Riverside Zoning & Land Use Guide
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Key Zoning Facts
Riverside Zoning Overview
Riverside is the county seat of Riverside County and the 12th most populous city in California with approximately 315,500 residents (2020 Census). The city manages land use through Title 19 (Zoning) of its Municipal Code, administered by the Community & Economic Development Department (CEDD), Planning Division.
The zoning code includes a wide range of residential zones (from 5-acre agricultural to high-density multifamily), commercial and mixed-use zones, industrial zones, and several overlay districts.
Key Zoning Districts
Residential Zones (Chapter 19.100)
Riverside uses a detailed system of residential zones with lot-size-based sub-zones:
| Zone | Name | Min Lot Size | Density | Front Setback | Max Height |
|---|---|---|---|---|---|
| RA-5 | Residential Agricultural | 5 acres | 0.2 du/acre | 40 ft | 35 ft |
| RC | Residential Conservation | Varies (slope) | Varies | 30 ft | 35 ft |
| RR | Rural Residential | 20,000 sq ft | 1 du/acre | 30 ft | 35 ft |
| RE | Residential Estate | 21,780 sq ft | 2 du/acre | 30 ft | 35 ft |
| R-1-13000 | Single-Family | 13,000 sq ft | 3 du/acre | 30 ft | 35 ft |
| R-1-10500 | Single-Family | 10,500 sq ft | 4 du/acre | 25 ft | 35 ft |
| R-1-8500 | Single-Family | 8,500 sq ft | 4 du/acre | 25 ft | 35 ft |
| R-1-7000 | Single-Family | 7,000 sq ft | 5 du/acre | 25 ft | 35 ft |
| R-3-4000 | Multi-Family | 8,000 sq ft | ~10 du/acre | 25 ft | 35 ft |
| R-3-3000 | Multi-Family | 6,000 sq ft | ~14 du/acre | 25 ft | 35 ft |
| R-3-2500 | Multi-Family | 5,000 sq ft | ~17 du/acre | 15 ft | 35 ft |
| R-3-2000 | Multi-Family | 6,000 sq ft | ~21 du/acre | 15 ft | 35 ft |
| R-3-1500 | Multi-Family | 6,000 sq ft | ~29 du/acre | 15 ft | 35 ft |
All residential zones have a default maximum of 2 stories / 35 ft unless modified by the Building Stories Overlay Zone (S).
Commercial & Office Zones (Chapter 19.110)
- O — Office
- CR — Commercial Retail
- CG — Commercial General
- CRC — Commercial Regional Center (50 ft setback when abutting residential)
Mixed-Use Zones (Chapter 19.120)
- MU-N — Mixed-Use Neighborhood (35 ft / 2 stories max)
- MU-V — Mixed-Use Village (up to 40 du/acre within ½ mile of transit)
- MU-U — Mixed-Use Urban (up to 60 du/acre within ½ mile of transit, FAR up to 4.0)
Industrial Zones (Chapter 19.130)
| Zone | Name | Min Lot Size | Max FAR | Max Height |
|---|---|---|---|---|
| BMP | Business & Manufacturing Park | 40,000 sq ft | 1.50 | 45 ft |
| I | Industrial | 10,000 sq ft | 0.60 | 45 ft |
| AI | Agri-Industrial | Varies | 0.60 | 45 ft |
| AIR | Airport Industrial | 8,000 sq ft | 0.60 | 45 ft |
Industrial zones abutting residential require 50 ft side/rear setbacks (60 ft for AI zone).
Overlay Zones
- S — Building Stories Overlay (adjusts height/story limits)
- X — Building Setback Overlay (adjusts setback requirements)
- ID — Innovation District Overlay (Chapter 19.170)
Accessory Dwelling Units (ADUs)
Under California Government Code Section 65852.2, Riverside allows ADUs on all residential properties:
- Detached ADU: Up to 1,200 sq ft
- Attached ADU: Up to 1,200 sq ft or 50% of primary dwelling (whichever is less); guaranteed minimum of 850 sq ft
- JADU: Up to 500 sq ft, must be within existing single-family structure
- Setbacks: 4 ft minimum from property lines
- Parking: No additional parking required; garage conversions allowed without replacement parking
- Rental: Long-term rental permitted; short-term rentals generally prohibited
More information: Riverside ADU/JADU page
Development Process
- Zoning Verification — Check your property's zone using Map Riverside or contact the Planner on Duty at (951) 826-5371
- Pre-Application Conference — Recommended for significant projects
- Plan Review — Submit required applications to the Planning Division
- Building Permit — Apply through the Building & Safety Division
- Inspections — Schedule required inspections during construction
- Certificate of Occupancy — Obtain final approval before occupying the structure
Key Considerations
- Riverside uses lot-size-based sub-zones (e.g., R-1-7000, R-1-8500) — verify the exact sub-zone for your property
- Check for overlay zones (S, X, ID) that may modify base zoning standards
- Mixed-Use zones allow increased density near transit — up to 60 du/acre in MU-U zones
- Industrial zones require 50 ft setbacks when abutting residential
- Verify flood zone status using FEMA's Flood Map Service
Disclaimer: This guide provides general information about zoning in Riverside and should not be relied upon as legal advice. Zoning codes are subject to change. Always verify current regulations with the Riverside Planning Division at (951) 826-5371 or review Title 19 on Municode before making development decisions.
