Report to City Council
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TO: Mayor and City Council
FROM: Angelica Frausto-Lupo, Community Development
Department
AGENDA DATE: June 16, 2026
TITLE: AMENDMENT TO THE VILLAGE SPECIFIC PLAN 204
(SP 204) (PEN26-0019) (REPORT OF: COMMUNITY
DEVELOPMENT) (DISTRICT: 1)
TITLE SUMMARY: An Amendment to the Village Specific Plan 204 (SP 204), implementing the City’s Housing Element programs and
aligning with the updated zoning framework approved as part of the MoVal 2040 General Plan.
DISTRICT: District 1
Recommendation(s)
That the City Council:
1. Find that the Addendum prepared to the MoVal 2040 Revised Program Environmental Impact Report (EIR) (State Clearinghouse No. 2020039022), which was certified by the Moreno Valley City Council on April 21, 2026, complies with the applicable provisions of the California Environmental Quality Act (CEQA) Guidelines; and
2. Introduce (First Reading) Ordinance No. [next in order] at the conclusion of the Public Hearing and adopt (Second Reading) the same at a subsequent City Council meeting, revising the Village Specific Plan 204 (SP 204).
SUMMARY
On May 28, 2026, the Planning Commission recommended on a 4 to 0 vote, with one
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planning commissioner absent, that the City Council introduce and adopt the proposed Ordinance amending the Village Specific Plan 204 (SP 204).
The Amendment to the Village Specific Plan 204 (SP 204; “Project”) is based on direction established in the MoVal 2040 General Plan and the City’s Housing Element (2021 – 2029). The MoVal 2040 General Plan established the zoning framework for increasing allowable residential den sities from 15 to 20 dwelling units per acre. Additionally, the Housing Element (2021-2029) includes Program 3-D (Lot Consolidation), which calls for updates to the Village Specific Plan 204 (SP 204) to facilitate additional housing capacity as part of add ressing the Regional Housing Needs Assessment (RHNA). The project received funding through the State Regional Early Action Planning (REAP 2.0) funding program. The Amendment to SP 204 includes increasing densities from 15 to 20 dwelling units per acre on Village Residential (VR) parcels by applying the R20-VR SP 204 zoning approved April 21, 2026, with the MoVal 2040 General Plan Update, updating development standards, and introducing incentives to facilitate lot consolidation and improve development feasib ility. Together, these changes are intended to support new housing production and accommodate a broader range of housing choices throughout the SP 204 area.
DISCUSSION
Proposed Project
The original Sunnymead Boulevard Specific Plan 204 was adopted in May 1987 and limited to the Sunnymead Boulevard corridor. In May 1998, the Sunnymead Boulevard Specific Plan 204 was merged with the Village at Sunnymead Overlay to become the Village Specif ic Plan 204 (SP 204). The goal of the Specific Plan was to facilitate development in the Village Plan, to provide the necessary flexibility for the special Village mixed-use and mixed -density zones and development standards, and to enhance the strategies that identify the Village as a special place.
The Proposed Amendment (PEN26 -0019) to the Village Specific Plan 204 (SP 204) expands housing options and choices in the Specific Plan Area while creating consistency with the City’s General Plan and adopted H ousing Element. While the City has already met its 6th Cycle (2021-2029) RHNA obligations, the update addresses an identified need for additional housing types that serve empty nesters, multigenerational households, students, and residents seeking more aff ordable options . Rising housing costs and ongoing demand underscore the importance of providing a broader mix of units, particularly in areas with aging neighborhood amenities. The Amendment to the SP 204 largely focuses on R-20 VR (also known as VR) parcels, previously zoned as VR, which allowed 15 dwelling units per acre (du/ac). Many existing Village Residential (VR) lots are already developed with a single -family home and an Accessory Dwelling Unit (ADU), or with small two- to four-unit buildings, demonstrating the area’s suitability for incremental infill. The update modernizes development standards and aligns VR parcels with the Residential 20 ( R20) zoning district’s density within the 2040 MoVal General Plan and better supports the previously mentione d housing types. The update also includes new lot consolidation incentives to facilitate medium-density development and implement
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Housing Element Program 3-D (described below). Together, these actions help to remove local constraints, promote reinvestment, and help deliver a more diverse and attainable housing supply for the community.
Program 3-D: Offer incentives to encourage the development of higher-density housing in the Sunnymead Village area, which has numerous small vacant and underutilized lots in proximity to transit stops, parks, and shopping. Incentives may include reductions in development standards (e.g., parking, common open space), expedited permit processing, or subsidizing a portion of development costs with available funding.
Responsible Agency: City of Moreno Valley Planning Division and Moreno Valley Housing Authority
Objective: Encourage the consolidation of smaller, adjacent lots in a centrally located area of the city where higher density would support retail vitality and more fr equent/reliable transit service.
Site and Surrounding Area
The Village Specific Plan Area (Plan Area) is located south of State Route 60. The Plan Area is generally bounded by State Route 60 to the north, Frederick Street and Heacock Street to the west, Perris Boulevard to the east, and Dracaea Avenue to the south.
As such, t here are approximately 714 parcels designated as Village Residential (VR) within the Plan Area (also referred to as R20 -SP 204 VR). Approximately 11 percent of these parcels are vacant. The median parcel size is 0.29 acres (or 12,875 s quare feet); however, because more than 90 percent of VR parcels are developed, the typical lot is better represented by non-vacant parcels, which have a median size of 13,000 s quare feet. Many VR parcels (72 percent) are occupied by single-family homes, with or without accessory dwelling units. Small multifamily buildings with two to four units account for a modest but meaningful share of the existing development pattern, indicating that low - scale multifamily development is already established in VR neighborhoods.
