What are Irvine's specific SB-9 regulations?

Hello and thank you for reaching out with your questions regarding SB-9 and its implications for your property in Irvine. Navigating these regulations can be complex, but with the right information, you can make informed decisions. Let’s dive into your questions one by one.

### 1. Minimum Lot Sizes for a Split in Irvine

Under California’s SB-9, lot splits are permissible provided each resulting lot is at least 1,200 square feet. Given your lot is 7,000 square feet, you certainly meet this minimum requirement. However, it’s important to remember that Irvine may have additional criteria. Typically, cities like Irvine may require each new parcel to be approximately 40% of the original lot size. This means your split could result in two parcels of about 2,800 square feet each, which is more than sufficient for compliance.

### 2. Design and Architectural Guidelines

Irvine, known for its master-planned communities, does have specific architectural guidelines to maintain aesthetic consistency. In University Park, any new construction must adhere to the community's HOA rules, which often include architectural styles, height restrictions, and material guidelines. It's crucial to consult with the local Architectural Review Board early in your planning phase to ensure compliance. This step helps avoid costly redesigns and delays. Additionally, ensure that your design is in line with state laws such as AB-68, which allows for a streamlined approval process for ADUs up to 800 square feet.

### 3. Owner-Occupancy Requirements

SB-9 includes a provision that mandates the property owner to sign an affidavit stating they intend to occupy one of the housing units as their principal residence for at least three years following the lot split. This means you cannot rent out both units immediately. However, this requirement might not apply if you are developing an ADU on an existing single-family lot without splitting it.

### 4. Fees and Additional Permits

When planning a lot split in Irvine, budgeting for various fees and permits is essential. Typical costs include:

- **Application Fees**: Approximately $1,500 - $3,000 for the lot split application.
- **Impact Fees**: These can range from $15,000 to $25,000, depending on the size and scope of the development.
- **Permits**: Building permits for new construction can range from $5,000 to $10,000 or more, based on project specifics.

Additionally, you may incur costs for surveying, engineering, and architectural services. Budgeting for these additional expenses will help you avoid surprises.

### Practical Steps and Tips

1. **Initial Consultation**: Engage with a local planner or consultant who is familiar with Irvine’s specific requirements. They can provide insights into community-specific regulations and help streamline your process.

2. **Community Engagement**: If your neighborhood has a Homeowners Association (HOA), reach out to them for any additional guidelines or restrictions. Early communication can prevent future disputes.

3. **Environmental Considerations**: Conduct an environmental review to ensure there are no significant issues such as protected species or habitats that could impede development.

4. **Financial Planning**: Meet with a financial advisor to explore financing options for construction, whether through a home equity loan, construction loan, or other financing methods.

### Next Steps and Resources

- **City of Irvine Planning Division**: Contact them for detailed zoning maps and specific ordinances applicable to University Park.
- **Local Architectural Firms**: They can provide design services that comply with both city and HOA standards.
- **Legal Consultation**: A real estate attorney can help draft the necessary affidavits and navigate the legal complexities of SB-9 compliance.

In summary, while the path to taking advantage of SB-9 in Irvine involves several steps, it is a feasible and potentially lucrative endeavor. By adhering to local guidelines and state laws, and engaging with the right professionals, you can achieve your goal of developing a new unit on your property. Good luck with your project, and don’t hesitate to reach out if you have further questions!