Local code · Riverside County

Riverside County — Mobilehomes & RV Parks

Q: What is the minimum mobilehome size for a Riverside County mobilehome park?

For a mobilehome park in a residential zone other than R-R , W-2 , R-D , and W-2-M , each unit must have at least 750 sq. ft. of floor living area. § 17.264.020(A) In those four named zones, the minimum is 450 sq. ft. § 17.264.030(A)

Q: How large must a mobilehome park space be in Riverside County?

The general park standard requires at least 2,500 sq. ft. per site and a 30-ft minimum width. § 17.52.030 For residential-zone parks governed by § 17.264.020 , each space is normally 3,600 sq. ft. , although 2,500 sq. ft. may be allowed when compatible with surrounding development. § 17.264.020(D)

Q: What are R-T-R mobilehome subdivision setbacks in Riverside County?

In the R-T-R Mobilehome Subdivision, Rural Zone , mobilehomes must have a 20-ft front setback and 5-ft side and rear setbacks. § 17.56.020(B) The subdivision rules also generally require 40,000-sq.-ft. lots and cap building height at 3 stories / 40 ft . § 17.56.020(C)–(D)

Q: How long can I stay in an RV park in unincorporated Riverside County?

In a vacation recreational vehicle park , occupancy may not exceed 30 consecutive days or 120 days in a calendar year. § 17.04.120 In an extended occupancy park , occupancy may not exceed 9 months in a calendar year, and full urban services plus recreational amenities are required. § 17.04.120

The Riverside County Mobilehomes & RV Parks, explained in plain English with the controlling citations.

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Quick answer

In unincorporated Riverside County, mobilehome parks in residential zones require a conditional use permit and generally need 750-sq.-ft. units, while parks in R-R, W-2, R-D, and W-2-M may use 450-sq.-ft. units (§§ 17.264.010, 17.264.020(A), 17.264.030(A)). RV vacation-park stays cannot exceed 30 consecutive days or 120 days per calendar year. § 17.04.120

Last reviewed: September 20, 2026 · AI-generated analysis · General information, not legal advice · details

Compiled from Riverside County's adopted code with AI research tools and grounded in the sources cited below. Verify with Riverside County planning staff before relying on it.

Overview

These rules apply only in the unincorporated areas of Riverside County under Title 17, including Chapters 17.260, 17.264, and 17.268. A mobilehome on a qualifying single-family lot and a mobilehome park are regulated differently: parks in residential zones require a conditional use permit, while foundation-system mobilehomes are treated as compatible with lots that allow conventional single-family dwellings. §§ 17.260.020, 17.264.010

The central rule: A proposed mobilehome park in a residential zone needs a conditional use permit (CUP) and must meet the applicable park standards; an individual mobilehome may be installed in certain listed zones either on or off a foundation. §§ 17.264.010, 17.260.050

Start by confirming the parcel’s designation through the Riverside County zoning & planning overview and Riverside County Zoning. Parcel-specific zoning, applicable maps, and permit conditions should be verified with the jurisdiction.

Mobilehomes on Individual Residential Lots

The Board of Supervisors found that every lot zoned to allow a conventional single-family dwelling is compatible with installation of a mobilehome on a foundation system. That finding does not itself establish every permit, setback, utility, or building-standard requirement for a particular parcel. § 17.260.020

In the R-T, R-T-R, R-R, R-R-0, and W-2-M zones, the provisions allowing mobilehomes remain effective, and a person may install a mobilehome either on or not on a foundation system. § 17.260.050

The source materials do not establish whether a particular lot has adequate access, utilities, or other site conditions. Consult the applicable Riverside County Development Standards page and verify with the jurisdiction.

