SB 9 Lot Splits in La Tuna Canyon: A Practical Guide
November 21, 2025
November 21, 2025
Thinking about splitting your La Tuna Canyon lot under SB 9? You’re not alone. Many Sun Valley owners see potential in their land but aren’t sure where to start, especially with hillside terrain and wildfire rules in the mix. In this guide, you’ll learn what SB 9 allows in Los Angeles, how to quickly assess feasibility in La Tuna Canyon, and the practical steps to move from idea to permits. Let’s dive in.
SB 9 creates a ministerial path for two things: an urban lot split on a qualifying single-family parcel and ministerial approval for up to two units on a qualifying single-family parcel. In practice, that can mean splitting one lot into two, and then placing up to two units on each new parcel, subject to City objective standards and state limitations. The City of Los Angeles applies SB 9 through a ministerial process when you meet objective rules. That means no discretionary hearings or CEQA review when you follow the standards.
There are exclusions. Parcels identified as historic resources are typically not eligible. Parcels created by a prior SB 9 split cannot be split again using SB 9. Private restrictions such as CC&Rs or HOA rules can also limit what you can do on a property, even if the City would otherwise allow it. Los Angeles has checklists and objective standards that apply to SB 9 projects. You submit through City systems and demonstrate compliance.
Hillside parcels in La Tuna Canyon can be great candidates, but they need a closer look. Start with these factors.
Confirm zoning and the General Plan land-use designation using City tools. SB 9 applies in many cases to parcels zoned and used as single-family. Verify current and historic single-family use and legal lot status. Be aware of any local overlay zones or specific plans that modify standards.
SB 9 does not guarantee a split. The math matters. Your proposed split must create two buildable parcels that meet objective minimums such as area, width, and frontage. Check subdivision history. If the lot was already created by an SB 9 split, it is not eligible for another SB 9 split.
Much of La Tuna Canyon sits within hillside overlays. Steep slopes and ridge conditions add objective standards and often require technical studies. Slope thresholds around 25 to 30 percent commonly trigger geotechnical reporting and can make a ministerial path difficult if stability or access is not feasible. Expect geotechnical input early.
Each new parcel must have legal and usable vehicle access. Narrow frontage or long shared driveways often require recorded easements. Fire Department access rules such as road width and turnarounds are critical in the foothills. If emergency access cannot be met, a project can stall.
Parts of La Tuna Canyon are mapped within Very High Fire Hazard Severity Zones. That affects building standards, vegetation management, and defensible space. Fire suppression infrastructure such as hydrant placement and water pressure will be reviewed. These conditions can be met in many cases but plan for them.
Confirm water and sewer service. Properties on septic or with limited sewer capacity are more complex and may limit ministerial outcomes. Plan for stormwater compliance using low impact development measures. Hillside drainage, infiltration, and erosion control must be addressed.
Parcels listed or eligible as historic resources are typically excluded from SB 9 ministerial approval. In sensitive areas, excavation may require archaeological review. Screen early to avoid surprises.
Private recorded restrictions can prohibit splitting or adding units. These rules do not change what the City allows, but they can stop your project if they cannot be modified.
Los Angeles applies objective standards to SB 9 projects such as height, setbacks, lot coverage or floor area, and parking where applicable. Your preliminary design must show compliance to qualify for ministerial review.
Use this simple filter before you invest in full design:
If you hit more than one red flag, consider a deeper planning review before moving forward.
Here is a practical roadmap for La Tuna Canyon and Sun Valley sites. Timelines vary with site complexity.
Spend up to two weeks identifying zoning, overlays, slope conditions, fire hazard zones, and basic constraints using City planning tools and maps. Confirm legal lot status and subdivision history.
Within one to four weeks, request a pre-application touchpoint with City Planning and Building and Safety if available. Bring a simple site plan and photos. Confirm which objective standards apply and whether any statutory exclusion applies.
Over two to eight weeks, order a boundary and topographic survey. For hillside sites, commission a geotechnical report. If protected trees are present, add an arborist report. Check water and sewer connections and engage the Fire Department on access and hydrant needs.
In two to six weeks, have an architect or designer test a concept lot split and preliminary building footprints. Confirm setbacks, height, lot coverage, parking, and that both new parcels meet minimum dimensions and frontage.
Submit the SB 9 lot split application and, if desired, a two-unit development application for each parcel. Include surveys, reports, utility confirmations, and any required declarations the City process may require. The City checks objective standards and exclusions.
If approved, record the parcel map and any easements, dedications, or covenants required by the City. Address any conditions tied to infrastructure or access.
Submit full plans for structural, MEP, energy, fire, and geotechnical compliance. Obtain building permits and complete any public improvements or utility upgrades.
Follow the inspection schedule through final occupancy. Keep geotechnical recommendations and Fire Department conditions in view during site work.
Getting the right specialists in early saves time and money, especially in the foothills.
Use these signals to set expectations early.
If your first-pass screen looks promising, move into surveys, geotechnical work, and a City pre-check before spending on full design. In the foothills, early access and fire reviews are just as important as setbacks and height. For sellers, consider light preparation work that improves value if you plan to market a parcel with SB 9 potential. For buyers and investors, line up your surveyor, geotechnical engineer, and planning consultant within days of opening escrow to keep diligence tight.
If you want a clear, practical read on an SB 9 path in La Tuna Canyon, reach out for a focused feasibility review, introductions to proven local consultants, and a plan that matches your timeline. When it is time to sell, you can pair hands-on representation with Compass tools such as Concierge for targeted pre-sale improvements and Private Exclusive for discreet exposure that reaches serious buyers.
Ready to explore your options in Sun Valley’s foothills? Let’s connect. You can start a conversation with Ed Dorini for a grounded, technical look at your property and a plan that fits your goals.
Ed works very hard for his clients in helping achieve their goals. Ed has the sophistication and experience needed to capture the attention of the affluent buyers you need to reach, negotiate our best deal and manage your transaction to a successful closing.