Chapter 17.70 — R-7 ZONE (HIGHEST DENSITY RESIDENTIAL)

Chapter 17.70 - R-7 ZONE (HIGHEST DENSITY RESIDENTIAL)[[2]]

Sections:

Footnotes:

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Editor's note— Ord. No. 348.4950, § 10, adopted March 2, 2021, amended chapter 17.70 in its entirety to read as herein set out. Former chapter 17.70, §§ 17.70.010—17.70.040, pertained to similar subject matter, and derived from Ord. No. 348.4840, § 1, 12-6-2016.

The purpose of this article is to establish the highest density residential (R-7) zone. The intent of the R-7 zone is to implement the highest density residential land use designation of the general plan in an effort to accommodate the county's regional housing needs assessment (RHNA) allocation.

(Ord. No. 348.4950, § 10(8.301), 3-2-2021)

A.

The following uses shall be permitted in the R-7 zone:

1.

One-family dwelling on an existing legal lot.

2.

Home occupations.

3.

Multiple family dwellings.

Community gardens.

B.

The following uses shall be permitted provided a plot plan has been approved pursuant to the provisions of chapter 17.216 of this ordinance:

1.

Boarding, rooming and lodging houses.

2.

Child day care centers.

3.

Churches, temples and other places of religious worship.

4.

Libraries, museums and art galleries.

5.

Public and private parks and playgrounds.

C.

The following uses shall be permitted provided a conditional use permit has been approved pursuant to the provisions of chapter 17.200 of this ordinance:

1.

Mobile home parks.

D.

Any use not specifically listed in subsection B. or C. may be considered a permitted or conditionally permitted use provided that the planning director finds that the proposed use is substantially the same in character and intensity as those listed in the designated subsections. Such a use is subject to the permit process which governs the category in which it falls.

(Ord. No. 348.4950, § 10(8.302), 3-2-2021)

A.

Lot size. There is no minimum lot size.

B.

Lot width. There is no minimum lot width.

C.

Lot depth. There is no minimum lot depth.

D.

Frontage. There is no minimum frontage.

E.

Height. The maximum height of any buildings or structures shall be no greater than seventy-five (75) feet.

F.

Screening. All roof-mounted equipment, excluding solar panels, shall be screened from the ground elevation view to a minimum sight distance of six hundred sixty (660) feet for residential buildings and one thousand three hundred twenty (1,320) feet for non-residential buildings.

G.

Lot coverage. There is no maximum lot coverage.

H.

Front setback. There is no front setback requirement, except for one-family dwellings or associated structure(s), which shall have a minimum front setback of no less than twenty-five (25) feet.

I.

Side setback. There is no side setback requirement, except for the following:

1.

One-family dwellings or associated structure(s) shall have a minimum side setback of no less than five feet.

2.

For lots zoned R-7 that abut lots zoned R-R, R-A, R-1 and R-1-A, the minimum side setback shall be no less than five feet.

J.

Rear setback. There is no rear setback requirement, except for the following:

1.

One-family dwellings or associated structure(s) shall have a minimum rear setback of no less than fifteen (15) feet.

2.

For lots zoned R-7 that abut lots zoned R-R, R-A, R-1 and R-1-A, the minimum rear setback shall be no less than fifteen (15) feet.

K.

Open space.

1.

Any development with more than ten (10) multiple family dwelling units shall provide at least one hundred (100) square feet of common use area (CUA) for each unit above ten (10) units. A CUA is a recreational open space area, such as a park, sport field, pool, gym, or passive recreational area, associated with and located on the same lot or lots as the primary use. A reduction in this requirement may be applied pursuant to the following:

a.

A five percent reduction for developments that provide more than two hundred (200) dwelling units.

b.

A five percent reduction for developments that provide housing for very low, low or moderate income households, as defined in the Riverside County's General Plan Housing Element, with applicable affordability restrictions.

2.

Any development with multiple family dwelling units shall provide at least fifty (50) square feet of private open space (POA) per unit. A POA is a private usable open space area, such as a patio or balcony, which is not encumbered with structures and is attached to the primary dwelling unit.

L.

Site requirements.

1.

Refuse and recyclable material storage area. A refuse and recyclable material storage area shall be provided for any new development, or existing development that will add thirty (30) percent or more units or floor area. This area must be fully enclosed and have adequate separation from any habitable areas. This area shall be screened using landscape or architectural features.

2.

Encroachments. No setback or yard encroachments are permitted, except as provided in section 17.172.140 of this ordinance.

Lighting. All onsite lighting shall be focused, directed, or arranged to prevent glare or direct illumination on adjacent residential uses.

4.

Parking. Off-street parking shall be provided pursuant to chapter 17.188 of this ordinance.

5.

Landscape. There is no minimum landscape area requirement.

(Ord. No. 348.4950, § 10(8.303), 3-2-2021)

17.70.040 - Development design and phasing.

A.

Phasing plan. For phased developments, a site development phasing plan shall be submitted with the land use application or design review application and include maps, exhibits and a description of the following: phasing for development and infrastructure, and the development of multi-modal transportation connectivity with the neighborhood and adjoining community areas.

B.

Design review. For multiple family dwellings, a site design plan shall be submitted to the Planning Director for review and shall include the following:

1.

Site plan with building footprint.

2.

Floor plans.

3.

Landscape plan, as necessary.

4.

Wall and fencing plan.

5.

Elevation plan.

6.

Architectural design.

Photometric plan, as necessary.

8.

Traffic analysis.

C.

Public review period. A thirty-day public review period shall be provided prior to the planning director considering the site design plan submitted for multiple family dwellings. Notice of the public review period shall be given in the same manner as provided in Section 18.26.c. subsections (2), (4), (5), (6) and (7) of this ordinance. The notice shall include the mailing address to send comments to, the dates for the public review period, location where the site design plan may be reviewed, and explain that the public may comment on the site design plan for the multiple family dwellings.

D.

Design approval. The above referenced site design plan shall be approved by the planning director if the site design plan is consistent with all of the following:

1.

The Riverside County General Plan;

2.

This ordinance;

3.

The countywide design guidelines;

4.

There is no specific, adverse impact upon the public health or safety. A specific adverse impact means a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies or conditions as they existed on the date the application was deemed complete; or

5.

If there is a specific adverse impact upon the public health or safety, the development has been conditioned to develop at a lower density which removes the specific adverse impact.

E.

Approval period. An applicant of a site design plan shall obtain building permits within two years of the site design approval for any multiple family dwellings, pursuant to this section. The planning director may grant a request for a one-year extension of time of this requirement, if the request is submitted by the applicant at

least six months prior to the expiration of the original time limit with the appropriate fee. If an extension is granted, the total time allowed for a site design plan approval shall not exceed three years.

(Ord. No. 348.4950, § 10(8.304), 3-2-2021)