City of Bell Gardens
All You Need to Know About Building on Properties in Bell Gardens Under SB-9
Applying SB-9 for property development in Bell Gardens City offers homeowners a valuable opportunity to free up funds for loan repayment, create rental spaces, or house extended family while remaining in their primary residence. To optimize the benefits of SB-9, homeowners need to understand the eligibility criteria, and regulatory requirements, and determine which SB-9 approach provides the best financial outcome for their property in Bell Gardens City.
What is SB-9 and how does it apply to the properties in Bell Gardens City?
What is SB-9?
Senate Bill 9 simplifies the approval process for specific housing projects in California by instructing local authorities to accelerate approvals through an alternative system. This method allows projects to bypass lengthy environmental assessments (CEQA), conditional use permits, and other discretionary approvals usually required from the Planning or Historic Preservation Commissions. Although participation is voluntary, projects should meet certain conditions to qualify.
How does SB-9 apply to properties in Bell Gardens?
SB-9 allows homeowners in Bell Gardens to divide their single-family residential lots into two and build up to two homes on each of the resulting lots, creating a potential total of four units on one lot. The approval process is streamlined, bypassing lengthy environmental reviews and discretionary approvals, as long as certain requirements, like lot size and zoning regulations, are met.
What can homeowners build under SB-9 or Bell Gardens’ HOME Act?
Urban Lot Split under SB-9
An urban lot split under SB-9 allows homeowners to divide a single-family lot into two lots within a single-family zoning area.
Under this option, you could have the following unit configurations:
Not sure if your property is located in a Single-family zoned area?
Two-Unit Development under SB-9
A two-unit development refers to a housing project that includes two new residential units or an addition to an existing home on a lot zoned for single-family residential use.
You could have the following unit configurations:
How large can each new unit be, and how many can you have per lot?
In Bell Gardens, SB-9 requires a minimum of 800 square feet for new residential units. However, SB-9 at the state level does not impose a specific size limit, meaning units can vary in size.
Each lot created from an urban lot split allows up to two units, which can include ADUs or JADUs.
What are the setbacks?
Setbacks of up to 4 feet from side and rear property lines may be applied. Structures that are built to the same size and location as existing buildings are exempt from setback requirements.
What is the parking requirement under SB-9?
According to SB-9, every unit should provide one off-street parking space. However, this requirement is waived if the property falls within a half-mile radius of a high-quality transit corridor or major transit stop, or if a car-sharing vehicle is available within one block of the property.
What are the lot constraints under SB-9?
In Bell Gardens, SB-9 requires the lot split to be roughly equal in size, with neither being less than 40% of the original area. Each lot should be at least 1,200 square feet, and cannot have been previously divided.
Development Analysis calculates the max size under SB-9 for the highest return.
Who and which properties are eligible for SB-9 or the HOME Act?
Which zoning designations are eligible for SB-9?
In Bell Gardens, SB-9 applies to properties in R1 zoning districts, which are designated only for single-family properties.
Can you bypass the Historical Preservation limitations?
No, in Bell Gardens, Historical Preservation limitations cannot be bypassed. Properties located in historic districts, listed on the State Historic Resources Inventory, or designated as landmarks or historic properties by local ordinances are still subject to these restrictions.
Is it allowed to demolish an affordable unit?
No, in Bell Gardens, demolishing an affordable unit is not allowed. SB-9 specifically prevents the demolition or alteration of housing that is covered by rent control laws or agreements for moderate, low, or very low-income residents.
Is it allowed to build on a property in Coastal Zones?
Yes, SB-9 allows development in Coastal Zones in Bell Gardens, but projects should comply with the California Coastal Act of 1976. This typically involves obtaining a coastal development permit and following guidelines designed to protect coastal resources and minimize environmental impact. Requirements may vary based on the Coastal Act and any additional local zoning regulations.
What are the limitations after completing a project using SB-9?
Does the homeowner need to reside on the property?
Yes, homeowners are required to live on the property. To start an urban lot split, homeowners should provide a signed affidavit confirming their intention to live in one of the new housing units as their primary residence for at least 3 years from the date the lot split is approved.
What are the rental regulations?
