The board of supervisors of Riverside County finds that there is a need in the Jurupa Valley redevelopment area for a zone classification designed to create a tool for implementation of the Jurupa Valley redevelopment plan as it pertains to the Rubidoux Village Policy Area designated in the Jurupa Community Plan (JCP). The Rubidoux Village Policy Area has been designated to receive specific assistance in the terms of redevelopment activities and public facilities improvements. The development standards of this zone are intended to ensure the redevelopment of the Rubidoux Village Policy Area with a variety of intense compact commercial and service uses appropriate for a community commercial center. Development within the Rubidoux Village Policy Area shall be subject to an architectural theme as illustrated in the Rubidoux Village Design Workbook.

The Rubidoux Village Policy Area is comprised of one commercial designation and zone (Rubidoux-Village commercial) in the Jurupa Community Plan. The village commercial designated area is subdivided into three distinct planning sub-areas: West Village, Village Center and East Village. Given the nature and intensity of the commercial uses and the desired characteristics for the Rubidoux Village Policy Area, particular uses shall or shall not be permitted in the sub-areas as indicated in the tables set out in this chapter.

(Ord. 348, § 9.81)

A.

Uses With Limited Outside Storage. The following uses are permitted, only in enclosed buildings with not more than two hundred (200) square feet of outside storage or display of materials appurtenant to such use, on any site within the R-VC subject to a plot plan approved pursuant to the provisions of Chapter 17.216. Some of the uses may be permitted with more than two hundred (200) square feet of outside storage with a conditional use permit as described in subsection C of this section.

USES PERMITTED WITH OUTSIDE STORAGE LIMITED TO 200 SQUARE FEET

B.

The following uses are permitted within either the West Village or East Village, together with unlimited outside storage and display of materials appurtenant to such uses, provided a plot plan has been approved pursuant to the provisions of Chapter 17.216.

USES PERMITTED WITH UNLIMITED OUTSIDE STORAGE AND EXCLUDED FROM THE VILLAGE CENTER

C.

Use Permitted by Conditional Use Permit. The following uses are permitted provided that a conditional use permit has been granted pursuant to the provisions of Chapter 17.200:

USES PERMITTED WITH A CONDITIONAL USE PERMIT

D.

Accessory Uses. An accessory use to a permitted use is allowed; provided, that the accessory use is incidental to, and does not alter the character of the principal permitted use, including, but not limited to limited manufacturing, fabricating, processing, packing, treating and incidental storage related thereto, provided any such activity shall be in the same line of merchandise or service as the trade or service business conducted on the premises and provided that any such activity does not exceed any of the following restrictions:

1.

The maximum gross floor area of all buildings permitted to be developed to such accessory use shall be twenty-five (25) percent of the principle permitted use.

2.

The maximum total horsepower of all electric motors used in connection with such accessory use shall be five horsepower.

3.

The accessory use shall be so conducted that noise, vibration, dust, odor, and all other objectionable factors shall be reduced to the extent that there will be no annoyance to persons outside the premises. Such accessory uses shall be located not nearer than fifty (50) feet to any residential zone.

4.

Accessory uses shall be conducted wholly within a completely enclosed building.

E.

Any use that is not specifically listed in subsections A, B and D of this section 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. 348.3955 § 3, 2000; Ord. 348, § 9.82)

A.

There are three general types of projects that will invoke the requirements of this subsection in addition to the design standards of the Rubidoux Village Design Workbook. When a project involves more than one of these project types, the more restrictive development standards, as outlined, shall prevail.

1.

Project Type 1. Storefront improvements limited to the exterior wall facing the street. The project type invokes only the most limited development standards, mostly from the design guidelines.

2.

Project Type 2. Improvements to the shell of the structure beyond the storefront, but utilizing the existing buildings and site improvements. To the extent that new uses and substantial improvements are proposed, the development standards, as outlined below, will be implemented.

3.

