1 Community & Economic
Development Department
Planning Division
3900 Main Street, 3rd Floor Riverside, CA 92522
951.826.5371 fax 951.826.5981
riversideca.gov/planning
GRADING EXCEPTIONS JUSTIFICATION FORM
INTRODUCTION
Conditional exceptions to the regulations contained in Title 17 of the Riverside Municipal Code (Grading) shall be permitted, subject to Chapter 17.32, upon a determination by the Development Review Committee that exceptional or special circumstances apply to the property. Such exceptional or special circumstances shall include such characteristics as unusual lot size, shape, or topography, drainage problems, or the impracticality of employing a conforming grading plan, by reason or prior existing recorded subdivisions or other characteristics of contiguous properties.
An application for the waiver of any requirement of Title 17 of the Riverside Municipal Code (Grading) shall be filed with the Planning Division prior to the approval of a grading plan.
The application shall contain information which demonstrates that there are exceptional or special circumstances that apply to th e property that would prevent full compliance with this title. The application shall demonstrate the existence of exceptional or special circumstances by making the findings listed on the second page of this form.
APPLICATION
Legal Owner/Applicant/Representative
Printed Name: __________________________________________________________________________ Address: _______________________________________________________________________________ City: _____________________________________________ State: _____________ ZIP: _______________ Daytime Telephone: (____) _______________________ Facsimile: (____) _______________________ Email Address: __________________________________________________________________________ Project/Property Information
Assessor’s Parcel Number(s): ____________________________________________________________ Address: _______________________________________________________________________________ Project Description/Location: ___________________________________________________________ Size of Subject Property (Square Feet/Acres): _____________________________________________ Exceptions Requested
Describe the exceptions requested in detail; Attach a separate sheet if necessary:
________________________________________________________________________________________ Turn 9, LLC
1325 Spruce St., Ste 100
Riverside CA 92507
951 684-0860
[email protected]
249-130-023, 249-130-024, 249-130-053
900 Marlborough Ave, Riverside, CA 92507
2 New Spec Warehouse Buildings Totaling 99,950 SF
5.63 Net Acres / 245,143 SF
ii
2 Rev. 5/17
Required Findings
Answer each of the following questions “yes” or ”no” and then explain your answer in detail.
Questions 1 and 2 must be answered “yes” and question 3 “no” to justify granting an exception. Attach written details if insufficient space is provided on this form. Economic hardship is not an allowable justification for an exception from Title 17 of the Riverside Municipal Code (Grading).
1. Will the strict application of the provisions of this title result in practical difficulties or
2. Are there exceptional circumstances or conditions applicable to the property involved or the intended use or development of the property that do not apply generally to other properties in the same zone or neighborhood? Explain in detail.
3. Will the granting of a waiver be materially detrimental to the public welfare or injurious to the property or improvements in the some of neighborhood in which the property is located? Explain in detail.
unnecessary hardships inconsistent with the general purpose and intent of Title 17 of the Riverside Municipal Code (Grading)? Explain in detail.
To allow retaining walls not open to public view to be up to 9 Foot 8 Inches, where the Grading Code allows a maximum height of 6 feet. All portions of the retaining walls will be screened by truck court walls facing Marlborough Avenue to the North and a 6 Foot meshed fence with vines facing the Gage Canal Multi-Purpose Trail on the southern parcel boundary.
Please see attached sheet for full response.
Please see attached sheet for full response.
Please see attached sheet for full response.
Exceptions Requested
Describe the exceptions requested in detail;
To allow retaining walls not open to public view to be up to 9 Foot 8 Inches, where the Grading Code allows a maximum height of 6 feet. All portions of the retaining walls will be screened by truck court walls facing Marlborough Avenue to the North and a 6 Foot meshed fence with vines facing the Gage Canal Multi-Purpose Trail on the southern parcel boundary.
1. That the strict application of the provisions of this title would result in practical difficulties or unnecessary hardships inconsistent with the general purpose and intent of this title.
The proposed project complies with this finding. Due to difficult topography and boundary conditions along the southerly property line, the project site is significantly restricted. The natural average slope of the site ranges from 5-9% south to north and is bounded by Marlborough Avenue to the north, and the Gage Canal Multi-Purpose Trail to the south. The northwest corner of the site (Marlborough Avenue) is at an elevation of 976 Feet, whereas the southwest corner at the Gage Canal Multi-Purpose Trail is 1011 Feet. The northeast corner of the site (Marlborough Avenue) is at an elevation of 995 Feet, but that southeast corner of the site at the Gage Canal Multi-Purpose Trail is 1024 Feet. There is approximately 35 feet vertical relief across the site running south to north. Most of the propose site has a relatively flat pad at an elevation of 987 Feet for Building A and 995 Feet for Building B with hillsides on the south property boundary.
Due to the challenging site characteristics described, approximately 1.1 acres of the 5.63 net acres are to remain relatively undisturbed and/or utilized for matchup grading, allowing for the proposed grading to match the pad elevation at 987 Feet for Building A and 995 Feet for Building B. This design creates a better utilization of the project site.
By using retaining walls, the project design strikes a balance between the site constraints and the most efficient utilization of the site. Portions of the retaining wall to the south of screened truck courts, which will not be visible to public view, will exceed the maximum height of six feet.
