Planning Commission
Memorandum
Community & Economic Development Department Planning Division 3900 Main Street, Riverside, CA 92522 | Phone: (951) 826-5371 | RiversideCA.gov
PR-2021-001208
PLANNING COMMISSION HEARING DATE: DECEMBER 8, 202 2
AGENDA ITEM NO.: 4
PROPOSED PROJECT
Case Number PR-2021-001208 (Zoning Code Map Amendment and Design Review) Request
To consider the following entitlements to facilitate the development of an office building and associated parking lot:
1. Zoning Code Map Amendment to change the zone from R-1-7000 – Single Family Residential Zone to O – Office Zone; and
2. Design Review of project plans.
Applicant Steve Kienle of Kienle & Kienle Investments
Project
Location
8568 and 8540 Indiana Avenue ,
situated on the south side of Indiana
Avenue between Bernard and
Vance Streets
APN 231-180-007, 231-180-019
Project Area 1.44 acres
Ward 5
Neighborhood Presidential Park
General Plan
Designation O - Office
Zoning
Designation
R-1-7000 – Single Family Residential
Zone
Staff Planner
Judy Egüez, Senior Planner
951-826-3969
[email protected]
PR-2021-001208
RECOMMENDATIONS
Staff recommends that the Planning Commission:
1. RECOMMEND that the City Council DETERMINE that the proposed project is exempt from the California Environmental Quality Act (CEQA) review pursuant to Section 15061.b.3 (Common Sense exemption ), Section 15301 (Existi ng Facilities), Section 15303 (New Construction or Conversion of Small Structures), and Section 15311 (Accessory Structures) of the CEQA Guidelines, as the project will not have a significant effect on the environment; and
2. RECOMMEND that the City Council APPROVE PR-2021-001208 (Zoning Code Map Amendment and Design Review) based on the findings outlined in the staff report and summarized in the attached findings and subject to the recommended conditions (Exhibits 1 and 2).
SITE BACKGROUND
The project site consists of two contiguous parcels totaling 1.44 ac res, partially developed with a vacant single family residence and detached garage (Exhibit 3). Surrounding land uses include commercial to the north (across Indiana Avenue) and single family residences to the south, east, and west (Exhibit 4).
PROPOSAL
The applicant is requesting approval of a Zoning Code Map Amendment and Design Review to facilitate the development of an office building and associated parking lot . The existing vacant single family residence, consisting of 1,180 square feet, will be remodeled and converted into an office building and the detached garage is proposed to be demolished as part of the project.
The office building is proposed to be an administrative support office for the Walter’s Automotive Group. The project site will be served by 139 parking spaces , which will be used by the administrative support office staff, as well as serve as a satellite parking lot for employees at Porsche Riverside, located across the street at 8341 Indiana Avenue.
Access to the site will be provided via two two-way curb cuts along Indiana Avenue.
PROJECT ANALYSIS
Authorization and Compliance Summary
Consistent Inconsistent
General Plan 2025
The project will be consistent with the existing General Plan land use designation of O – Office (Exhibit 5), w hich provides space for a variety of different office uses, including general business and medical offices. Supportive retail and commercial uses, such as mailing centers, cafes, and restaurants, would support the offices in this designation.
The proposed project is also consistent with General Plan 2025 Land Use and Urban Design Element Objectives, Goals and Policies of the Presidential Park Neighborhood and will further the intent of the General Plan 2025 through consistency with the following objective:
☐
PR-2021-001208
Consistent Inconsistent
• Objective LU -77: Enhance the non -automotive of
Presidential Park, including the residential and industrial areas, maintaining long -term compatibility among the
neighborhood’s diverse uses.
Zoning Code Land Use Consistency (Title 19)
The project will be consistent with the proposed O - Office Zone (Exhibit 6), as it intended for offices for administrative, business and professional activities that involve a relatively low volume of direct customer contact. The O – Office Zone permits offices by right, subject to Design Review approval.
The proposed project is consistent with the applicable development standards of the O – Office Zone.
☐
Compliance with Citywide Design & Sign Guidelines
The proposed project substantially meets the objectives of the Citywide Design Guidelines for new commercial development related to building siting and orientation, massing, articulation and architectural treatment, parking layout, landscaping, service area and equipment screening and lighting. As pr oposed and
conditioned, the proposed project is consistent with the Citywide Design Guidelines.
☐
Riverside County Airport Land Use Compatibility Plan
The proposed project is in Zone E (Other Airport Environs ) of the Riverside Municipal Airport Land Use Compatibility Plan. On July 14, 2022, the Riverside County Airport Land Use Commission (ALUC) determined the proposed project to be consistent with the 20 05 Riverside Municipal Airport Land Use Compatibility Plan, subject to conditions of approval (Exhibit 8).
