RiversideCA.gov
1 INFILL HOUSING
DEVELOPMENT STRATEGIES
Housing and Homelessness Committee
July 24, 2023
Community & Economic Development Department
RiversideCA.gov
2 BACKGROUND
SEPTEMBER 2019
City received State PGP
funds to pursue projects that
facilitate and streamline
housing production
including evaluating infill
development opportunities.
OCTOBER 2021
City adopts Phase I
General Plan
Update including
6 th Cycle Housing
Element and
Action Plan
JANUARY 2023
City and consultant
team research and
draft the Housing
Strategies Report
EPTEMBER 2019
City received State PGP
funds to pursue projects
facilitate and streamline
housing production
including evaluating infi
development opportun
OC T O BER 2021
City adopts Phase I
General Plan
Update including
6th Cycle Housing
Element and
Action Plan
JANUARY 2023
City and consultant
team research and
draft the Housing
Strategies Report
RiversideCA.gov
3 KEY TERMS
MISSING MIDDLE HOUSING
A range of house-scale buildings with
multiple units—compatible in scale and
form with detached single-family homes—
located in a walkable neighborhood.
Missing middle housing types fall
somewhere between single-family houses
and large apartment buildings or
complexes and are referred to as “missing”
because, although once very common,
they are often not legal to build under
today’s development regulations.
BY-RIGHT DEVELOPMENT
By-right development is development that is approved
based on the project meeting established, objective
criteria
INFILL DEVELOPMENT
The addition of housing, businesses, or other new uses on existing sites within developed, urbanized areas as opposed to outlying or undeveloped areas, where the efficient use of existing in-place infrastructure and services can be realized.
Image source: Abundant Housing Vancouver
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4 4
EXISTING POLICY FRAMEWORK
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5 IDENTIFIED STRATEGIES
1. Infill Development Ordinance
2. Small Lot Subdivision Ordinance
3. Senate Bill 10 Implementation
4. Density Transfer Program
5. Minimum Density Requirements
6. Increased General Plan Densities
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6 STRATEGY EVALUATION CRITERIA
Impact on increasing
residential density
Impact on increasing
housing unit production
Level of community
interest
Impact on City
financial/staffing
resources
Consistency with adopted
plans/regulations
Impact on development
feasibility
Impact on established
single family neighborhoods
Impact on housing mix
Timing
CEQA
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7 STRATEGY 1: INFILL DEVELOPMENT ORDINANCE
GOAL: Create flexibility in the zoning code to allow for development of existing lots that do not meet the current minimum development standards.
EVALUATION
CRITERIA
• Within General Plan
density limits
• Limited increase in
residential capacity
• Community opposition
unlikely
• Short term (<1 year)
• Exempt per Section
15060(c)(2), 15061(b)(3)
OPPORTUNITIES
• Creates a tool to develop vacant or nonconforming
parcels
• Additional opportunities for “missing middle housing” • Increases the market response to changing housing
demand
CHALLENGES
• Could result in a decrease of residential densities
• Permissive standards could result in neighbor
opposition
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8 STRATEGY 1 EXAMPLE
Substandard
Lot
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9 INFILL LOT EXAMPLE - SINGLE FAMILY
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10 INFILL LOT EXAMPLES - MULTIFAMILY ZONE
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11 STRATEGY 2: SMALL LOT SUBDIVISION ORDINANCE
GOAL: Increase the number of residential lots by allowing existing lots to be subdivided into smaller lots.
EVALUATION
CRITERIA
• Within General Plan
density limits
• Limited increase in
residential capacity
• Community
opposition likely
• Short term (<1 year)
• Exempt per Section
15060(c)(2),
15061(b)(3)
OPPORTUNITIES
• Creates opportunities for “missing middle housing in the form of smaller single-family detached homes vs.
townhomes or condominiums
• Compatible in building size, character
• Lower-cost homeownership opportunity
CHALLENGES
• More permissive standards could result in neighbor
opposition
• In multifamily zones, could result in fewer residential units RiversideCA.gov
12 OPTION 2 EXAMPLE
Access Easement
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13 GOAL: Rezone parcels using SB 10 to allow up to 10 units, 2 ADUs, and 2 JADUs per parcel
EVALUATION
CRITERIA
• Increases General
Plan density limits
• Substantial increase in
residential capacity
• Community
opposition likely
• Medium Term (1-2
Years)
• Exempt per Section
65913.5(a)(3)
OPPORTUNITIES
• Maintains local control over implementation
• Potential to create sizeable increase in housing supply (10 units per parcel plus ADUs/JADUs)
• City has until 12/31/2028 to adopt an ordinance
CHALLENGES
• No known successful implementation
• Neighborhood opposition against increase in density
STRATEGY 3: SB 10 IMPLEMENTATION
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14 STRATEGY 3 EXAMPLE
Potential 10- or 14-
Unit Development
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15 GOAL: Develop a density transfer program to increase densities on undeveloped and under-developed lots.
OPPORTUNITIES
• Satisfies Housing Element Program HE-
EJ-7-2
• Provides a way to gain back unused
density within current limits
• Increases ability for market to respond
to changes in demand
CHALLENGES
• Program development may be
lengthy and/or costly
• Requires ongoing monitoring,
tracking and reporting
STRATEGY 4: DENSITY TRANSFER PROGRAM
Unused Density
Infographic Credit: NYC.gov
EVALUATION
CRITERIA
• Within General Plan
density limits
• Moderate increase in
residential capacity
• Community
opposition unlikely
• Medium term (1-2
year)
• Addendum to
General Plan EIR
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16 GOAL: Amend the General Plan and Zoning Code to require minimum densities
EVALUATION
CRITERIA
• Within General Plan
density limits
• Substantial increase in
residential capacity
• Community
opposition likely
• Long Term (>2 years)
• Exempt per Section
15060(c)(2),
15061(b)(3)
OPPORTUNITIES
• Guarantees a certain number of housing units
from a project
• Promotes transit use and pedestrian oriented
development
CHALLENGES
• May be seen as infringing on development rights
• Substantial time and community engagement
required
STRATEGY 5: REQUIRE MINIMUM DENSITIES
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17 GOAL: Amend the General Plan and Zoning Code to increase maximum densities
EVALUATION
CRITERIA
• Within General Plan
density limits
• Substantial increase in
residential capacity
• Community
opposition likely
• Long Term (>2 years)
• Requires EIR
(Supplemental or
addendum)
OPPORTUNITIES
• Most likely to create largest increase in capacity
• Allows market to respond to changing demand
• Local control over where higher densities occur
CHALLENGES
• Program development likely to be lengthy and
costly
• Potential to create incapability with existing
residential neighborhoods.
STRATEGY 6: INCREASE MAXIMUM DENSITY
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18 Strategic Priority 2 – Community Well Being
Goal 2.1 - Facilitate the development of a quality and diverse housing supply that is available and affordable to a wide range of income levels
Goal 2.3 – Strengthen neighborhood identities and improve community health and the physical environment through amenities and programs that foster an increased sense of community and enhanced feelings of pride and belonging citywide.
Cross-Cutting Threads
STRATEGIC PLAN ALIGNMENT
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19 That the Housing and Homelessness Committee:
1.RECEIVE AND FILE the report on infill development strategies and policy options; and
2.PROVIDE staff with direction to pursue one or more of the strategies presented.
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