California’s Senate Bill 9 (SB 9) allows homeowners to split a lot and build up to two residential units. While SB 9 makes development easier, local setback requirements still apply. Setbacks are the minimum required distances between your building and the property lines, and they are designed to maintain privacy, safety, and neighborhood character.
Understanding each setback is crucial for planning your project, avoiding fines, and ensuring smooth approval from your city or county. Let’s explore each type in detail, with clear visuals to help you see how they work.
1. Front Yard Setback
What is it?
The front yard setback is the distance from the front property line (the line along the street) to your building. This is the space that separates your house from the road.
Why it matters:
Safety: Keeps your building away from the street for traffic safety.
Aesthetics: Provides space for landscaping, gardens, or walkways, making your property look attractive.
Access: Allows sidewalks, driveways, and emergency vehicles to pass if needed.
Practical example:
If your lot is 50 feet deep and the city requires a 20-foot front setback, your SB 9 unit cannot be built closer than 20 feet from the street. You can use this space for a garden, small front yard, or driveway.
Front Yard Setback
Your front yard setback is the first line of defense between your building and the street. It provides safety, privacy, and space for outdoor living features like gardens or driveways.
2. Rear Yard Setback
What is it?
The rear yard setback is the space required between the back property line and your building. It’s the area behind your home that faces your backyard or neighbor’s property.
Why it matters:
Privacy: Ensures that your neighbors and you have private outdoor spaces.
Outdoor space: Allows room for gardens, patios, pools, or recreational areas.
Emergency access: Gives enough space for maintenance or emergency personnel to access the back of your property.
Practical example:
On a 60-foot-deep lot with a 15-foot rear setback, the building cannot extend all the way to the back property line. The rear setback could host a small patio, garden, or play area for children.
Rear Yard Setback
Your rear yard setback ensures there is space at the back of your SB 9 unit for outdoor activities, gardening, and maintaining a good relationship with neighbors by providing privacy.
3. Side Yard Setback
What is it?
Side yard setbacks are the spaces between the building and the property lines on the left and right sides of your lot. Every SB 9 unit must comply with these side setbacks to ensure separation from neighboring properties.
Why it matters:
Light and ventilation: Prevents buildings from blocking sunlight or airflow to neighbors.
Safety: Ensures access around the building for maintenance or emergencies.
Privacy: Keeps adequate distance between neighboring units.
Practical example:
If a city requires a 5-foot side setback on both sides of your SB 9 unit, your building must leave at least 5 feet from each property line. This space could be used for a side garden or walkway.
Side Yard Setback
Side yard setbacks ensure that your SB 9 unit has enough space on either side to allow light, air, and safety access, while also protecting neighbors’ privacy.
4. Height and Separation
What is it?
Height and separation rules control the vertical size of buildings and the distance between multiple units on a single lot or neighboring lots. This is particularly important when building duplexes under SB 9.
Why it matters:
Sunlight: Prevents taller buildings from blocking light for neighbors.
Privacy: Avoids creating “walls” that overlook neighboring properties.
Safety: Ensures enough space between units for emergency access and fire safety.
Practical example:
If your SB 9 project has two units on a lot, the local code may require at least 10 feet separation between them and limit each unit’s height to 30 feet. This keeps the neighborhood scale intact and provides outdoor light for both units.
Height & Separation
Height and separation rules protect both your units and your neighbors’ properties, ensuring light, privacy, and safe access between buildings.
5. Corner Lot Setback
Definition: Extra setback for lots on a street corner.
Purpose: Visibility and traffic safety.
Corner Lot Setback
6. Garage / Carport Setback
Definition: Distance from property line for garages or carports.
Purpose: Parking access and safety.
Garage / Carport Setback
7. ADU Setback
Definition: Setbacks for Accessory Dwelling Units on the same lot.
Purpose: Space for privacy, light, and compliance.
ADU Setback
8. Easement / Utility Setback
Definition: Space reserved for utilities, drainage, or public access.
Purpose: Avoid building over infrastructure.
Easement / Utility Setback
9. Rear Alley Setback
Definition: Distance from alley behind the property.
Purpose: Maintain alley access for vehicles and services.
Rear Alley Setback
10. Fire / Environmental Setback
Definition: Additional setbacks required for fire zones, floodplains, or other environmental restrictions.
Purpose: Safety and compliance with state/local environmental regulations.
Fire / Environmental Setback
Conclusion
Understanding SB 9 setbacks is crucial for homeowners and developers looking to maximize their lot potential while staying compliant with California zoning rules. From front, rear, and side setbacks to height, corner, ADU, easement, and environmental setbacks, each requirement ensures safety, privacy, and neighborhood harmony.
Planning your SB 9 project with setbacks in mind not only prevents costly mistakes but also speeds up approvals, helping you turn your property vision into reality.
Reach out to our land use consultants
Ready to navigate your SB 9 project with confidence? Our experienced team can help you analyze setbacks, plan your units, and ensure compliance with all local rules.
