Riverside County Planning Department - Zoning Ordinance (ORD. 348)

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ARTICLE XVc

W-2-M ZONE (CONTROLLED DEVELOPMENT AREA WITH MOBILEHOMES)

SECTION 15.300. USES PERMITTED.

a. All uses permitted in the W-2 Zone, subject to all the provisions and development standards of the W-2 Zone.

b. Mobilehome used as a one-family residence, provided that the unit has a floor living area of 450 square feet or more, excluding patios and porches, the area between the ground level and floor level is screened from view with an opaque skirt, and the unit is set back 25 feet from the front and rear property lines and ten from the side property lines.

SECTION 15.301. Automobile storage space shall be provided as required by Section 18.12 of this ordinance.

Added Effective:
09-03-69 (Ord. 348.658)

Amended Effective:
09-16-70 (Ord. 348.773)
11-23-82 (Ord. 348.2140)
05-30-74 (Ord. 348.1327)

ARTICLE XVI

W-1 ZONE

(WATERCOURSE, WATERSHED AND CONSERVATION AREAS)

SECTION 16.1. W-1 ZONE (WATERCOURSE AREA) STATEMENT OF POLICY. There are some areas of the County which under present conditions are not suited for permanent occupancy or residency by persons for the reason that they are subject to periodic flooding and other hazards.

The provisions of this article are temporary in nature, awaiting detailed plans of development for the lands and areas so classified. The regulations of this article shall apply to lands so classified until either (1) a drainage and storm water control plan approved by the Planning Commission and the Board of Supervisors shall have been carried out and put into effect, or (2) the lands have been subdivided and a final subdivision map placed on record in accordance with the applicable state and county regulations, including approval by the Planning Commission and Board of Supervisors. In either of these two instances, the property may thereafter be reclassified into any other zone pursuant to regular zoning procedure.

SECTION 16.2. USES PERMITTED.

a. The following uses are permitted in the W-1 Zone:

(1) Field, tree and bush crops; flower and herb gardening.

(2) Apiaries.

(3) The grazing only, of cattle, horses, sheep and goats and similar livestock, subject to the restrictions as to the number of animals per acre set forth in Section 13.1.a. (4) of this ordinance.

(4) Golf courses, not including the construction of buildings.

(5) Water works facilities, both public and private intended primarily for the production and distribution of water for agricultural purposes.

(6) Utilities, both public and private.

(7) Aquaculture.

b. The following uses are permitted provided a conditional use permit has been granted:

(1) Airports and heliports.

(2) Any mining operation which is exempt from the provisions of the California Surface Mining and Reclamation Act of 1975 and County Ordinance No. 555.

(3) Exploratory oil drilling, producing oil wells, oil storage tanks and appurtenant facilities, but not including refineries.

(4) Racing and competition events other than between humans.

(5) Hunting clubs, skeet, trap, rifle and pistol ranges.

(6) Recreational vehicle parks.

(7) (Deleted)

(8) Tennis, badminton, volleyball, squash, lacrosse, handball, baseball, racquetball and football, courts and sport recreational fields and uses.

(9) Buildings and structures in conjunction with any use that is permitted under Section 16.2.a. of this ordinance.

c. The following uses are permitted upon approval of a plot plan pursuant to Section 18.30 of this ordinance:

(1) Signs, on-site advertising, unless previously approved as a part of a granted conditional use permit.

(2) Meteorological towers.

d. The following uses are permitted provided that the operator thereof holds a permit to conduct surface mining operations issued pursuant to County Ordinance No. 555, which has not been revoked or suspended:

(1) Any mining operation that is subject to the California Surface Mining and Reclamation Act of 1975.

e. Commercial WECS and WECS arrays with no limit as to rated power output are permitted provided a commercial WECS permit has been granted pursuant to the provisions of Section 18.41 of this ordinance.

Amended Effective:
11-11-82 (Ord. 348.2104)
08-28-86 (Ord. 348.2612)
07-20-89 (Ord. 348.3043)

SECTION 16.3. Automobile storage space shall be provided as required by Section 18.12 of this ordinance.

SECTION 16.4. STRUCTURE HEIGHT. No commercial WECS shall exceed four hundred (400') feet in height. No other building or structure shall exceed fifty (50') feet in height, unless a greater height is approved pursuant to Section 18.34 of this ordinance. In no event, however, shall any building or structure exceed one hundred five (105') feet in height, unless a variance is approved pursuant to Section 18.27 of this ordinance.

Amended Effective:
05-24-01 (Ordinance 348.3990)

Amended Effective:
02-19-62
05-04-72 (Ord. 348.1023)
07-24-73 (Ord. 348.1190)
09-13-73 (Ord. 348.1201)
05-30-74 (Ord. 348.1327)
03-04-75 (Ord. 348.1435)
12-10-75 (Ord. 348.1481)
09-08-77 (Ord. 348.1588)
11-11-82 (Ord. 348.2104)
05-24-01 (Ord. 348.3990)

ARTICLE XVII

W-E ZONE

(Wind Energy Resource Zone)

SECTION 17.1. W-E Zone (WIND ENERGY RESOURCE ZONE) INTENT. There are some areas of the County which by virtue of strong prevailing winds and the absence of extensive development are ideally suited for large scale development of wind energy. The Riverside County General Plan provides the basis for the development of this resource.

The provisions of this article are intended to recognize this unique wind resource in the County and the need for the development of alternative energy sources.

Added Effective:
11-11-82 (Ord. 348.2104)

SECTION 17.2. USES PERMITTED.

a. Public Utility Uses.

(1) Structures necessary to the conservation and development of water such as dams, pipelines, and pumping facilities.

(2) Transmission facilities for gas.

(3) Transmission facilities for electricity which are subject to the jurisdiction of the California Public Utilities Commission.

(4) Electrical substations.

(5) Railroads, including the necessary facilities in connection therewith.

(6) Cable television transmission facilities.

b. Meteorological Towers

(1) Towers under 50 feet high.

(2) Towers 50 feet and higher provided approval of a plot plan shall first have been granted pursuant to the provisions of Section 18.30.a.(1) of this ordinance. Such a plot plan shall be valid for a period of two years unless a WECS permit is approved on the underlying property within the two-year period, in which case the plot plan shall be valid as long as the WECS permit is valid.

Amended Effective:
10-05-93 (Ord. 348-3567)

c. Deleted

Amended Effective:
10-05-93 (Ord. 348-3567)

d. Commercial WECS and WECS arrays with no limit as to rated power output are permitted provided a commercial WECS permit has been granted pursuant to the provisions of Section 18.41 of this ordinance.

e. Accessory WECS are permitted provided an accessory WECS permit has been granted pursuant to the provisions of Section 18.42 of this ordinance.

f. The following uses are permitted provided approval of a plot plan shall first have been granted pursuant to the provisions of Section 18.30 of this ordinance:

(1) Electrical transmission facilities which are not subject to the jurisdiction of the California Public Utilities Commission and are not included in a commercial WECS permit application.

(2) Electrical storage facilities for the temporary storage of power primarily produced upon the land where a permitted WECS or public utility use is established.

(3) Storage of trucks and other vehicles, machinery and materials on land where a permitted WECS or public utility use is established.

(4) Offices and maintenance shop buildings and structures on land where a permitted WECS or public utility use is established.

(5) One family dwellings for caretakers or watchmen and their families on land where a permitted WECS or public utility use is established, provided no compensation is received for the use of any such dwellings."

Amended Effective:
10-05-93 (Ord. 348.3567)

g. The following uses are permitted provided a conditional use permit has been granted pursuant to the provisions of Section 18.28 of this ordinance:

(1) Mining operations which are exempt from the provisions of the California Surface Mining and Reclamation Act of 1975 and County Ordinance No. 555.

h. Mining operations which are subject to the California Surface Mining and Reclamation Act of 1975 are permitted provided the operator holds a valid permit pursuant to County Ordinance No. 555.

Added Effective:
11-11-82 (Ord. 348.2104)

SECTION 17.3. DEVELOPMENT STANDARDS. The following development standards shall apply in the W-E Zone:

a. Height Limits:

(1) No commercial WECS shall exceed 500 feet in height.

(2) No other building or structure shall exceed 20 feet in height unless a height up to 75 feet for buildings or 400 feet for other structures is specifically permitted under the provisions of Section 18.34 of this ordinance.

b. Setbacks. Minimum setbacks are as follows:

(1) No building or structure shall be closer than 50 feet from any lot line.

(2) Setbacks for accessory WECS shall be as prescribed by Section 18.42 of this ordinance.

(3) Setbacks for commercial WECS and WECS arrays of all sizes shall be as prescribed by Section 18.41 of this ordinance.

(4) Setbacks for a commercial WECS or WECS array used primarily for research or experimentation shall be as prescribed by Section 18.41 of this ordinance.

c. Automobile storage space shall be provided as required by Section 18.12 of this ordinance.

