3900 Main Street

Riverside, CA 92522

Planning Division

(951) 826-5371

City of Riverside

Planning Commission

Agenda

Meeting Date: Thursday, August 14, 2025

Publication Date: Friday, August 1, 2025

9:00 AM

City Hall - Art Pick Council Chamber

3900 Main Street, Riverside

Live Webcast at:

www.RiversideCA.gov/Meeting

MISSION STATEMENT

The City of Riverside is committed to providing high quality municipal services to

ensure a safe, inclusive, and livable community.

For virtual Public Comment, two options are available:

VIA TELEPHONE:

Call (951) 826-8688

Press *9 to be placed in the queue to speak.

Individuals in the queue will be prompted to unmute by pressing *6 to speak.

VIA ZOOM:

Use the following link: https://zoom.us/j/92696991265

Select the "raise hand" function to request to speak.

An on-screen message will prompt you to "unmute" and speak.

Public comments are limited to 3 minutes.

Please follow along via the telephone or Zoom options above to ensure you call in at

the appropriate time for your item(s).

Public comments regarding items on this agenda or any matters within the

jurisdiction of the Commission can be submitted by eComment at

www.RiversideCA.gov/Meeting until two hours before the meeting.

Email comments to PC@riversideca.gov

* * * * *

Pursuant to the City Council Meeting Rules adopted by Resolution No. 24255, members

of all Boards and Commissions and the public are reminded that they must preserve

order and decorum throughout the Meeting. In that regard, members of all Boards and

Commissions and the public are advised that any delay or disruption in the proceedings

or a refusal to obey the orders of the City Council or the presiding officer constitutes a

violation of these rules.

The City of Riverside is committed to fostering a workplace that provides dignity, respect,

and civility to our employees, customers, and the public they serve.

The City of Riverside wishes to make all of its public meetings accessible to the public.

Upon request, this agenda will be made available in appropriate alternative formats to

persons with disabilities, as required by 42 U.S.C. §12132 of the Americans with

Disabilities Act of 1990. Any person with a disability who requires a modification or

accommodation in order to participate in a meeting should direct such request to the

City's ADA Coordinator at (951) 826-2211 at least 72 hours before the meeting, if

possible.

Agenda related writings or documents provided to the Commission are available for public

inspection at www.RiversideCA.gov/Meeting and in the binder located at the entrance of

the meeting room.

PLEASE NOTE--The numerical order of items on this agenda is for convenience of

reference. Items may be taken out of order upon request of the Commission Members.

City of Riverside Planning Commission action on all items may be appealed to the City

Council within ten calendar days after the decision.

(951) 826-5371 for further information.

Contact the Planning Division at

9 A.M.

CHAIR CALLS MEETING TO ORDER

PLEDGE OF ALLEGIANCE

PUBLIC COMMENT

Audience participation is encouraged. Public comments are limited to 3 minutes.

To comment on any matters within the jurisdiction of the Planning Commission, you

are invited to participate in person or call at (951) 826-8688. Press *9 to be placed

in the queue to speak. Individuals in the queue will be prompted to unmute by

pressing *6 when you are ready to speak.

To participate via ZOOM, use the following link: https://zoom.us/j/92696991265,

select the "raise hand" function to request to speak. An on-screen message will

prompt you to "unmute" and speak - Individual audience participation is limited to 3

minutes.

PUBLIC HEARINGS

Audience participation is encouraged. Public comments are limited to 3 minutes.

PLANNING CASE PR-2021-001174 (CUP, GE): Proposal by Lynette Pasley to

consider the following entitlements to legalize unpermitted accessory structures: (1)

Conditional Use Permit to permit accessory structures within the Water Course

Overlay Zone; and (2) Grading Exception to allow grading and development within

the Woodcrest Arroyo and the 50-foot setback buffer. The 4.66-acre site is fully

developed with

single-family residence, detached garage, and accessory

structures, located at 2190 St. Lawrence Street, situated on the west side of St.

Lawrence Street between Dufferin Avenue and Hermosa Drive, in the RA-5 -

Residential Agricultural Zone and RA-5-WC - Residential Agricultural and Water

Course Overlay Zones, in Ward 4.

The Planning Division of the Community &

Economic Development Department has determined that the proposal is exempt

from the California Environmental Quality Act (CEQA) review pursuant to Sections

15303 (New Construction or Conversion of Small Structures) and 15311 (Accessory

Structures) of the CEQA Guidelines, as the project will not have a significant effect

on the environment. Contact Planner: Candice Assadzadeh, Senior Planner,

951-826-5667, cassadzadeh@riversideca.gov.

Attachments:

Report

Exhibit 3 - Existing Site Photos

Exhibit 4 - Location Map

Exhibit 5 - General Plan Map

Exhibit 6 - Zoning Map

Exhibit 7 - Arroyo Map

Exhibit 8 - Project Plans and Water Course Overlay Zone Narrative

Exhibit 9 - Applicant Prepared Grading Exception Justifications

Exhibit 10 - Biological Resources Assessment

Presentation

PLANNING CASE PR-2023-001617 (CUP, DR, PCRN): Proposal by Alex Mucino of

AHD, LP, for the following entitlements to facilitate development of a 2,787 square

foot convenience store: (1) Conditional Use Permit to permit the off-sale of alcohol

(Type 21 - Off Sale General); (2) Design Review of project plans; and (3) Public

Convenience or Necessity (PCRN) to allow for an over concentration of off-sale

alcohol licenses in Census Tract 317.03. The vacant 0.72-acre project site consists

of two continuous parcels, located at 9652 and 9662 Indiana Avenue, situated south

of Indiana Avenue between Van Buren Boulevard and Myers Street, in the MU-V -

Mixed-Use - Village Zone, in Ward 5. The Planning Division of the Community &

Economic Development Department has determined that the proposal is exempt

from the California Environmental Quality Act (CEQA) review pursuant to Section

15303 (New Construction or Conversion of Small Structures) of the CEQA

Guidelines, as the project will not have a significant effect on the environment.

