Agenda Packet - City of Jurupa Valley

MEETING AGENDA
OF THE PLANNING COMMISSION
Wednesday, November 28,2012
Time: 7:00 p.m.
City Council Chambers
8930 Limonite Ave., Jurupa Valley, CA
A. As a courtesy to those in attendance, we ask that cell phones be turned off or set to their
silent mode and that you keep talking to a minimum so that all persons can hear the
comments of the public and Planning Commission.
B. A member of the public who wishes to speak under Public Comments must fill out a
"Speaker Card" and submit it to the City Staff BEFORE the Chairman calls for Public
Comments on an agenda item. Each agenda item up will be open for public comments
befo re taking action. Public comments on subjects that are not on the agenda can be made
during the "Public Appearance/Comments" portion of the agenda.
C. If you wish to address the Planning Commission on a specific agenda item or during public
comment, please fill out a speaker card and hand it to the Clerk with your na me and address
before the item is called so that we can call you to come to the podium for your comments.
While listing your name and address is not required, it helps us to provide follow-up
information to you if needed.
D. As a courtesy to others and to assure that each person wishing to be heard has an
opportunity to speak, please limit your comments to 3 minutes.
1. Call to Order and RolI Call for Open Session
• Matthew Burris
• Kim Johnson
• Don Porter
• George Ruiz
• John West
2. Pledge of Allegiance
3. Public Appearance/Comments (30 minutes)
4. Approval of Agenda
5. Approval of Minutes
5.1 November 7, 2012 Regular Meeting

6. Publie Hearing
6.1 GENERAL PLAN AMENDMENT 1204
CHANGE OF ZONE NO. 7681,
PARCEL MAP NO. 36361 &
PLOT PLAN 24948
(A proposal to amend the General Plan Land Use designation from LI Light
Industrial to CR Commereial Retail, to ehange the zoning from MH-5 Heavy
Manufaeturing to C-1 I C-P General Commereial, subdivide 4.84 aeres into 3
eommereial pareels, propose a 4,908 square foot eommereial building on
pareel 3 and an 8,000 square foot retail eommereial building with a drive
through eomponent and 10 truek & trailer parking spaees on pareel 1 and
114 parking spaees. The projeet is loeated at the south east eorner of Van
Buren Blvd. and Etiwanda Ave. The eXisting, previously approved 2,463
square foot Farmer Boys restaurant to remain)
Applieant: Havadjia Holdings, Ine.
RECOMMENDATION
BY MOTION ADOPT PLANNING COMMISSION RESOLUTION
NO. 2012-11-28-01 OF THE PLANNING COMMISSION
RECOMMENDING THAT THE CITY COUNCIL ADOPT A
MITIGATED NEGATIVE DECLARATION, ADOPT A CHANGE OF
ZONE APPLlCATION, ADOPT A GENERAL PLAN
AMENDMENT, APPROVE A TENTATIVE PARCEL MAP, AND
APPROVE A SITE DEVELOPMENT PERMIT TO ALLOW FOR A
4,908 SQUARE FOOT UNDESIGNATED RETAIL BUILDING AND
AN 8,000 SQUARE FOOT MULTI-TENANT UNDESIGNATED
RETAIL BUILDING, WITH 10 TRUCK AND TRAILER PARKING
SPACES AND 126 PARKING SPACES LOCATED EASTERL Y
OF ETIWANDA AVENUE AND SOUTHERLY OF VAN BUREN
BOULEVARD
7. Publie Appearanee/Comments, (only if needed)
8. Planning Commissioner's Reports and Comments
9. Planning Department Report
10. Adjournment to Deeember 12, 2012 at the City Couneil Chambers
11/28/12 Planning Commíssíon -2- Cíty of Jurupa Valley

In compliance with Ihe Americans with Disabilities Acl and Governmenl Code Section 54954.2,
if you need special assislance lo participale in a meeting of Ihe Jurupa Val/ey Planning
Commission, please cal/ 951-332-6464. Notification al leasl 48 hours prior lo the meeting or
time when services are needed wil/ assist slaff in assuring that reasonable arrangements can be
made to pro vide accessibility to the meeting or service.
Agendas of public meetings and any other writings distributed to al/, or a majority 0(, the
Jurupa Val/ey Planning Commission in connection with a matter subject to discussion or
consideration at an open meeting of the Planning Commission are public records. If such
writing is distributed less than 72 hours prior to a public meeting, the writing will be made
available for public inspection at the City of Jurupa Val/ey, 8304 Limonite Ave., Suite M,
Jurupa Val/ey, CA 92509, at the time the writing is distributed to al/, or a majority 0(, the
Jurupa Val/ey Planning Commission. The Planning Commission may also post the writing
on its Internet website at wwwJurupaval/ey.org.
11/28/12 Planning Commission -3- City of Jurupa Valley