Mobilehome Parks in Residential Zones

Chapter 17.264 implements the County’s policy of allowing mobilehome parks in residential zones subject to a CUP. The chapter also distinguishes the general residential-zone standard from the lower-unit-size standard applicable to R-R, W-2, R-D, and W-2-M. §§ 17.264.010, 17.264.020, 17.264.030

Decision point	Requirement in unincorporated Riverside County	Code Reference
Residential-zone park approval	Conditional use permit required	§ 17.264.010
General-residential park unit size	At least 750 sq. ft. of floor living area, excluding patios, porches, garages, and similar structures	§ 17.264.020(A)
R-R / W-2 / R-D / W-2-M park unit size	At least 450 sq. ft. of floor living area, excluding patios, porches, garages, and similar structures	§ 17.264.030(A)
General-residential park space	Normally at least 3,600 sq. ft.; may be 2,500 sq. ft. if compatible; minimum 30 ft width	§ 17.264.020(D)
General-residential park density	Must conform to underlying-zone density; up to a 25% density bonus may be allowed if compatible	§ 17.264.020(C)
General-residential park perimeter	6-ft masonry wall	§ 17.264.020(E)
Park recreation/open space	Not required for residential-zone mobilehome parks	§ 17.264.040
Parking	Must meet Chapter 17.188 requirements	§§ 17.264.020(F), 17.52.040(C)

R-1

The source materials identify mobilehome parks as a CUP use in R-1 through the cited use-permission provision. A park therefore is not an as-of-right one-family dwelling use; it requires the applicable discretionary approval and Chapter 17.264 standards. § 17.40.010(C)(1)

If a mobilehome subdivision or park is adjacent to—or across a street from—R-1, R-1A, or R-A land, the special edge-treatment rules in § 17.52.040 can apply. The source materials do not provide the full base dimensional standards or district purpose for R-1; verify with the jurisdiction.

R-1A

R-1A is expressly relevant as a protected adjoining or opposite-side street zone for mobilehome subdivisions and parks. Unless the stated large-lot exception applies, the development must provide a 20-ft boundary-street setback, 15-ft side and rear development-boundary setbacks, 6-ft masonry walls, ground cover along street walls, and perimeter planting designed to reach at least 15 ft in height. § 17.52.040(A)

No lot in the park or subdivision may front on a street where the opposite side is zoned R-1A. § 17.52.040(B) The materials do not establish R-1A’s independent purpose or base lot dimensions.

R-A

Like R-1A, R-A is named in the mobilehome-development buffering and frontage restrictions. The same 20-ft, 15-ft, 6-ft, and 15-ft planting-height standards apply when the triggering adjacency condition exists, unless the large-lot exception or a Commission modification applies. § 17.52.040(A)

Lots in the mobilehome development cannot front on a street opposite R-A zoning. § 17.52.040(B) The materials do not establish the underlying district purpose, permitted uses, or base dimensional standards for R-A.

R-R

A mobilehome park in R-R follows the specialized Chapter 17.264 standard rather than the general 750-sq.-ft. unit rule. Each mobilehome unit must contain at least 450 sq. ft. of floor living area, and the ground-to-floor space must be enclosed with an opaque skirt. § 17.264.030(A)–(B)

Park density in R-R is determined by the parcel’s physical and service constraints and compatibility with surrounding development. Individual mobilehomes in R-R may be installed on or off a foundation under § 17.260.050. The source materials do not establish the remaining R-R park-space or perimeter standards.

W-2

A mobilehome park in W-2 must use the specialized 450-sq.-ft. minimum unit standard and provide an opaque skirt below each unit. Density turns on physical and service constraints plus compatibility with nearby development, rather than the general underlying-density-and-bonus rule. § 17.264.030(A)–(C)

The source materials do not establish W-2’s district purpose, geographic application, or remaining park standards. Verify with the jurisdiction.

R-D

In R-D, mobilehome parks use the Chapter 17.264 specialized standard: minimum 450 sq. ft. of living area per mobilehome, opaque skirting, and density based on physical and service constraints and surrounding compatibility. § 17.264.030(A)–(C)

No independent R-D purpose, permitted-use list, base setbacks, or location is established in the source materials. Verify with the jurisdiction.

