3.18.2 Unavoidable Adverse Impacts
There are no unavoidable adverse impacts.
3.18.3 Applicable 2017 General Plan Policies
CS 2.1.2 Concurrency with Development. Ensure the provision of sufficient public facilities and services prior to, or concurrently with, new development.
3.0 Environmental Checklist
3.18 Public Services
Jurupa Valley HEU Implementation Project– February 2023 (Revised January 2024) Page | 88 CS 2.1.4 Fair Share. Ensure that new development pays its fair share of public facility and service costs.
CS 2.1.12 CPTED. Incorporate CPTED principles in the design of new development to encourage natural surveillance and reduce crime.
CS 2.1.13 Fire Safety Techniques. Incorporate fire-safety techniques in new development.
CS 2.1.14 Fire Department Review. Involve the Fire Department in the review of development applications in fire prone areas.
LUE 13.1 Service Capacity. Ensure that development does not exceed the City’s or community services districts’ ability to adequately provide supporting infrastructure and services, such as water, wastewater treatment, energy, solid waste and public services such as police/fire/emergency medical services, recreational facilities and transportation systems.
LUE 14.1 Fair Share Infrastructure Funding. Require that new development contribute its fair share to fund infrastructure and public facilities, such as police and fire facilities, parks, streets, and trail improvements.
3.18.4 Applicable 2017 General Plan Final EIR Mitigation Measures As described in the 2017 General Plan FEIR impacts related to public services were determined to be less than significant and no mitigation measures were identified.
3.18.5 Proposed Project Impact Analysis
3.18 (a.i) Fire Protection
Development of the Project Area would result in an increased number of residential structures within the City, subsequently resulting in an increase in demand for fire and emergency medical services.
Project developers would be required to pay Development Impact Fees to offset the project-related demand on existing fire services. The fees would ensure that as each future project is developed, adequate fire protection and emergency/medical services woul d be provided. In addition, each project would be required to be constructed consistent with current fire regulations, including provision of fire safety features. Compliance with the applicable design requirements and payment of its full, fair share of infrastructure costs would ensure that a proposed project would not adversely impact current fire protection services. Impact fees levied on new projects would be used to fund construction of new stations and/or expansion of existing facilities to reduce fir e service impacts.
Development fees would also be used to purchase required fire trucks and equipment and/or to hire additional fire fighters
.
3.0 Environmental Checklist
3.18 Public Services
Jurupa Valley HEU Implementation Project– February 2023 (Revised January 2024) Page | 89 Another key component of fire protection is adequate fire flow at local hydrants. Local water mains and hydrants may need to be upgraded and/or replaced over the long-term to ensure adequate fire flow to existing and future development.
An analysis of the impacts associated with possible fire facility expansion or construction is speculative at this time because any future facility’s size, design, and location are unknown. If a f ire facility is to be expanded or constructed, the fire facility will undergo a development review process and will be subject to environmental review pursuant to CEQA. That environmental review will identify site specific conditions and physical changes resulting from fire station expansion, construction of new fire stations, or trenching needed for fire flow and water supply. Typical impacts may likely include short -term construction activities related to air quality pollutant emissions, temporary traffic detours, and equipment noise. Mitigation will be identifie d, as necessary, to reduce impacts related to fire and emergency service facilities expansion or new construction, as mandated by CEQA and implemented by the City through its local environmental review procedures.
Impacts related to the expansion and new c onstruction of fire protection and emergency service facilities will be less than significant with implementation of General Plan policies and environmental review standards.
3.18 (a.ii) Police Protection
Development of the Project Area would result in an increase in resident ial units which would increase the demand for police protection services. Policies and programs of the Community Safety, Services and Facilities Element and the Land Use Element of the 2017 General Plan are relative to maintaining police services in the City. The 2017 General Plan policies regarding public services are designed to assure the City will have adequate services now and in the future as development occurs, the City grows, and increases in population which will require additional public services.
These policies all focus on making sure the City has adequate public services in the future, including police protection.
If a police protection facility is to be expanded or constructed, the police facility will undergo a development review process and will be subject to environmental review pursuant to CEQA.
Environmental review will identify site specific conditions and physical changes resulting from police station expansion and construction of new fire stations. Typical impacts will likely include short-term construction activities related to air quality po llutant emissions, temporary traffic detours, and equipment noise. Mitigation will be identified, as necessary, to reduce impacts related to police service facilities expansion or new construction, as mandated by CEQA and implemented by the City through its local environmental review procedures. Impacts related to the expansion and new construction of police protection facilities will be less tha n significant with implementation of General Plan policies and environmental review standards.
3.0 Environmental Checklist
3.18 Public Services
Jurupa Valley HEU Implementation Project– February 2023 (Revised January 2024) Page | 90
3.18 (a.iii) Schools
New residential development of the Project Area planned for under the proposed amendments to the Development Code, General Plan Community Safety, Services, and Facilities Element, and General Plan Land Use Map, I -15 Corridor Specific Plan Land Use Map, and Zoning Map would result in expected increases in student enrollment or increase the demand on existing school facilities. However, Senate Bill (SB) 50, requires the payment of developer fees to the Jurupa Unified School District (JUSD) and Corona-Norco Unified School District (CNUSD) to reduce impacts of increasing student population and facilities. The City of Jurupa Valley has sever al General Plan policies related to providing adequate community services and facilities; however, school services and facilities are the responsibility of the JUSD and CNUSD which are separate governmental entities from the City of Jurupa Valley.
3.18 (a.iv) Parks
Refer to Section 3.19, Recreation.
3.18 (a.v) Impacts to Other Public Facilities
Long-term growth in the Project Area provided by the proposed amendments to the Development Code, General Plan Community Safety, Services, and Facilities Element, and General Plan Land Use Map, I-15 Corridor Specific Plan Land Use Map, and Zoning Map, will require incremental expansion of other public facilities, such as libraries and hospitals, to meet the needs of the community. Any new or expanded public facilities will be subject to environmental review pursuant to CEQA to identify any potentially s ignificant environmental impacts and, if necessary, identify appropriate mitigation. Typical impacts will likely include short-term construction activities related to air quality pollutant emissions, temporary traffic detours, changes in traffic distribution, and noise. Impacts related to the expansion or construction of other public facilities will be less than significant with implementation of existing regulations.
3.18.6 New or Additional Mitigation Measures
No substantial changes in the environment related to public services will occur with the amendments to the Development Code, General Plan Community Safety, Services, and Facilities Element, and General Plan Land Use Map, I-15 Corridor Specific Plan Land Use Map, and Zoning Map changes that would lead to more significant impacts and no new mitigation measures are required.
3.18.7 Conclusion
Development in the City has the potential to impact public services. Based on an examination of the analysis, findings, and conclusions of the 2017 General Plan FEIR, implementation of the proposed amendments to the Development Code, General Plan Community Safety, Services, and Facilities Element, and General Plan Land Use Map, I-15 Corridor Specific Plan Land Use Map, and Zoning Map changes would not substantially increase the severity of significant impacts previously identified,
3.0 Environmental Checklist
3.18 Public Services
Jurupa Valley HEU Implementation Project– February 2023 (Revised January 2024) Page | 91 nor would new significant impacts related to public services that were not identified in the 2017 General Plan FEIR.
The General Plan and related implementing actions established goals and policies for future development throughout the Project Area. The General Plan did not authorize any site-specific land altering activities or any particular development project, infrastructure improvement, or community facility and thus will have no direct impact on current public services. Future development projects will be constructed in light of the policies of the General Plan, adopted 2017 General Plan F EIR Mitigation Measures, and policies.
The purpose of the Project is to implement items that must be undertaken within specific timelines to ensure the City remains compliant with State Housing Law. The three follow -up housing implementation items: 1) amendments to the Development Code, 2) amendments to the General Plan Community Safety, Services and Facilities Element; and 3) amendments to the General Plan Land Use Map, and the Zoning Map. As such there will be no changes that would increase impacts on public services that were not considered in the 2017 General Plan FEIR.
3.0 Environmental Checklist
3.19 Recreation
Jurupa Valley HEU Implementation Project– February 2023 (Revised January 2024) Page | 92
3.19 Recreation
Would the project
New
Potentially
Significant
Impact
New Mitigation
Required
Reduced
Impact
No New
Impact
a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated?
☐ ☐ ☐ ☒
b) Does the project include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? ☐ ☐ ☐ ☒
3.19.1 Summary of 2017 General Plan EIR Conclusions
3.19.A Future residential development in the City will increase the City’s population which will increase demand on parks and recreational facilities. Future projects will pay DIF and the goals, policies, and programs of the General Plan require coordination regarding the future provision of parks, trails, etc. to serve the future population.
3.19.B As future residential development occurs, the City will experience increased demand on parks and recreational facilities in the City as well as in surrounding areas, the County, and state facilities. Proper planning and implementation of the 2017 General Plan will help assure cumulative impacts in this regard are less than significant.
3.19.2 Unavoidable Adverse Impacts
There are no unavoidable adverse impacts.
3.19.3 Applicable 2017General Plan Policies
There are no policies identified in the 2017 General Plan FEIR for recreation.
3.19.4 Applicable 2017 General Plan Final EIR Mitigation Measures The 2017 General Plan EIR determined that impacts related to recreation were less than significant and no mitigation measures were identified.
3.19.5 Proposed Project Impact Analysis
3.19 (a) Impacts to Existing Parks and Recreational Facilities The City and other agencies (JAPD, County of Riverside, etc.) provide a variety of recreational facilities and programs that serve residents and visitors to this portion of the County, including the City of Jurupa Valley. These include the nearby Santa Ana River and several county parks, as well as
3.0 Environmental Checklist
3.19 Recreation
Jurupa Valley HEU Implementation Project– February 2023 (Revised January 2024) Page | 93 a network of local parks. Unless carefully planned, it is possible that future private development or public infrastructure may negatively affect existing parkland or result in inadequate provision of public parkland in the future. The City’s primary park provider, JARPD, has a standard of five acres of parkland per 1,000 residents. General Plan buildout could create demand for as much as 751 acres of parkland at a ratio of five acres of parkland per 1,000 residents.
The Quimby Act, California Government Code Section 66477, requires the dedication of land and/or fees for park and recreational purposes as a condition of approval of a tentative map or parcel map.
The Quimby Act establishes procedures that can be used by local jurisdictions to provide neighborhood and community parks and recreational facilities and services for new residential subdivisions. New developments in Jurupa Valley involving a tentative map or parcel map would pay fees, dedicate land, or both, to the City of Jurupa Valley for park and recreation purposes in accord with the Quimby Act.
The General Plan and GP FEIR provide goals, programs and policies of the Community Safety, Services, and Facilities Elements specifically related to recreational facilities and programs.
3.19 (b) Impacts to Construction or Expansion of Recreational Facilities As noted in the response to Threshold 3 .19(a) above, future development of the Project area is for commercial uses and would not provide any recreational facilities or require the construction or expansion of recreational facilities that might have an adverse effect on the environment. In addition, no offsite parks or recreational improvements are proposed or required as part of the Project.
The General Plan guides growth and development within the City and is not a development project, therefore it does not include or require the construction of recreational facilities that would result in any environmental impacts. However, development pursuant to the amendments to the Development Code, General Plan Community Safety, Services, and Facilities Element, and General Plan Land Use Map, I -15 Corridor Specific Plan Land Use Map, and Zoning Map would result in the construction of new or expansion of existing recreational facilities in the City. Development and operation of new recreational facilities may have an adverse physical effect on the environment, including impacts relating to air quality, biological resources, lighting, noise, and traffic. However, it is speculative to determine the location of proposed park facilities in the City and impacts arising from development of individual park projects. Goals, policies, and actions in the General Plan and GP FEIR, along with existing federal, state, and local regulations, would mitigate potential adverse impacts to the environment that may result from the expansion of parks, recreational facilities, and trails pursuant to the proposed amendments to the Development Code, General Plan Community Safety, Services, and Facilities Element, and General Plan Land Use Map, I -15 Corridor Specific Plan Land Use Map, and Zoning Map.
3.0 Environmental Checklist
3.19 Recreation
Jurupa Valley HEU Implementation Project– February 2023 (Revised January 2024) Page | 94
3.19.6 New or Additional Mitigation Measures
No substantial changes in the environment related to recreation resources with the amendments to the Development Code, General Plan Community Safety, Services, and Facilities Element, and General Plan Land Use Map, I-15 Corridor Specific Plan Land Use Map, and Zoning Map changes that would lead to more significant impacts and no new mitigation measures are required.
3.19.7 Conclusion
The proposed amendments to the Development Code, General Plan Community Safety, Services, and Facilities Element, and General Plan Land Use Map, I -15 Corridor Specific Plan Land Use Map, and Zoning Map plans for but does not directly propose the construction of new development.
Therefore, the proposed changes would not affect parks or recreational uses. In addition, no new information of substantial importance concerning recreation has been discovered s ince the 2017 General Plan FEIR certification. Thus, Project implementation would not result in new or substantially more severe environmental impacts concerning recreation than anticipated in the 2017 General Plan FEIR, and no mitigation is required.
3.0 Environmental Checklist
3.20 Transportation
Jurupa Valley HEU Implementation Project– February 2023 (Revised January 2024) Page | 95
3.20 Transportation
Would the project
New
Potentially
Significant
Impact
New Mitigation
Required
Reduced
Impact
No New
Impact
a) Conflict with a program, plan, ordinance or policy addressing the circulation system, including transit, roadway, bicycle and pedestrian facilities?
☐ ☐ ☐ ☒
b) Conflict or be inconsistent with CEQA Guidelines § 15064.3, subdivision (b)? ☐ ☐ ☐ ☒
c) Substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)?
☐ ☐ ☐ ☒
d) Result in inadequate emergency access? ☐ ☐ ☐ ☒
3.20.1 Summary of the 2017 General Plan EIR Conclusions Changes to California Environmental Quality Act (CEQA) Guidelines were adopted in December 2018, which require all lead agencies to adopt Vehicle Miles Traveled (VMT) as a replacement for automobile delay -based level of service (LOS) as the new measure for identifying transportation impacts for land use projects. This statewide mandate took effect July 1, 2020. Impacts related to LOS will be evaluated through the City’s development review process apart from CEQA.
The 2017 General Plan FEIR contained analysis of Level of Service, which as stated above is no longer the recognized methodology for determining a Project’s impacts on transportation. The findings of the 2017 General Plan FEIR are present below.
3.20.A, B Conflict with Applicable Circulation Plan and Traffic and Level of Service: The 2017 General Plan and its Mobility Element will become the applicable circulation plan for the City upon adoption. There will then be no significant impacts in this regard.
Level of Service Impacts:
Future development in the City will eventually result in a number of local road segments and intersections exceeding the City’s LOS standards.
Due to physical limitations, this impact will be significant even after mitigation.
Alternative Transportation: T
he 2017 General Plan fully supports extensive
nonvehicular circulation such as equestrian trails, sidewalks, public transit, bicycle lanes, etc. The City is also served by various bus routes and has a Metrolink Station located in Pedley, near the center of the City. Therefore, the 2017 General Plan will help implement various regional goals regarding alternative transportation, and there will be no significant impacts in that regard.
Air Traffic Patterns: T he Flabob Airport is in the eastern part of the City, and the southern portion of the City is the Riverside Municipal Airport Land Use Compatibility
3.0 Environmental Checklist
3.20 Transportation
Jurupa Valley HEU Implementation Project– February 2023 (Revised January 2024) Page | 96 (ALUC) Plan Zone E which does not include any residential, other land uses, or open space land restrictions. The 2017 General Plan requires full cooperation of future development planning with local airports, therefore there will be no significant impacts in this regard.
3.20.C Future development will be required to provide roadway improvements in and around each development to satisfy all City requirements for street widths, corner radii, and intersection control as well as incorporate design standards tailored specifically to site access requirements. Therefore, implementation of the 2017 General Plan will not have significant impacts in this regard
3.20.D Under the 2017 General Plan, future development will be required to design, construct, and maintain structures, roadways, and facilities to provide for adequate emergency access and evacuation for City residents. Therefore, there will be no significant impacts in this regard.
3.20.2 Unavoidable Adverse Impacts
The 2017 General Plan FEIR found that LOS standards would eventually have significant and unavoidable impacts with all other traffic and transportation impacts less than significant.
3.20.3 Applicable 2017 General Plan Policies
ME 2.3 Development Project Impacts. Require development projects to analyze potential off-site traffic Impacts and related environmental impacts through the CEQA process and to mitigate adverse impacts to less-than-significant levels.
ME 2.9 Project Integration. Encourage development of projects that facilitate use of alternative modes of transportation, including public transit, light rail, pedestrian oriented retail and activity centers, equestrian trails and related facilities, and bicycle facilities
ME 3.11 Pedestrian Connectivity. Require development projects and site plans to be designed to encourage pedestrian connectivity among buildings within a site, while linking buildings to the public bicycle and pedestrian network.
ME 3.20 Development Review. Consult the Engineering Department as part of the development review process regarding any development proposals where pedestrian facilities may be warranted. City may require both the dedication and improvement of pedestrian facilities as a condition of development approval.
ME 3.23 Facility Improvements. Review all existing roadways without pedestrian facilities when they are considered for improvements (whether maintenance or upgrade) to determine if new or improved facilities are warranted. ME-6 Accommodates and manages commercial truck traffic to promote local jobs and economic growth and protect public safety, health, and welfare.
3.0 Environmental Checklist
3.20 Transportation
Jurupa Valley HEU Implementation Project– February 2023 (Revised January 2024) Page | 97 ME 7.1 Scenic Corridors Designated. The route segments shown in Figure 3 -62 designated as Local Scenic Corridors.
ME 7.2 Scenic Corridor Preservation. Protect and where possible, enhance views of important scenic resources from highways, streets, and roads designated as local scenic corridors, in accordance with City policies.
ME 7.3 Development along Scenic Corridors. Public and Private development along and within local scenic corridors shall comply with the following:
a. Public and private development projects, including noise walls, shall not wall off scenic roadways or block views of scenic resources, such as Santa Ana River or the Jurupa Mountains.
b. Development projects, including signs, visible from and located 500 feet of a scenic roadway shall be considered “sensitive” and require architectural review. c. As part of the city's environmental review process, blocking of views along scenic roadways should be considered a significant environmental impact. d. Signs along scenic roadways should not obstruct or detract from scenic vistas or views.
e. Street lights should be low scale and focus light at intersections where it is needed most. Tall light standards should be avoided. Street lighting should be integrated with other street furniture at locations where views are least disturbed.
ME 8.1 Dedicated Access. All developments shall provide dedicated and recorded public access, except as provided for under the statutes of the State of California.
ME 8.2 Driveway Location and Number. Limit driveway locations and/or number based upon the street's General Plan classification and function. Driveways shall be located a sufficient distance away from major intersections and designed to allow for safe, efficient operation and minimize traffic conflicts.
ME 8.3 Driveways along Highways. Discourage driveways taken directly off General Plan designated highways. Access may be permitted off of General Plan designated highways only if such access poses no traffic hazards or impacts to local streets.
ME 8.4 Common Access Driveways. Provide common access via shared driveways and/or reciprocal access easements whenever access must be taken directly off a General Plan designated arterial street or highway. Parcels on opposite sides of a highway shall have access points located directly opposite each other, whenever possible, to allow for future street intersections and increased safety.
ME 8.5 City Standards. Design, construct, and maintain streets as specified in the City Street Improvement Standards and Engineering Specifications.
3.0 Environmental Checklist
3.20 Transportation
Jurupa Valley HEU Implementation Project– February 2023 (Revised January 2024) Page | 98 ME 8.10 Right-of-Way Improvements. Developers shall be responsible for right -of-way dedication and improvements that provide access to and enhance new developments.
Improvements include street construction or widening, new paving, frontage improvements like curb, gutter, sidewalks, street trees, trails, and parkways, installation of traffic signals, pavement markings, and annunciators, and other facilities needed for the safe and efficient movement of pedestrians, bicyclists, equestrians, and motor vehicles.
ME 8.14 Driveway Access. Locate and design commercial and industrial land uses so that they take driveway access from streets with a General Plan classification of arterial or greater and limit the number of such commercial access points by encouraging shared access. Exceptions may be considered for isolated convenience commercial uses, such as standalone convenience stores or gas stations. Industrial or business park type developments may be served via an internal network of Industrial Collector streets.
ME 8.15 Intersection Design. Design street intersections, where appropriate, to ensure the safe, efficient passage of pedestrians, bicyclists, equestrians, and vehicles.
ME 8.16 Roadway Design. Design curves and grades to permit safe movement of vehicular traffic at the road's target speed. Target speed should be consistent with and complement the character of the adjacent area.
ME 8.17 Sight Distance. Provide adequate sight distances for safe pedestrian, equestrian, and vehicular movement at all intersections.
ME 8.18 Additional Right-of-Way. Require additional right-of-way or easements where needed for utilities, noise mitigation, trails, bikeways, street trees, slope landscaping or stabilization, or drainage facilities.
ME 8.19 Right-of-Way Alignment. Align right-of-way dedications with existing dedications along adjacent parcels and maintain widths consistent with the ultimate design standard of the road, including required turning lanes.
ME 8.29 TDM in Development Review. Encourage on -site features in all new non -residential developments that support Transportation Demand Management (TDM). Potential features may include preferred rideshare parking, car sharing vehicles, on -site food service, and exercise facilities.
3.20.4 Applicable 2017 General Plan Final EIR Mitigation Measures The 2017 General Plan EIR determined that impacts related to transportation with regard to LOS were significant and unavoidable, as discussed in 3.20.1 Changes to California Environmental Quality Act (CEQA) Guidelines require all lead agencies to adopt Vehicle Miles Traveled (VMT) as a replacement for automobile delay -based level of service (LOS) as the measure for identifying transportation impacts for land use projects. Impacts related to LOS will be evaluated through the
3.0 Environmental Checklist
3.20 Transportation
Jurupa Valley HEU Implementation Project– February 2023 (Revised January 2024) Page | 99 City’s development review process apart from CEQA. Mitigation was identified for future development to contribute fair share funding for traffic and transportation improvement.
Intersection and Roadway Improvements: The City shall seek to enter into a cooperative agreement with each of the surrounding jurisdictions regarding reciprocal fair share contributions for intersection and/or roadway improvements of mutual benefit to the City of Jurupa Valley and each cooperative jurisdiction. The City would then require future development to make the identified fair share payment, if any, under this agreement. This agreement would apply to any private or public development project that co ntributed 50 or more peak hour trips to a particular street or intersection, based on a project-specific traffic study that met the traffic study requirements of the City at the time the project was proposed.
Freeway and Freeway Ramp Improvements: The City of Jurupa Valley shall seek to participate in a multi-jurisdictional study with Caltrans to identify fair share contribution funding sources attributable to and paid from future private and public development, to supplement other regional and State funding sources, to implement necessary improvements to local freeways and freeway ramps to meet Caltrans Level of Service Standards. Once the study identifies appropriate improvements, costs, and fair share fee amounts, the City shall enter into a cooperative agreement with Caltrans to collect such fees from developers of future projects in the City to help fund the identified improvements. The City would then require future development to make the identified fair share payments under this agreement.
3.20.5 Proposed Project Impact Analysis
3.20 (a) Conflict with a plan, ordinance, or policy addressing the circulation system, including transit, roadway, bicycle, and pedestrian facilities
The Mobility Element of the 2017 General Plan established the local circulation plan to guide growth in Jurupa Valley. The Mobility Element is the circulation plan for the entire City, so there will be no significant impacts regarding conflicts with applicable plans.
All of the goals, policies, and programs of the 2017 General Plan Mobility Element are specifically related to the movement of goods and people, including pedestrians, bicycles, transit, light rail and commuter rail, air, and automobile traffic flows.
Public transportation services within the City of Jurupa Valley and near the proposed Planning Area is provided by the Riverside Transit Agency (RTA). The Project is not proposing any improvements that would conflict with any existing routes or any future transit route in the area.
Based on the preceding analysis, the proposed 2017 General Plan Amendments to the Development Code, General Plan Community Safety, Services, and Facilities Element, and General Plan Land Use Map, I-15 Corridor Specific Plan Land Use Map, and Zoning Map would not conflict with a program, plan, ordinance, or policy addressing the circulation system, including transit, roadway, bicycle, and pedestrian facilities.
3.0 Environmental Checklist
3.20 Transportation
Jurupa Valley HEU Implementation Project– February 2023 (Revised January 2024) Page | 100
3.20 (b) Conflict or be inconsistent with CEQA Guidelines Section 15064.3, subdivision (b) The City of Jurupa Valley City Council adopted Resolution No. 20 20-74 on August 20, 2020, which approved VMT thresholds for CEQA compliance purposes. A project is considered to have a less than significant impact related to VMT if it is located in a low VMT generating traffic analysis zone (TAZ).
As specified within the Jurupa Valley’s VMT Guidelines, VMT analysis and forecasting in the City uses the Riverside County Traffic Analysis Model (RivTAM) to determine if the Project would have a significant VMT impact. The analysis includes ‘Project generated VMT’ and ‘Project effect o n VMT’ estimates for the Project Traffic Analysis Zone (TAZ) using the following scenarios:
• Baseline Conditions
• Baseline Plus Project Conditions
• Cumulative No Project Conditions
• Cumulative Plus Project Conditions
Under the VMT methodology, a project would result in a significant project-generated VMT impact if, for residential projects, in the Baseline Plus Project scenario the net VMT per capita exceeds the City’s average VMT per capita.
Pursuant to CEQA and implementation
of the VMT Guidelines, individual development projects will be required to provide VMT analysis as part of the environmental review process to determine if potential VMT thresholds are exceeded. Such analyses will include project -specific mitigation measures, as appropriate.
3.20 (c & d) Design Hazards & Emergency Access
Development of the proposed Project Area would be required to have all future roadway system improvements associated with development and redevelopment activities under the 2017 General Plan be designed in accordance with the established roadway design standards, some of which have also been incorporated into the Mobility Element of the General Plan.
The Mobility Element includes policies that require the City to comply with federal, state, and local design and safety standards when designing roadways and on -street and off-street pedestrian and bicycle pathways. Impacts to the circulation system and to emergency a ccess as a result of implementation of the proposed amendments to the Development Code, General Plan Community Safety, Services, and Facilities Element, and General Plan Land Use Map, I -15 Corridor Specific Plan Land Use Map, and Zoning Map, would be less than significant.
3.20.6 New or Additional Mitigation Measures
No substantial changes in the environment related to transportation will occur with the amendments to the Development Code, General Plan Community Safety, Services, and Facilities Element, and General Plan Land Use Map, I-15 Corridor Specific Plan Land Use Map, and Zoning Map changes that would lead to more significant impacts and no new mitigation measures are required.
3.0 Environmental Checklist
3.20 Transportation
Jurupa Valley HEU Implementation Project– February 2023 (Revised January 2024) Page | 101
3.20.7 Conclusion
Development in the City has the potential to impact transportation and circulation. Based on an examination of the analysis, findings, and conclusions of the 2017 General Plan FEIR, implementation of the proposed Amendments to the Development Code, General Plan Community Safety, Services, and Facilities Element, and General Plan Land Use Map, I -15 Corridor Specific Plan Land Use Map, and Zoning Map, changes would not substantially increase the severity of significant impacts previously identified, nor would new significant impacts relate to transportation that were not identified in the 2017 General Plan FEIR.
The 2017 General Plan and related implementing actions established goals and policies for future residential, commercial, mixed-use, manufacturing, and industrial development throughout the Project Area. The Project does not authorize any site-specific land altering activities or any particular development project, infrastructure improvement, or community facility and thus will have no direct impact on current transportation. Future development projects will be constructed in light of the policies of the General Plan, adopted General Plan EIR Mitigation Measures, and policies.
The purpose of the Project is to implement items that must be undertaken within specific timelines to ensure the City remains compliant with State Housing Law. The three follow -up housing implementation items: 1) amendments to the Development Code, 2) amendments to the General Plan Community Safety, Services and Facilities Element; and 3) amendments to the General Plan Land Use Map, and the Zoning Map. As such there will be no changes that would increase impacts on transportation that were not considered in the 2017 General Plan FEIR.
3.0 Environmental Checklist
3.21 Tribal Cultural Resources
Jurupa Valley HEU Implementation Project– February 2023 (Revised January 2024) Page | 102
3.21 Tribal Cultural Resources
Would the project
New
Potentially
Significant
Impact
New Mitigation
Required
Reduced
Impact
No New
Impact
a) Cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code Section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is:
i) Listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code Section
5020.1(k)? Or
☐ ☐ ☐ ☒
ii) A resource determined by the lead agency, in its
discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code Section 5024.1? In applying
the criteria set forth in subdivision (c) of Public Resource Code Section 5024.1, the lead agency shall consider the significance of the resource to a California Native
American Tribe
☐ ☐ ☐ ☒
3.21.1 Summary of the 2017 General Plan EIR Conclusions The CEQA section for Tribal Cultural Resources was not implemented and added to the CEQA environmental review until 2016 as a result of AB-52 Native Americans: California Environmental Quality Act. Since the 2017 General Plan FEIR certification, CEQA Guidelines Appendix G has been revised to include new Tribal Cultural Resources thresholds. Public Resources Code § 21080.3.1 requires a lead agency to consult with any California Native American tribe that requests consultation and is traditionally and culturally affiliated with the geographic area of the proposed project prior to the release of a negative declaration, mitigated negative declaration, or EIR.
The Tribal Cultural Resources were analyzed in the 2017 General Plan FEIR and discussed as part of the Section 3.8 Cultural Resources in this document. As part of the AB 52 and SB 18 t hree Native American tribal groups were contacted to request if they wanted to consult with the City on this project, per the requirements of SB 18 and AB 52: The Soboba Band of Luiseno Indians Tribe, the Gabrieleno Band of Mission Indians Tribe and the Agua Caliente Band of Cahuilla Indians Tribe. A ll three tribes have responded to the City’s inquiries but only the Soboba and Gabrieleno tribes formally requested a government -to-government consultation meeting or have recommended mitigation be included in the EIR regarding monitoring of grading by tribal representatives.
3.0 Environmental Checklist
3.21 Tribal Cultural Resources
Jurupa Valley HEU Implementation Project– February 2023 (Revised January 2024) Page | 103
3.21.2 Unavoidable Adverse Impacts
There are no unavoidable adverse impacts identified in the 2017 General Plan FEIR.
3.21.3 Applicable 2017 General Plan Policies
COS 7.1.1 Preservation of Significant Cultural Resources. Identify, protect, and where necessary, archive significant paleontological, archaeological, and historical resources COS 7.1.5 Native American Consultation. Refer development projects for Native American tribal review and consultation as part of the environmental review process, in compliance with State law.
COS 7.1.7 Qualified archaeologist present. Cease construction or grading activities in and around sites where substantial archaeological resources are discovered until a qualified archaeologist knowledgeable in Native American cultures can determine the significance of the resource and recommend alternative mitigation measures.
COS 7.1.8 Native American Monitoring. Include Native American participation in the City's guidelines for resource assessment and impact mitigation. Native American representatives should be present during archaeological excavation and during construction in an area likely to contain cultural resources. The Native American community shall be consulted as knowledge of cultural resources expands and as the City considers updates or significant changes to its General Plan.
3.21.4 Applicable 2017 General Plan Final EIR Mitigation Measures Any cultural resources encountered during ground disturbing activities are addressed through compliance State law (Public Resources Code § 5097-5097.993) and Health and Safety Code §§7050.5-7055.
3.21.5 Proposed Project Impact Analysis
3.21 (a)(i) Listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code section 5020.1(k) At the time development or redevelopment projects are proposed, the project -level CEQA document would need to identify impacts to known or potential historic sites and structures. The CEQA Guidelines require a project that will have potentially adverse impacts on historical resources to conform to the Secretary of the Interior’s Standards for the Treatment of Historical Properties.
