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What you need to know
What you need to know
California recently passed a law (SB 684, 2023; amended by SB 1123, 2025) which mandates that local municipalites allow an existing single family lot to split up to 10 separate lots (each with a home and potentially an ADU). What this means is if you have a large single-family lot, you can potentially subdivide into 10 smaller lots than allowed currently by zoning regulations and the City must approve your project.
In order to split your lot into up to 10 lots (plus a remainder parcel), the existing parcel must be zoned Residential (single family or multi-family), be currently occupied (multi-family) or vacant (single-family), and within an urban area. There are some restrictions if the existing residence is occupied by a tenant.
The total area of the existing parcel cannot exceed 1.5 acres for single-family or 5 acres for multi-family zoning.
Under these laws, you must build at least 66% of the maximum allowable density for your zoning. This is a little complicated to understand, but the goal is to increase the number of units.
Parcels zoned for Multi-family may split into lots as small as 600 square feet, while those zoned as single-family can be as small as 1,200 square feet. Accommodations must be made for access to each new lot from the street, but there are no minimum lot width, depth, or frontage requirements.
At least 1 off-street parking space per unit is required unless a qualifying bus stop or train station is located nearby.
Lot line setbacks are reduced to 4 feet for side and rear yards (same as ADU law), but front yard setbacks still apply. Street side yard setback is 12.5 feet. Specific Plans or Master Plan requirements supercede these minimums, so check with your local planner! Setbacks between buildings still apply per the California Building Code.
The local municipality must approve or deny your project within 60 days. The denial can be appealed or your project can be revised to comply with the local ordinances that caused the denial.
You are not required to construct any homes on the new lots, this law allows the subdivision of lots which you can then sell.
Local municipality Parcel Map fees (up to 4 lots) or Tract Map fees (5-10 lots) still apply.
Small Lot Subdivision projects are exempt from CEQA requirements!
What to expect:
What to expect:
While the subdivision of your lot is now easier than ever before, the permitting of the new structures still requires the same review process as a new Single Family home would with exception of Planning Commission hearing and approval.
If you are not constructing any housing units, at the least, your project will require a Tentative Parcel/Tract Map, and a Final Parcel/Tract Map (a surveyor must produce this document).
If you plan on constructing homes on one or more new lots, you will need an Architect as well as a Grading & Drainage Plan. Other plans may be required (such as Retaining Wall plan, Street Improvement plan, and Utility plan). We will work with the City to determine what is required. If you do not have an Architect but want one, let us know!
You will be required to hire a Land Surveyor to find and identify your property lines. They will also help with establishing the new lot line that will separate the lots. If you do not have a Land Surveyor, we can recommend one to you!
If you need a Grading & Drainage Plan, then a surveyor should also be hired to perform a topographic survey to identify the elevations of your land. A Grading and Drainage plan cannot be completed without one.
Once you have those to items addressed, we can begin our plans. We can work with your Architect and Surveyor to coordinate our plans, and address any design issues that come up.
If the new residences will need utility connections (sewer, water, electrical, telephone, cable). We can provide designs for the first two (sewer and water) but you will need to hire a separate consultant for the electrical, telephone, and cable. If you have a septic system or municipal sewer/water is not available, you are not allowed to use this law!
From start to first submittal can take the longest since all of this information must be established before plans can be completed. That said, much of this information is available now online or quickly by phone. We anticipate we can turn around your project in just a couple of months.
Who needs this service:
Who needs this service:
Property Owners & Investors - Unless you owner-occupy one of the residences, you are exempt from taking full advantage of this new law. Contact us regarding our Tentative Map service!
Land Developers - Unless you owner-occupy one of the residences, you are exempt from taking full advantage of this new law. Contact us regarding our Tentative Map service!
Civil Firms - Allow us to help you with your over-loaded staffing needs.
Additional Information
Additional Information
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