Report to City Council
ID: 26-0348 Page 1
TO: Mayor and City Council
FROM: Angelica Frausto-Lupo, Community Development
Director
AGENDA DATE: September 1, 2026
TITLE: APPEAL OF PLANNING COMMISSION’S ACTION TO
NOT APPROVE CONDITIONAL USE PERMIT FOR
SELF-STORAGE FACILITY (PEN24 -0154) (REPORT
OF: COMMUNITY DEVELOPMENT) (DISTRICT 3)
TITLE SUMMARY: Appeal Of Planning Commission’s Action To Not Approve Conditional Use Permit (PEN24-0154) For The Development Of A 130,764 Square-Foot Self-Storage Facility
DISTRICT: District 3
Recommendation(s)
That the City Council:
1. Uphold the Planning Commission's decision to not approve the Proposed Project with articulated findings to support a decision to deny the Proposed Project; or
2. Adopt Resolution No. 2026 -XX approving and adopting the Initial Study/Mitigated Negative Declaration and the Mitigation Monitoring and Reporting Program prepared for the Proposed Project; and Adopt Resolution No. 2026 -XX approving Conditional Use Permit (PEN24-0154) based on the Recitals. Evidence contained in the Administrative Records and Findings as set forth in Resolution No. 2026-XX.
ID: 26-0348 Page 2
SUMMARY
The Applicant is appealing the Planning Commission’s decision not to approve the Conditional Use Permit (PEN24-0154) for the development of a self -storage facility with 1,134 storage units within a 130,764-square-foot 3-story building, 52 outdoor recreational vehicle parking spaces, 12 vehicular parking stalls, landscape improvements, and a trash enclosure (“Proposed Project”) on an approximately 3-acre vacant parcel, situated on the east side of Indian Street, north of Alessandro Boulevard and south of Bay Avenue (APN:
482-190-022) (“Project Site”), within the Corridor Mixed-Use (COMU) zone.
Background - Project Description
On June 11, 2026, the Planning Commission considered the Proposed Project at a duly noticed public hearing. The Planning Commission voted 2 ayes and 3 noes on a motion to approve the requested Conditional Use Permit (PEN24 -0154), which effectively resulted in the Proposed Project not being approved , since no alter native motion was offered nor was any alternative action taken.
An appeal was filed by Kristofer Golder of Public Storage (the “Applicant”) within the required 10-day appeal period, challenging the Planning Commission’s decision to not approve the Appellant’s Proposed Project. The Proposed Project consists of a Conditional Use Permit for the development of a self-storage facility with 1,134 storage units within a 130,764-square-foot 3-story building, 52 recreational vehicle outdoor parking spaces, 12 vehicular parking stalls, landscape improvements, and a trash enclosure on a 3 -acre vacant parcel situated on the east side of Indian Street north of Alessandro Boulevard (“Project Site”), within the Corridor Mixed-Use (COMU) zone.
A self-storage facility, located within 300 feet of a residential zone or use, is permitted in the Corridor Mixed-Use (COMU) zone, subject to the approval of a Conditional Use Permit (CUP). The CUP is required to ensure that t he self-storage facility does not result in an adverse impact on surrounding properties.
The site and storage spaces will be accessible to customers from 6 a.m. to 9 p.m., seven days a week. The rental office will be open from 9 a.m. to 6 p.m., seven da ys a week. It is expected that one to two employees will staff the facility during each shift.
Pursuant to Moreno Valley Municipal Code (MVMC) Section 9.02.240 (Appeals), the Appellant has submitted a letter attached to this staff report that sets forth t he specific reasons for the appeal and provides justification for: 1) the Proposed Project’s consistency with the goals, objectives, policies, and programs of the General Plan; and 2) the Proposed Project’s lack of adverse effect on public health, safety, or general welfare.
ID: 26-0348 Page 3
Site and Surrounding Area
The vacant Project Site is approximately 3 acres and is located on the east side of Indian Street, north of Alessandro Boulevard and south of Bay Avenue. Surrounding land uses include existing single-family residential homes zoned Residential 5 (R5) to the east; an existing fuel station and auto parts store to the south; an existing self -storage facility to the north; and the Food 4 Less commercial shopping center across Indian Street to the west. All of these commercial uses are within the Corridor Mixed-Use (COMU) zone.
Access/Parking
Access to the Project Site is provided via a 27 -foot-wide two-way shared driveway from Indian Street. Pedestrian walkways are provided throughout the Project Si te to ensure adequate pedestrian circulation.
The Proposed Project provides a total of 12 on-site parking spaces. The number and type of parking spaces comply with the requirements of the Municipal Code. There is also a large loading area on the east side of the building for tenants to move their belongings in and out of the building.
Design/Landscaping
The site plan has been thoughtfully designed to minimize potential impacts on the adjoining single-family residential uses. The building has been set back approximately 196 feet from the shared property line with the existing residential uses. The required setback is 15 feet from the referenced property line. The setback provided is almost thirteen times the amount required by the Municipal Code.
