19.060.030 Rules and interpretations.
19.060.040 Record of interpretations.
19.060.050 Appeals.
19.060.010 Purpose.
The purpose of this Cchapter is to specify the authority and procedures for clarifying any ambiguity in the regulations of this Titlethe Zoning Code, and to ensure consistent interpretation and application of this Titlethe Zoning Code.
(Ord. 7331 §2, 2016; Ord. 6966 §1, 2007)
19.060.020 Applicability and authority for interpretations.
A. If ambiguity arises concerning the meaning or applicability of any provision of this Titlethe Zoning Code, the Community & Economic Development Director or his/her designee shall have the responsibility to review pertinent facts, determine the intent of the provision, and to issue an administrative interpretation for the following provisions specified in this Cchapter:
1. The development standards applicable to a particular zoning district or use.
2. Zoning boundaries.
3. The Community & Economic Development Director or his/her designee shall interpret the phrases "other similar uses," "uses customarily incidental to," etc., as used in this Titlethe Zoning Code.
B. An administrative record of all such decisions by the Community & Economic Development Director shall be maintained pursuant to Section 19.060.040 (Records of Interpretations).
C. Interpretations by the Community & Economic Development Director may be appealed to the Planning Commission, and interpretations of the Planning Commission may be appealed to the City Council pursuant to Chapter 19.680 (Appeals).
(Ord. 7331 §2, 2016; Ord. 6966 §1, 2007)
19.060.030 Rules and interpretations.27
A. Terminology. When used in the Zoning Code, the following rules apply to all provisions of the Zoning Code:
1. Language. the words "shall", "must", "will", "is to", and "are to" are always mandatory. "Should" is not mandatory but is strongly recommended, and "may" is permissive.
2. Tense. the present tense includes the past and future tense, and the future tense includes the present.
3. Number. the singular number includes the plural number, and the plural the singular, unless the natural construction of the words indicates otherwise.
4. Conjunctions. "And" indicates that all connected items or provisions shall apply. "Or" indicates that the connected items or provisions may apply singly or in any combination. "Either-or" indicates 27 Sec. 19.060.030. Rules and interpretations. Text duplicative of Title 1 general provisions should be stricken as shown. (FOOTNOTE 336 IN EXHIBIT 2)
that the connected items and provisions shall apply singly but not in combination. "Includes" and "including" shall mean "including but not limited to".
5. Local reference. "City" as used herein means the City of Riverside and all public officials, bodies and agencies referenced herein are those of the City unless otherwise stated.
AB. Number of days. Whenever the number of days is specified in this Title the Zoning Code, or in any permit, condition of approval, or notice issued or given as provided in this Titlethe Zoning Code, the number of days shall be construed as calendar days. When the last of the specified number of days falls on a weekend or City holiday, time limits shall extend to the end of the next working day.
BC. Minimum requirements. In interpreting and applying the provisions of this Titlethe Zoning Code, such provisions shall be held to be the minimum requirements for the promotion of the public health, safety, comfort, convenience and general welfare. Where this Titlethe Zoning Code imposes a greater restriction upon the use of buildings or land or requires larger open spaces than are imposed or required by this Code or other ordinances, rules, regulations or by easements, covenants or agreements, the provisions of this Titlethe Zoning Code shall control.
CD. Intent. Whenever there is any question regarding the interpretation of the provisions of this Titlethe Zoning Code or their application to any specific case or situation, the Community & Economic Development Department Director or his/her designee shall interpret the intent of this Titlethe Zoning Code. The Community & Economic Development Director or his/her designee shall have the authority to forward to the Planning Commission any question regarding interpretation.
DE. Boundary interpretations. Where uncertainty exists as to the boundary of any zone shown on the Official Zoning Map, the following rules shall apply:
1. Street, Alley or Lot Lines. Where the indicated zone boundaries are approximately street, alley or lot lines, such lines shall be construed to be the boundaries, otherwise such boundaries shall be determined by use of the scale appearing on the Official Zoning Map, unless specifically indicated by dimensions.
2. Determination by the Community & Economic Development Director or Planning Commission.
Where uncertainty exists, the Community & Economic Development Director or his/her designee may, by written decision, determine the location of the zone boundary or refer such determination to the Planning Commission.
3. Vacated street or alley. Where a street or alley is officially vacated or abandoned, the zone boundary shall be changed so as to include such vacated or abandoned street or alley in the same zone as the adjoining property to which it reverts.
(Ord. 7331 §2, 2016; Ord. 6966 §1, 2007)
19.060.040 Record of interpretations.
A. Once the Community & Economic Development Director or his/her designee has identified the ambiguity and considered relevant information, an official interpretation shall be established in writing and shall cite the provisions being interpreted, together with an explanation of the meaning or applicability of the provision(s) in the particular or general circumstances that caused the need for interpretation.
B. Any provision of this Titlethe Zoning Code determined by the Community & Economic Development Director or his/her designee to be ambiguous pursuant to this Cchapter shall be clarified by amendment as soon as is practical.
(Ord. 7331 §2, 2016; Ord. 6966 §1, 2007)
19.060.050 Appeals.
Any aggrieved person or persons may appeal an interpretation of the regulations or Zoning Map. Appeals shall be processed pursuant to Chapter 19.680 (Appeals). (Ord. 7331 §2, 2016; Ord. 6966 §1, 2007)
Chapter 19.070 ENFORCEMENT
19.070.010 Enforcement authority.
19.070.020 Violations.
19.070.030 Verification of permitted uses.
19.070.010 Enforcement authority.
It shall be the duty of the Code Enforcement Division, Fire Department, Public Works Department, their respective designees, and/or the Police Department of the City, and all officers of the City otherwise charged with the enforcement of the law, to enforce this Titlethe Zoning Code. Any condition imposed as part of an approved planning case, including but not limited to conditional use permits, minor conditional use permits, and temporary use permits, and any condition imposed by an appropriate decision-making body or authorized Planning Division official shall also be enforceable by the appropriate City officials. (Ord. 6966 §1, 2007)
19.070.020 Violations.
For the purposes of this Cchapter, those persons vested with enforcement authority pursuant to Section
19.070.010 (Enforcement Authority) shall have the power to issue Notices of Violation and field citations, inspect public and private property and use whatever judicial and administrative remedies are available under this the Riverside Municipal Code.
(Ord. 6966 §1, 2007)
19.070.030 Verification of permitted uses.
The City may require, upon reasonable notice, evidence sufficient to establish that a business permittee or other person engaging in a regulated use of land is in compliance with all entitlements. Such evidence may include, but is not limited to, financial records, operating plans, and other verifiable information.
Failure to provide the City with required information may be considered evidence of noncompliance. (Ord. 6966 §1, 2007)
28ARTICLE III NONCONFORMING LOTS, STRUCTURES, AND USES
PROVISIONS
Chapter 19.080 - NONCONFORMITIES
Chapter 19.080 NONCONFORMITIES
DIVISION I - GENERAL NONCONFORMING PROVISIONS - LOTS, STRUCTURES AND USES
DIVISION II - NONCONFORMING LOTS
DIVISION III - NONCONFORMING STRUCTURES AND USES
DIVISION IV - NONCONFORMING STRUCTURES AND USES IN THE RA-5 AND RC ZONES
DIVISION I GENERAL NONCONFORMING PROVISIONS - LOTS, STRUCTURES AND USES
19.080.010 Intent and purpose.
19.080.020 Establishment of nonconforming status.
19.080.030 Continuation and maintenance.
19.080.040 Loss of nonconforming status.
19.080.045 Amortization.
19.080.010 Intent and purpose.
A. This article provides for the orderly termination of nonconforming rights for lots, structures and uses that were legally established but, due to revisions to the provisions of this Titlethe Zoning Code, no longer comply. The orderly termination of legally established nonconforming lots, structures and uses is necessary to promote the public health, safety and general welfare, and to bring such lots, structures and uses into conformity with the goals, objectives and policies of this Titlethe Zoning Code and the General Plan. Where a lot, structure or use is referred to as nonconforming it shall mean that it is legally nonconforming.
B. This article limits the expansion of nonconforming lots, structures and uses and establishes the circumstances under which they may be continued, and provides for the correction, maintenance, and removal of such lots, structures and uses.
C. The City finds that nonconforming lots, structures and uses within the City, both those that are legally established and those that are illegal, are detrimental to the orderly development of the City and are detrimental to the health, safety, peace, comfort and general welfare of persons and property within the City.
D. Nonconforming lots, structures and uses shall be eliminated as rapidly as possible as set forth in this article and without infringing upon the constitutional rights of the owners of legally established nonconforming properties.
E. These provisions shall regulate the continuation, termination, and modification of lots, structures and uses that were lawfully established, but which no longer conform to the provisions of this Titlethe Zoning Code due to a change in zoning boundaries, change in zoning regulations or upon annexation.
F. Only the provisions contained in DIVISION IV of this Cchapter shall apply to property zoned RA-5 or RC and described in Sections 3 and 4 of Measure R, enacted November 13, 1979. 28 Article III. Nonconforming Provisions. I suggest the article title be changed as shown for clarity and accuracy. (FOOTNOTE 337 IN EXHIBIT 2)
(Ord. 7408 §1, 2018; Ord. 7331 §3, 2016; Ord. 6966 §1, 2007)
19.080.020 Establishment of nonconforming status.
A. Lots, structures and uses not having previously acquired proper permits are illegal and subject to immediate abatement.
B. It shall be the property owner's responsibility to provide evidence or information to justify the establishment of nonconforming rights.
C. All decisions and determinations related to nonconforming uses, structures, and lots shall be the Community & Economic Development Director or his/her designee's responsibility. The Community & Economic Development Director or his/her designee may approve, deny, conditionally approve or refer any determination request to the Planning Commission. Any approval, denial, or conditional approval of the Community & Economic Development Director or his/her designee may be appealed in accordance with Chapter 19.680 (Appeals).
D. Any nonconforming situation that becomes specifically authorized under the terms of an approval pursuant to this Titlethe Zoning Code, such as but not limited to the granting of a conditional use permit or variance, shall henceforth be governed by the terms of such approval and shall no longer be considered to be a nonconformity, unless and until such approval expires or is revoked. (Ord. 7408 §1, 2018; Ord. 7331 §3, 2016; Ord. 6966 §1, 2007)
19.080.030 Continuation and maintenance.
A. Continuation.
1. Except as otherwise provided herein, any lot, structure or use legally established on the effective date of this Titlethe Zoning Code, may continue as a nonconforming lot, structure, or use.
2. Any lot, structure, or use legally established prior to the annexation of the property may continue as a nonconforming lot, structure, or use, respectfully.
3. A change in ownership or tenancy without any change in use, occupancy, or development shall not affect any of the legal nonconforming rights, privileges, and responsibilities provided under this article.
4. Any lawfully created lot that becomes nonconforming with regard to lot area, street frontage, lot width, lot depth, or accessibility may continue indefinitely with such nonconformity and may be developed and used as if it were a conforming lot.
B. Maintenance.
1. Routine maintenance and repairs may be performed on a nonconforming lot, use, or structure, provided such work does not involve structural alterations or any enlargement of the structure subject to the granting of building permits as required by the Building Official. (Ord. 7408 §1, 2018; Ord. 7331 §3, 2016; Ord. 6966 §1, 2007)
19.080.040 Loss of nonconforming status.
A. When any nonconformity is eliminated or brought into conformance with the current regulations of this Titlethe Zoning Code, the nonconforming rights and privileges with respect to that nonconformity are terminated and shall not be restored.
B. Except as otherwise provided herein whenever a nonconforming use has been discontinued for a continuous period of one year or more or whenever a nonconforming use is changed to another use, the nonconforming use shall not be reestablished, and the use of the structure or site thereafter shall be brought into conformity with the zone in which it is located. Discontinuation shall mean any termination of a use, regardless of intent to resume the use. Payment of a valid business tax certificate shall in and of itself not be considered to be a continuation of the use.
C. A nonconforming residential use that has been discontinued, may be reestablished subject to the granting of a nonconforming status determination by the Community & Economic Development Director or his/her designee based on the following findings:
1. The continuation of the nonconforming residential use will not adversely affect or be detrimental to the health, safety and general welfare of the public or property or improvements within the area.
2. The nonconforming residential use is substantially compatible with existing and proposed uses in the general area, including factors relating to the nature of its location, operation, building design and site design.
3. The continuation of the nonconforming residential use will protect a valuable property investment.
D. A nonconforming nonresidential use that has been discontinued for a continuous period of more than one year but no more than three years may be reestablished subject to the granting of a conditional use permit.
(Ord. 7408 § 1, 2018; Ord. 7331 § 3, 2016; Ord. 6966 § 1, 2007)
19.080.045 Amortization.
This TitleThe Zoning Code gives the City Council the authority to establish amortization regulations for nonconforming uses or structures.
(Ord. 7331 § 3, 2016; Ord. 6966 § 1, 2007)
DIVISION II NONCONFORMING LOTS
19.080.050 Continuation and use of a nonconforming lot.
19.080.055 Landlocked lots.
19.080.060 Modification of nonconforming lots.
19.080.050 Continuation and use of a nonconforming lot.
Any lawfully created lot that becomes nonconforming with regard to lot area, street frontage, lot width, lot depth or accessibility may continue indefinitely with such nonconformity and may be developed and used as if it were a conforming lot.
(Ord. 7408 § 1, 2018; Ord. 7331 § 3, 2016; Ord. 6966 § 1, 2007)
19.080.055 Landlocked lots.
Any lawfully created lot zoned for residential uses with no direct access to a public street (landlocked) may be developed provided the owner/developer demonstrates that legal access has been secured through an easement or other binding document. In determining setbacks, all lots lines shall be considered "side lot lines."
(Ord. 7408 § 1, 2018)
19.080.060 Modification of nonconforming lots.
A nonconforming lot may be modified through a lot line adjustment/consolidation/merger or map without a variance or modification, provided that such modifications do not increase the degree of nonconformity. (Ord. 7408 § 1, 2018)
DIVISION III NONCONFORMING STRUCTURES AND USES
19.080.070 Modification or expansion of nonconforming structures.
19.080.080 Restoration of a destroyed nonconforming structure or use.
19.080.090 Revocation of nonconforming rights.
19.080.100 Loss of nonconforming status for alcoholic beverage sales.
19.080.070 Modification or expansion of nonconforming structures.
A nonconforming structure or use shall not be altered or expanded to increase the degree of nonconformity, except as follows:
A. A minor conditional use permit shall be required for expansions to a nonconforming use according to the applicability of the provisions found in Pparagraphs B and C.
B. Expansion of a nonconforming nonresidential use is permitted subject to the granting of a minor conditional use permit. To grant a minor conditional use permit, all of the following findings shall be made:
1. The expansion of the use will protect a valuable property investment;
2. The expansion of the use will not adversely affect or be materially detrimental to the surrounding neighborhood;
3. There is a need for modernization in order to properly operate the use and protect valuable property rights;
4. The expansion of the use which included expansion of a structure shall be architecturally compatible with the existing building;
5. The expansion of the use shall be compatible with the character of the surrounding area;
6. The expansion shall not displace on-site parking; and
7. The use has not been discontinued for a period of one year or more, except as provided in Section 19.080.040.
C. Expansion of a nonconforming residential use is subject to the granting of a minor conditional use permit. To grant a minor conditional use permit, all of the following findings shall be made:
1. The expansion shall not increase the number of living units on the property, except as allowed by California state law;
2. The expansion of the use shall benefit the health, safety, and welfare of the occupants;
3. The expansion of the use which includes expansion of a structure shall be architecturally compatible with the existing building;
4. The expansion of the use shall be compatible with the character of the surrounding area; and
5. The expansion shall not displace required on-site parking. (Ord. <ulink class="ordbank" print="yes"
url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1169189&datasource=ordbank" web="yes">7592</ulink> § 1(Exh. A), 2022; Ord. <ulink class="ordbank" print="yes" url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1034308&datasource=ordbank" web="yes">7528</ulink> § 1(Exh. A), 2020; Ord. <ulink class="ordbank" print="yes" url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1111636&datasource=ordbank" web="yes">7520</ulink> § 1(Exh. A), 2020; Ord. 7408 § 1, 2018; Ord. 7331 § 3, 2016; Ord. 6966 § 1, 2007)
19.080.080 Restoration of a destroyed nonconforming structure or use.
A. Whenever a nonconforming structure is destroyed by fire or other calamity, by act of God, or by the public enemy to the extent of 50 percent or less, as outlined in Ssubsection D below, the structure may be restored and the nonconforming use may be resumed, provided that all required permits are obtained and the restoration construction is started within one year and diligently pursued to completion.
B. Whenever a nonconforming nonresidential structure is destroyed by fire or other calamity, by act of God, or by the public enemy, and the destruction exceeds 50 percent, as outlined by Ssubsection D below, the structure may be restored subject to the granting of a conditional use permit.
C. Whenever a nonconforming residential structure is destroyed by fire or other calamity, by act of God, or by the public enemy, and the destruction exceeds 50 percent as outlined in Ssubsection D below, the structure may be restored subject to the granting of a minor conditional use permit and affirmative determination of all of the following findings:
1. The restoration of the nonconforming residential use will not adversely affect or be detrimental to the health, safety, and general welfare of the public or property or improvements within the area.
2. The restoration of the nonconforming residential use is substantially compatible with existing and proposed uses in the general area, including factors relating to the nature of its location, operation, building design, and site design.
3. The restoration of the nonconforming residential use will protect a valuable property investment.
D. The extent of damage or partial destruction shall be based upon the ratio of the estimated cost of restoring the nonconforming structure to its condition prior to such damage or partial destruction to the estimated cost of duplicating the entire structure as it existed prior thereto. Estimates for this purpose shall be made by or shall be reviewed and approved by the Building Official and the Community & Economic Development Director or his/her designee and shall be based on the minimum cost of construction in compliance with the Building Code.
(Ord. 7408 § 1, 2018; Ord. 7331 § 3, 2016; Ord. 7049 § 1, 2009; Ord. 6966 § 1, 2007)
19.080.090 Revocation of nonconforming rights.
The City may revoke the right to continue a nonconforming use or structure pursuant to the procedures for permit modification and revocation contained in Chapter 19.700 (Modification and Revocation of Permits/Variances and Other Approvals).
(Ord. 7408 § 1, 2018; Ord. 7331 § 3, 2016; Ord. 6966 § 1, 2007)
19.080.100 Loss of nonconforming status for alcoholic beverage sales.
Any nonconforming use that sells on-sale or off-sale alcoholic beverages, may not be continued or reestablished without a conditional use permit or a minor conditional use permit in accordance with this Titlethe Zoning Code if any of the following occur:
A. There is a change in type of retail liquor license within a license classification; or B. The sales of alcoholic beverages is abandoned or discontinued (including but not limited to circumstances such as suspension, cancellation or revocation of an existing retail liquor license) for any period of time, excluding a maximum 30-day closure required to perform necessary repairs or restoration that does not increase the square footage of the business used for the sale of alcoholic beverages; or
C. There is a substantial change in the mode or character in the operation of the alcoholic beverage sales business (e.g. due to physical expansion of the alcoholic beverage sales business floor area or increased hours of operation).
(Ord. 7408 § 1, 2018; Ord. 7331 § 3, 2016; Ord. 7158 § 3, 2012; Ord. 6966 § 1, 2007) DIVISION IV NONCONFORMING STRUCTURES AND USES IN THE RA-5 AND RC ZONES
19.080.110 Nonconforming uses and structures; generally.
19.080.120 Structural alterations.
19.080.130 Building permit issuance.
19.080.110 Nonconforming uses and structures; generally.
Except as specifically provided elsewhere in this Cchapter, any nonconforming use or structure may be continued indefinitely. If a nonconforming use is changed to any different use, such different use shall conform to the provisions of this Cchapter. Any discontinuance of a non-conforming for a continuous period of one year shall be deemed to constitute an abandonment of such nonconforming use and any future use shall conform to the provisions of this Cchapter. If any nonconforming building be destroyed by fire, explosion or other casualty, act of God or the public enemy, the owner may reconstruct a building of the same size or smaller to continue the previous use, provided a building permit is obtained and repairs are commenced within one year, then the right to continue the nonconforming use shall terminate and the use of the property must thereafter conform to the provisions of the Cchapter for the zone in which it is located.
(Ord. 7408 § 1, 2018)
19.080.120 Structural alterations.
The nonconforming use of a nonconforming building may be expanded or extended throughout such building; provided that no structural alterations, except those required by law or ordinance, shall be made therein unless a conditional use permit is obtained. The nonconforming use of a conforming building may be expanded or extended into any other portion of such conforming building, subject to the granting of a conditional use permit.
(Ord. 7408 § 1, 2018)
19.080.130 Building permit issuance.
A building permit for ordinary and routine maintenance and repair work may be issued by the building official if such maintenance and repair work will not require a structural alteration, reconstruction or enlargement of a nonconforming building or improvement or increase the floor area or cubical content of a nonconforming building or improvement. The alteration and reconstruction of a nonconforming buildings or improvements requiring building permits may be permitted subject to the granting of a conditional use permit. Within the limitations hereinafter set forth a building permit for a new building, enlargement of an existing building, or increase in floor area or cubical content may be permitted. Such building permit may be granted if all of the following conditions do exist:
A. Such expansion will protect a valuable property investment.
B. Such expansion and proposed use will not adversely affect or be mentally detrimental to the adjoining properties.
C. That there is need for relief of overcrowded conditions or for modernization in order to properly operate the use and protect valuable property rights.
(Ord. 7408 §1, 2018)
ARTICLE IV GENERAL ZONING PROVISIONS
Chapter 19.090 - ESTABLISHMENT OF ZONES AND ADOPTION OF MAPS Chapter 19.090 ESTABLISHMENT OF ZONES AND ADOPTION OF MAPS
19.090.010 Designation of zones.
19.090.020 Adoption of zoning map.
19.090.030 Zoning boundaries.
19.090.040 Conformance with zoning regulations.
19.090.010 Designation of zones.
A. General. The City is divided into zones to allow for the orderly, planned development of the City and to implement the General Plan. All zones shall be listed and appropriately designated on the official Zoning Map. There are three steps to determine consistency with the General Plan.
1. General Plan 2025 Table LU-5 (Zoning/General Plan Consistency Matrix) identifies General Plan land use designations and corresponding zones that have been determined as consistent; or
2. If the zoning designation is not identified as consistent pursuant to Table LU-5 (Zoning/General Plan Consistency Matrix), then Table LU-6 (Consistency Quick Check) can be used to determine
consistency when a use is allowed in the existing zone, and is allowed in another zone consistent with the site's General Plan designation; or
3. If the use does not meet the criteria of Table LU-6, then consistency can be determined by evaluating a proposed project pursuant to Table LU-7 (Consistency Criteria). All criteria must be found consistent or not applicable to determine consistency.
B. Base zones. Every parcel shall have a base zone that establishes the primary type and intensity of land use permitted, along with development regulations for that particular type and intensity of land use.
C. Overlay zones. An overlay zone supplements the base zone for the purpose of establishing special use or development regulations for a particular area in addition to the provisions of the underlying base zone. In the event of conflict between the base zone regulations and the overlay zone regulations, the provisions of the overlay zone shall apply.
(Ord. <ulink class="ordbank" print="yes"
url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=979504&datasource=ordbank" web="yes">7481</ulink> § 1, 2019; Ord. 6966 §1, 2007)
19.090.020 Adoption of zoning map.
The City's Zoning Map, entitled "Zoning Map of the City of Riverside," adopted by the City Council, is incorporated by reference as part of this Titlethe Zoning Code. The map shall be maintained on file in the office of the Planning Division. The boundaries of the zones as set forth on the zoning map are confirmed, adopted, established and may be changed in accordance with this Titlethe Zoning Code. (Ord. 6966 §1, 2007)
19.090.030 Zoning boundaries.
Pursuant to Chapter 19.060.020 (Applicability and Authority for Interpretations), where uncertainty exists as to the boundaries of any zone shown on the Official Zoning Map, the following rules shall apply.
A. Where a zoning boundary approximately follows a lot, alley, or street line, such lot lines and street and alley centerlines shall be construed as the zoning boundaries; otherwise, such boundaries shall be determined by use of the scale appearing on the zoning map unless dimensions are specifically indicated.
B. Where a public street or alley is officially vacated or abandoned, the property encompassed by said street or alley shall be included within the zones of the adjoining properties. If the adjoining properties are in different zones, the boundary lines shall be the centerline of the former street or alley and the extension of the side yard lines of the abutting properties. In the event such street, alley, or right-of-way was a boundary between two or more different zones, the new zone or zone boundary shall be the property line that is created by such vacation. (Ord. 6966 §1, 2007)
19.090.040 Conformance with zoning regulations.
Except as otherwise provided in this Titlethe Zoning Code, development shall conform with the zone regulations contained in this Titlethe Zoning Code. Every department, official and employee of the City having the authority to issue any permit or license required by law shall comply with the provisions of
this Titlethe Zoning Code. Any permit issued in conflict with the provisions of this Titlethe Zoning Code shall be void and have no effect.
(Ord. 6966 §1, 2007)
ARTICLE V BASE ZONES AND RELATED USE AND DEVELOPMENT
PROVISIONS
Chapter 19.100 - RESIDENTIAL ZONES (RA-5, RC, RR, RE, R-1-½ ACRE, R-1-13000, R-1-10500, R1-8500, R-1-7000, R-3-4000, R-3-3000, R-3-2500, R-3-2000, R-3-1500, R-4) Chapter 19.110 - COMMERCIAL AND OFFICE ZONES (O, CR, CG AND CRC) Chapter 19.120 - MIXED-USE ZONES (MU-N, MU-V, MU-U)
Chapter 19.130 - INDUSTRIAL ZONES (BMP, I, AI AND AIR)
Chapter 19.140 - PUBLIC FACILITIES ZONE (PF)
Chapter 19.145 - RAILWAY ZONE (RWY)
Chapter 19.146 - NORTHSIDE SPECIFIC PLAN ZONE (NSP)
Chapter 19.147 - DOWNTOWN SPECIFIC PLAN ZONE (DSP)
Chapter 19.148 - ORANGECREST SPECIFIC PLAN ZONE (OSP)
CHAPTER 19.149 - AIRPORT LAND USE COMPATIBILITY
Chapter 19.150 - BASE ZONES PERMITTED LAND USES
Chapter 19.100 RESIDENTIAL ZONES (RA-5, RC, RR, RE, R-1-½ ACRE, R-1-13000, R-1-10500, R-1- 8500, R-1-7000, R-3-4000, R-3-3000, R-3-2500, R-3-2000, R-3-1500, R-4)
19.100.010 Purpose.
19.100.030 Permitted land uses.
19.100.040 Residential development standards.
19.100.050 Additional regulations for the RC Zone.
19.100.060 Additional regulations for the RA-5, RE, RC, RR and R-1 Zones.
19.100.065 Regulations for infill development on undersized lots in the R-1 Zones.
19.100.070 Additional regulations for the R-3 and R-4 Zones.
19.100.075 Regulations for infill development on undersized lots in the R-3 and R-4 Zones.
19.100.080 Design review.
19.100.090 Other regulations applicable to all residential zones.
19.100.010 Purpose.
The purpose of this Cchapter is to define allowable land uses and property development standards, including density of development, for all residential zones in order to produce healthy, safe, livable and attractive neighborhoods within the City of Riverside, consistent with the goals and policies of the City's General Plan. Fourteen residential zones are established to implement the residential land use designations of the General Plan. The purpose of each of the residential zones is as follows:
A. Residential Agricultural Zone (RA-5). The Residential Agricultural Zone (RA-5) is established to provide areas where general agricultural uses can occur independently or in conjunction with a single-family residence, that preserves the agricultural character of the area.
B. Residential Conservation Zone (RC). The Residential Conservation Zone (RC) is established consistent with General Plan objectives and voter approved initiatives (Proposition R and Measure C) to protect prominent ridges, hilltops and hillsides, slopes, arroyos, ravines and canyons, and other areas with high visibility or topographic conditions that warrant sensitive development from adverse development practices, and specifically, to achieve the following objectives:
1. To preserve and enhance the beauty of the City's landscape;
2. To maximize the retention of the City's natural topographic features, including, but not limited to, skyline profiles, ridgelines, ridge crests, hilltops, hillsides, slopes, arroyos, ravines, canyons, prominent trees and rock outcrops, view corridors, and scenic vistas through the careful selection and construction of building sites and building pads on said topographic features.
3. To assure that residential use of said topographic features will relate to the surrounding topography and will not be conspicuous and obtrusive because of the design and location of said residential use;
4. To reduce the scarring effects of excessive grading for building pads and cut and fill slopes;
5. To prevent the construction of slopes inadequately protected from erosion, deterioration or slippage; and
6. To conserve the City's natural topographic features.
C. Rural Residential Zone (RR). The Rural Residential Zone (RR) is established to provide areas for single-family residences on large lots where flexible provisions apply pertaining to the keeping of farm animals such as horses, ponies, mules, cows, goats, sheep, and swine under Future Farmers of America-supervised and 4-H-supervised projects. These zones are established in those areas of the City where the keeping of such animals is already prevalent. It is also the intent of the RR Zone to provide opportunities for persons whose lifestyles include the keeping of such animals in areas where such animal-keeping activities minimize impact to other residential properties.
D. Residential Estate Zone (RE) and R-1-½ Acre Zone. The Residential Estate Zone (RE) and R-1-½ Acre Zone are established to provide areas for large lot single-family residences where the keeping of livestock and other farm animals and agricultural uses are not permitted.
E. Additional Single-family Residential Zones (R-1-13000, R-1-10500, R-1-8500 and R-1-7000).
Additional Single-family Residential Zones (R-1-½ Acre, R-1-13000, R-1-10500, R-1-8500 and R-1-7000) are established to provide areas for single-family residences with a variety of lot sizes and housing choices.
F. Multiple-Family Residential Zones (R-3-4000, R-3-3000, R-3-2500, R-3-2000 and R-3-1500).
Medium High-Density Residential Zones (R-3-4000 and R-3-3000) and High-Density Residential Zones (R-3-2500, R-3-2000 and R-3-1500) are established to provide areas for multiple family residences, including such residential development types as apartments, town homes, condominiums, tiny homes (foundation) in tiny home communities, and single-family homes in a Small Lot Subdivision Planned Residential Development.
G. Multiple-Family Residential Zone (R-4). The Very High-Density Residential Zone (R-4) is established to provide areas for higher density multiple family residences in areas of the City readily served by public transit and near commercial zones and other nonresidential areas that meet the everyday shopping, educational, health service and similar needs of residents.
(<ulink class="ordbank" print="yes"
url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1310591&datasource=ordbank" web="yes">Ord. 7683</ulink>, § 1, 2024; Ord. <ulink class="ordbank" print="yes" url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1169189&datasource=ordbank" web="yes">7592</ulink> § 2(Exh. B), 2022; Ord. <ulink class="ordbank" print="yes" url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1081723&datasource=ordbank" web="yes">7552</ulink> § 1, 2021; Ord. <ulink class="ordbank" print="yes" url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1034308&datasource=ordbank" web="yes">7528</ulink> § 1(Exh. A), 2020; Ord. <ulink class="ordbank" print="yes" url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1111636&datasource=ordbank" web="yes">7520</ulink> § 1(Exh. A), 2020; Ord. <ulink class="ordbank" print="yes" url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=988206&datasource=ordbank" web="yes">7487</ulink> § 9, 11-5-2019; Ord. 7331 § 4, 2016; Ord. 6966 § 1, 2007)
19.100.030 Permitted land uses.
Table 19.150.020 A (Permitted Uses Table), Table 19.150.020 B. (Incidental Use Table) and Table
19.150.020 C (Temporary Uses Table) in Chapter 19.150 (Base Zones Permitted land uses) identify permitted uses, permitted accessory uses, permitted temporary uses, and uses permitted subject to the approval of a minor conditional use permit (Chapter 19.730 - Minor Conditional Use Permit), uses requiring approval of a conditional use permit (Chapter 19.760 - Conditional Use Permit), or uses requiring some other permit. Table 19.150.020 A also identifies those uses that are specifically prohibited.
