Commission finds multiple airport-area projects consistent; Perris Valley approval conditional on FAA review

The Riverside County Airport Land Use Commission on July 10 voted to find several development proposals near county airports consistent with applicable airport land-use compatibility plans, with one conditional approval pending federal review.

At the start of the meeting commissioners voted to find the Winchester Business Park project near French Valley Airport (ZAP1138 FV25) consistent with staff recommendations. The project proposes 11 buildings totaling 309,100 square feet on about 23.1 acres, and staff noted the site straddles French Valley compatibility zones B2 and D. FAA Aeronautical Study determinations of no hazard to air navigation issued previously were incorporated into staff conditions. The commission approved the project by unanimous voice vote.

Later the commission found the Bermuda Dunes Airport proposal (ZAP1096 BD25), a three-building light industrial development totaling 114,787 square feet on 6.38 acres, consistent with the Bermuda Dunes Airport compatibility plan. Staff said the project did not require FAA obstacle review because it did not exceed FAA height thresholds; commissioners voted unanimously to approve.

The commission also approved a tentative parcel map in the March Air Reserve Base influence area (ZAP1651 MA25) to divide about 2.3 acres into two single-family lots. Staff said the site sits in Zone C2, under a 6 dwelling-unit-per-acre maximum, and noted FAA review would be required at building permit for structures exceeding a specified elevation. The motion passed unanimously.

A larger mixed-use proposal in the March influence area (ZAP1652 MA25) proposing 204 apartment units, two large storage buildings and three retail buildings on 17.64 acres was likewise found consistent by the commission after staff presentation; the FAA review was not required at this stage. The vote was unanimous.

A rooftop solar permit in Moreno Valley (ZAP1653 MA25) was found consistent. Staff presented a solar glare analysis that quantified "green-level" glare minutes across multiple approach and traffic patterns; the Air Force reviewed and concurred with the glare analysis while raising concerns about cumulative glare and panel construction. Commissioners discussed an upcoming staff resolution for mandatory anti-reflective coatings; the commission nonetheless found the rooftop solar permit consistent by unanimous vote.

The commission approved the Perris Valley project (ZAP1035 PV25)—a proposed gas station with canopy and convenience store, a drive-through car wash, and an 86,190-square-foot mini-storage facility on 9.32 acres—by a conditional unanimous vote. Staff identified that using the building-code occupancy method the single-acre intensity for the storage component exceeded the Zone B1 single-acre criteria, but the applicant provided a survey study of comparable self-storage facilities indicating far lower real-world occupancies. The commission found the development plan conditionally consistent pending final FAA Obstacle Evaluation Service (OES) determinations and compliance with basin and landscaping conditions intended to avoid attracting hazardous wildlife.

All recorded motions on agenda items were approved by unanimous voice votes with all members present voting in the affirmative. The roll call showed seven commissioners present.

Votes at a glance (selected agenda items): - ZAP1138 FV25 (Winchester Business Park, French Valley) — Motion: find consistent with staff report. Outcome: approved (unanimous). - ZAP1096 BD25 (Ben Waste, Bermuda Dunes) — Motion: find consistent with staff recommendation. Outcome: approved (unanimous). - ZAP1651 MA25 (Tentative parcel map, March) — Motion: accept procedure/find consistent. Outcome: approved (unanimous). - ZAP1652 MA25 (Hinode Holdings, mixed-use, March) — Motion: find consistent. Outcome: approved (unanimous). - ZAP1653 MA25 (Rooftop solar, Moreno Valley) — Motion: find consistent with compatibility plan. Outcome: approved (unanimous). - ZAP1035 PV25 (Gas station + mini-storage, Perris Valley) — Motion: find conditionally consistent subject to FAA OES and staff conditions. Outcome: approved (unanimous, conditional).

Staff noted that where FAA review remained "work in progress," findings were conditional on FAA OES outcomes and on applicant compliance with mitigation measures described in staff conditions. The meeting also included an administrative report of director approvals and an update on implementation of the March Air Reserve Base compatibility study.