5.4. RESIDENTIAL ZONING DISTRICTS

[AMENDED 09-09-2022][AMENDED 06-11-2026]

This Section provides the development standards regulating all types of residential development, including single-family residential development, multifamily residential development, mobilehome subdivisions, and accessory structures. The Residential Standards consist of five sections, including:

• Section 5.4.1: Purpose;

• Section 5.4.2: Low Density Residential Development Standards;

• Section 5.4.3: Multifamily Residential Development Standards;

• Section 5.4.4: Mobilehome Subdivision Development Standards; and

• Section 5.4.5: Accessory Structure and Accessory Dwelling Unit Development Standards

• Section 5.4.7: Projects Pursuant to SB 9: Housing Opportunity and More Efficiency (HOME) Act of 2021 (CA GOV §65852.21 and §66411.7)

• Section 5.4.8: Projects pursuant to SB 1123: Starter Home Revitalization Act of 2021 – Certain Projects of 10 or Fewer Units/Lots (CA GOV §65852.28, §65913.4.5 and §66499.41)

Residential standards in this Section are provided to facilitate project review and help applicants and County staff to identify major design issues and devise solutions early in the application process, reducing the need for special exceptions that require elaborate discretionary project approvals. The standards are updated to account for a variety of residential prototypes, yet establish a process that allows flexibility within the intent of these standards and encourages creative and innovative development solutions, with the final determination of acceptability and appropriateness made by the County based on the review of each project proposal through the Design Review process, described in Section 6.3.2. Applicants should consult with County staff in the early stages of the project design.

The purpose of this Section is to work with the County, community members, and developers to raise the overall design quality of residential developments occurring in the County. Application of these principles will result in high quality residential developments that are varied and integrated into the existing built surroundings and character of their respective neighborhood communities. The residential standards are provided to:

• Promote compatibility and connectivity between new and existing development;

• Maintain and enhance the community’s identity, health, safety, and quality of life; Encourage high-quality development;

• Integrate physical activity and the use of sustainable strategies in designing the built environment when addressing site design, building design, and landscaping;

• Integrate active transportation, safe routes to schools, and parks strategies;

• Facilitate a clear and efficient project review process; and

• Maintain the health, safety, and welfare of all citizens of the County.

[AMENDED 07-16-2020][AMENDED 09-09-2022][AMENDED 06-11-2026]

5.4.2.A. Applicability

[AMENDED 09-09-2022][AMENDED 06-11-2026]

1. The standards of Section 5.4.2.B apply to:

   • a. Lots created for Single-Family Attached or Detached, Duplex/Halfplex residential in all zoning districts, where allowed.

   • b. All Single-Family Attached or Detached and Duplex/Halfplex subdivisions.

   • c. See Section 5.4.3.B for lots created for Multifamily Residential projects in all zoning districts, where allowed.

   • d. See Section 5.4.7. for lots created pursuant to SB 9: Housing Opportunity and More Efficiency (HOME) Act of 2021 (CA GOV §65852.21 and §66411.7).

   • e. See Section 5.4.8. for lots created pursuant to SB 1123: Starter Home Revitalization Act of 2021 – Certain Projects of 10 or Fewer Units/Lots (CA GOV §65852.28, §65913.4.5, and §66499.41).

2. The standards of Section 5.4.2.C apply to:

   • a. Projects for Single-Family Attached or Detached, Duplex/Halfplex, Family Daycare Home, and Residential Care Homes in all zones where permitted but not governed by other specific plan, special planning area, or neighborhood preservation area standards. This shall include all new construction, retrofitting, and remodeling of existing construction of the above.

   • b. See Section 5.4.3.C for Multifamily Residential project standards in all zones where allowed.

   • c. See Section 5.4.7. for lots created pursuant to SB 9: Housing Opportunity and More Efficiency (HOME) Act of 2021 (CA GOV §65852.21 and §66411.7).

   • d. See Section 5.4.8. for lots created pursuant to SB 1123: Starter Home Revitalization Act of 2021 – Certain Projects of 10 or Fewer Units/Lots (CA GOV §65852.28, §65913.4.5, and §66499.41).

3. The development standards in this Section are to be used in close concert with the CountyWide Design Guidelines to achieve high quality projects that fit within the surrounding community. Design Review, however, may not apply in all cases.

5.4.2.B. Lot and Subdivision Standards – Low Density Residential

[AMENDED 09-09-2022]

1. Densities allowed in the RD-1 through RD-10 zones are listed in Table 5.7.A.

2. Lots created for Single-Family Attached or Detached and Duplex/Halfplex residential in all zoning districts, where allowed, shall be subject to the standards of Table 5.7.A.

3. Subdivisions for new Single-Family or Duplex/Halfplex residential in all zones, where allowed, shall also be subject to the standards of Table 5.7.B.