Added Effective:
11-11-82 (Ord. 348.2104)
03-29-88 (Ord. 348.2848)
10-05-93 (Ord. 348.3567)

ARTICLE XVIIa

SP ZONE (SPECIFIC PLAN)

SECTION 17.25. INTENT. The Board of Supervisors hereby finds that it is in the best interest of the County to encourage specific plans of land use for the development of large property holdings, which are otherwise eligible for development under the Riverside County General Plan. The Board further finds that land use allocations assigned to property under a specific plan are based on a variety of environmental and planning factors that may provide for balanced development but may not conform entirely to the zoning classifications contained in this ordinance. It is the intent of the Board in adopting this article to provide a zoning classification tailored to specific plans of land use, and require implementing development to comply with the development standards contained in the adopted specific plan text.

SECTION 17.26. APPLICATION OF ZONE. The Specific Plan Zone shall be applied only to property for which a specific plan of land use has been adopted; provided, however, that the Specific Plan Zone may be adopted concurrently with a specific plan. The zone shall be applied only upon a finding that the specific plan of land use contains definitive development standards and requirements relating to land use, density, lot size and shape, siting of buildings, setbacks, circulation, drainage, landscaping, architecture, water, sewer, public facilities, grading, maintenance, open space, parking, and other elements deemed necessary for the proper development of the property.

SECTION 17.27. USES PERMITTED.

a. The following uses may be permitted in the SP Zone, subject to the zoning requirements contained in the adopted specific plan and the procedural requirements of Subsection b. below:

(1) Residential uses including single-family and multi-family dwellings.

(2) Commercial and office uses.

(3) Manufacturing uses and industrial parks.

(4) Open space, recreation areas, and parks.

(5) Public facilities, including but not limited to, schools, libraries, government buildings, and water and sewer facilities.

(6) Health and community service facilities.

(7) Other uses adopted within the specific plan.

(8) Dry farming and field crops as interim uses.

(9) Uses incidental to the above.

b. Any use permitted within a specific plan shall be subject to the permit requirements specified in the plan. Whenever the specific plan does not specify a procedure or lacks specificity with respect to the requirements for approval of any use, the use shall be subject to the most restrictive permit procedures contained in any zoning classification in which the use is listed.

SECTION 17.28. DEVELOPMENT STANDARDS. Uses shall conform to the development standards, conditions and any special restrictions contained in the adopted specific plan and any amendments thereto; provided, however, that if the specific plan lacks one or more standards, the applicable standards from the zoning classification which most closely fits the land use assigned to the site shall be utilized.

Added Effective:
06-30-88 (Ord. 348.2856)

a. NOTICE OF HEARING. Notice of time, date and place of the hearing, the identity of the hearing body and a general description of the location of the real property, which is the subject of the hearing, shall be given at least ten days prior to the hearing by all of the following procedures:

(1) Publication once in a newspaper of general circulation in the County.

(2) Mailing or delivering to the owner of the subject real property or the owner's duly authorized agent, and to the project applicant.

(3) Mailing or delivering to each local agency expected to provide water, sewage, streets, roads, schools, or other essential facilities or services to the project whose ability to provide those facilities and services may be significantly affected.

(4) Mailing or delivering to all owners of real property which is located within 300 feet of the exterior boundaries of the subject property, as such owners are shown on the last equalized assessment roll and any update.

(5) Mailing by first class mail to any person who has filed a written request with the Planning Department and has provided that department with a self-addressed stamped envelope for that purpose.

(6) If the number of owners to whom notice would be mailed or delivered pursuant to paragraphs (2) or (4) herein is greater than 1,000, in lieu of mailed or delivered notice, notice may be provided by placing a display advertisement of at least one-eighth page in at least one newspaper of general circulation at least ten days prior to the hearing.

(7) The Planning Director may require that additional notice of the hearing be given in any other manner he deems necessary or desirable.

b. ADMINISTRATION OF OATHS. The Chairman may require that witnesses be sworn.

c. HEARING AND NOTICE OF DECISION. The hearing body shall hear relevant testimony from interested persons and make its decision within a reasonable time after the close of the public hearing. Notice of the decision shall be filed by the Planning Director with the Clerk of the Board of Supervisors, together with a report of the proceedings, not more than 15 days after the decision. A copy of the notice of decision shall be mailed to the applicant and to any person who has made a written request for a copy of the decision. If the hearing body is unable to make a decision, that fact shall be filed with the Clerk of the Board in the same manner for reporting decisions and shall be considered as a notice of denial of the application by the hearing body. The Clerk of the Board shall place the notice of the decision on the next agenda of the Board of Supervisors held five or more days after the Clerk receives the notice from the Planning Director.

d. PROCEEDINGS BEFORE THE BOARD OF SUPERVISORS. The decision of the hearing body is considered final and no action by the Board of Supervisors is required unless, within ten days after the notice of decision appears on the Board's agenda, the applicant or an interested person files an appeal, accompanied by the fee set forth in County Ordinance No. 671, with the Clerk of the Board or unless the Board assumes jurisdiction by ordering the matter set for public hearing. If a timely appeal is filed or the Board assumes jurisdiction, the Clerk of the Board shall set the matter for public hearing before the Board not less than 13 nor more than 60 days thereafter and shall give notice of the time and place of the hearing in the same manner as notice was given of the hearing before the hearing body.

e. HEARING BEFORE THE BOARD OF SUPERVISORS. The Board of Supervisors shall hear the matter de novo; however, the documents and the minutes of the hearing before the hearing body shall be a part of the Board's record at its hearing on the matter. The Board shall hear relevant testimony from interested persons and within a reasonable time after the close of the hearing, make its decision sustaining, reversing or modifying the decision of the hearing body.

f. TRANSCRIPTS.

(1) Whenever any person desires to obtain a transcript of the oral proceedings of a public hearing before the Board of Supervisors, Planning Commission or the East Area Planning Council, or desires to have a record made of such proceedings, he shall, not less than seven days before the hearing, notify in writing the Clerk of the Board, if the hearing is before the Board, or the Secretary of the Planning Commission if the hearing is before the Planning Commission or the East Area Planning Council. The written request shall be accompanied by a deposit of a sum equal to one day's fee for a Court Reporter. The Clerk or Secretary shall thereupon arrange to have a Court Reporter present at the hearing. If the hearing is thereafter continued to another day, a like request, deposit and arrangement for a Court Reporter shall be made, if the record is desired. Such a person may directly arrange for attendance and payment of a Court Reporter instead of making such arrangements through the Clerk or Secretary by the person desiring the same.

(2) Whenever any person desires to obtain a Clerk's transcript of the documents involved in a proceeding before the Board of Supervisors, the Planning Commission or East Area Planning Council, he shall make a written request to the Clerk of the Board, if the matter is before the Board of Supervisors or to the Secretary of the Planning Commission, if the matter is before the Planning Commission or the East Area Planning Council. The Clerk or Secretary shall determine the number of pages involved and require payment in advance for the transcript at the current rate.

Amended Effective:
11-11-82 (Ord. 348.2104)
05-31-83 (Ord. 348.2156)
07-03-84 (Ord. 348.2338)
01-03-85 (Ord. 348.2430)
03-12-87 (Ord. 348.2670)
09-08-95 (Ord. 348.3727)

ARTICLE XVIII

GENERAL PROVISIONS

SECTION 18.1. CONFLICTING REGULATIONS. If any section of this ordinance is in conflict with any other section thereof, or an other County ordinance, then the more stringent requirements shall apply.

SECTION 18.2.a. SCOPE OF REGULATIONS. All land, buildings and structures in the unincorporated area of the County of Riverside shall be used only as hereinafter provided.

Amended Effective:
06-06-95 (Ord. 348.3677)

a. Private Projects.

(1) No land, building or structure shall be used, constructed, altered or maintained except in conformance with the provisions of this ordinance.

(2) No use that requires a permit or approval of any kind under the provisions of this ordinance shall be established or operated until the permit or approval is finally granted and all required conditions of the permit or approval have been completed.

(3) No use that requires a permit or approval of any kind under the provisions of this ordinance shall be established or operated in violation of, or contrary to, any of the terms and conditions of the granted permit or approval.

(4) The term "private project" shall include those projects of local agencies which are subject to County regulation under Government Code Sections 53090 to 53095, and shall also include any project proposed to be established or operated on government lands if the project is not primarily for a governmental purpose unless the government agency involved has exclusive jurisdiction or the field of regulation has been preempted by law.

b. Public Projects.

(1) No federal, state, county or city governmental project shall be subject to the provisions of this ordinance, including such projects operated by any combination of these agencies or by a private person for the benefit of any such government agency, unless the agency provides by contract or otherwise that the project shall be constructed or operated in compliance with any or all provisions of this ordinance.

