January 20, 2026
TO: City Council
REQUESTED BY: Travis Randel, Deputy City Manager, Development Services APPROVED BY: Robert A. Johnson, City Manager
SUBJECT: Prezoning of Parcels Within the City Sphere of Influence (Unincorporated Riverside County)
RECOMMENDATION:
The Planning Commission recommends that the City Council:
1. DETERMINE that pursuant to the California Code of Regulations the project is exempt from CEQA as the project is (1) covered by the common-sense exemption, CEQA Guidelines Section 15061(b)(3), (2) the project is a Feasibility and Planning Study, CEQA Guidelines Section 15262, and (3) the project is consistent with the General Plan polices for which an EIR was certified, CEQA Guidelines Section 15183.
2. INTRODUCE Ordinance No. 26-01, for first reading to approve the Pre-Zoning (P22-084) of 94 parcels on 190 acres for the future annexation of land generally located south of Ramona Expressway and north of Artesia Street between San Jacinto Avenue and Vernon Avenue.
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SAN JACINTO, CALIFORNIA APPROVING PRE-ZONING FOR 94 PARCELS ON 190 ACRES WITHIN THE CITY’S SPHERE OF INFLUENCE RELATED TO PROPOSED ANNEXATION P22-084 (ANNEXATION “A”) AND THE ADJACENT
ANNEXATION AREA (ANNEXATION “B”).
DISCUSSION:
On December 9, 2025, the Planning Commission held a Public Hearing and unanimously (3-0, 2 absent) recommended that the City Council approve Prezoning for 94 parcels within unincorporated Riverside County that comprises approximately 190 acres. This property is generally located south of Ramona Expressway, between Alessandro Avenue and Vernon Avenue.
Background
In 2022, the City of San Jacinto (“City”) received applications on behalf of Cornell Kasbergen (“Kasbergen Project”) to annex approximately 44 acres of property located in the unincorporated portion of Riverside County into the City and to subdivide the property into 152 single-family residential lots (“Annexation A”). Subsequently, the City Council adopted Resolution No. 3927 to initiate a second annexation (“Annexation B”) encompassing approximately 146 acres generally located south and east of the Kasbergen Project (east of San Jacinto Avenue, south of Bergin Street, north of Artesia Street, and west of Vernon Avenue). Prior to consideration of either annexation, the annexation areas must be pre-zoned. Pre-zoning establishes future zoning designations that would take effect upon annexation approval.
ANALYSIS:
A portion of the site lies within a Disadvantaged Unincorporated Community (“DUC”), identified by the Riverside County Local Agency Formation Commission (“LAFCO”) as “DUC 2, Soboba Hot Springs.” Under State law (Cortese-Knox-Hertzberg Local Government Reorganization Act of 2000) and LAFCO policy, Annexation A will not be accepted by LAFCO for review without Annexation B. Conversely Annexation B will not be accepted by LAFCO without Annexation A.
Even though they must be submitted together, formal action on the annexations will be separate actions: Therefore, the City or LAFCO could approve one and deny the other. It is also possible that both decisions are approved or denied.
Proposed Pre-zone
The City’s Development Code (§17.200.040 and §17.720.070) requires pre-zoning consistent with the City’s General Plan. The General Plan designates properties within the annexation area as Low Density Residential (LDR), Medium Density Residential (MDR), Mixed Use (MU), Public/Institutional (PI), and Commercial (C).
The General Plan lists the Zones that are consistent with the General Plan Land Use Designation as shown in the following table:
City General Plan Land
Use Designation
City Zones Implementing
the General Plan
Low Density Residential (LDR) Residential, Low Density (RL) Medium Density Residential (MDR) Residential, Medium Density (RM) Mixed Use (MU) Mixed Use (MU)
Mixed Use Entertainment (MU-E)
Public/Institutional (PI) Public Institutional (PI)
Commercial (C)
Commercial General (CG)/
Commercial Neighborhood (CN)
Regional Commercial (CR)
The LDR, MDR, and PI land use designations each correspond to a single zone in the City’s Development Code. As a result, the RL, RM, and PI zones are proposed for those properties to maintain direct consistency with the General Plan.
