Planning Commission
Memorandum
Community & Economic Development Department Planning Division 3900 Main Street, Riverside, CA 92522 | Phone: (951) 826-5371 | RiversideCA.gov
July 20, 2023
PLANNING COMMISSION HEARING DATE: JULY 20, 2023
AGENDA ITEM NO.: 3
PROPOSED PROJECT
Case Number PR-2022-001434 (Site Plan Review)
Request
To consider the following entitlements to facilitate the construction of a low- income, affordable multi-family development consisting of 121 units:
1) General Plan Amendment to amend the General Plan Land Use designation from MDR – Medium Density Residential and C - Commercial to HDR – High Density Residential;
2) Z o n i n g C o d e A m e n d m e n t t o r e z o n e t h e p r o p e r t y f r o m R - 1 - 7 0 0 0 - S i n g l e Family Residential to R-3-1500 - Multiple Family Residential; 3) Design Review of project plans; and
4) Summary Vacation to vacate Pliny Street, Samuels Street, and Cary Street within the project boundaries.
Applicant Blaise Rastello of Gilbane Development Company Project Location Southwest corner of Madison
Street and Railroad Avenue
APN 230-253-010, 230-245-113, 230-
245-015, 230-233-013
Project Area 3.9 Acres
Ward 4
Neighborhood Casa Blanca
General Plan
Designation
MDR – Medium Density
Residential and C - Commercial
Zoning
Designation R-1-7000 Single Family Zone
Staff Planner
Judy Egüez, Senior Planner
951-826-3969
[email protected]
July 20, 2023
RECOMMENDATIONS
Staff recommends that the Planning Commission:
1. RECOMMEND that the City Council DETERMINE that the proposed project will not have a significant effect on the environment based on the findings set forth in the case record and adopt a Mitigated Negative Declaratio n (MND) and Mitigation Monitoring and Reporting Program (MMRP) pursuant to Sect ions 15074 and 21081.6 of the California Environmental Quality Act (CEQA) Guidelines; and
2. RECOMMEND that the City Council APPROVE Planning Case PR-2022-001434 (General Plan Amendment, Rezone, Design Review, and Summary Vacation) 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 vacant 3.9-acre project site consists of 4 parcels located on the south side of Railroad Avenue, generally between Madison Street and Depot Street. The site was the former location of the Casa Blanca Train Station which was demolished in the 1960s.
The site is surrounded by single-f amily residences and a charter high school to the north, single- family residences to the west, commercial development to the east (across Madison Road), and the Burlington Northern Santa Fe (BNSF)/Inland Empire-Orange County Metrolink Line the south (Exhibits 3 and 4).
On April 19, 2022 the City Council adopted a resolution authorizing the City Successor Agency to enter into an Agreement with Gilbane Development Company to purchase the 4 parcels.
PROPOSAL
The applicant requests approval of the following entitlements to facilitate the construction of a multi-family development consisting of 121 affordable units to serve low-income households:
General Plan Amendment: to amend the land use designation of from MDR – Medium Density Residential and C – Commercial to HDR – High Density Residential; Zoning Code Map Amendment: to rezone the project site from R-1-7000 Single Family Residential Zone to R-3-1500 Multi-family Zone;
Design Review: of project plans; and
Summary Vacation: to vacate Pliny Street, Cary Street and Samuel Street within the projects boundaries.
The project consists of three multifamily buildings, two to three-stories in height with 121 affordable units available to families and seniors. Units range in size from 643 square feet to 1,207 square feet and include 79 one-bedroom units, 30 two-bedroom units and 12 three bedroom-units.
The project has been designed to incorporate both private and common open space. Private open space includes 100 square foot patios for ground floor units (41 units). Common open space includes 40,866 square feet of amenity space located throughout the project, including: multiple landscaped courtyards, flexible interior amenity spaces, and roof deck open spaces. The centrally located main courtyard will contain a 1,779 square foot community building with a full kitchen, lounge area, and a computer lab. Additional co urtyards and decks feature amenities such as BBQ pits, lounge areas, community gardens, dog runs, and recreational areas.
The residential units are served by 63 parking spaces located in two parking lots. Primary vehicular access to the project site is provided from Railroad Avenue.
July 20, 2023
To facilitate the development of the project as designed the applicant is requesting a summary vacation of three unimproved streets: Pliny Street (600 square feet), Cary Street (800 square feet) and Samuel Street (600 square feet).
PROJECT ANALYSIS
Consistent Inconsistent
General Plan 2025 Consistency
The applicant requests approval of a General Plan Amendment to amend the site’s land use designation from MDR – Medium Density Residential and C - Commercial to High Density Residential to HDR – High Density Residential (Exhibit 5). The HDR Land Use designation provides for the development of row houses, condominiums and apartments with a maximum density of 29.0 dwelling units per acre.
The proposed project is consistent with General Plan 2025 Housing Element and Land Use and Urban Design Element Objectives, Goals and Policies and furthers the intent of the General Plan 2025 through consistency with the following goals, policies, and objectives:
Policy HE-1 - Affordable Housing: Preserve and Increase affordable housing options, including subsidized and non-subsidized affordable units for lower-income and envi ronmental justice communities, special needs, and under-served population with particular emphasis on building community wealth.
Objective LU-8: Emphasize smart grow th principles through all steps of the land development process.
☐
July 20, 2023
Consistent Inconsistent
Compliance with Zoning Code (Title 19)
The applicant requests approv al of a Zoning Code Map
Amendment to rezone the project site from R-1-7000 - Single Family Residential Zone to R-3-1500 - Mult i-family Residential Zone which is intended to allow multi-family residences, includ ing apartments, town homes, and condominiums. This is consistent with the proposed HDR – High Density Residential General Plan Land Use designation (Exhibit 6).
The project is consistent with the R-3-1500 Multi-family Residential Z o n e a n d i s d e s i g n e d t o b e s e n sitive to and compatible with the surrounding neighborhood. In a ddition, the project generally complies with the applicable development standards of the R-3- 1500 Multi-family Residential Zone, with the exception of the front yard building setback, parking lot landscape setback, private open space (upper floors units), and parking minimums. State Law and the Zoning Code allow concessions or incentives for projects involving affordable housing units. The applicant is requesting four concessions to deviate from th e above-mentioned development standards.
Overall, the proposed R-3-1500 Multi-family Residential Zone can be supported as it will result in bene fits to the City by facilitating the construction of 121 affordable units for low-income households that will help address the public need for affordable housing and meet the goals of the City’s Housing Element. The proposed rezoning is also in the public interest base d on the recently adopted State Legislatures’ intent to remove local barriers to build more housing and incentivize affordable housing density.
