and recyclable material storage
areas. (Municipal Code, Section 6.02.050)
Additionally, the City’s Building Code requires
development projects to complete and submit a
Waste Management and Recycling Plan for
approval prior to issuance of building permits.

The Waste Management and Recycling Plan
would identify the project type and estimate the
amount of materials to be recycled during
construction. Through compliance with
applicable regulations, the Project would strive
to meet this objective.

Energy: Energy conservation will be promoted
throughout the community. Among other things,
the Project will comply with the requirements of
California Green Building Code (Title 24, Part 11)
and California Building Energy Efficiency
Standards (Title 24, Part 6), which govern
window and door materials, lighting, electrical
panels, insulation, faucets, water use, EV
charging, PV installation, and more. For energy
needs not generated through onsite PV, the City
of Moreno Valley will provide electric service to
the Project. Southern California Gas Company
provides natural gas service to the site. All new
service lines within the Project will be
constructed underground.

Objective 2.1 Balance the provision of
urban and rural lands within Moreno
Valley by providing adequate land for
present and future urban and economic
development needs, while retaining the
significant natural features and the rural
character and lifestyle of the
northeastern portion of the community.

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multi-use trails to provide welcoming and
vibrant gathering places for the City’s residents
and visitors. The sustainable mixed-use
neighborhood will provide places for people to
live, work, recreate, and shop – all linked to the
lakes, lake promenade, parks, schools, trails,
and adjacent and proximate major job centers.

High-quality restaurants, and retail offerings will
support a vibrant economic and social core
within the Project’s commercial center. The
Project will provide a social gathering place for
the region, and promote the health, safety, wellbeing, and beauty of the community through quality design and strategic land use planning.

By developing a high-quality, urban downtown
center in this infill area designated for mixedresidential and commercial uses, the Project will also discourage sprawl into rural and open
space areas surrounding the City, including to
the northeast. Pedestrian and bike connections
will provide access through the site’s open space
areas and to other significant natural features of
the City, including Lake Perris State Recreation
Area comprising approximately 8,800 acres of
open space and recreation approximately onehalf mile to the south of the Project site.

Objective 2.2 Provide a wide range of
residential opportunities and dwelling
types to meet the demands of present
and future residents of all
socioeconomic groups.

Consistent. The Project would build out this site
designated for mixed-use residential with 15,000
multi-family homes to support and
accommodate the City’s RHNA growth needs.

Estimated to be built out over 12-15 years, the
Project would assist the City in meeting its 6th
Cycle RHNA allocation of 13,627 units, as well as
future housing needs.

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seniors. The Project is complementary to and
compatible with the mostly single-family, forsale units surrounding the site. This balanced range of housing types will meet the current and
changing needs of City residents. Further, the
housing provided at the Project site will support
the workforce of major job centers in the City
and region, including Riverside University Health
System Medical Center, the Kaiser Permanente
Hospital and medical complex, Moreno Valley
College, and the World Logistics Center.

Policy 2.2.1 In determining allowable
density for residential parcels an
"adjusted net acreage" shall be used.

Adjusted net acres shall mean the land
area that would remain after dedication
of ultimate rights-of-ways for arterial
streets, freeways and park dedications.

Consistent. Adjusted net acreage shall be used
in determining the density of residential parcels
in implementing the Project.

Policy 2.2.7 The primary purpose of
areas designated Residential 5 is to
provide for single-family detached
housing on standard sized suburban
lots. The maximum allowable density
shall be 5.0 dwelling units per acre.

Consistent. The Project requires approval of a
Specific Plan Amendment (Amendment 2) to
implement high density residential mixed uses
on the site. With City approval of the Specific
Plan Amendment, the Project will be consistent
with permitted land uses.

The Project provides uses complementary to and
compatible with the mostly single-family, forsale units surrounding the site, but that are better able to meet the current and changing
needs of City residents. Single-family attached
residences remain permitted under this Specific
Plan Amendment.

Policy 2.2.9 The primary purpose of
areas designated Residential 15 is to
provide a range of multi-family housing
types for those not desiring dwellings on
individual lots that include amenities
such as common open space and
recreational facilities. The maximum
Consistent. The Project requires approval of a
Specific Plan Amendment (Amendment 2) to
implement high density residential mixed uses
on the site. With City approval of the Specific
Plan Amendment, the Project will be consistent
with permitted land uses.

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allowable density shall be 15.0 dwelling
units per acre.

The Project provides uses complementary to and
compatible with the surrounding area that are
better able to meet the current and changing
needs of City residents. Multi-family residences
of up to 15 dwelling units remain permitted under
this Specific Plan Amendment; however, the
Amendment allows for greater density to
maximize the infill potential of the site.

Policy 2.2.11 Densities in excess of the
maximum allowable density for
residential projects may be permitted
pursuant to California density bonus law.

Consistent. The Project will be implemented
consistent with California laws, including the
density bonus law.

Policy 2.2.13 Discourage costly "leapfrog" development patterns by encouraging in-fill development
wherever feasible, thereby reducing
overall housing costs. Development
within an area designated as SP 212-1
(Moreno Highlands) is not considered to
be leapfrog development.

Consistent. The Project will discourage costly
“leap-frog” development by focusing
development on an infill site in the City’s
downtown center, proximate to jobs, education
centers, recreation, and other existing uses. The
Project balances development onsite as well,
providing up to 15,000 multi-family residences,
25 acres of supporting commercial and retail
uses, including hotel uses; 80 acres of parks
(comprised of the previously approved a 40-
acres of lakes, plus a 15-acre lake promenade,
feature and 25 acres of other additional parks);
and 40 acres of elementary school and middle
school uses in an efficient land use pattern and
reduce vehicle trip lengths. The Project site’s
surrounding area is urbanized with a variety of
residential densities, education, medical, and
other uses. By maximizing development of this
undeveloped infill parcel for housing, jobs,
recreation, and public facilities, the Project will
discourage leap-frog development consistent
with this policy.

Policy 2.2.14 Encourage a diversity of
housing types, including conventional,
factory built, mobile home, and multiple
family dwelling units
Consistent. A diverse range of housing options
will be provided with the Project, including
duplexes, duet, or paired homes, cluster and
courtyard homes, townhomes, apartments,

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live/work homes, and homes available to
students and seniors. The Project is
complementary to and compatible with the
mostly single-family, for-sale units surrounding
the site. This balanced range of housing types
will meet the current and changing needs of City
residents.

Policy 2.2.15 Encourage the use of
innovative and cost effective building
materials, site design practices and
energy and water conservation
measures to conserve resources and
reduce the cost of residential
development.

Consistent. The community will be developed
using innovative, energy, and water efficient
materials including drought-tolerant landscaping
and building materials that comply with the
current California Green Building Code (Title 24,
Part 11) and California Building Energy Efficiency
Standards (Title 24, Part 6), which govern
window and door materials, lighting, electrical
panels, insulation, faucets, water use, EV
charging, PV installation, and more. Compliance
with Title 24 will significantly reduce energy
demand, reduce the use of volatile organic
compounds emitting materials, strengthen water
conservation, and require construction waste
recycling. Landscaping throughout the
community will be drought tolerant and
sustainable.

Policy 2.2.16 Affordable housing
developments should be compatible in
visual design with surrounding
development.

Consistent. Any housing implemented as part of
the Project will be subject to the design
guidelines and development standards of this
Specific Plan Amendment, except as may be
modified by State law. This will ensure visual
compatibility with surrounding development.

Policy 2.2.17 Discourage nonresidential
uses on local residential streets that
generate traffic, noise or other
characteristics that would adversely
affect nearby residents.

Consistent. Project noise sources include
predominantly construction, traffic, and
equipment noise (e.g., air conditioners,
landscape equipment). Noise reduction
strategies would be employed during
construction consistent with the City’s noise
ordinance, Municipal Code section 11.80. Site
design, Village Street design, use of structures

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and building orientation, and landscaping would
be used to effectively discourage non-residential
use of residential Village Streets, and to buffer
and dampen noise between uses and from
traffic, including between residential and nonresidential uses. Alternative transportation strategies would also be employed at the site to
reduce traffic noise, including promoting biking
and walking, transit, ride-share, trams, EVs, etc.

Noise buffering, dampening, or active
cancellation would be required on rooftop or
other outdoor mechanical equipment located
near residences, parks, and other noise sensitive
land uses. Interior noise levels at the site would
meet City and state regulations and comply with
adopted noise-related mitigation measures.

Objective 2.3 Promote a sense of
community and pride within residential
areas through increased neighborhood
interaction and enhanced project design.

Consistent. The Project will implement the longheld vision of the City to see the Aquabella site transformed into a mixed-use community of
housing, commercial uses, a lake complex, and
associated cultural, civic, and entertainment
amenities. The Project maximizes and upgrades
this vision, implementing an urban hub
destination, 40-acre lake complex, parks, lake
promenade, and 15,000 multi-family residential
units to establish the social and recreational
fabric of the community. Architectural design,
landscaping, and monument features will further
build a distinctive sense of place and pride at the
site and in the City. The urban Town Center
would act as a new, attractive social core and
downtown center for the area, building a sense
of place and providing visitor-serving uses. The
proximity of residential multi-family homes to
higher-education facilities including the
University of California, Riverside (UCR) and
Moreno Valley College would also help to attract
higher-wage employers to the City and
surrounding area.

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Policy 2.3.1 Within individual residential
projects, a variety of floor plans and
elevations should be offered.

Consistent. The Project supports
implementation of a variety of floor plans and
elevations connected by a central theme within
the implementing Villages.

Policy 2.3.2 Encourage building
placement variations, roofline variations,
architectural projections, and other
embellishments to enhance the visual
interest along residential streets.

Consistent. The architectural design guidelines
encourage articulated base treatments, changes
in façade planes, fenestration treatments,
canopies, recesses, step backs, columns,
projecting elements, roof variations and
projections, and other features to create depth
and visual interest along residential facades.

Policy 2.3.3 Discourage the development
of single-family residences with a bulk
(building mass) that is out of scale with
the size of the parcels on which they are
located.

Consistent. To promote innovative design,
optimize open space, and create community
connectivity, the Project anticipates that all
residences will be multi-family. However,
single-family-type residences may be provided
as cluster homes on smaller-than-typical lots
and courtyard homes oriented towards a
common courtyard. These more flexible land
uses, combined with the development
regulations set forth in Chapter 5 of the Specific
Plan, are anticipated to provide a greater sense
of place, openness, and connectivity, and will
discourage single-family residences with a bulk
that is out of scale with the parcel on which they
are located.

Policy 2.3.4 Design large-scale small lot
single family and multiple family
residential projects to group dwellings
around individual open space and/or
recreational features.

Consistent. A diverse range of housing options
will be provided with the Project, including
duplexes, duet, or paired homes, cluster and
courtyard homes, townhomes, apartments,
live/work homes, and homes available to
students and seniors. As discussed above,
small lot cluster and courtyard-type housing is
anticipated to be grouped around open space
(courtyard) and recreational features. The
Project would also provide 80 acres of parks,
comprised of the previously approved a 40-
acres of lakes, a 15-acre lake promenade, and 25

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acres of public parkland, private recreation
facilities, and trails, among other amenities. The
precise location and size of open space and
recreational features will be determined upon
Project implementation.

Policy 2.3.5 Ensure that all multiple
family housing is well-designed,
attractive and livable by:
 Ensuring all structures are
architecturally compatible and
include decorative architectural
features and articulation in walls and
roofs;
 Providing adequate parking,
walkways, lighting, landscaping,
amenities and open space areas;
 Providing private open space areas
such as patios and balconies.

