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Planning commission endorses omnibus municipal code amendments to align local rules with state housing law
Summary
The commission recommended the City Council approve PEN25‑0149, a fall 2025 omnibus update to Title 9 that implements state housing law changes (including SB234-related daycare provisions and a Buy‑Right Floating Housing overlay); the measure passed on a roll call with one no vote.
The Moreno Valley Planning Commission on Nov. 13 voted to recommend that the City Council adopt an omnibus set of municipal code amendments (PEN25‑0149) intended to streamline entitlements and bring the city’s zoning code into compliance with recent state housing laws.
Senior Planner Miguel Del Rio told the commission the "fall 2025 omnibus municipal code amendment" revises multiple sections of Title 9 to clarify development review processes, update density bonus and affordable housing rules, establish objective design standards for multifamily and mixed‑use developments, refine ADU provisions, and add a Buy‑Right Floating Housing (BRFH) overlay to facilitate by‑right residential development on certain commercially zoned parcels with an affordability component.
Del Rio said the amendment would, among other changes, remove large family day care home permits from the development review index to conform with Senate Bill 234, revise development agreement procedures, introduce objective design standards to speed approvals for projects not governed by specific plans, and update wireless communication facility permitting and demolition/replacement rules for housing units.
Commissioners asked for clarification on the SB234 changes. Del Rio said SB234 treats large family day care homes (defined as 14 or fewer children) as a residential use rather than a business, eliminating the requirement for a minor development review or business license for such homes; facilities serving more than 14 children would remain subject to standard administrative or conditional review.
Staff and a planning colleague explained the BRFH overlay would apply to specific commercially zoned parcels (for example near Moreno Beach Drive and Alessandro Boulevard) and allow ministerial approval by the Community Development Director for qualifying projects that include at least 20 percent low‑income units at an R‑30 standard. Commissioner Terrell raised a policy concern, saying, "This basically takes the power out of our local control... It takes the power away from us," and staff acknowledged the state law reduces some local review for qualifying sites.
The commission moved and seconded a recommendation (Resolution 2025‑23) that the City Council find PEN25‑0149 exempt from CEQA and introduce/approve the implementing ordinance. On roll call, Commissioner Zietz voted No; Commissioners Terrell, Taylor, Vice Chair Baker and Chair DeJeney voted Yes, and the motion carried. Staff said the commission’s recommendation will be forwarded to the City Council for final action.
Next steps: The Planning Commission’s recommendation will be agendized before the City Council for final consideration.
