Riverside City Council
October 21, 2025

1 10/2/2025
RiversideCA.gov1
RiversideCA.gov
SB 9 ZONING CODE CLEAN UPPR-2025-001800 (AMD) – ZONING TEXT AMENDMENTCity CouncilOctober 21, 2025Community & Economic Development Department RiversideCA.gov2
BACKGROUNDJanuary 2022:SB 9 takes effect, allows two-unit developments & lot splits on SF lotsJuly 2022:City Council implements SB 9 in RMCJanuary 2024:AB 434 takes effect, SB 9 enforcement authority granted to HCDJanuary 2025:SB 450 takes effect, updates SB 9March 2025:HCD presents Staff w/letter outlining needed revisions to the RMC1 2 2
10/2/2025
RiversideCA.gov3
Align RMC standards with the California Government Code AMENDMENT TYPES Modify/remove differential and subjective standards per SB 450 RiversideCA.gov4
Align RMC standards with the California Government Code PROPOSED AMENDMENTS 3 4
3 10/2/2025
RiversideCA.gov5
Chapter 18.085 – Urban Lot SplitsChapter 19.443 – Two-Unit DevelopmentsChapter 20.50 – DefinitionsCODE SECTIONRMC eligibility requirements for urban lot split and two-unit developments differ slightly from Government CodeCURRENTClarify eligibility requirements to align with the Government Code, especially for high-fire risk areas and historic resourcesPROPOSEDAMENDMENT 1: ELIGIBILITY REQUIREMENTS Image Source: City of Riverside
RiversideCA.gov6
Chapter 19.443 – Two-Unit DevelopmentsCODE SECTION•Two-unit developments, not in conjunction with an urban lot split, can have up to three total units (two primary units + one ADU)•Per HCD, all jurisdictions must allow up to four units for anySB 9 project (two-unit and/or lot split)CURRENTClarify that a two-unit development can have up to four units (two primary units plus two ADUs)PROPOSEDAMENDMENT 2: NUMBER OF UNITS Primary unit
Primary unit
ADU ADU5
6 4
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RiversideCA.gov7
Chapter 19.443 – Two-Unit DevelopmentsCODE SECTION“The application of any development standard that would physically prevent the development of at least two primary dwelling units of at least 800 square feet each shall be waived.”CURRENT•Replace “at least” with “up to”•Make other minor adjustments to statement to align with the Government CodePROPOSEDAMENDMENT 3: WAIVERSUnit 1Two 800 sq ft units > permitted lot coverageWAIVE LOT COVERAGE REQUIREMENTUnit 2 Permitted lot coverageTwo dwelling units of 800 sq ft each (1,600 sq ft) RiversideCA.gov8
Chapter 19.443 – Two-Unit DevelopmentsCODE SECTIONIn the RMC, minimum interior side yard setbacks are four feet & minimum street side yard setbacks are per the underlying zoneCURRENTClarify that setbacks for all side yards are a minimum of four feetPROPOSEDAMENDMENT 4: SIDE YARD SETBACKSUnit 1Interior side yardUnit 2Street side yard4 ft4 ft 7 8
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RiversideCA.gov9
Chapter 19.443 – Two-Unit DevelopmentsCODE SECTION•In the RMC, for a two-unit development any new construction above one story or 16 feet must meet the setbacks of the underlying zone•Other single-family zoned properties are not subject to height-based setbacksCURRENTRemove height-based setbacksPROPOSEDAMENDMENT 5: HEIGHT-BASED SETBACKS Image Source: Homes.com
RiversideCA.gov10
Modify/remove differential and subjective standards per SB 450 CATEGORIES OF AMENDMENTS 9 10
6 10/2/2025
RiversideCA.gov11
Chapter 18.085 – Urban Lot SplitsChapter 19.443 – Two-Unit DevelopmentsCODE SECTIONBoth urban lot split and two-unit developments require noticing; considered subjective and differential requirementsCURRENTRemove noticing requirements for urban lot splits and two-unit developmentsPROPOSEDAMENDMENT 6: NOTICING REQUIREMENTSPUBLIC NOTICE RiversideCA.gov12
Chapter 18.085 – Urban Lot SplitsCODE SECTION•A minimum ten-foot fire access easement is required for lots not fronting the ROW•Additional fire access standards are can be required at discretion of Fire MarshalCURRENTRevise standards to be objective, clarify that additional fire access standards are subject to Chapter 16.32 – Fire Prevention, rather than Fire Marshal discretionPROPOSEDAMENDMENT 7: ADDITIONAL FIRE ACCESS Ten-foot fire access easement
11 12
7 10/2/2025
RiversideCA.gov13
Chapter 19.443 – Two-Unit DevelopmentsCODE SECTIONSome design standards for two-unit developments aren’t imposed on other types of single-family developmentCURRENTRemove design standardsPROPOSEDAMENDMENTS 8-9: DESIGN STANDARDSUnit 1Windows cannot align to others within 30 ft on adjacent properties Unit 2Balconies/decks/landings overlooking adjacent properties must be 15 ft from interior lot lines10 ft distance requirement between detached on-site structures XXXOne 24-inch broadleaf or evergreen tree per unit requiredX RiversideCA.gov14
RECOMMENDATIONSStaff recommends that the City Council: 1. DETERMINEthat the project is exempt from the California Environmental Quality Act(CEQA) review pursuant to Sections 15308 (Actions to Protect Environment), 15060(c)(2)(No Physical Change), 15060(c)(3) (Not A Project), and 15061(b)(3) (General Rule), as theproposed amendment will cause no direct or indirect change to the environment anddoes not meet the definition of a Project under CEQA, and is pursuant to Sections65852.21(k) and 66411.7(n);2. APPROVEPlanning Case PR-2025-001800 (AMD) based on the findings outlined in the staffreport; and3. INTRODUCEand subsequentlyADOPTthe attached Ordinance amending Title 18 –Subdivision Code, Title 19 – Zoning Code, and Title 20 – Cultural Resources of the RiversideMunicipal Code. 13 14
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RiversideCA.gov15
REFERENCE ONLY: NUMBER OF UNITSTwo primary units permitted + one ADU= 3 units total.Lot AUp to two units permitted on each lot= 4 units total.Lot ALot BCurrentAmendedWithout lot splitWith lot split Without lot splitWith lot split Primary UnitADUPrimary Unit
Primary Unit
ADU
Primary Unit
ADUTwo primary units permitted + two ADUs= 4 units total.Lot A Primary UnitADUPrimary Unit
ADUUp to two units permitted on each lot= 4 units total.Lot A Primary Unit
ADU
Primary Unit
ADULot BFor additional configurations, see SB 9 handout RiversideCA.gov16
REFERENCE ONLY: HEIGHT-BASED SETBACKS1st story2nd story4 ft4 ftProperty lineProperty line1st story2nd story4 ft4 ftProperty lineProperty lineCurrentAmended10 ft10 ft15 16