4. For the creation of new lots, the lot area and width requirements regulate minimum lot size and configuration for each zoning district and are not necessarily to be utilized as optimum project design standards. Refer to the Countywide Design Guidelines for ways to provide compatibility, access, and connectivity with surrounding neighborhoods.

5. Alternatives to all standards except density may be approved with a Special Development Permit if the intent and purpose of the Standards and Guidelines are met.

Table 5.7.A. Lot Standards – Low Density Residential [AMENDED 09-092022]

This table has been split into multiple tables to comply with accessibility requirements. The following three tables shall all be referred to as a part of Table 5.7.A.

N/A = Not Applicable

[1] Density bonuses or increases may be allowed for the provision of affordable housing, project amenities, proximity to transit, and/or other special project considerations, as noted in Section 5.2.3.

[2] If specified within an adopted Master Plan or Specific Plan, density may be calculated at net acre (double or triple net) instead of gross acre.

[3] New lots created with Parcel Maps shall use the density calculation methodology of Section 7.1.13.

[4] See Section 3.5.1.B through 3.5.1.J for allowed densities for residential product types in all other zones, where allowed.

[5] Unless otherwise noted, lot standards are based on net lot area, as defined in Chapter 7.

[6] For single-family development and duplexes/halfplexes with a public water service but no public sewer, the minimum lot size is one acre; and two acres where neither a public water nor a public sewage facility is in use. Public water facilities shall be required for all multifamily residential and subdivision projects. [AMENDED 06-22-2017].

[7] In the RD-5 and RD-7 zones, minimum interior lot width for single-family uses where a public sewage facility is not in use or where neither a public water nor a public sewage facility is in use is 52 feet. The required minimum lot width for duplexes/halfplexes and multifamily residential in this scenario is 100 feet.

[8] Up to two lots may be served by a private drive without meeting the public street frontage requirement. [AMENDED 04-07-2016].

[9] In the RD-5 and RD-7 zones, minimum corner lot widths for single-family uses where a public sewage facility is not in use or where neither a public water nor a public sewage facility is in use is 62 feet. The required minimum lot width for duplexes in this scenario is 100 feet.

[10] Halfplex lot standards are half of duplex lot standards.

Table 5.7.B Subdivision Standards – Single-Family and Duplex/Halfplex Residential

[AMENDED 09-09-2022]

5.4.2.C. Project Development Standards – Single Family Attached and Detached, and Duplex/Halfplex Residential

[AMENDED 09-09-2022]

The development standards for single-family and duplex/halfplex residential projects in all zones where allowed but not governed by other specific plan, special planning area, or neighborhood preservation area standards are summarized in Table 5.7.C.

Table 5.7.C. Project Development Standards – Single-Family Attached and Detached, and Duplex/Halfplex Residential

[AMENDED 09-09-2022]

This table has been split into multiple tables to comply with accessibility requirements. The following two tables shall all be referred to as a part of Table 5.7.C.

Special Standards - Projects of Requirement

10 Units Per Acre or Greater

Density

PUPF = Public Utilities, Public Facilities easement (per Section 5.2.1)

[1] Cornices, sills, eaves, canopies, awnings, window bays, and similar features of primary dwellings may encroach into any required yard area a distance not to exceed 24 inches.

[2] The setback from streets for all residential structures shall be measured from the public street rightof-way or private street easement. If street dedication is required for future right-of-way, the setback measurement shall be taken from the future right-of-way.

[3] No setbacks are required from the property boundary dividing attached single-family or halfplex residential units.

[4] In AG, AR, and RD-1 through RD-7 zones, maximum height may be increased to three stories only with issuance of a Special Development Permit approved by the Zoning Administrator. Height criteria shall consider factors as prescribed in Section 5.2.2.D.

[5] Measured as the smallest projected building width. “Smallest projected building width” means the smallest dimension attained by the parallel projection of the outside, enclosing walls of the building when projected from every direction.

[6] Exceptions to this requirement may be granted by the Planning Director (no fee) for dwellings of persons with developmental disabilities.

[7] Outdoor kitchens are exempt.

[8] Common open space and outdoor amenities can include common patios, small common greens, community gardens, pools, pedestrian walkways, tot-lots, and recreation areas. It does not include areas used for vehicular access and parking.

5.4.2.D. Architectural Standards for Manufactured Homes

[AMENDED 01-12-2019] [AMENDED 09-09-2022]

In addition to all other requirements of this Article, a manufactured home, as defined in Section 7.3., shall comply with the following architectural requirements:

1. The exterior siding material shall be wood, stucco, stone or masonry, including wood/stove/masonry veneers. Siding shall extend below the top of the foundation or to the finished ground, whichever is applicable.

