11/15/2023
1 RiversideCA.gov
1 Housing and Homelessness Committee
November 27, 2023
INFILL HOUSING
DEVELOPMENT STRATEGIES
COMMUNITY & ECONOMIC DEVELOPMENT DEPARTMENT
RiversideCA.gov
2 Access Easement
Small Lot Subdivision
Policy Options
BACKGROUND
HHC MEETING 7/24/2023
Substandard Lot
Draft Infill Development
Ordinance
Unused Density
Density Transfer Program
Best Practices
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3 SMALL LOT SUBDIVISION
OPTION 1 – SINGLE-FAMILY ZONES
EXISTING TOOLS:
• Urban Lot Split/Two Unit
Development
• State Law (SB 9)
• 2 lots/4 units maximum
• Administrative Process
• PRD
• Chapter 19.780 of the RMC
• Planning Commission Review
and Approval
• May required CEQA, Zone
Change, or GPA for Council
Review
Planned Residential Development (PRD)SB 9 Urban Lot Splits RiversideCA.gov
4 SMALL LOT SUBDIVISION
COMMITTEE DIRECTION NEEDED:
• Should small PRDs be permitted or
are existing infill development
tools enough?
• Should there be an administrative
process for 4 units or less?
• Should there be a streamlined
process for 15 units or less?
Access Easement
OPTION 1 – SINGLE-FAMILY ZONES
Access Easement
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5 SMALL LOT SUBDIVISION
OPTION 2 – MULTI-FAMILY ZONES
EXISTING TOOLS:
• SB 684
• Maximum 10 units
• Must be built to max density or
• Projected Units in HE
• Base Zone Standards
• 30,000 sf minimum lot area
• Subdivision not allowed
• Proposed Infill Development Ord.
• 5,000-21,870 sf lot area
• Subdivision not allowed
RiversideCA.gov
6 SMALL LOT SUBDIVISION
COMMITTEE DIRECTION NEEDED:
• Should small lot subdivisions apply
in MF Zones, in addition to those
allowed by SB 684?
• Should minimum density be
required?
• Should projects allowed with
more than 10 parcels/units?
• Should there be a cap on the size
or number of units?
OPTION 2 – MULTI-FAMILY ZONES
Access Easement
Existing Multifamily
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7 DENSITY TRANSFER PROGRAM
COMPARISON MATRIX
• Five Cities
• Program Characteristics:
• Program Purpose
• Area of Focus
• Bank Model Vs Transaction
Model
• Number of Units Transferred
• Approval Process
RiversideCA.gov
8 DENSITY TRANSFER PROGRAM
PROGRAM PURPOSE
Preserve/Conserve
• City of Anaheim
• City of Palm Springs
• City of Santa Clarita
Increase Density
• City of Escondido
Support Inclusionary Housing
• City of Carlsbad
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9 DENSITY TRANSFER PROGRAM
AREA OF FOCUS
Specific Plans
• City of Anaheim
• City of Palm Springs
• City of Escondido
Citywide
• City of Carlsbad
Between Jurisdictions
• City of Santa Clarita
City of Riverside Specific Plan Areas
RiversideCA.gov
10 DENSITY TRANSFER PROGRAM
MODEL TYPE
Transactional Model
• City of Anaheim
• City of Palm Springs
• City of Santa Clarita
Bank Model
• City of Carlsbad
• City of Escondido
SENDING
SITES
RECEIVING
SITES
SENDING
SITES
RECEIVING
SITES
UNIT
BANK
OR
UNITS
UNITS UNITS
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11 DENSITY TRANSFER PROGRAM
NUMBER OF UNITS
TRANSFERRED
Unit Cap
• City of Anaheim
Unit Bonus
• City of Palm Springs
No Limit (subject to bank
availability)
• City of Carlsbad
• City of Santa Clarita
• City of Escondido
RiversideCA.gov
12 DENSITY TRANSFER PROGRAM
COMMITTEE DIRECTION NEEDED:
• Is a density transfer program an appropriate tool
to encourage infill housing development? If so,
should the program:
• Be citywide or have a focus area?
• Have a bank model or transactional model?
• Have a cap on the number of units
transferred?
• Is there additional information needed?
Unused Density
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13 INFILL DEVELOPMENT ORDINANCE
COMMITTEE DIRECTION NEEDED:
No specific direction required;
general feedback welcomed
Undersized
Lot
Draft Ordinance for Undersized Lots:
• Reduced setbacks for undersized lots in
R-1 Zones
• Modified development standards for lots
5,500 sf or less in R-1
• Modified development standards for lots
21,780 of less in R-3 and R-4
• Design standards for compatibility
30’
Neighboring
House
Property Line
20’
Proposed
Building
5 ft MP0
RiversideCA.gov
14 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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15 That the Land Use, Sustainability, and Resilience Committee:
1.RECEIVE AND FILE the report on small lot subdivision policy, density transfer best practices, and a draft infill development ordinance; and
2.PROVIDE staff with direction on the strategies presented
RECOMMENDATIONS
RiversideCA.gov
16 REFERENCE ONLY
Neighboring house
Property Line
20’
45°
sloping
plane
Building
Building space
prohibited in
this area
30’
Setback Line
30’
Neighboring House
Property Line
20’
Proposed
Building
5 ft
MP0
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