Riverside County Municipal Code Art. 28 SP Zone

17.168.2580 - Planning Area 1.¶

(1) The uses permitted in Planning Area 1 of Specific Plan No. 333 shall be the same as those uses permitted in Article X, Section 10.1 of Ordinance No. 348, subject to the approval of a Plot Plan pursuant to Section 18.30 of Ordinance No. 348, with the exception of the uses described in Article X, Section 10.1, A.(1); B.(1).a.1, B.(1).a.3, B.(1).a.4, B.(1).a.5, B.(1).a.6, B.(1).a.7; B.(1).b.1, B.(1).b.2; B.(1).c.2; B.(1).d.2; B.(1).e.1; B.(1).f.1; B.(1).g.1; B.(2).a, B.(2).k, B.(2).l, B.(2).o,; C.(1), C.(2), C.(3), C.(4), and C.(5)and D. which shall be prohibited.

a. In addition, the following uses shall also be permitted in Planning Area 1 of Specific Plan No. 333, subject to the approval of a Plot Plan pursuant to Section 18.30 of Ordinance No. 348:

Manufacturing of lumber and wood products;
Manufacturing of chemicals and related products;
Manufacturing of leather products;
Manufacturing of stone, clay, glass, and concrete products;
Manufacturing of metal products;
Manufacturing and machinery uses;
Manufacturing of electrical equipment;
Manufacturing and assembly of transportation or related industries;
Manufacturing of textile products;
Manufacturing of rubber, plastic, and synthetic products;
General industrial and manufacturing uses;
Electrical substations;
Mini-warehouse structures;
Couriers and messengers;
Linen and uniform supply;
Telecommunications facilities;
Fulfillment center;
Industrial robotics manufacturing and assembly;
Truck/trailer storage and parking;
Brewery, distillery, or winery; and
Commercial retail or service uses.

b. The following uses shall be permitted as an ancillary use within the same parcel or within the same building as the primary use in Planning Area 1 of Specific Plan No. 333:

Refreshment stands, delicatessens, and cafes; and
Automobile and truck repair garages with or without eight or fewer fueling stations. Limited to basic maintenance such as tire repairs, oil changes, and other minor non-engine vehicle maintenance.

c. In addition, the following uses shall also be permitted in Planning Area 1 of Specific Plan No. 333, subject to the approval of a Conditional Use Permit pursuant to Section 18.28 of Ordinance No. 348:

Sewage treatment plants;
Tire recapping;
Animal hospitals;
Lumber yards, including only incidental mill work;
Underground bulk fuel storage;
Convenience stores, including the sale of motor vehicle fuel;
Gasoline service stations with the concurrent sale of beer and wine for off-premises consumption;
Liquid petroleum service stations with the concurrent sale of beer and wine for off-premises consumption, provided the total capacity of all tanks shall not exceed ten thousand (10,000) gallons;
Liquor stores pursuant to the provisions of Section 18.48. (Alcoholic Beverage Sales) of Ordinance No. 348;

(2) The Development Standards for Planning Area 1 of Specific Plan No. 333 shall be as follows:

a. Lot size.

No minimum lot size is required.

b. Building height.

The maximum height of all structures, including buildings, shall be sixty (60) feet, as measured from the building's finished floor elevation to the highest point of the building's roof, parapet, or other architectural projection.
Exceptions to the maximum building height can be obtained up to seventy-five (75) feet, pursuant to Section 18.34 (Structure Height) of Riverside County Ordinance No. 348.

c. Landscape coverage.

A minimum fifteen (15) percent of the site shall be landscaped and automatic irrigation shall be installed.
The minimum landscape coverage shall be calculated on a parcel by parcel basis.
Calculation of landscape coverage shall include slope banks, parking islands, landscaped portions of basins, and plantings (trees, shrubs, groundcovers, vines).

d. Street setbacks.

Street A: A minimum twenty-five-foot front yard setback to the right-of-way or property line (of which ten (10) feet adjacent to the right-of-way shall be landscaped) shall be provided for buildings abutting any other public street.
Private streets: A minimum ten-foot setback to the property line shall be provided for buildings abutting private streets.

e. Side yard and interior setbacks.

