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RiversideCA.gov1
RiversideCA.gov
UPDATE ON REVISIONS TO INDUSTRIAL DEVELOPMENT STANDARDSCity CouncilAugust 19, 2025Community & Economic Development Department RiversideCA.gov2
20202022202320242025BACKGROUNDCity adopts 2020 Good Neighbor GuidelinesLUC directs comprehensive review of 2020 GNGCommunity outreach & updates to Land Use Committee and Planning Commission Proposed zoning changes released for review & AB 98 signed into lawPlanning Commission & new state legislation1 2 2
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•May 20, 2025 – City Council Meeting •Overview of proposed text amendments affecting industrial development•Update on recent legislative activity•AB 98 (2024), SB 415 & AB 735 (2025)•Options moving forwardBACKGROUNDCITY COUNCIL DIRECTIONPause effort to monitor legislative activity & return with an update RiversideCA.gov4
•Our existing industrial development regulations limit the quantityand scaleof development based on how close it is to residential. •Existing regs generally exceed those in AB 98, but some minor changes are needed to comply.•Existing regs + AB 98 = the New Baseline for industrial development in Riverside, regardless of action today.WHAT YOU NEED TO KNOW3 4 3
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NEW BASELINEExisting Zoning CodeNew Baseline (existing code + AB 98)Building size limits, setbacks, site design, screening Increased: Landscaping, loading setbacks, green standardsNoneNoneResidentialResidential, Parks/open space, schools, hospitals, etc. NoneRequired; avoid sensitive receptorsNoneJan. 1, 2026All new industrial developmentLogistics uses >250,000sfDevelopment StandardsCumulative SqftSensitive ReceptorsTruck RoutesCompliance DateApplicability RiversideCA.gov6
•AB 735 and SB 415 introduced February 2025 •Changes to AB 98 are minor, clean up•Substantative changes: –January 2026 compliance may be excused for good faith effort to update circulation element–Large logistics uses limited to roadways that serve commercial, agricultural, and industrial uses–Logistics definition updated to exclude agricultural buildingsPENDING LEGISLATION 5 6
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PENDING LEGISLATIONExisting Zoning CodeNew BaselinePending Legislation (AB 735 & SB 415) Building size limits, setbacks, site design, screening Increased: Landscaping, loading setbacks, green standardsNo changesNoneNoneNoneResidentialResidential, Parks/open space, schools, hospitals, etc. No changesNoneRequired; avoid sensitive receptorsNo changesNoneJan. 1, 2026Grace period: good faith effortAll new industrial developmentLogistics uses >250,000sfNew logistics development >250,000sfDevelopment StandardsCumulative SqftSensitive ReceptorsTruck RoutesCompliance DateApplicability RiversideCA.gov8
•2022 Land Use Committee + 2025 Planning Commission recommendations + community input = Proposed Changes.•Compared to the New Baseline, the Proposed Changes are more restrictive.–Further limits scale and quantity of development based on proximity.–Proximity-based development limits apply to more areas.–Other changes to process and permit requirements.WHAT YOU NEED TO KNOW7 8 5
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Pending Legislation (AB 735 & SB 415) No changesNoneNo changesNo changesGrace period: good faith effortNew logistics development >250,000sfProposed Zoning (CPC/LUC rec.)Increased: Setbacks, smaller buildings, green standardsDecreased: Less overall developmentNo ChangeNo ChangeNo ChangeAll new industrial development, OR,logistics uses onlyCPC/LUC RECOMMENDATIONNew BaselineIncreased: Landscaping, loading setbacks, green standardsNoneResidential, Parks/open space, schools, hospitals, etc.Required; avoid sensitive receptorsJan. 1, 2026Logistics uses >250,000sfDevelopment StandardsCumulative SqftSensitive ReceptorsTruck RoutesCompliance DateApplicability RiversideCA.gov10
OPTIONS BEFORE THE COUNCIL1. No action.2. CPC + LUC Recommendation.3. Staff Recommendation.Least restrictive.New BaselineProposed Zoning (CPC/LUC rec.)New BaselineProposed ChangesApply to logistics uses onlyNew BaselineMost restrictive.Less restrictive. 9 10
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That the City Council:1. Receive and filean update on the City’s industrialdevelopment regulations including an update on recentlegislative activity affecting warehousing and distributionfacilities; and2.Providestaff with policy direction on changes for futureconsideration.RECOMMENDATIONS RiversideCA.gov12
Reference Slides 11
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Update Zoning ordinance toaddress AB 98 requirements:Wall height provisionsLandscaping, & green buildingcode requirementsLoading bay, docks, truckwells, setback and bufferrequirementsEstablish truck routes per theCirculation ElementNEW BASELINE RiversideCA.gov14