SECTION 18.2.b. PRE-APPLICATION REVIEW. Any person who seeks a permit or approval of any kind under this ordinance, shall comply with the pre-application review procedure described in County Ordinance No. 752 to the extent that such procedure is applicable.

Amended Effective:
06-06-95 (Ord. 348.3677)

SECTION 18.3. COUNTY TO BE HELD HARMLESS. Any person who obtains, or files an application to obtain, a permit or approval of any kind under the provisions of this ordinance, shall hold the County harmless from any liability or claim of liability, including any claims of the applicant, arising out of the issuance of the permit or approval, or the denial thereof, or arising out of any action by any person seeking to have a granted permit or approval held void by a court of law.

SECTION 18.4. SPECIAL STUDIES ZONES - GEOLOGIC REPORT REQUIREMENTS.

a. In addition to the requirements of this ordinance, all applicants, for a specific plan of land use, conditional use permit, public use permit, plot plan or development plan or certificate of occupancy approval, for a project, as defined in County Ordinance No. 547, within a special studies zone delineated by the State Geologist pursuant to Section 2621 et seq. of the Public Resources Code, shall comply with all of the provisions of County Ordinance No. 547, and no permit or approval subject thereto shall be granted except in accordance with the provisions thereof.

b. No application subject to the provisions of this section shall be considered as completed for filing, and the time limitations for processing an application shall not begin to run, until all requirements under County Ordinance No. 547 have been completed.

SECTION 18.5. STANDARDS FOR PLANNED RESIDENTIAL DEVELOPMENTS. Planned residential developments shall be constructed in accordance with the hereinafter listed requirements. In addition thereto, planned residential developments shall be subject to, and shall comply with, such additional conditions and requirements as are determined to be necessary in approving the development to make it compatible with the community in which it is proposed to be located.

a. A subdivision map, prepared substantially in accordance with the conditions of approval thereof and the requirements of this section, shall be recorded pursuant to County Ordinance No. 460.

b. DENSITY, OPEN AREAS AND HEIGHT LIMITATIONS. Not less than 40 percent of the net area of a project shall be used for open area or recreational facilities, or a combination thereof. The net area of a project shall be determined by excluding all streets, drives and automobile storage areas. The total number of dwelling units in a project shall not exceed that which would be permitted if the project were a standard lot development. The height of buildings shall not exceed that which is permitted in the zone in which the project is located. The maximum permitted density and height limits may be reduced if it is determined to be necessary for a planned development to achieve compatibility with the area in which the development is located.

c. YARD SETBACKS. Building setbacks from a project's exterior streets and boundary lines shall be the same as those prescribed by the zone in which the project is located. In no case shall such building setbacks for any project be less than those prescribed in the R-3 Zone. The minimum building setback from interior drives shall be ten feet.

d. STREETS. Streets, which may be permitted to be private, shall be required in accordance with the provisions of County Ordinance No. 460.

e. RESIDENTIAL STRUCTURES. The number of dwelling units in one building shall not exceed two in the R-1 Zone and all other zones that permit planned residential developments as an R-1 use, or eight dwelling units in one building in the R-2 and R-2-A Zones. The number of dwelling units in a building in the R-3 Zone and all other zones that permit planned residential developments as an R-3 use shall not exceed that permitted by the R-3 Zone development standards. Residential buildings shall have a minimum ground floor living area of 1000 square feet and each dwelling unit in a building shall have the minimum floor living area required by Section 18.11 of this ordinance.

f. RECREATIONAL BUILDINGS. Recreational, public assembly and similar buildings may be permitted within a project if they are intended for the primary use of persons residing within the project and are located so as not to be detrimental to adjacent properties.

g. MAINTENANCE OF COMMON AREAS. A community association with the unqualified right to assess the owners of the dwelling units for all maintenance, operational and other costs of the common areas and facilities and the community association shall be established and continuously maintained. The association shall have the right to lien the units of the owners who default in the payment of their assessments. The association's lien shall not be subordinate to any encumbrance other than a deed of trust or mortgage made in good faith and for value which is of record prior to the recordation of the lien of the association. Prior to recordation of the final subdivision map, the developer shall submit for approval the declaration of covenants, conditions and restrictions for the project. The approved declaration shall be recorded at the time of the recording of the final subdivision map.

h. TRASH AREAS. Adequate enclosed trash pickup areas, convenient to the residents which they are intended to serve, shall be provided in the project.

i. SCREENING. A six foot high masonry wall shall be constructed on any project boundary line where the adjacent property is zoned for a lower residential density than that zone in which the project is located.

j. WALKWAYS. Five foot wide paved pedestrian walkways shall be installed between the dwelling units and the recreational areas of the project.

k. ACCESS. Vehicular access openings into a project shall be limited to one for each 400 feet of public street frontage; however, all projects shall be permitted two access drives regardless of the amount of frontage.

l. PARKING. Refer to Section 18.12 of this ordinance.

Amended Effective:
07-04-96 (Ord 348.3773)

SECTION 18.6. PLANNED RESIDENTIAL DEVELOPMENTS - SENIOR CITIZENS.

a. When it is proposed by an applicant that occupancy of a planned residential development be limited to senior citizens, the application for the land division shall include the statement that the development is proposed to be limited to a senior citizen residential development.

b. Senior citizen planned residential developments shall be constructed in accordance with all of the development requirements of Section 18.5 of this ordinance, except as modified herein:

(1) DESIGN. The overall development shall be designed for ease of use by persons of advanced age. Not less than one accessible route for the handicapped to all on-site facilities shall be provided. Where public facilities exist, such as bus stops, sidewalks and drop-off zones, accessible routes for the handicapped shall be provided.

(2) LOCATION. Developments shall be located in areas which offer services to the aged, such as transportation, shopping, recreation and nutrition programs.

(3) ELEVATORS. No building shall be constructed that exceeds one story in height unless it contains elevators for the use of the occupants. Residential buildings which exceed one story shall provide additional elevators if they are needed due to the number of units or project design proposed. Elevators shall be spaced in order to minimize the walking distance from the elevators to the residential units.

(4) RECREATION. Common recreational facilities or buildings designed for senior citizen use shall be provided for the use of the occupants.

(5) MEDICAL. Medical offices and convalescent facilities, not including hospitals, may be required for the use of the occupants.

(6) PARKING. Refer to Section 18.12 of this ordinance.

Amended Effective:
07-04-96 (Ord. 348.3773)

(7) HANDICAPPED PARKING. Refer to Section 18.12. of this ordinance.

Amended Effective:
07-04-96 (Ord. 348.3773)

(8) (Deleted)

(9) HANDICAPPED UNITS. At least ten percent of the residential units shall be adaptable for the handicapped. Those units shall meet the standards set forth by the Department of Housing and Community Development, Title 24, Part II of the California Administrative Code.

Amended Effective:
06-28-84 (Ord. 348.2341)
08-13-91 (Ord. 348.3341)
07-04-96 (Ord. 348.3773)

SECTION 18.7. Deleted.

Amended Effective:
08-13-91 (Ord. 348.3341)
04-13-93 (Ord. 348.3503)
11-26-00 (Ord. 348.3962)

SECTION 18.8. NONCONFORMING STRUCTURES AND USES. The following provisions shall apply to all nonconforming structures and uses:

a. Any nonconforming structure or use may be continued and maintained for the periods of time hereinafter set forth, provided there are no structural alterations except as hereinafter allowed. Agricultural crops are not subject to the provisions of this section; agricultural uses that involve permanent structures are subject to this section, however such uses shall be permitted to make any changes or improvements that are required by any County or State law, including structural alterations that are necessary as a part thereof.

b. VERIFICATION OF NONCONFORMING STRUCTURE OR USE. When it is necessary to obtain from the County a written verification of the nonconforming status of a structure or use the following procedure shall apply:

(1) APPLICATION. Every application for a determination of nonconforming use status shall be made in writing to the Planning Director on the forms provided by the Planning Department, shall be accompanied by the filing fee as set forth in County Ordinance No. 671, and shall include the following information:

a) Name, address and phone number of applicant [or representative] and the property owner.

b) Assessor's Parcel Number of premises involved.

c) A site plan drawn in sufficient detail to clearly describe the following:

1. Physical dimensions of property.

2. Location and dimensions of all existing structures.

3. Setback dimensions.

4. Location and dimensions of all driveways, parking areas, landscape areas, fences, and walls.

5. Location and dimensions of all adjacent roadways showing location of street centerline and all existing improvements such as sidewalks, curbs, gutters, or curb cuts.

d) Panoramic photographs showing all sides of the on-site property, and adjacent off-site properties.

e) Current zoning (with change of zone case number) and date it was adopted and became effective.

f) Prior zoning designation.

g) Written statement of justification for the nonconforming subject use of the property.

h) Supporting documentation showing that the site has been in continuous use. Documentation may include, but is not limited to: bills of sale, bills of lading, utility bills, property tax records, Board of Equalization records, Employment Development Department records, fictitious business statement, Articles of Incorporation, canceled business checks, sales receipts, Rental or lease agreements, or licenses.

i) Such other information as determined necessary by the Planning Department.

