What's the difference between an SB-9 project and a JADU?

While both Senate Bill 9 (SB-9) projects and Junior Accessory Dwelling Units (JADUs) contribute to increasing housing density within existing single-family residential areas in California, they represent fundamentally different approaches with distinct implications for homeowners and the broader community. Understanding these differences is crucial for navigating the evolving landscape of housing development in the state.

Scope and Scale of Development

JADU

JADUs are typically smaller-scale projects that convert existing space within a primary dwelling unit into a self-contained living area.

• They are confined to the existing footprint of the primary residence or an attached garage, minimizing the need for new construction.
• JADUs are intended to provide a compact and affordable living space, often for single individuals or couples.

SB-9

SB-9 projects involve a larger-scale development, potentially creating up to four new housing units (two on each resulting lot) from a single-family lot through lot splitting.

• This represents a significant increase in density and can dramatically alter the existing lot configuration and neighborhood character.
• SB-9 projects are focused on maximizing the number of new housing units on a parcel of land.

Physical Configuration and Construction

JADU

JADUs are created by converting existing space, such as a bedroom, garage, or portion of a living area, within the primary residence.

• They typically include a kitchenette, bathroom, and separate entrance.
• Construction involves internal modifications rather than building new structures.

SB-9

SB-9 projects involve lot splitting and the construction of new dwelling units, which can be either detached or attached.

• They require significant site work, including foundation construction, utility connections, and structural modifications.
• SB-9 allows for building stand-alone homes, or duplexes, on newly created lots.

Regulatory Framework and Permitting

JADU

Due to their smaller size and integration with the primary residence, JADUs often face less stringent zoning regulations than standard ADUs or SB-9 projects.

• Permitting processes may be streamlined, and specific requirements, such as parking, may be reduced or waived.
• Owner occupancy is often required for JADUs.

SB-9

SB-9 is a state law that preempts certain local zoning regulations, allowing for lot splitting and increased density under specific conditions.

• It provides a statewide framework for development, but local jurisdictions may still impose certain objective standards.
• The lot splitting process itself has many requirements.
• SB-9 is designed to remove local control over the amount of housing being built.

Financial Considerations and Affordability

JADU

Due to their smaller size and reliance on existing structures, JADUs are typically more affordable to construct than SB-9 projects. They can provide a cost-effective way to add living space or generate rental income.

SB-9

SB-9 projects involve significant construction costs associated with lot splitting and building new dwelling units. While they can increase property value and generate rental income, the initial investment is substantial.

Intended Use and Target Demographic

JADU

JADUs are often used for multigenerational living, providing a compact and affordable living space for family members. They can also serve as rental units for single individuals or couples seeking affordable housing.

SB-9

SB-9 projects primarily aim to increase the overall housing supply, focusing on creating market-rate and potentially affordable housing units. They may attract more residents, including families and individuals seeking homeownership.

Impact on Neighborhood Character

JADU

JADUs generally have a minimal impact on neighborhood character, as they are integrated within existing primary residences.

SB-9

SB-9 projects can significantly alter neighborhood character due to lot splitting and the potential for multiple new dwelling units. Concerns about increased density, traffic congestion, and changes to neighborhood aesthetics are common.