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A.
B.
C.
D.
E.
A.
B.
C.
1. 2.
D.
1. 2.
3. Chapter 19.170 - INNOVATION DISTRICT OVERLAY ZONE (ID)
19.170.010 - Purpose.
The Innovation District (ID) Overlay Zone is established to:
Implement the goals, policies, and principles of the General Plan.
Enable and encourage new development in the ID Overlay Zone area.
Support a mix of high-density residential, high-intensity employment/office, civic, entertainment, institutional and pedestrian-oriented retail uses.
Encourage investment in public facilities through quality redevelopment and improvements.
Ensure that new development and redevelopment are designed to minimize traffic, parking and impacts on surrounding residential neighborhoods, and create walkable environments.
If regulations or development standards are not included in this Chapter, refer to the standards in applicable Chapter of Title 19.
( Ord. 7573 § 1(Exh. A), 2021)
19.170.020 - Application.
Application. The Innovation District (ID) Overlay Zone may be applied to the area bounded to the west by the State Route 91, to the north by State Route 60/Interstate 215, and to the south by Third Street. The ID Overlay Zone may be applied in combination with any existing Base Zone.
Relationship to ID Master Plan. The ID Overlay implements the intent and guidelines in the ID Master Plan document.
Permit requirements.
In addition to any other permits required by the Zoning Code, new building or structure construction, sign or exterior alterations, enlargement of an existing building, structure, or signs shall, pursuant to Chapters 19.710 require Design Review.
Minor Conditional Use Permit may be required pursuant to and 19.730.
Design Standards.
All projects must comply with the standards listed in this Chapter and in effect at the time the development is submitted to the City.
Design Review processing and approval does not preclude compliance with all regulations and permitting requirements applicable to the proposed development.
When required by this chapter, street dedication and improvements for building permits, the 5/13/22, 2:54 PM Riverside, CA Code of Ordinances
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E.
public street or right-of-way must be dedicated and improved consistent with all applicable City standards.
Existing and Entitled Industrial and Manufacturing Uses. The ID Overlay Zone authorizes existing and entitled industrial and manufacturing land uses to continue and expand as legal, conforming land uses until such time as they are converted to uses permitted in the applicable ID Overlay Zone Sub-District as set forth in Section 19.170.040 (Permitted Uses). ( Ord. 7573 § 1(Exh. A), 2021)
19.170.030 - Sub-districts.
The ID Overlay Zone is divided into Sub-Districts as set forth in Table 19.240.030.
Table 19.170.030 - Innovation District Overlay Sub-District Descriptions Sub-District Sub-District Description
IE - Industrial
Emphasis
IE encourages a wide range of industrial, o ce, and commercial uses that may be integrated vertically and/or horizontally. While predominantly a mix of light industrial and o ce uses, other standalone uses, such as transportation services and energy-generation facilities, are encouraged.
Clean & green industries, such as renewable energy, low-carbon, research and development, and public transportation infrastructure uses are encouraged in this Sub-District.
EE - Employment
Emphasis
EE promotes high-intensity vertical mix of o ce, clean & green industrial, educational, and hospitality uses to be an employment center of regional importance with a limited mix of residential uses to compliment the employment focus. Clean & green industries, including renewable energy, low-carbon, education and training, and research and development are encouraged.
HE - Housing
Emphasis
HE accommodates primarily residential housing development supported by ground- oor neighborhood-serving commercial uses and live work opportunities, with limited industrial functions.
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ET - Eastside
Transition
ET accommodates mid to low-rise buildings with a diverse array of uses, including residential, neighborhood-serving commercial, and limited o ce uses, that integrate more seamlessly with the neighboring Eastside Neighborhood.
CS - Civic Space CS allows for greens, squares, and plazas with a variety of Civic Facilities. ( Ord. 7573 § 1(Exh. A), 2021)
19.170.040 - Permitted uses.