In Bell Gardens, short-term rentals are not allowed. All rentals should have a minimum duration of 30 days.
Are existing tenants’ rights protected?
Yes, SB-9 protects the rights of existing tenants. The law prevents the demolition or alteration of housing that is subject to rent control, occupied by tenants within the past 3 years, or where more than 25% of the existing exterior walls would be removed. Additionally, the property cannot have been removed from rental or lease under the Ellis Act in the past 15 years.
What is the difference between SB-9 and SB-684?
SB-684, a bill newer than SB-9, simplifies building up to 10 units on urban lots under 5 acres. It applies to multi-family zones and vacant lots in single-family areas, without SB-9's ownership restrictions.
Below we compared SB-9 and SB-684 for you to understand the development framework outlined by each bill.
How to get permits under SB-9 or the HOME Act?
Does SB-9 projects qualify for a ministerial approval process and what does it mean?
Yes, SB-9 projects are eligible for ministerial approval, which simplifies the process by adhering to clear, objective standards. This removes subjective reviews and reduces delays, so permits can be granted without extensive CEQA assessments or public hearings. However, approval for a lot split may still take up to one and a half years.
What are objective standards?
Objective standards, such as "objective zoning standards," "subdivision standards," and "design review standards," rely on clear, measurable benchmarks to avoid subjective judgments. They offer consistent criteria for evaluating proposals, giving homeowners predictable guidelines.
What types of objective standards qualify for a waiver under SB-9?
Under SB-9, certain objective standards can be waived if they block the construction of up to two units or cause a unit to be smaller than 800 square feet. In cases where these standards would result in a unit falling below the 800-square-foot minimum, they can be modified or waived to meet the size requirement.
What are the steps to get the permits?
To get permits for SB-9 developments, property owners should follow these steps:
1. Understand Local Regulations: Review Bell Gardens' planning and zoning laws and ordinances related to housing projects to ensure your proposal aligns with local rules.
2. Check Statewide Requirements: Make sure your project complies with California's statewide regulations, which apply across all cities.
3. Meet All Requirements: Confirm that your proposal follows relevant requirements, including those related to rent control and historic districts.
4. Gather Documentation: Collect all required documents for your application.
5. Submit Your Application: Send your completed application to the local agency for review and approval.
How fast can you complete a project per SB-9?
This information outlines the different phases of the project along with their respective durations.
Feasibility Study with deciding the final scope of the project:
- Maximum of 3 days using CityStructure Analysis
Secure Financing: 2 to 3 weeks
Hiring the Team: 2 weeks
Design Process:
- Schematic Design: 1-2 months
- Permit Set / Design Development Drawing Set: 2-3 months
- Construction Drawing Set: 2-3 months
Entitlements and Building Permits: 6 to 9 months with the possibility of extending further due to departmental backlogs
Construction:
- Lot Split only: 1 year
- Single Family House/Duplex: 1 year
- Accessory Dwelling Unit (ADU): 3 to 6 months
How much does an SB-9 project cost?
This analysis will examine two scenarios to evaluate expected expenses, property valuations, and potential profits for real estate projects.
Scenario 1
New 4,000 sq. ft 3-Story Duplex + 1,000 sq. ft ADU
In this initial scenario, we propose developing a three-story duplex totaling 4,000 square feet and a 1,000-square-foot Accessory Dwelling Unit (ADU). The anticipated overall cost, including construction, permits, and professional fees (excluding land), is $2,141,576. The estimated value of the completed property in Bell Gardens is about $2,250,000, resulting in a return on investment (ROI) of [($2,250,000 - $2,141,576) / $2,141,576] * 100 = 5%.
Scenario 2
Lot Split with 2 new 4,000 sq. ft 3-story Duplexes
For this second scenario, we recommend splitting the lot to construct two separate three-story duplexes, each with a total area of 4,000 square feet. The projected cost, not including land acquisition, is $3,453,525. The anticipated market value for these duplexes in Bell Gardens is $3,600,000, leading to an ROI of 4%.
Conclusion:
Property developments in Bell Gardens City using SB-9 might produce a return on investment under 50%. To minimize potential losses, consider adopting supplementary financial tactics or securing land at a significantly lower price.
See how much it will cost you to improve your property per SB-9
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