1 10/31/2024
RiversideCA.gov
1 INDUSTRIAL DEVELOPMENT
ZONING CODE AMENDMENTS
Land Use Committee
November 12, 2024
Community & Economic Development Department
RiversideCA.gov
2 2020
• 2020 Good
Neighbor
Guidelines
amended
including
changes to Title
19 (Zoning)
2022
• Request to review
industrial
development
regulations
• Various updates
presented to
Committee
• Community
outreach begins
2023
• Ongoing
community &
Committee
engagement
• Proposed policy
changes
identified
• Monitoring state
legislation
2024
•P r o p o s e d
amendments
released for
stakeholder
review
• New
development in
state legislation
BACKGROUND
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RiversideCA.gov
3 Updates since March 2023:
• Proposed amendments based on Committee
direction finalized
• Stakeholders notified of proposed amendments
for feedback
• Riverside recognized for its comprehensive
industrial development regulations
• Two state bills (AB 1000 & AB 1748) died in
committee
• AB 98 signed into law by Governor Newsom on
09/2024
BACKGROUND
RiversideCA.gov
4 Before you today:
1. Discussion of proposed amendments by
policy topic
2. Key decision points for Committee
consideration
3. Analysis of AB 98
4. Options moving forward
DISCUSSION
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RiversideCA.gov
5 Option 1:
• Proceed with the implementation of the proposed
amendments as is, or with modifications.
Option 2:
• No changes. Existing development regulations remain.
Option 3:
• Alternative work path as recommended by the Committee.
Option 4:
• Pause for 6-9 months and monitor legislative activity.
Update the Committee on any changes.
OPTIONS MOVING FORWARD
RiversideCA.gov
6 PROPOSAL
Proposed amendments will affect:
1. Sensitive receptor definition and
protections;
2. Maximum building size;
3. Maximum number of buildings;
4. Permitted land uses;
5. Green building and construction
practices;
6. Landscaping requirements; and
7. Project notification requirements
Goal:
•Align with
community and
Committee
feedback
•Enhance sensitive
receptor
protections
•Increase project
transparency and
neighborhood
compatibility
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7 INDUSTRIALLY ZONED LAND
RiversideCA.gov
8 INDUSTRIAL VACANT LOTS
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9 SENSITIVE RECEPTORS
Definition
• No existing definition for sensitive
receptor
• 2020 GNG provides policy guidelines
for warehousing and distribution
facilities
• Inconsistency with Chapter 19.130 –
“residential zone or use”
Current Code
• New definition for “sensitive receptor”Proposed
Amendment
• Keep or revise proposed sensitive
receptor land uses?
Committee
Decision
Point
RiversideCA.gov
10 CURRENT DEVELOPMENT PROTECTION AREAS
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RiversideCA.gov
11 PROPOSED DEVELOPMENT PROTECTION AREAS
RiversideCA.gov
12 SENSITIVE RECEPTORS
Protections
• Tiered development standards adjacent
to a residential zone or use but not other
sensitive land uses
• 2020 GNG site location and operation
standards based on warehouse size
Current Code
• Sensitive receptor protections expanded
to include other land uses matching new
definition
• Update language throughout Title 19 for
consistency
Proposed
Amendment
• Apply sensitive receptor protections to
some or all development standards
Committee
Decision
Point
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RiversideCA.gov
13 MAXIMUM BUILDING SIZE
• < 200 ft = 10,000 sq. ft.
• 200 – 800 ft = 100,000 sq. ft
• > 800 ft – controlled by lot size
• Adjacent to residential zone or
use
Current Code
• < 800 ft = existing limits
• 800 – 1,500 ft – 400,000 sq. ft.
• > 1,500 ft and beyond –
Controlled by lot size
• Adjacent to any sensitive
receptor
Proposed
Amendment
• General feedback welcomed
Committee
Decision
Point
RiversideCA.gov
14 CURRENT DISTANCE PROTECTION MEASURES
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15 PROPOSED DISTANCE PROTECTION MEASURES
RiversideCA.gov
16 MAXIMUM NUMBER OF BUILDINGS
• No limit on the number of buildings
to preserve less intense uses
• Must meet Floor Area Ratio (FAR)
Current Code
• Existing FAR is repealed
• New FAR table based on:
• Distance to sensitive receptor
• Size of the parcel
Proposed
Amendment
• General feedback welcomed Committee
Decision Point
10k sf
100,000
square foot
lot
FAR w/in 200 feet of Residential Zone
FAR=0.6
100,000 X 0.6 = 60,000
60,000
square feet
cumulative
building area
10k sf
10k sf
10k sf
10k sf
Current Code - Example
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17 PROPOSED FAR VALUES
Lot Size
Distance
from
Sensitive
Receptor
> 4 Acres2-4 Acres< 2 acres
AIRIBMPAIRIBMPAIRIBMP
.60.25.25.60.35.35.60.50.50< 200 feet
.60.35.35.60.50.50.60.60.75< 800 feet
.60.60.75.60.601.0.60.601.5< 1,500 feet
.60.601.5.60.601.5.60.601.5> 1,500 feet
RiversideCA.gov
18 FLOOR AREA RATIO ANALYSIS
293
39 Industrial Vacant Parcel Inventory
< 2 Acres ≥ 2 Acres & < 4 Acres ≥ 4 Acres
36 SUMMARY
368Total vacant sites
37,144,184Existing Potential
Buildout (SF)
21,518,454Proposed Potential
Buildout (SF)
-42%% Change
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19 FAR CHANGES – EXAMPLE A
Current
Proposed
Allowed FAR: 1.5 - Actual FAR: .55
Building Footprint: 87,968 sq. ft.
Allowed FAR: 0.35 - Actual: 0.35
Building Footprint: 55,490 sq. ft.
