Chapter 17.68 — R-6 RESIDENTIAL INCENTIVE ZONE

Chapter 17.68 - R-6 RESIDENTIAL INCENTIVE ZONE

Sections:

The housing element of the Riverside County general plan has identified the need for affordable housing as one of the most significant housing problems in the county of Riverside. It is the intent of the board of supervisors in enacting the R-6 zone to establish a specialized zone that will, through incentives and consideration of a specific housing proposal in connection with a proposed zone change, facilitate construction of affordable housing. Pursuant to the housing element, the density of a project shall be determined by the physical and service constraints of the parcel being considered, during the hearing process, and may exceed the density permitted for standard projects by the land use element.

The board finds and determines and declares that it is its intent that the R-6 zone be used and applied in areas where basic services such as water, sewer, other utilities and adequate road circulation already exist or can be reasonably extended. The board further determines that the R-6 zone shall be applied to a specific geographic area only in conjunction with an approved plan for development, including any necessary land division maps, plot plans or other approvals, as required by the county, and that applications for the R-6 zone and related projects are to receive priority processing by all county departments involved in the review and issuance of permits for the development.

The board further determines that when the R-6 zone is applied to a specific area, it shall be used only for the construction of the project approved in connection with the granting of the zone classification, or for a project that is thereafter specifically approved by the board as an affordable housing project to replace the previously approved project. This requirement shall not prohibit the county from allowing nonsubstantial changes in an approved development plan that become necessary in the actual engineering of a project; provided, that such changes shall not increase the density of an approved project.

(Ord. 348, § 8.201)

A.

The following use shall be permitted in the R-6 zone: One-family dwellings, including mobile homes on permanent foundations.

B.

The following uses are permitted provided a plot plan has been approved in accordance with the provisions of this article:

1.

Two-family dwellings and multiple family dwellings.

2.

Planned residential development.

3.

Apartment houses.

Accessory buildings, provided there is a main building on the lot.

Home occupations.

6.

Temporary real estate offices located within a subdivision, to be used only for and during the original sale of the subdivision.

7.

Community recreation facilities as a part of a development.

8.

Child day care center.

C.

The following uses are permitted provided a public use permit has been approved pursuant to Chapter 18.29 of this ordinance: churches, temples and other places of religious worship.

D.

The following use is permitted provided a conditional use permit has been approved pursuant to Chapter 18.28 of this ordinance: mobile home parks developed pursuant to Chapter 19.92 of this ordinance.

(Ord. 348.3888 § 9.1949; Ord. 348.3883, 9-10-1999; Ord. 348.2140, 1982; Ord. 348 § 8.202)

(Ord. 348.4596, §§ 19, 20, 2-10-2009; Ord. 348.4713, § 11, 11-9-2010; Ord. No. 348.4950, § 9, 3-2-2021)

17.68.030 - Basic requirements for sales units.

All developments shall comply with one of the following requirements in subsection A, B or C and with subsection D of this section:

A.

The average selling price of the dwelling units shall not exceed eighty (80) percent of the average home sales price in a market area. The market area and average home sales price shall be determined by the board of supervisors; or

B.

The selling price of twenty-five (25) percent of the dwelling units shall be at an amount affordable to families earning no greater than one hundred twenty (120) percent of the county median income, as determined by the board of supervisors, or

C.

The selling price of fifteen (15) percent of the dwelling units shall be at an amount affordable to families earning no greater than eighty (80) percent of the county median income, as determined by the board of supervisors.

D.

If a development is benefitted, directly or indirectly, through the use of governmental funds for site acquisition, extension of basic services or roads, or other expenditures that assist the development, the sales price determined pursuant to subsection A, B or C of this section may be reduced by the board of supervisors.

(Ord. 348.2140, 1982; Ord. 348 § 8.203)

The following standards of development shall apply in the R-6 zone:

A.

The allowable density of a project will be determined by the physical and service constraints of the property and the area in which the property is located; however, the density of each approved development must exceed four units per gross acre.

B.

The minimum lot area for single-family detached developments shall be five thousand (5,000) square feet.

C.

