Commission approves revised permit adding horse stalls, trail adjustments and bicycle stalls at shopping center

Jurupa Valley planning commissioners voted to approve a revised site development permit that modifies a prior condition requiring an on-site equestrian trail and adds five centrally located horse stalls, bicycle parking and related safety measures.

Senior planner Reynaldo Aquino presented a continued public hearing on amendments to Condition of Approval No. 12 for Site Development Permit SDP-19078. The applicant sought to remove the original requirement to construct an equestrian trail on the west side of Building C; staff and the commission described site constraints and safety concerns that led the applicant to propose relocating the equestrian improvements to the north side of the property, east of Building D.

The revised design presented to the commission includes: an 8-foot-wide equestrian trail on the north side of the site (south of an existing 9-foot landscape strip); five individual horse stalls each measuring 9 by 18 feet and located centrally with access gates; replacement of existing wooden hitching posts with metal posts and 10-by-12 corrals around existing hitching posts; 36 bicycle stalls distributed near Building A (gas station/C-store) and Building B (Starbucks); and three-rail vinyl fencing along select trail segments. Staff recommended against placing three-rail vinyl fencing along the 5-foot-wide Limonite equestrian trail because installing fencing there would narrow the trail and could create safety issues; staff recommended the three-rail fence be installed along the wider Felspar trail instead.

Commissioners and the applicant discussed safety measures, and commissioners asked staff and the applicant to consider alternatives to a fully surrounding secondary corral. Staff recommended a secondary corral surrounding the five stalls but noted that such a corral would intrude into vehicle circulation and require engineering and fire review; the applicant proposed instead installing bollards at the perimeter of the striping around the stalls. The commission directed that bollard locations be set at the perimeter of the painted striping and approved subject to final review and approval by engineering, fire and the community development director so vehicle circulation and emergency access remain compliant.

Members of the public who spoke included Jorge Padilla (horse owner with 40 years of experience), George Reese (former planning commissioner who recalled a prior removal of vinyl fencing because vendors used it for advertising), and David Donschwey (engineer representing construction interests who said three projects were on hold pending the decision). The applicant's representative (the gas station/property owner, who did not provide a full name on the record) agreed to the recommended changes, to place the bollards at the outer edge of the striping, to provide a water trough on the west side of the stalls (in a landscaped/shaded area), and to work with the city on appropriate heavy-gauge vinyl fencing materials.

Key numeric details and conditions the commission adopted or clarified: - Five individual horse stalls, each 9 by 18 feet. - Existing hitching posts to be replaced with metal posts and surrounded by 10-by-12 corrals. - Thirty-six (36) bicycle stalls (locations: front of Building A, front of Building B, rear of Building B). - North equestrian trail width: 8 feet (DG surface); Limonite trail width: approximately 5 feet; Felspar trail width: approximately 8-10 feet. - Bollards to be installed at the perimeter of the painted striping around the five stalls; no bollards located in the east-side planter where trees, light pole and fire hydrant provide separation. - A heavy-gauge, double-sided 3-rail vinyl fence to be installed along the north equestrian trail and along Felspar Street, and a single- or double-sided fence on Limonite as directed by the commission; final design and material to be approved by the Community Development Director. - Materials for stalls, hitching posts and fencing to be submitted and approved by the Community Development Director prior to construction. - Staff confirmed the project is subject to the CEQA "common sense" exemption (CEQA Guidelines section 15061(b)(3)).

Commissioner discussion focused heavily on safety: commissioners asked for bollards and/or fencing placement that would provide space for horses, avoid narrowing existing trails, and keep vehicle circulation and emergency access safe. The applicant agreed to move bollards to the outer edge of the striping and to provide a water trough at the west side of the stalls in a shaded planting area; the applicant also agreed to use durable fencing and to work with engineering and fire to finalize locations.

Motion and outcome: A motion to adopt Resolution PC-2025-03 approving the revised permit (amending Condition of Approval No. 12 as described) passed by voice vote. The transcript records the motion, second and that "motion carries"; no roll-call tally was recorded in the meeting transcript.

Ending: The conditions require the applicant to return detailed designs for Community Development, Engineering and Fire Department review; installation of the equestrian trail, stalls, bicycle parking and required striping must be completed in accordance with approved plans prior to issuance of certificates of occupancy for the affected buildings.