The Proposed Project features a modern commercial design with a mix of high -quality materials and distinctive architectural elements. The self -storage building is approximately 42 feet, 8 inches in height. The building's exterior surfaces will be finished with stucco, decorative masonry block, and metal panel siding, all painted in a coordinated color scheme of brand colors labeled Winter Mood, Moth Grey, Roller Coaster, and PS Orange. The building will incorporate decorative windows, doors, metal awnings, and a flat roof, resulting in a unified and visually appealing façade.
A 6-foot-tall decorative block wall will be installed along the easterly property line, which abuts single-family residential homes, and along portions of the northerly and southerly property lines adjacent to the outdoor RV storage and parking spaces, for added security and screening. The entrance to the RV storage will be secured by two vehicular gates.
In addition, the landscape design includes landscaped setbacks, parking lot landscaping, street trees, and perimeter plantings around the Project Site. The proposed landscape is designed to enhance the overall experience of the development and to comply with the Municipal Code’s landscape requirements.
ID: 26-0348 Page 4
DISCUSSION
The Applicant is app ealing the Planning Commission’s decision not to approve the Conditional Use Permit (PEN24-0154) for the development of a self-storage facility. The City Council can uphold the Planning Commission’s action to not approve the Proposed Project by articulatin g findings to support a decision to deny the Proposed Project.
Alternatively, the City Council can reverse the Planning Commission’s action to not approve the Proposed Project by approving the Conditional Use Permit (PEN25 -0154) via adoption of the corresponding Resolutions.
Since the Appeal was filed, the Applicant informed City staff that they were considering to offer a voluntary community benefit.
The Appellant’s legal counsel confirmed on August 21, 2026, that “[t]he following item has been offered as a condition of approval by the property owner/applicant as a community benefit:
a) A $250,000 donation to the Moreno Valley Community Foundation (Prior to Certificate of Occupancy issuance).”
The Moreno Valley Community Foundation was created by the City in 2007 as a California nonprofit public benefit corporation for the following purposes: (i) to lessen the burdens of government by aiding and assisting in the implementation, improvement, and maintenance of public services that preserve and promote the health and welfare and education of local citizenry of the City; (ii) to provide for unincorporated divisions responsible for furtherance of one or more of such public services as deemed appropriate by the Board of Directors of the Nonprofit; and (iii) to receive, invest, and utilize funds and property acquired through the solicitation of contributions, donations, grants, gifts, bequests and the like for the purposes for which the Nonprofit was formed. The Board of Directors consists of the City Council. This means that if the City Council, acting in its capacity as the Foundation’s Board of Directors, accepts the donation, it may determine which “public services” to fund, with the caveat that the public services must be associated with the Proposed Project, since California law requires that donations to cities must be used for the purposes they were made. The City Council’s determination on the use of funds can be made at a future date, if necessary.
Review Process
As part of the standard review process, all appropriate outside agencies have considered the Proposed Project. The Proposed Project’s application materials were circulated and reviewed by all appropriate City Departments and Divisions. Following subsequent revisions and staff review, the Project was deemed complete.
ID: 26-0348 Page 5
Scope And Standard Of Review
Pursuant to MVMC Section 9.02.060 (Conditional Use Permits), the Planning Commission is vested with the authority to approve conditional use permits. However, Section 9.02.240 (Appeals) further provides that the Planning Commission’s action on a proposed Conditional Use Permit shall be final unless appealed to the City Council within ten (10) consecutive calendar days after the Planning Commission’s decision not to approve the Proposed Project. The Planning Commission’s action was taken on June 11, 2026, and the Appellant filed their appeal on June 18, 2026, which falls within the 10-day appeal period.
Section 9.02.240 (Appeals) provides that any affected person may appeal a Planning Commission decision to the City Council. The City Council may approve, approve with modifications, or disapprove any proposed CUP.
Should the City Council be inclined to approve the Proposed Project , it must make the following findings pursuant to 9.02.060 (Conditional Use Permits):
1. That the Proposed Project is consistent with the goals, objectives, policies, and programs of the General Plan;
2. That the Proposed Project complies with all applicable zoning and other regulations;
3. That the Proposed Project will not be detrimental to the public health, safety, or welfare or materially injurious to properties or improvements in the vicinity; and
4. The location, design , and operation of the Proposed Project will be compatible with existing and planned land uses in the vicinity.
Staff has made the objective determination that, based on all the evidence known by staff at the time the Planning Commission staff report was prepared, the above findings may be made with respect to the merits of the Proposed Project.