Ci
STAFF REPORT
DATE: NOVEMBER 28,2012
TO: CHAIR JOHNSON AND MEMBERS OF THE PLANNING COMMISSION
FROM: THOMAS G. MERRELL, AICP, PLANNING MANAGER
BY: CHARLES RANGEL, MUNICIPAL SERVICES MANAGER
SUBJECT: AGENDA ITEM NO. 6.1.
www.jurupavalley.org .
GENERAL PLAN AMENDMENT 1204
CHANGE OF ZONE NO. 7681,
PARCEL MAP NO. 36361 &
PLOT PLAN 24948
(A proposal to amend the General Plan Land Use designation from LI Light
Industrial to CR Commereial Retail, to ehange the zoning from MH-5 Heavy
Manufaeturing to C-1 I C-P General Commercial, subdivide 4.84 aeres into 3
eommereial pareels, propose a 4,908 square foot eommereial building on
pareel 3 and an 8,000 square foot retail eommereial building with a drive
through eomponent and 10 truek & trailer parking spaees on pareel 1and
114 total parking spaees for the entire projeet. The projeet is loeated at the
south east eorner of Van Buren Blvd. and Etiwanda Ave. The existing,
previously approved 2,463 square foot Farmer Boys restaurant to remain)
Applieant: Havadjia Holdings, Ine.
RECOMMENDATION
BY MOTION ADOPT PLANNING COMMISSION RESOLUTION
NO. 2012-11-28-0 RECOMMENDING THAT THE CITY COUNCIL
ADOPT A MITIGATED NEGATIVE DECLARATION, ADOPT A
CHANGE OF ZONE APPLlCATION, ADOPT A GENERAL PLAN
AMENDMENT, APPROVE A TENTATIVE PARCEL MAP, AND
APPROVE A SITE DEVELOPMENT PERMIT TO ALLOW FOR A
4,908 SQUARE FOOT UNDESIGNATED RETAIL BUILDING AND
AN 8,000 SQUARE FOOT MULTI-TENANT UNDESIGNATED
RETAIL BUILDING, WITH 10 TRUCK AND TRAILER PARKING
SPACES AND 126 PARKING SPACES LOCATED EASTERL Y
OF ETIWANDA AVENUE AND SOUTHERLY OF VAN BUREN
BOULEVARD
Page 11

BACKGROUND
This project was presented at the July 25,2012 Planning Commission meeting and it was noted
that the staff report, newspaper notice, CEOA documentation and conditions of approval were
prepared by County staff. It was explained further that the applicant's zone change to (M-SC)
Manufacturing Service Commercial would not allow a full range of commercial uses for the
proposed retail commercial buildings. The applicant requested and the staff agreed to have the
item tabled so that the applicant could amend his request to include a General Plan Amendment
(GPA) thereby changing the Land Use Designation to CR Commercial Retail and the zone
change to C-1 / C-P General Commercial. Subsequently the applicant submiUed an application
for a GPA. On August 6, 2012, by a 5-0 vote the City Council to approved the initiation of the
GPA.
REQUESTED ENTITLEMENTS
The applicant is seeking approval of a GPA to change the Land Use designation from Light
Industrial to Commercial Retail, Zone Change, from M-SC to C-1/CPS General Commercial and
Plot Plan. (Site Development permit), Parcel Map for the proposed site development. The
projecl requires an updated Initial Study/Negative Declaration under the California
Environmental Ouality Act (CEOA).
PROJECT DESCRIPTION
The site is currently developed with the existing Farmer Boys 2,463 square foot fast food
restaurant with a drive-thru window, and 41 parking spaces. The applicant, Havadjia Holdings,
Inc., proposes to subdivide the existing 4.84 gross acre site into 3 parcels and construct 2 new
commercial buildings. The existing Farmer Boys is proposed to operate on a 2.64 net acre
parcel (parcel 2). The 1.10 net acre parcel to the north of Farmer Boys, (parcel 1) will
accommodate the 8,600 square foot multi-tenant building designed with a drive-thru window.
The 1.05 net acre parcel (parcel 3) located south of the Farmer Boys will accommodate the
4,908 square foot multi-tenant commercial building. A total of 114 parking spaces for the whole
project is proposed.
KEY ISSUES DlSCUSSED BY THE PLANNING COMMISSION
Ingress and Egress
It was noted during the July 25, 2012 presentation that parcel 1 has no direct access to the
street and the question was raised if it is possible to provide an entry. Based on the traffic
impact analysis prepared by the applicant and reviewed by the County and discussions with City
Engineering Department, the parcel in question is so close to the Van Buren/Etiwanda
intersection such that north bound drivers, typically driving at high speeds would not have
adequate deceleration space to make a safe right turn into a driveway and drivers behind them
could not discern if drivers were making a right turn into the parcel or a right turn further ahead
to head eastbound on Van Buren Blvd .. Also, if a driveway were allowed, so me drivers would
seek to drive out from the parcel all the way across the lanes on northbound Etiwanda Ave. to
make a left-hand turn to head west bound on Van Buren Blvd. which could lead to unsafe
turning movements. For these reasons, the parcel must remain with no direct access. Condition
of Approval No. 10 TRANS 004 USE-TS/CONDITIONS require the applicant to incorporate all
mitigation measures identified in the traffic study.
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Page I 2

