El Segundo commission recommends R1 code changes to comply with SB 450; removes affordability requirement for two‑unit splits

The El Segundo Planning Commission on March 27 voted 3-0 to adopt Resolution 2963 recommending City Council adopt an ordinance amending development standards for the single‑family R1 zone, including rules for two‑unit residential developments and urban lot splits, to comply with California Senate Bill 450.

Paul, principal planner, told the commission that SB 450 prevents cities from imposing development standards on urban lot splits that are more burdensome than the underlying R1 zone, except where the city chooses to make a standard more permissive to facilitate such development. The draft ordinance aligns the urban lot split chapter with the R1 regulations in multiple areas while preserving or carrying forward some incentives that the commission wanted to keep.

Major changes in the draft ordinance described by staff include switching the urban‑lot height standard to the R1 approach that differentiates pitched and flat roofs; applying the R1 22‑foot front‑yard setback uniformly while retaining permitted porch encroachments; harmonizing side‑yard setbacks so the R1 rule (10% of lot width with min/max) applies but setting a 4‑foot maximum for urban lot split lots where the code previously specified 4 feet; adopting the R1 60% floor‑area ratio for wider lots and a simplified 47% lot‑coverage rule for lots 25 feet wide or narrower; and applying the R1 driveway-width and alley‑access rules uniformly.

Paul said staff and the commission decided to remove a local affordability requirement previously applied to urban lot split projects (which had required at least one of the new units to be affordable at a specified income level). Staff told commissioners that removing that requirement does not affect the city’s previously adopted housing element compliance. The draft ordinance keeps an urban design incentive — requiring a minimum front‑yard tree — and adds that the tree must be a 24‑inch‑box minimum.

Other technical changes carried into the R1 code include a three‑foot minimum building separation (replacing a four‑foot standard in the urban lot split chapter), guidelines on garage offsets to reduce perceived bulk, and an entry‑orientation rule carried into the R1 code with allowances for porches or verandas so entries need not strictly face the street in every case.

Commissioners expressed that state law limited their options; several said the ordinance preserves as many local design standards as state law permits. The commission voted to recommend adoption; Commissioner Taylor, Commissioner McCafferty and Vice Chair Inga voted yes. The recommendation will be forwarded to City Council for two readings.