Land Use, Sustainability, and
Resilience Committee
TO: LAND USE, SUSTAINABILITY, AND DATE: MARCH 13, 2023
RESILIENCE COMMITTEE MEMBERS
FROM: COMMUNITY & ECONOMIC DEVELOPMENT WARDS: ALL
DEPARTMENT
SUBJECT: UPDATE ON CURRENT ZONING REGULATIONS AND BEST PRACTICES FOR
RECREATIONAL VEHICLE PARKING WITHIN RESIDENTIAL ZONES
ISSUE:
Update on the City of Riverside’s current zoning regulations for recreational vehicles within residential zones and best practices in similar jurisdictions related to recreational vehicle parking standards within residential zones.
RECOMMENDATIONS:
That the Land Use, Sustainability, and Resilience Committee:
1. Receive and file an update on the City ’s zoning regulations and regional best practices related to recreational vehicle parking within residential zones; and
2. Provide staff with direction on changes for future consideration.
BACKGROUND:
At the December 20, 2022, City Council meeting Councilwoman Plasce ncia requested that an update be brought to the Land Use, Sustainability and Resilience Committee (Committee) related to the parking of motorhomes and other recreational vehicles within single-family residential zones.
The update was to include the City’s current regulations, best practices in the region, number of code enforcement cases and future consideration items.
DISCUSSION:
State Regulations and Licensing
In California, a recreational vehicle is defined as “a motorhome, housecar, travel trailer, truck camper, or camp trailer; with or without motive power; designed for human habitation or other occupancy” (CA Health & Safety Code § 18010). State licensing requirements establish limitations on recreational vehicle usage based on type of license and recreational vehicle specifications. For example:
Drivers with a Noncommercial Class C Driver’s License may:
o Drive any housecar, more commonly known as an RV, that is 40 feet or less in length.
Update on Recreational Vehicle Regulations · Page 2
o Tow a trailer coach or fifth-wheel travel trailer under 10,000 Gross Vehicle Weight Rating (GVWR) for personal use only but will require California Department of Motor Vehicles (DMV) endorsement.
Any recreational vehicle exceeding 40 feet in length but less than 45 feet or weighing more than 10,000 GV WR will require a t least a Noncommercial Class A or B Driver’s License and DMV endorsement. The operation of motorhomes between 40 and 45 feet may only be driven in approved State and Federal routes (CA Veh Code § 35400).
A. Title 19 – Zoning Code Regulations
Current Regulations
Within the Riverside Municipal Code , Chapter 19.910 (Definitions) defines a recreational vehicle as a “vehicle for noncommercial, recreational use, including a motor home, travel trailer, camper, fifth wheel, boats, watercraft, race cars, off-road vehicles, horse trailer or trailers designed to carry recreational vehicles such as watercraft or off-road vehicles.” Recreational vehicles are regulated within Title 9 – Peace, Safety and Morals; Title 10 – Vehicles and Traffic and Title 19 – Zoning.
Titles 9 and 10 regulate recreational vehicles within public parks, streets, and establish limitations on where they may be located on public property. Title 19 establishes specific regulations for parking and storing recreational vehicles within residential zones and codifies development standards for residential properties , including driveways, garages, and fencing. Chapter 19.580 (Parking and Loading) codifies specific parking location s and maneuvering areas for recreational vehicles in residential zones (Attachment 1).
Chapter 19.580 establishes standards for parking and storing recreational vehicles within single- family residential zones based on gross vehicular weight rating (GVWR).
I. For recreational vehicles under 10,000 pounds GVWR:
a. Allowed in all single-family residential zones.
b. Must be parked within a garage or carport and have a paved driveway to access the street it is served by.
c. Vehicles may also be parked or stored in the side and front yard but shall be paved and must comply with the permitted driveway location requirements.