Implementation of the existing 2017 General Plan Policies included as part of the Amendments to the Development Code, General P lan Community Safety, Services, and Facilities Element, and General Plan Land Use Map, I -15 Corridor Specific Plan Land Use Map, and Zoning Map, provides protection and preservation of Historical Resources and impacts of the proposed amendments to the Development Code, General Plan Community Safety, Services, and Facilities Element, and
3.0 Environmental Checklist
3.21 Tribal Cultural Resources
Jurupa Valley HEU Implementation Project– February 2023 (Revised January 2024) Page | 104 General Plan Land Use Map, I-15 Corridor Specific Plan Land Use Map, and Zoning Map are less than significant.
3.21 (a)(ii) A resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code Section 5024.1. In applying the criteria set forth in subdivision (c) of Public Resources Code Section 5024.1, the lead agency shall consider the significance of the resource to a California Native American tribe:
Sacred Lands File Search
Pursuant to CEQA, future development in the Project Area will require a Sacred Lands File request to the State of California Native American Heritage Commission (NAHC) for a records search on a specific project site. The NAHC is the State of California’s trustee agency for the protection of “tribal cultural resources,” as defined by California Public Resources Code §21074, and is tasked with identifying and cataloging properties of Native American cultural value, inclu ding places of special religious, spiritual, or social significance and known graves and cemeteries throughout the state.
Such analyses will include project-specific mitigation measures, as appropriate.
Assembly Bill (AB) 52 & Senate Bill (SB) 18
The provisions in the Public Resources Code related to tribal cultural resources created a process for consultation with California Native American Tribes during the CEQA process. Tribal Governments can request consultation with a lead agency and give input into potential impacts to tribal cultural resources before the agency decides what kind of environmental assessment is appropriate for a proposed project.
The land within the City has the potential to yield archaeological or tribal cultural resources from past Native American activities. State regulations requires consultation with local Native American tribal groups under both SB 18 and AB 52. The Planning Department notified the following California Native American Tribes per the requirements of SB 18 and AB 52:
• Gabrieleño Band of Mission Indians – Kizh Nation
• Soboba Band Luiseño Indians
• San Manuel Band of Mission Indians
As a result of the consultation process no consultation was requested by the Tribes apart from the Gabrieleño Band of Mission Indians – Kizh Nation requesting notification when future development is proposed on any of the Project Area sites.
Implementation of the existing 2017 General Plan Policies along with Tribal Consultation provides protection and preservation of Archaeological Resources and impacts of the proposed Amendments to the Development Code, General Plan Community Safety, Services, and Facilities Element, and General Plan Land Use Map, I-15 Corridor Specific Plan Land Use Map, and Zoning Map, are less than significant.
3.0 Environmental Checklist
3.21 Tribal Cultural Resources
Jurupa Valley HEU Implementation Project– February 2023 (Revised January 2024) Page | 105
3.21.6 New or Additional Mitigation Measures
No new or added mitigation measures are required.
3.21.7 Conclusion
The proposed amendments to the Development Code, General Plan Community Safety, Services, and Facilities Element, and General Plan Land Use Map, I -15 Corridor Specific Plan Land Use Map, and Zoning Map, plans for but does not directly propose the construction of new development. No new information of substantial importance concerning Tribal Cultural Resources has been discovered since the 2017 Plan FEIR certification. Thus, Project implementation would not result in new or substantially more severe environmental impacts concerning Tribal Cultural Resources.
During future development Tribal Cultural Resources, as defined in Public Resources Code §21074, may be inadvertently uncovered during ground disturbing activities associated with development under the proposed Amendments to the Development Code, General Plan Community Safety, Services, and Facilities Element, and General Plan Land Use Map, I -15 Corridor Specific Plan Land Use Map, and Zoning Map. Damage or destruction of such tribal cultural resources would be a potentially significant impact. However, with the implementation of Native American consultation, impacts would be reduced to less than significant.
3.0 Environmental Checklist
3.22 Utilities and Service Systems
Jurupa Valley HEU Implementation Project– February 2023 (Revised January 2024) Page | 106
3.22 Utilities and Service Systems
Would the project
New
Potentially
Significant
Impact
New Mitigation
Required
Reduced
Impact
No New
Impact
a) Require or result in the relocation or construction of new or expanded water, wastewater treatment or storm water
drainage, electric power, natural gas, or telecommunications facilities, the construction or relocation of which could cause significant environmental effects?
☐ ☐ ☐ ☒
b) Have sufficient water supplies available to serve the project and reasonably foreseeable future development during
normal, dry, and multiple years?
☐ ☐ ☐ ☒
c) Result in a determination by the wastewater treatment provider, which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments?
☐ ☐ ☐ ☒
d) Generate solid waste more than State or local standards, or more than the capacity of local infrastructure, or otherwise impair the attainment of solid waste reduction goals?
☐ ☐ ☐ ☒
e) Comply with federal, state, and local management and reduction statutes and regulations related to solid waste? ☐ ☐ ☐ ☒
3.22.1 Summary of 2017 General Plan EIR Conclusions
3.22.A,B,E Water Supply and Construction or Expansion of Water Treatment Facilities : Impacts related to the exceedance of wastewater treatment requirements of the Jurupa Valley Wastewater Treatment Facility and inadequate capacity will be less than significant based on existing City plans and regulatory requirements.
Storm Water Drainage Requirements: Future development will increase local runoff and individual projects will be required to construct new drainage system to convey onsite runoff to existing storm drains or local drainages after water quality treatment.
Implementation of the 2017 General Plan will facilitate these requirements so there will be no significant impacts regarding storm water drainage.
Cumulative Impacts to Utilities and Service Systems: Th e 2017 General Plan requires
coordination with neighboring and regional serving agencies to help assure there will be no significant cumulative impacts regarding utilities and service systems as the City grows.
3.22.C Future development will generate additional wastewater which can be accommodated by the treatment capacity of the Riverside Water Quality Control Plant. Therefore, the 2017 General Plan will not result in significant impacts regarding wastewater treatment.
3.0 Environmental Checklist
3.22 Utilities and Service Systems
Jurupa Valley HEU Implementation Project– February 2023 (Revised January 2024) Page | 107
3.22.D & E Adequate daily surplus capacity exists at the receiving regional landfills, and future development under the 2017 General Plan would not significantly affect current operations or the expected lifetime of the landfills serving the City.
3.22.2 Unavoidable Adverse Impacts
There are no unavoidable adverse impacts.
3.22.3 Applicable 2017 General Plan Policies
COS 3.1.4 Water Conservation Systems. Encourage the installation of water -conserving systems such as dry wells and graywater systems, where feasible, especially in new developments. The installation of cisterns or infiltrators shall also be encouraged to capture rainwater from roofs for irrigation in the dry season and to reduce runoff during heavy storms.
COS 3.1.5 Site Water Collection and Retention. As a condition of development approval, City shall consider requiring design practices such as permeable parking bays and porous parking lots with bermed, landscaped storage areas for rainwater detention.
CS 2.1.43 Grey Water Systems. Facilitate the utilization of grey water systems.
CS 2.1.44 Drought-Tolerant Landscaping. Require the use of drought- tolerant landscaping in all new development.
CS 2.1.45 Reclaimed Water. Encourage the development and use of reclaimed water for landscape irrigation and other uses.
CS 2.1.53 Fair-Share Costs. Require new development to contribute fair -share costs for the provision of wastewater infrastructure and treatment.
CS 2.1.61 Waste Management. Encourage new development to employ construction waste management techniques to divert construction materials and debris away from landfills.
CS 2.1.64 Commercial Recycling. Expand mandatory recycling for commercial customers consistent with State requirements.
LUE 4.6 Public Utilities, Easements, and Rights -of-Way. New development and conservation land uses shall not infringe upon existing public utility corridors, including fee owned rights-of-way and permanent easements whose true land use is that of Public Facilities.
This policy will ensure that the “public facilities” designation governs what otherwise may be inferred from large-scale, general plan maps.
LUE 12.5 Water Conservation Techniques. Water conservation techniques, such as groundwater recharge basins, use of porous pavement, cisterns for non-potable water uses, drought tolerant landscaping, drought-conscious irrigation systems, water recycling, and other
3.0 Environmental Checklist
3.22 Utilities and Service Systems
Jurupa Valley HEU Implementation Project– February 2023 (Revised January 2024) Page | 108 water conservation methods should be included in new public and private development, as appropriate.
LUE 13.3 Urban Water Management Plans. Review all projects for consistency with the appropriate community service district’s urban water management plans.
3.22.4 Applicable 2017 General Plan Final EIR Mitigation Measures The 2017 General Plan EIR determined that impacts related to utilities and service systems were less than significant and no mitigation measures were identified.
3.22.5 Proposed Project Impact Analysis
3.22 (a) Require or result in the relocation or construction of new or expanded water, wastewater treatment or storm water drainage, electric power, natural gas, or telecommunications facilities, the construction or relocation of which could cause significant environmental effects?
Future development under the proposed a mendments to the Development Code, General Plan Community Safety, Services, and Facilities Element, and General Plan Land Use Map, I -15 Corridor Specific Plan Land Use Map, and Zoning Map, would require or result in the construction of new water, wastewater, stormwater draining, electric, natural gas and telecommunications infrastructure (e.g., laterals, mains, service connections, transmission line, etc.). All development pursuant to the Project would be subject to the same utility and service system requirements and standards as development considered in the 2017 General Plan FEIR. Additionally, all development would still be required to adhere to policies identified in the 2017 General Plan Public Services and Utilities Element. Impacts would remain less than significant as identified in the FEIR. The proposed amendments to the Development Code, General Plan Community Safety, Services, and Facilities Element, and General Plan Land Use Map, I -15 Corridor Specific Plan Land Use Map, and Zoning Map, would not change the conclusions identified in the FEIR associated with demand for and impact on services. Therefore, no greater impact would occur from the implementation of the proposed Plan than that identified in the FEIR.
3.22.(b) Have sufficient water supplies available to serve the project and reasonably foreseeable future development during normal, dry and multiple dry years? Water supplies are discussed under Section 3.9 (b) Groundwater Supplies. Jurupa Valley does not rely on imported water to provide its domestic needs but rather uses local groundwater from the Santa Ana River Basin. Three agencies provide potable water to the City of Jurupa Valley. They are the Jurupa Community Services District (JCSD), the Rubidoux Community Services District (RCSD), and the Santa Ana River Water Company (SARWC).
Potable water is provided by either the JCSD, RCSD, or SAEWC as independent agencies responsible for water and wastewater service within the Project Area.
3.0 Environmental Checklist
3.22 Utilities and Service Systems
Jurupa Valley HEU Implementation Project– February 2023 (Revised January 2024) Page | 109 Urban Water Management Plan (UWMP)
According to the JUSD 2020 UWMP, the District can meet the demands of normal, single dry, and multiple dry years with excess supplies until the year 2040.
According to the 2015 UWMP RCSD anticipates having adequate water supplies to meet future demands during normal, single-dry, and multiple-dry years through the 20-year planning period.
The SARWC is a mutual water company that does not have enough connections to qualify as a retail water supplier (i.e., serving more than 3,000 water service connections and more than 3,000 acre - feet of water per year). It does not meet the definition of an “urban water supplier” so it has not prepared an Urban Water Management Plan (UWMP).
The sites selected as part of the amendments to the Development Code, General Plan Community Safety, Services, and Facilities Element, and General Plan Land Use Map, I -15 Corridor Specific Plan Land Use Map, and Zoning Map are located in developed areas with existing water lines in close proximity. Future developments will be able to connect to the existing water lines.
Normal Year, Single Year, and Multiple Year Supply
Due to its reliance on local groundwater sources, the City has not experienced any actual supply deficiencies, even during multiple drought years. The City does not anticipate a deficit in available water supplies during a dry year or during multiple dry years. According to the JCSD 2020 UWMP, and the RCSD 2015 UWMP both agencies are confident that water supplies are adequate to meet demands for all weather conditions through 2045.
3.22 (c) Result in a determination by the wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project’s projected demand in addition to the provider’s existing commitments?
The JCSD provides municipal wastewater service for the proposed Project Area. Wastewater is transported to the City of Riverside Water Quality Control Plant (RWQCP) and the Western Riverside County Regional Wastewater Authority’s (WRCRWA) treatment plant.
The JCSD and the RCSD provide municipal wastewater service for Jurupa Valley. Wastewater is transported to the City of Riverside Water Quality Control Plant (RWQCP) and the Western Riverside County Regional Wastewater Authority’s (WRCRWA) treatment plant.
The increases in population and development with the proposed Project Area would increase the overall wastewater treatment demands on the Jurupa Community Services District (JCSD) and the Rubidoux Community Services District (RCSD). The JCSD Wastewater Master Plan indicates that the current generation factor for all residential uses is 280 gpd/edu. Based on the proposed Housing Element Update with an additional 1, 197 HHDR Dwelling Units the wastewater demand would increase by 335,160 gpd or 0.28 MGD.
3.0 Environmental Checklist
3.22 Utilities and Service Systems
Jurupa Valley HEU Implementation Project– February 2023 (Revised January 2024) Page | 110 The JCSD sends approximately 41% of wastewater to the Riverside County’s Regional Water Quality Control Plant (RWQCP) and 38% to the Western Riverside County Regional Wastewater Authority (WRCRWA) Treatment Plant, the remaining 13% is conveyed to the Inland Empire Brine Line (IEBL), whereas all of RCSD wastewater is transferred to the RWQCP.
The current treatment capacity at the RWQCP is 46 MGD and the WRCRWA treatment capacity is 14 MGD.
The JCSD capacity rights at the RWQCP are 4 MGD until 2030 then 5 MGD after 2030 and the current JCSD flows to RWQCP are 2.9 MGD. The JCSD capacity rights at the WRCRWA are 6 MGD and the JCSD current flows to WRCRWA are 4.6 MGD. The JCSD capacity rights at the IEBL are 3.493 MGD and the current JCSD flows to IEBL are 0.8 MGD.
The RCSD capacity rights at the RWQCP are 3.055 MGD and the current RCSD flows to RWQCP are
1.7 MGD.
With the increase in demand from the proposed project of 0. 28 MGD and does not significantly impact wastewater flows to either treatment facility and development fees will offset the future expansion of wastewater treatment facilities.
The Project sites selected as part of the amendments to the Development Code, General Plan Community Safety, Services, and Facilities Element, and General Plan Land Use Map, I -15 Corridor Specific Plan Land Use Map, and Zoning Map are located in developed areas with existing sewer lines in close proximity. Future developments will be able to connect to the existing sewer lines.
The proposed Amendments to the Development Code, General Plan Community Safety, Services, and Facilities Element, and General Plan Land Use Map, I -15 Corridor Specific Plan Land Use Map, and Zoning Map, and implementing actions will not directly result in the exceedance of RWQCB treatment standards or require expansion of existing wastewater treatment facilities , because no development or land alteration activities are specifically authorized by the proposed Amendments to the Development Code, General Plan Community Safety, Services, and Facilities Element, and General Plan Land Use Map, I-15 Corridor Specific Plan Land Use Map, and Zoning Map. Localized environmental impacts associated with the future expansion of facilities are subject to project-level environmental review pursuant to CEQA. Impacts associated with a lack of wastewater treatment capacity include accelerated deterioration of existing facilities, the potential for health hazards due to wastewater backup, and discharges of untreated wastewater into the environment.
3.22 (d) Generate solid waste more than State or local standards, or more than the capacity of local infrastructure, or otherwise impair the attainment of solid waste reduction goals:
Solid waste from Jurupa Valley is transported to the Robert A. Nelson Transfer Station and Material Recovery Facility at 1830 Agua Mansa Road. From there, recyclable materials are transferred to third-party providers, and waste materials are transported to various landfills in Riverside County.
Solid waste generated during long-term operation of the Project would primarily be disposed at the Badlands Sanitary Landfill and/or El Sobrante Landfill. Table 3 .22-1 describes the capacity and remaining capacity of these landfills.
3.0 Environmental Checklist
3.22 Utilities and Service Systems
Jurupa Valley HEU Implementation Project– February 2023 (Revised January 2024) Page | 111 Table 3.22-1. Capacity of Landfills Serving Jurupa Valley Landfill Capacity
(cubic yards)
Remaining Capacity
(cubic yards)
Closure Date
Badlands Sanitary Landfill 34,400,000 7,800,000 1/1/2026 El Sobrante Landfill 209,910,000 143,977,170 1/1/2051
Source: CalRecycle, SWIS Facility/Site Activity Details website, January 2023.
The California Green Building Standards Code (“CAL Green’), requires all newly constructed buildings to prepare a Waste Management Plan and divert construction waste through recycling and source reduction methods. The City of Jurupa Valley Building and Safety Department reviews and approves all new construction projects required to submit a Waste Management Plan. Mandatory compliance with CAL Green solid waste requirements as required by CS 2.1.6 will ensure that construction waste impacts are less than significant.
In addition, as shown in Table 3.22-1 above, the landfills serving the Project sites receive well below their maximum permitted daily disposal volume and demolition, construction, or operations waste generated by the Project is not anticipated to cause these landfills to exceed their maximum permitted daily disposal volume. The 2017 General Plan also requires commercial uses have a recycling program per CS 2.1.64. Therefore, the Project is not anticipated to cause these landfills to exceed their remaining capacities.
3.22 (e) Comply with federal, state, and local management and reduction statutes and regulations related to solid waste:
The City will continue to implement a variety of solid waste reduction, recycling, and re -use measures to meet its obligation under AB 939. These efforts will be coordinated with waste management programs administered by the County of San Bernardino through its CWIMP; therefore, future landfill diversion rates may improve. The policies and programs of 2017 General Plan will ensure the proposed Amendments to the Development Code, General Plan Community Safety, Services, and Facilities Element, and General Plan Land Use Map, I- 15 Corridor Specific Plan Land Use Map, and Zoning Map, will not interfere with implementation of existing solid waste disposal regulations.
3.22.6 New or Additional Mitigation Measures
No substantial changes in the environment related to utilities and service systems will occur with the amendments to the Development Code, General Plan Community Safety, Services, and Facilities Element, and General Plan Land Use Map, I- 15 Corridor Specific Plan Land Use Map, and Zoning Map, changes that would lead to more significant impacts and no new mitigation measures are required.
3.22.7 Conclusion
Based on an examination of the analysis, findings, and conclusions of the 2017 General Plan FEIR, implementation of the proposed Amendments to the Development Code, General Plan Community
3.0 Environmental Checklist
3.22 Utilities and Service Systems
Jurupa Valley HEU Implementation Project– February 2023 (Revised January 2024) Page | 112 Safety, Services, and Facilities Element, and General Plan Land Use Map, I -15 Corridor Specific Plan Land Use Map, and Zoning Map, changes would not substantially increase the severity of significant impacts previously identified, nor would new significant impacts related to utilities and service systems that were not identified in the 2017 General Plan FEIR.
3.0 Environmental Checklist
3.23 Wildfire
Jurupa Valley HEU Implementation Project– February 2023 (Revised January 2024) Page | 113
3.23 Wildfire
Would the project
New
Potentially
Significant
Impact
New Mitigation
Required
Reduced
Impact
No New
Impact
a) Substantially impair an adopted emergency response plan or emergency evacuation plan? ☐ ☐ ☐ ☒
b) Due to slope, prevailing winds, and other factors, exacerbate wildfire risks, and thereby expose project occupants to pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire?
☐ ☐ ☐ ☒
c) Require the installation or maintenance of associated infrastructure (such as roads, fuel breaks, emergency water sources, power lines or other utilities) that may exacerbate fire risk or that may result in temporary or ongoing impacts to the environment?
☐ ☐ ☐ ☒
d) Expose people or structures to significant risks, including downslope or downstream flooding or landslides, as a result of runoff, post‐fire slope instability, or drainage changes? ☐ ☐ ☐ ☒
3.23.1 Summary of the 2017 General Plan EIR Conclusions The CEQA Wildfire section was not implemented and added to the CEQA environmental review until 2018 (§15126.2(a)). The 2017 General Plan FEIR contained an analysis of impacts on wildfire as described in Section 3.1 2 of this document, Hazards, and Hazardous Materials , and summarized below.
The Project Area is in an Urbanized Unzoned Fire Hazard Severity Zone. There are no Very High Fire Hazard Severity Zones within the Project Area. The context for assessing wildfire hazards exists wherever the urban environment interfaces with wildlands. Cumulative wildfire impacts can occur as development in fire hazard areas increase, not only because the number of people and structures exposed to wildfires is increasing but also because increased density supports the spreading of wildfires. With implementation of required fire codes, the project will not result in cumulatively considerable impacts related to wildfires.
3.23.2 Unavoidable Adverse Impacts
There are no unavoidable adverse impacts.
3.23.3 Applicable 2017 General Plan Policies
CSSF 1.25 Wildfire Hazards. Encourage and, as resources allow support CAL FIRE and other agency efforts to reduce wildfire hazards and improve fire -fighting capacity to successfully respond to multiple fires.
3.0 Environmental Checklist
3.23 Wildfire
Jurupa Valley HEU Implementation Project– February 2023 (Revised January 2024) Page | 114
3.23.4 Applicable 2017 General Plan Final EIR Mitigation Measures As described in Section 3.12 Hazards and Hazardous Materials, the 2017 General Plan FEIR, impacts related to wildfire were determined to be less than significant and no mitigation measures were identified.
3.23.5 Proposed Project Impact Analysis
3.23 (a-d) Wildfire Impacts
A wildfire is a nonstructural fire that occurs in vegetative fuels, excluding prescribed fire. Wildfires can occur in undeveloped areas and spread to urban areas where the landscape and structures are not designed and maintained to be ignition resistant. A s stated in the State of California’s General Plan Guidelines: “ California’s increasing population and expansion of development into previously undeveloped areas is creating more ’wildland-urban interface’ issues with a corresponding increased risk of loss to human life, natural resources, and economic assets associated with wildland fires.” To address this issue, the state passed Senate Bill 1241 to require that General Plan Safety Elements address the fire severity risks in State Responsibility Areas (SRAs) and Local Responsibility Areas (LRAs). The General Plan Community Safety, Services, and Facilities Element update includes amendments to the Fire Hazards Section that provides for new policies and strengthening the language of existing policies to decrease the impacts of wildfire hazards.
According to the California Fire Hazard Severity Zone Viewer dated November 21, 2022 and maintained by CAL FIRE, the Project site s are not located within a high wildfire hazard area . The
Planning Area is not located in or near state responsibility areas or lands classified as very high fire hazard severity zones. As such, Thresholds 3.23 (a) through 3.23 (d) below require no response. • Substantially impair an adopted emergency response plan or emergency evacuation plan.
• Due to slope, prevailing winds, and other factors, exacerbate wildfire risks, and thereby expose project occupants to, pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire.
• Require the installation or maintenance of associated infrastructure (such as roads, fuel breaks, emergency water sources, power lines or other utilities) that may exacerbate fire risk or that may result in temporary or ongoing impacts to the environment. • Expose people or structures to significant risks, including downslope or downstream flooding or landslides, because of runoff, post-fire slope instability, or drainage changes.
The City has adopted the California Building Code which includes Section 701A to minimize the potential for property destruction due to wildland fires by requiring materials and construction methods that are fire resistant. The Amendments to the Development Code, General Plan Community Safety, Services, and Facilities Element, and General Plan Land Use Map, I -15 Corridor Specific Plan Land Use Map, and Zoning Map will not interfere with the implementation of these regulations. Therefore, with the continued enforcement of existing regulations, impacts due to wildland fires will be less than significant.
3.0 Environmental Checklist
3.23 Wildfire
Jurupa Valley HEU Implementation Project– February 2023 (Revised January 2024) Page | 115
3.23.6 New or Additional Mitigation Measures
No substantial changes in the environment related to wildfire will with the amendments to the Development Code, General Plan Community Safety, Services, and Facilities Element, and General Plan Land Use Map, I-15 Corridor Specific Plan Land Use Map, and Zoning Map changes that would lead to more significant impacts and no new mitigation measures are required.
3.23.7 Conclusion
Development in the City has the potential to impact wildfire and emergency planning. Based on an examination of the analysis, findings, and conclusions of the 2017 General Plan FEIR, implementation of the proposed Amendments to the Development Code, General Plan Community Safety, Services, and Facilities Element, and General Plan Land Use Map, I -15 Corridor Specific Plan Land Use Map, and Zoning Map changes would not substantially increase the severity of significant impacts previously identified, nor would new significant impacts related to Wildfire hazards that were not identified in the 2017 General Plan FEIR. Additionally, the General Plan Community Safety, Services, and Facilities Element update includes amendments to the Fire Hazards Section that provides for new policies and strengthening the language of existing policies to decrease the impacts of wildfire hazards.
The 2017 General Plan and related implementing actions established goals and policies for future residential, commercial, mixed-use, manufacturing, and industrial development throughout the Project Area. The proposed Amendments to the Development Code, General Plan Community Safety, Services, and Facilities Element, and General Plan Land Use Map, I -15 Corridor Specific Plan Land Use Map, and Zoning Map does not authorize any site -specific land altering activities or any particular development project, infrastructure improvement, or community facility and thus will have no direct impact on current wildfire hazards. Future development projects will be constructed in light of the policies of the 2017 General Plan, adopted General Plan EIR Mitigation Measures, and policies.
The purpose of the Project is to implement items that must be undertaken within specific timelines to ensure the City remains compliant with State Housing Law. The three follow -up housing implementation items: 1) amendments to the Development Code, 2) amendments to the General Plan Community Safety, Services and Facilities Element; and 3) amendments to the General Plan Land Use Map, and the Zoning Map. As such there will be no changes that would increase impacts on wildfire that were not considered in the 2017 General Plan FEIR.
3.0 Environmental Checklist
3.24 Mandatory Findings of Significance
Jurupa Valley HEU Implementation Project– February 2023 (Revised January 2024) Page | 116
3.24 Mandatory Findings of Significance
Would the project
New
Potentially
Significant
Impact
New Mitigation
Required
Reduced
Impact
No New
Impact
a) Does the Project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate
important examples of the major periods of California history or prehistory?
☐ ☐ ☐ ☒
b) Does the Project have impacts that are individually limited, but cumulatively considerable? (“Cumulatively considerable” means that the incremental effects of a Project are
considerable when viewed in connection with the effects of past Projects, the effects of other current Projects, and the effects of probable future Projects)?
☐ ☐ ☐ ☒
c) Does the Project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly?
☐ ☐ ☐ ☒
3.24.1 Summary of the 2017 General Plan EIR Conclusions Mandatory Findings of Significance, analyzes impacts concerning mandatory findings of significance, as summarized below:
Substantially Degrade the Quality of the Environment : General Plan implementation could substantially degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species or eliminate important examples of major periods of California history or prehistory.
According to the 2017 General Plan FEIR, General Plan implementation would result in less than significant impacts to biological and cultural resources with mitigation incorporated; see Sections
3.7 and 3.8 above.
Cumulative Impacts: G
eneral Plan implementation could have impacts that are individually limited but cumulatively considerable. According to 2017 General Plan FEIR Section 6.1, Cumulative Impacts, implementation of the 2017 General Plan FPEIR would result in cumulatively significant impacts to air quality, agricultural lands, water quality, noise, parks, and transportation despite implementation of relevant 2017 General Plan Policies, mitigation measures, and other project features.
Substantially Adverse Effects on Human Beings : G
eneral Plan implementation could result in
environmental effects, which would cause substantial adverse effects on human beings, either directly or indirectly. According to the 2017 General Plan FPEIR, General Plan implementation could
3.0 Environmental Checklist
3.24 Mandatory Findings of Significance
Jurupa Valley HEU Implementation Project– February 2023 (Revised January 2024) Page | 117 result in direct and indirect impacts to human beings, with respect to agricultural lands, air quality, noise, population and housing, and traffic.
3.24.2 Unavoidable Adverse Impacts
Refer to Sections 3.4 to 3.23 for identified unavoidable and adverse impacts.
3.24.3 Applicable 2017 General Plan Policies
Refer to the General Plan Policies identified in Sections 3.4 to 3.23.
3.24.4 Applicable 2017 General Plan Final EIR Mitigation Measures Refer to the mitigation measures identified in Sections 3.4 to 3.23.
3.24.5 Proposed Project Impact Analysis
The proposed Amendments to the Development Code, General Plan Community Safety, Services, and Facilities Element, and General Plan Land Use Map, I -15 Corridor Specific Plan Land Use Map, and Zoning Map plan for, but do not directly propose the construction of new development.
Therefore, the proposed changes would not substantially degrade the quality of the environment, or involve cumulative impacts or substantial adverse effects on human beings. In addition, no new information of substantial importance concerning these issue areas has been discovered since GP FEIR certification. Thus, Project implementation would not result in new or substantially more severe environmental impacts than anticipated in the 2017 General Plan FEIR, and no mitigation is required.
3.24.6 New or Additional Mitigation Measures
No substantial changes in the environment related with the amendments to the Development Code, General Plan Community Safety, Services, and Facilities Element, and General Plan Land Use Map, I- 15 Corridor Specific Plan Land Use Map, and Zoning Map changes that would lead to more significant impacts and no new mitigation measures are required.
3.24.7 Conclusion
The 2017 General Plan and related implementing actions established goals and policies for future residential, commercial, mixed-use, manufacturing, and industrial development throughout the Project Area. The proposed amendments to the Development Code, General Plan Community Safety, Services, and Facilities Element, and General Plan Land Use Map, I -15 Corridor Specific Plan Land Use Map, and Zoning Map does not authorize any site -specific land altering activities or any particular development project, infrastructure improvement, or community facility and thus will have no direct impact on the environment. Future development projects will be constructed in light of the policies of the 2017 General Plan, adopted General Plan EIR Mitigation Measures, and policies.
3.0 Environmental Checklist
3.24 Mandatory Findings of Significance
Jurupa Valley HEU Implementation Project– February 2023 (Revised January 2024) Page | 118 The purpose of the Project is to implement items that must be undertaken within specific timelines to ensure the City remains compliant with State Housing Law. The three follow -up housing implementation items: 1) amendments to the Development Code, 2) amendments to the General Plan Community Safety, Services and Facilities Element; and 3) amendments to the General Plan Land Use Map, and the Zoning Map. As such there will be no changes that would increase impacts on the environment that were not considered in the 2017 General Plan FEIR.
ATTACHMENT NO. 2
Ordinance No. 2024-10
-1-
ORDINANCE NO. 2024-10
AN ORDINANCE OF THE CITY OF JURUPA VALLE Y,
CALIFORNIA, APPROVING THE FOLLOWING CHANG E
OF ZONES (CZ) TO IMP LEMENT THE 6TH CYCLE
HOUSING ELEMENT: (1) CHANGE OF ZONE (CZ) 22011
AND 22012 CHANGING THE ZONING FROM R-A-20 TO R-
3 FOR APNS 156-230-004 AND 156-220-002; (2) CZ 22013 AND 22014 CHANGING THE ZONING FROM W-2 TO R -3 FOR
APNS 173 -160-002 AND 003, CZ 22015 AND 22016
CHANGING THE ZONING FROM C-P-S TO R -3 FOR
PORTIONS OF APNS 173 -160-029 AND 030; (3) CZ 22017
THROUGH 22022 CHANGING THE ZONING FROM W -2
TO R -3 FOR APNS 173 -120-009, 011, AND 013, AND APNS
169-040-003, 004, AND 005; (4) CZ 22023 CHANGIN G THE
ZONE FROM R- D AND C-1/C- P TO R -3 FOR APN 169-070-
002, CZ 22024 CHANGI NG THE ZONE FROM C-1/C-P TO
R-3 FOR APN 169-070-031, AND CZ 22025 CHANGING THE
ZONE FROM C-P-S TO R -3 FOR APN 169-172-075; (5) CZ
22026 CHANGING THE ZONE FROM A-1 TO R-3 FOR APN
171-020-006; AND (6) CZ 22027 CHANGIN G THE ZONE
FROM R-2 TO R-3 FOR APN 179-101-002
THE CITY COUNCIL OF THE CITY OF JURUPA VALLEY DOES ORDAIN AS FOLLOWS:
Section 1. Project. The City Council adopted the 6th Cycle Housing Element on December 2, 2021 for the 8- year period of 2021 through 2029. The Housing Element was subsequently certified by the State Department of Housing and Community Development (HCD) as being fully compliant with State Law on April 21, 2022. The Housing Element includes a number of follow-up implementation items including amendments to the General Plan Land Use Map and the Zoning Map. The deadline for adopting these amendments is October 15, 2024.
