Community & Economic
Development Department
Industrial Development
in the City of Riverside
A Public Discussion on Warehouses
Today’s
Agenda
Welcome
Background
Community Concerns
Regional Trends
Planning & Development Overview
Warehouses in Riverside
What is Riverside doing to address these concerns?
Group Discussion/Listening Session
Background
June 13, 2022 - Staff presented an update on warehouse regulations to the Land Use, Sustainability and Resilience Committee (LUSR) on the following items:
• Summary of current City policies and regulations
• Comparison with regulations in surrounding jurisdictions • Ongoing State and regional regulatory trends
• Future development potential in the City
• Future considerations - energy use, community benefits, enhanced outreach LUSR directed Staff to research the following items to bring back at a later date:
• Spatial analysis on warehouse concentration to determine areas most impacted • Conduct community outreach to obtain feedback on City’s regulatory efforts • Further explore community benefits, sustainability standards and outreach requirements • Explore protections of sensitive receptors
Community
Concerns
Proximity of
warehouses to
sensitive receptors
Increased
traffic
Impacts on air
quality and
resident health
Impacts on
open space
Lack of
community
outreach
Visual impacts
Regional
Trends
Inland Empire added over 600 million sq. ft. of
warehouse and distribution space between 2004
and 2020
Vacancy rate for warehouses reached lowest of
0.7% in 2021
Jurisdictions implementing moratoriums on
warehouse development throughout region to
assess impacts: Redlands, Norco, Colton and others
Growing discussion of incorporating community
benefits into warehouse projects
Planning Overview
What is a
General Plan?
• Establishes the long-term
citywide vision for future
growth and divides the city
into broad land use
categories (residential,
commercial, industrial, etc.)
• Reflects community
priorities, values, and
includes supporting goals,
policies, and
implementation measures to
achieve the community's
vision.
• Updated every ~15 years.
What is the
Zoning Code?
• Title 19 of Riverside Municipal
Code.
• Implements General Plan
land use policies by creating
Zones to regulate
development.
• Includes development
standards, operation
requirements, permit
requirements and allowed
based for every Zone.
• Regularly updated by action
of City Council.
Permitted Uses within
Industrial Zones
• Laboratories – Research
• Manufacturing
• Offices
• Repair shops
• Showrooms
• Gasoline Stations
• Vehicle Repair Shops
• Warehousing
• Medical Services Clinics
Entitlement (Development) Process
Property owner partners
with developer to pursue
a project based on
current (or proposed)
Zoning.
City of Riverside
receives application
for development
approval (entitlement).
Staff reviews proposed
project for consistency
with Zoning Code and
initiates CEQA review if
applicable.
Approval Process:
1. Proposed project is reviewed by the
Development Review Committee.
2. If required, presented to Planning
Commission or City Council.
3. Decision made.
4. 10-day appeals period runs.
Post Entitlements:
1. Applicant/Developer submits construction
plans based on development approval.
2. Building plans checked and permit issued.
3. Construction and inspections.
4. Certificate of Occupancy granted.
Operation may commence.
Public
Input
Public
Input
General Plan adopted,
land uses established.
Zoning created and
applied to property.
Public
Input
Public
Input
Warehouses in Riverside
Projects in process:
3 projects under
construction
7 entitled projects
8 proposed projects making
their way through the
entitlement process
6 projects undergoing
preliminary pre-application
process
Total projects: 32
Projects completed:
8 completed within the last 10
years
Warehouses in Riverside
78% of industrially zoned land in Riverside already
developed
Vacant Site
Analysis -
Warehouses
67 vacant parcels
590 acres of vacant land
13% of vacant industrially zoned land
2020 Good Neighbor Guidelines
• Based on WRCOG as policy framework to regulate diesel particulate matter.
• Did not mandate development requirements.
2008:
•Staff reviewed 2008 GNG to evaluate development standards adjacent to residential uses/zones.