II. For recreational vehicles 10,000 pounds GVWR or more:
a. Allowed only in the Rural Residential (RR), Residential Estate (RE), and Residential Agricultural (RA-5) zones.
b. Vehicles must be parked or maneuvered:
i. Within a garage or carport; or
ii. A paved surface in the rear or side yard areas, outside of required setbacks , provided:
1. There are at least 15 feet of space between the nearest property line and nearest eave overhang;
2. The side yard area remains accessible; and
3. The vehicle parked in a side yard does not extend past the frontmost wall of the primary residence.
III. All recreational vehicles, regardless of weight:
a. Must be legally registered as applicable if parked outside of an enclosed garage or carport.
b. Motorized vehicles must be operable under their own power. Unmotorized vehicles must be movable by a vehicle used to tow the vehicle type. c. May not be used as living quarters except in very limited circumstances on a Update on Recreational Vehicle Regulations · Page 3
temporary basis.
Changes to Chapter 19.580 related to recreational vehicle parking and storage within residential zones were established in 2007 and have not substantially changed since then. The 2007 amendments introduced the regulation for vehicles above 10,000 pounds GVWR in residential zones. The weight threshold of 10,000 pounds GVWR was established in part to conform with State licensing regulations and to differentiate between noncommercial and commercial vehicles weighing an excess of 10,000 pounds. As a matter of information, Section 19.580.100 prohibits the parking or storage of any commercial vehicle (including trucks, trailers or tractor trailers) over 10,000 pounds GVRW, over 8 feet high or over 24 feet in length on any residentially zoned property Citywide.
Volume of Code Enforcement Violations
On average, the Code Enforcement Division receives about 12,000 complaints on a yearly basis.
Of these, the average annual volume of complaints related to recreational vehicle parking in single- family zones is approximately 18 complaints, or less than 1% of the total. As of the writing of this report, there are currently 7 active cases related to recreational vehicle parking in residential zones.
Most of these complaints are related to residents using a recreational vehicle as living quarters , which is prohibited per 19.580.070(A)(4)(b)(1)(c). A subset of these complaints are related to parking or storage of recreational vehicles over 10,000 pounds GVWR within residential zones or on unpaved front or side yards. Examples include a 12,000-pound GVRW motorhome or RV parked within the R-1-7000 single-family zone or a 10,000 -pound GVRW motorhome parked within the required front yard setback area.
B. Regional Best Practices & Comparison
To assess the City’s regulations, a cross -jurisdictional analysis was conducted to determine best practices in the region (Attachment 2). Cities evaluated include Chino, Claremont, Corona, Ontario, and West Covina. Each city regulates recreational vehicles in residential zones but vary in extent.
A summary of observations from the jurisdictions surveyed is provided below:
I. Parking in Residential Zones Allowed
a. Riverside
i. Recreational vehicles under 10,000 pounds GVWR allowed. ii. Recreational vehicles 10,000 pounds GVWR and heavier only allowed in the Rural Residential (RR), Residential Estate (RE), and Residential Agricultural (RA-5) zones. Restrictions apply.
b. Other Jurisdictions
i. All surveyed jurisdictions allow recreational vehicles within single -family residential zones provided all other requirements are met.
II. Location Requirements
a. Riverside
i. Recreational vehicles must be within carport or garage , on a paved surface and meet distance requirements based on zone.
b. Other Jurisdictions
i. In Chino, Claremont, and Ontario, recreational vehicles must be within garage or screened from the public with decorative walls or fences and have a paved surface serving the property. The vehicle must belong to the property owner and may not be in an improper condition.
ii. In Corona and West Covina, a recreational vehicle must be parked on a paved area and cannot bl ock access to the garage . Additionally, it must be in good condition.
Update on Recreational Vehicle Regulations · Page 4
III. Other Requirements
a. Riverside
i. No other additional requirements apply.
b. Other Jurisdictions
i. Claremont codifies specific size restrictions for motorhomes and other vehicle types based on width, length, and height of the vehicle. ii. In West Covina, an Administrative Use Permit (AUP) must be obtained for all motorhomes, recreational equipment, and trailers. Certain findings must be made prior to permit issuance (Attachment 3).
While the City uses 10,000 GVWR as a threshold for establishing permitted locations for recreational vehicles, all other jurisdictions surveyed do not codify weight thresholds in a similar manner. Instead, recreational vehicles are allowed within designated residential zones according to each jurisdiction’s respective zoning code.
ITEMS FOR CONSIDERATION:
Depending on Committee direction, the following options are available for consideration.