The following table establishes the permitted land uses and uses permitted subject to the approval of a minor conditional use permit (Chapter 19.730 - Minor Conditional Use Permit) in the ID Overlay Zone Sub-Districts. Table 19.240.040 also identifies those uses that are specifically prohibited. Uses not listed in table are prohibited unless the Community & Economic Development Department Director, or his/her designee, pursuant to Chapter 19.060 (Interpretation of Code), determines that the use is similar and no more detrimental than a listed permitted or conditional use. Any use which is prohibited by state and/or federal law is also strictly prohibited.
Table 19.170.040 - Permitted Uses
This table identi es permitted uses and uses requiring approval of other permits by zoning designation.
District IE EE HE ET CS
Civic Facilities
Community Center and Services X P P P P
Emergency Shelters MC MC MC X P
Outdoor Auditorium and Performances X MC MC X P
Public Parking Areas and Structured GaragesP P MC MC P
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Transit Mobility Services and Stations P P P P P
Commercial Functions
Alcohol Sales - On-Premises P P P MC P
Assemblies of People - Entertainment (<500
people)
X MC MC MC MC
Assemblies of People - Non-Entertainment
(<500 people)
X MC MC MC MC
Clean Energy Use P P P X X
Day Care (child and senior) MC P P P P
Education and Training Facilities X P P MC MC
Home Occupations X P P P X
Personal Services P P P P X
Retail Sales P P P P P
Restaurant (Full Service, Limit-Service, Small
Shop, excluding drive-thru)
P P P P P
Shopkeeper Units (predominately work
within a living space)
X P MC P
Vehicle Repair (indoor only) P MC X X X
Veterinarian/Small Animal Clinic P P P MC X
Hospitality Functions
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Convention Services X P P X P
Hotel X P P X X
Industrial Functions
Clean Energy Use P P P X X
Heavy-Industries MC MC X X X
Light-Industries P P MC X X
Outdoor Storage P MC X X X
Research Laboratories (wet
laboratories/OSHA regulated)
P P MC MC X
Transportation Facilities P MC X X X
Warehousing and Distribution Facilities P X X X X
O ce Functions
Administrative and Professional Facilities P P P MC X
Medical Facilities P P MC MC X
Research Laboratories (non-OSHA regulated) P P MC X X
Residential Types
Attached Multiple-Family Dwelling X P P P X
Detached Single and Multiple Family DwellingX X X P X
Live/Work Units (predominately living within
a workspace)
X MC P MC X
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Single-Room Occupancy Unit (Co-Living) X P P MC X
C = Subject to the granting of a conditional use permit (CUP), Chapter 19.760 SP = Site Plan Review Permit, Chapter 19.770
MC = Subject to the granting of Minor Conditional Use Permit (MCUP), Chapter 19.730 sq. ft. = Square Feet
P = Permitted
( Ord. 7573 § 1(Exh. A), 2021)
19.170.050 - Application Requirements and Processes.
All application requirements and processes identified in Article IX of this Title shall apply to this Chapter.
( Ord. 7573 § 1(Exh. A), 2021)
19.170.060 - Building intensity and location standards.
Table 19.170.060 - Building Intensity and Location
This table coordinates speci c Building Functions, Intensities, and Location within each Zoning Sub-District.
Sub-District
Function
IE EE HE ET
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Civic Civic space
edges shall be
completely or
predominately
bounded by
buildings mid-
block or at
street corners.
Civic spaces may
be hybrids and
directly with
public
streetscape
elements
located mid-
block and/or at
corners.
Civic space
edges shall be
completely or
partially
bounded by
buildings and/or
located mid-
block and street
corners.
Civic space
edges may be
partially
bounded by
buildings and
shall be directly
accessible to 3rd
Street walkways.
Commercial 1st oor of the
primary building
on corner lots
may be
commercial.
Up to 60% of the
primary and
accessory
buildings may
be commercial.