2. The roof shall have eave and gable overhangs not less than 12 inches measured from the vertical side of the building.

3. The exterior roofing surface shall be shingle, shake or tile types of roofing either in natural form or simulated from such materials as metal, plastic or concrete. Specifically excluded are builtup, roll roofs and corrugated, sheet or skin metal or plastic panels.

4. Manufactured homes shall be secured to a permanent foundation or a foundation system approved by the Chief Building Inspector.

Figure 5-10: Example Private Road Easement Setback Measurements

[ADDED 06-07-2018]

[AMENDED 07-16-2020] [AMENDED 09-09-2022][AMENDED 06-11-2026]

5.4.3.A. Applicability

[AMENDED 09-09-2022][AMENDED 06-11-2026]

1. The standards of Section 5.4.3.B apply to:

   • a. Lots created for Multifamily Residential projects in all zones, where allowed.

   • b. See Section 5.4.2.B for Single-Family Attached or Detached and Duplex/Halfplex Residential lot standards in all zones, where allowed.

   • c. See Section 5.4.8. for lots created pursuant to SB 1123: Starter Home Revitalization Act of 2021 – Certain Projects of 10 or Fewer Units/Lots (CA GOV §65852.28, §65913.4.5, and §66499.41).

2. The standards of Section of 5.4.3.C apply to:

   • a. Projects for Multifamily Residential in all zones where permitted but not governed by other specific plan, special planning area, or neighborhood preservation area standards. This shall include all new construction, retrofitting, and remodeling of existing construction of the above.

   • b. See Section 5.4.2.C for Single-Family Attached or Detached and Duplex/Halfplex Residential project standards in all zones, where allowed.

   • c. See Section 5.4.8. for SB 1123: Starter Home Revitalization Act of 2021 – Certain Projects of 10 or Fewer Units/Lots (CA GOV §65852.28, §65913.4.5, and §66499.41) project standards in all zones where allowed.

3. Alternatives to these standards may be approved through either a Minor Special Development Permit or a Special Development Permit approved by the Zoning Administrator, pursuant to the provisions of Section 6.4.6.D if the intent and purpose of the standards and guidelines are met.

4. The standards in this Section are to be used in close concert with the County-wide Design Guidelines and Design Standards to achieve high quality projects that fit within the surrounding community. All multifamily residential projects are subject to Design Review.

5.4.3.B. Lot Standards - Multifamily Residential

[AMENDED 09-09-2022]

1. Densities allowed in the RD-15 through RD-40 zones are listed in Table 5.8.A.

2. Lots created for multifamily residential use in all zones, where allowed, shall be subject to the standards of Table 5.8.A.

3. For the creation of new lots, the lot area and width requirements regulate minimum lot size and configuration for each zoning district and are not necessarily as optimum project design standards. Refer to the Countywide Design Guidelines for ways to provide compatibility, access and connectivity with surrounding neighborhoods.

4. Alternatives to all standards except density may be approved with a Special Development Permit if the intent and purpose of the Standards and Guidelines are met.

Table 5.8.A Lot Standards – Multifamily Residential [AMENDED 09-09-2022]

[1] New lots created with Parcel Maps shall use the density calculation methodology of Section 7.1.13. See Section 5.2.3. for density bonuses or intensity increases. Density bonuses are automatic when State Density Bonus. A Special Development Permit is required for density bonus projects not using the above criteria as noted in Section 6.4.6.G.

[2] See Section 3.5.1.B through 3.5.1.J for allowed densities for residential product types in all other zones, where allowed.

[3] Lot standards included in the table are for when public water and sewer are in use. Minimum lot requirements for all multifamily development where a public sewer facility is not in use: 1) minimum lot area of one acre for residential uses and non-residential uses, where permitted; 2) minimum interior lot and/or public street frontage width of 52 feet; and 3) minimum corner lot and public street frontage width of 62 feet. Lot requirements for all multifamily development where neither a public water nor a public sewage facility is in use includes: 1) minimum lot area of one acre; 2)

minimum interior lot and/or public street frontage width of 52 feet; and 3) minimum corner lot and public street frontage width of 62 feet. Public water facilities shall be required for all subdivision projects.

5.4.3.C. Project Development Standards – Multifamily Residential

[AMENDED 09-09-2022]

All multifamily projects shall be subject to the development standards of Table 5.8.B.

Table 5.8.B Development Standards - Multifamily Residential

[AMENDED 09-09-2022]

This table has been split into multiple parts to comply with accessibility requirements. The following six tables and two subsections (Driveway Dimensions, Lighting for Multifamily Housing) shall all be referred to as a part of Table 5.8.B.

