Density and findings for single-family residential zones.
Riverside Municipal Code § 19.780.050
in effect19.780.050 - Density and findings for single-family residential zones.
A. Benchmark density and findings for approval. In all single-family residential zones, densities up to the densities shown in Table 19.780.050 B (PRD Benchmark and Bonus Densities) for the underlying zone in which the project is located may be approved with the granting of a Planned Residential Development Permit, Minor Planned Residential Development Permit, or Administrative Planned Residential Development Permit, provided that the Approving Authority determines, based on demonstrated evidence, the project complies with the following criteria and findings, and the intent, standards, and requirements of this chapter. Additional density up to the limit of the bonus density shown in Table 19.780.050.B may be considered if the project meets all the requirements stated in Section 19.780.050.E - Density Bonus for Superior Design.
Compliance with the following criteria shall be demonstrated for a proposed project to be approved, and the benchmark density to be granted. Failure to substantially meet or exceed all these standards shall result in disapproval of the project, or a lower density than the benchmark density.
1. In all single-family residential zones, other than RA-5 and RC Zone:
a. The property is well served by public infrastructure;
b. The project enjoys good access to public services, including schools, shopping and public and semipublic facilities;
c. The site is located on streets capable of accommodating the anticipated traffic. A traffic study may be required;
d. The project complies with the purpose and standards of this chapter, demonstrates substantial compliance with the provisions of the Citywide Design and Sign Guidelines, and is in accordance with City Codes, which may include deviations by variances when required findings are made. Additional criteria used in evaluating the design of the project shall include, but shall not be limited to, the following:
i. Varied placement of buildings demonstrating sensitivity to the natural topographic features of the site;
ii. Relatively level land is set aside for active recreational pursuits;
iii. Open space is distributed on the site and accessible to all units
iv. An efficient circulation system consisting of both vehicular lanes and pedestrian walkways;
v. Sensitivity to surrounding community and attention to the edge conditions, creating areas of transition from surrounding existing development to the proposed development; and
vi. Where front porches are consistent with the style of the development, a minimum of two-thirds (⅔) of the total units shall provide front porches;
e. The project proposes development in an environmentally and topographically sensitive manner in order to minimize the impacts of development on adjacent properties, and is designed in a manner that is compatible with the adjacent and existing development in the vicinity;
f. The project provides amenities in compliance with this chapter, and that the amenities are consistent with the size and scale of the project, the project density, and neighborhood characteristics.
2. In the RC Zone:
a. Retention of unique natural features, including arroyos, hillsides and rock outcroppings, in natural open space areas consistent with the grading ordinance;
b. Placement of buildings demonstrating sensitivity to the natural topographic and habitat features of the site, including clustering of homes in less sensitive and less steep locations in order to preserve such natural features and valuable natural open space, both for wildlife habitat and visual aesthetic purposes;
c. Provision of other amenities consistent with the RC Zone and as deemed appropriate for the project;
d. Provision that the development will not introduce non-native plants as defined by Table 6-2 of the Multiple Species Habitat Conservation Plan (MSHCP) into the landscape adjacent to the City's arroyos in perpetuity;
e. Maintenance and management of all open space easements by a single entity for the entire project with an appropriate natural open space management plan;
f. Superior design of individual dwelling site plans and building architecture, including such features as porches and garages set back from the street in comparison to the house, and detailed four sided, building treatments. Many of the desirable features are found in the adopted Citywide Design and Sign Guidelines. The design of custom homes will be reviewed as individual homes are submitted for design review approval prior to building permit issuance;
g. Sensitivity to impacts of the development on surrounding uses, including linkages to natural open space areas where appropriate; and
h. Streets serving the development shall be capable of accommodating the anticipated traffic.
B. Maximum density. The maximum density of a PRD project shall be consistent with this chapter, the underlying General Plan land use designation(s), any applicable Specific Plan(s), as well as Table 19.780.050 B below.
