Pedley Town Center Plan

PCTP Adopted Plan: Click Here to View

The Pedley Town Center Plan (PTCP) sets a clear, community-based vision for Pedley’s future. The PTCP identifies near- and long-term opportunities to strengthen Pedley’s unique character, support thoughtful growth, and guide public and private investment.

The Plan focuses on creating a cohesive and connected, walkable Town Center environment that preserves and celebrates Pedley’s historic semi-rural and equestrian roots, while also enhancing its role as a key anchor within Jurupa Valley and the wider region. By outlining actionable strategies for development, public improvements, and the active management and maintenance of the Town Center, the Plan provides a roadmap to ensure Pedley thrives as a vibrant Town Center for generations to come.

PTCP grows directly out of the City’s 2017 General Plan, which called for the preparation of “Town Center” Area Plans to strengthen the distinct communities of Rubidoux, Glen Avon, and Pedley. Pedley was identified as the first priority for a Town Center Plan because it is the largest of the three, centrally located, and home to important community anchors including the Metrolink Station, City Hall, and the Santa Ana River. In 2022, the City received grant funding from the State of California to prepare the Pedley Town Center Plan. While the grant emphasizes creating opportunities for attainable housing, the Plan goes further — providing a community-based vision that preserves Pedley’s unique character while guiding thoughtful growth, development, and investment. This Plan reflects the City of Jurupa Valley’s founding purpose: to empower the community to shape its own future. As the first Town Center Area Plan to be prepared, it establishes a model for how Jurupa Valley can bring its General Plan policies to life through focused, community-driven planning.

Below is a map of the proposed Pedley Town Center area. You can also click on the link here for a larger image.

 Pedley Town Center Area Map v2 Opens in new window

The Pedley Town Center Plan was shaped through a multi-year process that combined technical work with extensive community and City input. Beginning in 2023, City staff, the Planning Commission, and City Council held a series of public study sessions to review early concepts, discuss survey results, and gather feedback from residents. These sessions helped refine the Plan’s priorities and ensure the vision reflected community values.  Below are the public meetings held during the process.


Key Dates: 

  • March 2023 – First Joint Study Session with City Council and Planning Commission to review survey findings and hear community feedback.
  • June 2023 – Second Study Session to discuss updated concepts based on input.
  • November 2023 – Third Study Session to refine concepts further with community and Council direction.
  • April 2025 – Planning Commission held a public hearing and unanimously recommended adoption.
  • May 2025 – City Council reviewed the draft Plan and directed staff to make additional revisions.
  • July 17, 2025 – City Council unanimously adopted the Pedley Town Center Plan as part of the General Plan.

“The Pedley Town Center is a place for everyone; a human-scaled center of community activity, celebrating, supporting and enhancing the agrarian lifestyle and semi-rural character of this unique part of Jurupa Valley, and providing a lively, welcoming place for community, commerce and culture to thrive for generations to come.”

PTCP Goals & Priorities:

Through workshops, surveys, and public meetings, residents identified clear priorities for the future of Pedley.  The PTCP translates these priorities into clear goals to guide future growth and investment:

  1. Preserve Quality of Life – Maintain Pedley’s agrarian / equestrian lifestyle and provide a small-town center that complements surrounding neighborhoods.
  2. Improve Safety – Redesign streets to slow traffic and make walking, biking, and riding safer and more comfortable.
  3. Strengthen Identity – Create inviting public spaces, shaded streets, and unique architecture that reflect Pedley’s authentic semi-rural character.
  4. Promote Healthy Living and Walkability – Make it easy and enjoyable to walk, bike, or ride a horse to shops, parks, and community spaces.
  5. Support Transit and Sustainability – Encourage more ridership at Pedley Metrolink Station, reduce car dependence, and promote renewable energy use.
  6. Build Economic Resilience – Attract locally owned businesses and create experiences that draw residents and visitors alike.
  7. Plan for Incremental Growth – Guide change step by step, ensuring each new project enhances Pedley’s unique identity.

 

PTCP Plan Overview

Pedley Town Center Plan (Print Version)

Pedley Town Center Plan(Web Version)

Pedley Town Center Plan(Email Version)

The PTCP is organized into three main chapters, and one appendix:

Chapter 1 – Background, Context, and Opportunities

Provides an overview of the Pedley Town Center area, including community priorities, the vision statement, goals and policies, and a summary of key opportunities and challenges.

Chapter 2 – Pedley Town Center Vision

Lays out the big-picture vision and specific strategies to implement the vision. This chapter introduces guiding Placemaking Principles, a Framework Plan that maps priority routes for bikes, horses, and transit, and a Complete Streets Toolkit for safer, more attractive roads. It also explores strategies for crossing Van Buren Boulevard and presents detailed concepts for four Focus Areas:

  • Pedley Station Area & Transit Village – Focused on opportunities around the Metrolink Station and along Pedley Road and Limonite Avenue.
  • Civic Center – Expanding and enhancing City Hall and its connections to nearby areas.
  • Limonite Village – A walkable, mixed-use neighborhood on a large undeveloped site along Limonite Avenue northwest of City Hall.
  • Southeast Area – A unique area south of Limonite Avenue and east Van Buren Avenue with potential for an eclectic mix of town-center supporting and employment-generating uses and activities, benefiting from proximity to transit and the evolving Town Center.

Chapter 3 – Implementation

Outlines key next steps and strategies for putting the Plan into action. This includes specific action items, responsible parties, timelines, potential partnerships, financing strategies, and strategies for managing and maintaining the Town Center as it grows.

Appendix A – Interim Development Review

Until zoning updates and new development standards are adopted, the Plan provides guidance to help staff review new proposals and ensure that early projects align with the community’s long-term vision.

Plan implementation / Next Steps
The Pedley Town Center Plan is not just a vision — it is a roadmap for action. Its long-term goals will be realized step by step, through a mix of public and private improvements, new investments, partnerships, and community programs. Following adoption, City staff will lead the way in carrying out the action items identified in the Plan, while continuing to work closely with community members and local partners.