City of Bradbury
All You Need to Know About Building on Properties in Bradbury Under SB-9
Applying SB-9 for real estate developments in Bradbury City can be a strategic method for homeowners to significantly reduce their mortgage debt. If you have extra capital, you could develop additional units to earn rental income or create accommodation for family members while staying in your main residence. To ensure the success of an SB-9 project, begin by checking if your property qualifies, grasping the applicable regulations, and choosing the SB-9 option that provides the most financial benefits for your Bradbury City property.
What is SB-9 and how does it apply to the properties in Bradbury City?
What is SB-9?
SB-9, or Senate Bill 9, seeks to simplify the approval procedures for specific housing initiatives in California. It instructs local authorities to expedite the endorsement of these projects using an alternative approach, avoiding the need for extensive environmental evaluations (CEQA), Conditional Use Authorization, or similar discretionary approvals from bodies like the Planning Commission or Historic Preservation Commission. Participation in this program is voluntary and requires meeting certain criteria.
How does SB-9 apply to properties in Bradbury?
SB-9 influences properties in Bradbury by allowing the addition of two new residential units on existing single-family lots through urban lot splits. This law simplifies the approval procedures for eligible housing projects, aiming to tackle housing shortages and encourage increased urban density. It enables the development of extra housing units while following specific criteria and regulations, including minimum lot size and zoning compliance.
What can homeowners build under SB-9 or Bradbury’s HOME Act?
Urban Lot Split under SB-9
An urban lot split allows a single-family residential property to be divided into two lots, leading to new housing units on each lot.
Under this option, you could have the following unit configurations:
Not sure if your property is located in a Single-family zoned area?
Urban Dwelling under SB-9
An urban dwelling refers to a residential unit or living space located within an urban area.
Under this option, you could have the following unit configurations:
How large can each new unit be, and how many can you have per lot?
The new units can have a minimum floor area of 800 square feet. However, under California's SB-9, there are no restrictions on the size of the unit.
Additionally, no more than two dwelling units can be built on the original lot. This count includes any existing ADUs and JADUs.
What are the setbacks?
Setback requirements vary based on the fire hazard severity zone and the location:
- In areas not classified as very high fire hazard severity zones: Side and rear setbacks should be at least 4 feet, though larger setbacks are allowed.
- In very high fire hazard severity zones: Side and rear setbacks should be 15 feet and meet additional Fire Department fuel modification requirements. For hillside lots with slopes of at least 10%, setbacks are measured from the edge of the building pad and the slope edges.
- For existing structures or new structures built in the same footprint as existing ones: No additional setbacks are required.
What is the parking requirement under SB-9?
Each new unit requires one parking space. However, if the property is within half a mile of a high-quality transit corridor or major transit stop, or if there’s a car-share vehicle within one block, this requirement may not apply.
Parking spaces can be either covered or uncovered but should be located in paved areas of the setback zones.
Tandem parking, where cars are parked in a line one behind the other, is not allowed, ensuring that parking is convenient and accessible for residents.
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?
Properties eligible for SB-9 are located in single-family residential zones.
Can you disregard the environmental restrictions on the lot?
No. Environmental restrictions still apply to properties under SB-9. This includes considerations for wetlands (as defined by the U.S. Fish and Wildlife Service), conservation lands (from community conservation plans), habitats for protected species (identified by state or federal agencies), and lands under conservation easements.
Can you bypass the Historical Preservation limitations?
No. If a parcel is in a historic district, listed on the State Historic Resources Inventory, or designated as a city landmark or historic property, it may not meet the criteria for SB-9 development due to historical preservation rules.
Is it allowed to demolish an affordable unit?
No. You cannot demolish or alter housing units protected by agreements or regulations that ensure affordable rents for moderate, low, or very low-income individuals and families.
Is it allowed to build in High-Risk Areas?
Possibly. Building in high-risk areas may be allowed under certain conditions, but strict regulations apply:
- Very High Fire Hazard Severity Zones: The building is subject to fire hazard mitigation measures and exclusions by local agencies.
- Earthquake Fault Zones: Construction should comply with seismic safety standards set by the State Geologist.
- Special Flood Hazard Areas: Development is subject to federal criteria or requires a Letter of Map Revision from FEMA.
- Regulatory Floodways: Development is only allowed with a no-rise certification and should meet federal standards.
What are the limitations after completing a project using SB-9?
What are the rental regulations?
Units built under SB-9 should be rented for at least 30 consecutive days.
Are existing tenants’ rights protected?
Yes, existing tenants' rights are protected. If a building has been occupied by tenants within the past 3 years, it cannot be demolished or significantly altered.
Additionally, any proposed development should not demolish more than 25 percent of the existing exterior walls unless the building has not been occupied by tenants in the last 3 years.
What is the difference between SB-9 and SB-684?
SB-684 is a newer legislation that simplifies the development of up to 10 units on urban lots under 5 acres. In contrast to SB-9, SB-684 applies to properties within multi-family zones or vacant single-family lots. Notably, SB-684 does not impose the ownership restrictions found in SB-9 after development.
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, projects under SB-9 qualify for ministerial approval, streamlining the development process by following defined, objective criteria. This approach avoids the subjective assessments typical of discretionary approvals, helping to minimize delays. As a result, permits can be granted without lengthy CEQA evaluations or public hearings. Nevertheless, it's important to note that securing approval for a lot split could still take as long as one and a half years.
What are objective standards?
“Objective zoning standards”, “subdivision standards”, and “design review standards” are based on clear, measurable criteria rather than personal opinions. These standards ensure consistency and reliability in evaluating projects, giving homeowners clear guidelines for what is required.
What types of objective standards qualify for a waiver under SB-9?
Under SB 9, you can request a waiver for objective standards related to zoning or design regulations that might otherwise prevent building two units on a lot split or result in unit sizes smaller than 800 square feet.
What are the steps to get the permits?
To get permits for housing development under SB 9, follow these steps:
1. Check Eligibility: Confirm that your development project meets zoning regulations and is not in restricted areas.
2. Assess Requirements: Understand any specific conditions related to demolition, setbacks, and design standards.
3. Prepare Application: Collect all necessary documents and information needed for the permit application.
4. Submit Application: Fill out and submit the permit application to the appropriate municipal authority, including any required fees.
5. Await Approval: Wait for the municipal authority to review your application and give the go-ahead before starting your project.
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
For this scenario, we propose building a three-story duplex with a total area of 4,000 square feet, plus a 1,000-square-foot Accessory Dwelling Unit (ADU). The projected total cost, which includes construction, permits, and professional fees (excluding land), is $2,186,381. The estimated market value of the completed property in Bradbury is about $3,000,000, resulting in a return on investment (ROI) of [($3,000,000 - $2,186,381) / $2,186,381] * 100 = 37%.
Scenario 2
Lot Split with 2 new 4,000 sq. ft 3-story Duplexes
In this second scenario, we recommend splitting the lot to build two separate three-story duplexes, each with 4,000 square feet. The estimated total cost, excluding land acquisition, is $3,482,624. The expected market value for these duplexes in Bradbury is $4,800,000, yielding an ROI of 38%.
Conclusion:
SB-9 projects in Bradbury carry a risk of achieving a return on investment (ROI) under 50%. To reduce this risk, consider implementing additional financial safeguards or securing the land at a significantly discounted rate.
See how much it will cost you to improve your property per SB-9
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