City Council voted 6-1 Tuesday night to approve a controversial 49-home residential development on Victoria Avenue, overturning a Planning Commission recommendation and dismissing widespread community opposition.
Warmington Residential's project will subdivide 9.91 acres of existing orange groves at the corner of Victoria Avenue and La Sierra Avenue into single-family homes ranging from 3,690 to 7,437 square feet. The developer is using state density bonus law to achieve higher density than typically allowed, including three affordable housing units for very low-income households.
The project sparked intense debate during a packed City Council meeting, with dozens of residents voicing concerns about traffic safety, preservation of historic citrus groves, and the precedent of high-density development along Victoria Avenue.
"This is one of the last remaining rural orange producing areas in Riverside," said Nancy Parrish, a 26-year resident of the Arlington Heights Greenbelt. "The continued tradition of one house per half acre should be maintained."
Traffic emerged as the primary concern among speakers. Chris Quinlan, who lives five houses off La Sierra Avenue, described dangerous conditions on the busy corridor.
"That corner in 2019 already had 33,000 cars passing it every day," Quinlan said. "If you guys put too many [homes there] and create that many more exiting on La Sierra, somebody's going to get killed."
Multiple residents reported speeding violations and congestion backing up "a mile from the freeway all the way up La Sierra." Joe Rosas, a retired federal agent, presented police data showing 27 accidents and three major incidents at the Victoria and La Sierra intersection over the past two years.
The project requires eight waivers from standard development requirements under California's density bonus law. City staff confirmed the state Department of Housing and Community Development (HCD) reviewed and approved the waivers, limiting the city's discretion to deny the project.
Councilmember Sean Mill, who represents the area, expressed frustration with state housing mandates that restrict local control.
"I'm angry that we have to approve this," Mill said. "I'm angry that the state has made it so that we're basically stuck here. In order to deny this project and not be in violation of state law, this body must make written findings supported by the preponderance of the evidence that the project would result in a specific adverse impact on public health and safety."
City Attorney Anthony Beaumon warned that denying the project could result in litigation from the state Attorney General's office and potential loss of local planning authority.
"HCD made it very clear in their letter what their opinion is," Beaumon said. "Their opinion is we have very little discretion in this matter."
Several residents supported the development, arguing Riverside needs more housing options. Ethan Franklin, who lives 300 feet from the proposed site, disputed claims about the grove's productivity.
"I drive by it multiple times a day. It's overgrown, unpicked, with many dead, dying trees," Franklin said. "This proposal provides three affordable housing units that would be sold for only $100,000 each."
Jared Jones, a lifelong Riverside resident, emphasized housing affordability challenges.
"Today, to buy the median house in Riverside, you need to make $180 to $190,000 per year," Jones said. "The American dream has been stolen from our public these days."
Warmington Residential President Joe Goff addressed Council questions about community benefits and project commitments. The company agreed to preserve 100 feet of orange groves along Victoria Avenue, construct a 10-foot multipurpose trail, work with the city on traffic calming measures, add enclosed eaves for fire safety, and explore trail connectivity options despite private property constraints.
The project includes enhanced screening with additional shade trees along Millsweet Place and behind the preserved orange groves. Goff confirmed the company remains committed to building the development rather than selling to another developer.
Councilmember Clarissa Cervantes, who voted in favor, acknowledged the difficulty of the decision while emphasizing housing needs and noting that the $100,000 price for affordable units seemed "remarkably low" and should be fact-checked.
"It's rare when we see the ability to bring single family homes that are low income level," Cervantes said. "The homes and the communities you love are what people dream of and dream of being able to have an opportunity for."
Councilmember Steve Hemenway provided context, noting Riverside has similar developments with even higher density that are successful and desired neighborhoods. He cited Riverwalk with 6.5 dwelling units per acre, and two other La Sierra developments with 7 and 8 dwelling units per acre respectively.
The project aligns with the City's General Plan designation for low-density residential development allowing up to 4.1 dwelling units per acre. Under state density bonus law, the three affordable units permit a 20% density increase to 4.95 units per acre.
Fire Deputy Chief Guzzetta confirmed emergency vehicles can access the development through 20-foot clearances designed to allow fire trucks to pass within the community. Councilmember Chuck Conder expressed concerns about narrow street widths and fire safety with homes built eight feet apart, warning "they become wind tunnels."
The development will include private streets, a bioretention basin, and decorative walls along property boundaries. All homes will feature two-car garages and driveways, with additional guest parking available on private streets managed by a homeowners association.
The project now moves to final design and permitting phases, with construction timeline dependent on market conditions and final approvals.
Correction- Jun. 26, 1:46 p.m.
In a previous version of this article, the names of two individuals were misspelled. Nancy Parrish was incorrectly spelled as “Parish,” and Anthony Beaumon was incorrectly identified as “Anthony Bowman.” We apologize for the errors.