I. Maintain Current Regulations
If the Committee is not interested in modifying the Zoning Code, then the City’s current regulations would remain as is. Current code enforcement cases will proceed as usual.
II. Modify Existing Zoning Code
If the Committee is interested in exploring modifications to the Zoning Code, Staff will need direction on w hich areas to amend and identifying stakeholders needed for a community outreach process. Staff estimates this process could take approximately 6 m onths to complete, depending on staff workload and other legislative and policy priorities of the Council or this and/or other Committees.
A strategy to address ongoing code enforcement cases will also need to be identified should the Committee recommend pursuing modifications to the existing Zoning Code . This could include direction from the City Council to maintain enforcement activity on current and future code enforcement cases related to recreational vehicles until the code amendment process is complete.
STRATEGIC PLAN ALIGNMENT:
This item contributes to Strategic Priority 2 – Community Well-Being and Goal 2.3 – Strengthen neighborhood identities and improve community health and the physical environment through amenities and programs that f oster an increased sense of community and enhanced feelings of pride and belonging citywide, and Strategic Priority 5 – High Performing Government and Goal
5.3 – Enhance communication and collaboration with community members to improve transparency, build public trust, and encourage shared decision-making.
This Project aligns with the each of the five Cross-Cutting Threads as follows:
1. Community Trust – The update on recreational vehicle regulations is presented at an open public meeting and contains transparent information on City processes and regulations.
2. Equity – The update on recreational vehicle regulations seeks to promote environmental justice so that impacts of recreational vehicle are minimized on residents within neighborhoods.
3. Fiscal Responsibility – The update on recreational vehicle regulations will not have any Update on Recreational Vehicle Regulations · Page 5
fiscal impact to the City.
4. Innovation – The update on recreational vehicle regulations is seeking best practices that will innovate how the City addresses these vehicles in the future.
5. Sustainability & Resiliency – The update on recreational vehicle regulations seeks to minimize environmental impacts on surrounding neighborhoods.
FISCAL IMPACT:
There is no fiscal impact associated with this report.
Prepared by: Jennifer Lilley, Community & Economic Development Director Approved by: Rafael Guzman, Assistant City Manager
Certified as to
availability of funds: Edward Enriquez, Interim Assistant City Manager/Chief Financial Officer/City Treasurer
Approved as to form: Phaedra A. Norton, City Attorney
Attachments:
1. Title 19 – Chapter 19.580 – Parking Requirements
2. Recreational Vehicle Regulations Comparison Matrix
3. City of West Covina – Vehicle Administrative Use Permit Application
4. PowerPoint Presentation
Land Use, Sustainability, and Resilience Committee
March 13, 2023
Jurisdiction Municpial Code Citation
Allows Recreational
Vehicle Parking in
Residential Zones?
Regulation
Chino 20.10.100 - Recreational
vehicles and campers. Yes
Allowed in single-family residential zones with
certain screening and location
requirements.
Claremont 16.154.070 Neighborhood
Protection Yes
Allowed in single-family residential zones if
vehicle meets size, screening, and location
requirements.
Corona 8.32.030 Classification of
nuisances. Yes
Allowed in single-family residential zones
within permitted parking locations and in an
operable condition up to 220 s.f. livable
area.
Ontario Division 6.01—District
Standards and Guidelines Yes
Allowed in single-family residential zones with
certain screening and location
requirements.
Riverside Chapter 19.580 - Parking
and Loading Yes
A) For recreational vehicles < 10,000 GVWR,
allowed in all single-family residential zones
with certain location and maneuvering
requirements.
B) For recreational vehicles > 10,000 GVWR,
only permitted in RR-Rural Residential, RE-
Residential Estate, and RA-5 Residential
Agricultural zones with certain location and
maneuvering requirements.
West Covina Sec. 26-392. - Vehicles in
residential zones. Yes
Allowed in single-family residential zones with
screening and location requirements.
Recreational vehicles require Adminstrative
Use Permit.
Recreational Vehicle Parking Regulations
1444 W. Garvey Avenue South, West Covina, CA 91793 Phone (626) 939-8422 Last Updated 6/20 The City of West Covina allows personal vehicles to be parked in designated driveways of single-family homes. However, the West Covina Municipal Code (Sec. 26 -392) regulates the size, number, and location of parked vehicles in residential zones to preserve the appearance of neighborhoods and reinforce community standards. These regulations apply to all residential zones.
