Can I do a lot split under SB-9 in San Diego?

Hello and thank you for reaching out with your questions about SB-9 lot splits in San Diego. It's great to see homeowners like yourself exploring opportunities to add housing and generate rental income. Let's dive into your questions to provide some clarity and guidance for your situation.

### Zoning and Restrictions

1. **Lot Size and Zoning Compliance**: Your lot size of 7,500 square feet meets the minimum requirement under SB-9, which allows lot splits on properties with a minimum size of 2,400 square feet. However, there are additional zoning and local considerations:

- **Historic Districts**: Properties within historic districts or those designated as historic landmarks are typically exempt from SB-9. Check with the San Diego Historical Resources Board if your property falls under these categories.

- **Environmental Zones**: If your property is within an environmentally sensitive area, such as coastal zones or areas with protected habitats, additional restrictions may apply. Consult the City of San Diego's planning department for specifics on any environmental overlays.

- **Neighborhood Compatibility**: While SB-9 preempts many local zoning laws, neighborhoods with specific community plans might have design guidelines to maintain aesthetic consistency. It’s advisable to consult the San Diego General Plan and Community Planning Groups for any advisory design considerations.

### Costs Beyond Construction

2. **Permits and Fees**: In San Diego, you’ll encounter several costs beyond construction:

- **Permit Fees**: Expect to pay building permit fees ranging from $5,000 to $15,000, depending on the scope of your project. This includes plan check fees, inspection fees, and any necessary environmental or impact assessments.

- **Utility Connection Fees**: These can range from $5,000 to $10,000 if new utility connections are needed for the additional unit.

- **Survey and Title Fees**: Lot splits require a surveyor to delineate the new property lines, which may cost between $2,000 to $4,000. Additionally, title companies may charge $1,000 to $2,000 for processing new property titles.

- **Impact Fees**: While SB-9 reduces some impact fees for smaller units, larger developments may still incur fees. It's worth consulting with the local planning department to understand exceptions that might apply.

### Property Taxes

3. **Tax Implications**: Splitting your lot and developing a new unit will likely lead to a reassessment of your property taxes. California’s Proposition 13 caps annual property tax increases to 2% unless there is a change in ownership or new construction. Here's what to expect:

- **Reassessment**: The new lot and any new construction will be assessed at current market value, which will increase your tax bill. The current property tax rate in San Diego is approximately 1.25% of assessed value.

- **Example**: If the new construction is valued at $300,000, you can expect an additional $3,750 in property taxes annually.

### Process and Timelines

4. **Step-by-Step Guidance**:

- **Initial Consultation**: Meet with a local planner or hire an experienced consultant to review your property specifics.

- **Survey and Design**: Engage a licensed surveyor and architect to draft plans that comply with SB-9 and local design guidelines.

- **Submit Applications**: File your lot split application with San Diego’s Development Services Department. This can take 3-6 months for approval, depending on workload and any required revisions.

- **Construction Phase**: Once permits are approved, construction timelines vary but typically range from 6 to 12 months.

### Tips and Warnings

5. **Common Mistakes and Advice**:

- **Incomplete Applications**: Ensure your applications are thorough and include all required documents to avoid delays.

- **Budget Overruns**: Plan for a contingency fund of at least 10-15% of your total budget to cover unexpected costs.

- **Community Engagement**: Engage with your neighbors early in the process to address potential concerns and gain support.

### Next Steps and Resources

6. **Next Steps**:

- **Consult a Professional**: Engage a local architect or ADU specialist who knows the San Diego regulations well.

- **Visit the Development Services Department**: Attend their workshops or meetings to get firsthand information and resources.

- **Online Resources**: Visit the City of San Diego's website for up-to-date information on SB-9 and ADU guidelines.

By considering these factors and taking a methodical approach, you can navigate the SB-9 lot split process smoothly. Best of luck with your project, and feel free to reach out if you have any more questions!