W-2-M

A mobilehome park in W-2-M is subject to the specialized 450-sq.-ft. unit standard, opaque skirting, and site-constraint/compatibility density determination. § 17.264.030(A)–(C)

Separately, an individual mobilehome in W-2-M may be installed either on or off a foundation. § 17.260.050 The source materials do not establish the district’s purpose or remaining base development standards.

R-T-R

R-T-R Mobilehome Subdivision, Rural Zone permits one-family mobilehomes of at least 450 sq. ft. and factory-built or conventional one-family dwellings of at least 750 sq. ft. § 17.56.010(A)(1)

A recorded subdivision is required before real property may be used as an R-T-R mobilehome subdivision. Mobilehomes must have 20-ft front, 5-ft side, and 5-ft rear setbacks; maximum building height is 3 stories / 40 ft; and each lot must generally contain at least 40,000 sq. ft., with 100 ft minimum frontage and depth. § 17.56.020(A)–(D)

N-A

The N-A Natural Assets Zone allows a recreational vehicle park only with a CUP. Its ordinary district standards are a 20-acre minimum lot, 400-ft gross width, 100-ft front yard, 50-ft side and rear yards, and 20-ft maximum building height, except where a listed use is specifically allowed a lesser standard. §§ 17.152.010(C)(1), 17.152.020(A)–(C)

The materials do not establish Chapter 17.268’s park-layout standards, if any, for an N-A RV park. Review Riverside County Land Use, then verify the CUP conditions and applicable standards with the jurisdiction.

Mobilehome Park Site and Edge Standards

A mobilehome park has a minimum development site of 5 gross acres. Each site must be at least 2,500 sq. ft. and 30 ft wide under the general mobilehome-park standard; Chapter 17.264 supplies a different general-residential space rule that ordinarily calls for 3,600 sq. ft. and permits 2,500 sq. ft. when compatible. §§ 17.52.030, 17.264.020(D)

Where the development borders or faces R-1, R-1A, or R-A zoning, the special landscape and wall condition is particularly important. It does not apply if every mobilehome-development lot is at least 2.5 acres gross and averages at least 260 ft wide; the Commission may also modify or eliminate the listed improvements and setbacks when topography or ownership patterns make them impractical and public welfare will not be impaired. § 17.52.040(A)

The required automobile storage is governed by Chapter 17.188, which is addressed on the Riverside County Parking page rather than repeated here. A 6-ft park wall under the general residential-zone rule is separate from any added wall configuration triggered by § 17.52.040. §§ 17.264.020(E)–(F), 17.52.040(A), (C)

Recreational Vehicle Parks

A recreational vehicle park is land—or a separately designated area within a mobilehome park—where one or more RV spaces are rented, leased, or held out for rent or lease; a membership organization may provide space use within the park. § 17.04.120

Chapter 17.268 says these parks or resorts serve visitors traveling to or within the unincorporated areas of Riverside County and are intended to protect occupants and surrounding uses. § 17.268.010 The source materials identify these occupancy categories:

Vacation recreational vehicle parks: transient stays, with no occupancy beyond 30 consecutive days or 120 days in one calendar year; tent camping may be allowed in designated areas. § 17.04.120
Extended occupancy parks: no occupancy beyond 9 months in one calendar year; full urban services and recreational amenities are required; tent camping may be allowed in designated areas. § 17.04.120
Permanent occupancy parks: Not found in source materials beyond the category heading. § 17.04.120

Do not treat a parked RV as automatically authorized residential occupancy. The source materials establish the definition and listed limits above, but do not establish every placement, duration, construction, health, or utility approval. Verify with the jurisdiction and consult the California Building Standards Code for building-code topics outside these chapters.

What These Chapters Do Not Decide

These chapters do not establish whether a proposal needs Riverside County Design Review, whether an Riverside County Overlay District changes the result, or the full parking count. They also do not establish whether an ADU is allowed; that is addressed separately under California ADU law.