Grant Funding
The Regional Early Action Planning (REAP) 2.0 program provides grant funding to support local jurisdictions in advancing housing, sustainability, and climate -resilient planning efforts. Through this program, the Southern California Association of Governments (SCAG) collaborates with regional partners, such as the Western Riverside Council of Governments (WRCOG), to distribute resources and provide technical assistance. The City of Moreno Valley applied for REAP funding to implement the Village Specific Plan Update, which accomplishes the following local and regional goals, including:
Supporting housing production and affordability
Updating planning tools to remove barriers to development Promoting infill and mixed-use development
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The partnership between SCAG and WRCOG ensures that the project benefits from both regional coordination and local expertise, helping to create a plan that is implementable, community-focused, and consistent with statewide priorities. The grant funding expenditure deadline is June 30, 2026.
The Specific Plan Amendment aims to modernize development standards and align Village Residential (VR) or R20-VR parcels with the district to better support a m ore diverse range of housing options. Updates include flexible development standards related to parking, setbacks, and site design. The update also includes new lot consolidation incentives to facilitate additional development and implement Housing Element Program 3-D. Together, these actions help remove local constraints, promote reinvestment, and deliver a more diverse and attainable housing supply for the community.
Public Outreach
Outreach efforts included two Community Open Houses held on April 22 an d April 23, 2026, at the Moreno Valley Conference & Recreation Center. Both events featured Spanish interpretation and bilingual materials. To promote attendance, the City distributed over 900 bilingual mailers, posted flyers at community spaces, emailed e lected officials and interested parties, and promoted the events on social media. The open houses drew approximately 13 attendees, including three City Planning Commissioners, property owners, and developers.
The project team also conducted interviews wit h experienced local developers and community partners to gather insight into market conditions, development constraints, and feasibility within the Project area. These conversations helped inform the Village Specific Plan Update.
ENVIRONMENTAL
The Proposed Project has been evaluated in compliance with the criteria set forth in the California Environmental Quality Act (CEQA) Guidelines. An Addendum has been prepared for the MoVal 2040 Revised Program Environmental Impact Report (EIR) (State Clearinghouse No. 2020039022), which was certified by the Moreno Valley City Council on April 21, 2026. The MoVal 2040 Revised Program EIR was prepared to address the environmental impacts associated with three long-term plans that will be implemented as policy documents guiding future development activities and related City actions, including:
the General Plan Update (GPU); Associated Zoning Text Amendments to Title 9 of the City’s Municipal Code (Planning & Zoning) and Zoning Atlas Amendments; and the 2024 Climate Action Plan (CAP). Per CEQA Section 15164, this Addendum evaluates whether modifications associated with the Village Specific Plan Update (Proposed Project) would result in new or substantially more adverse significant effects or require new mitigation measures not identified in the MoVal 2040 Revised Program EIR. Pursuant to Section 15162 of the State CEQA Guidelines, the City has determined, on the basis of substantial evidence in the light of the whole record, that implementation of the Proposed Project does not propose substantial changes to the approved project, no substantial changes in
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circumstances would occur which would require major revisions to the MoVal 2040 Revised Program EIR, and no new information of substantial importance has been revealed since approval of the MoVal 2040 Revised Program EIR that would result in new significant effects.
ALTERNATIVES
1. Introduce the Ordinances as presented to and recommended by the Planning Commission and adopt the Ordinances at a subsequent City Council meeting. Staff prefer this alternative.
2. Do not introduce and adopt the Ordinances. Staff does not recommend this alternative.
FISCAL IMPACT
No fiscal impacts are anticipated from the approval and adoption of the p roposed Ordinance. However, it is anticipated that the proposed modifications will streamline housing regulations, which is expected to positively impact residential development and yield a positive fiscal impact for the City.
NOTIFICATION
Consistent wi th the public hearing notice requirements of the City of Moreno Valley Municipal Code provisions, a public hearing notice was published in the Press Enterprise Newspaper on June 5, 2026, at least 10 days prior to the public hearing. As of the preparation o f this Staff Report, no public comment has been received regarding the proposed Project.
PREPARATION OF STAFF REPORT
Prepared By: Department Head Approval:
Claudia Manrique Angelica Frausto-Lupo
Associate Planner Community Development Director
Concurred By:
Sergio Madera
Planning Manager
CITY COUNCIL GOALS
Community Image, Neighborhood Pride and Cleanliness: Promote a sense of community pride and foster an excellent image about our City by developing and executing programs which will result in quality development, enhanced neighborhood preservation efforts, including home rehabilitation and neighborhood restoration.
Positive Environment: Create a positive environment for the development of Moreno Valley's future.
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CITY COUNCIL STRATEGIC PRIORITIES
1. Economic Development
2. Public Safety
3. Library
4. Infrastructure
5. Beautification, Community Engagement, and Quality of Life
6. Youth Programs
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Report Approval Details
Document Title: STAFFREPORT_CC_SPECIFIC PLAN
AMENDMENT_PEN26-0019.docx
Attachments: - PEN26-0019 CC Ord SPA and Exhibit A rev.pdf Final Approval Date: Jun 10, 2026
This report and all of its attachments were approved and signed as outlined below:
Angelica Frausto-Lupo
Sean Kelleher
Natalia Medina
Felicia London, MPA
Launa Jimenez
Brian Mohan
Patty Rodriguez