Ordinance No. 26-01
STATE OF CALIFORNIA ) ORDINANCE NO. 26-01
COUNTY OF RIVERSIDE )ss
CITY OF SAN JACINTO )
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”)
WHEREAS, the City of San Jacinto (“City”) received an application (Annexation “A”, P22-084) proposing annexation of approximately 44 acres located south of Ramona Expressway, between Alessandro Avenue and Vernon Avenue, along with a related subdivision request for 152 single-family residential lots; and WHEREAS, the City Council subsequently adopted Resolution No. 3927 initiating Annexation “B”, encompassing approximately 146 acres generally located east of San Jacinto Avenue, south of Bergin Street, north of Artesia Street, and west of Vernon Avenue, immediately adjacent to Annexation “A”; and WHEREAS, Annexation “A” and Annexation “B” are collectively referred to as the “Annexation Areas,” and together comprise approximately 190 acres of unincorporated land within the City’s Sphere of Influence (SOI); and
WHEREAS, under the Cortese-Knox-Hertzberg Local Government Reorganization Act of 2000 and Riverside Local Agency Formation Commission (“LAFCO”) policies, Annexation “A” cannot be processed without Annexation “B”, and Annexation “B” cannot be processed without Annexation “A”, requiring the City to consider pre-zoning for both areas concurrently; and
WHEREAS, a portion of Annexation Areas lie within a designated Disadvantaged Unincorporated Community (DUC 2 – Soboba Hot Springs), and State law and LAFCO policy encourage annexation of DUCs to improve access to reliable public services, infrastructure, and governance; and
WHEREAS, pre-zoning is required pursuant to San Jacinto Development Code Sections 17.200.040 and 17.720.070 before the City may submit annexation applications to LAFCO, and such pre-zoning must be consistent with the General Plan land use designations assigned to the Annexation Areas; and WHEREAS, the General Plan designates the Annexation Areas for Low Density Residential, Medium Density Residential, Mixed Use, Public/Institutional, and Commercial uses, each of which corresponds to an implementing zoning district identified in the Development Code; and
Ordinance No. 26-01
WHEREAS, the Commercial-designated parcels and certain Mixed Use properties front Ramona Expressway, a major arterial roadway designed to carry up to 55,300 daily vehicle trips, making these parcels most appropriate for the Commercial General (CG) and Mixed Use (MU) zoning districts rather than the more limited CN zone or the large-format CR zone; and
WHEREAS, after reviewing parcel size, configuration, roadway access, surrounding uses, and the purpose statements of each zone, the Planning Commission finds that the proposed RL, RM, MU, PI, and CG zoning classifications maintain consistency with the General Plan and support orderly, compatible future development should annexation occur; and
WHEREAS, pre-zoning does not approve annexation, authorize development, or alter existing County regulations, but instead establishes the zoning framework required for potential future annexation and provides clarity for residents, property owners, and LAFCO; and
WHEREAS, on December 9, 2025 the Planning Commission of the City of San Jacinto (“Commission”) conducted a duly noticed public hearing on the Project at which time all persons wishing to testify in connection with the Project were heard, and the Project was comprehensively reviewed, and the Project was recommended for approval by the City Council; and
WHEREAS, on January 20, 2026 the City Council of the City of San Jacinto conducted duly noticed public hearings on the Application at which time all persons wishing to testify in connection with the Application were heard and the Application was comprehensively reviewed by the City Council.
NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF SAN JACINTO DOES HEREBY ORDAIN AS FOLLOWS:
Section 1. Incorporation of Recitals. The Recitals set forth above are incorporated herein and made an operative part of this Ordinance as though fully set forth herein.
Section 2. Based on the entire record before the City Council, all written and oral evidence presented, the recommendation and the findings made in this Ordinance, the City Council hereby approves Prezoning for the Annexation Areas, subject to the Findings of Fact.
Section 3. Findings of Fact. The City Council of the City of San Jacinto hereby finds and determines:
1. The San Jacinto General Plan establishes land use designations for all parcels within the pre-zoning area, including Commercial, Mixed Use, Low Density Residential, Medium Density Residential, and Public Institutional. Each designation includes specific purpose statements and development expectations outlined in the General Plan Land Use Ordinance No. 26-01
Element. The Development Code identifies the zoning districts that implement these land use designations, ensuring consistency between long-range planning policy and zoning regulations.
