What's the timeline for SB-9 approval in Riverside?

Hello and thank you for reaching out with your questions about the SB-9 approval process in Riverside, CA. Navigating the nuances of local implementation can indeed be challenging, but with the right information, you can streamline your project efficiently. Let’s break this down step-by-step to give you a clearer picture of what to expect.

### Understanding SB-9 and Its Local Implementation

SB-9, enacted in California, allows homeowners to split a single-family residential lot into two separate lots and build two residential units on each, effectively creating up to four units on what was originally a single-family lot. However, local municipalities like Riverside have some discretion regarding its implementation, so understanding Riverside’s specific adaptations is key.

### Timeline and Process

1. **Initial Consultation and Research (1-2 weeks):** Start by consulting with the Riverside Planning Department. They can provide specific insights into any additional local ordinances or requirements. This is also the time to engage with a local architect or planner familiar with SB-9 projects in Riverside to ensure your plan aligns with both state and local regulations.

2. **Pre-Application Review (3-4 weeks):** Submit a preliminary application to the city for a pre-application review. This voluntary step can help identify potential issues early and ensure your application is complete upon formal submission.

3. **Formal Application Submission (6-8 weeks):** Once your application is complete, submit it to the Planning Department. Riverside aims to process SB-9 applications within 60 days, but this can vary depending on the complexity of your project and the current workload. Be prepared for possible adjustments or requests for more information.

4. **Public Hearing/Community Consultation (4-6 weeks):** Although SB-9 limits discretionary reviews, Riverside may still require a public hearing or community consultation for input, especially if there are concerns about neighborhood character or infrastructure impact. Engage with neighbors early to mitigate potential issues.

5. **Approval and Permitting (2-3 weeks post-approval):** Once your lot split and development plans are approved, proceed with obtaining the necessary building permits. This step involves detailed planning submissions and might include environmental reviews.

### Costs and Budgeting

For a lot split and initial development in Riverside, your budget of $150,000 is tight but potentially feasible, depending on the specifics of your project. Here’s how costs might break down:

- **Application and Permit Fees:** Approximately $5,000-$10,000, covering initial application, environmental review, and various permit fees.
- **Architectural/Engineering Fees:** Budget around $10,000-$20,000 for necessary plans and surveys.
- **Construction Costs:** Basic development for new units can range from $150-$250 per square foot. For initial development post-split, focus on infrastructure (utilities, access) to manage costs effectively.

### Local Considerations in Riverside

- **Design Standards:** Riverside may enforce architectural standards to maintain neighborhood aesthetics. Ensure your designs adhere to local guidelines, which might include façade treatments, rooflines, and materials.
- **Infrastructure Impact Fees:** Be prepared for potential additional fees related to city infrastructure and utilities, particularly if the lot split significantly impacts local services.
- **Environmental and Historic Considerations:** The Wood Streets neighborhood may have historic significance or environmental constraints. Verify any restrictions early in the process.

### Practical Tips and Common Pitfalls

- **Engage with Neighbors Early:** Building good relationships can preempt opposition during public consultations.
- **Detailed Planning:** Ensure all plans are detailed and compliant with both state and local regulations to avoid delays.
- **Professional Assistance:** Consider hiring a consultant who specializes in SB-9 projects in Riverside to navigate the complexities efficiently.

### Suggested Next Steps

1. **Schedule a Meeting with the Riverside Planning Department:** This will provide clarity on specific local requirements and potential hurdles.
2. **Hire a Local Expert:** Whether it’s an architect, planner, or consultant, having someone familiar with Riverside’s SB-9 process can be invaluable.
3. **Engage with Your Community:** Attend local council meetings or neighborhood associations to understand community sentiment and potential concerns.

By following these guidelines and maintaining open communication with both the city and your neighbors, you can effectively navigate the SB-9 approval process and maximize the potential of your property in Riverside. Best of luck with your project, and feel free to reach out if you have further questions!