☐
Compliance with Citywide Design Guidelines
The proposed project substantially meets the objectives of the Citywide Design Guidelines for new multi-family development related to building siting and orientation, massing, articulation and architectural treatment, and landscaping. The proposed residential structures exhibit a contemporary interpretation of the International Style with incorporation of Spanish Colonial Revival architectural features, inspired by the architecture of modernist Southern California Architect, Irving Gill.
The conceptual landscape plan provides an attractive and welcoming environment, with the inclusion of shade trees and high- quality landscaping throughout the site.
☐
July 20, 2023
Consistent Inconsistent
Riverside Municipal Airport Land Use Compatibility Plan The project site is located within Airport Compatibility Zone E (Other Airport Environs) of the Rivers ide Municipal Airport Land Use Compatibility Plan. The project was reviewed by the Riverside County Airport Land Use Commission (RCALUC) on January 12, 2023 and determined to be conditiona lly consistent with the 2005 Riverside Municipal Airport Land Use Compatibility Plan. Conditions of approval have been added to reflect the limitations required by the RCALUC (Exhibit 7).
☐
COMPLIANCE WITH APPLICABLE DEVELOPMENT STANDARDS
Chapter 19.100.040 – R-3-1500 Multi-Family Residential Zone Standard Proposed Consistent Inconsistent Density Bonus Incentive/Concession
Minimum Lot
Area 30,000 square feet 173,303 square
feet ☐ ☐
Lot Width 80 feet 1800 feet ☐ ☐
Lot Depth 100 feet 100 feet ☐ ☐
Maximum
Density
29 dwelling units/acre
plus 80% density bonus
for affordable housing
= 204 units,1
30.7 dwelling
units/acre (121
units) per Density
Bonus allowance
☐ ☐
Maximum
Building
Height
30 feet/40 feet2,3
31-feet top of
roof/ 45-feet top
of elevator shaft
☐ ☐
Minimum
Building
Setbacks
Front Yard (Railroad
Avenue) – 15 feet 12-feet ☐ ☐
S i d e Y a r d ( E a s t ) – 7 . 5
feet 10-feet ☐ ☐
Rear Yard (South) – 15
feet 15-feet ☐ ☐
Common
Open Space
200 square feet/unit =
24,200 square feet
36,766 square
feet ☐ ☐
Private Open
Space
100 square feet
ground floor units/ 50
square feet upper
story units
Minimum 100
square feet of
private open
space for
ground floor
units/ 0 private
open space for
upper story units.
☐ ☐
1. Pursuant to Sections 65915-65918 of the California Government Code, development of a project that consists of 100 percent affordable and supportive units qualifies for an 80 percent density bonus.
2. Up to 60% of units may be located in three-story buildings with a maximum height of 40 feet.
3. Section 19.560.030 of the Zoning Code – Exceptions to Heig ht Limits – Uninhabited architectural design features such as towers, spires, steeples, domes, and cupolas may exceed the specified height limit by a maximum of ten July 20, 2023
feet and roof structures for the housing of elevators, stairways, parapet walls, may be erected above the height limits prescribed by the Zoning Code.
Chapter 19.580 – Parking and Loading Standards
California Government Code Sections 65915 – 65918
Standard Required Proposed Consistent Inconsistent Concession Minimum
Parking
1 parking space
per unit for 1
bedroom (79 units)
= 79 spaces
130 spaces 63 spaces ☐ ☐
1.5 parking spaces
per unit for 2
bedroom (30 units)
= 45 spaces
1.5 parking spaces
per unit for 3
bedroom (4 units)
= 6 spaces
Landscape
Setback 15 feet 10 feet ☐ ☐
Density Bonus Incentives and Concessions
The City is required to grant a density bonus and other incentives to housing projects which contain affordable housing, pursuant to the California Government Code. The proposed project contains 100 percent affordable units for low income households, qualifying for the maximum number of concessions and an 80 percent density bonus.
Section 19.545.060 (Concessions and Incentives) of the Zoning Code, allows an applicant to request up to four concessions or incentives if the project includes 100 percent of the total units for low-income households. The project proposes 121 units for lower income households and qualifies for four development standards concession s (Exhibit 9). The applicant is requesting the following concessions related to front yard setbacks, landscape setback, private open space for top story units, and parking incentives:
- Front Yard Building Setback: Section 19.100.040.B of the Zoning Code requires a minimum 15-foot front building setback along Railroad Avenue. The applicant is proposing a 12-foot front yard setback along Railroad Avenue to accommodate a 3-foot wide right-of-way dedication for Railroad Avenue.
- Parking Lot Landscape Setback: Section 19.580.090.D.2 of the Zoning Code requires a minimum 15-foot-wide landscape setback alon g street frontages. The applicant is proposing a 12-foot-wide landscape setback to accommodate a 3-foot-wide right-of-way dedication of Railroad Avenue. The 12-foot-wide landscape setback is adequate to provide multiple species of plants and trees to adequately screen the projects two parking lots.
- Private Open Space for Upper Story Units: Section 19.100.070 of the Zoning Code requires upper story units provide a minimum 50 square feet of private open space. The applicant is proposing to eliminate the private open sp ace for 80 units located on the upper stories July 20, 2023
and allocate the open space to increasing the projects Common Open Space. The applicant is providing 36,766 square feet of Common Open Space for the development, an excess of 12,566 square feet.
- Parking Incentive: Section 19.545.060.D.4 of the Zoning Code establishes parking ratios for affordable housing at the rate of 1 space for 0 to 1 bedroom units, 1.5 space for 2 to 3 bedroom units, and 2.5 spaces for 4 or more bedroom units. Section 19.545.060.D.2 further, allows parking reductions requests as a concession or incentive. The applicant is providing 63 parking spaces for the development at a rate of 0.5 space per unit.
Staff can support the requested concessions as they will not result in adverse public health, safety, or environmental impacts, or be contrary to st ate or federal law. Additionally, the proposed concessions will result in identifiable cost reductions for the applicant, and the affordable units will provide much needed lower income housing.
Summary Vacation
The proposed summary vacation will vacate three unimproved streets; Plin y Street, Cary Street and Samuel Street. Pliny and Samu el Streets consist of approximately 600 square feet, 60-feet in width and 100 feet in length. Samuel Street consis ts of approximately 800 square feet, 80-feet in width and 100 feet in length.
The following summarizes the facts and findings required for approval of a summary vacation:
1. The property is excess right-of-way and is not required for street purposes.
The areas to be vacated are not required for street purposes, as they have been deemed excess right-of-way. The streets on the subject project site are considered “paper streets” in that they have never been improved. The streets do not provide access to any other parcels and they do not connect to the existing and improved streets of the same name on the south side of Evans Street.