Several General Plan designations within the annexation areas correspond to a single implementing zone. Low Density Residential (2– 7 du/ac) and Medium Density Residential (5–14 du/ac) are implemented through the RL and RM zones, which provide
development standards consistent with the intended density ranges.
The Mixed Use designation, which supports vertically or horizontally integrated residential and commercial uses up to 36 du/ac and a 1.0 FAR, is implemented through the MU zone. The Public Institutional designation, which accommodates public facilities such as schools, utilities, and government buildings at a maximum FAR of 0.50, is implemented through the PI zone. Applying RL, RM, MU, and PI zoning to parcels with corresponding General Plan designations maintains the internal consistency required by State law and the Development Code.
The Commercial designation permits a variety of retail, service, entertainment, and employment-generating uses with a maximum FAR of 0.50. Under the Development Code, this designation may be implemented through three zoning districts: Commercial Neighborhood (CN), Commercial General (CG), and Commercial Regional (CR).
Section 17.220.020 describes each zone’s purpose and scale:
• The CN zone is intended for small-scale retail and personal service uses serving adjacent neighborhoods, with a maximum FAR of 0.40. • The CG zone accommodates general commercial and daily shopping needs of a broader market area, allowing a wide range of retail, service, and office uses accessible from major corridors, with a maximum FAR of 0.50.
• The CR zone supports large-scale regional commercial
development, including big-box retail, auto sales, hotels, and entertainment uses.
Both the MU and Commercial-designated parcels within the annexation areas front onto Ramona Expressway, one of the largest and highestvolume corridors in the City. This segment of Ramona Expressway is designated as an Arterial Roadway, designed to accommodate up to 55,300 vehicle trips per day. The roadway’s classification, traffic capacity, and regional connectivity make it unsuitable for the smallscale, neighborhood-oriented commercial uses intended for the CN zone, while the parcel sizes lack the depth and acreage required for the large-format development characteristic of the CR zone. In contrast, the CG zone provides the appropriate balance of flexibility and intensity needed to support community-serving commercial uses along a major Ordinance No. 26-01
arterial, consistent with the Commercial General Plan designation and the Development Code’s purpose statements.
The proposed pre-zoning also advances several General Plan goals and policies, including maintaining a balanced land use pattern (Goal LU-1), directing growth to areas where infrastructure can be extended efficiently (Goal LU-2), ensuring land use compatibility (Goal LU-3), and implementing the land use map through zoning that reflects intended intensity and function (Action LU-1a). Policy LU-2.6 further supports the orderly transition of lands within the City’s Sphere of Influence through coordinated annexation and consistent pre-zoning.
The project site is not located within a Specific Plan area. Adoption of the proposed zoning classifications ensures consistency between the General Plan and the Zoning Map and supports the City’s long-term land use objectives should annexation occur in the future.
2. The proposed pre-zoning will not result in physical development or regulatory changes affecting existing properties, as the annexation areas will remain under Riverside County jurisdiction until such time as an annexation is approved. Pre-zoning merely establishes the zoning classifications that would apply if annexation occurs in the future and is required before the Riverside Local Agency Formation Commission will accept annexation applications. As such, the action does not alter existing land use entitlements, building regulations, or service responsibilities within the annexation areas.
The zoning districts proposed through this amendment implement the General Plan land use designations for the area and promote orderly, well-coordinated growth consistent with long-term planning objectives. The assigned zones establish appropriate standards for residential, commercial, mixed-use, and public institutional development that reflect the intended intensity and function of these areas. This ensures that any future development following annexation will occur in a compatible and predictable manner, supporting public health, safety, and welfare.
Public services and infrastructure, including fire and police protection, potable water, wastewater collection and treatment, storm drainage, solid waste services, and roadway access, can be extended or enhanced as needed to serve the area if annexation occurs. The proposed zoning classifications align with service capacity planning assumptions in the General Plan and do not introduce uses or intensities that would exceed the City’s ability to provide adequate municipal services.