COMPARISON MATRIX - DETAILCOMPARISON MATRIXCity’s PROPOSEDAmendments Meet or Exceed AB 98AB 98 and Proposed Amendments (SB 415 and AB 735)City of RiversidePROPOSEDRegulationsCity of RiversideEXISTINGRegulationsDevelopment RegulationExceedNew or expanded logistics use buildings 250,000 sq. ft. or larger adjacentto sensitive uses Any new or expanded Industrial development regardless of sizeadjacent to a sensitive receptorAny new or expanded Industrial development regardless of sizeadjacent to a residential zone or useRegulations ApplicabilityExceed Residence, school, daycare facility, publicly owned parks, nursing homes & hospitalsA residential zone or use; K-12 public, private and charter schools; designated parks and open space; adult and child day care facilities; assisted living facilities; and hospitalsNot addressedSensitive Receptor DefinitionExceed Not addressed35 feet if within 200 ft of a sensitive receptor45 ft all other locations35 feet if within 200 ft of a residential zone or use45 ft all other locationsMaximum Building HeightExceed Not addressed10,000 sq. ft. – 400,000 sq. ft. depending on proximity to sensitive receptor(within 1,500 ft)10,000 sq. ft. – 100,000 sq. ft. depending on proximity to residential zone or use (within 800 ft)Maximum Building SizeExceed Not addressed Requires preparation of HRA if project site 1,000 ft of a sensitive receptorRequires preparation of HRA if project site 1,000 ft of a residential zone or use Health Risk Assessment (HRA) Preparation Exceed Not addressed Any new warehousing & distribution development: 2,640 feet notification to property owners & tenant occupantsCUP = Newspaper publicationNotice of Filing sign be posted at the project site Any industrial development:300 feet notification to property owners; CUP = Newspaper publication Project Notification RequirementsExceed Not addressed Tiered FAR ratios:1) distance to a sensitive receptor2) size of the parcel 3) underlying zoning designation Not addressed Maximum Number of Allowed Buildings 13 14
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COMPARISON MATRIX - DETAILCOMPARISON MATRIXCity’s PROPOSEDAmendments Meet or Exceed AB 98AB 98 and Proposed Amendments (SB 415 and AB 735)City of RiversidePROPOSEDRegulationsCity of RiversideEXISTINGRegulationsDevelopment RegulationWill Address with OrdinanceMeet CA Green Building Code, Zero-Emission forklifts by 2030, advanced smart metering, proportion of EV charger ready & EV charger installed parking spaces, high-efficiency ventilation Meet CA Green Building Code, cool surface treatments, use of CARB Tier 4 equipment during construction, solar ready roofs, solar panel installation for buildings > 100,000 sq. ft.Not addressed Building Efficiency & Construction StandardsWill Address with OrdinanceBuilding < 250k sq. ft. – no setbackNo changeNo setback. Loading bays must be situated away from residential properties or uses and be fully screenedLoading Bay Setbacks Building > 250k sq. ft. – 300 ft or 500ft setback from adjacent sensitive receptor Will Address with OrdinancePrior to Certificate of Occupancy, applicant must provide approved truck routing plan per the established truck routes The City does not regulate. Various vehicle weight and axle restrictions apply for certain roadways throughout the City. Establishment of Truck Routing PlanWill Address with Ordinance Requires new logistics uses to be located on specific roadways like arterial roads, collector roads, major throughfares, local roads which predominately serve commercial, agricultural, and industrial usesNot addressed; General Plan and Zoning controlNot addressed; General Plan and Zoning controlBuilding Siting Criteria Will Address with 2050 General Plan Update Prior to ~January 2026, the City must update its Circulation Element to establish truck routesNot addressedNot addressedUpdate to General Plan Circulation Element RiversideCA.gov16
COMPARISON MATRIXExisting Zoning CodeProposed Zoning CodeAB 98 Pending Legislation (AB 735 & SB 415) Building size limits, setbacks, site design, screening Increased: Setbacks, smaller buildings, green standardsIncreased: Landscaping, loading setbacks, green standardsNo changesNoneDecreased: Less overall developmentNone NoneResidentialAdd: Parks/open space, schools, hospitals, etc.Residential, Parks/open space, schools, hospitals, etc.No changesNoneNoneRequired; avoid sensitive receptorsNo changesNone NoneJan. 1, 2026Grace period: good faith effortAll new industrial developmentAll new industrial development, OR,logistics uses onlyLogistics uses >250,000sfNew logistics development >250,000sfDevelopment StandardsCumulative SqftSensitive ReceptorsTruck RoutesCompliance DateApplicability 15 16
