Moreno Valley planning commission approves 139‑unit gated townhome project on Box Springs Road

The Moreno Valley Planning Commission voted Nov. 13 to approve a tentative tract map, plot plan and variances for a 139‑unit, gated townhome community proposed on the north side of Box Springs Road, east of Moore Road.

Associate Planner Grace Espino Salcedo presented the staff report, describing the project as a subdivision of 9.33 gross acres comprised of three parcels. Staff said the development would demolish an existing strip mall and construct 29 two‑story buildings in a Spanish‑influenced style, with unit sizes ranging from 71 to 1,439 square feet, private one‑ or two‑car garages, 69 guest parking spaces, a clubhouse, pool, gym and more than an acre of common open space. The application included a tentative tract map (38955 / PN240058), a plot plan and two variances (PEN240144 and PEN240095); staff recommended adoption of a mitigated negative declaration, a mitigation monitoring and reporting program, and resolutions 2025‑16, 2025‑17 and 2025‑18.

Salcedo told commissioners the site’s zoning (R‑15) allows multifamily development up to 15 dwelling units per acre and that a 41‑foot open‑space easement along the project’s north property line precludes single‑family construction there. On the requested rear‑setback variance, staff said the city attorney concluded it was reasonable to measure the 50‑foot setback from residential structures exceeding one story on the project site to the property line of parcels in the adjacent subdivision because the intervening easement removes neighboring backyards from consideration.

During questioning, staff said the traffic study accounted for nearby approved and under‑construction developments and estimated the project would generate fewer than 100 vehicle trips during peak hours. Engineering staff said post‑development runoff would be equal to or less than predevelopment flows; bio‑retention features and three bio‑retention trenches would be constructed on site and maintenance of drainage and common landscaping would be the responsibility of the homeowners association (HOA).

Fire Marshal Zedekar Gonzalez said annual state‑required multifamily inspections will be conducted, onsite private fire mains will be required to meet NFPA 24, hydrants will provide required flow based on building square footage and classification, and code‑required structural hardening and fire protection systems will be inspected during plan review and construction.

Applicant Brian Bergeron, vice president of Foremost Pacific Group, said the community will be all‑electric for dwelling units (gas limited to the clubhouse/pool area), garages will be wired to allow resident installation of charging equipment, and homeowners will receive disclosures and sign covenants acknowledging fire‑safety obligations. "This is a 139, unit townhome project. It is fully gated," Bergeron said.

Commissioners who spoke in favor cited the project’s fire protections, infrastructure and additional housing supply: "I think this is a good addition to this area," one commissioner said. With that support, the commission adopted the staff recommendations and approved the resolutions. The chair announced the motion carried; staff noted the action is appealable to the city within 10 calendar days.

Next steps: the approvals are effective unless an appeal is filed within the 10‑day appeal period. If appealed, the City Council will consider the matter at a future hearing.