PLANNING CASE PC-2025-00085 (TTM): Proposal by Andrew Verdugo of MV

20296 LLC, to consider a Tentative Tract Map (TTM 39277) to create a one-lot

subdivision for condominium purposes for

previously approved multifamily

residential project. The 1.75-acre project site consists of three contiguous parcels

and is located at 4714 Jurupa Avenue, situated on the south side of Jurupa Avenue

between Tower Road and Greenfield Avenue, in the R-3-2500 - Multiple-Family

Residential Zone, in Ward 3. The Planning Division of the Community & Economic

Development Department has determined that the proposal is exempt from the

California Environmental Quality Act (CEQA) review pursuant to Sections 15304

(Minor Alterations to Land) and 15061 (Common Sense) of the CEQA Guidelines,

as the project will not have a significant effect on the environment. Contact Planer:

Angela Cayabyab, Assistant Planner, 951-826-5145, ACayabyab@riversideca.gov

Attachments:

Report

Exhibit 2 - Existing Site Photos

Exhibit 3 - Location Map

Exhibit 4 - General Plan Map

Exhibit 5 - Zoning Map

Exhibit 6 - Tentative Tract Map No. 39277

Presentation

PLANNING CASE PR-2025-001793 (AMD): Proposal by the City of Riverside to

consider an omnibus zoning cleanup to amend Title 19 (Zoning) of the Riverside

Municipal Code (RMC), including, but not limited to, Articles II (Zoning Code

Administration, Interpretation, and Enforcement), V (Base Zones and Related Use

and Development Provisions), VII (Specific Land Use Provisions), VIII (Site

Planning and General Development Provisions), and IX (Land Use Development

Permit Requirements/Procedures). The proposed amendments are intended to:

1. Align the RMC with recent changes to California law pertaining to permit

streamlining for hydrogen fuel stations;

2. Codify

findings

public

convenience

necessity

(PCorN)

for

overconcentration of alcohol licenses pursuant to California law;

3. Implement permitting requirements for junk dealers/scrap metal recyclers

pursuant to City Council direction;

4. Streamline permitting requirements for a variety of uses, including several in the

Neighborhood Commercial Overlay (NC Overlay) Zone;

5. Make minor adjustments, clarifications, and corrections pertaining to accessory

dwelling units, accessory structures, density bonuses, temporary use permits, and

zoning administrator language; and

6. Make other minor, non-substantive changes and technical corrections as

required to provide clarity, correct errors, or remove redundancies as necessary.

The Community & Economic Development Department recommends that the City

Planning Commission determine that this project is exempt from the California

Environmental Quality Act (CEQA) pursuant to Section 15061(b)(3) (Common

Sense) of the CEQA Guidelines, as it can be seen with certainty that there is no

possibility the project will have a significant effect on the environment. Contact

PLANNING CASE PR-2025-001800 (AMD): Proposal by the City of Riverside to

consider Senate Bill 9 (SB 9) amendments to Titles 18 (Subdivision), 19 (Zoning),

and 20 (Cultural Resources) of the Riverside Municipal Code (RMC), including, but

not limited to, Title 18 Article III (Maps and Permits), Title 19 Article VII (Specific

Land Use Provisions), and Title 20. The proposed amendments are intended to

bring the RMC into compliance with recent guidance from the California Department

of Housing and Community Development (HCD) pertaining to the implementation of

SB 9 and SB 450. The Community

Economic Development Department

recommends that the City Planning Commission determine that this project is

exempt from the California Environmental Quality Act (CEQA) pursuant to Section

15061(b)(3) (Common Sense) of the CEQA Guidelines, as it can be seen with

certainty that there is no possibility the project will have a significant effect on the

environment, and pursuant to Government Code §65852.21(k). Contact Planner:

Clarissa Manges, Assistant Planner, (951) 826-5264, cmanges@riversideca.gov.

Attachments:

Report

1a. Chapter_18.085___Urban Lot Splits

1b. Chapter_19.443___Two Unit Developments

1c. Chapter_20.50___Definitions

2. SB 9 Bill Text

3. Ordinances 7591 and 7592

4. AB 434 Bill Text

5. SB 450 Bill Text

6. HCD Letter to the City of Riverside - March 21 2025

Presentation

CONSENT CALENDAR

All matters listed under the CONSENT CALENDAR are considered routine by the

Planning Commission and may be enacted by one motion in the form listed below. There

will be no separate discussion of these items unless, before the Planning Commission

votes on the motion to adopt, Members of the Planning Commission or staff request

specific items be removed from the Consent Calendar for separate action.

Minutes of July 31, 2025

Attachments:

Minutes

COMMUNICATIONS

Items for future Planning Commission consideration as requested by members of

the Commission. Only items that fall within the powers and duties of the Planning

Commission as set forth in the City Charter and/or the Riverside Municipal Code will

be agendized for future discussion.