Consistent. The Project will provide an
integrated community for the workforce,
educators, students and other residents to enjoy,
together with a variety of commercial, retail,
recreational, social, and visitor-serving
amenities. Attractive architecture, landscaping,
lighting, open spaces, gateway entry points, the
lake complex, lake promenade, and other
amenities implement a high-quality development
while assisting the City to meet its housing
needs. The Project would provide 80 acres of
parks, comprised of the previously approved a
40-acres of lakes, a 15-acre lake promenade,
and 25 acres of public parkland, private
recreation facilities, and trails, among other
amenities. Consistency with the Planning
Framework (Chapter 3), Development Standards
(Chapter 5), and Design Guidelines (Chapter 6) of
this Specific Plan will ensure all multi-family
housing within the Project is well-designed,
attractive, and livable.

Objective 2.4 Provide commercial areas
within the City that are conveniently
located, efficient, attractive, and have
safe and easy pedestrian and vehicular
circulation in order to serve the retail
and service commercial needs of
Moreno Valley residents and businesses.

Consistent. The Project provides for the
creation of 25 acres of commercial and retail
uses conveniently located within a high quality
and vibrant Town Center. The Project site is
proximate to job centers such as the World
Logistics Center, Riverside University Health
System Medical Center, Kaiser Permanente
Moreno Valley campus, University of California,
Riverside, Moreno Valley College, allowing for
development of supportive multi-family housing,
facilities, services, hotel and associated visitorserving uses, and shops oriented to hospital staff, patients, and their families adjacent to the

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existing hospital campuses. Design of the Town
Center consistent with the Project’s Design
Guidelines will integrate complementary
architecture, lighting, and landscaping in a
manner that contributes to the creation of a
vibrant mix of business, entertainment,
residential, cultural, and civic activities and
serves the retail needs of the community while
and fostering public safety and pedestrian
accessibility.

The Project will provide a walkable and bikeable
community proximate to these major area job
centers. The Project is located along major
transit routes. The Riverside Transit Agency
(RTA) provides existing bus routes proximate to
the site. Route 31 runs along Nason Street to the
Riverside University Medical Center. Route 20
also serves the site along Alessandro, Nason,
and Moreno Beach Dr to Riverside University
Medical Center, Kaiser Permanente Hospital, and
Moreno Valley College, and along Nason and
Lasselle Street. Route 41 serves the site from
the Medical Center to Moreno Valley College and
areas to the south. Route 20 bus service also
connect passengers to the Moreno Valley/March
Field Metrolink Station across Interstate 215.

Further, an efficient transportation network is a
central tenet of the Project, which will provide
enhanced transit and tram access, pedestrian,
bicycle, and multi-use routes, ridesharing,
electric bicycles and vehicles, transportation
network companies (Uber and Lyft), intelligent
transportation systems, transportation demand
management measures, and shuttles to adjacent
and proximate major job centers. Town Center
streets will be designed to provide and intimate
streetscape that provides for use by a mix of
vehicles, pedestrians, bikes, e-bikes, and
scooters, with convenient on- and off-street

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parking. Vehicular circulation will be designed to
conveniently serve commercial and retail
services.

Policy 2.4.4 An overlay district limiting
land uses to those that are supportive
and compatible with medical uses shall
be established around the Riverside
County Regional Medical Center and the
Moreno Valley Community Hospital. The
zoning regulations shall identify the
particular uses and type of development
permitted on each parcel.

Not Appealable (NA). The site is not and was not
previously designated within the overlay district.

Note, however, that the Project site has been
designed to be supportive of the adjacent
medical uses. The cutting-edge Town Center will
be located proximate to the Riverside University
Health System Medical Center and Kaiser
hospital campus, creating a centralized and
accessible core. High-quality restaurants and
retail offerings, together with and civic, cultural,
and/or entertainment events, will activate this
Town Center throughout the day and into the
evening. Commercial uses may also include
supportive medical uses. The integrated lake,
lake promenade, parks, multi-use trails network,
and schools features promote a walkable,
bikeable, and active environment for residents,
visitors, and workers to enjoy. Pedestrian
bridges will complete connections over arterial
streets to the Riverside University Health
System Medical Center and over the drainage
canal near Kaiser Permanente. The human scale
design, parks, lakes, and trails strengthen the
connectivity between the Project and adjacent
uses, integrating into the rhythm of daily activity
in the area. And the site’s 15,000 dwelling units
will provide workforce housing for hospital and
medical center employees.

Policy 2.4.8 Orient commercial
development toward pedestrian use.

Buildings should be designed and sited
so as to present a human-scale
environment, including convenient and
comfortable pedestrian access, seating
areas, courtyards, landscaping and
Consistent. The Town Center plans for highquality restaurants and retail offerings sited and designed at a human-scale with convenient
pedestrian access. Seating areas, courtyards,
landscaping, convenient pedestrian access to the
public sidewalk, trails, Lake Promenade and
Lake, and attractive architecture and

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convenient pedestrian access to the
public sidewalk.
streetscape design will encourage pedestrian
use.

Policy 2.4.9 Require reciprocal parking
and access agreements between
individual parcels where practical.

Consistent. The Project designs for efficient
parking requirements that identify appropriate
parking standards. Adjustments are permitted,
including for shared parking as set forth in
Section 9.11.070 of the City’s Zoning Ordinance.

Policy 2.4.10 Design internal roadways
so that direct access is available to all
structures visible from a particular
parking area entrance in order to
eliminate unnecessary vehicle travel,
and to improve emergency response.

Consistent. Consistency with Chapter 4,
Infrastructure, and Chapter 6, Design Guidelines,
of this Specific Plan Amendment will ensure that
design of internal roadways provide direct,
visible access to all structures to eliminate
unnecessary vehicle travel and improve
emergency response.

Objective 2.8 The major purpose of
specific plans is to encourage and
promote the development of largerscaled mixed-use developments for the purpose of providing adequate flexibility
and innovation in residential building
types, land use mixes, site design, and
development concepts.

Consistent. The Specific Plan Amendment
proposes flexible and innovative design to
implement the long-planned development of the
Aquabella site in the City’s center. The Project
proposes development of up to 15,000 multifamily residences; 25 acres of supporting commercial and retail uses including hotel uses;
80 acres of parks (comprised of the previously
approved a 40-acres of lakes, plus a 15-acre
lake promenade, feature and 25 acres of other
additional parks); and 40 acres of elementary
school and middle school uses.

Policy 2.8.2 To the extent that
development policies, land use
standards, design guidelines, and other
provisions of the adopted specific plans
are, by their content, intended to
address issues contained in the
objectives, policies, and implementation
programs of the Moreno Valley General
Plan, and are inconsistent with the
provisions of the General Plan, then the
provisions of those specific plans shall
be controlling; otherwise, all other
Consistent. To the extent the policies of the
applicable General Plan conflict with this
Specific Plan Amendment, the Specific Plan
Amendment shall control. It is noted that at the
time this analysis is being prepared, the 2040
General Plan Update, which was adopted and
effective in June 2021, is the “operative” General
Plan; however, the 2040 General Plan Update is
the subject of litigation; therefore, this Specific
Plan Amendment also includes an analysis of the

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provisions of the Moreno Valley General
Plan shall remain in effect.

Project’s consistency with the City’s prior
General Plan and zoning.

Objective 2.10 Ensure that all
development within the City of Moreno
Valley is of high quality, yields a
pleasant living and working environment
for existing and future residents, and
attracts business as the result of
consistent exemplary design.

Consistent. The Project will provide an
integrated community for the workforce,
educators, students and other residents to enjoy,
together with a variety of commercial, retail,
recreational, social, and visitor-serving
amenities. Attractive architecture, landscaping,
lighting, open spaces, gateway entry points, the
lake complex, lake promenade, and other
amenities implement a high-quality development
while assisting the City to meet its housing
needs. The Project would provide 15,000 homes,
25 acres of commercial and retail uses, including
hotel uses, 80 acres of parks (comprised of the
previously approved a 40-acres of lakes, a 15-
acre lake promenade, and 25 acres of public
parkland, private recreation facilities, and trails,
among other amenities) and 40 acres of schools.

Consistency with the Planning Framework
(Chapter 3), Development Standards (Chapter 5),
and Design Guidelines (Chapter 6) of this Specific
Plan will ensure all multi-family housing within
the Project is well-designed, attractive, and
livable. The Project would attract higher-wage
employers to the City by exemplifying attractive
design and promoting adequate workforce
housing proximate to major job centers in the
City and region.

Policy 2.10.1 Encourage a design theme
for each new development that is
compatible with surrounding existing
and planned developments.

Consistent. The Specific Plan Amendment
envisions development of a series of Villages,
each with an individual theme and identity
carried throughout that Village’s architectural
style, landscaping, fencing, entry
monumentation, and the use of streets and open
spaces. The individual themes will comply with
the broader design guidelines established for the
Specific Plan area, which have been informed by
the existing residential and medical uses, size

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and massing, color palettes, landscaping, and
traditional and contemporary architectural style
and character of the surrounding community.

Policy 2.10.2 Screen trash storage and
loading areas, ground and roof mounted
mechanical equipment, and outdoor
storage areas from public view as
appropriate.

Consistent. All service, trash/refuse, and
storage areas visible from public areas (i.e.,
streets) will be screened with plant materials.

Roof mounted and other mechanical equipment
shall be screened as an integral aspect of
building design consistent with the Project’s
Development Standards.

Policy 2.10.3 Require exterior elevations
of buildings to have architectural
treatments that enhance their
appearance.
 A design theme, with compatible
materials and styles should be
evident within a development
project;
 Secondary accent materials, colors
and lighting should be used to
highlight building features;
 Variations in roofline and setbacks
(projections and recesses) should be
used to break up the building mass.
 Industrial buildings shall include
architectural treatments on visible
facades that are aesthetically
pleasing.

Consistent. The architectural design guidelines
provide for exterior elevations that have
architectural treatments that enhance their
appearance through traditional and
contemporary design styles and materials,
articulated base treatments, changes in façade
planes, fenestration treatments, canopies,
recesses, step backs, columns, projecting
elements, roof variations and projections, and
other features to create depth and visual interest
along residential facades. Industrial uses are
not proposed with the Project.

Policy 2.10.4 Landscaping and open
spaces should be provided as an
integral part of project design to
enhance building design, public views,
and interior spaces; provide buffers and
transitions as needed; and facilitate
energy and resource conservation.

Consistent. The Project proposes to create a
vibrant economic and social core within the
center of the City, including the lake features,
lake promenade, and public spaces within the
Town Center. Unified landscaping and pedestrian
amenities will be incorporated into the Project to
enhance public views and design, provide buffers
and transitions, and conserve resources.

Drought tolerant, sustainable landscaping would
be professionally maintained throughout the

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development. Water will be conserved onsite
through this use of native and drought-tolerant
plants in landscaping and appropriate irrigation.

Shade trees will be maintained throughout the
site and in areas where people gather,
throughout the site’s lake promenade, parks, and
open space; and would be used to shade parking
lots, sidewalks, patios, driveways, and other
paved areas. The lakes and lake promenade
landscaping are anticipated provide a cooling
effect in the nearby surrounding urban
environment and mitigate urban heat island
impacts.

The site will reduce energy usage through
encouraging pedestrian, bike, and transit use by
designing welcoming open space, trail, sidewalk,
walkway, and tram and transit facilities.

Pedestrian amenities will include tram and bus
shelters, pedestrian safety treatments such as
sidewalks, pedestrian bridges over arterials,
street chokers, and improved crosswalks, and
decorative elements such as street and trail
lighting, benches, landscaping, etc. to further
encourage energy and resource conservation.

Policy 2.10.6 Buildings should be
designed with a plan for adequate
signage. Signs should be highly
compatible with the building and site
design relative to size, color, material,
and placement.