☐
COMPLIANCE WITH APPLICABLE DEVELOPMENT STANDARDS
Chapter 19.110 – O - Office Zone Development Standards Standard Proposed Consistent Inconsistent
Floor Area
Ratio 1.0 0.01 ☐
Minimum Lot
Area 20,000 square feet 62,622 square feet ☐
Minimum Lot
Width 65 feet 294 feet ☐
Minimum Lot
Depth 100 feet 213 feet ☐
Building Height 40 feet 14 feet, 2 inches ☐
Setbacks Front 15 feet 24 feet, 11 inches (North) ☐
PR-2021-001208
Chapter 19.580 – Parking and Loading Development Standards Standard Proposed Consistent Inconsistent
Parking
Requirements
1 space/ 250 square
feet (1,180 square feet)
= 5 spaces
139 spaces ☐
Landscape
Setback
Front 15 feet 15 feet
(Indiana Avenue) ☐
Property lines
shared with a
residentially
zoned or used
lot
5 feet
10-14 feet (South)
14 feet, 6 inches (East)
5 feet (West)
☐
Screen Wall
6 feet in height when
parking adjoins any
residentially zoned or
used lot
6 foot high perimeter wall,
when adjacent to parking ☐
FINDINGS SUMMARY
Zoning Code Map Amendment
The proposal to apply the O – Office Zone is consistent with the existing General Plan land use designation of the project site. The proposed Zoning Code Map Amendment will not adversely affect surrounding properties, as the proj ect was purposefully designed to be sensitive to the adjacent residential properties. Furthermore, the proposed amendment promotes public health, safety, and general welfare and serves the goals and purposes of the Zoning Code.
ENVIRONMENTAL REVIEW
The proposed project is exempt from the California Environmental Quality Act (CEQA) review pursuant to Section 15061.b.3 (Common Sense), Section 15301 (Existing Facilities), Section 15303 (New Construction or Conversion of Small Structures), and Section 15311 (Accessory Structures) of the CEQA Guidelines, as the project will not have a significant effect on the environment.
PUBLIC NOTICE AND COMMENTS
Public hearing 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 Planning Staff.
STRATEGIC PLAN ALIGNMENT
This project contributes to the Envision Riverside 2025 City Council Strategic Priority 3 – Economic Opportunity (Goal 3.3 – Cultivate a business climate that welcomes innovation, entreprene urship and investment).
This item aligns with each of the five Cross-Cutting Threads, as follows:
Interior Sides 5 feet 54 feet, 6 inches (East)
206 feet, 9 inches (West)
☐
Rear 15 feet 139 feet, 6 inches (South) ☐
PR-2021-001208
1. Community Trust – The proposed project requires public hearings by the Planning Commission and City Council. Additionally, public comment is encouraged throug hout the process through the 15-day public noticing period and at public hearings.
2. Equity – The proposed project will provide employment opportunities available to all residents.
3. Fiscal Responsibility – All fiscal responsibility for the proposed project is borne by the applicant.
4. Innovation – The proposed project has been designed to be sensitive to the adjacent residential uses.
5. Sustainability and Resiliency – The proposed project will be required to follow all requirements related to water collection, recycling, and conservation.
APPEAL INFORMATION
Actions by the City Planning Commission, including any environmental finding, may be appealed to the City Council within ten calendar days after the decision. Appeal filing and processing information may be obtained from the Planning Division, 3rd Floor, City Hall.
EXHIBITS LIST
1. Staff Recommended Findings
2. Staff Recommended Conditions of Approval
3. Existing Site Photos
4. Location Map
5. General Plan Map
6. Existing and Proposed Zoning Maps
7. Project Plans ( Site Plan/Grading Plan, Floor Plan/Demo Plan , Colored Elevation/Roof Plan, Conceptual Landscape Plan, Photometric Site Plan, Project Description)
8. Airport Land Use Commission (ALUC) Determination - Dated July 15, 2022
Prepared by: Judy Eguez, Senior Planner
Reviewed by: Brian Norton, Principal Planner
EXHIBIT 1- STAFF RECOMMENDED FINDINGS December 8, 2022
PLANNING CASE: PR-2021-001208 (Zoning Code Map Amendment and Design Review)
A. Zoning Code Amendment Findings Pursuant to Chapter 19.810.040
1. The proposed Zoning Code Map Amendment is generally consistent with the goals, policies, and objectives of the General Plan;
2. The proposed Zoning Code Map Amendment will not adversely affect surrounding properties; and
3. The proposed Zoning Code Map Amendment promotes public health, safety, and general welfare and serves the goals and purposes of the Zoning Code.
EXHIBIT 1 – FINDINGS
COMMUNITY & ECONOMIC DEVELOPMENTDEPARTMENT PLANNING DIVISION EXHIBIT 2 - STAFF RECOMMENDED CONDITIONS OF APPROVAL December 8, 2022
PLANNING CASE: PR-2021-001208 (Zoning Code Map Amendment and Design Review) Planning Division
1. Plans shall conform to the exhibits attached to this report. Proposed modifications to the approved design shall be submitted to the Planning Division and shall include revised exhibits and a narrative description of the proposed modifications. The Applica nt is advised that additional development applications and fees may be required.
2. All conditions of Riverside County Airport Land Use Commission case ZAP 1104RI22 shall apply.
3. Advisory: Signs shall be permitted in accordance with Chapter 19.620 of the Zoning Code.
Any new signs shall be subject to separate review and assessment. A separate sign application, including fees and additional sets of plans, will be necessary prior to sign permit issuance.