(2) REVIEW AND NOTICE OF DECISION. Not less than 30 days from acceptance of an application as complete, the Planning Department shall verify the current zoning and supporting documentation. If the nonconforming use or structure is substantiated, the Planning Department shall complete a "Certificate of Nonconforming Use" which shall include the following information: Assessor's Parcel Number, situs address, nature of nonconforming use, expiration date, and such other information as deemed appropriate. If the subject use or structure is not able to be substantiated the Planning Department shall prepare a letter of denial of the nonconforming use to include the following information: Assessor's Parcel Number, nature of nonconforming use, and justification for the denial of the request.

c. A nonconforming structure or use may be maintained for the following periods of time:

(1) Where the property is unimproved: 1 year.

(2) Where the only improvements are structures, the replacement of which would not require a building permit 3 years.

(3) Outdoor advertising: 5 years.

(4) General commercial uses, such as those primarily permitted in C Zones: 1 year.

Amended Effective:
09-29-00 (Ord. 348.3955)

(5) General manufacturing uses, such as those primarily permitted in M Zones: 40 years.

(6) Kennels and catteries: 20 years

Provided, however, that the nonconforming right shall be lost upon a transfer of ownership which occurs five years or more after the building or use becomes nonconforming.

(7) Commercial agricultural operations:

a) Dairy farms: 30 years.

b) Goat, sheep and other small animal farms: 10 years.

c) Hog ranches: 10 years.

d) Horse ranches: 20 years.

e) Menageries: 5 years.

f) Pen fed cattle operations: 30 years.

g) Poultry: 20 years.

h) Rabbits: 10 years.

(8) Noncommercial agricultural operations:

a) Goats, sheep and other small animals: 3 years.

b) Hogs: 3 years.

c) Horses and cattle: 3 years.

d) Menageries: 3 years.

e) Poultry: 3 years.

f) Rabbits: 3 years.

g) Crowing fowl: 18 months

Added Effective:
09-15-00 (Ord. 348.3954)

d. EXTENSION OF AMORTIZATION PERIOD. Whenever a commercial or industrial structure or use has exceeded the time periods specified in Section 18.8c of this ordinance an extension to a time certain may be granted. The total time allowed for the extension shall not exceed ten years. The following procedure shall apply to all applications for approval of Nonconforming Use Extensions for commercial or industrial uses only.

(1) APPLICATION. Every application for a Nonconforming Use Extension shall be made in writing on the forms provided by the Planning Department, shall be accompanied by the filing fee as set forth in Ordinance No. 671, and shall include the following information:

a) Name, address and phone number of applicant [or representative] and the property owner.

b) Assessor's Parcel Number of premises involved.

c) A site plan drawn in sufficient detail to clearly describe the following:

1. Physical dimensions of property.

2. Location and dimensions of all existing structures.

3. Setback dimensions.

4. Location and dimensions of all driveways, parking areas, landscape areas, fences, and walls.

5. Location and dimensions of all adjacent roadways showing location of street centerline and all existing improvements such as sidewalks, curbs, gutters, or curb cuts.

d) Panoramic photographs showing all sides of the on-site property and improvements as well as adjacent off-site properties.

e) Current zoning [with change of zone case number] and date it was adopted and became effective.

f) Prior zoning designation.

g) Written statement of justification for continued nonconforming use of the property.

i) Such other information as determined necessary by the Planning Department.

(2) PUBLIC HEARING. A public hearing shall be held on the application for a Nonconforming Use Extension in accordance with the provisions of Section 18.26 and all the procedural requirements and rights of appeal as set forth therein shall govern the hearing.

(3) CONDITIONS. A Nonconforming Use Extension shall not be granted unless the applicant demonstrates that the proposed use will not be detrimental to the health, safety, or general welfare of the community. Any extension that is granted shall be subject to such conditions as shall be necessary to protect the health, safety, or general welfare of the community.

e. EXPANSION OF NONCONFORMING USE. The total square footage of an existing nonconforming structure or use, excluding mobilehomes, may be expanded a maximum of 25 percent on the same parcel of land from the time the use was deemed nonconforming. Such expansion shall require issuance of a building permit only and shall not extend the period of nonconforming time in which the use must be eliminated.

f. Any part of a structure or land occupied by a nonconforming use which is changed to or replaced by a use that conforms to the provisions of this ordinance as they apply to the particular zone shall not thereafter be used or occupied by a nonconforming use.

g. Any part of a structure or land occupied by a nonconforming use, which use is discontinued for one year or more, shall thereafter be used in conformity with the provisions of this ordinance and the nonconforming right shall be lost.

h. Any structure for which a permit has been legally issued, and on which substantial construction has been performed on the site before an amendment to the ordinance making the use nonconforming, may nevertheless be continued and completed in accordance with the plans and specifications upon which the permit was issued.

i. The provisions of this section shall not prevent the reconstruction, repairing, rebuilding, or replacement and continued use of any nonconforming structure that is damaged by fire, explosion or acts of God; provided, however, any such rebuilding, reconstruction, or repairing shall not extend the period of nonconforming time in which the use must be eliminated.

j. Whenever dwelling units in an area are zoned, as part of a senior citizen development, for permanent occupancy only by persons above a minimum age, any person below the minimum age requirement residing in a dwelling unit in the area at the time the zone classification becomes effective is not subject to the age restriction and may continue residency in the dwelling unit for an unlimited period of time. The right to continue such occupancy is not transferable to any other person.

k. The provisions of this section apply to structures and uses which become nonconforming by reason of the adoption of this ordinance or any amendment thereof, as of the effective date of such adoption or amendment. No use shall be deemed to have become nonconforming by virtue of decreased lot size resulting solely from the acquisition of any portion of the lot for public road or storm or drainage channel purposes or the adoption of any specific plan for such purpose.

Amended Effective:
07-18-96 (Ord. 348.3775)

SECTION 18.9. DIVISION OF LAND. Whenever a division of land is proposed, the total number of lots or density permitted shall be determined pursuant to the Riverside County General Plan, any applicable adopted specific plan and Section 66474 of the Government Code. In any event, no parcel shall be created that is below the minimum size allowed by the zoning classification that has been applied to the parcel of land unless a variance has been granted that allows smaller parcel sizes, or a planned residential development has been approved that allows smaller lot sizes as part of an overall development.

SECTION 18.10. LOCATION OF DWELLINGS. Except in multiple dwelling developments or where otherwise provided in this ordinance, every dwelling shall face or front upon a street or permanent means of access to a street, and in no event shall any dwelling face or front upon an alley.

SECTION 18.11. SIZE OF DWELLINGS. No dwelling shall be constructed unless it has a minimum floor living area of not less than 750 square feet, provided, however, a larger minimum size dwelling may be specifically required in any area of the County by an official zoning plan map pursuant to Section 18.35 of this ordinance. Porches, garages, patios and similar features, whether attached or detached to a dwelling, shall not be included when calculating the floor living area.

SECTION 18.12. OFF-STREET VEHICLE PARKING. The purpose of this section is to provide sufficient off-street parking and loading spaces for all land uses in the unincorporated area of the County of Riverside and to assure the provision and maintenance of safe, adequate and well-designed off-street parking facilities. It is the intent of this section that the number of required parking and loading spaces will meet the needs created by the particular uses. The standards for parking facilities are also intended to reduce street congestion and traffic hazards, promote vehicular and pedestrian safety and efficient land use.

Off-street vehicle parking shall be provided in accordance with this section when the associated building or structure is constructed or the use is established. Additional off-street parking shall be provided in accordance with this section when an existing building is altered or dwelling units, apartments or guest rooms are added, or a use is intensified by the addition of floor space or seating capacity, or there is a change of use.

a. PARKING DESIGN STANDARDS.

(1) APPROVAL OF OFF-STREET PARKING PLAN. A plot plan, pursuant to the provisions of Section 18.30 of this ordinance, shall be filed for approval of all off-street parking facilities, except for one and two-family residences, unless the off-street parking facilities are approved as a part of a plot plan, conditional use permit or public use permit approval.

