Planning commission recommends rezoning of LaRue/Canal parcel to match general plan; motion passes 5-0

The Jurupa Valley Planning Commission voted 5-0 to adopt a resolution recommending the City Council approve change-of-zone application CZ22005, which would rezone a vacant 3.06-acre parcel at the southeast corner of LaRue Street and Canal Street from R-1 (single-family residential) to R-3 (general residential), and determined no further environmental review is required under the California Environmental Quality Act (CEQA).

Project planner Tamara Campbell told the commission the parcel is designated HHDR (highest density residential) in the city’s General Plan but remains zoned R-1, creating an inconsistency the rezoning would resolve. "It was determined that this action would be exempt from the application of CEQA pursuant to state CEQA's guidelines section 15061(b)(3)," Campbell said, summarizing the environmental finding staff recommended.

Campbell said the property owner has worked with staff since the item was first heard by the commission in February 2023 and has proposed 52 condominium units as the conceptual development. She described surrounding land uses as primarily residential, with approved but unconstructed residential sites and vacant lots nearby. The rezoning would align the parcel’s zoning with the General Plan designation and support the city’s housing element and regional housing needs allocation, Campbell said.

Commissioners asked staff to clarify how rezoning would interact with later entitlement decisions. Planning staff and Department leadership said the change of zone addresses only consistency between the General Plan and the zoning map; site-specific approvals, such as density bonus proposals, traditional neighborhood design standards, two-story waivers and landscaping requirements, would be evaluated later during the project entitlement and site plan review process. "Later, when the actual entitlement project comes forward, that is the time to have that discussion and determine what is appropriate or not appropriate for that site," a staff member said.

No members of the public spoke during the hearing. Commissioners expressed support before the roll call. "It seems to me that this is something we need to do in order to get consistency," Commissioner De La Torre said, adding he intended to vote in favor. Commissioner Schultz likewise said she intended to vote in favor.

Chair Newman called the motion to adopt the resolution recommending City Council approval of CZ22005 and to determine no further environmental review was required. After a second, the commission voted 5-0 in favor.

Votes at a glance: - CZ22005 (Change of Zone): Recommend City Council approval; CEQA: Determined no further review required (CEQA Guidelines §15061(b)(3)). Vote: 5-0 (Yes: Chair Newman; Chair Pro Tem Arlene Pruitt; Commissioner De La Torre; Commissioner Cristobal Rosales; Commissioner Laura Schultz). Outcome: approved and forwarded to City Council for decision. - Commission reorganization (administrative votes taken later in the meeting): Arlene Pruitt elected Chair (roll-call vote: 5-0). Laura Schultz elected Chair Pro Tem (roll-call vote: 5-0).

Background and next steps The commission’s action is a recommendation only; the City Council will consider CZ22005 at a future public hearing. Staff emphasized that the rezoning does not authorize construction or entitlements for the conceptual condominium plan; subsequent applications for site development permits, density bonus requests, and design-standard waivers would be subject to separate review and possible public hearings.

Staff reports and commissioners’ remarks during the meeting also referenced several city initiatives and forthcoming items for commission or council consideration, including preapproved ADU plans, a forthcoming community meeting with Southern California Edison on power outage response, and a staff-directed review of the Equestrian Lifestyle Protection overlay. Those items were discussed during staff reports and commission comments rather than as formal actions tied to CZ22005.

The commission’s next regular meeting was announced for Wednesday, February 12th.