Learn about the current guidelines for SB 9 in Riverside.

Introduction

Senate Bill 9 is the exciting state law that lets homeowners in urbanized areas split their lot and build additional primary units on their property. While it’s mandatory across California, local governments are allowed to tailor their implementation of the law by adopting an ordinance.

The City of Riverside hasn’t issued an ordinance on SB 9, but they have released an FAQ and application checklist to help residents apply for projects under the new law.

In this post, we’ll unpack Riverside’s SB 9 guidance and explore what and where you can build with SB 9 in this jurisdiction.

To learn even more about SB 9 in this city, check out Homestead’s SB 9 City Guide for Riverside. You can also read recent news articles featuring the city and compare grades between different cities in the county.

Riverside’s Guidance At-A-Glance

Zoning

• Eligible zones: RR, RE, R-1-½ Acre, R-1-13000, R-1-10500, R-1-8500, R-1-7000
• Ineligible: RA-5 zone, farmland, wetlands, high fire zones, hazardous waste sites, earthquake faults, flood areas, conservation land/sensitive species habitat, historic district or property, neighborhood conservation area
• Possibly eligible: RC zone

Occupancy

• Residential use only
• No short-term rentals (minimum 30 days)
• 3-year owner occupancy required for lot splits

SB 9 prohibited on parcels containing the following:

• Current or former (within the last 3 years) rental housing
• Registered affordable housing
• Rent stabilized housing
• Eviction (within the past 15 years)

Allowable units

Lot split:

• Up to 2 units total per lot

No lot split:

• Up to 2 primary dwelling units plus one ADU or JADU (up to 3 units total)

Development requirements

• Height and floor area ratio determined by zoning code
• 4’ minimum side and rear setbacks
• Objective zoning standards must be followed to the extent possible

To see if your property qualifies for Senate Bill 9, use our free search tool.

Details from Riverside’s SB 9 Guidance

Continue reading to learn more about Senate Bill 9 in Riverside. We’ve arranged the relevant information into four categories: zoning, occupancy, allowable units, and development requirements.

Zoning

SB 9 development is only applicable for properties within single-family residential zones. Riverside's qualifying zones are the Rural Residential Zone (RR), Residential Estate Zone (RE), and all Single-Family Zones (R-1-½ Acre, R-1-13000, R-1-10500, R-1-8500 and R-1-7000). The FAQ document states that SB 9 also applies to the Residential Conservation Zone (RC) in certain circumstances.

If you’re not sure what zone your property is in, refer to Riverside’s Zoning Map.

In order to protect the environment, personal safety, and the city’s historic architecture, certain sensitive areas are ineligible for SB 9 development. These include farmland (including Riverside’s RA-5 Residential Agricultural Zone), wetlands, high fire zones, hazardous waste sites, earthquake faults, flood areas, conservation land/sensitive species habitats, historic districts or properties, and neighborhood conservation areas.

Sites located within (Very) High Fire Severity Zones and Earthquake Fault Zones are eligible in some jurisdictions (as long as projects comply with all special requirements), but Riverside has decided to exclude these areas. Click the links above to learn more about SB 9 development within these sensitive zones.

Occupancy

As required by state law, all SB 9 units must be restricted to residential use only. No short-term rentals are allowed, meaning all rental or lease periods must be at least 30 days.

Lot split applicants must agree to live in one of the units as their primary residence for a minimum of three years after the subdivision.

In accordance with state law, no demolition or significant alteration is allowed on units that have been rented to tenants within the last three years, or on rent controlled or price stabilized units.

Properties with a history of tenant eviction (within the last fifteen years) are not eligible for any SB 9 development.

Allowable Units

Senate Bill 9 gives homeowners the right to build one duplex or two single-family homes on their qualifying property for a total of two primary units per lot. It also allows cities to prohibit the building of ADUs on SB 9 projects that include both an urban lot split and a two-unit development.

Riverside has decided to include this limitation, but the city is allowing one ADU for projects that don’t involve a lot split. Therefore, intact lots are allowed up to three units: two primary units and one accessory dwelling unit.

Development Requirements

To qualify for a lot split, parcels must be at least 2,400 square feet prior to the subdivision. Each resulting lot must be a minimum of 1,200 square feet and 40-60% of the original parcel’s size.

SB 9 projects must follow all applicable objective design standards in Riverside’s municipal code. However, the standards cannot prevent two units of at least 800 square feet each. Unit size and height maximums are dictated by the underlying zoning.

SB 9 projects are allowed 4’ minimum interior-side and rear setbacks; front and street-side setbacks may need to meet municipal code standards.

The Future of Senate Bill 9 in Riverside

Riverside’s current SB 9 implementation is quite encouraging. In fact, it was among the small number of cities that received an A grade in Homestead’s SB 9 City Guides. The city has also offered a few free workshops to help residents understand and apply for SB 9.

It’s possible that Riverside might adopt a more strict ordinance in the future. But for now, Riverside is a shining example of SB 9 implementation that can help create much-needed affordable housing developments and put an end to the state’s housing crisis.

Learn More with Homestead

Are you interested in SB 9 for your Riverside property? Search your address on Homestead’s SB 9 eligibility search tool to see if it qualifies. Follow us on Twitter to stay informed on all the SB 9 news in Riverside and across the state.