Truck Idling and Parking
Planning Commission inquired what measures will be provided to mlnlmlze truck related
emissions and discourage prolonged or overnight parking. The Applicant submitled a revised
sign program which pro poses to install signs limiting truck idling and noticing "No overnight
parking/2 hour limit". These signs will be posted in a conspicuous place near the truck parking.
The Planning Commission also noted an incident in which a vehicle (not a truck) was parked in
the parking lot overnigh!. The applicant has also indicated that the management of the
corporation is now aware that truck idling and overnight parking are issues for the City and in
addition to the posted signs; management will be working on an on-going strategy to discourage
these activities. Condition of Approval no. 10 PLANNING 037 USE ARB SIGN FOR IOLlNG
requires the Applicant to follow through with posting these signs.
Landscape plan
It was noted that the landscape plan inadvertently proposed the wrong graphic for Queen
Palms. The revised plan reflects the correction (Syagrus romanzoffiana). and proposes to
intersperse the Queen Palms with existing palm trees on site. Additionally, Purple Leaf trees
and Botlle trees were removed from the plan and replaced with Crape Myrtle trees which are
drought toleran!. Condition of Approval no. 10 PLANNING 004 USE- LANOSCAPE
REQUIRMENTS addresses the requirement to submit landscape plans to the City for plan
check and approval.
ANALYSIS
Zoning, General Plan Land Use Designation and surrounding policy designations
The proposed project has a General Plan Land Use Oesignation of Community Oevelopment
Llght Industrial (CO: LI) and is surrounded on all sides with COL!. The current zoning is Heavy
Manufacturing 5 acre minimum (M-H-5) and the land to the south, and directly north of the
project is also M-H-5. Oirectly west of the property and north of Riverside Orive is Medium
Manufacturing M-M but the land on the west side of Etiwanda Avenue just south of Riverside
Orive is MH-5. A survey of surrounding land uses shows that the land directly west is vacant;
the Progress Rail Service Industrial Business Park is south west of the project, an Edison
easement traverses diagonally and runs in be!ween the project and Progress Rail Service.
Various industrial uses are located to the north across Van Buren and further to the south. AII of
the surrounding properties and the project site are located in the Mira Loma
Warehousing/Oistribution Policy Area.
The GPA and CZ is supported by staff beca use it is consistent with the same justification
articulated when the Applicant was seeking to obtain a CZ to M-SC. The goals and objectives
outlined in the General Plan suggest that one of the purposes of Retail Commercial is to provide
commercial services near employment centers such as the Mira Loma goods
movementltransportation workforce. The proposed retail center can lake advanlage of this
highly travelled intersection localion by providing products and professional services to this
underserved area. Additionally, il foslers good economic growth for the City because it captures
retail sales tax leakage and adds revenue.
Access and Circulation
As presented in the July 25, 2012 Staff report, the main access to the site is through the existing
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Page I 3

entrance to Farmer Boys and secondary access is through the right-in only access for parcel 3.
Oue to these constraints the applicant is proposing additional onsite traffic control signs (refer to
sign plan exhibit) which have been added to provide for more efficient internal circulation.
Parking
The parking analysis prepared by the Applicant (refer to Site Plan Exhibit- Site Analysis) and
reviewed by staff indicates the following:
Building area
Building. A (existing restaurant)
Building B (general retail)
Building C general retail/restaurant)
2,463 Sq. Ft.
4,908 Sq. Ft.
8,000 Sq. Ft.
Total
15,371 Sq. Ft.
Parking standards analysis
Parking required - Total building area/1 ,000 x 5.5
Parking required = 15,371/1000 x 5.5
Parking required = 84 stall
Parking provided = 114 stalls
Based on the analysis the Applicant not only meets the City's standards but exceeds the
standards by 30 parking stalls.
Architecture
The proposed architecture is a Mediterranean style with such features as archways, banding
treatments located at midpoint along the walls, keystones at the top of the arches and cornice
trim along the roof edge. The roof material will be aterra colta "s" Spanish tile. The color palelte
for the exterior stucco finish on the walls consist of earth tones of Spanish white, Colorado Trail
red with an accent color of wild mustang yellow. There is also a dark bronze tint for the window
treatments and storefront frame. Condition of Approval no. 10 PLANNING 10 USE COLORS
ANO MATERIALS requires that the project must provide color samples for review and they must
be in conformance with the submitled exhibit.
The floor plans for building C consists of seven units, (A through G) also known as suites with
unit A designed with a drive through window and patio trellís. Building B consists of essentially
three large units. It should be noted that each of these buildings are designed as speculative
shell structures with front entry doors and windows divider walls, bathrooms and rear entry
doors which is an industry standard due to the speculative nature of the retail industry. Once the
master developer actually has a tenant, the tenant improvement (T.I.) plan s and details can be
submilted to the City for plan check and approval in which case, the internal unit size may vary
with some larger than others due to their individual circumstances.
ENVIRONMENTAL REVIEW
Staff reviewed the Environmental Analysis EA 42051 prepared by Riverside County staff dated 5-
23-12 to determine if it is adequate for the project in light of the request for a GPA.
It was concluded that a new IS/NMO must be prepared for the reasons outlined as follows:
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Page I 4

CEQA requires an evaluation of the "whole of the action." The EA analyzed impacts only
associated with a change of zone from M-H-5 to M-SC including the development of the proposed
retail uses for the project. The EA did not analyze the impacts associated with a General Plan
Amendment from Community Development-Light Industrial to Community Development­
Commercial Retail.
A General Plan Amendment requires a broader analysis than that of a zone change beca use a
General Plan Amendment is a fundamental policy change for the land use of the property. If
adopted, the General Plan Amendment will remain in place even if the proposed project is not
developed. An accurate evaluation of the project's potential environmental effects is necessary for
this and subsequent project approvals in the event the project is not developed. Since the EA did
not include a General Plan Amendment in the project description, it falls short of providing a means
to complete a full and complete analysis of the modified project. Specifically the EA did not analyze
the impacts associated with a General Plan Amendment from an Industrial land use to a
Commercial land use in the context of the goals, objectives, and policies contained in the General
Plan. A thorough, referenced Initial Study is a crucial part of the record supporting the Citis
determination to prepare a Mitigated Negative Declaration for the project as a whole, including the
proposed General Plan Amendment and the EA in its present form falls short of meeting this
requirement.
Furthermore, the analysis in the Air Quality section in the EA prepared by the County is not
adequate based on the following:
• A finding is made that the project is consistent with the 2003 Air Quality Management
Plan (AQMP) and is "consistent with the General Plan land use designation ... " The
2007 AQMP was adopted on June 1, 2007 and should be the basis for determining
consistency, not the 2003 AQMP. In addition, the determination for consistency with the
AQMP was based on the existing General Plan land use designation and not the
proposed land use designation.
• Although an air quality study was prepared for the project, the analysis prepared by the
County does not adequately describe the emissions in pounds per day vs. the thresholds
established by the South Coast Air Quality Management District. The EA should identify
if the URBEMIS or CaLEEMOD computer model was used and describe the results of
the modeling in more detail.
• The EA, in response to one question states: "During project operation, vehicle emissions
would not exceed levels of significance ... " but then concludes that " ... accordingly
operational emissions are less than significant with mitigation." The use of mitigation
measures is not necessary unless it would reduce significant impacts. The completion
of an air quality analysis would clarify whether or not impacts are significant and the
specific type of mitigation measures necessary to reduce those impacts to less than
significant.
Moreover, the analysis in the Biological Resources section is not adequate based on the
following:
• According to the MSHCP, a Habitat Assessment shall be required and should address at
a minimum potential habitat for the following. species:
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Amphibia Burrowing Griteria APN
Species Owl
Area
Species
Mammalian
Species
Narrow
Endemic
Plant Species
Special
Linkage
Area
156200003 NO VES NO NO VES NO
1156200040 1 NO 1 VES 1 NO 1 NO 1 VES 1 NO
There is no evidence in the record that the required Habitat Assessments were done. The EA
mentions that no burrowing owls were observed on-site based on the "GIS Database,
WRCMSHCP, and an on-site inspection." It is not clear if the presence or absence of the
burrowing owl was based on a Habitat Assessment by a qualified biologist because no Habitat
Assessment is identified as a so urce for the findings. Although the EA requires mitigation for the
burrowing owl in the form of a pre-construction survey, this in and of itself is not adequate to
determine the significance of impacts to the burrowing owl. The discussion and findings with
respee! to Narrow Endemic Plants is also without identified substantiation. The Biological
Resources sectíon of the EA was revised accordingly.
In Iight of all the reasons discussed aboye, staff prepared an Initial Study/Mitígated Negative
Declaration (IS/MND which is included for your review and referenced in the resolution to
recommend approval to the City Council
GONGLUSION
The recommendation of the GPA is consistent with the goals and objectives of the General Plan
because the proposed retail center can provide goods and professional services to an
underserved area and this is a logical outgrowth antícipated by the general Plan. The SDP site
analysis and related conditions of approval addresses each of the issues and facets of the site
plan including but not Iimited to safe access, truck idling & parking, internal circulation,
architecture, water quality and traffic mitigation. For these reasons staff is recommending
approval.
Prepared by:
www.jUl'upavalley.org
Submilted by:
Thomas G. Merrell, AICP
Planning Manager
Reviewed by:
//S//Christopher Diaz
Christopher Diaz
Assistant City Altorney
page I 6

Attaehments
1. Resolution to approve the General Plan Amendment, , Zone Change, Pareel Map and
Plot Plan and adopt the MND and MMRP
2. Conditions of Approval for the pareel map
3. Conditions of Approval for SDP (plot plan)
4. Initial Study/Negative Declaration prepared by CUy dated Nov-7 -2012
5. Site plan
6. Parcel map
7. Building B and C elevations
8. Floor plans
9. Colored elevations
10. Conceptual grading plan
11. Conceptual Landscape plan
12. Exterior materials color palette
13. Sign Plan
14. Grading plan
15. Summary staff report prepared by County dated July 25,2012
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Page I 7

RESOLUTION NO. 2012-11-28-01
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF JURUPA VALLEY RECOMMENDING
THAT THE CITY COUNCIL ADOPT A MITIGATED
NEGATIVE DECLARATION, ADOPT A CHANGE OF
ZONE APPLICATION, ADOPT A GENERAL PLAN
AMENDMENT, APPROVE A TENTATIVE PARCEL MAP,
AND APPROVE A SITE DEVELOPMENT PERMIT TO
ALLOW FOR A 4,908 SQUARE FOOT UNDESIGNATED
RETAIL BUILDING AND AN 8,000 SQUARE FOOT
MULTI-TENANT UNDESIGNATED RETAIL BUILDING,
WITH 10 TRUCK AND TRAILER PARKING SPACES AND
126 PARKING SPACES LOCATED EASTERLY OF
ETIWANDA AVENUE AND SOUTHERLY OF VAN BUREN
BOULEVARD
THE PLANNING COMMISSION OF THE CITY OF JURUPA VALLEY DOES
RESOLVE AS FOLLOWS:
Seetion 1. City of Jurupa Valley Land Use Regulatory Authority. The Planning
Cornmission of the City of Jurupa Valley does hereby find, detelmine and declare that:
(a) The City ofJurupa Valley ineorporated on July 1,2011.
(b) On July 1, 2011, the City Couneil adopted Ordinanee No. 2011-01. This
Ordinanee provides that pursuant to the provisions of Govemment Code Seetion 57376, all
ordinanees ofthe County ofRiverside whieh have been applieable within the telTitory now
ineorporated as the City of Jurupa Valley, to the extent that they applied before ineorporation,
shall remain in full force and effeet as ordinanees of the City of Jurupa Valley, including the
Riverside County General Plan. Additionally, Ordinanee No. 2011-01 provides that the
reso1utions, rules and regulations of the County of Riverside whieh have been applieable in the
implementation ofthe aforesaid ordinanees and State laws (inc1uding, but not limited to, the
California Environmental Quality Aet and regulations pertaining to traffie) to the extent that they
applied before ineorporation shall remain in full force and effeet as resolutions, rules and
regulations, respeetively, ofthe City of Jurupa Valley. On September 15, 2011, the City Couneil
adopted Ordinanee No. 2011-10, effeetive Oetober 15, 2011, eontinuing in effeet all ordinanees
of the County of Riverside whieh have been applieable within the territory now ineorporated as
the City of Jurupa Valley, to the extent that they applied before ineorporation. These ordinanees
and resolutions as well as the Jurupa Valley Municipal Code shall be known as "Jurupa Valley
Ordinanees. "
(e) On September 15, 2011, the City Couneil also adopted Ordinanee No.
2011-09, effeetive Oetober 15, 2011, adopting Chapter 2.35 ofthe Jurupa Valley Municipal
Code establishing the Planning Cornmission for the City of Jurupa Valley. Chapter 2.35
provides that the Planning Cornmission shall perform the planning ageney funetions deseribed in
Govemment Code Seetion 65100 el seq., and shall fulfill the funetions delegated to the Planning
1

Cornmission for the County of Riverside under the relevant ordinances and resolutions, which
the City has adopted as required upon incorporation. Chapter 2.35 fuliher provides that the
Planning Commission shall perfOlm the functions of any and all planning, zoning 01' code
enforcement appeals board created by the relevant County of Riverside ordinances and
resolutions, which the City has adopted by reference as required by law.
Section 2. The Pl'oject. Havadjia Holdings, Inc. (the "Applicant") filed a planning
application for a project described as a 4,908 square foot undesignated retail building and an
8,000 square foot multi-tenant undesignated retail building, with 10 tlUck and trailer parking
spaces and 126 parking spaces located easterly ofEtiwanda Avenue and southerly ofVan Buren
Boulevard in the City of JUlUpa Valley (the "Project"). As part ofthis Project, the Applicant is
seeking the following approvals:
(a) Change ofZone Aoolication No. 7681. A request to change the
zoning fi'om Manufacturing-Heavy(M-H) to General Cornmercial (C-lIC-P).
(b) General Plan Amendment No. 1204. A request to change the land use
designation shown on the General Plan's JUlUpa Area Plan Land Use Map from Light Industrial
(CD:LI) to Commercial Retail (CD:CR).
(c) Tentative Parce! Map No.36361. A request to subdivide 4.84 gross
acres into 3 cornmercial parcels ranging in size from 1.05 acres to 2.64 acres.
(d) Site Development Pelmit No. 24948. A request for approval ofthe
Project's site development pursuant to Section 18.30 ofRiverside County Zoning Ordinance No.
348, as adopted in the City of JUlUpa Valley pursuant to Chapter 1.35 ofthe JUlUpa Valley
Municipal Codeo
Section 3. California Envil'onmentaI Quality Act Findings. Although the Project
had originally been submitted to the County of Riverside for approval, during the time that the
Project applications were being processed, the City of JUlUpa Valley incorporated on July 1,
2011. As such, the Applicant is now seeking Project approval from the City and the City is now
lead agency ofthe Project under the California Environmental Quality Act ("CEQA") (Cal. Pub.
Res. Code §21000 et seq.) and the State Guidelines (the "Guidelines") (14 Cal. CodeRegs.
§ 15000 et seq.). Pursuant to California Environmental Quality Act ("CEQA"), an Initial Study
ofthe potential enviromnental effects ofthe approval ofthe Project was prepared previously by
the County ofRiverside. Based upon the findings contained in that Study, it was detennined that
there was no substantial evidence that the Project could have a significant effect on the
environment and a Mitigated Negative Declaration was prepared by the County ofRiverside in
full compliance with CEQA. The Planning Commission reviewed and considered the Mitigated
Negative Declaration prior to and at the public hearing, and prior to any recornmendation on the
Project. The documents and other materials that constitute the record on which this decision is
based are on file for public examination during normal business hours at the City of JUlUpa
Valley, 8304 Limonite Avenue, Suite M, JUlUpa Valley, CA 92509. The Planning Cornmission
hereby recornmends that the City Council adopt the Mitigated N egative Declaration and adopt a
mitigation monitoring program for the Project.
2

Section 4. Project Findings.
(a) Change ofZone Application No.7681. The Project requires a change of
zone pursuant to Section 20.2 and 20.3a ofRiverside County Zoning Ordinance No. 348, as
adopted in the City of Jurupa Valley by Chapter 1.35 ofthe Jurupa Valley Municipal Codeo
Pursuant to Section 20.3a ofRiverside County Zoning Ordinance No. 348 and Government Code
Section 65855, the Planning Cornmission hereby finds that the change of zone is consistent with
the General Plan as more fully discussed below as it would pro vide retail type uses in a prime
commercial cOTIldor detailed in the Jurupa Area Plan. Thus, the proposed change of zone from
Manufactudng-Heavy(M-H) to General Commercial (C-1/C-P) is entirely consistent with the
General Plan.
(b) General Plan Amendment No.1204. The Project requires a General Plan
amendment pursuant to Section 2.4 and 2.10 ofRiverside County Zoning Ordinance No. 348, as
adopted in the City ofJurupa Valleyby Chapter 1.35 ofthe Jurupa Valley Municipal Codeo
Pursuant to Section 2.4.f.2, the Planning Commission hereby finds the following:
1) The proposed amendment does not involve a change in or conflict
with the Riverside County Vision which specifies "Riverside County is a family of special
cornmunities in a remarkable environmental setting." In general, the proposed change in land
use to be implemented with this General Plan Amendment will change the land uses on the
Project site to provide commercial and retail development that will better serve the fi·eeway
accessible location and the cornmunity at large.
2) The proposed amendment does not involve a change in or conflict
with any General Planning PrincipIe set forth in General Plan Appendix B. In fact, the Project is
consistent with many ofthe General Planning Pt"inciples set forth in Appendix B, paliicularly the
economic principIes encouraging job creation and commercial employment type uses.
3) The proposed amendment does not involve a change in or conflict
with any Foundation Component designation in the General Plan. The change in land use is
within the same Foundation Component of Community Development and no change or conflict
would resulto
4) The proposed amendment would either contribute to the purposes
ofthe General Plan or, at a minimum, would not be detdmental to them. For example, the
JUlupa Area Plan details that the stretch ofVan Buren Blvd and Etiwanda Avenue where the
Project is to be located is prime commercial C0111dor. The General Plan Amendment to change
the Project site trom Light Industdal to General Commercial would ensure that the policies and
purpose ofthe Jurupa Area Plan is promoted.
5) The amendment is required to expand basic employmentjob
opportunities and could improve the ratio ofjobs-to-workers in the City. More specifically, the
Project is anticipated to provide cornmercial and retail type uses. These new uses will expand
employment oppolwnities and aid in improving the ratio of jobs-to-workers in the City.
(c) Tentative Pareel Map No.36361. The Projeet requires a Tentative
Pareel Map to subdivide 4.84 gross acres into 3 cornmercial pareels ranging in size from 1.05
3

