Riverside City Council
February 8, 2022

CITY OF
RIVERSIDE City Council Memorandum
TO: HONORABLE MAYOR AND CITY COUNCIL DATE: October 3, 2006 FROM: COMMUNITY DEVELOPMENT DEPARTMENT ITEM NO: 4

PLANNING DIVISION
WARD: 7
SUBJECT: PLANNING CASES P06-0501, P06-0947, P06-0554, P06-0556, P06-0555, AND P06-0557 - GRIFFIN INDUSTRIES -- RIVERWALK PARKWAY
ISSUE:

This request is a proposal by Griffin Industries for an amendment to the La Sierra University Specific Plan Subarea 3 Land Use Regulations and Development Standards, a General Plan Amendment, Rezoning, Parcel Map, and a review of a plot plan and building elevations to establish 264 market rate apartments, 200 age restricted senior apartments and a 200-unit congregate care facility on approximately 25.5 acres of vacant land situated northwesterly of Riverwalk Parkway, northeasterly of Sierra Vista Avenue and southeasterly of Pierce Street in the RA - Residential Agricultural Zone.

RECOMMENDATIONS:

That the City Council:

1. Determine the proposed project will not have a significant effect on the environment based upon the findings and mitigation measures set forth in the case record and adopt a mitigated Negative Declaration;

2. Approve Planning Cases P06-0501, P06-0947, P06-0554, P06-0555, P06-0556 and P06-0557 based on and subject to the Planning Commission findings and recommended conditions found in the attached staff report and introduce the appropriate rezoning ordinance; and

3. Find there is no evidence before the City that the proposed project will have any potential for adverse effect on wildlife resources and the impacts of the project are found to be de minimis pursuant to Section 711.4 of the Fish and Game Code.

STAFF/COMMISSION RECOMMENDATIONS:

Staff recommended approval subject to recommended conditions of approval. On August 17, 2006, the City Planning Commission approved Planning Cases P06-0501, P06-0947, and P06- 0554-0557 by a vote of 9 ayes, O noes and 0 abstentions, with modifications to staff recommended conditions.
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BACKGROUND:

Please refer to the August 17, 2006 City Planning Commission staff report, recommended conditions and draft minutes.

FISCAL IMPACT:

All project costs are borne by the applicant.

ALTERNATIVES:

Approval. Council could choose to deny the case or modity the recommended conditions of Prepared by: Ken Gutierrez, Planning Director
Certified as to availability
of funds: Paul C. Sundeen, Assistant City Manager/CFO/Treasurer Approved by: Michael J. Beck, Assistant City Manager
for Bradley J. Hudson, City Manager
Approved as to form: Gregory P. Priamos, City Attorney
Attachments
City Planning Commission Recommended Conditions
City Planning Commission Report - August 17, 2006
City Planning Commission Draft Minutes - August 17, 2006 c: Public Works Department, Rob Van Zanten
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APPROVED CONDITIONS
Case Number: P06-0501 (Specific Plan Amendment) Meeting Date: August 17, 2006 CONDITIONS All mitigation measures are noted by an asterisk (**).

Case Specific
• Planning
The site shall be placed within Subarea 3A of the La Sierra University Specific Plan, while the remainder of existing Subarea 3 shall be placed within Subarea 3B of the La Sierra University Specific Plan.

2. The new development standards for Subarea 3A of the La Sierra University Specific Plan shall apply to the project site, as detailed in Exhibit 13 of the accompanying staff report, while the existing development standards for Subareas 3 and 4 shall apply to Subarea 3B of the La Sierra University Specific Plan.

3. This case shall be adopted by the City Council concurrently with Planning Cases P04-0947 (General Plan Amendment) and P06-0554 (Rezoning) and prior to the issuance of building permits for the project.
4, The applicant, working jointly with City staff, shall be responsible for modifying and updating the La Sierra University Specific Plan to reflect the adopted changes to the Specific Plan prior to the issuance of building permits.

5. All applicable conditions of related Planning Cases P06-0554 through P06-0557 and P06-0947 shall apply to this project.

Standard Conditions
• Planning
The City Attorney's Office shall prepare the appropriate resolution for Council adoption of the Specific Plan Amendment within thirty days.

In approving this case, it has been determined that the proposed project could have the potential for adverse effects on wildlife resources and the applicant is responsible for payment of Fish and Game fees at the time the Notice of Determination is filed with the County.

There shall be a two-year time limit in which to satisfy the following conditions and finalize this action. Subsequent one-year time extensions may be granted by the City Council upon request by the applicant. Any extension of time beyond five years may only be granted after an advertised public hearing by the City Council.

ATTACHMENT 1
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9. Within 30 days of approval of this case by the City the developer shall execute an agreement, approved by the City Attorney's Office to defend, indemnify. including reimbursement, and hold harmless the City of Riverside, its agents, officers and employees from any claim, action, or proceeding against the City of Riverside, its agents, officers, or employees to attack, set aside, void, or annul, an approval by the City's advisory agency, appeal board, or legislative body concerning this approval, which action is brought within the time period provided for in Section 66499.37 of the Government Code. The City will promptly notify the developer of any such claim, action or proceeding and the City will cooperate in the defense of the proceeding

10. The applicant shall continually comply with all applicable rules and regulations in effect at the time permit is approved and exercised and which may become effective and applicable thereafter.
• Public Works

11. No conditions
• Public Utilities

12. No conditions
Park and Recreation

13. No conditions
• Police Department

14. No conditions.
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APPROVED CONDITIONS
Case Number: P06-0947 (General Plan Amendment) Meeting Date: August 17, 2006 CONDITIONS All mitigation measures are noted by an asterisk (**).

Case Specific
• Planning
The RHD - High Density Residential Land Use Designation shall be applied to the project site (Subarea 3A), while the MX - Mixed Use Office Land Use Designation will still apply to the remainder of existing Subarea 3 (Subarea 3B)

2. This case shall be adopted by the City Council concurrently with Planning Cases P04-0501 (Specific Plan Amendment) and P06-0554 (Rezoning) and prior to the issuance of building permits for the project.

All applicable conditions of related Planning Cases, P06-0501 and P06-0554 through P06-0557 shall apply to this project.

Standard Conditions
• Planning
The City Attorney's Office shall prepare the appropriate resolution for Council adoption of the General Plan Amendment within thirty days.

In approving this case. it has been determined that the proposed project could have the potential for adverse effects on wildlife resources and the applicant is responsible for payment of Fish and Game fees at the time the Notice of Determination is filed with the County.

6. There shall be a two-year time limit in which to satisfy the following conditions and finalize this action. Subsequent one-year time extensions may be granted by the City Council upon request by the applicant. Any extension of time beyond five years may only be granted after an advertised public hearing by the City Council.

Within 30 days of approval of this case by the City the developer shall execute an agreement, approved by the City Attorney's Office to defend, indemnify, including reimbursement, and hold harmless the City of Riverside, its agents, officers and employees from any claim, action, or proceeding against the City of Riverside, its agents, officers, or employees to attack, set aside, void, or annul, an approval by the City's advisory agency, appeal board, or legislative body for in Section 66499.37 of the Government Code. The City will promptly notify the developer of any such claim, action or proceeding and the City will cooperate in the defense of the proceeding.
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8. The applicant shall continually comply with all applicable rules and regulations in effect at the time permit is approved and exercised and which may become effective and applicable thereafter.
• Public Works

9. No conditions.
• Park and Recreation

10. No conditions.
• Public Utilities

11. No conditions.
• Fire Department

12. No conditions.
• Police Department

13. No conditions.
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APPROVED CONDITIONS
Case Number: P06-0554 (Rezoning) Meeting Date: August 17, 2006 CONDITIONS All mitigation measures are noted by an asterisk (**).

Case Specific
• Planning
The R-3-SP - Multiple Family Residential (La Sierra University Specific Plan) Zone and all applicable development standards of SUSP Subarea 3A shall be applied to the project site.

2. This case shall be adopted by the City Council concurrently with Planning Cases P04-0501 (Specific Plan Amendment) and P06-0947 (General Plan Amendment) and prior to the issuance of building permits for the project.

All applicable conditions of related Planning Cases P06-0501, P06-0555 through P06-0557 and P06-0947 shall apply to this project.

Standard Conditions
• Planning

4. In approving this case, it has been determined that the proposed project could have the potential for adverse effects on wildlife resources and the applicant is responsible for payment of Fish and Game fees at the time the Notice of Determination is filed with the County.

5. There shall be a two-year time limit in which to satisfy the following conditions and finalize this action. Subsequent one-year time extensions may be granted by the City Council upon request by the applicant. Any extension of time beyond five years may only be granted after an advertised public hearing by the City Council.

6. When all of the conditions of approval have been completed, the applicant shall apply for a request for processing through the Public Works Department to initiate finalization of this rezoning. A fee may be required
All necessary parcel description describing the exact area to be rezoned shall be prepared, signed and sealed by a licensed Land Surveyor or Civil Engineer authorized to practice Land Surveying in the State of California for the area of the property to be rezoned. Descriptions are required to be on 8½ inch by 11 inch paper with the title "Attachment A" at the top.

Within 30 days of approval of this case by the City the developer shall execute an agreement, approved by the City Attorney's Office to defend, indemnify, including reimbursement, and hold harmless the City of Riverside, its agents, officers and employees from any claim, action, or proceeding against the City of 4-7
Riverside, its agents, officers, or employees to attack, set aside, void, or annul, an approval by the City's advisory agency, appeal board, or legislative body concerning this approval, which action is brought within the time period provided for in Section 66499.37 of the Government Code. The City will promptly notify the developer of any such claim, action or proceeding and the City will cooperate in the defense of the proceeding.

9. The applicant shall continually comply with all applicable rules and regulations in effect at the time permit is approved and exercised and which may become effective and applicable thereafter.
• Public Works

10. No conditions.
• Fire Department

11. No conditions.
• Public Utilities

12. No conditions.

Park and Recreation

13. No conditions.
• Police Department

14. No conditions.
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APPROVED CONDITIONS
Case Number: P06-0556 (Parcel Map 34774) Meeting Date: August 17, 2006 CONDITIONS All mitigation measures are noted by an asterisk (*).

Case Specific
Planning
All applicable conditions of related Planning Cases P06-0501, P06-0554, P06 )555, P06-0557 and P06-0947 shall apply to this project Prior to or concurrent with Map Recordation:

2. Planning Cases P06-0501 (Specific Plan Amendment), P06-0947 (General Plan Amendment) and P06-0554 (Rezoning) shall be adopted
Standard Conditions
• Planning

3. In approving this case, it has been determined that the proposed project could have the potential for adverse effects on wildlife resources and the applicant is responsible for payment of Fish and Game fees at the time the Notice of Determination is filed with the County.

4. There is a thirty-month time limit in which to satisfy the conditions and record this map. Five subsequent one-year time extensions may be granted by the City Planning Commission upon request by the applicant. Application for a one-year time extension must be made prior to the expiration date of the map. No time extension may be granted for applications received after the expiration date of the map.

5. Within 30 days of the approval of the tentative map by the City the developer/subdivider shall execute an agreement, approved by the City Attorney's Office, to defend, indemnify, including reimbursement, and hold harmless the City of Riverside, its agents, officers and employees from any claim, action, or proceeding against the City of Riverside, its agents, officers, or employees to attack, set aside, void, or annul, an approval by the City's advisory agency, appeal board, or legislative body concerning this subdivision, which action is brought within the time period provided for in Section 66499.37 of the Government Code.

The City will promptly notify the Developer/subdivider of any such claim, action or proceeding and the City will cooperate in the defense of the proceeding.

6. The applicant shall continually comply with all applicable rules and regulations in effect at the time permit is approved and exercised and which may become effective and applicable thereafter.
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This project shall fully and continually comply with all applicable conditions of approval, State, Federal and local laws in effect at the time the permit is approved and exercised and which may become effective and applicable thereafter, and in accordance with the terms contained within the staff report and all testimony regarding this case. Failure to do so will be grounds for Code Enforcement action, revocation or further legal action.
• Public Works

8. A "FINAL MAP" shall be processed with the Public Works Department and recorded with the County Recorder. The "FINAL MAP" shall be prepared by a Land Surveyor or Civil Engineer authorized to practice Land Surveying I the State of California and shall comply with the State Subdivision Map Act and Title 18 of the Riverside Municipal Code. All applicable checking and recording fees are the responsibility of the applicant.

9. Dedication of Sierra Vista Avenue between Pierce Street and Riverwalk Parkway as a public street to Public Works specifications.

10. Installation of sidewalk curb and gutter at 53 feet from monument centerline; sidewalk and matching paving on Pierce Street to Public Works specifications.

11. Installation of sewers and sewer laterals to serve this project to Public Works specifications. Onsite sewer mains shall be public facilities.

12. Off-site improvement plans to be approved by Public Works prior to map recordation.

13. A surety prepared by Public Works to be posted to guarantee the required off-site improvements prior to map recordation.

14. Size, number and location of driveways to Public Works specifications.

15. All security gates or facilities proposed now or in the future will be located on-site and adequate stacking space and vehicle turn-around area will have to be provided to Public Works specifications

16. Prior to issuance of a building or grading permit, the applicant shall submit to the City for review and approval, a project-specific WQMP that:
a. Addresses Site Design BMP's such as minimizing impervious areas, maximizing permeability, minimizing directly connected impervious areas, creating reduced or "zero discharge" areas and conserving natural areas; b. Incorporates the applicable Source Control BMP's as described in the Santa Ana River Region WOMP and provides a detailed description of their implementation:
c. Incorporates Treatment Control BMP's as described in the Santa Ana River Region WOMP and provides information regarding design considerations; 4-10
d. Describes the long-term operation and maintenance requirements for BMP's requiring long-term maintenance; and
e. Describes the mechanism for funding the long-term operation and maintenance of the BMP's requiring long-term maintenance.

17. Prior to issuance of any building or grading permits, the property owner shall record a "Covenant and Agreement" with the County-Clerk Recorder or other instrument acceptable to the City Attorney to inform future property owners of the requirement to implement the approved project-specific WQMP. Other alternative instruments for requiring implementation of the approved project- specific WQMP include: requiring the implementation of the project-specific WOMP in the Home Owners Association or Property Owners Association Conditions, Covenants and Restrictions (C,C&R's); formation of Landscape, Lighting and Maintenance Districts, Assessment Districts or Community Service Areas responsible for implementing the project-specific WQMP; or equivalent may also be considered. Alternative instruments must be approved by the City prior to the issuance of any building or grading permits.

