City of Glendora

All You Need to Know About Building on Properties in Glendora Under SB-9

Using SB-9 for real estate development in Glendora City is a wise strategy for homeowners to secure funds for significantly reducing their loan balance. If you possess additional capital, you can construct extra units to generate rental income or provide accommodation for family members while continuing to reside in your primary residence. To make an SB-9 project work well, start by figuring out if your property qualifies, understanding how the rules affect it, and choosing the SB-9 option that is the best financial fit for your property in Glendora City.

What is SB-9 and how does it apply to the properties in Glendora City?

What is SB-9?

SB-9, or Senate Bill 9, is aimed at making it easier to get approval for certain housing developments in California. It allows local officials to speed up the approval process for these projects without needing extensive environmental reviews (CEQA), Conditional Use Permits, or other discretionary approvals from bodies like the Planning Commission or Historic Preservation Commission. Participation in this program is voluntary and depends on meeting specific requirements.

How does SB-9 apply to properties in Glendora?

In Glendora, SB-9 creates opportunities for housing development and lot splitting in residential areas. Property owners can split their lots and build additional units while following specific limitations and standards set by the city. The law establishes a clear approval process that aligns with state regulations.

What can homeowners build under SB-9 or Glendora’s HOME Act?

Lot Split under SB-9

A "lot split", "urban lot split" or "SB-9 lot split", involves dividing a single-family zoned lot into two separate lots.

Under this option, you could have the following unit configurations:

Not sure if your property is located in a Single-family zoned area?

SB-9 Units (Non-Lot Split)

Each lot can have one primary unit and one secondary unit, allowing for a total of up to two units per lot. These units can be either attached or detached.

Under this option, you could have the following unit configurations:

How large could the new units be and what does the lot contain?

For the Primary Dwelling Unit, the maximum square footage allowed for new units is determined by subtracting 800 square feet from the Floor Area Ratio (FAR).

For instance, if the FAR is 35% and the lot size is 9,000 square feet, the calculation would be:

Maximum Unit Size = (FAR * Lot Size) - 800
Using the example:
Maximum Unit Size = (0.35 * 9,000) - 800
Maximum Unit Size = 3,150 - 800
Maximum Unit Size = 2,350 square feet

Regarding existing primary dwelling units, if they are already larger than the maximum FAR allowed, they cannot be enlarged beyond their current size.

For the Secondary Dwelling Unit, the maximum size is 1,000 square feet.

However, California State SB-9 allows for units of any size to be constructed.

In a lot split, each newly created lot is allowed to contain a maximum of two primary residences, ADUs, and JADUs.

What are the setbacks?

For new construction, the second unit and both units in a two-unit development need to be set back at least 4 feet from the side and rear lot lines.

Existing units that match the original dimensions do not need additional setbacks.

What is the parking requirement under SB-9?

One off-street parking space is required for each SB-9 unit. This space needs to be outside of required setbacks and near a public or private street. However, there are exceptions:

If the parcel is within half a mile of a major transit stop or high-quality transit corridor.
If there’s a car share vehicle within one block.

What are the lot constraints under SB-9?

Each new lot should be at least 1,200 square feet and between 40% and 60% of the original lot area. Lots created from previous SB-9 splits cannot be split again, and neither the current owner nor any related parties can split adjacent parcels under this law.

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 specific zoning districts, which include:

R-1 (Single-family residential)
E-3, E-4, E-5, E-6, and E-7 (Single-family estate)
RHR (Rural hillside residential)

Can you bypass the Historical Preservation limitations?

No. For properties eligible for SB-9 development, they need to be outside Historical Preservation Overlay Zones and not recognized as historic properties.

Is it allowed to demolish an affordable unit?

No, demolishing affordable housing units designated for moderate, low, or very low-income individuals or families is not allowed under SB-9. This rule protects affordable housing options and helps prevent displacement of those in need.

Is it allowed to build in High-Risk Areas?

Possibly. In Glendora, building SB-9 units is generally not allowed in Very High Fire Hazard Severity Zones unless specific conditions are met. These usually involve implementing full safety measures and ensuring the units have access to a city-standard street that is at least 26 feet wide.

What are the limitations after completing a project using SB-9?

Does the homeowner need to reside on the property?

Yes. For any lot proposed for a lot split under SB-9, the owner needs to live on the property. The applicant has to be the recorded owner and should sign a statement confirming their intention to occupy the property for 3 years from the application date.

What are the rental regulations?

Short-term rentals are prohibited on lots with an SB-9 application and should be at least 31 days.

Are existing tenants’ rights protected?

Yes. The SB-9 development process cannot result in the demolition of certain types of housing, including rent-controlled units and those occupied by tenants in the past 3 years. This rule helps protect current tenants from being displaced due to SB-9 projects.

Can condominiums be proposed as part of my Urban Lot Split application?

No, SB-9 allows homeowners to split a single-family lot into two, allowing up to two units on each lot, totaling four units. Condominiums have a different ownership structure and require a more complex process involving filing fees, environmental assessments, and public hearings, unlike the streamlined SB-9 process.

What is the difference between SB-9 and SB-684?

SB-684 is a recent law that allows the building of up to 10 units on urban lots that are less than 5 acres. Unlike SB-9, which focuses solely on single-family properties, SB-684 also consists of multi-family zones and vacant lots within single-family areas. A major advantage of SB-684 is the absence of ownership restrictions after construction, which SB-9 enforces.

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 may qualify for ministerial approval, simplifying the process with clear guidelines. This results in faster permit approvals without the need for CEQA assessments or public involvement. However, finalizing a lot split can still take as long as a year and a half.

What are objective standards?

"Objective zoning standards," "objective subdivision standards", and "objective design review standards" are used to keep evaluations consistent and fair. These standards help eliminate subjective judgments by public officials and rely on clear, measurable criteria that both developers and officials can access before submitting proposals. This way, homeowners know what to expect when assessing their projects.

What types of objective standards qualify for a waiver under SB-9?

SB-9 permits waiving specific objective standards, such as:

Setback requirements for existing buildings that obstruct the development of two units.
Setback regulations exceeding 4 feet from side and rear property lines, which could restrict the construction of two units.

What are the steps to get the permits?

To get permits under SB 9, follow these steps:

For SB-9 Dwelling Units:

1. Submit a building permit application using the residential Submittal Requirements Matrix & List and Certification.

2. If adding a second story to your primary residence, complete a minor Development Plan Review.

For Lot Split:

1. Fill out a Lot Split Checklist and pay any required fees.

2. Ensure your project meets the SB 9 urban lot split requirements.

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 recommend constructing a three-story duplex with a total area of 4,000 square feet and a 1,000-square-foot Accessory Dwelling Unit (ADU). The estimated cost, including construction, permits, and professional fees (excluding land expenses), is $2,152,741. The projected market value of the completed property in Glendora is around $2,500,000, which calculates to an ROI of [($2,500,000 - $2,152,741)/$2,152,741]*100 = 16%

Scenario 2

Lot Split with 2 new 4,000 sq. ft 3-story Duplexes

In the second scenario, we propose dividing a lot and constructing two independent three-story duplexes, each with an area of 4,000 square feet. The anticipated total cost for this project, excluding the cost of land, is $3,459,748. The estimated market value for these duplexes in Glendora is $4,000,000, leading to an ROI of 16%.

Conclusion:

Investing in SB-9 projects in Glendora may lead to returns on investment that fall short of 50%. To minimize this potential downside, it’s advisable to adopt extra financial strategies or negotiate a much lower price for the land.

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