How much does an SB-9 lot split cost in San Jose?

Hello there,

Navigating the complexities of an SB-9 lot split in San Jose can indeed feel overwhelming, but with the right information, you can approach the process with confidence. Let’s break down the main components you’ll need to consider, from costs to timelines, and provide some guidance based on local regulations and experiences.

### Understanding SB-9 and Lot Splits

Senate Bill 9 (SB-9) is designed to facilitate the creation of additional housing in residential neighborhoods by allowing property owners to split their lots and develop additional units. In San Jose, this means you can potentially split your 10,000 square foot lot and build up to two residential units on each resulting parcel, provided you meet certain conditions.

### Costs Involved

1. **Application and Permit Fees**: In San Jose, the initial application fee for a lot split can range from $3,000 to $5,000. This includes city planning and engineering review fees. Be prepared for additional fees as you submit detailed plans and progress through the approval process.

2. **Survey and Mapping Costs**: A professional land surveyor will be necessary to create a parcel map for the lot split. Costs here typically range from $5,000 to $8,000, depending on the complexity of your lot and the need for any additional documentation or research.

3. **Utility Hookups and Infrastructure**: One of the more unpredictable expenses can come from utility modifications. If each new parcel requires separate water, sewer, and electrical connections, this can add anywhere from $10,000 to $30,000 per parcel. San Jose may require infrastructure upgrades, especially if the existing systems are outdated or insufficient for the increased demand.

4. **Construction Costs**: Assuming you proceed with building an additional dwelling unit (ADU) on the new parcel, construction costs in San Jose typically range from $150 to $300 per square foot. For a 1,000 square foot ADU, this translates to $150,000 to $300,000. Keep in mind this is separate from the costs of the lot split itself.

### Timeline

The timeline for an SB-9 lot split in San Jose can vary, but here’s a rough estimate:

- **Initial Planning and Design**: 2 to 3 months to work with architects and surveyors.
- **City Review and Approval**: 3 to 6 months. San Jose's planning department will review your application for compliance with local zoning laws and SB-9 requirements.
- **Construction (if building an ADU)**: 6 to 12 months, depending on the complexity of the project and contractor availability.

### Local Considerations

San Jose has specific zoning ordinances and residential design guidelines that you’ll need to comply with. For instance, SB-9 requires that new lot splits do not result in parcels smaller than 1,200 square feet. Additionally, at least one of the units must be owner-occupied for a minimum of three years after the split. It's crucial to work closely with a local architect or planner familiar with San Jose's regulations to ensure compliance.

### Hidden Costs and Common Pitfalls

- **Environmental Reports**: Depending on your location, you might need environmental assessments, especially if your property is near protected areas or contains heritage trees.

- **Legal and Consulting Fees**: Engaging a real estate attorney or consultant familiar with SB-9 can help avoid costly mistakes and streamline the process. Budget $5,000 to $10,000 for these services.

- **Neighborhood Opposition**: Community input can delay projects. Be proactive in communicating with neighbors to mitigate potential opposition.

### Next Steps

1. **Pre-application Meeting**: Schedule a meeting with San Jose’s planning department to discuss your project. This can provide clarity on specific requirements and potential hurdles.

2. **Engage Professionals**: Hire experienced local professionals, including an architect, surveyor, and possibly a real estate attorney.

3. **Budget Planning**: Given your budget of $150,000, you may need to prioritize what aspects of the project to undertake initially. Consider phasing construction if necessary.

4. **Stay Informed**: Keep abreast of any changes in local ordinances or state laws that might impact your project.

For further reading, you might want to consult the [City of San Jose Planning Division](https://www.sanjoseca.gov/your-government/departments-offices/planning-building-code-enforcement/planning-division) for more detailed guidelines and contact information.

I hope this comprehensive overview helps you feel more prepared to embark on your SB-9 lot split journey in San Jose. Good luck, and feel free to reach out with more questions as you proceed!

Best regards,

[Your Name]
ADU Consultant and Local Expert