Prior to Issuance of Grading Permit:
4. A 40-scale precise grading plan shall be submitted to the Planning Division and include:
a. Hours of construction and grading activity are limited to between 7:00 a.m. and 6:00 p.m. weekdays and 8:00 a.m. and 5:00 p.m. Saturday; b. No construction noise is permitted on Sundays or Federal Holidays; c. Compliance with City adopted interim erosion control measures; d. Compliance with any applicable recommendations of qualified soils engineer to minimize potential soil stability problems;
e. Include a note requiring the developer to contact Underground Service Alert at least 48 hours prior to any type of work within pipeline easement; and f. Identification of location, exposed height, material, and finish of any proposed retaining walls.
During Grading and Construction Activities:
5. Construction and operation activities on the property shall be subject to the City’s Noise Code (Title 7), as well as the County of Riverside’s Noise Code (Title 9) which limits construction noise to 7:00 a.m. to 6:00 p.m. weekdays, and 8:00 a.m. to 5:00 p.m.
Saturdays. No construction noise is permitted on Sundays or federal holidays.
6. The project shall comply with all existing State Water Quality Control Board and C ity storm water regulations, including compliance with NPDES requirements related to construction and operation measures to prevent erosion, siltation, transport of urban pollutants, and flooding.
7. The Construction Contractor shall place all stationary cons truction equipment so that emitted noise is directed away from sensitive receptors nearest the project site.
EXHIBIT 2 – STAFF RECOMMENDED CONDITIONS OF APPROVAL
COMMUNITY & ECONOMIC DEVELOPMENTDEPARTMENT PLANNING DIVISION EXHIBIT 2 - STAFF RECOMMENDED CONDITIONS OF APPROVAL December 8, 2022
8. The Construction Contractor shall locate equipment staging in areas that will create the greatest distance between construction -related noise sourc es and noise -sensitive receptors nearest the project site during all project construction.
9. To reduce construction related particulate matter air quality impacts of projects the following measures shall be required:
a. The generation of dust and fugitive dust shall be controlled as required by SCAQMD Rule 403;
b. Grading activities shall cease during period of high winds (greater than 25mph); c. Trucks hauling soil, dirt or other emissive materials shall have their loads covered with a tarp or other protective cover as determined by the City Engineer; d. Contractor shall prepare and maintain a traffic control plan, prepared, stamped and signed by either a licensed Traffic Engineer or a Civil Engineer. The preparation of the plan shall be in accordance with Chapter 5 of t he latest edition of the Caltrans Traffic Manual and the State Standard Specifications. The plan shall be submitted to Public Works Department for review and approval. The Traffic Plan shall include, but is not limited to, rerouting construction related t raffic off congested streets, consolidating truck deliveries, and providing temporary dedicated turn lanes for movement of construction traffic to and from site. Work shall not commence without an approval traffic control plan from the Public Works Department;
e. Streets shall be swept at the end of the day if visible soil material is carried onto adjacent paved public roads;
f. Trucks and other equipment shall be washed when leaving the site; g. Ground cover in disturbed areas shall be replaced immediately after construction; h. Disturbed/loose soil shall be kept moist at all times; and i. A 15 mile per hour speed limit shall be enforced on unpaved portions of the construction site.
10. The applicant shall be responsible for erosion and dust control during both the grading and construction phases of the project.
11. To reduce diesel emissions associated with construction, construction contractors shall provide temporary electricity to eliminate the need for diesel powered generators or provide evidence that electrical hook ups at construction sites are not cost effective or feasible.
12. The project contractors shall equip all construction equipment, fixed or mobile, with properly operating and maintained mufflers consistent with manufacturers’ standards.
13. Noise reducing design featur es shall be utilized consistent with standards in Title 24 California Code of Regulations and Title 7 of the Municipal Code.
Prior to Building Permit Issuance:
14. The Zoning Code Map shall be amended as shown in Exhibit 6 contained in the attached City Planning Commission staff report dated December 8, 2022.
15. Landscaping and Irrigation Plans shall be submitted to the Planning Division for review.
Design modifications may be required as deemed necessary. Separate applications and filing fees are required. Include the following on the plans:
EXHIBIT 2 - STAFF RECOMMENDED CONDITIONS OF APPROVAL December 8, 2022
a. Provide a mix of evergreen trees and shrubs along the south, east, and property lines, adjacent to the residentially zoned or used properties , to the satisfaction of staff;
b. Provide enhanced landscaping along Indiana Avenue to adequately screen vehicles from public view, to the satisfaction of staff; and c. One shade tree for every four parking stalls shall be provided.
16. Photometric/Lighting Plan: A photometric study and manufactu rer's cut sheets of all exterior lighting on the building, in the landscaped areas, parking lots and pedestrian paths shall be submitted for review and approval.
a. All on -site lighting shall provide a minimum intensity of one foot -candle and a maximum of ten foot-candles 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);
b. The light sources shall be hooded and shielded to minimize off -site glare, shall not direct lig ht skyward and shall be directed away from adjacent properties and public rights-of-ways;
c. If lights are proposed to be mounted on buildings, down-lights shall be utilized; d. Light poles shall not exceed 20 feet in height, including the height of any concrete or other base material;
e. Light poles within 50 feet of residential zone or uses shall not exceed 14 feet in height, including the height of any concrete or other base material; and f. For safety, all pedestrian paths shall be adequately lighted throughout the project.