They likewise do not replace applicable subdivision, health, building, or CUP conditions. A project in a specific-plan area should also be checked against Riverside County Specific Plan Zones.

Information Gaps

Full text of § 17.264.030(D) and later subsections was not found in source materials.
Chapter 17.268’s detailed RV-park development standards were not found in source materials.
The complete definition and rules for permanent occupancy parks were not found in source materials.
Base purposes, permitted uses, and dimensional standards for R-1, R-1A, R-A, R-R, W-2, R-D, and W-2-M were not found in source materials except as specifically described above.

Checklist

Confirm the parcel is in the unincorporated areas of Riverside County and identify its zoning designation.
Determine whether the proposal is an individual mobilehome, mobilehome park, mobilehome subdivision, or recreational vehicle park. §§ 17.260.020, 17.264.010, 17.04.120
Obtain a CUP for a mobilehome park in a residential zone or an RV park in N-A, where required. §§ 17.264.010, 17.152.010(C)(1)
Apply the correct minimum unit size: 750 sq. ft. generally, or 450 sq. ft. in R-R, W-2, R-D, and W-2-M parks. §§ 17.264.020(A), 17.264.030(A)
Provide required opaque skirting and evaluate required masonry walls. §§ 17.264.020(B), (E), 17.264.030(B)
Check park site/space dimensions and density rules. §§ 17.52.030, 17.264.020(C)–(D), 17.264.030(C)
If adjacent to or opposite R-1, R-1A, or R-A, evaluate the special setback, wall, landscaping, and no-frontage rules. § 17.52.040
Confirm automobile storage under Chapter 17.188. §§ 17.264.020(F), 17.52.040(C)
For an R-T-R subdivision, confirm recording, 20/5/5-ft setbacks, 40,000-sq.-ft. lots, and height limit. § 17.56.020(A)–(D)
Verify all parcel-specific approvals and conditions with the jurisdiction.

Risks & Ambiguities

Issue	Why it matters	What to verify
Park category	A mobilehome park, subdivision, and RV park have different rules	Actual proposed use and occupancy model. §§ 17.264.010, 17.04.120
Underlying zone	The applicable unit, density, and park standards differ by designation	Current zoning and whether the parcel is R-R, W-2, R-D, W-2-M, R-T-R, or N-A
Adjacency to R-1 / R-1A / R-A	It can trigger substantial edge setbacks, wall, planting, and frontage restrictions	Boundary and opposite-street zoning; whether the large-lot exception applies. § 17.52.040
Compatibility finding	A density bonus or smaller general-residential space can turn on compatibility	CUP findings, surrounding development, and conditions. § 17.264.020(C)–(D)
RV stay duration	Vacation and extended parks have distinct occupancy limits	The park type, proposed stay length, services, and amenities. § 17.04.120
Incomplete RV standards	The supplied materials do not include detailed Chapter 17.268 standards	Verify with the jurisdiction before designing or marketing an RV park
Unincorporated jurisdiction	County Title 17 does not govern incorporated cities within Riverside County	Parcel location and governing jurisdiction

Plain-English Summary

In unincorporated Riverside County, a mobilehome park is a permitted-but-discretionary residential use that needs a CUP, meets minimum unit and space standards, and may need major perimeter buffering near R-1, R-1A, or R-A property. An RV park is a separate use with occupancy limits that depend on whether it is vacation or extended occupancy; confirm the exact parcel and permit path before committing to a project.

