Moreno Valley commission approves MAS Toyota expansion, citing CEQA infill exemption

The Moreno Valley Planning Commission on Jan. 9 voted to approve a plot plan for the MAS Toyota Expansion Project at 12640 Automall Drive, adopting Resolution No. 2025-01 and determining plot plan PEN 23-0067 is categorically exempt from further environmental review under the California Environmental Quality Act (CEQA) Guidelines section 15332 (Class 32 infill exemption).

The project, located in the Moreno Valley Auto Mall Specific Plan (SP 209C) area, proposes a new 29,803-square-foot single-story commercial building with offices and a vehicle service base; a 1,309-square-foot non-public car wash; a 2,595-square-foot non-public vehicle detail bay; and outdoor vehicle storage areas. Staff said the site is currently used as a vehicle storage lot for Mossbrough Auto Group and that the project meets municipal-code development and parking requirements. The commission voted with six yes votes and one abstention to approve the resolution; the decision is subject to a 10-day appeal period, staff said.

Why it matters: staff recommended the Class 32 exemption after finding the project is consistent with the general plan and specific plan, is under five acres, would not displace habitat for protected species and can be served by existing utilities and public services. Approving the entitlement lets the applicant proceed to building-plan review and the construction-permit stage.

Commissioners and staff also discussed policy-adjacent issues during deliberations. Several commissioners asked about the state and local requirements the project must meet at building-permit stage, including California building-code solar requirements and electric-vehicle charging provisions. Staff said compliance with California building standards will be determined during plan review and that the entitlement package did not include detailed solar sizing or EV charging counts; that information will be provided with construction plans. The applicant told the commission a typical construction schedule would be about six to seven months once permits are issued.

The commission and public also debated workforce and community benefits tied to private development. Commissioners and public commenters — including a representative of the Western States Regional Council of Carpenters and other residents — urged the applicant to hire locally and to use contractors who pay area-standard wages. Staff and the applicant emphasized that, under current state and local rules, the city generally cannot require private developers to hire from a specific local workforce as a condition of land-use approvals; staff said the city’s economic-development programs (including Moreno Valley Business and Employment Resources, BERC) actively encourage local hiring and offer incentives for participation. The applicant said they accept bids from union and non-union contractors and aim to hire locally when possible. One public commenter suggested a 25% local-hire goal be pursued through a community-benefit agreement; commissioners responded that such agreements or owner-entered commitments can be negotiated but are not a standard entitlement requirement.

Project details and conditions: staff presentation and the adopted resolution state that the project will retain the existing plastered block wall on the east property line, includes gated access and security fencing, provides pedestrian walkways and emergency access via Eucalyptus Avenue and Pettit Street, and incorporates landscape setbacks to meet municipal-code requirements. The resolution approves the plot plan subject to conditions of approval listed in Exhibit B to Resolution No. 2025-01.

Votes at a glance: the motion to adopt Resolution No. 2025-01 (approving plot plan PEN 23-0067 and finding a CEQA Class 32 exemption) passed with six yes votes and one abstention. The commission’s staff report noted the project may be appealed within 10 days of the decision.

What happens next: if no appeal is filed, the applicant may submit construction plans and must demonstrate compliance with applicable building-code requirements (including any solar or EV-charging mandates) during the building-permit review. Staff and the applicant said they will continue outreach to encourage use of the city’s local-hire incentive programs.

Ending: The commission’s decision grants approval to move forward to the permit stage; the project’s construction timeline was estimated by the applicant at about six to seven months after permits are issued.