City Council Memorandum
TO: HONORABLE MAYOR AND CITY COUNCIL DATE: SEPTEMBER 15, 2026 FROM: COMMUNITY & ECONOMIC DEVELOPMENT WARD: 7
DEPARTMENT
SUBJECT: PLANNING CASE PR-2024-001711 TENTATIVE TRACT MAP, PLANNED RESIDENTIAL DEVELOPMENT, AND DESIGN REVIEW – REFERRAL BY COUNCIL MEMBER HEMENWAY OF AN APPROVAL BY THE PLANNING COMMISSION FOR DEVELOPMENT OF A PLANNED RESIDENTIAL DEVELOPMENT CONSISTING OF 56 SINGLE-FAMILY RESIDENTIAL LOTS – LOCATED AT 6251 and 11130 Alhambra Avenue, 6204 and 6244 La Sierra Avenue, situateD on the southwest corner of La Sierra and Alhambra Avenues ISSUE:
Referral by Councilmember Hemenway of an approval by the Planning Commission of a proposal by Louisa Feletto of Meritage Homes for a Tentative Tract Map, Planned Residential Development, and Design Review to facilitate the construction of a Planned Residential Development consisting of 56 single-family residential lots and lettered lots for common open space and private streets, located at 6251 and 11130 Alhambra Avenue, 6204 and 6244 La Sierra Avenue, situated on the southwest corner of La Sierra and Alhambra Avenues. The referral is to review Condition of Approval No. 65 added by the Planning Commission to include a median break on La Sierra Avenue at the project driveway.
RECOMMENDATIONS:
That the City Council:
Review the decision of the Planning Commission adding Condition of Approval No. 65 to include a median break in alignment with the project’s main vehicle entrance along La Sierra Avenue and revise the Condition of Approval per staff’s recommendation, which includes further review by the Public Works Department to address safety; Determine that the project is exempt from additional environmental review per Section 15183 of the California Environmental Quality Act (CEQA) as the project is consistent with the 2025 General Plan Programmatic Environmental Impact Report adopted November 2007 (State Clearinghouse Number: 2004021108) and its addendums; and Approve Planning Case PR-2024-001711 (Tentative Tract Map, Planned Residential Development, and Design Review) based on the findings outlined in the staff report and summarized in the attached findings (Attachment 1) and subject to the recommended conditions of approval (Attachment 9).
COMMISSION RECOMMENDATION:
On July 16, 2026, the City Planning Commission approved Planning Case PR-2024-00711 (Tentative Tract Map, Planned Residential Development, and Design Review), by a vote of 6 ayes, 0 noes, and 3 commissioners absent. The Planning Commission moved to approve the project subject to the addition of condition of approval No. 65 which requires a median opening on La Sierra Avenue in alignment with the project’s main vehicle entrance along La Sierra Avenue (Attachments 2 and 3).
BACKGROUND:
The 9.88-acre project site consists of six contiguous parcels developed with three single-family residences. Vehicle access to the existing residences is provided from La Sierra and Alhambra Avenues.
Surrounding land uses include semi-rural single-family residential lots to the north and southwest, a small lot Planned Residential Development and Loma Vista Middle School to the east (across La Sierra Avenue) and a standard single-family residential subdivision to the south.
Project Description
The applicant is requesting approval of the following entitlements to facilitate the development of a Planned Residential Development (PRD):
Tentative Tract Map (TM 39008) to subdivide 9.88 acres into 56 single-family residential lots and lettered lots for common open space and private streets; Planned Residential Development Permit to establish a 56-unit single-family residential development; and Design Review of project plans for the site design and building elevations.
The project proposes two distinct residential types within the same subdivision:
Lots 1-52 will consist of lots ranging in size from 3,555 square feet to 7,397 square feet with common open space gathering areas and private streets. Vehicular and pedestrian access to this portion of the subdivision is provided from La Sierra Avenue; and Lots 53-56 consist of semi-rural lots over 20,000 square feet adjacent to Alhambra Avenue. Vehicular and pedestrian access to these residences will be provided directly from shared driveways on Alhambra Avenue.
The proposed project includes three affordable residences for very low-income households. Consistent with State Density Bonus Law, the applicant requested waivers to reduce or modify Zoning Code development standards (perimeter setbacks, reduced open space, and increased wall height along La Sierra Avenue).
Planning Commission Decision
On July 16, 2026, the Planning Commission reviewed the project in a Public Hearing and recommended approval subject to the addition of a condition of approval requiring the construction of a median opening in alignment with the project’s main vehicle entrance along La Sierra Avenue.
Actions by the Planning Commission may be referred to the City Council by a City Councilmember within ten calendar days after the decision.