Allowed Encroachment (Porches/Stoops/Patios/Bay Windows/Balconies into the):

Allowed Encroachment over Sidewalk (Awnings/Bay Windows/Upper Floors)

Maximum Height and Story Limits

Open Space Requirements [5]

Development

Requirement

Standard

Driveway Dimensions

1. Street design and width shall be confirmed with the Fire Department.

2. For driveway access with 10 or fewer units, a T-shaped turnaround shall be allowed. A dimension of 20 feet by 80 feet will accommodate most vehicles.

3. Dead end driveways shall be less than 150 feet long, and have appropriate turnarounds as needed.

4. Circular cul-de-sacs shall be designed with a radius of 40 feet or less to the greatest extent possible.

5. The minimum widths for internal streets or driveways, per Fire Department Standards, shall be as follows:

   • a. For uncurbed driveways with no parallel parking when a fire lane is not necessary: 16 feet.

   • b. For curbed internal streets with no parallel parking: 19 feet.

   • c. or curbed internal street with parallel parking on one side: 28 feet.d. For curbed internal street with parallel parking on both sides: 36 feet.

Lighting for Multifamily Housing

1. Site and street lighting shall comply with Section 5, “Street Light Design” of the Sacramento County Improvement Standards and the following standards.

2. Lighting fixtures shall provide for pedestrian safety and be adequately spaced and scaled without interference from landscaping.

3. Illumination shall be 0.25 foot-candles at grade level for surface areas of alcoves, walkways, and yards other than required for exits.

4. Illumination shall be one foot-candle at floor level for open parking areas and carports.

5. All lights shall be placed on a timer or photo electronic cell capable of turning the lights on and off one-half hour prior to dawn and one-half hour past dusk.

6. Lighting shall be constructed with full shielding and/or recessed to reduce light trespass to adjoining properties. Each fixture shall be directed downward and away from adjoining properties and public right-of-way, so that no light fixture directly illuminates an area outside of the site, and the light source is not visible from residential properties. New light fixtures shall be full cut-off fixtures as defined by the Illuminating Engineering Society of North America.

PUPF = Public Utilities, Public Facilities easement (per Section 5.2.1)

[1] Setback requirements, encroachments, and internal street widths are subject to review by local service providers and may be restricted based on the County Access Drive Standards or other guidelines used for multifamily residential developments to ensure adequate spacing is available for all necessary utilities.

[2] In this circumstance, Low Density Residential encompasses AG, AR and RD-1 through RD-10 zones. For these standards, ‘adjacent’ shall mean sharing at least one property boundary outside of the Right-of-Way (ROW). Additional yard area applies only to shared property boundary areas, if adjacent to Low Density Residential.

[3] Contiguous parcel boundaries may be ignored if parcels are being developed as a single project.

[4] Amenity structures include carports, pool houses, garages, laundry rooms, leasing offices, and other structures when not attached to Multifamily Residential units.

[5] Common open space and outdoor amenities can include common patios, small common greens, community gardens, pools, pedestrian walkways, tot-lots, and recreation areas. It does not include areas used for vehicular access and parking. Public parks and open space constructed as part of the proposed multifamily project may be counted up to one-half of the common open space requirement.

Figure 5-11: Example of a Stepped Back Multifamily Building

[ADDED 09-09-2022]

[AMENDED 07-16-2020]

5.4.4.A. Applicability

This Section provides regulations for the placement of mobilehomes on individual lots with an approved subdivision specifically designed and designated RM-2 for the sale, not rental, of lots to accommodate mobilehomes as the dwelling unit. Standards for mobilehome parks can be found in Section 4.4. Mobile Home Park (MHP) Combining Zoning District.

5.4.4.B. Standards for Mobilehome Subdivisions and Manufactured Homes

A Mobilehome Subdivision developed under the RM-2 zone shall comply with the development standards of Table 5.7.A. for RD-5 zoned properties. A manufactured home shall comply with the development standards for detached single-family residential units in Table 5.7.B. and the architectural standards of Section 5.4.2.D.

Table 5.9 Mobile Home (RM-2) Subdivision Development Standards

DELETED

[AMENDED 09-09-2022]

5.4.5.A. Development Standards for Residential Accessory Structures

1. The development standards in Table 5.10.A apply to all Residential Accessory Structures listed in Section 3.9.3.CC that are constructed, enlarged, or otherwise modified in all zones where allowed.

2. The development standards in Table 5.10.B apply to all Incidental Agricultural Accessory Structures listed in Section 3.9.3.G that are constructed, enlarged, or otherwise modified in Residential zoning districts. See Section 5.3.2.C for Incidental Agricultural Accessory Structure standards in Agricultural and Agricultural-Residential zoning districts.

3. Deviations from the standards of this Section may be permitted with a Special Development Permit approved by the Zoning Administrator, subject to the General Findings in Section 6.4.6.H.1.