Ordinance No. 26-01
Because the amendment does not authorize development, modify existing uses, or impose new regulatory restrictions on Countygoverned parcels, it will not adversely affect public convenience, health, safety, or the general welfare. Instead, it facilitates an orderly framework for future decision-making and ensures that any subsequent development within potential annexation areas will be reviewed under zoning standards that are internally consistent with the City’s adopted General Plan.
3. The annexation areas proposed for pre-zoning consist of parcels that are physically suitable for the land uses anticipated under the General Plan and the implementing zoning districts. The General Plan land use designations applied to these parcels assume development patterns consistent with the physical characteristics of the area, including parcel size, roadway access, topography, and adjacency to existing urban uses. The proposed zoning classifications mirror those assumptions and do not introduce land use intensities beyond what the General Plan envisioned for these properties.
The areas designated for Low Density Residential, Medium Density Residential, Mixed Use, and Public Institutional uses are located on sites that can accommodate these uses without creating hazards or incompatibilities with surrounding development. Parcels designated for Commercial and Mixed Use development are located along Ramona Expressway, a major arterial roadway designed to accommodate substantial daily traffic volumes and to serve as a key commercial and mobility corridor for the City. This roadway classification, combined with the parcels’ depth, visibility, and access characteristics, supports the suitability of the CG and MU zones for future development in these locations.
Adequate public services and utilities can be provided to serve these areas if annexation occurs, including fire and police protection, potable water, wastewater collection and treatment, storm drainage, solid waste services, and school facilities. These assumptions are consistent with the General Plan, which identifies the City’s Sphere of Influence as an area appropriate for long-term urban expansion where municipal services can be extended in an orderly and efficient manner.
The pre-zoning does not authorize development but ensures that any future proposals will be reviewed under zoning classifications that align with the City’s land use, infrastructure, and service provision policies.
A portion of the area proposed for pre-zoning is located within Disadvantaged Unincorporated Community (DUC) #2 – Soboba Hot Springs, as identified by the Riverside Local Agency Formation Commission. State law and LAFCO policy encourage the annexation of DUCs to ensure the equitable provision of municipal services, improve long-term service reliability, and support public health and Ordinance No. 26-01
safety. While pre-zoning does not itself extend City services, it is a required procedural step that allows the City and LAFCO to evaluate annexation in a manner consistent with these policies. Establishing appropriate zoning classifications in advance supports orderly service planning and ensures that, if annexation is pursued, development would occur under zoning standards aligned with the City’s land use and infrastructure objectives.
Because the proposed zoning districts reflect the physical constraints and opportunities of the annexation areas and do not alter existing County-governed land use rights, the amendment will not endanger or jeopardize property or improvements in the vicinity. Instead, it establishes a framework for compatible, well-planned development should annexation and future entitlements be pursued.
Section 4. That this Ordinance shall become effective on the 31st day following its adoption.
Section 5. That an environmental analysis has been conducted which evaluated information and impacts based on the specifics of this proposed project.
This analysis determined that, although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent and other effects will be mitigated to a level of less than significant impact. Therefore, a Mitigated Negative Declaration and its associated Mitigation Monitoring Plan is recommended.
Section 6. The City Clerk shall certify the adoption of this ordinance and cause the same to be published in a newspaper of general circulation printed and published in the County of Riverside, State of California.
Introduced at a regular meeting of the City Council on the 20th day of January 20, 2026.
Ordinance No. 26-01
PASSED, APPROVED, AND ADOPTED at a regular meeting of the City Council on the 4
th Day of February 2026 by the following vote.
AYES:
NAYS:
ABSENT:
ABSTAIN:
CITY OF SAN JACINTO:
___________________________
Crystal Ruiz, Mayor
ATTEST:
_________________________
Julia Espinoza, City Clerk
APPROVED AS TO FORM:
BEST BEST & KRIEGER LLP
__________________________
Craig M. Hayes, City Attorney
Ordinance No. 26-01
CERTIFICATION
State of California )
County of Riverside) ss
City of San Jacinto)
I, Julia Espinoza, duly appointed City Clerk of the City of San Jacinto, do hereby certify that the foregoing Ordinance No. 26-01 was introduced at a regular meeting of the City Council of the City of San Jacinto on the 20th day of January 2026.
