September 24 Planning Commission Meeting

Moreno Valley, CA — Business owners across Moreno Valley have a clear view of where new local housing and commercial growth is headed following the City Planning Commission's September 24 meeting. Commissioners unanimously approved the first residential phase of the long-awaited Aquabella master-planned community, clearing the way for 293 new single-family homes near the city’s primary healthcare district.

For local merchants, service providers, and regional employers, the decision marks a tangible shift toward expanding the city's housing stock to attract and retain skilled professionals.

At a Glance: What Small Business Owners Need to Know

• Location: East of Lasselle Street, north of Cactus Avenue, and south of Brodiaea Avenue—directly adjacent to Riverside University Health System (RUHS).

• Scope: Subdivision of a 40-acre vacant lot into 293 freestanding single-family detached homes on smaller lot footprints (35'x80' and 40'x90').

• Home Sizes: Units will range between 2,800 and 3,600 square feet, featuring private two-car garages and driveways.

• Target Demographic: Medical professionals, local staff, and workforce families seeking low-maintenance homeownership close to major employment centers.

• Timeline: Off-site infrastructure improvements are slated to break ground in mid-2027, with home construction following as site prep wraps up.

The Broader Economic Impact

1. Expanding the Local Customer Base

The addition of nearly 300 owner-occupied households directly north of Cactus Avenue will inject new purchasing power into District 1 and surrounding retail centers. Local restaurant operators, trade services, and retailers stand to benefit from an influx of resident consumer spending within a short radius.

2. Supporting Healthcare & Professional Recruitment

By delivering housing within walking distance (800 feet) of the Riverside University Health System complex, the development addresses a persistent challenge faced by local medical centers and businesses: providing accessible, high-quality housing for incoming doctors, nurses, and administrative staff.

3. Fully Financed Infrastructure

Master developer Highland Fairview is funding $10 million in off-site road, utility, and grid infrastructure improvements without relying on municipal taxpayer funds. The private development will also feature a self-contained 2.68-acre park and internal roads maintained entirely by an HOA, placing zero added maintenance drain on city public works budgets.

4. Sustainable Resource Management

To address regional water concerns raised during public comments, city staff confirmed that municipal water rights are secured through the Eastern Municipal Water District (EMWD). Furthermore, two high-producing private wells on the property will supply the future master plan’s central water features without drawing from city water reserves.

What’s Next on the Horizon?

Over the next 6 to 9 months, the developer will finalize plan checks and secure remaining engineering permits with municipal departments. Off-site infrastructure work will kick off in mid-2027, paving the way for builder partnerships—such as KB Home, Lennar, or D.R. Horton—to handle home sales and construction.

Future phases of the surrounding 668-acre Aquabella master plan are set to include additional residential neighborhoods, dedicated commercial retail spaces, and a planned 300-room hotel center, offering ongoing opportunities for local commercial vendors.

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