Table 19.780.050.B
PRD Benchmark and Bonus Densities
Single Family Residential Zone | Benchmark Density - Dwellings per Gross Acre(1) | Maximum Bonus Percent %(2) | Maximum Density with Bonus - Dwellings Per Gross Acre(1)(2)
RC | 0.5 (3) | 25 | 0.63
RR | 3.0 | 10 | 3.3
RE | 3.0 | 10 | 3.3
R-1-7000 | 7.3 | 10 | 8.0
R-1-8500 | 6.3 | 10 | 6.9
R-1-10500 | 5.5 | 10 | 6.0
R-1-13000 | 4.8 | 10 | 5.3
R-1-1/2 acre | 3.0 | 10 | 3.3
Notes: (1) Density per gross acre is calculated including new public and private streets. (2) This is the maximum density bonus and any bonus less than the maximum may be granted based on the degree to that the project meets the criteria specified in 19.780.050.A and B. (3) The actual benchmark density shall be determined by the preparation of a conventional subdivision map in conformance with the RC Zone standards to show the actual number of lots that could be achieved based on the average natural slope (ANS), as defined by 19.100.050.C.
C. No PRD shall be granted approval if the project's base zone and General Plan land use designation are inconsistent, pursuant to General Plan Tables LU-5, LU-6 and LU-7.
D. Transfer of density. When two or more General Plan land use designations or base zones exist within a planned residential development, the density may be transferred between designation and/or zones within the same development as necessary to provide for a superior development based upon good planning principles, and to promote the general welfare of the neighborhood and maximum benefit to the natural environment. In particular, such transfers are desirable where density is transferred from steep, hillside land to flatter, less visually sensitive properties where significantly less grading is required. In the case of such a density transfer, the overall maximum density shall not exceed that otherwise permitted by the General Plan designation(s) (See 19.780.050.B). The only exception is that density cannot be transferred from a non-RC zoned property to an RC zoned property. For purposes of this section, a project may consist of more than one underlying legal parent parcel; however, such parcels must be contiguous unless separated by an existing public or private street.
E. Density bonus for superior design. A PRD project may qualify for a density bonus up to the maximum shown in Table 19.780.050.B, provided that it meets the standards of Section 19.780.050.A, and satisfies the following criteria beyond those in 19.780.050.A.
1. All single-family residential zones, other than RA-5 and RC:
a. Except for Administrative PRD and Minor PRD projects, evidence that the project can be certified in LEED, National Green Building Standard, or an equivalent standard; and
b. Except for Small Lot PRD projects, evidence shall be provided to document that the project includes a minimum of three of the following for Administrative PRDs, four of the following for Minor PRD, and five of the following for the PRD permit:
(1) Designate all streets, sidewalks and trails that are built as part of the project or serving the project directly as available for general public use and not gated. Gated areas and enclaves are NOT considered available for public use.
(2) Design the building orientation for solar design, including the following provisions:
a. The glazing area on the north- and south-facing walls of the building is at least 50 percent greater than the sum of the glazing area on the east- and west-facing walls.
b. The east-west axis of the building is within 15 degrees of due east-west.
c. The roof has a minimum of 450 square feet of south-facing area that is oriented appropriately for solar applications.
d. At least 90 percent of the glazing on the south-facing wall is completely shaded (using shading, overhangs, etc.) at noon on June 21 and unshaded at noon on December 21.
(3) Locate the project within a one-quarter mile of 11 basic community resources (Table 19.780.050.A), within a one-half mile of 14 basic community resources (Table 19.780.050.A) and within a one-half mile of a major transit stop, as defined in California Public Resource Code Section 21064.3.
Table 19.780.050 A Basic Community Resources
Arts and entertainment center
Bank
Community or civic center
Convenience store
Daycare center
Fire station
Fitness center or gym
Laundry or dry cleaner
Library
Medical or dental office
Pharmacy
Police station
Post office
Place of worship
Restaurant
School
Supermarket
Other neighborhood-serving retail
Other office building or major employment center
Note: Up to two of each type of community resource may be counted. For example, two restaurants within one-quarter mile may be counted as two community resources; four restaurants also count as two.