Ordinance No. 26-01 was passed, approved, and adopted by the City Council of the City of San Jacinto, California, at a regular meeting of the City Council held on the 4 th
day of February 2026:
AYES:
NAYS:
ABSENT:
ABSTAIN:
WITNESS MY HAND AND SEAL the 4
th day of February 2026.
_____________________________
Julia Espinoza, City Clerk
City of San Jacinto
Ordinance No. 26-01
ATTACHMENT “A”
PROPERTY DESCRIPTION
The land referred to is situated in the unincorporated portion of the County of Riverside and includes the following parcels:
Assessors Parcel
Number
Property Address Pre-Zoning
(Proposed)
City Zoning
Description
City General
Plan
City General Plan
Description
433-070-024 MU &RM
Mixed Use/Residential,
Medium Density MU & MDR
Mixed Use/Medium
Density Residential
433-070-030 MU Mixed Use MU Mixed Use
433-070-034 RL Residential, Low Density LDR
Low Density
Residential
433-070-050 RL Residential, Low Density LDR
Low Density
Residential
434-170-007
22200 SAN JACINTO AVE
SAN JACINTO 92583 RL Residential, Low Density LDR
Low Density
Residential
434-170-012
22414 SAN JACINTO AVE
SAN JACINTO 92583 RL Residential, Low Density LDR
Low Density
Residential
434-170-013 RL Residential, Low Density LDR
Low Density
Residential
434-170-016 RL Residential, Low Density LDR
Low Density
Residential
434-170-017
22528 SAN JACINTO AVE
SAN JACINTO 92583 RL Residential, Low Density LDR
Low Density
Residential
434-170-019
22323 ALESSANDRO AVE
SAN JACINTO 92583 PI Public Institutional PI Public Institutional 434-170-023
22090 SAN JACINTO AVE
SAN JACINTO 92583 RL Residential, Low Density LDR
Low Density
Residential
434-170-024
22440 SAN JACINTO AVE
SAN JACINTO 92583 RL Residential, Low Density LDR
Low Density
Residential
434-170-027
22415 ALESSANDRO AVE
SAN JACINTO 92583 PI Public Institutional PI Public Institutional 434-170-028 RM
Residential, Medium
Density ROW Row
434-170-029
22210 SAN JACINTO AVE
SAN JACINTO 92583 RL Residential, Low Density LDR
Low Density
Residential
434-170-030 RL Residential, Low Density LDR
Low Density
Residential
434-170-033 RL Residential, Low Density LDR
Low Density
Residential
434-170-034
22530 SAN JACINTO AVE
SAN JACINTO 92583 RL Residential, Low Density LDR
Low Density
Residential
434-170-035
22464 SAN JACINTO AVE
SAN JACINTO 92583 RL Residential, Low Density LDR
Low Density
Residential
434-170-036
22445 ALESSANDRO AVE
SAN JACINTO 92583 RL Residential, Low Density LDR
Low Density
Residential
434-170-037
22485 ALESSANDRO AVE
SAN JACINTO 92583 RL Residential, Low Density LDR
Low Density
Residential
434-170-047
22090 SAN JACINTO AVE
SAN JACINTO 92583 RL Residential, Low Density LDR
Low Density
Residential
434-170-048
22019 ALESSANDRO AVE
SAN JACINTO 92583 RM
Residential, Medium
Density MDR
Medium Density
Residential
434-170-049 RM
Residential, Medium
Density MDR
Medium Density
Residential
434-170-050
40393 BERGIN ST SAN
JACINTO 92583 RL Residential, Low Density LDR
Low Density
Residential
Ordinance No. 26-01
434-170-051
40260 MARTINEZ RD SAN
JACINTO 92583 RL Residential, Low Density LDR
Low Density
Residential
434-170-052
40270 MARTINEZ RD SAN
JACINTO 92583 RL Residential, Low Density LDR