Contact us today to get started and make your SB 9 development project smooth and stress-free. Call (818) 793-5058 to schedule your free consultation.
Frequently Asked Questions
General Setback Questions
What is a front yard setback under SB 9?
The front yard setback is the minimum distance your building must maintain from the street or front property line. It ensures safety for pedestrians and vehicles, provides space for landscaping and driveways, and maintains the neighborhood’s appearance.
For example, if a city requires a 20-foot front setback, your SB 9 unit cannot be built closer than 20 feet to the street.
How is a rear yard setback calculated?
A rear yard setback is measured from the back property line to your building. It provides privacy, space for gardens or patios, and emergency access. Most cities set minimum rear setbacks based on lot size and zoning, ensuring that outdoor spaces remain usable and neighbor-friendly.
What are side yard setbacks?
Side yard setbacks are the distances between a building and the property lines on the left and right sides. They ensure adequate light and ventilation for neighboring properties, maintain privacy, and provide space for emergency access or walkways.
Does SB 9 affect height limits?
No. SB 9 does not remove local height restrictions. Each unit must comply with municipal height limits to maintain neighborhood scale, ensure sunlight access, and provide separation between structures. This prevents new units from overpowering adjacent properties.
What is minimum separation between SB 9 units?
Separation rules prevent overcrowding and protect privacy. Minimum distance requirements vary by city but typically ensure:
- Sunlight reaches all units
- Privacy for occupants
- Access for maintenance or emergency services
Special Lot and Unit Considerations
Are there special setbacks for corner lots?
Yes, corner lots often require extra setbacks on the side facing the street to improve visibility and pedestrian safety. Local ordinances determine the specific dimensions based on street width and lot orientation.
Do ADUs have separate setbacks under SB 9?
Accessory Dwelling Units (ADUs) may have smaller or slightly different setbacks than the main SB 9 unit. Typically, they must comply with:
- Side and rear setbacks
- Maximum height limits
- Minimum distance from the main unit to ensure safety and privacy
How do easements affect SB 9 setbacks?
Easements reserve parts of your property for utilities, drainage, or public access. Buildings cannot be constructed over easements. Planning around easements ensures:
- Legal compliance
- Uninterrupted utility access
- Safer construction
What is a garage setback?
Garages or carports must maintain a minimum distance from property lines to allow:
- Safe vehicular access
- Clearance for sidewalks or driveways
- Avoiding obstruction of neighbors’ views or windows
Are there special setbacks for alleys?
Yes, properties that back onto alleys often require a rear alley setback. This ensures:
- Emergency vehicle access
- Parking clearance
- Maintenance accessibility
Do fire zones or environmental restrictions affect setbacks?
Yes. Properties in fire hazard zones, floodplains, or other environmentally sensitive areas may require additional setbacks beyond the standard zoning rules. These protect residents and comply with California environmental laws.
SB 9 Legal and Compliance Questions
How does SB 9 interact with local zoning codes?
SB 9 allows lot splits and duplexes, but local zoning rules still apply. Setbacks, height limits, and environmental rules are considered “objective standards” that cities can enforce. Compliance is required to avoid permit denial.
Can SB 9 setbacks be reduced?
Generally, no. Setbacks cannot be reduced unless the city allows variances or adjustments under local zoning codes. SB 9 does not override legal setback requirements, but it prevents arbitrary denial of lot splits or duplex units.
How do setbacks affect lot coverage?
Setbacks reduce the buildable area of a lot. For example, a 50-foot-deep lot with a 20-foot front and 15-foot rear setback leaves only 15 feet of buildable depth. Planning ensures units fit within allowed areas while complying with regulations.
Are setback rules the same for ADUs and main SB 9 units?
ADUs may have slightly smaller setbacks but must still follow side, rear, and height rules. Primary units follow full standard setbacks. This ensures safety, privacy, and legal compliance for both structures.
What is the typical front yard setback in Los Angeles?
In Los Angeles, front setbacks typically range from 15 to 20 feet for single-family residential lots. The exact measurement depends on zoning, lot size, and street type.
Can setbacks affect landscaping or driveways?
Yes. Setback areas are often ideal for landscaping, pathways, and driveways. Proper use of these spaces can improve property aesthetics while ensuring compliance with SB 9 regulations.
Are setbacks measured from property corners or midpoints?
Setbacks are measured from the property lines along lot boundaries. For irregularly shaped lots, cities may use corners or arcs to determine the correct distance for compliance.
How do I check my lot’s setback requirements?
You can check setback requirements by:
- Consulting the city or county zoning map
- Reviewing municipal codes for your zoning district
- Hiring a licensed surveyor or planning consultant
Why are setbacks important for SB 9 development?
Setbacks ensure safety, privacy, aesthetics, and legal compliance. They maintain neighborhood character, prevent disputes with neighbors, and help cities approve lot splits and duplex construction smoothly.