This guide explains the regulations, including what type of recreational vehicles are allowed, and when applications are required.
What is NOT allowed?
It is unlawful to park or store any commercial vehicles, trailers, or other related equipment. Public sidewalks and paved areas of a public parkway are not considered allowed parking areas.
Unmounted campers and camper shells placed on the ground are prohibited in the front yard or unscreened side yard.
What IS allowed?
In addition to a permitted garage or carport, regulations allow a resident to park on:
Allowed paved areas of the front yard
Allowed paved areas of the unscreened street side yard Paved areas of the interior side, street side, or rear yards which are fully screened by solid six-foot fences or walls or view -obscuring landscaping (except within five (5) feet of the rear property line).
The regulations allow a resident to park one motor home or accessory recreational vehicle in the front yard on the driveway under the following conditions:
The vehicle must be parked on a paved area (or side pad) allowed by the Municipal Code.
The vehicle must not block access to the garage.
The vehicle must be maintained in good condition.
Utility trailers are prohibited from parking in the front yards of houses (utility trailers longer than sixteen (16) feet in length are considered commercial vehicles).
What is allowed by PERMIT?
The regulations allow for a resident to apply for a permit (called an Administrative Use Permit or AUP) to park recreational vehicles in the front yard. This permit may be approved if there is no other space on the property to park the vehicle. Vehicles that are small enough to fit in a garage, side yard or rear yard must be stored in one of those areas. The following page indicates what may be allowed through the submittal of an AUP.
CITY OF WEST COVINA
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
VEHICLE PARKING IN RESIDENTIAL ZONES
1444 W. Garvey Avenue South, West Covina, CA 91793 Phone (626) 939-8422 Last Updated 6/20 Motor Homes and Campers
All motor homes and campers require an AUP.
1. If located on the Side Pad:
a. All regular AUP findings must be made.
2. If located on the Driveway:
a. All regular AUP findings must be made.
b. With added finding that side pad to accommodate requested vehicle cannot be feasibly provided given size, configuration, slope, or existing physical improvements on the lot.
Recreational Equipment and Trailers
All recreational equipment and trailers require an AUP.
1. If located on the Side Pad:
a. All regular AUP findings must be made.
b. With added finding that side pad to accommodate requested vehicle cannot be feasibly provided given size, configuration, slope, or existing physical improvements on the lot.
2. If located on the Driveway:
a. All regular AUP findings must be made.
b. With added finding that side pad to accommodate requested vehicle cannot be feasibly provided given size, configuration, slope, or existing physical improvements on the lot.
c. With added finding that suitable area does not exist within the garage, carport, or side or rear yard (with access) for parking and storage of required vehicles.
VEHICLE PARKING IN RESIDENTIAL ZONES
CITY OF WEST COVINA
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
1444 W. Garvey Avenue South, West Covina, CA 91793 Phone (626) 939-8422 Last Updated 6/20 What is Required to Apply for an Administrative Use Permit (AUP)?
AUP’s require the submittal of an application, fee, plot plan, and radius map with mailing labels of all property owners and residents within 300-foot radius of the property. Upon submittal, the Planning Department reviews the application. If the submittal is determined to be complete, a public notice is mailed to those individuals within 300 feet of the prop- erty. This mailing requires a 10-day public review period in which the neighbors may wish to talk with staff or view the submitted application. Following the public review period, the Community Development Director will render a decision. The process will take four to eight weeks (unless an appeal is filed, in which case it will take longer).
To obtain applications or for more information, contact:
City of West Covina Planning Department
1444 W. Garvey Avenue South
West Covina, CA 91793
Phone: (626) 939-8422
VEHICLE PARKING IN RESIDENTIAL ZONES
CITY OF WEST COVINA
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
1444 W. Garvey Avenue South, West Covina, CA 91793 Phone (626) 939-8422 Last Updated 6/20
VEHICLE PARKING IN RESIDENTIAL ZONES
CITY OF WEST COVINA
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION