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sb9 rules

What Does sb9 Mean For You

SB9 legislation is a recent California Legislative bill that could allow you to fit four housing units on a lot that previously only held one. It also means you could split your lot into two lots and sell the new lot, with or without adding housing unit(s).

This is a complex and confusing law, and this article will only hit on the highlights. For a more in-depth explanation, take a look at the Casita Coalition sb9 Guidebook.

Why Is SB9 Necessary?

Very few people want increased density, but we have a critical housing shortage. Urban sprawl is no longer the answer.

SB9 lot split allows homeowners to split their lots into smaller parcels that are inherently more affordable than the original. This will also open up a larger range of financing options, which also opens up affordability.

Who Benefits From SB9?

There are a lot of long-time property owners who live on lots far larger than they need or want to maintain. At the same time, they might have children or family members currently unable to afford to live in the neighborhood.

SB9 could allow the homeowner to split the lot and allow that adult child or family member to live nearby, start the homeownership journey and reduce their maintenance headache.

Alternatively, a lot split and sale can provide enough cash to ease retirement or provide for age-in-place options.

Will SB9 4x The Number Of Homes In My Neighborhood?

There are a LOT of restrictions and caveats in the current version of sb9 California. The HCD estimates only 410,000 parcels of land are “market feasible”.

sb9 eligible parcels

Some of the big restrictions are properties in high special hazard zones for fire, flood, and earthquake as well as properties in historic districts and in HOAs. One study stated less than 5.4% of property in California was eligible for an sb9 lot split.

So, no. It is extremely unlikely that your neighborhood will, all of a sudden, become super dense.

sb9 rules and guidelines

The Main SB9 Facts You Need To Know

Here are the sb9 Highlights:

  • sb9 only applies to single-family lots. Multi-family or commercial lots do not qualify
  • Properties located in special hazard zones for fire and flood do not qualify.
  • Properties located in earthquake or hazardous waste zones, may need further study and permission
  • Not available for homes in designated historic areas, farm/rural areas, or HOAs
  • New lot is no less than 40% of the original and at least 1200 sf
  • Once the lot is split neither lot can be split again. (no double dipping!)
  • Each lot can have two housing units
  • The original homeowner must live on one of the lots for at least three years

Utility Considerations For New Housing Units

  • Solar Energy Panels will be required
  • Fire Sprinklers will likely be required
  • Natural Gas will probably not be available
  • New connections will be required for electricity, water and sewer.
  • Septic systems may need expansion or replacement.

Each City Has It’s Own SB9 Rules

Cities have very little wiggle room for the ideal ADU. As long as your ADU is:

  • Under 800 SF
  • Under 16 ft high
  • Within 1/2 mile of a public transportation stop
  • At least 4ft set back from the sides and rear

Most homeowners can build an ADU and it is difficult for a city to say, “no”.

That is not the case with the sb9. Each city interprets the law in different ways, creating a massive statewide laboratory of sorts.

Here are the sb9 standards that are “locked”

  • Minimum structure size is 800 sf
  • Minimum lot size is 1200 sf (and no less than 40% of original lot size)
  • 4 ft. set back from back and sides
  • No parking required if located within 1/2 mile from a public transportation stop.
  • Cites can’t impose subjective review (case-by-case)

It’s a good start but the reality is that sb9 is not popular with many (most?) cities. As a result, many have imposed laws and processes specifically designed to limit eligibility for sb9. Temple City, for example, requires a Spanish colonial design and specifies the exact size and materials needed for the building. This might increase the budget past the point of affordability for some homeowners.

Is My Property Eligible For SB9?

Homestead has a nifty tool that allows you to see current research in many California cites. They give each city an sb9 grade (Glendale got a D) and specifies where each city is more restrictive than the sb9 standard.

Here are some of the highlights for our most popular cities.

Glendale SB9 Grade, D

Glendale is rated “Restrictive”. New homes are capped at 800sf and if there is a two-unit project the homeowner must live in one of them. This, coupled with the trend toward granting historic neighborhood status in areas with lots large enough to split, is enough to kill the hopes for nearly all of Glendale.

Los Angeles County SB9 Grade, C

La Crescenta, Sunland/Tujunga and Altadena are all in LA County. Nearly everything is sb9 standard except for parking, which is more restrictive.

Pasadena SB9 Grade, D

The biggest restriction is that you can’t use sb9 in any landmark district. Pasadena LOVES it landmark districts there are very few neighborhoods in Pasadena outside of such a district! Pasadena also has extra restrictions on landscaping.

La Canada Flintridge SB9 Grade, D

Housing units are restricted to a maximum of 800 SF. In an area where the average home value is about $2,000,000- that is really, really small.

In addition, they have additional restrictions on the landscape, parking, and height limits. They require a design review (objective, they say) and additional layers of bureaucracy.

How Can ADU DIGGS Help You?

We create architecturally designed ADUs that blend with your existing home and deliver them with White-Glove all in service. Our units are available in prefab and site-built versions.

Add our ADUs to your primary home and/or to the new lot you create with an sb9 lot split.

Check out our models, finishes, and floor plans, or schedule a chat. This is a big deal and we want to help you get the information you need.

Click Here To Schedule A Chat