17. Fence and Wall Plan: Revise the wall and fence plan such that the plan provided for building permit plan check incorporates the following changes:
a. All freestanding and retaining walls shall be constructed of, or finished in, a decorative material;
b. All walls shall include a decorative cap; and
c. Specify the color and materials of all proposed walls.
18. Staff Required Plot Plan Conditions : Revise the submitted plot plan such that the plan provided for building permit plan check incorporates the following changes:
a. Verify that all internal drive aisles have a minimum width of 24 feet and all parking stalls are a minimum 9 feet in width by 18 feet in depth; b. A minimum 12 -inch concrete walkway, including curb width, shall be provided along the sides of landsca pe planters whenever the side of a parking stall is adjacent to a planter; and
c. Provision for accessible parking as deemed necessary by Building and Safety Division.
19. Staff Required Trash Enclosure Conditions: Revise the submitted plot plan such that the plan provided for building permit plan check incorporates the following changes:
d. The trash enclosure shall be constructed of decorative masonry; and e. The trash enclosure shall be constructed with an overhead trellis.
EXHIBIT 2 - STAFF RECOMMENDED CONDITIONS OF APPROVAL December 8, 2022
20. Staff Required Building Elevations Conditions: Revise the submitted building elevations such that the plans provided for building permit plan check incorporate the following changes:
a. The building elevations submitted for building permits shall clearly specify all building materials and colors to match the materials and colors as approved by the City Planning Commission; and
b. Roof-mounted mechanical equipment (if any) shall not protrude above the height of the building parapet wall.
21. Plans submitted for staff review shall specify the location, design and color of all domestic water meters, backflow preventers and utility cabinets subject to Planning and Public Utilities review and approval. The visibility of such facilities shall be mi nimized to Planning Department review and approval through means including but not limited to relocation, berming, landscaping, and/or installation of a screen wall.
22. Submit three sets of plans depicting the preferred location for above ground utility transformers 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. T he 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 scre ening. 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.
23. Ground mounted equipment shall be fully screened from the public right -of-way.
Prior to Release of Utilities and/or Occupancy:
24. 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. Contact the Case Planner, at (951) 826 -5371 to schedule the final inspection at least one week prior to needing the release of utilities.
Site Operation Standards:
25. Outdoor storage of vehicles is not permitted on site.
26. Employee vehicles shall be removed from the site at the end of every day.
Standard Conditions:
27. There is a 24-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.
28. The Zoning Code Map Amendment and Design Review may be granted time extensions by the Community & Economic Development Director, or their designee, up to a total of five years beyond the original approval expiration date prior to issuance of any building permits. At the exhaustion of the Community & Economic Development Department Director approved extensions, the original Approving or Appeal Authority following a public hearing noticed pursuant to Section 19.670.030 (Notice of Hearing for Discretionary Actions Requiring a Public Hearing), may grant one final permit extension of up to two years. Once a building permit has been issued, the development will be considered EXHIBIT 2 - STAFF RECOMMENDED CONDITIONS OF APPROVAL December 8, 2022
vested and time extensions are no longer needed. A public h earing notification fee is required of the applicant in such case, in addition to a time extension fee.
Please be advised that the applicant will not be notified by the planning division about the pending expiration of the subject entitlement.
29. 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.
30. 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.
31. This project shall fully and continually comply with all applicable conditions of app roval, 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 ca se. Failure to do so will be grounds for Code Enforcement action, revocation, or further legal action.
32. The plans shall be submitted for plan check review to assure that all required conditions have been met prior to exercising of this permit.
33. The subject p roperty 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.
34. 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.
Building and Safety
Prior to Building Permit Issuance:
35. Any owner or owner's authorized agent who intends to construct, enlarge, alter, repair, move, demolish or change the occupancy of a building or structure, or to erect, install, enlarge, alter, repair, remove, convert or replace any electrical, gas, mechanical or plumbing system, the installation of which is regulated by this code, or to cause any such work to be performed, shall first make application to the building official and obtain the required permit. [CBC 105.1] Applicant must submit a complete set of Tenant Improvement plans for review and approval prior to commencement of proposed work.
Public Works – Land Development
36. Storm Drain construction will be contingent on engineer's drainage study.
37. Deed for widening Indiana Avenue along project frontage to 44’ from mo nument centerline to Public Works specifications.
38. Size, number and location of driveways to Public Works specifications.
39. Closure of unused driveway(s) to Public Works specifications.
EXHIBIT 2 - STAFF RECOMMENDED CONDITIONS OF APPROVAL December 8, 2022
40. Prior to Building Permit Issuance, the Developer shall complete a lot l ine adjustment to consolidate the project site parcels to the satisfaction of the Planning Division and Public Works Department.