These amendments will continue to ensure the City of Jurupa Valley remains compliant with State Housing Law, and maintains its 2021- 2029 Housing Element certification. The change of zones are the subject of this ordinance. The General Pla n amendments will be considered by separate resolution.
Section 2. C
hange of Zone.
(a) The City has initiated the following changes of zone to rezone the following properties:
1) CZN22011: Change of Zone to change 2.3-acre site on the east side of Country Village Road (APN 156-230-004) from R-A-20 to R-3 as shown on Exhibit “A”; 2) CZN22012: Change of Zone to change 3.5-acre site on the east side of Country Village Road (APN 156-220-002) from R-A-20 to R-3 as shown on Exhibit “B”; -2-
3) CZN22013: Change of Zone to change 0.8-acre site on the north side of Granite Hill Drive (APN: 173-160-002) from W-2 to R-3 as shown on Exhibit “C”; 4) CZN22014: Change of Zone to change 0.3-acre site on the north side of Granite Hill Drive (APN 173-160-003) from W-2 to R-3 as shown on Exhibit “D”; 5) CZN22015: Change of Zone to change a 2.76- acre portion on the north side of Gra nite Hill Drive (portion of APN 173- 160-029) from C-P-S to R -3 as shown on Exhibit “E”;
6) CZN22016: Change of Zone to change 3.43- acre portion on the north side of Gra nite Hill Drive (portion of APN 173-160-030) from C-P-S to R -3 as shown on Exhibit “F”;
7) CZN22017: Change of Zone to change 5.6-acre site on the north side of Granite Hill Drive (APN 173-120-009) from W-2 to R-3 as shown on Exhibit “G”; 8) CZN22018: Change of Zone to change 5-acre site on the north side of Granite Hill Drive (APN 173-120-011) from W-2 to R-3 as shown on Exhibit “H”; 9) CZN22019: Change of Zone to change 7.2-acre site on the north side of Granite Hill Drive (APN 173-120-013) from W-2 to R-3 as shown on Exhibit “I”; 10) CZN22020: Change of Zone to change 0.2-acre site on the north side of Granite Hill Drive (APN 169-040-003) from W-2 to R-3 as shown on Exhibit “J”; 11) CZN22021: Change of Zone to change 0.8-acre site on the north side of Granite Hill Drive (APN 169-040-004) from W-2 to R-3 as shown on Exhibit “K”; 12) CZN22022: Change of Zone to change 3.1-acre site on the north side of Granite Hill Drive (APN 169-040-005) from W-2 to R-3 as shown on Exhibit “L”; 13) CZN22023: Change of Zone to change 3.54- acre site on the north side of Mission Boulevard (APN 169-070-002) from R-D and C-1/C-P to R-3 as shown on Exhibit “M”;
14) CZN22024: Change of Zone to change 1.0-acre site on the north side of Mission Boulevard (APN 169-070-031) from C-1/C-P to R-3 as shown on Exhibit “N”; 15) CZN22025: Change of Zone to change 2.5- acre site on the south side of Mission Boulevard (APN 169-172-075) from C-P-S to R-3 as shown on Exhibit “O”; 16) CZN22026: Change of Zone to change 4.7-acre site on the north side of Mission Boulevard (APN 171-020-006) from A-1 to R-3 as shown on Exhibit “P”; and 17) CZN22027: Change of Zone to change 2.4-acre site on the east side of Avalon Street (APN 179-101-002) from R-2 to R-3 as shown on Exhibit “Q”. -3-
(b) Section 9.285.020 of the Jurupa Valley Municipal Code pr ovides that an application of the change of zone shall not be set for hearing unless (1) all procedures required by the Jurupa Valley rules implementing the California Environment al Quality Act to hear a matter have been completed, and (2) the requested change of zone is consistent with the Jurupa Valley General Plan.
(c) Section 9.285.010. of the Jurupa Valley Municipal Code provides that amendments to Title 9 of the Jurupa Valley Municipal Code must be made in accordance with the procedures set forth in Gover nment Code Section 65800 et seq. , as now enacted or hereafter amended, and with the requirements of Title 9. Government Code Section 65853 provides that an amendment to a zoning ordinance, which amendment changes any property from one zone to another, shall be adopted in the manner set forth in Sections 65854 to 65857, inclusive. (d) Government Code Section 65854 provides that the P lanning Commission must hold a public hearing on the proposed amendment to a zoning ordinance , with notice of the hearing given pursuant to Government Code Section 65090 and, if the proposed amendment to a zoning ordinance affects the permitted uses of real property, also given pursuant to Government Code Section 65091. Additionally, Sections 9.285.040.(1) and (2) of the Jurupa Valley Municipal Code provide that the Planning Commission shall hold a noticed public hearing on a proposed amendment to Title 9 of the Jurupa Valley Municipal Code that proposes to change property from one zone to another.
(e) Government Code Section 65855 provides that after the hearing, the Planning Commission must render its decision in the form of a written recommendation to the legislative body, which must include the reasons for the recommendation, the relationship of the proposed amendment to applicable general and specific plans, and must transmit the recommendation to the legislative body in such form and manner as may be specified by the legislative body. Additionally, Section 9.285.040.(3) of the Jurupa Valley Municipal Code provides that, after closing the public hearing, the Planning Commission must render its decision within a reasonable time and transmit it to the City Council in the form of a written recommendation, which shall contain the reasons for the recommendation and the relationship of the proposed amendment to 2017 General Plan. A copy of the recommendation shall be mailed to the applicant and proof thereof shall be shown on the original transmitted to the City Council. (f) Government Code Section 65856(a) provides that upon receipt of the recommendation of the Planning Commission, the legislative body must hold a public hearing.
Additionally, Section 9.285.040.(4)(a) of the Jurupa Valley Municipal Code provides that upon receipt of a recommendation for approval by the Planning Commission, the City Clerk shall set the matter for public hearing before the City Council at the earliest convenient day, and give notice of the time and place of the hearing in the same manner as notice was given of the hearing before the Planning Commission.
(g) Government Code Section 65857 provides that the legislative body may approve, modify, or disapprove the recommendation of the P lanning Commission; provided that any modification of the proposed ordinance or amendment by the legislative body not previously considered by the Planning Commission during its hearing, must first be referred to the Planning Commission for report and recommendation, but the P lanning Commission shall not be required -4-
to hold a public hearing thereon. Additionally, Section 9.285.040.(5) of the Jurupa Valley Municipal Code provides that after closing the public hearing the City Council must render its decision within a reasonable time and may approve, modify , or disapprove the recommendation of the Planning Commission; provided, however, that any proposed modification of the Planning Commission’s recommendation not previously considered by the Planning Commission must first be referred back to the Planning Commission for a report and recommendation.
Section 3. Procedural Findings. The City Council of the City of Jurupa Valley does hereby find, determine, and declare that:
(a) The Project was processed including, but not limited to a public notice, in the time and manner prescribed by State law and Jurupa Valley Ordinances. (b) On March 13, 2023, the Planning Commission of the City of Jurupa Valley held a public hearing on the Project at which time all persons interested in the Project had the opportunity and did address the Planning Commission on these matters. Following the receipt of public testimony the Planning Commission closed the public hearing. Following a discussion of the Project the Planning Commission voted 3-0- 2 (with Commissioners Newman and Jackson absent), to adopt Planning Commission Resolution No. 2024-08, recommending approval of the Project and finding no further environmental review is required under CEQA Guidelines Section 15162.
(c) On May 2, 2024, the City Council of the City of Jurupa Valley held a public hearing on the Project at which time all persons interested in the Project had the opportunity and did address the City Council on these matters. Following the receipt of public testimony, the City Council closed the public hearing.
(d) All legal preconditions to the adoption of this Ordinance have occurred.
Section 4. California Environmental Quality Act Findings . The City Council of the City of Jurupa Valley make s the following environmental findings and determinations in connection with the approval of the Project:
(a) The Jurupa Valley General Plan was adopted by Resolution No. 2017-14 on September 7, 2017. In approving the General Plan in 2017, the City Council certified the Jurupa Valley 2017 General Plan Programmatic Final Environmental Impact Report ( FEIR) (SCH No. 2016021025) in accorda nce with the CEQA. The City Council has reviewed the Project against the FEIR and determined the F EIR adequately addresses all the environmental issues associated with the Project. The Project would not result in any new significant impacts on the environment based upon the analysis and conclusions presented in the F EIR. In addition, previously identified significant impacts would not be substantially more severe than shown in the previous FEIR.
Finally, no new feasible mitigation measures have been identified that would substantially reduce significant impacts identified in the FEIR.
(a) By separate resolution, the City Council adopted Resolution No. 2024-____ adopting an Addendum to the FEIR. Resolution No. 2024-28 is incorporated herein as if set forth in full.
-5-
Section 5. Findings for Approval of Change of Zones. The City Council of the City of Jurupa Valley hereby finds and determines the Change of Zones are consistent with the General Plan because the General Plan Amendments are consistent with Land Use Element Policy LUE
2.4. (“Housing Quality and Variety”) of the 2017 Jurupa Valley General Plan because redesignating the Project sites will provide additional variety of housing types and density to the City. The Changes of Z one are also consistent with Land Use Element Policy LUE 2.4 which states: “Accommodate the development of a variety of highest quality housing types, styles and densities that are accessible to and meet the needs of a range of lifestyles, physical abilities, and income levels.” In addition, the Changes of Zone are also consistent with Housing Element Policy HE 1.1.20. which states: “Encourage residential development proposals to provide a range of housing types and densities for all income levels, including market rate housing, using creative planning concepts such as traditional neighborhood design, planned unit developments, area and specific plans, and mixed-use development.”
Section 6. A
pproval of Change of Zones. Based on the foregoing, t he City Council of the City of Jurupa Valley hereby:
1) Approves Change of Zones CZN22011 through CZN22027 as shown in the Zoning Map attached as Exhibits “A” through “Q”. 2) Directs the City Manager to revise the official City of Jurupa Valley Zoning Map to designate the properties as being in these new zones.
Section 7. Severability. If any sentence, clause or phrase of this Ordinance is for any reason held to be unconstitutional or otherwise invalid, such decision shall not affect the validity of the remaining provisions of this Ordinance . The City Council hereby declares that it would have passed this Ordinance and each sentence, clause or phrase thereof irrespective of the fact that any one or more sentences, clauses or phrases be declared unconstitutional or otherwise invalid.
Section 8. E
ffect o f Ordinance . This Ordinance is intended to supersede any ordinance or resolution of the County of Riverside incorporated by the City of Jurupa Valley that may in conflict with the terms of this Ordinance.
Section 9. C
ertification. The City Clerk of the City of Jurupa Valley shall certify to the passage and adoption of this Ordinance and shall cause the same to be published or posted in the manner required by law.
Section 10. E
ffective Date. This Ordinance shall take effect on the date provided in Government Code Section 36937.
PASSED, APPROVED , AND ADOPTED by the City Council of the City of Jurupa Valley on this 16th day of May, 2024.
-6-
______________________________
Guillermo Silva
Mayor
ATTEST:
______________________________
Victoria Wasko, CMC
City Clerk
CERTIFICATION
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF JURUPA VALLEY )
I, Victoria Wasko, CMC, City Clerk of the City of Jurupa Valley, do hereby certify that the foregoing Ordinance No. 2024-10 was introduced at a meeting of the City Council of the City of Jurupa Valley on the 2
nd day of May, 2024, and thereafter at a regular meeting held on the 16th day of May, 2024 it was duly passed and adopted by the following vote of the City Council:
AYES:
NOES:
ABSENT:
ABSTAIN:
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of Jurupa Valley, California, this 16th day of May, 2024.
________________________________
Victoria Wasko, City Clerk
City of Jurupa Valley
A-1
Exhibit “A”
EXHIBITS A-Q
Change of Zones
CITY OF JURUPA VALLEY
OFFICIAL GENERAL PLAN AMENDMENT
AND CHANGE OF ZONE EXHIBIT
PROJECT BOUNDARY
156220001 156220002
156230003
156230004
173030006
173030010
173030011
173030055
RW
RW
COUNTRY
CLUB DR
CO
UNTR
Y VILLA
GE R
D
¹
0 140 70
US Feet
APN:
156-230-004
MASTER APPLICATION NO.: 22359
GENERAL PLAN AMENDMENT CASE NO.: 22011
CHANGE OF ZONE NO.: 22011
APPROVAL DATE: ___________
GPA: PF to HHDR
CZ: R-A-20 to R-3
SITE NO: B-01
CITY OF JURUPA VALLEY
OFFICIAL GENERAL PLAN AMENDMENT
AND CHANGE OF ZONE EXHIBIT
PROJECT BOUNDARY
156220001
156220002
156230003 156230004
173030006
173030008
173030010
RW
RW
COUNTRY
CLUB DR
COUNTR
Y VIL
LAGE
RD
¹
0 140 70
US Feet
APN:
156-220-002
MASTER APPLICATION NO.: 22360
GENERAL PLAN AMENDMENT CASE NO.: 22012
CHANGE OF ZONE NO.: 22012
APPROVAL DATE: ___________
GPA: PF to HHDR
CZ: R-A-20 to R-3
SITE NO: B-02
CITY OF JURUPA VALLEY
OFFICIAL GENERAL PLAN AMENDMENT
AND CHANGE OF ZONE EXHIBIT
PROJECT BOUNDARY
173140005
173140007
173140008
173140009
173152003
173160001
173160002
173160003
173160004
173160005
173160020RW
RW
GRANITE HILL DR
¹
0 60 30
US Feet
APN:
173-160-002
MASTER APPLICATION NO.: 22362
GENERAL PLAN AMENDMENT CASE NO.: 22013
CHANGE OF ZONE NO.: 22013
APPROVAL DATE: ___________
GPA: LDR to HHDR
CZ: W-2 to R-3
SITE NO: C-01
CITY OF JURUPA VALLEY
OFFICIAL GENERAL PLAN AMENDMENT
AND CHANGE OF ZONE EXHIBIT
PROJECT BOUNDARY
173140007
173140008
173140009
173152003
173153010
173160002
173160003
173160004
173160005
173160020
RW
RW GRANITE HILL DR
¹
0 60 30
US Feet
APN:
173-160-003
MASTER APPLICATION NO.: 22363
GENERAL PLAN AMENDMENT CASE NO.: 22014
CHANGE OF ZONE NO.: 22014
APPROVAL DATE: ___________
GPA: LDR to HHDR
CZ: W-2 to R-3
SITE NO: C-02
CITY OF JURUPA VALLEY
OFFICIAL GENERAL PLAN AMENDMENT
AND CHANGE OF ZONE EXHIBIT
173120002
173160004
173160005
173160020
173160029
173160030
173160031
RW
GRANITE HILL DR
¹
0 90 45
US Feet
APN:
173-160-029
MASTER APPLICATION NO.: 22364
GENERAL PLAN AMENDMENT CASE NO.: 22015
CHANGE OF ZONE NO.: 22015
APPROVAL DATE: ___________
PORTION OF PARCEL
CZ AND GPA BOUNDARY
ADD ENTIRE PARCEL
TO MIXED USE OVERLAY
For Portion of Parcel
GPA: CR to HHDR
CZ: C-P-S to R-3
For Entire Parcel
GPA: To Add
Into the Mixed-Use Overlay
SITE NO: C-04
CITY OF JURUPA VALLEY
OFFICIAL GENERAL PLAN AMENDMENT
AND CHANGE OF ZONE EXHIBITPORTION OF PARCEL
CZ AND GPA BOUNDARY
173120002 173120003
173160029
173160030
173160031
173160032
173160034
RW
PEDLEY RD
GRANITE HILL DR
¹
0 140 70
US Feet
APN:
173-160-030
MASTER APPLICATION NO.: 22365
GENERAL PLAN AMENDMENT CASE NO.: 22016
CHANGE OF ZONE NO.: 22016
APPROVAL DATE: ___________
For Portion of Parcel
GPA: CR to HHDR
CZ: C-P-S to R-3
ADD ENTIRE PARCEL
TO MIXED USE OVERLAY
For Entire Parcel
GPA: To Add
Into the Mixed-Use Overlay
SITE NO: C-05
CITY OF JURUPA VALLEY
OFFICIAL GENERAL PLAN AMENDMENT
AND CHANGE OF ZONE EXHIBIT
PROJECT BOUNDARY
169070002
169070013
169070018
169070025
169070030
169070031
169070035
169100018
169100019
169100020
169100046
169100053
169100054
169100055
169100056
169100057
169100058
169100059
169100061
169150023
169150026
169172075 169172076
169181007
RW
RW
RW
RW
RW
MISSION BLVD
AMARIL
LO
ST
PED
LEY
RD
PEDLEY RD
¹
0 140 70
US Feet
APN:
169-070-002
MASTER APPLICATION NO.: 22372
GENERAL PLAN AMENDMENT CASE NO.: 22023
CHANGE OF ZONE NO.: 22023
APPROVAL DATE: ___________
GPA: MHDR and CR to HHDR
CZ: R-D and C-1/C-P to R-3
SITE NO: E-01
CITY OF JURUPA VALLEY
OFFICIAL GENERAL PLAN AMENDMENT
AND CHANGE OF ZONE EXHIBIT
PROJECT BOUNDARY
169070002
169070030
169070031
169070035
169100046
169100057
169172075
169172076
RW
RW
RW
RW
MISSION BLVD
PEDLEY RD
PEDLEY R
D
¹
0 90 45
US Feet
APN:
169-070-031
MASTER APPLICATION NO.: 22373
GENERAL PLAN AMENDMENT CASE NO.: 22024
CHANGE OF ZONE NO.: 22024
APPROVAL DATE: ___________
GPA: CR to HHDR
CZ: C-1/C-P to R-3
SITE NO: E-02
CITY OF JURUPA VALLEY
OFFICIAL GENERAL PLAN AMENDMENT
AND CHANGE OF ZONE EXHIBIT
PROJECT BOUNDARY
169070002169070035169100019 169100020
169100046
169100058
169100059
169100060
169100061
169150021
169150022
169150023
169150025
169150026
169172030
169172031
169172032
169172033
169172034
169172035
169172055
169172056
169172057
169172058
169172059
169172075 169172076
RWRW
RW
RW
SHETLAND
LN
RIDGERIDER
CT
AMARILLO ST
MISSION BLVD
¹
0 90 45
US Feet
APN:
169-172-075
MASTER APPLICATION NO.: 22374
GENERAL PLAN AMENDMENT CASE NO.: 22025
CHANGE OF ZONE NO.: 22025
APPROVAL DATE: ___________
GPA: CR to HHDR
CZ: C-P-S to R-3
SITE NO: E-03
CITY OF JURUPA VALLEY
OFFICIAL GENERAL PLAN AMENDMENT
AND CHANGE OF ZONE EXHIBIT
PROJECT BOUNDARY
171020006
171020025
171020028
171020029
171020030
171020032
171020038
171170007
171170013
171170024 171180023171180024 171180025
RW
RW
RW
RW
MISSION BLVD
TYROLITE ST SIKH TEMPLE WAY
¹
0 140 70
US Feet
APN:
171-020-006
MASTER APPLICATION NO.: 22375
GENERAL PLAN AMENDMENT CASE NO.: 22026
CHANGE OF ZONE NO.: 22026
APPROVAL DATE: ___________
GPA: BP to HHDR
CZ: A-1 to R-3
SITE NO: F-01
CITY OF JURUPA VALLEY
OFFICIAL GENERAL PLAN AMENDMENT
AND CHANGE OF ZONE EXHIBIT
PROJECT BOUNDARY
179060009
179092013
179092014
179092020
179092021
179092022
179092023
179101001
179101002 179102001
179102002
179102003
179102004
179102005
179102006
179102007
179102008
179102009
179102010
179102011
179102012
179102013
179102014
179103006
179103007
179111005
179111011
179111013
179112003
179112004
179112005
179112006
179112007 179121012
179350007
179350008
179350009
179350014
179350015
179350016
179350017
179350018
179350019
179350020
179350021
179350022
179350023
179350024
179350025
RW
RW
RW
RW
RW
RW
36TH
ST
34TH ST
PIONEER
DR
36TH ST
PONTIACAVE
AVALON ST
PALMWOOD DR
PIONEER DR
¹
0 90 45
US Feet
APN:
179-101-002
MASTER APPLICATION NO.: 22376
GENERAL PLAN AMENDMENT CASE NO.: 22027
CHANGE OF ZONE NO.: 22027
APPROVAL DATE: ___________
GPA: MHDR to HHDR
CZ: R-2 to R-3
SITE NO: G-01
ATTACHMENT NO. 3
Letters and Emails Received in Response to Public Hearing Notice for Planning Commission Hearing on April 10, 2024
From: Michael Schidlovsky
To: Jean Ward
Cc: Jeff Moore; Roger C. Hobbs; Shay Mueller
Subject: APNs: 173-160-004, -005 for General Plan Amendment & Change of Zone ?? Date: Tuesday, March 19, 2024 1:14:46 PM
Good afternoon Jean,
Our group noticed the recent Planning Commission hearing considered multiple Housing Element Updates for General Plan Amendments & Change of Zoning off of Granite Hill Drive.
APN's 173-160-002, -003, -029 were considered for actions, but the central APN's 173-160- 005 and -004 were left out of consideration.
Why is that? Was there a strategic decision made to skip over the APN's and consider all surrounding APN's for Housing Element updates?
Your feedback is greatly appreciated, thank you!
Michael Schidlovsky
Assistant Project Manager / Sales Coordinator
Office: 714.261.9506 Cell: 949.306.0208
1428 E Chapman Ave, Orange, CA 92866
SENT VIA EMAIL
March 12, 2024
Penny Newman, Chair
Planning Commission
City of Jurupa Valley
8930 Limonite Avenue
Jurupa Valley, CA 92509
RE: ITEM NO. 5 – PROPOSED AMENDMENTS TO IMPLEMENT THE 6
TH CYCLE HOUSING ELEMENT
Dear Chair Newman, and fellow Planning Commissioners,
We are representing Ecosystems Investment Partners (EIP), the owners of one of the sites that is being considered at the March 13 Planning Commission meeting for a land use change. The subject site is referenced as General Plan Amendment (GPA) Nos. 22017 to 22022 and Change of Zone (CZ) Nos. 22017 to 22022 under Item No. 5 on your agenda. The proposed land use change would increase the density of the approximately 22-acre subject site along Granite Hill Drive (APNs: 173 -120-005, -006, -007, 169- 040-003, -004, -005) to a designation of Highest Density Residential (HHDR – 20 to 25 dwelling units per acre (du/acre)) and zoning of General Residential (R-3). On behalf of the subject site’s ownership, we want to express our significant concern with this change and request you table consideration of the land use change for this site to allow a focused discussion to occur with the Planning Department and the owners. This request is based on the fact that there is an active residential development application on the property and yet we have had no advanced notice about the proposed land use change to provide an opportunity to discuss the implications on the project with Planning staff . Additionally, the proposed land use does not take into consideration substantial property constraints, market considerations and land use compatibility, which when understood would render the proposed land use inappropriate. This request is further justified below. We sincerely appreciate your consideration of the request to table the requested GPA and change of zone for the subject site.
Background
EIP was founded in 2006 with the vision of aligning economic development and environmental restoration.
Aligned with this vision, EIP acquired a number of properties in Jurupa Valley with the intention of conserving a significant portion of the land to help satisfy requirements for conservation under the Multiple Species Habitat Conservation Plan (MSHCP). To accomplish this, EIP worked closely with the City staff and a developer—Panorama Development—which led to the development of the award winning Shops at Jurupa Valley. They are also planning the residential use on the subject site and business use on another site to the east on Glen Avon. They also own another property planned for high-density housing south of the 60 freeway and a commercial use north of the 60 freeway. The realized proceeds from the sale of Shops at Jurupa Valley land to Panorama and planned funds from the development of each of the properties mentioned allowed EIP to dedicate 26 acres of their property to the Riverside Conservation Authority (RCA) for conservation purposes that help achieve the RCA’s reserve assembly goals on Jurupa Mountain , which is illustrated in Exhibit 1.
The subject site and some of the conservation land that was dedicated to RCA was designated in the Housing Element for future housing totaling 445 units. This was done preliminarily without full consideration of the property constraints and feasibility of the property to support that many units. Preliminary plans for industrial uses were reviewed with the City Planning staff for the subject site pursuant to the current zoning; however, based on feedback from Planning last year, EIP changed the proposed proj ect to a residential use and submitted an application for a GPA, zone change and tract map. The application was filed with the City on February 2, 2024. Planning staff has been reviewing the application diligently and we have received a March 12, 2024
Planning Commission Item No. 5 Page 2
letter from Planning deeming the application complete . Throughout our planning efforts on the residential use, we have communicated with the Planning staff about the property constraints and inability of the site to accommodate the residential density that the City identified in the Housing Element ; however, we have not discussed the proposed GPA and zone change.
Request to Table the Proposed Land Use Change
For the following reasons, we respectfully request the Planning Commission table the proposed GPA and zone change to the subject site.
1. Need for More Time to Work with Planning Staff
As mentioned above, we submitted an application for a residential use on the subject site and the application was deemed complete. Normally, when there are active discussions between Planning staff and the property owners and especially applications are being processed, Planning staff would notify the owners and applicant about potential land use changes they are proposing and discuss the implications on the project being processed. We ask that the Planning Commission table the proposed land use change for the subject site to allow the owners the necessary time to discuss the proposed land use change and its impact on the proposed residential development. This would also give more time to discuss that approximately 3.2 acres north of the subject site are also included in the proposed GPA to HHDR even though that land has already been conveyed to the RCA for permanent environmental conservation. There is no possibility of this land ever being developed for housing, and yet, it is included as a re-designation area for the RHNA allocation which needs to be resolved.
2. Significant Property Constraints Render the Proposed Density Infeasible The subject site is not suitable for a minimum density of 20 du/acre, which would be applied to the site under the proposed HHDR land use designation. The site is at the base of the Jurupa Mountains and thus has a relatively substantial amount of topography both onsite and immediately abutting the site to the north. As a result, developing the subject site must include areas onsite to capture and manage debris and drainage runoff from the Jurupa Mountains. The amount of stormwater runoff that is channeled onto the subject site is significant and will require expensive and large debris basins to ensure that the future housing development does not flood, which are shown in Exhibit 2. Approximately 8.8 acres are required for hillside stabilization and required open space resulting in a net buildable area of only about 12 acres. Achieving a minimum of 436 units on about 12 acres based on the proposed re-designation of the site would result in a real density of over 36 du/acre, and potentially up to 45 du/acre if the density is maximized. See Figure 1 for an example of proposed density, which would be visually incompatible with the area . Building heights would likely exceed 50 feet, a height that wouldn’t even be permitted in the R-3 zone without a Variance.
The re-designation will also devastate the possibility of the site to be developed with housing in the near or long term because the resulting minimum density of 36 du/acre is not financially viable for the subject site.
The costs of building at that density are significant and rent rates cannot support that cost. In addition to the high costs of constructing the building itself, there would be significant extra cost to develop the site with such a high density because it would require more grading to accommodate the larger building. The 36 du/acre density is best suited for flatter sites which the subject site is not. A broker at Calwell Banker verified the above and confirmed that multifamily at the density proposed by the City is not financially feasible.
3. RHNA Compliance Can Still be Achieved
As explained in the attached memorandum (see Exhibit 3), RHNA can still be met with a proposed reduced density for the project site. We understand the importance of satisfying RHNA requirements and we believe with further discussion, we expect we can help the City fulfill the RHNA obligations for a reduced density.
Specifically, the implication of the recent approvals of the District at Jurupa Valley Specific Plan, and the Vernola Ranch Specific Plan, two projects that significantly bolstered the City’s supply of available very-low and low-income housing land, appear to have not been fully realized in the City’s RHNA compliance counts.
Cumulatively, the approvals of the District at Jurupa Valley and Vernola Ranch Specific Plan added land suitable to accommodate 1,798 very low and low-income units to its land supply. These approx. 1,800 very- March 12, 2024
Planning Commission Item No. 5 Page 3
low and low-income units have not been accounted for in the City’s assessment of how much land, if any, even needs to re-designated to HHDR to achieve compliance with the RHNA target within the City.
It is likely that the City is re -designating more land than it needs at the HHDR density level to achieve compliance with RHNA.
Figure 1: Example of proposed density at site
Conclusion
EIP and the project team wants to be a part of a realistic solution to providing quality housing needed in the City while still satisfying RHNA obligations. As such, we ask the Planning Commission to:
1. Table the portion of Agenda Item No. 5 related to GPA Nos. 22017 to 22022 and Change of Zone (CZ) Nos. 22017 to 22022 under Item No. 5; and
2. Recommend City staff to remove GPAs No. 22017 to 22022 and Change of Zone Nos. 22017 to 22022 from the batch of sites being re-designated to HHDR at this time.
Thank you for your consideration.
Sincerely,
Jeremy Krout Kumail Raza
President and CEO Jr. Project Manager
EXHIBITS
1. RCA Dedication Area
2. Proposed Basin Area
3. RHNA Compliance Memo
Cc: Joe Perez, Community Development Director
Rod Butler, City Manager
City Council
City Clerk
Jim Kozak
March 12, 2024
Planning Commission Item No. 5 Page 4
Exhibit 1: RCA Dedication Area
March 12, 2024
Planning Commission Item No. 5 Page 5
Exhibit 2: Proposed Debris Basins
March 12, 2024
Planning Commission Item No. 5 Page 4
Exhibit 1: RCA Dedication Area
March 12, 2024
Planning Commission Item No. 5 Page 5
Exhibit 2: Proposed Debris Basins
M
emorandum on RHNA Numbers Identified on Area D
February 2, 2024
To: Community Development Director, City of Jurupa Valley Joe Perez
8930 Limonite Avenue
Jurupa Valley, CA 92509
From: Ecosystem Investment Partners (EIP), Glen Williams [email protected] S
ubject: Granite Hill Project Consistency with City of Jurupa Housing Element P
urpose: The purpose of this Memorandum is to provide a background and details about the existing constraints on the proposed “Area D” identified in the Housing Element and provide an explanation of the appropriate RHNA numbers for the subject area and consistency of the Granite Hill project with the Housing Element.
Proposed Project: The project is located within the City of Jurupa Vally and includes APNs: 169-040-003, -4, -5 and 173-120-009, -011 and -013, which is included in the Housing Element area identified as “Area D”. The project proposes a GPA to designate the site Medium High Density Residential (MHDR), a zone change to zone the site Planned Unit Development Zone (PUD) and tentative tract map that will allow for 165 residential units, which includes 78 single family detached homes and 87 townhouses. The project will include three private recreational areas for the residents to enjoy outdoor activities and open space. Of the
21.87-acre project site, there will be a total of 8.80 acres dedicated to slope stabilization, open space and roadways leaving a total of 12.43 acres to be developed for housing. As noted in the RCA Background section below, the project site was previously a part of a larger group of parcels owned by EIP, which included APN 173-120-014. EIP conveyed that parcel to the RCA and is proposing entitlement on the balance of the property (21.87 acres).
RHNA Number Background: The City of Jurupa Valley has identified, in the 2021-2029 Housing Element, sites which the City believes to be ideal for housing. The proposed “Area D” within the Housing Element is identified to have 29.9 acres of land with an existing General Plan land use of Light Industrial and a Zoning of W-2. Area D is identified as a Potential Redesignation/Rezone site within the housing element and is proposed to be rezoned to General Residential (R-3) with a General Plan land use of Highest Density Residential (HHDR). Area D, per the Housing Element, would be ideal for 35% Low and 65% Very Low housing area, with a total of 445 dwelling units identified.
