meeting agenda of the planning commission - City of Jurupa Valley

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STAFF REPORT DATE: MAY 9, 2012 TO: FROM: BY: CHAIR JOHNSON AND MEMBERS OF THE PLANNING COMMISSION THOMAS G. MERRELL, AICP, PLANNING MANAGER MARYANN MARKS, AICP, PRINCIPAL PROJECT MANAGER SUBJECT: AGENDA ITEM 6.1 CODE AMENDMENT TO REMOVE CERTAIN HEAVY INDUSTRIAL PERMITTED USES IN THE I-P, M-SC, M-M AND M-H ZONES AND ESTABLISH A HEAVY INDUSTRIAL OVERLAY ZONE (M-O) TO PERMIT THESE SAME INDUSTRIAL LAND USES RECOMMENDATION By motion, that the Planning Commission adopt Resolution No. 2012-05-09-12-01 recommending to the City Council adoption of amendment ZCA 12-03, a code amendment that removes certain industrial uses as permitted uses in the I-P, M-SC, M- M and M-H zones and requires the adoption of an overlay zone (M-O) for the expansion or establishment of these heavy industrial uses. BACKGROUND On April 19, 2012, the City Council and Planning Commission met in joint session for a work session to discuss recommendations by the Planning Department that the City Council be the decision making body on proposals to establish or significantly expand certain heavy industrial land uses within the City. Staff believes this is especially important prior to the City undertaking a visioning process and creating its general plan. At the regular Council meeting following the work session, the City Council initiated a code amendment to adopt a heavy industrial overlay zone as the only means of establishing or expanding certain transportation industry and heavy industrial land uses identified at the work session. DISCUSSION Specifically, the City Council initiated the code amendment to eliminate specific heavy industrial uses as permitted uses from the existing industrial zones, and create an overlay zone which will include these uses to assure that the City Council would be the decision making body on proposals to establish or significantly expand these uses. Such land use entitlement decisions require public hearings by the Planning   Page | 1  
Commission and City Council. Under the proposed overlay zone concept, a landowner who proposes a use that is allowed only in the overlay zone must apply for a rezoning (change in zone) to allow that development. If approved, the overlay zone would be added to, or combined with, the landowner’s base zone. ANALYSIS The Planning Department advised the Planning Commission and City Council at the April 19th joint work session that provisions of the JVZC, as adopted for the County of Riverside prior to incorporation, do not further the land use and development interests of the City in regard to industrial development. The code now permits large scale transportation and other heavy industrial uses through staff review of a site development permit. Such decisions create land use policy for development of the limited amount of undeveloped industrial land and does not give the Planning Commission and the City Council the the opportunity to consider the balance of appropriate community serving land uses within the City. Issues that cannot be factored into these policy decisions include job growth, tax base and other elements of the vision for the future of Jurupa Valley. In particular, two issues were identified: 1. Diversification of industrial land uses on the remaining undeveloped industrial zoned land in the City. 2. Shift of these land use policy decisions to the City Council by requiring entitlements to be through a legislative action such as a rezoning. The attached staff report for the April 19, 2012 joint work session, Exhibit A, gives additional background information, lists these issues in detail and offers the staff‘s recommendation on means of managing future industrial land use through an amendment to the Zoning Code that requires the adoption of an overlay zone for the expansion or establishment of the identified heavy industrial uses. LAND DEVELOPMENT OF HEAVY INDUSTRIAL USES The City of Jurupa Valley is essentially built out and needs to make the best land use decisions possible on development of the few remaining key large parcels within the City. At the April 19 th joint work session, staff identified 12 key areas of approximately 1,000 acres with parcels, or contiguous parcels, large enough to support major industrail development. Under the current Zoning Code, any development that is an allowed use or conditional use on these or other parcels can be decided by the Planning Director or in the case of a CUP, the Planning Commission. After discussion and community input, the Planning Commission and City Council agreed that the ultimate responsibility for such policy decisions should rest with elected representatives and not with the Planning Director or even the Planning Commission. The Overlay Zone was identified as the best vehicle to allow the council to review all development that is proposed and make the best land use decisions for the City. This will give the City Council control and absolute discretion regarding the establishment or significant expansion of these heavy industrial land uses. Since approval of major industrial projects on the remaining land is, in effect, establishing land use policy, it is appropriate that the Council determine the uses that benefit the City.   Page | 2  
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: Commissioner Porter: • Reported h
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 and 18: order to establish or expand the sp
Page 19 and 20: this and other heavy industrial use
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
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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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