Up to 40% of the
primary and/or
accessory
buildings may
be commercial.
On corner lots
up to 20% of the
primary
buildings 1st
oor shall be
commercial.
Hospitality Not allowed. Up to 60% of the
primary and/or
accessory
buildings may
be hospitality
uses.
Up to 80% of the
primary
buildings may
be hotel uses.
Not allowed.
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Industrial Up to 60% of the
primary and
accessory
buildings shall
be industrial.
Up to 60% of the
primary
buildings may
be light
industrial and/or
clean and green
industry.
Only 1st oors
of accessory
buildings may
be light
industrial and/or
clean and green
industries.
Only 1st oors
of accessory
buildings may
be light
industrial and/or
clean and green
industries.
Not allowed.
O ce Up to 40% of the
primary and
accessory
buildings may
be o ce.
Up to 100% of
the primary
buildings may
be o ce.
Up to 40% of the
area of the
primary and
accessory
buildings may
be o ce.
Only oors 1-2
in the accessory
buildings may
be o ce
Floors 1 - 2 of
the primary
buildings may
be o ce.
Up to 100% of
accessory
buildings may
be o ce.
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Residential Not allowed. Up to 40% of the
primary and/or
accessory
buildings shall
be residential.
Units are
allowed to
average >400
square feet.
Up to 100% of
the primary
buildings may
be residential.
Units are
allowed to
average >600
square feet
Up to 100% of
the primary and
accessory
buildings may
be residential,
except corner
lots.
Units are
allowed to
average >800
square feet
( Ord. 7573 § 1(Exh. A), 2021)
19.170.070 - Sub-district development standards.
The following diagram illustrates key terms used to define development areas on a lot for this Chapter:
Figure 19.170.070
Table 19.170.070 IE - Industrial Emphasis (IE) Sub-District Development Standards 5/13/22, 2:54 PM Riverside, CA Code of Ordinances
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IE Development Standards Minimum Maximum #
Lot and Density
Lot Width (ft.) 25 - ①
Floor Area Ratio (FAR) 1.0 2.0
Residential Density (Lots - Dwelling Units per
Acre)
N/A N/A
Building Form and Location
Building Height - Primary Building (Floors) 2 oors 5 oors/75- feet
②
Building Height - Accessory Building (Floors) 3 oors
Build-to Lines and Setbacks (ft.)
Front (Principal Building) 5 10 ③
Front (Front Layer and Principal Building) Side
Street
5 10 ④
Side Street (Rear Layer and Accessory
Building)
5 10 ⑤
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Interior Side 5 10 ⑥
Rear 10 10 ⑦
Front (Principal Building) Encroachment (%) - 40% ⑧
Storage and Loading Area (Principal Building -
Front Lot Layer)
5 - ⑨
Outdoor Storage and Loading Area
(Accessory Building - Real Lot Layer)
10 - ⑩
Rear Lot Layer Setback from Primary
Frontage Line
25 - ⇑
Parking
O -Street Parking 2 spaces per
1000 sq ft
5 spaces per
1000 sq ft
"#"in the table corresponds with the numbers on the graphic Table 19.170.070 EE - Employment Emphasis Sub-District Development Standards 5/13/22, 2:54 PM Riverside, CA Code of Ordinances
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EE Development Standards Minimum Maximum #
Lot and Density
Lot Width (ft.) 25 300 ①
Floor Area Ratio (FAR) 2.0 6.0
Residential Density (Lots - Dwelling Units
per Acre)
30 100
Building Form and Location
Building Height - Primary Building (Floors) 2 oors 12 oors/140- feet
②
Building Step-back 4th oor/+55
feet
6th oor/+75
feet
Building Height - Accessory Building (Floors) - 6 oors Build-to Lines and Setbacks (ft.)