Low Density
Residential
434-170-053
40280 MARTINEZ RD SAN
JACINTO 92583 RL Residential, Low Density LDR
Low Density
Residential
434-170-054
40300 MARTINEZ RD SAN
JACINTO 92583 RL Residential, Low Density LDR
Low Density
Residential
434-170-055 RL Residential, Low Density LDR
Low Density
Residential
434-170-057 RL Residential, Low Density LDR
Low Density
Residential
434-170-059
22212 SAN JACINTO AVE
SAN JACINTO 92583 RL Residential, Low Density LDR
Low Density
Residential
434-170-060 RL Residential, Low Density LDR
Low Density
Residential
434-180-006 RL Residential, Low Density LDR
Low Density
Residential
434-180-007
22384 ALESSANDRO AVE
SAN JACINTO 92583 MU Mixed Use MU Mixed Use
434-180-008
22500 ALESSANDRO AVE
SAN JACINTO 92583 MU Mixed Use MU Mixed Use
434-221-001
22534 N SAN JACINTO
AVE SAN JACINTO 92583 RL Residential, Low Density LDR
Low Density
Residential
434-221-002
22558 SAN JACINTO AVE
SAN JACINTO 92583 RL Residential, Low Density LDR
Low Density
Residential
434-221-003 RL Residential, Low Density LDR
Low Density
Residential
434-221-004 RL Residential, Low Density LDR
Low Density
Residential
434-221-006 RL Residential, Low Density LDR
Low Density
Residential
434-221-007
22610 SAN JACINTO AVE
SAN JACINTO 92583 RL Residential, Low Density LDR
Low Density
Residential
434-221-008
22618 SAN JACINTO AVE
SAN JACINTO 92583 RL Residential, Low Density LDR
Low Density
Residential
434-221-009
22570 SAN JACINTO AVE
SAN JACINTO 92583 RL Residential, Low Density LDR
Low Density
Residential
434-221-010
22572 SAN JACINTO AVE
SAN JACINTO 92583 RL Residential, Low Density LDR
Low Density
Residential
434-222-002
22607 ALESSANDRO AVE
SAN JACINTO 92583 RL Residential, Low Density LDR
Low Density
Residential
434-222-003
22585 ALESSANDRO AVE
SAN JACINTO 92583 RM
Residential, Medium
Density MDR
Medium Density
Residential
434-222-004
22545 ALESSANDRO AVE
SAN JACINTO 92583 RL Residential, Low Density LDR
Low Density
Residential
434-240-001
22670 N SAN JACINTO
AVE SAN JACINTO 92583 RL Residential, Low Density LDR
Low Density
Residential
434-240-002
22710 SAN JACINTO ST
SAN JACINTO 92583 RL Residential, Low Density LDR
Low Density
Residential
434-240-004
22731 ALESSANDRO AVE
SAN JACINTO 92583 RL Residential, Low Density LDR
Low Density
Residential
434-240-009 RL Residential, Low Density LDR
Low Density
Residential
434-240-010
22621 ALESSANDRO ST
SAN JACINTO 92583 RL Residential, Low Density LDR
Low Density
Residential
434-240-011
22681 ALESSANDRO AVE
SAN JACINTO 92583 RL Residential, Low Density LDR
Low Density
Residential
434-240-012
22701 ALESSANDRO AVE
SAN JACINTO 92583 RL Residential, Low Density LDR
Low Density
Residential
Ordinance No. 26-01
434-240-013
22652 JORDAN AVE SAN
JACINTO 92583 RL Residential, Low Density LDR
Low Density
Residential
434-240-014
22641 ALESSANDRO RD
SAN JACINTO 92583 RL Residential, Low Density LDR
Low Density
Residential
434-240-016
22741 ALESSANDRO AVE
SAN JACINTO 92583 RL Residential, Low Density LDR
Low Density
Residential
434-240-017
22690 JORDAN AVE SAN
JACINTO 92583 RL Residential, Low Density LDR
Low Density
Residential
434-240-018 RL Residential, Low Density LDR
Low Density
Residential