Table 5.10.A Development Standards – Residential Accessory Structures in All Zoning Districts, As Allowed

This table has been split into multiple tables to comply with accessibility requirements. The following three tables shall all be referred to as a part of Table 5.10.A.

In-Ground Swimming Pools and Spas

Development Requirement Standard

Guest Houses [1]

All Other Residential Accessory Structure Types [2]

Maximum Permitted Encroachment Into Required Yard Areas (feet)

PUPF = Public Utilities, Public Facilities easement (per Section 5.2.1)

[1] Refer to Section 5.4.5.B for Accessory Dwelling Unit development standards.

[2] Refer to Section 5.2.5.B, “Development Standards for Walls and Fences” for complete fencing standards.

[3] For the purpose of this calculation, all roofed space, enclosed or not, shall be counted as space occupied by accessory buildings, except for the habitable space of an ADU.

[4] Accessory structures must maintain a minimum three foot setback from property lines for any portion of the structure including eaves and overhangs.

[5] Setbacks less than 5 ft. from property line or other structures may require fire walls and/or restrictions on non-protected openings as determined by Fire and Building Permits and Inspection.

[6] If the site has a PUPF that is greater than the listed setback, it becomes the minimum setback requirement.

[7] Provided said equipment is within a solid fenced yard or enclosure.

[8] Provided equipment shall be no closer than two feet from any property line.

FIGURE 5-11

[DELETED]

Table 5.10.B Development Standards – Incidental Agricultural Accessory Structures in Residential Zoning Districts

This table has been split into multiple parts to comply with accessibility requirements. The following subsection and table shall all be referred to as a part of Table 5.10.B.

Maximum Square Footage - General

This maximum square footage applies to all types of incidental agricultural accessory structures, unless specifically noted in “Maximum Square Footage (sq. ft) - Specific”

The area of all accessory structures on a single parcel, shall not exceed [1]:

For lots less than 20,000 sq. ft. in gross area: 50% of the habitable floor area of the primary residential dwelling.

For lots 20,000 sq. ft. in gross area or greater, 100% of the habitable floor area of the primary dwelling.

N/A = Not Applicable, PUPF = Public Utilities, Public Facilities easement (per Section 5.2.1)

[1] For the purpose of this calculation, all roofed space, enclosed or not, shall be counted as space occupied by accessory buildings, except for the habitable space of an ADU.

[2] A minimum of three square feet per bird shall be provided to a maximum of 30 square feet.

[3] Not to exceed one story and plat line not to exceed 10 feet.

• [4] Setbacks are for all portions of the structure, including eaves and overhangs.

[5] If the site has a PUPF that is greater than the listed setback, it becomes the minimum setback requirement.

• [6] Chicken and hog keeping is allowed in the rear yard only.

• [7] A minimum 20-foot setback from all neighboring residential dwellings.

• [8] Provided said equipment is within a solid fenced yard or enclosure.

• [9] Provided equipment shall be no closer than two feet from any property line.

5.4.5.B. Development Standards for Accessory Dwelling Units and Junior Accessory Dwelling Units in All Zoning Districts

[AMENDED 09-09-2022][AMENDED 07-11-2024]

1. The development standards in Table 5.11 apply to Accessory Dwelling Units (ADUs) and Junior Accessory Dwelling Units (JADUs) that are constructed, enlarged, or otherwise modified in all zones, where permitted.

2. With the exception of maximum size, requests for deviations from development standards listed in this Section may be permitted with either a Special Development Permit or Planning Director Determination, subject to the General Findings in Chapter 6 and compliance with State regulations (denoted in Table 5.11).

Table 5.11 Development Standards for ADUs and JADUs in All Zoning Districts Where Permitted

[AMENDED 09-09-2022][AMENDED 07-11-2024]

This table has been split into multiple tables to comply with accessibility requirements. The following three tables shall all be referred to as a part of Table 5.11.

General Standards

• vi. When a building permit application for an ADU is submitted concurrently with a permit to build a new single-family (primary) dwelling or new multifamily dwelling on the same lot, this parking requirement waiver is only applicable to the ADU.

Additional Standards - New Construction

Additional Standards - Conversion of Existing Space/Structure [13]

[1] ADU/JADU units cannot be combined with SB 9 projects to increase the number of allowed dwellings. SB 9 projects are limited to two dwelling units (Primary plus either an SDU, ADU, or JADU) per parcel.

[2] Mandated by State statute. A Minor Special Development Permit or minor deviation from the Planning Director cannot be applied for to deviate from this standard.

[3] ‘Multifamily’ for purposes of compliance with State ADU regulations shall mean two or more units on a parcel.

[4] Non-livable space can include storage rooms, boiler rooms, passageways, attics, basements, or garages.