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Front (Principal Building) 0 10 ③
Front (Principal Building) Street Side
(Primary Street)
0 10 ④
Street Side (Secondary) Minimum 5 10 ⑤
Interior Side 0 10 ⑤
Rear Minimum 5 10 ⑦
Front (Principal Building) Encroachment (%) 60% 80% ⑧
Storage and Loading Area (Principal Building
- Front Lot Layer)
5 - ⑨
Outdoor Storage and Loading Area
(Accessory Building - Real Lot Layer)
10 - ⑩
Rear Lot Layer Setback from Primary
Frontage Line
20 - ⇑
Parking
O -Street Parking 3 spaces per
1,000 sq. ft.
for
Nonresidential
1.5 space per
Residential
Housing Unit
"#"in the table corresponds with the numbers on the graphic Table 19.170.070 HE - Housing Emphasis Sub-District Development Standards 5/13/22, 2:54 PM Riverside, CA Code of Ordinances
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HE Development Standards Minimum Maximum #
Lot and Density
Minimum Lot Width (ft.) 25 300 ①
Maximum Floor Area Ratio (FAR) 2.0 5.0
Residential Density (Lots - Dwelling Units
per Acre)
30 150
Building Form and Location
Building Height - Primary Building (Floors) 2 oors 24 oors/240- feet
②
Building Step-back - Primary Building (Floors
and approximate feet)
4 oor/+55
feet
6 oor/+75
feet
Building Height - Accessory Building (Floors) - 6 oors Build-to Lines and Setbacks (ft.)
Front (Principal Building) 0 10 ③
th th
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Front (Principal Building) Street Side
(Primary Street)
0 10 ④
Street Side (Secondary) Minimum 5 10 ⑤
Interior Side 0 10 ⑥
Rear Minimum 5 10 ⑦
Front (Principal Building) Encroachment (%) 60% 80% ⑧
Storage and Loading Area (Principal Building
- Front Lot Layer)
5 - ⑨
Outdoor Storage and Loading Area
(Accessory Building - Real Lot Layer)
10 - ⑩
Rear Lot Layer Setback from Primary
Frontage Line
30 - ⇑
Parking
O -Street Parking 2 spaces per
1,000 sq. ft.
for
Nonresidential
1.5 spaces per
Residential
Housing Unit
"#"in the table corresponds with the numbers on the graphic Table 19.170.070 ET - Eastside Transition Sub-District Development Standards 5/13/22, 2:54 PM Riverside, CA Code of Ordinances
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D. ET Development Standards Minimum Maximum #
Lot and Density
Minimum Lot Width (ft.) 25 50 ①
Maximum Floor Area Ratio (FAR) 0.5 1.5
Residential Density (Lots - Dwelling Units
per Acre)
15 60
Building Form and Location
Building Height - Primary Building (Floors) 1 oor 4 oors/55- feet
②
Building Height - Accessory Building (Floors) 1 oor 4 oors Build-to Lines and Setbacks (in Feet)
Front (Principal Building) 5 10 ③
Front (Principal Building) Street Side
(Primary Street)
0 10 ④
Street Side (Secondary) Minimum 5 10 ⑤
Interior Side 10 10 ⑥
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A.
1. 2.
a.
b.
Rear Minimum 5 15 ⑥
Front (Principal Building) Encroachment (%) 0 60 ⑦
Storage and Loading Area (Principal Building
- Front Lot Layer)
5 - ⑨
Outdoor Storage and Loading Area
(Accessory Building - Real Lot Layer)
10 - ⑩
Rear Lot Layer Setback from Primary
Frontage Line
20 - ⇑
Parking
O -Street Parking 2 spaces per
1,000 sq. ft.
for
Nonresidential
2 spaces per
Residential
Housing Unit
"#"in the table corresponds with the numbers on the graphic ( Ord. 7573 § 1(Exh. A), 2021)
19.170.080 - Additional standards.
In addition to the requirements outlined in Section 19.240.060, the following shall apply to building placement. The following diagram illustrates key terms used to define development areas on a lot:
Additional setback requirements.