Uses not listed in the Tables are prohibited unless the Community & Economic Development Director or his/her designee, pursuant to Chapter 19.060 (Interpretation of Code), determines that the use is similar to and no more detrimental than a listed permitted or conditional use. Any use which is prohibited by state and/or federal law is also strictly prohibited. Chapter 19.149 - Airport Land Use Compatibility includes Airport Land Use Compatibility Plan requirements for discretionary actions proposed on property located within an Airport Compatibility Zone.
A. RA-5 Zone Permitted Uses. A summary of this Ssection is contained in the Permitted Uses Table (Table 19.150.020-A), the Incidental Uses Table (Table 19.150.020 B), and the Temporary Uses Table (Table 19.150.020 C). If any conflict between this Ssection and the Tables exists, the provisions of this Ssection shall apply.
1. A one-family dwelling or manufactured dwelling of a permanent character placed in a permanent location and of not less than 750 square feet ground floor area exclusive of open porches and garage;
2. Farms or ranches for orchards, tree crops, field crops, truck gardening, berry and bush crops, flower gardening, growing of nursery plants, similar enterprises carried on in the general field of agriculture, aviaries, and raising of chinchillas, guinea pigs and parakeets;
3. Poultry, rabbits, crowing fowl and crowing roosters. a. The noncommercial keeping of not more than five poultry, including crowing fowl (except crowing roosters), and 18 rabbits is permitted. Such animals shall be housed, kept or penned at least 50 feet from any residence on an adjoining lot or parcel, including the residence on the lot where the animals are kept,
b. Where poultry and rabbits are housed, kept, or penned at least 100 feet from any residence, the noncommercial keeping of not more than 50 poultry, and 45 rabbits on any lot is permitted. The keeping of not more than seven crowing roosters are permitted on any lot, provided that such roosters are housed from sunset to sunrise in an acoustical
structure so as to reduce noise emitted by such roosters and such structure is at least 100 feet from any residential structure on an adjoining lot;
4. Pot-bellied pigs shall not be allowed in the RA-5 zone unless mandated by State law;
5. The grazing, raising or training of equine, riding stables or academies, sheep and cattle, provided that the lot has a minimum area of one acre and animals are not housed or pastured within 100 feet of a residence provided that the property is maintained in accordance with Section 6.16.010 (Fly-Producing Conditions) of thisthe Municipal Code, and further that:
a. Not more than a total of two of any of the following or a total of two of any combination of horses, colts, mules, ponies, goats, sheep, cows, calves or animals of general like character shall be kept on any lot with an area of one acre and that one additional animal may be kept for each half acre over one acre in any such premises, b. Dairies, feeding lots and similar uses may be permitted after public hearing under a conditional use permit,
c. Additional animals may be permitted subject to the granting of a conditional use permit in the RA-5 zone;
6. The keeping of bees, provided that all other conditions of this Titlethis the Zoning Code and other City ordinances are complied with;
7. Parks, playgrounds or community centers owned and operated by a governmental agency, subject to the granting of a conditional use permit;
8. Golf courses, including miniature courses and driving ranges, subject to the granting of a conditional use permit;
9. Uses customarily incidental to any of the above uses, including hobby activities of a noncommercial nature;
10. Rented rooms in any one-family dwelling for occupancy of not more than four persons in addition to members of the family occupying such dwelling;
11. Accessory buildings and uses, including a private garage, accessory living quarters, recreation room, private stable, barn, greenhouse, lathhouse, corral, pen, coop or other similar structure, a building or room for packing products produced or raised on the same premises, and one stand for the sale of such products;
12. Nameplates and signs as provided in Chapter 19.620 (General Sign Provisions);
13. The growing and wholesale disposal of earthworms in worm farms, provided that the area devoted to the cultivation of worms does not exceed 64 square feet, and further provided that:
a. All worm farms shall be kept at least 50 feet away from all adjacent dwellings, b. The maximum height of any worm bed shall be two feet and all other structures shall conform to the requirements for accessory structures,
c. Worm farms in excess of 64 square feet shall only be permitted subject to the granting of a conditional use permit;
14. Agricultural field office as defined in Section 19.910.020 ("A" Definitions) subject to the granting of a conditional use permit in the RA-5 zone subject to the following operation and development standards:
a. The use shall be conducted on a property zoned RA-5 having five acres or more gross area which is zoned for agricultural uses and which is predominately occupied by a commercial agricultural business,
b. The use shall be in conjunction with any permitted agricultural use, provided that such office shall be occupied by an agricultural business, which business is either located onsite or off-site the property, c. The use shall be established within a stickbuilt, mobile coach or prefabricated structure, attached to or detached from any other building on the property, d. Adequate parking and vehicular access shall be available in accordance with Chapter
19.580 (Parking and Loading) of this Titlethe Zoning Code, e. The building shall comply with the setback standards established for accessory structures in Chapter 19.440 (Accessory Buildings and Structures) of this Titlethe Zoning Code;
15. Agricultural caretaker living quarters as defined by Section 19.910.040 ("C" Definitions) of this Ttitle subject to the granting of a conditional use permit provided all of the following criteria apply:
a. The use shall be conducted on a property having five acres or more gross area which is zoned residential agricultural and which is predominantly occupied by a bona fide agricultural business,
b. The use shall be established within a stickbuilt (completely assembled on site) or prefabricated structure, attached to or detached from the primary dwelling unit on the property or within a mobile home. The square footage of the agricultural caretaker living quarters shall not exceed 50 percent of the square footage of the primary dwelling unit,
c. Occupancy shall be limited to the agricultural caretaker and his or her family. The agricultural caretaker shall be a full-time employee of the on-site agricultural business, d. The primary dwelling unit on the property shall be occupied by the legal owner of the property,
e. The agricultural caretaker living quarters shall be established in such a way as to minimize its view from adjacent streets and properties,
f. The use shall not be conducted longer than two years except that subsequent time extensions may be granted by the City Planning Commission. Each time extension shall not exceed two years. Written notice shall be given to adjacent property owners as prescribed by Section 19.670.020 (Notice Requirements for Administrative Discretionary Permits with No Public Hearing) of this Ttitle for minor variances. The standard time extension application fee for conditional use permits shall be required, g. The property owners shall execute and record a covenant and agreement with the City to revert the property to single-family residential use, including the removal of the kitchen facilities of any permanent addition, and the removal of any mobile home which does not meet the requirements of the residential agricultural zone, after the expiration of the conditional use permit or the termination of the agricultural business;
16. Home occupations and telecommuting as defined by Sections 19.910.090 ("H" Definitions) and 19.910.210 ("T" Definitions) of this Code in accordance with the provisions contained in Chapter 19.485 (Home Occupations) of this Ttitle. Such uses shall not be allowed in the RA-5 zone unless mandated by State law.
17. Parolee/probationer home, as defined by Section 19.910.170 ("P" Definitions), transitional shelter housing, as defined by Section 19.910.210 ("T" Definitions), permanent emergency shelter, as defined by Section 19.910.060 ("E" Definitions) and drop-in center, as defined by Section 19.910.050 ("D" Definitions) of this Code, are prohibited in the RA-5 Zone.
B. RC Zone permitted uses. A summary of this Ssection is contained in the Permitted Uses Table (Table 19.150.020-A), the Incidental Uses Table (Table 19.150.020-B), and the Temporary Uses Table (Table 19.150.020-C). If any conflict between this Ssection and the Tables exists, the provisions of this Ssection shall apply.
1. One-family dwellings of a permanent character placed in a permanent location and of not less than 750 square feet ground floor area, exclusive of open porches and garage;
2. Planned residential developments subject to the granting of a planned residential development permit as set forth in Chapter 19.780 (Planned Residential Development Permit);
3. Orchards, tree crops, field crops, truck gardening, berry and bush crops, flower gardening, growing of nursery plants, similar enterprises carried on in the general field of agriculture, aviaries and raising of chinchillas, guinea pigs and parakeets;
4. Poultry, rabbits, crowing fowl and crowing roosters. a. The noncommercial keeping of not more than five poultry, including crowing fowl (except crowing roosters), and 18 rabbits is permitted. Such animals shall be housed, kept or penned at least 50 feet from any residence on an adjoining lot or parcel, including the residence on the lot where the animals are kept.
b. Where poultry and rabbits are housed, kept, or penned at least 100 feet from any residence, the noncommercial keeping of not more than 50 poultry and 45 rabbits on any lot is permitted. The keeping of not more than seven crowing roosters are permitted on any lot, provided that such roosters are housed from sunset to sunrise in an acoustical structure so as to reduce noise emitted by such roosters and such structure is at least 100 feet from any residential structure on an adjoining lot.
5. The grazing, raising or training of horses; provided, that the lot has a minimum area of one acre and animals are not housed or pastured within 100 feet of a residence; and further, that not more than a total of two horses, colts or ponies or a total of two of any combination of horses, colts or ponies shall be kept on any lot with an area of one acre and that one additional animal may be kept for each half acre over one acre in any such premises;
6. The keeping of bees; provided, that all other conditions of this Titlethe Zoning Code or other City ordinances are complied with;
7. Parks and playgrounds of a noncommercial nature, subject to the granting of a conditional use permit;
8. Golf courses, subject to the granting of a conditional use permit;
9. Uses customarily incidental to any of the above uses, including hobby activities of a noncommercial nature;
10. Rented rooms in any one-family dwelling for occupancy of not more than four persons in addition to members of the family occupying such dwelling;
11. Accessory buildings and uses, including a private garage, accessory living quarters, recreation room, private stable, barn, greenhouse, lathhouse, corral, pen, coop or other similar structure, a building or room for packing products produced or raised on the same premises;
12. Nameplates and signs as provided in Chapter 19.620 (General Sign Provisions);
13. Agricultural field office as defined in Section 19.910.020 ("A" Definitions) subject to the granting of a conditional use permit.
(Ord. <ulink class="ordbank" print="yes"
url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1034308&datasource=ordbank" web="yes">7528</ulink> § 1(Exh. A), 2020; Ord. <ulink class="ordbank" print="yes" url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1111636&datasource=ordbank" web="yes">7520</ulink> § 1(Exh. A), 2020; Ord. <ulink class="ordbank" print="yes" url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=905806&datasource=ordbank" web="yes">7431</ulink>, § 1(Exh. A), 2-20-2018; Ord. 7331 § 4, 2016; Ord. 7110 § 1, 2011; Ord. 7064 § 1, 2010; Ord. 6966 § 1, 2007)
19.100.040 Residential development standards.
Tables 19.100.040.A (Residential Development Standards: Single-Family Residential Zones) and
19.100.040.B (Residential Development Standards: Multiple-Family Residential Zones) establish the development standards applicable to all development within the residential zones. (Ord. <ulink class="ordbank" print="yes"
url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1081723&datasource=ordbank" web="yes">7552</ulink> §§ 2, 3, 2021; Ord. 7408 § 1, 2018; Ord. 7331 § 4, 2016; Ord. 7109 § 2, 2010; Ord. 7027 § 1, § 2, 2009; Ord. 6966 § 1, 2007)
Table 19.100.040.A
Residential Development Standards: Single-family Residential Zones Development
Standards
Single-family Residential Zones
RA-5 RC 12 RR RE R-1-1/2
Acre 17
R-1-
1300
17 R-1-
10500
17 R-1-
8500
17 R-1-
7000
17 Density - Maximum
(Dwelling Units per
Gross Acre) 1,15, 16
0.20 0.50 11 2.1 11 1.0 11 2.0 11 3.4 11 4.1 11 5.1 11 6.2 11 Lot Area - Minimum
(Net) 16
5 Acres
2,9,14
Varies
2,14
20,000
sq. ft.
1 Acre
21,780
sq. ft.
13,000
sq. ft.
10,500
sq. ft.
8,500
sq. ft.
7,000
sq. ft.
Lot Width - Minimum
16 300 ft.
2 130 ft.
2 100 ft.
13,14
130
ft.
13,14
125 ft.
13,14
100 ft.
13,14
90 ft.
13,14
80 ft.
13,14
60 ft.
13,14
Lot Depth - Minimum
16 500 ft.
2 100 ft.
2 150 ft. 150
ft. 150 ft. 110 ft. 110 ft. 100 ft. 100 ft.
Building Height -
Maximum 10,15 35 ft. 20 ft. 35 ft. 35 ft. 35 ft. 35 ft. 35 ft. 35 ft. 35 ft.
Number of Stories -
Maximum 15 2 1 2 2 2 2 2 2 2
Lot Coverage -
Maximum 30% N/A 30% 30% 30% 30% 35% 35% 40%
Setbacks - Minimum 8,
18 A. Front 7 40 ft. 2 30 ft. 2,
6 30 ft. 30 ft. 30 ft 4 25 ft 4 25 ft. 4 25 ft. 4 20 ft. 4 B. Side 5, 16 20 ft. 2 25 ft. 2 20 ft. 25. ft. 20 ft. 15 ft. 3 10/15 ft. 3
7.5/12.5
ft. 3
7.5/10
ft. 3
C. Rear 5, 16 25 ft. 2 25 ft. 2 100 ft. 30 ft. 35 ft. 30 ft. 25 ft. 25 ft. 25 ft.
Notes:
1. See Section 19.100.060 A (Additional Density). Gross acreage means streets are included for density purposes. Notwithstanding allowable density on a gross acreage basis, individual lots must meet the minimum lot size requirements exclusive of streets, except in the RA-5 Zone as described in Note 9.
2. Lot width, depth and area; building area; and setback requirements shall be as required as set forth in the Table. However, the zoning standards and requirements of the RC and RA-5 Zones shall not apply to any buildings existing prior to or under construction on November 13, 1979, or to the restoration or rehabilitation of or to any additions to such buildings, provided that the use, restoration, rehabilitation or addition shall conform to the current standards and requirements of the zoning in existence immediately prior to November 13, 1979. Also see Section 19.100.050 A (Lot Area).
3. Where a lot is less than 65 feet in width and was of record prior to November 23, 1956, or was of record prior to the date on which such lot was annexed to the City, the required side yards adjacent to interior side lot lines shall be reduced to five feet.
4. Front setback exceptions: See Section 19.630.040 E (Permitted projections into required yards for RA5, RE, RR, and R-1 Zones.
5. Side and rear setback exceptions: See Section 19.630.040 E (Permitted projections into required yards for RA-5, RE, RR, and R-1 Zones). The side setback can be applied to either side except that the larger setback is required when a side yard is adjacent to a street.
6. No lot that fronts onto Hawarden Drive within the Hawarden Drive Special Design Area, generally between Anna Street and the Alessandro Arroyo, shall have a front yard depth of less than 50 feet.
7. Where a lot or parcel of land at the junction of two intersecting streets in any residential zone has frontage on each street over 130 feet in length, front yards of the depth required in the appropriate zone shall be required on both frontages. Also see Chapter 19.630 (Yard Requirements and Exceptions).
8. No dwelling shall be located closer than five feet to any retaining wall exceeding two feet in height, unless such retaining wall is an integral part of an approved dwelling.
9. Lot area in the RA-5 Zone is measured to the centerline of the adjoining street or streets; provided, however, individuals may construct one single-family dwelling on a lot of less than five acres existing as of May 15, 1979 and the residence is owner occupied after construction.
10. Refer to Chapter 19.560 (Building Height Measurement) for height measurement and exceptions to height limits.
11. Project density may be greater in a Planned Residential Development (see Chapter 19.780).
12. See Section 19.100.050 (Additional Regulations for the RC Zone).
13. See Section 18.210.080 (Lots) and Article X (Definitions) for exceptions for cul-de-sac lots, knuckle lots, lots on curves and corridor lots.
14. See Section 18.210.030 N.2.a for exception to lot size on private streets if over 20,000 square feet.
15. See Chapter 19.149 - Airport Land Use Compatibility to determine if a project site is subject to Airport Land Use Compatibility Plan requirements.
16. See Chapter 18.085 (Urban Lot Splits) of the Subdivision Code and Chapter 19.443 (Two-Unit Developments) of this Title for density, lot area, lot width, lot depth, side setback and rear setback requirements for residential development pursuant to California Government Code § 65852.21 and § 66411.7.
17. See Section 19.100.065 for regulations on undersized lots.
18. See Chapter 19.780 (Planned Residential Development Permits) for setbacks in Planned Residential Developments.
Table 19.100.040 B
Residential Development Standards: Multiple-family Residential Zones Development
Standards
Multiple-Family Residential Zones
R-3-4000 R-3-3000 R-3-2500 R-3-2000 R-3-1500 R-4
Density - Maximum (Dwelling
Units per Gross Acre) 5 10.9 14.5 17.4 21.8 29 40
Lot Area - Minimum 7 30,000
sq. ft.
30,000
sq. ft.
30,000
sq. ft.
30,000
sq. ft.
30,000
sq. ft.
30,000
sq. ft.
Lot Width 4 - Minimum 80 ft. 80 ft. 80 ft. 80 ft. 80 ft. 100 ft.
Lot Depth 4 - Minimum 150 ft. 150 ft. 100 ft. 100 ft. 100 ft. 150 ft.
Building Height 3, 5, 6, 7 - Maximum 30 ft./40
ft. 2
30 ft./40
ft. 2
30 ft./40
ft. 2
30 ft./40
ft. 2
30 ft./40
ft. 2 50 ft.
Number of Stories 5, 6, 7 - Maximum 2 2 2 2 2 2 2 2 2 2 4 Setbacks - Minimum 6, 7
A. Front 1 25 ft. 25 ft. 20 ft. 15 ft. 15 ft. 15 ft.
B. Front (Arterial Streets over 110
feet) 1 25 ft. 25 ft. 25 ft. 25 ft. 25 ft. 15 ft.
C. Interior Side 1 10 ft. 10 ft. 10 ft. 7.5 ft. 7.5 ft. 7.5 ft.
D. Street Adjoining Side 1 10 ft. 10 ft. 10 ft. 10 ft. 10 ft. 10 ft.
E. Rear 1 20 ft. 20 ft. 20 ft. 15 ft. 15 ft. 10 ft.
Notes:
1. Where a property abuts the RA-5, RC, RR, RE or R-1 Zone, for buildings over two stories in height, the required side and rear yards shall be increased by two and one-half feet for each story in excess of two stories, except as otherwise stated in this footnote.
2. Up to 60% of units may be located in three-story buildings with a maximum height of 40 feet.
3. Refer to Chapter 19.560 (Building Height Measurement) for height measurements and exceptions to height limits.
4. See Section 18.210.080 (Lots) and Article X (Definitions) for exemptions for cul-de-sac lots and knuckle lots.
5. See Chapter 19.149 - Airport Land Use Compatibility to determine if a project site is subject to Airport Land Use Compatibility Plan requirements.
6. See Section 19.100.075 for regulations on undersized lots.
7. See Section 19.780.060.D (Planned Residential Development Permits) for Small Lot PRD regulations. (<ulink class="ordbank" print="yes"
url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1310591&datasource=ordbank" web="yes">Ord. 7683</ulink>, §§ 2(Exh. A), 3(Exh. B), 2024; Ord. <ulink class="ordbank" print="yes" url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1248964&datasource=ordbank" web="yes">7652</ulink> § 1(Exh. A), 2023; Ord. <ulink class="ordbank" print="yes" url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1169189&datasource=ordbank" web="yes">7592</ulink> § 2(Exh. B), 2022; Ord. <ulink class="ordbank" print="yes" url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1116112&datasource=ordbank" web="yes">7573</ulink> § 1(Exh. A), 2021; Ord. <ulink class="ordbank" print="yes" url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1081723&datasource=ordbank" web="yes">7552</ulink> §§ 2(Exh. A) and 3(Exh. B), 2021; Ord. <ulink class="ordbank" print="yes" url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=988206&datasource=ordbank" web="yes">7487</ulink> § 10(Exh. B), 11-5-2019; Ord. <ulink class="ordbank" print="yes" url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=878996&datasource=ordbank" web="yes">7413</ulink>, § 1(Exh. A), 2-20-2018)
19.100.050 Additional regulations for the RC Zone.
A. Lot area.
1. The lot area requirements for land Zoned RC varies based on average natural slope and the date the property was zoned RC, as set forth in this Ssection.
2. The lot area requirements for land Zoned RC prior to May 15, 1979, shall be as follows:
a. Every lot shall have a minimum width at the building line of 130 feet and a minimum area of one-half acre; provided, however, that the average lot size of the lots shown on any subdivision or parcel map shall be not less than two acres. b. Notwithstanding the provisions of Ssubdivision 1 of this Ssubsection, every lot or parcel located within the Hawarden Drive Special Design Area, generally between Anna Street and Alessandro Arroyo, shall have a minimum width at the building line of 130 feet and a minimum area of two acres; provided, however, that where a lot or parcel located within said area has less width or less area than herein required and was a legally created lot of record prior to June 16, 1977, such lot may be occupied by a single-family residential use if the lot has a minimum area of one-half acre.
3. The lot area requirements for land zoned RC on or after May 15, 1979, shall be as follows:
a. Every lot with an average natural slope of less than 15 percent shall have a minimum width at the building line of 130 feet and a minimum area of one-half acre. b. Every lot with an average natural slope from 15 percent to 30 percent shall have a minimum width at the building line of 130 feet and a minimum area of two acres. c. Every lot with an average natural slope over 30 percent shall have a minimum width at the building line of 200 feet and a minimum area of five acres. d. The average lot size of the lots shown on any subdivision or parcel map shall be not less than two acres.
e. These provisions shall not apply to lots created pursuant to California Government Code § 66411.7.
B. Nonconforming lot size—dwelling unit permitted. Notwithstanding the provisions of Ssubdivision 3 of Ssubsection A above, individuals may construct one single-family dwelling on a lot existing as of May 15, 1979, of less than the minimum lot size required by Section A-3 if such individuals occupy the residence after construction.
C. Average natural slope. For the purposes of this Ssection, "average natural slope" shall mean the average natural inclination of the ground surface of a lot or parcel expressed as a percent and as measured by the following formula:
S = 0.002296xlxL
A
where:
S = average natural slope in percent
I = natural contour interval in feet
L = length of natural contours in feet
A = acres of property (parcel of record existing on November 13, 1979)
0.002296 = Constant that converts square feet into acres and expresses slope percent.
The average natural slope shall be computed from photogrammetric maps, grading permit plans and other data or evidence approved by the Public Works Department.
D. Grading.
1. No grading permit shall be issued for any grading in the RC Zone until grading plans and, if required, special drawings showing grading and topography as viewed from critical locations within the neighborhood or community, have been submitted to and approved by the designated Approving or Appeal Authority as set forth in Table 19.650.020 (Approving and Appeal Authority).
2. The Approving and/or Appeal Authority shall consider the following items of particular concern in the review of grading proposals in the RC Zone. Conditions may be applied in the approval of grading plans so as to achieve these objectives pursuant to adopted standards included in the City's Grading Ordinance (Title 17).
a. The maximum retention of vistas, natural plant communities and natural topographic features including ridgelines, hilltops, slopes, rock outcroppings, arroyos, ravines and canyons; b. The avoidance of excessive building padding or terracing and cut and fill slopes to reduce the scarring effects of grading;
c. The encouragement of sensitive grading to ensure optimum treatment of natural hillside and arroyo features; and
d. The encouragement of imaginative grading plans to soften the impact of grading on hillsides including rolled, sloping or split pads; rounded cut and fill slopes and post and beam construction techniques.
E. Design review.
1. No building permit shall be issued for any building or structure in the RC Zone until slope planting and irrigation plans and the drawings required by Chapter 19.710 (Design Review) have been submitted to and approved in accordance with the provisions of Chapter 19.710 (Design Review).
2. In addition to the standards established in this Titlethe Zoning Code and in Chapter 19.710 (Design Review), the Design Review Approving or Appeal Authority shall consider the following items of particular concern in the RC Zone and shall approve the plans and drawings if all applicable standards are met:
a. The encouragement of unique site design to ensure optimum treatment of natural hillside and arroyo features and avoid inharmonious, incongruent, conspicuous and obtrusive development;
b. The reduction of the scarring effects of grading and the protection of slopes subject to erosion, deterioration or slippage, and fire by the use of appropriate slope planting, irrigation and maintenance; and
c. The encouragement of structures that will relate spatially and architecturally with the environment and complement the natural land forms.
3. Conditions may be applied when the proposed development does not comply with applicable standards and shall be such as to bring such development into conformity or the plans and drawings may be disapproved and the Design Review Approving or Appeal Authority shall specify the standard or standards that are not met.
4. All cut and fill slopes exceeding five feet in height shall be suitably landscaped with plant materials and adequately irrigated in accordance with approved plans and maintained on completion of the grading operations. The applicant or developer shall be responsible for the maintenance of all slope planting and irrigation systems until such time as the properties are occupied or until a homeowner's association accepts the responsibility to maintain the landscaping in common areas.
F. Subdivisions. To assure compliance with the provisions of this Cchapter and this Titlethe Zoning Code where a planned development permit is not required, there shall be submitted along with every tentative subdivision map and parcel map filed for approval in accordance with the provision of Title 18 (Subdivision Code) a preliminary grading plan showing at least one practical usable building site that can be developed in accordance with the provisions of this Cchapter for each lot or parcel. (Ord. <ulink class="ordbank" print="yes"
url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1169189&datasource=ordbank" web="yes">7592</ulink> § 2(Exh. B), 2022; Ord. 7331 § 4, 2016; Ord. 6966 § 1, 2007)
19.100.060 Additional regulations for the RA-5, RE, RC, RR and R-1 Zones.
A. Additional density. In the RE, RC, RR and R-1 zones and where consistent with the applicable General Plan land use designation the typical project density may be increased according to the regulations set forth in the Planned Residential Development Permit (PRD) process (Chapter 19.780 - Planned Residential Development Permits).
B. Conversion of existing dwelling unit to an accessory structure. In the RE, RA-5, RR and R-1 zones, one entirely new single-family dwelling may be constructed upon a lot where there already exists not more than one single-family dwelling, provided that:
1. At the time of issuance of a building permit for the new dwelling, the property owner/applicant also obtains a building permit to make alterations to the existing dwelling as are required by the City to reduce the character of use of the existing dwelling to a lawful accessory building, or the owner/applicant obtains a building moving permit to remove the existing dwelling from the lot;
2. The owner of the lot executes and delivers to the City a written agreement in a form approved by the City to make the required alterations or to remove the existing dwelling concurrently with or immediately after the construction and completion of the new dwelling, together with a faithful performance surety bond or other security, in the form approved by the City and in the amount of 100 percent of the amount of the cost of such alterations or removal, as estimated by the City; and
3. The Building Official determines that the requirements of Section 19.100.040 (Residential Development Standards) and Building Code and Fire Prevention Code will be complied with.
C. Exceptions to setback requirements.
1. Front porches and balconies. In the R-1 Zones, front porches that are open except for an overhead covering and have no habitable space above may encroach into the front setback up to a maximum of six feet.
2. Flexible yard setbacks.
a. In the R-1 Zones, on local streets only, where the residential structure has the garage set back ten or more feet from the required front yard setback, the habitable portion of the residential structure may extend into the front setback up to a maximum of five feet. b. In conjunction with the consideration of a tentative tract or parcel map in the R-1-7000 Zone, interior side yard setbacks may be reduced to five feet provided a minimum distance of 15 feet is maintained between adjacent dwellings.
c. In the R-1 Zones, portions of the dwelling may encroach up to ten feet into the required rear yard setback provided that the encroachment does not exceed 500 square feet in total area.
3. Accessory structures. Refer to Chapter 19.440 (Accessory Buildings and Structures) for development standards.
4. Stairway projections. Refer to Chapter 19.630 (Yard Requirements and Exceptions) see Section
19.630.040 (Permitted Projections into Required Yards).
5. Fire escape projections. Refer to Chapter 19.630 (Yard Requirements and Exceptions) see Section
19.630.040 (Permitted Projections into Required Yards).
6. Cornice, eave and sill projections. Refer to Chapter 19.630 (Yard Requirements and Exceptions) see Section 19.630.040 (Permitted Projections into Required Yards).
7. Additions to established dwellings. For lawfully established dwellings that do not conform to the side yards required in the RC, RR, RE and R-1 Zones additions may be constructed within such required side yards if such additions are located not closer to the side lot line than the existing dwelling; provided, that in no case shall such additions be located closer than five feet to interior side lot lines or ten feet to street side lot lines.
8. Garage in the R-1-7000 Zone. In the R-1-7000 Zone, a garage that is an integral part of the main dwelling may be located not closer than five feet to any interior side lot line.
D. Setbacks for RR Zoned Properties less than 20,000 square feet in area. For legally created parcels within the RR Zone which are less than 20,000 square feet in area, the following setbacks shall be provided and supersede those listed in Table 19.100.040.A as follows:
1. For lots less than 8,500 square feet in area, the R-1-7000 standards apply.
2. For lots greater than 8,500 square feet in area, but less than 10,500 square feet in area, the R-1-8500 standards apply.
3. For lots greater than 10,500 square feet in area, but less than 13,000 square feet in area, the R-1- 10500 standards apply.
4. For lots greater than 13,000 square feet in area, but less than 20,000 square feet in area, the R-1- 13000 standards apply.
E. Landscaping. Front and side yard setback areas adjacent to streets shall be suitably landscaped and continuously maintained as set forth in Chapter 19.570 (Water Efficient Landscaping and Irrigation).
Such setbacks shall not be used for off-street parking, storage, or accessory buildings.
F. See also Section 19.630.040 - Permitted projections into required yards for additional exceptions to the setback requirements.
(<ulink class="ordbank" print="yes"
url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1310591&datasource=ordbank" web="yes">Ord. 7683</ulink>, § 4, 2024; Ord. <ulink class="ordbank" print="yes" url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1248964&datasource=ordbank" web="yes">7652</ulink> § 2, 2023; Ord. <ulink class="ordbank" print="yes" url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1169189&datasource=ordbank" web="yes">7592</ulink> § 2(Exh. B), 2022; Ord. <ulink class="ordbank" print="yes" url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1081723&datasource=ordbank" web="yes">7552</ulink> § 4, 2021; Ord. 7331 § 4, 2016; Ord. 6966 § 1, 2007)
19.100.065 Regulations for infill development on undersized lots in the R-1 Zones.
A. Setbacks for R-1-½ acre zoned properties less than 18,000 square feet in area. For legally created parcels within the R-1-½ acre Zone which are less than 18,000 square feet in area, the following setbacks shall be provided and supersede those listed in Table 19.100.040.A as follows:
1. For lots less than 5,500 square feet in area, see Ssection 19.100.065.E.
2. For lots equal to or greater than 5,500 square feet in area, but less than 8,500 square feet in area, the R-1-7000 standards apply.
3. For lots equal to or greater than 8,500 square feet in area, but less than 10,500 square feet in area, the R-1-8500 standards apply.
4. For lots equal to or greater than 10,500 square feet in area, but less than 13,000 square feet in area, the R-1-10500 standards apply.
5. For lots equal to or greater than 13,000 square feet in area, but less than 18,000 square feet in area, the R-1-13000 standards apply.
B. Setbacks for R-1-13000 zoned properties less than 10,500 square feet in area. For legally created parcels within the R-1-13000 Zone which are less than 10,500 square feet in area, the following setbacks shall be provided and supersede those listed in Table 19.100.040.A as follows:
1. For lots less than 5,500 square feet in area, see Ssection 19.100.065.E.
2. For lots equal to or greater than 5,500 square feet in area, but less than 7,000 square feet in area, the R-1-7000 standards apply.
3. For lots equal to or greater than 7,000 square feet in area, but less than 8,500 square feet in area, the R-1-8500 standards apply.
4. For lots equal to or greater than 8,500 square feet in area, but less than 10,500 square feet in area, the R-1-10500 standards apply.
C. Setbacks for R-1-10500 zoned properties less than 8,500 square feet in area. For legally created parcels within the R-1-10500 Zone which are less than 8,500 square feet in area, the following setbacks shall be provided and supersede those listed in Table 19.100.040.A as follows:
1. For lots less than 5,500 square feet in area, see Ssection 19.100.065.E.
2. For lots equal to or greater than 5,500 square feet in area, but less than 7,000 square feet in area, the R-1-7000 standards apply.
3. For lots equal to or greater than 7,000 square feet in area, but less than 8,500 square feet in area, the R-1-8500 standards apply.
D. Setbacks for R-1-8500 zoned properties less than 7,000 square feet in area. For legally created parcels within the R-1-8500 Zone which are less than 7,000 square feet in area, the following setbacks shall be provided and supersede those listed in Table 19.100.040.A as follows:
1. For lots less than 5,500 square feet in area, see Ssection 19.100.065.E.
2. For lots equal to or greater than 5,500 square feet in area, but less than 7,000 square feet in area, the R-1-7000 standards apply.
E. Development Standards for R-1 Zone lots less than 5,500 square feet in area. For legally created parcels within all R-1 Zones which are less than 5,500 square feet in area, the following development standards shall apply and supersede those listed in Table 19.100.040.A:
Table 19.100.065
Residential Development Standards: R-1 Zone Lots Less than 5,500 Square Feet Development Standards
Lot Size (square feet)
1,500—2,499 2,500—3,499 3,500—4,499 4,500—5,499
Building Height - Maximum 35 ft. 35 ft. 35 ft. 35 ft.
Number of Stories - Maximum 3 3 3 3
Lot Coverage - Maximum 55% 55% 50% 45%
Setbacks - Minimum 1
1. Front 2 10 ft. 10 ft. 15 ft. 15 ft.
2. Interior Side 5 ft. 5 ft. 5 ft. 5 ft.
3. Street Side 10 ft. 10 ft. 10 ft. 10 ft.
4. Rear 10 ft. 15 ft. 15 ft. 20 ft.
Notes:
1. See 19.630.040 (Permitted projections into required yards).
2. Garages and carports shall be set back 20 feet.
F. Privacy Considerations. Residential development on R-1 Zone lots less than 5,500 square feet in area that abut the RA-5, RC, RR, RE, or R-1 Zone shall adhere to the following:
1. Windows within 30 feet of a structure on another parcel shall not directly align with the windows of the neighboring structure.
2. Upper story unenclosed landings, decks, and balconies that face or overlook an adjoining RA-5, RC, RR, RE, or R-1 Zoned property shall be located a minimum of 15 feet from the interior lot lines. (<ulink class="ordbank" print="yes"
url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1310591&datasource=ordbank" web="yes">Ord. 7683</ulink>, § 5(Exh. C), 2024)
19.100.070 Additional regulations for the R-3 and R-4 Zones.
A. Usable open space.
1. The minimum usable open space, as defined in Article X (Definitions), required for each dwelling unit shall be as set forth in Table 19.100.070 (Usable Open Space Standards: Multi-Family Residential Zones) below:
Table 19.100.070
Usable Open Space Standards: Multi-Family Residential Zones
Usable Open Space
Standards 1
Multi-Family Residential Zones
R-3-4000 R-3-3000 R-3-2500 R-3-2000 R-3-1500 R-4
Common Usable Open Space -
Minimum per Unit 400 sq. ft. 400 sq. ft 250 sq. ft. 250 sq. ft. 200 sq. ft 150 sq. ft.
Private Usable Open Space
Ground Floor/Upper Story
Unit
120 sq.
ft./50 sq.
ft.
120 sq.
ft./50 sq.
ft.
120 sq.
ft./50 sq.
ft.
100 sq.
ft./50 sq.
ft.
100 sq.
ft./50 sq.
ft.
50 sq.
ft./50 sq.
ft.
Notes:
1. See Table 19.100.075 B for requirements for infill development on undersized lots.
2. Development consisting of 20 units or fewer. Common open space may be divided into multiple areas; provided, however, that at least one area shall have no dimension smaller than 25 feet.
3. Development consisting of 21 units to 75 units.
a. Common open space may be divided into multiple areas; provided, however, that at least one area shall have no dimension smaller than 50 feet.
b. Common open space shall include but not be limited to two of the recreational amenities listed below:
(1) One child's outdoor play area, which shall include a range of age-appropriate equipment including those rated for use by children younger than five. (2) Pool and spa.
(3) One outdoor cooking facility with sheltered dining area to accommodate seating for a minimum of twelve adults.
(4) Court facilities (e.g., tennis, volleyball, basketball, etc.). (5) Exercise room.
(6) Clubhouse with wet bar/counter facilities.
(7) Dog park.
4. Development consisting of 76 units or more.
a. Common open space may be divided into multiple areas; provided, however, that at least one area shall have at least one dimension of 100 feet.
b. Common open space shall include but not be limited to four of the following recreational amenities:
(1) One child's outdoor play area, which shall include a range of age-appropriate equipment including those rated for use by children younger than five. (2) Pool and spa.
(3) Clubhouse with a central multi-purpose room equipped with full kitchen facilities; and at least two separate and defined areas/rooms for games, exercises, recreation, entertainment, etc.
(4) Two outdoor cooking facilities each with sheltered dining area to accommodate seating for a minimum of 12 adults.
(5) Court facilities (e.g., tennis, volleyball, basketball, etc.). (6) Jogging/walking trails with exercise stations.
(7) Community garden.
(8) Theater.
(9) Computer room or coworking space.
(10) Exercise room.
(11) Dog park.
5. Other recreational amenities not listed above may be considered in lieu of those listed subject to Community & Economic Development Director review and approval.
6. Recreational amenities may be grouped together and located at any one area of the common space.
7. Recreational amenities shall be evenly dispersed throughout the site with separate recreational amenities; if not centrally located and equidistant to all residential units within the development.
8. All recreation areas or facilities required by this Ssection shall be maintained by private homeowners' associations, property owners, or private assessment districts subject to Community & Economic Development Director review and approval.
9. In the R-4 Zone, the required common usable open space may be located on the roof of a garage or building, provided that minimum dimensional standards and the minimum number of amenities can be met.
10. Onsite common useable open space reduction.
a. Required common usable open space may be reduced by up to 20 percent for multifamily residential development located within:
(1) One-quarter mile (1,320 feet) of a Neighborhood Park or Special Use Park; or (2) One-half mile (2,640 feet) of a Community Park or Regional Park. b. Park types shall be those defined and listed in the Comprehensive Park, Recreation & Community Services Master Plan (2020).
c. Distances shall be measured from the outside perimeter the public park to the property line of the development site.
B. Private usable open space. Dwelling units shall be provided with private usable open space, as defined in Article X (Definitions), accessible directly from the living area of the unit and as set forth in Table
19.100.070 (Usable Open Space Standards: Multi-Family Residential Zones) and in the following:
1. Ground floor units. Private usable open space for ground floor units shall be in the form of a fenced yard or patio. Such private usable open space shall have no dimension of less than eight feet in R-3 zones and five feet in the R-4 Zone.
2. Upper story units. Each dwelling unit shall have private usable open space area of at least 50 square feet. Such private usable open space shall have no dimension of less than five feet. Upper story private usable open space shall have at least one exterior side open above railing height.
3. Each square foot of private usable open space provided beyond the minimum requirement of this Ssection shall be considered equivalent to one and one-half square feet of the required common
usable open space provided in the project; provided, however, that in no case shall private usable open space constitute more than 40 percent of the total required common usable open space for the project.
C. Distance between buildings. The minimum distance between buildings shall be not less than 15 feet, except within a Tiny Home Community, in which case the minimum distance between buildings shall not be less than five feet.
D. Trash collection areas. Common trash collection areas shall be provided and conform to the regulations set forth in Chapter 19.554 (Trash/Recyclable Materials Collection Area Enclosures).
E. Keeping of animals. Domestic animals in accordance with Table 19.150.020 B (Incidental Uses Table) pursuant to Chapter 19.455 (Animal Keeping) are permitted. All other animal keeping is prohibited.
No poultry, pigeons, rabbits, horses, mules, ponies, goats, swine, cows or similar animals generally considered to be non-household pets shall be kept in any R-3 or R-4 Zone.
F. Private streets and driveways. All driveways and streets provided within any multi-family development shall be private and shall be maintained by a private homeowners' association, property owner, or private assessment district. Such private streets and driveways shall be designed, built and maintained as set forth in the permit conditions authorizing such development.
G. Recreational vehicle parking. Recreational vehicle parking shall be in accordance with Section
19.580.070 A.4 (Recreational Vehicle Parking in Residential Zones). In addition to providing all required parking spaces, a development may provide a special parking area and spaces for recreational vehicles, provided such area and spaces are screened from view from surrounding properties by a block wall of a minimum height of eight feet, with finish surfaces matching the color and materials used on the primary buildings within the development.
H. Landscaping. Front, side, and rear yard setback areas adjacent to streets shall be suitably landscaped and continuously maintained as set forth in Chapter 19.570 (Water Efficient Landscaping and Irrigation).
I. Lighting.
1. The provisions of Section 19.590.070 (Light and Glare) shall apply.
2. The provisions of Chapter 19.556 (Lighting) shall apply.
J. Site Planning.
1. Primary building entrance(s) shall be oriented toward the following (listed in priority order):
a. Public right-of-way;
b. Primary internal streets and pedestrian walkways, not including drive aisles; c. Common usable open space;
d. Secondary internal streets or drive aisles.
2. Pedestrian walkways.
a. Pedestrian walkways shall be included and shall be clearly demarcated from vehicular circulation areas through the use of different surfacing materials if at the same finished elevation; or shall be a raised sidewalk separated by a curb with a minimum height of six inches; and shall be ADA compliant.
b. Pedestrian walkways shall connect building entrances with public sidewalks and on-site facilities including, but not limited to, open space, plazas, courtyards, and parking areas.
K. Parking. In addition to the standards and requirements of Chapter 19.580 (Parking and Loading) the following standards shall apply:
1. No parking shall be permitted between the primary building or buildings and the public right-ofway.
2. Garages and carports visible from the public right-of-way shall match architectural style, finish materials and colors of the primary building(s).
3. Parking garages/structures visible to the public shall match exterior building cladding materials of the primary building(s).
L. Building appearance.
1. A minimum of two of the following window accent features shall be used on all windows visible from the public right-of-way: sills, shutters, canopies, awnings and/or multi-paned windows.
2. Building facades shall be designed so as to define and articulate each vertical module of residential units, using at least two of the following:
a. Providing a variation in the wall plane (projection or recess) a minimum of two feet in depth between the modules;
b. Varying a minimum of two of the following architectural elements between modules: window recess depth, roof shape, window shape, stoop detail, and/or railing type; c. Providing porches and balconies;
3. Windows visible from the public right-of-way shall be recessed a minimum of four inches.
4. A minimum of three exterior cladding or finish materials shall be used per building. Variation in color, texture or application method among the same material shall not be considered a different material.
M. Fences and walls. In addition to the standards and requirements of Chapter 19.550 (Fences, Walls, and Landscape Materials) the following standards shall apply.
1. Fences and/or walls located anywhere between the primary building(s) and the public right-of-way shall not exceed the following:
a. Three feet in height for solid fences and walls;
b. Four feet in height for openwork or combination solid and openwork fences and walls provided that the openwork portion of the fence or wall above a height of three feet shall be no more than one part solid to three parts open with no portion of the solid wall, excluding pilasters, extending above three feet.
c. Fences and/or walls that enclose common usable open space amenities such as swimming pools and playgrounds, and excluding passive landscape areas, shall have a maximum height of six feet and, if solid, shall match the exterior finish material(s) and color(s) of the primary building(s).
2. Permitted materials for fences and/or walls shall include decorative masonry split face block, brick, natural stone, precast concrete panels, stucco, wrought iron, aluminum, wood, chemically treated or naturally resistant to decay.
3. As applicable, perimeter fencing of residential development shall be located and contain breaks to connect on-site pedestrian pathways within the development to any trails shown in the General Plan, when these residential developments are in the vicinity of planned trails outlined in the General Plan.
(<ulink class="ordbank" print="yes"
url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1310591&datasource=ordbank"
web="yes">Ord. 7683</ulink>, §§ 6, 7(Exh. D), 2024; Ord. <ulink class="ordbank" print="yes" url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1169189&datasource=ordbank" web="yes">7592</ulink> § 2(Exh. B), 2022; Ord. <ulink class="ordbank" print="yes" url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1116112&datasource=ordbank" web="yes">7573</ulink> § 1(Exh. A), 2021; Ord. 7<ulink class="ordbank" print="yes" url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1034308&datasource=ordbank" web="yes">528</ulink> § 1(Exh. A), 2020; Ord. <ulink class="ordbank" print="yes" url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1111636&datasource=ordbank" web="yes">7520</ulink> § 1(Exh. A); Ord. <ulink class="ordbank" print="yes" url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1004442&datasource=ordbank" web="yes">7505</ulink> § 1(Exh. A), 2020; Ord. 7408 § 1, 2018; Ord. 7331 § 4, 2016; Ord. 6966 § 1, 2007)
19.100.075 Regulations for infill development on undersized lots in the R-3 and R-4 Zones.
The following regulations shall apply to residential infill development projects in the R-3 and R-4 zones on lots less than 21,780 square feet in area:
A. Development Standards. For legally created parcels within all R-3 and R-4 Zones which are less than 21,780 square feet in area, the following development standards shall apply and supersede those listed in Table 19.100.040.B:
Table 19.100.075 A
Residential Development Standards: R-3 and R-4 Zone Lots Less than 21,780 Square Feet Development Standards
Lot Size (square feet)
< 5,000 5,001—
10,000
10,001—
15,000
15,001—
20,000
20,001—
21,780
Building Height—Maximum 40 ft. 1 40 ft. 1 40 ft. 40 ft. 40 ft.
Number of Stories—Maximum 31 31 3 3 3
Setbacks—Minimum
A. Front 10 ft. 15 ft. 15 ft. 15 ft. 15 ft.
B. Front (Arterial Streets over 110 feet) 15 ft. 15 ft. 15 ft. 15 ft. 15 ft.
C. Interior Side 2 5 ft. 5 ft. 5 ft. 5 ft. 7.5 ft.
D. Street Side 2 7.5 ft. 7.5 ft. 7.5 ft. 10 ft. 10 ft.
E. Rear 2 7.5 ft. 7.5 ft. 10 ft. 10 ft. 10 ft.
Distance Between Buildings 5 ft. 5 ft. 5 ft. 15 ft. 15 ft.
Notes:
1. Height may be increased to 45 feet if building is designed with tuck under parking. Ground floor tuck under parking shall not be considered a story.
2. Where a property abuts the RA-5, RC, RR, RE or R-1 Zone, buildings with habitable space above 20 feet in height shall increase the required side and rear yards by five feet.
B. Privacy Considerations. Where an R-3 or R-4 zoned property less than 21,780 square feet in area abuts the RA-5, RC, RR, RE, or R-1 Zone, the development shall adhere to the following:
1. Windows within 30 feet of a structure on another parcel shall not directly align with the windows of the neighboring structure.
2. Upper story unenclosed landings, decks, and balconies that face or overlook an adjoining RA5, RC, RR, RE, or R-1 zoned property shall be located a minimum of 15 feet from the interior lot lines.
C. Usable open space. The minimum usable open space, as defined in Article X (Definitions), required for each dwelling unit on undersized lots in the R-3 and R-4 Zones shall be as set forth in Table
19.100.075 B (Usable Open Space Standards: Undersized Lots in Multi-Family Residential Zones) and shall supersede Table 19.100.070:
Table 19.100.075 B
Usable Open Space Standards: Undersized Lots in Multi-Family Residential Zones Usable Open Space Standards 1
Lot Size (square feet)
<
5,000
5,001—
10,000
10,001—
15,000
15,001—
20,000
20,001—
21,780
Common Usable Open Space -
Minimum per Unit None None
40 sq. ft. or 2% of lot
area, whichever is
greater
50 sq. ft. 75 sq. ft.
Common Usable Open Space
Minimum Dimension in each
direction
None None 10 ft. 10 ft. 15 ft.
Private Usable Open Space 2, 3 None None 40 sq. ft. 40 sq. ft. 50 sq. ft.
Notes:
1. Usable open space is not required for developments with six or fewer units.
2. ;hg;Usable private open space shall have a minimum dimension of 5 feet in each direction, with a vertical clearance of at least eight feet.
3. ;hg;Upper story private usable open space shall have at least one exterior side open above railing height.
(<ulink class="ordbank" print="yes"
url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1310591&datasource=ordbank" web="yes">Ord. 7683</ulink>, § 8(Exh. E), 2024)
19.100.080 Design review.
A. Infill developments in the single family residential zones. A cursory review of building elevations for infill developments will take place in the plan check stage of the building permit process to insure compatibility of the new development with the existing neighborhood.
B. Multi-family residential. In any R-3 or R-4 Zone, all new buildings, structures, or enlargements of an existing building or structure shall require design review approval pursuant to the provisions of Chapter 19.710 (Design Review).
(Ord. 7408 § 1, 2018; Ord. 7331 § 4, 2016)
19.100.090 Other regulations applicable to all residential zones.
In addition to the requirements contained in this Cchapter, regulations contained in the following titles of this the Riverside Municipal Code and other chapters of this Titlethe Zoning Code may apply.
Title 5: Business Taxes, Licenses and Regulations
Chapter 5.49: Garage Sales
Chapter 5.75: Mobile Home Parks Rent Stabilization Procedures Title 6: Health and Sanitation
Chapter 6.13: Exterior Structure Maintenance
Chapter 6.14: Landscape Maintenance
Chapter 6.15: Abatement of Public Nuisances
Chapter 6.16: Fly-Producing Conditions
Title 8: Animals
Chapter 8.04: Animals
Chapter 8.10: Noisy Animals
Chapter 8.19: Pot-Bellied Pigs
Chapter 8.20: Bees and Apiaries
Title 16: Buildings and Construction
Title 17: Grading
Title 18: Subdivision
Title 20: Cultural Resources
(Ord. 7331 § 4, 2016; Ord. 6966 § 1, 2007)
Chapter 19.110 COMMERCIAL AND OFFICE ZONES (O, CR, CG AND CRC)
19.110.010 Purpose.
19.110.020 Permitted land uses.
19.110.030 Commercial and office development standards.
19.110.040 Additional standards, regulations and requirements for commercial and office development.
19.110.050 Design review required.
19.110.060 Other regulations applicable to all Commercial and Office Zones.
19.110.010 Purpose.
Four commercial and office zones are established to implement the four commercial and office land use designations in the General Plan. The purpose of each commercial and office zone is as follows:
A. Office Zone (O). The Office Zone (O) is intended for the location of offices for administrative, business and professional activities that involve a relatively low volume of direct customer contact. The Zone is also established to allow limited commercial uses that support the office uses and their employees.
B. Commercial Retail Zone (CR). The Commercial Retail Zone (CR) is intended for a broad range of indoor oriented retail sales and service, and office uses as either stand-alone businesses or as part of commercial centers or office developments.
C. Commercial General Zone (CG). The Commercial General Zone (CG) is intended to allow for more intense service commercial retail, office, and repair uses. The CG Zone allows for some outdoor retail uses.
D. Commercial Regional Center Zone (CRC). The Commercial Regional Center Zone (CRC) is intended for intense, regional-serving commercial uses. The areas are located adjacent or in proximity to freeways and arterial roadways that accommodate regional traffic. (Ord. 7331 §5, 2016; Ord. 6966 §1, 2007)
19.110.020 Permitted land uses.
A. Table 19.150.020.A (Permitted Uses Table), Table 19.150.020.B (Incidental Uses Table and Table
19.150.020.C (Temporary Uses Table) in Chapter 19.150 (Base Zones Permitted land uses) identify permitted uses, permitted accessory uses, permitted temporary uses, and uses permitted subject to the approval of a minor conditional use permit (Chapter 19.730—Minor Conditional Use Permit) or conditional use permit (Chapter 19.760—Conditional Use Permit), or uses requiring some other permit. Table 19.150.020.A also identifies those uses that are specifically prohibited. Uses not listed in the tables are prohibited unless, the Community & Economic Development Director or his/her designee, pursuant to Chapter 19.060 (Interpretation of Code), determines that the use is similar to and no more detrimental than a listed permitted or conditional use. Any use which is prohibited by state and/or federal law is also strictly prohibited.
B. The provisions set forth in Chapter 19.215 (Neighborhood Commercial Overlay Zone—NC) may be applied to any commercial zone and may further limit the uses permitted.
C. Chapter 19.149 - Airport Land Use Compatibility includes Airport Land Use Compatibility Plan requirements for discretionary actions proposed on property located within an Airport Compatibility Zone.
(Ord. <ulink class="ordbank" print="yes"
url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=988206&datasource=ordbank" web="yes">7487</ulink> § 19, 11-5-2019; Ord. <ulink class="ordbank" print="yes" url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=878996&datasource=ordbank" web="yes">7413</ulink>, § 1(Exh. A), 2-20-2018; Ord. 7331 §5, 2016; Ord. 7064 §2, 2010; Ord. 6966 §1, 2007)
19.110.030 Commercial and office development standards.
Table 19.110.030 (Commercial and Office Development Standards) sets forth the minimum development standards for each of the commercial and office zones.
(Ord. 7331 §5, 2016; Ord. 7109 §3, 2010; Ord. 6966 §1, 2007) Table 19.110.030
Commercial and Office Development Standards
Development
Standard O CR CG CRC Notes, Exceptions & Special Provisions Floor-Area-Ration
(FAR) - Maximum 1.0 0.50 0.50 0.50 See notes 2 & 4
Lot Area -
Minimum
20,000
sq. ft.
20,000
sq. ft.
20,000
sq. ft.
10 acres
See note 3
Lot Width -
Minimum 65 ft. 60 ft. 100 ft. 300 ft. Pursuant to Title 18 (Subdivision Code) Lot Depth -
Minimum 100 ft. 100 ft. 100 ft. 100 ft. Pursuant to Title 18 (Subdivision Code) Building Height -
Maximum 40 ft. 75 ft. 75 ft. 75 ft. See note 4. See also Chapter 19.200 -Building Stories Overlay Zone (S) Front Yard Setback
- Minimum 15 ft. 0 ft. 0 ft. 50 ft.
Front yard setback shall be increased by 2 ½
feet per story for any story over the second
story.
See Chapter 19.180 - Building Setback
Overlay Zone.
Side Yard Setback -
Minimum
A. Interior Side
B. Street Side 5 ft.
15 ft.
0 ft.
0 ft.
0 ft.
0 ft.
20 ft.
50 ft.
Side yard setbacks shall be increased by 2 ½
feet per story for any story over the second
story.
Whenever a CRC Zone property abuts a
property zoned for residential use, the setback
shall be 50 ft. with at least 10 feet of
landscaping.
Rear Yard Setback -
Minimum 15 ft. 0 ft. 0 ft. 0 ft.
Whenever a CRC Zone property abuts a
property zoned for residential use, the
building setback shall be 50 ft. with at least 10
feet of landscaping.
Whenever a CR or CG zoned property abuts a
property zoned for residential use, the
building setback shall be a minimum of 15
feet with at least five feet of landscaping.
Additional setbacks may be required.
Landscape Setbacks Varies Varies Varies Varies See Chapter 19.580 - Parking and Loading Landscape Setback
from any Freeway
Right-of-way
5 ft. 5 ft. 5 ft. 20 ft.
Notes:
1. The setback areas specified may be used for the following purposes:
a. Off-street parking, loading and traffic circulation, including lights for the illumination of such areas, except where landscaped areas may be required per Chapter 19.580 (Parking and Loading) or as noted above.
b. Signs necessary to direct and control vehicular and pedestrian traffic within the shopping center (see Chapter 19.620).
c. The permitted signs identifying the shopping center (see Chapter 19.620).
2. The Approving or Appeal Authority may allow a development project to exceed a maximum FAR when it can be found that such project (a) will not have a detrimental effect on infrastructure and municipal services, (b) will not adversely impact the surrounding neighborhood, and (c) will not likely set a precedent for additional development that would adversely affect infrastructure, service or surrounding land uses.
3. Smaller minimum lot areas may be established by a master plan for the center or for the adaptive reuse or development of existing infill lots.
4. See Chapter 19.149 - Airport Land Use Compatibility to determine if a project site is subject to Airport Land Use Compatibility Plan requirements.
(Ord. <ulink class="ordbank" print="yes"
url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=878996&datasource=ordbank" web="yes">7413</ulink>, § 1(Exh. A), 2-20-2018)
19.110.040 Additional standards, regulations and requirements for commercial and office development.
A. Walls. Where any commercial zone adjoins any lot zoned for residential use, a minimum six-foot-high decorative masonry wall shall be erected and maintained along such property line. However, such wall shall be limited in height to three feet within the front yard setback requirement.
B. All activities to be conducted indoors. All activities shall be conducted wholly within a building except those activities specifically permitted within Article VII.
C. Access by easement permitted. Direct access to a public street or alley is not required for individual parcels within a commercial or office complex if permanent access to the parcel is provided by a recorded easement.
D. Temporary sales. Temporary sales activities are permitted subject to the regulations set forth in Chapter
19.740 (Temporary Use Permit).
E. Screening of mechanical equipment. The screening of mechanical equipment shall comply with regulations set forth in Chapter 19.555 (Outdoor Equipment Screening).
F. Screening of trash receptacles. The screening of trash receptacles shall comply with regulations set forth in Chapter 19.554 (Trash/Recyclable Materials Collection Area Enclosures).
G. Utilities. Utilities shall be installed and maintained as set forth in Chapter 19.555 (Outdoor Equipment Screening).
H. Landscaping. Landscaping shall be provided and continuously maintained as set forth in Chapter 19.570 (Water Efficient Landscaping and Irrigation).
I. Parking. Parking shall be provided as set forth in Chapter 19.580 (Parking and Loading).
J. Lighting.
1. All outdoor lighting associated with commercial uses adjacent to or within the immediate vicinity of residential uses shall be designated with fixtures and poles that illuminate commercial uses, while minimizing light trespass into residential areas.
2. The candlepower of outdoor lighting shall be the minimum required for safety purposes.
3. The provisions of Section 19.590.070 (Light and Glare) shall apply.
4. The provisions of Chapter 19.556 (Lighting) shall apply. (Ord. 7331 §5, 2016; Ord. 6966 §1, 2007)
19.110.050 Design review required.
No new building, structure, outdoor dining area, sign, or exterior alteration and no enlargement of an existing building, structure, outdoor dining area or sign shall be commenced in any commercial or office zone until design review approval has been granted pursuant to Chapter 19.710 (Design Review). (Ord. 7331 §5, 2016; Ord. 6966 §1, 2007)
19.110.060 Other regulations applicable to all Commercial and Office Zones.
In addition to the requirements contained in this Cchapter, regulations contained in the following titles of thisthe Riverside Municipal Code and other chapters of this Titlethe Zoning Code may apply.
Title 5: Business Taxes, Licenses and Regulations
Chapter 5.04: Taxes, Licenses and Regulations
Chapter 5.16: Close-Out Sales
Chapter 5.24: Dance Halls and Public Dances
Chapter 5.28: Poolrooms
Chapter 5.32: Transient Occupancy Tax
Chapter 5.38: Pedestrian Food Vendors
Chapter 5.48: Swap Meet
Chapter 5.52: Massage
Chapter 5.60: Bingo
Chapter 5.64: Motor Vehicle Fuel Price Posting
Chapter 5.65: Convalescent Transport Vehicles
Chapter 5.66: Ambulances
Title 6: Health and Sanitation
Chapter 6.08: Regulation of Food Establishments and Food Facilities Chapter 6.09: Regulation of Food Handlers
Chapter 6.13: Exterior Structure Maintenance
Chapter 6.14: Landscape Maintenance
Chapter 6.15: Abatement of Public Nuisances
Chapter 6.16: Fly-Producing Conditions
Title 7: Noise Control
Title 8: Animals
Chapter 8.18: Commercial Kennels
Title 9: Peace, Safety and Morals
Chapter 9.07: Charge for Police Response to Loud or Large Parties Chapter 9.09: Public Pay Telephone Regulations
Chapter 9.16: Litter and Littering
Chapter 9.40: Adult-Oriented Businesses
Chapter 9.42: Fortunetelling and Occult Arts
Chapter 9.48: Disclosure of Hazardous Materials
Title 16: Building and Construction
Title 17: Grading
Title 18: Subdivision
Title 20: Cultural Resources
(Ord. 7331 §5, 2016; Ord. 6966 §1, 2007)
Chapter 19.120 MIXED-USE ZONES (MU-N, MU-V, MU-U)
19.120.010 Purpose.
19.120.015 Design review required.
19.120.020 Permitted land uses.
19.120.030 Site plan review permit and required findings.
19.120.040 Phasing.
19.120.050 Development Standards.
19.120.070 Design standards and guidelines.
19.120.080 Performance standards.
19.120.090 Other regulations applicable to Mixed-Use Zones.
19.120.010 Purpose.
A. General. The mixed-use zones are established with the following intents and purposes:
1. To encourage a mixture of compatible and synergistic land uses, such as residential with compatible nonresidential uses including office, retail, personal services, public spaces and other community amenities. These uses are allowed as either:
a. Singular, stand-alone uses that contribute to a mixture of uses within the zone; or b. Combined uses in one project as a mixed-use development.
2. To strengthen the interaction between residential, commercial and employment uses in order to reduce dependency on automobiles, improve air quality, decrease urban sprawl, facilitate use of transit and encourage conservation of land resources.
3. To provide opportunities for transit-oriented development.
4. To revitalize deteriorating commercial areas by integrating residential uses and public institutions into the commercial fabric to create an active street life and enhance the vitality of businesses.
5. To provide alternatives to new development of small shopping centers.
6. To foster pedestrian-oriented activity nodes by providing a mix of uses in compact, walkable areas.
7. To increase the area available for residential development and provide alternative types of housing.
8. To provide appropriate locations for a broad range of live/work activities to occur.
9. To encourage medium- and high-density residential development to occur in close proximity to employment and services.
10. To allow for a greater variety of land uses and structures, including adaptive reuse of existing structures and flexibility in site planning.
B. Zones established. Three mixed-use zones are established to provide development opportunities for integrated, complementary residential and commercial development on the same parcel or a contiguous group of parcels. Singular, stand-alone uses are permitted when they foster an overall mixture of uses in the zone. A wide range of uses is permitted, and it is the intent of these zones to foster a mixture of product types. Development solely as commercial or residential districts is strongly discouraged. Design and development standards for all three zones are directed toward encouraging pedestrian activity and ensuring that mixed commercial and residential uses are designed to be compatible both within the development and with other surrounding areas.
1. Mixed Use—Neighborhood (MU-N). The MU-N Zone provides opportunities for primarily neighborhood-serving commercial uses with limited, low-intensity residential uses in a mixeduse environment. It is intended to preserve the existing housing stock and residential character of neighborhoods, while allowing for development of new housing opportunities and encouraging pedestrian-oriented retail and service uses. The focus of the development and design standards is on ensuring that new and infill development are distributed and designed in a manner sensitive in scale and design to the street environment and adjacent single-family residential areas.