Project Type 3. Improvements based on vacant or cleared land requiring new construction. A further distinction is made between small projects with less than one hundred (100) feet of Mission Boulevard frontage and those with more than one hundred (100) feet of such frontage. In either case, the most rigorous development standards will be conducted. Projects must comply with the full extent of this subsection. The features of the design guidelines will also be applied.

B.

Lot Area. There is no minimum lot area requirement.

C.

Setbacks. The following setbacks are required for Project Types 1, 2 and 3. The standard setback is fifteen (15) feet behind the curb face. In cases where the curb is warped toward the street to provide wider areas for pedestrians at corners, etc., the fifteen (15) foot setback line shall be extended from the end of the curb portions from which the fifteen (15) foot setback is measured, straight across the widened areas.

1.

For Project Types 1 and 2: There shall be no yards or setbacks required unless the proposed improvements require the demolition and reconstruction of the building's structure along the street frontage. In this circumstance, the setback criteria for Project Type 3 will apply.

2.

For Project Type 3 with less than one hundred (100) feet of Mission Boulevard frontage: When the site is cleared for new construction or a substantial renovation is proposed involving the store front, the following conditions will apply: no more than fifty (50) feet of building may be located on the setback line or within two feet of the setback line without a minimum two foot deep by four foot long horizontal offset extending vertically the height of the first or ground floor from the ground to the ceiling or roof plate/line.

3.

Project Type 3 with more than one hundred (100) feet of Mission Boulevard frontage: Additional requirements for new construction: for parcels that represent a substantially new project (i.e., existing structures have been demolished or the site is vacant) the following specific requirements must be followed: no more than one hundred (100) linear feet of building may be located on the setback line or within four feet of the setback line without a minimum four foot deep by eight feet long horizontal offset extending vertically the height of the first or ground floor from the ground to the ceiling or roof plate/line.

D.

Courts. Courts must be included within the overall site development plan, at the ratio of one court per two hundred (200) feet of frontage. Since the purpose of this requirement is to encourage the development of a variety of court types, this criterion is not to be interpreted as having a court along every two hundred (200) feet of frontage. Rather, the aggregate court count must reflect the total street frontage divided by two hundred (200). This applies to corner and through lots for their entire frontage. Alleys, however, are not counted as street frontage. Any fractional requirement exceeding .5 will necessitate an additional court.

1.

When a minimum of two courts are provided, only one open court may be used to meet these requirements.

2.

When three or more courts are required, open courts may be used at the ratio of one open court per two of any other type.

E.

Courtyards. Courtyards shall have the following minimum dimensions:

1.

Basic area: fifteen (15) feet by fifteen (15) feet. Exception for paseos: ten feet for a maximum of fifty (50) percent of the length, thereafter fifteen (15) feet minimum.

2.

Permitted projections into courts:

a.

A maximum of fifty (50) percent of the court may be covered by an enclosed story or balcony above.

b.

Roof overhangs, cornices, awnings and shade structures may encroach thirty (30) percent into the minimum courtyard dimensions.

F.

Incentives. The following development standard incentives may be used in accordance with the stated conditions:

1.

Two-Story Buildings and Second Story Encroachments into the Building Setback. Structures utilizing the second story may encroach into the required setback to a point no closer to the curb than three feet. The minimum head clearance under the covered portion is nine feet, inclusive of signs, dropped lighting and specified architectural details (structural beams, support brackets and trim and/or detailing).

2.

Entry Forecourt. When the additional setback is a minimum of four feet, an equivalent width of sidewalk area in the setback may be used to create a private entry court.

a.

On a foot for foot basis, an additional foot of sidewalk for every additional foot of setback may be used as long as the sidewalk remains as a public access and retains without exception a minimum six feet of clear and unobstructed width. Exception: Where existing construction does not permit an additional setback area to be dedicated as an entry forecourt, a maximum eight-foot area may be used during operating hours for temporary private use (i.e., seating area or display area for goods) defined by planters, rails or furniture that must be completely removed from the sidewalk at all other times.

b.