18. If the project will cause land disturbance of one acre or more, it must comply with the statewide General Permit for Storm Water Discharges Associated with Construction Activity: The project applicant shall cause the approved final project-specific WQMP to be incorporated by reference or attached to the project's Storm Water Pollution Prevention Plan as the Post-Construction Management Plan.

19. Prior to building or grading permit closeout or the issuance of a certificate of occupancy or certificate of use, the applicant shall:
a. Demonstrate that all structural BMP's described in the project-specific WOMP have been constructed and installed in conformance with approved plans and specifications;
b. Demonstrate that applicant is prepared to implement all non-structural BMP's described in the approved project-specific WOMP; and
c. Demonstrate that an adequate number of copies of the approved project- specific WQMP are available for the future owners/ occupants. • Fire Department

20. Requirements for construction shall follow the Uniform Building Code with the State of California Amendments as adopted by the City of Riverside.

21. Construction plans shall be submitted and permitted prior to construction

22. Any required fire hydrants shall be installed and operational prior to Fire Department release of permit.
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23. Fire Department access is required to be maintained during all phases of construction.
• Public Utilities

24. Advisory: All utilities shall be satisfactorily relocated, protected and/or replaced to the specifications of the affected departments and agencies.

25. Advisory: Utility easements shall be provided and/or retained to the specifications of the affected departments and agencies.

26. Advisory: The provision of water facilities in accordance with the City of Riverside Water Rules.

27. Advisory: The provision of utility fees and charges in accordance with the City of Riverside Water Rules.
• Park and Recreation

28. Prior to issuance of either a Grading, Street Opening or Public Works Construction Permit: Remove, relocate or protect in place existing street trees to the specifications of the Park and Recreation Department (Note: This condition is to be implemented through the review and approval by the Park and Recreation Department of all plans for improvements within the street right of way (such as the grading plans, street improvement plans and/or plans submitted for the street opening permit application, as applicable).

29. Prior to Building Permit Issuance: Payment of all applicable park development fees (local and regional/reserve) as mitigation for the impacts of the project on the park development and open space needs of the City. For questions or concerns regarding this condition contact Senior Administrative Analyst Patti Casillas - 826-2068.

30. Prior to Building Permit Issuance: Payment of Street Tree Plan Check and Inspection Fees as applicable. For questions or concerns regarding this condition contact the Tree Division Staff at 951/351-6126.

31. Prior to Occupancy: The installation (or posting of appropriate sureties with the Park and Recreation Department to guarantee the installation) of new street trees along all public street frontages per City standards. For questions or concerns regarding this condition contact the Tree Division Staff at 951/351-6126.

32. Prior to Occupancy: All City street trees shall be automatically irrigated • Police Department

33. No conditions.
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APPROVED CONDITIONS
Case Numbers: P06-0555 & P06-0557 (Site Plan & Design Review) Meeting Date: August 17, 2006 CONDITIONS All mitigation measures are noted by an asterisk (*).

Case Specific
Planning
All applicable conditions of related Planning Cases P06-0501, P06-0554, P06- 0555, P06-0557 and P06-0947 shall apply to this project.

Future residents of the Congregate Care facility shall not be allowed to have personal vehicles on-site to further justify the 0.5 parking space/unit parking ratio.

Prior to Grading Permit Issuance:

3. *A Precise Grading Plan shall be submitted for Planning Division review and approval. The plan shall:

Indicate an interim erosion control program to be certified by the project engineer subject to Public Works Department review and approval; Clearly indicate that grading operations will be restricted to weekday hours between 7:00 a.m. and 7:00 p.m., Saturdays between 8:00 a.m. and 5:00 p.m. with no operations permitted on Sundays or federal holidays; c. Clearly indicate the precise location of all cut and fill slopes. In no instance shall the toe of slope be located along any property line; d. Pay specific attention to edge treatments such that grading and drainage will not affect adjoining properties; and
e. Manufactured slope ratios shall not exceed a maximum of 2:1.

4. A covenant and agreement shall be reviewed, approved and recorded to the satisfaction of the Planning Division and City Attorney's Office to ensure that the Senior Apartment units and the congregate care facility units will be occupied by residents of 55 years of age or older, except for any units identified as caretaker's units, as shown on the final floor plans within the construction documents, as agreed to by the applicant and City staff.

Prior to Building Permit Issuance:

5. * The plot plan submitted for construction plan check review and approval shall be revised to reflect the following:
a. Provision for more landscaped area between the westerly property line of the garden apartments and the west wall of building 19. (Shifting 4-13
buildings 19, 18, 10 and 9 and the project entrance approximately 5 feet to the cast or other similar alternative as mutually agreed upon between the applicant and City staff could adequately address this issue); Adjust building locations to provide a minimum 15-foot setback from adjacent parking spaces and/or drive aisles, while still providing at least a 35-feet building setback aleng perimeter streets and a 15-foot separation between buildings;
C. Adjust market rate apartment buildings 16 and 17 to create a minimum 15- foot separation between buildings;
d. Strengthen and augment the pedestrian link between the senior apartments and the congregate care facility to create a more inviting connection between the two project components;
e. Advisory: The final design of the gated vehicular entrances/exits shall be reviewed and approved by the Planning Division, Public Works Department, Fire Department and Police Department. Turnaround areas at the gated vehicular entrances shall be provided to the satisfaction of the above listed departments;
f. Specify protective concrete curbing for all planters adjacent to areas intended for vehicle parking or travel (minimum 6" wide by 6" high):
g. Specify on the plot plan the means by which parking areas will be screened from street views. Screening must consist of: 1)A minimum 3' landscaped berm; 2) A 3' evergreen shrub row, planted at 3' on center, or 3) A combination thereof;
Include the delineation of bumper stops where parking spaces are adjacent to pedestrian walkways, screen walls or building walls on the plans submitted for plan check;
i. Provision for paved, lighted and ADA-compliant modified bus turnouts (8 feet in width), approximately mid-block along the projects' Sierra Vista Avenue frontage and along the Pierce Street frontage. The bus turnouts be incorporated into the on-street parking lanes along these streets, with "bulb-out" or similar landscaped areas with curb returns to enhance the appearance on both sides of the tumouts. The plans shall also include provision for architecturally integrated bus shelters be constructed in conjunction with this project;
j. Provision for a secondary project entry statement near the intersection of Sierra Vista Avenue and Pierce Street;
k. Details of the project entries and surrounding landscape areas including but not limited to, upgraded, specimen size landscaping, decorative hardscape materials and other design elements such as a water feature, raised planters and/or public art;
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1. Indicate the use of a textured paving material within the entry driveways and at intersection of driveways with pedestrian walkway throughout the project;
m. Indicate that the Pool Area(s) will be access controlled with a minimum 5- foot tall wrought iron decorative fence;
n. Specify that a 6-foot tall decorative masonry wall shall be constructed along the north and west interior property lines shared with existing development;

0. Provision for bicycle racks for employees and visitors of the congregate care facility;
P. Provision for landscape pockets around all trash enclosures;

4. Provision for landscape planters along the westerly and northerly interior property lines adjacent to existing development to accommodate mature evergreen screen trees;
T.. Provision for a landscape planter along the portion of the northerly property line of the senior apartment complex where limited area for landscaping would exist;
S. Provision for handicap accessible parking as deemed necessary by Building and Safety Division; and
t. Specify all electric meters and panels to match adjacent building wall surface and color or to be placed in enclosures.
*The applicant shall submit a comprehensive wall and fence plan for Design Review staff review and approval. This plan shall specify:
a The location, height and design of all perimeter and interior fences and retaining walls. All walls and fences visible from public streets shall be decorative in nature, consist of two-sided decorative split face or similar fluted block or be precision block with a stucco finish compatible with the color palette of the residential buildings within the project. The plan shall specify all fence and wall materials and colors;
b Decorative pilasters that utilize an exterior accent material or finish and color consistent with the residential buildings shall be incorporated into the design of fences utilizing wrought iron (e.g. street perimeter and pool fences);
Provision for a 6-foot tall decorative masonry perimeter wall shall be provided along the interior site boundary lines, adjacent to the developed parcels to the north and northeast of the project site. All new masonry walls should be decorative in nature, consisting of two-sided decorative 4-15
split face or similar fluted block or be precision block with a stucco finish compatible with the color palette of the residential buildings within the project. The materials shall be subject to Design Review staff review and approval; and
d The proposed walls and fences shall be set back a minimum 20 feet from the ultimate property line along Riverwalk Parkway, provide stepped, varying setbacks as shown on the conceptual plans and be of a high quality design as depicted on the conceptual wall sections; e Any existing walls or fences along the shared interior project boundary lines will be required to be removed to avoid double wall/fence situations; and
f That the developer shall construct all walls and fences in conjunction with construction of the projects).

Landscape/irrigation plans submitted for Design Review staff review and approval shall include the following elements:
a. Landscaping of all common open space areas;
b. Upgraded landscaping, with specimen size trees, berming and shrub massing within the landscape setback area along all three perimeter streets;
c. * Densely planted landscaping along the interior property lines, including canopy evergreen trees, shrubs and vines;
d. A more detailed common open space amenity package for all common usable open space areas, including information such as, but not limited to, variety in the use of landscape species, as well as in the use of trellis designs and materials, garden walls and raised planters, benches and water features. Additionally, the plan shall incorporate additional passive or active recreational enhancements, such as, but not limited to, rest nodes with benches and pedestrian level lighting, gardens or exercise stations, to the satisfaction of Design Review staff,
e. A street furniture and decorative hardscape program, with catalog cuts of all proposed furniture and outdoor equipment within the common open space areas:
f. Provision for more landscaping between the westerly property line of the garden apartments and the west wall of building 19;
Details of the project entries and surrounding landscape areas including but not limited to, upgraded, specimen size landscaping, decorative hardscape materials and other design elements such as a water feature, raised planters and/or public art;
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h. Provision for augmented landscaping within the primary and secondary project entry statements near the intersection of Sierra Vista Avenue and Riverwalk Parkway and Sierra Vista Avenue and Pierce Street, respectively;
i. Provision for landscaping within the landscape pockets around all trash enclosures; and
j- Provision for landscaping within the required a landscape planter along the portion of the northerly property line of the senior apartment complex where limited area for landscaping would exist.

8. Landscaping, irrigation, exterior lighting, perimeter wall/fence and sign plans shall be submitted for Design Review staff approval. Design modifications may be required as deemed necessary. Separate applications and filing fees are required. Landscaping, irrigation and perimeter wall/fence plans must be submitted prior to building permit issuance.

9. An exterior lighting plan shall be submitted to Design Review staff for review and approval. A photometric study and manufacturer's cut sheets of all exterior lighting on the building, in the landscaped areas and in the parking lot shall be submitted with the exterior lighting plan. All on-site lighting shall provide an intensity of one foot-candle at ground level throughout the areas serving the public and used for parking, with a ratio of average light to minimum light of four to one (4:1). The light sources shall be shielded to minimize off-site glare, shall not direct light skyward and shall be directed away from adjacent properties and public rights-of-ways. If lights are proposed to be mounted on buildings, down- lights shall be utilized. Light poles shall not exceed fourteen (14) feet in height in the residential portion of the project, including the height of any concrete or other base material.

10. Indicate all gas meters, pipes and valves, ground mounted A/C units, etc., for screening devices indicating materials and design complimentary to building architecture subject to Design Review staff approval. Wooden roof screens are generally not acceptable.

11. The building elevations and floor plans submitted for Community Development Department Plan Check shall be revised to reflect the following, to the satisfaction of Design Review staff:
a. The blueprints submitted for building permits shall clearly specify all building MATERIALS and COLORS to Design Review staff approval Bolder, multiple tone color schemes are encouraged;
b. Augment some of the larger flat wall plane surfaces with a horizontal foam molding band and different colors on either side of the bands, to the satisfaction of Design Review staff,
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C. An increase in the depth of patios and balconies to 6 feet and an increase the size of senior apartment ground floor patios without compensating landscape or other common open space areas;
d. Provision for decorative molding or faux keystone elements around some of the more prominent arch features;
e. Provision for additional awnings, faux shutters and/or potshelves with wrought iron detailing around more exterior windows;
f. Raised architectural features on the facades of the senior apartments and congregate care facility should return back to the pitched roof areas to appear more integral to the design of the buildings;
g. Utilization of a secondary accent material, such as a stacked stone material, as a wainscot and to accentuate columns on the Congregate Care facility building;
h. Provision for architecturally integrated carport structures, with a pitched roof clad in tile to match the residential buildings, for all carport structures that are potentially visible from the perimeter streets; i. Roll-up garage doors shall be specified; and
j. A sight line study shall be submitted for review and approval of Design Review staff, indicating that the roof mounted mechanical equipment will be completely screened from view of all three perimeter streets and nearby residential areas. Additionally, mechanical equipment screening details shall be provided as follows:
• Where exposed pitched roofs are proposed, locate NO mechanical equipment on any roof pitch, except as specifically approved by the Planning Commission;
ii. Where exposed roof pitches are not proposed (i.e., "flat" roofs). specify all roof mounted equipment for screening on all sides with either separate screens or parapet walls at least as high as the equipment to be screened;
ili. Specify all electric meters and panels for 1) placement in enclosures or 2) color and materials to match the adjacent building wall surface; and iv. Indicate all gas meters, pipes and valves, ground mounted AC units, etc., for screening devices indicating materials and design complimentary to building architecture subject to Design Review staff approval. Wooden roof screens are generally not acceptable. 4-18

12. Material samples of the proposed stacked stone material, exterior glass s and decorative paving as well as catalog cuts of the proposed decorative sconce lighting, awnings and bicycle racks shall be submitted for review and approval of Design Review staff.

13. Submit three sets of plans depicting the preferred location for an above ground utility transformer of capacity to accommodate the planned or speculative uses within the building(s). These plans shall be reviewed and approved by the Planning Division and Public Utilities Department - Electric Division prior to the issuance of a building permit. The proposed location of the transformer shall be level, within 100 feet of the customer's service point, accessible to service trucks and in a location where the transformer can be adequately screened from public view, either by buildings or landscape screening. If landscape screening is the preferred screening method, no landscaping except ground cover shall be allowed within 10 feet of the transformer. The applicant is advised to consult with the City of Riverside Public Utilities, Electrical Engineering Division, at (951)826- 5489 prior to preparing these plans.