2. Mixed Use—Village (MU-V). The MU-V Zone provides for medium to high-density residential development with retail, office and service uses primarily at the street level to facilitate a pedestrian environment. It is intended to encourage new housing opportunities, such as live/work units and residential over retail, that are nearby to commercial services. Plazas, courtyards, outdoor dining, transit stops and other public gathering spaces and community amenities, such as art in public spaces, are strongly encouraged. The focus of the development and design standards is on landscaping and buffering techniques to provide transitions from developed commercial areas to lower density residential neighborhoods.
3. Mixed Use—Urban (MU-U). The MU-U Zone provides opportunities for primarily high-density residential development with commercial, office, institutional, and business uses emphasizing retail, entertainment and student-oriented activities. Such development is intended to facilitate the grouping of innovative housing options with employment uses, entertainment activities, and public gathering spaces, transit stations and other community amenities, such as art in public spaces. The focus of the development and design standards is on ensuring that large-scale mixeduse projects are functionally integrated through the relationships between location and types of uses and structures, the efficient use of land, optimal site planning and design elements. (Ord. 7331 §6, 2016; Ord. 6966 §1, 2007)
19.120.015 Design review required.
No new building, structure, outdoor dining area or sign exterior alteration or enlargement of an existing building, structure, outdoor dining area or sign shall be commenced in any mixed-use zone until design review approval has been granted pursuant to Chapter 19.710 (Design Review). (Ord. 7331 §6, 2016; Ord. 6966 §1, 2007)
19.120.020 Permitted land uses.
A. Table 19.150.020.A (Permitted Uses Table), Table 19.150.020.B (Incidental Uses Table and Table
19.150.020.C (Temporary Uses Table) in Chapter 19.150 (Base Zones Permitted land uses) identify permitted uses, permitted accessory uses, permitted temporary uses, and uses permitted subject to the approval of a minor conditional use permit (Chapter 19.730 - Minor Conditional Use Permit), uses requiring approval of a conditional use permit (Chapter 19.760 - Conditional Use Permit), or uses requiring some other permit. Table 19.150.020.A also identifies those uses that are specifically prohibited. Uses not listed in the Tables are prohibited unless the Community & Economic Development Director or his/her designee, pursuant to Chapter 19.060 (Interpretation of Code), determines that the use is similar to and no more detrimental than a listed permitted or conditional use.
Any use which is prohibited by state and/or federal law is also strictly prohibited.
B. Chapter 19.149 - Airport Land Use Compatibility includes Airport Land Use Compatibility Plan requirements for discretionary actions proposed on property located within an Airport Compatibility Zone.
(Ord. <ulink class="ordbank" print="yes"
url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=878996&datasource=ordbank" web="yes">7413</ulink>, § 1(Exh. A), 2-20-2018; Ord. 7331 § 6, 2016; Ord. 7064 § 3, 2010)
19.120.030 Phasing.
A. For any mixed-use development that is proposed to be constructed in phases, the applicant shall submit a development phasing plan, to be reviewed in conjunction with the site plan review permit where required, that specifies the chronology of development, including structures, public facilities and infrastructure. The project shall be phased so that supporting public facilities and infrastructure are provided concurrent with their need and are completed before the occupancy of structures. Project phasing may be reviewed independently subsequent to initial approval of the site plan review permit.
B. If the initial phase of development does not include a mix of uses, the conditions may be applied to the development phasing plan so that a mix of component uses is provided before the completion of the project.
(Ord. <ulink class="ordbank" print="yes"
url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1116112&datasource=ordbank" web="yes">7573</ulink> § 1(Exh. A), 2021; Ord. 7331 § 6, 2016; Ord. 6966 § 1, 2007)
19.120.040 Development Standards.
A. General. Table 19.120.050 (Mixed-Use Zones Development Standards) identifies the development standards applicable to all development in the mixed-use zones. Certain development standards may be subject to special conditions. These standards are provided here or as otherwise referenced. Under Site Plan Review, when required, more restrictive development standards may be applied by the Planning Commission. Development standards established by other provisions of this Zoning Ordinance and not specifically prescribed in Table 19.120.050 shall apply.
Table 19.120.050 Mixed-Use Zones Development Standards
Zones
Development
Standards MU-N MU-V MU-U
Notes, Exceptions & Special
Provisions
Lot Area - Minimum 7,000 sq. ft. 20,000 sq. ft. 20,000 sq. ft. See Note 1 Lot Depth - Minimum 100 ft. 100 ft. 100 ft. See Note 1
Lot Width - Minimum 60 ft. 75 ft. 80 ft. See Note 1
Front Yard Setback -
Minimum 15 ft. 0 ft. 0 ft.
Side Yard Setback -
Minimum 0 ft. 0 ft. 0 ft. See Note 2
Rear Yard Setback -
Minimum 15 ft. 15 ft. 15 ft. See Note 3
Building Height -
Maximum 35 ft. 45 ft. 60 ft.
FAR - Maximum 1.0 2.5 4.0 See Notes 4 and 7
Residential Density -
Maximum (Gross) 10 du/ac 30 du/ac 40 du/ac See Notes 4 and 7 Open Space
Requirements - Stand
Alone Residential
See R-3-
4000
Standards
See R-3-
1500
Standards
See R-4
Standards
See Table 19.100.070
(Additional regulations for
the R-3 and R-4 Zones)
Open Space
Requirements - MixedUse Development 8
Minimum Private Open
Space 50 sq. ft./du 50 sq. ft./du
50 sq. ft./du for
at least 50% of
the units
See Note 5 See Section
19.120.070(K) (Residential
Useable Open Space)
Minimum Common
Open Space 50 sq. ft./du 50 sq. ft./du 50 sq. ft./du
See Note 6 See Section
19.120.070(K) (Residential
Useable Open Space)
Notes, Exceptions and Special Provisions.
1. Standard shall apply to newly created lots or parcels only.
2. The minimum side yard setback in the MU-N Zone shall be 10 feet when adjacent to a residential zone. The minimum side yard setback in the MU-V and MU-U Zones shall be 15 feet when adjacent to a residential zone.
3. The minimum rear yard setback for any mixed-use zone shall be 25 feet when adjacent to a residential zone. Where a development abuts an alley to the rear, the rear setback shall be measured from the centerline of the alley.
4. Higher residential densities are permissible for projects in the MU-V and MU-U Zones that have the potential to serve as transit-oriented developments. Proposed projects within one-half of a mile of: (1) a transit stop along Magnolia or University Avenues or (2) any transit station may have a residential density of up to 40 dwelling units per acre in the MU-V Zone with a maximum total permissible FAR of 2.5 and up to 60 dwelling units per acre in the MU-U Zone with a maximum total permissible FAR of 4.0. This provision is permissible, not mandatory, and subject to discretion as part of the Site Plan Review process.
5. Private useable open space shall have a minimum dimension on any side of five feet. Private useable open space can also be met through equivalent design features as approved by the Planning Commission.
6. Common useable open space may be divided into more than one area; however, at least one area shall be a minimum of 625 square feet, with no dimension on any side of less than 25 feet.
7. See Chapter 19.149 - Airport Land Use Compatibility to determine if a project site is subject to Airport Land Use Compatibility Plan requirements.
8. For the purposes of this Ssection, mMixed-uUse dDevelopment shall incorporate a minimum amount of leasable retail, office or other commercial floor area as follows:
MU-N Zone 1,000 square feet or 10% of the gross floor area of the project, whichever is greater.
MU-V Zone 40% of the lineal frontage of the ground floor fronting on any arterial street.
MU-U Zone 80% of the lineal frontage of the ground floor fronting on any arterial street.
Where a Mixed-Use Development has frontage on more than one arterial street having different classifications according to the Circulation and Community Mobility Element of the General Plan, this requirement shall apply only to the arterial street with the higher classification.
B. Parking requirements.
1. Parking for uses in the mixed-use zones shall be provided as required in Chapter 19.580 (Parking and Loading).
2. Parking structures shall be architecturally integrated with the project design and their visual impact minimized through placement of buildings, use of screening materials, architectural treatment, artwork, landscaping, or other methods subject to the approval of the Approving Authority.
3. Parking between the public right-of-way and buildings shall be prohibited.
4. The perimeter of parking areas and driveways adjacent to streets and sidewalks shall be screened with an attractive low wall, berm, fence, landscaping, or similar methods subject to the approval of the Approving Authority.
C. Special provisions for live/work units.
1. Floor area requirements. The minimum floor area of a live/work unit shall be 750 square feet.
2. Internal layout. The residential component of the live/work unit shall be internally connected to the working space.
3. Occupancy and employees. At least one of the full-time employees of the live/work unit shall reside in the unit. The residential area shall not be rented separately from the working space. The business activity occupying the live/work unit may utilize employees in addition to residents as necessary.
4. Retail sales. Retail space may be integrated with working space.
5. Business Tax Certificate. A business tax certificate shall be obtained in compliance with this the Municipal Code, Title 5, for business activities conducted within the live/work unit. (Ord. <ulink class="ordbank" print="yes"
url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1169189&datasource=ordbank" web="yes">7592</ulink> § 3(Exh. C), 2022; Ord. <ulink class="ordbank" print="yes" url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1116112&datasource=ordbank" web="yes">7573</ulink> § 1(Exh. A), 2021; Ord. <ulink class="ordbank" print="yes" url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=988206&datasource=ordbank" web="yes">7487</ulink> § 11, 11-5-2019; Ord. <ulink class="ordbank" print="yes" url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=878996&datasource=ordbank" web="yes">7413</ulink>, § 1(Exh. A), 2-20-2018; Ord. 7331 § 6, 2016; Ord. 6966 § 1, 2007)
19.120.050 Design standards and guidelines.
The purpose of this Ssection is to facilitate high quality development within mixed-use zones with an emphasis on innovative project design, infill development, and reuse of existing structures. These standards address site planning and building design and are in addition to the development standards in Section 19.120.060 (Development Standards) of this Cchapter.
A. Setbacks.
1. The front setback area shall include landscaping and/or a hard-surface expansion of the public sidewalk.
2. Along street frontages in the MU-U Zone, if any portion of the building is set back 15 feet or greater at the ground level, at least one of those setback areas shall include non-residential outdoor uses consisting of plazas, patio dining, displays, public art, or entry courts.
B. Building siting, orientation and entrances.
1. Buildings shall be sited and oriented adjacent to the following, in order of priority:
a. Public right-of-way;
b. Primary internal streets and pedestrian walkways, not including drive aisles; c. Common usable open space;
d. Secondary internal streets or drive aisles.
2. Building entrances.
a. Primary building entrance(s) and commercial storefronts shall be oriented toward the following (listed in priority order:
(1) Public right-of-way;
(2) Primary internal streets and pedestrian walkways, not including drive aisles; (3) Plazas or common usable open space;
(4) Secondary internal streets or drive aisles.
b. Pedestrian walkway connections to building entrances shall include special paving treatment, color or materials.
c. At least one of the following shall be used to demarcate primary building entrances:
awnings, canopies, overhangs, recesses, porticos, and/or arcades.
C. Building step back. Buildings shall provide a transition between urban and residential areas (Figure
19.120.070 C. - Building step back). Taller elements of the building shall increasingly step back from adjacent single-family residential zones. No portion of the building, excluding parapets, shall extend above an imaginary plane drawn at the property line that is adjacent to the RA-5, RC, RR, RE, and R-1 Zones, and extended at an angle of 45 degrees toward the center of the property.
Figure 19.120.050 C. Building step back
[GRAPHIC]
E. Building appearance.
1. The design of mixed-use development shall incorporate the following provisions:
a. All building elevations visible from the public right-of-way shall be modulated at least every 50 feet by changes in building mass, facade treatment, fenestration pattern, roof form or other architectural features.
b. Where residential and nonresidential uses are located within the same building, the nonresidential component shall be differentiated from residential component through changes in exterior finish material, floor height, glazing pattern, building wall plane, and/or horizontal projection.
c. A minimum of three exterior cladding or finish materials shall be used per building.
Variation in color, texture or application method among the same material shall not be considered a different material.
d. Building facades shall be designed to define and articulate each vertical module of residential units, using at least two of the following:
(1) Providing a variation in the wall plane (projection or recess) a minimum of two feet in depth between the modules;
(2) Varying a minimum of two of the following architectural elements between modules: window recess depth, roof shape, window shape, stoop detail, and/or railing type;
(3) Providing porches and balconies;
e. Windows visible from the public right-of-way shall be recessed a minimum of four inches.
F. Privacy for residential units.
1. The windows of a residential unit shall not directly align with the windows of the unit of an adjacent building; but shall be offset by a minimum of ten feet from window edge to opposing window edge (Figure 19.120.070 E. - Privacy for Residential Unit(s).
2. Patios, balconies or similar openings of a residential unit shall not directly align with that of the unit of an adjacent building; but shall be oriented or offset by a minimum of 15 feet from opening edge to opposing opening edge (Figure 19.120.070 E. - Privacy for Residential Units).
Figure 19.120.050 E. Privacy for Residential Units
[GRAPHIC]
G. Vehicle circulation and access.
1. On-site vehicular circulation serving non-residential uses shall be open and not obstructed by the use of fences and gates. Private residential parking areas may be secured and gated.
2. Vehicular entrances, including private garages, carports and parking structure entrances, shall be oriented toward the following (listed in priority order):
a. Public alleys;
b. Secondary internal streets or drive aisles;
c. Primary internal streets;
d. Public streets (except private garages and carports shall not take direct access from a public street).
H. Pedestrian walkways.
1. On-site pedestrian walkways shall be provided between adjacent uses within the project and align with walkways on neighboring properties where pedestrian connections exist.
2. Pedestrian walkways shall connect residential and non-residential uses in the project, common open space, plazas and courtyards, parking areas and public sidewalks.
3. Pedestrian walkways shall be clearly demarcated from vehicular circulation areas through the use of different surfacing materials if at the same finished elevation; or shall be a raised sidewalk separated by a curb with a minimum height of six inches; and shall be ADA compliant.
I. Fences and walls. In addition to the standards and requirements of Chapter 19.550 (Fences, Walls, and Landscape Materials) the following standards shall apply:
1. Fences and/or walls located anywhere between the primary building and the public right-ofway shall not exceed the following:
a. Three feet in height for solid fences and walls;
b. Four feet in height for openwork or combination solid and openwork fences and walls provided that the openwork portion of the fence or wall above a height of three feet shall be no more than one part solid to three parts open with no portion of the solid wall, excluding pilasters, extending above three feet;
c. Fences and/or walls that enclose common usable open space amenities such as swimming pools and playgrounds, and excluding passive landscape areas, shall have a maximum height of six feet and, if solid, shall match the exterior finish material and color of the primary building(s).
J. Permitted materials for fences and/or walls shall include decorative masonry split face block, brick, natural stone, precast concrete panels, stucco, wrought iron, aluminum, wood, chemically treated or naturally resistant to decay.
K. Residential usable open space.
1. Common and private usable open space shall be provided as set forth in Table 19.120.050 - Mixed-Use Development Standards.
2. Common open space areas shall include the minimum number and type of amenities based on the project's size as set forth in 19.100.070 A. (Usable open space).
3. Private useable open space shall be contiguous to the unit served.
4. In the MU-V and MU-U Zones, private and common usable open space may be provided on the roofs of buildings and parking garages.
L. Outdoor display and storage. Commercial outdoor display and storage shall not be permitted except as specified in Chapters 19.500 (Outdoor Display of Incidental Plant Materials), 19.505 (Outdoor Display and Sales) and 19.510 (Outdoor Storage).
M. Trash receptacles and enclosures.
1. The trash storage container areas for residential and non-residential uses shall be separate.
2. The provisions of Chapter 19.554 (Trash/Recyclable Materials Collection Area Enclosures) regarding requirements for the screening of trash receptacles shall apply.
N. Mechanical equipment screening. The provisions of Chapter 19.555 (Outdoor Equipment Screening) regarding required screening of mechanical equipment shall apply. (Ord. <ulink class="ordbank" print="yes"
url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1169189&datasource=ordbank" web="yes">7592</ulink> § 3(Exh. C), 2022; Ord. <ulink class="ordbank" print="yes" url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1116112&datasource=ordbank" web="yes">7573</ulink> § 1(Exh. A), 2021; Ord. 7331 § 6, 2016; Ord. 6966 § 1, 2007)
19.120.060 Performance standards.
The purpose of this Ssection is to ensure that residential uses in mixed-use zones are not adversely impacted by adjacent commercial uses, including, but not limited to, traffic, noise, light and safety impacts. In the interests of both the residents and the businesses, no site plan review permit shall be approved for a project unless the project is designed to meet the following performance standards, in addition to performance standards set forth in Chapter 19.590 (Performance Standards).
A. Noise. Development in mixed-use zones shall comply with all requirements of Title 7 (Noise) and the California Building Standards Code.
B. Security.
1. The residential units shall be designed to ensure the security of residents through the provision of separate and secured entrances and exits. Where residential units are in the same structure as a commercial use, access to residential units shall be from a secured area located on the first floor at the ground level.
2. Nonresidential and residential uses located on the same floor shall not have common entrance hallways or common balconies.
C. Light and glare.
1. All outdoor lighting associated with commercial uses adjacent to or within the immediate vicinity of residential uses shall be designated with fixtures and poles that illuminate commercial uses, while minimizing light trespass into residential areas.
2. The provisions of Section 19.590.070 (Light and Glare) shall apply.
3. The provisions of Chapter 19.556 (Lighting) shall apply.
D. Odor.
1. All trash storage areas for non-residential uses shall be located so as to be convenient and where associated odors and noise will not adversely impact the residential uses. (<ulink class="ordbank" print="yes"
url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1284848&datasource=ordbank" web="yes">Ord. 7660</ulink>, § 2, 2024; Ord. <ulink class="ordbank" print="yes" url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1169189&datasource=ordbank" web="yes">7592</ulink> § 3(Exh. C), 2022; Ord. <ulink class="ordbank" print="yes" url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1116112&datasource=ordbank" web="yes">7573</ulink> § 1(Exh. A), 2021; Ord. 7331 § 6, 2016; Ord. 6966 § 1, 2007)
19.120.070 Other regulations applicable to Mixed-Use Zones.
In addition to the requirements contained in this Cchapter, regulations contained in the following titles of thisthe Riverside Municipal Code and other chapters of this Titlethe Zoning Code may apply.
Title 5: Business Taxes, Licenses and Regulations
Chapter 5.04: Taxes, Licenses and Regulations
Chapter 5.16: Close-Out Sales
Chapter 5.24: Dance Halls and Public Dances
Chapter 5.28: Poolrooms
Chapter 5.32: Transient Occupancy Tax
Chapter 5.38: Pedestrian Food Vendors
Chapter 5.49: Garage Sales
Chapter 5.52: Massage
Chapter 5.60: Bingo
Chapter 5.64: Motor Vehicle Fuel Price Posting
Chapter 5.49: Garage Sales
Title 6: Health and Sanitation
Chapter 6.08: Regulation of Food Establishments and Food Facilities Chapter 6.09: Regulation of Food Handlers
Chapter 6.13: Exterior Structure Maintenance
Chapter 6.14: Landscape Maintenance
Chapter 6.15: Abatement of Public Nuisances
Chapter 6.16: Fly-Producing Conditions
Title 7: Noise Control
Title 8: Animals
Chapter 8.04: Animals
Chapter 8.10: Noisy Animals
Chapter 8.18: Commercial Kennels
Chapter 8.19: Pot-Bellied Pigs
Title 9: Peace, Safety and Morals
Chapter 9.07: Charge for Police Response to Loud or Large Parties Chapter 9.09: Public Pay Telephone Regulations
Chapter 9.16: Litter and Littering
Chapter 9.42: Fortune telling and Occult Arts
Chapter 9.48: Disclosure of Hazardous Materials
Title 16: Buildings and Construction
Title 17: Grading
Title 18: Subdivision
Title 20: Cultural Resources
(Ord. 7331 § 6, 2016; Ord. 6966 § 1, 2007)
Chapter 19.130 INDUSTRIAL ZONES (BMP, I, AI AND AIR)
19.130.010 Purpose.
19.130.020 Permitted land uses.
19.130.025 Uses specifically prohibited.
19.130.030 Development standards for Industrial Zones.
19.130.040 Additional standards, regulations and requirements for the BMP, I, AIR and AI Zones.
19.130.050 Design review required.
19.130.060 Other regulations applicable to Industrial Zones.
19.130.010 Purpose.
The industrial zones are established to implement the Business/Office Park and Industrial land use categories of the General Plan. The purpose of the industrial zones is to provide areas appropriate for a wide variety of industrial, manufacturing, and support uses that have the potential to provide jobs and generate tax revenue in Riverside, while protecting residential neighborhoods, schools, parks, playgrounds, day care centers, nursing homes, hospitals and other public places from nuisances or hazards
associated with such activities. The industrial zones will also offer locations for new and emerging clean energy uses within the City of Riverside. Commercial uses allowed in the industrial zones are intended to serve the needs of the industrial and surrounding uses and their employees, and generally are not intended to draw customers from a larger region. The purpose of each of the industrial zones is as follows:
A. Business and Manufacturing Park Zone (BMP). The Business and Manufacturing Park Zone (BMP) is established to provide a district for low-intensity and low-impact industrial, office, and related uses. Typical uses include research and development facilities and laboratories; uses that demonstrate clean energy practices; administrative, executive and professional offices; smallscale warehouses, light manufacturing; and support commercial.
B. General Industrial Zone (I). The General Industrial Zone (I) is established to provide a district for general manufacturing and wholesaling, limited warehousing and distribution facilities, and support commercial. Uses that demonstrate clean energy practices are also allowed in the (I) zone.
C. Air Industrial Zone (AI). The Air Industrial Zone (AI) is established to help protect the health, safety and general welfare of the Riverside Municipal Airport and its environs, including provisions for sensible growth and high-quality development tailored to the varied development conditions of the airport area. Uses that demonstrate compatibility with the Riverside Municipal Airport and clean energy practices are allowed in the AI Zone. The AI Zone consists of four subzones - AI-1, AI-2, AI-3, and AI-4 - with the following primary purposes:
1. AI-1: To establish areas for businesses needing large-scale, high-visibility locations.
2. AI-2: To establish areas for airport, industrial, office and limited commercial uses needing moderate scale sites at or adjacent to the Riverside Municipal Airport.
3. AI-3: To establish areas for moderate-size uses with varying locations and site size needs.
4. AI-4: To establish areas for small-size uses with limited visibility and site size needs.
D. Airport Zone (AIR). The Airport Zone (AIR) is established in recognition of the importance of airport and aviation-related uses to the City's economy, and to allow for aviation, industrial, service and commercial uses related to or compatible with or convenient for airport operations including those that demo.
(Ord. <ulink class="ordbank" print="yes"
url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1160052&datasource=ordbank" web="yes">7587</ulink>, § 1, 2022; Ord. <ulink class="ordbank" print="yes" url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1055983&datasource=ordbank" web="yes">7541</ulink>, § 1, 2020; Ord. 7331 §7, 2016; Ord. 6966 §1, 2007)
19.130.020 Permitted land uses.
A. Table 19.150.020.A (Permitted Uses Table), Table 19.150.020.B (Incidental Uses Table and Table
19.150.020.C (Temporary Uses Table) in Chapter 19.150 (Base Zones Permitted land uses) identify permitted uses, permitted accessory uses, permitted temporary uses, and uses permitted subject to the approval of a minor conditional use permit (Chapter 19.730 - Minor Conditional Use Permit), or conditional use permit (Chapter 19.760 - Conditional Use Permit), or uses requiring some other permit.
Table 19.150.020.A also identifies those uses that are specifically prohibited. Uses not listed in the tables or in Section 19.130.025 (Uses Specifically Prohibited) are prohibited unless, the Community & Economic Development Director or his/her designee, pursuant to Chapter 19.060 (Interpretation of Code), determines that the use is similar to and no more detrimental than a listed permitted or conditional use. Any use which is prohibited by state and/or federal law is also strictly prohibited.
B. Chapter 19.149 - Airport Land Use Compatibility includes Airport Land Use Compatibility Plan requirements for discretionary actions proposed on property located within an Airport Compatibility Zone.
(Ord. <ulink class="ordbank" print="yes"
url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=878996&datasource=ordbank" web="yes">7413</ulink>, § 1(Exh. A), 2-20-2018; Ord. 7331 §7, 2016; Ord. 7064 §4, 2010; Ord. 6966 §1, 2007)
19.130.025 Uses specifically prohibited.
A. The following uses are specifically prohibited in any industrial zone:
1. Any residential use other than permitted caretaker housing
2. Ammonia, chlorine or bleaching powder manufacture
3. Animal slaughtering
4. Asphalt batching plant and rock, sand and gravel pit crushing and screening plant
5. Automobile wrecking, dismantling, and salvage yards
6. Bone, coal or wood distillation
7. Brick, tile or clay products manufacture
8. Cement, lime, gypsum or plaster of Paris manufacture, except that the manufacture of cement products shall be permitted
9. Explosive manufacture or storage
10. Fat rendering
11. Fertilizer manufacture
12. Foundry or smelting of ferrous metals, steel mill or boiler works
13. Garbage, offal, dead animal or refuse incineration, reduction or dumping
14. Glue manufacture
15. Hydrochloric, nitric or sulfuric acid manufacture
16. Junk, rag or scrap iron storage yards or bailing
17. Petroleum refining or petroleum products manufacture
18. Rock, sand or gravel excavating
19. Rubber or gutta-percha manufacture
20. Soap manufacture
21. Stockyard, cattle-feeding yard or hog ranch
22. Tallow, grease or lard manufacture or refining
23. Tanning, curing or storing of raw hides or skins
24. Other uses that, by written decision of the Community & Economic Development Director or his/her designee, are determined to be detrimental to the public welfare by reason of the emission of odor, dust, smoke, gas, noise, vibration or other causes.
(Ord. 7331 §7, 2016; Ord. 6966 §1, 2007)
19.130.030 Development standards for Industrial Zones.
A. Table 19.130.030.A (BMP, I and AIR Industrial Zones Development Standards) sets forth the minimum development standards for all development in the BMP, I, and AIR Zones.
B. Table 19.130.030.B (AI Industrial Zones Development Standards) sets forth the minimum development standards for all development in the AI Zones.
(Ord. <ulink class="ordbank" print="yes"
url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1181101&datasource=ordbank" web="yes">7609</ulink> § 1, 2022; Ord. 7331 §7, 2016; Ord. 6966 §1, 2007) Table 19.130.030.A
BMP, I and AIR Industrial Zones Development Standards
Development Standards BMP I AIR Notes, Exceptions & Special Provisions Floor-Area-Ratio (FAR)
- Maximum 1, 3 1.50 0.60 0.60 See Chapter 19.149-Airport Land Use Compatibility Lot Area - Minimum 40,000 sq.
ft. 2
10,000
sq. ft.
8,000 sq.
ft.
Lot Width - Minimum 140 ft. 60 ft. 60 ft.
Lot Depth - Minimum 100 ft. 100 ft. 100 ft.
Building Height -
Maximum 3 — — —
See Chapter 19.149-Airport Land Use
Compatibility
a. Within 200 feet of a
Residential Zone or use 6,
7 35 ft. 35 ft. 35 ft.
b. All other locations 45 ft. 45 ft. 45 ft.
Building Size -
Maximum — — —
Gross floor area, exclusive of mezzanine.
Multiple buildings allowed provided the
maximum FAR is not exceeded.
a. Within 200 feet of a
Residential Zone or use 6,
7 10,000 sq.
ft.
10,000
sq. ft.
10,000
sq. ft.
b. 200-800 feet of a
Residential Zone or use 6,
7 100,000 sq.
ft.
100,000
sq. ft.
100,000
sq. ft.
c. All other locations Per FAR Per FAR Per FAR
Front Yard Setback -
Minimum 5 — 20 ft. 15 ft.
In the BMP Zone, 20-feet of the required
50-foot front yard setback shall be
landscaped.
a. Buildings over 30 ft. in
height or on an arterial
street
50 or 40 ft.
4 (See
Notes)
— —
However, a 40-foot front yard setback
shall be permitted if it is landscaped in its
entirety.
b. Buildings 30 ft. or less
in height and not on an
arterial street
20 ft. (See
Notes) — —
In the BMP zone, the 20-foot front yard
setback required for buildings 30-feet or
less in height shall be landscaped in its
entirety.
Side Yard setbacks -
Minimum — — —
a. Interior Side 0 ft. 0 ft. 0 ft.
b. Adjacent to
Residential Zone or use 6,
7 60 60 60
At least 20 feet of the minimum side yard
setback area directly adjacent to a
Residential Zone or use shall be fully
landscaped.
c. Street side Same as
Front Yard 20 ft. 15 ft. Minimum 10 feet fully landscaped.
Rear Yard Setback -
Minimum — — —
a. Rear yard 0 ft. 0 ft. 15 ft.
b. Adjacent to
Residential Zone or use 6,
7 60 ft. 60 ft. 60 ft.
At least 20 feet of the minimum rear yard
setback area directly adjacent to a
sensitive receptor shall be fully
landscaped.
c. Adjacent to Streets Same as
Front Yard 20 ft. 20 ft. Minimum 10 feet fully landscaped.
Notes:
1. The Approving or Appeal Authority may allow a development project to exceed a maximum FAR when findings can be made that such project (a) will not have a detrimental effect on infrastructure and municipal services, (b) will not adversely impact the surrounding neighborhood, and (c) will not likely set a precedent for additional development that would adversely affect infrastructure, service or surrounding land uses.
2. Smaller minimum lot areas may be established by a specific plan or master plan in the BMP Zone.
A master plan must include provisions for common access, parking and maintenance. A total master plan area of five acres is required. Site plan review approval by the Community & Economic Development Director or his/her designee is required for any master plan.
3. See Chapter 19.149 - Airport Land Use Compatibility to determine if a project site is subject to Airport Land Use Compatibility Plan requirements.
4. In the BMP Zone, off-street parking, gate or guard houses, roofs or canopies covering unenclosed pedestrian walks and walls or fences not more than six feet in height shall be permitted in the rear 30 feet of the required 50-foot front yard setback.
5. A minimum front yard setback of 50 feet shall be required and maintained wherever a lot or parcel in any industrial zone abuts or is adjacent to a lot or parcel in any residential zone or use.
6. Except where the site is separated from such residential zone or use by a freeway.
7. Measured from the residential zone or property line to the industrial building.
8. Height may be increased subject to a Conditional Use Permit (CUP). (Ord. <ulink class="ordbank" print="yes"
url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1181101&datasource=ordbank" web="yes">7609</ulink> § 2(Exh. A), 2022; Ord. <ulink class="ordbank" print="yes" url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1055983&datasource=ordbank" web="yes">7541</ulink>, §§ 2(Exh. A), 3(Exh. B), 2020; Ord. <ulink class="ordbank" print="yes" url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=878996&datasource=ordbank" web="yes">7413</ulink>, § 1(Exh. A), 2-20-2018)
19.130.040 Additional standards, regulations and requirements for the BMP, I, AIR and AI Zones.
A. Health Risk Assessment. A Health Risk Assessment (HRA) shall be prepared in accordance with South Coast Air Quality Management District (SCAQMD) Guideline for the new development or substantial enlargement of industrial uses within 1,000 feet of a Residential Zone or use.
B. Walls. Wherever a lot or parcel in any industrial zone abuts a Residential Zone or use, or abuts an alley that separates the industrial zone from a Residential Zone or use, a minimum ten-foot high solid masonry wall shall be constructed along the property line or alley right-of-way line separating the industrial zone from the Residential Zone or use. Wall height shall be measured from the finished grade of the adjacent Residential Zone or use.