2. Access to adjoining properties will not be affected.
Access to the adjoining property to the south of the site will not be affected by this summary vacation as it is the BNSF/Inlan d Empire-Orange Metrolink Railroad Line. The remainder of the property, to the east and west of the proposed vacated right-of-way, will be owned and developed by the applicant. The summary vacation will facilitate the consolidation of the four parcels into one parcel for the proposed multi-family development.
3. These portions of the streets have been clos ed and impassable as a public road and no public funds have been expended on its maintenance for the last five years.
The areas to be vacated have not been impr oved for street access and no public funds have been expended for maintenance within the last five years.
The Public Works Director concurs with the recommendations in this staff report.
FINDINGS SUMMARY
Rezoning
Rezoning the property to R-3-1500 – Multiple Fa mily Residential Zone will facilitate a residential development and off-site improvements on a va cant parcel that has been designed to be compatible with existing surrounding uses. The multi-family buildings are 2 and 3-story, scaled and designed to be sensitive to and compatible with single-family residences to the north across Railroad Avenue and will not negatively impact the surrounding neighborhood. The proposed July 20, 2023
project will not be detrimental to the health, safety, or general welfare of the public or surrounding area, and will provide housing opportunities for lo w-income households. For these reasons, staff can support the Zoning Code Map Amendment.
STRATEGIC PLAN
This project contributes to the Envision Riverside 2025 City Council Strategic Priority 2 – Community Well-Being (Goal 2.1 – Facilitate the development of a quality and diverse housing supply that is available and affordable to a wide range of income).
This item aligns with the following Cross-Cutting Threads:
1. Community Trust: The proposed multi-family development requires public hearings by the Planning Commission. Additionally, public comment is encourag ed throughout the process through the 15-day public noticing period and at public hearings.
2. Equity: The proposed multi-family developmen t provides housing opportunities that benefits all residences in the community and region.
3. Fiscal Responsibility: All project costs are borne by the applicant.
4. Innovation: The proposed project revitalizes underutilized parcels and meets the growing community’s needs for increased housing opportunities.
5. Sustainability and Resiliency: All new construction will meet the most up-to-date Building Codes. The proposed multi-family developm ent is designed to meet the current and future needs of the community.
ENVIRONMENTAL REVIEW
A Mitigated Negative Declaration (MND) and a Mitigation and Monitoring Reporting Program (MMRP) have been prepared for this proposed project in accordance with Section 15074 and 21081.6 of the California Environmental Quality Ac t (CEQA) Guidelines (Exhibit 10). The CEQA documentation states the proposed project will not have a significant effect on the environment, subject to implementation of the Mitigation Monitoring and Reporting Program (MMRP).
PUBLIC NOTICE AND COMMENTS
Public hearing notices were mailed to property owners within 600 feet of the site. As of the writing of this report, no responses have been received by staff regarding the proposed project.
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 Community & Economic Development Department, Public Information Section, 3rd Floor, City Hall.
EXHIBITS LIST
July 20, 2023
1. Staff Recommended Findings
2. Staff Recommended Conditions of Approval
3. Existing Site Photos
4. Location Map
5. Existing and Proposed General Plan Map
6. Existing and Proposed Zoning Map
7. ALUC Memo, dated January 12, 2023
8. Project Plans (General Plan Amendment Plat Map, Zoning Map Amendment Plat Map, Site Plans, Floor Plans, Building Elevations, Preliminary Grading Plan, Conceptual Landscape Plan, Fence and Wall Plan, Summary Vacation)
9. Applicant prepared Concession Request
10. Draft Mitigated Negative Declaration and Appendices
Prepared by: Judy Egüez, Senior Planner
Reviewed by: Brian Norton, Principal Planner
Approved by: Maribeth Tinio, City Planner
EXHIBIT 1 – FINDINGS July 20, 2023
PLANNING CASE: PR-2022-001434 (General Plan Amendment, Zoning Code Amendment, Design Review, Summary Vacation)
Zoning Code Map Amendment (Rezoning) Findings Pursuant to 19.810.040
1. The proposed Zoning Code Map Amendment (Rezoning) is consistent with the goals, policies, and objectives of the General Plan;
2. The proposed Zoning Code Map Amendment (Rezoning) will not adversely affect surrounding properties; and
3. The proposed Zoning Code Map Amendment (Rez oning) will promote public health, safety, and general welfare and serves the goals and purposes of the Zoning Code.
EXHIBIT 1 – STAFF RECOMMENDED FINDINGS
COMMUNITY & ECONOMIC DEVELOPMENT DEPARTMENT PLANNING DIVISION EXHIBIT 2 – STAFF RECOMMENDED CONDITIONS OF APPROVAL July 20, 2023
RECOMMENDED CONDITIONS & GENERAL INFORMATION NOTES
PLANNING CASE: PR-2022-001434 (General Plan Amendment, Zoning Code Amendment, Design Review, Summary Vacation)
*Conditions marked with an asterisk are mitigation measures.
Planning Division
1. The subject property shall be developed substantially as described in the text of this report and as shown on the plans on file with this case, except for any specific modifications that may be required by these conditions of approval.
2. Any future modifications to the approved design shall be submitted to the Planning Division for consideration. A separate application and fee may be required.
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 Grading Permit Issuance:
4. General Plan Amendment (DP-2022-01519) shall be finalized and/or adopted.
5. Zoning Code Map Amendment (DP-2022-01520) shall be finalized and/or adopted.
6. The summary vacation to vacate Pliny Street, Samuels Street, and Cary Street within the projects boundaries shall be completed.
7. *MM-CUL-1: Prior to grading permit issuance, if there are any changes to project site design and/or proposed grades, the Applicant and th e City shall contact consulting tribes to provide an electronic copy of the revised pl ans for review. Addition al consultation shall occur between the City, developer/applicant, and consulting tribes to discuss any proposed changes and review an y new impacts and/or potential avoidance/preservation of the cultural resources on the project site. The City and the developer/applicant shall make all attempts to avoid and/or preserve in place as many cultural resources and paleontological reso urces as possible that are located on the project site if the site design and/or proposed grades should be revised. In the event of inadvertent discoveries of ar chaeological resources, work shall temporarily halt until agreements are executed with consulting trib e, to provide tribal monitoring for ground disturbing activities.
8. *MM-CUL-2: On call Project Archaeologist: Prior to the issuance of a grading permit, the Property Owner/Developer shall provide a letter from a County certified Archaeologist and Paleontologist stating that the Property Owner/Developer has retained these EXHIBIT 2 – STAFF RECOMMENDED CONDITIONS OF APPROVAL
COMMUNITY & ECONOMIC DEVELOPMENT DEPARTMENT PLANNING DIVISION EXHIBIT 2 – STAFF RECOMMENDED CONDITIONS OF APPROVAL July 20, 2023
individuals, and that the Archaeologist and Paleontologist shall be on call during all grading and other significant ground-disturbing activities in native sediments.