14. Add details for masonry block trash enclosures in accordance with the City's trash enclosure policies and standard drawings (available at the Planning Division) as follows:

REQUIRED ENCLOSURE MATERIALS:

Block color: Precision block stuccoed to match building or decorative (split fact or fluted) block; Cap color: To match exterior of enclosure walls;
Gate/Gauge Material: 16/ga ribbed metal to match color of building Pedestrian access requirement: Yes
Prior to Occupancy:

15. Install the landscape and irrigation per the approved plans and submit the completed "Certificate of Substantial Completion" (Appendix C of the Water Efficient Landscaping and Irrigation Ordinance Summary and Design Manual) signed by the designer/auditor responsible for the project. Call Steve Hayes at (951) 826-5775 to schedule the landscape inspection at least a week prior to needing the release of utilities.

16. Common open space amenity areas with all amenity components (benches, bicycle racks, lighting water features, etc.) shall be completed to the satisfaction of Design Review staff:

17. Street trees shall be installed and inspected. Contact Jim Davis, Street Tree Inspector, at (951) 351-6168, for full information regarding installation and inspection
Standard Conditions
• Planning
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18. There shall be a 30-month time limit in which to commence construction of the project beginning the day following approval by the Planning Commission unless a public hearing is held by City Council; in that event the time limit begins the day following City Council approval.

19. The project must be completed per the Planning Commission and Design Review staff's approval, including all conditions listed in this report. Any subsequent changes to the project must be approved by the Planning Commission or Design Review staff, as applicable. Upon completion of the project, a Design Review staff inspection must be requested, and UTILITIES will not be released until it is confirmed that the approved plans and all conditions have been implemented.

20. This approval is for design concept only, and does not indicate the project has been thoroughly checked for compliance with all requirements of law. As such, it is not a substitute for the formal building permit plan check process, and other changes may be required during the plan check process.

21. The plans shall be submitted for plan check review to assure that all required conditions have been met prior to exercising of this permit.

22. The required landscape/irrigation, wall, sign, exterior lighting plans as well as detailed plans and catalog cuts for common open space arcas shall be submitted for review and approval of Design Review staff. Design modifications may be required as deemed necessary. A separate application and filing fee is required for landscape/irrigation plan and sign review. The landscaping/irrigation, wall and fence, and exterior lighting plans must be submitted prior to building permit issuance.

23. The subject property shall be developed and operated substantially as described in the text of this report and as shown on the plot plan on file with this case except for any specific modifications that may be required by these conditions of approval.

24. The applicant shall continually comply with all applicable rules and regulations in effect at the time permit is approved and exercised and which may become effective and applicable thereafter.

25. Enumeration of the conditions herein shall not exclude or excuse compliance with all applicable rules and regulations in effect at the time this permit is exercised

26. In approving this case, it has been determined that the proposed project could have the potential for adverse effects on wildlife resources and the applicant is responsible for payment of Fish and Game fees at the time the Notice of Determination is filed with the County.
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27. Within 30 days of approval of this case by the City the developer shall execute an agreement, approved by the City Attorney's Office to defend, indemnify, including reimbursement, and hold harmless the City of Riverside, its agents, officers and employees from any claim, action, or proceeding against the City of Riverside, its agents, officers, or employees to attack, set aside, void, or annul, an approval by the City's advisory agency, appeal board, or legislative body concerning this approval, which action is brought within the time period provided for in Section 66499.37 of the Government Code. The City will promptly notify the developer of any such claim, action or proceeding and the City will cooperate in the defense of the proceeding
Police Department

28. Compliance with Crime Free Multi-Housing guidelines, provision for a site map at the entrance to the residential and perimeter fencing.

Fire Department

29. An automatic fire sprinkler system is required by City Ordinance. Under separate cover, submit plans for the automatic fire sprinkler systems) and obtain approval from the Fire Department prior to installation. Systems exceeding 99 sprinkler heads shall be provided with supervisory service and shall be monitored by an approved facility. Post Indicator valves, Detector Check control valves and water flow switches are required to be central station monitored. Have alarm contractor submit plans and obtain approvals prior to installation. Alarm contractor shall provide a copy of a maintenance contract complying with N.F.P.A. 72.

30. Group R, Division 1 occupancies shall be provided with a manual and automatic fire alarm system in apartment houses three or more stories in height or containing 16 or more dwelling units. (See Exceptions, 2001 California Fire Code). Submit plans and obtain approvals from the Fire Department prior to installation.

31. he Congregate Senior Housing facility will require an approved manual an utomatic fire alarm systen

32. Requirements for construction shall follow the currently adopted California Building Code and California Fire Code with City of Riverside amendments.

33. Construction plans shall be submitted and permitted prior to construction.

34. Any required fire hydrants shall be installed and operational prior to Fire Department release of permit.

35. Fire Department access is required to be maintained during all phases of construction.
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Community Development Department, Planning Division
General and Specific Plan Amendment/
RIVERSIDE Rezoning/Parcel Map/Site Plan and Design Review WARD: 7
AGENDA ITEM NO.: 11
PLANNING COMMISSION HEARING DATE: August 21, 2006
PLANNING CASE P06-0501: Proposal by Griffin Industries to amend the La Sierra University Specific Plan Subarea 3 Land Use Regulations and Development Standards fo facilitate the development of a 264 market rate apartments, 200 age restricted senior apartments and a 200-unit congregate care facility on approximately 25.5 acres of vacant land situated northwesterly of Riverwalk Parkway, northeasterly of Sierra Vista Avenue and southeasterly of Pierce Street in the RA - Residential Agriculture Zone (Proposed R-3-SP - Multiple-Family Residential La Sierra University Specific Plan Zone under related Planning Case P06-0554). (This case to be heard concurrently with P06-0947 and P06-0554 through P06-0557) Contact Planner: Steve Hayes, AICP (951) 826-5775 [email protected] PLANNING CASE P06-0947: Proposal by Griffin Industries for a General Plan Amendment to amend the land use designation of approximately 25.5 acres of vacant land situated northwesterly of Riverwalk Parkway, northeasterly of Sierra Vista Avenue and southeasterly of Pierce Street from MXO - Mixed Use Office to RHD - High Density Residential. (This case to be heard concurrently with P06-0501 and P06-0554 through P06-0557.) Contact Planner: Steve Hayes, AICP (951) 826-5775 [email protected]
PLANNING CASE P06-0554: Proposal by Griffin Industries to amend the Municipal Code (Title 19) to rezone approximately 25.5 acres of vacant land situated northwesterly of Riverwalk Parkway, northeasterly of Sierra Vista Avenue and southeasterly of Pierce Street, from the RA - Residential Agriculture Zone to the R-3-SP - Multiple-Family Residential - La Sierra University Specific Plan Zone. (This case to be heard concurrently with P06-0501, P06-0947 and P06- 0555 through P06-0557.) Contact Planner: Steve Hayes, AICP (951) 826-5775 [email protected]
PLANNING CASE P06-0556: Proposal by Griffin Industries for Parcel Map, 34774, a proposal to subdivide 2 parcels totaling approximately 25.5 acres into 3 parcels, situated northwesterly of Riverwalk Parkway, northeasterly of Sierra Vista Avenue and southeasterly of Pierce Street in the RA - Residential Agriculture Zone (Proposed R-3-SP - Multiple-Family Residential La Sierra University Specific Plan Zone under related Planning Case P06-0554). ). (This case to be heard concurrently with P06-0501, P06-0947, P06-0554, P06-0555 and P0б- 0557) Contact Planner: Steve Hayes, AICP (951) 826-5775 [email protected] PLANNING CASES P06-0555 and P06-0557: Proposal by Griffin Industries for the review of a plot plan and building clevations to establish 264 market rate apartments, 200 age restricted senior apartments and a 200-unit congregate care facility on approximately 25.5 acres of vacant land situated northwesterly of Riverwalk Parkway, northeasterly of Sierra Vista Avenue and southeasterly of Pierce Street, in the RA - Residential Agriculture Zone (Proposed R-3-SP - City Planning Commission - August 21, 2005 P05-0501, P06-0554 thru P05-0557 & P06-0947 ATTACHMENT 2
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Multiple-Family Residential La Sierra University Specific Plan Zone under related Planning Case P06-0554). (These cases are to be heard concurrently with P06-0501, P06-0947, P06-0554 and P06-0556.) Contact Planner: Steve Hayes, AICP (951) 826-5775 [email protected]

BACKGROUND/SITE DESCRIPTION
The subject 25.5 acre site is of irregular shape and presently one parcel. The site has a majority of its street frontage (over 1,800 lincal feet) located along Sierra Vista Avenue. The site also has over 1,200 feet of frontage along Riverwalk Parkway and over 600 feet of frontage along Pierce Street. The entire site is presently vacant and covered with non-native grasses and appears to have been regularly disked.

The relatively flat site contains no significant vegetation or natural features.

PROJECT DESCRIPTION
General
The applicant has submitted Specific Plan Amendment, General Plan Amendment, Rezoning, Parcel Map, Site Plan Review and Design Review applications to facilitate the proposed project (Riverwalk Commons), which consists of 264 market rate non-age restricted apartment units (Commons One), 204 active adult age restricted apartment units (Commons 2) and a 200-unit congregate senior housing facility (Commons 3) on a 25.5 acre vacant site located within Subarea 3 of the La Sierra University Specific Plan (LSUSP) area.

Congregate Care Facility
The proposed 200-unit congregate care/senior housing facility would contain 136 independent living units, 50 assisted living units and 14 memory care (Alzheimer's/dementia) units in a single building that ranges in height from one to four stories. A total of 256 beds would be contained in the 200-room facility. A majority of the units would be one-bedroom or studio units, while 35 of the units would have two bedrooms. A total of 100 parking spaces are proposed to serve the congregate care facility, or a ratio of 0.5 parking spaces per unit. Approximately 27 full time or part time employees would work the peak employee shifts. A total of 44,648 square feet of common usable open space is proposed within the congregate care facility boundaries, a ratio of 223 square feet of common usable open space per unit.

On-site amenities would include an exercise/wellness center, beauty salon, game room, media/theater room, craft/activity room, library and a computer room. Exercise paths, benches dining patios and barbeques would also be available to residents of the congregate care facility. Independent living residents would be provided a comprehensive meal pian in centralized dining facilities, as well as access to the facility run transportation service for shopping, recreational and medical appointments. Assisted living residents would also have access to the above services and, in addition, optional services such as cleaning and laundry services, assistance in dressing and bathing and medication management. Memory care residents would be located in a separate and secure area of the facility with 24-hour care and a full range of services. A separate and secured outdoor facility is proposed for memory care residents.

Active Adult (Senior) Apartments
The proposed active adult apartment complex would be restricted to tenants that are 55 years or older.

A total of 132 of the 204 units within this facility would be one-bedroom, one bathroom units, while the remainder of the units would contain two bedrooms and either one or two bathrooms. The residential apartment units would be contained in four three-story buildings. A total of 224 parking spaces are City Planning Commission - August 21, 2006 2 PO6-0501, PO6-0554 thma P06-0557 & P06-0947 4-23
proposed within the age restricted apartment complex, or a ratio of 1.1 parking spaces per dwelling unit.

Eighty-three of the parking spaces would be located within enclosed garages, while 30 parking spaces would be covered by carports. A total of 99, 317 square feet of common usable open space is proposed within the active adult apartment complex, a ratio of 487 square feet of common usable open space per unit. Included within this common open space area is a 7,731 square-foot clubhouse, which would contain an approximately 2,200 square-foot multiple-purpose room, kitchen, library, fitness room, game room, business center and covered patio. Other amenities within the age-restricted senior apartment facility include a pool and spa, gardens, barbeques, and seating areas along an interconnected series of pedestrian walkways. Additionally, all units would have a private patio or balcony in excess of 50 square feet, with a minimum dimension of 5 feet.

Direct pedestrian links between the age restricted senior apartment unit complex and the congregate care living facility are incorporated into the project design to promote interaction and utilization of all shared amenities. Furthermore, the meal program and other services offered at the congregate care facility would be available to residents of the active adult apartments, while the shuttle bus service would be shared between these two communities. Also, the recreational services and programs of the active adult apartments would be available to residents of the congregate care facility.

Market Rate Apartments
The 264 market rate apartment units would be contained in 17 buildings. The 10 buildings along the Riverwalk Parkway and Sierra Vista Avenue frontages would be two-stories in height, while the 7 buildings located toward the center of the project site would be three-stories in height. Eighty-four of the units within the market rate apartment complex would be one-bedroom, one-bathroom units, while 168 of the units would be two-bedroom, two-bathroom units. The remaining 12 units would contain three bedrooms and two bathrooms. All units would have a private patio or balcony in excess of 50 square feet, with a minimum dimension of 6 feet. Every unit would also have washer/dryer hookups. A total of 490 parking spaces are proposed for the market rate apartment component, 241 of which would be provided within enclosed garages and 126 of which would be under carport structures. A total of 133,276 square feet of common usable open space is proposed within the market rate apartment complex, a ratio of 505 square feet of common usable open space per unit. Included within this common open space area is a 4,380 square-foot clubhouse building to serve future residents of the market rate apartment complex. This building would contain a fitness room, media lounge, kitchen, covered patio and personal business center. In addition, the market rate apartment complex would include other amenities such as a pool and spa, sand volleyball courts, barbeque and picnic areas and an interconnected system of pedestrian walkways.

ANALYSIS
In reviewing this project, staff has the following comments:

Preface
City staff has met with the development team on numerous occasions over the course of the past few months to discuss potential land use implications and the overall design of the project. With respect to the Specific Plan Amendment, General Plan Amendment and rezoning of the site to accommodate the proposed project, staff has concluded that the proposal would be consistent with the overall vision for development within the La Sierra University Specific Plan arca. An analysis and facts to support this position is provided in the following sections of this report.

City Planning Commission - August 21, 2006 P06-0501, P06-0554 thru P05-0557 & P06-0947 4-24
With respect to the project design, the developer is to be commended for addressing a majority of staff's concerns and consequently improving the project. Staff also notes the high quality of the plan package submitted for review. While some modifications to the site plan and architecture are recommended in the attached conditions, these modifications are relatively minor in nature and can be addressed during the plan check review process.