1. Such wall shall be limited in height to three feet in any required front yard or street side yard setback area.
2. Such wall shall not be required until the industrial lot or parcel is developed with a permitted use.
C. Outdoor display and storage. Except for the outdoor storage and display of aircraft, outdoor display and storage shall not be permitted except as specified in 19.285 (Outdoor Storage Yard), 19.500 (Outdoor Display of Incidental Plant Materials), 19.505 (Outdoor Display and Sales - Incidental) and 19.510 (Outdoor Storage—Incidental).
D. Use of interior rear and side yards for off-street parking and loading. Except for required landscape areas, required interior rear yards and side yards may be used for off-street parking, off-street loading, outdoor storage incidental to a permitted use, and any use permitted in the required front yard area; provided such loading, parking and storage areas are acoustically shielded and screened from adjacent Residential Zones or uses and the public right-of-way, to the satisfaction of the Community & Economic Development Director or his/her designee.
E. Lighting. Lighting for signs, structures, landscaping, parking areas, loading areas and the like, shall comply with the regulations set forth in Section 19.590.070 (Light and Glare) and the provisions of Chapter 19.556 (Outdoor Lighting).
F. Screening of mechanical equipment. All roof-supported or ground-supported mechanical equipment and utility equipment shall comply with the regulations set forth in Chapter 19.555 (Outdoor Equipment Screening).
G. Landscaping.
1. Front and side yard areas
a. Landscaping adjacent to streets and residential zones or uses shall be suitably landscaped and continuously maintained as set forth in Chapter 19.570 (Water Efficient Landscaping and Irrigation).
b. Such landscape areas shall not be used for off-street parking, loading, storage or accessory buildings.
2. Buffering between uses. In addition to any required perimeter walls, a landscape-planter strip shall be provided when an industrially zoned parcel is adjacent to a residential zone or use. The buffer shall be along the shared property line.
a. Dimensions: The landscape planter strip shall have a minimum width of twenty feet. b. Plant Materials: The planter strip shall have a layered composition of deciduous and/or evergreen trees.
i. A minimum of two rows of trees is required.
1. Each row shall be placed at intervals of one for every 30 linear feet and shall be staggered such that the distance between trees in each row is not less than 15 feet. ii. All trees shall be mature at the time of planting.
iii.The remainder of the planter strip shall be permanently stabilized by ground cover plantings, mulch, or similar methods.
iv. Alternative planting materials may be considered subject to the approval of the approving authority.
H. Performance standards. All uses shall comply with the performance standards set forth in Chapter
19.590 (Performance Standards) for industrial uses, except that the noise associated with aircraft operations shall be exempt from noise standards but shall comply with any applicable Federal Aviation Administration regulations regarding noise.
I. Parking and loading requirements. Parking areas shall be provided as set forth in Chapter 19.580 (Parking and Loading).
J. Trash receptacles and enclosures.
1. All trash storage areas shall be located so as to be convenient to the users and where associated odors and noise will not adversely impact the users.
2. The provisions of Chapter 19.554 (Trash/Recyclable Materials Collection Area Enclosures) regarding requirements for the screening of trash receptacles shall apply. (Ord. <ulink class="ordbank" print="yes"
url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1055983&datasource=ordbank" web="yes">7541</ulink>, § 4, 2020; Ord. 7331 §7, 2016; Ord. 6966 §1, 2007)
19.130.050 Design review required.
No new building, structure or sign or exterior alteration or enlargement of an existing building, structure or sign shall be commenced in any industrial zone until design review approval has been granted pursuant to Chapter 19.710 (Design Review).
(Ord. 7331 §7, 2016; Ord. 6966 §1, 2007)
19.130.060 Other regulations applicable to Industrial Zones.
In addition to the requirements contained in this Cchapter, regulations contained in the following titles of this the Riverside Municipal Code and other chapters of this Titlethe Zoning Code may apply.
Title 5: Business Taxes, Licenses and Regulations
Chapter 5.04: Taxes, Licenses and Regulations
Chapter 5.16: Close-Out Sales
Chapter 5.28: Poolrooms
Chapter 5.32: Transient Occupancy Tax
Chapter 5.38: Pedestrian Food Vendors
Chapter 5.48: Swap Meet
Chapter 5.52: Massage
Chapter 5.60: Bingo
Chapter 5.64: Motor Vehicle Fuel Price Posting
Chapter 5.66: Ambulances
Title 6: Health and Sanitation
Chapter 6.08: Regulation of Food Facilities
Chapter 6.09: Regulation of Food Handlers
Chapter 6.13: Exterior Structure Maintenance
Chapter 6.14: Landscape Maintenance
Chapter 6.15: Abatement of Public Nuisances
Title 7: Noise Control
Title 8: Animals
Chapter 8.18: Commercial Kennels
Title 9: Peace, Safety and Morals
Chapter 9.07: Social Host of Minors Accountability
Chapter 9.09: Public Pay Telephone Regulations
Chapter 9.16: Litter and Littering
Chapter 9.40: Adult-Oriented Businesses
Chapter 9.42: Fortunetelling and Occult Arts
Chapter 9.48: Unified Hazardous Materials Programs
Title 12: Airport and Aircraft
Title 16: Building and Construction
Title 17: Grading
Title 18: Subdivision
Title 20: Cultural Resources
(Ord. <ulink class="ordbank" print="yes"
url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1055983&datasource=ordbank" web="yes">7541</ulink>, § 4, 2020; Ord. 7331 §7, 2016; Ord. 6966 §1, 2007) Chapter 19.140 PUBLIC FACILITIES ZONE (PF)
19.140.010 Purpose.
19.140.015 Review required.
19.140.020 Permitted land uses.
19.140.030 Development standards for public facilities.
19.140.040 Other regulations applicable to the Public Facilities Zone.
19.140.010 Purpose.
The Public Facilities Zone (PF) is established to create and preserve areas for official and public uses of property and related activities, including civic center, public schools, public buildings, parks and recreation facilities, waterworks and drainage facilities, and similar areas that, for the welfare of the City, should be kept clear of particular structures or improvements, and for watershed areas for conservation of flood or storm waters or for protection against flood or storm waters. (Ord. 7331 §8, 2016; Ord. 6966 §1, 2007)
19.140.015 Review required.
Any new building or structure or any exterior alteration or enlargement of an existing building or structure shall be subject to design review pursuant to Chapter 19.710 (Design Review). As noted in Section 19.040.110 (Public Projects) the provisions of this Ttitle do not apply to City projects. (Ord. 7331 §8, 2016; Ord. 6966 §1, 2007)
19.140.020 Permitted land uses.
A. Table 19.150.020.A (Permitted Uses Table), Table 19.150.020.B (Incidental Uses Table and Table
19.150.020.C (Temporary Uses Table) in Chapter 19.150 (Base Zones Permitted land uses) identify permitted uses, permitted accessory uses, permitted temporary uses, and uses permitted subject to the approval of a minor conditional use permit (Chapter 19.730 - Minor Conditional Use Permit), uses requiring approval of a conditional use permit (Chapter 19.760 - Conditional Use Permit), or uses
requiring some other permit. Table 19.150.020.A also identifies those uses that are specifically prohibited. Uses not listed in the tables are prohibited unless the Community & Economic Development Director or his/her designee, pursuant to Chapter 19.060 (Interpretation of Code), determines that the use is similar to and no more detrimental than a listed permitted or conditional use.
Any use which is prohibited by state and/or federal law is also strictly prohibited.
B. The following uses are permitted as a matter of right in the Public Facilities Zone:
1. Drainage and flood control facilities.
2. Any public facility use not involving a structure or building, except for public parks, or any City project or a project on City owned property, pursuant to Section 19.04.110.
C. If not on City owned property, the following uses are permitted in the Public Facilities Zone subject to the granting of a conditional use permit pursuant to the provisions of Chapter 19.760 (Conditional Use Permit) of this Titlethe Zoning Code.
1. Public buildings and associated grounds used for governmental and related purposes and activities
2. Public educational institutions
3. Public parks and recreation facilities
4. Public rifle, pistol and archery ranges
5. Zoos, arboretums, wildlife preserves and similar uses
6. Water and sewage treatment plants
7. Utility substations
8. Power generation facilities
9. Government agency storage and maintenance yards
10. Public parking garages
D. Chapter 19.149 - Airport Land Use Compatibility includes Airport Land Use Compatibility Plan requirements for discretionary actions proposed on property located within an Airport Compatibility Zone.
(Ord. <ulink class="ordbank" print="yes"
url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=878996&datasource=ordbank" web="yes">7413</ulink>, § 1(Exh. A), 2-20-2018; Ord. 7331 §8, 2016; Ord. 7064 §5, 2010; Ord. 6966 §1, 2007)
19.140.030 Development standards for public facilities.
A. Setbacks. Any building or other structure established in the Public Facilities Zone shall be set back a minimum of 20 feet from all property lines. For any building adjacent to a zone permitting residential uses, an additional setback of one foot for every two feet of building height in excess of 45 feet shall be required for any yard area abutting the zone permitting residential uses.
B. Building height. The maximum height for any building or structure in the Public Facilities Zone shall be 60 feet or four stories, whichever is less. See Chapter 19.149 - Airport Land Use Compatibility to determine if height restrictions for airport compatibility apply.
C. Landscaping. Landscaping shall be provided and continuously maintained as set forth in Chapter 19.570 (Water Efficient Landscaping and Irrigation). In addition, any setback abutting a public street shall be fully landscaped.
D. Screening. Utility substations, storage and maintenance yards, and similar facilities that have an industrial character shall be screened from public view by any combination of block walls, landscaping, or durable and aesthetically acceptable fencing materials that complement the site. Such screening materials shall have a minimum height of eight feet.
E. Trash receptacles and enclosures.
1. All trash storage areas shall be located so as to be convenient to the users and where associated odors and noise will not adversely impact the users.
2. The provisions of Chapter 19.554 (Trash/Recyclable Materials Collection Area Enclosures) regarding requirements for the screening of trash receptacles shall apply.
F. Lighting. Lighting for signs, structures, landscaping, parking areas, loading areas and the like, shall comply with the regulations set forth in Section 19.590.070 (Light and Glare) and the provisions of Chapter 19.556 (Lighting).
G. Airport land use compatibility standards. Chapter 19.149 - Airport Land Use Compatibility includes Airport Land Use Compatibility Plan requirements for discretionary actions proposed on property located within an Airport Compatibility Zone.
(Ord. <ulink class="ordbank" print="yes"
url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=878996&datasource=ordbank" web="yes">7413</ulink>, § 1(Exh. A), 2-20-2018; Ord. 7331 §8, 2016; Ord. 6966 §1, 2007)
19.140.040 Other regulations applicable to the Public Facilities Zone.
In addition to the requirements contained in this Cchapter, regulations contained in the following titles of this the Riverside Municipal Code and other chapters of this Titlethe Zoning Code may apply.
Title 5: Business Taxes, Licenses and Regulations
Chapter 5.04: Taxes, Licenses and Regulations
Chapter 5.38: Pedestrian Food Vendors
Title 6: Health and Sanitation
Chapter 6.08: Regulation of Food Establishments and Food Facilities Chapter 6.09: Regulation of Food Handlers
Chapter 6.13: Exterior Structure Maintenance
Chapter 6.14: Landscape Maintenance
Chapter 6.15: Abatement of Public Nuisances
Title 7: Noise Control
Title 9: Peace, Safety and Morals
Chapter 9.07: Charge for Police Response to Loud or Large Parties Chapter 9.09: Public Pay Telephone Regulations
Chapter 9.16: Litter and Littering
Chapter 9.48: Disclosure of Hazardous Materials
Title 16: Building and Construction
Title 17: Grading
Title 20: Cultural Resources
(Ord. 7331 §8, 2016; Ord. 6966 §1, 2007)
Chapter 19.145 RAILWAY ZONE (RWY)
19.145.010 Purpose.
19.145.020 Permitted land uses.
19.145.030 Development standards for the Railway Zone.
19.145.040 Other regulations applicable to the Railway Zone.
19.145.010 Purpose.
The Railway Zone (RWY) is established to preserve and protect existing railroad rights-of-way exclusively for rail transportation and related uses. The Railway Zone is further intended to ensure that the use of railroad rights-of-way is consistent with the General Plan and compatible with adjacent uses. (Ord. 7331 §9, 2016; Ord. 6966 §1, 2007)
19.145.020 Permitted land uses.
A. Table 19.150.020.A (Permitted Uses Table), Table 19.150.020.B (Incidental Uses Table and Table
19.150.020.C (Temporary Uses Table) in Chapter 19.150 (Base Zones Permitted land uses) identify permitted uses, permitted accessory uses, permitted temporary uses, and uses permitted subject to the approval of a minor conditional use permit (Chapter 19.730 - Minor Conditional Use Permit), uses requiring approval of a conditional use permit (Chapter 19.760 - Conditional Use Permit), or uses requiring some other permit. Table 19.150.020.A also identifies those uses that are specifically prohibited. Uses not listed in the Tables are prohibited unless the Community & Economic Development Director or his/her designee, pursuant to Chapter 19.060 (Interpretation of Code), determines that the use is similar to and no more detrimental than a listed permitted or conditional use.
Any use which is prohibited by state and/or federal law is also strictly prohibited.
B. The following uses shall be permitted by right in the Railway zone:
1. Right-of-way for railroad and associated transportation of goods and persons.
2. Uses customarily incidental to railway operations and their related transportation purposes, including railway related structures and accessory buildings used specifically for that railway or transportation business, but not including manufacturing or business purposes not directly in connection with a railway or carrier itself.
3. Light-rail transit related facilities consisting of:
a. Tracks
b. Energy transmission facilities, including rights-of-way and pressure control or booster stations for gasoline, electricity, natural gas, synthetic natural gas, oil or other forms of energy sources
4. Public streets.
5. Any other use that the Community & Economic Development Director or his/her designee, pursuant to provisions of Chapter 19.060 (Interpretation of Code), determines that is no more detrimental than a listed permitted or conditional use.
C. Construction caretaker temporary living quarters shall be permitted subject to approval of a minor conditional use permit pursuant to the provisions of Chapter 19.730 (Minor Conditional Use Permit).
D. The following uses are permitted subject to the granting of a conditional use permit pursuant to the provisions of Chapter 19.760 (Conditional Use Permit):
1. Parking lots, although no structures other than fencing are allowed.
2. Maintenance/repair facilities
3. Train stations
E. Sound attenuation walls shall be permitted subject to design review pursuant to the provisions of Chapter
19.710 (Design Review).
F. Chapter 19.149 - Airport Land Use Compatibility includes Airport Land Use Compatibility Plan requirements for discretionary actions proposed on property located within an Airport Compatibility Zone.
(Ord. <ulink class="ordbank" print="yes"
url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=878996&datasource=ordbank" web="yes">7413</ulink>, § 1(Exh. A), 2-20-2018; Ord. 7331 §9, 2016; Ord. 7064 §6, 2010; Ord. 6966 §1, 2007)
19.145.030 Development standards for the Railway Zone.
Table 19.145.030 (Railway Zone Development Standards) identifies the development standards applicable to all development within the Railway Zone.
Table 19.145.030
Railway Zone Development Standards
Development
Standards Standard
Lot Area -
Minimum None
Lot Coverage -
Minimum None
Setbacks -
Minimum None
Building Height -
Maximum
35 ft. (Also see Chapter 19.149 to determine
if more restrictive height requirements for
airport compatibility apply)
(Ord. <ulink class="ordbank" print="yes"
url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=878996&datasource=ordbank" web="yes">7413</ulink>, § 1(Exh. A), 2-20-2018; Ord. 7331 §9, 2016; Ord. 6966 §1, 2007)
19.145.040 Other regulations applicable to the Railway Zone.
In addition to the requirements contained in this Cchapter, regulations contained in the following titles of this Code and other chapters of this Titlethe Zoning Code may apply.
Title 5: Business Taxes, Licenses and Regulations
Chapter 5.04: Taxes, Licenses and Regulations
Title 6: Health and Sanitation
Chapter 6.08: Regulation of Food Establishments and Food Facilities Chapter 6.09: Regulation of Food Handlers
Chapter 6.13: Exterior Structure Maintenance
Chapter 6.14: Landscape Maintenance
Chapter 6.15: Abatement of Public Nuisances
Title 7: Noise Control
Title 9: Peace, Safety and Morals
Chapter 9.16: Litter and Littering
Chapter 9.48: Disclosure of Hazardous Materials
Title 16: Building and Construction
Title 17: Grading
Title 20: Cultural Resources
(Ord. 7331 §9, 2016; Ord. 6966 §1, 2007)
Chapter 19.146 NORTHSIDE SPECIFIC PLAN ZONE (NSP)
19.146.010 Purpose.
19.146.020 Permitted land.
19.146.025 Prohibited uses.
19.146.030 Development standards.
19.146.040 Interpretations.
19.146.050 Design review.
19.146.010 Purpose.
The Northside Specific Plan Zone is established to create safe, healthy and balanced community celebrating the history and culture of the greater Riverside area. The Northside Specific Plan includes a mix of diverse uses that enhance the existing character of the Northside. The Northside Specific Plan, as adopted by City Council on November 17, 2020 as may be amended from time to time, sets forth the land use regulations and development standards applicable to all properties within the Northside Specific Plan Zone. Where any conflict exists between the regulations and standards contained in the Northside Specific Plan and provisions of this Titlethe Zoning Code, the more restrictive regulations or standards shall apply.
A. As specified in the Northside Specific Plan, the Zone is divided into 12 subdistricts, each with varying uses and development standards. The subdistricts are as follows:
1. Northside Village Center (NVC) - Serves as the key hub for the Northside neighborhood. Uses include a local-serving and community-oriented uses to serve residents.
2. Trujillo Adobe Heritage Village (TAHV) - Provides opportunities that enhance the development of a cultural resource center celebrating the Trujillo Adobe.
3. Open Space, Parks, and Trails (OS) - Provides for a system of parks, open space, and trails linking residential neighborhoods with new services and amenities.
4. Freeway Mixed Use (FMU) - Allows for a mixed-use neighborhood that transitions from highway related uses closest to the freeway to residential neighborhoods on backside of West La Cadena Drive.
5. Mixed Use Neighborhoods (MU) - Provide for a variety of office, retail and residential uses to promote mixed use developments.
6. High Density Residential (HDR) - Allows for high density housing such as row houses, condominiums and apartments and includes both single and multi-family housing.
7. Medium High Density Residential (MHDR) - Medium High Density Residential neighborhoods in the Northside neighborhood will be maintained in the Northside Specific Plan.
8. Medium Density Residential (MDR) - Existing Medium Density Residential (MDR) areas in the Northside neighborhood will also be protected under the Specific Plan.
9. Business Office Park (B/OP) - Provides for single or mixed light industrial uses that do not create nuisances due to odor, dust, noise, or heavy truck traffic.
10. Commercial (C) - Includes existing retail areas in the Northside Specific Plan Zone.
11. Public Facilities/Institutional (PF) - Provide space for cultural facilities and governmental activities.
12. Transition Zone Overlay (TZO) - Allows existing land uses to transition from Business/Office Park land uses, which can continue and expand, to multi-family residential uses when the real estate market allows the properties to transition.
(Ord. <ulink class="ordbank" print="yes"
url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1055984&datasource=ordbank" web="yes">7542</ulink>, § 1(Exh. A), 2020)
19.146.020 Permitted land.
All permitted and conditionally permitted uses for each sub-district are listed in the adopted Northside Specific Plan. Any use which is prohibited by state and/or federal law is also strictly prohibited. (Ord. <ulink class="ordbank" print="yes"
url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1055984&datasource=ordbank" web="yes">7542</ulink>, § 1(Exh. A), 2020)
19.146.025 Prohibited uses.
Any use which is listed as prohibited in the adopted Northside Specific Plan or prohibited by state and/or federal law is strictly prohibited.
(Ord. <ulink class="ordbank" print="yes"
url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1207080&datasource=ordbank" web="yes">7630</ulink> § 1, 2023; Ord. <ulink class="ordbank" print="yes" url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1055984&datasource=ordbank" web="yes">7542</ulink>, § 1(Exh. A), 2020)
19.146.030 Development standards.
Site development standards required for each sub-district are set forth in the adopted Northside Specific Plan.
19.146.040 Interpretations.
Any standard or regulation not specifically covered by the Northside Specific Plan shall be subject to the provisions of this TitleZoning Code and thisthe Riverside Municipal Code. Interpretations may be made by the Community & Economic Development Director or her/her designee or referred to the Planning Commission if not specifically covered in the City's existing regulations pursuant to the procedures set forth in Chapter 19.060 (Interpretation of Code).
(Ord. <ulink class="ordbank" print="yes"
url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1055984&datasource=ordbank" web="yes">7542</ulink>, § 1(Exh. A), 2020)
19.146.050 Design review.
Design guidelines for each sub-district and general design guidelines that apply to all sub-districts are set forth in the adopted Northside Specific Plan. Any new building, structure, sign, or exterior alteration of an existing building, structure, or sign shall require design review approval as required by the adopted Northside Specific Plan.
(Ord. <ulink class="ordbank" print="yes"
url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1055984&datasource=ordbank" web="yes">7542</ulink>, § 1(Exh. A), 2020)
Chapter 19.147 DOWNTOWN SPECIFIC PLAN ZONE (DSP)
19.147.010 Purpose.
19.147.020 Permitted land uses.
19.147.025 Prohibited uses.
19.147.030 Development standards.
19.147.040 Interpretations.
19.147.050 Design Review.
19.147.010 Purpose.
A. The Downtown Specific Plan (DSP) Zone is established to create a diverse, vibrant, 24-hour Downtown area where people can work, live, shop, receive education and enjoy recreational facilities and where arts and culture are an integral component of the urban environment.
B. The Downtown Specific Plan Zone allows a broad range of residential, office, retail, service commercial, arts and culture, recreational, educational, institutional, and entertainment uses. The Downtown Specific Plan, as adopted by the City Council on December 10, 2002 and as may be amended from time to time, sets forth the land use regulations and development standards applicable to all properties within the Downtown Specific Plan Zone. Where any conflict exists between the regulations and standards contained in the Downtown Specific Plan and provisions of this Title Zoning Code, the more restrictive regulations or standards shall apply.
C. As specified in the Downtown Specific Plan, the Zone is divided into nine subdistricts, each with varying uses and development standards. The subdistricts are as follows:
1. Raincross District: Intended to be the hub of the Downtown area, allowing a wide variety of uses, including cultural, arts, entertainment, retail, hospitality and urban residential uses. This area provides many opportunities for growth and development, using the area's historic buildings as a point of reference for scale and design.
2. Justice Center District: Intended to be Downtown's center for courts, governmental, and large-scale private office uses. The emphasis is on density, height, and contemporary buildings with historic references in detailing.
3. Almond Street District: Intended to maintain the residential scale and appearance of the existing neighborhood while allowing for a mix of small-scale office uses, live/work uses, and singlefamily residential uses, with an emphasis on adaptive reuse of existing historic residential structures.
4. Prospect Place Office District: Intended to provide for a variety of high-quality office uses and be a transitional area between the open space of the Riverside Community College campus and the urban intensity of the Justice Center and the Core Districts.
5. Health Care District: Intended to encourage the expansion of the existing hospital and medicalrelated uses and the establishment of new medical and medical support uses, and to create an attractive entry into Downtown from the south.
6. Market Street Gateway District: Intended to create an attractive entry into the City and the Downtown area by providing a green parkway character and high-quality development adjacent to the SR-60 freeway. This district allows office and residential uses.
7. Residential District: Intended to maintain and protect the existing character of the single-family residential neighborhoods downtown, as well as preserve the historic housing stock. This district includes three residential areas: Heritage Square, Mile Square, and Prospect Place.
8. Neighborhood Commercial District: Intended to provide local shopping needs for all Downtown residents. Permitted uses include grocery store, restaurants, small offices and banks, laundromat and pharmacies.
(<ulink class="ordbank" print="yes"
url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1081723&datasource=ordbank" web="yes">Ord. 7552</ulink> §5, 2021; Ord. 7331 §10, 2016; Ord. 6966 §1, 2007)
19.147.020 Permitted land uses.
All permitted and conditionally permitted uses for each subdistrict are listed in the adopted Downtown Specific Plan. Any use which is prohibited by state and/or federal law is also strictly prohibited. (Ord. 7331 §10, 2016; Ord. 7064 §7, 2010; Ord. 6966 §1, 2007)
19.147.025 Prohibited uses.
Any use which is listed as prohibited in the adopted Downtown Specific Plan or prohibited by state and/or federal law is strictly prohibited.
(Ord. <ulink class="ordbank" print="yes"
url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1207080&datasource=ordbank" web="yes">7630</ulink> § 2, 2023; Ord. <ulink class="ordbank" print="yes" url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=905806&datasource=ordbank" web="yes">7431</ulink> § 2, 2018)
19.147.030 Development standards.
Site development standards required for each subdistrict are set forth in the adopted Downtown Specific Plan.
(Ord. 7331 §10, 2016; Ord. 6966 §1, 2007)
19.147.040 Interpretations.
Any standard or regulation not specifically covered by the Downtown Specific Plan shall be subject to the provisions of this TitleZoning Code and this the Riverside Municipal Code. Interpretations may be made by the Community & Economic Development Director or her/her designee or referred to the Planning Commission if not specifically covered in the City's existing regulations pursuant to the procedures set forth in Chapter 19.060 (Interpretation of Code).
(Ord. 7331 §10, 2016; Ord. 6966 §1, 2007)
19.147.050 Design Review.
Design guidelines for each subdistrict and general design guidelines that apply to all subdistricts are set forth in the adopted Downtown Specific Plan. Any new building, structure, sign, or exterior alteration of an existing building, structure, or sign shall require design review approval as required by the adopted Downtown Specific Plan.
(Ord. 7331 §10, 2016; Ord. 6966 §1, 2007)
Chapter 19.148 ORANGECREST SPECIFIC PLAN ZONE (OSP)
19.148.010 Purpose.
19.148.020 Permitted land uses.
19.148.030 Development standards.
19.148.040 Interpretations.
19.148.050 Design review.
19.148.010 Purpose.
A. The Orangecrest Specific Plan (OSP) Zone is established to create a diverse area where people live, shop and enjoy recreational facilities.
B. The Orangecrest Specific Plan Zone allows a broad range of residential uses with office and retail uses spaced throughout. The Orangecrest Specific Plan, as adopted by the City Council on December 3, 1985 and as may be amended from time to time, sets forth the land use regulations and development standards applicable to all properties within the Orangecrest Specific Plan Zone. Where any conflict exists between the regulations and standards contained in the Orangecrest Specific Plan and provisions of this Title Zoning Code, the more restrictive regulations or standards shall apply.
C. As specified in the Orangecrest Specific Plan, the Zone is divided into subdistricts, each with varying uses and development standards.
(Ord. 7331 §11, 2016; Ord. 6966 §1, 2007)
19.148.020 Permitted land uses.
All permitted and conditionally permitted uses for each subdistrict are listed in the adopted Orangecrest Specific Plan. Any use which is prohibited by state and/or federal law is also strictly prohibited. See Chapter 19.149 - Airport Land Use Compatibility to determine if a project site is subject to Airport Land Use Compatibility Plan requirements.
(Ord. <ulink class="ordbank" print="yes"
url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=878996&datasource=ordbank" web="yes">7413</ulink>, § 1(Exh. A), 2-20-2018; Ord. 7331 §11, 2016; Ord. 7064 §8, 2010; Ord. 6966 §1, 2007)
19.148.030 Development standards.
Site development standards required for each subdistrict are set forth in the adopted Orangecrest Specific Plan. See Chapter 19.149 - Airport Land Use Compatibility to determine if a project site is subject to Airport Land Use Compatibility Plan requirements.
(Ord. <ulink class="ordbank" print="yes"
url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=878996&datasource=ordbank" web="yes">7413</ulink>, § 1(Exh. A), 2-20-2018; Ord. 7331 §11, 2016; Ord. 6966 §1, 2007)
19.148.040 Interpretations.
Any standard or regulation not specifically covered by the Orangecrest Specific Plan shall be subject to the provisions of this TitleZoning Code and this the Riverside Municipal Code. Interpretations may be made by the Community & Economic Development Director or his/her designee or referred to the Planning Commission if not specifically covered in the City's existing regulations pursuant to the procedures set forth in Chapter 19.060 (Interpretation of Code). (Ord. 7331 §11, 2016; Ord. 6966 §1, 2007)
19.148.050 Design review.
Design guidelines for each subdistrict and general design guidelines that apply to all subdistricts are set forth in the adopted Orangrecrest Specific Plan. Any new building, structure, sign, or exterior alteration of an existing building, structure, or sign shall require design review approval as required by the adopted Orangecrest Specific Plan.
(Ord. 7331 §11, 2016; Ord. 6966 §1, 2007)
CHAPTER 19.149 AIRPORT LAND USE COMPATIBILITY
19.149.010 Purpose.
19.149.020 Airport Land Use Compatibility Plan (ALUCP).
19.149.030 Airport Land Use Commission (ALUC).
19.149.040 Actions which require ALUC Review.
19.149.050 Actions not subject to ALUC Review—City ALUCP Compatibility Review.
19.149.060 Compatibility zones and criteria for Riverside Municipal and Flabob Airports.
19.149.070 Compatibility zones and criteria for March Air Reserve Base/Inland Port Airport.
19.149.080 Variance process.
19.149.090 Overrule procedures.
19.149.010 Purpose.
The purpose of this Cchapter is to establish and implement the requirements of the Riverside County Airport Land Use Compatibility Plan (ALUCP) for airports that affect land uses within the City of
Riverside. Airports that affect land uses within the City of Riverside are the Riverside Municipal Airport, Flabob Airport, and the March Air Reserve Base/Inland Port Airport. (Ord. <ulink class="ordbank" print="yes"
url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=878996&datasource=ordbank" web="yes">7413</ulink>, § 2(Exh. A), 2-20-2018)
19.149.020 Airport Land Use Compatibility Plan (ALUCP).
The Airport Land Use Compatibility Plan (ALUCP) is a State-required, long-range master plan that reflects the anticipated growth of an airport over a 20-year time period. State law requires general and specific plans to be consistent with any ALUCP affecting the City. The requirements are established to limit noise impacts on noise-sensitive uses and to protect and preserve airports and aviation safety, as well as public safety, from aviation-related hazards.
The Riverside County Airport Land Use Compatibility Plan (RCALUCP), designates zones of airport influence areas for 13 airports in Riverside County, and provides a series of policies and compatibility criteria to ensure that both aviation uses, and surrounding areas may continue, and are compatible. In 2004, the RCALUCP established compatibility criteria, and maps for influence areas of the Riverside Municipal, Flabob Airports. In 2014, the ALUC adopted the March Air Reserve Base/Inland Port Airport Compatibility Plan which includes compatibility criteria and maps for influence areas of the March Air Reserve Base/Inland Port Airport.
The RCALUCP establishes criteria specific to each of the airport compatibility zones described in Sections 19.149.050 and 19.149.060 of this Cchapter. For property located within a compatibility zone and subject to airport land use compatibility plan policies and criteria, land use, density, and intensity limitations of the ALUCP may be more restrictive than what would otherwise be allowed per City zoning designation applicable to the property. In addition to complying with the Zoning requirements of this Ttitle, proposed uses and development on property within an airport compatibility zone must be determined to be consistent with, and comply with the compatibility criteria of the applicable compatibility zone and airport land use compatibility plan. (Ord. <ulink class="ordbank" print="yes"
url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=878996&datasource=ordbank" web="yes">7413</ulink>, § 2(Exh. A), 2-20-2018)
19.149.030 Airport Land Use Commission (ALUC).
A. The purpose of an Airport Land Use Commission (ALUC) is to conduct airport land use compatibility planning. ALUCs protect public health, safety, and welfare by ensuring the orderly expansion of airports and the adoption of land use measures that minimize the public's exposure to excessive noise and safety hazards within areas around public airports. The statutes governing ALUCs are set forth in Division 9, Part 1, Chapter 4, Article 3.5, Sections 21670—21679.5 of the California Public Utilities Code (PUC).
