Chapter 19.130 — INDUSTRIAL ZONES (BMP, I, AI AND AIR)

19.130.010 - Purpose. ¶

The industrial zones are established to implement the Business/Office Park and Industrial land use categories of the General Plan. The purpose of the industrial zones is to provide areas appropriate for a wide variety of industrial, manufacturing, and support uses that have the potential to provide jobs and generate tax revenue in Riverside, while protecting residential neighborhoods, schools, parks, playgrounds, day care centers, nursing homes, hospitals and other public places from nuisances or hazards associated with such activities. The industrial zones will also offer locations for new and emerging clean energy uses within the City of Riverside. Commercial uses allowed in the industrial zones are intended to serve the needs of the industrial and surrounding uses and their employees, and generally are not intended to draw customers from a larger region. The purpose of each of the industrial zones is as follows:

A.

Business and Manufacturing Park Zone (BMP). The Business and Manufacturing Park Zone (BMP) is established to provide a district for low-intensity and lowimpact industrial, office, and related uses. Typical uses include research and development facilities and laboratories; uses that demonstrate clean energy practices; administrative, executive and professional offices; small-scale warehouses, light manufacturing; and support commercial.

B.

General Industrial Zone (I). The General Industrial Zone (I) is established to provide a district for general manufacturing and wholesaling, limited warehousing and distribution facilities, and support commercial. Uses that demonstrate clean energy practices are also allowed in the (I) zone.

C.

Air Industrial Zone (AI). The Air Industrial Zone (AI) is established to help protect the health, safety and general welfare of the Riverside Municipal Airport and its environs, including provisions for sensible growth and high-quality development tailored to the varied development conditions of the airport area. Uses that demonstrate compatibility with the Riverside Municipal Airport and clean energy practices are allowed in the AI Zone. The AI Zone consists of four subzones - AI1, AI-2, AI-3, and AI-4 - with the following primary purposes:

1.

AI-1: To establish areas for businesses needing large-scale, high-visibility locations.

2.

AI-2: To establish areas for airport, industrial, office and limited commercial uses needing moderate scale sites at or adjacent to the Riverside Municipal Airport.

3.

AI-3: To establish areas for moderate-size uses with varying locations and site size needs.

4.

AI-4: To establish areas for small-size uses with limited visibility and site size needs.

D.

Airport Zone (AIR). The Airport Zone (AIR) is established in recognition of the importance of airport and aviation-related uses to the City's economy, and to allow for aviation, industrial, service and commercial uses related to or compatible with or convenient for airport operations including those that demo.

(Ord. 7587, § 1, 2022; Ord. 7541, § 1, 2020; Ord. 7331 §7, 2016; Ord. 6966 §1, 2007)

19.130.020 - Permitted land uses. ¶

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 or in Section 19.130.025 (Uses Specifically Prohibited) 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.

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. 7413, § 1(Exh. A), 2-20-2018; Ord. 7331 §7, 2016; Ord. 7064 §4, 2010; Ord. 6966 §1, 2007)

19.130.025 - Uses specifically prohibited.

The following uses are specifically prohibited in any industrial zone:

1.

Any residential use other than permitted caretaker housing

2.

Ammonia, chlorine or bleaching powder manufacture

3.

Animal slaughtering

4.

Asphalt batching plant and rock, sand and gravel pit crushing and screening plant

5.

Automobile wrecking, dismantling, and salvage yards

6.

Bone, coal or wood distillation

7.

Brick, tile or clay products manufacture

8.

Cement, lime, gypsum or plaster of Paris manufacture, except that the manufacture of cement products shall be permitted

9.

Explosive manufacture or storage

10.

Fat rendering

11.

Fertilizer manufacture

12.

Foundry or smelting of ferrous metals, steel mill or boiler works

13.

Garbage, offal, dead animal or refuse incineration, reduction or dumping

14.

Glue manufacture

15.

Hydrochloric, nitric or sulfuric acid manufacture

16.

Junk, rag or scrap iron storage yards or bailing

17.

Petroleum refining or petroleum products manufacture

Rock, sand or gravel excavating

Rubber or gutta-percha manufacture

Soap manufacture

21.

Stockyard, cattle-feeding yard or hog ranch

22.

Tallow, grease or lard manufacture or refining

23.

Tanning, curing or storing of raw hides or skins

24.

Other uses that, by written decision of the Community & Economic Development Director or his/her designee, are determined to be detrimental to the public welfare by reason of the emission of odor, dust, smoke, gas, noise, vibration or other causes.

(Ord. 7331 §7, 2016; Ord. 6966 §1, 2007)

19.130.030 - Development standards for Industrial Zones.

