Senate Bill 9
The following graphic helps to illustrate housing units allowed under Senate Bill 9. The graphic was provided by the Association of Bay Area Governments (ABAG) with some minor edits; it has been edited for use on our website.
(Graphic modified for webpage)
What is SB 9? | Duplex | Urban Lot Split |How to Apply| Resources|FAQ| Contact
SB 9 Ordinance Adopted
On July 24, 2023, the City Council adopted ordinance amendments to implement the requirements of SB 9 and are now effective.
What is Senate Bill 9?
California Senate Bill 9 requires staff-level approval of certain housing development projects allowing up to two dwelling units (i.e., duplexes) on a single-family zoned parcel. The legislation also requires staff-level approval of a one-time lot split of an existing single-family residential lot into two lots, plus up to two units could be constructed on the newly created lot. SB 9 applies to the R-1 and RH single-family zoning districts. SB 9 went into effect January 1, 2022.
What is an SB 9 Project?
An SB 9 Project is a development project that allows up to two homes on a single-family residential parcel (whether the proposal adds up to two new housing units or adds one new unit to one existing unit). This can be combined with existing accessory dwelling unit (ADU) and junior ADU ( JADU) regulations without an urban lot split. The following applies:
- One parking space is required per unit, unless the lot is within 0.5 miles of walkable distance from Caltrain Station or El Camino Real.
- Not allowed to demolish more than 25% of existing exterior walls if property has been occupied by a tenant within the last three years.
- Development would not be allowed to demolish or alter the following types of housing: existing homes rented within the last three years, rent controlled housing, or deed restricted affordable housing,
- Short-term rentals are prohibited in new units.
- Special requirements for development in a very high fire hazard zones, earthquake fault zones, or flood areas. Please contact Planning to see if your property is located in these areas.
- Setback requirements described in Government Code § 65852.21.
What is an Urban Lot Split?
An Urban Lot Split is a one-time subdivision of an existing single-family residential parcel into two parcels. This would allow up to two units, including ADUs or JADUs on the newly created parcel. The urban lot split must:
- Comply with Subdivision Ordinance and Subdivision Map Act standards unless it would conflict with SB 9
- New lot created from lot split shall be between 40% - 60% size of the existing lot
- Each lot created from lot split must be at least 1,200 sq. ft.
- Owner must occupy one of the units of the resulting lots
- Parcel map shall be prepared by a licensed professional
- Urban lot split may allow the sale of excess land for the construction of new housing
Examples of Types of Urban Lot Splits
Vertical Split Panhandle Lot Corner Lot
How do I apply for a SB 9 Project or Urban Lot Split?
First , confirm that your property is located in an R-1 or RH single-family zoning district that allows the SB 9 Project or Urban Lot Split. Please visit the City’s GIS Webpage to determine the zoning district of your property.
To apply for a permit to construct an SB 9 Project, fill out a Building Permit application and SB 9 Project Checklist. The City will accept online permit submittals via email with online payment. Contact the Building Department for applicable fees. Submit completed construction plans, building permit application, and completeness checklist to permits@redwoodcity.org.
For new urban lot splits, fill out an Engineering Permit application and SB 9 Urban Lot Split checklist. For lot split fees contact Engineering Department or submit a completed parcel map to encroachment@redwoodcity.org.
Please note that fire sprinklers are required for all new units. A fire flow test is required as part of the permit submittal process to determine water availability to the site and to assist fire sprinkler system design. Visit the City's Fire Flow webpage to schedule a test with Engineering Department. Typical lead time for a fire flow test is three weeks and applications will not be accepted if a fire flow test is not completed.
Please note that projects may require a deed restriction and/or affidavit in order to comply with State law requirements.
Resources
- To apply for a permit to construct a new SB 9 Project, fill out a Building Permit application.
- To apply for a permit for an Urban Lot Split, fill out an Engineering Permit application
- SB 9 Project Checklist
- Urban Lot Split Checklist
- GIS Map
- SB 9 Ordinance Adoption
Frequently Asked Questions (FAQ):
Disclaimer: This FAQ contains questions and answers to some (but not all) frequent questions about SB 9. The responses were prepared by the Association of Bay Area Governments (ABAG). The questions and answers are not intended to be exhaustive and do not constitute legal advice. Additional facts, facts specific to a particular situation, or future developments may affect the subjects discussed in this FAQ. Seek the advice of your attorney before acting or relying upon the following information.
Questions?
Apollo Rojas
Senior Planner
(650) 780-7365
arojas@redwoodcity.org
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