meeting agenda of the planning commission - City of Jurupa Valley

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ISSUES REGARDING THE DEVELOPMENT OF HEAVY INDUSTRIAL USES The issues regarding heavy related industry are essentially two-fold: 1. How should the remaining vacant or underdeveloped land be used 2. How should land use policy regarding heavy industrial uses be established Land Use Issue. The City of Jurupa Valley is essentially urbanized. Although there remain a number of sizeable acreages that could support significant development, these areas represent a very small fraction of the total land area in the City. In the industrial areas along the SR 60 corridor, a single industry predominates; generally the transportation industry. The first question, or issue, is whether or not to accommodate a perpetuation of that single industry on the community's remaining land resources. Policy Decision Issue. Until the entire community is engaged in a visioning process and develops a General Plan that addresses the needs of the City, this policy question will be addressed by a series of individual land use development decisions. Under the current Zoning Code, any development that is an allowed use or conditional use can be decided by the Planning Director or the Planning Commission. The Planning Department believes the ultimate responsibility for such policy decisions should rest with our elected representatives and not with the Planning Director or even the Planning Commission. Focus is land use, not environmental. In the February work session, staff observed that continuing the predominance of the transportation industry, together with certain others, can result in developments on the remaining key parcels of land that generate an extraordinary amount of truck traffic, pollution and other impacts, but pro vide little tangible benefit to the community. This observation was intended to focus on the relative benefits of new industrial development, not on environmental impacts. To be clear, the heavy industrial land use issue is not aimed at mitigating impacts, since that is well addressed through CEQA and City development standards. It is focused solely on creating a mechanism by which the City Council will have control and absolute discretion regarding the establishment or significant expansion of certain heavy industrialland uses. The staff report provides more detail regarding these issues and recommends the initiation of acode amendment to add a heavy industrial overlay zone to the Zoning Codeo ANALYSIS Land Use Development Issues. Over the past decade, a major regional warehousing and transportation industry has been established in the vicinity of the Ontario airport and the 1-15/1-10 freeway interchange. This massive complex occupies large acreages of land in the cities of Ontario and Fontana in addition to the Mira Loma and Agua Mansa areas of what has now become the City of Jurupa Valley. Under County jurisdiction, page I 3 www.jurupavalley.org
this and other heavy industrial uses have been extended along the SR 60 freeway corridor in the City. The patlern and scale of this narrow slice of industrial land uses has resulted in a local economy that is dominated by the transportation industry. Such uses include trucking and freighting companies, haulers, warehouses and regional distribution centers, truck parking lots, truck sales, service and repair businesses and even auto oriented industry such as salvage yards, used car lots, auto parts stores and auto repair shops. Even though the area along the SR 60 corridor has zoning that allows a broad range of industrial uses, most of the land has now been occupied by transportation and related uses that consume a lot of land, but yield a low ratio of employment and tax base, leaving litlle benefit to the Jurupa Valley community. At the present time, there is approximately 1,000 acres of undeveloped land that is zoned for industrial use. Much of it is fragmented small parcels. There remain about a dozen large acreages ranging from 10 acres to about 100 acres that could support significant development. Thus, about a dozen land use policy decisions can set the future of the community's industrial base and economy. The following chart describes the economic and land use characteristics of the existing transportation and heavy industrial uses: Heavy Industrial Land Uses Economic and Land Use Characteristics Warehouses, including regional Very low employment per square foot of development distribution warehouses area, very high generation of truek traffie, spillover of large trueks in residential neighborhoods, trueks eontribute to air quality eoneerns, tax base usually from large tilt-up building s with minimal value of improvements Trueking and Freighting Companies Employment base with no value to the eommunity, as few employees live or work in the vieinity (on the road), high generation of truek traffie, spillover of large trueks in residential neighborhoods, Irueks eontribute to air quality eoneerns, tax base only from a few shop and maintenanees buildings with minimal value of improvements Outdoor Storage of Modular Almost no jobs, oeeupies land that has been approved Buildings or ean be approved for business parks or manufaeturing, no tax base, negative appearanee of industrial bliqht Outdoor Storage of Heavy Almost no jobs, oeeupies land that has been approved Equipment & Trueks; Contraetor or ean be approved for business parks or manufaetur- Storage Yard ing, no tax base, sometimes a negative appearanee of industrial blight Outdoor Manufaeturing (sueh as Almost no jobs, oeeupies land that has been approved boats, RVs & trailers, railroad or ean be approved for business parks or equipment, ete.) manufaeturing, no tax base, oflen a negative appearanee of industrial blight Page I 4 www.jurupavalley.org
Page 1 and 2: MEETING AGENDA OF THE PLANNING COMM
Page 3 and 4: In compliance with the Americans wi
Page 5 and 6: Noes: None Abstained: None Absent:
Page 7 and 8: Commissioner Porter: • Reported h
Page 9 and 10: Commission and City Council. Under
Page 11 and 12:   Uses engaged in: Outdoor Manufa
Page 13 and 14: RESOLUTION NO. 2012-____ A RESOLUTI
Page 15 and 16: ATTEST: ___________________________
Page 17: order to establish or expand the sp
Page 21 and 22: 1. The code allows the Planning Dir
Page 23 and 24: has the effect of adding the overla
Page 25 and 26: Reviewed by: Susan Mahaney ~ Admini
Page 27 and 28: ARTICLE X INDUSTRIAL USES ZONE Conc
Page 29 and 30: ARTlCLE X INDUSTRIAL USES ZONE 3. C
Page 31 and 32: ARTICLEX INDUSTRIAL USES ZONE Dump
Page 33 and 34: Uses described in the worksession B
Page 35 and 36: 6. Vehicle storage and impoundment
Page 37 and 38: 27. Petroleum and bulk fuel storage
Page 39 and 40: a. The Heavy Industrial Overlay Zon
Page 41 and 42: Any use that is not specifically li
Page 43 and 44: 4. Conceptual grading plan 5. Conce
Page 45 and 46: Council of the City of Jurupa Valle
Page 47 and 48: EXHIBIT D PERMITTED USES TO REMAIN
Page 49 and 50: EXHIBIT D X- b PERMITTED USES TO RE
Page 51 and 52: Notice of Intent to Adopt an ND Cit
Page 53 and 54: ~=- City of Jurupa v~ ey _____ ENVI
Page 55 and 56: 2.0 ENVIRONMENTAL FACTORS POTENTIAL
Page 57 and 58: No Impact. Implementation of the pr
Page 59 and 60: policies and programs revisions pro
Page 61 and 62: Impact Analysis 4.4(a) 4.4(b) 4.4(c
Page 63 and 64: Mitigation Measures No significant
Page 65 and 66: 4.7(b) Conflict with an applicable
Page 67 and 68: subject to site-specific environmen
Page 69 and 70:
e established under the proposed ov
Page 71 and 72:
Heavy Industrial Overlay Zone proje
Page 73 and 74:
Mitigation Measures No significant
Page 75 and 76:
program changes, which allow greate
Page 77 and 78:
Impact Analysis 4.16(a) 4.16(b) 4.1
Page 79 and 80:
specific industrial land uses (as d
Page 81 and 82:
area ratios that that analyzed in t
Page 83 and 84:
County of Riverside which have been
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meeting agenda of the planning commission - City of Jurupa Valley

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