City of La Canada Flintridge

All You Need to Know About Building on Properties in La Cañada Flintridge Under SB-9

Applying SB-9 for real estate projects in La Cañada Flintridge City can be an effective strategy for homeowners to significantly reduce their mortgage debt. With additional capital, you can construct extra units to generate rental income or create space for family members while remaining in your primary residence. To ensure the success of an SB-9 project, begin by verifying your property's eligibility, comprehending the applicable regulations, and selecting the SB-9 option that maximizes financial benefits for your property in La Cañada Flintridge City.

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

What is SB-9?

SB-9, or Senate Bill 9, simplifies the approval process for certain housing projects in California. It instructs local authorities to speed up approvals using a more straightforward method, avoiding lengthy environmental assessments (CEQA) and special approvals from groups like the Planning Commission or Historic Preservation Commission. Participation in this project is optional and involves meeting specific criteria.

How does SB-9 apply to properties in La Canada Flintridge?

In La Canada Flintridge, SB-9 simplifies the process for property owners by allowing two single-family homes on a single lot, referred to as "urban dwelling". It also streamlines the division of single-family lots into two, a process known as "urban lot splits."

What can homeowners build under SB-9 or La Canada Flintridge’s HOME Act?

Urban Lot Split under SB-9

An urban lot split allows a single lot to be divided into two lots, with each one eligible for separate development.

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 minimum size for a dwelling unit is 500 square feet, while the maximum size is 800 square feet. However, in California State SB-9 allows for units of any size.

Each lot resulting from an urban lot split can accommodate up to two units, which may include ADUs and JADUs.

What are the setbacks?

New buildings should maintain a minimum four-foot setback from the side and rear property lines.

For most lots, excluding flag and hillside lots, front setbacks are calculated by averaging the setbacks of adjacent properties.

Existing buildings do not need to meet setback requirements if they have already been approved or reconstructed according to prior permits.

What is the parking requirement under SB-9?

Under SB-9, an urban dwelling needs to provide at least one off-street parking space. This can be a garage, carport, or driveway. Additional parking can be in setbacks or as tandem parking unless specific site conditions make this impractical.

What are the lot constraints under SB-9?

Under SB-9, each resulting lot needs to be at least 1,200 square feet, and one has to be at least 40% of the original lot's size. The average width of the new lots should be similar to that of the original lot. Also, the lot being split cannot have previously undergone 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?

Properties eligible for SB-9 are located in the R-1 single-family residential zone.

Can you bypass the Historical Preservation limitations?

No, limitations from historical preservation regulations can be bypassed. Any proposed urban dwelling cannot be on properties listed in the State Historic Resources Inventory or designated as historic resources on the city's official register.

Is it allowed to demolish an affordable unit?

No, demolishing or altering any housing covered by a recorded covenant, ordinance, or law that keeps rents affordable for moderate, low, or very low-income families is not allowed.

Is it allowed to build in High-Risk Areas?

Possibly. Building a dwelling unit in high-risk areas for wildfire may be allowed, but any proposed development needs to comply with the California Fire Code, especially regarding Fire Apparatus Access Roads. This ensures safety measures are in place to address wildfire risks.

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

Does the homeowner need to reside on the property?

Yes. The homeowner is required to sign an affidavit stating their intention to reside in one of the housing units as their primary residence for at least 3 years following the approval of the urban lot split. This requirement applies unless the applicant is a community land trust or a qualified nonprofit corporation.

What are the rental regulations?

Any unit created through an urban lot split can be rented out only for periods longer than 30 days.

Are existing tenants’ rights protected?

Yes. Current tenants’ rights are protected by rules that prevent the demolition or alteration of certain types of housing. This includes housing under any rent control by a public entity and any housing occupied by a tenant in the last 3 years.

Additionally, proposed urban dwellings can only demolish up to 25% of existing exterior walls unless the structure has not been occupied by a tenant in the last 3 years.

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

SB-684 is a newer law that allows up to 10 units on urban lots under 5 acres, applicable to multi-family zones and vacant lots in single-family areas. In contrast, SB-9 is limited to single-family properties and has ownership restrictions after development, which SB-684 does not have.

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 are eligible for ministerial approval, which simplifies the housing development process by adhering to established criteria. This approach reduces bureaucratic delays and accelerates permit approval, bypassing lengthy CEQA reviews and public hearings. However, obtaining approval for a lot split may still take up to a year and a half.

What are objective standards?

“Objective zoning standards," “subdivision standards," and “design review standards” aim to remove subjective decisions by public officials. These standards use clear, external criteria that developers and officials can refer to before submitting plans. This ensures consistency and reliability in evaluating projects, providing homeowners with transparent and predictable guidelines for their proposals.

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

SB-9 allows waivers for the following standards:

Rules that hinder the construction of two units, each measuring 500 square feet.
Setback limitations for existing buildings that obstruct the ability to build two units.
Setback requirements surpassing 4 feet from side and rear property lines that limit the construction of two units.

What are the steps to get the permits?

To get permits for SB-9 developments, property owners need to follow these steps:

1. Apply: Apply for an urban lot split, including the parcel map and required fees.

2. Approval: The community development director reviews the application to ensure it follows state and local laws.

3. Staff Review: The director shares the application and parcel map with relevant city departments and agencies for their feedback.

4. Final Approval: If the application meets all criteria, the director gives final approval for the urban lot split without a public hearing.

5. Appeal: If the director's decision is contested, it can be appealed to the planning commission as stated in Section 11.49.010.

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 building 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 total cost, covering construction, permits, and professional services (excluding land acquisition), is $2,138,440. The projected market value of the finished property in La Cañada Flintridge is around $5,500,000, resulting in a return on investment (ROI) of [($5,500,000 - $2,138,440) / $2,138,440] * 100 = 157%.

Scenario 2

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

For this scenario, we suggest splitting the lot to build two separate three-story duplexes, each with 4,000 square feet. The total estimated cost, not including land acquisition, is $3,449,792. The expected market value for these duplexes in La Cañada Flintridge is $8,800,000, resulting in an ROI of 156%.

Conclusion:

SB-9 projects in La Cañada Flintridge offer significant returns on investment, making the city an excellent and promising location for real estate development.

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