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Effect•More land will be subject to more restrictive development requirements due to being located near sensitive receptors Proposed Changes•Incorporate new Sensitive Receptor definition throughout Title 19 –A residential zone or use (existing)–K-12 public, private and charter schools–Designated parks and open space–Adult and child day care facilities–Assisted living facilities –Hospitals •Expand all tiered land use protections when adjacent to any sensitive receptor SENSITIVE RECEPTORS RiversideCA.gov18
SENSITIVE RECEPTOR AREASExistingProposed
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Effect•Maximum building size reduced for projects located 800-1,500 feet from sensitive receptor •Current code may have allowed more depending on lot sizeProposed Changes•Tiered maximum building size protections apply based on proximity to any sensitive receptor•Two new maximum building categories:–800ft – 1,500 ft of SR= 400ksf –> 1,500 ft of SR = per FAR MAXIMUM BUILDING SIZE RiversideCA.gov20
Effect•New table reduces the allowable building space for certain vacant parcels •Overall development intensity of industrially zoned land will decrease Proposed Changes•New table will regulate allowable building density based on: –Distance of parcel to nearest sensitive receptor –Size of parcel –Underlying Zoning designationNUMBER OF ALLOWED BUILDINGS19 20 11
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Effect•Proposed warehousing & distribution facilities 400k sf or greater are limited to one Zoning districtProposed Changes•Prohibit warehouses 400k sf or greater in all industrial zones except General Industrial (I) zonePERMITTED LAND USES RiversideCA.gov22
Effect•Landscaping provides natural gradient between adjoining uses •Additional staff review effort to verify complianceProposed Changes•Increase in landscaping setbacks and new requirement for landscape buffering between SR and industrial building•Sustainable construction practices and operational requirements for new warehousing & distribution facilities LANDSCAPING AND OPERATIONAL STANDARDS21 22 12
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Effect•Expands the extent and type of project notification compared to other land uses•Additional community awareness of projects early onProposed Changes•Increase project notification radius from 300 feet to 2,640 feet (½ mile) for new warehousing & distribution facility projects•Notify tenants of multi-tenant buildings •On-site signage required to notify community PROJECT NOTIFICATION REQUIREMENTS RiversideCA.gov24
PROPOSED NOTIFICATION REQUIREMENTExample ProjectCurrent: 300 feet ~100 properties notified Proposed: 2,640 feet or ½ mile~600 properties notified(& apartment tenants) ResidentialResidential Industrial
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FLOOR AREA RATIO ANALYSIS
29339Industrial Vacant Parcel Inventory < 2 Acres≥ 2 Acres & < 4 Acres≥ 4 Acres36SUMMARY368Total vacant sites37,144,184Existing Potential Buildout (SF)21,518,454Proposed Potential Buildout (SF)-42%% Change RiversideCA.gov26
PROPOSED FAR VALUESLot SizeDistance from Sensitive Receptor> 4 Acres2-4 Acres< 2 acresAIRIBMPAIRIBMPAIRIBMP.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 feet25 26 14
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FAR CHANGES – EXAMPLE
Current
ProposedAllowed FAR: 1.5 - Actual FAR: .55Building Footprint: 87,968 sq. ft.Allowed FAR: 0.35 - Actual: 0.35Building Footprint: 55,490 sq. ft.Maximum individual building size: 10,000 sq. ft.2 – 4 Acre Lot Within 200 feet of Sensitive Receptor RiversideCA.gov28
FAR CHANGES – EXAMPLE B CurrentProposedAllowed FAR: 1.5 - Actual FAR: .64Building Footprint: 100,352 sq. ft.Allowed FAR: 0.5 - Actual: 0.5Building Footprint: 78,133 sq. ft.Maximum individual building size: 100,000 sq. ft.2 – 4 Acre Lot Within 800 feet of Sensitive Receptor 27 28
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FAR CHANGES – EXAMPLE C CurrentProposedAllowed FAR: 1.5 - Actual FAR: .55Building Footprint: 78,164 sq. ft.Allowed FAR: 1 - Actual: 0.55Building 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.gov30
PROPOSED NOTIFICATION REQUIREMENTSStreet AStreet BSIGN1 sign per 300 ft of street frontageMaximum 3 ft distance between property line and street frontageProperty LineProperty LineSIGNSIGN29 30 16
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NOTICE OF FILING EXAMPLE
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Proposed StandardsREFERENCE SLIDE: LANDSCAPE BUFFER REQUIREMENTS Building
Residential Zone or UseSetback Area (60 ft)Landscaping Buffer (15 ft)Property LineCurrent Standards Building
SensitiveReceptorSetback Area (60 ft)Landscaping Buffer (20 ft)2 Rows of Staggered Trees: 30’ 31 32
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HUNTER BUSINESS PARK
RiversideCA.gov34
SYCAMORE CANYON BUSINESS PARK
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