9/12/2024
1 Arlington Mixed-Use
5261 Arlington Ave, Riverside, California
Arlington Mixed-Use
R I V E R S I D E , C A
B U I L D I N G T Y P E | 3-Story Garden Style and
2-Story Build-for-Rent Townhomes
S I Z E |388 Units, 26,000 SF Retail
-318 Garden Style Units
-80 Townhomes
-21,000 SF. ALDI Grocery Store
-5,000 SF. Retail/Restaurant
P A R K I N G | 683 Residential Spaces
132 Commercial Spaces
Total: 815 Spaces
A M E N I T I E S | Public Dog Park, Public Art, Paseo, Play Spaces, Clubroom/Fitness, Pool.
T O T A L C O S T | $170MM
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Date: 9-17-24
Item No.: 67
Applicant Presentation
9/12/2024
2 Outreach
Public Outreach Efforts
•Door to door outreach to our immediate neighbors resulting in 42 letters of support to date.•Held an informational meeting w/ Q and A at Janet Goeske Center with residents of the Goldware Community.•Presented the project to the Magnolia Board and Inside Magnolia of the Chamber of Commerce.•Consulted with RPD on security recommendations.•Met with Councilmembers and Planning Commissioners•Held a workshop with the Cultural Heritage Board and individual design charette meetings with 5 of the 7 board members.•Implemented changes in a response to feedback from outreach efforts which has resulted in a better project with increased community support. 3 4 9/12/2024
3 Cultural Heritage Board Appeal
Design Charette
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5 Clubhouse Exhibit
Public Art
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6 Portal Structures
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7 Airport Land Use Inconsistency Overrule
Summarized Overrule Findings
•Project does not affect future Airport expansion.•Project Use and Density is appropriate for the community.•Project is consistent with ALUC’s noise standards.•Project does not propose sensitive uses prohibited by ALUC.•Project is not a safety hazard regarding height.•Project proposes no equipment causing glare or disrupting communications.•Project cannot comply with open area requirement. 13 14
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8 Existing Land Use Map
Existing Multi-Family Housing
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9 Incompatibility Comparison
•Existing permitted commercial use is 192,139 sf. which is an inconsistent use based on average acre and single acre intensities. •An apples-to-apples comparison of total number of people shows that our proposed project is less intensive than the existing commercial use.
Noise
•The RMA ALUCP provides the CNEL considered normally acceptable for new residential uses in the vicinity of RMA is 65 dBA. The Project site is approximately one mile from the end of the RMA Runway 9/27. The RMA ALUCP depicts the site as being below the 60 CNEL range from aircraft noise. Therefore, ALUC found no special measures were required to mitigate aircraft-generated noise.•We agree with the condition to record an avigation easement on the title of the property and provide “Airport in the Vicinity” disclosure notification to all residents of the Project. 17 18 9/12/2024
10 Existing Sensitive Uses
Building HeightProposed Building: 36’3” to Top of Roof39’11” to Top of ParapetFAA Max Height: 50’ Existing Sears Building: 36’ Height19
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11 Average flight over property: 400 feet
Hayward Executive Airport
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12 Reid Hillview Airport (Santa Clara)
Gillespie Field (El Cajon)
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13 Project Benefits
Community Benefits
•Providing housing in support of the City’s RHNA requirements. This community completely fulfills Ward 3’s share of the RHNA requirements.•Provides neighborhood services with an ALDI grocery store, restaurant/retail, public dog park and public art feature.•Transforming a blighted property with a highly designed mixed-use community bringing value to the neighborhood.•Economic investment ($170M) in the City, local economic growth and increased tax base.•Honors the historical legacy of the mid-century modern design movement and the architect Charles Luckman by carrying these themes into the future.•Enhances pedestrian safety and walkability to neighborhood services and public transit.•Replaces a nearly 100% impervious 17.4-acre property with extensive green space and storm water management facilities.•Increased social interaction by providing street fronting units along enhanced parkways with access to neighborhood services. 25 26 9/12/2024
14 F O U L G E R P R A T T . C O M( 2 4 0 ) 4 9 9 - 9 6 0 0T H A N K Y O U 27 28
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18 ALDI Grocery Store (21,000 sf.)
Arlington Mixed-UsePedestrian CirculationP U B L I C A C C E S S
P R I V A T E A C C E S S
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19 Safety
•An analysis of aircraft accidents with RAL as either a departure or arrival point, from the NTSB database, dating back to 2001, shows that there were 13, of which 9 were off airport property, identified as 5 Departures and 4 Arrivals. None of these accidents occurred over the proposed project area, or on the final approach course and were mostly concentrated to the south and southwest (NTSB, 2024). The Riverside airport traffic count from 1/2001 through 12/2023 was 2,107,661, with 9 off-airport accidents, that’s a rate of approximately 0.000427%.•The overall safety record of aircraft operations on and around the Airport and the improving national trends in general aviation safety over the last 20 years argue toward one of the safest activities in the community.
Open Area Exhibit
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20 Off Airport Aircraft Accidents Since 2001None of these accidents occurred over the proposed project area, or on the final approach course.39