§ 19.110

Four commercial and office zones are established to implement the four commercial and office land use designations in the General Plan. The purpose of each commercial and office zone is as follows:

A.

Office Zone (O). The Office Zone (O) is intended for the location of offices for administrative, business and professional activities that involve a relatively low volume of direct customer contact. The Zone is also established to allow limited commercial uses that support the office uses and their employees.

B.

Commercial Retail Zone (CR). The Commercial Retail Zone (CR) is intended for a broad range of indoor oriented retail sales and service, and office uses as either stand-alone businesses or as part of commercial centers or office developments.

C.

Commercial General Zone (CG). The Commercial General Zone (CG) is intended to allow for more intense service commercial retail, office, and repair uses. The CG Zone allows for some outdoor retail uses.

D.

Commercial Regional Center Zone (CRC). The Commercial Regional Center Zone (CRC) is intended for intense, regional-serving commercial uses. The areas are located adjacent or in proximity to freeways and arterial roadways that accommodate regional traffic.

(Ord. 7331 §5, 2016; Ord. 6966 §1, 2007)

A.

Table 19.150.020.A (Permitted Uses Table), Table 19.150.020.B (Incidental Uses Table and Table 19.150.020.C (Temporary Uses Table) in Chapter 19.150 (Base Zones Permitted land uses) identify permitted uses, permitted accessory uses, permitted temporary uses, and uses permitted subject to the approval of a minor conditional use permit (Chapter 19.730—Minor Conditional Use Permit) or conditional use permit (Chapter 19.760—Conditional Use Permit), or uses requiring some other permit. Table 19.150.020.A also identifies those uses that are specifically prohibited. Uses not listed in the tables are prohibited unless, the Community & Economic Development Director or his/her designee, pursuant to Chapter 19.060 (Interpretation of Code), determines that the use is similar to and no more detrimental than a listed permitted or conditional use. Any use which is prohibited by state and/or federal law is also strictly prohibited.

B.

The provisions set forth in Chapter 19.215 (Neighborhood Commercial Overlay Zone—NC) may be applied to any commercial zone and may further limit the uses permitted.

C.

Chapter 19.149 - Airport Land Use Compatibility includes Airport Land Use Compatibility Plan requirements for discretionary actions proposed on property located within an Airport Compatibility Zone.

(Ord. 7487 § 19, 11-5-2019; Ord. 7413, § 1(Exh. A), 2-20-2018; Ord. 7331 §5, 2016; Ord. 7064 §2, 2010; Ord. 6966 §1, 2007)

Table 19.110.030 (Commercial and Office Development Standards) sets forth the minimum development standards for each of the commercial and office zones.

(Ord. 7331 §5, 2016; Ord. 7109 §3, 2010; Ord. 6966 §1, 2007)

Table 19.110.030

Commercial and Office Development Standards

Notes:

1.

The setback areas specified may be used for the following purposes:

a.

Off-street parking, loading and traffic circulation, including lights for the illumination of such areas, except where landscaped areas may be required per Chapter 19.580 (Parking and Loading) or as noted above.

b.

Signs necessary to direct and control vehicular and pedestrian traffic within the shopping center (see Chapter 19.620).

c.

The permitted signs identifying the shopping center (see Chapter 19.620).

2.

The Approving or Appeal Authority may allow a development project to exceed a maximum FAR when it can be found that such project (a) will not have a detrimental effect on infrastructure and municipal services, (b) will not adversely impact the surrounding neighborhood, and (c) will not likely set a precedent for

additional development that would adversely affect infrastructure, service or surrounding land uses.

3.

Smaller minimum lot areas may be established by a master plan for the center or for the adaptive reuse or development of existing infill lots.

See Chapter 19.149 - Airport Land Use Compatibility to determine if a project site is subject to Airport Land Use Compatibility Plan requirements.

(Ord. 7413, § 1(Exh. A), 2-20-2018)

19.110.040 - Additional standards, regulations and requirements for commercial and office development.

A.

Walls. Where any commercial zone adjoins any lot zoned for residential use, a minimum six-foot-high decorative masonry wall shall be erected and maintained along such property line. However, such wall shall be limited in height to three feet within the front yard setback requirement.

B.

All activities to be conducted indoors. All activities shall be conducted wholly within a building except those activities specifically permitted within Article VII.

C.

Access by easement permitted. Direct access to a public street or alley is not required for individual parcels within a commercial or office complex if permanent access to the parcel is provided by a recorded easement.

D.

Temporary sales. Temporary sales activities are permitted subject to the regulations set forth in Chapter 19.740 (Temporary Use Permit).

E.

Screening of mechanical equipment. The screening of mechanical equipment shall comply with regulations set forth in Chapter 19.555 (Outdoor Equipment Screening).

F.

Screening of trash receptacles. The screening of trash receptacles shall comply with regulations set forth in Chapter 19.554 (Trash/Recyclable Materials Collection Area Enclosures).

G.

Utilities. Utilities shall be installed and maintained as set forth in Chapter 19.555 (Outdoor Equipment Screening).

H.

Landscaping. Landscaping shall be provided and continuously maintained as set forth in Chapter 19.570 (Water Efficient Landscaping and Irrigation). I.

Parking. Parking shall be provided as set forth in Chapter 19.580 (Parking and Loading).

J.

Lighting.

1.

All outdoor lighting associated with commercial uses adjacent to or within the immediate vicinity of residential uses shall be designated with fixtures and poles that illuminate commercial uses, while minimizing light trespass into residential areas.

2.

The candlepower of outdoor lighting shall be the minimum required for safety purposes.

The provisions of Section 19.590.070 (Light and Glare) shall apply.

The provisions of Chapter 19.556 (Lighting) shall apply.