The façade of the primary building shall be built parallel to the primary Frontage Line.
Façade width.
In the EE and HE Sub-Districts, the minimum façade width shall be 80 percent of the lot width.
In the IE and ET Sub-Districts, the minimum façade width shall be 60 percent of the lot 5/13/22, 2:54 PM Riverside, CA Code of Ordinances
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3. 4.
a.
(1)
(2)
5. a.
b.
6. a.
b.
7. a.
b.
B.
1. 2.
3. width.
Permitted encroachments into the front setback include the following private building frontage elements: stoops (exterior stairs), forecourt terraces (at grade space), light court terraces (below grade space and stairs), recessed arcades and walkways, outdoor dining, green walls, artistic expressions, parking access screening, and planter boxes.
Maximum building setbacks.
Buildings shall be located no farther from frontage line than the maximum setback.
For buildings fronting on two primary streets, the front setback shall apply on both frontages.
For buildings fronting on three or more streets, the front setback shall apply on at least two of the frontages.
Accessory buildings.
Accessory buildings in the rear setback shall be a minimum of 15 feet measured from the centerline of the rear alley easement.
In the absence of a rear alley, the rear setback for accessory buildings, the setback shall be a minimum of ten feet.
Windows and entryways.
All new buildings shall have windows on all perimeter walls oriented towards streets and courtyards.
All new buildings shall have clearly identifiable entry doorways on Front façades.
Exceptions.
Outdoor eating areas - Where an outdoor eating area is installed, a portion of the building may be set back up to 12 feet from the frontage line, if at least 80 percent of the building facade is at the frontage line.
Temporary mixed-use areas - A temporary use may be allowed on vacant lots in EE and/or HE Sub-Districts to activate the site if it meets the Sub-District's general intent as defined in this title.
Building heights.
Heights do not apply to attics, parapets, belfries, clock towers, chimney flutes, water tanks, elevator bulkheads or tower.
Residential building floor to finished ceiling height must be a minimum of ten feet in HE, EE, and ET Sub-Districts, except for ground or first floor live-work uses which do not have a minimum.
For development projects in all Sub-Districts that adjoin the ET Sub-District, the maximum 5/13/22, 2:54 PM Riverside, CA Code of Ordinances
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C.
1. 2.
3. 4.
5. a.
b.
D.
1. 2.
E.
1. a.
b.
c.
2. a.
building height shall be 65 feet within 20 feet of the ET Sub-district.
Façade glazing and openings.
The ground floor façade of primary buildings with commercial and/or office uses shall be a minimum of 70 percent glazed area.
Ground floor openings shall have transparent glazing and provide views into work areas, display areas, sales areas, lobbies, or similar active spaces, or into window displays that are three feet deep or more.
Openings above the first floor shall not exceed 70 percent of the total building front wall, with each façade being calculated independently.
In the EE, HE and ET Sub-Districts, a continuous plane of any building façade shall not exceed 20 feet without an opening.
Exceptions to glazing.
In the ID Sub-District, multi-level parking facilities, where permitted, are not required to meet the ground-floor transparency requirement.
If buildings are in rear layer behind primary buildings, and not visible from the adjacent public street, the building ground-floor transparency requirement shall not apply.
Loading areas.
Truck docks, loading, and service areas are permitted within the rear layer on rear alley and lanes.
Loading and service areas shall be located on the side or rear of buildings and shall not face a primary street.
Open space.
Common ground floor open space.
Common ground floor open space may be provided in lieu of providing individual open space for each unit within the first four floors above the ground floor.
In the IE, EE and HE Sub-Districts, common ground floor open space, including, but not limited to terraces, courtyards, plazas, and patios, is required and must be directly accessible from within the primary building.
Common ground floor open space shall have a minimum horizontal dimension of 20 feet in width and shall be a minimum of 7,000 square feet.
Common upper floor open space—Mixed-use buildings.