9. *MM-CUL-4: Worker’s Environmental Awareness Program (WEAP) Training: The Secretary of Interior Standards County certified archaeol ogist and Native American monitors shall attend the pre-grading meeting with the developer/permit holder’s contractors to provide conduct mandatory Worker Environmental Awareness Program Training Program (WEAP) training to all construction grading personnel. The training will include a brief review of the cultural sensitivity of the project and the surrounding area, summarize and show examples of the types of resources that could be identified during earthmoving activities and provide notification protocols to be followed in the event suspected cultural resources are identified. Safety protocols would also be disc ussed to ensure the safety of the monitors and construction crew. Only construction personnel who have received this training can conduct construction and disturbance activities in sensitive areas. A sign-in sheet for attendees of this training shall be included in the Phase IV Monitoring Report.
10. A 40-scale precise grading plan shall be subm itted to the Planning Division and include the following:
a. Hours of construction and grading activity are limited to between 7:00 a.m. and 7:00 p.m. weekdays and 8:00 a.m. and 5:00 p.m. Saturdays. No construction noise is permitted on Sundays or Federal Holidays;
b. Compliance with City adopted interim erosion control measures; c. Compliance with any applicable recommendations of qualified soils engineer to minimize potential soil stability problems;
d. 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 e. Identification of location, exposed height, material, and finish of any proposed retaining walls.
During Grading and Construction Activities:
11. *MM-CUL-3: Treatment and Disposition of Cultural Resources: Treatment and Disposition of Cultural Resources: In the event that Native American cultural resources are inadvertently discovered during the course of grading for this project, the following procedures will be carried out for treatment and disposition of the discoveries:
a. Consulting Tribes Notified: within 24 hours of discovery, the consulting tribe(s) shall be notified via email and phone. Consulting tribe(s) will be allowed access to the discovery, in order to assist with the significance evaluation b. Temporary Curation and Storage: During the course of construction, all discovered resources shall be temporarily curated in a secure location on site or at the offices of the project archaeologist. Th e removal of any artifacts from the project site shall require the approval of the Consulting Tribes and all resources subject to such removal must be thoroughly inventoried with a trib a l m o n i t o r f r o m e a c h consulting tribe to oversee the process; and
c. Treatment and Final Disposition: The landowner(s) shall re linquish ownership of all cultural resources, including sacred items, burial goods, and all archaeological artifacts and non-human remains as part of the required mitigation for impacts to cultural resources. The Applicant shall relin quish the artifacts through one or more of the following methods and provide the City of Riverside Community and Economic Development Department with evidence of same:
EXHIBIT 2 – STAFF RECOMMENDED CONDITIONS OF APPROVAL July 20, 2023
i. Preservation-In-Place of the cultural resources, if feasible as determined through coordination betwee n the project archeologist, developer/applicant, and consulting tribal monitor(s). Preservation in place means avoiding the resources, leaving them in the place where they were found with no development affecting the integrity of the resources in perpetuity;
ii. Accommodate the process for on-site reburial of the discovered items with the consulting Native American tribes or bands. This shall include measures and provisions to protect the future re burial area from any future impacts.
Reburial shall not occur until all cataloguing and basic recordation have be en co mpl et ed , wi th a n ex ce pti o n tha t s acr ed i te ms, bur i a l g o o d and Native American human remains are excluded. No cataloguing, analysis, or other studies may occur on hu man remains and grave goods. Any reburial process shall be culturally appropriate. List of contents and location of the reburial shall be included in the confidential Phase IV Report. The Phase IV report shall be prepared by the project archeologist and shall be filled with the City under a confidential cover and not subject to a Public Records Request. The Tribe(s) should be able to access these areas in the future through enforceable agreement;
iii. If reburial is not feasible, a cura tion agreement with an appropriate qualified repository within Riverside County that meets federal standards per 36 CFR Part 79 and therefore will be professionally curated and made available to other archaeologists/r esearchers for further study. The collections and associated records shall be transferred, including title, to an appropriate curation facility within Riverside County, to be accompanied by payment of the fees necessary for permanent curation; iv. At the completion of grading, excavation, and ground-disturbing activities on the site, a Phase IV Monitoring Re port shall be submitted to the City documenting monitoring activities conducted by the project archaeologist and Native Tribal Monitors within 60 days of completion of grading. This report shall document the impacts to the known resources on the property; describe how each mitigation measure was fulfilled; document the type of cultural resources recovered and the disposition of such resources; provide evidence of the required cultural sensitivity training for the construction staff held during the required pre-grade meeting; and, in a confidential appendix, include the daily/weekly monitoring notes from the archaeologist. All reports produced will be submitted to the City of Riverside, Eastern Information Center, and consulting tribes.
12. Discovery of Human Remains: In the event that human remains (or remains that may be human) are discovered at the Project site during grading or earthmoving, the construction contractors, Project Archaeologist, and/or designated Native American Monitor shall immediately stop all activities within 100 feet of the find. The Project proponent shall then inform the Riverside County Coroner and the City of Riverside Community & Economic Development Department immediately, and the coroner shall be permitted to examine the remains as required by California Health and Safety Code Section 7050.5(b) unless more current State law requirements are in effect at the time of the discovery. Section 7050.5 requires that excavation be stopped in the vicinity of discovered human remains until the coroner can determine whether the remains are those of a Native American. If human remains are determined as those of Native American origin, the Native American Heritage Commission shall be contacted within the period specified by law (24 hours). The EXHIBIT 2 – STAFF RECOMMENDED CONDITIONS OF APPROVAL July 20, 2023
coroner shall contact the NAHC to determine the most likely descendant(s). The MLD shall complete his or her inspection and make recommendations or preferences for treatment within 48 hours of being granted access to the site. The Disposition of the remains shall be overseen by the most likely descendant(s) to determine the most appropriate means of treating the human remains and any associated grave artifacts.
The specific locations of Native American burials and reburials will be proprietary and not disclosed to the general public. The County Coroner will notify the Native American Heritage Commission in accordance with California Public Resources Code 5097.98.
According to California Health and Safety Code, six or more human burials at one location constitute a cemetery (Section 8100), and disturbance of Native American cemeteries is a felony (Section 7052). The disposition of the remains shall be determined in consultation between the Project proponent and the MLD. In the event that the Project proponent and the MLD are in disagreement regarding the disposition of the remains, State law will apply and the median and decision process will o ccur with the NAHC (see Public Resources Code Section 5097.98(e) and 5097.94(k)).