It should be noted that staff's analysis of this project is based on the applicant's representation that the project would be for rental purposes only and not for future condominium sales. The applicant has indicated that La Sierra University intends to continue ownership of the land and lease the site to the applicant on a long-term lease. A subdivision map and a condominium conversion permit would be necessary should such a conversion be desired in the future. • General Plan/Specific Plan/Zoning Considerations
General
The current General Plan designation for the site is MXO - Mixed Use Office, while the site is currently within the RA - Residential Agriculture Zone. Additionally, the site is located within Subarca 3 of the La Sierra University Specific Plan (ISUSP) area, a subarea designated as a "Town/Gown/Mixed Residential Arca" per the ISUSP.

Specific Plan Amendment
The Specific Plan Amendment is proposed to place the approximately 25.5 acre project site in a new specific plan subarea (Subarea 3A), while placing the remaining approximately 8 acres of existing Subarea 3, which is developed with offices and not a part of this project, into Subarea 3A. Currently, Subarea 3 is designated as a "Town/Gown/Mixed Residential Area", with implications that retail uses and offices would be included within the mix of uses in the subject portion of Subarea 3. However, the applicant is proposing to develop the project site (proposed Subarea 3A) strictly with residential uses and no additional retail or office uses, hence the primary need for the Specific Plan Amendment.

The Specific Plan Amendment is also required to exceed the maximum cap of 1,769 residential units within the overall Specific Plan area. The new proposed cap of residential units would be 2,078. Finally. the Specific Plan Amendment is proposed to create a set of development standards for proposed Subarea 3A, most of which either already apply to Subarea 3 of the LSUSP or are included in the Zoning Code. The proposed development standards for Subarea 3A are contained in attached Exhibit 13. As a matter of information, the remainder of Subarca 3 as it exists today (new Subarea 3B) would generally maintain the same development standards that exist for Subarea 3 today.

Within the existing Subarea 3, there is a preference for uses that relate to the La Sierra University campus and the Adventist community, a prohibition of uses that are incompatible with the University and an encouragement for senior housing for independent living, intermediate care and nursing care, plus housing integrated vertically with the retail, office and University uses.

Per the SUSP, uses that are permitted in the R-3 - Multiple Family Residential Zone, including the uses contemplated within the project, would be permitted within Subarea 3, as well as a majority of less sensitive uses permitted in the RO - Restricted Office, C-1-A and C-2 - Restricted Commercial Zones.

City Planning Commission - August 21, 2006 P06-0501. P06-0554 thru P06-0557 & P06-0947 4-25
Staff supports the proposed Specific Plan Amendment for several reasons. First, while the LSUSP encourages a vertical mix of uses within the undeveloped portions of Subarca 3, responding to evolving market conditions is one of the foundations on which the SUSP was created. The SUSP recognized that Subarea 3 would be one of the last subareas to be built out and as such the mixed use General Plan and Specific Plan designation would allow flexibility in responding to changing market trends. In this case, the recognition of the need for more quality senior housing, offering senior residents different choices of lifestyles and services, has grown significantly over the past nine years since the SUSP was adopted. The City of Riverside Seniors Housing Task Force report, approved by the City Council, recognizes that seniors are the fastest growing segment of our population, but the number of existing housing units designed specifically for their needs meet only one-third of today's demand. In fact, on November 22, 2005, the City Council supported the Development Department's goal to provide 678 more senior units within the City within the next five years (2006-2010). Given that the project site is located near bus lines that could be utilized by senior citizens to travel to destinations such as churches, medical offices, supermarkets and other nearby retail establishments, and all of these uses exist within a relatively short distance of the project site, incorporating a substantial senior component into the subarea is desirable.

Second, the proposal, which would essentially eliminate an envisioned commercial component at the intersection of Riverwalk Parkway and Sierra Vista Avenue, would allow the City to focus on upgrading existing retail development in the nearby Five Points retail area, which as been a priority of the City Council and the City's Redevelopment Agency for many years. Third, an opportunity would still exist in the future to introduce a retail component into a redevelopment plan for the remainder of existing Subarea 3 and Subarea 4 in the future, fulfilling the intent of the Specific Plan. Finally, it should be noted that a development plan that includes several large office buildings, a hotel and business serving retail and restaurant uses for the vacant approximately 25 acre site located on the west side of Riverwalk Parkway and Collett Avenue has been submitted to the City. This project will include retail and restaurant uses and serve a similar purpose as a retail component on the project site. As a matter of information, this project will be considered by the City Planning Commission and City Council in a few months.

From a general land use perspective, the project would be consistent with the vision for the La Sierra University area, as approximately 10 acres of the 33.5 acre mixed use site are already developed with retail and office uses, while the remaining portion of the subarea would be developed with a mix of residential housing types. While there may not be the vertical mix of uses envisioned under the SUSP, the general mix of permitted uses envisioned for the subarea would be provided horizontally within the subarca.
encouraged a residential component within Subarea 3; in fact, a Floor Area Ratio (FAR) bonus provision is included to promote residential housing this subarea.

Another reason staff supports the Specific Plan Amendment relates to the net reduction of environmental impacts that the project would have as compared to the environmental impacts originally anticipated with the buildout of Subarea 3. Although the proposal would result in an increase in the maximum number of residential units by 309 units over the 1,769 unit cap originally contemplated for the SUSP, the proposed project, with approximately two-thirds of the residential units proposed for occupation by senior citizens, a high number of which may no longer drive and would take advantage of the shuttle services offered by the operators of the congregate care facility or utilize the Riverside Transit Agency (RTA) bus lines, would result in a City Planning Commission - August 21, 2006 POS-0501, P06-0554 thru P06-0557 & P06-0947 4-26
net reduction in the number of automobile trips as compared to the number of trips anticipated with the contemplated mix of uses (including residential and office uses). The reduction in the number of vehicle trips would result in lesser degrees of potential environmental impacts (e.g. traffic, air quality and noise) as compared to the mix of uses originally contemplated for the site.

Finally, staff supports the Specific Plan Amendment development standards for proposed Subarea 3A primarily due to the fact that a majority of the standards proposed for this subarea are consistent with those contained within the updated and soon to be adopted Zoning Code, relating to multiple family residential development in the R-3 - Multiple Family Residential Zone and to senior housing projects.

General Plan Amendment
The General Plan Amendment is proposed to re-designate the subject site RHD - High Density Residential on the General Plan Land Use Diagram and to facilitate the proposed project at a net density of approximately 26 units per acre. Similarly, the proposed rezoning of the site from RA - Residential Agriculture to R-3-SP - Multiple Family Residential (La Sierra University Specific Plan) Zone would place the site in a zone to facilitate the proposed project.

In analyzing the proposed General Plan Amendment request, it is again important to note that the MXO General Plan designation was applied to this site as it was recognized that I.SUSP Subarea 3 would be one of the last subareas to be built out and the designation would allow flexibility in responding to changing market trends. It is also important to note that the project being facilitated by these requests would not result in land uses that would be out of character with the existing neighborhood, as multiple family residential projects and other planned residential developments consisting of smaller non-conventional sized lots exist in the surrounding Riverwalk Planned Community. Thus, staff supports the proposed General Plan Amendment to facilitate the proposed project.

Rezoning
With respect to the rezoning request, the R-3 zone allows for market rate apartment housing at a maximum density of 29 dwelling units per acre, while senior citizen housing projects are typically permitted at a higher density in many zones subject to a Conditional Use Permit. It is noteworthy that market rate apartment projects are typically lower in density due to requirements for common usable open space, building setbacks/separations and parking. In this instance, the market rate apartments are proposed to have a net density of approximately 19.5 dwelling units per acre, which is typical of market rate apartment projects throughout the City.

The density of recently approved and/or constructed age restricted senior apartment projects ranges from approximately 25 to 36 units per acre. In this case, the density of the proposed age restricted apartments would be 28,5 dwelling units per acre, within the range of similar senior housing projects. And while the congregate care facility, if it were to stand alone, would have a density of approximately 41 dwelling units per acre, the impacts of this higher density would not be experienced by the general public given the specialty nature of this use and the fact that the use historically has a low impact on adjacent land uses, even in neighborhoods where such facilities are adjacent to conventional single family residential developments.

City Planning Commission - Aagast 21, 2006 P06-0501, P06-0554 thra P06-0557 &. P06-0947 4-27
The project in its entirety, with an overall density of approximately 26 units per acre and roughly 60% of the units devoted to senior housing, would be within the allowable density range of the proposed R-3-SP Zone and would not be inconsistent with the density parameters specified in the General Plan, give the high percentage of senior oriented units. Thus, staff supports the rezoning request as proposed.

Location and Access
Neighborhood Setting
The project site is located in close proximity to La Sierra University in an area where a wide variety of land uses surround the project site, including office and institutional buildings owned and/or operated by La Sierra University, single and multiple family residences and recreational facilities associated with La Sierra University.

Congregate Care Facility
With respect to the congregate care facility, vehicular access would be from three driveways; one on Sierra Vista Avenue and two on Pierce Street. The driveway on Sierra Vista Avenue would lead to an on-site parking area that would primarily serve visitors to the facility. The driveways on Pierce Street would serve a larger parking lot for employees and those residents with private vehicles.

Age Restricted (Senior) Apartments
Vehicular access to the age restricted apartments would be from two driveways on Sierra Vista Avenue, the westerly of which would function as the main entrance into these apartments. The casterly access point would be gated and secured for resident use only.

Market Rate Apartments
The primary vehicular ingress and egress would be from Sierra Vista Avenue for the market rate apartments. A secondary driveway is proposed at the northerly end of the Riverwalk Parkway frontage. This secondary driveway would be secured and gated for resident use only and ingress and egress would be limited to right turns in and right turns out only from this driveway, as the existing raised landscaped median in Riverwalk Parkway would not allow for left turn movements to or from this driveway.

Traffic Analysis
Due to the size and scope of the project, the applicant commissioned a Traflic Impact Analysis to determine the impacts that the project would have on traffic and circulation in the immediate area. The analysis, which was based on a use mix of 264 market rate apartments, 200 age restricted senior apartments (4 fewer senior apartment units than currently proposed) and a 200- unit congregate care facility, indicated that the project would increase the number of vehicle trips as compared to existing levels, as the project site is currently vacant. Specifically, the project would result in an average daily trip count of 3,002 trip-ends per day, 179 of which would occur during the peak AM hour and 230 of which would occur during the peak PM hour. However, when compared to the originally contemplated mixed use office/commercial/residential Cily Planning Commissica - August 21, 2006 P06-0501, P06-0354 thru P06-0557 & P06-0947 4-28
development scenario for the site under the SUSP and related SUSP EIR, which would have consisted of up to 388,000 square feet of retail and office space, the study indicated that the project would result in 7,783 fewer daily trip ends on average than the previous use of the site, 322 fewer daily trip ends at the peak AM hour and 823 fewer daily trip ends at the peak PM hour.

In addition to the reduction in vehicle trips, City staff has reviewed the location of all proposed vehicular access locations and found them to be appropriately separated from each other and separated from existing driveways serving adjacent an/or across the street properties.

Additionally, the project site is contiguous of Riverwalk Parkway, a multiple lane arterial street within the City of Riverside, as well as Sierra Vista Avenue and Pierce Street, collector roadways designed to handle the additional amount of traffic without substantially altering levels of service on these roadways. Finally, all critical intersections in the immediate area are already signalized, and currently operate and will continue to operate at an acceptable level of service under post project conditions. Based on the above, staff is supportive of the manner in which vehicular access would be provided to the project, with the recommended conditions of approval.

Other Traffic Considerations
The Riverside Transit Agency (RTA) has reviewed the proposed project and is recommending that the developer be required to install one paved, lighted and ADA-compliant modified bus turnout (8 feet in width), approximately mid-block along the projects® Sierra Vista Avenue frontage and a similar modified bus turnout along the Pierce Street frontage. Staff would recommend that the bus turnouts be incorporated into the on-street parking lanes along these streets, with "bulb-out" or similar landscaped areas with curb returns to enhance the appearance on both sides of the tumouts. As well, City staff is recommending that architecturally integrated bus shelters be constructed in conjunction with this project.

Map Design
As a matter of information, a lot line adjustment (Administrative Planning Case P05-1384) was recently recorded to create a separate lot for the developed portion of Subarea 3 and placing the approximately 25.5 acre parent site into one lot.

The proposed Parcel Map would now subdivide the 25.5 acre parcel into three lots, placing each of the three project components onto its own lot. Parcel 1 would be 4.86 acres in area and contain the 200-unit senior congregate care facility. Parcel 2 would contain the 204 unit age stricted senior apartment facility and be 7.16 acres in area. Finally, Parcel 3 would be 13.:
cres in size and contain the 264 unit market rate apartment units and related facilitie Each parcel would comply with the dimensional and area standards applicable to the proposed R- 3-SP Zone and thus staff supports the Parcel Map design as proposed, with the recommended conditions of approval.

City Planning Commission - August 21, 2006 P06-0501, POS-0554 thru /06-0557 &: P06-0947 4-29
Site Design
Market Rate Apartments
The 17 residential buildings containing the 264 market rate garden apartment units are plotted to have at least a 35-foot setback from Riverwalk Parkway and Sierra Vista Avenue and be at least 60 feet from the interior property lines shared with existing non-residential development. The clubhouse and primary common usable open space area serving these apartments would be located at the terminus to the main project entrance, forming an attractive focal point when entering the project. Two other substantial common usable open space areas are provided within the project, around clusters of three-story buildings. All buildings are plotted to have at least 15 feet of separation between building walls, consistent with the building separation standard contained in the soon to be adopted and updated Zoning Code. The 490 parking spaces are evenly distributed across the site in a manner where parking spaces would be provided within 150 feet of every apartment unit. A well-defined pedestrian walkway system is proposed throughout the site, which would safely link all residents to the primary common open space Age Restricted (Senior) Apartments
The 204 senior apartment units would be contained in four three-story residential buildings with interior corridors. These buildings are clustered toward the center of the project site and have been plotted to have at least a 35-foot setback from Sierra Vista Avenue and be at least 60 feet from the interior property lines shared with existing non-residential development. Similar to the market rate apartments, the clubhouse and primary common usable open space area serving the senior apartments would be located at the terminus to the main project entrance, forming an attractive focal point when entering the project. As well, all buildings are plotted to have at least 15 feet of separation. The 224 parking spaces serving the senior apartment units are generally proposed to be located around the perimeter of the senior apartment site and located in a manner where parking areas would be located in close proximity to every unit. The well-defined pedestrian walkway system would allow residents casy access to all site amenities and parking areas. Included in the pedestrian walkway system is a link to the adjacent congregate care facility, allowing residents to travel back and forth between the two project components in a more direct manner.