(2) NUMBER OF REQUIRED PARKING SPACES.

a) In the case of mixed land uses, the total number of parking spaces shall be the sum of the requirements for the various uses computed separately unless shared parking is approved as provided in this article.

b) The following table is designed to allow calculation of parking spaces required for the uses shown:

GENERAL COMMERCIAL/RETAIL USES	PER SQUARE FOOT OR UNIT	PER EMPLOYEE OR STUDENT	OTHER CRITERIA	FOR VEHICLE STACKING
auditoriums, exhibition halls, theaters, movie theaters and similar places with fixed seats	1 space/3 seats
auditoriums, exhibition halls, theaters, movie theaters, and similar places without fixed seats:	1 space/30 sq. ft. of net assembly area
automobile repair and service shops:	1 space/150 sq. ft. gross floor area
automobile service stations:	4 spaces		4 spaces/service bay
automobile washing and cleaning establishments except self-serve:		1 space/3 employees of largest shift	2 spaces/stall
automobile washing and cleaning establishments - self-serve:			2 spaces/stall
banks, savings and loans, and other financial institutions:	1 space/250 sq. ft. gross floor area			stacking for 6 vehicles prior to the drive-up window
barber and beauty shops and similar uses:	1 space/150 sq. ft. gross floor area
bingo game operations:			Ord. No. 558
clubs, discos, ballrooms, cabarets, cocktail lounges, dance halls, lodges & incidental dancing areas, and similar facilities where dancing is the principal use	1 space/30 sq. ft. of dance floor area
general retail; including, but not limited to, freestanding convenience markets, liquor stores and supermarkets:	1 space/200 sq. ft. of gross floor area
general retail; including but not limited to, neighborhood, community and regional shopping centers, including those with restaurants:	51/2 spaces/1,000 sq. ft. of net leasable floor area
furniture, drapery, plumbing, floor covering, and appliance stores:	1 space/750 sq. ft. of sale or display area
laundries, self-serve:	1 space/250 sq. ft. of gross floor area
mini-warehouses, self storage:		2 spaces/3 employees
professional business office:	1 space/200 sq. ft. of net leasable floor area
restaurants, drive-thrus, walk-ups, cafes, lounges, bars and other establishments for the sale and consumption on the premises of food and beverages:	1 space/45 sq. ft. of serving area	1 space/2 employees		stacking for 6 vehicles prior to the menu board
uncovered sales area, including areas for new or used automobiles, boat or trailer sales, lumber or building materials yards, plant nurseries or similar uses:	1 space/1,000 sq. ft. of uncovered sales area to a maximum of 20 spaces	1 space/employee
video arcades:	1 space/250 sq. ft. of gross floor area

NOTES: The columns, working left to right, are generally additive unless otherwise indicated.

Unless otherwise specified, all parking must be within 300 feet of the use served, on the same parcel as the use, or on an adjoining appropriately zoned parcel.

All vehicle storage (stacking) spaces shall be located off-street. A driveway for stacking leading to a drive-up window shall be designed so as not to interfere with the free or orderly circulation of the parking area.

RECREATIONAL USES	PER SQUARE FOOT OR UNIT	OTHER CRITERIA
billiard and pool rooms:	1 space/250 sq. ft. of gross floor area
bowling alleys:		4 spaces/alley
driving ranges:		1 space/tee
game courts, tennis courts, racquetball clubs:		1 space/court
golf courses:		6 spaces/hole
golf course, miniature:		3 spaces/hole
gymnasiums, spas and health studios:	1 space/200 sq. ft. of gross floor area
parks and recreational uses:	1 space/8,000 sq. ft. of active recreational area within a park or playground	1 space/acre of passive recreational area within a park or playground
skating rinks, ice and roller:	1 space/20 sq. ft. of seating area, AND 1 space/250 sq. ft. of skating area
stadiums and sport arenas:	1 space/30 sq. ft. of net assembly area
swimming pools, commercial:	1 space/250 sq. ft. of pool area

INDUSTRIAL USES	PER SQUARE FOOT OR UNIT	PER EMPLOYEE OR STUDENT	OTHER CRITERIA
industrial uses:	If number of workers cannot be determined: 1 space/250 sq. ft. of office area, PLUS 1 space/500 sq. ft. of fabrication area, PLUS 1 space/1,000 sq. ft. of storage area, AND 1 space/500 sq. ft. of floor plan which is uncommitted to any type of use	If number of workers can be determined: 1 space/2 employees of largest shift, AND 1 space/vehicle kept in connection with the use
manufacturing or repair plants maintaining more than one shift of workers:		2 spaces/3 employees on each of the two largest shifts	1 space/company operated vehicle
salvage and junk yards, including but not limited to automobile dismantling, auto wrecking yards, storage yards, scrap metal processing and similar uses:	1 space/5,000 sq. ft. of lot area
warehouses and wholesaling:	1 space/2,000 sq. ft. of gross floor area

RESIDENTIAL USES (Parking must be located on-site conveniently distributed throughout the project. For multiple family residences, condominiums, planned residential developments and senior citizen planned residential developments, at least one of the required parking spaces per unit shall be located in a garage or carport which is architecturally harmonious with the main structure. All parking spaces shall be located within 200 feet of the building they serve unless otherwise specified.)	PER SQUARE FOOT OR UNIT	PER EMPLOYEE OR STUDENT	OTHER CRITERIA
Single family:	2 spaces/dwelling unit
multiple family: single bedroom or studio dwelling unit: two bedrooms/dwelling unit: three or more bedrooms/dwelling unit:	1.25 spaces/unit 2.25 spaces/unit 2.75 spaces/unit	1 space/employee
Planned residential development: single bedroom dwelling unit: two or more bedroom dwelling unit: senior citizen: (Parking spaces shall be located no more than 150 feet from the unit they serve.)	1.5 spaces/unit 2.5 spaces/unit Refer to single family and multiple family residential requirements stated above.
mobilehome parks:	2 spaces/travel trailer or mobilehome space- spaces may be tandem		1 guest space/8 mobilehome spaces

LODGING USES (All parking must be within 150 feet of the use served.)	PER SQUARE FOOT OR UNIT	PER EMPLOYEE OR STUDENT	OTHER CRITERIA
boarding houses, lodging or rooming houses, dormitories, fraternity and sorority houses:			1 space/2 beds
hotels and motels:			1 space/room, AND 2 spaces/resident manager
recreational vehicle parks:	1space/recreation vehicle site		1 visitor space/5 recreational vehicle sites
MEDICAL USES
home for the aged, sanitariums, convalescent homes, children's homes, asylums, and nursing homes or similar institutions:		1 space/3 employees	1 space/3 beds, AND 1 space/vehicle owned and operated by the institution
hospitals and clinics: (A hospital may have a parking area more than 150 feet from the building to be served as long as an automatic parking gate or similar method of vehicular control is installed.)		1 space/staff member of largest shift	1 space/2 patient's beds, AND 1 space/vehicle owned and operated by hospital or clinic
medical and dental offices, clinics, and medical business offices:	1 space/200 sq. ft. of net leasable floor area
veterinary hospitals and clinics:	1 space/300 sq. ft. of gross floor area

CIVIC/RELIGIOUS INSTITUTIONS	PER SQUARE FOOT OR UNIT	PER EMPLOYEE OR STUDENT	OTHER CRITERIA
auditoriums with fixed seats:	1 space/3 seats
auditoriums without fixed seats:	1 space/30 sq. ft. of net assembly area in the assembly hall
cemeteries and crematories, mausoleums, columbariums and funeral establishments when incidental to a cemetery:	1 space/30 sq. ft of net assembly room area	1 space/employee	1 space/vehicle operated on the grounds by the proprietary institution
churches, chapels and other places of worship:	1 space/35 sq. ft. of net assembly area used simultaneously for assembly purposes		When a school bus is kept, there can be a reduction of 2 spaces/bus
libraries, museums, art galleries or similar uses:	1 space/300 sq. ft. of gross floor area	1 space/2 employees
mortuary and funeral homes:	1 space/35 sq. ft. of net assembly area	1 space/employee
PUBLIC UTILITIES/TELECOMMUNICATIONS
public utility facilities, including but not limited to, electric, gas, telephone, and telecommunication facilities not having business offices on the premises:		1 space/2 employees	1 space/vehicle kept in connection with the use

EDUCATIONAL INSTITUTIONS	PER SQUARE FOOT OR UNIT	PER EMPLOYEE OR STUDENT	OTHER CRITERIA	FOR VEHICLE STACKING
day care centers, including nurseries and pre-schools	1 space/500 sq. ft. of gross floor area		When a school bus is kept, there can be a reduction of 2 spaces/bus
elementary and intermediate:	Whichever is greater: 1 space/classroom, OR 1 space/3 seats in the auditorium or multi-purpose room.		When a school bus is kept, there can be a reduction of 2 spaces/bus	Loading/unloading space for at least 2 school buses
high schools:		1 space/employee, PLUS 1 space/faculty member, AND 1 space/8 students	When a school bus is kept, there can be a reduction of 2 spaces/bus	Loading/unloading space for at least 2 school buses
colleges and universities:	Whichever is greater: 1 space/30 sq. ft. of net assembly area of main auditorium or stadium OR	1 space/employee, PLUS 1 space/faculty member, AND 1 space/2 students
trade schools, business colleges and commercial schools		1 space/employee, PLUS 1 space/2 students
private schools:		1 space/employee, PLUS 1 space/2 students		Loading / unloading space for at least 10 cars

c. PARKING REQUIREMENTS FOR USES NOT SPECIFIED. When parking requirements for a use are not specifically stated, the parking requirement for such use shall be determined by the Planning Director based on the requirement for the most comparable listed use in this article.

d. REQUESTS FOR MODIFICATIONS FROM PARKING STANDARDS. The Planning Director may, without notice or hearing, permit modifications to the circulation and parking layout requirements where topographic or other physical conditions make it impractical to require strict compliance with these requirements.

e. ALTERNATIVE PROGRAMS FOR PARKING.

