Planning Commission approves zoning changes | Community Development | Riverside | The Common News

Summary

Planning Commission approves zoning changes

RiversideAug 14, 20252 min read

At a glance

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The Planning Commission approved two citywide zoning text amendments, including cleanup changes to Title 19 and new updates to bring local rules into line with SB 9 and state housing guidance.

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Economic Development Neighborhood Commercial Overlay Land Use Development NC Overlay Water Course Overlay General Development Community Development

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Planning Commission

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What this means

The commission approved changes to Riverside’s zoning rules that update the city code and align it with newer state housing requirements. It also approved a separate cleanup package that revises several parts of the zoning code to match recent California law. The decisions are subject to a 10-day appeal period ending August 25, 2025.

Key decisions

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Approved Planning Case PR-2021-001174 to legalize unpermitted accessory structures at 2190 St. Lawrence Street, including a conditional use permit and grading exception.
Approved Planning Case PR-2023-001617 for a convenience store with off-sale alcohol at 9652 and 9662 Indiana Avenue, subject to conditions in the staff report.
Approved Planning Case PC-2025-00085 for a one-lot subdivision for condominium purposes at 4714 Jurupa Avenue.
Approved Planning Case PR-2025-001793, a zoning text amendment cleanup to Title 19 of the Riverside Municipal Code.
Approved Planning Case PR-2025-001800 to amend Titles 18, 19, and 20 of the Riverside Municipal Code for SB 9 compliance.
Approved the July 31, 2025 minutes and the consent calendar.

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Meeting information

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Planning Commission

Aug 14, 2025, 9:00 AMCity Hall - Art Pick Council Chamber 3900 Main Street, Riverside Live Webcast at: www.RiversideCA.gov/Meetingcompleted

Agenda

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 * * * * *
PAGE BREAK
9 A.M.
CHAIR CALLS MEETING TO ORDER
PLEDGE OF ALLEGIANCE
PUBLIC COMMENT
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
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 a 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.
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. Contact Planner: Yenifer Cid, Associate Planner, 951-826-5652, ycid@riversideca.gov.
PAGE BREAK
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 a 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
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 of public convenience or 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 Planner: Clarissa Manges, Assistant Planner, (951) 826-5264, cmanges@riversideca.gov.
PAGE BREAK
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.
CONSENT CALENDAR
Minutes of July 31, 2025
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.
* * * * * * * * * The next Planning Commission meeting is scheduled for Thursday, August 28, 2025
For live Webcast of the Committee Meeting: RiversideCA.gov/Meeting
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Documents from this meeting

Minuteshttps://riversideca.legistar.com/View.ashx?M=M&ID=1317364&GUID=529CB5B3-FB32-4B4A-8607-16599CC747A5&G=370C32CE-6D46-4A7C-9F25-71EEE8475909
Agendahttps://riversideca.legistar.com/View.ashx?M=A&ID=1317364&GUID=529CB5B3-FB32-4B4A-8607-16599CC747A5&G=370C32CE-6D46-4A7C-9F25-71EEE8475909

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