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Land Use, Sustainability, and Resilience Committee
June 13, 2022
INDUSTRIAL DEVELOPMENT
REGULATIONS UPDATE
Community & Economic Development
Department
RiversideCA.gov
2 2015-2016
Council directs staff to reexamine existing policies and regulations for industrial development including 2008 Good Neighbor Guidelines November 2020
Updated GNG-2020 and related amendments to Title 19 (Zoning) for new or modified industrial development adopted by Council
January 25, 2022:
Following Council approval of Sycamore Hills Distribution Center project, Councilwoman Plascencia requests update on current regulations and a report on industry best practices be brought to Land Use, Sustainability and Resilience Committee
BACKGROUND
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3 REGIONAL DEVELOPMENT TRENDS
2004-2020:
600 million square feet of
warehouse space constructed
in Inland region
2021:
- Vacancy Rate (2021): 0.7%
- Average Rent (2021): $1.07
per square foot
RiversideCA.gov
4 CURRENT POLICY: GNG-2020
Reorganized to focus on three key areas:
• Air Quality (4 Policies)
• Noise (6 Policies)
• Neighborhood Character (7 Policies)
Provide specific policies for each area - are
implemented through the Zoning Code
Emphasis on consistency with existing policy:
• California Air Resources Board
• South Coast Air Quality Management District
• Western Riverside Council of Governments
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5 CURRENT POLICY: TITLE 19 (ZONING)
19.130 – Industrial Zones
• Building size – based on distance from residential
• Building height – based on distance from
residential
• Setbacks – larger required adjacent to residential
• Landscaping – minimum 15-foot buffer required
19.435 – Warehousing and Distribution Facilities
• Requirements based on building size – <10ksf,
10-100ksf, >100ksf
• Requirements for site design, screening,
operational noise and air quality measures
19.150 – Permitted Uses
• Permit requirement by building size
• <10ksf – Design Review; 10-100ksf – MCUP;
>100ksf – CUP
RiversideCA.gov
6 PERMIT REQUIREMENT - WAREHOUSE/INDUSTRIAL USES
Jurisdiction Building Size Permit
Riverside
10,000 sq. ft. or less P/MC
10,000 sq. ft. - 100,000 sq. ft. MC/C
Greater than 100,000 sq. ft. C
Riverside County All sizes P
Fontana All sizes P
Colton All sizes
P
C required for Warehouses with
Truck Storage
Ontario All sizes P/C
P = Permitted by right; MC = Minor Conditional Use Permit; C = Conditional Use Permit 5 6
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7 MAXIMUM ALLOWED BUILDING HEIGHT
Jurisdiction Development Standard Zones Notes
Riverside
BMP I AIR
Within 200 feet of Residential Zone/Use 35 ft.
All other locations 45 ft.
Riverside
County All locations
I-P M-SC M-M M-H Building height depends on
setback. CUP may be used to
request additional height up
to 75 ft or 105 ft for structures
in M-H zone.
35 - 50 ft. 40 - 50 ft.
Fontana All locations M-1 M-2
75ft.
Colton All locations I-P M-1 M-2 CUP required for more than 50 ft. height in M-1 & M-2.40 ft. 40 - 50 ft. 50 ft.
Ontario
BP IP IL IG IH
Near Residential Zone/ Land Use - - 45 ft. - -
All other locations 45 ft. 55 ft.
RiversideCA.gov
8 MAXIMUM ALLOWED BUILDING SIZE
Jurisdiction Development Standard Zones
Riverside
BMP I AIR
Within 200 feet of Residential 10,000 sq. ft.
200-800 feet of Residential 100,000 sq. ft.