(1) A residential, commercial or industrial project may provide for alternative programs which reduce parking demand in return for a reduction in the number of off-street parking spaces required.

(2) Alternative programs that may be considered by the Planning Director under this provision include, but are not limited to, the following:

a) Private Car Pool/Van Pool Operations. Office or industrial developments which guarantee preferred parking spaces to employees who participate regularly in a car or van pool may have their parking requirement reduced by two parking spaces for every one space which is marked for car or van pool at a preferred location.

b) Mass Transit. Developments which are located within 150 feet of a mass transit facility may have their parking requirement reduced by two percent of the total number of required parking spaces.

c) Planned Residential Development - Senior Citizen. A 20 percent reduction in the total number of required parking spaces may be allowed when an alternative senior citizen transportation program is proposed.

d) Bicycle Parking. Developments which provide secured bicycle parking facilities exceeding the minimum requirement may reduce the number of required parking spaces by one vehicle space for every three additional bicycle spaces provided.

e) Shared Parking Requirements. The Planning Director may, upon application by the owner or lessee of any property, authorize shared use of parking facilities under the following conditions:

1. Sufficient evidence shall be presented to the Planning Director to demonstrate that no substantial conflict in the principal hours or periods of peak demand will exist between the uses or structures which propose to share parking.

2. The building or use for which an application for shared parking is being made shall be located within 150 feet of the parking area to be shared.

3. No more than 50 percent of the parking space requirement shall be met through shared parking.

4. Parties sharing off-street parking facilities shall provide evidence of a reciprocal parking agreement for such joint use by a proper legal instrument recorded in the office of the County Recorder with the number of copies as required and thereof filed with the County Building and Safety Department.

Amended Effective:
11-28-97 (Ord. 348.3804)

f) For projects within the "Rubidoux Village Policy Area" of the Jurupa Community Plan which are zoned R-VC (Rubidoux-Village Commercial), the Planning Director may, upon application by the owner or the lessee of any property, having 50 feet or more of street frontage or 7,500 square footage in building area, authorize shared use of parking facilities under the following conditions:

1. Individual lots of less than 50 feet in width or 7500 square feet in area are exempt from the on-site parking requirement.

2. Individual lots with areas between 7,500 and 15,000 square feet may use street and public parking to meet no more than 75 percent of the parking requirement.

3. Individual lots in excess of 15,000 square feet may use street and public area parking to meet no more than 50 percent of the parking requirement.

4. When street parking is used to meet the parking requirement, all regular and handicap stalls on the street within 600 feet of the boundaries of the project may be counted. This provision applies to parking along Mission Boulevard as well as the local streets that serve Mission Boulevard.

5. Parking within public parking lots created as a function of the Jurupa Valley Redevelopment Plan (JVRP) already in existence may also be counted toward the shared parking allowance if located within 600 feet of the boundaries of the parcel in question.

6. An exemption from the off-street parking requirements is granted for all existing uses and structures undergoing remodeling or improvements that do not propose to alter the existing permitted uses, expand the area devoted to such uses or alter the existing parking arrangement.

7. Parking area improvement standards: In situations where off-street parking is required, the design of the parking area must respond to the following criteria:

(a) Access to parking areas over public or private sidewalks must be indicated by a change in paving texture.

(b) A landscape buffer of a minimum five feet in width must separate the parking area from a public right-of-way or the building setback line.

Added Effective:
11-28-97 (Ord. 348.3804)

f. Special Review of Parking. The Planning Director may reduce the parking requirement otherwise prescribed for any use or combination of uses as part of the review of a development plan including, but not limited to, a plot plan, a conditional use permit, a public use permit, a surface mining permit, a planned residential development or a specific plan, based on the following conditions:

(1) The applicant shall submit a request for modification of parking standards, including sufficient evidence and documentation, to demonstrate to the Planning Director that unusual conditions warrant a parking reduction. Evidence shall include, but is not limited to, the following:

a) Information showing that the parking area serves uses having peak parking demands which occur at different times.

b) Floor plans which indicate that the floor area devoted to customer or employee use is less than typical for the size building proposed.

c) Documentation that other programs which will be implemented by the developer or tenant(s) will result in a reduced parking demand, such as the provision of monetary incentives to employees who regularly utilize public transit or participate in a car or van pool.

(2) As a condition of approval of the parking reduction, the applicant may be required to record agreements or covenants prior to issuance of a building permit, which assure that appropriate programs are implemented for the duration of the parking reduction.

g. Development Standards For off-Street Parking Facilities.

a. LAYOUT DESIGN STANDARDS. All parking areas shall be designed as follows:

1. Location of Parking Areas. No parking space shall be located within three feet of any property line. No parking space located on driveways providing direct access to a street shall be located closer than 30 feet from the property line at the right-of-way.

2. Parking Space and Driveway Specifications. The location and dimensions of parking spaces and aisles adjacent to parking spaces shall be arranged in accordance with the following exhibit entitled Riverside County Minimum Parking Standards, and the following tables entitled "Dimensions of Parking Spaces and Aisles" and "Dimensions of Driveways."

DIMENSIONS OF PARKING/STACKING SPACES AND AISLES

ANGLE OF PARKING SPACE	SIZE	AISLE WIDTH	WIDTH OF DOUBLE ROW AND AISLE
PARKING SPACES:
0 degree (parallel parking)	9 ft. x 23 ft.; end stall: 9 ft. x 30 ft.	12 feet	30 feet
45 degrees	9 ft. x 19 ft.; end stall: 12.8 ft x 19 ft.	14 feet	52 feet
60 degrees	9 ft. x 20 ft.; end stall: 10 ft. x 20 ft.	18 feet	58 feet
90 degrees	9 ft. x 18 ft.; end stall: 11 ft. x 18 ft	24 feet	60 feet
Herringbone	9 ft. x 18 ft.	14 feet	between 45.6 feet & 48.8 feet
STACKING SPACES:
N/A	25 ft. in length per vehicle	12 feet	N/A

NOTES: Parking spaces next to a wall, building, fence or other obstructions shall be three feet wider than the required width as listed above.

Up to 20 percent of the total required parking may be sized for compact cars. Compact car parking spaces shall be clearly marked "COMPACT CARS ONLY." Compact car parking spaces may be reduced (from the dimensions listed in the table) in width by no more than one-half foot, and in length by no more than two feet. When an entire section of the parking area is restricted to compact car parking, and the parking spaces are at a 90 degree angle to the aisle, the aisle width may be reduced to 23 feet. Compact car parking sections shall be located so as to minimize the distance between them and the uses to be served.

DIMENSIONS OF DRIVEWAYS

TYPE OF USE	MINIMUM WIDTH OF DRIVEWAY
One-family and two-family dwellings	12 feet
Multiple family or apartment complexes: less than 100 units (Carports or garages may be allowed on one side.)	24 feet
100 to 300 units (Carports or garages may be allowed on both sides.)	28 feet
more than 300 units (Carports or garages may be allowed on both sides.)	34 feet
Commercial/Industrial (The driveway shall have a vertical clearance of 13 feet and six inches.)	24 feet

NOTES: All driveways located within a road right-of-way shall be approved according to County Ordinance No. 461 (County of Riverside Road Improvement Standards and Specifications) or as approved by the County Transportation Director.

Where parallel parking is allowed, the minimum width shall be increased by eight feet for parking on one side and by 16 feet for parking on both sides.

Stub streets in excess of 150 feet shall have a minimum 45 foot radius turnaround at the end, or as otherwise approved by the County Fire Department.

3) Surfacing Standards for Parking Areas. The following standards shall apply to the development of all off-street parking facilities, including driveways, whether the space is required or optional.

SURFACING STANDARDS

TYPE OF USE	SURFACING MATERIALS
One and two family residences less than 2 acre parcel equal to or greater than 2 acre parcel	concrete, asphaltic concrete, brick or equivalent at least three inches of decomposed granite or equivalent
Multiple family residences	concrete, asphaltic concrete, brick or equivalent driveways with an inverted section shall be constructed with a concrete ribbon gutter
All other uses At least 25 percent of the total street frontage within 660 feet from the boundaries of the proposed use, including both directions from the property and both sides of the street, is in commercial, industrial, residential use or other developed use. Where the proposed use would front on two or more streets, this provision refers to the street with the greater general plan designation or right-of-way requirement. Other cases where the aforementioned circumstances do not apply or as determined by the Planning Director.	concrete surfacing with a minimum thickness of 32 inches, with expansion joints; or asphaltic concrete paving compacted to a minimum thickness of three inches on four inches of Class 2 base a base of decomposed granite or equivalent compacted to a minimum thickness of three inches to act as an all weather surfacing material

4) Off-Street Parking Area Striping.

a) If five or more parking spaces are provided, each space shall be clearly marked with white paint or other easily distinguishable material.

b) If ten or more parking spaces are provided, and one-way aisles are used, directional signs or arrows painted on the surface shall be used to properly direct traffic.

