§ 19.545 — Riverside Zoning Code

19.545.050 - Permitted density bonus. ¶

A residential development project that complies with the eligibility requirements of Section 19.545.040 shall be granted a density bonus as follows:

A.

Bonus for very low-, low-, and moderate-income housing.

1.

The amount of density bonus granted shall be based on the following table, up to a maximum of 50 percent:

Unit Type	Minimum % of Units	Density Bonus Granted	Additional Bonus for each 1% Increase in Units
Very Low Income	5%	20%	2.5% bonus through 12% of units 3.75% from 11% - 15% of units
Low Income	10%	20%	1.5% bonus through 21% of units 3.75% from 20% - 24% of units
Moderate Income for-sale units only	10%	5%	1% bonus through 40% of units 3.75% from 41% - 44% of units

2.

The applicant may propose a lesser percentage of density increase, including, but not limited to, no increase in density with no effect on eligibility for concessions, incentives, and waivers or reduction of development standards to be considered as part of the development application.

B.

Bonus for 100 percent affordable residential development projects.

1.

If no more than 20 percent of the units are designated for moderate-income households and the remaining 80 percent are designated for very low- and lowincome households, exclusive of manager's unit(s), the project shall be eligible for an 80 percent density bonus.

2.

A residential development project located within one-half mile of a major transit stop shall have no maximum density.

C.

Bonus for other housing categories. A residential development project that complies with the eligibility requirements of Section 19.545.040 shall be entitled to density bonus as follows:

1.

Units for transitional foster youth, disabled veterans, homeless persons, or seniors: 20 percent density bonus

2.

Units for lower-income students: density bonus varies based on percentage of low-income units in the development, up to 50 percent pursuant to California Government Code Section 65915(f)(3)(C).

a.

Units for lower-income students shall be defined as one rental bed and its pro rata share of associated common area facilities.

b.

Units for lower-income students shall meet all of the following requirements:

i.

All units will be used exclusively for undergraduate, graduate, or professional students enrolled currently or in the past six months in at least six units at an institution of higher learning accredited by the Western Association of Schools and Colleges or the Accrediting Commission for Community and Junior Colleges.

ii.

As a condition of receiving a certificate of occupancy, the developer/applicant shall enter into an operating agreement or master lease with one or more institutions of higher education for students from that institution(s) to occupy all units of the student residential development project.

iii.

The development shall provide priority for the applicable affordable units for lower-income students experiencing homelessness that may be verified by an institution of higher education that has knowledge of a person's homeless status or a homeless service provider, as defined in paragraph (3) of subdivision (e) of Section 103577 of the Health and Safety Code.

iv.

Rent for the affordable units for lower income students shall be calculated at 30 percent of 65 percent of the area median income for a single-room occupancy unit type.

v.

Rental beds reserved for lower-income students shall not be tied to any specific bedrooms.

3.

Twenty-five percent density bonus for condominium conversion, subject to the requirements of California Government Code Section 65915.5.

Bonus for donating land for very low-income units.

1.

An applicant is eligible for a density bonus if all of the following conditions are met:

The donated land is:

i.

At least one acre in size or of sufficient size to permit development of at least 40 units, which is greater.

ii.

Has the appropriate general plan designation.

iii.

Zoned with development standards for development of at least 30 dwellings per acre.

iv.

Is or will be served by adequate public facilities and infrastructure.

Located within the boundary of the proposed development.

vi.

Subject to the approval of the City, within one-fourth mile of the boundary of the proposed development. vii.

The donated land shall be fully entitled for the development of very low-income housing.

viii.

The applicant shall donate and transfer the land to the City or to a housing developer approved by the City no later than the date of approval of the final subdivision map, parcel map, or residential development application.

ix.

A proposed source of funding for the very low-income units shall be identified not later than the date of approval of the final subdivision map, parcel map, or residential development application.

An applicant for a residential development project that donates land to the City in compliance with the eligibility requirements of Section 19.545.040 shall be entitled to:

Fifteen percent density bonus if ten percent of the total units in the development are set aside for very low-income households.

b.

For each one percent increase in the percentage of units affordable to very low-income households, the density bonus shall be increased by one percent, up to a maximum of 35 percent density bonus.

c.

Density bonus for land donation can be combined with the regular density bonus provided for the development of affordable units, up to a maximum 35 percent density bonus.

E.

Bonus for childcare facilities.

1.

When an applicant proposes to construct a residential development project that includes a childcare facility that will be located on the premises of, as part of, or adjacent to the project, the City shall grant either of the following:

a.

An additional density bonus that is an amount of square feet of residential space that is equal to the amount of square feet in the childcare facility; or

b.

An additional concession or incentive that contributes significantly to the economic feasibility of the construction of the childcare facility.

2.

The City shall require as a condition of approving the childcare facility that the following occur:

a.

The childcare facility shall remain in operation for a period of time that is as long as or longer than the period of time during which the density bonus units are required to remain affordable; and

b.

Of the children who attend the childcare facility, the children of very low-income households, lower-income households, or families of moderate income shall equal a percentage that is equal to or greater than the percentage of dwelling units that are required for very low-income households, lower-income households, or families of moderate income.

(Ord. 7743, § 12, 2025; Ord. No. 7701, § 28, 2025; Ord. 7609 § 4(Exh. B), 2022)

19.545.060 - Concessions and incentives. ¶

A.

General. The applicant for a density bonus project may request specific concessions or incentives and the City shall grant the request unless the City makes a written finding, based on substantial evidence, of one or more of following:

1.