A.

Table 19.130.030.A (BMP, I and AIR Industrial Zones Development Standards) sets forth the minimum development standards for all development in the BMP, I, and AIR Zones.

(Ord. 7755, § 2, 2026; Ord. 7609 § 1, 2022; Ord. 7331 §7, 2016; Ord. 6966 §1, 2007)

Table 19.130.030.A

BMP, I and AIR Industrial Zones Development Standards

Development Standards	BMP	I	AIR	Notes, Exceptions & Special Provisions
Floor-Area-Ratio (FAR) - Maximum1, 3	1.50	0.60	0.60	See Chapter 19.149-Airport Land Use Compatibility
Lot Area - Minimum	40,000 sq. ft.2	10,000 sq. ft.	8,000 sq. ft.
Lot Width - Minimum	140 ft.	60 ft.	60 ft.
Lot Depth - Minimum	100 ft.	100 ft.	100 ft.
Building Height - Maximum3	—	—	—	See Chapter 19.149-Airport Land Use Compatibility
a. Within 200 feet of a Residential Zone or use6, 7	35 ft.	35 ft.	35 ft.
b. All other locations8	45 ft.	45 ft.	45 ft.
Building Size - Maximum	—	—	—	Gross foor area, exclusive of mezzanine. Multiple buildings allowed provided the maximum FAR is not exceeded.
a. Within 200 feet of a Residential Zone or use6, 7	10,000 sq. ft.	10,000 sq. ft.	10,000 sq. ft.
b. 200-800 feet of a Residential Zone or use 6, 7	100,000 sq. ft.	100,000 sq. ft.	100,000 sq. ft.
c. All other locations	Per FAR	Per FAR	Per FAR
Front Yard Setback - Minimum5	—	20 ft.	15 ft.	In the BMP Zone, 20-feet of the required 50-foot front yard setback shall be landscaped.
a. Buildings over 30 ft. in height or on an arterial street	50 or 40 ft.4(See Notes)	—	—	However, a 40-foot front yard setback shall be permitted if it is landscaped in its entirety.
b. Buildings 30 ft. or less in height and not on an arterial street	20 ft. (See Notes)	—	—	In the BMP zone, the 20-foot front yard setback required for buildings 30-feet or less in height shall be landscaped in its entirety.
Side Yard setbacks - Minimum	—	—	—

a. Interior Side	0 ft.	0 ft.	0 ft.
b. Adjacent to Residential Zone or use6, 7	60	60	60	At least 20 feet of the minimum side yard setback area directly adjacent to a Residential Zone or use shall be fully landscaped.
c. Street side	Same as Front Yard	20 ft.	15 ft.	Minimum 10 feet fully landscaped.
Rear Yard Setback - Minimum	—	—	—
a. Rear yard	0 ft.	0 ft.	15 ft.
b. Adjacent to Residential Zone or use6, 7	60 ft.	60 ft.	60 ft.	At least 20 feet of the minimum rear yard setback area directly adjacent to a sensitive receptor shall be fully landscaped.
c. Adjacent to Streets	Same as Front Yard	20 ft.	20 ft.	Minimum 10 feet fully landscaped.

Notes:

The Approving or Appeal Authority may allow a development project to exceed a maximum FAR when findings can be made 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.

Smaller minimum lot areas may be established by a specific plan or master plan in the BMP Zone. A master plan must include provisions for common access, parking and maintenance. A total master plan area of five acres is required. Site plan review approval by the Community & Economic Development Director or his/her designee is required for any master plan.

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

In the BMP Zone, off-street parking, gate or guard houses, roofs or canopies covering unenclosed pedestrian walks and walls or fences not more than six feet in height shall be permitted in the rear 30 feet of the required 50-foot front yard setback.

A minimum front yard setback of 50 feet shall be required and maintained wherever a lot or parcel in any industrial zone abuts or is adjacent to a lot or parcel in any residential zone or use.

Except where the site is separated from such residential zone or use by a freeway.

Measured from the residential zone or property line to the industrial building.

8.

Height may be increased subject to a Conditional Use Permit (CUP).

(Ord. 7755, §§ 1, 2(Exh. A), 2026; Ord. No. 7701, § 11, 2025; Ord. 7609 § 2(Exh. A), 2022; Ord. 7541, §§ 2(Exh. A), 3(Exh. B), 2020; Ord. 7413, § 1(Exh. A), 2-202018)

19.130.040 - Additional standards, regulations and requirements for the BMP, I, AIR and AI Zones.

A.