DISCUSSION:
Referral
On July 24, 2026, Staff received a request from Councilmember Hemenway to refer the project for consideration by the City Council (Attachment 4). The letter specifically requested to discuss the added condition of approval (COA No. 65) by the Planning Commission to add a median break on La Sierra Avenue.
Median Break
On August 5, 2026, Staff received the La Sierra Residential Focused Traffic Assessment Technical Memorandum (Attachment 7) which re-evaluated the operational performance of the subject intersection of La Sierra Avenue and the main project driveway (Driveway 1) to include a northbound left turn only ingress access that incorporates the recommended median opening. The study recommends the reconstruction of the existing raised median along La Sierra Avenue to provide a dedicated left turn lane serving the project traffic with a minimum 50-foot storage length and a 90-foot taper. Driveway 1 will be restricted to right-in, right-out, and left-in access only with no left-out access. The subject intersection will operate with acceptable levels of service in the proposed future traffic condition scenarios. Staff recommend that Condition of Approval No. 65 be revised as follows:
Prior to the issuance of a Certificate of Occupancy, the applicant is solely responsible for preparing design plans, procurement, and reconstructing the existing landscaped median along La Sierra Avenue to install a dedicated northbound left-turn lane with a minimum 50-foot storage length and 90-foot taper for ingress only movement at the new project driveway (Driveway #1/Somervale Drive) as recommended in the La Sierra Residential Focused Traffic Assessment Memorandum dated August 5, 2026.
Pedestrian Crossing
On August 10, 2026, Staff received the La Sierra Residential Pedestrian Hybrid Beacon Warrant Analysis and Flashing Beacon Application Memorandum (Attachment 8) which was prepared to address concerns raised by residents and the Planning Commissioners at their meeting on July 16, 2026 regarding children from Loma Vista Middle School crossing La Sierra Avenue. The memorandum evaluated pedestrian crossing infrastructure improvements along the south leg of the intersection of La Sierra Avenue and Alhambra Avenue that is adjacent to the back side school access to Loma Vista Middle School. The back side gate access to Loma Vista Middle School is located approximately 225 feet from the existing La Sierra Avenue and Alhambra Avenue intersection. The report recommends City staff coordination with the school district to evaluate options for the back side school access. A concept plan was prepared that includes high visibility crosswalks, rectangular rapid flashing beacons (RRFB), advance signage / striping, ADA curb ramps and median nose modification at the south leg of Alhambra Avenue and La Sierra Avenue.
City staff met with the Loma Vista Middle School staff and school district staff on August 10, 2026. School leadership indicated that the Loma Vista Middle School back side gate access is required to be open to allow special needs school buses to enter the school facility for drop-off and pick-up. Since the back side gate access is open to La Sierra, some students utilize this school access point during drop-off and pick-up on a typical school day.
Based on input from the Loma Vista Middle School staff and district leadership, City staff recommends adding Condition of Approval No. 66 for pedestrian infrastructure improvements along the south leg of Alhambra Avenue and La Sierra Avenue identified as Exhibit B in the August 10, 2026 traffic memorandum. The proposed Condition of Approval No. 66 shall read as follows:
Prior to the issuance of a Certificate of Occupancy, the applicant is solely responsible for preparing design plans, procurement, and installation of a high visibility crosswalk per Standard Plan No. 640 at the south leg of the intersection of Alhambra Avenue at La Sierra Avenue including three (3) double-sided solar powered rectangular-rapid flashing beacons and advance signage and associated pavement markings as recommended in the La Sierra Residential Pedestrian Hybrid Beacon Warrant Analysis and Flashing Beacon Application Memorandum dated August 10, 2026.
The pedestrian infrastructure improvements align with the city’s complete streets ordinance from the Riverside PACT, Safe Routes to School initiatives, and are consistent with the General Plan Circulation Mobility Element Objective CCM-8, Policy CCM-8.1, and Policy CCM-8.2.
FISCAL IMPACT:
There is no fiscal impact associated with this action since all project costs are borne by the applicant.
Prepared by: Judy Egüez, Senior Planner
Approved by: Miranda Evans, Community & Economic Development Director Nathan Mustafa, Public Works Director
Certified as to
availability of funds: Julie Nemes, Finance Director
Approved by: Thomas Hatch, Interim City Manager
Approved as to form: James Johnson, City Attorney
Attachments:
Planning Commission Report, Findings and Conditions of Approval Planning Commission Minutes
Planning Commission Notice of Action
Referral Request from Councilmember Hemenway - July 24, 2026 Location map
Traffic Study
Revised Traffic Memo - August 5, 2026
Pedestrian Hybrid Beacon Warrant Analysis - August 10, 2026 Proposed Conditions of Approval
Project Plans
Presentation
PR-2024-001711 ● Page 2