Environmental
An Initial Study was prepared by LSA Associates, Inc., in compliance with the California Environmental Quality Act (CEQA) and the CEQA Guidelines. The Initial Study examined the potential impacts of the Proposed Project. The Initial Study/Mitigated Negativ e Declaration (IS/MND) provides information supporting the finding that a Mitigated Negative Declaration (MND) is the appropriate CEQA documentation for the Proposed Project. With the implementation of the proposed mitigation measures, the Proposed Project will not have a significant effect on the environment, as all potential impacts, as mitigated, will be reduced to levels of insignificance. Technical studies prepared in support of the IS/MND include the following: Air Quality, Energy and Greenhouse Gas Technical Memorandum; Health Risk Assessment; Western Riverside County Multiple Species Habitat Conservation Plan Consistency Analysis and Biology Report; Cultural Resources Assessment; Geotechnical Engineering Exploration and Analysis; Phase I Environmental Site Assessment; Water Quality Management Plan; Hydrology Study; Noise and Vibration Impact Analysis; and Trip Generation and Vehicle Miles Traveled
ID: 26-0348 Page 6
Analysis.
Mitigation measures are recommended for the Proposed Project in the following areas:
Air Quality, Biological Resources, Cultural Resources, Geology and Soils, Noise, and Tribal Cultural Resources. These measures are incorporated into the Mitigation Monitoring and Reporting Program (MMRP), which will be used to identify and track the implementation of the mitigation measures. The measures for cultural resources have been included to address input from the Tribal governments. The measures are intended to ensure that potential cultural resources that might be discovered are protected. Based on the Initial Study and the proposed mitigation measures, the Proposed Project will not have a significant impact on the environment.
The 30 -day public comment period for the Notice of Intent (NOI) of the Initial Study/Mitigated Negative Declaration commenced on April 21, 2026, and ended on May 21, 2026 (State Clearing House Number 2026040798). Comment letters received from SoCal Gas are attached to this Staff Report.
ALTERNATIVES
1. Affirm and uphold the Planning Commission’s action to not approve the Proposed Project by articulating findings to support a decision to deny the proposed project.
Staff does not recommend this alternative.
2. Reverse the Planning Commission’s ac tion to not approve the Proposed Project by adopting the Resolution adopting the Initial Study/Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program and adopting the Resolution approving Conditional Use Permit (PEN24-0154) based on the findings set forth in the above-referenced Resolutions and the Administrative Record. Staff prefer this alternative.
NOTIFICATION
Consistent with the applicable Municipal Code provisions and exceeding the posting and distance requirements of applica ble state law, a public hearing notice was sent to all property owners of record within 600 feet of the Project Site, and notices were posted at the Project Site and published in the Press Enterprise Newspaper at least 10 days prior to the Appeal Hearing. As of the preparation of this Staff Report, no public comment outside the scope of the Planning Commission public hearing has been received regarding the Proposed Project.
FISCAL IMPACT
There is no fiscal impact associated with the proposed Project. All Project-related costs are borne by the Developer and/or Applicant.
ID: 26-0348 Page 7
PREPARATION OF STAFF REPORT
Prepared By: Department Head Approval:
Gabriel Diaz Angelica Frausto-Lupo
Associate Planner Community Development Director
Concurred By:
Sergio Madera
Planning Division Manager/Planning Official
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 a nd 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.
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
ID: 26-0348 Page 8
Report Approval Details
Document Title: STAFFREPORT_CDD_APPEAL_PAA26-0003.docx
Attachments: - RESOLUTION NO. 2026-XX_Adopting ISMND_MMRP.docx - Exhibit A_Reso 2026-XX_ISMND.pdf
- Exhibit B_Reso 2026-XX_IMMRP.pdf
- Exhibit C_Reso 2026-XX_NOI.pdf
- APPX A-Draft AQ_E_GHG Memo.pdf
- APPX B- Health Risk Assessment.pdf
- APPX C- Western Riverside MSHCP Bio Report.pdf
- APPX D-Draft Cultural Resources Assessment.pdf
- APPX E-PS Geo Exploration Analysis Report Moreno Valley CA 5-23-24.pdf
- APPX F-Public Storage - Moreno Valley, CA Phase I ESA.pdf - APPX G-24-077 PWQMP 2025-10-14.pdf
- APPX H-24-077 Hydrology Report 2025-01-02.pdf
- APPX I-Noise and Vibration Memo.pdf
- APPX J-Moreno Valley PS Trip Gen and VMT memo.pdf
- RESOLUTION NO. 2026-XX_Approving Appeal PAA26-
0003.docx
- Exhibit A_Reso 2026-XX_COA's.pdf
- Project Plans.pdf
- Comment Letter SoCalGas Email 4.23.26.pdf
- Comment Letter SoCalGas Email 4.29.26.pdf
- Public Comment Letters.pdf
Final Approval Date: Aug 26, 2026
This report and all of its attachments were approved and signed as outlined below:
Angelica Frausto-Lupo
Sean Kelleher
Anna Chacon
Felicia London, MPA
Launa Jimenez
Brian Mohan
Patty Rodriguez