13. Construction and operation activities on the property shall be subject to the City’s Noise Code (Title 7), which limits construction noise to 7:00 a.m. to 7:00 p.m. weekdays, and 8:00 a . m . t o 5 : 0 0 p . m . S a t u r d a y s . N o c o n s t r u c t i o n n o i s e i s p e r m i t t e d o n S u n d a y s o r f e d e r a l holidays.
14. The project shall comply with all existing State Water Quality Control Board and City storm water regulations, including compliance with NPDES requirements related to construction and operation measures to prevent erosion, s iltation, transport of urban pollutants, and flooding.
15. The Construction Contractor shall place all stationary construction equipment so that emitted noise is directed away from sensitive receptors nearest the project site.
16. The Construction Contractor shall locate equi pment staging in areas that will create the greatest distance between construction-related noise sources and noise-sensitive receptors nearest the project site during all project construction.
17. To reduce construction related particulate ma tter air quality impacts of the project, the following measures shall be required:
a. The generation of dust shall be controlled as required by the AQMD; b. 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; c. The project contractors shall equip all constr uction equipment, fixed or mobile, with properly operating and maintained mufflers consistent with manufacturers’ standards; d. Sweep streets at the end of the day if visible soil material is carried onto adjacent paved public roads;
e. Trucks and other equipment leaving the site shall be washed off; f. Disturbed/loose soil shall be kept moist at all times; g. All grading activities shall be suspended when wind speeds exceed 25 miles per hour; and
h. A 15 mile per hour speed limit shall be e n f o r c e d o n u n p a v e d p o r t i o n s o f t h e construction site.
EXHIBIT 2 – STAFF RECOMMENDED CONDITIONS OF APPROVAL July 20, 2023
18. The applicant shall be responsible for erosion and dust control during construction phases of the project.
19. To reduce diesel emissions a ssociated with construction, co nstruction contractors shall provide temporary electricity to the site to eliminate the need for diesel-powered electric generators or provide evidence that electrical hook ups at construction sites are not cost effective or feasible.
Prior to Building Permit Issuance:
20. Landscape and Irrigation: Plans shall be submitted for Pla nning staff approval. Separate application and filing fee are required. Landscape plans shall include the following:
a. Tiered landscaping along the Railroad Avenue frontage to adequately screen the parking lot, subject to the satisfaction of staff.
b. Landscaping within visibility triangle along project driveways shall be limited to 15- inches high.
21. Fences & Walls: Plans submitted for Building Plan Check shall include the following:
a. The 6-foot-high perimeter security fence along the south property line shall be constructed of decorative wrought iron or decorative block. b. The 6-foot-high perimeter sound wall along the south property line shall be constructed with decorative block and a decorative cap. Areas where walls and fences terminate a column shall be constructed.
22. Elevations: Plans submitted for Building Plan Check shall include the following:
a. A total of six murals located on the west elevations shall be approved by the Arts & Cultural Affairs Division. Said murals sha ll be similar in size and remain a dominant architectural/artistic feature consistent with those depicted on the Building Elevations (Sheets A11 through A13).
23. Photometric/Lighting Plan: An exterior lighting plan shall be submitted to staff for review and approval. A photometric study and manufact urer'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 sh all 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). 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 buildin gs, down-lights shall be utilized. Light poles shall not exceed fourteen (14) feet in height, including the height of any concrete or other base material.
24. Roof and building mounted equipment shall be fully screened from the public right-of- way. Screening material shall be integrated with the design of the building and be at least as high as the proposed roof mounted equipment.
25. Ground mounted equipment shall be screened from view on all sides with solid masonry walls or similar permanent structures. Such ma sonry wall or structure shall be of a neutral color. Screening with wood, chain-link, or similar fencing materials shall not be permitted.
26. Construction plans submitted for Plan Check review shall specify the location, design and color of all domestic water meters, backflow preventers, and all on- and off-site utility cabinets subject to Planning Division and Public Utilities’ review and approval. The visibility of such facilities shall be minimized and include use of the smallest equipment possible, be EXHIBIT 2 – STAFF RECOMMENDED CONDITIONS OF APPROVAL July 20, 2023
painted green, and include of some form of screening including but not limited to berming, landscaping, and/or installation of a screen wall.
27. Submit three sets of plans depicting the preferred location for above ground utility transformer of capacity to accommodate th e planned or speculative uses within the building(s) or subject site. 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.
Prior to Release of Utilities and/or Occupancy:
28. An Affordable Housing Agreement shall be pr epared and submitted for City staff review pursuant to Zoning Code Section 19.545.090 – Affordable Housing Agreement.
29. All landscape and irrigation shall be installe d per the approved plans. A “Certificate of Substantial Completion,” signed by the Designer/auditor responsible for the project, shall be completed and submitted as part of the landscape and irrigation plans (Appendix C of the water Efficient Landscaping and I rrigation Ordinance Summary and Design Manual). Additional plant ma terial may be required upon final inspection if better coverage is needed..
30. A final site inspection shall be required prior to Certificate of occupancy or the commencement of site operations.
31. The applicant shall provide written evidence to the Planning Division and the Police Department that they will be participating in the City’s Crime Free Multi-Housing Program.
Operational Conditions:
1. Outdoor private balconies shall be kept uncovered and shall not be used as storage.
2. Storage of personal belongings shall be prohibited on outdoor patios and in open space or landscaped areas.
3. All vehicles parked on site in conjunction wi th this use shall be maintained in operable condition.
4. The applicant shall be responsible for maintaining the area adjacent to the premises over which they have control and shall keep it free of litter.
5. The applicant shall be responsible for maintenance of all common open space areas and all other privileges and responsibilities of the common ownership.
6. All carport spaces shall remain free and clear for the parking of vehicles.
Standard Conditions:
7. 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.
8. The Design Review may be granted time extensions by the Community & Economic Development Director, or their designee, up to a total of two years beyond the original approval expiration date prior to issuance of any building permits. Once a building permit has been issued, the development will be considered vested and time extensions are no longer needed.
EXHIBIT 2 – STAFF RECOMMENDED CONDITIONS OF APPROVAL July 20, 2023
9. Prior to the expiration of the entitlements, if building permits have not been obtained, a time extension request shall be submitted to the Planning Division. The request shall include a letter stating the reasons for the extension of time and associated fee shall be submitted to the Planning Division.
PLEASE BE ADVISED THAT THE APPLICANT WILL NOT BE NOTIFIED BY THE PLANNING DIVISION ABOUT THE PENDING EXPIRATION OF THE SUBJECT ENTITLEMENT.
10. 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 cl aim; action or proceeding and the City will cooperate in the defense of the proceeding.
