L.1. PUBLIC HEARING FOR INTRODUCTION AND FIRST
READING OF ORDINANCES O-3224-21 and O-3225-21
AMENDING THE REDONDO BEACH MUNICIPAL CODE TO
MITIGATE THE IMPACTS OF SENATE BILL 9 (SB9) BY
PROVIDING REGULATIONS RELATED TO URBAN LOT SPLITS
AND TWO-UNIT DEVELOPMENTS
N.1. ADOPT BY TITLE ONLY URGENCY ORDINANCE O-3226-21
REDONDO BEACH CITY COUNCIL MEETING
DECEMBER 14, 2021
AGENDA ITEMS L.1. (PUBLIC HEARING) AND N.1. (DISCUSSION PRIOR TO ACTION) 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
• Municipality may implement objective standards that may help mitigate impacts. 2 ORDINANCES - LOT SPLITS
• Only an “individual property owner” can apply, not corporations or corporate persons. • Lot splits prohibited at sites with certain circumstances as established by SB9 (i.e., wetland, hazardous waste sites, flood hazard area, etc.).
• No lot split on historic property or within a historic district. • Lot can not have been not previously split.
• Lot being split may not be adjacent to a parcel split by same owner. • Deed restricted affordable housing cannot be demolished per SB9. • Lot size minimums per SB9.
• Easements for public utilities required for each resulting lot. • Resulting lots must adjoin the public right-of-way; minimum frontage of 20 feet. • No separate conveyance of dwelling units on same lot. • Only residential use, no short-term rentals, and an affidavit of owner occupancy. • Coastal regulations apply in full for the coastal zone. 3 ORDINANCES – TWO-UNIT
DEVELOPMENTS
• Only an “individual property owner” can apply, not corporations or corporate persons. • Lot on which the two-unit project is proposed must have been legally subdivided. • Two-unit development prohibited at sites with certain circumstances as established by SB9 (i.e., wetland, hazardous waste sites, flood hazard area, etc.). • Prohibited on historic property or within a historic district. • Deed restricted affordable housing cannot be demolished per SB9. • No more than two dwelling units of any kind on a lot resulting from an urban lot split. • If not an urban lot split, limited to the two units plus ADU and JADU as allowed by State law and the City’s ADU ordinance.
• Only 25% demo allowed if the site has been occupied by tenant in the last 3 years. • Lot coverage, outdoor living space, and setbacks to be followed to the extent feasible. • New tree required for each new unit, or a fee-in-lieu. • Tree replacement required for removal of mature trees (trunk diameter of 6” or greater), or a fee-in-lieu. 4
ORDINANCES – TWO-UNIT
DEVELOPMENTS (CONT.)
• Floor area of second primary unit limited to 800 square feet. • Height of second primary unit limited to 16 feet and 1 story. • Require parking as allowed by SB9.
• Each primary dwelling unit on a lot must have its own direct utility connections. • All structures must comply with all current local building standards. • Impact fees for any additional primary dwelling unit to be charged, and proportional for ADUs/JADUs as allowed by State regulations.
• All other applicable standards apply to the extent that they do not conflict with State law, including applicable requirements for affordable housing. This will be applicable when the inclusionary housing ordinance is adopted.
• No separate conveyance of dwelling units on same lot. • Only residential use, no short-term rentals, and affidavit of owner occupancy if formed by an urban lot split.
• Coastal regulations apply in full for the coastal zone. 5 COMPANION URGENCY ORDINANCE
PURPOSE
• SB9 goes into effect January 1, 2022.
• Law allows local agencies to adopt objective standards to govern these types of projects. • SB 9 was passed without serious study or consideration of the potential impact related to traffic, greenhouse gas emissions, air quality, and other environmental factors. • SB 9 was passed without consideration of the many efforts the City of Redondo Beach has taken to address housing affordability
• The urgency ordinance serves as an interim measure for Redondo Beach to adopt objective standards prior to the January 1, 2022 effective date of the regulations to help address the inadequacies of SB 9.
6 RECOMMENDATION
Per the agenda, the procedures for public hearing and introduction of ordinances are:
1. Open public hearing and take testimony;
2. Close public hearing and deliberate; and
3. Introduce the two ordinances:
Consider either adopting urgency ordinance O-3226-21 tonight or carrying urgency ordinance to the December 21, 2021 meeting to incorporate additional language regarding affordability and other restrictions. Urgency ordinance would be adopted and immediately effective prior to the January 1, 2022 effective date of SB9.
Consider closing public hearing on ordinances O-3224-21 and O-3225-21 and requesting that the Planning Commission to weigh in during a public hearing at their January meeting. 7