B. The Riverside County Airport Land Use Commission has two principal duties, which include:
1. Preparing and adopting the ALUCP.
2. Reviewing plans, regulations, and other actions of local agencies, and airport operators to ensure consistency with the RCALUCP.
(Ord. <ulink class="ordbank" print="yes"
url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=878996&datasource=ordbank" web="yes">7413</ulink>, § 2(Exh. A), 2-20-2018)
19.149.040 Actions which require ALUC Review.
A. As required by State law, the following types of actions shall be referred to the Airport Land Use Commission for determination of consistency with the applicable Airport Land Use Compatibility Plan prior to approval by the City.
1. The adoption or approval of any amendment to a general or specific plan affecting the property within an airport influence area (Public Utilities Code Section 21676(b)).
2. The adoption or approval of a zoning ordinance or building regulation which affects property within an airport influence area, and involves the types of airport impact concerns listed in Section 1.4 of the March ALUCP (Public Utilities Code Section 21676(b)). These are impacts related to:
a. Exposure to aircraft noise;
b. Land use safety with respect both to people on the ground and the occupants of aircraft; c. Protection of airport airspace; and
d. General concerns related to aircraft overflights.
3. Adoption or modification of a master plan for an existing public-use airport (Public Utilities Code Section 21676(c)).
4. Any proposal for expansion of an existing airport or heliport if such expansion will require an amended airport permit from the State of California (Public Utilities Code Section 21664.5).
5. Any proposal for a new airport or heliport whether for public use or private use if the facility requires a State airport permit (Public Utilities Code Section 21661.5).
B. Other land use actions subject to ALUC Review. In addition to the above types of land use actions for which ALUC review is mandatory, other types of land use actions are subject to review under the circumstances described in Section 1.5 of Chapter 2 Countywide Policies of the Riverside County Airport Land Use Compatibility Plan.
C. Timing of ALUC Review. Proposed projects requiring ALUC review should be submitted to ALUC as early in the process as possible so that the Commission's (or ALUC Executive Director's) review can be considered by the City before taking formal action on a project. The timing may vary depending upon the nature of the specific project. However, all projects requiring ALUC review must be submitted to ALUC for review prior to final approval by the City. (Ord. <ulink class="ordbank" print="yes"
url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=878996&datasource=ordbank" web="yes">7413</ulink>, § 2(Exh. A), 2-20-2018)
19.149.050 Actions not subject to ALUC Review—City ALUCP Compatibility Review.
For discretionary actions on property within an airport influence area and compatibility zone, but which are not subject to ALUC review as described in Section 19.149.040 above, the City shall review such action for consistency with the applicable ALUCP, and make a finding of project consistency or inconsistency with the applicable airport compatibility plan based on the basic land use compatibility criteria described below. Where there is uncertainty with regard to compatibility of a proposed use or
project with the applicable airport land use compatibility plan, the City shall consult with ALUC staff, or defer such matter to ALUC for a consistency determination. (Ord. <ulink class="ordbank" print="yes"
url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=878996&datasource=ordbank" web="yes">7413</ulink>, § 2(Exh. A), 2-20-2018)
19.149.060 Compatibility zones and criteria for Riverside Municipal and Flabob Airports.
For uses proposed within airport influence areas of Riverside Municipal and Flabob airports, refer to the Riverside County Airport Land Use Compatibility Plan to determine whether a particular use is compatible with the applicable airport and a permissible use.
A. Airport Compatibility Zones. The RCALUCP establishes six separate Airport Compatibility Zones for Riverside Municipal and Flabob Airports. A general description of each Compatibility Zone is provided in the following table.
Table 19.149.060 - Riverside Municipal and Flabob Airports Compatibility Zones Compatibility Zones Description
A Runway Protection Zone and within Building Restriction Line B1 Inner Approach/Departure Zone
B2 Adjacent to Runway
C Extended Approach/Departure Zone
D Primary Traffic Patterns and Runway Buffer Area
E Other Airport Environs
Compatibility Zones for the Riverside Municipal and Flabob Airports can be found in Figure PS-6A of the Public Safety Element of the City of Riverside General Plan 2025, and within Chapter 3 of the Riverside County Airport Land Use Compatibility Plan.
B. Land use compatibility criteria. The criteria for assessing whether a project is compatible with Riverside Municipal or Flabob airports are set forth in the Basic Compatibility Criteria matrix, Table 2A in Chapter 2 - Countywide Policies of the Riverside County Airport Land Use Compatibility Plan. These criteria are to be used in conjunction with the compatibility map and policies for the applicable airport (Riverside Municipal or Flabob) within Chapter 3 of the Riverside County ALUCP, or as amended.
(Ord. <ulink class="ordbank" print="yes"
url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=878996&datasource=ordbank" web="yes">7413</ulink>, § 2(Exh. A), 2-20-2018)
19.149.070 Compatibility zones and criteria for March Air Reserve Base/Inland Port Airport.
For uses proposed within airport influence areas of the March Air Reserve Base/Inland Port Airport, refer to the March Air Reserve Base/Inland Port Airport Land Use Compatibility Plan (March ALUCP) to determine whether a particular use is compatible with the applicable airport and a permissible use.
A. Airport Compatibility Zones. The 2014 March ALUCP establishes eight separate Compatibility Zones for March Air Reserve Base/Inland Port Airport. A general description of each compatibility zone is provided in the following table.
Table 19.149.070 - March Air Reserve Base/Inland Port Airport Compatibility Zones Compatibility Zones Description
M Military
A Clear Zone
B1 Inner Approach/Departure Zone
B2 High Noise Zone
C1 Primary Approach/Departure Zone
C2 Flight Corridor Zone
D Flight Corridor Buffer
E Other Airport Environs
The Compatibility Zones for the March Air Reserve Base/Inland Port Airport are provided in Figure PS-6B of the Public Safety Element of the City of Riverside General Plan 2025, and as established per Map MA-1 within Volume 1 of the 2014 March Air Reserve Base/Inland Port Airport Land Use Compatibility Plan.
B. Land use compatibility criteria for March Air Reserve Base/March Inland Port Airport. The criteria for assessing whether a project is compatible with the March ARB/IPA are set forth in the Compatibility Zone Factors matrix, Table MA-1 within Volume 1 of the March ALUCP, within Chapter 3 of the Riverside County Airport Land Use Compatibility Plan, or as amended. These criteria are to be used in conjunction with the compatibility map and policies for the March ARB/IPA as presented in Chapter 3 of the Riverside County ALUCP, or as amended. The basic compatibility criteria listed in Table 2A of Chapter 2 of the Riverside County ALUCP does not apply to the environs of March ARB/IPA.
C. Accident Potential Zones (APZ's). In addition to the compatibility zones described above, Map MA1 within Volume 1 of the March ALUCP identifies two Accident Potential Zones (APZ's I and II) for the March Air Reserve Base/Inland Port Airport. The Department of Defense (DoD) Air Force Instruction AFI 32-7063 - December 18, 2015 describes Clear Zones, and APZ's as areas off the end of DOD runways that were developed based on past Air Force aircraft accidents and reflect land areas at greater risk of an aircraft accident. The Clear Zone and the APZs represent areas where an accident is most likely to occur, if one would occur; however, they are not predictors of accidents. More specifically, the Clear Zone, and Accident Potential Zones (APZ's) are defined as follows:
1. The Clear Zone begins at the end of the runway and is the area of highest accident potential; it has few uses that are compatible.
2. APZ I lies beyond the Clear Zone [and] is in area of lower but still considerable accident potential.
3. APZ II is beyond APZ I and possesses less accident potential.
D. Department of Defense Requirements for March Air Reserve Base/Inland Port Airport Accident Potential Zones (APZ's)
For discretionary actions proposed within March ARB/IPA Accident Potential Zones (APZ I & II) or within the Clear Zone, the proposed use and/or development shall, in addition to meeting the compatibility criteria of the March ALUCP, be consistent with current Air Force Guidance including:
1. Department of Defense Instruction 4165.57 for Air Installations Compatible Use Zones, March 12, 2015, or as amended, and
2. Air Force Instruction AFI 32-7063 for Air Installations Compatible Use Zones Program, December 18, 2015, or as amended. Specifically AFI 32-7063, Table A.2.1 of Attachment 2 - Land Use Compatibility Recommendations for APZS, generally identifies land uses acceptable or not acceptable within the Clear Zone, APZ I, and APZ II, and establishes maximum residential density, or nonresidential floor area ratio requirements applicable to each use and APZ.
Where a discretionary action is proposed within an APZ, or Clear Zone, the Department of the Air Force, 452d Air Mobility Wing (AFRC) March Air Reserve Base shall be consulted to determine whether the proposed discretionary action is consistent with the Air Force Guidance referenced above. Such consultation would be in addition to, and shall not be in lieu of requirements of the March ALUCP, or any review for airport land use compatibility that may be required by the Riverside County ALUC.
(Ord. <ulink class="ordbank" print="yes"
url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=878996&datasource=ordbank" web="yes">7413</ulink>, § 2(Exh. A), 2-20-2018)
19.149.080 Variance process.
Variances from development standards of this Titlethe Zoning Code are subject to Chapter 19.720 Variance provisions. In addition to the variance provisions contained in Chapter 19.720, this Ssection includes special provisions to ensure that variances do not result in a conflict with airport compatibility criteria.
A. Any variance that involves issues of noise, safety, airspace protection, or overflight compatibility as addressed in the applicable ALUCP must be referred to ALUC for review. Specifically, at a minimum, where a variance involves a deviation from the maximum allowable lot coverage, floor area ratio, or building height, the City shall consult with ALUC staff, or defer such matter to ALUC for a consistency determination. The provisions of Chapter 19.720, including required variance findings, apply regardless of a consistency determination by ALUC.
B. Where a variance from this Titlethe Zoning Code would result in a deviation form compatibility criteria of the applicable ALUCP, such deviation shall be referred to ALUC for review. Where ALUC has determined the project and/or variance inconsistent with the applicable ALUCP, the
City Council may override ALUC's determination and approve subject to making the required findings of Chapter 19.720.
(Ord. <ulink class="ordbank" print="yes"
url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=878996&datasource=ordbank" web="yes">7413</ulink>, § 2(Exh. A), 2-20-2018)
19.149.090 Overrule procedures.
When ALUC disapproves or finds an action, regulation, or permit, to be inconsistent with the ALUCP, ALUC shall notify the City within 30 days of such action pursuant to Public Utilities Code (PUC) 21675.1(d). The City Council may overrule ALUC decision, by a two-thirds vote and shall make specific findings that the proposed action, regulation, or permit is consistent with the purposes of Article 3.5, as stated in Section 21670 of the PUC.
A City Council proposed overrule of an ALUC action must provide a copy of the proposed decision and findings to both ALUC and the California Division of Aeronautics, a minimum of 45 days' prior to the decision to overrule ALUC. These agencies have 30 days in which to provide comments to City Council pursuant to PUC Sections 21676(a) and (b).
(Ord. <ulink class="ordbank" print="yes"
url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=878996&datasource=ordbank" web="yes">7413</ulink>, § 2(Exh. A), 2-20-2018)
Chapter 19.150 BASE ZONES PERMITTED LAND USES
19.150.010 Purpose.
19.150.020 Permitted land uses.
19.150.030 Special or unusual uses.
19.150.010 Purpose.
This Ssection establishes land use regulations for all base zones listed in this article consistent with the stated intent and purpose of each zone.
(<ulink class="ordbank" print="yes"
url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1116112&datasource=ordbank" web="yes">Ord. 7573</ulink> § 1(Exh. A), 2021; Ord. 7331 §12, 2016; Ord. 6966 §1, 2007)
19.150.020 Permitted land uses.
Table 19.150.020 A. (Permitted Uses Table), Table 19.150.020 B. (Incidental Uses Table) and Table
19.150.020 C. (Temporary Uses Table) in Chapter 19.150 (Base Zones Permitted land uses) identify permitted uses, permitted accessory uses, permitted temporary uses, and uses permitted subject to the approval of a minor conditional use permit (Chapter 19.730 - Minor Conditional Use Permit), or conditional use permit (Chapter 19.760 - Conditional Use Permit), or uses requiring some other permit.
Table 19.150.020 A. also identifies those uses that are specifically prohibited. Uses not listed in tables are prohibited unless the Community & Economic Development Department Director, or his/her designee, pursuant to Chapter 19.060 (Interpretation of Code), determines that the use is similar and no more
detrimental than a listed permitted or conditional use. Any use which is prohibited by state and/or federal law is also strictly prohibited.
Chapter 19.149 - Airport Land Use Compatibility includes additional Airport Land Use Compatibility Plan requirements for discretionary actions proposed on property located within an Airport Compatibility Zone. When located within an Airport Land Use Compatibility Zone, greater land use, restrictions for airport compatibility may apply per the applicable Airport Land Use Compatibility Plan. (Ord. <ulink class="ordbank" print="yes"
url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1207080&datasource=ordbank" web="yes">7630</ulink> § 3, 2023; Ord. <ulink class="ordbank" print="yes" url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1116112&datasource=ordbank" web="yes">7573</ulink> § 1(Exh. A), 2021; Ord. <ulink class="ordbank" print="yes" url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1081723&datasource=ordbank" web="yes">7552</ulink> §6, 2021; Ord. <ulink class="ordbank" print="yes" url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=905806&datasource=ordbank" web="yes">7431</ulink>, § 1(Exh. A), 2-20-2018; Ord. 7331 §12, 2016; Ord. 7273 §1, 2015; Ord. 7222 § 3, 2013; Ord. 7110 §§2, 3, 4, 2011; Ord. 7109 §§4, 5, 2010; Ord. 7072 §1, 2010; Ord. 7064 §9, 2010; Ord. 6966 §1, 2007)
19.150.020.A Permitted Uses Table
This table identifies permitted uses and uses requiring approval of other permits by zoning designation.
In addition to these uses, other incidental and temporary uses may also be permitted as noted in the Incidental Uses Table and the Temporary Uses Table.
Use
Zones
Location
of
Required
Standard
s in the
Municipa
l Code
Residential Zones
(Residential
Conservation (RC),
Residential
Agricultural (RA-5),
Rural Residential
(RR), Residential
Estate (RE), SingleFamily Residential
(R-1), Multiple Family
Residential (R-3 and
R-4))
Office &
Commercial
Zones
(Office,
Commercial
Retail,
Commercial
General,
Commercial
Regional
Center)
Mixed
Use Zones
(Neighbor
hood,
Village,
Urban)
Industrial
Zones
(Business
Manufacturing
Park, General
Industrial,
Airport
Industrial,
Airport)
Other
Zones
(Public
Facilities,
Railroad,
Neighborh
ood
Commerci
al
Overlay)
R
C
**
R
A
-
5 *
*
R
R
R
E
R
-1
R
-3
R
-
4 O C
R
C
G
C
R
C
*
M
UN
M
UV
*
M
UU
*
B
M
P
I AI AI
R
P
F
R
W
Y
NC
Ov
erl
ay
Accessory
Buildings
&
Structures
See
Incidenta
l
Uses
Table
Adult-
Oriented
Businesses
X X X X X X X X X X X X X X X P X X X X X
9.40 -
Adult-
Oriented
Business
es
19.240 -
Adult-
Oriented
Business
es
Agricultur
al Field
Office
See
Incidenta
l Uses
Table
Agricultur
al Stand
See
Incidenta
l Uses
Table
Agricultur
e,
Horticultu
re and
Growing
of Nursery
Plants
(Farms,
Field
Crops,
Flower &
Truck
Gardening
,
Orchards,
Ranches
& Tree
Crops)
P P P P P X X X X X X X X X X X X P X X X
Aircraft
Charter
Services
X X X X X X X X X X X X X X P P P P X X X
For
parking
see
Offices -
Business
and
Professio
nal under
19.580
Aircraft
Parts,
Supplies,
Merchandi
se and
Equipment
Shops
X X X X X X X X X X X X X X P P P P X X X
For
parking
see
Vehicle
Sales
under
19.580
Aircraft
Sales,
Rental,
Service,
Repair and
Storage
X X X X X X X X X X X X X X X X P P X X X
For
parking
see
Vehicle
Sales
under
19.580
Airports -
Private X X X X X X X X X X X X X X X X X C X X X
Airports -
Public X X X X X X X X X X X X X X X X X P X X X
Alcohol
Sales
See
Incidenta
l Uses
Table
Ambulanc
e
Company:
5.65 -
Convales
cent
Transpor
t
Vehicles
5.66 -
Ambulan
ces
With
Vehicle
Storage
X X X X X X X X X C X X X X P P P P X X X
Without
Vehicle
Storage
X X X X X X X P P P X X X X P P P P X X X
Animal
Keeping
See
Incidenta
l Uses
Table
Commerci
al Kennels
&
Catteries: 19.270
-
Commer
cial
Kennels
&
Catteries
Outdoor
Kennels &
Catteries
X X X X X X X X X X X X X X X C C X X X X
Indoor
Kennels &
Catteries
X X X X X X X X X X X X X X
M
C
M
C
M
C X X X X
Sales X X X X X X X X P P P P P P X X X X X X P
Grooming
(No
overnight/l
ong term
boarding)
X X X X X X X X P P P P P P
M
C
M
C X X X X P
Arcades
and
Internet/C
yber Cafés
X X X X X X X X
M
C
M
C
M
C
M
C
M
C
M
C X X X X X X
M
C
19.245 -
Arcades
and
Internet/
Cyber
Cafés
Artist
Studio
(Including
Photo)
X X X X X X X P P P P P P P P X X X X X P
For
parking
see
Offices -
Business,
and
Professio
nal under
19.580
Assemblie
s of
People -
Entertain
ment - Not
Including
Adult-
Oriented
Businesses
(e.g.,
Theater -
Live
Performan
ce, Motion
Picture,
Auditoriu
ms,
Banquet
Halls, etc.) - Not
Subject to
the
Provisions
of RMC
5.80 (Entertain
X X X X X X X X C C C C C C X X X X X X C
19.250 -
Assembli
es of
People -
Entertain
ment
5.80 -
Entertain
ment
Permit
19.149
Airport
Land
Use
Compati
bility***
ment
Permit)
Assemblie
s of
people—
non-
entertainm
ent (e.g.,
Places of
Worship,
Fraternal,
Service
Organizati
ons,
Conferenc
e
Facilities,
etc.)
X X C C C C X C C C C C C C C C X X X X C
19.255 -
Assembli
es of
people—
non-
entertain
ment
5.24 -
Dance
Halls &
Public
Dances
5.60 -
Bingo
See
19.149 -
Airport
Land
Use
Compati
bility***
19.740 -
Tempora
ry Use
Permit
(Tempor
ary
Emergen
cy
Shelter
with
Assembli
es of
People -
Non -
Entertain
ment)
19.910 -
Definitio
ns
See
Incidenta
l Use
Table for
Tiny
Homes
and Tiny
Home
Storefront X X X X X X X
M
C
M
C
M
C
M
C
M
C
M
C
M
C
M
C
M
C X
M
C X X
P/ MC
Commun
ities
See
Tempora
ry Use
Table for
Tempora
ry
Emergen
cy
Shelter
Assisted
Living
(Residenti
al Care
Facilities)
X X X X C C X C C C X X X X X X X X X X X
19.260 -
Assisted
Living
5.65 -
Convales
cent
Transpor
t
Vehicles
See
19.149 -
Airport
Land
Use
Compati
bility***
Auction
House
(Indoor)
X X X X X X X X C C X X X X C C X X X X X
For
parking
see
Assembli
es of
People
under
19.580
Auxiliary
Dwelling
Unit
See
Incidenta
l Uses
Table
Bail
Bonds
Office
X X X X X X X
M
C
M
C
M
C X X X X X X X X X X X
19.265 -
Bail
Bonds
Establish
ments
For
parking
see
Offices -
Business,
and
Professio
nal under
19.580
Bakery -
Retail X X X X X X X X P P P P P P X X X X X X P
For
parking
see
Retail
Sales
under
19.580
Bakery -
Wholesale X X X X X X X X P P P X X X P P P X X X X
For
parking
see
Manufact
uring
under
19.580
Banks and
Financial
Institution
s/Services,
Including
Brokerage
s
X X X X X X X P P P P P P P P X X X X X P
19.475 -
Drive-
Thru
Business
es
With
Drive-thru
Lanes
(including
drive-up
ATM's)
X X X X X X X
M
C
M
C
M
C
M
C
M
C
M
C
M
C
M
C X X X X X X
Bars,
Saloons,
Cocktail,
Lounges
& Taverns
X X X X X X X X
M
C
M
C
M
C C C C X X X X X X
MC/ C19.450 -
Alcohol
Sales
Bed and
Breakfast
Inn
X X X X X X X X
P/ M
C
P/ M
C
P/ M
C
P/ M
C
P/ M
C
P/ M
C
X X X X X X
P/ M
C
19.325 -
Historic
Residenc
e Used
for Retail
Business,
Office or
Bed and
Breakfast
In
Historic
Residence
X X
M
C
M
C
M
C
M
C X
P/ M
C
P/ M
C
P/ M
C
P/ M
C
P/ M
C
P/ M
C
P/ M
C
X X X X X X
P/ M
C
Boardingh
ouse
X X X X X C X X X X X X X X X X X X X X X
19.910
Definitio
ns
Boarding
of Cats
and
Dogs/Ken
nels:
19.270 -
Boarding
of Cats
and
Dogs/Ke
nnels
Outdoor
Kennels X X X X X X X X X X X X X X X C C X X X X
Indoor
Kennels X X X X X X X X X X X X X X
M
C
M
C
M
C X X X X
Sales X X X X X X X X P P P P P P X X X X X X P
Grooming
(No
overnight/l
ong term
boarding)
X X X X X X X X P P P P P P
M
C
M
C X X X X P
Brewery:
19.272 -
Brewerie
s, Micro-
Brewerie
s,
Brewpub
s, and
Brew-
On-
Premises
19.450 -
Alcohol
Sales
Brewery,
Microbre
wery and
Winery
manufactu
ring and
wholesale
only.
X X X X X X X X X X X X X X P P P P X X X
Brewery,
Microbre
wery, and
Winery
with offsale retail
and/or on-
site
tasting.
X X X X X X X X
M
C
M
C
M
C C C C
M
C
M
C
M
C
M
C X X
M
C
Brewpub X X X X X X X
M
C
M
C
M
C
M
C
M
C
M
C
M
C
M
C
M
C
M
C
M
C X X
M
C
Brew-On-
Premises
(no tasting
or sale of
prepared
beers)
X X X X X X X X
M
C
M
C
M
C X X X
M
C
M
C
M
C
M
C X X X
Brew-On-
Premises
(with
tasting
and/or
retail sales
of
prepared
beers)
X X X X X X X X
M
C
M
C
M
C C C C
M
C
M
C
M
C
M
C X X
M
C
Distillery X X X X X X X X X X X X X X
M
C
M
C
M
C
M
C X X X
Building
Materials
Supply
Store
(Wholesal
e with
ancillary
retail
sales)
X X X X X X X X X X X X X X
M
C X X X X X X
19.273 -
Building
Materials
Supply
Store
(Wholesa
le with
ancillary
retail
sales)
Bus
Terminals X X X X X X X X X C X X X C X C X X X X X
19.275 -
Bus
Terminal
s
Business
Support
Services
&
Facilities
(Including
Graphic
Reproduct
ion,
Computer-
services,
etc.)
X X X X X X X P P P P P P P P X P P X X P
Cannabis
Cultivatio
n
X X X X X X X X X X X X X X X X X X X X X
See Also
Incidenta
l Uses
Table
Cannabis,
Microbusi
ness
X X X X X X X X X X X X X X X X X X X X X
Cannabis
Storefront
Retail
See
Retail
Sales
Cannabis
Testing
Laborator
y
See
Laborato
ries -
Research
Cannabis
Warehous
e/Distribut
ion
See
Warehou
se &
Distributi
on
Facilities
Caretaker
Living
Quarters
See
Incidenta
l Uses
Table
Catering
Establish
ments
X X X X X X X
M
C P P P P P P P P X P X X P
6.08 -
Regulati
on of
Food
Establish
ments
and Food
Facilities
6.09 -
Regulati
on of
Food
Handlers
Cemeterie
s,
Mortuaries
&
Ancillary
Uses
X X C C C X X X C C X X X X X C C C X X X
Crematori
ums
X X X X X X X X C C X X X X X C C C X X X
Check
Cashing X X X X X X X X
P/ M
C
P/ M
C
X X X X X X X X X X
M
C
19.280 -
Check
Cashing
Establish
ments
For
parking
see
Banks
and
Financial
Service
under
19.580
Commerci
al Kitchen
(no on-site
dining)
X X X X X X X X P P P X X X P P P X X X P
For
parking
see
Manufact
uring
under
19.580
Commerci
al Storage
Facilities
(Mini-
Warehous
e) 1
19.190 -
Commer
cial
Storage
Overlay
Zone
Day Care
Centers X X
M
C
M
C
M
C
M
C X
M
C
M
C
M
C
M
C
M
C
M
C
M
C
M
C X X X X X
M
C
19.290 -
Day Care
Centers
See
19.149 -
Airport
Land
Use
Compati
bility***
Drug
Store or
Pharmacy:
2,000 sq.
ft. or less
and no
drive-thru
lane(s)
X X X X X X X
M
C P P P P P P X X X X X X P
2,000 sq.
ft. or less
with
drive-thru
lane(s)
X X X X X X X
M
C
M
C
M
C
M
C
M
C
M
C
M
C X X X X X X X
More than
2,000 sq.
ft. and no
drive-thru
lane(s)
X X X X X X X X P P P P P P X X X X X X X
More than
2,000 sq. X X X X X X X X
M
C
M
C
M
C
M
C
M
C
M
C X X X X X X X
ft. with
drive-thru
lane(s)
Equipment
(Large)
Sales and
Rental
X X X X X X X X X X X X X X C
M
C
M
C
M
C X X X
19.300 -
Equipme
nt
(Large)
Sales and
Rental
Equipment
(Small)
Sales and
Rental
X X X X X X X X
M
C
M
C X X X X
M
C P P P X X X
Farmers'
Markets -
Certified
X X X X X X X
P/ M
C
P/ M
C
P/ M
C
P/ M
C
M
C
M
C
M
C X X X X X X
P/ M
C
19.305 -
Farmers'
Markets -
Certified
Florist
Shops X X X X X X X
M
C
P/ M
C
P/ M
C
P/ M
C
P/ M
C
P/ M
C
P/ M
C
X X X X X X
P/ M
C
19.310 -
Florist
Shops
For
incidenta
l sale of
alcohol
see
19.415 -
Alcohol
Sales
With
Incidental
Alcohol
Sales
X X X X X X X
M
C
M
C
M
C
M
C
M
C
M
C
M
C X X X X X X
M
C
Flying
Schools X X X X X X X X X X X X X X X X X P X X X
Fueling
Systems -
Private
(Above
Ground
Tanks)
See
Incidenta
l Uses
Table
Furniture
Upholster
y
X X X X X X X X X X X X X X P P X X X X X
Gambling
(including
Card
house)
X X X X X X X X X X X X X X X X X X X X X Prohibite
d Use
Group
Housing
(Convales
cent
Homes,
SRO's,
Alcohol &
Drug
Treatment
Facilities,
6 or Fewer
Occupants
)
P P P P P P P X X X X P P P X X X X X X X
19.315 -
Group
Housing
Group
Housing
(Convales
cent
Homes,
SRO's,
Alcohol &
Drug
Treatment
Facilities,
more than
6 Occupants
)
X X C C C X X C C C C X X X X X X X X X X
19.315 -
Group
Housing
Hangars X X X X X X X X X X X X X X X X X P X X X
Heliport
or
Helistop
X X X X X X X C C C C X X C C C X P C X X
19.320 -
Heliports
and
Helistops
Historic
Residence
Used for
Retail
Business,
Office or
Bed and
Breakfast
See Bed
and
Breakfast
Inn,
Office
and
Retail
Sales on
this Ttable
Home
Improvem
ent, Sales
and
Service
(Hardware
See
Incidenta
l Uses
Table for
Outdoor
Display
, Lumber
and
Building
Material
Stores) -
Retail:
Under
20,000 sq.
ft.
X X X X X X X X P P P P P P X X X X X X P
20,000
s.f. or
More
X X X X X X X X C P P X X X X X X X X X X
Home
Occupatio
ns
See
Incidenta
l Uses
Table
Hotel,
Motel or
Hotel/Mot
el - Long-
term Stay
X X X X X X X X C C C X C C X X X X X X X
5.32 -
Transient
Occupan
cy Tax
9.55 -
Limitatio
n on
Continuo
us and
Cumulati
ve
Occupan
cy of
Transient
Hotels
and
Motels
19.330 -
Hotel/M
otel,
Long-
Term
Stay
See
19.149 -
Airport
Land
Use
Compati
bility***
Junk
Dealers/Sc
Prohibite
d
rap Metal
Recyclers
primary
use; see
incidenta
l uses
table
Laboratori
es -
Research
X X X X X X X X X X X X X X P P P P X X X
Laundry,
Commerci
al
(Cleaning
Plants,
Industrial
Laundries,
Carpet and
Upholster
y
Cleaners)
X X X X X X X X X P X X X X P P P X X X X
Live/Work
Unit X X X X X X X X X X X
P/ M
C
P/ M
C
P/ M
C
X X X X X X
M
C
19.335 -
Live/Wo
rk Units
See
19.149 -
Airport
Land
Use
Compati
bility***
Low
Barrier
Navigatio
n Center
X X X X X X X X
M
C
M
C X P P P P P X X X X X
Provided
the
center
meets all
four (4)
requirem
ents
under
Governm
ent Code
sec.
65662(a) - (d)
Lumber
Yard and
Building
Materials -
Wholesale
X X X X X X X X X X X X X X
M
C P X X X X X
See
Incidenta
l Uses
Table for
Outdoor
Display
Manufactu
red
Dwellings:
P P P P P P P X X X X P X X X X X X X X X
19.850 -
Fair
Housing
and
Reasona
ble
Accomm
odations
19.100 -
Residenti
al Zones
19.340 -
Manufact
ured
Dwelling s
See
19.149 -
Airport
Land
Use
Compati
bility***
Sales of
Manufactu
red
Dwellings
X X X X X X X X X X X X X X C C X X X X X
Manufactu
ring
(Indoors)
X X X X X X X X X X X X X X P P P P X X X
Marijuana
Uses and
Activities
X X X X X X X X X X X X X X X X X X X X X
Prohibite
d Uses.