RCA Background: The Riverside Conservation Authority (RCA) has designated strategic areas in Riverside County that are best suited for conservation under the Multiple Species Habitat Conservation Plan (MSHCP).
Project site APNs 173-120-009, -011 and -013 are located within an MSHCP criteria cell 44. EIP previously worked with the RCA to convey approximately 26 acres of their property (APN 173-120-014) to the RCA for conservation purposes that help achieve the RCA’s reserve assembly goals on Jurupa Mountain. The remaining property makes up the project site (21.87 acres) with the dedicated conservation land removed.
Approximately 0.64 AC of the project site is not located within the housing element, leaving 21.23 AC of the housing element area as developable, which is less than the 29.9-acre area identified in the Housing Element. Please see Exhibits A and B below showing the area dedicated to the RCA.
Exhibit 3
2 Constraints: There are multiple constraints identified by the project team on this site, which are important to consider now in the ability to implement the RHNA allocation but appear to have not been considered in the Housing Element and are summarized below
RCA Dedication: As stated above, the project is located within a Criteria Cell in the Riverside County MSHCP. EIP previously worked in conjunction with the RCA to identify areas within the site that are best fit for conservation to help satisfy the Criteria Cell requirements. During this process, 26 acres were dedicated to the RCA for conservation.
“Area D” that the Housing Element identified on this site was a proposed 29.9 acres, however of that proposed area, approximately 8.67 acres were dedicated to the RCA as conservation land, which renders that area undevelopable. The RHNA numbers identified in the Housing Element did not account for the required dedication of the conservation land, even though the site is located within a criteria cell. The City of Jurupa Valley’s General Plan Land Use Element also states that Open Space uses have no development potential. The removal of the 8.67 acres significantly decreases the number of homes that can be identified for the site. Based on the anticipated 17.5 dwelling units per acre (DU/AC) assumed in the Housing Element, the conservation of that acreage is a loss of 151 potential units. Please see calculations in Appendix A for your reference.
Hillside and Grading: “Area D” is identified as vacant land within the housing element; however, the housing element failed to account for the slope that Area D abuts and the existing topography of the site. The slope and elevation changes along the site are significant and developing the project site must include areas to capture and manage debris and drainage runoff from the Jurupa Mountains. The amount of stormwater runoff that is channeled onto the project site is significant and will require expensive and large debris basins to ensure that the future housing development does not flood, which are shown in Exhibit C. EIP has worked with a reputable civil engineer to design a basin system and site plan layout to minimize the extent of these debris basins as much as possible; however, even after countless iterations and redesigns there are 8.80 acres identified for hillside stabilization and required open space (within the housing element area) The revised developable area for housing is reduced to 12.43 AC. The reduction in the developable site area results in the loss of an additional 154 potential units.
In addition to the extensive engineering and large debris basins, the project site area will require significant grading to create a relatively level site for housing. The topography of the area, shown in Exhibit D, is hilly with large rocks, which is best suited for a housing design that can mold to the varied topography and can accommodate the cost of the grading. Single family and smaller buildings with attached units at lower densities are best suited for these situations because less grading is needed to create a flat pad for high density, larger multifamily buildings to meet the density identified in the Housing Element. The grading necessary to create flat housing pads for multifamily would be significantly more expensive, require significant export of dirt and require a longer timeline for construction, which increases costs associated with construction and prevents the low-income housing from making financial sense. Due to these additional constraints, this site should not be identified as a low-income high-density housing site.
Through the constraints identified above, the developable acreage for Area D has decreased from 29.9 AC, as identified in the Housing Element, to 12.43 acres. Per the Housing Element, the density identified for “Area D” is 17.5 DU/AC. Due to the reduction of the project’s developable acreage per the outlined constraints above, the realistic housing units that should be identified for “Area D” should be 217 dwelling units, significantly less than the 445 units allocated to the site.
The property has been vacant and underutilized for many years. It has accumulated trash, been a frequent dumping ground for junk cars and other miscellaneous items and is overgrown with weeds. Photos of the site taken on October 18, 2023, are attached and shown in Exhibit E. With this project, the City has an opportunity to provide 165 quality housing units to the residents and future residence of the City of Jurupa Valley.
3 Conclusion: Based on the above-mentioned constraints “Area D” should have been identified for 119 Moderate to Above Moderate-income housing as the construction cost for the grading and debris basins would be too great to support low-income housing.
The City’s certified Housing element had identified a total surplus of 286 Very Low Income and Low-Income Housing units and a total of 1,822 DU over the RHNA requirements of the state (see Table 1). Additionally, the recent approval of the District at Jurupa Valley Specific Plan, and the City’s RHNA compliance re-zoning of properties within the Pedley Area has increased the combined surplus for the Very-Low and Low Income Housing categories to 951 DU. However, because of this, the Moderate-Income Housing buffer has been reduced to 124 DU.
Based on the constraints identified above, the project area should not be considered for low-income housing.
Allocating the low-income housing elsewhere will not prevent the City from meeting the RHNA expectations.
The approval of the proposed project would also support the City’s Moderate-Income Housing buffer. Lastly, due to the cost for grading and slope stabilization this property cannot support low-income housing as the costs to develop the site for such housing would render the project infeasible.
Table 1: Jurupa Valley RHNA Summary
Very- Low
Income
Housing (DUs)
L
ow Income
Housing (DUs)
Moderate
Income
Housing (DUs)
Above
Moderate
Income
Housing (DUs)
Total
RHNA 1,207 749 731 1,810 4,497
Original
Surplus 231 55 362 1,174 1,822
Revised
Surplus after
Compliance
Re-Zoning
and District at
Jurupa Valley
Approval
665 286 124 967 2,455
W
e are available to discuss this request in further detail and appreciate your time and attention to this important project.
Thank you.
Sincerely,
Charlie Cisakowski
C
harlie Cisakowski
Project Manager
EPD Solutions, Inc.
4 Exhibit A: RCA Dedication
5 Exhibit B: RCA Dedication Area Conflict with Housing Element
6 Exhibit C: Proposed Debris Basins
7 Exhibit D: Illustration of Topography Onsite
8 Exhibit E: Dumping Onsite
From: Helen Cheng
To: Jean Ward
Cc: Helen Cheng; Lee Legal
Subject: changes of zone No. 22027
Date: Monday, March 4, 2024 9:56:57 PM
Dear Jurupa Valley planning department & City council:
I own a house in this area, , the street of pioneer is very marrow and very crowds, the street is packed with cars, due to the population density of the area, every resident unit here already packed with multi generation of family. we are strongly against to change the zoning form R2 to R3, is not suitable for highest residential building, in order for the resident in this area have a place to rest, relax and children to have a place for sport activity, best to be a park.
I understand high density building will bring more income for the city, but pls also consider the quality of life for the residents living around here. the whole areas have no park, no trail, and already have a very high density of population, as a city council, not just you need to consider current condition, also need to help improve the environment and make our city is a better place to live. we need park, tree, and for sure, is not suitable for a high density.
Please take it into consideration.
Thank you.
Helen
Page | 1
S TAFF REPORT
DATE: MAY 2, 2024
TO
: HONORABLE MAYOR AND CITY COUNCIL
F
ROM: ROD BUTLER, CITY MANAGER
BY: JOE PEREZ, COMMUNITY DEVELOPMENT DIRECTOR
S
UBJECT: AGENDA ITEM NO. 15.D
PUBLIC HEARING TO CONSIDER P ROPOSED (1) GENERAL PLAN
AMENDMENT NO. 23003 (GPA23003) TO REVISE THE GENERAL
PLAN LAND USE MAP FROM “BUSINESS PARK” TO “COMMERCIAL
RETAIL” AND TO REVISE THE LAND USE MAP FOR A RIPARIAN
HABITAT AREA FROM “BUSINESS PARK” TO “OPEN SPACE -
CONSERVATION HABITAT” FOR THE D E ANZA MARKETPLACE
LOCATED AT 8304 -8380 LIMONITE AVENUE AND 6105 CLAY
STREET (ASSESSOR PARCEL NUMBERS: 163-400- 036, -037, -038, - 040, -041, -042, -043, -044, -045) AND (2) PROPOSED CHANGE OF ZONE NO. 23005 (CZ 23005) TO CHANGE A PORTION OF THE SITE DESCRIBED ABOVE FROM M -SC (MANUFACTURING – SERVICE
COMMERCIAL) TO C-P-S (SCENIC HIGHWAY COMMERCIAL) AND A
PORTION OF THE SITE FROM C -P-S AND M -SC TO W -1
(WATERCOURSE, WATERSHED AND CONSERVATION AREAS)
AND (3) DETERMINATION THAT NO FURTHER ENVIRONMENTAL
REVIEW IS REQUIRED PURSUANT TO CEQA GUIDELINES SECTION
15162
RECOMMENDATION
1) That the City Council conduct a public hearing, receive testimony, and:
2) Conduct the first reading and introduce Ordinance No. 2024-11, entitled:
AN ORDINANCE OF THE CITY OF JURUPA VALLEY, CALIFORNIA,
APPROVING AN AMENDME NT TO THE CITY OF JU RUPA VALLEY
OFFICIAL ZONING MAP FOR CHANGE OF ZONE NO. 23005 TO CHANGE A PORTION OF THE SITE FROM M- SC (MANUFACTURING – SERVICE
COMMERCIAL) TO C -P-S (SCENIC HIGHWAY COM MERCIAL) AND
CHANGE ANOTHER PORTION OF THE SITE FROM C-P-S AND M-SC TO W- 1 (WATERCOURSE, WATERSHED AND CONSERVATION AREAS) FOR THE DE ANZA MARKETPLACE LOCATED AT 8304 -8380 LIMONITE AVENUE
RETURN TO AGENDA
Page | 2
AND 6105 CLAY STREET (ASSESSOR PARCEL NUMBERS: 163-400- 036, - 037, -038, -040, -041, -042, -043, -044, -045), AND FINDING NO FURTHER
ENVIRONMENTAL REVIEW IS REQUIRED UNDER CEQA GUIDELINES SECTION 15162
BACKGROUND
Upon incorporation of Jurupa Valley in 2011, the County of Riverside General Plan, zoning map, and other regulations were adopted and in ef fect. On September 7, 2017, the City Council adopted the 2017 General Plan as well as limited changes to the Zoning Map and Municipal Code. The adoption included 21 land use amendments (LUAs) to the General Plan Land Use Map that addressed land use issues, including providing additional commercial and residential uses and buffering residential development from industrial uses. By law, a city’s zoning must be consistent with its General Plan. Many of the 21 Land Use Map changes resulted in making the existing zoning on the affected properties inconsistent with the new General Plan.
Upon General Plan adoption, the Council acknowledged that a zoning implementation program would be needed to evaluate the appropriate zoning of the Land Use Amendments (LUAs) s ite. On November 15, 2018, the City Council initiated a Zoning Implementation Program and requested that the Planning Commission evaluate appropriate zoning for the LUA sites. The goal was to make recommendations for Zoning Map amendments to the City Council that are consistent with the General Plan Land Use Map.
At the time of the 2017 General Plan adoption, the City had limited resources to remedy all of the inconsistencies that it inherited from the County of Riverside. The Community Development Department continues to discover numerous other sites located throughout Jurupa Valley that are encumbered with inconsistencies between its zoning map and General Plan Land Use Map. Such inconsistencies have the potential to stall financial investment, thwart redevelopment efforts and potentially allow the deterioration of properties.
The Planning Commission conducted a public hearing on March 13, 2024 and voted 3 to 0 recommending that the City Council approve the proposed changes to the General Plan land use map and zoning map.
ANALYSIS
The De Anza Marketplace shopping center has been identified as having an inconsistency between the General Plan Land Use Map and the Zoning Map. The site is developed with a long-established shopping center but has a General Plan Land Use designation of “Business Park.” Furthermore, a riparian habitat occurs within the shopping center and is inappropriately designated in the General Plan for “Business Park” and zoned as “Scenic Highway Commercial” (C-P-S) and Manufacturing-Service Commercial (M-SC).
To fix the inconsistency and the property’s problematic zoning, it is recommended that the City process a General Plan Amendment and a Change of Zone on behalf of the property owner. The action was initiated by the City Council on April 20, 2023. Exhibits A and B, and Table 1 illustrate the recommendation to provide consistency and promote more appropriate development potential. The shopping center is recommended for Page | 3
redesignation to Commercial Retail (CR) and, to protect the riparian habitat, it is recommended for W-1 zoning (reserved for watercourses, watersheds and conservation areas).
EXHIBIT A. GENERAL PLAN LAND USE MAP AND PROPOSED CHANGES
EXHIBIT B. ZONING MAP WITH PROPOSED CHANGES
Page | 4
To comply with State of California Planning and Zoning laws, it is necessary for the City to make its zoning consistent with its General Plan. Moreover, since the site is fully developed as a shopping center, it is unlikely that a business park will be built. The current General Plan designation for Business Park is not conducive to reinvestment and redevelopment for future commercial retail uses and improvements. Copies of the BP zone and C-P-S zone are included as attachments to this report.
TABLE 1. GENERAL PROJECT INFORMATION
ASSESSOR
PARCEL NO. EXISTING GP PROPOSED
GP
EXISTING
ZONING
PROPOSED
ZONING Total Acres
163-400-036 Business Park
(BP)
Open Space -
Conservation
Habitat (OS-
CH)
Scenic
Highway
Commercial (C-
P-S) & M-SC
W-1 1.89
163-400-037 BP
Commercial
Retail (CR) and
OS-CH
C-P-S & M-SC M-SC zoned
area to C-P-S 3.73
163-400-038 BP CR C-P-S No Change 0.89
163-400-040 BP CR C-P-S & M-SC M-SC to C-P-S 6.03
163-400-041 BP CR C-P-S No Change 0.79
163-400-042 BP & HHDR* BP area to CR M-SC & R-3 M-SC zoned area to C-P-S 4.00
163-400-043 BP CR C-P-S No change 1.00
163-400-044 BP CR C-P-S No change 0.90
163-400-045 BP CR C-P-S No change 1.56
* HHDR - Highest Density Residential
ENVIRONMENTAL REVIEW
A Previous Environmental Document (PED) Review Determination was prepared in accordance with the California Environmental Quality Act (CEQA), including all criteria, standards, and procedures of CEQA (California Public Resource Code Section 21000 et seq.) and the CEQA Guidelines ( California Code of Regulations, Title 14, Division 6, Chapter 3, Section 15000 et seq.).
The PED was prepared to determine if the Project is within the scope of the analysis contained in City of Jurupa Valley, 2017 General Plan Final Environmental Impact Report State Clearinghouse No. 2016021025 certified by the City Council on September 17, 2017 and to ensure that the Project does not create new significant impacts or substantially increase the severity of previously analyzed impacts as compared to those identified previously.
The Project will not result in any new significant environmental impacts, substantially increase the severity of previously identified effects, or necessitate implementation of additional or considerably different mitigation measures than those identified in the 2017 General Plan FEIR.
Page | 6
Reviewed by:
Peter M. Thorson
City Attorney
ATTACHMENTS
1. Ordinance No. 2024-11, approving CZ23005
2. California Environmental Quality Act Determination – Previous Environmental Determination Assessment
3. Municipal Code Chapters for the C-P-S Zone and B-P Zone
4. Public Hearing Notice
ATTACHMENT 1
City Council Ordinance
-1-
ORDINANCE NO. 2024-11
AN ORDINANCE OF THE CITY OF JURUPA VALLE Y,
CALIFORNIA, APPROVING AN AMENDME NT TO THE
CITY OF JURUPA VALLEY OFFICIAL ZONING MAP FOR
CHANGE OF ZONE NO. 2 3005 TO CHANGE A PORTION
OF THE SITE FROM M -SC (MANUFACTU RING –
SERVICE COMMERCIAL) TO C-P-S (SCENIC HIG HWAY
COMMERCIAL) AND CHANGE ANOTHER PORTION OF
THE SITE FROM C -P-S AND M -SC TO W -1
(WATERCOURSE, WA TERSHED AND CONSERVA TION
AREAS) FOR THE DE ANZA MARKETPLACE LOCATED
AT 8304 -8380 LIMONIT E AVENUE AND 6105 CLA Y
STREET (ASSESSOR PAR CEL NUMBERS: 163 -400- 036, -
037, -038, -040, -041, -042, -043, -044, -045), AND FINDING NO
FURTHER ENVIRONMENTA L REVIEW IS REQUIRED
UNDER CEQA GUIDELINES SECTION 15162
THE CITY COUNCIL OF THE CITY OF JURUPA VALLEY DOES ORDAIN AS FOLLOWS:
Section 1. Project. The City has identified an inconsistency between the General Plan Land Use Map and the zoning map with respect to the De Anza Market Place Shopping Center located at 8304-8380 Limonite Avenue and 6105 Clay Street (Assessor Parcel Numbers: 163-400- 036, -037, -038, -040, -041, -042, -043, -044, -045) and initiated a General Plan Amendment and zone change to fix the inconsistency (the “Project”). This ordinance addresses the change of zone.
The General Plan amendment will be considered by separate resolution.
Section 2. Change of Zone.
(a) The City has initiated Change of Zone No. 23005 to change the zone of approximately 5.1 acres of real property located at 8304 -8380 Limonite Avenue and 6105 Clay Street (Assessor Parcel Numbers 163-400-036, -037, -040, and -042) as follows:
1) 1.89 acres (APN 163 -400-036) from Scenic Highway Commercial (C-P-S) and Manufacturing -Service Commerci al (M -SC) to Watercourse, Watershed and Conservation Areas (W-1);
2) Approximately 0.08 acres of the 3.73 acres identified as APN 163 - 400-037 from Manufacturing Service Commercial (M-SC) to Scenic Highway Commercial (C-P- S);
3) Approximately 2.02 acres of the 6.03 acres (APN 163 -400-040) from Manufacturing Service Commercial (M-SC) to Scenic Highway Commercial (C-P-S); and 4) 1.11 acres ( portion of APN 163 -400-042) from Manufacturing Service Commercial (M-SC) to Scenic Highway Commercial (C-P-S). -2-
The above-referenced changes are depicted on Exhibit “A”.
(b) Section 9.285.010. of the Jurupa Valley Municipal Code provides that amendments to Title 9 of the Jurupa Valley Municipal Code must be made in accordance with the procedures set forth in Government Code Section 65800 et seq. , as now enacted or hereafter amended, and with the requirements of Title 9. Government Code Section 65853 provides that an amendment to a zoning ordinance, which amendment changes any property from one zone to another, shall be adopted in the manner set forth in Sections 65854 to 65857, inclusive. (c) Government Code Section 65854 provides that the Planning Commission must hold a public hearing on the proposed amendment to a zoning ordinance , with notice of the hearing given pursuant to Government Code Section 65090 and, if the proposed amendment to a zoning ordinance affects the permitted uses of real property, also given pursuant to Government Code Section 65091. Additionally, Sections 9.285.040.(1) and (2) of the Jurupa Valley Municipal Code provide that the Planning Commission shall hold a noticed public hearing on a proposed amendment to Title 9 of the Jurupa Valley Municipal Code that proposes to change property from one zone to another.
(d) Government Code Section 65855 provides that after the hearing, the Planning Commission must render its decision in the form of a written recommendation to the legislative body, which must include the reasons for the recommendation, the relationship of the proposed amendment to applicable general and specific plans, and must transmit the recommendation to the legislative body in such form and manner as may be specified by the legislative body. Additionally, Section 9.285.040.(3) of the Jurupa Valley Municipal Code provides that, after closing the public hearing, the Planning Commission must render its decision within a reasonable time and transmit it to the City Council in the form of a written recommendation, which shall contain the reasons for the recommendation and the relationship of the proposed amendment to 2017 General Plan. A copy of the recommendation shall be mailed to the applicant and proof thereof shall be shown on the original transmitted to the City Council. (e) Government Code Section 65856(a) provides that upon receipt of the recommendation of the Planning Commission, the legislative body must hold a public hearing.
Additionally, Section 9.285.040.(4)(a) of the Jurupa Valley Municipal Code provides that upon receipt of a recommendation for approval by the Planning Commission, the City Clerk shall set the matter for public hearing before the City Council at the earliest convenient day, and give notice of the time and place of the hearing in the same manner as notice was given of the hearing before the Planning Commission.
(f) Government Code Sect ion 65857 provides that the legislative body may approve, modify, or disapprove the recommendation of the Planning Commission; provided that any modification of the proposed ordinance or amendment by the legislative body not previously considered by the Planning Commission during its hearing, must first be referred to the Planning Commission for report and recommendation, but the Planning Commission shall not be required to hold a public hearing thereon. Additionally, Section 9.285.040.(5) of the Jurupa Val ley Municipal Code provides that after closing the public hearing the City Council must render its decision within a reasonable time and may approve, modify , or disapprove the recommendation of the Planning Commission; provided, however, that any proposed modification of the Planning -3-
Commission’s recommendation not previously considered by the Planning Commission must first be referred back to the Planning Commission for a report and recommendation.
Section 3. Procedural Findings. The City Council of the City of Jurupa Valley does hereby find, determine, and declare that:
(a) Change of Zone No. 23003 (the “Project”) was processed including, but not limited to , a public notice, in the time and manner p rescribed by State law and Jurupa Valley Ordinances.
(b) On March 13, 2023, the Planning Commission of the City of Jurupa Valley held a public hearing on the Project at which time all persons interested in the Project had the opportunity and did address the Planning Commission on these matters. Following the receipt of public testimony the Planning Commission closed the public hearing. Following a discussion of the Project the Planning Com mission voted 3-0-2 (with Commissioners N ewman and Jackson absent), to adopt Planning Commission Resolution No. 2024-08, recommending approval of the Project and finding no further environmental review is required under CEQA Guidelines Section 15162.
(c) On May 2, 2024, the City Council of the City of Jurupa Valley held a public hearing on the Project at which time all persons interested in the Project had the opportunity and did address the City Council on these matters. Following the receipt of public testimony, the City Council closed the public hearing.
(d) All legal preconditions to the adoption of this Ordinance have occurred.
Section 4. California Environmental Quality Act Findings . The City Council of the City of Jurupa Valley make s the following environmental findings and determinations in connection with the approval of the Project:
(a) Pursuant California Environmental Quality Act (“CEQA”) (Cal. Pub. Res.
Code § 21000 et seq.) and Section 15162 of the State Guidelines (the “Guidelines”) (14 Cal. Code Regs. § 15000 et seq.), City staff has considered the potential environmental impacts of the Project.
On September 7, 2017, the Jurupa Valley City Council adopted Resolution No. 2017-14 certifying a Final Environmental Impact Report (FEIR), State Clearinghouse No. 2016021025, for the Jurupa Valley General Plan. City staff reviewed the FEIR for the Jurupa Valley General Plan, including the impacts and mitigation measures identified therein, and prepared a Previous Environmental Document Review Determination for the Project in accordance with CEQA. Based on that review, City staff has determi ned that the Project and the circumstances under which the Project is undertaken do not involve substantial changes which will result in new significant environmental effects, and that the Project does not involve new information of substantial importance which shows that the Project will have significant effe cts n ot discussed in the F EIR. All potential environmental impacts associated with the Project are adequately addressed by the FEIR, and the mitigation measures contained in the F EIR will reduce those impacts to a leve l that is less than significant.
(b) The City Council has independently reviewed the Previous Environmental Document Review Determination attached hereto as “B”, and based upon the whole record before -4-
it, the Previous Environmental Document Review Determination, and its independent review and judgment, finds that that the Project is not subject to further environmental review pursuant to the Guidelines because:
1) The Project and the circumstances under which the Project is undertaken do not involve substantial changes which will result in new significant environmental effects, and that the Project does not involve new information of substantial importance which shows that the Project will have significant effects not discussed in the FEIR; and 2) All potential environmental impacts associated with the Project are adequately addressed by the FEIR, and the mitigation measures contained in the FEIR will reduce those impacts to a level that is less than significant. (c) The custodian of records for the FEIR, and all other materials that constitute the record of proceedings upon which the City Council determination is based, is the Community Development Department of the City of Jurupa Valley. Those documents are available for public review in the Community Development Department located at 8930 Limonite Avenue, Jurupa Valley, California 92509.
Section 5. Findings for Approval of Change of Zone. The City Council of the City of Jurupa Valley hereby finds and determines that Change of Zone No. 23003 should be adopted because it is necessary for the Project site to be consistent with the General Plan. With General Plan Amendment No. 23003, the land use designation of this site will be Commercial Retail (CR), with a small portion designated as Open Space Conserva tion Habitat (OS-CH). The property is currently zoned as Scenic Highway Commercial (C-P-S) and Manufacturing Service Commercial M-SC. These zones are not consistent with the Commercial Retail (CR) and Open Space Conservation Habitat (OS-CH) land use desi gnations and are not consistent with the current use of the property. As such a change of zone is required so that the zoning can be compatible with the new land use designations.
Section 6. Approval of Change of Zone. Based on the foregoing, the City Council of the City of Jurupa Valley hereby:
1) Approves Change of Zone No. 23005 to change the zone of approximately 11.92 acres of real property located at 8304-8380 Limonite Avenue and 6105 Clay Street (Assessor Parcel Numbers 163-400-036, -037, -040, and -042) changing a portion of the site described above from M -SC (Manufacturing – Service Commercial) to C -P-S (Scenic Highway Commercial) and a portion of the site from C-P-S and M-SC to W-1 (Watercourse, Watershed and Conservation Areas as depicted in Exhibit “A” attached hereto; and 2) Directs the City Manager to revise the official City of Jurupa Valley Zoning Map to designate the properties as being in these new zones.
Section 7. Severability. If any sentence, clause or phrase of this Ordinance is for any reason held to be unconstitutional or otherwise invalid, such decision shall not affect the validity of the remaining provisions of this Ordinance. The City Council hereby declares that it would have passed this Ordinance and each sentence, clause or phrase thereof irrespective of the fact that any one or more sentences, clauses or phrases be declared unconstitutional or otherwise invalid. -5-
Section 8. Effect of Ordinance . This Ordinance is intended to supersede any ordinance or resolution of the County of Riverside incorporated by the City of Jurupa Valley that may be in conflict with the terms of this Ordinance.
Section 9. Certification. The City Clerk of the City of Jurupa Valle y shall certify to the passage and adoption of this Ordinance and shall cause the same to be published or posted in the manner required by law.
Section 10. Effective Date. This Ordinance shall take effect on the date provided in Government Code Section 36937.
PASSED, APPROVED, AND ADOPTED by the City Council of the City of Jurupa Valley on this 16th day of May, 2024.
______________________________
Guillermo Silva
Mayor
ATTEST:
______________________________
Victoria Wasko, CMC
City Clerk
-6-
CERTIFICATION
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF JURUPA VALLEY )
I, Victoria Wasko, CMC, City Clerk of the City of Jurupa Valley, do hereby certify that the foregoing Ordinance No. 2024-11 was introduced at a meeting of the City Council of the City of Jurupa Valley on the 2nd day of May, 2024, and thereafter at a regular meeting held on the 16th day of May, 2024 it was duly passed and adopted by the following vote of the City Council:
AYES:
NOES:
ABSENT:
ABSTAIN:
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of Jurupa Valley, California, this 16th day of May, 2024.
________________________________
Victoria Wasko, City Clerk
City of Jurupa Valley
A-1
Exhibit “A”
-7-
EXHIBIT A
ATTACHMENT 2
CEQA Documentation
Previous Environmental Document (PED)
Review Determination
General Plan Amendment (GPA) 23003
Change of Zone (CZ) 23005
Lead Agency
City of Jurupa Valley
8390 Limonite Avenue Jurupa Valley, CA 92509
Contact: Tamara Campbell, Principal Planner
(951) 332-6464
[email protected]
February 22, 2024
CEQA Previous Environmental Determination GPA23003 & CZ23005
1.0 DETERMINATION
On the basis of the evaluation in Section 3.0 this document, I find that all potentially significant effects have been avoid ed or mitigated according to the, City of Jurupa Valley, 2017 General Plan Final Environmental Impact Report State Clearinghouse No. 2016021025 (FEIR) certified by Resolution No 2017-14 on September 7, 2017. Therefore, the Project is “within the scope” of the previously certified EIR. According to PRC §21166 and CEQA Guidelines §15162, CEQA does not require the preparation of any further environmental review.
City of Jurupa Valley
Signature Agency
Joe Perez, Community Development Director February 22, 2024 Printed Name/Title Date
CEQA Previous Environmental Determination GPA23003 & CZ23005
2.0 INTRODUCTION
2.1 Document Purpose
This document is a Previous Environmental Document (PED) Review Determination prepared in accordance with the California Environmental Quality Act (CEQA), including all criteria, standards, and procedures of CEQA (California Public Resource Code Section 21000 et seq.) and the CEQA Guidelines (California Code of Regulations, Title 14, Division 6, Chapter 3, Section 15000 et seq.).
This document has been prepared to determine if the General Plan Amendment and zone changes (Project) are within the scope of the analysis contained in City of Jurupa Valley, 2017 General Plan Final Environmental Impact Report State Clearinghouse No. 2016021025 certified by the City Council on September 17, 201 7, and to ensure that the Project does not create new significant impacts or substantially increase the severity of previously analyzed impacts as compared to those identified previously.
2.2 Project Description
On September 7, 2017, the City Council adopted the 2017 General Plan as well as limited changes to the Zoning Map and Ordinance. The adoption included amendments to the General Plan Land Use Map that addressed land use issues, including providing additional commercial and residential uses and buffering residential development from industrial uses. By law, a city’s zoning must be consistent with its General Plan. Many of the Land Use Map changes resulted in making the existing zoning on the affected properties inconsistent with the General Plan.
The Project
includes the property known as the De Anza Market Place Shopping Center identified within the Land Use Designation Business Park and the current zoning is M-SC (Manufacturing – Service Commercial). The site has been developed with a long-established shopping center with undeveloped portions containing riparian habitat. The General Plan Amendment (GPA) 23003 and Change of Zone (CZ) 23005 are proposed in an effort to correct the inconsistencies with the General Plan Land Use Designations and Zoning. The sites are described on pps. 3 through 6 below.
CEQA Previous Environmental Determination GPA23003 & CZ23005
Exhibit 2.2-1 Project Site
CEQA Previous Environmental Determination GPA23003 & CZ23005
Exhibit 2.1-2 General Plan Amendment - Land Use Map
GPA 23003 – De Anza Market Place Shopping Center
GPA22003 is proposing the GPA on approximately 18.9-acres of developed area and approximately
1.89-acres of riparian habitat on the south side of Limonite Avenue east of Baldwin Avenue and west of Clay Street, and includes APNs 163-400-036, -037, -038, -040, -041, -042, -043, -044, and -045. With the adoption of the 2017 General Plan, the City designated the land use of the site as BP (Business Park).
As the majority of the parcels included in the GPA are currently zoned as Scenic Highway Commercial (C-P-S) the zoning is inconsistent with the 2017 General Plan BP designation. with a portion of parcel 163-400-042 designated as HHDR. Additionally, the majority of the parcels have been developed with commercial buildings and undeveloped parcel 163-400-036 and a portion of 163-400-037 contains riparian habitat. The GPA from BP to CR and OS-CH will correct the inconsistencies to reflect the actual land uses.