The minimum interior setback between buildings on the same parcel shall be ten (10) feet.
The minimum setback between buildings on abutting parcels shall be ten (10) feet on each side of the property line.

f. Rear yard setbacks.

For buildings seventy-five thousand one (75,001) square feet and greater in size, the minimum rear yard setback shall be fifteen (15) feet.
For buildings less than seventy-five thousand (75,000) square feet in size, no minimum rear yard setback is required.

g. Setback from residential or commercial zoned property.

A minimum seventy-five-foot setback shall be required where an industrial property abuts a residential zoned property
A minimum fifty-foot setback shall be required where an industrial property abuts a commercially zoned property.
A minimum of twenty (20) feet of the setback shall be landscaped, unless a tree screen is approved, in which case the setback area may be used for truck parking, automobile parking, driveways or landscaping. Block walls or other fencing may be utilized for screening where appropriate and effective.

i. Outdoor storage: The outdoor storage of materials and equipment shall be permitted as an ancillary use to a site's permitted land uses and pursuant to an approved plot plan, conditional use permit or other site approval for the primary use.

Within outdoor storage areas, materials or equipment shall be stored to a height no greater than fourteen (14) feet (with the exception of the storage of tractors, trailers, or cargo containers).
Outdoor loading and storage areas and loading doors shall be screened from view from abutting public streets by concrete or masonry walls, tubular steel fencing, and/or landscaping.
All gates shall be lockable.
Walls, fencing, and/or landscaping (or combination) used as screening shall be a minimum eight feet in height and shall be of sufficient height and density to screen all outdoor materials and equipment, tractors and trailers, and loading doors from view of public streets.
If a non-screened outdoor general retail exhibit area is proposed, the exhibit area shall be identified on the implementing plot plan or Conditional Use Permit and shall be set back a minimum of ten (10) feet from the edge of the right-of-way.

j. Parking requirements. Automobile and truck parking shall be provided as follows:

Industrial (uses which generally consist of the systematic processing of goods and services): One space per one thousand (1,000) square feet for the first twenty thousand (20,000) square feet plus one space per two thousand (2,000) square feet for that portion over twenty thousand (20,000) square feet.
Manufacturing (uses which generally consist of the production of goods, and the conversion of raw material to finished products): One space per five hundred (500) square feet; plus one space per each company operated vehicle or one space for each employee per shift, whichever is greater.
Mini-warehouses/self storage: One space per two thousand (2,000) square feet.
Warehouse and wholesale (uses which generally store inventory, and packing/shipping goods): One space per one thousand (1,000) square feet for the first twenty thousand (20,000) square feet plus one space per two thousand (2,000) square feet for that portion over twenty thousand (20,000) square feet; plus one tractor-trailer space per four dock high doors.
High-cube warehouse: One space per one thousand (1,000) square feet for the first twenty thousand (20,000) square feet; plus one space per two thousand (2,000) square feet for the second twenty thousand (20,000) square feet; and one space per five thousand (5,000) square feet for that portion over forty thousand (40,000) square feet. One tractor-trailer space shall be provided per four dock high doors
Office/ancillary portion of building: One space per two hundred fifty (250) square feet.
All other uses not listed in this section shall comply with Section 18.12 (Parking Requirements) in Ordinance No. 348.

k. Utilities: All new utilities shall be installed underground.

l. Roof-mounted and ground-mounted mechanical equipment: With the exception of solar panels, all roof-mounted mechanical equipment shall be screened or obscured by using materials complementary to the materials used on the main structure from the ground elevation view to a minimum sight distance of one thousand three hundred twenty (1,320) feet. All ground-mounted mechanical equipment shall be screened or obscured by landscaping from the ground elevation view to a minimum sight distance of one thousand three hundred twenty (1,320) feet.

m. Signage: All signs shall be in conformance with the Specific Plan No. 333 Master Sign Program, or as approved by the County of Riverside Planning Department.

n. Outdoor lighting: All lighting, including spotlights, floodlights, electrical reflectors and other means of illumination for signs, structures, landscaping, parking, loading, unloading and similar areas shall be focused, directed, and arranged to prevent glare or direct illumination on streets or adjoining property.

o. Floor area ratio.

