Riverside County SB-684 Lot Splits: Opportunities in the Inland Empire

Riverside County SB-684 Overview

Riverside County has implemented SB-684 with recognition of the area's growth potential and housing needs. The county's approach balances development opportunities with infrastructure capacity and community character.

Geographic Considerations

Riverside County's vast geography creates different requirements across regions:

*Western County (Corona, Riverside, Moreno Valley)

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• Higher density areas with good infrastructure

• Standard SB-684 requirements apply
• Strong market demand for buildable lots

*Central County (Palm Springs, Cathedral City, Desert Hot Springs)

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• Desert communities with unique requirements
• Water availability considerations
• Tourist and retirement market factors

*Eastern County (Blythe, Desert Center)

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• Rural areas with different standards
• Limited infrastructure availability
• Agricultural transition considerations

Specific Requirements

*Minimum Lot Sizes

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- Urban areas

4,000 sq ft original, 2,000 sq ft each resulting lot

- Semi-rural areas

6,000 sq ft original, 3,000 sq ft each resulting lot

- Desert areas

May require larger minimums due to septic requirements

*Setback Requirements

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- Front setback

20 feet typical

- Side setbacks

5 feet minimum

- Rear setback

15 feet minimum

- Corner lots

additional requirements

Application Process

*Riverside County Process

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1. Pre-application consultation (recommended)

2. Complete application submission

3. Administrative review (60-90 days)

4. Final approval and recording

*Required Documentation

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• Completed county application forms
• Professional survey and site plan
• Utility service letters
• Environmental questionnaire
• Neighborhood compatibility analysis

Timeline and Costs

*Typical Timeline

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- Application preparation

3-6 weeks

- County review

60-90 days

- Final processing

2-3 weeks

- Total

4-5 months

*Fee Structure

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- Application fee

$2,200-3,500

- Review fees

$1,000-1,800

- Recording fees

$400-600

- Total county fees

$3,600-5,900

Infrastructure Considerations

*Water Service

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• Multiple water districts serve the county
• Eastern Municipal Water District (western areas)
• Desert Water Agency (desert areas)
• Capacity verification required

*Sewer Service

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• Available in urban areas
• Septic systems in rural areas
• Connection fees vary by provider

*Electrical Service

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• Southern California Edison serves most areas
• Imperial Irrigation District (southeastern areas)
• Connection capacity generally adequate

Market Opportunities

*Population Growth

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• Fastest growing region in Southern California
• Strong job growth in logistics and healthcare
• Increasing demand for housing

*Property Values

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• Lower than coastal counties but rising rapidly
• Good potential for value creation through lot splits
• Strong rental market in many areas

*Development Trends

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• Increasing density in urban areas
• Continued suburban expansion
• Growing interest in accessory dwelling units

Success Strategies

*Location Selection

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• Target areas with good infrastructure
• Consider proximity to employment centers
• Evaluate neighborhood compatibility

*Market Analysis

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• Research local comparables
• Understand buyer preferences
• Consider rental market potential

*Professional Team

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• Use Inland Empire experienced professionals
• Verify local jurisdiction knowledge
• Check recent project references

Challenges and Solutions

*Infrastructure Capacity

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• Some areas have limited utility capacity
• Plan for potential utility upgrades
• Coordinate with utility providers early

*Environmental Factors

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• Desert areas may have habitat concerns
• Air quality considerations in some areas
• Water conservation requirements

*Market Competition

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• Increasing interest in lot splits
• Competition for qualified professionals
• Rising costs due to demand

Regional Variations

*Western Riverside County

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• Higher property values
• Better infrastructure
• More complex regulatory environment
• Stronger market demand

*Central Desert Areas

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• Moderate property values
• Seasonal market variations
• Water availability considerations
• Tourism and retirement factors

*Eastern Rural Areas

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• Lower property values
• Limited infrastructure
• Agricultural considerations
• Different development patterns

Future Outlook

*Growth Projections

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• Continued population growth expected
• Infrastructure improvements planned
• Economic development initiatives

*Regulatory Evolution

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• Potential streamlining of processes
• Coordination between jurisdictions
• Updated standards and requirements

Professional Resources

*Qualified Professionals

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• Planning consultants with Inland Empire experience
• Surveyors familiar with desert conditions
• Legal counsel experienced with county procedures

*Local Organizations

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• Building Industry Association of Southern California
• Inland Empire Economic Partnership
• Local real estate investment groups

Riverside County offers excellent opportunities for SB-684 lot splits, particularly in growing urban areas. Success requires understanding local requirements, infrastructure considerations, and market conditions specific to the Inland Empire.