In the EE and HE Sub-Districts, common upper floor open space, including, but not limited to, balconies, decks, terraces, common open space, and rooftops, is required 5/13/22, 2:54 PM Riverside, CA Code of Ordinances
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b.
c.
3. a.
b.
F.
1. 2.
3. 4.
5. G.
1. 2.
3. H.
1. a.
for every five floors above the first four floors and the on the rooftop.
Common upper floor open space is required for every for every five floors above the first four floors and the on the rooftop, in addition the private open space required in this section.
Common upper floor private open space shall have a minimum horizontal dimension of six feet in width and shall be a minimum of 2,000 square feet.
Private upper floor open space—Residential units.
Private upper floor open space shall include a balcony, deck, patio, porch that is directly accessible by a doorway from a habitable room within the residential unit.
For each residential unit located on the fifth floor or higher, a private upper floor open space shall be a minimum 24 square feet.
Outdoor retail sales and merchandise display.
All outdoor retail sales and merchandise displays shall be directly accessible to the primary business.
Outdoor retail sales and merchandise displays shall not obstruct ingress and egress to a building, hinder accessibility, obstruct fire lanes, interfere with vehicular circulation, or sight distance, or be in landscaped areas.
Outdoor retail sales and merchandise displays shall not exceed five percent of the total gross floor area of the business, or 200 square feet, whichever is less.
Display merchandise shall not exceed a height of six feet above finished grade.
The temporary use of a parking or undeveloped area for outdoor retail sales, merchandise displays, and entertainment is permitted with a temporary use permit as defined in this title.
Outdoor storage.
For nonresidential uses, storage shall be located in the rear layer of the lot.
In the EE, HE and ET Sub-Districts, storage shall be a maximum ten percent of the gross floor area of the use or 600 square feet, whichever is less.
In the IE Sub-District, storage shall be a maximum 40 percent of the gross floor area of the use or 1,000 square feet, whichever is less.
Parking.
Screening.
For lots without a primary building, parking shall be fully screened using landscaping, a decorative, opaque walls, or other rigid materials to screen any parking spaces located in the front layer.
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b.
c.
2. 3.
I.
1. 2.
3. 4.
A.
B.
1. 2.
3. Screening shall be a minimum 40-inches in height.
Screening shall be setback a minimum of two-feet from the frontage line.
Off-street parking shall be set in the rear layer and set back a minimum of 25 feet from the frontage line.
Exceptions to off-street parking requirement may be granted for short-term customer parking, drop-off, and public-private partnership car share spaces.
Pedestrian network connectivity.
An internal network of pedestrian walkways shall connect: 1) all buildings on a site; 2) on- site automobile and bicycle parking areas; 3) sidewalks; and 4) any on-site common open space or amenity.
Private, internal walkways shall be a minimum of six feet wide, hard surfaced/paved with concrete, stone, tile, brick, or comparable material.
When walkways cross driveways, parking areas, or loading areas, clearly identifiable markings shall be required and may include a raised crosswalk, a different paving material, or similar method.
Where a walkway is parallel and immediately adjacent to an auto access alley, clearly identifiable markings shall be required to separate the walkway from the auto travel lane using a raised curb, bollards, or other physical barriers. ( Ord. 7573 § 1(Exh. A), 2021)
19.170.090 - Nonconformities.
Land uses and structures legally established that do not conform to this chapter may continue to exist and operate as legal, conforming uses.
Expansion of such uses and structures shall be limited as follows:
The gross floor area may be expanded up to ten percent of the existing gross floor area of structures on the premises through a design review.
The gross floor area of previously conforming uses and structures may be expanded up to 50 percent of the existing gross floor area of structures on the premises through a minor condition use permit.
Within the HE Sub-district, existing conforming nonresidential uses may be replaced with other conforming, nonresidential uses without complying with the 80 percent residential land use requirement for new development.
( Ord. 7573 § 1(Exh. A), 2021)