5) Drainage. All parking areas, including driveways, shall be graded to prevent ponding and to minimize drainage runoff from entering adjoining properties.

6) Curbs, Bumpers, Wheel Stops or Similar Devices. Public parking areas shall be equipped with permanent curbs, bumpers, wheel stops or similar devices so that parked vehicles do not overhang required walkways, planters or landscaped areas.

a) If the method used is designed to stop the wheel rather than the bumper of the vehicle, the stopping edge shall be placed no closer than two feet from the edge of any required walkway, planter or landscaped area, or from any building.

b) The innermost two feet of each parking space, between the wheel stop or other barrier, and any required planter or walkway, may either:

(1) be paved; or,

(2) be planted with low ground cover.

This additional planting area is considered part of the parking space and may not be counted toward satisfying any landscaping requirement(s).

7) Lighting.

a) Parking area lighting is not required. However, if parking areas are lighted, such lighting facilities shall be located to prevent lights from shining directly onto adjoining properties or streets.

b) Parking area lighting shall be of an energy-efficient type. However, when such lighting is located within 30 miles of the Mt. Palomar Observatory, low-pressure sodium lamps shall be used. These shall be oriented and shielded to prevent direct illumination above the horizontal plane passing through the luminaire.

8) Walls. All paved parking areas, other than those required for single family residential uses, which adjoin property zoned R-1, R-1A, R-2, R-2A, R-3, R-3A, R-4, R-5, R-6, R-A, R-R or R-T, shall have a six-foot high solid masonry wall provided with an anti-graffiti coating installed to preclude a view of the parking area from such adjoining property. However, any walls within ten feet of any street or alley shall be 30 inches high.

b. LOADING SPACE REQUIREMENTS.

(1) On each lot used for manufacturing, storage, warehousing, goods display, a department store, a wholesale store, a market, a hotel, a hospital, a laundry, dry cleaning or other uses which involve the receipt or distribution by vehicles of materials or merchandise, there shall be provided and maintained adequate loading space for delivery vehicle stacking, and for loading activities. The loading space and delivery vehicle stacking area shall be located and designed so as to avoid undue interference with the public use of streets and alleys.

(2) Each required loading space shall be paved with six inches of concrete over a suitable base and shall not be less than ten feet wide, 35 feet long and 14 feet high.

(3) The minimum number of loading spaces indicated in the following table shall be provided:

MINIMUM NUMBER OF LOADING SPACES

Gross Floor Area (Square Feet)	Number of Loading Spaces
7,499 or less	0
7,500 to 14,999	1
15,000 to 24,999	2
25,000 to 39,999	3
40,000 to 59,999	4
60,000 to 79,999	5
80,000 to 100,000	6
For each additional 100,000	6 plus 1

c. PARKING FOR PERSONS WITH DISABILITIES.

(1) Parking spaces shall be provided for access by persons with disabilities in accordance with the number indicated by the following table. These numbers are based on the total number of parking spaces required, given the intended use of the site.

TABLE OF NUMBER ACCESSIBLE PARKING SPACES FOR PERSONS WITH DISABILITIES

Total Number of Parking Spaces Required	Minimum Number of Spaces Required for Accessible Parking
2 to 25	1
26 to 50	2
51 to 75	3
76 to 100	4
101 to 150	5
151 to 200	6
201 to 300	7
301 to 400	8
401 to 500	9
501 to 1,000	two percent of total number of required parking spaces
over 1,000	20 plus one for each 100, or fraction thereof over 1001

NOTES: A higher percentage of accessible parking spaces is required for medical care outpatient facilities as follows:

Ten percent of the total number of parking spaces provided for outpatient facilities.

Twenty percent of total numbers of parking spaces provided for facilities that specialize in treatment or services for persons with mobility impairments.

(2) Accessible parking spaces shall be located so as to provide for safety and optimum proximity to curb ramps or other pedestrian ways thereby, providing the most direct access to the primary entrance of the building served by the parking lot.

(3) For a single accessible space, the space shall be 14 feet wide and outlined to provide a nine foot wide parking space and a five foot wide loading/unloading area.

(4) For multiple accessible spaces, two spaces shall be provided within a 23 foot wide area outlined to provide a five foot wide loading/unloading area between the nine foot wide parking spaces.

(5) Each loading/unloading area for a van accessible space shall be eight feet wide with a minimum length of 18 feet.

(6) A minimum of one in every eight accessible parking spaces shall be served by an access aisle with a minimum width of eight feet.

a) The parking space shall be designated van accessible.

b) All such van accessible parking spaces may be grouped on one level of a parking structure.

(7) In each parking space, a wheel stop or curb shall be provided and located to prevent encroachment of cars over the walkways.

(8) The parking spaces shall be located so that persons with disabilities are not compelled to wheel or walk behind parked cars other than their own.

(9) Pedestrian ways which are accessible for persons with disabilities shall be provided from each such parking space to the related facilities and shall include curb cuts or ramps as needed.

a) Ramps shall not encroach into any parking space. However, ramps located at the front of accessible parking spaces may encroach into the length of such spaces when the encroachment does not limit the ability of persons with disabilities to leave or enter their vehicles, and when it is determined that compliance with any regulation of this subsection would create an unreasonable hardship.

b) Parking spaces may be provided which would require persons with disabilities to wheel or walk behind parking spaces that are not designed for accessibility when it is determined that compliance with the accessible parking regulations would create an unreasonable hardship.

(10) Surface slopes for accessible parking spaces shall be the minimum possible, and shall not exceed one-fourth inch per foot (2.083 percent gradient) in any direction.

(11) Each accessible parking space shall be identified by a permanently affixed reflectorized sign displaying the international symbol of accessibility.

a) The sign shall be posted immediately adjacent to and visible from each accessible parking space.

b) The sign shall not be smaller than 70 square inches in area and shall be centered at the interior end of the parking space at a minimum height of 80 inches from the bottom of the sign to the parking space finished grade; or,

c) The sign may be centered on the wall of the interior end of the accessible parking space at a minimum height of three feet from the parking space finished grade or walkway.

(12) An additional sign shall be posted in a conspicuous place, at each entrance to the off-street parking facilities. The sign shall not be less than 17 inches by 22 inches in size with lettering not less than one inch in height, which clearly and conspicuously states the following:

"Unauthorized vehicles parked in designated accessible spaces not displaying distinguishing placards or license plates issued for persons with disabilities may be towed away at owner's expense. Towed vehicles may be reclaimed at or by telephoning ."

(13) The surface of each accessible parking space shall have a surface identification duplicating the symbol of accessibility in blue paint of at least three square feet in size.

(14) For additional accessible parking and site development standards, reference the California Code of Regulations, Title 24.

d. BICYCLE PARKING FACILITIES.

(1) Bicycle Parking Facility Classifications. Bicycle parking facilities shall be classified as follows:

a) Class I, an enclosed box with a locking door, typically called a bicycle locker, where a single bicyclist has access to a bicycle storage compartment.

b) Class II, a stationary bicycle rack designed to secure the frame and both wheels of the bicycle, where the bicyclist supplies only a padlock.

c) Class III, a stationary bicycle rack, typically a cement slab or vertical metal bar, where the bicyclist supplies a padlock and chain or cable to secure the bicycle to the stationary object.

(2) Bicycle Parking Requirements.

a) Minimum Bicycle Parking Facilities. The minimum bicycle parking shall be provided as follows:

BICYCLE SPACES FOR BICYCLE PARKING FACILITY CLASS

Facility Class	INDUSTRIAL	RESTAURANTS, AND COCKTAIL LOUNGES	COMMERCIAL, OFFICE, AND SERVICE USES NOT OTHERWISE LISTED
EMPLOYEES	One bicycle space for every 25 parking spaces required. A minimum of two bicycle spaces required. Class I lockers or Class II racks in an enclosed lockable area.	One bicycle space for every 50 parking spaces required. A minimum of two bicycle spaces required. Class I lockers or Class II racks in an enclosed lockable area.	One bicycle space for every 25 parking spaces required. A minimum of two bicycle spaces required. Class I lockers or Class II racks in an enclosed lockable area.
PATRONS OR VISITORS	Number of bicycle spaces required: 0 Type of lockers/racks: N/A	Number of bicycle spaces required: 0 Type of locker/ racks: N/A	One bicycle space for every 33 parking spaces required. A minimum of two bicycle spaces required. Type of locker/ racks: Class II racks.