All other locations Per FAR
(1.50) Per FAR (0.6)
Riverside
County
I-P M-SC M-M M-H
All locations Per FAR
Fontana M-1 M-2
All locations Per FAR
Colton I-P M-1 M-2
All locations Per FAR
Ontario
BP IP IL IG IH
Within 200 feet of Residential - 45,000 SF. (Single-Tenant) 60,000 SF (Multi-Tenant)
-
200-800 feet of Residential - -
All other locations 45,000 SF (Single-Tenant)
60,000 SF (Multi-Tenant) --
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9 PARKING REQUIREMENTS
Jurisdiction Development Standard
Riverside One space/1,000 square feet
One space/250 square feet
Riverside County
One space/2,000 sq. ft.
If number of workers cannot be determined: 1 space/250 sq. ft. of office area, PLUS 1 space/500 sq. ft. of fabrication area, PLUS 1 space/1,000 sq. ft. of storage area, AND 1 space/500 sq. ft. of floor plan which is uncommitted to any type of use
If number of workers can be determined: 1 space/2 employees of largest shift, AND 1 space/vehicle kept in connection with the use
Fontana
One space/1,000 square feet for the initial 20,000 square feet One space/2,000 square feet for the next 20,000 square feet One space/5,000 square feet of additional gross floor area over 40,000 square feet No additional parking spaces are required for the office area <10% Colton
One space/1000 sq. ft. up to the first 10,000 sq. ft.
One space/2000 sq. ft. for area over the first 10,000 sq. ft.
One space/ 50 sq. ft. office space
Ontario One space/1,000 sq. ft. for less than 20,000 sq. ft.
0.5 space/1,000 sq. ft. greater than 20,000 sq. ft.
RiversideCA.gov
10 HRA REQUIREMENTS
Jurisdiction Development Standard Yes/No
Riverside
1. HRA required for new industrial uses located within 1000 feet of residential use or zone.
2. HRA required when buildings 100,000 sq. ft. or larger generates more than 150 trips per day. .
Yes
Riverside County HRA required for new industrial uses located within 1000 feet of residential use or zone. Yes
Fontana - No
Colton -N o
Ontario -N o
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11 POTENTIAL DEVELOPMENT AREAS
RiversideCA.gov
12 NEW REGULATORY EFFORTS
SCAQMD Rule 2305
• Warehouse Indirect Source Rule – reduce
emissions related to logistics industry
• Warehouse Actions and Investments to Reduce
Emissions (WAIRE) Program – points-based
compliance system, will raise funds for local air
quality projects
Assembly Bill 2840 (Eloise Gomez-Reyes, D-San
Bernardino)
• Would establish statewide 1,000-foot
setback from sensitive receptors for all
warehouse projects
• Would also create labor standards for
private warehouse development
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13 • Alternative Energy Requirements
• Requirements for Solar Ready Roofs
• On-Site Motorized Operations – Zero Emissions
• LEED Certification
• Development Agreements
• Used to negotiate for potential community benefits
• Between City and Developer
• Community Benefit Agreements
• Used to negotiate for community benefits
• City may or may not participate
• Outreach Requirements
• Current requirement: 300-foot mailing for MCUP/CUP
ADDITIONAL CONSIDERATIONS
RiversideCA.gov
14 Strategic Priority 3
Economic Opportunity
(Goal 3.1 – Facilitate partnerships and
programs to develop, attract and retain
innovative business sectors)
Strategic Priority 4
Environmental Stewardship
(Goal 4.4 - Implement measures and
educate the community to responsibly
manage goods, products and services
throughout their life cycle to achieve
waste reduction outcomes)
STRATEGIC PLAN ALIGNMENT
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15 Staff recommends that the Land Use, Sustainability and Resilience Committee:
1. Receive and file an update on the City’s current
development regulations related to warehouse &
distribution facilities; and
2. Provide staff with direction on changes for future
consideration.
RECOMMENDATIONS
RiversideCA.gov
16 REFERENCE SLIDE
POTENTIAL DEVELOPMENT
AREAS - NORTH
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17 REFERENCE SLIDE
POTENTIAL DEVELOPMENT
AREAS - SOUTH
RiversideCA.gov
18 REFERENCE SLIDE
POTENTIAL DEVELOPMENT
AREAS - WEST
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