Consistent. Key entry gateway points, attractive
architectural and streetscape design, and
signage and monuments will strengthen the
sense of arrival to the Town Center and project
site. Appropriate signage consistent with the
landscape design guidelines will be installed
onsite in a variety of locations, utilizing natural
materials and appropriate environmental
graphics to contribute to the community and
neighborhood character.

Policy 2.10.7 On-site lighting should not
cause nuisance levels of light or glare
on adjacent properties.

Consistent. Site lighting throughout the
community will provide a level of safety while
helping to define the character of the Project.

Street, parking area, promenade, trail, and park

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lighting will each be designed to meet all city
requirements. Lighting will complement the
Project design, and all lighting will be designed
to be hooded, downward facing, or otherwise
directed to prevent spillover onto adjacent
properties.

Policy 2.10.8 Lighting should improve the
visual identification of structures. Within
commercial areas, lighting should also
help create a festive atmosphere by
outlining buildings and encouraging
nighttime use of areas by pedestrians.

Consistent. Site lighting throughout the
community will provide a level of safety while
helping to define the character of the Project.

Accent lighting, sign lighting, park, trail, and
other lighting will be provided to create a festive
atmosphere and promote nighttime, pedestrian
use of the Project site.

Policy 2.10.9 Fences and walls should
incorporate landscape elements and
changes in materials or texture to deter
graffiti and add visual interest.

Consistent. To activate the Project streetscape
and create visual interest, accent walls, low
patio walls, and seat walls may be incorporated
as design elements, together with sidewalks and
walkways, landscaping and trees, fenestration,
outdoor seating areas, hardscaping, and artwork
and water features within the Town Center.

Walls may also be used for monumentation, to
screen parking, service, refuse, and storage
areas, and to screen mechanical and utility
equipment. Screen walls will incorporate
decorative elements and planting areas.

Policy 2.10.10 Minimize the use and
visibility of reverse frontage walls along
streets and freeways by such
treatments as landscaping, berming, and
“side-on” cul-de-sacs.

Consistent. The Project does not propose the use
of reverse frontage walls. Screen walls as may
be used for parking, service, refuse, and storage
areas, and to screen mechanical and utility
equipment will incorporate decorative
treatments and landscaping. Berming and
hedges may also be used to screen parking lots.

Policy 2.10.11 Screen and buffer
nonresidential projects from adjacent
residential property and other sensitive
land uses when necessary to mitigate
Consistent. Aquabella's intimate mixed-use,
design incorporates screening and buffer
elements that would mitigate noise, glare, and
other adverse effects between uses and to
existing adjacent uses. Setbacks from streets
and between buildings will incorporate extensive

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noise, glare and other adverse effects
on adjacent uses.
landscaping, dense tree cover, walkways and
multi-use trails. Parking areas, mechanical and
utility equipment will be screened to reduce
aesthetic and noise impacts to surrounding
residences. To limit glare, clear glazing of
windows is preferred and the use of highly
reflective metal will be considered only for
limited application as accent elements. Outdoor
lighting would be directed onsite and shielded,
consistent with dark sky principles.

Policy 2.10.12 Screen parking areas from
streets to the extent consistent with
surveillance needs (e.g. mounding,
landscaping, low profile walls, and/or
grade separations).

Consistent. Most of the Project’s parking will be
provided within parking garages, which will be
located inside the building area. Where open
parking areas are provided, they will be
screened with a hedge or wall and canopy shade
trees. On-street parallel parking will incorporate
landscaping, shade trees, and planter areas.

Policy 2.10.13 Provide landscaping in
automobile parking areas to reduce
solar heat and glare.

Consistent. Shade trees and planting areas will
be maintained in parking lots and other
automobile parking areas (e.g., adjacent to
buildings where parking stalls or drive aisles
occur) to reduce solar heat and glare. Generally,
in parking lots, trees will be provided; and a
planting island be provided at the end of all
parking aisles. Canopy shade trees in open
parking lot areas will be planted. On-street
parking will similarly be planted with trees.

Angled parking will include a finger planter that
runs the depth of the stall. The landscaping is
anticipated to create a shade canopy and reduce
solar heat and glare. The lakes and lake
promenade landscaping are also anticipated
provide a cooling effect in the nearby
surrounding urban environment and mitigate
urban heat island impacts.

Policy 2.10.14 Preserve or relocate
existing mature trees and vegetation
where practical. Mature trees shall be
Consistent. The majority (approximately 65%) of
the site is currently graded and lacks any mature
trees and vegetation.

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replaced when they cannot be preserved
or relocated.

Objective 2.11 Maintain a water system
that is capable of meeting the daily and
peak demands of Moreno Valley
residents and businesses, including the
provision of adequate fire flows.

Consistent. Water: Eastern Municipal Water
District (EMWD) would provide the Project with
both potable water for domestic use and
recycled (tertiary-treated) water for irrigation
and isolated segments of the lakes, thereby
minimizing reliance on groundwater resources.

Domestic and fire flows for this Specific Plan will
meet the standards set by EMWD and the
Moreno Valley Fire Department. On-site wells
may provide water to assist in filling and
maintaining some or all of the lake features. Well
No. 1 provides for pumping at a rate of 1,500
gallons per minute (gpm) and Well No. 2 at a rate
of 450 gpm. Application of recycled water to
open space areas will recharge the groundwater
basin.

Policy 2.11.1 Permit new development
only where and when adequate water
services can be provided.

Consistent. A will-serve letter will be required
of EMWD prior to each phase of development.

Objective 2.12 Maintain a wastewater
collection, treatment, and disposal
system that is capable of meeting the
daily and peak demands of Moreno
Valley residents and businesses.

Consistent. Prior to development of any phase
of the Project, a “will serve” letter from EMWD
will be required to demonstrate adequate sewer
service capacity exists or will be available to
serve the proposed development in a timely
manner. Wastewater (sewer) flows and
treatment will meet the standards set by EMWD.

A "Plan of Service" was prepared by EMWD for
the original Specific Plan. A revised Plan of
Service will be prepared and approved by EMWD
based upon this Specific Plan Amendment.

Policy 2.12.1 Prior to the approval of any
new development application ensure
that adequate septic or sewer service
capacity exists or will be available in a
timely manner.

Consistent. Prior to development of any phase
of the project, a “will serve” letter from EMWD
will be required to demonstrate adequate sewer
service capacity exists or will be available to
serve the proposed development in a timely
manner. Wastewater (sewer) flows and

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treatment will meet the standards set by EMWD.

A "Plan of Service" was prepared by EMWD for
the original Specific Plan. A revised Plan of
Service will be prepared and approved by EMWD
based upon this Specific Plan Amendment.

Objective 2.13 Coordinate development
activity with the provision of public
infrastructure and services to eliminate
possible gaps in service provision.

Consistent. The Specific Plan Amendment
outlines the improvements that will be made to
ensure that public water, sewer, drainage, and
other backbone facilities needed for each project
phase are constructed prior to or concurrent
with initial development within that phase. Willserve letters will be required of utility providers prior to each phase of development.

Policy 2.13.1 Limit the amount of
development to that which can be
adequately served by public services
and facilities, based upon current
information concerning the capability of
public services and facilities.

Policy 2.13.2 Unless otherwise approved
by the City, public water, sewer,
drainage and other backbone facilities
needed for a project phase shall be
constructed prior to or concurrent with
initial development within that phase.

Policy 2.13.3 It shall be the ultimate
responsibility of the sponsor of a
development project to assure that all
necessary infrastructure improvements
(including system wide improvements)
needed to support project development
are available at the time that they are
needed.

Consistent. The Specific Plan Amendment
outlines the improvements that will be made to
ensure that public water, sewer, drainage, and
other backbone facilities needed for each project
phase are constructed prior to or concurrent
with initial development within that phase. The
master developer and/or individual parcel
developer will be responsible for identifying and
implementing the necessary infrastructure
improvements needed to support the proposed
phase or segment of development prior to

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issuance of any permit for occupancy of said
phase or segment.

Policy 2.13.4 Encourage installation of
advanced technology infrastructure,
including, but not limited to,
infrastructure for high-speed internet
access and solar energy.

Consistent. High-speed internet access would
be installed throughout the site. The community
will be developed using advanced technology
consistent with the current California Green
Building Code (Title 24, Part 11) and California
Building Energy Efficiency Standards (Title 24,
Part 6), which govern window and door
materials, lighting, electrical panels, insulation,
faucets, water use, EV charging, PV installation,
and more. In addition, the Project would
implement what are currently voluntary
measures identified in the Green Building Code,
including installation of EV charging throughout
the site.

Objective 2.14 Establish and implement
comprehensive solutions to the
financing of public facilities that
adequately distribute costs based on the
level of benefit received and the timing
of development.

Consistent. A facilities financing program is
outlined in Chapter 7, Section 7.3.7, Financing
and Maintenance of Improvements, of the
Specific Plan Amendment. The financing program
will assure the project “pays its way” concurrent
with phasing through a variety of funding
mechanisms.

Policy 2.14.1 Conduct periodic review of
public facilities impact mitigation fees in
accordance with state statutes to ensure
that the charges are consistent with the
costs of improvements. Utilize the
service and mitigation standards
contained in the Moreno Valley General
Plan as the basis for determining
improvement costs.

Consistent/NA. This policy generally outlines
actions to be taken by the City; not individual
development projects. The Specific Plan
Amendment is nonetheless consistent with the
recommendation that funding mechanisms for
public and capital improvements include
payment of certain public facilities impact
mitigation fees/ development impact fees.

Policy 2.14.2 Promote the establishment
of benefit assessment districts, MelloRoos Community Facilities Districts, tax increment financing, and other financing
mechanisms in combination with
programmed capital improvements to
Consistent. As set forth in Chapter 7, Section

7.3.7, Financing and Maintenance of
Improvements, of the Specific Plan Amendment,
benefit assessment districts, Mello-Roos
Community Facilities Districts, tax increment
financing, and other financing mechanisms are

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eliminate existing public service and
facility gaps, and to provide necessary
facilities in advance of the impacts
created by development.
anticipated to be used in combination with
programmed capital improvements to eliminate
existing public service and facility gaps, and to
provide necessary facilities in advance of the
impacts created by development.

Policy 2.14.3 Review development
projects for their impacts on public
services and facilities including, but not
necessarily limited to, roadways, water,
sewer, fire, police, parks, and libraries
and require public services or facilities
to be provided at the standards outlined
in the Moreno Valley General Plan and
the standards of applicable service
agencies.

Consistent. The SEIR contains an analysis of the
Project’s impact on public services and facilities
in the associated Subsequent Environmental
Impact Report (SEIR). Will-serve letters will be
required of utility providers prior to each phase
of development. Coordination with the
appropriate entities prior to each phase of
development and implementation of related
infrastructure will ensure maintenance of
adequate systems able to meet the present and
future needs off the City.

Roadways: Transportation engineers Fehr &
Peers and Urban Crossroads have completed a
VMT and LOS assessment consistent with the
City’s traffic impact study guidelines. These
analyses are provided in the SEIR. The Project
will be conditioned to provide certain identified
traffic improvements and pay such appropriate
TUMF, DIF, and other applicable fees as
determined by the City’s impact fee schedule to
ensure the provision of adequate transportation
infrastructure to serve the development
proposed by the Project.

Water: Eastern Municipal Water District (EMWD)
would provide the Project with both potable
water for domestic use and recycled (tertiarytreated) water for irrigation and isolated segments of the lakes, thereby minimizing
reliance on groundwater resources. On-site
wells may provide water to assist in filling and
maintaining some or all of the lake features. Well
No. 1 provides for pumping at a rate of 1,500
gallons per minute (gpm) and Well No. 2 at a rate
of 450 gpm. Application of recycled water to

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open space areas will recharge the groundwater
basin.