Regulatory Layers That Apply in Riverside
Your property is subject to ALL of these regulatory layers. Each one can impose additional requirements beyond the others.
Federal
- FEMA Flood Zones: Applicable
- View FEMA Flood Map
State — California
- Building Code: 2022 California Building Code (CBC, based on 2021 IBC)
- State ADU Override: Yes (California Government Code Section 65852.2)
County — Riverside County
- Role: County-level property records, tax assessment, unincorporated area planning
City / Municipal
The city's zoning ordinance, building codes, and local permits form the primary layer of land-use regulation for your property.
Overlay Districts
Private Restrictions
- HOA / CC&Rs common: Yes
- Check HOA CC&Rs and deed restrictions for additional requirements.
Primary Zoning Districts
RA-5Residential Agricultural
- Min Lot
- 5 acres
- Max Height
- 35 ft
- Front Setback
- 40 ft
- Side Setback
- 20 ft
- Rear Setback
- 25 ft
REResidential Estate
- Min Lot
- 21,780 sq ft
- Max Height
- 35 ft
- Front Setback
- 30 ft
- Side Setback
- 15 ft
- Rear Setback
- 25 ft
R-1-7000Single-Family Residential (7,000 sf)
- Min Lot
- 7,000 sq ft
- Max Height
- 35 ft
- Front Setback
- 25 ft
- Side Setback
- 5 ft
- Rear Setback
- 15 ft
R-1-8500Single-Family Residential (8,500 sf)
- Min Lot
- 8,500 sq ft
- Max Height
- 35 ft
- Front Setback
- 25 ft
- Side Setback
- 5 ft
- Rear Setback
- 20 ft
R-3-2500Multi-Family Residential (2,500 sf/unit)
- Min Lot
- 5,000 sq ft
- Max Height
- 35 ft
- Front Setback
- 15 ft
- Side Setback
- 5 ft
- Rear Setback
- 15 ft
R-3-1500Multi-Family Residential (1,500 sf/unit)
- Min Lot
- 6,000 sq ft
- Max Height
- 35 ft
- Front Setback
- 15 ft
- Side Setback
- 5 ft
- Rear Setback
- 15 ft
CRCommercial Retail
- Min Lot
- Varies
- Max Height
- Varies
- Front Setback
- Varies
- Side Setback
- 15 ft (abutting residential)
- Rear Setback
- Varies
CGCommercial General
- Min Lot
- Varies
- Max Height
- Varies
- Front Setback
- Varies
- Side Setback
- 15 ft (abutting residential)
- Rear Setback
- Varies
MU-VMixed-Use Village
- Min Lot
- Varies
- Max Height
- Varies
- Front Setback
- Varies
- Side Setback
- 15 ft (adjacent to residential)
- Rear Setback
- Varies
MU-UMixed-Use Urban
- Min Lot
- Varies
- Max Height
- Varies
- Front Setback
- Varies
- Side Setback
- 15 ft (adjacent to residential)
- Rear Setback
- Varies
BMPBusiness & Manufacturing Park
- Min Lot
- 40,000 sq ft
- Max Height
- 45 ft
- Front Setback
- 50 ft
- Side Setback
- 50 ft (abutting residential)
- Rear Setback
- 50 ft (abutting residential)
IIndustrial
- Min Lot
- 10,000 sq ft
- Max Height
- 45 ft
- Front Setback
- 20 ft
- Side Setback
- 50 ft (abutting residential)
- Rear Setback
- 50 ft (abutting residential)
ADU Rules in Riverside
Permit Costs & Timelines
Permit Costs & Timelines
Specific permit fee schedules for Riverside are available from the local planning department. Fees vary based on project type, scope, and valuation.
Check Riverside permit fees →Official Sources
City of Riverside Planning Divisionriversideca.govOfficial sourceRiverside Municipal Code Title 19 - Zoning (Municode)library.municode.comOfficial sourceMap Riverside (Interactive GIS)mapriverside.riversideca.govOfficial sourceRiverside ADUs/JADUs Informationriversideca.govOfficial sourceZoning Code & Regulationsriversideca.govOfficial source
Frequently Asked Questions
How do I find the zoning for my property in Riverside?
Use the Map Riverside GIS viewer at mapriverside.riversideca.gov or contact the Planning Division (Planner on Duty) at (951) 826-5371.
What building code does Riverside follow?
Riverside follows the 2022 California Building Code (CBC, based on 2021 IBC).
Can I build an ADU in Riverside?
Yes. Under California Government Code Section 65852.2, ADUs are allowed on all residential lots. Detached or attached ADUs up to 1,200 sq ft, JADUs up to 500 sq ft. Setbacks are 4 ft minimum. No additional parking required. Visit riversideca.gov/cedd/planning/development-related/adusjadus for details.
What are the R-1 sub-zones in Riverside?
Riverside has several R-1 sub-zones based on minimum lot size: R-1-13000, R-1-10500, R-1-8500, and R-1-7000. The number indicates the minimum lot size in square feet.
Disclaimer: The information on this website is provided for general informational purposes only and does not constitute legal, financial, or professional advice. Zoning codes and building regulations change frequently. Always verify current requirements with your local planning department and building authority before making any decisions.