Health Risk Assessment. A Health Risk Assessment (HRA) shall be prepared in accordance with South Coast Air Quality Management District (SCAQMD) Guideline for the new development or substantial enlargement of industrial uses within 1,000 feet of a Residential Zone or use.

B.

Walls. Wherever a lot or parcel in any industrial zone abuts a Residential Zone or use, or abuts an alley that separates the industrial zone from a Residential Zone or use, a minimum eight-foot high solid masonry wall shall be constructed along the property line or alley right-of-way line separating the industrial zone from the Residential Zone or use. Wall height shall be measured from the finished grade of the adjacent Residential Zone or use.

1.

Such wall shall be limited in height to three feet in any required front yard or street side yard setback area.

2.

Such wall shall not be required until the industrial lot or parcel is developed with a permitted use.

C.

Outdoor display and storage. Except for the outdoor storage and display of aircraft, outdoor display and storage shall not be permitted except as specified in 19.285 (Outdoor Storage Yard), 19.500 (Outdoor Display of Incidental Plant Materials), 19.505 (Outdoor Display and Sales - Incidental) and 19.510 (Outdoor Storage—Incidental).

D.

Use of interior rear and side yards for off-street parking and loading. Except for required landscape areas, required interior rear yards and side yards may be used for off-street parking, off-street loading, outdoor storage incidental to a permitted use, and any use permitted in the required front yard area; provided such loading, parking and storage areas are acoustically shielded and screened from adjacent Residential Zones or uses and the public right-of-way, to the satisfaction of the Community & Economic Development Director or his/her designee.

E.

Lighting. Lighting for signs, structures, landscaping, parking areas, loading areas and the like, shall comply with the regulations set forth in Section 19.590.070 (Light and Glare) and the provisions of Chapter 19.556 (Outdoor Lighting).

Screening of mechanical equipment. All roof-supported or ground-supported mechanical equipment and utility equipment shall comply with the regulations set forth in Chapter 19.555 (Outdoor Equipment Screening).

Landscaping.

Front and side yard areas.

Landscaping adjacent to streets and residential zones or uses shall be suitably landscaped and continuously maintained as set forth in Chapter 19.570 (Water Efficient Landscaping and Irrigation).

Such landscape areas shall not be used for off-street parking, loading, storage or accessory buildings.

2.

Buffering between uses. In addition to any required perimeter walls, a landscape-planter strip shall be provided when an industrially zoned parcel is adjacent to a residential zone or use. The buffer shall be along the shared property line.

Dimensions: The landscape planter strip shall have a minimum width of 20 feet.

Plant Materials: The planter strip shall have a layered composition of deciduous and/or evergreen trees.

A minimum of two rows of trees is required.

1.

Each row shall be placed at intervals of one for every 30 linear feet and shall be staggered such that the distance between trees in each row is not less than 15 feet.

ii.

All trees shall be mature at the time of planting.

iii.

The remainder of the planter strip shall be permanently stabilized by ground cover plantings, mulch, or similar methods.

iv.

Alternative planting materials may be considered subject to the approval of the approving authority.

Performance standards. All uses shall comply with the performance standards set forth in Chapter 19.590 (Performance Standards) for industrial uses, except that the noise associated with aircraft operations shall be exempt from noise standards but shall comply with any applicable Federal Aviation Administration regulations regarding noise.

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

Trash receptacles and enclosures.

1.

All trash storage areas shall be located so as to be convenient to the users and where associated odors and noise will not adversely impact the users.

2.

The provisions of Chapter 19.554 (Trash/Recyclable Materials Collection Area Enclosures) regarding requirements for the screening of trash receptacles shall apply.

(Ord. 7755, § 3, 2026; Ord. 7541, § 4, 2020; Ord. 7331 §7, 2016; Ord. 6966 §1, 2007)

19.130.050 - Design review required. ¶

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

(Ord. 7331 §7, 2016; Ord. 6966 §1, 2007)

19.130.060 - Other regulations applicable to Industrial 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 5.28: 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 5.66: Ambulances

Title 6: Health and Sanitation

Chapter 6.08: Regulation of 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 Title 7: Noise Control

Title 8: Animals Chapter 8.18: Commercial Kennels Title 9: Peace, Safety and Morals Chapter 9.07: Social Host of Minors Accountability 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: Unified Hazardous Materials Programs

Title 12: Airport and Aircraft

Title 16: Building and Construction

Title 17: Grading

Title 18: Subdivision

Title 20: Cultural Resources

(Ord. 7541, § 4, 2020; Ord. 7331 §7, 2016; Ord. 6966 §1, 2007)

Chapter 19.140 - PUBLIC FACILITIES ZONE (PF)