Maximum individual building size: 10,000 sq. ft.
2 – 4 Acre Lot Within 200 feet of Sensitive Receptor
RiversideCA.gov
20 FAR CHANGES – EXAMPLE B
Current Proposed
Allowed FAR: 1.5 - Actual FAR: .64
Building Footprint: 100,352 sq. ft.
Allowed FAR: 0.5 - Actual: 0.5
Building Footprint: 78,133 sq. ft.
Maximum individual building size: 100,000 sq. ft.
2 – 4 Acre Lot Within 800 feet of Sensitive Receptor
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RiversideCA.gov
21 FAR CHANGES – EXAMPLE C
Current Proposed
Allowed FAR: 1.5 - Actual FAR: .55
Building Footprint: 78,164 sq. ft.
Allowed FAR: 1 - Actual: 0.55
Building Footprint: 78,164 sq. ft.
Maximum individual building size: 400,000 sq. ft.
2 – 4 Acre Lot Within 1,500 feet of Sensitive Receptor
RiversideCA.gov
22 BASE ZONES PERMITTED LAND USES
• Various permit requirements for
Warehousing and Distribution
Facilities based on the building size
Current
Code
• < 100k sq. ft. = existing permit
requirements
• 100k sq.ft. – 400k sq. ft. allowed
subject to CUP
• > 400k sq. ft. prohibited except in
General Industrial (I) Zone with CUP
Proposed
Amendment
• General feedback welcomed
Committee
Decision
Point
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RiversideCA.gov
23 LANDSCAPE BUFFER REQUIREMENTS
• Landscape setbacks required for
front yard in all industrial zones
• 15-foot landscape buffer
adjacent to residential zone or
use
Current
Code
• Increase side and rear yard
setback when adjacent to
sensitive receptor
• Landscape buffer required when
adjacent to a sensitive receptor
Proposed
Amendment
• Should the landscape buffer
width be increased?
Committee
Decision
Point
Proposed Standards
Building
Sensitive
Receptor
Setback Area (60 ft)
Landscaping Buffer
(20 ft)
2 Rows of
Staggered Trees:
30’ spacing
RiversideCA.gov
24 GREEN BUILDING & CONSTRUCTION PRACTICES
• Must meet CA Green Building Code
• No requirements for alternative
energy or sustainable construction
practices
Current Code
• Introduce new alternative energy
requirements and sustainable
construction practices
• May require additional staff time to
review compliance
Proposed
Amendment
• Keep or revise renewable energy
requirements and sustainability
construction practices?
Committee
Decision Point
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RiversideCA.gov
25 PROJECT NOTIFICATION REQUIREMENTS
• 300 ft radius to property owners –
Variance/MCUP
• 300 ft & publication in one newspaper
cycle – Public hearing
• No physical notification sign
requirement
Current Code
• 1,000 feet for any new development
requiring MCUP or CUP within BMP and
I Zones
• Multi-tenant notification required
• On-site Notice of Filing Sign
requirement
Proposed
Amendment
• Keep or revise the proposed project
notification requirements?
• Existing notifications sufficient?
• Revise distance requirement?
Committee
Decision Point
RiversideCA.gov
26 PROPOSED NOTIFICATION REQUIREMENT
Industrial
Residential
1049 Spruce Street – Under Construction
Current: 300 feet
33 properties notified
Residential
Industrial
Proposed:1,000 feet
87 properties notified
(plus apartment tenants)
Residential Residential
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27 PROPOSED NOTIFICATION REQUIREMENTS
Street A
Street B
SIGN
1 sign per 300 ft of
street frontage
Maximum 3 ft distance
between property line
and street frontage
Property Line
Property Line
SIGN
SIGN
RiversideCA.gov
28 •Sensitive receptor definition
•Project applicability
•Maximum building size and height
•Health Risk Assessments
City Meets or
Exceeds:
•Landscaping buffer
• Building siting criteria
• Loading bay setbacks
• Circulation Element & truck routing plans
Key
Differences
ASSEMBLY BILL 98
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RiversideCA.gov
29 Option 1:
• Proceed with the implementation of the proposed
amendments as is, or with modifications.
Option 2:
• No changes. Existing development regulations remain.
Option 3:
• Alternative work path as recommended by the Committee.
Option 4:
• Pause for 6 months and monitor legislative activity. Update the Committee on any changes.
OPTIONS MOVING FORWARD
RiversideCA.gov
30 STRATEGIC PLAN ALIGNMENT
ENVISION RIVERSIDE 2025 STRATEGIC PLAN
Strategic Priority 3 - Economic Opportunity
Goal 3.1 – Facilitate partnerships and programs to develop, attract and retain innovative business sectors
Strategic Priority 5 – High Performing Government
Goal 5.3 – Enhance communication and collaboration with community members to improve transparency, build public trust, and encourage shared decision-making..
Cross-Cutting Threads
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RiversideCA.gov
31 That the Land Use Committee:
1.RECEIVE AND FILE an update on the proposed amendments to the City’s industrial development regulations; and
2.PROVIDE staff with direction to proceed with some, all or none of the proposed Zoning Code amendments.
RECOMMENDATIONS
RiversideCA.gov
32 Proposed Standards
REFERENCE SLIDE: LANDSCAPE BUFFER REQUIREMENTS
Building
Residential
Zone or
Use
Setback Area (60 ft)
Landscaping Buffer
(15 ft)
Property Line
Current Standards
Building
Sensitive
Receptor
Setback Area (60 ft)
Landscaping
Buffer (20 ft)
2 Rows of
Staggered
Trees: 30’
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33 DEVELOPMENT PROTECTION AREAS
Existing Proposed
RiversideCA.gov
34 HUNTER BUSINESS PARK
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35 SYCAMORE CANYON BUSINESS PARK
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