acres to 2.64 acres pursuant to Riverside County Ordinance No. 460, as adopted in the City of
Jurupa Valley by Chapter 1.35 ofthe Jurupa Valley Municipal Codeo The Planning
Cornmission hereby finds:
1) The proposed land division, design and improvement is consistent
with the Riverside County General Plan, and each element thereof as discussed aboye. More
specifically, the proposed subdivision will allow for the development of cornmercial and retail
type uses in a prime cornmercial conidor as detailed in the Jurupa Area Plan. The development
ofthe Project would be consistent with many economic policies in the General Plan designed to
promote job creation and cornmercial employment type uses.
2) The site of the proposed land division is physically suitable for the
type of development proposed for the Project as the site is large enough to accommodate the
proposed uses and infrastructure required for the Projec!.
3) The design of the proposed land division and the proposed
improvements, with appropriate conditions of approval and mitigation measures under the
California Environrnental Quality Act that will be imposed as conditions of approval, are not
likely to cause substantial environrnental damage or substantially and avoidably injure fish or
wildlife or their habita!.
4) The design of the subdivision and the type of improvements are
not likely to cause serious public health problems.
5) The design of the subdivision and the type of improvements will
not conflict with easements acquired by the public at large for access through or use of property
within the proposed subdivision, or the design of the alternate easements which are snbstantially
equivalent to those previously acquired by the public will be provided.
6) The proposed subdivision and the design and improvements ofthe
subdivision are consistent with the JUlupa Valley Municipal Code, specifically Artiele V of
Riverside County Ordinance No. 460, as amended, regarding Subdivisions, and Riverside
County Zoning Ordinance No. 348, as amended, and both incorporated into the Jurupa Valley
Municipal Code by Chapter 1.35 ofthe Jurupa Valley Municipal Code, and all applicable state
laws.
7) The tentative parcel map does not propose to divide land which is
subject to a contract entered into pursuant to the California Land Conservation Act of 1965, nor
is the land subject to a Land Conservation Act contrae!.
8) The design of the subdivision provides for future passive or natural
heating or cooling opportunities in the subdivision to the extent feasible. In particular, prior to
the construction ofbuildings, the applicant will be required to submit building plans to the
Building Department that comply with the Unifonll Building Code, which contains requirements
for energy conservation.
9) The Project is consistent with and in compliance with the
requirements ofthe Western Riverside County Multi-Species Habitat Conservation Plan.
4

(d) Site Development Pennit No. 24948. The Project requires a Site
Development Permit approval pursuant to Section 18.30 ofRiverside County Zoning Ordinance
No. 348, as adopted in the City of JUlUpa Valley pursuant to Chapter 1.35 ofthe Jmupa Valley
Municipal Codeo
1) The Project conforms to all the requirements ofthe Riverside
County General Plan and with all applicable requirements of State law and the ordinances of
Riverside County. As discussed aboye, the Project will allow for the development of
commercial and retail type uses in a prime cornmercial conidor as detailed in the JUlUpa Area
Plan. The development of the Project would be consistent with many economic policies in the
General Plan designed to promote job creation and cornmercial employrnent type uses.
2) The overall development of the land has been designed for the
protection of the public health, safety and general welfare; to confonn to the logical development
ofthe land and to be compatible with the present and future logical development ofthe
surrounding property. As stated previously, this Project site is a highway accessible location that
has been designed to facilitate adequate ingress and egress to the site while allowing retail and
cornmercial serving uses in close proximity to the highway and other retail and cornmercial type
uses.
3) The Project considered the location and need for dedication and
improvement of necessary streets and sidewalks, including the avoidance of traffic congestion
and takes into account topographical and drainage conditions including the need for dedication
and improvements of necessary stlUctures as a pm1 thereof.
Section 5. Recommendation. Based on the foregoing, the Planning Cornmission
hereby recommends that the City Council adopt or approve the following entitlements for the
Project, subject to the attached conditions of approval:
(a)
(b)
(c)
(d)
Section 6.
Resolution.
Change ofZone Application No. 7681.
General Plan Amendment No.l204.
Tentative Parce! Map No. 36361.
Site Development Permit No. 24948 .
Certification. The Planning Manager shall cel1ify to the adoption ofthis
PASSED, APPROVED AND ADOPTED by the Planning Cornmission ofthe City of
Jmupa Valley on this 28th day ofNovember, 2012.
5

KimJohnson
Chair of Jurnpa Valley Planning Commission
ATTEST:
Thomas Men"ell
Planning Manager and Secretary to the Planning Commission
6

STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF JURUP A VALLEY )
I, Thomas MelTell, Planning Manager ofthe City of Jurupa Valley, do hereby certify that the
foregoing Resolution No. 2012-11-28-01 was duly adopted and passed at a meeting ofthe
Planning Cornmission ofthe City of Jurupa Valley on the 28 th day ofNovember, 2012 by the
following vote, to wit:
A VES: COMMISSION MEMBERS:
NOES: COMMISSION MEMBERS:
ABSENT: COMMISSION MEMBERS:
ABSTAIN: COMMISSION MEMBERS:
7
TROMAS MERRELL
PLANNING MANAGER