DISCUSSION AND POSSIBLE ACTION
REGARDING POSSIBLE UPDATES TO
REDONDO BEACH HOUSING AND
LAND USE REGULATIONS TO MITIGATE
THE IMPACTS OF SENATE BILL 9
REDONDO BEACH CITY COUNCIL MEETING
NOVEMBER 16, 2021
AGENDA ITEM P.1
1 ADOPTION OF SB9
• Signed into law by the Governor on September 19, 2021 • Becomes Effective on January 1, 2022
• Amends three Government Code sections to allow for urban lot splits • Requires municipalities to approve ministerially urban lot splits in single-family residential • Requires projects with 2 residential units within a single-family residential zone to be approved ministerially
2 SB9 ALLOWS - LOT SPLITS
• Single-family residential zone
• Maximum two parcels
• New lots approximately equal in size
• Minimum new lot size 1,200 square feet
• Not located within a historic district or landmarked historic property • Site not previously split
• Each lot can have two residential units
3 SB9 ALLOWS - TWO UNITS PER LOT
• ADUs and JADUs can be counted toward the maximum number of units if lot split • Each unit can be at least 800 square feet
• Rear and side setbacks can be as little as four feet
• No additional setbacks for existing structures
• No additional setbacks for structures replacing existing structures (new structure must be same size and location)
• Structures can be attached
4 SB9 REDUCES PARKING REQUIREMENTS
• One parking space per unit
• Parking not required for the following:
• .5 mile walk to a “high quality transit corridor”
• .5 mile walk of a “major transit stop”
• Car share vehicle within 1 block
5 SB9 RESTRICTS DEVELOPMENT – DEMOLITION IN
CERTAIN CASES
• Development must not demolish or alter:
• Affordable housing
• Rent control housing
• Rental housing
• Otherwise, cannot demolish more than 25 percent of the exterior walls (requires local ordinance to stipulate this restriction)
6 SB9 RESTRICTS DEVELOPMENT –WHERE LOT
SPLITS ARE PROHIBITED
• Prime farmland or farmland of statewide importance
• Wetlands
• High fire hazard severity zone
• Hazardous waste site
• Delineated earthquake fault zone
• Special flood hazard area
• Regulatory floodway
• Lands identified for conservation in an adopted natural community conservation plan • Habitat for protected species
• Lands under conservation easement
7 SB9 RESTRICTS DEVELOPMENT - OTHER
• Cannot be used for short term rentals
• City not required to approve an ADU or JADU in addition to two units on lot splits • Owner must sign affidavit that owner will live on-site for 3 years • Cannot subdivide in the future as an urban lot subdivision • Same owner cannot subdivide an adjacent site
8 SB9 ESTABLISHES PROCESSING REQUIREMENTS
• The City cannot apply subjective rules
• Must be approved ministerially
• No discretion can be used in reviewing applications
• No hearing can be required
• City must allow owner to keep non-conforming conditions (e.g. setbacks) • Cannot require dedication of right of way
• Cannot require construction of offsite improvements
• City can require an easement for provision of public services and facilities 9 OTHER MUNICIPALITIES’ ACTIONS
• Pasadena discussing development standards
• Hermosa Beach considering urgency ordinance
• Temple City discussing urgency ordinance
10 POSSIBLE LOCAL REGULATIONS TO CONSIDER
• Objective standards that do not preclude ability to develop two units of 800 sq ft:
• Height/stories
• Setbacks and upper floor stepbacks
• Maximum size of second primary unit of 800 sq ft
• Minimum lot width and access to public right of way
• Lot splits only two dwelling units of any kind per new lot • Lot restrictions and demolition restrictions to match minimums in SB9 • Limit on demolition to 25% of the exterior walls
• One parking space per unit (per SB9)
11 POSSIBLE LOCAL REGULATIONS TO CONSIDER
(CONT.)
• Owner occupancy requirement, as allowed by SB9
• Primary dwelling units restriction on separate ownership or conveyance • Separate direct utility connections
• Short term rental prohibition
• Exclusion of historic landmark designated sites
• Affordability requirement (in-lieu)
• Lot split specific development fees
• Unavoidable adverse impacts on public health and safety, as allowed by SB9 12 DISCUSSION AND DIRECTION
• City Council to discuss and determine what local regulations to be implemented to mitigate the impacts of SB9.
• City Council to provide direction to City Staff for the preparation of follow up documents.
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