City Council Memorandum
TO: HONORABLE MAYOR AND CITY COUNCIL DATE: JULY 19, 2022 FROM: COMMUNITY & ECONOMIC DEVELOPMENT WARD: 6
DEPARTMENT
SUBJECT: PLANNING CASE PR-2021-001151: ZONING CODE AMENDMENT, DESIGN REVIEW, AND VARIANCE – PROPOSAL BY JIMMY LEE OF T.J. BUILD TO REPURPOSE AN EXISTING OFFICE BUILDING INTO A MIXED-USE DEVELOPMENT – LOCATED AT 3845 LA SIERRA AVENUE, SITUATED ON THE EAST SIDE OF LA SIERRA AVENUE, BETWEEN CHANNING STREET AND MAGNOLIA AVENUE ISSUE:
Approve a request by Jimmy Lee of T.J. Build for a Zoning Code Amendment, Design Review, and Variance to repurpose an existing office building into a mixed-use development, located at 3845 La Sierra Avenue, situated on the east side of La Sierra Avenue, between Channing Street and Magnolia Avenue.
RECOMMENDATIONS:
That the City Council:
Determine that the proposed project is exempt from the California Environmental Quality Act pursuant to Sections 15301 (Existing Facilities), 15332 (In-fill Development Projects) and 15061(b)(3) (Common Sense Exemption) of the CEQA Guidelines, as the project will not have a significant effect on the environment; Approve Planning Case PR-2021-001151 (Rezone, Design Review, Variance) based on the findings outlined in the staff report and summarized in the attached findings and subject to the recommended conditions; and Introduce and subsequently adopt the attached Ordinance amending the Zoning Code.
PLANNING COMMISSION RECOMMENDATION:
On May 12, 2022, the City Planning Commission recommended approval of Planning Case PR-2021-001151, by a vote of 6 ayes, 0 noes and 0 abstentions, with staff recommended conditions of approval (Attachments 2, 3, and 4).
BACKGROUND:
The 0.40-acre project site is developed with a 7,730 square-foot, two-story office building and a surface parking lot. The ground floor is occupied by a dental office (Bond Dental) and the second floor includes four tenant spaces, which have been vacant since 2010.
Surrounding land uses include a multi-family development (Sierra Gardens Apartments) to the north, commercial retail (TJ Mart) to the south, a hotel (American Inn) to the east, and a commercial shopping center (La Sierra Plaza) to the west across La Sierra Avenue.
For additional background, please refer to the May 12, 2022, City Planning Commission staff report, recommended conditions of approval, and minutes (Attachment 2).
DISCUSSION:
The Applicant is requesting approval of Zoning Code Amendment, Design Review, and Variance to repurpose an existing two-story office building into a mixed-use development consisting of residential and commercial uses. The Zoning Code Amendment will amend the zone of the project site from CR-SP – Commercial Retail and Specific Plan (Magnolia Avenue) Overlay Zones to MU-V-SP – Mixed-Use Village and Specific Plan (Magnolia Avenue) Overlay Zones. The Variance will allow the existing parcel for development smaller than required in the Mixed-Use Village Zone. The Design Review considers the site design and building elevations.
The proposed residential component of the project includes four one-bedroom residential units on the second floor and a 3,240 square foot dental office on the ground floor. The proposed units range in size from 848 to 1,000 square feet. Each unit is provided with a private balcony ranging in size from 50 to 76 square feet. Common useable open space is provided in a 625 square foot fitness and recreation room. A total of six parking spaces are proposed for the residential component of the project.
The commercial component of the project includes the existing dental office, which will continue to operate from 8:00 a.m. to 5:00 p.m., Monday through Friday. No changes are proposed to the operational characteristics. A total of 18 parking spaces will serve the existing dental office.
As proposed, granting the Zoning Code Amendment and Variance will facilitate a mixed-use development that will further the objectives of the Magnolia Avenue Specific Plan and General Plan 2025. The Zoning Code Amendment to the MU-V – Mixed Use Village Zone will be consistent with the underlying General Plan land use designation of MU-V – Mixed Use – Village and enhance the role of La Sierra District as a major employment center in the City. Findings in support of the Variance for lot size can be made given that the property is an existing parcel and the building on the property complies with the minimum lot width, lot depth, and building setback requirements of the Mixed-Use Zone.
PUBLIC COMMENT:
Public notices were mailed to property owners within 300 feet of the site. As of the writing of this report, no responses have been received by staff regarding this project.
STRATEGIC PLAN ALIGNMENT:
This project contributes to the Envision Riverside 2025 Strategic Priority 2 – Community Well-Being and Goal 2.1 - Facilitate the development of a quality and diverse housing supply that is available and affordable to a wide range of income levels, and Strategic Priority 3 – Economic Opportunity and Goal 3.3 – Cultivate a business climate that welcomes innovation, entrepreneurship and investment.
This item aligns with each of the five Cross-Cutting Threads, as follows:
Community Trust – The proposed project has gone through a transparent entitlement process where public input is encouraged including a 20-day review period of the Mitigated Negative Declaration and at public hearings.
Equity – The proposed project includes a community service and residential use that will serve the community as a whole.
Fiscal Responsibility – The proposed project will not have a fiscal impact on the City as all fiscal responsibility are borne by the applicant.
Innovation – The proposed project has been designed to be sensitive to the adjacent residential uses.
Sustainability and Resiliency – The proposed project is designed to meet the current and future needs of the community.
FISCAL IMPACT:
There is no fiscal impact associated with this action since all costs are borne by the applicant.
Prepared by: Chris Christopoulos, Interim Community & Economic Development Director Certified as to
availability of funds: Edward Enriquez, Interim Assistant City Manager/Chief Financial Officer/Treasurer
Approved by: Rafael Guzman, Assistant City Manager
Approved as to form: Phaedra A. Norton, City Attorney
Attachments:
Ordinance Amending the Zoning Map
City Planning Commission Report – May 12, 2022
City Planning Commission Recommended Conditions – May 12, 2022 City Planning Commission Minutes – May 12, 2022
Notice of Public Hearing
Presentation
H748-005 -- 3012167.1
H748-005 -- 3012167.1
H748-005 -- 3012167.1
PR-2021-001151 ● Page 7