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Riverside BZA approves variances for two drive‑thru coffee sites
Summary
The Board of Zoning Appeals approved variances allowing reduced landscape buffers and parking setbacks for a SevenBrew drive‑thru at 4211 Lynon Avenue and a Dutch Bros kiosk at 115 Woodman Drive, with staff saying the changes are necessary to accommodate narrow lots and to increase landscaped area.
The Riverside Board of Zoning Appeals on Jan. 6 approved variances for two proposed drive‑thru coffee sites, accepting staff findings that narrow lot dimensions make the adjustments necessary for reasonable reuse.
Staff reporter Cody presented BZA case 26001 at 4211 Lynon Avenue, describing the site in the B1 district and outlining two requested variances: a reduction of the side landscape buffer to about 1.7 feet and a rear buffer reduction to about 5.4 feet, plus a reduced parking‑lot setback. Cody said redevelopment will increase permeable surface and landscaping compared with the current, mostly impervious site and recommended approval of both variances.
Jonathan Wilker, a planner with McBride Clarion representing Casto and SevenBrew, told the board that the proposal would demolish the existing building and build a two‑lane drive‑thru with counterclockwise circulation. “We’re basically maintaining the existing condition of the side setbacks and the rear, but we are substantially increasing the amount of landscaping on the site,” Wilker said, adding that site‑plan approval is in place and the project is in final permitting stages.
After brief questions about traffic review and whether left‑turn movements had been analyzed, the board closed the public portion and voted to approve the landscape and parking setbacks for 4211 Lynon Avenue, citing the staff report and testimony.
Later the board heard BZA case 26002 for 115 Woodman Drive, an outlot split from 101 Woodman proposed for a Dutch Bros kiosk in the B2 district. Staff described the requested reductions to the landscape buffer and parking setbacks as minor and consistent with corridor circulation and adjacent uses; staff recommended approval. Andrew Gardner of V3 Consultants, the civil engineer on the project, said the parcel split is underway, the plan includes a substantial central green space, a shared‑parking arrangement with the residual parcel and a walk‑up window (no indoor seating).
The board approved both variances for 115 Woodman Drive after hearing that the lot is typically underused and that the applicants are pursuing a reciprocal parking agreement.
Each motion cited the staff report, evidence and testimony heard at the hearing. Roll‑call votes recorded affirmative responses from the members present for the variances.