NOTES: Where the application of the above table results in the requirement for a fraction of a bicycle parking space, such a space need not be provided unless the fraction exceeds 50 percent.

Where the application of the above table results in the requirement of fewer than six employee spaces, Class II racks need not be placed within an enclosed lockable area.

b) Design Standards. Bicycle parking facilities shall be installed in a manner which allows adequate spacing for access to the bicycle and the locking device when the facilities are occupied. General space allowances shall include a two foot width and a six foot length per bicycle and a five foot wide maneuvering space behind the bicycle. The facilities shall be located on a hard, dust-free surface, preferably asphalt or concrete.

c) Exemptions. Requests for exemptions from bicycle parking requirements shall be made in writing to the Planning Director.

1. Exemptions from bicycle parking requirements shall be submitted and processed concurrently with the project application.

2. Exemptions may be granted depending upon the location of the site with respect to an urbanized area, the nature and hours of operation of the proposed use, and the accessibility of the site by bicycle at present and in the future.

b. LANDSCAPING, GENERAL PROVISIONS.

(1) APPLICATION REQUIREMENTS. A landscaping plan, landscaping grading plan, irrigation plan and shading plan shall be required for all plot plans, conditional use permits, public use permits, surface mining permits, subdivisions, and any other permit when the Planning Director deems it necessary.

a) The landscaping plan, landscaping grading plan, irrigation plan and shading plan shall be submitted under one application consistent with the provisions of Section 18.30 (Classification of Plot Plans) of this ordinance.

b) The landscaping plan, landscaping grading plan, irrigation plan and shading plan may be submitted on four separate exhibits or may be combined on one to three exhibits, provided that the information required to be displayed for each plan is legible and clearly discernible.

c) No less than the number of copies as determined by the Planning Director of the landscaping plan, landscaping grading plan, irrigation plan and shading plan shall be submitted for approval by the Planning Director.

d) All landscaping shall comply with Section 19.300 of this ordinance in regard to water-efficient landscaping.

e) All plans shall show the following information:

1. The first sheet of a multiple sheet set shall contain a title block with the name and address of the project, sheet number, and numbers of sheets and a revision block to indicate date and type of revisions.

2. Each sheet shall show the required technical data, including scale of drawing, North arrow, date drawn, and dates of revisions (if applicable), all property lines and project limits, if other than property limits, all easements, fences, walls, curbs, roads, walks, structures, mounds, swales, manholes, banks, and all plant and landscaping materials, grading, irrigation and other exterior elements proposed. A legend shall also be included for each symbol used.

(2) LANDSCAPING PLAN REQUIREMENTS.

a) The location of all existing landscaping materials, and where proposed landscaping material is to be placed shall be shown. Existing trees shall be preserved whenever it is practical to do so, and shall be shown on the landscaping plan. Any existing trees to be removed pursuant to County Ordinance No. 559 shall also be shown on the landscaping plan.

b) The quantities, sizes and locations of all trees, shrubs and ground cover, hydroseed and wildflower mixtures, etc. shall be indicated. Trees shall be a minimum 15 gallon size. Shrubs shall be a minimum five gallon size; however, the use of smaller plants may be approved for areas where color or growth habits make it suitable.

c) All trees and shrubs shall be drawn to reflect the average specimen size at 15 years of age. Trees shall be drawn to size as indicated on the shade tree list as provided in the "Riverside County Guide to Trees, Shrubs and Ground Covers".

d) All plants shall be listed by correct botanical name and common name.

e) The soil surface of all planters shall be shown planted or covered with suitable material.

f) Lawns shall be indicated by common name of species and method of installation (seeding, hydromulching or sodding).

g) Proposed treatment of all ground surfaces, including paving, turf, and gravel.

h) Planting details and methods of application shall be shown.

i)Complete construction detail referencing (fencing, walls, etc.) shall be indicated.

(3) LANDSCAPING GRADING PLAN REQUIREMENTS. The grading plan shall show the drainage of all planting areas and the heights of mounds. Mounds shall not exceed 3:1 slope, and no mound over 30 inches high shall be placed within ten feet of any street and/or alley intersections.

(4) IRRIGATION PLAN REQUIREMENTS. An irrigation plan shall show the following:

a) Locations of all irrigation components, such as sprinkler heads, valves, pipes, backflow prevention devices and water taps, and if applicable, automatic controllers, quick couplers, hose bibs and washer boxes.

b) Proposed radius or diameter of throw (sprinkler coverage) at a stated pressure (P.S.I.) for each sprinkler head.

c) Worst case irrigation system pressure loss calculations.

d) Static water pressure PSI (pounds per square inch), available GPM (gallons per minute), water pressure zone, agency reading locations and source of information for each one.

e) County required water budget calculations based on the "Riverside County Guide to Trees, Shrubs and Ground Covers".

(5) SHADING PLAN REQUIREMENTS.

a) Parking area landscaping shall include shade trees from the "Riverside County Guide to Trees, Shrubs and Ground Covers", unless otherwise approved by the Planning Director, so as to provide for adequate shade canopies within 15 years of age as follows:

PERCENTAGE OF TOTAL PARKING AREA REQUIRED TO BE SHADED

NUMBER OF PARKING SPACES	PERCENTAGE OF PARKING AREA TO BE SHADED
05 - 24 spaces	30% minimum
25 - 49 spaces	40% minimum
50+ spaces	50% minimum

NOTE: The percentage of parking area required to be shaded shall be based on the number of uncovered parking spaces; driveways and aisles are excluded. Multi-level parking structures are exempt from shading requirements.

b) Trees shall be a minimum 15 gallon size at planting.

c) Trees shall be planted and maintained throughout the parking area to ensure that within 15 years, the percentage of the parking area that is shaded is no less than the minimum amount required by the table entitled "Percentage of Total Parking Area Required to be Shaded". The parking area shading plan shall be developed in compliance with a landscaping plan. Each planting area shall be of adequate size for the landscaping approved and shall have adequate irrigation for that landscaping.

(6) LANDSCAPING DESIGN STANDARDS. Landscaping shall be incorporated into the design of all off-street parking areas, including covered and decked, as follows:

a) GENERAL LANDSCAPING PROVISIONS.

1. These provisions apply to:

a. Landscaping throughout and immediately surrounding parking areas; and,

b. Additional landscaping as required by a zone classification.

2. Landscaped areas shall be distributed throughout the entire off-street parking area as evenly as is appropriate in the design of the parking facility.

3. Nothing in this section shall preclude the installation of additional landscaping and the planting of additional trees so long as such planting is consistent with visibility regulations.

4. Any open areas in the interior shall be landscaped with appropriate plant materials and maintained in good condition as provided in this article.

5. All landscaped areas shall be designed so that plant materials are protected from vehicle damage, encroachment or overhang.

6. All trees shall be double-staked and secured with a rubber or plastic strip, or other commercial tie material. Wire ties shall not be used.

7. No trees shall be planted within ten feet of driveways, alleys and/or street intersections.

8. All landscaping shall be within planters bounded by a curb at least six inches high.

9. A six inch high curb with a 12 inch wide concrete walkway shall be constructed along planters on end stalls adjacent to vehicle parking spaces.

10. In urban areas, all parking areas shall be screened from view along the entire perimeter of the parking lot by the construction of either a three foot high and three foot wide earthen berm, or a three foot wide planter with shrubbery that can be maintained at a height of three feet. When the parking area is adjacent to a public road right-of-way, the berm or planter shall be five feet in width.

11. In addition to the perimeter landscaping required by this article, parking areas of five spaces or more shall be required to provide additional landscaped areas within the parking area. A minimum percentage of the total parking area shall be landscaped as follows:

MINIMUM PERCENTAGE OF TOTAL INTERIOR PARKING AREA TO BE LANDSCAPED

PARKING SPACES REQUIRED	5-24 SPACES	25-49 SPACES	50 + SPACES
PERCENTAGE TO BE LANDSCAPED	5.0 %	7.5 %	10.0 %
PERCENTAGE TO BE LANDSCAPED - ALONG STATE AND COUNTY SCENIC HIGHWAYS	6.0 %	8.5 %	11.0 %

12. At the discretion of the appropriate authority, a barrier free, four foot wide paved walkway may be provided through the required planter at street and driveway intersections to provide unencumbered access for persons with disabilities from the sidewalk to the parking lot.

a. Such a walkway shall be located so as to facilitate the most direct movement of persons using sidewalk curb ramps, if provided.

b. Bus shelters may be located within this planter if approved by the Planning Director. Such shelters shall not be placed so as to reduce the number of trees which are otherwise required by this article.

b) GENERAL PLANTER PROVISIONS. Planters containing organic landscaping shall be provided adjacent to and within parking areas. The dimensions of a planter refer only to that which is plantable area.</

Development Process

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Specific Plans

General Information

Zoning Ordinance | Section 3 of 4