Table 2.1-1 Project Land Use and Proposed Land Use Amendment Assessor Parcel Number General Plan Land Use General Plan Amendment Acres 163-400-036 Business Park (BP) Open Space Conservation Habitat (OS-CH)
1.89 163-400-037 Business Park (BP) Commercial Retail (CR) 3.73 163-400-038 Business Park (BP) Commercial Retail (CR) 0.89 163-400-040 Business Park (BP) Commercial Retail (CR) 6.03 163-400-041 Business Park (BP) Commercial Retail (CR) 0.79 163-400-042 Business Park (BP)
A portion existing as HHDR
Commercial Retail (CR)
No Change to the HHDR portion
4.00 163-400-043 Business Park (BP) Commercial Retail (CR) 1.00 163-400-044 Business Park (BP) Commercial Retail (CR) 0.90 163-400-045 Business Park (BP) Commercial Retail (CR) 1.56
CEQA Previous Environmental Determination GPA23003 & CZ23005
Exhibit 2.2-3 Change of Zone Map
CEQA Previous Environmental Determination GPA23003 & CZ23005
CZ 23005 – De Anza Market Place Shopping Center
CZ23005 The majority of the site is currently zoned Scenic Highway Commercial (C-P-S ); with APN 163- 400-040, portions of APNs 163-400-037, and -042 zoned as Manufacturing- Service Commercial (M-SC); and a portion of APN 163-400-042 zoned as R-3. the adoption of the 2017 General Plan, the City designated the land use of the site as CR (Commercial Retail). The existing C-P-S zoning is developed with commercial uses and is consistent with the zoning of the properties along the south side of Limonite to the east/northeast of the site. A portion of the C-P -S zoning in the southeast corner is undeveloped riparian habitat and the zone change to W-1 will provide protection of this sensitive area.
The M-SC zoned area is currently developed with commercial use or located in the riparian habitat, and as such the zone changes to C-P-S and W-1 will provide consistency and protect the riparian habitat.
Table 2.1-1 Project Zoning and Proposed Zoning Changes Assessor Parcel Number Current Zoning Proposed Zoning Acres 163-400-036 Scenic Highway Commercial
(C-P-S)
W-1 1.89
163-400-037 Scenic Highway Commercial
(C-P-S) and portion as
Manufacturing – Service
Commercial (M-SC)
C-P-S portion changed to W-1
M-SC portion changed to W-1
3.73 163-400-038 Scenic Highway Commercial
(C-P-S)
No Change 0.89
163-400-040 Manufacturing – Service
Commercial (M-SC)
Scenic Highway Commercial
(C-P-S)
6.03 163-400-041 Scenic Highway Commercial
(C-P-S)
No Change 0.79
163-400-042 Manufacturing – Service
Commercial (M-SC) and a
portion existing as R-3
C-P-S
No Change to the R-3 portion
4.00 163-400-043 Scenic Highway Commercial
(C-P-S)
No Change 1.00
163-400-044 Scenic Highway Commercial
(C-P-S)
No Change 0.90
163-400-045 Scenic Highway Commercial
(C-P-S)
No Change 1.56
CEQA Previous Environmental Determination GPA23003 & CZ23005
3.0 ANALYSIS
Applicability of the 2017 Certified FEIR
If the zone changes are approved, the Project will incorporate the following as required by the adopted Mitigation Monitoring and Reporting Program (MMRP) adopted with the 2017 General Plan FEIR:
§ Plans, Policies, or Programs - These include existing regulatory requirements such as plans, policies, or programs applied to the Project-based on federal, state, or local law currently in place, which effectively reduce environmental impacts.
§ Mitigation Measures (MM) - These measures include requirements that are imposed where the impact analysis determines that implementation of the proposed Project would result in significant impacts; mitigation measures are proposed in accordance with the provisions of CEQA.
3.1 Significant and Unavoidable Impacts
The 2017 General Plan FEIR determined that the following impacts were significant and unavoidable for:
Agriculture
Conversion of Agricultural Land. Development in the City will eventually convert 2,500 acres of land currently used for agriculture to suburban land uses.
Loss of Prime Farmland. Development in the City will eventually cover over 612 acres of prime farmland and 2,077 acres of locally important farmland.
Cumulative Loss of Agriculture . Buildout of the City to rural and suburban uses will contribute to an overall decline and eventual loss of agricultural activities and resources from western Riverside County.
Air Quality
Violate Air Quality Standards. Long-term emissions from the operation of developed land uses in the future will exceed SCAQMD regional thresholds for ROC, NOx, CO, PM 10, and PM 2.5 even with implementation of the goals, policies, and programs of the General Plan and compliance with existing air pollution regulations.
Noise
Long-term Levels Exceedance of City Noise Standards. Future development in the City will contribute additional traffic which will cause noise levels along several major roadways to exceed City standards.
Cumulative Noise Impacts. Noise from traffic increases on local streets will contribute to cumulative noise impacts in the region as development occurs in the future.
CEQA Previous Environmental Determination GPA23003 & CZ23005
3.2 Findings
The following sections evaluate the Project against each of the criteria to determine if the impacts of the 2017 General Plan and 2017 General Plan FEIR have new, increased or unidentified significant effects:
(1) Substantial changes are proposed in the project which will require major revisions of the previous EIR or negative declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effect.
Finding: The General Plan only dealt with establishing land use designations, and not the zoning classifications that would be used to implement the General Plan. Although the proposed Project includes a General Plan Amendment the existing development on the site pre -dates the 2017 General Plan EIR therefore, the Project is not making any changes that were not previously analyzed in the 2017 General Plan and GPFEIR. Additionally, the proposed Project will be changing a portion of the site to Open Space – Conservation Habitat which will decrease environmental effects that would have been created if the property was developed under the existing land use designations. The changes to the land use and zoning do not create substantial changes, require major revisions, or involve new significant environmental impacts beyond those previously identified. (2) Substantial changes occur with respect to the circumstances under which the project is undertaken which will require major revisions of the previous EIR or Negative Declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; or
Finding: The majority of the site is an existing commercial development that pre -dates the 2017 General Plan and GPFEIR parcel. The Project does not propose any new development to occur on any of the areas. The changes in zoning are to correct inconsistencies between the land use designations and zoning. Additionally, the proposed Project will be changing a portion of the site to Open Space – Conservation Habitat which will decrease environmental effects that would have been created if the property was developed under the existing land use designation. Therefore, the GPA and zone changes will not create new significant environmental effects or a substantial increase in the severity of previously identified significant impacts.
(3) New information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified as complete or the Negative Declaration was adopted, shows any of the following:
(A) The project will have one or more significant effects not discussed in the previous EIR or negative declaration.
Finding: None of the areas are being used for agriculture. Additionally, the site is designated as “Urban and Built-Up Land” by the State Department of Conservation
1. As such, the Project site does not contain
any lands designated as Prime Farmland, Unique Farmland, or Farmland of Statewide Importance as 1California Department of Conservation, Farmland Mapping and Monitoring Program, https://databasin.org/datasets/b83ea1952fea44ac9fc62c60dd57fe48 , accessed February 21, 2024.
CEQA Previous Environmental Determination GPA23003 & CZ23005
mapped by the State Department of Conservation Farmland Mapping and Monitoring Program. In addition, no properties abutting the Project site are classified as Farmland. According to the County of Riverside, the site is not within an agricultural preserve. 2 As such the Project will not result in the loss of agricultural land.
No new development is proposed therefore, the Project will not result in impacts to Air Quality and Noise that are substantially more severe or have significant effects than were analyzed or not previously addressed in the 2017 General Plan FEIR.
(B) Significant effects previously examined will be substantially more severe than shown in the previous EIR.
Finding: None of the areas are being used for agriculture and the majority of the site is developed as commercial which pre-dates the 2017 General Plan and GPFEIR and as such the Project will not result in the loss that were not previously addressed in the 2017 General Plan FEIR. No development is proposed as part of the Project therefore, the Project will not result in Agricultural, Air Quality, or Noise impacts that are substantially more severe than were analyzed or addressed previously in the 2017 General Plan FEIR.
(C) Mitigation measures or alternatives previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative.
Finding: Certain impacts to the environmental categories analyzed in the 2017 General Plan FEIR, including cultural resources, geological resources, greenhouse gas emissions, and hydrology and water quality were found to be potentially significant, but could be mitigated to a less-than-significant level with implementation of policies contained in the General Plan. There are no mitigation measures or alternatives that were previously found not feasible that would now be feasible through the GPA and zone changes on the areas. Future development on any of the areas will be subject to the existing applicable 2017 General Plan policies. Therefore, there are no additional mitigation measures required than those contained in the 2017 General Plan FEIR.
(D) Mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative.
Finding: Certain impacts to the environmental categories analyzed in the 2017 General Plan FEIR, including cultural resources, geological resources, greenhouse gas emissions, and hydrology and water quality were found to be potentially significant, but could be mitigated to a less -than-significant level with implementation of policies contained in the 2017 General Plan. Future development on any of the areas will be subject to the existing applicable 2017 General Plan policies. Therefore, there are no additional mitigation measures required than are considerably different than those contained in the 2017 General Plan FEIR.
2 California Department of Conservation Riverside County Important Farmland Data Availability, Important Farmland Maps Riverside West 2018, https://www.conservation.ca.gov/dlrp/fmmp/Pages/Riverside.aspx, accessed February 21, 2024.
CEQA Previous Environmental Determination GPA23003 & CZ23005
4.0 Conclusion:
The Project is required to comply with existing PPPs and MMs per Resolution Number 2017-14 certifying the 2017 General Plan FEIR.
Based on the Review Process and the Planning Department Staff Report the General Plan Amendment and Zone Changes would not result in any new significant environmental impacts, substantially increase the severity of previously identified effects, or necessitate implementation of additional or considerably different mitigation measures than those identified in the 2017 General Plan FEIR. The effects associated with the General Plan Amendment and Zone Changes would be substantially the same as those reported for the approved 2017 General Plan FEIR, and is within the scope of the analysis contained in the 2017 General Plan FEIR and the Project does not create new significant impacts or substantially increase the severity of previously analyzed impacts as compared to those identified in the 2017 General Plan FEIR, thus no Supplemental or Subsequent Environmental Review is required.
ATTACHMENT 3
Municipal Code Chapters for C-P-S and B-P Zone
Title 9 - PLANNING AND ZONING
CHAPTER 9.125. C-P-S ZONE (SCENIC HIGHWAY COMMERCIAL)
Jurupa Valley, California, Municipal Code Created: 2021-09-03 14:47:19 [EST] ( Supp. No. 11)
CHAPTER 9.125. C-P-S ZONE (SCENIC HIGHWAY COMMERCIAL)
Sec. 9.125.010. Scope.
The provisions of this chapter shall apply in all C-P-S Zones.
Sec. 9.125.020. Uses permitted.
A. The following uses are permitted only in enclosed buildings with not more than two hundred (200) square feet of outside storage or display of materials appurtenant to such use, provided a site development permit shall have been approved pursuant to the provisions of Section 9.240.330:
(1) Ambulance services.
(2) Antique shops.
(3) Appliance stores, household.
(4) Art supply shops and studios.
(5) Auditoriums and conference rooms.
(6) Automobile parts and supply stores.
(7) Bakery goods distributors.
(8) Bakery shops, including baking only when incidental to retail sales on the premises. (9) Banks and financial institutions.
(10) Barber and beauty shops.
(11) Bars and cocktail lounges.
(12) Bicycle sales and rentals.
(13) Billiard and pool halls.
(14) Blueprint and duplicating services.
(15) Book stores and binders.
(16) Bowling alleys.
(17) Catering services.
(18) Ceramic sales and manufacturing for on-site sales, provided the total volume of kiln space does not exceed sixteen (16) cubic feet.
(19) Cleaning and dyeing shops.
(20) Clothing stores.
(21) Confectionery or candy stores.
(22) Costume design studios.
(23) Dance halls.
Created: 2021-09-03 14:47:19 [EST]
( Supp. No. 11)
(24) Delicatessens.
(25) Department stores.
(26) Drug stores.
(27) Dry goods stores.
(28) Electrical substations.
(29) Employment agencies.
(30) Escort bureaus.
(31) Feed and grain sales.
(32) Fishing and casting pools.
(33) Florist shops.
(34) Food markets and frozen food lockers.
(35) Gift shops.
(36) Hardware stores.
(37) Household goods sales and repair, including, but not limited to, new and used appliances, furniture, carpets, draperies, lamps, radios, and television sets, including repair thereof. (38) Hobby shops.
(39) Ice cream shops.
(40) Ice sales, not including ice plants.
(41) Interior decorating shops.
(42) Jewelry stores with incidental repairs.
(43) Labor temples.
(44) Laboratories, film, dental, medical, research or testing. (45) Laundries and laundromats.
(46) Leather goods stores.
(47) Locksmith shops.
(48) Mail order businesses.
(49) Manufacturer's agent.
(50) Market, food, wholesale or jobber.
(51) Massage parlors, Turkish baths, health centers and similar personal service establishments. (52) Meat markets, not including slaughtering.
(53) Mimeographing and addressograph services.
(54) Mobilehomes, provided they are kept mobile and licensed pursuant to state law, use for:
(a) Construction offices and caretaker's quarters on construction sites for the duration of a valid building permit, providing they are inconspicuously located. (b) Agricultural worker employment offices for a maximum of ninety (90) days in any calendar year.
Created: 2021-09-03 14:47:19 [EST]
( Supp. No. 11)
(c) Caretakers or watchmen and their families provided no rent is paid, where a permitted and existing commercial use is established. Not more than one (1) mobilehome shall be allowed for a parcel of land or a shopping center complex.
(55) Music stores.
(56) News stores.
(57) Notions or novelty stores.
(58) Nurseries and garden supply stores.
(59) Offices, business.
(60) One on-site operator's residence, which may be located in a commercial building. (61) Paint and wall paper stores, not including paint contractors. (62) Parking lots and parking structures.
(63) Pawn shops.
(64) Pet shops and pet supply shops.
(65) Photography shops and studios and photo engraving. (66) Plumbing shops, not including plumbing contractors. (67) Poultry markets, not including slaughtering or live sales. (68) Printers or publishers.
(69) Produce markets.
(70) Radio and television broadcasting studios.
(71) Recording studios.
(72) Refreshment stands.
(73) Restaurants and other eating establishments.
(74) Schools, business and professional, including art, barber, beauty, dance drama, music and swimming. (75) Shoe stores and repair shops.
(76) Shoeshine stands.
(77) Signs, on-site advertising.
(78) Sporting goods stores.
(79) Stained glass assembly.
(80) Stationery stores.
(81) Stations, bus, railroad and taxi.
(82) Taxidermist.
(83) Tailor shops.
(84) Telephone exchanges.
(85) Theaters, not including drive-ins.
(86) Tobacco shops.
Created: 2021-09-03 14:47:19 [EST]
( Supp. No. 11)
(87) Tourist information centers.
(88) Toy shops.
(89) Travel agencies.
(90) Typewriter sales and rental and incidental repairs. (91) Watch repair shops.
(92) Wedding chapels.
(93) Wholesale businesses with samples on the premises, but not to include storage. (94) Recycling collection facilities.
(95) Gasoline service stations, not including the concurrent sale of beer and wine for off-premises consumption.
(96) Golf cart sales and service.
(97) Hotels, resort hotels and motels.
(98) Day care centers.
(99) Convenience stores, not including the sale of motor vehicle fuel. (100) Churches, temples and other places of religious worship.
B. Uses permitted by conditional use permit. The following uses are permitted, provided a conditional use permit has been granted pursuant to the provisions of Section 9.240.280:
(1) Automobile repair garages, body shops, spray painting shops. (2) Automobile sales and rental agencies.
(3) Boat sales, rentals and services.
(4) Car washes.
(5) Drive-in theaters.
(6) Equipment rental services, including rototillers, power mowers, sanders, power saws, cement and plaster mixers not exceeding twenty (20) cubic feet in capacity and other similar equipment. (7) Heliports.
(8) Liquid petroleum service stations, with or without the concurrent sale of beer and wine, provided the total capacity of all tanks shall not exceed ten thousand (10,000) gallons. (9) Mortuaries.
(10) Sale, rental, repair, or demonstration of motorcycles, scooters or motorbikes of two (2) horsepower or greater.
(11) Animal hospitals.
(12) Sports and recreational facilities, not including motor-driven vehicles and riding academies, but including archery ranges, athletic fields, beaches, golf driving ranges, gymnasiums, miniature golf, parks, playgrounds, sports arenas, skating rinks, stadiums, and commercial swimming pools. (13) Tire recapping.
(14) Tire sales and services, not including recapping.
Created: 2021-09-03 14:47:19 [EST]
( Supp. No. 11)
(15) Trailer and boat storage.
(16) Travel trailers, mobilehomes and recreational vehicles sales and service. (17) Truck sales and services.
(18) Trucks and trailers; the rental of trucks not over nineteen thousand, five hundred (19,500) pounds gross weight, with body not to exceed twenty-two (22) feet in length from the back of the cab to the end of the body; and the rental of trailers not exceeding six (6) feet in width or twenty-two (22) feet in length.
(19) Underground bulk fuel storage.
(20) All uses permitted in subsection (A) of this section that have more than two hundred (200) square feet of outside storage of display of materials.
(21) Gasoline service stations, with the concurrent sale of beer and wine for off-premises consumption. (22) Convenience stores, including the sale of motor vehicle fuel. (23) Liquor stores pursuant to the provisions of Section 9.240.490 (Alcoholic Beverage Sales).
C. The uses listed in subsections A. and B. of this section do not include sex-oriented businesses.
D. Accessory uses. An accessory use to a permitted use is allowed, provided the accessory use is established on the same lot or parcel of land, and is incidental to, and consistent with the character of the permitted principal use, including, but not limited to, limited manufacturing, fabricating, processing, packaging, treating and incidental storage related thereto, provided any such activity shall be in the same line of merchandise or service as the trade or service business conducted on the premises and providing any such related activity does not exceed any of the following restrictions:
(1) The maximum gross floor area of the building permitted to be devoted to such accessory use shall be twenty-five (25) percent.
(2) The maximum total horsepower of all electric motors used in connection with such accessory use shall be five (5) horsepower.
(3) The accessory use shall be so conducted that noise, vibration, dust, odor, and all other objectionable factors shall be reduced to the extent that there will be no annoyance to persons outside the premises.
Such accessory use shall be located not nearer than fifty (50) feet to any residential zone. (4) Accessory uses shall be conducted wholly within a completely enclosed building.
E. Any use that is not specifically listed in subsections A. and B. of this section may be considered a permitted or conditionally permitted use, provided that the Community Development Director finds that the propose d
use is substantially the same in character and intensity as those listed in the designated subsections. Such a use is subject to the permit process which governs the category in which it falls.
F. It is the intent of the City Council that a legally established pre-existing land use of an occupied property shall not assume a nonconforming status as a result of the adoption of the 2017 General Plan and the concurrent or subsequent adoption of a change of zone for consistency with the 2017 General Plan. Any pre-existing use certified pursuant to Section [9.240.080] that is not specifically listed in subsections a. and b. shall be considered a permitted or conditionally permitted use the same as provided for such use under the zoni ng
classification of the subject property prior to the adoption of the new zoning classification concurrent with, or subsequent to, the effective date of City Council Resolution No. 2017-14[A3] adopting the 2017 General Plan. The expansion of significant modification of such a pre-existing use shall be subject to the approval process and zoning requirements that had governed the category of use in which it fell under the prior zoning classification. However, nothing in this subsection shall be construed to mean that a site development permit or conditional use permit is required to continue such pre-existing use.
Created: 2021-09-03 14:47:19 [EST]
( Supp. No. 11)
(Ord. No. 2012-02, § 1, 6-7-2012; Ord. No. 2017-09 , § 8C., 9-21-2017; Ord. No. 2021-09 , § 4, 4-15-2021) Sec. 9.125.030. Planned commercial development.
Planned commercial developments are permitted, provided a land division is approved pursuant to the provisions of Title 7.
Sec. 9.125.040. Development standards.
The following shall be the standards of development in the C-P-S Zones:
(1) There is no minimum lot area requirement, unless specifically required by zone classification for a particular area.
(2) There are no yard requirements for buildings which do not exceed thirty-five (35) feet in height, except as required for specific plans. Any portion of a building which exceeds thirty-five (35) feet in height shall be set back from the front, rear and side lot lines not less than two (2) feet for each foot by which the height exceeds thirty-five (35) feet. The front setback shall be measured from the existing street line unless a specific plan has been adopted in which case it will be measured from the specific plan street line. The rear setback shall be measured from the existing rear lot line or from any recorded alley or easement; if the rear line adjoins a street, the rear setback requirement shall be the same as required for a front setback. Each side setback shall be measured from the side lot line or from an existing adjacent street line unless a specific plan has been adopted in which case it will be measured from the specific plan street line.
(3) No building or structure shall exceed fifty (50) feet in height, unless a greater height is approved pursuant to Section 9.240.370. In no event, however, shall a building or structure exceed seventy-five (75
) feet in height, unless a variance is approved pursuant to Section 9.240.270. (4) Automobile storage space shall be provided as required by Section 9.240.120. (5) All roof mounted mechanical equipment shall be screened from the ground elevation view to a minimum sight distance of one thousand, three hundred and twenty (1,320) feet.
Title 9 - PLANNING AND ZONING
CHAPTER 9.112. B-P ZONE (BUSINESS PARK)
Jurupa Valley, California, Municipal Code Created: 2021-11-24 12:55:54 [EST] ( Supp. No. 12)
CHAPTER 9.112. B-P ZONE (BUSINESS PARK)
Sec. 9.112.010. Purpose and application.
The B-P Zone is intended to provide for research and development, light manufacturing, business sales and services and other business-supporting commercial uses. It is not intended to include general warehousing, shipping, or logistics. The B-P Zone implements and is consistent with the Business Park land use category of the General Plan.
( Ord. No. 2017-09 , § 5, 9-21-2017)
Sec. 9.112.020. Uses permitted.
A. The following uses are permitted:
(1) Bakery—Wholesale.
(2) Banks, financial services, ATMs.
(3) Business support services.
(4) Catering services.
(5) Copying and quick printer services.
(6) Laboratory—Medical, analytical, research, testing.
(7) Manufacturing—Light.
(8) Media production—Broadcast studio.
(9) Printing and publishing.
(10) Offices, professional sales and services, including business, law, medical, dental, chiropractic, architectural and engineering, public utilities.
(11) Restaurant.
(12) School—College, university, vocational, specialized training. (13) Social service organization.
(14) Transit stop, station or terminal.
(15) Veterinary clinic/hospital, boarding (indoor).
B. The following uses are permitted provided approval of a site development permit shall first have been obtained pursuant to the provisions of Section [9.240.330]:
(1) Ambulance, taxi, and/or limousine dispatch facility. (2) Antennas and telecommunications facilities.
(3) Automobile service stations, not including the concurrent sale of beer and wine for off-premises consumption.
(4) Commercial recreation facility—Indoor.
Created: 2021-11-24 12:55:54 [EST]
( Supp. No. 12)
(5) Conference facilities.
(6) Convenience market.
(7) Equipment sales and rental.
(8) Fitness/health facility.
(9) Maintenance services.
(10) Medical services—Clinic, urgent care.
(11) Microbrewery—Brewpub, craft brewery.
(12) Office-supporting retail.
(13) Parking lots and structures.
(14) Personal services—Nails, beauty salon, barber.
(15) Repair services—Electronic equipment, large appliances, etc. (16) Warehouse stores—Forty-five thousand (45,000) square feet or less gross floor area. (17) Work/live units.
(18) Vehicle services—Repair and maintenance.
(19) Studio—Art, dance, martial arts, music, etc.
C. The following uses are permitted provided a conditional use permit has been granted pursuant to Section [9.240.280]:
(1) Auto, truck, motorcycle, boat and RV sales, rental and repair. (2) Bar/tavern.
(3) Furniture and fixtures manufacturing, cabinet shop. (4) Hotel, motel, extended stay hotel.
(5) Heliports.
(6) Hospital.
(7) Mortuary, funeral home.
(8) Public safety facilities (police, fire, EMT, etc.)
(9) Warehouse stores—Greater than forty-five thousand (45,000) square feet gross floor area.
D. Uses not listed. Any use that is not specifically listed in Subsections A., B., and C. may be considered a permitted or conditionally permitted use provided that the Community Development Director finds that the proposed use is substantially the same in character and intensity as those listed in the designated subsections. Such a use is subject to the permit process which governs the category in which it falls.
E. Legally established uses. It is the intent of the City Council that a legally established pre-existing land use of an occupied property shall not assume a nonconforming status as a result of the adoption of the 2017 General Plan and the concurrent or subsequent adoption of a change of zone for consistency with the 2017 General Plan. Any pre-existing use certified pursuant to Section [9.240.080] that is not specifically listed in subsections A., B., and C. shall be considered a permitted or conditionally permitted use the same as provided for such use under the zoning classification of the subject property prior to the adoption of the new zoning classification concurrent with, or subsequent to, the effective date of City Council Resolution No. 2017-14 adopting the 2017 General Plan. The expansion of significant modification of such a pre-existing us e
Created: 2021-11-24 12:55:54 [EST]
( Supp. No. 12)
shall be subject to the approval process and zoning requirements that had governed the category of use in which it fell under the prior zoning classification. However, nothing in this subsection shall be construed to mean that a site development permit or conditional use permit is required to continue such pre-existing use. ( Ord. No. 2017-09 , § 5, 9-21-2017; Ord. No. 2021-09 , § 4, 4-15-2021) Sec. 9.112.030. Development standards.
The following shall be the standards of development in the B-P Zone:
(1) Lot size. The minimum lot size shall be one-half (0.5) acre (twenty-one thousand seven hundred eighty (21,780)) square feet with a minimum average lot width of one hundred (100) feet, minimum average lot depth of one hundred (100) feet and minimum lot frontage width of fifty (50) feet .
(2) Height. The maximum height of all structures, including buildings, shall be thirty-five (35) feet at the yard setback line. Any portion of a structure that exceeds thirty-five (35) feet in height shall be set back from each yard setback line not less than two (2) feet for each one (1) foot in height that is in excess of thirty-five (35) feet. All buildings and structures shall not exceed fifty (50) feet in height. (3) Landscaping. A minimum fifteen (15) percent of the net area of the site (exclusive of right-of-way) shall be landscaped and maintained, and automatic irrigation shall be installed. (4) Street setbacks. A minimum twenty-five (25) foot setback shall be required on any street. A minimum ten (10) foot strip adjacent to the street line shall be appropriately landscaped and maintained, except for designated pedestrian and vehicular accessways. The remainder of the setback may be used for off- street automobile parking, driveways, or landscaping.
(5) Side yard setbacks. The minimum side yard setback shall equal not less than ten (10) feet for the tw o
(2) side lot areas combined.
(6) Rear yard setback. The minimum rear yard setback shall be fifteen (15) feet. (7) Other setbacks. A minimum one hundred (100) foot setback shall be required on any boundary where the business park property abuts a residential or commercially zoned property. A minimum of twenty (20) feet of the setback shall be landscaped. The other setback area may also be used for trails, bicycle, motorcycle and automobile parking, trash/recycling enclosure, driveways or landscaping. Block walls or other fencing may be required. Barbed wire or concertina wire shall not be allowed. (8) Screening. Parking, loading, trash and service areas shall be screened by structures or landscaping.
They shall be located in such a manner as to minimize noise or odor nuisance. Block walls or other fencing may be required.
(9) Outside storage. Outside storage shall be screened with structures or landscaping. Landscaping shall be placed in a manner adjacent to the exterior boundaries of the area so that materials stored are screened from view. If a non-screened exhibit of products is proposed, it shall be part of the industrial park site development permit approved pursuant to Section [9.145.040], and shall be set back at least ten (10) feet from the street line.
(10) Parking. Parking shall be provided as required by [Section 9.240.120]. (11) Utilities. All new utilities shall be underground. (12) Roof-mounted equipment. All roof mounted mechanical equipment shall be screened from the ground elevation view to a minimum sight distance of one thousand three hundred twenty (1,320) feet. (13) Signs. All signs shall be in conformance with [Chapter 9.245].
Created: 2021-11-24 12:55:54 [EST]
( Supp. No. 12)
(14) Site lighting. All lighting, including spotlights, floodlights, electrical reflectors, and other means of illumination for signs, structures, landscaping, parking, loading, unloading, and similar areas shall be focused, directed, and arranged to prevent glare or direct illumination on streets or adjoining property. ( Ord. No. 2017-09 , § 5, 9-21-2017)
ATTACHMENT 3
Municipal Code Chapters for C-P-S and B-P Zone
Title 9 - PLANNING AND ZONING
CHAPTER 9.125. C-P-S ZONE (SCENIC HIGHWAY COMMERCIAL)
Jurupa Valley, California, Municipal Code Created: 2021-09-03 14:47:19 [EST] ( Supp. No. 11)
CHAPTER 9.125. C-P-S ZONE (SCENIC HIGHWAY COMMERCIAL)
Sec. 9.125.010. Scope.
The provisions of this chapter shall apply in all C-P-S Zones.
Sec. 9.125.020. Uses permitted.
A. The following uses are permitted only in enclosed buildings with not more than two hundred (200) square feet of outside storage or display of materials appurtenant to such use, provided a site development permit shall have been approved pursuant to the provisions of Section 9.240.330:
(1) Ambulance services.
(2) Antique shops.
(3) Appliance stores, household.
(4) Art supply shops and studios.
(5) Auditoriums and conference rooms.
(6) Automobile parts and supply stores.
(7) Bakery goods distributors.
(8) Bakery shops, including baking only when incidental to retail sales on the premises. (9) Banks and financial institutions.
(10) Barber and beauty shops.
(11) Bars and cocktail lounges.
(12) Bicycle sales and rentals.
(13) Billiard and pool halls.
(14) Blueprint and duplicating services.
(15) Book stores and binders.
(16) Bowling alleys.
(17) Catering services.
(18) Ceramic sales and manufacturing for on-site sales, provided the total volume of kiln space does not exceed sixteen (16) cubic feet.
(19) Cleaning and dyeing shops.
(20) Clothing stores.
(21) Confectionery or candy stores.
(22) Costume design studios.
(23) Dance halls.
Created: 2021-09-03 14:47:19 [EST]
( Supp. No. 11)
(24) Delicatessens.
(25) Department stores.
(26) Drug stores.
(27) Dry goods stores.
(28) Electrical substations.
(29) Employment agencies.
(30) Escort bureaus.
(31) Feed and grain sales.
(32) Fishing and casting pools.
(33) Florist shops.
(34) Food markets and frozen food lockers.
(35) Gift shops.
(36) Hardware stores.
(37) Household goods sales and repair, including, but not limited to, new and used appliances, furniture, carpets, draperies, lamps, radios, and television sets, including repair thereof. (38) Hobby shops.
(39) Ice cream shops.
(40) Ice sales, not including ice plants.
(41) Interior decorating shops.
(42) Jewelry stores with incidental repairs.
(43) Labor temples.
(44) Laboratories, film, dental, medical, research or testing. (45) Laundries and laundromats.
(46) Leather goods stores.
(47) Locksmith shops.
(48) Mail order businesses.
(49) Manufacturer's agent.
(50) Market, food, wholesale or jobber.
(51) Massage parlors, Turkish baths, health centers and similar personal service establishments. (52) Meat markets, not including slaughtering.
(53) Mimeographing and addressograph services.
(54) Mobilehomes, provided they are kept mobile and licensed pursuant to state law, use for:
(a) Construction offices and caretaker's quarters on construction sites for the duration of a valid building permit, providing they are inconspicuously located. (b) Agricultural worker employment offices for a maximum of ninety (90) days in any calendar year.
Created: 2021-09-03 14:47:19 [EST]
( Supp. No. 11)
(c) Caretakers or watchmen and their families provided no rent is paid, where a permitted and existing commercial use is established. Not more than one (1) mobilehome shall be allowed for a parcel of land or a shopping center complex.
(55) Music stores.
(56) News stores.
(57) Notions or novelty stores.
(58) Nurseries and garden supply stores.
(59) Offices, business.
(60) One on-site operator's residence, which may be located in a commercial building. (61) Paint and wall paper stores, not including paint contractors. (62) Parking lots and parking structures.
(63) Pawn shops.
(64) Pet shops and pet supply shops.
(65) Photography shops and studios and photo engraving. (66) Plumbing shops, not including plumbing contractors. (67) Poultry markets, not including slaughtering or live sales. (68) Printers or publishers.
(69) Produce markets.
(70) Radio and television broadcasting studios.
(71) Recording studios.
(72) Refreshment stands.
(73) Restaurants and other eating establishments.
(74) Schools, business and professional, including art, barber, beauty, dance drama, music and swimming. (75) Shoe stores and repair shops.