(Ord. 7331 §5, 2016; Ord. 6966 §1, 2007)

19.110.050 - Design review required.

No new building, structure, outdoor dining area, sign, or exterior alteration and no enlargement of an existing building, structure, outdoor dining area or sign shall be commenced in any commercial or office zone until design review approval has been granted pursuant to Chapter 19.710 (Design Review).

(Ord. 7331 §5, 2016; Ord. 6966 §1, 2007)

19.110.060 - Other regulations applicable to all Commercial and Office Zones.

In addition to the requirements contained in this chapter, regulations contained in the following titles of the Riverside Municipal Code and other chapters of the Zoning Code may apply.

Title 5: Business Taxes, Licenses and Regulations Chapter 5.04: Taxes, Licenses and Regulations Chapter 5.16: Close-Out Sales Chapter 5.24: Dance Halls and Public Dances Chapter 5.28: Poolrooms Chapter 5.32: Transient Occupancy Tax Chapter 5.38: Pedestrian Food Vendors Chapter 5.48: Swap Meet Chapter 5.52: Massage Chapter 5.60: Bingo Chapter 5.64: Motor Vehicle Fuel Price Posting Chapter 5.65: Convalescent Transport Vehicles Chapter 5.66: Ambulances Title 6: Health and Sanitation Chapter 6.08: Regulation of Food Establishments and Food Facilities Chapter 6.09: Regulation of Food Handlers Chapter 6.13: Exterior Structure Maintenance Chapter 6.14: Landscape Maintenance Chapter 6.15: Abatement of Public Nuisances Chapter 6.16: Fly-Producing Conditions Title 7: Noise Control Title 8: Animals Chapter 8.18: Commercial Kennels Title 9: Peace, Safety and Morals Chapter 9.07: Charge for Police Response to Loud or Large Parties Chapter 9.09: Public Pay Telephone Regulations Chapter 9.16: Litter and Littering Chapter 9.40: Adult-Oriented Businesses Chapter 9.42: Fortunetelling and Occult Arts Chapter 9.48: Disclosure of Hazardous Materials Title 16: Building and Construction Title 17: Grading Title 18: Subdivision Title 20: Cultural Resources

(Ord. 7331 §5, 2016; Ord. 6966 §1, 2007)

Chapter 19.120 - MIXED-USE ZONES (MU-N, MU-V, MU-U)

19.120.010 - Purpose.

A.

General. The mixed-use zones are established with the following intents and purposes:

1.

To encourage a mixture of compatible and synergistic land uses, such as residential with compatible nonresidential uses including office, retail, personal services, public spaces and other community amenities. These uses are allowed as either:

a.

Singular, stand-alone uses that contribute to a mixture of uses within the zone; or

b.

Combined uses in one project as a mixed-use development.

2.

To strengthen the interaction between residential, commercial and employment uses in order to reduce dependency on automobiles, improve air quality, decrease urban sprawl, facilitate use of transit and encourage conservation of land resources.

3.

To provide opportunities for transit-oriented development.

4.

To revitalize deteriorating commercial areas by integrating residential uses and public institutions into the commercial fabric to create an active street life and enhance the vitality of businesses.

5.

To provide alternatives to new development of small shopping centers.

6.

To foster pedestrian-oriented activity nodes by providing a mix of uses in compact, walkable areas.

7.

To increase the area available for residential development and provide alternative types of housing.

8.

To provide appropriate locations for a broad range of live/work activities to occur.

9.

To encourage medium- and high-density residential development to occur in close proximity to employment and services.

To allow for a greater variety of land uses and structures, including adaptive reuse of existing structures and flexibility in site planning.

B.

Zones established. Three mixed-use zones are established to provide development opportunities for integrated, complementary residential and commercial development on the same parcel or a contiguous group of parcels. Singular, stand-alone uses are permitted when they foster an overall mixture of uses in the zone. A wide range of uses is permitted, and it is the intent of these zones to foster a mixture of product types. Development solely as commercial or residential districts is strongly discouraged. Design and development standards for all three zones are directed toward encouraging pedestrian activity and ensuring that mixed commercial and residential uses are designed to be compatible both within the development and with other surrounding areas.

1.

Mixed Use—Neighborhood (MU-N). The MU-N Zone provides opportunities for primarily neighborhood-serving commercial uses with limited, low-intensity residential uses in a mixed-use environment. It is intended to preserve the existing housing stock and residential character of neighborhoods, while allowing for development of new housing opportunities and encouraging pedestrian-oriented retail and service uses. The focus of the development and design standards is on ensuring that new and infill development are distributed and designed in a manner sensitive in scale and design to the street environment and adjacent singlefamily residential areas.

Mixed Use—Village (MU-V). The MU-V Zone provides for medium to high-density residential development with retail, office and service uses primarily at the street level to facilitate a pedestrian environment. It is intended to encourage new housing opportunities, such as live/work units and residential over retail, that are nearby to commercial services. Plazas, courtyards, outdoor dining, transit stops and other public gathering spaces and community amenities, such as art in public spaces, are strongly encouraged. The focus of the development and design standards is on landscaping and buffering techniques to provide transitions from developed commercial areas to lower density residential neighborhoods.

3.

Mixed Use—Urban (MU-U). The MU-U Zone provides opportunities for primarily high-density residential development with commercial, office, institutional, and business uses emphasizing retail, entertainment and student-oriented activities. Such development is intended to facilitate the grouping of innovative housing options with employment uses, entertainment activities, and public gathering spaces, transit stations and other community amenities, such as art in public spaces. The focus of the development and design standards is on ensuring that large-scale mixed-use projects are functionally integrated through the relationships between location and types of uses and structures, the efficient use of land, optimal site planning and design elements.

(Ord. 7331 §6, 2016; Ord. 6966 §1, 2007)