Lots shall have a minimum frontage of thirty (30) feet except that minimum frontage may be reduced on knuckles and culs-de-sac or as part of an approved zero lot line attached unit housing project.

D.

A minimum of thirty (30) percent of each lot's net area in a single-family development shall be designed for usable open space. "Usable open space" is defined as those portions of the site not encumbered by a structure. The "net lot area" is defined as the total area contained within the property lines. Side yard setbacks shall be approved as part of the design of the project. Setbacks for garages that open parallel with the access way shall not be less than twenty (20) feet.

E.

A minimum of twenty (20) percent of the net lot area for apartment developments shall be in usable open space. Minimum front and rear yard setbacks shall be ten (10) feet. Additional setbacks, including side yards, may be required depending on the height of the structure and adjacent land uses. All apartment projects shall contain at least four dwelling units. No application for conversion of an apartment building to condominiums or any other form of cooperative or units that may be sold individually, shall be accepted by the planning director, unless the matter has first been presented to and approved by the board of supervisors as being consistent with the intent and purpose of the original approval of the project to provide affordable housing.

F.

One-family residences shall not exceed thirty-five (35) feet in height. All other uses shall not exceed fifty (50) feet in height.

G.

One off-street parking space shall be required for each dwelling unit, notwithstanding the apartment building parking standards contained in Chapter 17.188. All single-family homes shall have two-car garages.

H.

Open space or recreational facilities proposed in a project shall be subject to approval of the county.

I.

Streets providing circulation within a develop-ment shall be constructed to a minimum width of thirty-six (36) feet within a fifty-six (56) foot right-of-way for major interior streets and a minimum width of thirty-two (32) feet of improvements within a fifty (50) foot right-of-way for minor interior streets and cul-de-sac streets. All improvements to be in accordance with the improvement standards of county Ordinance No. 461.

J.

Design standards, dedications and improvements will be in conformance with the requirements of county Ordinance Nos. 460 and 461, and as approved by the county road commissioner, for all streets other than interior streets.

(Ord. 348.2856, 1988; Ord. 348.2140, 1982; Ord. 348 § 8.204)

A.

Applications for the R-6 zone shall be filed only in conjunction with an application for a land division pursuant to county Ordinance No. 460, or an application for a plot plan pursuant to the provisions of this title. Notwithstanding the provisions of state law or county ordinance providing for different processing or time requirements for processing the various applications, an applicant, by filing an application for the R-6 zone, shall agree that the two or more applications shall be considered together and that approval of a land division or plot plan shall not be final until the zone change has been granted and shall not be used until the zone change has gone into effect.

B.

All applications shall include floor plans and elevations for each type of unit that is proposed to be constructed and such additional information related to design or market area as may be required by the planning director.

(Ord. 348.2140, 1982; Ord. 348 § 8.205)

A.

The market area for a project and a tentative sales price or median income determination shall be made by the board of supervisors during the processing of the applications for the project.

B.

The county, from time to time, by resolution of the board of supervisors, shall publish information relating to home sales price, market areas and median income in the county of Riverside, which information shall be available to prospective applicants prior to filing an application for a project.

C.

The final determination of the home sales price or median income for a specific project shall be made at the time of issuance of building permits for the project; provided, however, that amount shall not be less than the tentative amount determined during the processing of the applications. The determination shall be made by the board of supervisors upon the recommendation of the planning director, which shall be initiated by application of the developer coordinated with the request for building permits.

D.

At the time of recordation of the final map, a declaration of covenants, conditions and restrictions, approved by the county, shall be recorded that establish the affordability criteria for the development, including, but not limited to, structure size, type and reference to the method for fixing the sales price for units in the development.

E.

In the furtherance of the intent that the R-6 zone be used only for the construction of affordable housing, the declaration of covenants, conditions and restrictions shall prohibit the sale of lots without dwelling units sold on or constructed there on in conjunction with the sale of the lot; provided, however, this shall not prohibit the sale of an entire tract, or an approved unit thereof, for construction of the units by the purchaser thereof.

(Ord. 348.2140, 1982; Ord. 348 § 8.206)