See
19.342 -
Marijuan
a Uses
and
Activitie
s
Marijuana
Cultivatio
n,
Personal
See
Incidenta
l Uses
Table
Medical
Marijuana
Dispensar
y
X X X X X X X X X X X X X X X X X X X X X Prohibite
d Use
Medical
Services -
Clinic,
Medical/D
ental
X X X X X X X P P P P P P P
M
C
M
C
M
C
M
C X X P 5.52
-
Massage
Offices,
Laborator
y,
Urgent/Ex
press
Care, and
Optometri
st
Medical
Services -
Hospital
X X X X X X X C C C C X X X C X X X X X X
See
19.149 -
Airport
Land
Use
Compati
bility***
Mobile
Home`
Park
X X
With the
MH
Overlay
Zone
X X X X X X X X X X X X X X X X
19.210 -
Mobile
Home
Park
Overlay
Zone
5.75 -
Mobile
Home
Parks
Rent
Stabilizat
ion
Procedur
es
Model
Homes P P P P P P P X X X X P P P X X X X X X X
19.345 -
Model
Homes
Multi-
tenant
Indoor
Mall
X X X X X X X X X X X X X X X X X X X X X Prohibite
d Use
Multiple-
family
Dwelling
X X X X X
2 P P X X X X X P P X X X X X X X
19.850 -
Fair
Housing
and
Reasona
ble
Accomm
odations
See
19.149 -
Airport
Land
Use
Compati
bility***
Offices
(Administr
ative,
Business,
Executive
and
Profession
al, but not
Medical or
Dental)
X X X X X X X P P P P P P P P P P P X X P
9.42 Fortunete
lling and
Occult
Arts
19.325 -
Historic
Residenc
e Used
for Retail
Business,
Office or
Bed and
Breakfast
In
Historic
Residence
X X
M
C
M
C
M
C
M
C X P P P P P P P P P P P X X
M
C
Outdoor
Dining
and/or
Food
Preparatio
n
(Permanen
t)
See
Incidenta
l Uses
Table
Outdoor
Display of
Incidental
Plant
Materials
See
Incidenta
l Uses
Table
Outdoor
Sales,
Display
and
Storage
See
Incidenta
l Uses
Table
Outdoor
Storage
Yard
(including
Contractor
Storage
Yards) -
Primary
Use
X X X X X X X X X C X X X X
M
C
P/ M
C
X X X X X
19.285 -
Outdoor
Storage
Yard
Parking
Lot or
Parking
Structure
(Stand
Alone)
X X X X X X X
M
C
M
C
M
C
M
C
M
C
M
C
M
C
M
C
M
C
M
C
M
C
M
C
M
C X 19.580
-
Parking
Parolee/Pr
obationer
Homes: 19.350
-
Parolee/P
robatione
r Home
2 to 6
Occupants X X
M
C
M
C
M
C X X X X X X X X X X X X X X X X
More than
6 Occupants
X X C C C X X X X X X X X X X X X X X X X
Pawn
Shop/Gold
Buying
X X X X X X X X
M
C
M
C X X X X X X X X X X X
For
parking
see
Retail
Sales -
19.58019
.355 -
Pawn
Shop
Personal
Services
(Barber,
Beauty
Salon,
Spa,
Tailor,
Dry
Cleaner,
Selfservice
Laundry,
Tattoo &
Body
Piercing
Parlors,
Etc.)
X X X X X X X P P P P P P P X X X X X X P
5.52 –
Massage
For
personal
services
as home
occupati
ons see
Incident
al Uses
Table
and
Chapter
19.485-
Home
Occupati
ons
Planned
Residentia
l
Developm
ent
PR
D
X
PR
D
PR
D
PR
D
X X X X X X X X X X X X X X X X
19.780 -
Planned
Residenti
al
Develop
Minor
Planned
Residentia
l
Developm
ent
X X
PR
D
PR
D
PR
D
X X X X X X X X X X X X X X X X
ment
Permits
See
19.149 -
Airport
Land
Use
Compati
bility*** Administr
ative
Planned
Residentia
l
Developm
ent
X X
PR
D
PR
D
PR
D
X X X X X X X X X X X X X X X X
Small Lot
Subdivisio
n Planned
Residentia
l
Developm
ent
X X X X X
PR
D
X X X X X X X X X X X X X X X
Plant
Nurseries - Retail X X X X
M
C
M
C X X P P X
M
C X X X X X X X X X
19.360 -
Plant
Nurseries - Retail
19.505 -
Outdoor
Display
and Sales
Plant
Nurseries -
Wholesale
X P X X X X X X X X X X X X X C X X X X X
Publishing
and
Printing
X X X X X X X X X X X X X X P P P P X X X
For
parking
see
Manufact
uring -
19.580
Rail
Transit
Station
X X C C C C C C C C C C C C C C C C C C C
Recreation
al
Facilities -
Commerci
al:
5.28 -
Poolroo
ms
19.370 -
Recreatio
Billiard
Parlors
and Pool
Halls
X X X X X X X X
M
C
M
C
M
C
M
C
M
C
M
C X X X X X X X
nal
Facilities -
Commer
cial
(Billiard
Parlors
and Pool
Halls)
Bowling
Alleys X X X X X X X X
M
C
M
C
M
C
M
C
M
C
M
C X X X X X X X
Skate
Facility X X X X X X X X
M
C
M
C
M
C
M
C
M
C
M
C X X X X X X X
Amuseme
nt Parks
X X X X X X X X C C C X X X X X X X X X X
Golf
Courses
and
Driving
Ranges
C C C C C X X X C C C X X X X X X C X X X
Health
and
Fitness,
music,
dance or
martial
arts
studios:
4000 sq.
ft. or less X X X X X X X X P P P P P P
M
C
M
C
M
C
M
C X X
P
more
than 4000
sq. ft.
X X X X X X X X
M
C
M
C
M
C X C C X X X X X X
M
C
Other
Indoor or
Outdoor
Facilities
X X X X X X X X C C C X X X C C C C X X X
Recycling
Center -
Paper,
Glass,
Plastic,
Aluminum
and
Nonferrou
s Metals
X X X X X X X X X X X X X X X C X X X X X
19.375 -
Recyclin
g Center - Paper,
Glass,
Plastic,
Aluminu
m and
Other
Nonferro
us
Metals
Recycling
Center -
Solid
Waste
Transfer
Stations
and
Material
Recovery
Facilities
(MRF)
X X X X X X X X X X X X X X X C X X X X X
19.380 -
Recyclin
g Center - Solid
Waste
Transfer
Stations
and
Material
Recovery
Facilities
(MRF)
Recycling
Facilities:
19.385 -
Recyclin
g
Facilities
Indoor
Collection
Centers
X X X X X X X X P P P P P P X X X X X X P
Reverse
Vending
Machines
X X X X X X X X P P P P P P X X X X X X P
Bulk
Reverse
Vending
Machines
X X X X X X X X
RC
P
RC
P
RC
P
RC
P
RC
P
RC
P
X X X X X X RC
P
Mobile
Recycling
Units
X X X X X X X X
RC
P
RC
P
RC
P
RC
P
RC
P
RC
P
X X X X X X RC
P
Repair
Shop -
Small
Items
(Computer
s, Small
Appliance
s, Jewelry,
Etc.) with
Incidental
Sales
X X X X X X X P P P P P P P P P P P X X P
Restaurant
s (sit down
and take-
out)
X X X X X X X P P P P P P P P X P P X X P
6.08 -
Regulati
on of
Food
Establish
ments
and Food
Facilities
With
Drive-thru
Lanes
X X X X X X X X C C C X X X X X X X X X X
6.09 -
Regulati
on of
Food
Handlers
Outdoor
Dining -
See
Incidenta
l Uses
Table
19.475 -
Drive-
Thru
Business
es
See
19.149 -
Airport
Land
Use
Compati
bility***
Retail
Sales: X X X X X X X X P P P P P P X X X X X X P
19.325 -
Historic
Residenc
e Used
for Retail
Business,
Office or
Bed and
Breakfast
19.390 -
Retail
Sales
Ancillary
to a
Manufact
uring
Use
In
Historic
Residence
X X
M
C
M
C
M
C
M
C X
P/ M
C
P/ M
C
P/ M
C
P/ M
C
P/ M
C
P/ M
C
P/ M
C
X X X X X X
P/ M
C
With
Incidental
Repairs
(Except as
Noted in
this Table)
X X X X X X X X P P P P P P X X X X X X P
Ancillary
to a
Manufactu
ring Use
On-site
(Floor
area not to
exceed
15% of
gross floor
area)
X X X X X X X X X X X X X X P P P P X X X
Schools:
College,
Communit
y College,
University
and
Profession
al
(Private)
X X X X C X X C C C C X C C C X X C C X X
19.395 -
Schools
See
19.149 -
Airport
Land
Use
Compati
bility***
Private
(Grades K-12) X X C C C X X C C C C C C C X X X X C X X Vocational
and
Technical:
Total
Enrollmen
t 20
persons or
less or a
total size
of 2,000
sq. ft. or
less
X X X X X X X
M
C
M
C
M
C
M
C
M
C
M
C
M
C
M
C
M
C
M
C
M
C X X X
Total
Enrollmen
t more
than 20
persons or
a total size
greater
than 2,000
sq. ft.
X X X X X X X C C C C C C C C C C C X X X
Shelters,
Emergenc
y:
19.400 -
Shelters -
Emergen
cy
19.740
Tempora
ry Use
Permit
(Tempor
ary
Emergen
cy
Shelter
with
Assembli
2 to 6
occupants X X
M
C
M
C
M
C
M
C
M
C
M
C
M
C
M
C X
M
C
M
C
M
C
M
C P X X X X X
more
than 6
occupants
X X C C C C C C C C X C C C
M
C P X X X X X
es of
People -
Non -
Entertain
ment)
Shopping
Center -
Regional:
Up to 5
Acres X X X X X X X X P P X X
S
P
S
P X X X X X X X
More than
5 Acres X X X X X X X X
S
P
S
P SP X
S
P
S
P X X X X X X X
Showroom X X X X X X X X P P P P P P P P P P X X P
Single-
family
Dwelling:
Chapter
19.850 -
Fair
Housing
and
Reasona
ble
Accomm
odations
See
19.149 -
Airport
Land
Use
Compati
bility***
Chapter
19.443 -
Two-
Unit
Develop
ments
Attached X
7 X P P P P 3
P
3 X X X X P X X X X X X X X X
Detached P P P P P P
4 P
4 X X X X P X X X X X X X X X
Single
Room
Occupanc
y (SRO)
X X X X X X X X X X X X X C X X X X X X X
19.401 -
Single
Room
Occupan
cies
Smog
Shop (Test
Only)
X X X X X X X X
M
C
M
C
M
C X X X
M
C P X
M
C X X X
19.420 -
Vehicle
Repair
Facilities
Sober
Living
Homes
P P P P P P P X X X X P P P X X X X X X X
For
parking
see
Single
Family
Dwelling - 19.580
Student
Housing,
Including
Fraternitie
s,
Sororities
and
Dormitori
es
X X X X X C C X C C X X C C X X X X X X X
See
19.149 -
Airport
Land
Use
Compati
bility***
Subdivisio
n Sales
Trailer
and/or
Office
During
Constructi
on
See
Tempora
ry Uses
Table
Supportive
Housing
2 to 6
occupants P P P P P P P
M
C
M
C
M
C X P P P X X X X X X X
more than
6 occupants
P P P P P P P C C C X P P P X X X X X X X
Taxi
Company
with
Vehicle
Storage
X X X X X X X X X X X X X X P P P P X X X
Tiny
Home
Communit
y
(Foundatio
n)
X X X X X P P X X X X X X X X X X X X X X
19.100.0
70 -
Addition
al
regulatio
ns for the R-3 and R-4
Zones.
Transition
al Housing
2 to 6
occupants P P P P P P P
M
C
M
C
M
C X P P P X X X X X X X
more than
6 occupants
P P P P P P P C C C X P P P X X X X X X X
Truck and
Trailer
Storage -
Primary
Use
X X X X X X X X X X X X X X X X X X X X X Prohibite
d Use
Tutoring
Center: X X X X X X X
PPPPPPPPXXXXXP
Vehicle
Dismantli
ng &
Wrecking
X X X X X X X X X X X X X X X X X X X X X Prohibite
d Use
Vehicle
Fuel
Stations
5.64 -
Motor
Vehicle
Fuel
Pricing
19.410 -
Vehicle
Fuel
Stations
For
private
fueling
systems,
see
19.480 - Fueling
Systems - Private
(Above
Ground
Tanks)
Gasoline
Stations X X X X X X X X C C C X X X C C C C X X X
Hydrogen
Fuel
Stations
X
8 X8X8X8X8X8X8
X
8 P/ C8
P/ C8P/ C8
X
8 X
8 X
8 P/ C8
P/ C8P/ C8P/ C8X8
X
8 X
8 Vehicle
Impound
and Tow
Yards
X X X X X X X X X X X X X X C C X X X X X
19.415 -
Vehicle
Impound
Yard
Vehicle
Parts and
Accessorie
s:
Sales
Only X X X X X X X X P P P P P P
M
C C X X X X X
Sales and
Installatio
n (Indoor
only)
X X X X X X X X C C C X X X C C X X X X X
Vehicle
Repair
Facilities -
Major
(Indoor)
X X X X X X X X X C X X X X C
P/ M
C
P/ M
C
X X X X
19.420 -
Vehicle
Repair
Facilities
Vehicle
Repair
Facilities -
Minor
(Indoor)
X X X X X X X X C C C X X X
M
C
P/ M
C
X X X X X
19.420 -
Vehicle
Repair
Facilities
Vehicle
Repair
Facilities -
Minor
(Outdoor -
fully
screened)
X X X X X X X X X X X X X X X
M
C X X X X X
19.420 -
Vehicle
Repair
Facilities
Vehicle
Rental:
Moving
Trucks X X X X X X X X C C X X X X
M
C
M
C X X X X X
Passenger
Vehicles X X X X X X X X C C X X X X
M
C
M
C X X X X X
Incidental
Sales X X X X X X X X X C X X X X X X X X X X X
Vehicle
Sales,
Rental and
Leasing -
New and
Used (No
Outdoor
Display)
See
Retail
Sales in
This
Table
Vehicle
Sales,
Rental and
Leasing -
X X X X X X X X X C X X X X
M
C
6 X X X X X X
New and
Used
(With
Outdoor
Display)
Vehicle
Wash
Facilities
X X X X X X X X C C C X X X X X X X X X X
19.425 -
Vehicle
Wash
Facilities
Vehicle
Wholesale
Business:
19.427 -
Vehicle
Wholesal
e
Business
Indoor
(less than
5,000 sq.
ft.)
X X X X X X X X X X X X X X P P X X X X X
Outdoor
& Indoor
(In excess
of 5,000
sq. ft.)
X X X X X X X X X X X X X X C C X X X X X
Veterinary
Services:
19.430 -
Veterinar
y
Services
Clinics
and Small
Animal
Hospitals
(short
term
boarding)
X X X X X X X X
M
C
M
C
M
C X C C
M
C C C X X X
M
C
Incidental
to a Pet
Shop
X X X X X X X X P P P X
M
C
M
C X X X X X X P
Warehousi
ng &
Distributio
n
Facilities: 19.435
-
Warehou
sing &
Distributi
on
Facilities
a. 10,000
sq. ft. or
less
X X X X X X X X X X X X X X
P/ M
C
P/ M
C
P/ M
C
P/ M
C
X X X
b. Greater
than
10,000 sq.
ft. and less
X X X X X X X X X X X X X X
M
C/
C
M
C/
C
M
C/
C
M
C/
C
X X X
than
100,000
sq. ft.
c. Greater
than
100,000
square feet
and less
than
400,000
sq. ft.
X X X X X X X X X X X X X X C C C C X X X
d. 400,000
sq. ft. or
greater
X X X X X X X X X X X X X X X C X X X X X
Wireless
Telecomm
unication
Facilities
and
Related
Support
Structures
X X
P/
C
1 P/
C
5 P/
C
5 P/
C
5 P
/
C
5 P/
C
P/
C
P/
C
P/
C
P/
C
5 P/
C
5 P/
C
5 P/
C
P/
C
P/
C
P/
C
P
/
C
P/
C
P/
C
19.530 -
Wireless
Telecom
municati
ons
Facilities
and
Related
Support
Structure
s
* = For CRC, MU-U and MU-V Zones a Site Plan Review Permit (Chapter 19.770) is required for any new or addition ** = For a more detailed listing of the permitted land uses in the RA-5 and RC Zones, refer to Sections 19.100.030.A (R conflict between this Table and Sections 19.100.030.A and 19.100.030.B exists, the provisions of Sections 19.100.030.A a *** = Refer to Chapter 19.149 - Airport Land Use Compatibility and applicable Airport Land Use Compatibility Plan for C = Subject to the granting of a conditional use permit (CUP), Chapter
19.760
MC = Subject to the granting
19.730
PRD = Planned Residential Development Permit, Chapter 19.780 RCP =
Recycling
Center
Permit,
Chapter
19.870
SP = Site Plan Review Permit
X = Prohibited
1 Commercial Storage Facilities are permitted in all zones with the Commercial Storage Overlay Zone (Chapter 19.190).
2 Legal, existing duplexes built prior to the adoption of this Title Zoning Code are permitted in the R-1- 7000 Zone see 19.100.060 D.
3 Allowed with a Planned Residential Development (PRD) Permit, Chapter 19.780. 4 One single-family detached dwelling allowed on one legal lot 0.25 acres in size or less in existence prior to January 1, 2018 subject to the development standards of the R-1-7000 Zone. 5 Permitted or conditionally permitted on sites that do not include a residential use. 6 For Clean Energy Uses and associated Outdoor Storage (Chapter 19.510) and/or Indoor Vehicle Repair (Chapter 19.420), permitted with a Minor Conditional Use Permit. 7 Allowed for Two-Unit Developments pursuant to Chapter 19.443. 8 Permitted by-right if located in an industrial or commercial zone and does not contain existing residential units, or if previously developed with a vehicle fuel station. (<ulink class="ordbank" print="yes"
url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1310591&datasource=ordbank" web="yes">Ord. 7683</ulink>, § 9(Exh. F), 2024; <ulink class="ordbank" print="yes" url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1284848&datasource=ordbank" web="yes">Ord. 7660</ulink>, § 1(Exh. A), 2024; Ord. <ulink class="ordbank" print="yes" url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1248964&datasource=ordbank" web="yes">7652</ulink> § 3(Exh. B), 2023; Ord. <ulink class="ordbank" print="yes" url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1207080&datasource=ordbank" web="yes">7630</ulink> § 4(Exh. A), 2023; Ord. <ulink class="ordbank" print="yes" url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1169189&datasource=ordbank" web="yes">7592</ulink> § 4(Exh. D), 2022; Ord. <ulink class="ordbank" print="yes" url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1160052&datasource=ordbank" web="yes">7587</ulink>, § 2(Exh. A), 2022; Ord. <ulink class="ordbank" print="yes" url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1116112&datasource=ordbank" web="yes">7573</ulink> § 1(Exh. A), 2021; Ord. <ulink class="ordbank" print="yes" url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1081723&datasource=ordbank" web="yes">7552</ulink> §7(Exh. C), 2021; Ord. <ulink class="ordbank" print="yes" url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1055983&datasource=ordbank" web="yes">7541</ulink>, § 6(Exh. C), 2020; Ord. <ulink class="ordbank" print="yes" url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1034308&datasource=ordbank" web="yes">7528</ulink> § 1(Exh. A), 2020; Ord. <ulink class="ordbank" print="yes" url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1111636&datasource=ordbank" web="yes">7520</ulink> § 1(Exh. A); Ord. <ulink class="ordbank" print="yes" url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1004442&datasource=ordbank" web="yes">7505</ulink> § 1(Exh. A), 2020; Ord. <ulink class="ordbank" print="yes" url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=988206&datasource=ordbank" web="yes">7487</ulink> § 13(Exh. D), 11-5-2019; Ord. <ulink class="ordbank" print="yes" url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=952729&datasource=ordbank" web="yes">7462</ulink>, § 2(Exh. A), 2019; Ord. <ulink class="ordbank" print="yes" url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=905806&datasource=ordbank" web="yes">7431</ulink> § 3(Exh. A), 2018)
19.150.020.B Incidental Uses Table
This Ttable identifies uses which are generally only permitted as an incidental use to some other permitted use on the property.
Use
Zones
Locatio
n of
Requir
ed
Standar
ds in
the
Munici
pal
Code
Residential Zones
(Residential
Conservation (RC),
Residential Agricultural
(RA-5), Rural
Residential (RR),
Residential Estate (RE),
Single-Family
Residential (R-1),
Multiple Family
Residential (R-3 and R4))
Office &
Commercial
Zones
(Office,
Commercial
Retail,
Commercial
General,
Commercial
Regional
Center)
Mixed Use
Zones
(Neighbor
hood,
Village,
Urban)
Industrial
Zones
(Business
Manufacturing
Park, General
Industrial,
Airport
Industrial,
Airport)
Other
Zones
(Public
Facilities,
Railroad,
Neighborho
od
Commercial
Overlay)
R
C
**
R
A
-
5 *
*
R
R
R
E
R
-1
R
-3
R
-4 O CR
C
G
C
R
C*
M
UN
M
UV
*
M
UU
*
B
M
P
I AI AI
R PF
R
W
Y
NC
Ov
erla
y
Accesso
ry
Buildin
gs &
Structur
es
P P P P P P P P P P P P P P P P P P P P P
19.440
-
Access
ory
Buildin
gs &
Structu
res
Cargo
Contain
ers
X P P X X X X X X P X X X X P P P P P P X
Agricult
ural
Field
Office
C C M
C X MC X X X X X X X X X X X X X X X X
19.445
-
Agricul
tural
Field
Office
Accesso
ry
Dwellin
g Unit 1
and
Accesso
ry
Dwellin
P P P P P P P X X X X P P P X X X X X X X
19.442
-
Access
ory
Dwelli
ng Unit
and
Junior
Access
g Unit,
Junior
ory
Dwelli
ng
Units
19.910 -
Definit
ions
Accesso
ry
Living
Quarter
s
P P P P P X X X X X X X X X X X X X X X X
19.910 -
Definit
ions
Agricult
ural
Stand
X P X X X X X X X X X X X X X X X X X X X
Alcohol
Sales:
19.310 -
Florist
Shops
19.450 -
Alcoho
l Sales
OffSale X X X X X X X X C C C C C C X X X X X X C
On-
Sale 2 X X X X X X X
M
C
M
C
M
C
M
C
M
C
M
C
M
C
M
C X X
M
C X X
M
C
Incident
al to
Florist
Shop
X X X X X X X
M
C
M
C
M
C
M
C
M
C
M
C
M
C X X X X X X
M
C
Concurr
ent Sale
of
Vehicle
Fuel
X X X X X X X X C C C X X X C C C C X X X
Animal
Keepin
g:
19.455 -
Animal
Keepin
g
Domest
ic
Animal
s
P P P P P P P X X X X P P P X X X X X X X
Non-
Domest
ic
P P/
C
P/ M
C
P
5 P
5 X X X X X X X X X X X X X X X X
Animal
s
Dairies X C X X X X X X X X X X X X X X X X X X X
Riding
Stables
&
Academ
ies
X P X X X X X X X X X X X X X X X X X X X
Bees P P P X X X X X X X X X X X X X X X X X X
Earthw
orms
X P/
C X X X X X X X X X X X X X X X X X X X
Aviarie
s
P P P X X X X X X X X X X X X X X X X X X
Cannabi
s
Cultivat
ion:
19.342 -
Cannab
is Uses
and
Activiti
es
See
Article
X
(Defini
tions)
Comme
rcial,
includin
g
Medical
Cannabi
s
Cultivat
ion,
(Prohibi
ted use)
X X X X X X X X X X X X X X X X X X X X X
Persona
l -
Indoor
P P P P P P P X X X X X X X X X X X X X X
Persona
l -
Outdoor
(Prohibi
ted Use)
X X X X X X X X X X X X X X X X X X X X X
Caretak
er
Living
19.465 -
Careta
Quarter
s:
ker
Living
Quarter
s Agricult
ural
X C
M
C X
M
C X X X X X X X X X X X X X X X X
Industri
al Uses
&
Comme
rcial
Storage
X X X X X X X X X X X X X X X
M
C
M
C
M
C X X X
Tempor
ary
During
Constru
ction
TU
P
TU
P
TU
P
TU
P
TU
P
TU
P
TU
P
TU
P
TU
P
TU
P
TU
P
TU
P
TU
P
TU
P
TU
P
TU
P
TU
P
TU
P
TU
P
X TU
P
Dwellin
g
Unit(s)
with
Assemb
lies of
people —nonentertai
nment*
**
X X C C C C X C C C C C C C X X X X X X X
19.255
Assem
blies of
People - Non -
Enterta
inment
Entertai
nment -
Incident
al
5.80 -
Enterta
inment
Permit
Fuel
Systems -
Private
(Above
Ground
Tanks)
X X X X X X X
P/ M
C
P/ M
C
P/ M
C
P/ M
C
P/ M
C
P/ M
C
P/ M
C
P/ M
C
P/ M
C
P/ M
C
P/ M
C
P/ M
C
P/ M
C
X
19.480 -
Fueling
System
s -
Private
(Above
Ground
Tanks)
For
vehicle
fuel
station
s, see
19.410 -
Vehicl
e Fuel
Station s
Home
Occupat
ions
X X P P P P P X X X X P P P X X X X X X P
19.485 - Home
Occupa
tions
Junk
Dealers/
Scrap
Metal
Recycle
rs
XXXXXXXXXXXXXXX
MC
XXXXX
5.85 –
Junk
Dealer
s and
Scrap
Metal
Recycl
ers
Mining/
Mineral
Extracti
on
X X C C C C C X C C X X X X X C X X X X X
19.490 -
Mining
/Miner
al
Extract
ion
Monitor
ed
Electrifi
ed
Security
Fence
System
X X X X X X X
P/ M
C
P/ M
C
P/ M
C
P/ M
C
X X X
P/ MCP/ MCP/ MCP/ MC
X
P/ M
C
P/ M
C
19.550.
025 -
Monito
red
Electrif
ied
Securit
y
Fence
System
Outdoor
Dining
(Perma
nent)
X X X X X X X P P P P P P P P X X P X X P
19.495 -
Outdoo
r
Dining
and
Food
Prepara
tion
(Perma
nent)
Outdoor
Food
Preparat
ion
(Perma
nent)
X X X X X X X
M
C
M
C
M
C
M
C
M
C
M
C
M
C
M
C X X
M
C X X
M
C
19.495 -
Outdoo
r
Dining
and
Food
Prepara
tion
(Perma
nent)
Outdoor
Display
of
Incident
al Plant
Materia
ls
X X X X X X X X P P P P P P X X X X X X P
19.500 -
Outdoo
r
Displa
y of
Inciden
tal
Plant
Materi
als
Outdoor
Display
and
Sales -
Incident
al 3
X X X X X X X X X
TU
P
X X X X X X X X X X X
19.505 -
Outdoo
r
Displa
y and
Sales
Outdoor
Storage -
Incident
al
X X X X X X X X X X X X X X P P P P X X X
19. 510 -
Outdoo
r
Storage
Play
Areas
Incident
al to
Restaur
ants 4
X X X X X X X X
M
C
M
C
M
C X X X X X X X X X X
19.515 - Play
Areas
Inciden
tal to
Restaur
ants
Rental
of
Rooms
19.100 -
Reside
ntial
Zones
2 or
fewer P P P P P X X X X X X P X X X X X X X X X
3 or 4 P P
R
R
P
R
R
P
R
R
P
X X X X X X
R
R
P
X X X X X X X X X
19.520
-
Rental
of
Rooms
19.895
- Room
Rental
Permit
Tiny
Home
Commu
nity***
X X C C C C X C C C C C C C X X X X X X X
19.255
-
Assem
blies of
people
—nonentertai
nment
19.100.
070 -
Additio
nal
regulati
ons for
the R-3
and R4
Zones.
19.910
-
Definit
ions
Vehicle
Repair -
Persona
l
P P P P P X X X X X X X X X X X X X X X X
19.527
-
Vehicl
e
Repair
-
Person
al
Wareho
using,
storage
X X X X X X X X X X X X X X P P P X
See
Chapte
r
19.130
Industr
ial
Zones
(<ulink class="ordbank" print="yes"
url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1284848&datasource=ordbank" web="yes">Ord. 7660</ulink>, § 1(Exh. A), 2024; Ord. <ulink class="ordbank" print="yes" url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1248964&datasource=ordbank" web="yes">7652</ulink> § 4(Exh. C), 2023; Ord. <ulink class="ordbank" print="yes" url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1207080&datasource=ordbank" web="yes">7630</ulink> § 5(Exh. B), 2023; Ord. <ulink class="ordbank" print="yes" url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1191455&datasource=ordbank" web="yes">7617</ulink> § 1(Exh. A), 2022; Ord. <ulink class="ordbank" print="yes" url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1034308&datasource=ordbank" web="yes">7528</ulink> §1(Exh. A), 2020; Ord. <ulink class="ordbank" print="yes" url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1111636&datasource=ordbank" web="yes">7520</ulink> §1(Exh. A); Ord. <ulink class="ordbank" print="yes" url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1004442&datasource=ordbank" web="yes">7505</ulink> § 1(Exh. A), 2020; Ord. <ulink class="ordbank" print="yes" url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=947646&datasource=ordbank" web="yes">7457</ulink> § 1(Exh. A), 2019; Ord. <ulink class="ordbank" print="yes" url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=905806&datasource=ordbank" web="yes">7431</ulink> § 3(Exh. A), 2018; Ord. 7408 §1, 2018; Ord. 7331 §11, 2016; Ord. 7316 §4, 2016; Ord. 7273 §1, 2015; Ord. 7222 §3, 2013, Ord. 7110 §§2, 3, 4, 2011; 7064 §9, 2010; Ord. 6966 §1, 2007)
1 Accessory Dwelling Units (ADU) are permitted when an existing or proposed primary single-family or multi-family residential dwelling is located on the same property, pursuant to Chapter 19.422. 2 See exemptions noted in 19.450 - Alcohol Sales
3 Outdoor Sales and Display - Incidental are permitted on an intermittent basis with a TUP. See Section
19.740
4 Where play areas are proposed in conjunction with a new drive-thru restaurant, the play area can only be considered under the same conditional use permit required for the drive-thru business. 5 Non-domestic animal keeping in the RE and R-1 zones shall only permit chicken (poultry) keeping pursuant to Chapter 19.455 Animal Keeping.
* = For CRC, MU-U and MU-V Zones a Site Plan Review (Chapter 19.770) is required for any new or additions/chang ** = For a more detailed listing of the permitted land uses in the RA-5 and RC Zones, refer to Sections 19.100.030.A (R
19.100.030.A and 19.100.030.B exists, the provisions of Sections 19.100.030.A and 19.100.030.B shall apply. *** = Accessory to an Assemblies of People — Non-Entertainment and subject to the applicable standards identified in C P = Permitted C = Subject to the granting of a conditional use per RCP = Recycling Center Permit, Chapter 19.870. TUP = Temporary Use Permit, Chapter 19.740 sq. ft. = Square Feet
PRD = Planned Residential Development Permit, Chapter 19.780 RRP = Room Rental Permit
19.150.020.C Temporary Uses Table
This Ttable identifies uses that are temporary in nature.