The maximum floor area ratio for Planning Area 1 shall be 0.5 FAR.
The F.A.R. shall be calculated for each parcel.

p. Architectural features: Such as cornices, eaves, canopies, decorative wall elements, or other similar features may encroach up to four (4) feet into the setback, provided that adequate emergency access can be maintained, subject to approval by the Riverside County Fire Department.

q. Other setbacks.

The minimum setback from the building to a drive aisle and/or passenger car/truck parking shall be five feet. Within a screened/enclosed yard, no minimum setback is required from the drive aisle and/or parking areas.
The minimum setback between a building's office element and the drive aisle and/or parking areas shall be ten (10) feet.
No minimum setback is required from the building to loading/storage yards.

(3) Notwithstanding the above, other applicable County Ordinances shall remain in effect.

(Ord. No. 348.5053, § 2, 4-14-2026)

Exceptions & meaning →

17.168.2590 - Planning Area 2.¶

(1) The uses permitted in Planning Area 2 of Specific Plan No. 333 shall be the same as those uses permitted in Article X, Section 10.1 of Ordinance No. 348, with the exception of the uses described in Article X, Section 10.1, B.(1).e.1; B.(2).a, B.(2).h, B.(2).k, B.(2).l, B.(2).o, C.(1), C.(3), and C.(5)and D. which shall be prohibited.

a. In addition, the following uses shall also be permitted in Planning Area 2 of Specific Plan No. 333, subject to the approval of a Plot Plan pursuant to Section 18.30 of Ordinance No. 348:

Manufacturing of lumber and wood products;
Manufacturing of chemicals and related products;
Manufacturing of leather products;
Manufacturing of stone, clay, glass, and concrete products;
Manufacturing of metal products;
Manufacturing and machinery uses;
Manufacturing of electrical equipment;
Manufacturing and assembly of transportation or related industries;
Manufacturing of textile products;
Manufacturing of paper products;
Manufacturing of rubber, plastic, and synthetic products;
General industrial and manufacturing uses;
Cold storage facilities (not to exceed twenty (20) percent of the total specific plan's light industrial building square footage);
Electrical substations;
Mini-warehouse structures;
Couriers and messengers;
Linen and uniform supply;
Telecommunications facilities;
Fulfillment center (location which a third-party logistics provider fulfills customer orders for e-commerce retailers);
Industrial robotics manufacturing and assembly;
Truck/trailer storage and parking;

b. The following uses shall be permitted as an ancillary use within the same parcel or within the same building as the primary use in Planning Area 2 of Specific Plan No. 333:

Offices, professional sales and service, including business, law, medical, dental, chiropractic, architectural and engineering;
Restaurants and other eating establishments;
Day care centers;
Health and exercise centers;
Vehicle and motorcycle repair shops;
Car and truck washes;
Refreshment stands, delicatessens, and cafes;
Industrial retail sales - Up to fifteen (15) percent of building gross floor area;
Sound (audio) recording facilities; and
Automobile and truck repair garages with or without eight or fewer fueling stations. Limited to basic maintenance such as tire repairs, oil changes, and other minor non-engine vehicle maintenance.

c. In addition, the following uses shall also be permitted in Planning Area 2 of Specific Plan No. 333, subject to the approval of a conditional use permit pursuant to Section 18.28 of Ordinance No. 348:

Brewery, distillery, or winery.
Industrial retail sales - Over fifteen (15) percent of building gross floor area.
Paints and varnishes manufacturing and incidental storage.
Petroleum and bulk fuel storage, above ground, pursuant to County Ordinance No. 546.
Recycling of wood, metal, and construction wastes.
Sewage treatment plants.

(2) The development standards for Planning Area 2 of Specific Plan No. 333 shall be as follows:

a. Lot size.

No minimum lot size is required.

b. Building height.