Congregate Care Facility
Finally, the 200-unit building is plotted toward the center of the approximately 4.8 acre site, with a minimum 35-foot setback along Sierra Vista Avenue, a minimum 30-foot setback along Pierce Street and approximately 60 feet from the interior property line shared with existing non- residential development. The ceremonial entrance into the project from Sierra Vista Avenue includes a parking area with 17 parking spaces for visitors. The balance of the parking would be for employees and the few residents that have private vehicles. This parking area would be accessible from the two driveways off Pierce Street. This parking area would be set back at leas 20 feet from Pierce Street and 5 feet from the interior property lines.

City Planning Commission - August 21, 2005 9 P0S-0501, P06-0554 thru P06-0357 & PO6-0947 4-30
Site Plan Analysis
Based on the site plan description included in the project description earlier in this report and as augmented above, staff is supportive of the site plan as proposed. Through meetings with the applicant, several site design issues were resolved to staff's satisfaction and the applicant is to be commended for working with staff to resolve these issues. Staff's primary concerns related to the relative "tightness" of the site design (e.g. the separation between adjacent residential buildings, between residential buildings and detached garage structures) and, when factoring in the sidewalks, the relatively narrow landscape areas resulting from the separation between buildings and sidewalks. This issue was most prevalent on the market rate apartment portion of the project. Based on the latest version of the site plan, a minimum separation of 15 feet would occur between all residential buildings and between all satellite garage structures and residential buildings, such that sufficient landscape areas would be provided to effectively soften the massing of the residential and satellite buildings along the pedestrian walkways in these situations.

As such, staff recommended site plan modifications are relatively minor in nature. First, staff recommends that the site plan be adjusted to allow for more landscaping between the westerly property line of the garden apartments and the west wall of building 19. Shifting buildings 19, 18,10 and 9 and the project entrance approximately 5 feet to the cast could adequately address this issue. Second, staff is recommending that the building locations be adjusted to provide a minimum 15-foot setback from adjacent parking spaces and/or drive aisles. recommendation would affect 5 of the market rate apartment buildings, requiring a shift of up to 3 feet in some cases, but these adjustments could be easily accommodated while still providing at least a 35-foot building setback along perimeter streets and a 15-foot separation between buildings. This recommendation would also affect three of the senior apartment buildings, but again the minor shifling necessary to comply with this recommendation would not negatively affect the senior apartment site plan. Third, staff recommends a slight adjustment to market rate apartment buildings 16 and 17 to create a minimum 15-foot separation between buildings, consistent with the building separation standards in the Zoning Code. Fourth, staff recommends that the pedestrian link between the senior apartments and the congregate care facility be strengthened and augmented to create a more inviting connection between the two project components. Finally, the final design of the security gates proposed for the entrances will be required to be reviewed and approved by the Planning Division, Public Works Department, Fire Department and Police Department.

Specific components of the site design are analyzed below:

On-site Circulation
The site plans indicate that two-way internal drive aisles would provide vehicular access to all private parking areas. These drive aisles are generally 25 to 30 feet wide, The internal driveways have been designed to comply with the requirements of the Fire Department and the affected Refuse Disposal Service, providing adequate truck maneuvering areas and no "dead-end" driveways in excess of 150 fcet in length. No three-point turnaround is required as the internal driveway systems form somewhat of a "loop" and the removable bollards at the east end of the congregate care facility would allow access through the senior apartments. As such, no turnaround or backup maneuvers would be required to access the congregate care facility.

City Planning Commission - August 21, 2006 P06-0501, POS-0554 thru P05-0557 & P06-0947 4-31
In conjunction with previously approved Planned Residential Developments and Senior Housing projects, City staff has worked to establish appropriate design policies for internal roadways and driveways, Generally, staff has concluded that the proposed project complies with these established policies. In conjunction with the adopted PRD policies relative to roadway width, staff would recommend the use of sectional roll-up garage doors with automatic garage door openers where applicable to limit potential circulation conflicts and to mitigate an instance where a small amount of additional maneuvering area would be desirable. In summary, staff supports the proposed internal circulation plan as described, subject to the recommended conditions of approval.

Congregate Care Facility Parking
submitted to explain why the proposed parking ratio would not create a parking shortage. In this letter (Exhibit 12), the applicant indicates that the average age of residents at similar facilities is 83 years old and that many residents require assistance with day-to-day activities. Also, a van/town car service would be readily available to all residents for domestic errands, doctor's appointments and field trips. Finally, based on the 3" Edition Institute of Transportation Engineers (ITE) Parking Generation Report (2004), the maximum peak parking demand for this facility would be 93 parking spaces, for residents, visitors and employees working on the peak shift. Based on the resident profile, it is highly unlikely that residents would have their own personal vehicles. However, to insure that parking is adequate for the congregate care facility, staff is recommending that future residents not be allowed to have personal vehicles on-site.

Given the information provided by the applicant and the recommended conditions, staff supports the parking ratio for the congregate care/assisted living facility.

The site plan for the assisted living/congregate care facility indicates that an approximately 25- foot setback would be provided between the ultimate property line along Pierce Street and the new on-site parking lot. The SUSP currently requires a minimum 30-foot landscape/parking setback along Pierce Street. While the 30-foot landscape setback could be provided by reducing the width of the landscape planter along the northwest side of the building, it would be preferred to keep the landscaped area next to the building at its proposed width to allow for specimen size trees and shrubbery to soften the appearance of the building and provide shaded areas against the building. Also, the 25-foot landscape setback, combined with the landscaped area in the public parkway along Pierce Street, would provide sufficient area for undulating berms and landscape shrub hedges to effectively screen the parking lot from public view. Thus, staff can support the minor reduction in the landscape setback along Pierce Street.

Age Restricted (Senior) Apartment Parking
A total of 224 parking spaces are proposed for the 204 senior apartment units, a ratio of 1.1 parking spaces per unit. The parking ratio for independent senior housing has been studied in conjunction with similar projects over the past few years and it was determined that the 1.l parking spaces/unit ratio was appropriate for independent living age restricted senior apartment units. In fact, several recently approved and/or constructed senior apartment projects were City Planning Commission - August 21, 2006 11 P06-0501, P06-0554 thra P06-0357 & P06-0947 4-32
approved with this ratio. Thus, the soon to be adopted and updated Zoning Code now includes this ratio as the minimum parking ratio standard for independent senior housing projects.

Additionally, the updated Zoning Code would require a minimum of 50% of the parking spaces to be covered, either by a carport or within a garage. As 113 of the 224 parking spaces would be covered, the senior apartment component would comply with the new Zoning Code with respect to parking. Based on this information, staff supports the parking ratio for the age restricted senior apartments.

Market Rate Apartment Parking
A total of 490 parking spaces are proposed for the market rate apartment component, 241 of which would be provided within enclosed garages and 126 of which would be under carport structures. Based on the number of units and bedrooms per unit, 486 parking spaces would be required for this project per the Zoning Code, 40% of which would be required to be covered.

Thus, staff supports the parking ratio for the market rate apartments.

Accessory Garage Structure Locations
Along the westerly and northerly perimeter property lines of the market rate apartments and senior apartments, the applicant is proposing to construct satellite garage structures. The covered garages are proposed to be integrated into the perimeter walls along the interior property lines, parking. Individual satellite garage structures would be up to 6 parking spaces in length, with a minimum of two open parking spaces between separate satellite garage structures along these property lines, consistent with the standards contained in the Zoning Code. The satellite garage structures have pitched roof clad in tile to match the residential buildings and would be a maximum height of 14 fcet at the peak of the pitched roofs (approximately 9 feet at the interior property lines). The decorative masonry perimeter walls located between the detached garages are proposed to be 6 feet in height.

The Zoning Code requires that accessory structures be set back a minimum of 5 feet from any interior side or rear property line. As part of the Specific Plan Amendment, the applicant is proposing a zero setback for the accessory garage structures within Subarea 3A only, based on the design of the project.

In this instance, staff can support the request to allow the satellite garage structures to have a zero setback, based on the design of the site plan and the architecture of the structures. First, strict compliance with this setback regulation would require the applicant to redistribute the covered parking structures to the project interior and utilize open surface parking along the side and rear property lines, which would most likely result in a significant reduction in the amount of garage and carport structures, as a majority of parking spaces are located along the interior side and rear property lines. Furthermore, the garage structures located along the interior property lines effectively eliminates S-foot wide swaths of "no mans land" between the rear walls of the garage structures and the perimeter walls. It should be noted that fire resistant construction would be required and no openings would be allowed on the outer side of the garage structures in their proposed locations.

City Planning Commission - August 21, 2005 12 POS-0501, P06-0554 thru P06-0557 & P06-0947 4-33
Common Open Space
In the project description, a summary of the amount of common usable open space and the amenities within the common usable open space areas was provided for all three of the project components. The proposed amenities packages would provide recreational opportunities for future residents of the target age groups that would be comparable to that provided and/or approved for similar projects of similar size within the City and also meet the common usable open space amenities requirements included within the draft Zoning Code update for a multi- Family housing projects with 76 or more units. While the Zoning Code would require a minimum of 500 square feet of common usable open space per dwelling unit for the market rate apartments and the age restricted senior apartments, the minor shortfall (487 square fect/dwelling unit) for the senior apartments can be more than compensated for by the proximity of the site to the Riverwalk paseo system, the athletic fields directly across Sierra Vista Avenue and the quality of the amenities within the project. As a matter of information, the recommended conditions of approval require that quality pedestrian-level amenities, including, but not limited to, trellises, garden walls and raised planters, benches and water features, or gardens, to be provided within the project, with details subject to review and approval by Design Review staff.

Private Open Space
As mentioned earlier, all of the market rate and senior apartment units in commons one and two would have a private patio or balcony in excess of 50 square feet, with a minimum dimension of 6 feet for the market rate apartments and 5 feet for the senior apartments. While this meets the current LSUSP standard for private open space within Subarea 3, staff will work with the applicant to potentially increase the depth of patios and balconies to 6 feet and to increase the size of ground floor patios without compensating landscape or other common open space areas.

As a matter of information, walls or fences defining these private open spaces will be subject to administrative level design review, with the height of fences or walls limited to a maximum height of 4 feet around all ground floor patios to comply with the Zoning Code, Walls/Fences
A 6-foot tall decorative fence/wall with pilasters is proposed to be constructed along the Riverwalk Parkway and Sierra Vista Avenue facing property lines. The proposed barrier would have a varying setback from the perimeter streets, ranging from 20 to approximately 35 feet from the ultimate property lines along Riverwalk Parkway and Sierra Vista Avenue. The solid wall portions of this barrier would be constructed where parking areas would be most visible fror hese streets, while the portions of the barrier between the residential buildings and the stree would be open work metal fencing with pilasters. The solid portions of the perimeter wall would alternate between split face block and an integrated stucco color similar to the color scheme of the proposed buildings.

City Platoing Commission - August 21, 2005 13 PO6-0501, P06-0554 thru P06-0537 & P06-0947 4-34
As part of the Specific Plan Amendment and project, the applicant is requesting to place the fence on the street sides of the project as described above. As a matter of information, the Zoning Code limits open work fences in a required front yard or street side yard over 100 feet in length to four feet in height, and solid masonry walls to 3 feet in height. In this instance, the required front yard setback would be 30 feet along Riverwalk Parkway and 15 feet along Sierra Vista Avenue. Alternatively, fences and walls of up to 6 feet in height could be placed in front of the buildings along Riverwalk Parkway if walls were set back a minimum of 30 feet from Riverwalk Parkway. Staff supports this request due the varying nature of the wall setback and design along Riverwalk Parkway. The plans submitted for construction plan check review will be required to show that the proposed walls and fences are set back a minimum 20 feet from the ultimate property line along Riverwalk Parkway, provide stepped, varying setbacks as shown on the conceptual plans and be of a high quality design as depicted on the conceptual wall sections.

Along the interior boundary lines of the project site, 6-foot tall decorative masonry walls are proposed to fill the gaps between the satellite garage structures and along the northerly interior property line of the congregate care facility to provide a complete barrier between the project and adjacent existing businesses. During the plan check review process, the final design details of these walls and fences will be subject to review and approval by Design Review staff. The design will be required to be integral with the architecture of the buildings. Any existing walls or fences along the shared interior project boundary lines will be required to be removed to avoid double wall/fence situations.

Trails/Paseos
The implementation plan for the SUSP area included a series of paseos and other pedestrian paths, one of which bisected the subject site. The applicant is now proposing to utilize the meandering sidewalks along Riverwalk Parkway and Sierra Vista Avenue frontages as the pedestrian path across the site and to the La Sierra University campus. Staff supports this location of the trail would still provide the connection between the residential area to the east, across Riverwalk Parkway, and the University, as envisioned under the SUSP.

Landscaping
The reduced size plan package includes a conceptual landscape plan with a tree, shrub and vine palette and landscape concepts for the common open space areas. A condition of approval has been included in the recommended conditions of approval requiring the applicant to submit delailed landscape and irrigation plans for administrative design review and approval prior to building permit issuance. These plans will be required to include fast growing evergreen trees relatively closely spaced in the perimeter planters to form a windrow-type screen in a relatively short period of time to mitigate any potential land use compatibility issues associated with the proximity of the new buildings to interior property lines shared with office and institutional related uses. Landscaped open space features will also be required on-site near the Riverwalk Parkway/Sierra Vista Avenue and the Sierra Vista Avenue/Pierce Street intersections, which are identified gateways to the Specific Plan area and the University, respectively, per the SUSP.

City Planning Commission - Argust 21, 2006 14 P06-0501, POS-0554 thru /06-0557 & P06-0947 4-35
Building Design
General
The proposed buildings within cach of the three project components have been designed to be complimentary and compatible with each other, utilizing forms and exterior materials characteristic of Mediterranean architecture. The buildings would have a predominantly stucco exterior finish, with roofing consisting of concrete "s" shaped roof tiles. Secondary materials include iron grates, fabric awnings, terra cotta tile, faux shutters and faux pipe vents. Multiple carth tone color schemes are proposed to be utilized on the buildings.

Staff supports the high-quality architecture exhibited in the conceptual plan package. With that said, it would be appropriate to revise the building elevations submitted for plan check review by incorporating some relatively minor upgrades into the design of the buildings to further augment the architecture. The recommend modifications to the building elevations are as follows:
- Provide decorative molding or faux keystone elements around some of the more prominent arch features; and
• Provide additional awnings, faux shutters and/or potshelves with wrought iron detailing around more exterior windows; and
• Raised architectural features on the facades of the senior apartments and congregate care facility should return back to the pitched roof areas to appear more integral to the design of the buildings.

