Can historic properties use SB-9 in Glendale?

Hello and thank you for reaching out with your questions about utilizing SB-9 for your historic property in Glendale. Navigating the complexities of state laws and local ordinances can indeed be challenging, especially when dealing with historic properties. Let’s break down your concerns and explore the options available to you.

### 1. Restrictions for Historic Properties in Glendale

SB-9 aims to allow homeowners to split their lot and develop additional housing units; however, there are specific restrictions when it comes to historic properties. In Glendale, properties that are designated as historic or are part of a historic district are often subject to additional scrutiny and constraints that may preclude them from using SB-9 for lot splits.

**Key Considerations:**
- **Historic Designation**: If your property is listed on the Glendale Register of Historic Resources or a similar designation, you may face restrictions. Such properties typically require adherence to strict preservation guidelines, which can include restrictions on altering the exterior appearance or structure.
- **Consultation with the Historic Preservation Commission**: Before moving forward, consult with the Glendale Historic Preservation Commission. They can provide insights into whether your property’s historic status affects your ability to split your lot or develop it under SB-9.

### 2. Design Guidelines for New Constructions on Historic Lots

If your property is eligible for development under SB-9, any new constructions must adhere to both state and local design guidelines to ensure they complement the historic character of the neighborhood.

**Design Guidelines Include:**
- **Compatibility**: New structures should harmonize with existing historic aesthetics. This means using similar materials, colors, and architectural styles.
- **Setbacks and Height Restrictions**: Glendale has specific requirements for setbacks and building heights, especially in historic districts. Ensure that any proposed development complies with these regulations.
- **Review Process**: Expect a detailed review process, which might involve multiple rounds of feedback. Engaging an architect familiar with Glendale's historic district guidelines can be invaluable in this regard.

### 3. Impact on Property Values and Taxes

Developing your property can potentially increase its value, but it may also have implications for your property taxes and future marketability.

**Financial Considerations:**
- **Property Taxes**: Adding new structures will likely increase your property's assessed value, leading to higher property taxes. Consult with a local real estate advisor or tax professional to estimate these costs.
- **Property Value**: Successfully integrating new structures that enhance the property’s historic charm could positively impact its market value. However, be cautious about overcapitalizing, especially if your budget is tight.

### Next Steps and Resources

**Step-by-Step Guidance:**

1. **Verify Historic Status**: Confirm your property’s status on the Glendale Register of Historic Resources. This will determine your eligibility for SB-9.

2. **Consult with Professionals**: Engage with an architect and a local ADU consultant familiar with Glendale’s specific requirements. They can help navigate the design process and ensure compliance with local ordinances.

3. **Pre-Application Meeting**: Schedule a pre-application meeting with the Glendale Planning Department. This can provide clarity on what to expect and help identify potential hurdles early on.

4. **Budgeting and Timelines**: Developing under SB-9 can range from $150 to $250 per square foot, depending on the complexity and materials used. Anticipate a timeline of 12-18 months from planning to completion, accounting for design, approval, and construction phases.

5. **Public Feedback**: Be prepared for public input or feedback, especially from neighbors, as part of the review process. Engaging the community early can help mitigate concerns.

**Additional Resources:**
- **Glendale Historic Preservation Commission**: [City of Glendale Historic Preservation](https://www.glendaleca.gov/government/departments/community-development/historic-preservation)
- **California State Guidelines**: Review SB-9 and related laws like AB-68 for comprehensive understanding.

### Tips and Warnings

- **Common Mistake**: Ignoring neighborhood character can lead to pushback from the community and delays in approval. Ensure your plans are sensitive to the existing environment.
- **Be Prepared for Delays**: Historic properties often involve more complex review processes. Patience and persistence are key.

I hope this comprehensive overview helps clarify your path forward. Should you need further assistance, consider reaching out to local professionals who specialize in historic properties and SB-9 developments. Best of luck with your project in Glendale!