Jurupa Valley staff proposes 1,000-foot separation and citywide cap for standalone tobacco shops

Senior Planner Tiffany Chan presented a study-session briefing on proposed updates to Jurupa Valley's tobacco-retailer regulations, saying the effort responds to recent state changes and the city's 2011 adoption of county rules. "There's a total of 61 tobacco retailer licenses in the city, and 12 of them are registered as standalone shops," Chan said, and staff recommended a citywide cap and a 1,000-foot separation requirement for standalone shops and cannabis retailers from each other and from sensitive uses.

Chan explained the proposed local program would use either a city tobacco permit (an administrative, business-focused permit) or a conditional-use permit (CUP) that runs with the land. "A city tobacco permit is recommended," Chan said, noting the permit would be nontransferable and require renewal; staff also proposed exemptions for accessory-sales sites (convenience stores) and large retailers over 25,000 square feet with minimal tobacco floor area.

Council members pressed staff on implementation and fairness to existing businesses. Mayor Bergson asked whether the separation rule would force existing businesses to close; Chan replied the regulation is designed to affect new entrants and that licensed businesses would be required to maintain any relevant permits and renewals. Councilmember Armando Carmona and others sought clarity on whether the cap would be applied by district or citywide and on the costs and appeal rights tied to a CUP versus an administrative permit. Staff said a CUP typically requires a larger deposit and public hearings, while a city tobacco permit could be issued ministerially but could include an appeal process or automatic notification to council or planning commission if the council wants that step.

Council asked staff to return with a clear comparison of permit types, estimated fees and deposit amounts, operational standards (including limiting hours of sale), and an analysis of how an adopted cap would affect currently registered accessory sellers. The council did not take action but directed staff to draft ordinance language and options for the council's next review.

The study session concluded with the council asking staff to include public-notice and appeal language when the item returns so the council and residents can track permit approvals and appeals.