The concession or incentive does not result in identifiable and actual cost reductions to provide for affordable housing costs or for rents for the targeted units to be set as specified in Section 19.545.040.

2.

The concession or incentive would have a specific, adverse impact upon public health and safety or on any real property listed in the California Register of Historical Resources and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact without rendering the development unaffordable to low- and moderate-income households.

3.

The concession or incentive would be contrary to State or Federal law.

B.

Number of concessions or incentives. The applicant shall receive the following number of concessions or incentives:

Percentage of Afordable Units (Minimum)	Number of Concessions
5% Very Low 10% Low	1

10% Moderate (for-sale units only) 20% Lower Income Student
10% Very Low 17% Low 20% Moderate (for-sale units only) 23% Lower Income Student	2
15% Very Low 24% Low 30% Moderate (for-sale units only)	3
100% Very Low or Low (maximum 20% Moderate)*	4
*If the project is within one-half mile of a major transit s also be eligible to receive a height increase of up to thre thirty-three (33) feet.	top, the applicant shall e (3) additional stories, or

Types of concessions or incentives. Concession or incentive means any of the following:

1.

A reduction in site development standards or a modification of Zoning Code requirements or architectural design requirements that results in identifiable and actual cost reductions including, but not limited to:

Height limitation;

Setback requirement; or

Parking ratio.

2.

Approval of mixed-use zoning in conjunction with the residential development project if commercial, office, industrial, or other land uses will reduce the cost of the residential development project, provided that such uses are compatible with:

The proposed residential development project; and

b.

The existing or planned development in the area where the proposed residential development project will be located.

Other regulatory incentives or concessions proposed by the applicant or the City that result in identifiable and actual cost reductions.

Parking incentives.

1.

A request for reduced parking pursuant to this section shall not count as concession or incentive.

The applicant may request further parking reductions as a concession or incentive.

3.

Notwithstanding the requirements below, the applicant may provide additional parking in excess of the minimum required parking identified in this section.

Parking ratios. Upon the request of the applicant of a residential development project that satisfies the requirements of Section 19.545.040, the following onsite parking ratios shall apply:

Zero to one bedroom: one parking space per unit;

b.

Two to three bedrooms: one and one-half parking spaces per unit; and

c.

Four or more bedrooms: two and one-half parking spaces per unit.

5.

Within one-half-mile of a major transit stop. If a development is within one-half-mile of a major transit stop and the residents of the development have unobstructed access to the major transit stop from the development, then upon request of the applicant, parking ratios shall be further reduced as follows:

a.

Development includes at least 11 percent very low-income units or at least 20 percent low-income units: 0.5 spaces per unit.

b.

Development includes at least 40 percent moderate-income for-sale units: 0.5 spaces per bedroom.

6.

No required parking. If a development is 100 percent affordable, then upon the request of the applicant, the City shall not impose a vehicular parking ratio if the development meets any of the following criteria:

a.

The development is within one-half mile of a major transit stop and the residents of the development have unobstructed access to the major transit stop from the development; or

b.

The development is for individuals who are 62 years of age or older and the development has either paratransit service or unobstructed access within one-half mile to fixed bus route service that operates at least eight times per day; or

c.

The development is either special needs housing or supportive housing and the development has either paratransit service or unobstructed access within one-half mile to fixed bus route service that operates at least eight times per day.

d.

For a student housing development with at least 20 percent of beds affordable to low-income students, no parking shall be required.

If the total number of parking spaces required for a development is other than a whole number, the number shall be rounded up to the next whole number.

A residential development project may provide onsite parking through tandem parking or uncovered parking, but not through on-street parking.

Notwithstanding the above, the City may impose higher minimum parking requirements pursuant to California Government Code §65915(p)(8).

(Ord. No. 7701, § 29, 2025; Ord. 7609 § 4(Exh. B), 2022)

19.545.070 - Waiver or reduction of development standards.

If a development standard would physically preclude the construction of a residential development project at the density and with the concessions or incentives permitted in this Chapter, the applicant may propose to have those standards waived or reduced.

A.

When an applicant makes a request for a waiver or reduction of development standards, the City shall grant the request unless any of the following findings are made:

1.

The waiver or reduction of development standards would have a specific adverse impact upon public health or safety for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact.

The waiver or reduction of development standards would have an adverse impact on any real property listed in the California Register of Historical Resources.

The waiver or reduction of development standards would be contrary to State or Federal law.

A proposal for the waiver or reduction of development standards pursuant to this section shall neither reduce nor increase the number of incentives or concessions to which the applicant is entitled.

(Ord. 7609 § 4(Exh. B), 2022)

19.545.080 - Development standards for affordable units.

The units made available to lower-income households, very low-income households and moderate-income households pursuant to this Chapter shall be designed and constructed pursuant to the requirements of Chapter 19.535.050 (Inclusionary Housing - Development Standards).

(Ord. 7609 § 4(Exh. B), 2022)

19.545.090 - Affordable housing agreement.

A.

Residential development projects receiving a density bonus, concession, incentive, or waiver pursuant to this Chapter shall enter into an Affordable Housing Agreement with the City.

B.

The terms of the Affordable Housing Agreement shall be subject to the requirements established by the City of Riverside Housing Authority at the time of project approval.

C.

The Affordable Housing Agreement shall be entered into prior to issuance of the final certificate of occupancy for the residential development project.

The Affordable Housing Agreement shall remain in effect for the entire term of affordability of the affordable units created pursuant to this Chapter, or as required by applicable State law, whichever is greater.

(Ord. 7609 § 4(Exh. B), 2022)

Chapter 19.550 - FENCES, WALLS AND LANDSCAPE MATERIALS