434-260-001
22760 SAN JACINTO AVE
SAN JACINTO 92583 RL Residential, Low Density LDR
Low Density
Residential
434-260-002
22774 SAN JACINTO AVE
SAN JACINTO 92583 RL Residential, Low Density LDR
Low Density
Residential
434-260-003
22786 SAN JACINTO AVE
SAN JACINTO 92583 RL Residential, Low Density LDR
Low Density
Residential
434-260-004
22790 SAN JACINTO AVE
SAN JACINTO 92583 RL Residential, Low Density LDR
Low Density
Residential
434-260-005
22808 SAN JACINTO AVE
SAN JACINTO 92583 RM
Residential, Medium
Density MDR
Medium Density
Residential
434-260-006
22740 SAN JACINTO AVE
SAN JACINTO 92583 RL Residential, Low Density LDR
Low Density
Residential
434-260-011 RM
Residential, Medium
Density MDR
Medium Density
Residential
434-260-012 RM
Residential, Medium
Density MDR
Medium Density
Residential
434-260-013 RM
Residential, Medium
Density MDR
Medium Density
Residential
434-260-015
22865 JORDAN AVE SAN
JACINTO 92583 CG Commercial General C Commercial
434-260-016
22761 ALESSANDRO AVE
SAN JACINTO 92583 RL Residential, Low Density LDR
Low Density
Residential
434-260-018
40430 ARTESIA AVE SAN
JACINTO 92583 RL Residential, Low Density LDR
Low Density
Residential
434-260-019 RL Residential, Low Density LDR
Low Density
Residential
434-260-020 RL Residential, Low Density LDR
Low Density
Residential
434-260-021
40390 ARTESIA ST SAN
JACINTO 92583 RL Residential, Low Density LDR
Low Density
Residential
434-260-024
22870 SHERIFF AVE SAN
JACINTO 92583 RL Residential, Low Density LDR
Low Density
Residential
434-260-025
22850 SAN JACINTO AVE
SAN JACINTO 92583 RL Residential, Low Density LDR
Low Density
Residential
434-260-026
40254 CAHUILLA CIR SAN
JACINTO 92583 RL Residential, Low Density LDR
Low Density
Residential
434-260-027
40278 CAHUILLA CIR SAN
JACINTO 92583 RL Residential, Low Density LDR
Low Density
Residential
434-260-028
40290 CAHUILLA CIR SAN
JACINTO 92583 RL Residential, Low Density LDR
Low Density
Residential
434-260-029
40283 CAHUILLA CIR SAN
JACINTO 92583 RL Residential, Low Density LDR
Low Density
Residential
434-272-001
22842 ALESSANDRO AVE
SAN JACINTO 92583 RL Residential, Low Density LDR
Low Density
Residential
434-272-002
40520 ARTESIA AVE SAN
JACINTO 92583 RL Residential, Low Density LDR
Low Density
Residential
434-272-003
40540 ARTESIA ST SAN
JACINTO 92583 RL Residential, Low Density LDR
Low Density
Residential
434-272-004 RL Residential, Low Density LDR
Low Density
Residential
Ordinance No. 26-01
434-272-005
40560 ARTESIA ST SAN
JACINTO 92583 RL Residential, Low Density LDR
Low Density
Residential
434-272-006 MU Mixed Use MU Mixed Use
434-276-013
22814 ALESSANDRO AVE
SAN JACINTO 92583 CG Commercial General C Commercial
434-276-014
40528 CYPRESS AVE SAN
JACINTO 92583 MU Mixed Use MU Mixed Use
434-276-015
40538 CYPRESS AVE SAN
JACINTO 92583 CG Commercial General C Commercial
434-276-016
40546 CYPRESS AVE SAN
JACINTO 92583 MU Mixed Use MU Mixed Use
434-276-017
40554 CYPRESS AVE SAN
JACINTO 92583 MU Mixed Use MU Mixed Use
434-276-018
40562 CYPRESS AVE SAN
JACINTO 92583 MU Mixed Use MU Mixed Use
434-276-019
40570 CYPRESS AVE SAN
JACINTO 92583 MU Mixed Use MU Mixed Use
Ordinance No. 26-01
ZONING MAP