How does SB-9 work in Torrance?

Hello and thanks for reaching out with your questions about SB-9 in Torrance! Navigating these regulations can indeed be challenging, so let's break down your situation step-by-step to help you make informed decisions.

### Lot Split Feasibility

1. **Lot Size and Split Requirements:**
- SB-9 mandates that post-split, each lot must be at least 1,200 square feet. With your current 7,500 square foot lot, it seems feasible to split the lot, assuming no other site-specific constraints exist.
- **Local Regulations:** Torrance may have additional zoning ordinances or overlay districts that affect lot splits. It's crucial to confirm with the Torrance Planning Department if your property is within any specific zones or subject to historic preservation guidelines that could impact your plans.

### Budget Considerations

2. **Construction Costs:**
- Based on recent data, construction costs for a modest single-story home in Torrance generally range between $200 to $300 per square foot. Assuming a 1,000 sq ft build, your budget might need to be adjusted upwards from $200,000 to potentially $250,000-$300,000.
- **Additional Costs:** Don't forget to factor in:
- **Utility Hookups:** Connect fees can vary but budget $10,000 to $30,000.
- **Impact Fees:** These can be significant, ranging from $5,000 to $15,000.
- **Permits and Inspections:** Plan for $5,000 to $10,000 depending on the complexity of your project.

### Design and Aesthetic Guidelines

3. **Architectural Constraints:**
- Torrance, like many cities, may have design guidelines to ensure new builds complement existing neighborhoods. Check any specific architectural review processes or neighborhood covenants that might apply.
- **Tip:** Engage with a local architect familiar with Torrance's aesthetic standards early in the process. They can help ensure your design aligns with local character and speeds up the approval process.

### Financial Implications

4. **Property Taxes and Home Value:**
- **Property Taxes:** After a lot split and new construction, your property taxes will likely increase. Each parcel will be assessed separately based on its new value, including improvements.
- **Home Value:** A well-executed lot split and new build can increase overall property value, but this depends on market conditions and the quality of the construction.

### Practical Steps and Recommendations

5. **Next Steps:**
- **Consult Local Experts:** I recommend scheduling a meeting with a local real estate attorney and a land use planner to navigate Torrance-specific zoning laws and SB-9 implications.
- **Site Survey:** Conduct a detailed site survey to confirm lot dimensions and identify any potential legal or physical barriers.
- **Engage with Neighbors:** Discuss your plans with neighbors early to mitigate potential disputes or objections during the approval process.

6. **Common Pitfalls to Avoid:**
- **Overlooking Local Ordinances:** Always verify local regulations in addition to state laws like SB-9; cities can impose additional requirements.
- **Underestimating Costs:** Construction budgets often escalate due to unforeseen issues. Include a contingency (10-15%) in your budget.
- **Ignoring Utility Capacity:** Ensure existing utility infrastructure can accommodate the new dwelling.

### Resources

7. **Helpful Resources:**
- **Torrance Planning Department:** Essential for confirming local zoning and design requirements.
- **California Department of Housing and Community Development (HCD):** Offers guidance on SB-9 and other housing legislation.
- **Local Builders and Architects:** Professionals familiar with Torrance can provide insights specific to local building idiosyncrasies.

Embarking on a lot split and new build under SB-9 is an exciting opportunity, but careful planning and local due diligence are paramount. By following these steps and incorporating expert advice, you can navigate the process more smoothly and set your project up for success.

Feel free to reach out if you have more questions or need further assistance. Best of luck with your project in Torrance!