(76) Shoeshine stands.
(77) Signs, on-site advertising.
(78) Sporting goods stores.
(79) Stained glass assembly.
(80) Stationery stores.
(81) Stations, bus, railroad and taxi.
(82) Taxidermist.
(83) Tailor shops.
(84) Telephone exchanges.
(85) Theaters, not including drive-ins.
(86) Tobacco shops.
Created: 2021-09-03 14:47:19 [EST]
( Supp. No. 11)
(87) Tourist information centers.
(88) Toy shops.
(89) Travel agencies.
(90) Typewriter sales and rental and incidental repairs. (91) Watch repair shops.
(92) Wedding chapels.
(93) Wholesale businesses with samples on the premises, but not to include storage. (94) Recycling collection facilities.
(95) Gasoline service stations, not including the concurrent sale of beer and wine for off-premises consumption.
(96) Golf cart sales and service.
(97) Hotels, resort hotels and motels.
(98) Day care centers.
(99) Convenience stores, not including the sale of motor vehicle fuel. (100) Churches, temples and other places of religious worship.
B. Uses permitted by conditional use permit. The following uses are permitted, provided a conditional use permit has been granted pursuant to the provisions of Section 9.240.280:
(1) Automobile repair garages, body shops, spray painting shops. (2) Automobile sales and rental agencies.
(3) Boat sales, rentals and services.
(4) Car washes.
(5) Drive-in theaters.
(6) Equipment rental services, including rototillers, power mowers, sanders, power saws, cement and plaster mixers not exceeding twenty (20) cubic feet in capacity and other similar equipment. (7) Heliports.
(8) Liquid petroleum service stations, with or without the concurrent sale of beer and wine, provided the total capacity of all tanks shall not exceed ten thousand (10,000) gallons. (9) Mortuaries.
(10) Sale, rental, repair, or demonstration of motorcycles, scooters or motorbikes of two (2) horsepower or greater.
(11) Animal hospitals.
(12) Sports and recreational facilities, not including motor-driven vehicles and riding academies, but including archery ranges, athletic fields, beaches, golf driving ranges, gymnasiums, miniature golf, parks, playgrounds, sports arenas, skating rinks, stadiums, and commercial swimming pools. (13) Tire recapping.
(14) Tire sales and services, not including recapping.
Created: 2021-09-03 14:47:19 [EST]
( Supp. No. 11)
(15) Trailer and boat storage.
(16) Travel trailers, mobilehomes and recreational vehicles sales and service. (17) Truck sales and services.
(18) Trucks and trailers; the rental of trucks not over nineteen thousand, five hundred (19,500) pounds gross weight, with body not to exceed twenty-two (22) feet in length from the back of the cab to the end of the body; and the rental of trailers not exceeding six (6) feet in width or twenty-two (22) feet in length.
(19) Underground bulk fuel storage.
(20) All uses permitted in subsection (A) of this section that have more than two hundred (200) square feet of outside storage of display of materials.
(21) Gasoline service stations, with the concurrent sale of beer and wine for off-premises consumption. (22) Convenience stores, including the sale of motor vehicle fuel. (23) Liquor stores pursuant to the provisions of Section 9.240.490 (Alcoholic Beverage Sales).
C. The uses listed in subsections A. and B. of this section do not include sex-oriented businesses.
D. Accessory uses. An accessory use to a permitted use is allowed, provided the accessory use is established on the same lot or parcel of land, and is incidental to, and consistent with the character of the permitted principal use, including, but not limited to, limited manufacturing, fabricating, processing, packaging, treating and incidental storage related thereto, provided any such activity shall be in the same line of merchandise or service as the trade or service business conducted on the premises and providing any such related activity does not exceed any of the following restrictions:
(1) The maximum gross floor area of the building permitted to be devoted to such accessory use shall be twenty-five (25) percent.
(2) The maximum total horsepower of all electric motors used in connection with such accessory use shall be five (5) horsepower.
(3) The accessory use shall be so conducted that noise, vibration, dust, odor, and all other objectionable factors shall be reduced to the extent that there will be no annoyance to persons outside the premises.
Such accessory use shall be located not nearer than fifty (50) feet to any residential zone. (4) Accessory uses shall be conducted wholly within a completely enclosed building.
E. Any use that is not specifically listed in subsections A. and B. of this section may be considered a permitted or conditionally permitted use, provided that the Community Development Director finds that the propose d
use is substantially the same in character and intensity as those listed in the designated subsections. Such a use is subject to the permit process which governs the category in which it falls.
F. It is the intent of the City Council that a legally established pre-existing land use of an occupied property shall not assume a nonconforming status as a result of the adoption of the 2017 General Plan and the concurrent or subsequent adoption of a change of zone for consistency with the 2017 General Plan. Any pre-existing use certified pursuant to Section [9.240.080] that is not specifically listed in subsections a. and b. shall be considered a permitted or conditionally permitted use the same as provided for such use under the zoni ng
classification of the subject property prior to the adoption of the new zoning classification concurrent with, or subsequent to, the effective date of City Council Resolution No. 2017-14[A3] adopting the 2017 General Plan. The expansion of significant modification of such a pre-existing use shall be subject to the approval process and zoning requirements that had governed the category of use in which it fell under the prior zoning classification. However, nothing in this subsection shall be construed to mean that a site development permit or conditional use permit is required to continue such pre-existing use.
Created: 2021-09-03 14:47:19 [EST]
( Supp. No. 11)
(Ord. No. 2012-02, § 1, 6-7-2012; Ord. No. 2017-09 , § 8C., 9-21-2017; Ord. No. 2021-09 , § 4, 4-15-2021) Sec. 9.125.030. Planned commercial development.
Planned commercial developments are permitted, provided a land division is approved pursuant to the provisions of Title 7.
Sec. 9.125.040. Development standards.
The following shall be the standards of development in the C-P-S Zones:
(1) There is no minimum lot area requirement, unless specifically required by zone classification for a particular area.
(2) There are no yard requirements for buildings which do not exceed thirty-five (35) feet in height, except as required for specific plans. Any portion of a building which exceeds thirty-five (35) feet in height shall be set back from the front, rear and side lot lines not less than two (2) feet for each foot by which the height exceeds thirty-five (35) feet. The front setback shall be measured from the existing street line unless a specific plan has been adopted in which case it will be measured from the specific plan street line. The rear setback shall be measured from the existing rear lot line or from any recorded alley or easement; if the rear line adjoins a street, the rear setback requirement shall be the same as required for a front setback. Each side setback shall be measured from the side lot line or from an existing adjacent street line unless a specific plan has been adopted in which case it will be measured from the specific plan street line.
(3) No building or structure shall exceed fifty (50) feet in height, unless a greater height is approved pursuant to Section 9.240.370. In no event, however, shall a building or structure exceed seventy-five (75
) feet in height, unless a variance is approved pursuant to Section 9.240.270. (4) Automobile storage space shall be provided as required by Section 9.240.120. (5) All roof mounted mechanical equipment shall be screened from the ground elevation view to a minimum sight distance of one thousand, three hundred and twenty (1,320) feet.
Title 9 - PLANNING AND ZONING
CHAPTER 9.112. B-P ZONE (BUSINESS PARK)
Jurupa Valley, California, Municipal Code Created: 2021-11-24 12:55:54 [EST] ( Supp. No. 12)
CHAPTER 9.112. B-P ZONE (BUSINESS PARK)
Sec. 9.112.010. Purpose and application.
The B-P Zone is intended to provide for research and development, light manufacturing, business sales and services and other business-supporting commercial uses. It is not intended to include general warehousing, shipping, or logistics. The B-P Zone implements and is consistent with the Business Park land use category of the General Plan.
( Ord. No. 2017-09 , § 5, 9-21-2017)
Sec. 9.112.020. Uses permitted.
A. The following uses are permitted:
(1) Bakery—Wholesale.
(2) Banks, financial services, ATMs.
(3) Business support services.
(4) Catering services.
(5) Copying and quick printer services.
(6) Laboratory—Medical, analytical, research, testing.
(7) Manufacturing—Light.
(8) Media production—Broadcast studio.
(9) Printing and publishing.
(10) Offices, professional sales and services, including business, law, medical, dental, chiropractic, architectural and engineering, public utilities.
(11) Restaurant.
(12) School—College, university, vocational, specialized training. (13) Social service organization.
(14) Transit stop, station or terminal.
(15) Veterinary clinic/hospital, boarding (indoor).
B. The following uses are permitted provided approval of a site development permit shall first have been obtained pursuant to the provisions of Section [9.240.330]:
(1) Ambulance, taxi, and/or limousine dispatch facility. (2) Antennas and telecommunications facilities.
(3) Automobile service stations, not including the concurrent sale of beer and wine for off-premises consumption.
(4) Commercial recreation facility—Indoor.
Created: 2021-11-24 12:55:54 [EST]
( Supp. No. 12)
(5) Conference facilities.
(6) Convenience market.
(7) Equipment sales and rental.
(8) Fitness/health facility.
(9) Maintenance services.
(10) Medical services—Clinic, urgent care.
(11) Microbrewery—Brewpub, craft brewery.
(12) Office-supporting retail.
(13) Parking lots and structures.
(14) Personal services—Nails, beauty salon, barber.
(15) Repair services—Electronic equipment, large appliances, etc. (16) Warehouse stores—Forty-five thousand (45,000) square feet or less gross floor area. (17) Work/live units.
(18) Vehicle services—Repair and maintenance.
(19) Studio—Art, dance, martial arts, music, etc.
C. The following uses are permitted provided a conditional use permit has been granted pursuant to Section [9.240.280]:
(1) Auto, truck, motorcycle, boat and RV sales, rental and repair. (2) Bar/tavern.
(3) Furniture and fixtures manufacturing, cabinet shop. (4) Hotel, motel, extended stay hotel.
(5) Heliports.
(6) Hospital.
(7) Mortuary, funeral home.
(8) Public safety facilities (police, fire, EMT, etc.)
(9) Warehouse stores—Greater than forty-five thousand (45,000) square feet gross floor area.
D. Uses not listed. Any use that is not specifically listed in Subsections A., B., and C. may be considered a permitted or conditionally permitted use provided that the Community Development Director finds that the proposed use is substantially the same in character and intensity as those listed in the designated subsections. Such a use is subject to the permit process which governs the category in which it falls.
E. Legally established uses. It is the intent of the City Council that a legally established pre-existing land use of an occupied property shall not assume a nonconforming status as a result of the adoption of the 2017 General Plan and the concurrent or subsequent adoption of a change of zone for consistency with the 2017 General Plan. Any pre-existing use certified pursuant to Section [9.240.080] that is not specifically listed in subsections A., B., and C. shall be considered a permitted or conditionally permitted use the same as provided for such use under the zoning classification of the subject property prior to the adoption of the new zoning classification concurrent with, or subsequent to, the effective date of City Council Resolution No. 2017-14 adopting the 2017 General Plan. The expansion of significant modification of such a pre-existing us e
Created: 2021-11-24 12:55:54 [EST]
( Supp. No. 12)
shall be subject to the approval process and zoning requirements that had governed the category of use in which it fell under the prior zoning classification. However, nothing in this subsection shall be construed to mean that a site development permit or conditional use permit is required to continue such pre-existing use. ( Ord. No. 2017-09 , § 5, 9-21-2017; Ord. No. 2021-09 , § 4, 4-15-2021) Sec. 9.112.030. Development standards.
The following shall be the standards of development in the B-P Zone:
(1) Lot size. The minimum lot size shall be one-half (0.5) acre (twenty-one thousand seven hundred eighty (21,780)) square feet with a minimum average lot width of one hundred (100) feet, minimum average lot depth of one hundred (100) feet and minimum lot frontage width of fifty (50) feet .
(2) Height. The maximum height of all structures, including buildings, shall be thirty-five (35) feet at the yard setback line. Any portion of a structure that exceeds thirty-five (35) feet in height shall be set back from each yard setback line not less than two (2) feet for each one (1) foot in height that is in excess of thirty-five (35) feet. All buildings and structures shall not exceed fifty (50) feet in height. (3) Landscaping. A minimum fifteen (15) percent of the net area of the site (exclusive of right-of-way) shall be landscaped and maintained, and automatic irrigation shall be installed. (4) Street setbacks. A minimum twenty-five (25) foot setback shall be required on any street. A minimum ten (10) foot strip adjacent to the street line shall be appropriately landscaped and maintained, except for designated pedestrian and vehicular accessways. The remainder of the setback may be used for off- street automobile parking, driveways, or landscaping.
(5) Side yard setbacks. The minimum side yard setback shall equal not less than ten (10) feet for the tw o
(2) side lot areas combined.
(6) Rear yard setback. The minimum rear yard setback shall be fifteen (15) feet. (7) Other setbacks. A minimum one hundred (100) foot setback shall be required on any boundary where the business park property abuts a residential or commercially zoned property. A minimum of twenty (20) feet of the setback shall be landscaped. The other setback area may also be used for trails, bicycle, motorcycle and automobile parking, trash/recycling enclosure, driveways or landscaping. Block walls or other fencing may be required. Barbed wire or concertina wire shall not be allowed. (8) Screening. Parking, loading, trash and service areas shall be screened by structures or landscaping.
They shall be located in such a manner as to minimize noise or odor nuisance. Block walls or other fencing may be required.
(9) Outside storage. Outside storage shall be screened with structures or landscaping. Landscaping shall be placed in a manner adjacent to the exterior boundaries of the area so that materials stored are screened from view. If a non-screened exhibit of products is proposed, it shall be part of the industrial park site development permit approved pursuant to Section [9.145.040], and shall be set back at least ten (10) feet from the street line.
(10) Parking. Parking shall be provided as required by [Section 9.240.120]. (11) Utilities. All new utilities shall be underground. (12) Roof-mounted equipment. All roof mounted mechanical equipment shall be screened from the ground elevation view to a minimum sight distance of one thousand three hundred twenty (1,320) feet. (13) Signs. All signs shall be in conformance with [Chapter 9.245].
Created: 2021-11-24 12:55:54 [EST]
( Supp. No. 12)
(14) Site lighting. All lighting, including spotlights, floodlights, electrical reflectors, and other means of illumination for signs, structures, landscaping, parking, loading, unloading, and similar areas shall be focused, directed, and arranged to prevent glare or direct illumination on streets or adjoining property. ( Ord. No. 2017-09 , § 5, 9-21-2017)
ATTACHMENT 4
Public Hearing Notice
THE CITY OF JURUPA VALLEY
NOTICE OF CITY COUNCIL PUBLIC HEARING
Case Number: Master Application No. 23100 (MA23100) consisting of General Plan Amendment No. 23003 (GPA23003) and Change of Zone No. 23005 (CZ23005). Location: Approximately 21 acres developed mostly within the De Anza Marketplace shopping center located at 8304-8380 Limonite Avenue and 6105 Clay Street (Assessor Parcel Numbers: 163- 400-036, -037, -038, -040, -041, -042, -043, -044, -045). Project: GPA23003 changing the General Plan Land U se Designation from Business Park (BP) to Commercial Retail (CR) and Open Space Conservation Habitat (OS-CH) and CZ23005 changing Manufacturing – Service Commercial (M-SC) to Scenic Highway Commercial (C-P-S) and C-P-S and M-SC to Watercourse, Watershed and Conservation Areas (W-1) DATE, TIME, AND PLACE OF HEARING MAY 2, 2024 AT 7:00 P.M.
CITY OF JURUPA VALLEY
CITY COUNCIL CHAMBER
8930 LIMONITE AVENUE
JURUPA VALLEY, CA 92509
LOCATION OF DOCUMENTS FOR PUBLIC REVIEW CITY OF JURUPA VALLEY
COMMUNITY DEVELOPMENT DEPARTMENT
8930 LIMONITE AVENUE
JURUPA VALLEY, CA 92509
www.jurupavalley.org
PRESENCE ON THE SITE OF HAZARDOUS WASTE OR
SUBSTANCES:
NONE
CALIFORNIA ENVIRONMENTAL QUALITY ACT A PREVIOUS ENVIRONMENTAL DOCUMENT (PED) REVIEW OF THE 2017 GENERAL PLAN FINAL ENVIRONMENTAL
IMPACT REPORT (FEIR) DETERMINED THE EFFECTS
ASSOCIATED WITH THE GPA AND CZ ARE SUBSTANTIALLY
THE SAME AS THOSE REPORTED IN THE FEIR
Environmental Review – A Previous Environmental Document (PED) Review Determination was prepared in accordance with the California Environmental Quality Act (CEQA), including all criteria, standards, and procedures of CEQA (California Public Resource Code Section 21000 et seq.) and the CEQA Guidelines (California Code of Regulations, Title 14, Division 6, Chapter 3, Section 15000 et seq.). The PED was prepared to determine if the zone change (Project) is within the scope of the analysis contained in City of Jurupa Valley, 2017 General Plan Final Environmental Impact Report (FEIR) State Clearinghouse No. 2016021025 certified by the City Council on September 17, 2017, and to ensure that the Project does not create new significant impacts or substantially increase the severity of previously analyzed impacts as compared to those identified previously. The action will not result in any new significant environmental impacts, substantially increase the severity of previously identified effects, or necessitate implementation of additional or considerably different mitigation measures than those identified in the 2017 Genera l Plan FEIR. The effects associated with the Project would be substantially the same as those reported for the approved 2017 General Plan FEIR and is within the scope of the analysis contained in the 2017 General Plan FEIR. Moreover, the Project does not create new significant impacts or substantially increase the severity of previously analyzed impacts as compared to those identified in the 2017 General Plan FEIR, thus no Supplemental or Subsequent Environmental Review is required.
Comments: The Planning Commission conducted a public hearing on March 13, 2024 and voted 3 to 0 recommending that the City Council approve the Project. Any person wishing to comment may do so, in writing, between the date of this notice and the public hearing. All comments received prior to the public hearing will be submitted to the City Council, who will consider such comments, in addition to any oral testimony, before making a final decision.
Mailing Address:
City of Jurupa Valley Planning Division
Attn: Tamara Campbell, Principal Planner
[email protected]
8930 Limonite Avenue
Jurupa Valley, CA 92509
Email Address:
Tamara Campbell, Principal Planner
[email protected]
(949) 489-1442
If you challenge this Project in court, you may be limited to raising only those issues you or someone else raised during the public hearing described in this notice, or in written correspondence delivered to the City of Jurupa Valley at, or prior to, the public hearing.
Publish Date: April 22, 2024
Page | 1
STAFF REPORT
DATE: MAY 2, 2024
TO: HONORABLE MAYOR AND CITY COUNCIL
FROM: ROD BUTLER, CITY MANAGER
BY: JOE PEREZ, COMMUNITY DEVELOPMENT DIRECTOR
SUBJECT: AGENDA ITEM NO. 15.E
PUBLIC HEARING TO CONSIDER MASTER APPLICATION (MA) NO.
23177: GENERAL PLAN AMENDMENT (GPA) NO. 23015, CHANGE
OF ZONE (CZ) NO. 23018, AND DETERMINE THAT NO
ENVIRONMENTAL REVIEW IS REQUIRED PURSUANT TO CEQA
GUIDELINES SECTION 15061 ; PROJECT: REDESIGNATION OF
GENERAL PLAN LAND USE DESIGNATION AND ZONING FROM
COMMERCIAL TO RESIDENTIAL ; LOCATION: 3883 WALLACE
STREET (APN: 181 -063-010); ( APPLICANT: CITY OF JURUPA
VALLEY)
RECOMMENDATION
1. That the City Council conduct a public hearing, receive public testimony, and:
a. Conduct the first reading and introduce Ordinance No. 2024-12, entitled:
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF JURUPA
VALLEY APPROVING CHANGE OF ZONE NO. 23018 TO CHANGE
THE ZONE FROM RUBIDOUX -VILLAGE COMMERCIAL (RV -C) TO
GENERAL RESIDENTIAL (R-3) TO ALLOW FOR THE
DEVELOPMENT OF HOUSING ON A VACANT 0.24 ACRE PROPERTY
LOCATED AT 3883 WALLACE STREET (APN: 181 -063-010), AND
MAKING A FINDING OF EXEMPTION UNDER THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT
b. Initiate review of the Rubidoux Village Town Center and Rubidoux Village Town Center Overlay for legal non-conforming or vacant properties that could benefit from a General Plan Amendment and Change of Zone to redesignate commercial land use and zoning designations to residential.
RETURN TO AGENDA
Page | 2
BACKGROUND
City Council Initiation of GPA and CZ for 3883 Wallace St.
In early 2022, a prospective property owner, Mr. Bj Ghuman, inquired as to whether he could construct a single- family dwelling and accessory dwelling unit (ADU) at a 10,454 square foot (SF) vacant property located at 3883 Wallace Street. Based on the City ’s existing Geographic Information System (GIS), the prospective owner was informed that the proposed residential structures would be allowed under the identified General Plan and zoning designations for the site.
Mr. Ghuman proceeded to acquire the aforementioned property and received approval of a Site Development Permit (SDP22014) for a 1,798 SF single-family home. Mr. Ghuman proceeded to submit a building permit application for the aforementioned single- family home and also submitted a building permit application for a 749 SF Accessory Dwelling Unit (ADU). Unfortunately, as the property owner’s building permit applications were being reviewed, it was discovered that the original GIS mapping that identified the property as having a General Plan land use designation of Medium High Density Residential (MHDR) and a zoning designation of General Residential (R-3) was incorrect.
The property actually has a General Plan land use designation of Commercial Retail (CR) and is zoned Rubidoux Village Commercial (R -VC). Single -family dwellings and accessory dwelling units are not permitted to be constructed on the site.
Since the property owner acquired the property based on erroneous GIS mapping information and the fact that the site is located within an established single- family residential neighborhood, it was recommended that the City Council initiate a General Plan Amendment and Change of Zone to change the property’s land use and zoning designations to allow development of a single-family dwelling and ADU. On July 6, 2023, The City Council initiated the General Plan Amendment and Change of Zone.
Planning Commission Public Hearing
At its February 14, 2024 meeting, the Planning Commission conducted a public hearing and considered the proposed project. During the public hearing, a member of the public that owns property near the subject site, stated that he has experienced similar limitations to residential development as those that burden the project site at 3883 Wallace Street.
During deliberation, the Planning Commission discussed other legal non- conforming residential properties within the Rubidoux -Village Commercial zone (R -VC) and expressed interest in evaluating properties being redesignated from commercial to residential.
In conclusion, the Planning Commission, on a 4- 1 vote, (at the time of the hearing, only four (4) Planning Commissioners were appointed) (a) recommended approval of the General Plan Amendment and a Change of Zone and (b) added a recommendation to City Council that the Rubidoux Village Town Center area be evaluated for legal non- conforming properties that could benefit from redesignation from commercial to residential.
Page | 3
PROJECT DESCRIPTION
The General Plan Amendment (GPA) and Change of Zone (CZ) for a 0.24 acre vacant property located at 3883 Wallace Street (APN:181- 063-010) is to allow for future construction of a single- family home. The purpose of the required entitlements are as follows:
1. General Plan Amendment (GPA) No. 23015: Change the Land Use Des ignation from Commercial Retail (CR) to Medium High Density Residential (MHDR) to allow for residential development of five (5) to eight (8) dwelling units per acre.
2. Change of Zone (CZ) No. 23018 : Change the underlying zoning classification from Rubidoux – Village Commercial (R- VC) to General Residential (R -3) to allow for single-family development.
EXHIBIT A: PROJECT SITE
PROJECT LOCATION AND SURROUNDING AREA
The project site is a vacant site located south of Mission Blvd., between Wallace St. and Mennes Ave. in the Rubidoux community with existing residential and commercial uses to the north and single- family and multi -family residential uses to the south. Exhibit A shows the project location.
ANALYSIS
The property is located within the Rubidoux Village Town Center, which is a commercial strip along Mission Blvd. that stretches approximately twelve (12) blocks from Riverview Dr. to Crestmore Rd. (at the Santa Ana River Bridge). The Rubidoux Village Town Center
Page | 4
is primarily comprised of commercial propert ies that front Mission Blvd providing a pedestrian friendly downtown. All properties located within the Village are zoned Rubidoux Village Commercial (R -VC) to allow commercial uses that are intended for compact retail commercial development. Exhibit B below illustrates the Village boundaries and Exhibit C shows the site and nearby properties:
EXHIBIT B – RUBIDOUX VILLAGE TOWN CENTER
EXHIBIT C – AERIAL OF SITE
The Rubidoux Village central core is a functioning and developing commercial corridor that is intended to flourish into a walkable and lively downtown town center. However, many of properties located along the perimeter of the Rubidoux Village are occupied by legal nonconforming single-family residential homes. Because residential homes are not a permitted use in the current R -VC Zone, the existing homes are deemed legal
Page | 5
nonconforming uses since they are not currently a permitted use, but were established at a time when single-family homes were permitted such as the four (4) homes located north of the subject site. See Exhibit E for zoning map. Because most of the properties that lie on the outskirts of the town center are established residences, the properties within the town center seamlessly integrate to the conforming residential properties that lie beyond the town center creating ambiguity in the district’s boundary.
The site is 0.24- acre vacant property that lies on the outskirts of the Rubidoux Village Town Center and is part of an established residential neighborhood. The nearest commercial us e lies approximately 164 feet northeast of the subject site fronting on Mission Blvd. The property has a General Plan Land Use Designation of Commercial Retail (CR), which is intended for retail and service commercial uses including offices, and visitor serving commercial uses. The property is zoned R-VC which is also intended for commercial uses as described above. See Exhibits D and E for existing Land Use and Zoning Maps. Exhibits F & G presents recommended Land Use and Zoning designations.
EXHIBIT D – GENERAL PLAN (COMMERCIAL RETAIL)
Page | 6
EXHIBIT E – ZONING (RUBIDOUX-VILLAGE COMMERCIAL)
EXHIBIT F – PROPOSED LAND USE DESIGNATION (MEDIUM HIGH DENSITY
RESIDENTIAL)
Page | 7
EXHIBIT G – PROPOSED ZONING DESIGNATION (R-3: GENERAL RESIDENTIAL)
The site is an undeveloped property that lies between single-family homes. Although the land use designation and zone require that a commercial use be developed on the land, developing a commercial use on a 0.24- acre site surrounded by residential uses in not practical and would create compatibility issues with the surrounding residential neighborhood. It is also unlikely that the legal nonconforming sites located north of subject site would be developed with commercial uses due to the small lot sizes and neighboring residential uses. Because the subject site lies on the boundary line of the Rubidoux Village Town Center, the neighboring properties to the south have a different Land Use and Zoning designation. Said properties have a Medium High Density Residential (MHDR) Land Use Designation and have residential zoning designation, which allow both single-family and multi -family dwellings. Approving a General Plan Amendment and Change of Zone to change the land use and zoning designation to those that allow residential devel opment would allow an infill development that is more feasible and compatible with the surrounding neighborhood with minimal disruption of the goals and vision that the Rubidoux Village is intended to achieve.
1. ENVIRONMENTAL REVIEW. The proposed project is exempt pursuant to section 15061(b)(3) common sense exemption of the California Environmental Quality Act (CEQA) being that CEQA only applied to projects which have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA.
Page | 8
2. GENERAL PLAN. The project is consistent with the General Plan.
C. Land Use Designation. The project site has a General Plan land use designation of CR (Commercial Retail) and allows for a variety of commercial uses like general retail, offices, and restaurants. The proposed General Plan land use designation is MHDR (Medium High Density Residential) to al low for single-family and multi -family residential projects of five (5) to eight (8) dwelling units per acre. A change to MHDR would make the subject property consistent with the surrounding properties located to the southwest, south, and southeast. See Exhibit D for a map of existing General Plan Land Use Designation and Exhibit F for a map of the proposed General Plan Land Use Designation. Although the MHDR land use designation allows for a maximum of eight (8) dwelling units per acre, the subject propert y is 0.24 acres which will only allow for one (1) dwelling unit. The requested General Plan Amendment and Change of Zone project demonstrates consistency with the proposed rezone to R -3. See Exhibit G for map of the proposed Zoning designation.
3. TITLE 9 – ZONING ORDINANCE.
a. FINDINGS FOR APPROVAL OF A GENERAL PLAN AMENDMENT. Per section 9.30.040.(F)(2) of the Jurupa Valley Municipal Code, “ A Planning Commission resolution recommending approval of an Entitlement/Policy Amendment and a City Council resolution approving an
Entitlement/Policy Amendment shall include the first two (2) findings listed below and any one (1) or more of the subsequent findings listed below:” i. The proposed change does not involve a change in or conflict with:
the Riverside County Vision; any General Planning Principle set forth in General Plan Appendix B; or any Foundation Component designation in the General Plan.
ii. The proposed amendment would either contribute to the purposes of the General Plan or, at a minimum, would not be detrimental to them. iii. Special circumstances or conditions have emerged that were unanticipated in preparing the General Plan.
iv. A change in policy is required to conform to changes in state or federal law or applicable findings of a court of law.
v. An amendment is require d to comply with an update of the Housing Element or change in State Housing Element law.
vi. An amendment is required to expand basic employment job opportunities (jobs that contribute directly to the city's economic base) and that would improve the ratio of jobs -to-workers in the City. vii. An amendment is required to address changes in ownership of land or land not under the land use authority of the City Council.
Page | 9
The proposed project complies with all required findings for a General Plan Amendment as the project does not involve a change or conflict with the Jurupa Valley vision, general planning principles set forth in Appendix B of the General Plan, and/or any foundational component designation in the General Plan as the proposed project will provide a residential property to an existing residential community. The proposed amendment contributes to the purposes of the General Plan as it provides a residential use near a walkable, pedestrian oriented area near a major transportation corridor and town center. Special circumstances regarding appropriate location of single- family homes and compatibility have emerged that were unanticipated in preparation of the General Plan as the general plan currently designates properties that exist between existing residences as commercial which create compatibility issues that General Plan policies intend to prevent. b. FINDINGS FOR APPROVAL OF A CHANGE OF ZONE. Per Section
9.285.020 o f the Jurupa Valley Municipal Code, “An application for a Change of Zone shall not be set for a public hearing unless:” i. All procedures required by the Jurupa Valley Rules Implementing the California Environmental Quality Act (Pub. Resources Code Section 21000 et seq.) to hear a matter have been completed.
ii. The requested change of zone is consistent with the Jurupa Valley General Plan.
The proposed project complies with all requirements for a Change of Zone as the project is exempt from CEQA. With the approval of the General Plan Amendment, the project will be consistent with the General Plan.
Initiation Process for GPA and CZ for Rubidoux Village Town Center area A General Plan Amendment and Change of Zone requires initiation by the City Council.
The following considerations apply to the initiation process, which only authorizes the process to begin:
1. Initiation of a General Plan Amendment and Change of Zone does not entail an evaluation of the merits of the proposed project, but only whether to proceed with a formal evaluation process and public hearings.
2. The Council may express its opinions as to whether the City should proceed with the formal evaluation process but should reserve its opinions regarding the merits or the ultimate action on the item until the evaluation process and public hearings have been completed.
3. The only issue before the Council currently is whether or not to initiate the review of the Rubidoux Village Town Center for legal non- conforming or vacant properties that would be more appropriately redesignated from commercial designations to residential designations. Once the formal evaluation process and public hearings are completed, the City Council will have the opportunity to take action on the item.