Source References

Riverside County Zoning Code § 17.260.020
Riverside County Zoning Code § 17.260.050
Riverside County Zoning Code § 17.264.010
Riverside County Zoning Code § 17.264.020
Riverside County Zoning Code § 17.264.030
Riverside County Zoning Code § 17.264.040
Riverside County Zoning Code §§ 17.52.030–17.52.040
Riverside County Zoning Code §§ 17.56.010–17.56.020
Riverside County Zoning Code §§ 17.152.010–17.152.020
Riverside County Zoning Code § 17.04.120
Riverside County Zoning Code § 17.268.010

Sources

Source passages

Riverside County Zoning Code § 17.264.040 Medium relevance
Riverside County Zoning Code § 17.260.050 Medium relevance
Riverside County Zoning Code (§ 17.52.040) Medium relevance
Riverside County Zoning Code § 17.40.010 Medium relevance
Riverside County Zoning Code § 17.52.030 Medium relevance
Riverside County Zoning Code § 17.268.010 Medium relevance
Riverside County Zoning Code § 17.260.020 Medium relevance
Riverside County Zoning Code § 17.264.020 Medium relevance
Riverside County Zoning Code § 17.04.120 Medium relevance
Riverside County Zoning Code § 17.152.020 Medium relevance

Cited sections

Official Riverside County code library

Frequently asked questions

Can I put a mobilehome on a residential lot in unincorporated Riverside County?

The County has found that lots allowing conventional single-family dwellings are compatible with a mobilehome on a foundation system. In R-T, R-T-R, R-R, R-R-0, and W-2-M, a mobilehome may be installed on or off a foundation. §§ 17.260.020, 17.260.050 Verify the parcel’s zoning and all required permits with the jurisdiction.

Do mobilehome parks need a conditional use permit in Riverside County?

Yes. In the unincorporated areas, Chapter 17.264 provides that mobilehome parks in residential zones are permitted subject to a conditional use permit. § 17.264.010 CUP conditions can add project-specific requirements beyond the chapter’s minimum standards.

What is the minimum mobilehome size for a Riverside County mobilehome park?

For a mobilehome park in a residential zone other than R-R, W-2, R-D, and W-2-M, each unit must have at least 750 sq. ft. of floor living area. § 17.264.020(A) In those four named zones, the minimum is 450 sq. ft. § 17.264.030(A)

How large must a mobilehome park space be in Riverside County?

The general park standard requires at least 2,500 sq. ft. per site and a 30-ft minimum width. § 17.52.030 For residential-zone parks governed by § 17.264.020, each space is normally 3,600 sq. ft., although 2,500 sq. ft. may be allowed when compatible with surrounding development. § 17.264.020(D)

What buffer is required when a mobilehome park is next to R-1 property in Riverside County?

When the triggering adjacency condition applies, the development needs a 20-ft boundary-street setback, 15-ft side and rear development-boundary setbacks, 6-ft masonry walls, and screening planting designed to grow at least 15 ft tall. § 17.52.040(A) The rule has a large-lot exception and may be modified by the Commission in the stated circumstances.

Can mobilehome-park lots face an R-1, R-1A, or R-A street?

No. A lot in a mobilehome subdivision or mobilehome park may not front on a street zoned R-1, R-1A, or R-A on the opposite side. § 17.52.040(B) Confirm the zoning on both sides of every bordering street.

What are R-T-R mobilehome subdivision setbacks in Riverside County?

In the R-T-R Mobilehome Subdivision, Rural Zone, mobilehomes must have a 20-ft front setback and 5-ft side and rear setbacks. § 17.56.020(B) The subdivision rules also generally require 40,000-sq.-ft. lots and cap building height at 3 stories / 40 ft. § 17.56.020(C)–(D)

How long can I stay in an RV park in unincorporated Riverside County?

In a vacation recreational vehicle park, occupancy may not exceed 30 consecutive days or 120 days in a calendar year. § 17.04.120 In an extended occupancy park, occupancy may not exceed 9 months in a calendar year, and full urban services plus recreational amenities are required. § 17.04.120

Are open space and recreation facilities required in Riverside County mobilehome parks?

No. Open space or recreation facilities are not required for mobilehome parks approved in residential zones. § 17.264.040 That rule does not eliminate any project-specific CUP condition or requirement found outside the source materials.

General information, not legal advice.

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