Additionally, staff believes that the slightly different architectural style of the congregate care facility building would lend itself toward the use of a secondary accent material, such as a stacked stone material, as a wainscot and to accentuate columns. As a matter of information, samples of the proposed stacked stone material (if required), exterior glass and catalog cuts of the proposed decorative sconce lighting and awnings have not yet been submitted to the City as molding band and different colors on either side of the bands, to the satisfaction of Design Review staff.

Garage/Carport Design
The applicant has submitted building elevations for the freestanding satellite garage structures proposed to be utilized within the market rate and senior apartment components. The elevations indicate that the garage structures would be complimentary and compatible with the architecture of the residential structures, thus, staff supports the design of the garages as proposed.

Side elevations of the proposed carports are included within the full size site cross-sections.

These elevations show that the carport structure would have essentially flat roofs and consist of wood or steel construction materials. Per the Zoning Code, the use of flat roofed carports and City Planning Cemmission - August 21, 2006 P06-0501, P96-0554 thru P06-0557 & PO6-0947 4-36
garages are discouraged, thus, staff is recommending that the carport structures that are potentially visible from the perimeter streets be redesigned to utilize a pitched roof clad in tile to match the residential buildings. This approach would be identical to that applied to the recently completed and nearby Fairfield Apartment project, where approximately ½ of the carport structures were constructed with pitched roof clad in tile. • Neighborhood Compatibility Considerations
The subject 25.5 acre site is vacant and bounded by arterial streets on three sides. To the north of the project site are various commercial, office and institutional uses, while the La Sierra University Campus is located to the south and west of the project site. Another relatively large market rate apartment complex, consisting of 588 units and located within the SUSP area and approximately one-quarter mile south of the project site, was recently completed and is now occupied. The nearest single family residences are separated from the project site by Riverwalk Parkway, a 110-foot wide, 4-lane arterial roadway. In this setting, the proposed use would not be incompatible with other uses in the vicinity. As well, the project is proposed to have a 35-foot minimum landscape setback along Riverwalk Parkway to further reduce any potential impacts that the project could have on the across the street (single family residential) use. It should also be noted that the project would be separated from the recreational fields by Sierra Vista Avenue and a minimum 30-foot on-site landscape buffer would be provided along Sierra Vista for future residents of the complexes that would face Sierra Vista and the athletic fields associated with La Sierra University to the south. Finally, all residential units within the proposed project would be buffered from the shared interior property lines of contiguous commercial and office development by parking areas, most of which would contain garage or carport structures, as well as landscaped setback areas, such that all residential buildings would be more than 50 feet from an interior site boundary line, far in excess of the minimum interior side and rear yard setbacks currently applicable to residential development in Subarea 3. Perimeter planters will be required to be planted with canopy evergreen trees and other landscaping in accordance with City design policies. The combination of the above design elements will ensure that an appropriate buffer is provided between these adjoining land uses to minimize the potential for land use compatibility impacts between neighboring land uscs. Thus, the site plan is designed to minimize incompatibilities with surrounding uses. In the judgment of the Planning Division, there is no inherent incompatibility between proposed uses and existing uses in the area, with the above design elements incorporated into the project, and thus no adverse impacts are expected.

As of the writing of this report, no objections to the proposal have been received by staff.

RECOMMENDATION
That the City Planning Commission recommend that the City Council:

1. Determine that:

City Planeing Commission - August 21, 2006 16 POG-0501, P06-0554 thru P06-0557 8 POG-0947 4-37
a. this proposed case will not have a significant effect on the environment because of the mitigation measures described in this report and recommend that the City Council adopt a Mitigated Negative Declaration;
b. the proposed project could have the potential for adverse affects on wildlife resources and the applicant is responsible for payment of Fish and Game fees at the time the Notice of Determination is filed with the County.

2. APPROVE Planning Case P06-0501, P06-0554 through 0557 and P06-0947 subject to the recommended conditions of approval based on the following findings:
a. The proposed Specific Plan Amendment is consistent with the original goals and objectives of the La Sierra University Specific Plan, as responding to evolving market conditions is one of the foundations of the Specific Plan and the recognition of the need for more quality senior housing, offering senior residents different choices of lifestyles and services. has grown significantly over the past nine years since the I.SUSP was adopted;
b. The mix of uses proposed within the project are permitted within the SUSP subarea which the project site is located;
The proposed Specific Plan Amendment would facilitate a project that would result in a net reduction of environmental impacts as compared to the environmental impacts originally anticipated with the buildout of Subarea 3 of the LSUSP area;
Application of the RHD General Plan Land Use designation is consistent with the City's goal to provide additional Senior Housing Units within the City over the next five years;
Application of the R-3-SP Zone and the proposed development standards of proposed LSUSP Subarea 3A to the project would facilitate a high quality residential project consisting of three separate yet interconnected housing components that would be a compatible addition to the surrounding residential neighborhood, with application of the recommended conditions of approval; f. The site plan and architectural design are consistent with City design policies, ncouraging the creation of high quality developments along Magnolia Avenue, esignated seenie boulevard within the City, with the recommended conditions o g. The Parcel map is consistent with Title 18 of the City's Municipal Code an leets all Title 19 (Zoning Code) requirements for the resulting parcel:

EXHIBITS

1. Location/Zoning Map
2 Propose General Plan

3. City Planning Commission - August 21, 2005 17 106-0501, P0G-0554 thru P06-0557 &. P06-0947 4-38

4. Proposed Zoning

5. Proposed Specific Plan

6. Parcel Map
Site Plans

8. Conceptual Landscape Plans

9. Floor Plans

10. Building Elevations

11. Site Sections

12. Letter from Congregate Care Facility Operator

13. Proposed Development Standards Table

14. Public Correspondence
City Planning Commission - August 21, 2006 18 P06-0501, P06-0554 thru P06-0557 & P06-0947 4-39

RECOMMENDED CONDITIONS & GENERAL INFORMATION NOTES
Case Number: P06-0501 (Specific Plan Amendment) Meeting Date: August 17, 2006 CONDITIONS All mitigation measures are noted by an asterisk (*).

Case Specific
Planning
The site shall be placed within Subarea 3A of the La Sierra University Specific Plan, while the remainder of existing Subarea 3 shall be placed within Subarea 3B of the La Sierra University Specific Plan.

The new development standards for Subarea 3A of the La Sierra University Specific Plan shall apply to the project site, as detailed in Exhibit 13 of the accompanying staff report, while the existing development standards for Subareas 3 and 4 shall apply to Subarea 3B of the La Sierra University Specific Plan.

This case shall be adopted by the City Council concurrently with Planning Cases P04-0947 (General Plan Amendment) and P06-0554 (Rezoning) and prior to the issuance of building permits for the project.

4. The applicant, working jointly with City staff, shall be responsible for modifying and updating the La Sierra University Specific Plan to reflect the adopted changes to the Specific Plan prior to the issuance of building permits.

5. All applicable conditions of related Planning Cases P06-0554 through P06-0557 and P06-0947 shall apply to this project.

Standard Conditions
• Planning
The City Attorey's Office shall prepare the appropriate resolution for Council adoption of the Specific Plan Amendment within thirty days.

In approving this case, it has been determined that the proposed project could have the potential for adverse effects on wildlife resources and the applicant is responsible for payment of Fish and Game foes at the time the Notice of Determination is filed with the County.

8. There shall be a two-year time limit in which to satisfy the following conditions and finalize this action. Subsequent one-year time extensions may be granted by the City Council upon request by the applicant. Any extension of time beyond five years may only be granted after an advertised public hearing by the City Council.

City Planning Commission - August 21, 2006 19 106-0501, P96-0554 thnu P06-0557 & P05-0947 4-40

9. Within 30 days of approval of this case by the City the developer shall execute an agreement, approved by the City Attorney's Office to defend, indemnify. including reimbursement, and hold harmless the City of Riverside, its agents, officers and employees from any claim, action, or proceeding against the City of Riverside, its agents, officers, or employees to attack, set aside, void, or annul, an approval by the City's advisory agency, appeal board, or legislative body concerning this approval, which action is brought within the time period provided for in Section 66499.37 of the Government Code. The City will promptly notify the developer of any such claim, action or proceeding and the City will coopcrate in the defense of the proceeding.

The applicant shall continually comply with all applicable rules and regulations in effect at the time permit is approved and exercised and which may become effective and applicable thereafter.
• Public Works

11. No conditions
• Public Utilities

12. No conditions
• Park and Recreation

13. No conditions
• Police Department

14. No conditions.

GENERAL INFORMATION NOTES
Appeal Information
a. Actions by the City Planning Commission, including any environmental finding, may be appealed to the City Council within fifteen calendar days after the decision.

Floor, City Hall.

Co-le ge 0335 0356 0551 0947 rah do
City Planning Commission - August 21, 2006 20 P06-0501, PO6-0554 thru P06-0557 & R0s-0947 4-41

RECOMMENDED CONDITIONS & GENERAL INFORMATION NOTES
Case Number: P06-0947 (General Plan Amendment) Meeting Date: August 17, 2006 CONDITIONS All mitigation measures are noted by an asterisk (*).

Case Specific
• Planning
The RHD - High Density Residential Land Use Designation shall be applied to the project site (Subarea 3A), while the MXO - Mixed Use Office Land Use Designation will still apply to the remainder of existing Subarea 3 (Subarea 3B).

This case shall be adopted by the City Council concurrently with Planning Cases 04-0501 (Specific Plan Amendment) and P06-0554 (Rezoning) and prior to the issuance of building permits for the project
All applicable conditions of related Planning Cases, P06-0501 and P06-0554 through P06-0557 shall apply to this project.

Standard Conditions
• Planning

4. The City Attorney's Office shall prepare the appropriate resolution for Council adoption of the General Plan Amendment within thirty days.

5. In approving this case, it has been determined that the proposed project could have the potential for adverse effects on wildlife resources and the applicant is responsible for payment of Fish and Game fees at the time the Notice of Determination is filed with the County.

There shall be a two-year time limit in which to satisfy the following conditions and finalize this action. Subsequent one-year time extensions may be granted by the City Council upon request by the applicant. Any extension of time beyond five years may only be granted after an advertised public hearing by the City Within 30 days of approval of this case by the City the developer shall execute an agreement, approved by the City Attorney's Office to defend, indemnify, including reimbursement, and hold harmless the City of Riverside, its agents, officers and employees from any claim, action, or proceeding against the City of Riverside, its agents, officers, or employees to attack, set aside, void, or annul, an approval by the City's advisory agency, appeal board, or legislative body concerning this approval, which action is brought within the time period provided n the defense of the proceeding
City Planning Commission - August 21, 2006 21 P06-0501, PO6-0554 thnu P06-0557 & P06-0947 4-42
The applicant shall continually comply with all applicable rules and regulations in effect at the time permit is approved and exercised and which may become effective and applicable thereafter.
• Public Works

9. No conditions.
• Park and Recreation

10. No conditions.
• Public Utilities

11. No conditions.
• Fire Department

12. No conditions.
• Police Department

13. No conditions.

GENERAL INFORMATION NOTES
• Appeal Information
Actions by the City Planning Commission, including any environmental finding may be appealed to the City Council within fifteen calendar days after th decision.
b.

City Planning Commission - August 21, 2006 22 P06-0501, P06-0554 gara P06-0557 & P06G-0947 4-43

RECOMMENDED CONDITIONS & GENERAL INFORMATION NOTES
Case Number: P06-0554 (Rezoning) Meeting Date: August 17, 2006 CONDITIONS All mitigation measures are noted by an asterisk (*).

Case Specific
• Planning
The R-3-SP - Multiple Family Residential (La Sierra University Specific Plan) Zone and all applicable development standards of SUSP Subarea 3A shall be applied to the project site.

This case shall be adopted by the City Council concurrently with Planning Cases P04-0501 (Specific Plan Amendment) and P06-0947 (General Plan Amendment) and prior to the issuance of building permits for the project.

3. All applicable conditions of related Planning Cases P06-0501, P06-0555 through P06-0557 and P06-0947 shall apply to this project.

Standard Conditions
• Planning

4. In approving this case, it has been determined that the proposed project could have the potential for adverse effects on wildlife resources and the applicant is responsible for payment of Fish and Game fees at the time the Notice of Determination is filed with the County.

5. There shall be a two-year time limit in which to satisfy the following conditions and finalize this action. Subsequent one-year time extensions may be granted by the City Council upon request by the applicant. Any extension of time beyond five years may only be granted after an advertised public hearing by the City Council.

6. When al of gent pros of agral the Petic arks Depar ment to itali finalization of this rezoning. A fee may be required.

All necessary parcel description describing the exact area to be rezoned shall be prepared, signed and sealed by a licensed Land Surveyor or Civil Engineer authorized to practice Land Surveying in the State of California for the area of the property to be rezoned. Descriptions are required to be on 8½ inch by 11 inch paper with the title "Attachment A" at the top.

8. Within 30 days of approval of this case by the City the developer shall execute an agreement, approved by the City Attorney's Office to defend, indemnify, including reimbursement, and hold harmless the City of Riverside, its agents, City Planning Commission - Augux: 21, 2006 106-0501, POS-0354 thru P06-0S57 & P0S-0947 4-44
officers and employees from any claim, action, or proceeding against the City of Riverside, its agents, officers, or employees to attack, set aside, void, or annul, an approval by the City's advisory agency, appeal board, or legislative body concerning this approval, which action is brought within the time period provided for in Section 66499.37 of the Government Code. The City will promptly notify the developer of any such claim, action or proceeding and the City will cooperate in the defense of the proceeding.

9. The applicant shall continually comply with all applicable rules and regulations in effect at the time permit is approved and exercised and which may become effective and applicable thereafter.
• Public Works

10. No conditions.
• Fire Department
Il. No conditions.
• Publie Utilities

12. No conditions.
• Park and Recreation

13. No conditions.
• Police Department

14. No conditions.

GENERAL INFORMATION NOTES
• Appeal Information
Actions by the City Planning Commission, including any environmental finding, may be appealed to the City Council within fifteen calendar days after the decision.
b. Appeal filing and processing information may be obtained from the Community Development Department, Planning Division, Public Information Section, 3rd City Planning Commission - August 21, 2006 24 POG-0501, P06-0554 thru P06-0557 & PO6-0947 4-45

RECOMMENDED CONDITIONS & GENERAL INFORMATION NOTES
Case Number: P06-0556 (Parcel Map 34774) Meeting Date: August 17, 2006 CONDITIONS All mitigation measures are noted by an asterisk (*).