Wastewater: Prior to development of any phase
of the project, “will serve” letters from utility
providers will be required to demonstrate
adequate sewer service capacity exists or will
be available to serve the proposed development
in a timely manner. Wastewater (sewer) flows
and treatment will meet the standards set by
EMWD. A "Plan of Service" was prepared by
EMWD for the original Specific Plan. A revised
Plan of Service will be prepared and approved by
EMWD based upon this Specific Plan
Amendment.

Fire and Police Services: Police and fire services
will be ensured through the condition that the
Project make a fair share funding contribution to
the City consistent with the City’s Municipal Code
and Fee Schedule, subject to any credits that
may be given against such a fee for constructing
facilities onsite or elsewhere in the City. The City
will identify fire and/or police facilities and
services needs generated by the Project in
connection with review of future implementing
actions. Development will comply with
applicable federal, state, and local code
standards.

Parks: 80 acres of parks, comprised of the
previously approved a 40-acres of lakes, plus a
15-acre lake promenade, feature and 25 acres of
other additional parks and multi-use trails would
be implemented with the Project site. Additional
park and recreation facilities shall be ensured
through the condition that the Project provide
additional off-site parkland and/ or contribute
in-lieu fees consistent with the parkland
standards and fee requirements of the City’s
Municipal Code and Fee Schedule.

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Libraries: Library services will be ensured
through the condition that the Project make a
fair share funding contribution to the City
consistent with the City’s Municipal Code and Fee
Schedule, subject to any credits that may be
given against such a fee for constructing library
facilities onsite or elsewhere in the City.

Objective 2.15 Ensure that all Moreno
Valley residents have access to highquality educational facilities, regardless of their socioeconomic status or location
within the City.

Consistent. The Project proposes to develop 40
acres of elementary and middle schools, in
addition to the previously completed Vista del
Lago High School southwest of the Project site
and existing schools (Landmark Middle School,
Hendrick Ranch Elementary School, and La Jolla
Elementary School), providing residents of the
Project and area with access to high-quality
educational facilities. In addition, the Project
would provide 15,000 multi-family homes near
Moreno Valley College and the University of
California, Riverside, promoting access to higher
education for City residents. The Project will
provide walking, bike, car, and transit
connections to Moreno Valley College.

Policy 2.15.1 Encourage an ongoing open
liaison with all school districts regarding
proposed school design and siting to
maximize access and minimize impacts
to adjacent uses.

Objective 2.16 Maintain local library
facilities and reserves in accordance
with the following minimum standards:

0.5 square feet of library space and 1.2
volumes per capita.

Consistent. Adequate library services will be
ensured through the condition that the Project
make a fair share funding contribution to the City
consistent with the City’s Municipal Code and Fee
Schedule, subject to any credits that may be
given against such a fee for constructing library
facilities onsite or elsewhere in the City.

Policy 2.16.2 Provide for the expansion of
library facilities as needed to keep pace
Consistent. Adequate library services will be
ensured through the condition that the Project

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with the growing population of Moreno
Valley.
make a fair share funding contribution to the
City, subject to any fee credits.

Policy 2.18.4 Encourage the development
of senior citizens independent living and
congregate care facilities in locations
with convenient access to social,
commercial, and medical services.

Consistent. The Project plans for development
of multi-family residential mixed uses, which
may include senior housing, assisted living
facilities, and convalescent or nursing homes.

These senior facilities would be located
proximate to Riverside University Health System
Medical Center, Kaiser Permanente Moreno
Valley campus, the Project’s proposed downtown
center social, shopping, and commercial area,
and existing local shopping and commercial
centers.

Parks, Recreation and Open Space Element
Goal 4.2 To retain an open space system
that will conserve natural resources,
preserve scenic beauty, promote a
healthful atmosphere, provide space for
outdoor recreation, and protect the
public safety.

Consistent. The Project’s Town Center area will
provide opportunities for recreation, shopping,
and entertainment. The Project will provide 80
acres of parks, comprised of the previously
approved 40 -acres of lakes, a 15-acre lake
promenade feature and 25 acres of other
additional parks and recreation facilities. The
lake and lake promenade will offer expansive
views to the mountains beyond a variety of
recreational opportunities including walking,
biking, hiking, picnicking, meditating, canoeing
and kayaking, swimming, paddle boarding, and
other passive and active recreational uses.

Neighborhood parks would provide passive and
active recreational amenities such as grass
lawns, game courts, children’s play facilities,
group shade structures, picnic and cooking
facilities, restrooms, seating, and trails.

Landscaped, multi-use trails and walkways will
traverse the site, connecting active and passive
open space and parkland to the Town Center and
neighborhoods.

Project residents would also be able to take
advantage of the myriad nearby recreational

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activities, including the Lake Perris State
Recreation Area, which provides a myriad of
recreational activities, including camping,
picnicking, fishing, swimming, water sports, and
boating. Additional park and recreation facilities
shall be ensured through the condition that the
Project provide additional off-site parkland and/
or contribute in-lieu fees consistent with the
parkland standards and fee requirements of the
City’s Municipal Code and Fee Schedule.

The Project retains 13.1 acres of open space to
preserve natural resources on the eastern
portion of the site.

Objective 4.2 Provide safe, affordable
and accessible recreation facilities and
programs to meet the current and future
needs of Moreno Valley’s various age
and interest groups and promote the
provision of private recreational
facilities.

Consistent. The Project will provide 80 acres of
parks, comprised of the previously approved 40
-acres of lakes, a 15-acre lake promenade
feature and 25 acres of other additional parks
and recreation facilities. This parkland will be
distributed throughout the Project and provide a
variety of park sizes. Neighborhood parks would
provide passive and active recreational
amenities such as grass lawns, game courts,
children’s play facilities, group shade structures,
picnic and cooking facilities, restrooms, seating,
and trails. Landscaped, multi-use trails and
walkways will traverse the site, connecting
active and passive open space and parkland to
the Town Center and neighborhoods. Both public
and private parkland and recreation facilities will
be provided.

Policy 4.2.1 Neighborhood parks shall
serve as the day-to-day recreational
areas of the City. Neighborhood parks
should be within a reasonable walking
distance of the population served.

Community parks may also serve dayto-day recreation needs. That portion of the community and/or regional facilities
Consistent. The Project will provide a variety of
park amenities to meet the needs of the
community. Neighborhood parks would provide
passive and active recreational amenities such
as grass lawns, game courts, children’s play
facilities, group shade structures, picnic and
cooking facilities, restrooms, seating, and trails.

Landscaped, multi-use trails and walkways will

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that provide similar amenities to those
found in neighborhood parks shall also
be considered as meeting this objective.
traverse the site, connecting active and passive
open space and parkland to the Town Center and
neighborhoods. Both public and private parkland
and recreation facilities will be provided. The
lake and lake promenade will provide the central
park areas for the community, providing an
extensive, centralized area for public recreation
and entertainment with family-friendly
amenities, while also providing pedestrian and
bicycle connectivity to the hospitals and
residential areas.

Policy 4.2.2 Community parks shall
provide opportunities for participation in
sports and related athletic activities,
water-oriented recreation and other
special interest activities (e.g. golf,
tennis, equestrian, etc.).

Consistent. The 80 acres of park features will
include the previously approved 40-acre lake
complex, a 15-acre lake promenade feature, and
25 acres of other additional parks. The lake and
lake promenade will offer a variety of
recreational opportunities including walking,
biking, hiking, picnicking, meditating, canoeing
and kayaking, swimming, paddle boarding, and
other passive and active recreational uses.

Landscaped, multi-use trails and walkways will
traverse the site, connecting active and passive
open space and parkland to the Town Center and
neighborhoods.

Policy 4.2.3 Employ a multifaceted
approach in the financing and
acquisition, development and
maintenance of parkland, including the
financing of parklands through
development fees, state and federal
grant-in-aid programs, gifts and
donations, and other sources.

Consistent. 80 acres of parks, comprised of the
previously approved a 40-acres of lakes, plus a
15-acre lake promenade, feature and 25 acres of
other additional parks and multi-use trails would
be implemented with the Project site. Additional
park and recreation facilities shall be ensured
through the condition that the Project provide
additional off-site parkland and/ or contribute
in-lieu fees consistent with the parkland

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standards and fee requirements of the City’s
Municipal Code and Fee Schedule.

Policy 4.2.4 Encourage special events
(tournaments, festivals, celebrations)
that reflect the uniqueness of Moreno
Valley and contribute to community
identity, cohesiveness and stability.

Consistent. The Town Center, lake and lake
promenade will provide centralized areas for
public recreation, entertainment, and special
events. Project Development Standards and
Design Guidelines allow development of outdoor
amphitheaters and bandstands, and temporary
outdoor events are permitted with a temporary
use permit.

Policy 4.2.7 The City level of service
standard is 3 acres of developed
parkland for every 1,000 new residents.

Exceptions from this ratio may be made
in exchange for extraordinary amenities
of comparable economic value. Land not
suitable for active recreation purposes
may not be counted toward fulfilling
parkland dedication requirements.

Consistent. 80 acres of parks, comprised of the
previously approved a 40-acres of lakes, plus a
15-acre lake promenade, feature and 25 acres of
other additional parks and multi-use trails would
be implemented with the Project site. Additional
park and recreation facilities needed to satisfy
the City’s level of service standard shall be
ensured through the condition that the Project
provide additional off-site parkland and/ or
contribute in-lieu fees consistent with the
parkland standards and fee requirements of the
City’s Municipal Code and Fee Schedule.

Policy 4.2.8 Encourage the development
of recreational facilities within private
developments, with appropriate
mechanisms to ensure that such
facilities are properly maintained and
that they remain available to residents in
perpetuity.

Consistent. 80 acres of parks, comprised of the
previously approved 40-acres of lakes, plus a
15-acre lake promenade, feature and 25 acres of
other additional parks and multi-use trails would
be implemented with the Project site. Additional
park and recreation facilities needed to satisfy
the City’s level of service standard shall be
ensured through the condition that the Project
provide additional off-site parkland and/ or
contribute in-lieu fees consistent with the
parkland standards and fee requirements of the
City’s Municipal Code and Fee Schedule. Chapter
7, Implementation, Section 7.3.7, Financing and
Maintenance of Improvements, of the Specific
Plan identifies funding mechanisms that may be
used to ensure park facilities are appropriately

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maintained in perpetuity (e.g., CFDs, HOAs, fee
dedications, etc.)
Policy 4.2.9 In conjunction with the
school districts, civic organizations, and
other private, civic-minded entities,
encourage and participate in the
provision of organized recreational
activities for Moreno Valley residents of
all ages.

Consistent. The Town Center, lake and lake
promenade will provide centralized areas for
civic engagement, public recreation,
entertainment, cultural events, and special
events.

Policy 4.2.12 Include multi-functional
spaces and facilities in parks to facilitate
cultural events.

Consistent. The Town Center, lake and lake
promenade will incorporate centralized areas
for civic engagement, public recreation,
entertainment, cultural events, and special
events. The lake promenade design would
include amphitheaters, bandstands, picnic areas,
cafes, and other outdoor social spaces to
facilitate cultural events.

Policy 4.2.17 Require new development
to contribute to the park needs of the
City.

Consistent. 80 acres of parks, comprised of the
previously approved a 40-acres of lakes, plus a
15-acre lake promenade, feature and 25 acres of
other additional parks and multi-use trails would
be implemented with the Project site. Additional
park and recreation facilities needed to satisfy
the City’s level of service standard shall be
ensured through the condition that the Project
provide additional off-site parkland and/ or
contribute in-lieu fees consistent with the
parkland standards and fee requirements of the
City’s Municipal Code and Fee Schedule.

Policy 4.2.18 Provide lighted sports fields
to increase availability and utilization of
courts and playing field facilities.

Consistent. The Project will provide a variety of
park types to meet the needs of the community,
including sports parks. Lighted sports fields may
be provided, subject to requirements that
lighting be properly hooded, shielded, and
directed downward to prevent spillover.