41. Prior to Permit Issuance, add the following notes to the site/plot or landscape plans and email PDF to [email protected] for review and approval:
a. Plant 24” box size Magnolia grandiflora 'St Mary' if there is right -of-way along Indiana Avenue. Prior to any planting, Tree Inspector to determine precise locations (and quantities) at time of scheduled site inspection after fine grading and hardscape installation is complete. Planting, staking, irrigation, root barriers to Landscape & Forestry specifications.
42. Double trash enclosure required per public works specifications.
43. Prior to final inspection for the development projec t, the applicant shall pay the Transportation Uniform Mitigation Fee (TUMF) in accordance with the fee schedule in effect at the time of payment. If the project improvements include qualifying right-of-way dedications and/or street improvements to a TUMF regional arterial roadway as identified on the Regional System of Highways and Arterials, the developer may have the option to enter into a Credit/ Reimbursement Agreement with the City and Western Riverside Council of Governments (WRCOG) to recover costs for such work based on unit costs as determined by WRCOG.
The terms of the agreement shall be in accordance with the RMC Chapter 16.68 and the TUMF Administrative Plan requirements. Credit/reimbursement agreements must be fully executed prior to receivin g any credit/reimbursement. An appraisal is required for credit/reimbursement of right of way dedications and credit/reimbursement of qualifying improvements requires the public bidding and payment of prevailing wages in accordance with State Law. For fu rther assistance, please contact the Public Works Department.
44. 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 i mpervious 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 WQMP and provides a detailed description of their implementation; c. Incorporates Treatment Control BMP's as described in the Santa Ana River Region WQMP and provides information regarding design considerations; d. Describes the long -term operation and maintenanc e 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.
45. 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 WQMP in the Home Owners Association or Property Owners Association Conditions, Covenants and Restrictions (C,C&R's); formation of EXHIBIT 2 - STAFF RECOMMENDED CONDITIONS OF APPROVAL December 8, 2022
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.
46. 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.
47. 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 WQMP; and
c. Demonstrate that an adequate number of copies of the approved project - specific WQMP are available for the future owners/ occupants.
48. 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 and Fire Department specifications.
Public Works – Traffic Engineering
49. Prior to the Issuance of Certificate of Occupancy, the applicant shall construct a stop sign (R1-1), stop bar, stop legend, at the project driveways. All signage and striping improvements must comply with the most current California Manual of Uniform Tr affic Control Devices (MUTCD) standards. The contractor shall complete the construction work with an approved Public Works Permit. The installation of the signage and striping shall be completed to the satisfaction of the Director of Public Works. The appl icant is solely responsible for the procurement and installation of this infrastructure improvement.
View of the existing residence looking south from Indiana Avenue View of the site looking south from Indiana Avenue
PR-2021-001208 (RZ, DR) - Exhibit 3 - Site Photos
View of the site looking west
View looking north along Indiana Avenue
PR-2021-001208 (RZ, DR) - Exhibit 3 - Site Photos
INDIANA AV
DIANA AVEMILY CT
DELIA CT
TRIMPOT LN
KIRKLEE
LN LORISAWY
BERNARD ST
AMY CT
VANCE ST
HOFFMAN AV
PATRICIA WY
DOYLE ST
NPR-2021-001208 (RZ, DR) - Exhibit 4 - Location Map 0 15075 Feet
Project Site
Legend
Project Site
INDIANA AV
DIANA AVEMILY CT
DELIA CT
TRIMPOT LN
KIRKLEE
LN LORISAWY
BERNARD ST
AMY CT
VANCE ST
HOFFMAN AV
PATRICIA WY
DOYLE STCBUSP
C
MDR
MDR
MDR
O
MHDR
MDR
MDR
MDR
NPR-2021-001208 (RZ, DR) - Exhibit 5 - General Plan Map 0 15075 Feet
General Plan Land Use Designation:
O - Office
Legend
Project Site
C - Commercial
CBUSP - CBU Specific Plan
MDR - Medium Density Residential
MHDR - Medium High Density Residential
O - Office