[5] Maximum size limit of a detached ADU is 1,200 square feet for new construction, no further increases allowed.

[6] Minor deviations to this standard (i.e., front or side-street setback; lot coverage; or open space requirements) may be approved administratively by the Planning Director when it can be demonstrated that full implementation of the standard would physically prevent the ability to develop

up to an 800 square foot attached or detached ADU within the buildable area of the lot. Deviations to this standard to allow for dwellings larger than 800 square feet and up to 1,200 square feet require approval of an applicable Special Development Permit.

[7] Deviations from maximum JADU size are not permitted.

[8] Detached or attached ADUs may only be a single story. Detached ADUs requesting a height above 16 feet and up to 18 feet in height (peak) due to proximity to major transit pursuant to CA PRC §21155 or to match the roof pitch of the primary dwelling may be approved by the Planning Director. For height increases to accommodate roof pitch alignment with primary dwelling, documentation shall be provided demonstrating both the existing roof pitch of primary dwelling and proposed ADU. Height requests above those provided in the table may be approved through an applicable Special Development Permit.

[9] Setbacks less than five feet from property line or other structures may require fire walls and/or restrictions on non-protected openings as determined by Fire and Building Permits and Inspection.

[10] Attached and Detached ADU setbacks are both measured from the wall of the unit to the property lines. Up to a 24-inch overhang into the required setback area is allowed.

[11] Habitable square footage of an ADU shall not be counted towards the Accessory Structure space maximum of Table 5.10.A.

[12] Properties located within area-specific zoning ordinances such as but not limited to Special Planning Areas, Neighborhood Preservation Areas or Planned Developments shall utilize the front yard and side street yard (corner) setbacks specified in the applicable ordinance.

[13] Conversions of existing dwellings to Accessory Dwelling Units in conjunction with development of a new primary dwelling may utilize these standards.

5.4.6.

[DELETED 12-01-2017][RESERVED 06-11-2026]

TABLE 5.12.A. - RESERVED

[RESERVED 06-11-2026]

5.4.7. Projects Pursuant to SB 9: Housing Opportunity and More Efficiency (HOME) Act of 2021 (CA GOV §65852.21 and §66411.7)

[ADDED 06-11-2026]

5.4.7.A. Applicability

California Senate Bill 9 (SB 9), also known as the California Housing Opportunity and More Efficiency (HOME) Act (CA GOV §65852.21 and §66411.7) requires cities, counties, and local agencies to ministerially approve two residential units on a parcel within a single-family residential zone if the development project meets specific objective criteria. SB 9 allows for two types of projects:

• Urban Lot Split

• A SB 9 unit (second primary dwelling) on each qualifying parcel in addition to the primary dwelling

Projects that do not meet all of the SB 9 criteria of Section 5.4.7. may be able to develop pursuant to the Low Density Residential Development standards provided in Section 5.4.2.

1. Eligibility Criteria. SB 9 projects must meet all of the following criteria:

   • a. Property is located within a single-family residential zone (RD-1 through RD-10).

   • b. Property is a legal parcel located wholly within a U.S. Census Bureau designated urban area or urban cluster.

   • c. Property is not located within a historic district included on the State Historic Resources Inventory or within a County-designated landmark or historic property.

   • d. Property is not located on farmland designated as prime or statewide importance; high fire hazard severity zone, earthquake faults zone; and/or hazardous waste site.

   • e. The project is not located on wetlands, habitat for protected species, or conservation lands or easements.

   • f. The project is not located in a designated floodplain or floodway unless a no rise certification or development permit pursuant to Title 44 of the Code of Federal Regulations has been obtained.

   • g. The project would not require the demolition or alteration of affordable housing, rentcontrolled housing, housing withdrawn from the rental market in the past 15 years via an Ellis Act eviction, or housing occupied by a tenant in the last three years. If a unit was occupied by a tenant within the last 3 years, no more than 25 percent demolition is allowed of the exterior walls.

2. The standards of Section 5.4.7.B. apply to Urban Lot Splits that meet all of the following:

   • a. Complies with the eligibility criteria of Section 5.4.7.A.1.

   • b. Is an eligible site that was not created as a result of a previously approved Urban Lot Split, and neither the owner of the project site, nor any person acting in concert with the owner, has previously subdivided a parcel adjacent to the project site using an Urban Lot Split.

3. The standards of Section 5.4.7.C. apply to:

   • a. Development of all parcels created through an Urban Lot Split.

   • b. Eligible SB 9 sites that were not created through an Urban Lot Split may choose to utilize the development standards of Section 5.4.7 or 5.4.2.C for development of a primary dwelling. If a primary dwelling is developed pursuant to Section 5.4.7.C, all future development of the parcel shall also comply with the provisions of 5.4.7.

