Can historic properties use SB-9 in Hayward?

Hello,

Thank you for reaching out with your questions about utilizing SB-9 for your historic property in Hayward. Navigating the intricacies of developing a historic property can indeed be challenging, but with the right guidance, it's certainly achievable. Let’s break down your concerns and provide you with actionable advice.

### SB-9 and Historic Properties

SB-9, which took effect in January 2022, allows for the subdivision of single-family lots into two separate parcels and permits the construction of up to two residential units on each parcel. However, when it comes to historic properties, there are specific considerations. According to SB-9, properties listed on a local, state, or national historic register are generally exempt from lot splitting under this legislation. If your home is designated as a historic property, you may face additional restrictions or even be prohibited from using SB-9 for a lot split.

**Next Steps:**
1. **Verify Historic Status:** Confirm if your property is officially listed as a historic resource. You can do this by checking with the Hayward Planning Division or the California State Office of Historic Preservation.
2. **Consult the Planning Division:** Engage with the local planning department to discuss your intentions. They can provide detailed guidance on any specific restrictions or alternative pathways for development that respect the historic nature of your property.

### Additional Layers of Approval

For historic properties, you will likely need to secure approvals from local historic preservation boards or commissions. This could involve:
- **Design Review:** Ensuring any new construction is in keeping with the historic character of the neighborhood.
- **Environmental Review:** Additional environmental assessments may be required under the California Environmental Quality Act (CEQA), especially given the sensitivity of historic properties.

### Potential Costs and Budgeting

Developing historic properties can incur higher costs due to the need for specialized materials and compliance with strict design standards. Here are some potential expenses to anticipate:

- **Design and Planning Fees:** Expect to pay upwards of $10,000-$20,000 for architects and consultants specializing in historic properties.
- **Permit and Impact Fees:** In Hayward, these can range from $5,000 to $15,000, depending on the complexity of the project.
- **Construction Costs:** Building costs in the Bay Area can range from $250 to $400 per square foot for high-quality construction that respects historic design.

### Timeline

- **Initial Consultation and Research:** 1-2 months.
- **Design and Planning Approval:** 3-6 months, potentially longer if historic review is required.
- **Construction:** 6-12 months, depending on the project's scale and complexity.

### Environmental Considerations

Given your property's historic status, environmental reviews are crucial. These may include:

- **Historic Resource Evaluation (HRE):** An assessment to determine the impact of proposed changes on the historic character.
- **CEQA Review:** If your project triggers CEQA, this could extend timelines and add costs. Budget an additional $5,000 to $10,000 for these studies.

### Tips and Common Pitfalls

- **Engage a Specialist Early:** Work with an architect or consultant experienced in historic preservation to navigate the design and approval process smoothly.
- **Community Engagement:** Being proactive with your neighbors and local historic societies can garner support and ease the approval process.
- **Budget for Contingencies:** Always set aside at least 10-15% of your budget for unforeseen expenses.

### Suggested Resources

- **Hayward Planning Division:** They will be your primary contact for understanding local regulations and obtaining necessary permits.
- **California Office of Historic Preservation:** For resources and guidance specific to historic properties.
- **Local Historic Societies or Preservation Groups:** These can offer support and advice from those with experience in managing similar projects.

By following these steps and being prepared for the unique challenges of developing a historic property, you can successfully utilize SB-9 to add value to your home while respecting its historic significance. Best of luck with your project, and feel free to reach out if you have further questions!

Warm regards,

[Your Name]
Experienced ADU Consultant