Objective 4.3 Develop a hierarchical
system of trails which contribute to
Consistent. The lake promenade and integrated
trail system will connect the residential, retail,

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environmental quality and energy
conservation by providing alternatives to
motorized vehicular travel and
opportunities for recreational equestrian
riding, bicycle riding, and hiking, and that
connects with major regional trail
systems.
restaurant, recreational, hotel, and other uses,
providing a route that users can walk and bike
along. Sidewalk improvements will be provided
throughout the community to promote walking.

Bike lanes will be incorporated through the
Specific Plan area to complement the new and
existing development in a way that promotes the
human scale. These bike lanes will connect to
existing Class II bike lanes on Cactus Ave.,
Nason Street, Iris Ave, Lasselle Street, and John
F. Kennedy Dr. Residents would be able to
connect to the Lake Perris State Recreation Area
via sidewalks, trails, and bike paths and take
advantage of its myriad of recreational activities,
including camping, picnicking, fishing, swimming,
water sports, hiking, and boating.

Policy 4.3.1 The City’s network of
multiuse trails, including regional trails,
community trails, and local feeder trails,
shall (1) be integrated with recreational,
residential and commercial areas,
schools and equestrian centers; (2)
provide access to community resources
and facilities, and (3) connect urban
populations with passage to hillsides,
ridgelines, and other scenic areas.

Consistent. The Project’s trail system and bike
lanes will connect the onsite residential, retail,
restaurant, recreational, hotel, school,
community facilities and other uses with offsite
communities. Residents and visitors would be
able to connect to the scenic Lake Perris State
Recreation Area via sidewalks, trails, and bike
paths and take advantage of its myriad of
recreational activities, including camping,
picnicking, fishing, swimming, water sports,
hiking, equestrian, and boating uses.

Policy 4.3.3 All new development
approvals shall be contingent on trail
right-of-way dedication and
improvement in accordance with the
Master Plan of Trails (Figure 4-5).

Consistent. The 2006 Master Plan of Trails
identified trails along the arterials bordering the
Project site (e.g., Cactus Ave, Iris Ave, Lasselle
Street); however, the current 2040 General Plan
does not identify trails within or surrounding the
Project site. The Project proposes a network of
multi-use trails adjacent to arterials (including
Cactus Ave., Iris Ave, and Lasselle Street) and
sidewalks and walkways along neighborhood
streets consistent with the intent of this policy.

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Policy 4.3.4 In conjunction with all
development review, the City shall
consider multiuse trail access and
traditional travel routes through the
property.

Consistent. The Project integrates both
traditional travel routes and multiuse trails.

Precise locations and sizes of trails and
traditional travel routes will be determined upon
implementation of the Specific Plan.

Policy 4.3.5 In conjunction with the
review and approval of nonresidential
developments, the City should consider
the use of multiuse trail amenities such
as hitching posts, benches, rest areas,
and drinking facilities.

Consistent. Pedestrian, trail, and park amenities
will include benches, rest areas, and drinking
facilities.

Policy 4.3.7 Trail design and construction
should take into consideration the safety
and convenience of all trail users as the
primary concern.

Consistent. Trail design and construction will
consider safety and convenience in the selection
of trail location, design, materials, and lighting.

Policy 4.3.8 The City should facilitate the
development of a multiuse regional trail
system.

Consistent. The lake promenade and integrated
trail system will connect the residential, retail,
restaurant, recreational, and other uses,
providing a route that users can walk and bike
along. Sidewalk improvements will be provided
throughout the community to promote walking.

Bike lanes and shared-use streets will be
incorporated through the Specific Plan area to
complement the new and existing development
in a way that promotes the human scale.

Residents and visitors would be able to connect
to adjacent trails within the City and to the Lake
Perris State Recreation Area.

Policy 4.3.9 Unless otherwise specified
due to fire department requirements,
access or as established by a specific
plan, city trails along roadways shall be
ten (10) feet wide and shall be
constructed with decomposed granite or
equal material and shall provide
appropriate fencing or other devices
Consistent. Project arterial trails are designed
as multi-use trails. Signage and a landscaped
setback area will delineate and separate trails
from the vehicular right of way.

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where needed to delineate trails from
vehicular rights-of-way.

Policy 4.3.10 Where firefighting access is
required, trails shall be 20’ wide to meet
the needs of the Fire Department and its
equipment. Fire Department
requirements shall be met in all
conditions where access is required.

Consistent. Fire truck access is intended to be
provided from the street or via alleys between
Project buildings. In the event a building-tobuilding setback is provide, the setback will be designed to accommodate a 20-foot fire lane and
landscaped open space.

Policy 4.3.11 In unusual situations where
legal or topographical barriers exist
(e.g., excessive slope, the configuration
of right-of-way, existing vegetation,
etc.), the City shall have the discretion to
amend the trail requirement as needed
to accomplish the goals of this General
Plan.

Consistent. The Project site is not anticipated to
contain legal or topographical barriers to trails.

Precise locations and sizes of trails and
traditional travel routes will be determined upon
implementation of the Specific Plan.

Policy 4.3.14 Where feasible, use
drainage courses, utility rights-of-way
and other such opportunities to
incorporate trail and open space
elements in the design of major
development projects.

Consistent. The 40-acre lake and 15-acre lake
promenade will make use of the lake feature in
the design of the Project. In connection with the
prior approvals, drainage channel
improvements, was completed, which included
the installation of both a concrete and earthen
channel (and associated earthen basin) running
through the southeast portion of the site. While
this area has been removed from the Specific
Plan area in light of having been previously
completed, it utilizes drainage courses to
provide notable open space. The Project will
provide an open space area connecting to this
drainage within the eastern portion of the site.

Circulation Element
Goal 5.1 Develop a safe, efficient,
environmentally and financially sound,
integrated vehicular circulation system
consistent with the City General Plan
Circulation Element Map, Figure 9-1,
which provides access to development
Consistent. The Project will implement a safe,
efficient, environmentally and fiscally sound, and
integrated circulation system as set forth in
Chapter 4, Infrastructure of the Specific Plan
Amendment.

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and supports mobility requirements of
the system’s users.

In 2011, as contemplated by the Aquabella 2005
Specific Plan Amendment, Nason Street, which
traverses the project site, was realigned and
developed to a 4-lane divided roadway that
traverses the site north to south. Nason Street
was a crucial capital improvement project for
the City. The applicant dedicated roadway rightof-way to the City through the project site to assist in implementing this Nason Street
improvement. Other roadway improvements
were completed along Cactus Avenue consistent
with the City’s Circulation Element.

Goal 5.2 Maintain safe and adequate
pedestrian, bicycle, and public
transportation systems to provide
alternatives to single occupant vehicular
travel and to support planned land uses.

Bike lanes and “share the road” streets will be
incorporated through the Specific Plan area to
complement the new and existing development
in a way that promotes the human scale. These
bike lanes will connect to existing Class II bike
lanes on Cactus Ave., Nason Street, Iris Ave,
Lasselle Street, and John F. Kennedy Dr. The
proposed project’s circulation system and the
regional system with which it connects have
been thoroughly studied by traffic engineers.

Objective 5.1 Create a safe, efficient and
neighborhood- friendly street system.

Consistent. The Project will implement a safe,
efficient, and neighborhood friendly street
system as set forth in Chapter 4, Infrastructure,
of the Specific Plan Amendment. Among other
things, sidewalk improvements,
landscaping/planting, and adequate lighting will
be provided throughout the community.

Policy 5.1.1 Plan access and circulation of
each development project to
accommodate vehicles (including
Consistent. As discussed in Chapter 4,
Infrastructure of the Specific Plan Amendment,
and in the EIR prepared for the Project, access

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emergency vehicles and trash trucks),
pedestrians, and bicycles.
and circulation improvements will be
implemented with each phase of development to
accommodate vehicle circulation, pedestrians,
and bicycles. The Project’s circulation system
and the regional system with which it connects
have been thoroughly planned and studied by
transportation engineers and planners, to
ensure adequate circulation and access,
including ensuring adequate emergency access
and accommodating trash trucks. The lake
promenade and integrated trail system will
connect the residential, retail, restaurant,
recreational, hotel, and other uses, providing a
route that users can walk and bike along.

Sidewalk improvements will be provided
throughout the community to further promote
walking. Bike lanes and “share the road” streets
will be incorporated throughout the community
and connect to existing bike routes on adjacent
roadways. Connections to existing Class II bike
lanes would include connections to Cactus Ave.,
Nason Street, Iris Ave, Lasselle Street, and John
F. Kennedy Dr.

Policy 5.1.2 Plan the circulation system
to reduce conflicts between vehicular,
pedestrian and bicycle traffic.

Consistent. The Project provides for high-quality
roadway, trail, bike, and pedestrian
improvements that maintain a safe and efficient
transportation network, whether by walking,
biking, or car.

Policy 5.1.3 Require adequate off-street
parking for all developments.

Consistent. The Specific Plan Amendment
provides for the application of efficient parking
standards as set forth in Table 5-2. These
standards will ensure adequate parking while
avoiding the construction of unnecessary
parking for implementing developments. While
on-street parking is provided to activate the
streetscape, most of the Project’s parking will be
provided within parking garages, which will be
located inside the building area. Garden
apartments may have open parking areas, which

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will be landscaped and screened. It is further
notable that the Project incorporates transit,
pedestrian and bicycle routes, and other multimodal transportation programs and technologies to move residents efficiently to and from major
job centers and reduce the need for singleoccupancy vehicles and on-site parking.

Policy 5.1.4 Driveway placement shall be
designed for safety and to enhance
circulation wherever possible.

Consistent. Driveway placement within
implementing projects shall be designed for
safety and to enhance circulation.

Policy 5.1.5 Incorporate American
Disability Act (ADA) and Title 24
requirements in roadway improvements
as appropriate.

Consistent. The Project will comply with
applicable laws, including ADA and Title 24
requirements, in implementing roadway
improvements.

Policy 5.1.6 Design new developments to
provide opportunity for access and
circulation to future adjacent
developments.

Consistent. The Project is located in an infill
area that is largely built out. A few remaining
undeveloped parcels are located along the site’s
northern boundary. The Project’s design will not
impair access to those parcels from Cactus
Street or Nason Avenue, and implementation of
prior approvals has improved access to these
parcels in a manner that would benefit future
adjacent developments.

Objective 5.2 Implement access
management policies.

Consistent. The Project will feed local
neighborhood streets onto larger arterials in the
City. Traffic calming measures such as
roundabouts, street chokers, and landscaped
medians will help create a pedestrian-friendly
sense of place.

Policy 5.2.1 Locate residential units with
access from local streets. Minimize
direct residential access from
collectors. Prohibit direct single-family
driveway access on arterials and higher
classification roadways.

Consistent. The Project will feed local
neighborhood streets onto larger arterials. No
direct single-family driveway access from
arterials and higher classification roadways is
planned to occur.

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Policy 5.2.2 Feed short local streets into
collectors.

Consistent. The Project will feed local
neighborhood streets onto larger arterials.

Policy 5.2.3 Encourage the incorporation
of traffic calming design into local and
collector streets to promote safe vehicle
speeds.

Consistent. Traffic calming measures such as
roundabouts, street chokers, and landscaped
medians will help create a pedestrian-friendly
sense of place and promote safe vehicle speeds.

Policy 5.2.4 Design new subdivisions to
minimize the disruptive impact of motor
vehicles on local streets. Long, broad
and linear streets should be avoided.

Residential streets should be no wider
than 40 feet, and should have an
uninterrupted length of less than one
half mile. Curvilinear streets and culde-sacs are preferred. Streets within the subdivision should be designed to
facilitate access to residences and to
discourage through traffic.