   • c. Development of an SB 9 Unit on eligible sites with an existing or proposed primary dwelling.

5.4.7.B. Lot Standards - SB 9

1. Urban Lot Splits in all zones, where allowed, shall be subject to the Lot Standards of Table 5.12.B.

2. Minor Deviations to lot width and frontage standards may be approved by the Planning Director as part of the Urban Lot Split request if the applicant can demonstrate that full implementation of the standard would physically prevent an Urban Lot Split and development of two dwellings with a unit size of up to 800 square feet on either of the resulting parcels. Requests for deviations to allow dwellings greater than 800 square feet in size cannot be processed as part of an Urban Lot Split request.

Table 5.12.B. SB 9 Urban Lot Split Standards

Minimum Lot Area (square feet)

Each resultant parcel shall be at least 1,200 net square feet in size.

• Resultant parcels shall be approximately equal in size but in no case shall be smaller than 40% of the lot area of the original parcel (60:40 ratio).

Private drive in-lieu of Public Street Frontage

Up to two lots may be served by a private drive without meeting the public street frontage requirement above.

Water and Sewer

Sites with an onsite water (well) and/or wastewater treatment system (septic) shall demonstrate through studies and tests that each resulting parcel will have capacity for a well and septic system as required by the Environmental Management Department.

5.4.7.C. Project Development Standards – Two-Unit Developments (SB 9)

1. The development standards of Table 5.12.C apply to the primary dwelling and SB 9 unit (twounit developments). For projects utilizing an Accessory Dwelling Unit (ADU) and/or Junior ADU (JADU) refer to the development standards in Table 5.11.

Table 5.12.C. Project Development Standards – Two-Unit Developments (SB 9)

Yard Requirements (feet) (Primary Dwelling and SB 9 Unit) [1][2][3]

Building Height and Width (feet)

Maximum Accessory Structure Square Footage and Coverage Requirements

All nonhabitable area detached from primary dwelling shall count towards the square footage of “Residential Accessory Structures” as provided in Table 5.10.A and is based on the habitable square footage of the primary dwelling (largest dwelling) and square footage of the lot and not the cumulative habitable square footage of all dwelling units on the lot. Maximum lot coverage provisions of Table 5.10.A shall apply (excluding habitable square footage of an ADU or SB 9 Unit).

Number of Dwelling Units per Parcel

Urban

Allowance

Lot Split

All Other Requirements

Table 5.12.C. Footnotes

PUPF = Public Utilities, Public Facilities Easement (per Section 5.2.1)

Parcels that are on well and/or septic systems are required to have a percolation test completed within the last five years or if percolation test has been recertified, within the last 10 years. Consult with the Environmental Management Department (EMD) to verify requirements for development.

[1] Cornices, sills, eaves, canopies, awnings, window bays, and similar features of primary dwellings and SB 9 Units may encroach into any required yard area at a distance not to exceed 24 inches so long as a minimum three-foot setback from property line is maintained.

[2] Existing structures or structures rebuilt in the same location with the same footprint may utilize the existing setbacks of the structure. There is no minimum separation distance between structures on a property except where required by California Building and Fire Codes.

[3] The setback from streets for all residential structures shall be measured from the public street rightof-way or private street easement. If street dedication is required for future right-of-way, the setback measurement shall be taken from the future right-of-way.

[4] Minor deviations to the development standard may be approved by the Planning Director through a Planning Director Review application when it can be demonstrated that full implementation of the standard would physically prevent the ability to develop the parcel with up to an 800 square foot primary dwelling and/or second unit (ADU or SB 9 unit). Requests for deviations to standards in order to allow for a dwelling larger than 800 square feet requires issuance of a Special Development Permit.

[5] Setbacks less than five feet from property line or other structures may require fire walls and/or restrictions on non-protected openings as determined by Fire and/or Building Permits and Inspections.

[6] Measured as the smallest projected building width. “Smallest projected building width” means the smallest dimension attained by the parallel projection of the outside, enclosing walls of the building when projected from every direction

[7] Outdoor kitchens are exempt.

5.4.8 Projects Pursuant to SB 1123: Starter Home Revitalization Act of 2021 – Certain Projects of 10 or Fewer Units/Lots (CA GOV §65852.28, §65913.4.5, and §66499.41)

5.4.8.A. Applicability

California Senate Bill 684 (SB 684) [effective July 1, 2024], amended by California Senate Bill 1123 (SB 1123) [effective July 1, 2025], known as the Starter Home Revitalization Act of 2021 (CA GOV §65852.28, §65913.4.5, and §66499.41) requires local agencies to ministerially consider, without

discretionary review or a hearing, a parcel map or tentative and final map that results in 10 or fewer parcels consisting of 10 or fewer residential units if the development project meets specific objective criteria.