Case Specific
• Planning
All applicable conditions of related Planning Cases P06-0501, P06-0554, P06- 0555, P06-0557 and P06-0947 shall apply to this project.

Prior to or concurrent with Map Recordation:

Planning Cases P06-0501 (Specific Plan Amendment), P06-0947 (General Plan Amendment) and P06-0554 (Rezoning) shall be adopted.

Standard Conditions
• Planning

3. In approving this case, it has been determined that the proposed project could have the potential for adverse effects on wildlife resources and the applicant is responsible for payment of Fish and Game fees at the time the Notice of Determination is filed with the County.

4. There is a thirty-month time limit in which to satisfy the conditions and record this map. Five subsequent one-year time extensions may be granted by the City Planning Commission upon request by the applicant. Application for a one-year time extension must be made prior to the expiration date of the map. No time extension may be granted for applications received after the expiration date of the map.
developer/subdivider shall execute an agreement, approved by the City Attorney's City of Riverside, its agents, officers and employees from any claim, action, or proceeding against the City of Riverside, its agents, officers, or employees to attack, set aside, void, or annul, an approval by the City's advisory agency, appeal board, or legislative body concerning this subdivision, which action is brought within the time period provided for in Section 66499.37 of the Government Code.

The City will promptly notify the Developer/subdivider of any such claim, action or proceeding and the City will cooperate in the defense of the proceeding.

6. The applicant shall continually comply with all applicable rules and regulations in effect at the time permit is approved and exercised and which may become effective and applicable thereafter.

City Planning Commission - Asgust 21. 2006 25 P06-0501, P06-0554 thru P06-0557 42 P0S-0947 4-46

7. This project shall fully and continually comply with all applicable conditions of approval, State, Federal and local laws in effect at the time the permit is approved and exercised and which may become effective and applicable thereafter, and in accordance with the terms contained within the staff report and all testimony regarding this case. Failure to do so will be grounds for Code Enforcement action, revocation or further legal action.
• Public Works
A "FINAL MAP" shall be processed with the Public Works Department and recorded with the County Recorder. The "FINAL MAP" shall be prepared by a Land Surveyor or Civil Engineer authorized to practice Land Surveying I the State of California and shall comply with the State Subdivision Map Act and Title 18 of the Riverside Municipal Code. All applicable checking and recording fees are the responsibility of the applicant.

Dedication of Sierra Vista Avenuc between Pierce Street and Riverwalk Parkway as a public street to Public Works specifications.

10. Installation of curb and gutter at 53 feet from monument centerline, sidewalk and matching paving on Pierce Street to Public Works specifications.

11. Installation of sewers and sewer laterals to serve this project to Public Works specifications. Onsite sewer mains shall be public facilities.

12. Off-site improvement plans to be approved by Public Works prior to map recordation.

13. A surety prepared by Public Works to be posted to guarantee the required off-site improvements prior to map recordation.

14. Size, number and location of driveways to Public Works specifications.

15. All security gates or facilities proposed now or in the future will be located on-site and adequate stacking space and vehicle turn-around area will have to be provided to Public Works specifications.

16. Prior to issuance of a building or grading permit, the applicant shall submit to the Tity for review and approval, a project-specific WOMP that a. Addresses Site Design BMP's such as minimizing impervious areas, crazing reduceroeabir minaricine diantly nervited itunervicus areas. " areas and conserving natural areas:

Inea pores then Me and Corides a draied descripion or ser implementation
City Planning Commission- Augus: 21, 2006 26 P06-0501, POS-0554 thru 706-0557 & POS-0947 4-47
c. Incorporates Treatment Control BMP's as described in the Santa Ana River Region WOMP and provides information regarding design considerations; d. Describes the long-term operation and maintenance requirements for BMP's requiring long-term maintenance; and
e. Describes mechanism for funding the long-term operation and maintenance of the BMP's requiring long-term maintenance.

17. Prior to issuance of any building or grading permits, the property owner shall record a "Covenant and Agreement" with the County-Clerk Recorder or other instrument acceptable to the City Attorney to inform future property owners of the requirement to implement the approved project-specific WOMP. Other alternative instruments for requiring implementation of the approved project- specific WOMP include: requiring the implementation of the project-specific WQMP in the Home Owners Association or Property Owners Association Conditions, Covenants and Restrictions (C,C&R's); formation of Landscape, Lighting and Maintenance Districts, Assessment Districts or Community Service Areas responsible for implementing the project-specific WQMP; or equivalent may also be considered. Alternative instruments must be approved by the City prior to the issuance of any building or grading permits.

18. If the project will cause land disturbance of one acre or more, it must comply with the statewide General Permit for Storm Water Discharges Associated with Construction Activity. The project applicant shall cause the approved final project-specific WQMP to be incorporated by reference or attached to the project's Storm Water Pollution Prevention Plan as the Post-Construction Management Plan.

19. Prior to building or grading permit closeout or the issuance of a certificate of occupancy or certificate of use, the applicant shall:
a. Demonstrate that all structural BMP's described in the project-specific WQMP have been constructed and installed in conformance with approved plans and specifications;
b. Demonstrate that applicant is prepared to implement all non-structural BMP'S described in the approved project-specific WOMP: and
c. Demonstrate that an adequate number of copies of the approved project- specific WOMP are available for the future owners/ occupants. • Fire Department

20. Requirements for construction shall follow the Uniform Building Code with th tate of California Amendments as adopted by the City of Riverside

21. Construction plans shall be submitted and permitted prior to construction.

City Planning Commission - August 21, 2006 27 P0G-0501, PO6-0554 thru PO6-0557 & POS-0947 4-48

22. Any required fire hydrants shall be installed and operational prior to Fire Department release of permit.

23. Fire Department access is required to be maintained during all phases of construction.
• Public Utilities

24. Advisory: All utilities shall be satisfactorily relocated, protected and/or replaced to the specifications of the affected departments and agencies.

25. Advisory: Utility casements shall be provided and/or retained to the specification f the affected departments and agencies

26. Advisory: The provision of water facilities in accordance with the City of Riverside Water Rules.

27. Advisory: The provision of utility fees and charges in accordance with the City of Riverside Water Rules.
• Park and Recreation

28. Prior to issuance of either a Grading, Street Opening or Public Works Construction Permit: Remove, relocate or protect in place existing street trees to the specifications of the Park and Recreation Department (Note: This condition is to be implemented through the review and approval by the Park and Recreation Department of all plans for improvements within the street right of way (such as the grading plans, street improvement plans and/or plans submitted for the street opening permit application, as applicable).

29. Prior to Building Permit Issuance: Payment of all applicable park development fees (local and regional/reserve) as mitigation for the impacts of the project on the park development and open space needs of the City. For questions or concerns regarding this condition contact Senior Administrative Analyst Patti Casillas - 826-2068.

30. Prior to Building Permit Issuance: Payment of Street Tree Plan Check and Inspection Fees as applicable. For questions or concerns regarding this condition contact the Tree Division Staff at 951/351-6126.

31. Prior to Occupancy: The installation (or posting of appropriate sureties with the Park and Recreation Department to guarantee the installation) of new street trees along all public street frontages per City standards. For questions or concers regarding this condition contact the Tree Division Staff at 951/351-6126.

32. Prior to Occupancy: All City street trees shall be automatically irrigated.

City Plansing Commissica - August 21, 2006 28 P06-0501. P06-0554 thra P06-0557 & P06-0947 4-49
• Police Department

33. No conditions.

GENERAL INFORMATION NOTES
• Appeal Information
Actions by the City Planning Commission, including any environmental finding, may be appealed to the City Council within fifteen calendar days after the decision.

Appeal filing and processing information may be obtained from the Community Development Department, Planning Division, Public Information Section, 3rd City Planning Commission - August 21, 2006 29 P06-0501. P06-0554 thru P06-0557 & P06-0947 4-50

RECOMMENDED CONDITIONS & GENERAL INFORMATION NOTES
Case Numbers: P06-05S5 & P06-0557 (Site Plan & Design Review) Meeting Date: August 17, 2006 CONDITIONS All mitigation measures are noted by an asterisk (*).

Case Specific
• Planning
All applicable conditions of related Planning Cases P06-0501, P06-0554, P06- 0555, P06-0557 and P06-0947 shall apply to this project.

Future residents of the Congregate Care facility shall not be allowed to have personal vehicles on-site to further justify the 0.5 parking space/unit parking ratio.

Prior to Grading Permit Issuance:
*A Precise Grading Plan shall be submitted for Planning Division review and approval. The plan shall:
a. Indicate an interim erosion control program to be certified by the project engineer subject to Public Works Department review and approval; Clearly indicate that grading operations will be restricted to weekday hours between 7:00 a.m. and 7:00 p.m., Saturdays between 8:00 a.m. and 5:00 p.m. with no operations permitted on Sundays or federal holidays; c. Clearly indicate the precise location of all cut and fill slopes. In no instance shall the toe of slope be located along any property line; Pay specific attention to edge treatments such that grading and drainage will not affect adjoining properties; and
Manufactured slope ratios shall not exceed a maximum of 2:1.

Prior to Building Permit Issuance:
* The plot plan submitted for construction plan check review and approval shall be revised to reflect the following:
b. Adjust building locations to provide a minimum 15-foot setback from adjacent parking spaces and/or drive aisles, while still providing at least a City Planning Commission - August 21, 2006 30 P06-0501, PO6-0554 deu P06-0557 8. POS-0947 4-51
35-foot building setback along perimeter streets and a 15-foot separation between buildings;
c. Adjust market rate apartment buildings 16 and 17 to create a minimum 15- foot separation between buildings;
d. Strengthen and augment the pedestrian link between the senior apartments and the congregate care facility to create a more inviting connection between the two project components;
c. Advisory: The final design of the gated vehicular entrances/exits shall be reviewed and approved by the Planning Division, Public Works Department, Fire Department and Police Department. Turnaround arcas at the gated vehicular entrances shall be provided to the satisfaction of the above listed departments;
Specify protective concrete curbing for all planters adjacent to areas intended for vehicle parking or travel (minimum 6" wide by 6" high):
g. Specify on the plot plan the means by which parking areas will be screened from street views. Screening must consist of: 1)A minimum 3' landscaped berm; 2) A 3' evergreen shrub row, planted at 3' on center; or 3) A combination thereof:
h. Include the delineation of bumper stops where parking spaces are adjacent to pedestrian walkways, screen walls or building walls on the plans submitted for plan check;
i. Provision for paved, lighted and ADA-compliant modified bus turnouts (8 feet in width), approximately mid-block along the projects' Sierra Vista Avenue frontage and along the Pierce Street frontage. The bus turnouts be incorporated into the on-street parking lanes along these streets, with "bulb-out" or similar landscaped areas with curb returns to enhance the appearance on both sides of the turnouts. The plans shall also include provision for architecturally integrated bus shelters be constructed in conjunction with this project;
j. Provision for a secondary project entry statement near the intersection of Sierra Vista Avenue and Pierce Street;
k. Details of the project entries and surrounding landscape areas including bur not limited to, upgraded, specimen size landscaping, decorative ardscape materials and other design clements such as a water feature aised planters and/or public art

1. Indicate the use of a textured paving material within the entry driveways and at intersection of driveways with pedestrian walkway throughout the project;
Draft Negative Declaration 31 P0G-0501, P06-0554 thru P06-0557, P06-0947 4-52
m. Indicate that the Pool Area(s) will be access controlled with a minimum 5- foot tall wrought iron decorative fence;
n. Specify that a 6-foot tall decorative masonry wall shall be constructed along the north and west interior property lines shared with existing development;
o. Provision for bicycle racks for employees and visitors of the congregate care facility:
p. Provision for landscape pockets around all trash enclosures;

4. Provision for landscape planters along the westerly and northerly interior property lines adjacent to existing development to accommodate mature evergreen screen trees;
r. Provision for a landscape planter along the portion of the northerly property line of the senior apartment complex where limited area for landscaping would exist;
S. Provision for handicap accessible parking as deemed necessary by Building and Safety Division; and
t. Specify all electric meters and panels to match adjacent building wall surface and color or to be placed in enclosures.

S. *The applicant shall submit a comprehensive wall and fence plan for Design Review staff review and approval. This plan shall specify:

The location, height and design of all perimeter and interior fences and retaining walls. All walls and fences visible from public streets shall be decorative in nature, consist of two-sided decorative split face or similar fluted block or be precision block with a stucco finish compatible with the color palette of the residential buildings within the project. The plan shall specify all fence and wall materials and colors;
b Decorative pilasters that utilize an exterior accent material or finish and color consistent with the residential buildings shall be incorporated into the design of fences utilizing wrought iron (e.g. street perimeter and pool fences):

Provision for a 6-foot tall decorative masonry perimeter wall shall be approval; and
Draft Negative Declaration 32 P06-0501, P06-0554 thru P06-0557, P06-0947 4-53
d The proposed walls and fences shall be set back a minimum 20 feet from the ultimate property line along Riverwalk Parkway, provide stepped, varying setbacks as shown on the conceptual plans and be of a high quality design as depicted on the conceptual wall sections; Any existing walls or fences along the shared interior project boundar ines will be required to be removed to avoid double wall/fence situations f That the developer shall construct all walls and fences in conjunction with construction of the projects).

6. Landscape/irrigation plans submitted for Design Review staff review and approval shall include the following elements:
a. Landscaping of all common open space areas;
Upgraded landscaping, with specimen size trees, berming and shrub massing within the landscape setback area along all three perimeter streets;
c. * Densely planted landscaping along the interior property lines, including canopy evergreen trees, shrubs and vines;
d. A more detailed common open space amenity package for all common usable open space areas, including information such as, but not limited to, variety in the use of landscape species, as well as in the use of trellis designs and materials, garden walls and raised planters, benches and water features. Additionally, the plan shall incorporate additional passive or active recreational enhancements, such as, but not limited to, rest nodes with benches and pedestrian level lighting, gardens or exercise stations, to the satisfaction of Design Review staff;
c. A street furniture and decorative hardscape program, with catalog cuts of all proposed furniture and outdoor equipment within the common open space areas;
f. Provision for more landscaping between the westerly property line of the garden apartments and the west wall of building 19;
g. Details of the project entries and surrounding landscape areas including but not limited to, upgraded, specimen size landscaping, decorative hardscape materials and other design elements such as a water feature, rovision for augmented landscaping within the primary and secondar roject entry statements near the intersection of Sierra Vista Avenue an Draft Negative Declaration 33 P06-0501, P06-0554 thru P0G-0557, P0G-0947 4-54
Riverwalk Parkway and Sierra Vista Avenue and Pierce Street, respectively;
i. Provision for landscaping within the landscape pockets around all trash enclosures; and
j. Provision for landscaping within the required a landscape planter along the portion of the northerly property line of the senior apartment complex where limited area for landscaping would exist.

