Thinking about turning an Elmhurst lot into a duplex or fourplex? With Sacramento’s new Missing Middle Housing rules and SB9, you have more paths than ever, but the details matter. You want clear steps, realistic timelines, and local context so you can decide if a small multi‑unit project pencils out. This guide breaks down what the rules allow in Elmhurst, how SB9 compares, and the first checks to run so you can move forward with confidence. Let’s dive in.
Missing Middle basics in Sacramento
Sacramento adopted the Missing Middle Housing Interim Ordinance on September 17, 2024 and began accepting applications on October 17, 2024. The program takes a form‑based approach that increases allowed building area using a Sliding FAR when you meet a minimum unit count. It applies to parcels zoned R‑1, R‑1A, R‑1B, or R‑2, with some geographic exclusions and anti‑displacement findings. Review happens through Site Plan & Design Review rather than a simple ministerial sign‑off. Explore the City’s MMH page.
Key MMH takeaways
- Increased building area ties to unit count, not a blanket rezoning.
- ADUs are separate. They do not count toward MMH minimum unit counts and are excluded from MMH maximum FAR calculations.
- With few exceptions, no onsite parking is required for qualifying projects under City code.
- You must meet anti‑displacement rules, such as not demolishing a unit rented within the prior 365 days and not reducing existing unit counts.
SB9 vs. MMH: which path fits
SB9 is a state law that offers a ministerial path for qualifying duplexes and urban lot splits in single‑family zones. Sacramento maintains local checklists and guidance so you can confirm eligibility. Start with Sacramento’s SB9 guidance and the statewide context for SB9, the California HOME Act.
MMH, by contrast, is a discretionary City program with a Sliding FAR that can make two to four units feasible on many R‑1 and R‑2 parcels. If you want ministerial approvals and only need a duplex or a lot split, SB9 may fit. If you want more flexibility in massing to target three or four small homes on one lot, MMH may be the better tool. Recent reporting on SB9 uptake notes practical limits in many cities, so weigh process, costs, and timeline before choosing.
Why Elmhurst is a fit
Elmhurst is a historic neighborhood near UC Davis Medical Center with tree‑lined blocks and proximity to transit. Much of the area is traditionally R‑1, which means many parcels could be candidates for MMH or SB9 if they meet all rules. Always verify your parcel’s base zoning and any overlays before you sketch designs. For a quick primer on the neighborhood context, see the Elmhurst neighborhood overview.
First checks to run
- Confirm zoning and overlays. Use the City’s zoning map and parcel lookup to verify R‑1, R‑1A, R‑1B, or R‑2 and check for exclusions like airport safety or historic overlays.
- Choose your path. Decide whether you aim for MMH’s form‑based Sliding FAR or SB9’s ministerial duplex or lot split.
- Review tenant status. Under MMH, you cannot demolish units rented in the past 365 days or reduce the existing unit count.
- Check CC&Rs or HOA rules. State law protects ADUs, but SB9 and MMH interactions with CC&Rs can be complex. When in doubt, review your governing documents.
Design, parking, and ADUs
Under MMH, most qualifying projects do not require onsite parking, which helps on narrow Elmhurst lots. Objective standards like height, setbacks, lot coverage, and bulk still control your building envelope, so unit yield will vary by lot size and shape. ADUs remain a separate tool that can add incremental housing, but they do not satisfy MMH minimum unit counts and their area is excluded from MMH FAR calculations. For illustrations and standards, start with the MMH program page.
Timelines and approvals
Plan for a multi‑month entitlement under MMH because it requires Site Plan & Design Review. After approvals, you still need plan check and building permits. SB9 projects are intended to be ministerial, but local objective standards and eligibility checks can affect timing. Sacramento’s SB9 and MMH pages outline steps and submittals so you can map out your process early.
Costs, financing, and support
Small multi‑unit construction faces real headwinds, including higher borrowing and construction costs and tighter insurance markets. Sacramento offers resources to help you refine a pro forma and navigate entitlements. Review the City’s Housing Development Toolkit and Small Developer Incubator for incentives, training, and process guidance. A conservative budget that covers soft costs, design, fees, and a realistic construction cost per square foot is essential.
Simple Elmhurst scenarios
- Two to four units on one lot. Use MMH to target a duplex, triplex, or four small homes within the Sliding FAR envelope, subject to objective standards and anti‑displacement rules.
- Duplex under SB9. If your Elmhurst parcel qualifies, an SB9 duplex may be a faster, ministerial route.
- Urban lot split. SB9 can allow a lot split plus up to two units per lot if all criteria are met, which can create flexible sell or hold options.
- ADU plus primary homes. Pair an ADU strategy with either MMH or SB9 to add incremental units, understanding ADUs do not count toward MMH minimum unit counts.
Your next steps
- Verify zoning and overlays for your specific address.
- Decide whether MMH or SB9 better aligns with your goals, timeline, and budget.
- Map a high‑level site plan against objective standards, parking relief, and tenant protections.
- Build a conservative pro forma and explore City programs that reduce friction.
If you want a local, build‑savvy perspective as you weigh your options in Elmhurst, connect with Lisa Rayman to talk site selection, buy‑and‑build planning, or a smart exit strategy.
FAQs
What is Sacramento’s Missing Middle program and how could it affect an Elmhurst property?
- Sacramento’s MMH ordinance increases allowable building area using a Sliding FAR for projects with a minimum unit count in R‑1, R‑1A, R‑1B, and R‑2 zones, subject to Site Plan & Design Review, objective standards, and anti‑displacement rules; many Elmhurst parcels fall in these zones.
Is onsite parking required for Elmhurst duplexes or fourplexes under MMH?
- With few exceptions, the City does not require onsite parking for qualifying MMH projects, though all other objective standards like setbacks and height still apply.
Do ADUs count toward the minimum unit requirement in MMH projects?
- No; ADUs are treated separately under City code, do not count toward MMH minimum unit counts, and their area is excluded from MMH maximum FAR calculations.
How does SB9 differ from MMH for an Elmhurst homeowner considering a duplex?
- SB9 is a ministerial path for qualifying duplexes and urban lot splits in single‑family zones, while MMH is a discretionary, form‑based program that can support two to four units with increased FAR on eligible parcels.
What tenant protections could affect a redevelopment plan in Elmhurst?
- MMH requires anti‑displacement findings, including no demolition of units rented within the past 365 days and no reduction in existing unit counts; SB9 and local rules also include tenant protections you must review before applying.