CBUSP
SP
CG
SP
R-1-7000
R-1-7000
O
CR
S-1-X
R-3-2500
R-1-7000
R-1-7000
R-1-7000
MELOSAWY
GREEN
GATE WY
DELIA CT
KIRKLEE LN
KELISA
WY
INDIANA AV
STARKST
TRIMPOT LN
BERNARD ST
AMY CT
DOYLE ST
VANCE ST
DIANA AV
MELOSA WY
LORISA WY
PATRICIA WY
PALOMAWY
MARLENE ST
HOFFMAN AV
N
PR-2021-001208 (RZ, DR) - Exhibit 6 - Existing and Proposed Zoning Maps 0 15075 Feet
Proposed Zoning:
O - Office
CBUSP
SP
CBUSP
SP
CG
SP
R-1-7000
R-1-7000
O
R-1-7000CR
S-1-X
R-3-2500
R-1-7000
R-1-7000
R-1-7000
KIRKLEE LN
DIANA AV
TRIMPOT LN
INDIANA AV
GREEN
GATE WY
HOFFMAN AV
DELIA CT
AMYCT
BERNARD ST
VANCE ST
PATRICIA WY
LORISA WY
PALOMA WY
MARLENE ST
Existing Zoning:
R-1-7000 - Single Family Residential
Legend
Project Site
Zoning Designation
CBU Specific Plan
CG - Commercial General
CR - Commercial Retail
O - Office
R-1-7000 - Single Family Residential
R-3-2500 - Multiple Family Residential N
Legend
Project Site
Zoning Designation
CBU Specific Plan
CG - Commercial General
CR - Commercial Retail
O - Office
R-1-7000 - Single Family Residential
R-3-2500 - Multiple Family Residential
PR-2021-001208 (RZ, DR) - Exhibit 7 - Project Plans
WH
1 2 3 4 5
A
B
C
D
E
F
G
20'-0"
27'-0"
26'-0"
44'-2"
22'-8"
7'-6"
14'-6" 1'-0"6'-0"
10'-10" 4'-7" 10'-8"
20'-0"
27'-0"
26'-0"
44'-2"
22'-8"
7'-6"
14'-6" 1'-0"6'-0"
1 2 3 4 5
A
B
C
D
E
F
G
10'-10" 4'-7" 10'-8"
114 SF
Office 2 97 SF
Office 3
113 SF
Office 1
146 SF
Break Room
125 SF
Office 4
308 SF
Reception
65 SF
All-Gender Bath
508 SF
Storage
EXISTING 2x WOOD STUD
WALL TO REMAIN
EXISTING 2x WOOD STUD
WALL TO BE REMOVED
% &QWI#PFTGUGP#TEJKVGEVGZRTGUUN[TGUGTXGUJKUEQOOQPNCYEQR[TKIJVCPFQVJGTRTQRGTV[TKIJVUKPVJGUGRNCPU6JGUGRNCPUCTGPQVVQDGTGRTQFWEGFEJCPIGFQTEQRKGFKPCP[HQTOQTOCPPGTYJCVUQGXGTPQTCTGVJG[VQDGCUUKIPGFVQCP[VJKTFRCTV[YKVJQWVHKTUVQDVCKPKPIVJGGZRTGUUYTKVVGPRGTOKUUKQPCPFEQPUGPVQH&QWINCU#PFTGUGP#TEJKVGEV
LICENSED
ARCHITECT
STATE
OF
CALIFORNIA
Douglas
Andresen
C-14504
12-31-21
RENEWAL
DATE
C:\Users\JamesKuiFengAn\Andresen Architecture Inc\AAI - Access\Projects\4_Projects 2020-2029\2021\21-4165 Indiana Storage Lot\Revit\21-4165 Indiana Storage Lot.rvt
6/2/2021 3:53:45 PM
PL2
Floor & Demo
Plan
Proposed Walters Business Center For:
Kienle & Kienle Investments LP.
2 Jun. 2021
21-4165
8568 Indiana Avenue, Riverside, CA 92504
1/4" = 1'-0"
Demo Plan
1/4" = 1'-0"
Floor Plan
Wall Legend
PR-2021-001208 (RZ, DR) - Exhibit 7 - Project Plans
1st Floor
0"
T.P. 1
8' - 1"
(E) Awing to
be Removed
(E) Awing to
be Removed
4 12
4 12
(E) Windows to Remain
(E) Door to be Removed (E) Steps to be Removed
(E) Extended Roof to be Removed
(E) Window to
be Moved
Grade
-1' - 6"
1st Floor
0"
T.P. 1
8' - 1"
Awing to be Removed
4 12
4 12
(E) Sliding Glass Door to Remain
(E) Steps to Remain
Grade
-1' - 6"
1st Floor
0"
T.P. 1
8' - 1"
4 12
4 12
4 12
4 12
Existing Window to Remain
Existing Gable Vent and Fascia
(Dunn Edwards,
Abstract White, DE6232)
(E) Front Porch Steps to Remain
(E) Door to Remain
(Dunn Edwards, Black
Russian, DE6391)
Grade
-1' - 6"
ADA Ramp & Railing to be added
Existing Stucco
(Dunn Edwards,
Calico Rock, DE6229)
Existing Roof Shingles
Existing Masonry Fireplace
Existing Wood Posts and Trim
(Dunn Edwards,
Abstract White, DE6232)
1st Floor
0"
T.P. 1
8' - 1"
4 12
4 12
2 12
Grade
-1' - 6"
Existing Window to Remain
Existing Gable Vent and Fascia
(Dunn Edwards,
Abstract White, DE6232)
Existing Stucco
(Dunn Edwards,
Calico Rock, DE6229)
Existing Roof Shingles
Existing Masonry Chimney
Existing Wood Posts and Trim
(Dunn Edwards,
Abstract White, DE6232)
4:12 4:12
4:12 4:12
4:12 4:12
4:12 4:12
2:12
RIDGE
RIDGE
RIDGEVA
LLEY
VA
LLEY
RIDGE
VA
LLEY
VA
LLEY
RIDGE
1st Floor
0"
T.P. 1
8' - 1"
8'-1"
Grade
-1' - 6"
Existing Window to Remain
Existing Stucco
(Dunn Edwards,
Calico Rock, DE6229)
Existing Roof Shingles
Existing Trim
(Dunn Edwards,
Abstract White, DE6232)
Existing Gable Vent and Fascia
(Dunn Edwards,
Abstract White, DE6232)
1st Floor
0"
T.P. 1
8' - 1"
Grade
-1' - 6"
4 12
4 12
Existing Window
Existing Stucco
(Dunn Edwards,
Calico Rock, DE6229)
Existing Roof Shingles
Existing Trim
(Dunn Edwards,
Abstract White, DE6232)
Existing Gable Vent and Fascia
(Dunn Edwards,
Abstract White, DE6232)
C 2020 Doug Andresen, Architect expressly reserves his common law copyright and other property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever, nor are they to be assigned to any third party without first obtaining the express written permission and consent of Douglas Andresen, Architect.