The maximum height of all structures, including buildings, shall be sixty (60) feet, as measured from the building's finished floor elevation to the highest point of the building's roof, parapet, or other architectural projection.
Exceptions to the maximum building height can be obtained up to seventy-five (75) feet, pursuant to Section 18.34 (Structure Height) of Ordinance No. 348.

c. Landscape coverage.

A minimum fifteen (15) percent of the site shall be landscaped and automatic irrigation shall be installed.
The minimum landscape coverage shall be calculated on a parcel by parcel basis.
Calculation of landscape coverage shall include slope banks, parking islands, landscaped portions of basins, and plantings (trees, shrubs, groundcovers, vines).

d. Street setbacks.

Street A: A minimum twenty-five-foot front yard setback to the right-of-way or property line (of which ten (10) feet adjacent to the right-of-way shall be landscaped) shall be provided for buildings abutting any other public street.
Private streets: A minimum ten-foot setback to the property line shall be provided for buildings abutting private streets.

e. Side yard and interior setbacks.

The minimum interior setback between buildings on the same parcel shall be ten (10) feet.
The minimum setback between buildings on abutting parcels shall be ten (10) feet on each side of the property line.

f. Rear yard setbacks.

For buildings seventy-five thousand one (75,001) square feet and greater in size, the minimum rear yard setback shall be fifteen (15) feet.
For buildings less than seventy-five thousand (75,000) square feet in size, no minimum rear yard setback is required.

g. Setback from residential or commercial zoned property.

A minimum seventy-five-foot setback shall be required where an industrial property abuts a residential zoned property (to property line). Industrial buildings larger than two hundred fifty thousand (250,000) square feet shall be required to provide a three hundred-foot setback from the edge of the Industrial building to the abutting residential property line.
A minimum fifty-foot setback shall be required where an industrial property abuts a commercially zoned property.
A minimum of twenty (20) feet of the setback shall be landscaped, unless a tree screen is approved, in which case the setback area may be used for truck parking, automobile parking, driveways or landscaping. Block walls or other fencing may be utilized for screening where appropriate and effective.

h. Screening: Heavy commercial truck parking, loading, trash and service areas shall be screened by structures or landscaping. These areas shall be located in such a manner as to minimize noise or odor nuisance. Block walls or other fencing may be utilized for screening where appropriate and effective. Concrete screen walls ranging from six feet to fourteen (14) feet shall be provided at the perimeter of loading and dock areas, truck yards, and/or parking lots.

(2) Landscaping may be provided for visual screening instead of walls and fences in locations where a solid physical barrier is not needed. Loading doors, service docks, and equipment areas shall be oriented to reduce visibility from public roads and adjacent off-site residential uses.

a. Outdoor storage: The outdoor storage of materials and equipment shall be permitted as an ancillary use to a site's permitted land uses and pursuant to an approved plot plan, conditional use permit or other site approval for the primary use.

Within outdoor storage areas, materials or equipment shall be stored to a height no greater than fourteen (14) feet (with the exception of the storage of tractors, trailers, or cargo containers).
Outdoor loading and storage areas and loading doors shall be screened from view from abutting public streets by concrete or masonry walls, tubular steel fencing, and/or landscaping.
All gates shall be lockable.
Walls, fencing, and/or landscaping (or combination) used as screening shall be a minimum eight feet in height and shall be of sufficient height and density to screen all outdoor materials and equipment, tractors and trailers, and loading doors from view of public streets.
If a non-screened outdoor general retail exhibit area is proposed, the exhibit area shall be identified on the implementing plot plan or conditional use permit and shall be set back a minimum of ten (10) feet from the edge of the right-of-way.

b. Parking requirements. Automobile and truck parking shall be provided as follows:

Industrial (uses which generally consist of systematic processing of goods and services): One space per one thousand (1,000) square feet for the first twenty thousand (20,000) square feet plus one (1) space per two thousand (2,000) square feet for that portion over twenty thousand (20,000) square feet.
Manufacturing (uses which generally consist of the processing of goods, and the conversion of raw material to finished products): One space per five hundred (500) square feet; plus one space per each company operated vehicle or one space for each employee per shift, whichever is greater.
Mini-warehouses/self storage: One space per two thousand (2,000) square feet.
Warehouse and wholesale (uses which generally store inventory, and packing/shipping goods): One space per one thousand (1,000) square feet for the first twenty thousand (20,000) square feet plus one space per two thousand (2,000) square feet for that portion over twenty (20,000) square feet; plus one tractor-trailer space per four dock high doors.
High-cube warehouse: One space per one thousand (1,000) square feet for the first twenty thousand (20,000) square feet; plus one space per two thousand (2,000) square feet for the second twenty thousand (20,000) square feet; and one space per five thousand (5,000) square feet for that portion over forty thousand (40,000) square feet. One tractor-trailer space shall be provided per four dock high doors.
Office/ancillary portion of building: One space per two hundred fifty (250) square feet.
All other uses not listed in this section shall comply with Section 18.12 (Parking Requirements) in Ordinance No. 348.

k. Utilities: All new utilities shall be installed underground.

m. Signage: All signs shall be in conformance with the Specific Plan No. 333 Master Sign Program, or as approved by the County of Riverside Planning Department.

o. Floor area ratio.

The maximum floor area ratio for Planning Area 2 shall be 0.5 FAR.
The F.A.R. shall be calculated for each parcel.

p. Architectural features: Such as cornices, eaves, canopies, decorative wall elements, or other similar features may encroach up to four feet into the setback, provided that adequate emergency access can be maintained, subject to approval by the Riverside County Fire Department.

q. Other setbacks.

The minimum setback from the building to a drive aisle and/or passenger car/truck parking shall be five feet. Within a screened/enclosed yard, no minimum setback is required from the drive aisle and/or parking areas.
The minimum setback between a building's office element and the drive aisle and/or parking areas shall be ten (10) feet.
No minimum setback is required from the building to loading/storage yards.

(3) Notwithstanding the above, other applicable county ordinances shall remain in effect.

(Ord. No. 348.5053, § 2, 4-14-2026)

Exceptions & meaning →

17.168.2600 - Planning Areas 3, 4, 5A and 5B.¶

(1) The uses permitted in Planning Areas 3 and 4 of Specific Plan No. 333 shall be the same as those uses permitted in Article VIIIe, Section 8.100 of Ordinance No. 348, except that the following uses in Section 8.100 A.(1), A.(2), A.(3), A.(4), A.(5), A.(8), and A.(9); B.(1), and C.(1) shall not be permitted.

a. In addition, the following uses shall also be permitted in Planning Areas 3 and 4 of Specific Plan No. 333:

Landscaping;
Manufactured slopes or grading;
Stormwater management facilities including, but not limited to:

i. Access roads,

ii. Detention basins,

iii. Other associated stormwater management facilities,

iv. Retention basins, and

v. Water quality basins.

Potable and recycled water facilities;
Trails;
Way-finding signs; and
Transitional and restoration open space areas.

(2) The Development Standards for Planning Areas 3 and 4 of Specific Plan No. 333 shall be the same as provided in Article VIIIe, Section 8.101.

(3) Any use that is not specifically listed above may be considered a permitted or conditionally permitted use provided that the planning director determines that the proposed use is substantially the same in character and intensity as the uses listed above. Such a proposed use is subject to the permit process which governs the category in which it falls.

(4) Notwithstanding the above, other applicable county ordinances shall remain in effect.

(Ord. No. 348.5053, § 2, 4-14-2026)

Exceptions & meaning →

17.168.2610 - Planning Area 6.¶

(1) The uses permitted in Planning Areas 5 and 6 of Specific Plan No. 333 shall be limited to fencing. No development or grading is permitted within Planning Areas 5 and 6 due to the area being planned for conservation.

(2) Except as provided above, all other zoning requirements shall be the same as those requirements identified in Article VIIIe of Ordinance No. 348.

(3) Notwithstanding the above, other applicable county Ordinances shall remain in effect.

(Ord. No. 348.5053, § 2, 4-14-2026)

Exceptions & meaning →