•Setbacks, noise, hours of operation, height, neighborhood character and aesthetics were evaluated.
2015 – 2016:
• Changes to the 2008 GNG and amendments to Title 19 Zoning Code were identified.
• GNG 2020 and Zoning Code amendments were unanimously
approved by the City Council.
2020:
2020 Good Neighbor Guidelines
• Air Quality (4 Policies)
• Noise (6 Policies)
• Neighborhood Character (7 Policies)
Updated to focus
on three key areas:
• California Air Resources Board
• South Coast Air Quality Management District
• Western Riverside Council of Governments
Emphasis on
consistency with
existing guidance:
• Through new chapter of the Zoning Code
• Chapter 19.435 Warehousing and Distribution
Facilities
Implementation:
Updated Zoning
Rules for All
Industrial
Development
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
19.150 – Permitted Uses
• Permit requirement by building size
• <10ksf – Design Review; 10-100ksf – Minor CUP; >100ksf – CUP
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
19.435 – Warehouse Regulations
Buildings 10,000 square feet or less
•Driveways, loading areas, docks, truck wells, internal circulation routes and storage areas must be:
•Oriented away from sensitive receptors to the extent feasible. •Fully screened if adjacent to residential zone.
•All operations must comply with Title 7 – Noise Code.
Buildings larger than 10,000 square feet and less than 100,000 square feet •All of the previous requirements apply.
•Temperature-controlled trucks or trailers must:
•Have electrical hookups at loading docks.
•May not use auxiliary truck engine to power climate control equipment. •Truck idling cannot exceed five minutes.
Buildings 100,000 square feet and larger
•All of the previous requirements apply.
•Required on-site truck queuing lanes to eliminate on-street stacking. •Facilities generating 150 or more truck trips must prepare a Health Risk Assessment (HRA). •Required when buildings 100,000 square feet or greater generate 150 or more trips per day. •Required when there is any industrial development within 1,000 feet of a residential zone or use.
Discussion/Listening Session - Questions
What are your biggest concerns around
industrial development in the City – as a
resident, organization or developer?
Discussion/Listening Session - Questions
What can be done to balance the needs
of the community with those of industrial
development?
Would requiring community benefits help
address concerns? What could that look
like?
Discussion/Listening Session - Questions
Are the City’s GNG and Title 19
Regulations adequate to balance the
needs of the community and
developers?
If not, what do you think should be
changed?
Discussion/Listening Session - Questions
What else would you like the City to
explore as it relates to future warehouse
and industrial development?
REFERENCE ONLY
SLIDES
Updated Title 19 Zoning Code
Maximum Allowed Building Size
Development
Standard Zones
BMP I AIR
Within 200 feet of
Residential
Zone/Use
10,000 sq. ft.
200-800 feet of
Residential
Zone/Use
100,000 sq. ft.
All other locations Per FAR
(1.50) Per FAR (0.6)
Updated Title 19 Zoning Code
Maximum Allowed Building Height
Development Standard Zones
BMP I AIR
Within 200 feet of
Residential Zone/Use 35 ft.
All other locations 45 ft.
Updated Title 19 Zoning Code
Minimum Setback Requirements
Development
Standard Zones Notes
BMP I AIR
In the BMP Zone, 20-feet of
the required 50-foot front
yard setback must be
landscaped.
Side Setbacks
Interior Side 0 ft.
Adj. to
Residential
Zone/Use
60 ft.
Street Side Same as Front Yard 20 ft. 15 ft. Not less than 15 feet of the minimum side and rear yard
setback area directly
adjacent to a Residential
Zone or use must be fully
landscaped.
At least 10 feet fully
landscaped if adjacent to
street.
Rear Setbacks
Minimum 0 ft.
Adj. to
Residential
Zone/Use
60 ft.
Street Side Same as Front Yard 20 ft. 15 ft.
Updated Title 19 Zoning Code
Permit Requirement for Warehouse/Industrial Uses
Building Size Permit
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