11. 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 applicab le 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.
12. 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.
13. 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.
14. 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.
Environmental Compliance
Prior to Issuance of Building Permits:
15. Details regarding common laundry room lint clarifier for the Apartment Complex must be submitted to EC for review and approval. Approved lint clarifier must be installed prior to opening for business. Domestic waste shall not be allowed to pass through the lint clarifier.
16. If a sampling station is required—submit pr oposed installation on corrected plans.
17. Applicant must request inspection to verify th e required installation or construction via inspection by EC Section representative, with a report stating that conditions have been met, and the permit card (if applicable) signed off by EC Inspector.
18. Other items for correction may need to be completed after actual plans are submitted for a formal review.
Fire Department
Prior to Issuance of Building Permits:
19. An automatic fire sprinkler system is required by City Ordinance 16.32.080. Under separate cover, submit plans for the automatic fire sprinkler system(s) and obtain approval from the Fire Department prior to installation. Sy stems exceeding 20 sprinkler heads shall be provided with supervisory service and shall be monitored by a UL Ce ntral Station (UUFX) EXHIBIT 2 – STAFF RECOMMENDED CONDITIONS OF APPROVAL July 20, 2023
and shall be UL, FM or ETL certificated for the life of the system. Post Indicator valves, Detector Check control valves and water flow switches are required to be supervised by an UL listed central station.
Have a UL, FM or ETL listed and licensed C10 fire 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.
Contact the Riverside Public Utilities Department at (951) 826-5285 for the requirements for the dedicated fire service and backflow requirements.
20. Group R, Division 2 occupancies shall be provided with a manual and automatic fire alarm system in apartment houses three or more st ories in height or containing 16 or more dwelling units. (See California Fire Code fo r exceptions). Submit plans and obtain approvals from the Fire Department prior to installation. New fire alarm systems shall be UL, FM or ETL certificated for the life of the system. Central Station shall be UL UUFX.
21. Provide for fire department access to any prop osed gates To comply with all applicable requirements per CFC, Chapter 33 (Fire Safety During Construction and Demolition.. "Knox" key devices are available for use in the city. Contact the Fire Department for applications and details.
An “Infrared Automatic Gate System” is required for all electric gates. Contact the Fire Prevention Division for information.
22. Provide for fire department access to the facility. "Knox" key devices are available for use in the city. Contact the Fire Department for applications and details.
23. Requirements for construction shall follow the currently adopted California Building Code and California Fire Code with City of Riverside amendments.
24. Construction plans shall be submitted and permitted prior to construction
25. Fire Department access shall be maintained during all phases of construction.
26. Two (2) new public fire hydrants shall be provided on Railroad Avenue spaced a maximum of 500 feet apart.
27. To comply with all applicable requirements per CFC, Chapter 33 (Fire Safety During Construction and Demolition.
Parks, Recreation and Community Services
Prior to Issuance of Building Permits:
28. Developer shall make payment of all applicab le Park Development Impact Fees (local, aquatic, regional/reserve, and trail fees) for privately developed areas.
Public Utilities – Electric
Prior to Issuance of Building Permits:
29. Developer is responsible for all trenching, installation of conduit and sub-structures required to provide power to the site. In addition to in stalling spare conduits, streetlights, also stub & cap along property frontage.
30. Plot existing electrical distribution facilities on the original site plan.
31. Street crossing required intercept existing conduits and extend to new PJC.
32. Provide, switch, PJC, transformer, & switchgear location.
Public Utilities – Water
EXHIBIT 2 – STAFF RECOMMENDED CONDITIONS OF APPROVAL July 20, 2023
33. Twelve-inch (12”) water main extension required In Railroad Ave. from Winstrom Street. to Madison Street.
34. New water main and service installations are processed under a separate plan and permit submitted directly to the Public Utilities Depa rtment. Water plan must be submitted prior to issuance of building permit.
35. New domestic, landscape and fire services will be required for the project.
36. An executed master meter agreement is required to permit private sub-metering and billing of individual tenants. Submeters must be installed to measure tenants actual use for a master meter agreement to be executed.
Public Works – Land Development
Conditions to be fulfilled prior to issuance of occupancy unless otherwise noted:
37. Storm Drain construction will be contingent on engineer's drainage study.
38. Deed for widening Railroad Street along project frontage to 33’ from monument centerline to Public Works specifications.
39. Additional public sidewalk easement is required for sidewalk that does not fall within City right of way.
40. Deed for widening Madison Street along project frontage to 140’ from monument centerline to Public Works specifications
41. Installation of curb adjacent sidewalk along project frontage on Railroad Avenue to Public Works specifications.
42. Vacation of excess right of way along Pliny Street, Cary Street and Samuel Street to Public Works standards and specifications.
43. Prior to Building Permit Issuance, the Developer sh all complete a lot line adjustment to consolidate the project site parcels to the satisfaction of the Planning Division and Public Works Department.
44. Installation of sewers and sewer laterals to serve this project to Public Works specifications.
A Sewer extension will be required to bring public sewer available to project. All sewer onsite to be private.
45. Off-site improvement plans to be approved by Public Works prior to issuance of construction permit.
46. A surety prepared by Public Works to be posted to guarantee the required off-site improvements prior to map recordation.
47. Size, number and location of driveways to Public Works specifications.
48. Closure of unused driveway(s) to Public Works specifications.
49. 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.
50. 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:
PLANT 24” box size Koelreuteria paniculata in PUBLIC RIGHT-OF-WAY along CENTRAL AVE & Pistacia atlantica 'Red Push' along RA ILROAD AVE (typical spacing 25’ O.C.) & Lagerstroemia indica along MADISON ST (typical spacing 20’ O.C.). Prior to any planting, Tree Inspector to determine precise locations at time of scheduled site inspection after fine EXHIBIT 2 – STAFF RECOMMENDED CONDITIONS OF APPROVAL July 20, 2023
grading and hardscape installation is complete. Planting, staking, irrigation, root barriers to Landscape & Forestry specifications
51. Trash enclosures required per public works specifications.
52. Prior to final inspection for the development project, 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 co sts 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 receiving any credit/rei mbursement. An appraisal is required for credit/reimbursement of right of way dedications and credit/reimbursement of qualifying improvements requires the public biddi ng and payment of prevailing wages in accordance with State Law. For further as sistance, please contact the Public Works Department.
53. Prior to issuance of a building or grading perm it, the applicant shall submit to the City for review and approval, a project-specific WQMP that:
a. Addresses Site Design BMP's such as mi nimizing 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 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 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.
54. 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 pr oject-specific WQMP include: requiring the implementation of the project-specific WQMP in the Home Owners Association or Property Owners Association Conditions, Covenants an d 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.
