What are Los Angeles's specific SB-9 regulations?

Hello,

Navigating the complexities of SB-9 for lot splits in Los Angeles can indeed be challenging, but with the right information and approach, you can make informed decisions. Let me break this down for you, addressing your concerns point by point.

### Eligibility for Lot Splits Under SB-9

SB-9, effective as of January 1, 2022, allows homeowners in single-family residential zones to split their lots and build additional units. In Los Angeles, the eligibility for a lot split under SB-9 is primarily determined by several key criteria:

1. **Zoning and Lot Size**: Your property must be in a single-family residential zone. A minimum lot size of 1,200 square feet is required for each resulting lot after the split. With your 8,500 square foot lot, you can feasibly split it into two lots while adhering to this minimum.

2. **Owner-Occupancy Requirement**: You must sign an affidavit stating an intention to occupy one of the housing units as your principal residence for at least three years from the date of the lot split approval.

3. **Non-Historic Designation**: The property must not be located in a designated historic district or be a landmark.

### Setbacks and Design Standards

Los Angeles imposes specific setbacks and design standards that might extend beyond state requirements:

- **Setbacks**: Typically, a minimum of 4 feet side and rear setbacks are required. However, existing structures that you plan to retain may not need to adhere to these setbacks if they are nonconforming.

- **Design Standards**: While SB-9 does not mandate specific design aesthetics, Los Angeles may have neighborhood-specific design guidelines, especially in areas with distinct architectural styles. It's advisable to consult the local planning department or neighborhood council for any additional standards.

### Financial Considerations

Embarking on a lot split can have significant financial implications, and understanding these costs upfront is crucial:

- **Application and Permit Fees**: The application fee for a lot split can range from $3,000 to $5,000 or more, depending on the complexity and specific requirements of your project. Additionally, expect building permit fees for any new constructions, which can vary based on the size and type of construction.

- **Impact Fees**: Los Angeles may impose impact fees for new units, which can range from $5,000 to $15,000 per unit, depending on the infrastructure needs of the area.

- **Surveys and Studies**: You may need to conduct surveys, environmental studies, or soil tests, which can add several thousand dollars to your costs.

### Potential Grounds for Denial

Even if your application meets all basic criteria, the city can deny a lot split based on:

- **Public Safety Concerns**: If the split would pose a risk to public health and safety, including fire risk or inadequate access to emergency services.
- **Infrastructure Limitations**: Insufficient infrastructure capacity for utilities, sewer, or water services can be a valid reason for denial.

### Steps to Proceed

1. **Consult with a Professional**: Engage with a local land use attorney or an architect experienced with SB-9 projects in Los Angeles. They can provide personalized guidance and help navigate specific neighborhood requirements.

2. **Pre-Application Meeting**: Schedule a meeting with the Los Angeles Department of City Planning to discuss your project. This can provide clarity on potential challenges and local requirements.

3. **Prepare and Submit Your Application**: Gather all necessary documents, including site plans, affidavits, and any required studies. Ensure your application is comprehensive to avoid delays.

4. **Community Engagement**: Proactively communicate with your neighbors and local neighborhood council. Addressing concerns early can facilitate smoother processing and reduce the likelihood of objections.

5. **Monitor the Review Process**: The review process can take several months, typically ranging from 3 to 6 months. Stay in regular contact with the planning department to address any issues promptly.

### Additional Resources

- **Los Angeles Department of City Planning**: [Website Link](https://planning.lacity.org/)
- **Local ADU Workshops**: Attend workshops or webinars for the latest information on SB-9 and ADU development in Los Angeles.

### Tips and Warnings

- **Avoid Common Mistakes**: Ensure all required documents are complete and submitted on time. Missing information can result in significant delays.
- **Budget for Contingencies**: Unexpected costs can arise, so have a buffer in your budget to accommodate these.

By following these steps and considering these factors, you can effectively navigate the SB-9 lot split process in Los Angeles. Good luck with your project, and feel free to reach out if you have more questions!

Warm regards,

[Your Name]
ADU Consultant