How does SB-9 work in Pomona?

Hello and welcome to the journey of potentially transforming your property in Pomona with the help of Senate Bill 9 (SB-9). This legislative measure indeed opens up opportunities for homeowners like yourself, but it's crucial to navigate it wisely, especially with the specific nuances that come into play at the local level. Let's break down your queries step by step to ensure you have a solid foundation of knowledge before proceeding.

### Understanding SB-9 in the Context of Pomona

**1. Local Restrictions and Guidelines:**

SB-9 allows for the splitting of single-family lots into two separate parcels, enabling the construction of up to two units on each. However, municipalities like Pomona can impose additional regulations. Here’s what you need to consider:

- **Zoning and Eligibility:** Your property must be in a single-family residential zone and meet specific lot size requirements. Pomona may have additional zoning regulations, so checking with the Pomona Planning Division is essential.

- **Historic Districts and Environmental Considerations:** If your property is located in a historic district or has environmental constraints, there could be additional hurdles or outright restrictions.

- **Design Standards and Utilities:** Pomona may have specific design guidelines or requirements for infrastructure and utility connections. Engaging with a local architect familiar with Pomona's regulations can help ensure compliance.

**2. Property Tax Assessments:**

Upon splitting the lot, the newly created parcels will be assessed separately. Here's what typically happens:

- **Reassessment Trigger:** The lot split itself does not automatically trigger a reassessment of your original home. However, any new construction on the newly created parcel will be subject to reassessment based on its market value.

- **Expected Costs:** Typically, once the lot is split and developed, the new unit could increase your overall property tax liability. For a rough estimate, if the new unit's market value is assessed at $300,000, you might expect annual property taxes to be around $3,000, given California's 1% base tax rate plus local assessments.

**3. Financial Implications and Assistance Programs:**

Given your budget constraints, it's wise to explore financial assistance options:

- **California ADU Grant Program:** While not specifically for SB-9, this can sometimes be leveraged for units built on the newly split lot, depending on the program's scope and eligibility criteria at the time.

- **Local Incentives:** Check with the City of Pomona for any local incentives or fee waivers. These can sometimes include reduced development fees or expedited permitting processes.

- **Financing Options:** Consider construction loans or home equity lines of credit (HELOCs) tailored for home improvements. Some local credit unions or banks in California offer specific products for ADU developments.

### Next Steps

**1. Initial Consultation and Feasibility Study:**

- **Consult a Local Expert:** Engage with a local land-use attorney or a planner who has experience with Pomona’s regulations. They can provide a feasibility study and outline any potential legal roadblocks.

- **Site Survey and Planning:** Conduct a site survey to understand the topography and any potential environmental restrictions.

**2. Engage with the City:**

- **Pre-Application Meeting:** Schedule a meeting with the Pomona Planning Division to discuss your plans and get feedback on potential challenges or additional requirements.

- **Application Submission:** Once you have a clear understanding, prepare to submit your lot split application. This may include detailed site plans, environmental reports, and compliance with any design guidelines.

**3. Construction and Development:**

- **Selecting a Contractor:** Choose a contractor well-versed in local building codes and SB-9 projects. Ask for references and view past projects if possible.

- **Timeline:** Expect the process from application to completion to take 12-18 months, considering design, approval, and construction phases.

### Helpful Tips and Warnings

- **Common Pitfalls:** Avoid underestimating the cost of utility hookups or the impact of local design requirements. These can significantly affect your budget.

- **Stay Informed:** Regulations can evolve, so keep abreast of any changes to SB-9 or local ordinances that may affect your project.

In conclusion, while SB-9 presents exciting opportunities, it's imperative to approach this venture with comprehensive planning and a clear understanding of local regulations. By taking these steps, you’ll be better equipped to make informed decisions and maximize the potential of your property in Pomona. Best of luck, and feel free to reach out if you have more questions as you progress!