55. If the project will cause land disturbance of one acre or more, it must comply with the statewide General Permit for Storm Water Di scharges Associated with Construction Activity. The project applicant shall cause th e approved final project-specific WQMP to be incorporated by referenc e or attached to the project's Storm Water Pollution Prevention Plan as the Post-Construction Management Plan.
EXHIBIT 2 – STAFF RECOMMENDED CONDITIONS OF APPROVAL July 20, 2023
56. 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 desc ribed in the project specific WQMP have been constructed and installed in co nformance 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.
57. Prior to grading permit issuance, an encroach ment permit is required from BNSF Railroad to allow proposed off-site grading.
58. Property owner shall landscape, irrigate and maintain City owned parcel adjacent to Madison Avenue. Property shall be fenced around the perimeter, with access for property management to maintain.
Public Works – Traffic
59. Prior to the issuance of a Certificate of Occu pancy, the applicant shall construct a bike rack(s) that can accommodate a minimum of five bikes. The installation of the bike racks shall be completed to the satisfaction of the Director of Public Works. The applicant is solely responsible for the procurement and installation of this infrastructure improvement.
60. Prior to the issuance of a Certificate of Occupancy, the applicant shall complete following improvements:
a. Construct a stop sign (R1-1), stop bar, stop legend, at the project driveways. Stop signs must conform to City Standard 664 and th e markings must conform to the California Manual on Uniform Traffic Cont rol Devices, Part 2A and 2B:
https://dot.ca.gov/programs/safety-programs/camutcd/camutcd-files. b. Install two speed feedback signs (one in each direction) along Railroad Ave between Madison St and Winstrom St. The specifications of the speed feedback signs shall be to the satisfaction of the City Traffic Engineer.
c. For the intersection of Winstorm Street and Railroad Avenue:
Construct a stop sign (R1-1), stop bar, stop legend, at north, east and west approaches. Stop signs must conform to City Standard 664 and the markings must conform to the California Manual on Uniform Traffic Control Devices, Part 2A and 2B: https://dot.ca.gov/programs/safety-programs/camutcd/camutcd-files.
Stop signs on the main street approaches (Railroad Ave., total of two signs) shall be equipped with solar powered flashin g LEDs, specifications shall be to the satisfaction of the City Traffic Engineer.
d. Install 50 feet red curb on the south side of Railroad Avenue on the west side of project driveway 1 to implement parking restriction as included in the Traffic Study submitted on 06/07/2023.
e. Install centerline, edge line striping, pa vement markings and associated signage improvements along Railroad Ave from Madison St to Ricca St. f. All signage and striping improvements must comply with the most current California Manual of Uniform Traffic Control Devices (MUTCD) standards. The applicant shall hire a contractor to install MUTCD & City of Riverside Standard compliant signage & striping EXHIBIT 2 – STAFF RECOMMENDED CONDITIONS OF APPROVAL July 20, 2023
and median improvements. The applicant shall obtain any necessary permits and approvals to complete the improvements. The applicant is solely responsible for the procurement and installation of the improvements to the satisfaction of the Director of Public Works.
61. Signing and striping improvements along Railroad Ave from Madison St to Ricca St shall be provided on a separate traffic design plans signed by a licensed civil or traffic engineer and to the satisfaction of the Director of Public Works.
62. Prior to the issuance of a Certificate of Occu pancy, the applicant shall furnish and install a new traffic signal controller at the intersection of Madison St and Indiana Ave. The new traffic signal controller shall be a McCain 2070 LX OMNI signal controller or approved equal. The applicant shall hire a contractor to install the traffic signal equipment to its intended operating conditions. The contractor shall complete the construction work with an approved Public Works Permit. The installati on of the traffic signal equipment shall be completed to the satisfaction of the Director of Public Works.
63. Should installation of private gates be prop osed in the future, a site plan, showing the proposed improvements, and an empirical Ga te Stacking Analysis, consisting of a feasibility study illustrating adequate vehicle turn around area in front of the gates as well as emergency vehicle access, shall be subm itted to the Public Works Department and Planning Division for review. Site plan chan ges shall be subject to consideration by the Development Review Committee (DRC) or Planning Commission, as applicable, and may require a revision to this Planning entitlement.
View of the site looking southwest on Railroad Avenue
View looking southeast of the site from Railroad Avenue PR-2022-001434 (GP, RZ, DR, VC-S) Exhibit 3 - Existing Site Photos View of the westernmost portion of the site along Railroad Avenue View of the project site looking northeast on Railroad Avenue PR-2022-001434 (GP, RZ, DR, VC-S) Exhibit 3 - Existing Site Photos N
PR-2022-001434 (GP, RZ, DR, VC-S)
Exhibit 4 - Location Map
DEPOT ST
E
M
E
R
A
L
D
S
T
YSMAEL VILLEGAS ST
LINCOLN AVE
G
R
A
C
E
S
T
H
O
Y
T
T
S
T
RAILROAD AVE
VERDE ST
CORTEZ ST
FREDA AVE
FERN AVE
SAMUEL ST
CARY ST
JEFFERSON ST
R
I C
C
A
S
T
MARSHALL ST
MADISON ST
C
A
S
A
B
L
A
N
C
A
S
T
INDIANA AVE
D
I A
N
A
A
V
E
PLINY ST
AUTO DR
PETERS ST
LILLIAN ST
BUNKER ST
EVANS ST
WINSTROM ST DIAMOND ST
Parcels
Project Site
Key
Project Site
0 500 1,000
Feet
91 FWY
N
PR-2022-001434 (GP, RZ, DR, VC-S)
Exhibit 5 - Existing and Proposed General Plan Map
EXISTING PROPOSED
91 FWY
DEPOT ST
EMERALD ST
GRACE ST
JEFFERSON ST
RAILROAD AVE
VERDE ST
CORTEZ ST
SAMUEL ST
RICCAST
DIANA AVE
CASA BLANCA ST
FREDA AVE
MADISON ST
PLINY ST
DIAMOND ST
INDIANA AVE
FERN AVE
CARY ST
PETERS ST
EVANS ST
MARSHALL ST
WINSTROM ST
LINCOLN AVE
C
MDRHDR
MU-U
MDR
MDR
C
MDR
CRC
HDR
PF
B/OP
MDR
91 FWY
DEPOT ST
EMERALD ST
GRACE ST
JEFFERSON ST
