The Planning Commission approved two residential developments on Thursday, advancing plans for a 36-unit townhome community in the city's Magnolia Center neighborhood and a 56-home subdivision along La Sierra Avenue after public hearings focused largely on traffic, neighborhood character and safety.
The two projects, heard as separate public hearings, drew residents who voiced concerns about congestion, speeding, emergency access and the effects of continued growth. Commissioners ultimately concluded both proposals complied with the city's General Plan and zoning standards while imposing additional conditions intended to address some neighborhood concerns.
Commissioners approved a proposal from Irvine-based Melia Homes to build 36 three-story townhomes on about 3.2 acres at the southwest corner of Magnolia and Jackson streets, replacing the former Trinity Lutheran Church campus.
The project includes 16 affordable housing units reserved for lower-income households, allowing the developer to utilize California's State Density Bonus Law to exceed the property's base residential density.
Planning staff said the project conforms with the city's General Plan designation for medium-high density residential development and would provide a transitional housing type between nearby single-family neighborhoods and commercial uses along Magnolia Avenue.
However, residents who live near the site argued the development would worsen already congested intersections, increase cut-through traffic on neighborhood streets and create additional safety hazards for pedestrians and schoolchildren.
Resident Clark Taylor, who lives right next to the planned development, questioned why residents didn't have the opportunity to give input.
"We live in Hawarden Hills, which is a very beautiful, old, traditional Riverside neighborhood," he said. "And all of a sudden this high density tenement is coming into our property right in our neighborhood. There'd be traffic issues. There's going to be privacy issues. There's going to be noise issues. All sorts of different things are going to be happening because this is a high density place."
Another resident told commissioners he was concerned that the added electrical and plumbing infrastructure needed for such a development would "break up the road," causing extra traffic in an already congested area.
The resident also said there is an active red-tailed hawk nest in the area – a protected species – and urged the area to be looked at by a biologist.
Planning commissioners spent much of their discussion examining whether the proposed density was appropriate for the site and asking staff about traffic operations, emergency vehicle access and compatibility with adjacent homes.
Staff responded that the project met applicable city development standards and that the traffic analysis concluded nearby intersections would continue operating within acceptable levels under current regulations.
Several commissioners acknowledged residents' concerns about traffic but said those issues extend beyond a single development and would require broader citywide transportation improvements.
In supporting the project, commissioners cited the city's need for additional housing and noted that infill development along major transportation corridors aligns with Riverside's long-term planning goals.
The commission also unanimously approved a proposal for a 56-lot single-family subdivision on roughly 16 acres along La Sierra Avenue, after adding a condition requiring the developer to construct a median break at the project's entrance to improve vehicle access.
The proposal represents a significant reduction from earlier concepts for the site.
According to the applicant, previous plans called for more than 90 homes before revisions prompted by neighborhood feedback reduced the project to 56 larger lots with additional open space and landscaping.
Residents living near the property nevertheless continued to express concerns about traffic on La Sierra Avenue, emergency evacuation during wildfires, school crowding and the loss of open space.
"We want to say we're not trying to block this development. We're supportive of new homes in Riverside, but just done responsibly," said one resident. "And we're here today to advocate for the safe traffic environment and legal protections of our existing rural lifestyle."
The resident said he was concerned that the development's design will force pedestrians and students to cross La Sierra "without any safe infrastructure in place."
Commissioners asked detailed questions about evacuation planning, access points, grading, drainage and the project's consistency with the city's general plan.
Planning staff said the environmental review and traffic studies concluded the project would not create significant unavoidable impacts and that required roadway improvements would accompany development.
Before voting, commissioners amended the conditions of approval to require construction of a median opening on La Sierra Avenue aligned with the project's primary entrance, a change intended to improve traffic circulation and access for residents entering and leaving the neighborhood. The commission then voted unanimously to recommend approval of the subdivision.
With Thursday's approvals, both projects will move forward through the city's development process under the conditions adopted by the Planning Commission.
The approvals come as Riverside continues to fall short of its state-mandated housing targets. The city has permitted no new very-low-income housing since 2021 and has met less than 20 percent of its overall obligation under the state's regional housing needs allocation, which requires Riverside to plan for 18,458 new homes between 2021 and 2029.
