City of Bellflower
All You Need to Know About Building on Properties in Bellflower Under SB-9
Applying SB-9 for real estate ventures in Bellflower City provides homeowners with an excellent opportunity to secure funds to reduce their loans, create rental units, or provide space for extended family while continuing to live in their primary residence. To maximize the benefits of SB-9, homeowners should thoroughly understand eligibility requirements, and property regulations, and determine which SB-9 option offers the best financial advantage for their property in Bellflower City.
What is SB-9 and how does it apply to the properties in Bellflower City?
What is SB-9?
Senate Bill 9 or SB-9, is a California law to streamline the approval process for specific housing projects. Local governments should expedite these developments through an alternative process, avoiding the need for comprehensive environmental reviews and discretionary approvals from entities such as the Planning Commission or Historic Preservation Commission. Participation in SB-9 is optional and dependent on meeting certain eligibility criteria.
How does SB-9 apply to properties in Bellflower?
SB-9 affects properties in Bellflower by allowing the addition of two residential units on single-family lots through urban lot splits and two-dwelling units. This law simplifies the approval process for eligible housing projects, aiming to ease housing shortages and encourage higher-density development. It supports building extra housing units, provided certain conditions are met, including minimum lot sizes and adherence to zoning rules.
What can homeowners build under SB-9 or Bellflower’s HOME Act?
Urban Lot Split under SB-9
An urban lot split allows homeowners to divide a single parcel of land into two separate lots within an area designated for single-family homes.
Under this option, you could have the following unit configurations:
Not sure if your property is located in a Single-family zoned area?
Two-Dwelling Units under SB-9
SB-9 allows the construction of two housing units or an addition to an existing home on a single-family zoned lot.
You could have the following unit configurations:
How large can each new unit be, and how many can you have per lot?
Newly built residential units should be at least 800 square feet. However, California State SB-9 allows for units of any size to be constructed.
A housing development can have two residential units if it either builds two new units or combines one new unit with an existing one.
What are the setbacks?
In Bellflower, setbacks of up to 4 feet from the side and rear property lines may be required. However, existing structures or new ones built in the same footprint as existing structures are exempt from these setback requirements.
What is the parking requirement under SB-9?
Under SB-9, each unit typically should have one off-street parking space. However, this requirement is waived if the property is within half a mile of a high-quality transit corridor or major transit stop, or if a car-share vehicle is accessible within one block of the property.
What are the lot constraints under SB-9?
SB-9 imposes lot constraints that require the division of a parcel into two new lots of comparable size, with neither being smaller than 40% of the original parcel's area. Each new lot should be at least 1,200 square feet, and the parcel should not have been previously divided through an urban lot split.
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 Bellflower, SB-9 applies to properties within R1 zoning districts, which are designated for single-family homes.
Can you bypass the Historical Preservation limitations?
No, Historical Preservation limitations cannot be bypassed. The parcel should not be located within a historic district or listed on the State Historic Resources Inventory. Additionally, it cannot be designated as a landmark historic property or district by city or county ordinance.
Is it allowed to demolish an affordable unit?
No, it's not allowed to demolish an affordable unit. These are housing units covered by regulations that maintain affordable rent levels for moderate, low, or very low-income households.
Is it allowed to build on a property in Coastal Zones?
Yes, construction is generally allowed in Coastal Zones, but it should comply with the California Coastal Act of 1976.
What are the limitations after completing a project using SB-9?
Does the homeowner need to reside on the property?
Yes, the homeowner should reside on the property. To proceed with an urban lot split, the homeowner is required to sign an affidavit stating their intention to occupy one of the new housing units as their primary residence for at least 3 years from the approval date of the urban lot split.
What are the rental regulations?
According to SB-9, any unit should be rented for a period longer than 30 days.
Are existing tenants’ rights protected?
Yes, SB-9 protects the rights of existing tenants. The law aims to prevent the demolition or alteration of certain types of housing, including those subject to rent or price regulations by public authorities, and homes occupied by tenants in the past 3 years.
Additionally, the development site cannot be one where rental or lease agreements have been ended by the owner in the last 15 years. The project should avoid demolishing more than 25 percent of the existing exterior structural walls.
What is the difference between SB-9 and SB-684?
SB-684, a more recent bill compared to SB-9, streamlines the development of up to 10 units on urban lots smaller than 5 acres. It targets multi-family zones and vacant lots within single-family zoning areas, offering more flexibility by removing the ownership limitations found in SB-9.
Below we compared SB-9 and SB-684 for you to understand the development framework outlined by each bill.
How can you get the 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 qualify for ministerial approval, which streamlines the process by following straightforward, objective criteria. This eliminates discretionary reviews, speeding up permit issuance by bypassing lengthy CEQA evaluations or public hearings. However, approval for a lot split could still take up to one and a half years.
What are objective standards?
Objective standards, including "objective zoning standards," "subdivision standards," and "design review standards," aim to remove personal judgment from project evaluations. These standards are based on clear, standardized benchmarks that developers and officials can consult before submitting proposals. This approach ensures a consistent and reliable review process, giving homeowners clear and predictable criteria for evaluating their projects.
What types of objective standards qualify for a waiver under SB-9?
Under SB-9, certain objective standards can be waived if they physically hinder the development of up to two units or lead to any unit being under 800 square feet. If a standard causes either unit to fall below the 800-square-foot threshold, it can be modified or waived, but only enough to meet that minimum size requirement.
What are the steps to get the permits?
To secure permits under SB 9, follow these key steps:
1. Understand Local Regulations: Start by reviewing local Planning and Zoning Laws related to accessory dwelling units and housing developments. Knowing these rules is crucial for ensuring your project meets all requirements.
2. Ensure Compliance: Verify that your proposed development meets all local requirements. This includes checking compliance with rent restrictions, demolition rules, site specifications, and any guidelines for historic districts.
3. Gather Documentation: Collect all necessary documents for your application, such as architectural plans, environmental assessments, financial records, and any other relevant materials needed to support your proposal.
4. Submit Application: Submit your completed application to the appropriate local authority for approval. This begins the formal review process and moves you closer to obtaining the required permits.
5. Request Map Extension (if needed): If your project requires a map extension, formally request it from the relevant legislative body or advisory agency. This helps ensure you stay on track with regulatory timelines and progress towards 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 first scenario, we propose constructing a three-story duplex with a total area of 4,000 square feet, complemented by a 1,000-square-foot Accessory Dwelling Unit (ADU). The total estimated expense, including construction, permits, and professional fees (excluding land), is $2,170,739. The projected market value for the completed property in Bellflower is approximately $3,980,000, which leads to a return on investment (ROI) of [($3,980,000 - $2,170,739) / $2,170,739] * 100 = 83%.
Scenario 2
Lot Split with 2 new 4,000 sq. ft 3-story Duplexes
For the second scenario, we suggest dividing the lot to build two individual three-story duplexes, each with an area of 4,000 square feet. The estimated cost, excluding land acquisition, is $3,473,701. The projected market value for these duplexes in Bellflower is $6,368,000, resulting in an ROI of 83%.
Conclusion:
SB-9 projects in the City of Bellflower offer substantial returns on investment, making the city a highly attractive and promising location for real estate development projects.
See how much it will cost you to improve your property per SB-9
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