1. Eligibility criteria. SB 1123 projects (Small Lot Subdivisions) must meet all the following criteria:

   • a. Property is located within a multi-family residential zone (RD-15 through RD-40, RM-2), or a single family zone (RD-1 through RD-10) if vacant and less than 1.5 acres in size.

   • b. Multi-family parcels must be no larger than five acres and substantially surrounded by qualified urban uses, as defined in CA GOV §66499.41(a)(2)(B).

   • c. Property is a legal parcel located wholly within a U.S. Census Bureau designated urban area or urban cluster.

   • d. Resultant parcels in multi-family zones are no smaller than 600 square feet. Resultant parcels in single-family zones are no smaller than 1,200 square feet and have height limits.

   • e. Housing units on a lot proposed to be subdivided must be one of the following:

     • i. Constructed on fee simple ownership lots.

     • ii. Part of a common interest development.

     • iii. Part of a housing cooperative, as defined in Section 817 of the CA Civil Code. iv. Owned by a community land trust.

   • f. The proposed development will meet one of the following density requirements:

     • i. If the parcel is identified in the General Plan Housing Element, the development will result in at least as many units as projected in the Housing Element for that parcel. If identified to accommodate any portion of the County’s regional housing need for low- or very low-income households, the development will result in at least as many low-income units as projected in the Housing Element. These units shall be subject to a recorded affordability restriction of no less than 45 years.

     • ii. If the parcel is not identified in the General Plan Housing Element, the development will result in at least as many units as the maximum allowable residential density (30 units/acre).

   • g. The average total area of the proposed housing units on the lot proposed to be subdivided shall not exceed 1,750 net habitable square feet.

   • h. Property is not located on farmland designated as prime or statewide importance; high fire hazard severity zone, earthquake faults zone; and/or hazardous waste site.

   • i. The project is not located on wetlands, habitat for protected species, or conservation lands or easements.

• j. The project is not located in a designated floodplain or floodway unless a no rise certification or development permit pursuant to Title 44 of the Code of Federal Regulations has been obtained.

  • k. The project would not require the demolition or alteration of affordable housing, rentcontrolled housing, housing withdrawn from the rental market in the past 15 years via an Ellis Act eviction, or housing occupied by a tenant in the last five years, including housing that has been demolished or that tenants have vacated prior to the submission of the application for the housing development.

2. The standards of Section 5.4.8.B. apply to Small Lot Subdivisions that meet all of the following: a. Complies with the eligibility criteria of Section 5.4.8.A.2.

   • b. Is an eligible site that was not created as a result of a previously approved Small Lot Subdivision (SB 684) or Urban Lot Split (SB 9).

5.4.8.B. Lot Standards - SB 1123

1. Small Lot Subdivisions in all zones, where allowed, shall be subject to the Lot Standards of Table 5.13.A.

Table 5.13.A SB 1123 Small Lot Subdivisions - All Zoning Districts

Private drive in-lieu of Public Street Frontage

Up to 2 lots may be served by a private drive of 20 feet in width unless a lesser dimension is approved by Fire and County (DOT/SIPS). Projects exceeding two lots shall meet County Street Improvement Standards as required by DOT/SIPS

Water and Sewer

Any parcels proposed to be created under SB 1123 will be served by a public water system and a municipal sewer system

5.4.8.C Project Development Standards - SB 1123

Table 5.13.B Project Development Standards – Small Lot Subdivision Developments (SB 1123)

Yard Requirements (feet) (Primary Dwelling) [1][2][3]

Building Size and Height

All Other Requirements

Table 5.13.B. Footnotes

PUPF = Public Utilities, Public Facilities easement (per Section 5.2.1)

[1] Cornices, sills, eaves, canopies, awnings, window bays, and similar features of primary dwellings may encroach into any required yard area a distance not to exceed 24 inches so long as a minimum three-foot setback from property line is maintained.

[2] Existing structures or structures rebuilt in the same location with the same footprint may utilize the existing setbacks of the structure. There are no minimum separation distances between structures on a property except where required by California Building and Fire Codes.

[3] The setback from streets for all residential structures shall be measured from the public street rightof-way or private street easement. If street dedication is required for future right-of-way, the setback measurement shall be taken from the future right-of-way.

[4] Minor deviations to the front setback or side street yard setback may be approved by the Planning Director through a Planning Director Review application when it can be demonstrated that full implementation of the standard would physically prevent the ability to develop the parcel at its maximum allowable density (without exceeding 10 units).

[5] Setbacks less than five feet from property line or other structures may require fire walls and/or restrictions on non-protected openings as determined by Fire and/or Building Permits and Inspections.

[6] Outdoor kitchens are exempt.