What are Glendale's specific SB-9 regulations?

Hello there,

Navigating the complexities of SB-9, especially in a city like Glendale, can indeed be challenging. However, with some careful planning and understanding of local regulations, you can successfully split your lot and add value to your property. Let's break down your questions and provide some actionable insights.

### 1. Glendale’s Unique Requirements for Lot Splits under SB-9

**Lot Split Basics:** Under SB-9, you're correct that your 7,000-square-foot corner lot exceeds the minimum size threshold (1,200 square feet) for a lot split. However, Glendale has its own set of specific requirements and ordinances that must be adhered to.

**Local Ordinances:** Glendale requires that both resulting lots must be at least 40% of the original parcel size. This means, for your 7,000 sq ft lot, each new lot must be at least 2,800 sq ft. Additionally, the SB-9 legislation mandates that each lot must accommodate a primary residence, and Glendale might require adherence to specific design standards to maintain neighborhood character.

**Owner Occupancy Requirement:** Note that SB-9 mandates an owner occupancy period of three years if you plan to split the lot. Ensure that you are prepared to meet this requirement or explore options such as transferring ownership in compliance with these rules.

### 2. Parking and Site Access Constraints

**Parking Requirements:** Under SB-9, newly constructed units typically require one off-street parking space per unit, unless your property is within a half-mile of public transit or in a car-share area. Glendale might have additional parking regulations, so it's crucial to check with the city's planning department to understand any local nuances.

**Site Access:** Ensure easy access to each dwelling. Properties on corner lots generally have an advantage here, as they can facilitate easier access points. However, maintaining clear and legal access paths that meet fire and safety codes is essential.

**Impact on Value:** Properly executed, a lot split can significantly enhance the value of your property by allowing for additional units, which can be rented or sold. However, the costs associated with providing necessary infrastructure (utilities, access, etc.) should be carefully considered in your budgeting.

### 3. Environmental and Design Considerations

**Environmental Reviews:** While SB-9 provides some exemptions from CEQA (California Environmental Quality Act), it's wise to consult with Glendale's planning department to ensure compliance with any required environmental reviews, particularly if your property is near sensitive habitats or historical zones.

**Design Standards:** Glendale is known for its stringent design requirements to maintain aesthetic consistency. Ensure your plans align with these standards, focusing on elements like building height, setbacks, and architectural style. Engaging a local architect familiar with Glendale’s design guidelines can be beneficial.

### Common Delays and How to Avoid Them

**Zoning Interpretations:** Delays often stem from misunderstandings of zoning laws. Engage with Glendale's planning department early to clarify any potential zoning issues. They can offer pre-consultation services that provide guidance before you submit formal plans.

**Neighbor Concerns:** Proactively communicating with neighbors can mitigate potential disputes, especially concerning construction noise or perceived impacts on their property. Hosting a meeting to discuss your plans and address concerns can foster goodwill and prevent future conflicts.

### Practical Steps and Resources

1. **Consult with a Local Architect or Planner:** Hiring a professional with experience in Glendale can streamline the process. They can assist in creating compliant designs and navigating the application process.

2. **Budgeting:** Prepare for costs including application fees (usually around $1,000 - $1,500), infrastructure (could range from $10,000 to $50,000 depending on the complexity), and construction costs (typically $200 - $300 per square foot).

3. **Timeline:** Anticipate a timeline of 6-12 months for approval and completion of a lot split, assuming no major obstacles arise.

4. **Utilize City Resources:** Glendale’s planning department website offers resources and contact information for direct inquiries. Attending city planning meetings can also provide insights into current interpretations of SB-9.

5. **Legal Advice:** Consider consulting a real estate attorney to ensure all documentation and agreements comply with both state and local laws.

By following these guidelines and preparing thoroughly, you can effectively navigate the SB-9 lot split process in Glendale. Best of luck with your project, and feel free to reach out if you have more questions!

Warm regards,

[Your Name]
ADU Consultant and SB-9 Specialist