Use
Zones
Locatio
n of
Require
d
Standar
ds in
the
Munici
pal
Code
Residential Zones
(Residential Conservation
(RC), Residential
Agricultural (RA-5),
Rural Residential (RR),
Residential Estate (RE),
Single-Family Residential
(R-1), Multiple Family
Residential (R-3 and R4))
Office &
Commercial
Zones
(Office,
Commercial
Retail,
Commercial
General,
Commercial
Regional
Center)
Mixed Use
Zones
(Neighborh
ood,
Village,
Urban)
Industrial
Zones
(Business
Manufacturin
g Park,
General
Industrial,
Airport
Industrial,
Airport)
Other Zones
(Public
Facilities,
Railroad,
Neighborho
od
Commercial
Overlay)
R
C*
*
R
A
-
5*
*
R
R
R
E
R1 R3 R4 O C
R
C
G
CR
C*
M
U
-
N
M
U
-
V
*
M
UU*
B
M
P
I A
I
A
IR
P
F
R
W
Y
NC
Ove
rlay
Car
Show X X
T
U
P
1 T
U
P
1 T
U
P
1 T
U
P
1 T
U
P
1 T
U
P
T
U
P
T
U
P
TU
P
T
U
P
T
U
P
TU
P
T
U
P
T
U
P
T
U
P
T
U
P
T
U
P
T
U
P
Careta
ker
Living
Quarter
s -
Tempo
rary
During
Constr
uction
T
U
P
T
U
P
T
U
P
T
U
P
T
U
P
T
U
P
T
U
P
T
U
P
T
U
P
T
U
P
TU
P
T
U
P
T
U
P
TU
P
T
U
P
T
U
P
T
U
P
T
U
P
T
U
P
X
19.465
-
Caretak
er
Living
Quarter
s
Christ
mas
Tree
and
Pumpk
in
Sales
(Seaso
nal)
T
U
P
T
U
P
T
U
P
T
U
P
T
U
P
T
U
P
T
U
P
T
U
P
T
U
P
T
U
P
TU
P
T
U
P
T
U
P
TU
P
T
U
P
T
U
P
T
U
P
T
U
P
T
U
P
T
U
P
Circus
or
Carniv
al
(With
X X X X X X X
T
U
P
T
U
P
T
U
P
TU
P X X X
T
U
P
T
U
P
T
U
P
T
U
P
T
U
P
X
or
Withou
t Tent)
Dwelli
ng Unit
(Motor
Home,
RV,
Campe
r, etc.)
TU
P
TU
P
TU
P
TU
P
TU
P
X X X X X X
TU
P
X X X X X X X X
Fair,
Concer
t,
Exhibit
or
Similar
Uses
TU
P 1
TU
P
1 TU
P
1 TU
P
1 TU
P
1 TU
P
1 TU
P
1 TU
P
TU
P
TU
P
TU
P X
TU
P
TU
P
TU
P
TU
P
TU
P
TU
P
TU
P
1 X
Fruit
Stand X X
2 X X X X X X
TU
P
TU
P
TU
P
TU
P
TU
P
TU
PX X X X X X X
Mobile
Medica
l Units
for
Human
s
X X X X X X X X
TU
P
TU
P
TU
P X
TU
P
TU
P X
TU
P
X X X X
Non-
Comm
ercial
Tent
Meetin
gs
TU
P
TU
P
TU
P
TU
P
TU
P
TU
P
TU
P
TU
P
TU
P
TU
P
TU
P
TU
P
TU
P
TU
P
TU
P
TU
P
TU
P
TU
P
TU
P
TU
P
Outdoo
r
Prepara
tion of
Food
(Temp
orary)
X X X X X X X
TU
P
TU
P
TU
P
TU
P
TU
P
TU
P
TU
P
TU
P
X X
TU
P
X X
19.495 - Out
Dining
and
Food
Prepara
tion
Outdoo
r Sales Event
in
Conjun
ction
with a
Perman
X X X X X X X X
TU
P
TU
P
TU
P
TU
P
TU
P
TU
P X X X X X X
ent
Land
Use
(Parkin
g Lot
Sale)
Outdoo
r Sales
event
not in
Conjun
ction
with a
Perman
ent
Land
Use (Swap
Meet)
X X X X X X X X
TU
P
TU
P
TU
P
TU
P
TU
P
TU
P X X X X X X
Minor
Parking
Lot
Sales
Exempt
from
TUP,
see
19.740.
040.E
Special
Events
(Runni
ng
Events,
Parade
s,
Block
Parties
etc.)
Special
Event
Permits
are
adminis
tered by
the Arts
and
Cultura
l
Affairs
pursuan
t to
2.28 Subdiv
ision
Sales
Trailer
and/or
Office
During
Constr
uction
TU
P
TU
P
TU
P
TU
P
TU
P
TU
P
TU
P
TU
P
TU
P
TU
P
TU
P
TU
P
TU
P
TU
P
TU
P
TU
P
TU
P
TU
P
TU
P
X
Tempo
rary
Emerg
ency
Shelter
with
X X
TU
P
TU
P
TU
P
TU
P
TU
P
TU
P
TU
P
TU
P
TU
P
TU
P
TU
P
TU
P
TU
P
TU
P
X X X X X
19.255 -
Assemb
lies of
people —non-
Assem
blies of
People
- Non -
Enterta
inment
entertai
nment
19.740
-
Tempor
ary Use
Permit
19.910
-
Definiti
ons See
19.149
-
Airport
Land
Use
Compat
ibility*
Tempo
rary
Holida
y
Storage
Contai
ners
X X X X X X X X
T
U
P
T
U
P
TU
P
T
U
P
T
U
P
TU
P X X X X X X
Vapor
Recove
ry
Operati
ons
T
U
P
T
U
P
T
U
P
T
U
P
T
U
P
T
U
P
T
U
P
T
U
P
T
U
P
T
U
P
TU
P
T
U
P
T
U
P
TU
P
T
U
P
T
U
P
T
U
P
T
U
P
T
U
P
T
U
P
(<ulink class="ordbank" print="yes"
url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1081723&datasource=ordbank" web="yes">Ord. 7552</ulink> §8(Exh. D), 2021; <ulink class="ordbank" print="yes" url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1034308&datasource=ordbank" web="yes">Ord. 7528</ulink> §1(Exh. A), 2020; Ord. <ulink class="ordbank" print="yes" url="http://newords.muniCode.com/reordinance.aspx?ordinanceid=1111636&datasource=ordbank" web="yes">7520</ulink> §1(Exh. A), 2020; Ord. <ulink class="ordbank" print="yes" url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1004442&datasource=ordbank" web="yes">7505</ulink> § 1(Exh. A), 2020; Ord. 7408 §1, 2018; Ord. 7211 §2, 2013; Ord. 7110 §§2, 3, 4, 2011; Ord. 7064 §9, 2010; Ord. 6966 §1, 2007)
*=Refer to Chapter 19.149 - Airport Land Use Compatibility, and applicable Airport Land Use Compatibility Plan for airport land use compatibility zones where use may be strictly prohibited.
1 All sites having active minor conditional use permits or conditional use permits, private schools, assemblies of people, etc.
2 For Exceptions, see Chapters 19.100.030 (A) - RA-5 Permitted Uses and 19.150.020.B Incidental Uses Table
* = For CRC, MU-U and MU-V Zones a Site Plan Review (Chapter 19.770) is required for any new or additions/chang ** = For a more detailed listing of the permitted land uses in the RA-5 and RC Zones, refer to Sections 19.100.030.A (R
19.100.030.A and 19.100.030.B exists, the provisions of Sections 19.100.030.A and 19.100.030.B shall apply. *** = Accessory to an Assemblies of People — Non-Entertainment and shall meet all applicable standards identified in C P = Permitted C = Subject to the granting of a conditional use per RCP = Recycling Center Permit, Chapter 19.870. TUP = Temporary Use Permit, Chapter 19.740 sq. ft. = Square Feet
PRD = Planned Residential Development Permit, Chapter 19.780
19.150.030 Special or unusual uses.
At the discretion of the Community & Economic Development Department Director, or his/her designee, a conditional use permit may be considered for a unique or unusual combination of uses or special facilities similar to and not more detrimental than other uses in a particular zone. (<ulink class="ordbank" print="yes"
url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1081723&datasource=ordbank" web="yes">Ord. 7552</ulink> §9, 2021;Ord. 7331 §12, 2016; Ord. 7235 §6, 2013; Ord. 6966 §1, 2007)
ARTICLE VI OVERLAY ZONES
Chapter 19.170 - INNOVATION DISTRICT OVERLAY ZONE (ID)
Chapter 19.180 - BUILDING SETBACK OVERLAY ZONE (X)
Chapter 19.190 - COMMERCIAL STORAGE OVERLAY ZONE (CS)
Chapter 19.195 - CULTURAL RESOURCES OVERLAY ZONE (CR)
Chapter 19.200 - BUILDING STORIES OVERLAY ZONE (S)
Chapter 19.205 - RESERVED
Chapter 19.210 - MOBILE HOME PARK OVERLAY ZONE (MH)
Chapter 19.215 - NEIGHBORHOOD COMMERCIAL OVERLAY ZONE (NC) Chapter 19.217 - RESIDENTIAL LIVESTOCK OVERLAY ZONE (RL) Chapter 19.219 - RESIDENTIAL PROTECTION OVERLAY ZONE (RP) Chapter 19.220 - SPECIFIC PLAN OVERLAY ZONE (SP)
Chapter 19.230 - WATER COURSE OVERLAY ZONE (WC)
Chapter 19.170 INNOVATION DISTRICT OVERLAY ZONE (ID)
19.170.010 Purpose.
19.170.020 Application.
19.170.030 Sub-districts.
19.170.040 Permitted uses.
19.170.050 Application Requirements and Processes.
19.170.060 Building intensity and location standards.
19.170.070 Sub-district development standards.
19.170.080 Additional standards.
19.170.090 Nonconformities.
19.170.010 Purpose.
The Innovation District (ID) Overlay Zone is established to:
A. Implement the goals, policies, and principles of the General Plan.
B. Enable and encourage new development in the ID Overlay Zone area.
C. Support a mix of high-density residential, high-intensity employment/office, civic, entertainment, institutional and pedestrian-oriented retail uses.
D. Encourage investment in public facilities through quality redevelopment and improvements.
E. Ensure that new development and redevelopment are designed to minimize traffic, parking and impacts on surrounding residential neighborhoods, and create walkable environments.
If regulations or development standards are not included in this Chapter, refer to the standards in applicable cChapters of Title 19.
(<ulink class="ordbank" print="yes"
url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1116112&datasource=ordbank" web="yes">Ord. 7573</ulink> § 1(Exh. A), 2021)
19.170.020 Application.
A. Application. The Innovation District (ID) Overlay Zone may be applied to the area bounded to the west by the State Route 91, to the north by State Route 60/Interstate 215, and to the south by Third Street.
The ID Overlay Zone may be applied in combination with any existing Base Zone.
B. Relationship to ID Master Plan. The ID Overlay implements the intent and guidelines in the ID Master Plan document.
C. Permit requirements.
1. In addition to any other permits required by this Titlethe Zoning Code, new building or structure construction, sign or exterior alterations, enlargement of an existing building, structure, or signs shall, pursuant to Chapters 19.710 require Design Review.
2. Minor Conditional Use Permit may be required pursuant to Chapterand 19.730.
D. Design Standards.
1. All projects must comply with the standards listed in this Chapter and in effect at the time the development is submitted to the City.
2. Design Review processing and approval does not preclude compliance with all regulations and permitting requirements applicable to the proposed development.
3. When required by this Cchapter, street dedication and improvements for building permits, the public street or right-of-way must be dedicated and improved consistent with all applicable City standards.
E. Existing and Entitled Industrial and Manufacturing Uses. The ID Overlay Zone authorizes existing and entitled industrial and manufacturing land uses to continue and expand as legal, conforming land uses until such time as they are converted to uses permitted in the applicable ID Overlay Zone Sub-District as set forth in Section 19.170.040 (Permitted Uses).
(<ulink class="ordbank" print="yes"
url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1116112&datasource=ordbank" web="yes">Ord. 7573</ulink> § 1(Exh. A), 2021)
19.170.030 Sub-districts.
The ID Overlay Zone is divided into Sub-Districts as set forth in Table 19.240.030.
Table 19.170.030 - Innovation District Overlay Sub-District Descriptions Sub-District Sub-District Description
IE - Industrial
Emphasis
IE encourages a wide range of industrial, office, and commercial uses that may be integrated vertically and/or horizontally. While predominantly a mix of light industrial and office uses, other standalone uses, such as transportation services and energygeneration facilities, are encouraged. Clean & green industries, such as renewable energy, low-carbon, research and development, and public transportation infrastructure uses are encouraged in this Sub-District.
EE -
Employment
Emphasis
EE promotes high-intensity vertical mix of office, clean & green industrial, educational, and hospitality uses to be an employment center of regional importance with a limited mix of residential uses to compliment the employment focus. Clean & green industries, including renewable energy, low-carbon, education and training, and research and development are encouraged.
HE - Housing
Emphasis
HE accommodates primarily residential housing development supported by groundfloor neighborhood-serving commercial uses and live work opportunities, with limited industrial functions.
ET - Eastside
Transition
ET accommodates mid to low-rise buildings with a diverse array of uses, including residential, neighborhood-serving commercial, and limited office uses, that integrate more seamlessly with the neighboring Eastside Neighborhood.
CS - Civic
Space CS allows for greens, squares, and plazas with a variety of Civic Facilities. (<ulink class="ordbank" print="yes"
url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1116112&datasource=ordbank" web="yes">Ord. 7573</ulink> § 1(Exh. A), 2021)
19.170.040 Permitted uses.
The following table establishes the permitted land uses and uses permitted subject to the approval of a minor conditional use permit (Chapter 19.730 - Minor Conditional Use Permit) in the ID Overlay Zone Sub-Districts. Table 19.240.040 also identifies those uses that are specifically prohibited. Uses not listed in the table are prohibited unless the Community & Economic Development Department Director, or his/her designee, pursuant to Chapter 19.060 (Interpretation of Code), determines that the use is similar and no more detrimental than a listed permitted or conditional use. Any use which is prohibited by state and/or federal law is also strictly prohibited.
Table 19.170.040 - Permitted Uses
This Ttable identifies permitted uses and uses requiring approval of other permits by zoning designation.
District IE EE HE ET CS
Civic Facilities
Community Center and Services X P P P P
Emergency Shelters MC MC MC X P
Outdoor Auditorium and Performances X MC MC X P
Public Parking Areas and Structured Garages P P MC MC P Transit Mobility Services and Stations P P P P P
Commercial Functions
Alcohol Sales - On-Premises P P P MC P
Assemblies of People - Entertainment (<500 people) X MC MC MC MC Assemblies of People - Non-Entertainment (<500 people) X MC MC MC MC Clean Energy Use P P P X X
Day Care (child and senior) MC P P P P
Education and Training Facilities X P P MC MC
Home Occupations X P P P X
Personal Services P P P P X
Retail Sales P P P P P
Restaurant (Full Service, Limit-Service, Small Shop, excluding drive-thru) P P P P P Shopkeeper Units (predominately work within a living space) X P MC P Vehicle Repair (indoor only) P MC X X X
Veterinarian/Small Animal Clinic P P P MC X
Hospitality Functions
Convention Services X P P X P
Hotel X P P X X
Industrial Functions
Clean Energy Use P P P X X
Heavy-Industries MC MC X X X
Light-Industries P P MC X X
Outdoor Storage P MC X X X
Research Laboratories (wet laboratories/OSHA regulated) P P MC MC X Transportation Facilities P MC X X X
Warehousing and Distribution Facilities P X X X X
Office Functions
Administrative and Professional Facilities P P P MC X
Medical Facilities P P MC MC X
Research Laboratories (non-OSHA regulated) P P MC X X
Residential Types
Attached Multiple-Family Dwelling X P P P X
Detached Single and Multiple Family Dwelling X X X P X
Live/Work Units (predominately living within a workspace) X MC P MC X Single-Room Occupancy Unit (Co-Living) X P P MC X
C = Subject to the granting of a conditional use permit (CUP), Chapter 19.760 SP = Site Plan Review Permit, Chapter 19.770
MC = Subject to the granting of Minor Conditional Use Permit (MCUP), Chapter 19.730 sq. ft. = Square Feet
P = Permitted
(<ulink class="ordbank" print="yes"
url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1116112&datasource=ordbank" web="yes">Ord. 7573</ulink> § 1(Exh. A), 2021)
19.170.050 Application Requirements and Processes.
All application requirements and processes identified in Article IX of this Title shall apply to this Chapter.
(<ulink class="ordbank" print="yes"
url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1116112&datasource=ordbank" web="yes">Ord. 7573</ulink> § 1(Exh. A), 2021)
19.170.060 Building intensity and location standards.
Table 19.170.060 - Building Intensity and Location
This Ttable coordinates specific bBuilding fFunctions, iIntensities, and lLocation within each zZoning sSub-dDistrict.
SubDistrict
Function
IE EE HE ET
Civic
Civic space edges
shall be completely or
predominately
bounded by buildings
mid-block or at street
corners.
Civic spaces may be
hybrids and directly
with public
streetscape elements
located mid-block
and/or at corners.
Civic space edges
shall be completely
or partially bounded
by buildings and/or
located mid-block
and street corners.
Civic space edges
may be partially
bounded by
buildings and shall
be directly
accessible to 3rd
Street walkways.
Commercial
1st floor of the
primary building on
corner lots may be
commercial.
Up to 60% of the
primary and
accessory buildings
may be commercial.
Up to 40% of the
primary and/or
accessory buildings
may be commercial.
On corner lots up to
20% of the primary
buildings 1st floor
shall be commercial.
Hospitality Not allowed.
Up to 60% of the
primary and/or
accessory buildings
may be hospitality
uses.
Up to 80% of the
primary buildings
may be hotel uses.
Not allowed.
Industrial
Primary and accessory
buildings may be
industrial.
Up to 60% of the
primary buildings
may be light
industrial and/or
clean and green
industry.
Only 1st floors of
accessory buildings
may be light
industrial and/or
clean and green
industries.
Only 1st floors of
accessory buildings
may be light
industrial and/or
clean and green
industries.
Not allowed.
Office
Up to 40% of the
primary and accessory
buildings may be
office.
Up to 100% of the
primary buildings
may be office.
Up to 40% of the
area of the primary
and accessory
buildings may be
office.
Only floors 1-2 in
the accessory
buildings may be
office
Floors 1 - 2 of the
primary buildings
may be office.
Up to 100% of
accessory buildings
may be office.
Residential Not allowed.
Up to 40% of the
primary and/or
accessory buildings
shall be residential.
Units are allowed to
average >400 square
feet.
Up to 100% of the
primary buildings
may be residential.
Units are allowed to
average >600 square
feet
Up to 100% of the
primary and
accessory buildings
may be residential,
except corner lots.
Units are allowed to
average >800 square
feet
(<ulink class="ordbank" print="yes"
url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1116112&datasource=ordbank" web="yes">Ord. 7573</ulink> § 1(Exh. A), 2021)
19.170.070 Sub-district development standards.
The following diagram illustrates key terms used to define development areas on a lot for this Chapter:
Figure 19.170.070
[GRAPHIC]
Table 19.170.070 IE - Industrial Emphasis (IE) Sub-District Development Standards [GRAPHIC]
IE Development Standards Minimum Maximum #
Lot and Density
Lot Width (ft.) 25 - ①
Floor Area Ratio
(FAR)
Sites under 5 acres 1.0 2.0
Sites over 5 acres 0.40 N/A
Residential Density (Lots - Dwelling Units
per Acre) N/A N/A
Building Form and Location
Building Height - Primary Building (Floors) N/A 75-feet ② Building Height - Accessory Building
(Floors) - 3 floors
Build-to Lines and Setbacks (ft.)
Front (Principal
Building)1
Kansas,
Massachusetts, and
Chicago Avenues
5 102 ③
All Other Frontages Same as I - General Industrial
Zone N/A
Interior Side 5 - ⑥
Rear 10 - ⑦
Architectural Feature Projection
Encroachment - 5 feet ⑧
Rear Lot Layer Setback from Primary
Frontage Line 25 - ⇑
Parking
Off-Street Parking
1 space per 500 sq ft or per
Title 19 zoning
regulationsZoning Code,
whichever is less
5 spaces per 1000
sq ft
"#"in the table corresponds with the numbers on the graphic 1 Common ground floor open space may encroach into the setback area 2 Eighty percent or more of the building façade shall comply Table 19.170.070 EE - Employment Emphasis Sub-District Development Standards [GRAPHIC]
EE Development Standards Minimum Maximum #
Lot and Density
Lot Width (ft.) 25 300 ①
Floor Area Ratio (FAR) 2.0 6.0
Residential Density (Lots - Dwelling Units
per Acre) 30 100
Building Form and Location
Building Height - Primary Building
(Floors) 2 floors 12 floors/140-feet ②
Building Step-back 4th floor/+55 feet 6th floor/+75 feet Building Height - Accessory Building
(Floors) - 6 floors
Build-to Lines and Setbacks (ft.)
Front (Principal Building) 0 10 ③
Front (Principal Building) Street Side
(Primary Street) 0 10 ④
Street Side (Secondary) Minimum 5 10 ⑤
Interior Side 0 10 ⑤
Rear Minimum 5 10 ⑦
Front (Principal Building) Encroachment
(%) 60% 80% ⑧
Storage and Loading Area (Principal
Building - Front Lot Layer) 5 - ⑨
Outdoor Storage and Loading Area
(Accessory Building - Real Lot Layer) 10 - ⑩
Rear Lot Layer Setback from Primary
Frontage Line 20 - ⇑
Parking
Off-Street Parking 3 spaces per 1,000 sq. ft. for
Nonresidential
1.5 space per
Residential Housing
Unit
"#"in the table corresponds with the numbers on the graphic Table 19.170.070 HE - Housing Emphasis Sub-District Development Standards [GRAPHIC]
HE Development Standards Minimum Maximum #
Lot and Density
Minimum Lot Width (ft.) 25 300 ①
Maximum Floor Area Ratio (FAR) 2.0 5.0
Residential Density (Lots - Dwelling Units
per Acre) 30 150
Building Form and Location
Building Height - Primary Building
(Floors) 2 floors 24 floors/240-feet ②
Building Step-back - Primary Building
(Floors and approximate feet) 4 th floor/+55 feet 6 th floor/+75 feet Building Height - Accessory Building
(Floors) - 6 floors
Build-to Lines and Setbacks (ft.)
Front (Principal Building) 0 10 ③
Front (Principal Building) Street Side
(Primary Street) 0 10 ④
Street Side (Secondary) Minimum 5 10 ⑤
Interior Side 0 10 ⑥
Rear Minimum 5 10 ⑦
Front (Principal Building) Encroachment
(%) 60% 80% ⑧
Storage and Loading Area (Principal
Building - Front Lot Layer) 5 - ⑨
Outdoor Storage and Loading Area
(Accessory Building - Real Lot Layer) 10 - ⑩
Rear Lot Layer Setback from Primary
Frontage Line 30 - ⇑
Parking
Off-Street Parking 2 spaces per 1,000 sq. ft. for
Nonresidential
1.5 spaces per
Residential Housing
Unit
"#"in the table corresponds with the numbers on the graphic Table 19.170.070 ET - Eastside Transition Sub-District Development Standards [GRAPHIC]
D. ET Development Standards Minimum Maximum #
Lot and Density
Minimum Lot Width (ft.) 25 50 ①
Maximum Floor Area Ratio (FAR) 0.5 1.5
Residential Density (Lots - Dwelling Units
per Acre) 15 60
Building Form and Location
Building Height - Primary Building
(Floors) 1 floor 4 floors/55-feet ②
Building Height - Accessory Building
(Floors) 1 floor 4 floors
Build-to Lines and Setbacks (in Feet)
Front (Principal Building) 5 10 ③
Front (Principal Building) Street Side
(Primary Street) 0 10 ④
Street Side (Secondary) Minimum 5 10 ⑤
Interior Side 10 10 ⑥
Rear Minimum 5 15 ⑥
Front (Principal Building) Encroachment
(%) 0 60 ⑦
Storage and Loading Area (Principal
Building - Front Lot Layer) 5 - ⑨
Outdoor Storage and Loading Area
(Accessory Building - Real Lot Layer) 10 - ⑩
Rear Lot Layer Setback from Primary
Frontage Line 20 - ⇑
Parking
Off-Street Parking 2 spaces per 1,000 sq. ft. for
Nonresidential
2 spaces per Residential
Housing Unit
"#"in the table corresponds with the numbers on the graphic (<ulink class="ordbank" print="yes"
url="http://newords.muniCode.com/readordinance.aspx?ordinanceid=1116112&datasource=ordbank" web="yes">Ord. 7573</ulink> § 1(Exh. A), 2021)
19.170.080 Additional standards.
In addition to the requirements outlined in Section 19.240.060, the following shall apply to building placement. The following diagram illustrates key terms used to define development areas on a lot:
A. Additional setback requirements.
1. Permitted encroachments into the front setback include the following private building frontage elements: stoops (exterior stairs), forecourt terraces (at grade space), light court terraces (below grade space and stairs), recessed arcades and walkways, outdoor dining, green walls, artistic expressions, parking access screening, and planter boxes.
2. Building setbacks.
a. For buildings fronting on two streets, the front setback shall apply on both frontages. b. For buildings fronting on three or more streets, the front setback shall apply on at least two of the frontages.
3. Accessory buildings.
a. Accessory buildings in the rear setback shall be a minimum of 15 feet measured from the centerline of the rear alley easement.
b. In the absence of a rear alley, the rear setback for accessory buildings, the setback shall be a minimum of ten feet.
4. Exceptions
a. Outdoor eating areas - Where an outdoor eating area is installed, a portion of the building may be set back up to 12 feet from the frontage line, if at least 80 percent of the building facade is at the frontage line.
B. Façade width.
1. In the EE and HE Sub-Districts, the minimum façade width shall be 80 percent of the lot width.
2. In the IE and ET Sub-Districts, the minimum façade width shall be 60 percent of the lot width.
C. Building heights.
1. Heights do not apply to attics, parapets, belfries, clock towers, chimney flutes, water tanks, elevator bulkheads or towers.
2. Residential building floor to finished ceiling height must be a minimum of ten feet in HE, EE, and ET Sub-Districts, except for ground or first floor live-work uses which do not have a minimum.
3. For development projects in all sSub-dDistricts that adjoin the ET Sub-District, the maximum building height shall be 65 feet within 20 feet of the ET Sub-Ddistrict.
D. Façade glazing and openings.
1. The ground floor façade of primary buildings with commercial and/or office uses shall be a minimum of 70 percent glazed area.
2. Ground floor openings shall have transparent glazing and provide views into work areas, display areas, sales areas, lobbies, or similar active spaces, or into window displays that are three feet deep or more.
3. Openings above the first floor shall not exceed 70 percent of the total building front wall, with each façade being calculated independently.
4. In the EE, HE and ET Sub-Districts, a continuous plane of any building façade shall not exceed 20 feet without an opening.
5. Exceptions to glazing.
a. In the IE Sub-District, multi-level parking facilities, where permitted, are not required to meet the ground-floor transparency requirement (refer to development standard, DC1 above).
b. If buildings are in rear layer, and not visible from the adjacent public street, the building ground-floor transparency requirement shall not be required (refer to development standard, DC1 above).
E. Windows and entryways
1. All new buildings shall have windows on all perimeter walls oriented towards streets and courtyards.
2. All new buildings shall have clearly identifiable entry doorways on Front façades.
F. Loading areas.
1. Truck docks, loading, storage yards, and service areas are permitted within the rear layer on rear alley and lanes.
2. Loading, storage yards, and service areas shall be located on the side or rear of buildings and shall not face a street.
G. Open space.
1. Common ground floor open space.
a. Common ground floor open space is to be used for enhanced landscaping and passive/active gathering areas. Common ground floor open space does not include land occupied by streets, driveways, parking areas, service areas, required landscape areas or required front and street side yards.
b. Common ground floor open space may be provided in lieu of providing individual open space for each unit within the first four floors above the ground floor.
c. In the IE, EE and HE Sub-Districts, common ground floor open space, including, but not limited to terraces, courtyards, plazas, and patios, is required and must be directly accessible from within the primary building.
d. In the IE Sub-district, common ground floor open space adjacent to the public right-ofway shall be screened with decorative wall compliant with the development standards below (Section L.3).
e. Minimum dimensions.
i. Common ground floor open space shall be provided at a rate of 70 square feet per 1,000 square feet of building area or a minimum of 7,000 square feet, whichever is less. ii. Each common ground floor open space area shall have a minimum dimension of 20 feet in width.
Common ground floor open space shall have a minimum horizontal dimension of 20 feet in width and shall be a minimum of 7,000 square feet.
2. Common upper floor open space—Mixed-use buildings.
a. In the EE and HE Sub-Districts, common upper floor open space, including, but not limited to, balconies, decks, terraces, common open space, and rooftops, is required for every five floors above the first four floors and the on the rooftop. b. Common upper floor open space is required for every for every five floors above the first four floors and the on the rooftop, in addition the private open space required in this Ssection.
c. Common upper floor private open space shall have a minimum horizontal dimension of six feet in width and shall be a minimum of 2,000 square feet.
3. Private upper floor open space—Residential units.
a. Private upper floor open space shall include a balcony, deck, patio, porch that is directly accessible by a doorway from a habitable room within the residential unit. b. For each residential unit located on the fifth floor or higher, a private upper floor open space shall be a minimum 24 square feet.
H. Outdoor retail sales and merchandise display.
1. All outdoor retail sales and merchandise displays shall be directly accessible to the primary business.
2. Outdoor retail sales and merchandise displays shall not obstruct ingress and egress to a building, hinder accessibility, obstruct fire lanes, interfere with vehicular circulation, or sight distance, or be in landscaped areas.
3. Outdoor retail sales and merchandise displays shall not exceed five percent of the total gross floor area of the business, or 200 square feet, whichever is less.
4. Display merchandise shall not exceed a height of six feet above finished grade.
5. The temporary use of a parking or undeveloped area for outdoor retail sales, merchandise displays, and entertainment is permitted with a temporary use permit as defined in this Title the Zoning Code.
I. Outdoor storage.
1. For nonresidential uses, storage shall be located in the rear layer of the lot and not visible from streets.
2. Storage shall be located behind the rear most wall of the building, or 50 feet, whichever is less.
3. In the EE, HE and ET Sub-Districts, storage shall be a maximum ten percent of the gross floor area of the use or 600 square feet, whichever is less.
4. In the IE Sub-District, storage shall be a maximum 10 percent of the lot area.
J. Parking.
1. Screening.
a. For lots without a primary building, parking shall be fully screened using landscaping, opaque walls, or other rigid materials to screen any parking spaces located in the front layer.
b. Screening shall be a minimum 36-inches in height.
c. Screening shall be setback a minimum of two-feet from the property line.
2. Off-street parking shall be set back a minimum of 25 feet from the property line. a. Parking may be setback a minimum of 10 feet from the street adjacent property lines, if a decorative wall compliant with the development standards below (Section L.3) is provided to screen the parking.
K. Pedestrian network connectivity.
1. An internal network of pedestrian walkways shall connect: 1) all buildings on a site; 2) on-site automobile and bicycle parking areas; 3) sidewalks; and 4) any on-site common open space or amenity.
2. Private, internal walkways shall be a minimum of six feet wide, hard surfaced/paved with concrete, stone, tile, brick, or comparable material.
3. When walkways cross driveways, parking areas, or loading areas, clearly identifiable markings shall be required and may include a raised crosswalk, a different paving material, or similar method.
4. Where a walkway is parallel and immediately adjacent to an drive aisle, clearly identifiable markings shall be required to separate the walkway from the auto travel lane using a raised curb, bollards, or other physical barriers.
L. Edge conditions.
1. Building pads sited along Massachusetts Avenue, between Kansas and Chicago Avenues, shall be equal to the grade of the public right-of-way.
2. All developments shall provide parkway adjacent sidewalks along Massachusetts Avenue.
3. Fences and walls facing public rights-of-way require a minimum setback of 5-feet from the property line.
a. Fences and walls are not permitted to be located between the building and the public rightof-way. b. Height of fences and walls facing public rights-of-way may be a maximum of 6-feet in height. Provided that the bottom 2/3s of the wall is solid, and the upper 1/3 of the wall is openwork.