Page | 11
Attachments:
1. Ordinance No. 2024-12 approving CZ23018
a. Exhibit A. Change of Zone Exhibit changing from Rubidoux -Village Commercial (R-VC) to General Residential (R-3)
2. Excerpt of the Planning Commission Minutes from February 14, 2024.
3. Adopted Planning Commission Resolution No. PC-2024-04 (without attachments).
ATTACHMENT NO. 1
Ordinance No. 2024-12 approving Change of Zone No. 23018
-1-
ORDINANCE NO. 2024-12
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF JURUPA VALLEY, CALIFORNIA, APPROVING
CHANGE OF ZONE NO. 23018 TO CHANGE THE ZONE
FROM RUBIDOUX- VILLAGE COMMERCIAL (RV-C) TO
GENERAL RESIDENTIAL (R- 3) TO ALLOW FOR THE
DEVELOPMENT OF HOUSING ON A VACANT 0.24 ACRE
PROPERTY LOCATED AT 3883 WALLACE STREET (APN:
181-063-010), AND MAKING A FINDING OF EXEMPTION
UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY
ACT (MA 23177)
THE CITY COUNCIL OF THE CITY OF JURUPA VALLEY DOES ORDAIN AS FOLLOWS:
Section 1. Project. The City of Jurupa Valley City Council initiated Master Application (MA 23177) consisting of General Plan Amendment No. 23015 and Change of Zone No. 23018 in order to permit the construction of a proposed multi-family residential project located at 3883 Wallace Street (APN:181-063-010). The property owner purchased the property with the intent of constructing a single-family dwelling and accessory dwelling unit (ADU) on th e vacant property (the “Project”) after being informed the proposed development would be allowed under the identified zoning and General Plan land use designations for the site based on the City’s existing Geographic Information System (GIS). When the property owner submitted a building permit for the single-family residence and ADU, it was discovered that the property actually has a General Plan land use designation of Commercial Retail (CR) and is zoned Rubidoux Village Commercial (R-VC), which would preclude the construction of the single -family dwelling and ADU on the site . As such, the property owner is seeking to change the zone from Rubidoux - Village Commercial (RV-C) to General Residential (R-3).
Since the property owner acquired the
Property based on erroneous GIS mapping information and the fact that the site is located within an established single-family residential neighborhood, on July 6, 2023, the City Council approved the initiation of the General Plan Amendment No. 23015 and Change of Zone No. 23018 for the Property. Change of Zone No. 23018 is the subject of this ordinance. General Plan Amendment No. 23015 will be considered by separate resolution.
Section 2. C
hange of Zone.
(a) The property owner is seeking approval of Change of Zone No. 23018 to rezone
0.24 acres located at 3883 Wallace Street (APN: 181 -063-010) from Rubidoux ̶Village Commercial (R-VC) to General Residential (R-3) as depicted in Exhibit “A.” (a) Section 9.285.020 of the Jurupa Valley Municipal Code provides that an application of the C hange of Zone shall not be set for hearing unless (1) all procedures required by the Jurupa Valley rules implementing the California Environmental Quality Act to hear a matter have been completed, and (2) the requested change of zone is consistent with the Jurupa Valley General Plan.
-2-
(b) Section 9.285.010 of the Jurupa Valley Municipal Code provides that amendments to Title 9 of the Jurupa Valley Municipal Code must be made in accordance with the procedures set forth in Government Code Section 65800 et seq. , as now enacted or hereafter amended, and with the requirements of Title 9. Government Code Section 65853 provides that an amendment to a zoning ordinance, which amend ment changes any property from one zone to another, shall be adopted in the manner set forth in Sections 65854 to 65857, inclusive. (c) Government Code Section 65854 provides that the Planning Commission must hold a public hearing on the proposed amendment to a zoning ordinance, with notice of the hearing given pursuant to Government Code Section 65090 and, if the proposed amendment to a zoning ordinance affects the permitted uses of real property, also given pursuant to Government Code Section 65091. Additionally, Sections 9.285.040.(1) and (2) of the Jurupa Valley Municipal Code provide that the Planning Commission shall hold a noticed public hearing on a proposed amendment to Title 9 of the Jurupa Valley Municipal Code that proposes to change property from one zone to another.
(d) Government Code Section 65855 provides that after the hearing, the Planning Commission must render its decision in the form of a written recommendation to the legislative body, which must include the reasons for the recommendation, the relationship of the proposed amendment to applicable general and specific plans, and must transmit the recommendation to the legislative body in such form and manner as may be specified by the legislative body. Additionally, Section 9.285.040.(3) of the J urupa Valley Municipal Code provides that, after closing the public hearing, the Planning Commission must render its decision within a reasonable time and transmit it to the City Council in the form of a written recommendation, which shall contain the reasons for the recommendation and the relationship of the proposed amendment to 2017 General Plan. A copy of the recommendation shall be mailed to the applicant and proof thereof shall be shown on the original transmitted to the City Council. (e) Government Code Section 65856(a) provides that upon receipt of the recommendation of the Planning Commission, the legislative body must hold a public hearing.
Additionally, Section 9.285.040.(4)(a) of the Jurupa Valley Municipal Code provides that upon receipt of a recom mendation for approval by the Planning Commission, the City Clerk shall set the matter for public hearing before the City Council at the earliest convenient day, and give notice of the time and place of the hearing in the same manner as notice was given of the hearing before the Planning Commission.
(f) Government Code Section 65857 provides that the legislative body may approve, modify, or disapprove the recommendation of the Planning Commission; provided that any modification of the proposed ordinance or amendment by the legislative body not previously considered by the Planning Commission during its hearing, must first be referred to the Planning Commission for report and recommendation, but the Planning Commission shall not be required to hold a public heari ng thereon. Additionally, Section 9.285.040.(5) of the Jurupa Valley Municipal Code provides that after closing the public hearing the City Council must render its decision within a reasonable time and may approve, modify, or disapprove the recommendation of the Planning Commission; provided, however, that any proposed modification of the Planning Commission’s recommendation not previously considered by the Planning Commission must first be referred back to the Planning Commission for a report and recommendation. -3-
Section 3. Procedural Findings . The City Council of the City of Jurupa Valley does hereby find, determine and declare that:
(a) The application for the Project was processed including, but not limited to a public notice, in the time and manner prescribed by State law and Jurupa Valley Ordinances.
(a) On February 14, 2024, the Planning Commission of the City of Jurupa Valley held a public hearing on the Project at which time all persons interested in the Project had the opportunity and did address the Planning Commission on these matters. Following the receipt of public testimony, the Planning Commission closed the public hearing. Following a discussion of the Project the Planning Commission voted 4-0, to adopt Planning Commission Resolution No. 2024-04, recommending approval of the Project and finding the project is exempt pursuant to California Environmental Quality Act.
(b) On May 2, 2024, the City Council of the City of Jurupa Valley held a public hearing on the Project at which time all persons interested in the Project had the opportunity and did address the City Council on these matters. Following the receipt of public testimony, the City Council closed the public hearing.
(c) All legal preconditions to the adoption of this Resolution have occurred.
Section 4. California Environmental Quality Act Findings. The City Council of the City of Jurupa Valley make s the following environmental findings and determinations in connection with the approval of the Project:
(a) Pursuant to the California Environmental Quality Act (“CEQA”) (Cal. Pub. Res.
Code § 21000 et seq.) and the State Guidelines (the “Guidelines”) (14 Cal. Code Regs. § 15000 et seq.), the City Council has determined that the Project is exempt pursuant to S ection 15061(b(3) Common Sense Exemption of the California Environmental Quality Act (CEQA) because CEQA only applie s to projects which have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA.
Section 5. Findings for Approval of Change of Zone . The City Council of the City of Jurupa Valley finds and determines that Change of Zone No. 23018 should be approved because:
(a) A Change of Zone is proposed to change the zone for the Project site fr om Rubidoux ̶ Village Commercial (R -VC) to General Residential (R -3) in order to accommodate the single -family residential project on the currently vacant property . The General Plan Amendment will change the land use designation of the Project site to Medium High Density Residential, which is a land use designation that allows for five (5) to eight (8) dwelling units per acre. The Project will allow an infill development that is more feasible and compatible with the surrounding neighborhood with minimal disruption of the goals and vision that the Rubidoux Village is intended to achieve.
-4-
Section 6. Approval of Change of Zone No. 23018. Based on the foregoing, the City Council hereby:
(a) Approves Change of Zone No. 23018 to change the zone of the property located at 3883 Wallace Street (APN: 181-063-010) from Rubidoux ̶ Village Commercial (R-VC) to General Residential (R-3), as shown on Exhibit “A”.
(b) Directs the City Manager to revise the official City of Jurupa Valley Zoning Map to designate the property as being in this new zone.
Section 7. Severability. If any sentence, clause or phrase of this Ordinance is for any reason held to be unconstitutional or otherwise invalid, such decision shall not affect the validity of the remaining provisions of this Ordinance. The City Council hereby declares that it would have passed this Ordinance and each sentence, clause or phrase thereof irrespective of the fact that any one or more sentences, clauses or phrases be declared unconstitutional or otherwise invalid.
Section 8. E
ffect of Ordinance. This Ordinance is intended to supersede any ordinance or resolution of the County of Riverside incorporated by the City of Jurupa Valley that may in conflict with the terms of this Ordinance.
Section 9. C
ertification. The City Clerk of the City of Jurupa Valley shall certify to the passage and adoption of this Ordinance and shall cause the same to be published or posted in the manner required by law.
Section 10. E ffective Date. This Ordinance shall take effect on the date provided in Government Code Section 36937.
PASSED, APPROVED , AND ADOPTED by the City Council of the City of Jurupa Valley on this 16th day of May, 2024.
______________________________
Guillermo Silva
Mayor
ATTEST:
______________________________
Victoria Wasko, CMC
City Clerk
-5-
CERTIFICATION
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF JURUPA VALLEY )
I, Victoria Wasko, CMC, City Clerk of the City of Jurupa Valley, do hereby certify that the foregoing Ordinance No. 2024-12 was introduced at a meeting of the City Council of the City of Jurupa Valley on the 2
nd day of May, 2024, and thereafter at a regular meeting held on the 16th day of May, 2024 it was duly passed and adopted by the following vote of the City Council:
AYES:
NOES:
ABSENT:
ABSTAIN:
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of Jurupa Valley, California, this 16th day of May, 2024.
________________________________
Victoria Wasko, City Clerk
City of Jurupa Valley
A-1
Exhibit “A”
ATTACHMENT NO. 1
Exhibit A – Change of Zone Exhibit
Changing from Rubidoux – Village Commercial (R-VC) to General Residential (R-3)
ATTACHMENT NO. 2
Excerpt of the Planning Commission minutes from
February 14, 2024
ATTACHMENT NO. 3
Adopted Planning Commission Resolution No. PC-2024-04
(without attachments)
Chair Newman, Chair Pro Tem Pruitt, Commissioners
Jackson and Shultz
Page | 1
STAFF REPORT
DATE: MAY 2, 2024
TO: HONORABLE MAYOR AND CITY COUNCIL MEMBERS
FROM: ROD BUTLER, CITY MANAGER
BY: JOE PEREZ, ASSISTANT CITY MANAGER / COMMUNITY
DEVELOPMENT DIRECTOR
SUBJECT: AGENDA ITEM NO. 15.F
PUBLIC HEARING TO CONSIDER SECOND GENERAL PLAN
AMENDMENT BATCH OF 2024:
(1) 6TH CYCLE HOUSING ELEMENT: PROPOSED AMENDMENTS TO
IMPLEMENT THE 6TH CYCLE HOUSING ELEMENT: 1) PROPOSED
GENERAL PLAN LAND USE MAP AMENDMENTS (GPA22011
THROUGH GPA22028); 2) ZONING MAP AMENDMENTS (CZ22011
THROUGH CZ22027); AND 3) APPROVING AN ADDENDUM TO A
CERTIFIED PROGRAMMATIC FINAL ENVIRONMENTAL IMPACT
REPORT AND ADOPTING FINDINGS PURSUANT TO THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT
(2) DE ANZA MARKETPLACE GPA & CZ: PROPOSED (1) GENERAL
PLAN AMENDMENT NO. 23003 (GPA23003) TO REVISE THE
GENERAL PLAN LAND USE MAP FROM “BUSINESS PARK” TO
“COMMERCIAL RETAIL” AND TO REVISE THE LAND USE MAP FOR
A RIPARIAN HABITAT AREA FROM “BUSINESS PARK” TO “OPEN
SPACE - CONSERVATION HABITAT” FOR THE DE ANZA
MARKETPLACE LOCATED AT 8304 -8380 LIMONITE AVENUE AND
6105 CLAY STREET (ASSESSOR PARCEL NUMBERS: 163-400- 036, -037, -038, -040, -041, -042, -043, -044, -045) AND (2) PROPOSED CHANGE OF ZONE NO. 23005 (CZ 23005) TO CHANGE A PORTION
OF THE SITE DESCRIBED ABOVE FROM M -SC (MANUFACTURING
– SERVICE COMMERCIAL) TO C -P-S (SCENIC HIGHWA Y
COMMERCIAL) AND A PORTION OF THE SITE FROM C -P-S AND M- SC TO W -1 (WATERCOURSE, WATERSHED AND CONSERVATION
AREAS) AND (3) DETERMINATION THAT NO FURTHER
ENVIRONMENTAL REVIEW IS REQUIRED PURSUANT TO CEQA
GUIDELINES SECTION 15162
RETURN TO AGENDA
Page | 2
(3) WALLACE STREET GPA & CZ: MASTER APPLICATION (MA) NO. 23177: GENERAL PLAN AMENDMENT (GPA) NO. 23015, CHANGE OF ZONE (CZ) NO. 23018 TO CHANGE THE GENERAL PLAN LAND USE
DESIGNATION FROM CR TO MHDR AND TO CHANGE THE ZONE
FROM RUBIDOUX -VILLAGE COMMERCIAL (RV -C) TO GENERAL
RESIDENTIAL (R -3) FOR THE PROPERTY LOCATED AT 3883
WALLACE STREET , AND DETERMINE THAT NO ENVIRONMENTAL
REVIEW IS REQUIRED PURSUANT TO CEQA GUIDELINES SECTION
15061
RECOMMENDATION
1) That the City Council conduct a public hearing, receive public testimony, and; 2) Receive staff report and adopt Resolution No. 2024-29, entitled:
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF JURUPA VALLEY APPROVING (1) THE FOLLOWING GENERAL PLAN AMENDMENTS (GPA) TO IMPLEMENT THE 6TH CYCLE HOUSING ELEMENT: GPA 22011 AND 22012 TO CHANGE THE GENERAL PLAN LAND USE DESIGNATION FROM PF TO HHDR FOR APNS 156 -230-004 AND 156 -220-002; GPA 22013 AND 22014 TO CHANGE THE GENERAL PLAN LAND USE DESIGNATION FROM LDR TO HHDR FOR APNS 173-160-002 AND 003, GPA 22015 AND 22016 TO
CHANGE THE GENERAL PLAN LAND USE DESIGNATION FROM CR TO HHDR FOR PORTIONS OF APNS 173-160-029 AND 030, AND ADDING BOTH PARCELS TO THE GENERAL PLAN MIXED -USE OVERLAY; GPA 22017 - 22022 TO CHANGE THE GENERAL PLAN LAND USE DESIGNATION FROM LI TO HHDR FOR PORTIONS OF APNS 173 -120-009, 011, AND 013, AND APNS 169 -040-003, 004, AND 005; GPA 22023 -22025 TO CHANGE THE
GENERAL PLAN LAND USE DESIGNATION FROM MHDR AND CR TO
HHDR FOR APN 169-070-002, AND FROM CR TO HHDR FOR APNS 169-070- 031 AND 169-172-075; GPA 22026 TO CHANGE THE GENERAL PLAN LAND USE DESIGNATION FROM BP TO HHDR FOR APN 171-020-006, GPA 22027
TO CHANGE THE GENERAL PLAN LAND USE DESIGNATION FROM MHDR TO HHDR FOR APN 179 -101-002; GPA 22028 TO CHANGE THE GENERAL PLAN LAND USE DESIGNATION FROM MDR TO HHDR FOR APN 182 -350- 002; (2) GPA 23003 TO REVISE THE GENERAL PLAN LAND USE
DESIGNATION FROM BP TO OS-CH FOR (APN 163-400-036), FROM BP TO CR AND OS-CH (APN 163-400-037) AND FROM BP TO CR (APNS 163 -400- 038, -040, -041, -042, -043, -044, -045) FOR THE DE ANZA MARKET PLACE LOCATED AT 8304 -8380 LIMONITE AVENUE AND 6105 CLAY STREET; AND (3) APPROVING GPA 23015 TO CHANGE THE GENERAL PLAN LAND
USE DESIGNATION FROM CR TO MHDR FOR THE PROPERTY LOCATED AT 3883 WALLACE STREET (APN: 181-063-010)
Page | 3
BACKGROUND
Government Code section 65358(b) states that “Except as otherwise provided in subdivision (c) or (d), no mandatory element of a general plan shall be amended more frequently than four times during any calendar year. Subject to that limitation, an amendment may be made at any time, as determined by the legislative body. Each amendment may include more than one change to the general plan.” Due to the amount of project applications and advance planning efforts the City has undertaken that would require General Plan Amendment s, the Community Development Department is “batching” or “grouping” multiple amendments to comply with the limitation set forth in Government Code section 65358(b).
OVERVIEW OF PROCESS
The General Plan Amendment projects will be presented to the City Council individually.
There is allotted time for discussion and public participation for each individual project. The City Council will take an action/vote at the conclusion of each individual project. The final decision on the General Plan Amendments is contained in one resolution included as Attachment 1.
SUMMARY OF PROJECTS – SECOND BATCH OF GENERAL PLAN AMENDMENTS For this agenda item, there are three projects that include a General Plan Amendment.
Provided below is a summary of these three projects included in the second batch of 2024 General Plan Amendments.
A. 6th Cycle Housing Element GPAs and CZs . The City Council adopted the 6th Cycle Housing Element on December 2, 2021 for the 8-year period of 2021 through 2029. The Housing Element was subsequently certified by the State Department of Housing and Community Development (HCD) as being fully compliant with State Law on April 21, 2022. The Housing Element includes a number of follow -up implementation items that must be undertaken within specific timelines to ensure the City remains compliant with State Housing Law. This item addresses the amendments to the General Plan Land Use Map and Zoning Map to meet the City’s Regional Housing Needs Allocation (RHNA). These recommended amendments to these sites are to redesignate the sites to Highest Density Residential (HHDR) and rezone to General Residential (R -3). These amendments will continue to ensure the City of Jurupa Valley remains compliant with State Housing Law, and maintains its 2021 -2024 Housing Element certification. The recommended sites were discussed in multiple public meetings as part of the 6 th Cycle Housing Element Update process, and recommended to be approved by the Planning Commission on April 10, 2024 meeting.
B. De Anza Marketplace GPA and CZ . The proposed project is to redesignate and rezone part of De Anza Marketplace shopping center to ensure it has a commercial designation for the shopping center to continue with commercial uses. The recommended land use designation is Commercial Retail and the zone is Scenic Highway Commercial (C-P-S). Additionally, to protect the riparian habitat adjacent to the shopping center, it is recommended to redesignate and rezone for
Page | 5
b. Exhibit B: Findings for General Plan Amendment (GPA) No. 23003 for De Anza Marketplace
i. Attachment B-1: Exhibit for GPA23003
ii. Attachment B-2: Previous Environmental Review Determination c. Exhibit C: Findings for General Plan Amendment (GPA) No. 23015 for 3883 Wallace Street
i. Attachment C-1: Exhibit for GPA23015
-1-
RESOLUTION NO. 2024-29
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF JURUP A VALLEY, CALIFORNIA, APPROVING (1) THE FOLLOWING GENERAL PLAN AMENDMENT S (GPA) TO IMPLEMENT THE 6TH CYCLE
HOUSING ELEMENT: GPA 22011 AND 22012 TO CHANGE THE
GENERAL PLAN LAND USE DESIGNATION FROM PF TO HHDR FOR
APNS 156-230-004 AND 156-220-002; GPA 22013 AND 22014 TO CHANGE
THE GENERAL PLAN LAND USE DESIGNATION FROM LDR TO HHDR
FOR APNS 173 -160-002 AND 003 , GPA 22015 AND 22016 TO CHANGE
THE GENERAL PLAN LAND USE DESIGNATION FROM CR TO HHDR
FOR PORTIONS OF APNS 173-160-029 AND 030 , AND ADD ING BOTH PARCELS TO THE GENERAL PLAN MIXED -USE OVERLAY; GPA
22017-22022 TO CHANGE THE GENERAL P LAN LAND USE
DESIGNATION FROM LI TO HHDR FOR PORTIONS OF APNS 173-120- 009, 011, AND 013, AND APNS 169-040-003, 004, AND 005; GPA 22023-22025
TO CHANGE THE GENERAL P LAN LAND USE DESIGNA TION FROM
MHDR AND CR TO HHDR FOR APN 169 -070-002, AND FROM CR TO HHDR FOR APNS 169-070-031 AND 169-172-075; GPA 22026 TO CHANGE
THE GENERAL PLAN LAND USE DESIGNATION FROM BP TO HHDR
FOR APN 171 -020-006, GPA 22027 TO CHANGE THE GENERAL P LAN LAND USE DESIGNATION FROM MHDR TO HHDR F OR APN 179-101- 002; GPA 22028 TO CHANGE THE GENERAL P LAN LAND USE
DESIGNATION FROM MDR TO HHDR FOR APN 182-350-002; (2) GPA 23003 TO REVISE THE GENERA L PLAN LAND USE DESIGNATION
FROM BP TO OS-CH FOR (APN 163-400-036), FROM BP TO CR AND OS- CH (APN 163-400-037) AND FROM BP TO CR ( APNS 163-400-038, -040, - 041, -042, -043, -044, -045) FOR THE DE ANZA MARK ET PLACE LOCATED AT 8304-8380 LIMONITE AVENUE AND 6105 CLAY STREET; AND (3) APPROVING GPA 23015 TO CHANGE THE GENERAL PLAN
LAND USE DESIGNATION FROM CR TO MHDR FOR THE PROPERTY
LOCATED AT 3883 WALLACE STREET (APN: 181-063-010)
THE CITY COUNCIL OF THE CITY OF JURUPA VALLEY DOES RESOLVE AS FOLLOWS:
Section 1. Government Code section 65358 limits the number of times a city can amend a mandatory element of its General Plan to no more than four amendments per year. In compliance with the Government Code, the City Council is considering General Plan amendments for several projects as part of this Resolution.
Section 2. Projects.
(a) The City Council adopted the 6th Cycle Housing Element on December 2, 2021 for the 8-year period of 2021 through 2029. The Housing Element was subsequently certified by the State Department of Housing and Community Development (HCD) as being fully compliant with State Law on April 21, 2022. The Housing Element includes a number of follow -up -2-
implementation items including amendments to the General Plan Land Use Map and the Zoning Map. General Plan Amendment Nos. 22011-22028 are the subject of this resolution. The zoning code amendments are the subject matter of a separate ordinance. The deadline for adopting these amendments is October 15, 2024. These amendments will continue to ensure the City of Jurupa Valley remains compliant with State Housing Law, and maintains its 2021-2029 Housing Element certification.
(b) The City identified an inconsist ency between the General Plan Land Use Map and the zoning map with respect to the De Anza Market Place Shopping Center l ocated at 8304-8380 Limonite Avenue and 6105 Clay Street (APNs 163-400- 036, -037, -038, -040, -041, - 042, -043, -044, -045) and initiated General Plan Amendment No. 23003 and a zone change to fix the inconsistency. General Plan Amendment No. 23003 is the subject of this resolution. The zoning code amendments are the subject matter of a separate ordinance. (c) The City of Jurupa Valley City Council initiated Master Application (MA 23177) consisting of General Plan Amendment No. 23015 and Change of Zone No. 23018 in order to permit the construction of a proposed single-family residential project located at 3883 Wallace Street (APN 181-063-010). Change of Zone No. 23018 is the subject of this ordinance. General Plan Amendment No. 23015 will be considered by separate resolution.
Section 3. General Plan Amendments.
(a) The City has initiated the following General Plan amendments to amend Figure 2-5 (“2017 General Plan Land Use Plan”) of the Land Use Element of the City of Jurupa Valley 2017 General Plan to change the General Plan land use designations of the following parcels:
1) GPA22011: General Plan Amendment to change 2.3-acre site on the east side of Country Village Road (APN 156-230-004) from PF to HHDR; 2) GPA22012: General Plan Amendment to change 3.5-acre site on the east side of Country Village Road (APN 156-220-002) from PF to HHDR; 3) GPA22013: General Plan Amendment to change 0.8-acre site on the north side of Granite Hill Drive (APN: 173-160-002) from LDR to HHDR; 4) GPA22014: General Plan Amendment to change 0.3-acre site on the north side of Granite Hill Drive (APN 173-160-003) from LDR to HHDR; 5) GPA22015: General Plan Amendment to change a 2.76-acre portion on the north side of Granite Hill Drive (portion of 173 -160-029) from CR to HHDR, and add the entire parcel to the General Plan Mixed-Use Overlay (MUO); 6) GPA22016: General Plan Amendment to change 3.43 -acre portion on the north side of Granite Hill Drive (portion of 173-160-030) from CR to HHDR, and add the entire parcel to the General Plan Mixed-Use Overlay (MUO); -3-
7) GPA22017: General Plan Amendment to change 5.6-acre site on the north side of Granite Hill Drive (173-120-009) from LI to HHDR; 8) GPA22018: General Plan Amendement to change 5.0 -acre site on the north side of Granite Hill Drive (173-120-011) from LI to HHDR; 9) GPA22019: General Plan Amendment to change 7.2-acre site on the north side of Granite Hill Drive (173-120-013) from LI to HHDR; 10) GPA22020: General Plan Amendment to change 0.2-acre site on the north side of Granite Hill Drive (APN 169-040-003) from LI to HHDR; 11) GPA22021: General Plan Amendment to change 0.8-acre site on the north side of Granite Hill Drive (APN 169-040-004) from LI to HHDR; 12) GPA22022: General Plan Amendment to change 3.1-acre site on the north side of Granite Hill Drive (APN 169-040-005) from LI to HHDR; 13) GPA22023: General Plan Amendment to change 3.54 -acre site on the north side of Mission Boulevard (APN 169-070-002) from MHDR and CR to HHDR; 14) GPA22024: General Plan Amendment to change 1.0-acre site on the north side of Mission Boulevard (APN 169-070-031) from CR to HHDR; 15) GPA22025: General Plan Amendment to change 2.5-acre site on the south side of Mission Boulevard (APN 169-172-075) from CR to HHDR; 16) GPA22026: General Plan Amendment to change 4.7-acre site on the north side of Mission Boulevard (APN 171-020-006) from BP to HHDR; 17) GPA22027: General Plan Amendment to change 2.4-acre site on the east side of Avalon Street (APN 179-101-002) from MHDR to HHDR; and 18) GPA22028: General Plan Amendment to change 7.4-acre site on the east side of Limonite Avenue Boulevard (APN 182-350-002) from MDR to HHDR.
The findings for approval of General Plan Amendment Nos. 22011 through 22028 are set forth in Exhibit “A” and the General Plan amendments are depicted in Attachments “A-1” through “A-18” to Exhibit “A”.
(b) General Plan Amendment No. 23003 seeks to change the General Plan land use designation of the 20.79 acres of real property l ocated at 8304 -8380 Limonite Avenue and 6105 Clay Street (Assessor Parcel Numbers: 163-400- 036, -037, -038, -040, -041, -042, -043, - 044, -045) as follows:
1) 1.89 acres (APN 163 -400-036) from Business Park (BP) to Open Space Conservation Habitat (OS-CH);
-4-
2) 3.73 acres (APN 163 -400-037) from Business Park (BP) to Open Space Conservation Habitat (OS-CH) and Commercial Retail (CR); and 3) 0.89 acres (APN 163 -400-038), 6.03 acres (APN 163 -400-040),
0.79 acres (APN 163-400-041), 4.00 acres (APN 163-400-042) , 1.00 acres (APN 163-400-043),
0.90 acres (APN 163-400-044) and 1.56 acres from (APN 163-400-045) from Business Park (BP) to Commercial Retail (CR).
The findings for approval of General Plan Amendment No. 23003 are set forth in Exhibit “B” and the General Plan amendment is depicted in Attachment B-1 to Exhibit “B”.
(c) The property owner is seeking approval of General Plan Amendment No. 23015 to change the General Plan land use designation of the property located at 3883 Wallace Street (APN: 181-063-010) from Commercial Retail (CR) to Medium High Density Residential (MHDR). The findings for approval of General Plan Amendment No. 2 3015 are set forth in Exhibit “C” and the General Plan amendment is depicted in Attachment C-1 to Exhibit “C”.
Section 4. Approval of General Plan Amendment s. Based on the foregoing, the City Council hereby approves:
(a) General Plan Amendment Nos. 22011-22028 to implement the 6th Cycle Housing Element as shown in Attachments “A -1 through “ A-18” to Exhibit “A”. The City Council’s approval of General Plan Amendment No. 22011-22028 shall not be effective until the effective date of the ordinance adopting Change of Zone Nos. CZ22011-22027. (b) General Plan Amendment No. 23003 for the De Anza Marketplace located at 8304 -8380 Limonite Avenue and 6105 C lay Street to change the General Plan land use designation of APN 163-400-036 from BP to OS -CH, of APN 163 -400-037 from BP to OS-CH and CR, and of APNs 163-400-038, -040, -041, -042, -043, -044, and 045 from BP to CR, as shown in Attachment “B-1” to Exhibit “ B”. The City Council’s approval of General Plan Amendment No. 23003 shall not be effective until the effective date of the ordinance adopting Change of Zone No. 23005.
(c) General Plan Amendment No. 23015 to change the General Plan land use designation of 3883 Wallace Street (APN: 181-063-010) from Commercial Retail (CR) to Medium High Density Residential (MHDR) as shown in Attachment “C-1” to Exhibit “C”. The City Council’s approval of General Plan Amendment No. 23015 shall not be effective until the effective date of the ordinance adopting Change of Zone No. 23018.
Section 5. Certification. The City Clerk shall certify to the adoption of this Resolution.
PASSED, APPROVED AND ADOPTED by the City Council of the City of Jurupa Valley on this 2nd day of May, 2024.
-5-
______________________________
Guillermo Silva
Mayor
ATTEST:
_______________________________
Victoria Wasko, CMC
City Clerk
CERTIFICATION
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF JURUPA VALLEY )
I, Victoria Wasko, City Clerk of the City of Jurupa Valle y, do hereby cert ify that the foregoing Resolution No. 2024-29 as duly adopted and passed at a meeting of the City Council of the City of Jurupa Valley on the 2nd day of May, 2024, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of Jurupa Valley, California, this 2nd day of May, 2024.
___________________________
Victoria Wasko, CMC, City Clerk
City of Jurupa Valley
-6-
Exhibit “A”
General Plan Amendment Nos. 22011 through 22028
Section 1. Project.
(a) The City Council adopted the 6th Cycle Housing Element on December 2, 2021 for the 8-year period of 2021 through 2029. The Housing Element was subsequently certified by the State Department of Housing and Community Development (HCD) as being fully compliant with State Law on April 21, 2022. The Housing Element includes a number of follow -up implementation items including amendments to the General Plan Land Use Map and the Zoning Map. The deadline for adopting these amendments is October 15, 2024. These amendments will continue to ensure the City of Jurupa Valley remains compliant with St ate Housing Law, and maintains its 2021-2029 Housing Element certification.
