Learn about Redondo Beach's urgency ordinance on SB 9.

Redondo Beach is a very desirable place to live, due to its beautiful beaches and family-friendly atmosphere. Like many cities across California, this LA County beach town recently adopted an interim urgency ordinance on Senate Bill 9. SB 9 is an innovative state law that enables California homeowners to split their single-family residential lot and build additional units on each parcel.

To see if your property meets the legal requirements for SB 9 lot split or duplex development, use Homestead’s free SB 9 Eligibility Search Tool.

Redondo Beach’s Urgency Ordinance on SB 9

Redondo Beach issued their urgency ordinance on December 21, 2021, at which point it became effective immediately. Senate Bill 9 went into effect statewide on January 1st, 2022. Redondo Beach’s urgency ordinance will expire after 45 days on February 4th 2022, unless the City Council votes to extend it.

While all cities must adopt SB 9, they are allowed to enact design and development requirements. These ordinances allow cities to exert some control over the projects, as long as the municipal guidelines do not contradict the state law.

Homestead's SB 9 City Guide for Redondo Beach offers a visual analysis of the ordinance as well as recent SB 9-related news articles relevant to the area. You can also compare regulations between different cities in Los Angeles County.

Unique Restrictions

Redondo Beach included additional provisions that are legally allowed under SB 9, but function to complicate, limit, or discourage development. These include:

• Limits on quantity and type of units allowed for lot splits: A maximum of two dwelling units of any kind are allowed per lot. These include (but are not limited to) existing primary residential units, additional primary dwelling units, accessory dwelling units (ADUs) and junior accessory dwelling units (JADUs).
• Size limit: The total floor area of any SB 9 unit may not exceed 800 square feet.
• Height and story limits: All SB 9 units are limited to 1 story and a maximum height of 16 feet.
• Excessive occupancy requirements: At least one unit per lot must be reserved for low-income renters (if rented). Additionally, the city can request that the owner furnish the low-income rental unit.
• Occupancy requirements for duplex/second unit SB 9 projects. SB 9 state law includes a mandatory owner occupancy requirement of three years for all lot split developments only. In Redondo Beach, all SB 9 projects require a minimum three years of owner occupancy, regardless of whether or not a lot split is involved.
• Excessive bureaucratic requirements: All SB 9 developments require an extensive deed restriction before approval
• No separate conveyance: a property owner may not sell individual units located within a single parcel.
• Notice of construction: property owner must inform all neighboring properties at least 30 days prior to the start of construction.
• Excessive impact fees and costs, including reimbursing the city for all costs incurred while enforcing the ordinance and its requirements‍
• Excessive landscaping requirements
• Excessive easement requirements for lot splits

Summary

Overall, Redondo Beach’s ordinance is excessively restrictive. It seems designed to discourage or prevent SB 9 projects by needlessly complicating the process at every opportunity. SB 9 development in Redondo Beach will likely be expensive, tedious, and limited.

Redondo Beach and SB 9: Past, Present, and Future

It is not surprising that Redondo Beach has issued such a restrictive ordinance, given their longstanding criticism of Senate Bill 9. Redondo Beach Mayor Bill Brand has been very outspoken against the bill, to the extent of filing a lawsuit against the state of California. Mayor Brand is also cosponsoring an initiative to repeal SB 9 and prevent state government from passing similar legislation in the future.

Redondo Beach has not yet passed their permanent ordinance, and it’s possible that it may differ from the urgency ordinance. However, it is highly unlikely that Mayor Brand and the City Council will have a major change of heart and significantly loosen their restrictions on SB 9.

Although not surprising, it is disappointing that Redondo Beach is so vehemently resisting Senate Bill 9. As home prices continue to climb throughout the state, every Californian city has a responsibility to help alleviate the housing crisis by allowing for more development. We hope that Redondo Beach will answer the call.