The Commercial land use designation may be implemented through multiple zoning districts, including Commercial Neighborhood (CN), Commercial General (CG), and Commercial Regional (CR). Staff evaluated the Commercial-designated parcels within the annexation area based on parcel size, configuration, roadway access, surrounding land uses, and the intended function of these sites.
Based on this review, the Commercial General (CG) zone is the most appropriate classification. The CG zone provides sufficient flexibility and intensity to accommodate a range of neighborhood- and community-serving retail, service, and office uses without requiring the larger parcel sizes and regional access typically associated with Regional Commercial development. At the same time, the CG zone allows a broader mix of uses than the more limited Commercial Neighborhood zone.
Applying the CG zone maintains consistency with the Commercial General Plan designation and supports orderly, compatible development along major transportation corridors as these areas transition into the City.
The Mixed Use land use designation may be implemented through either the Mixed Use (MU) or Mixed Use Entertainment (MU-E) zoning districts. Staff reviewed the Mixed Use-designated parcels considering their location, surrounding zoning pattern, access, and proximity to major activity centers. Adjacent parcels within the Mixed Use General Plan designation are currently zoned MU-E, and the subject parcels are located along Ramona Expressway near regional destinations such as Soboba Casino and Resort and Mt. San Jacinto College. The MU-E zone is therefore the most appropriate classification, as it is intended to support higher-intensity mixed-use development with an emphasis on entertainment, retail, residential, and public gathering spaces. The MU-E zone allows for greater functional integration of uses and a higher nonresidential floor area ratio than the MU zone, consistent with the role of this corridor and the surrounding land use context. Applying the MU-E zone aligns with the Mixed Use General Plan designation and supports the creation of experience-oriented development that integrates living, employment, entertainment, and community-serving uses.
Effect of Pre-Zoning
Pre-zoning does not change any existing regulations for properties within the annexation areas and has no direct effect on current homeowners or businesses. The areas remain under Riverside County jurisdiction until an annexation is formally approved. Pre-zoning simply identifies the zoning designations the City would apply if annexation is approved at a later date. Establishing these designations in advance is a required step before the Riverside Local Agency Formation Commission will accept annexation applications for review.
When the City submits the annexation applications to LAFCO, the process would involve multiple stages of review, public notices, and hearings. LAFCO would conduct its own analysis under State law and its adopted policies, hold public hearings, and provide a formal protest period for affected property owners and registered voters. Separate public hearings before the Planning Commission and City Council would also be required. Approval of pre-zoning does not commit the City to pursue, support, or approve either annexation.
ENVIRONMENTAL DETERMINATION
The proposed pre-zoning is exempt from the California Environmental Quality Act (CEQA) pursuant to several provisions of the CEQA Guidelines. First, the action is covered by the commonsense exemption under Section 15061(b)(3), as the project establishes zoning designations for potential future annexation areas and does not authorize or approve any physical development.
There is no possibility that the pre-zoning, in itself, may result in a significant effect on the environment. Second, the project qualifies as a feasibility and planning study under Section 15262 because the pre-zoning serves as part of the preliminary planning and boundary evaluation process required by the Riverside Local Agency Formation Commission prior to consideration of annexation. This action does not bind the City to a specific project or physical outcome. Finally, the pre-zoning implements existing General Plan land use designations analyzed in the certified General Plan Environmental Impact Report, and therefore qualifies for the exemption under Section 15183, which applies to projects consistent with a General Plan for which an EIR has already been certified. For these reasons, no further environmental review is required.
ATTACHMENTS:
Ordinance No. 26-01
Planning Commission Staff Report
PC Resolution No. 25-02