RAILROAD AVE
VERDE ST
CORTEZ ST
SAMUEL ST
RICCAST
DIANA AVE
CASA BLANCA ST
FREDA AVE
MADISON ST
PLINY ST
DIAMOND ST
INDIANA AVE
FERN AVE
CARY ST
PETERS ST
EVANS ST
MARSHALL ST
WINSTROM ST
LINCOLN AVE
C
MDRHDR
MU-U
MDR
MDR
CRC
HDR
MDR
PF
B/OP
MDR
0 750 1,500
Feet
Project Site:
HDR- High Density Residential
Project Site:
MDR-Medium Density Residential
and C-Commercial
PF - Public Facilities/Institutions
MU-U - Mixed Use - Urban
MDR - Medium Density Residential
HDR - High Density Residential
CRC - Commercial Regional Center
C - Commercial
B/OP - Business/Office Park
General Plan Designations
Parcels
Project Site
Key
N
PR-2022-001434 (GP, RZ, DR, VC-S)
Exhibit 6 - Existing and Proposed Zoning Map
EXISTING PROPOSED
ÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇ ÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇ Ç Ç ÇÇÇ Ç ÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇ
DEPOT ST
EMERALD ST
GRACE ST
JEFFERSON ST
RAILROAD AVE
VERDE ST
CORTEZ ST
SAMUEL ST
RICCAST
DIANA AVE
CASA BLANCA ST
FREDA AVE
MADISON ST
PLINY ST
DIAMOND STINDIANA AVE
FERN AVE
CARY ST
PETERS ST
EVANS ST
MARSHALL ST
WINSTROM ST
LINCOLN AVE
DEPOT ST
EMERALD ST
GRACE ST
JEFFERSON ST
RAILROAD AVE
VERDE ST
CORTEZ ST
SAMUEL ST
RICCAST
DIANA AVE
CASA BLANCA ST
FREDA AVE
MADISON ST
PLINY ST
DIAMOND STINDIANA AVE
FERN AVE
CARY ST
PETERS ST
EVANS ST
MARSHALL ST
WINSTROM ST
LINCOLN AVE
R-1-7000
PF
RWY
CG
CR
CG
CR
CG
R-1-7000
RWY
R-1-7000
BMP
R-3-1500
R-1-7000
BMP
R-1-7000
R-1-7000
F
F
F
ÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇ ÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇ
DEPOT ST
EMERALD ST
GRACE ST
JEFFERSON ST
RAILROAD AVE
VERDE ST
CORTEZ ST
SAMUEL ST
RICCAST
DIANA AVE
CASA BLANCA ST
FREDA AVE
MADISON ST
PLINY ST
DIAMOND STINDIANA AVE
FERN AVE
CARY ST
PETERS ST
EVANS ST
MARSHALL ST
WINSTROM ST
LINCOLN AVE
CG
CR
CG
CR
CG
RWY
R-1-7000
R-1-7000
R-3-1500
R-1-7000
PF
BMP
R-1-7000
R-1-7000
RWY
Project Site: R-1-7000 Single Family Residential Project Site: R-3-1500 Multi-Family Residential 0 750 1,500
Feet
RWY - RailroadÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇÇ
R-3-1500 - Multi-Family Residential
R-1-7000 - Single Family Residential
PF - Public Facilities
CR - Commercial Retail
CG - Commercial General
BMP - Business and Manufacturing Park
Zoning Designations
Parcels
Project Site
Key
91 FWY91 FWY
CHAIR
Steve Manos
Lake Elsinore
VICE CHAIR
Russell Betts
Desert Hot Springs
COMMISSIONERS
John Lyon
Riverside
Steven Stewart
Palm Springs
Richard Stewart
Moreno Valley
Michael Geller
Riverside
Vernon Poole
Murrieta
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
Januar
y 12, 2023
Jud
y Eguez, Principal Planner
City of Riverside Planning Department
3900 Main Street, 3rd Floor
Riverside, CA 92522
RE:
AIRPORT LAND USE COMMISSION (ALUC) DEVELOPMENT REVIEW
File No.: ZAP1
108RI22
Related File Nos.: PR2022001434 (General Plan Amendment, Change of Zone, Development Plan Review)
Compatibility Zones: Zone E
APNs: 230-233-013,230-245-015,230-450-013, and 230-253-010 Dear Ms. Eguez:
On
January 12, 2023, the Riverside County Airport Land Use Commission (ALUC) found City of Riverside Case No. PR2022001434 (General Plan Amendment, Change of Zone, Development Plan Review), a proposal to construct 121 muti-family units on 3.9 acres, located southerly of Railroad Avenue, westerly of Madison Street, and northerly of Evans Street, and also to amend the sites General Land U se designation from MDR -Medium Density Residential and C - Commercial to HDR-High density residential, and to rezone the property from R-1-7000 Single Family Residential to R -3-200 Multiple Family Residential, CONSISTENT with the 2005 Riverside Municipal Airport Land Use Compatibility Plan, subject to the conditions listed below.
CONDITIONS:
1. Any
outdoor lighting installed shall be hooded or shielded to prevent either the spillage of lumens or reflection into the sky. Outdoor lighting shall be downward f acing.
2. The fol
lowing 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 initial 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 navigational signal light or visual approach slope indicator. (b) An
y use which would cause sunlight to be reflected towards an aircraft engaged in an initial straight climb following takeoff or towards an aircraft engaged in a straight final approach towards a landing at an airport. (c) A
ny 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 grain s, sunflower, a nd row crops, composting operations, wastewater management facili ties, artificial marshes, trash transfer stations that are open on one or more sides, recycling centers containing putrescible wastes, construction and demolition debris facili ties, fly PR-2022-001434 (GP, RZ, DR, VC-S) Exhibit 7 - ALUC Memo 2 ash disposal, and incinerators.)
(d) Any us
e which would generate electrical interference that may be detrimental to the operation of aircraft and/or aircraft instrumen tation. (e) Any us
e 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 attac
hed “Notice of Airport in Vicinity” shall be provided to al l prospective purchasers and occupants of the property.
4. Any pr
oposed stor mwater 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 prov ide food or cover for bi rds would be incompatible 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) shal l not include trees or shrubs that produce seeds, fruits, or berries.
Landscapin
g in the stormwater b asin, 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” brochure 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 notic
e 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 01-12-23 Agenda, Bookmark Agenda Item No. 3.3.
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 o f Airport in Vicinity
cc: Gilbane Development Company (applicant/property owner) JP Stocco (representative)
Daniel Prather, Airport Manager, Riverside Municipal
Airport ALUC Case File
X:\AIRPO
RT CASE FILES\Riverside\ZAP1105RI22\ZAP1105RI22.LTR.doc PR-2022-001434 (GP, RZ, DR, VC-S) Exhibit 7 - ALUC Memo
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-2022-001434 (GP, RZ, DR, VC-S) Exhibit 7 - ALUC Memo 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-2022-001434 (GP, RZ, DR, VC-S) Exhibit 7 - ALUC Memo