Landscaping, irrigation, exterior lighting, perimeter wall/fence and sign plans shall be submitted for Design Review staff approval. Design modifications may be required as deemed necessary. Separate applications and filing fees are required. Landscaping, irrigation and perimeter wall/fence plans must be submitted prior to building permit issuance.

An exterior lighting plan shall be submitted to Design Review staff for review and approval. A photometric study and manufacturer's cut sheets of all exterior lighting on the building, in the landscaped areas and in the parking lot shall be submitted with the exterior lighting plan. All on-site lighting shall provide an intensity of one foot-candle at ground level throughout the areas serving the public and used for parking, with a ratio of average light to minimum light of four to one (4:1). The light sources shall be shielded to minimize off-site glare, shall not direct light skyward and shail be directed away from adjacent properties and public rights-of-ways. If lights are proposed to be mounted on buildings, down- lights shall be utilized. Light poles shall not exceed fourteen (14) feet in height in the residential portion of the project, including the height of any concrete or other base material.

9. Indicate all gas meters, pipes and valves, ground mounted A/C units, etc., for screening devices indicating materials and design complimentary to building architecture subject to Design Review staff approval. Wooden roof screens are generally not acceptable.

10. The building elevations and floor plans submitted for Community Development Department Plan Check shall be revised to reflect the following, to the satisfaction of Design Review staff:
a. The blueprints submitted for building permits shall clearly specify all building MATERIALS and COLORS to Design Review staff approval Bolder, multiple tone color schemes are encouraged;
Augment some of the larger flat wall plane surfaces with a horizontal Satisfaction or Design Review st colors on either side of the bands, to the c. An increase in the depth of patios and balconies to 6 feet and an increase the size of ground floor patios without compensating landscape or other common open space areas;
Draft Negative Declaration 34 P06-0501, P06-0554 thru P06-0557, P06-0947 4-55
d. Provision for decorative molding or faux keystone elements around some of the more prominent arch features;
e. Provision for additional awnings, faux shutters and/or potshelves with wrought iron detailing around more exterior windows;
Raised architectural features on the facades of the senior apartments and congregate care facility should return back to the pitched roof areas to appear more integral to the design of the buildings;
Utilization of a secondary accent material, such as a stacked stone material, as a wainscot and to accentuate columns on the Congregate Care facility building;
h. Provision for architecturally integrated carport structures, with a pitched roof clad in tile to match the residential buildings, for all carport structures that are potentially visible from the perimeter streets; i. Roll-up garage doors shall be specified; and
j. A sight line study shall be submitted for review and approval of Design Review staff, indicating that the roof mounted mechanical equipment will be completely screened from view of all three perimeter streets and nearby residential arcas. Additionally, mechanical equipment screening details shall be provided as follows:

Where exposed pitched roofs are proposed, locate NO mechanical equipment on any roof pitch, except as specifically approved by the Planning Commission;
ii. Where exposed roof pitches are not proposed (i.e., "flat" roofs), specify all roof mounted equipment for screening on all sides with either separate screens or parapet walls at least as high as the equipment to be screened;
ili. Specify all electric meters and panels for 1) placement in enclosures or 2) color and materials to match the adjacent building wall surface; and iv. Indicate all gas meters, pipes and valves, ground mounted AC units, etc., for screening devices indicating materials and design complimentary to building architecture subject to Design Review staff approval. Wooden roof screens are generally not acceptable.

11. Material samples of the proposed stacked stone material, exterior glass s and decorative paving as well as catalog cuts of the proposed decorative sconce lighting, awnings and bicycle racks shall be submitted for review and approval of Draft Negative Declaration 35 P06-0501, P06-0554 thru P06-0557, P06-0947 4-56

12. Submit three sets of plans depicting the preferred location for an above ground utility transformer of capacity to accommodate the planned or speculative uses within the building(s). These plans shall be reviewed and approved by the Planning Division and Public Utilities Department - Electric Division prior to the issuance of a building permit. The proposed location of the transformer shall be level, within 100 feet of the customer's service point, accessible to service trucks and in a location where the transformer can be adequately screened from public view, either by buildings or landscape screening. If landscape screening is the preferred screening method, no landscaping except ground cover shall be allowed within 10 feet of the transformer. The applicant is advised to consult with the City of Riverside Public Utilities, Electrical Engineering Division, at (951)826- 5489 prior to preparing these plans.

13. Add details for masonry block trash enclosures in accordance with the City's trash enclosure policies and standard drawings (available at the Planning Division) as follows:

REQUIRED ENCLOSURE MATERIALS:

Block color: Precision block stuccoed to match building or decorative (split fact or fluted) block;
Cap color: To match exterior of enclosure walls;
Gate/Gauge Material: 16/ga ribbed metal to match color of building Pedestrian access requirement: Yes
Prior to Occupancy:

Install the landscape and irrigation per the approved plans and submit th completed "Certificate of Substantial Completion" (Appendix C of the Water Efficient Landscaping and Irrigation Ordinance Summary and Design Manual) signed by the designer/auditor responsible for the project. Call Steve Hayes at (951) 826-5775 to schedule the landscape inspection at least a week prior to needing the release of utilities.

15. Common open space amenity areas with all amenity components (benches, bicycle racks, lighting water features, etc.) shall be completed to the satistaction of Design Review staff.

16. Street trees shall be installed and inspected. Contact Jim Davis, Street Tree Inspector, at (951) 351-6168, for full information regarding installation and inspection.

Standard Conditions
• Planning
Draft Negative Declaration 36 P06-0501, P06-0554 thru P06-0557, P06-0947 4-57

17. There shall be a 30-month time limit in which to commence construction of the project beginning the day following approval by the Planning Commission unless a public hearing is held by City Council; in that event the time limit begins the day following City Council approval.

18. The project must be completed per the Planning Commission and Design Review staff's approval, including all conditions listed in this report. Any subsequent changes to the project must be approved by the Planning Commission or Design Review staff, as applicable. Upon completion of the project, a Design Review staff inspection must be requested, and UTILITIES will not be released until it is confirmed that the approved plans and all conditions have been implemented.

19. This approval is for design concept only, and does not indicate the project has been thoroughly checked for compliance with all requirements of law. As such, it is not a substitute for the formal building permit plan check process, and other changes may be required during the plan check process.

20. The plans shall be submitted for plan check review to assure that all required conditions have been met prior to exercising of this permit.

21. The required landscape/irrigation, wall, sign, exterior lighting plans as well as detailed plans and catalog cuts for common open space areas shall be submitted for review and approval of Design Review staff. Design modifications may be required as deemed necessary. A separate application and filing fee is required for landscape/irrigation plan and sign review. The landscaping/irrigation, wall and fence, and exterior lighting plans must be submitted prior to building permit issuance.

22. The subject property shall be developed and operated substantially as described in the text of this report and as shown on the plot plan on file with this case except for any specific modifications that may be required by these conditions of approval.

23. The applicant shall continually comply with all applicable rules and regulations in effect at the time permit is approved and exercised and which may become effective and applicable thereafter.

Enumeration of the conditions herein shall not exclude or excuse compliance with all applicable rules and regulations in effect at the time this permit is exercised.

25. In approving this case, it has been determined that the proposed project could have the potential for adverse effects on wildlife resources and the applicant is Depoilt on is lie wit the Couayd Game fees at the time the Notice of Draft Negative Declaration 37 P06-0501, P06-0554 thru P06-0557, POG-0947 4-58

26. Within 30 days of approval of this case by the City the developer shall execute an agreement, approved by the City Attorney's Office to defend, indemnify, including reimbursement, and hold harmless the City of Riverside, its agents, officers and employees from any claim, action, or proceeding against the City of Riverside, its agents, officers, or employees to attack, set aside, void, or annul, an approval by the City's advisory agency, appeal board, or legislative body concerning this approval, which action is brought within the time period provided for in Section 66499.37 of the Government Code. The City will promptly notify the developer of any such claim, action or proceeding and the City will cooperate in the defense of the proceeding.
• Police Department

27. Compliance with Crime Free Multi-Housing guidelines, provision for a site map at the entrance to the residential and perimeter fencing.

Fire Department

28. An automatic fire sprinkler system is required by City Ordinance. Under separate cover, submit plans for the automatic fire sprinkler systems) and obtain approval from the Fire Department prior to installation. Systems exceeding 99 sprinkler heads shall be provided with supervisory service and shall be monitored by an approved facility. Post Indicator valves, Detector Check control valves and water flow switches are required to be central station monitored. Have alarm contractor submit plans and obtain approvals prior to installation. Alarm contractor shall provide a copy of a maintenance contract complying with N.F.P.A. 72.

29. Group R, Division 1 occupancies shall be provided with a manual and automatic fire alarm system in apartment houses three or more stories in height or containing 16 or more dwelling units. (See Exceptions, 2001 California Fire Code). Submit plans and obtain approvals from the Fire Department prior to installation.

30. The Congregate Senior Housing facility will require an approved manual and automatic fire alarm system.

31. Requirements for construction shall follow the currently adopted California Building Code and California Fire Code with City of Riverside amendments.

32. Construction plans shall be submitted and permitted prior to construction.

33. Depa regene lease hyprats shall be installed and operational prior to fire

34. Fire Department access is required to be maintained during all phases of construction.

Draft Negative Declaration 38 P06-0501, P06-0554 thru P06-0557, P06-0947 4-59

GENERAL INFORMATION NOTES
• Appeal Information
Actions by the City Planning Commission, including any environmental finding, may be anpealed to the City Council within fifteen calendar days after the decision.

Appeal filing and processing information may be obtained from the Planning Division Public Information Section, 3rd Floor. City Hall.

Draft Negative Declaration 39 P06-0501, P06-0554 thru P06-0557, P06-0947 4-60
R-1-65 RO
R-1-65 R-1-65 R-1-65 R-1- 65 RA
R-1-65 GOLDEN AV
R-1-65 R-1-65 RA
R-3
R-3.

R-3
R:1-65 R-3* M-1.

VAL VERDA AV RIVERWALK PW
M-1 PARKSCAPE DR
R-1-65
R-3
CARMINE ST R-1
CL
MP
4-61
RA

RIVERBAY WY
RA
RA R-1-65
RA
FALLBR
R-3
R-3-40 LOOK
R-3
NORTH
RC
200 400
P06-0501 / 0554 thru 0557 / 0947, Exhibit 1 - Zoning
Feet
RMH RMD RMD RMD :OLR
RD RMD RMD RMH RMD свО

DOVERWOOD DR
OLR
RMH
RMD
RHD
RHD
PFI

RMD -RHD

VAL VERDA AV ANACAPA PL RIVERWALK PW
RHD

RMD MXO

PFI MXO

CARMINE ST
4-62 RMD PFI
RMD
MXO
RMD

RIVERBAY WY
RMD

PFI RMD

OLSEN CT
PFI
RMH
NORTH
RLD:
200 400
P06-0501 / 0554 thru 0557 / 0947, Exhibit 2 - General Plan Feet

ANACAPA PL

PIERCE ST
Remains
MXO
E9-t From MXO to RHD

RIVERWALK PW RIVERSLOPE
NORTH
P06-0501 / 0554 thru 0557 / 0947, Exhibit 3 - Proposed General Plan 150 300 Feet

PIERCE ST
Remains
CL
Remains.

MP
19-7
From RA to R-3-SP
Remains
/R-3

RIVERWALK PW RIVERSLOPE
NORTH
150 300
P06-0501 / 0554 thru 0557 / 0947, Exhibit 4 - Proposed Zoning Feet

ANACAPA PL

PIERCE ST
Subarea
3B
99-t
Subarea ЗА

RIVERWALK PW RIVERSLOPE
NORTH
150 300
P06-0501 / 0554 thru 0557 / 0947, Exhibit 5 - Proposed Specific Plan Feet

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Riverside, California
2001 2000
P06. 0501/0554 thra 0557/0947 EXHIBIT 7
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Griffin &d Industries RIVERWALK COMMONS
Riverside, California

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4-69
SHT. 2

GARDEN APTARTMENTS SITE PLAN
Griffin at Industries RIVERWALK COMMONS
Riverside. California
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Riverside, California
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OVERALL PRELIMINARY LANDSCAPE PLAN
Griffin aM Industries RIVERWALK COMMONS KTGY GROUP
Riverside, Callfornla
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Riverside, Callfornla
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Griffin aM Industries RIVERWALK COMMONS KTGY GROUP
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Griffin &M Industries RIVERWALK COMMONS KTGY GROUP
Riverside, Callfornia
52A HIB FRO
4-78
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Building 'B' Building 'A'
Typical Floor Plan Typical Floor Plan
Two Story Two Story
Griffin aL Industries RIVERWALK COMMONS KTGY GROUPS
Riverside, California
P06. 0501/0554 thre 0557/0947 EXHIBIT 9
62-4°
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62-4*
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Garden Apartments Typical Floor Plan
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Griffin &L Industries RIVERWALK COMMONS KY GROUP N
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Griffin & Industries RIVERWALK COMMONS KAY GROUP
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Griffin &L Industries RIVERWALK COMMONS
Architecture •
Riverside, Callfornia
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4,380 S.F. (gross)
Griffin &L Industries RIVERWALK COMMONS
Riverside, California
31-11°
dining
Kitchen
entry lin 24-6*
88-t
bedroom
living
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Unit 1A
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688 S.F. (net)
Griffin & Industries

RIVERWALK COMMONS KY GROUPIE
Riverside, California
MONT - 3009081300
- 88t. kitchen
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795 S.F. (net)
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Riverside, California
kitchen
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00. 18 Apartments
Unit 2A
2 Bed / 2 Bath
970 S.F. (net)
Griffin & Industries RIVERWALK COMMONS

KIGY GROUP AS
Riverside, California
A00200
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31-9°
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bedroom 2 Apartments
patien Unit 2B
2 Bed / 2 Bath
1082 S.F. (net)
Griffin &L Industries RIVERWALK COMMONS
Riverside, California