Consistent. Project streetscapes will be
designed at pedestrian scale, incorporating
traffic calming measures such as roundabouts,
street chokers, and landscaped medians to help
create a pedestrian-friendly sense of place.

Street design will encourage multi-modal uses
to minimize motor vehicle impacts and
incorporate crosswalks for safe pedestrian
crossings. The Project will be designed to
provide adequate, safe, and convenient access to
residences consistent with the Design
Guidelines.

Objective 5.3 Maintain Level of Service
(LOS) “C” on roadway links, wherever
possible, and LOS “D” in the vicinity of
SR 60 and high employment centers.

Figure 9-2 depicts the LOS standards
that are applicable to all segments of
the General Plan Circulation Element
Map.

Consistent. Transportation engineers Fehr &
Peers and Urban Crossroads have completed a
VMT and LOS assessment consistent with the
City’s traffic impact study guidelines. These
analyses are provided in the SEIR.

Policy 5.3.1 Obtain right-of-way and
construct roadways in accordance with
the designations shown on the General
Plan Circulation Element Map and the
City street improvement standards.

Consistent. In 2011, as contemplated by the
Aquabella 2005 Specific Plan Amendment, Nason
Street, which traverses the project site, was
realigned and developed to a 4-lane divided
roadway that traverses the site north to south.

Nason Street was a crucial capital improvement
project for the City. The applicant dedicated
roadway right-of-way to the City through the
project site to assist in implementing this Nason
Street improvement. Other roadway
improvements were completed along Cactus

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Avenue consistent with the City’s Circulation
Element.

Other Project roadways will be constructed in
accordance with the standards set forth in this
Specific Plan Amendment, Chapter 4,
Infrastructure.

Policy 5.3.2 Wherever feasible, promote
the development of roadways in
accordance with the City standard
roadway cross-sections, as shown in
Figure 9-3. Cross-sections range from
two-lane undivided roadways to 8-lane
divided facilities.

Consistent. As shown in Figures 6-1 and 6-7 of
the Specific Plan Update, perimeter and internal
arterials are designed as four-lane divided
roadways, generally consistent with the City
roadway cross-sections in Figure 9-3 of the
2006 General Plan.

Policy 5.3.4 For planning purposes,
utilize LOS standards shown on Table 5
–1 to determine recommended roadway
widths.

Consistent. To the extent feasible, roadways will
be designed to meet LOS standards. It is noted
that at the time this analysis is being prepared,
the 2040 General Plan, which was adopted and
effective in June 2021, is the operative General
Plan; however, the 2040 General Plan Update is
the subject of litigation; therefore, this Specific
Plan Amendment also includes an analysis of the
Project’s consistency with the City’s prior 2006
General Plan and zoning. The 2040 General Plan
focuses on efficient circulation, in a manner that
balances level of service (LOS) with other
considerations and measures such as the City’s
commitment to complete streets to
accommodate bicyclists and pedestrians, costs,
safety, alternative transportation and transit,
physical space, greenhouse gas emissions,
community character, and vehicle miles traveled.

The Project, too, focuses on balancing level of
service with these other holistic circulation
considerations.

Transportation engineers Fehr & Peers and
Urban Crossroads have completed a VMT and
LOS assessment consistent with the City’s traffic

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impact study guidelines. These analyses are
provided in the SEIR.

Policy 5.3.5 Ensure that new
development pays a fair share of costs
to provide local and regional
transportation improvements and to
mitigate cumulative traffic impacts. For
this purpose, require new developments
to participate in Transportation Uniform
Mitigation Fee Program (TUMF), the
Development Impact Fee Program (DIF)
and any other applicable transportation
fee programs and benefit assessment
districts.

Consistent. The Project will be conditioned to
pay such appropriate TUMF, DIF, and other
applicable fees as determined by the City’s
impact fee schedule to ensure the provision of
adequate transportation infrastructure to serve
the development proposed by the Project.

Policy 5.3.6 Where new developments
would increase traffic flows beyond the
LOS C (or LOS D, where applicable),
require appropriate and feasible
mitigation measures as a condition of
approval. Such measures may include
extra right-of-way and improvements to
accommodate left-turn and right-turn
lanes at intersections, or other
improvements.

Consistent. Transportation engineers Urban
Crossroads have completed a LOS assessment
consistent with the City’s traffic impact study
guidelines, which identifies locations where LOS
C or D, as applicable, may be exceeded and
recommends appropriate feasible mitigation that
may be adopted as a condition of project
approval. See the SEIR.

Policy 5.3.7 Provide consideration to
projects that have overriding regional or
local benefits that would be desirable
even though the LOS standards cannot
be met. These projects would be
required to analyze traffic impacts and
mitigate such impacts to the extent that
it is deemed feasible.

Consistent. Transportation Urban Crossroads
have completed a LOS assessment consistent
with the City’s traffic impact study guidelines,
which identifies locations where LOS standards
cannot be met. The City will consider whether
Project benefits, such as the provision of 15,000
needed homes for the area’s workforce, creation
of a regional downtown core and urban
destination center, and provision of a
recreational lake and lake promenade provide
overriding benefits that make the Project
desirable even though certain LOS standards
may not be met. See SEIR for the LOS
assessment.

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Objective 5.5 Maximize efficiency of the
local circulation system by using
appropriate policies and standards to
design, locate and size roadways.

Consistent. Project roadways will be constructed
in accordance with the standards set forth in this
Specific Plan Amendment, Chapter 4,
Infrastructure, which will ensure roadways are
appropriately designed, located, and sized.

Policy 5.5.2 Provide dedicated left-turn
lanes at all major intersections on minor
arterials and higher classification
roadways.

Consistent. Dedicated left-turn lanes will be
provided at all major intersections, except where
such intersections have been replaced with
roundabouts or traffic circles to improve traffic
flow and safety.

Policy 5.5.3 Prohibit points of access
from conflicting with other existing or
planned access points. Require points of
access to roadways to be separated
sufficiently to maintain capacity,
efficiency, and safety of the traffic flow.

Consistent. Key gateway entry points will
provide access to the Project site along Cactus
Street, Nason Street, and Iris Ave. Project
roadways will be constructed in accordance with
the standards set forth in this Specific Plan
Amendment, Chapter 4, Infrastructure, which
will ensure roadways are appropriately
designed, located, and separated to maintain
capacity, efficiency, and safety of traffic flow.

The Project’s circulation system and the regional
system with which it connects have been
thoroughly studied by transportation engineers
and access points shown to sufficiently maintain
the capacity, efficiency, and safety of the traffic
flow.

Policy 5.5.4 Wherever possible, minimize
the frequency of access points along
streets by the consolidation of access
points between adjacent properties on
all circulation element streets, excluding
collectors.

Consistent. Access points to outside the Project
site will be consolidated along Cactus Street,
John F. Kennedy Dr., Nason Street, and Iris Ave.

Policy 5.5.5 Design streets and
intersections in accordance with the
Moreno Valley Municipal Code.

Consistent. Project roadways will be
constructed in accordance with the standards
set forth in this Specific Plan Amendment,
Chapter 4, Infrastructure, consistent with the
Municipal Code Section 9.13.050, which describes
how specific plans may be used to establish

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standards and other criteria to implement
transportation facilities in the area covered by
the Specific Plan.

Policy 5.5.6 Consider the overall safety,
efficiency and capacity of street designs
as more important than the location of
on-street parking.

Consistent. Project roadways will be
constructed in accordance with the standards
set forth in this Specific Plan Amendment,
Chapter 4, Infrastructure, which will ensure
roadways are appropriately and safely designed
and located.

Policy 5.5.7 For developments fronting
both sides of a street, require that
streets be constructed to full width.

Where new developments front only one
side of a street, require that streets be
constructed to half width plus an
additional 12-foot lane for opposing
traffic, whenever possible. Additional
width may be needed for medians or left
and/or right turn lanes.

Consistent. Chapter 7 of the Specific Plan
Update, Implementation, provides that public
facilities improvements will be implemented at
the time of their need as the Project is
developed; and the Project will be required to
comply with the City’s conditions of approval,
including all required street improvements.

Policy 5.5.8 Whenever possible, require
private and public land developments to
provide on-site and off-site
improvements necessary to mitigate any
development-generated circulation
impacts. A review of each proposed land
development project shall be
undertaken to identify project impacts to
the circulation system. The City may
require developers to provide traffic
impact studies prepared by qualified
professionals to identify the impacts of a
development.

Onsite project roadways will be constructed in
accordance with the standards set forth in this
Specific Plan Amendment, Chapter 4,
Infrastructure, to meet the needs of each phase
of development.

Policy 5.5.9 Design curves and grades to
permit safe movement of vehicular
traffic per applicable Caltrans and
Moreno Valley standards.

Consistent. The site is generally flat, without
significant grades. Curves will be designed to
ensure safe movement.

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Policy 5.5.10 Provide adequate sight
distances for safe vehicular movement
at all intersections and driveways.

Consistent. Project roadways will be
constructed in accordance with the standards
set forth in this Specific Plan Amendment,
Chapter 4, Infrastructure, which will ensure
roadways are safely designed and located,
including providing for adequate sight distances.

In addition, traffic calming measures such as
roundabouts will be used where appropriate to
promote safe vehicle speeds and movements at
intersections.

Policy 5.5.11 Implement National
Pollutant Discharge Elimination System
Best Management Practices relating to
construction of roadways to control
runoff contamination from affecting
water resources.

Consistent. The Project will be conditioned to
implement NPDES BMPs related to the
construction of roadways to control runoff as set
forth in the SEIR.

Objective 5.8 Encourage development of
an efficient public transportation system
for the entire community.

Consistent. Residents will be able to make use
of RTA bus routes, and connections to the Metro
and Amtrak station west of I-215. Enhanced
transit/a tram, ridesharing, electric bicycles and
vehicles, use of transportation network
companies (Uber and Lyft), intelligent
transportation systems, transportation demand
management measures, and shuttles to adjacent
and proximate major job centers including the
World Logistics Center will further optimize
transit and travel by all modes and encourage an
efficient public transportation system for the
entire community.

Policy 5.8.1 Support the development of
high-speed transit linkages, or express
routes, that would benefit the citizens
and employers of Moreno Valley.

Consistent. Residents will be able to make use
of RTA bus routes and on-demand connections
to the Metro and Amtrak station west of I-215.

RTA may determine to implement additional
high-speed transit and express routes in the City
in the future. Enhanced transit/a tram,
ridesharing, electric bicycles and vehicles, use of
transportation network companies (Uber and
Lyft), and intelligent transportation systems,

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transportation demand management measures
will be provided as part of the Project. In
addition, shuttles provided as part of the Project
would connect the site, Downtown Center, and
its adjacent hospital complex to the World
Logistics Center, benefitting citizens and
employers in the City.

Policy 5.8.3 Encourage public
transportation opportunities that
address the particular needs of transit
dependent individuals in the City such as
senior citizens, the disabled and low -
income residents.

Consistent. Residents will be able to make use
of the onsite tram, RTA bus routes, and ondemand connections to the Metro and Amtrak station west of I-215. In addition, RTA provides
Dial-A-Ride service for seniors and persons
with disabilities. In addition, all fixed-route
buses are accessible to persons with disabilities.

Policy 5.8.4 Ensure that all new
developments make adequate provision
for bus stops and turnout areas for both
public transit and school bus service.

Consistent. Development will be coordinated
with RTA for the planning of transit routes and
bus stops within or adjacent to the Project site.

Tram stops will also be provided at each
neighborhood entry on arterial streets for
convenient access. School bus service will be
coordinated by MVUSD.

Policy 5.8.5 Continue on-going
coordination with transit authorities
toward the expansion of transit facilities
into newly developed areas.

Consistent. Development will be coordinated
with RTA for the planning of transit routes and
bus stops within or adjacent to the Project site.

