Can historic properties use SB-9 in Pomona?

Hello,

Navigating the complexities of SB-9 in the context of a historic property can be quite the puzzle, but with the right information, you can make informed decisions that align with both state regulations and local ordinances. Let's break down your questions and explore the possibilities for your charming historic property in Pomona.

### 1. Historic Properties and SB-9 in Pomona

#### Exemptions and Additional Permits

Under California's Senate Bill 9 (SB-9), property owners can split their lots and add additional housing units. However, properties listed as historic or located within designated historic districts are typically exempt from SB-9 provisions. This is to preserve the architectural and historical integrity of such properties.

In Pomona, if your property is designated as a historic resource or is part of a historic district, you may face additional restrictions. You'll likely need to obtain a Certificate of Appropriateness from Pomona’s Historic Preservation Commission for any alterations or new constructions that might affect the historic character of your property.

#### Interaction with Local Historic Preservation Rules

Pomona has a robust historic preservation ordinance, which means that any development proposals must align with local guidelines aimed at maintaining the aesthetic and historical value of neighborhoods. Before proceeding with any construction or lot splits, you should:

- **Consult the Pomona Historic Preservation Commission:** Their input will be crucial to understanding what modifications, if any, are permissible.
- **Review the Historic Preservation Ordinance:** This will help you identify any specific rules or exceptions that apply to your property. Pomona's local regulations may offer detailed guidance on what is permissible in terms of architectural style, materials, and other design aspects.

#### Approval from Historic Preservation Committee

Yes, you will need approval from the Historic Preservation Committee if your property is classified as a historic landmark or is within a historic district. Engaging with them early in your planning process can help identify potential roadblocks and opportunities for collaboration.

### 2. Financial Considerations

Budgeting for development under SB-9 can be daunting, particularly with historic properties. While direct financial incentives for historic property development under SB-9 are limited, there may be other avenues to explore:

- **Mills Act Contracts:** This is a potential source of tax relief for owners of historic properties who commit to preserving and maintaining their properties. While not directly linked to SB-9, the savings from a Mills Act contract could free up funds for development.
- **State and Federal Grants:** Occasionally, grants become available for the preservation of historic properties. Keep an eye on announcements from the California Office of Historic Preservation and the National Park Service.

### 3. Practical Steps Forward

Here's a step-by-step process to help you navigate the development under SB-9 while considering historic preservation constraints:

1. **Property Evaluation:** Confirm the historic status of your property by checking with the Pomona Planning Division.
2. **Initial Consultation:** Schedule a meeting with the Historic Preservation Commission to discuss your plans and gather feedback.
3. **Feasibility Study:** Consider hiring a consultant to assess the possibilities for your property considering both SB-9 and historic preservation rules.
4. **Design and Planning:** Work with an architect experienced in historic properties to develop a plan that meets both your needs and regulatory requirements.
5. **Budgeting:** Establish a detailed budget, considering costs for permits, potential design modifications, and any required historic preservation measures. In Pomona, costs for an ADU can range from $150,000 to $300,000, depending on complexity and size.
6. **Permit Application:** Submit applications for necessary permits, including any historic preservation approvals.
7. **Construction:** Once approved, proceed with construction, ensuring compliance with all relevant guidelines.

### 4. Timelines and Local Considerations

Realistically, the process from initial consultation to breaking ground could take anywhere from 12 to 24 months, given the complexities involved with historic properties. Pomona, known for its dedication to preserving its architectural heritage, will require thorough review processes, which can extend timelines.

### 5. Helpful Tips and Common Pitfalls

- **Early Engagement:** Engage with local authorities and preservation committees early to understand all your requirements and avoid potential delays.
- **Documentation:** Keep meticulous records of all correspondence and approvals.
- **Community Input:** Consider engaging with your neighbors and local community groups to garner support for your project.

### 6. Next Steps and Resources

- **Contact the Pomona Planning Division:** They can provide you with specific insights on your property’s status and applicable regulations.
- **Engage a Local Historic Architect:** Their expertise will be invaluable in navigating complex regulations.
- **Monitor Funding Opportunities:** Stay updated on grants or financial assistance programs through local and state historic preservation bodies.

By taking these steps, you can effectively manage your project while respecting the historic character of your property. Good luck with your endeavors in enhancing your beautiful historic home!

Best regards,

[Your Name]
Experienced ADU Consultant