LICENSED
ARCHITECT
STATE
OF
CALIFORNIA
Douglas
Andresen
C-14504
12-31-23
RENEWAL
DATE
C:\Users\flory\Andresen Architecture Inc\AAI - Access\Projects\4_Projects 2020-2029\2021\21-4165 Indiana Storage Lot\Revit\21-4165 Indiana Storage Lot.rvt 3/23/2022 6:19:23 PM PL3
Ext. Elevations &
Roof Plan
Proposed Walters Business Center For:
Kienle & Kienle Investments LP.
23 Mar. 2022
21-4165
8568 Indiana Avenue, Riverside, CA 92504
1/4" = 1'-0"
East Elevation (Existing)
1/4" = 1'-0"
North Elevation (Existing)
1/4" = 1'-0"
South Elevation (Proposed)
1/4" = 1'-0"
West Elevation (Proposed)
1/8" = 1'-0"
Roof Plan
1/4" = 1'-0"
North Elevation (Proposed)
1/4" = 1'-0"
East Elevation (Proposed)
PR-2021-001208 (RZ, DR) - Exhibit 7 - Project Plans
Rhus lancea
African Sumac
PR-2021-001208 (RZ, DR) - Exhibit 7 - Project Plans
C:\Users\NoelAkeh\Andresen Architecture Inc\AAI - Access\Projects\4_Projects 2020-2029\2021\21-4165 Indiana Storage Lot\Revit\21-4165 Indiana Storage Lot.rvt10/1/2021 4:33:08 PM Proposed Walters Business Center For:
Kienle & Kienle Investments LP.
2 Jun. 2021
21-4165
8568 Indiana Avenue, Riverside, CA 92504
Proposed Walters Business Center For:
Kienle & Kienle Investments LP.
8568 Indiana Avenue, Riverside, CA 92504 PHOTOMETRIC SITE PLAN EFC
1/16" = 1'-0"
Photometric Site Plan
Indiana Avenue
PR-2021-001208 (RZ, DR) - Exhibit 7 - Project Plans
Project Description
The proposed project is located at 8568 Indiana Avenue in the City of Riverside consisting of two parcels (APN 231-180-019 and APN 231-180-007). The proposed project consists of an office building through the process of converting an existing on-site home, and the construction of an accompanying parking lot for employees and customers. The site is currently zoned for residential use, therefore a change of zone will be required for the two parcels, totaling approximatel y 1.44 acres, changing from the R-1-7000 Single Family Residential Zone to the O - Office Zone. Also required is a Minor Conditional Use Permit to allow for the development of the office conversion and the construction of new parking lot on the project site.
PR-2021-001208 (RZ, DR) - Exhibit 7 - Project Plans
CHAIR
Steve Manos
Lake Elsinore
VICE CHAIR
Russell Betts
Desert Hot Springs
COMMISSIONERS
Vacant
John Lyon
Riverside
Steven Stewart
Palm Springs
Richard Stewart
Moreno Valley
Michael Geller
Riverside
STAFF
Director
Paul Rull
Simon A. Housman
Jackie Vega
Barbara Santos
County Administrative Center
4080 Lemon St.,14th Floor.
Riverside, CA 92501
(951) 955-5132
www.rcaluc.org
RIVERSIDE COUNTY
AIRPORT LAND USE COMMISSION
Jul
y 15, 2022
C
andice Assadzadeh, Project Planner
City of Riverside Planning Department
3900 Main Street, 3rd Floor
Riverside, CA 92522
RE:
AIRPORT LAND USE COMMISSION (ALUC) DEVELOPMENT REVIEW
File No.: ZAP1104RI22
Related File Nos.: PR2021-001208 (Change of Zone, Design Review) Compatibility Zones: Zone E
APNs: 231-180-019, 231-180-007
Dear
Ms. Assadzadeh:
On
July 14, 2022, the Riverside County Airport Land Use Commi ssion (ALUC) found City of Riverside Case Nos. PR2021-001208 (Change of Zone, Design Review), a proposal to convert an existing 1,180 square foot single family residence into an office building on 1.44 acres, located at 8568 Indiana Avenue, northerly of Patricia Way, westerly of Vance Street, and easterly of Bernard Street, and also proposes to change the site’s zoning from R-1-7000 (Single Family Residential Zone) to O (Office Zone) CONSISTENT with the 2005 Riverside Municipal Airport Land Use Compatibility Plan, subject to the conditions listed below.