(4) Locate trees or other plantings to provide shading for at least 50 percent of sidewalks, patios and driveways. Shading should be calculated for noon on June 21, when the sun is directly overhead, based on five year's growth.
(5) Install light-colored high-albedo materials or vegetation for at least 50 percent of sidewalks, patios and driveways.
a. Acceptable strategies include the following:
i. White concrete;
ii. Gray concrete;
iii. Open pavers (counting only the vegetation, not pavers); and
iv. Any material with a solar reflectance index (SRI) of a least 29.
(6) Design the lot such that at least 70 percent of the built environment, not including area under roof, is permeable and designed to capture water runoff for infiltration on-site. Area that can be counted toward the minimum includes the following:
a. Vegetative landscape (e.g., grasses, trees, shrubs, etc.).
b. Permeable paving, installed by an experienced professional. Permeable paving must include porous above-ground materials (e.g., open pavers, engineered products) and a six-inch porous sub-base, and the base layer must be designed to ensure proper drainage away from the home.
c. Impermeable surfaces that are designed to direct all runoff toward an appropriate permanent infiltration feature (e.g., vegetated swale, on-site rain garden, or rainwater cistern).
(7) Design and install one of the following permanent erosion control measures:
a. If portions of the lot are located on a steep slope, reduce long-term runoff effects through use of terracing and retaining walls.
b. For every 500 feet of disturbed lot area (including the area under the roof), one tree, four 5-gallon shrubs, or 50 square feet of native groundcover shall be planted.
(8) Design and install one or more of the following runoff control measures:
a. Install permanent stormwater controls in the form of vegetated swales, on-site rain garden, dry well, or rain-water cistern, or equivalent designed to manage runoff from the homes.
b. Install a vegetated roof to cover 50 percent or more of the roof area.
c. Have the site designed by a licensed or certified landscape design or engineering professional such that it is demonstrated that all water runoff for the home is managed through an on-site design element.
(9) Design and install a rainwater harvesting and storage system (including surface runoff and/or roof runoff) for landscape irrigation use. The storage system must be sized to hold all the water from a one-inch rainfall event (equivalent to 0.62 gallons per square foot of roof area used for capture), taking into consideration the size of the harvest system (i.e., 50 percent of total roof area).
(10) Design the plumbing with irrigation system water supplied with municipal recycled water.
(11) Construct the project to exceed Title 24 requirements by 20 percent or more.
2. In the RC Zone: To protect prominent ridges, hilltops and hillsides, slopes, arroyos, ravines and canyons, and other areas with high visibility or topographic conditions that warrant sensitive development from adverse development practices, thus furthering the intent of Proposition R and Measure C and promoting clustering, all of the following are required:
a. Require all designated open space areas to be managed and maintained under the stewardship of a recognized conservation group as approved by the Approving Authority, with an endowment to fund such stewardship entirely;
b. The project shall provide at least six of the items listed in Section 19.780.050.E.1.b above; and
c. The project shall provide evidence that unique natural features and steeper portions of the property are being preserved in open space, with lots clustered in the less steep portions of the site.
(Ord. No. 7701, § 47, 2025; Ord. 7683, § 21, 2024; Ord. 7481 § 2, 2019; Ord. 7331 §113, 2016; Ord. 7027 §5, 2009; Ord. 6966 §1, 2007)
Source: City of Riverside, California, Municipal Code and City Charter (Municode Library, library.municode.com)URL: https://library.municode.com/ca/riverside/codes/code_of_ordinances?nodeId=PTIICOOR_TIT19ZO_ARTIXLAUSDEPEREPR_CH19.780PLREDEPE_19.780.050DEFISIMIREZOFetched: 11/1/2026