The enclosing walls may be up to twelve (12) feet high for open, uncovered courts and may be gated for security. The wall material, however, above two feet, eight inches high, must be substantially open, as in a gridded metal weave, wrought iron fence or wood lattice. A solid beam, cornice or arch segment is permitted above a height of six feet, eight inches.

c.

Some or all of the area within the courtyard may be covered with an arbor, trellis or lattice work to provide shading. An acceptable option is the use of skylights to enclose the court for all weather protection, and in this case, the minimum skylight area must be two-thirds of the court area it covers. In this case, the enclosing walls must be substantially open per subdivision on (2)(b) of this subsection.

G.

Height. The basic structure of the enclosed buildings shall not exceed fifty (50) feet in height. Towers and noninhabitable thematic structures shall not exceed seventy (70) feet in height.

H.

Off-Street Parking. Off-street parking shall be provided as required by Chapter 17.188 which outlines the shared parking provisions for the Rubidoux Village Policy Area of this title.

I.

Security Walls. Walls and fences for security purposes are not required, but may be voluntarily provided in accordance with the following provisions:

1.

Security walls may be constructed up to twelve (12) feet high; provided, that only the lower six feet may be of masonry construction. The upper six feet must be open wrought iron, steel or other designed fence element, anchored to the masonry wall and demountable at such time as the security and safety concerns of the property owners are sufficiently satisfied.

2.

The walls must be located at property lines where commercial zones abut residential zones. No walls are allowed along the Mission Boulevard frontage except with the specific approval and under the terms of a conditional use permit.

3.

Walls may be constructed along side street frontages that meet the requirements of this section. Access to off-street parking lots may be gated in conformance with the requirements of the county fire department.

4.

No chain link fencing is permitted along the street frontages or within street side parking areas in view of Mission Boulevard, Rubidoux Boulevard and Riverview Drive.

J.

Trash Collection Area. Trash collection areas shall be screened by architectural enclosures and/or landscaping in such a manner as to be fully screened from view from a public street or from any adjacent residential area.

K.

Outside Storage of Material. Where outside storage of raw or processed material or parts to be fabricated into a final assembly is proposed, such storage area must be screened through the use of architectural features and/or landscaping from view of a public street or adjacent residential area.

L.

Outside Storage of Vehicles for Sale, Artifacts and/or Equipment. Outside storage of for-sale vehicles, artifacts and/or equipment may be displayed without screening, provided a minimum 7.5 foot wide planted setback is provided behind the setback line running parallel to the street frontage and permitting only structures, access ways (vehicular and pedestrian) and permitted signage to encroach on the planted area.

M.

Utilities. Utilities shall be installed underground except that electrical lines rated at 33kv or greater may be installed above ground. This requirement may be waived due to the size or the location of the parcel in question or for other extenuating physical and/or engineering circumstances by the executive director of the county economic development agency with the concurrence of the planning director.

N.

Site Lighting.

1.

Illumination from on-site fixtures may not spill over onto adjacent private property. An average of one foot-candle of illumination is required for all pedestrian walkways, courts and parking areas. This requirement also applies to public walkways under the cover of second story encroachments. The area over which the illumination may be averaged is one hundred (100) square feet and no portion of the area may receive less than .25 foot-candle of illumination.

2.

Illumination in entry forecourts and courts adjacent to the setback line or right-of-way may spill over onto the adjacent sidewalk or right-of-way as long as no hazard or nuisance is created.

O.

On-site signs: refer to the standards and guidelines contained in the Rubidoux Village Sign Program (Section 17.252.060).

P.

Roof Mounted Equipment. All roof mounted equipment shall be screened from the ground elevation view to a maximum sight distance of one thousand three hundred twenty (1,320) feet.

(Ord. 348, § 9.83)

All development proposals shall comply with the design guidelines contained in the Rubidoux Village Design Workbook, a copy of which is on file with the clerk of the board of supervisors, the planning department of the county of Riverside and the economic development agency of the county of Riverside. Refer to the workbook for a complete listing of the design guidelines.

(Ord. 348.3804, 1997: Ord. 348 § 9.84)