Section 2. General Plan Amendments. The City has initiated the following General Plan amendments to amend Figure 2-5 (“2017 General Plan Land Use Plan”) of the Land Use Element of the City of Jurupa Valley 2017 General Plan to change the General Plan land use designations of the following parcels:
(a) GPA22011: General Plan Amendment to change 2.3 -acre site on the east side of Country Village Road (APN 156 -230-004) from PF to HHDR as shown on Attachment “A-1”;
(b) GPA22012: General Plan Amendment to change 3.5 -acre site on the east side of Country Village Road (APN 156 -220-002) from PF to HHDR as shown on Attachment “A-2”;
(c) GPA22013: General Plan Amendment to change 0.8 -acre site on the north side of Granite Hill Drive (APN: 173-160-002) from LDR to HHDR as shown on Attachment “A- 3”;
(d) GPA22014: General Plan Amendment to change 0.3 -acre site on the north side of Granite Hill Drive (APN 173-160-003) from LDR to HHDR as shown on Attachment “A- 4”;
(e) GPA22015: General Plan Amendment to change a 2.76-acre portion on the north side of Granite Hill Drive (portion of APN 173-160-029) from CR to HHDR, and add the entire parcel to the General Plan Mixed-Use Overlay (MUO) as shown on Attachment “A-5”; (f) GPA22016: General Plan Amendment to change 3.43 -acre portion on the north side of Granite Hill Drive (portion of APN 173-160-030) from CR to HHDR, and add the entire parcel to the General Plan Mixed-Use Overlay (MUO) as shown on Attachment “A-6”; (g) GPA22017: General Plan Amendment to change 5.6-acre site on the north side of Granite Hill Drive (APN 173-120-009) from LI to HHDR as shown on Attachment “A-7”; (h) GPA22018: General Plan Amendment to change 5.0-acre site on the north side of Granite Hill Drive (APN 173-120-011) from LI to HHDR as shown on Attachment “A-8”; -7-
(i) GPA22019: General Plan Amendment to change 7.2 -acre site on the north side of Granite Hill Drive (APN 173-120-013) from LI to HHDR as shown on Attachment “A-9”; (j) GPA22020: General Plan Amendment to change 0.2-acre site on the north side of Granite Hill Drive (APN 169 -040-003) from LI to HHDR as shown on Attachment “A- 10”;
(k) GPA22021: General Plan Amendment to change 0.8 -acre site on the north side of Granite Hill Drive (APN 169 -040-004) from LI to HHDR as shown on Attachment “A- 11”;
(l) GPA22022: General Plan Amendment to change 3.1 -acre site on the north side of Granite Hill Drive (APN 169 -040-005) from LI to HHDR as shown on Attachment “A- 12”;
(m) GPA22023: General Plan Amendment to change 3.54-acre site on the north side of Mission Boulevard (APN 169 -070-002) from MHDR and CR to HHDR as shown on Attachment “A-13”;
(n) GPA22024: General Plan Amendment to change 1.0 -acre site on the north side of Mission Boulevard (APN 169 -070-031) from CR to HHDR as shown on Attachment “A- 14”;
(o) GPA22025: General Plan Amendment to change 2.5-acre site on the south side of Mission Boulevard (APN 169 -172-075) from CR to HHDR as shown on Attachment “A- 15”;
(p) GPA22026: General Plan Amendment to change 4.7 -acre site on the north side of Mission Boulevard (APN 171 -020-006) from BP to HHDR as shown on Attachment “A- 16”;
(q) GPA22027: General Plan Amendment to change 2.4 -acre site on th e east side of Avalon Street (APN 179-101-002) from MHDR to HHDR as shown on Attachment “A- 17”; and
(r) GPA22028: General Plan Amendment to change 7.4 -acre site on the east side of Limonite Avenue Boulevard (APN 182 -350-002) from MDR to HHDR as shown on Attachment “A-18”.
(b) Section 9.30.010.A. of the Jurupa Valley Municipal Code provides that any amendment to any part of the Jurupa Valley General Plan, shall be adopted in accordance with the provisions of Section 65300 et seq. of the Government Code, as now written or hereafter amended, and Chapter 9.30 of the Jurupa Valley Municipal Code. (c) Section 9.30.010.B. of the Jurupa Valley Municipal Code provides that the initiation of proceedings for the amendment of any part of the Jurupa Valley General Plan shall be conducted in accordance with the provisions of Chapter 9.30 of the Jurupa Valley Municipal Code.
-8-
(d) Section 9.30.100.(1) of the Jurupa Valley Municipal Code provides that proposals to amend any part of the Jurupa Valley General Plan shall be heard by the Planning Commission during a public hearing on the matter. Further, Government Code Section 65353 provides that when a city has a planning commission authorized by local ordinance or resolution to review and recommend action on a proposed general plan, the commission shall hold at lea st one public hearing before approving a recommendation on the adoption of a general plan. (e) Section 9.30.040(F)(2) provides that the Planning Commission resolution and City Council resolution recommending approval of an Entitlement/Policy Amendment to the General Plan shall make the first two findings listed below and any one or more of the subsequent findings listed below:
1) The proposed change does not involve a change in or conflict with: the Riverside County Vision; any General Planning Principle se t forth in General Plan Appendix B; or any Foundation Component designation in the General Plan. 2) The proposed amendment would either contribute to the purposes of the General Plan or, at a minimum, would not be detrimental to them. 3) Special circumstan ces or conditions have emerged that were unanticipated in preparing the General Plan.
4) A change in policy is required to conform to changes in state or federal law or applicable findings of a court of law.
5) An amendment is required to comply with an up date of the Housing Element or change in State Housing Element law.
6) An amendment is required to expand basic employment job opportunities (jobs that contribute directly to the city's economic base) and that would improve the ratio of jobs- to-workers in the city.
7) An amendment is required to address changes in ownership of land or land not under the land use authority of the City Council. (f) Section 9.30.100.(2) of the Jurupa Valley Municipal Code provides that after closing the public hearing, the Pla nning Commission shall make a recommendation for approval or disapproval within a reasonable time, by resolution, including therein its findings, and transmit it to the City Council with a copy mailed to the applicant. A recommendation for approval shall be made by the affirmative vote of not less than a majority of the total membership of the Planning Commission. If the Planning Commission cannot reach a decision within a reasonable time after closing the hearing, that fact shall be reported to the City Co uncil and shall be deemed a recommendation to deny the proposal. Further, Government Code Section 65354 provides that the planning commission shall make a written recommendation on the adoption of a general plan, that a recommendation for approval shall be made by the affirmative vote of not less than a majority of the total membership of the commission, and that the planning commission shall send its recommendation to the legislative body.
-9-
(g) Section 9.30.100. (3) of the Jurupa Valley Municipal Code provides that upon receipt of a recommendation of the Planning Commission on an amendment of the General Plan, the City Clerk must set the matter for public hearing before th e City Council at the earliest convenient day and give notice of public hearing in the same man ner as notice was given of the hearing before the Planning Commission.
Section 3. Procedural Findings . The City Council of the City of Jurupa Valley does hereby find, determine and declare that:
(a) The application for the Project was processed including, but not limited to a public notice, in the time and manner prescribed by State law and Jurupa Valley Ordinances. (b) On April 10, 2024, the Planning Commission of the City of Jurupa Valley held a public hearing on the Project at which time all persons interested in the Project had the opportunity and did address the Planning Commission on these matters. Following a discussion of the Project the Planning Commission voted 3 -0-2 (with Commissioners Newman and Jackson absent), to adopt Planning Commission Resolution No. 2024 -08, recommending approval of the Project and finding no further environmental review is required under CEQA Guidelines Section 15162.
(c) On May 2, 2024, the City Council of the City of Jurupa Valley held a public hearing on the Project at which time all persons interested in the Project had the opportunity and did address the City Council on these matters. Following the receipt of public testimony, the City Council closed the public hearing.
(d) All legal preconditions to the adoption of this Resolution have occurred.
Section 4. California Environmental Quality Act Procedural Findings. The City Council of the City of Jurupa Valley hereby makes the following environmental findings and determinations in connection with the approval of the Project:
(a) The Jurupa Valley General Plan was adopted by Resolution No. 2017-14 on September 7, 2017. In approving the General Plan in 2017, the City Council certified the Jurupa Valley 2017 General Plan Programmatic Final Environmental Impact Repo rt (FEIR) (SCH No. 2016021025) in accordance with the CEQA. The City Council has reviewed the Project against the FEIR and determined the FEIR adequately addresses all the environmental issues associated with the Project. The Project would not result in any new significant impacts on the environment based upon the analysis and conclusions presented in the FEIR. In addition, previously identified significant impacts would not be substantially more severe than shown in the previous FEIR.
Finally, no new feasible mitigation measures have been identified that would substantially reduce significant impacts identified in the FEIR.
(b) By separate resolution, the City Council adopted Resolution No. 2024 -28 adopting an Addendum to the FEIR. Resolution No. 2024-28 is incorporated herein as if set forth in full.
Section 5. Findings for Approval of General Plan Amendment. The City Council of the City of Jurupa Valley does hereby find and determine that:
-10-
(a) The proposed change does not involve a change in or conflict with: the Riverside County Vision; any General Planning Principle set forth in General Plan Appendix B; or any Foundation Component designation in the General Plan. (b) The proposed amendment would either contribute to the purposes of the General Plan or, at a minimum, would not be detrime ntal to them as it would allow for more housing in the City. The General Plan Amendments are consistent with Land Use Element Policy LUE 2.4. (“Housing Quality and Variety”) of the 2017, Jurupa Valley General Plan because redesignating the Project sites wil l provide additional variety of housing types and density to the City. The proposed General Plan Amendments are also consistent with Land Use Element Policy LUE 2.4, which states: “Accommodate the development of a variety of highest quality housing types, styles and densities that are accessible to and meet the needs of a range of lifestyles, physical abilities, and income levels.” In addition, the General Plan Amendments are consistent with Housing Element Policy HE 1.1.20. which states: “Encourage resident ial development proposals to provide a range of housing types and densities for all income levels, including market rate housing, using creative planning concepts such as traditional neighborhood design, planned unit developments, area and specific plans, and mixed -use development.” The General Plan Amendments are appropriate because the sites are located on or near transportation and transit corridors, are in close proximity to commercial uses and public facilities, which can support residential development, and have minimal exposure to natural hazards. (c) An amendment is required to comply with an update of the Housing Element or change in State Housing Element law. In the 2021 -2029 Housing Element, the City committed to amend the General Plan to allow for res idential uses, or higher density residential uses, on the parcels identified in this resolution
CITY OF JURUPA VALLEY
OFFICIAL
GENERAL PLAN AMENDMENT
AND CHANGE OF ZONE EXHIBIT
PROJECT BOUNDARY
156220001 156220002
156230003
156230004
173030006
173030010
173030011
173030055
RW
RW
COUNTRY
CLUB DR
COUNTRY VILLA
GE RD
¹
0 140 70
US Feet
APN:
156-230-004
M
ASTER APPLICATION NO.: 22359
GENERAL PLAN AMENDMENT CASE NO.: 22011
CHANGE OF ZONE NO.: 22011
APPROVAL DATE: ___________
GPA: PF to HHDR
CZ: R-A-20 to
R-3
SITE NO: B-01
Attachment A-1
CITY OF JURUPA VALLEY
OFFICIAL
GENERAL PLAN AMENDMENT
AND CHANGE OF ZONE EXHIBIT
PROJECT BOUNDARY
156220001
156220002
156230003 156230004
173030006
173030008
173030010
RW
RW
COUNTRY
CLUB DR
COUNTRY VILLAGE RD
¹
0 140 70
US Feet
APN:
156-220-002
M
ASTER APPLICATION NO.: 22360
GENERAL PLAN AMENDMENT CASE NO.: 22012
CHANGE OF ZONE NO.: 22012
APPROVAL DATE: ___________
GPA: PF to HHDR
CZ: R-A-20 to
R-3
SITE NO: B-02
Attachment A-2
CITY OF JURUPA VALLEY
OFFICIAL
GENERAL PLAN AMENDMENT
AND CHANGE OF ZONE EXHIBIT
PROJECT BOUNDARY
173140005
173140007
173140008
173140009
173152003
173160001
173160002
173160003
173160004
173160005
173160020RW
RW
GRANITE HILL DR
¹
0 60 30
US Feet
APN:
173-160-002
M
ASTER APPLICATION NO.: 22362
GENERAL PLAN AMENDMENT CASE NO.: 22013
CHANGE OF ZONE NO.: 22013
APPROVAL DATE: ___________
GPA: LDR to HHDR
CZ: W-2 to R-3
SITE NO: C-01
Attachment A-3
CITY OF JURUPA VALLEY
OFFICIAL
GENERAL PLAN AMENDMENT
AND CHANGE OF ZONE EXHIBIT
PROJECT BOUNDARY
173140007
173140008
173140009
173152003
173153010
173160002
173160003
173160004
173160005
173160020
RW
RW GRANITE HILL DR
¹
0 60 30
US Feet
APN:
173-160-003
M
ASTER APPLICATION NO.: 22363
GENERAL PLAN AMENDMENT CASE NO.: 22014
CHANGE OF ZONE NO.: 22014
APPROVAL DATE: ___________
GPA: LDR to HHDR
CZ: W-2 to R-3
SITE NO: C-02
Attachment A-4
CITY OF JURUPA VALLEY
OFFICIAL GENERAL
PLAN AMENDMENT
AND CHANGE OF ZONE EXHIBIT
173120002
173160004
173160005
173160020
173160029
173160030
173160031
RW
GRANITE HILL DR
¹
0 9045
US Feet
APN:
173-160-029
MA
STER APPLICATION NO.: 22364
GENERAL PLAN AMENDMENT CASE NO.: 22015
CHANGE OF ZONE NO.: 22015
APPROVAL DATE: ___________
PORTION OF PARCEL
CZ AND GPA BOUNDARY
ADD ENTIRE PARCEL
TO MIXED USE OVERL
AY
For Portion of Parcel
GPA: CR to HHDR
CZ: C-P-S to R-3
For Entire Parcel
GPA: To Add
Into the Mixed-Use Overlay
SITE NO: C-04
Attachment A-5
CITY OF JURUPA VALLEY
OFFICIAL
GENERAL PLAN AMENDMENT
AND CHANGE OF ZONE EXHIBITPORTION OF PARCEL
CZ AND GPA BOUNDARY
173120002 173120003
173160029
173160030
173160031
173160032
173160034
RW
PEDLEY RD
GRANITE H
ILL DR
¹
0 140 70
US Feet
APN:
173-160-030
M
ASTER APPLICATION NO.: 22365
GENERAL PLAN AMENDMENT CASE NO.: 22016
CHANGE OF ZONE NO.: 22016
APPROVAL DATE: ___________
For Portion of Parcel
GPA: CR to HHDR
CZ: C-P-S to R-3
ADD ENTIRE PARCEL
T
O MIXED USE OVERLAY
For Entire Parcel
GPA: To Add
Into the Mixed-Use Overlay
SITE NO: C-05
Attachment A-6
Attachment A-7
Attachment A-8
Attachment A-9
Attachment A-10
Attachment A-11
Attachment A-12
CITY OF JURUPA VALLEY
OFFICIAL
GENERAL PLAN AMENDMENT
AND CHANGE OF ZONE EXHIBIT
PROJECT BOUNDARY
169070002
169070013
169070018
169070025
169070030
169070031
169070035
169100018
169100019
169100020
169100046
169100053
169100054
169100055
169100056
169100057
169100058
169100059
169100061
169150023
169150026
169172075 169172076
169181007
RW
RW
RW
RW
RW
MISSION BLVD
AMARILLO
ST
PEDL
EY
RD
PEDLEY RD
¹
0 140 70
US Feet
APN:
169-070-002
M
ASTER APPLICATION NO.: 22372
GENERAL PLAN AMENDMENT CASE NO.: 22023
CHANGE OF ZONE NO.: 22023
APPROVAL DATE: ___________
GPA: MHDR and CR to HHDR
CZ: R-D and C-1/C-P to R-3
SITE NO: E-01
Attachment A-13
CITY OF JURUPA VALLEY
OFFICIAL
GENERAL PLAN AMENDMENT
AND CHANGE OF ZONE EXHIBIT
PROJECT BOUNDARY
169070002
169070030
169070031
169070035
169100046
169100057
169172075
169172076
RW
RW
RW
RW
MISSION BLVD
PEDLEY RD
PEDL
EY RD
¹
0 90 45
US Feet
APN:
169-070-031
M
ASTER APPLICATION NO.: 22373
GENERAL PLAN AMENDMENT CASE NO.: 22024
CHANGE OF ZONE NO.: 22024
APPROVAL DATE: ___________
GPA: CR to HHDR
CZ: C-1/C-P to R-3
SITE NO: E-02
Attachment A-14
CITY OF JURUPA VALLEY
OFFICIAL
GENERAL PLAN AMENDMENT
AND CHANGE OF ZONE EXHIBIT
PROJECT BOUNDARY
169070002169070035169100019 169100020
169100046
169100058
169100059
169100060
169100061
169150021
169150022
169150023
169150025
169150026
169172030
169172031
169172032
169172033
169172034
169172035
169172055
169172056
169172057
169172058
169172059
169172075 169172076
RWRW
RW
RW
SHETLAND
LN
RIDGERIDER
CT
AMARILLO ST
MISSION BLVD
¹
0 90 45
US Feet
APN:
169-172-075
M
ASTER APPLICATION NO.: 22374
GENERAL PLAN AMENDMENT CASE NO.: 22025
CHANGE OF ZONE NO.: 22025
APPROVAL DATE: ___________
GPA: CR to HHDR
CZ: C-P-S to R-3
SITE NO: E-03
Attachment A-15
CITY OF JURUPA VALLEY
OFFICIAL
GENERAL PLAN AMENDMENT
AND CHANGE OF ZONE EXHIBIT
PROJECT BOUNDARY
171020006
171020025
171020028
171020029
171020030
171020032
171020038
171170007
171170013
171170024 171180023171180024 171180025
RW
RW
RW
RW
MISSION BLVD
TYROLITE ST SIKH TEMPLE WAY
¹
0 140 70
US Feet
APN:
171-020-006
M
ASTER APPLICATION NO.: 22375
GENERAL PLAN AMENDMENT CASE NO.: 22026
CHANGE OF ZONE NO.: 22026
APPROVAL DATE: ___________
GPA: BP to HHDR
CZ: A-1 to R-3
SITE NO: F-01
Attachment A-16
CITY OF JURUPA VALLEY
OFFICIAL
GENERAL PLAN AMENDMENT
AND CHANGE OF ZONE EXHIBIT
PROJECT BOUNDARY
179060009
179092013
179092014
179092020
179092021
179092022
179092023
179101001
179101002 179102001
179102002
179102003
179102004
179102005
179102006
179102007
179102008
179102009
179102010
179102011
179102012
179102013
179102014
179103006
179103007
179111005
179111011
179111013
179112003
179112004
179112005
179112006
179112007 179121012
179350007
179350008
179350009
179350014
179350015
179350016
179350017
179350018
179350019
179350020
179350021
179350022
179350023
179350024
179350025
RW
RW
RW
RW
RW
RW
36TH
ST
34TH ST
PIONEER
DR
36TH ST
PONTIACAVE
AVALON ST
PALMWOOD DR
PIONEER DR
¹
0 90 45
US Feet
APN:
179-101-002
M
ASTER APPLICATION NO.: 22376
GENERAL PLAN AMENDMENT CASE NO.: 22027
CHANGE OF ZONE NO.: 22027
APPROVAL DATE: ___________
GPA: MHDR to HHDR
CZ: R-2 to
R-3
SITE NO: G-01
Attachment A-17
CITY OF JURUPA VALLEY
OFFICIAL
GENERAL PLAN AMENDMENT EXHIBIT
PROJECT BOUNDARY
181210024
181210032
182200002
182210003
182210007
182210016
182210017
182210018
182210019
182210022
182280011
182280012
182341005
182341008
182341009
182341010
182341011
182341012
182341013
182342008
182342009
182342010
182342011
182342016182342017
182350001
182350002
182350003
182350005
182350006
186091010
186091011
186091012
186091013
186091014
186091015
186091016
186091017
186091018
186091019
186091020
186091021
186091022
186091023
186091024
186091025
186091026
186091027
186091028
186091029
186091030
186091031
186091032 186091033
186091034
186091035
186091036
186091037
186091038
186091039
186091041
186091042
186092001186092002
186092003
186092004
186092005
186092006
186092007
186092008
186092009 186092017
RW
RW
RW
RW
RW
RW
RW
RW
PACIFIC AVE
PLAZA LN
RIV
ERVI
EW
DR
HORIZON LN
LIMONIT
E AVE
BONHILL ST SUNC
REST DR
LIMONITE
FR
ONTAGE RD
PACIFIC
AVE
ALLWOOD ST
¹
0 160 80
US Feet
APN:
182-350-002
M
ASTER APPLICATION NO.: 22377
GENERAL PLAN AMENDMENT CASE NO.: 22028
APPROVAL DATE: ___________
GPA: MDR to HHDR
SITE NO: H-01
Attachment A-18
-12-
Exhibit “B”
General Plan Amendment No. 23003
Section 1. Project. The City has identified an inconsistency between the General Plan Land Use Map and the zoning map with respect to the De Anza Market Place Shopping Center located at 8304-8380 Limonite Avenue and 6105 Clay Street (Assessor Parcel Numbers: 163-400- 036, -037, -038, -040, -041, -042, -043, -044, -045) and initiated a General Plan Amendment and zone change to fix the inconsistency (the “Project”).
Section 2. General Plan Amendment.
(a) The City has initiated General Plan Amendment No. 23003 to amend Figure 2-5 “General Plan Land Use Plan” to change the General Plan land use designation of 20.79 acres of real property l ocated at 8304 -8380 Limonite Avenue and 6105 Clay Street (Assessor Parcel Numbers: 163-400- 036, -037, -038, -040, -041, -042, -043, -044, -045) as follows:
1) 1.89 acres (APN 163 -400-036) from Business Park (BP) to Open Space Conservation Habitat (OS-CH);
2) 3.73 acres (APN 163-400-037) from Business Park (BP) and Open Space Conservation Habitat (OS-CH) to Commercial Retail (CR); and 3) 0.89 acres (APN 163 -400-038), 6.03 acres (APN 163 -400-040),
0.79 acres (APN 163 -400-041), 4.00 acres (APN 163 -400-042), 1.00 acres (APN 163 -400-043),
0.90 acres (APN 163-400-044) and 1.56 acres from (APN 163-400-045) from Business Park (BP) to Commercial Retail (CR);
The above -referenced changes shall be made to Figure 2 -5 “General Plan Land Use Plan” as depicted on Exhibit “B-1”.
(b) Section 9.30.010.A. of the Jurupa Valley Municipal Code provides that any amendment to any part of the Jurupa Valley General Plan shall be adopted in accordance with the provisions of Section 65300 et seq. of the Government Code, as now written or hereafter amended, and Chapter 9.30 of the Jurupa Valley Municipal Code.
(c) Section 9.30.010.B. of the Jurupa Valley Municipal Code provides that the initiation of proceedings for the amendment of any part of the Jurupa Valley General Plan shall be conducted in accordance with the provisions of Chapter 9.30 of the Jurupa Valley Municipal Code. (d) Section 9.30.040.D. of the Jurupa Valley Municipal Code provides that the owner of real property, or a person authorized by the owner, seeking to change the land use designation on that real property, shall have the right to apply for a General Plan amendment without having to request that the City Council adopt an order initiating proceeding s for an amendment as detailed in Section 9.30.040. Instead, the owner of real property , or a person authorized by the owner, seeking to change the land use designation on that real property may apply for a General Plan amendment through the Planning Department and pay the required fee.
Upon submittal of an application, the amendment shall b e processed, heard and decided in accordance with Sections 9.30.010 and 9.30.100 of the Jurupa Valley Municipal Code. -13-
(e) Section 9.30.100.(1) of the Jurupa Valley Municipal Code provides that proposals to amend any part of the Jurupa Valley General Plan shall be heard by the Planning Commission during a public hearing on the matter. Further, Government Code Section 65353 provides that when a city has a planning commission authorized by local ordinance or resolution to review and recommend action on a proposed general plan, the commission shall hold at least one public hearing before approving a recommendation on the adoption of a general plan. (f) Section 9.30.040(F)(2) provides that the Planning Commission resolution and City Council resolution recommending approval of an Entitlement/Policy Amendment to the General Plan shall make the first two findings listed below and any one or more of the subsequent findings listed below:
1) The proposed change does not involve a change in or conflict with the Riverside County Vision; any General Planning Principle set forth in General Plan Appendix B; or any Foundation Component designation in the General Plan. 2) The proposed amendment would either contribute to the purposes of the General Plan or, at a minimum, would not be detrimental to them. 3) Special circumstances or conditions have emerged that were unanticipated in preparing the General Plan.(d)A change in policy is required to conform to changes in state or federal law or applicable findings of a court of law. 4) An amendment is required to comply with an update of the Housing Element or change in State Housing Element law.
5) An amendment is required to expand basic employment job opportunities (jobs that contribute directly to the city's economic base) and that would improve the ratio of jobs-to-workers in the city.
6) An amendment is required to address changes in ownership of land or land not under the land use authority of the City Council. (g) Section 9.30.100.(2) of the Jurupa Valley Municipal Code provides that after closing the pub lic hearing, the Planning Commission shall make a recommendation for approval or disapproval within a reasonable time, by resolution, including therein its findings, and transmit it to the City Council with a copy mailed to the applicant. A recommendation for approval shall be made by the affirmative vote of not less than a majority of the total membership of the Planning Commission. If the Planning Commission cannot reach a decision within a reasonable time after closing the hearing, that fact shall be r eported to the City Council and shall be deemed a recommendation to deny the proposal. Further, Government Code Section 65354 provides that the planning commission shall make a written recommendation on the adoption of a general plan, that a recommendatio n for approval shall be made by the affirmative vote of not less than a majority of the total membership of the commission, and that the planning commission shall send its recommendation to the legislative body.
(h) Section 9.30.100. (3) of the Jurupa Valley Mu nicipal Code provides that upon receipt of a recommendation of the Planning Commission on an amendment of the General -14-
Plan, the City Clerk must set the matter for public hearing before the City Council at the earliest convenient day and give notice of publ ic hearing in the same manner as notice was given of the hearing before the Planning Commission.
Section 3. Procedural Findings. The City Council of the City of Jurupa Valley does hereby find, determine and declare that:
(a) The application for the Project was processed including, but not limited to a public notice, in the time and manner prescribed by State law and Jurupa Valley Ordinances. (b) On March 13, 2024, the Planning Commission of the City of Jurupa Valley held a public hearing on the Project at which time all perso ns interested in the Project had the opportunity and did address the Planning Commission on these matters. Following the receipt of public testimony, the Planning Commission closed the public hearing and adopted Resolution No. 2024-08 recommending that the City Council adopt General Plan Amendment No. 23003. (c) On May 2, 2024, the City Council of the City of Jurupa Valley held a public hearing on the Project at which time all persons interested in the Project had the opportunity and did address the City Council on these matters. Following the receipt of public testimony, the City Council closed the public hearing.
(d) All legal preconditions to the adoption of this Resolution have occurred.
Section 4. California Environmental Quality Act Procedural Findings. The City Council of the City of Jurupa Valley hereby makes the following environmental findings and determinations in connection with the approval of the Project:
(a) The proposed Project was analyzed p ursuant to the California Environmental Quality Act (“CEQA”) (Cal. Pub. Res. Code § 21000 et seq. ) and the State Guidelines (the “Guidelines”) (14 Cal. Code Regs. § 15000 et seq.). The City of Jurupa Valley, 2017 General Plan Final Environmental Impact Report (State Clearinghouse No. 2016021025 ) was certified by the City Council on September 17, 2017. The proposed Project was analyzed in connection with the previously certified EIR.
(b) The City has prepared a Previous Environmental Document Review analysis attached as Exhibit “B-2”. The City Council has reviewed the administrative record, and based on its own independent judgment, finds that no further environmental review is required pursuant to CEQA Guidelines Section 15162.
(c) The proposed Project has been evaluated against the previous analysis in the EIR, to ensure that the requested modifications do not create new significant impacts or substantially increase the severity of previously analyzed impacts as compared to those identified previously. It has been determined that the analyses and the conclusions in the EIR remain valid and that the project currently under review is “within the scope” pursuant to CEQA Guidelines Section 15162 (a)
(d) The custodian of records for the EIR prepared for the proposed Project and the Previous Environmental Documen t Review Determination , and all other materials that -15-
constitute the record of proceedings upon which the City Council’s action is based, is the Community Development Department of the City of Jurupa Valley. Those documents are available for public review in the Community Development Department at 8930 Limonite Avenue, Jurupa Valley, California 92509.
Section 5. Findings for Approval of General Plan Amendment. The City Council of the City of Jurupa Valley hereby makes the following findings in connection with the adoption of General Plan Amendment No. 23003:
(a) The proposed change does not involve a change in or conflict with the Riverside County Vision; any Genera l Planning Principle set forth in General Pla n Appendix B; or any Foundation Component designation in the General Plan. (b) The proposed amendment would either contribute to the purposes of the General Plan or, at a minimum, would not be detrimental to them because the existing General Plan and Zoning are inconsistent and do not reflect the existing use of the property as a commercial shopping center and a riparian habitat. The GPA would be consistent with the following General Plan policies:
1. LUE 10.1 Land Use Balance. Encourage communities that provide a balanced mix of land uses, including open space, employment, recreation, shopping, and housing.
2. ES 3.14 Other Commercial Districts. Ensure that City initiatives, investments, and development approvals for commercial districts other than those described above contribute to the vision of these areas as primarily serving the day -to-day retail shopping, services, and dining needs of residents of adjacent and nearby neighborhoods. (c) An amendment is required to address changes in ownership of land or land not under the land use authority of the City Council. The Project site is under pr ivate ownership and is improved with a long-established shopping center but has a General Plan Land Use designation of “Business Park.” In addition, it has a portion inappropriately designated for “Business Park” uses where a riparian habitat exists. This amendment is necessary to ensure that the shopping center remains a shopping center and to protect the riparian habitat.
-16-
Attachment B-1
GPA 23003
-17-
Attachment B-2
Previous Environmental Document (PED)
Review Determination
General Plan Amendment (GPA) 23003
Change of Zone (CZ) 23005
Lead Agency
City of Jurupa Valley
8390 Limonite Avenue Jurupa Valley, CA 92509
Contact: Tamara Campbell, Principal Planner
(951) 332-6464
[email protected]
February 22, 2024
CEQA Previous Environmental Determination GPA23003 & CZ23005
1.0 DETERMINATION
On the basis of the evaluation in Section 3.0 this document, I find that all potentially significant effects have been avoid ed or mitigated according to the, City of Jurupa Valley, 2017 General Plan Final Environmental Impact Report State Clearinghouse No. 2016021025 (FEIR) certified by Resolution No 2017-14 on September 7, 2017. Therefore, the Project is “within the scope” of the previously certified EIR. According to PRC §21166 and CEQA Guidelines §15162, CEQA does not require the preparation of any further environmental review.
City of Jurupa Valley
Signature Agency
Joe Perez, Community Development Director February 22, 2024 Printed Name/Title Date
CEQA Previous Environmental Determination GPA23003 & CZ23005
2.0 INTRODUCTION
2.1 Document Purpose
This document is a Previous Environmental Document (PED) Review Determination prepared in accordance with the California Environmental Quality Act (CEQA), including all criteria, standards, and procedures of CEQA (California Public Resource Code Section 21000 et seq.) and the CEQA Guidelines (California Code of Regulations, Title 14, Division 6, Chapter 3, Section 15000 et seq.).
This document has been prepared to determine if the General Plan Amendment and zone changes (Project) are within the scope of the analysis contained in City of Jurupa Valley, 2017 General Plan Final Environmental Impact Report State Clearinghouse No. 2016021025 certified by the City Council on September 17, 201 7, and to ensure that the Project does not create new significant impacts or substantially increase the severity of previously analyzed impacts as compared to those identified previously.
2.2 Project Description
On September 7, 2017, the City Council adopted the 2017 General Plan as well as limited changes to the Zoning Map and Ordinance. The adoption included amendments to the General Plan Land Use Map that addressed land use issues, including providing additional commercial and residential uses and buffering residential development from industrial uses. By law, a city’s zoning must be consistent with its General Plan. Many of the Land Use Map changes resulted in making the existing zoning on the affected properties inconsistent with the General Plan.
The Project
includes the property known as the De Anza Market Place Shopping Center identified within the Land Use Designation Business Park and the current zoning is M-SC (Manufacturing – Service Commercial). The site has been developed with a long-established shopping center with undeveloped portions containing riparian habitat. The General Plan Amendment (GPA) 23003 and Change of Zone (CZ) 23005 are proposed in an effort to correct the inconsistencies with the General Plan Land Use Designations and Zoning. The sites are described on pps. 3 through 6 below.
CEQA Previous Environmental Determination GPA23003 & CZ23005