CO
NDITIONS:
1. A
ny outdoor lighting installed shall be hooded or shielded to prevent either the spillage o
f lumens or reflection into the sky. Outdoor lighting shall be downward fac ing.
2. The following uses are prohibited:
(a
) Any use which would direct a steady light or flashing light of red, white, green, or amber colors associated with airport operations toward an aircraft engaged in an in
itial straight climb following takeoff or toward an aircraft engaged in a straight final approach toward a landing at an airport, other than an FAA -approved nav
igational signal light or visual approach slope indi cator. (b
) Any use which would cause sunlight to be reflected towards an aircraft engaged i
n an initial straight climb following takeoff or towards an aircraft engaged in a straight final approach towards a landing at an airport. (c
) Any use which would generate sm oke or water vapor or which would attract large concentrations of birds, or which may otherwise affect safe air navigation within the area. (Such uses include landscaping utilizing water features, aquaculture, outdoor production of cereal grains, sunflower, a nd row crops, composting operations, wastewater management faciliti es, artificial marshes ,
tra
sh transfer stati ons that are open on one or more sides, recycling centers containing putrescible wastes, construction and demolition debris facili ties, fly PR-2021-001208 (RZ, DR) - Exhibit 8 - ALUC Determination
2 ash disposal, and incinerators.)
(d) Any use which would generate electrical interference that may be detrimental to the operation of aircraft and/or aircraft instrumen tation.
(e) Any use which results in a hazard to flight, including physical (e.g., tall objects), visual, and electronic forms of interference with the safety of aircraft operations.
3. The attached “Notice of Airport in Vicinity” shall be provided to al l prospective purchasers and occupants of the property.
4. Any proposed stormwater basins o r facil ities shall be designed and maintained to provide for a maximum 48-hour detention period following the design storm, and remain totally dry between rainfalls. Vegetation in and around the basins that would pr ovide food or cover for birds would be in compatible with airport operations and shall not be utilized in project landscaping. Trees shall be spaced so as to prevent large expanses of contiguous canopy, when mature. Landscaping in and around the basin(s) shall not include trees or shrubs that produce seeds, fruits, or berries.
Landscaping in the stormwater bas in, if not rip -rap, should be in accordance with the guidance provided in ALUC “LANDSCAPING NEAR AIRPORTS” brochure, and the “AIRPORTS, WILDLIFE AND STORMWATER MANAGEMENT” br ochure available at RCALUC.ORG which list acceptable plants from Riverside County Landscaping Guide or other alternative landscaping as may be recommended by a qualified wildlife hazard biologist.
A notice sign, in a form similar to that attached hereto, shall be permanently affixed to the stormwater basin with the following language : “There is an airport nearby. This stormwater basin is designed to hold stormwater for only 48 hours and not attract birds.
Proper maintenance is necessary to avoid bird strikes”. The sign will also include the name, telephone number or other contact information of the person or entity responsible to monitor the stormwater basin.
Supporting documentation was provided to the Airport Land Use Commission and is available online at www.rcaluc.org, click Agendas 7-14-22 Agenda, Bookmark Agenda Item No. 3.1.
If you have any questions, please contact me at (951) 955-6893.
Sincerely,
RIVERSIDE COUNTY AIRPORT LAND USE COMMISSION
______________________________________
Paul Rull, ALUC Director
Attachments: Notice of Airport in Vicinity
cc: Kienle & Kienle Investments (applicant/property owner) Adkan Engineers (representative)
Kim Ellis, Airport Manager, Riverside Municipal Airport ALUC Case File
X:\AIRPORT CASE FILES\Riverside\ZAP1104RI22\ZAP1104RI22.LTR.doc PR-2021-001208 (RZ, DR) - Exhibit 8 - ALUC Determination
NOTICE OF AIRPORT IN
VICINITY
This property is presently located in the vicinity of an airport, within what is known as an airport influence
area. For that reason, the property may be subject to
some of the annoyances or inconveniences associated
with proximity to airport operations (for example: noise, vibration, or odors). Individual sensitivities to those annoyances [can vary from person to person. You may
wish to consider what airport annoyances], if any, are
associated with the property before you complete your
purchase and determine whether they are acceptable to
you. Business & Professions Code Section 11010 (b)
(13)(A)
PR-2021-001208 (RZ, DR) - Exhibit 8 - ALUC Determination THERE IS AN AIRPORT NEARBY .
THIS STORM WATER BASIN IS DESIGNED TO HOLD
STORM WATER FOR ONLY 48 HOURS AND
NOT TO ATTRACT BIRDS
PROPER MAINTENANCE IS NECESSARY TO AVOID
BIRD STRIKES
N O T I C E
IF THIS BASIN IS OVERGROWN, PLEASE CONTACT:
Name: _____________________ Phone: ____________________ PR-2021-001208 (RZ, DR) - Exhibit 8 - ALUC Determination