Planning commission recommends code change to conform with state housing law (SB450/SB9)

The San Gabriel Planning Commission voted unanimously to recommend that the City Council amend the municipal zoning code to conform with recent state legislation affecting urban lot splits and small accessory units.

Staff explained the amendment responds to Senate Bill 450, which updated provisions of Senate Bill 9. The change removes a local code restriction that had prohibited demolition of more than 25% of existing exterior structural walls for projects using the city’s SB9‑compliant procedures for urban lot splits and urban dwelling units. Staff said the city’s earlier ordinance (adopted to implement SB9) will retain other protections required by state law, including exclusions for housing subject to recorded affordability covenants, rent‑controlled units, and units occupied by tenants within the last three years.

Planning staff described urban lot splits as allowing two lots with a 60/40 maximum split ratio (minimum lot size 1,200 square feet) and permitting a maximum of two units per lot, counting existing single-family homes, accessory dwelling units, and urban dwelling units (the latter capped at 800 square feet). Staff reported that the proposed zoning amendment was reviewed under CEQA and determined not to be a project under CEQA Guidelines section 15061(b)(3) because it conforms the municipal code to state law.

Commissioners asked clarifying questions about access, setbacks and how parcel configurations would be handled; staff explained that access to rear lots is handled through easements and that the city’s existing development standards continue to apply so long as they do not conflict with state law. The commission voted 4-0 to adopt a resolution recommending council adoption of the ordinance updating Title 15, Chapter 153 of the San Gabriel Municipal Code.