These same walls will be screened from view at the higher elevation Gage Canal Multi-Purpose Trail by a 6 Foot meshed fence with vines. The retaining wall locations, lengths and heights are illustrated in the Grading Exception exhibit.
The wall segments south of the truck yard court walls, which will also not be visible from public views, vary between heights of 1 – 9.8 Feet. There is approximately 1079 linear feet of retaining wall in total, with approximately 181 linear feet exceeding the Grading Code allowed maximum height of 6 feet. Strict application to the Grading Code would require the site to incorporate terracing or excessive gradients which negatively impact effective site utilization and further impact the natural topography that borders the Gage Canal Multi-Purpose Trail and Box Springs Mountain Reserve Park to the south.
2. That there are exceptional circumstances or conditions applicable to the property involved or to the intended use or development of the property that do not apply generally to other property in the same zone or neighborhood.
The proposed project complies with this finding. The project site is uniquely located and shaped, and is significantly restricted due to topography and boundary conditions. The natural average slope of the site ranges from 5-9% going south to north and is bounded by Marlborough Avenue to the north, and the Gage Canal Multi-Purpose Trail to the south. The northwest corner of the site (Marlborough Avenue) is at an elevation of 976 Feet, whereas the southwest corner at the Gage Canal Multi-Purpose Trail is 1011 Feet. The northeast corner of the site (Marlborough Avenue) is at an elevation of 995 Feet, but that southeast corner of the site at the Gage Canal Multi-Purpose Trail is 1024 Feet. Most of the site has a relatively flat pad at an elevation of 987 Feet for Building A and 995 Feet for Building B with hillsides on the south property boundary.
Due to the challenging site characteristics described, approximately 1.1 acres of the 5.63 net acres are to remain relatively undisturbed and/or utilized for matchup grading, allowing for the proposed grading to match the grade of the pad elevation at 987 Feet for Building A and 995 Feet for Building B. The proposed height of the retaining walls does not grant benefit to the project applicant, but rather allows for a more normal development of the project site. The Shape of the site, the topography, boundary conditions, and southern proximity to a Very High Fire Severity Zone, Gage Canal Multi-Purpose Trail and Box Springs Mountain Reserve Park, constitute an exceptional circumstances or conditions applicable to the property involved or to the intended use or development of the property that do not apply generally to other property in the same zone or neighborhood.
3. The granting of a waiver will not be materially detrimental to the public welfare or injurious to the property of improvements in the zone or neighborhood in which the property is located. The proposed project complies with this finding. The proposed retaining walls are are not visible to public view from Marlborough Avenue to the north because of the screened truck yard court walls, nor are they visible from the Gage Canal Multi-Purpose trail to the south because of the proposed 6 Foot meshed fencing with vines. The proposed landscaping design also provides for as much tree screening as possible while under the limitations set fourth by a Very High Fire Severity Zone.
The proposed retaining walls, which vary from 1 – 9.8 Feet in height, will be accompanied by v- ditch drains which help to allow for approximately 1.1 acres of the 5.63 net acres to remain relatively undisturbed and to allow for the preservation of historical draining patterns. These walls are necessary to accommodate the siting of 2 buildings and related parking and walkways.
For these reasons, the granting of the Grading Exception will not be materially detrimental to the public welfare or injurious to the property or improvements in the zone or neighborhood in which the property is located.
N89°43'10"W 677.31'
N00°17'12"E 271.87'
N84°13'03"W 206.89'
N66°49'03"W 278.08'
N43°04'03"W 90.23'
N79°51'12"E 158.81'
N00°05'48"W 436.73'
119.47'
158.11'
352.05'
325.26'
N00°17'12"E 353.39'
137.66'
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69.51'
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N71°55'24"W 36.78'
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Riverside, CA
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951-684-0860
FAX 951-784-2545
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INFORMATION
Wall Legend:
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600 N. Mountain Avenue
Suite C102
Upland, CA 91786
(909) 982-4601
www.valued-eng.com
City of Riverside
3900 Main Street, 3rd Floor
Riverside, CA 92522
Re: PR-2021-00093 Marlborough Development
To whom it may concern:
Please be advised that the proposed lot lines for the above described development will be parallel starting from the most westerly line heading east. The bisecting north-south property line will parallel with westerly line. The far easterly line will not match, due to the underlying parcel map which created the exterior lot lines.
Due to the property being developed on an existing site that slopes north to south at a relative 5% or greater rate, the proposed building and associate d parking lot is being designed with grades that require us to match the adjacent right-of-way on Marlborough Avenue. Since the site has an existing hilly terrain, retaining walls are designed to reduce the elevation and allow for development to occur, without the requirement of large earthwork quantities to be exported from the project site and conveyed along City roads. The current design allows for the site earthwork to balance and reduces/eliminates the need for dirt to be hauled on public infrastructure off of the property.
Feel free to contact me with any questions.
Sincerely,
Jeff Meiter, LS, RCE
Valued Engineering, Inc.
VALUED
Ef/G.INE.ERING., INC
CIVIL ENGINEERING • LAND SURVEYING • LAND PLANN ING