Trams will operate on the public streets to
connect the Town Center and Project
neighborhoods with Riverside University Health
System Medical Center, Kaiser Permanente
Hospital, World Logistics Center, and the Moreno
Valley March Field Train/Metrolink Station. Tram
stops will be provided at each neighborhood
entry on arterial streets for convenient access.

Objective 5.9 Support and encourage
development of safe, efficient and
aesthetic pedestrian facilities.

Consistent. The lake promenade and integrated
trail system will provide safe and aesthetically
pleasing connections within the Project,
connecting the residential, retail, restaurant,
recreational, hotel, and other uses. Sidewalk
improvements will be provided throughout the

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community. Site lighting and landscaping will be
provided along trails and walkways, which will
provide a level of safety and help to define the
character of the community.

Policy 5.9.1 Encourage walking as an
alternative to single occupancy vehicle
travel, and help ensure the safety of the
pedestrian as follows:
 All new developments shall provide
sidewalks in conformance with the
City’s streets cross-section
standards, and applicable policies
for designated urban and rural
areas.
 The City shall actively pursue funding
for the infill of sidewalks in
developed areas. The highest priority
shall be to provide sidewalks on
designated school routes.

Consistent. Sidewalks and trails within the
community will encourage walking as a safe
alternative to single-occupancy vehicle travel.

Policy 5.9.2 Walkways shall be designed
to minimize conflicts between vehicles
and pedestrians.

Consistent. Walkways will be designed to be
setback from the roadways by landscaped
setbacks and curbs. Traffic calming and
pedestrian friendly features will be provided,
such as crosswalks and landscaped street
chokers and medians.

Policy 5.9.3 Where appropriate, provide
amenities such as, but not limited to,
enhanced paving, seating, and
landscaping to enhance the pedestrian
experience.

Consistent. Where appropriate, pedestrian
amenities will include bus shelters, pedestrian
safety treatments such as sidewalk bulb-outs
and widening and improved crosswalks, and
decorative elements such as street and trail
lighting, concrete pavers, benches, landscaping,
etc.

Policy 5.9.4 Require the provision of
convenient and safe pedestrian access
to buildings from the public sidewalk.

Consistent. Building entries and stairwells will
be conveniently accessible from the street.

Entries will include signage and other design
elements (e.g., accent colors, articulation) for
easy identification.

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Objective 5.10 Encourage bicycling as an
alternative to single occupant vehicle
travel for the purpose of reducing fuel
consumption, traffic congestion, and air
pollution. The Moreno Bikeway Plan is
shown in Figure 9-4.

Consistent. Bicycling will be encouraged as an
alternative to single occupant vehicle travel for
the purpose of reducing fuel consumption, traffic
congestion, and air pollution. The lake
promenade and integrated trail system will
connect the residential, retail, restaurant,
recreational, hotel, and other uses, providing a
route that users can bike along. Bike lanes and
shared use streets will be incorporated through
the Specific Plan area to complement the new
and existing development in a way that promotes
the human scale. These bike lanes will connect
to existing Class II bike lanes on Cactus Ave.,
Nason Street, Iris Ave, Lasselle Street, and John
F. Kennedy Dr. Use of electric bicycles will also
minimize auto use.

Policy 5.10.1 Bikeways shall link
residential neighborhood areas with
parks, employment centers, civic and
commercial areas, and schools.

Consistent. Bikeways including trails, the lake
promenade, and Class II bike lanes will connect
residential uses, retail and shopping,
restaurants, recreational areas/parks, the lake
and lake promenade, hotel, school, and
employment centers both on and off the Project
site.

Policy 5.10.2 Integrate bikeways,
consistent with the Bikeway Plan, with
the circulation system and maintain
Class II and III bikeways as part of the
City's street system.

Consistent. Bike lanes and shared use streets
will be incorporated through the Specific Plan
area to complement the new and existing
development. These bike lanes will connect to
existing Class II bike lanes on Cactus Ave.,
Nason Street, Iris Ave, Lasselle Street, and John
F. Kennedy Dr. consistent with the City’s Bikeway
Plan.

Policy 5.10.4 Link local bikeways with
existing and planned regional bikeways.

Consistent. Bike lanes, multi-use trails, and
shared use streets will be incorporated through
the Specific Plan area to complement the new
and existing development. These bike lanes will
connect to existing Class II bike lanes on Cactus
Ave., Nason Street, Iris Ave, Lasselle Street, and

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John F. Kennedy Dr. consistent with the City’s
Bikeway Plan.

Objective 5.11 Eliminate obstructions that
impede safe movement of vehicles,
bicyclists, and pedestrians.

Consistent. Bike lanes, multi-use trails, and
shared use streets will be incorporated through
the Specific Plan area to provide for the safe
movement of vehicles, bicyclists, and
pedestrians. Crosswalks and pedestrian-friendly
additions such as landscaped chokers at
intersections will be incorporated into the
Project’s design. In addition, pedestrian bridges
may be provided over certain arterials and the
onsite drainage to allow safe pedestrian
crossings without having to encounter vehicular
traffic.

Policy 5.11.1 Landscaping adjacent to City
streets, sidewalks and bikeways shall be
designed, installed and maintained so as
not to physically or visually impede
public use of these facilities.

The removal or relocation of mature
trees, street trees and landscaping may
be necessary to construct safe
pedestrian, bicycle and street facilities.

New landscaping, especially street trees
shall be planted in such a manner to
avoid overhang into streets, obstruction
of traffic control devices or sight
distances, or creation of other safety
hazards.

Consistent. Drought tolerant, sustainable
landscaping would be professionally maintained
throughout the development. Adjacent to streets,
sidewalks, and bikeways, landscaping would be
installed and maintained in a manner not to
physically or visually impede the use of those
facilities, while shading walkways, trails,
sidewalks, and parking areas.

Policy 5.11.2 Driveways shall be designed
to avoid conflicts with pedestrian and
bicycle travel.

Consistent. Most of the Project’s parking will be
accommodated within shared parking garages
and areas, which will limit the number of
driveways within the Project. Driveway design
will ensure adequate sight lines and be located
to minimize conflicts with pedestrian and bicycle
travel.

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Objective 5.12 Promote efficient
circulation planning for all school sites
that will maximize pedestrian safety, and
minimize traffic congestion and
neighborhood impacts.

Consistent. The Project proposes that 40 acres
of the site will be devoted to the development of
elementary and middle schools. These schools
are shown as a floating land use on the Land
Use Plan. The number and location of the
schools, along with circulation planning around
school sites, will be determined after
consultation with Moreno Valley Unified School
District. Circulation will focus on maximizing
pedestrian safety and minimizing congestion and
neighborhood impacts.

Safety Element
Goal 6.1 To achieve acceptable levels of
protection from natural and man-made
hazards to life, health, and property
Consistent. The Project is designed to protect
life and property from natural and humanmade
hazards, respectively. Among other things, the
Project site is not located in a fire hazard
severity zone; is not located within an
earthquake fault zone; and no known hazardous
materials or contamination exists on the site. All
structures at the site will be required to comply
with the California Building Code, which will
ensure structures are designed for seismic and
fire safety. Development of structures intended
for human occupancy will not occur within a 100-
year floodplain unless a letter of map revision
(LOMR) has been issued by FEMA prior to
issuance of the certificate of occupancy. The
street and storm drain flood control systems will
be designed to accommodate 10-year and 100-
year storm flows.

Goal 6.2 To have emergency services
which are adequate to meet minor
emergency and major catastrophic
situations.

Consistent. The City maintains emergency
services adequate to meet minor and major
catastrophic situations. The continued adequacy
of police and fire services will be ensured
through the condition that the Project make a
fair share funding contribution to the City
consistent with the City’s Municipal Code and Fee
Schedule, subject to any credits that may be

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General Plan Policies Project Consistency
given against such a fee for constructing
facilities onsite or elsewhere in the City. The
Project plans to construct an onsite fire station
and office for police use. Such development
would be subject to review and approval by the
City fire and police departments as to sizing,
location, and need. The City will identify fire
and/or police facilities and services needs
generated by the Project in connection with
review of future implementing actions.

Development will comply with applicable federal,
state, and local code standards.

Objective 6.1 Minimize the potential for
loss of life and protect residents,
workers, and visitors to the City from
physical injury and property damage due
to seismic ground shaking and
secondary effects.

Consistent. The Project site is not located within
an Alquist-Priolo Earthquake Fault Zone. All
structures at the site will be required to comply
with the California Building Code, which will
ensure structures are designed for seismic
safety and to retain their structural integrity
when subjected to seismic activity. In addition,
with the Original EIR, a geotechnical analysis
was completed for the proposed project and
recommendations were made to ensure
geological safety. Mitigation was adopted
requiring remedial grading to remove and
recompact soils as directed by the geotechnical
engineer. This mitigation will continue to be
complied with in the implementation of the
Project to ensure geological safety. Refer to the
SEIR.

Policy 6.1.1 Reduce fault rupture and
liquefaction hazards through the
identification and recognition of
potentially hazardous conditions and
areas as they relate to the San Jacinto
fault zone and the high and very high
liquefaction hazard zones. During the
review of future development projects,
the City shall require geologic studies
and mitigation for fault rupture hazards
Consistent. The Project site is not located within
an Alquist-Priolo Earthquake Fault Zone. All
structures at the site will be required to comply
with the California Building Code, which will
ensure structures are designed for seismic
safety and to retain their structural integrity
when subjected to seismic activity. In addition,
with the Original EIR, a geotechnical analysis
was completed for the proposed project and
recommendations were made to ensure

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in accordance with the Alquist-Priolo
Special Study Zones Act. Additionally,
future geotechnical studies shall contain
calculations for seismic settlement on
all alluvial sites identified as having high
or very high liquefaction potential.

Should the calculations show a potential
for liquefaction, appropriate mitigation
shall be identified and implemented.
geological safety. Mitigation was adopted
requiring remedial grading to remove and
recompact soils as directed by the geotechnical
engineer. This mitigation will continue to be
complied with in the implementation of the
Project to ensure geological safety. Refer to the
SEIR.

Policy 6.1.2 Require all new
developments, existing critical and
essential facilities and structures to
comply with the most recent Uniform
Building Code seismic design standards.

Objective 6.2 Minimize the potential for
loss of life and protect residents,
workers, and visitors to the City from
physical injury and property damage,
and to minimize nuisances due to
flooding.

Consistent. Since the prior Field Station and
Aquabella project approvals, approximately 66
percent of the Project site (including lakes) has
been graded and Conditional and Final Letters of
Map Revision (CLOMR and LOMR, respectively)
issued by the Federal Emergency Management
Agency (FEMA) demonstrating that grading has
raised certain areas planned for structures
outside of the 100-year floodplain. Prior to the
construction of any habitable structure or critical
facility within the current 100-year floodplain, the
developer shall obtain a CLOMR from FEMA.

Prior to the issuance of any permit to occupy
habitable structures the developer shall obtain a
LOMR or other such approval from FEMA that
demonstrates that the structures are outside the
100-year flood plain.

In addition, the site’s master drainage and flood
control improvements have been completed. In
2007, as contemplated by the Aquabella 2005
Specific Plan Amendment, the Riverside County
Flood Control and Water Conservation District
completed drainage channel improvements,
within the southeast portion of the project site.

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In addition, the applicant has completed all
required mitigation, pursuant to the applicable
section 404, 401 and 1602 permitting, for the
drainage improvements. The installed concrete
and earthen channel (and associated basin) are
continually maintained in conformance with
permit requirements. These improvements
ensure that adequate storm drain system
capacity is maintained.

As with the prior iteration of the project, the
Project will also make use of the lake complex
for control of on-site storm water runoff. The
lakes will be constructed to provide improved
storm water quality, protect the groundwater
and other drinking water supplies, and protect
the downstream receiving waters. In order to
accomplish this goal, the lakes will be designed
as a storm water best management practice
(BMP) and include features such as biofilters,
wetlands components and aeration to improve
the water quality and maintain the lake quality.

