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Planning Commission approves 208-unit Vernola Marketplace Phase B condominium map
Summary
The Jurupa Valley Planning Commission adopted Resolution PC-2025-17 approving a tentative condominium map for 208 for-sale units (townhomes and stacked flats) on an 8.3-acre site in the Vernola Marketplace area. The commission found no further environmental review was required under CEQA guidelines because the project matches prior entitlements.
Roberto Gonzalez, city planning staff, presented the tentative condominium map for Vernola Marketplace Phase B, an 8.3-acre site north of Lamanite Avenue and west of Pat's Ranch Road. The proposal converts a previously approved apartment project to a 208-unit condominium development composed of stacked flats and townhomes. Gonzalez said the site’s General Plan land use designation is Highest Density Residential (HHDR) and the zoning is R3; the condominium map is consistent with those designations.
Gonzalez explained that Phase A (apartments) was approved in 2015 and the Phase B apartments were previously approved in 2022; Phase B’s entitlement had expired and was revised and approved in 2024 to convert apartments to condominiums. The project relies on a previously adopted Initial Study and Mitigated Negative Declaration (adopted Aug. 4, 2022), and staff recommended finding no further environmental review was required under CEQA Guidelines section 15162 because there is no intensification beyond earlier approvals.
Staff noted the development includes common open space, pool and recreation areas, dog parks, and homeowner association maintenance responsibilities. The project will pay the city’s inclusionary housing in-lieu fee rather than providing on-site affordable units; the inclusionary fee is due prior to building permit issuance and is calculated per square foot. A traffic memorandum prepared for the earlier apartment project carried forward to this application; staff said the change in dwelling type did not increase trip generation beyond the prior analysis.
Ferris Hall of Albert A. Webb Associates spoke for the applicant and answered technical questions about access, setbacks and required landscaping. Franchesca Longoria read written public comment into the record opposing the project; Longoria said the development would increase traffic and change neighborhood character. Commissioners discussed project history, setbacks and access, inclusionary fee payment timing, and the use of a prior environmental document.
A motion to adopt Resolution PC-2025-17 and to find no further CEQA review was required passed unanimously, 5-0. The resolution approves Tentative Tract Map 39096 as a 208-unit residential condominium map for the 8.3-acre site, subject to the previously adopted conditions of approval.
