How does SB-9 work in Hayward?

Hello,

I'm glad to see your interest in maximizing the potential of your property in Hayward through SB-9. Let's break down your questions and concerns step-by-step to give you a clear understanding of what to expect and how to proceed.

### 1. Lot Size Requirements

Under SB-9, you are allowed to split your lot, provided certain conditions are met. Since your property is 8,500 square feet, you're in a good position because the law requires that each resulting lot be at least 1,200 square feet. Therefore, your lot could potentially be divided into two, each at a minimum size that complies with the law.

However, keep in mind that SB-9 stipulates no more than a 60/40 split. This means that one lot cannot be more than 60% of the total original lot size. So, as long as the division maintains this ratio, you should be within legal boundaries. It's crucial to consult with a local surveyor or land use planner to ensure your proposed split conforms to these guidelines.

### 2. Local Zoning and Restrictions

SB-9 requires cities to allow these lot splits, but local jurisdictions can impose certain objective standards. In Hayward, zoning regulations and any specific neighborhood overlays will come into play. You should check with the Hayward Planning Division to understand if your property lies within any special zoning districts or if there are historical designations that might affect your plans.

For setbacks, Hayward typically enforces standard residential setbacks; however, SB-9 allows for some flexibility, provided that the development adheres to fire and safety codes. A visit to the city's planning department or their website can give you precise setback requirements and any design guidelines you need to follow.

### 3. Infrastructure and Budget Concerns

When it comes to infrastructure, the key costs will involve extending utilities (water, sewer, and electricity) to the new lot or units. On average, extending utilities can range from $10,000 to $30,000 depending on proximity to existing service lines. Also, consider potential costs for grading, paving, and any necessary adjustments to existing infrastructure.

Given your modest budget, it’s wise to hire a local contractor familiar with Hayward’s regulations to provide a more accurate estimate. Don’t forget to budget for additional fees such as permitting (approximately $5,000 to $10,000), surveyor fees, and possible impact fees which can vary.

### 4. Impact on Property Taxes

A lot split can potentially increase your property taxes. After the split and development, each lot will be reassessed separately. In California, property taxes are based on the assessed value, which could increase after improvements are made. It’s advisable to speak with a local property tax consultant or the Alameda County Assessor’s Office to get a clearer picture of how your taxes might change.

### General Tips and Next Steps

- **Consult a Professional:** Before proceeding, consult with a local architect or land use attorney who can walk you through the process and help ensure compliance with all local and state regulations.

- **Community Engagement:** Engage with your neighbors early in the process. SB-9 requires that new developments maintain neighborhood character, and having community support can ease the approval process.

- **Timing:** From start to finish, expect the process to take anywhere from 6 months to 2 years, depending on complexity and any potential delays in approvals or construction.

- **Research Funding:** Explore financing options that might be available for ADU development, such as local grants or loans specifically aimed at increasing housing stock.

### Resources

- **Hayward Planning Division:** For zoning, permitting, and planning inquiries.
- **California Department of Housing and Community Development (HCD):** For detailed information on SB-9 and other housing laws.
- **Local Real Estate Experts:** Connect with real estate agents who have experience with ADUs and lot splits in the area for practical insights.

By approaching this project methodically and leveraging local resources, you can make the most of SB-9 to enhance your property’s value and utility. Best of luck with your lot split and future developments!

Warm regards,

[Your Name]
Experienced ADU Consultant