They will be lined to minimize the amount of
make-up water necessary to maintain the water
level. Each of these Project features will
minimize any potential risk related to flooding.

Policy 6.2.1 Permit only that development
in 100-year floodplain that represents an
acceptable use of the land in relation to
the hazards involved and the costs of
providing flood control facilities. Locate
critical facilities, such as hospitals, fire
stations, police stations, public
administration buildings, and schools
outside of flood hazard areas.

Prior to the issuance of any permit to occupy
habitable structures the developer shall obtain a

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LOMR or other such approval from FEMA that
demonstrates that the structures are outside the
100-year flood plain.

Policy 6.2.3 Maximize pervious areas in
order to reduce increases in
downstream runoff resulting from new
development.

Consistent. Extensive landscaped area will be
provided onsite within setbacks, the streetscape,
open spaces and parks, and the lake promenade,
providing pervious areas throughout the site. The
majority of stormwater runoff will drain to the
lakes, which will be designed as a storm water
best management practice (BMP) and include
features such as biofilters, wetlands
components and aeration to improve the water
quality and maintain the lake quality. This will
limit increases in downstream runoff resulting
from the Project.

Policy 6.2.4 Design, construct and
maintain street and storm drain flood
control systems to accommodate 10 year
and 100 year storm flows respectively.

Consistent. The street and storm drain flood
control systems will be designed to
accommodate 10-year and 100-year storm flows.

Policy 6.2.5 The storm drain system shall
conform to Riverside County Flood
Control and Water Conservation District
master drainage plans and the
requirements of the Federal Emergency
Management Agency.

Consistent. The site’s master drainage and flood
control improvements have been completed. In
2007, as contemplated by the Aquabella 2005
Specific Plan Amendment The Riverside County
Flood Control and Water Conservation District
completed drainage channel improvements,
within the southeast portion of the project site.

In addition, the applicant has completed all
required mitigation, pursuant to the applicable
section 404, 401 and 1602 permitting, for the
drainage improvements. The installed concrete
and earthen channel (and associated basin) are
continually maintained in conformance with
permit requirements. These improvements
ensure that adequate storm drain system
capacity is maintained.

As with the prior iteration of the project, the
Project will also make use of the lake complex
for control of on-site storm water runoff. The

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lakes will be constructed to provide improved
storm water quality, protect the groundwater
and other drinking water supplies, and protect
the downstream receiving waters. In order to
accomplish this goal, the lakes will be designed
as a storm water best management practice
(BMP) and include features such as biofilters,
wetlands components and aeration to improve
the water quality and maintain the lake quality.

They will be lined to minimize the amount of
make-up water necessary to maintain the water
level. Isolated portions of the lake system may
be filled and/or maintained with tertiary-treated
water obtained from EMWD. The lakes containing
tertiary-treated water will retain water to the
level of a 100-year storm.

Objective 6.3 Provide noise compatible
land use relationships by establishing
noise standards utilized for design and
siting purposes.

Consistent. The proposed land uses are
compatible with existing and project-generated
noise levels. Sound attenuation measures (e.g.,
site design, use of structures, landscaping,
berms) will be incorporated, as necessary, to
attain 65 dB CNEL for outdoor living areas and
45 dB CNEL for indoor living areas. Interior noise
levels at the site would meet City and state
regulations, ensuring a healthy sound
environment conducive to living and working.

Policy 6.3.1 The following uses shall
require mitigation to reduce noise
exposure where current or future
exterior noise levels exceed 20 CNEL
above the desired interior noise level:
 Single and multiple family residential
buildings shall achieve an interior
noise level of 45 CNEL or less. Such
buildings shall include soundinsulating windows, walls, roofs and ventilation systems. Sound barriers
shall also be installed (e.g. masonry
Consistent. The proposed land uses are
compatible with existing and project-generated
noise levels. Sound attenuation measures (e.g.,
site design, use of structures, landscaping,
berms) will be incorporated, as necessary, to
attain 65 dB CNEL for outdoor living areas, 45 dB
CNEL for indoor living areas and new schools,
and 50 CNEL for indoor areas of new libraries,
hospitals and extended medical care facilities,
places of worship and office uses.

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walls or walls with berms) between
single-family residences and major
roadways.
 New libraries, hospitals and
extended medical care facilities,
places of worship and office uses
shall be insulated to achieve interior
noise levels of 50 CNEL or less.
 New schools shall be insulated to
achieve interior noise levels of 45
CNEL or less.

Policy 6.3.2 Discourage residential uses
where current or projected exterior
noise due to aircraft over flights will
exceed 65 CNEL.

Consistent. The Project site is not located within
the noise contours of March Air Reserve Base,
which identify areas where aircraft over flights
generate exterior noise above 65 CNEL.

Policy 6.3.3 Where the future noise
environment is likely to exceed 70 CNEL
due to overflights from the joint-use
airport at March, new buildings
containing uses that are not addressed
under Policy 6.3.1 shall require
insulation to achieve interior noise
levels recommended in the March Air
Reserve Base Air Installation
Compatible Use Zone Report.

Consistent. The Project site is not located within
the noise contours of March Air Reserve Base.

Policy 6.3.4 Encourage residential
development heavily impacted by
aircraft over flight noise, to transition to
uses that are more noise compatible.

Consistent. The Project site is not located within
the noise contours of March Air Reserve Base.

Policy 6.3.5 Enforce the California
Administrative Code, Title 24 noise
insulation standards for new multifamily housing developments, motels and hotels.

Consistent. Interior noise levels at the site
would meet City and state regulations (including
Title 24) for new multi-family housing
development and hotels.

Policy 6.3.6 Building shall be limited in
areas of sensitive receptors.

Consistent. The Project is not anticipated to be a
major generator of stationary operational noise,
and would implement residential mixed uses

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consistent with the existing surrounding uses
and land use designations. Projected noise
sources include predominantly construction,
traffic, and equipment noise (e.g., air
conditioners, landscape equipment).

Construction noise would be temporary. Noise
reduction strategies would be employed during
construction consistent with the City’s noise
ordinance, Municipal Code section 11.80.

Alternative transportation strategies would be
employed at the site to reduce traffic noise,
including promoting biking and walking, transit,
ride-share, EVs, etc. Site design, use of
structures and building orientation, and
landscaping would be used to effectively buffer
and dampen noise. Interior noise levels at the
site would meet City and state regulations.

Objective 6.4 Review noise issues during
the planning process and require noise
attenuation measures to minimize
acoustic impacts to existing and future
surrounding land uses.

Consistent. A noise study has been prepared
that analyzes Project noise impacts. Interior
noise levels at the site would meet City and state
regulations and comply with all adopted SEIR
noise-related mitigation measures; and,
therefore, the Project would result in acceptable
noise levels.

Policy 6.4.1 Site, landscape and
architectural design features shall be
encouraged to mitigate noise impacts
for new developments, with a
preference for noise barriers that avoid
freeway sound barrier walls.

Consistent. Site design, use of structures and
building orientation, and landscaping would be
used to effectively buffer and dampen noise.

Interior noise levels at the site would meet City
and state regulations, including through the use
of this buffering, mechanical ventilation system
or air conditioning systems, and sound-rated
windows. Visible sound walls would be avoided.

Objective 6.5 Minimize noise impacts
from significant noise generators such
as, but not limited to, motor vehicles,
trains, aircraft, commercial, industrial,
construction, and other activities.

Consistent. The Project site is not located within
the noise contours of March Air Reserve Base
and is not proximate to train tracks, such that
noise impacts are not anticipated to occur from
these noise generators.

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Construction noise would be temporary. Noise
reduction strategies would be employed during
construction consistent with the City’s noise
ordinance, Municipal Code section 11.80.

Policy 6.5.1 New commercial and
industrial activities (including the
placement of mechanical equipment)
shall be evaluated and designed to
mitigate noise impacts on adjacent uses.

Policy 6.5.2 Construction activities shall
be operated in a manner that limits
noise impacts on surrounding uses.

Consistent. Construction would comply with the
City’s Municipal Code, section 11.80, which
outlines limitations on construction activities and
exceptions.

Objective 6.6 Promote land use patterns
that reduce daily automotive trips and
reduce trip distance for work, shopping,
school, and recreation.

Consistent. The Project is located in the area
designated Downtown Center (DC) in the 2040
General Plan. The Project will focus development
within the City’s downtown center along
corridors, walkways, key gateway entry points,
and complementary connections to adjacent and
proximate uses. The Project balances
development of up to 15,000 multi-family
residences with 25 acres of supporting
commercial and retail; 80 acres of parks
(comprised of the previously approved a 40-
acres of lakes, plus a 15-acre lake promenade,
feature and 25 acres of other additional parks);
and 40 acres of elementary school and middle
school uses to promote an efficient land use
pattern and reduce vehicle trip lengths.

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The Project site is located along major transit
routes and would support frequent and reliable
transit service, a tram to nearby employment
centers and the train station, and other multimodel transportation measures, including walking and biking. The Riverside Transit Agency
(RTA) provides existing bus routes proximate to
the site. Route 31 runs along Nason Street to the
Riverside University Medical Center. Route 20
also serves the site along Alessandro, Nason,
and Moreno Beach Dr to Riverside University
Medical Center, Kaiser Permanente Hospital, and
Moreno Valley College, and along Nason and
Lasselle Street. Route 41 serves the site from
the Medical Center to Moreno Valley College and
areas to the south. Route 20 bus service also
connect passengers to the Moreno Valley/March
Field Metrolink Station across Interstate 215.

Electric, multi-occupant trams will connect the
Project’s Town Center and residential
neighborhoods with Riverside University Health
System Medical Center, Kaiser Permanente
Hospital, World Logistics Center, and the Moreno
Valley March Field Train/Metrolink Station. Tram
stops will also be provided at each neighborhood
entry on arterial streets for convenient access.

The Project would also provide enhanced transit,
pedestrian and bicycle routes, ridesharing,
electric bicycles and vehicles, transportation
network companies (Uber and Lyft), intelligent
transportation systems, transportation demand
management measures, and shuttles to adjacent
and proximate major job centers. Vehicle trip
lengths would also be reduced through
development proximate to major job centers in
the City and region (e.g., Riverside University
Health System Medical Center, Kaiser
Permanente Hospital and medical complex,

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Moreno Valley College, and World Logistics
Center).

Policy 6.6.1 Provide sites for new
neighborhood commercial facilities
within close proximity to the residential
areas they serve.

Consistent. The Project proposes to develop a
new Town Center, which will provide a vibrant
mix of business, entertainment, residential,
cultural, and civic uses which will serve existing
and proposed residential uses and activate the
area throughout the day and into the evening.

These commercial facilities will be walkable and
bikeable from the residential areas they serve.

Policy 6.6.2 Provide multi-family
residential development sites in close
proximity to neighborhood commercial
centers in order to encourage
pedestrian instead of vehicular travel.

Consistent. The Project would develop 15,000
multi-family homes to support the community’s
housing needs related to workforce, education,
medical, and other multi-family housing needs,
along with a 25-acre commercial and retail
downtown center. The vitality of commercial and
retail development downtown is envisioned to be
supported by significant new housing at the site.

These commercial facilities will be walkable and
bikeable from the residential areas they serve,
encouraging pedestrian instead of vehicle travel.

The Project’s multi-family residences will also
support local shopping and commercial centers.

Policy 6.6.3 Locate neighborhood parks
in close proximity to the appropriate
concentration of residents in order to
encourage pedestrian and bicycle travel
to local recreation areas.

Moreno Valley City CouncilDecember 3, 2024

Moreno Valley City Council
December 3, 2024