What are Pomona's specific SB-9 regulations?

Hello!

Navigating the intricacies of SB-9 and local regulations in Pomona can indeed be challenging, but with the right guidance, you can make informed decisions about your property. Let’s break down the specifics to help you understand what’s involved in splitting your lot and building additional units under SB-9.

### Understanding SB-9 and Its Implications in Pomona

**SB-9 Overview:**
Senate Bill 9, effective from January 1, 2022, allows California homeowners to split their lots and build up to two residential units on each resulting lot. This is intended to increase housing supply and provide more flexibility for property owners.

**Lot Splitting in Pomona:**
For your property in Pomona, which is approximately 9,000 square feet, SB-9 theoretically allows you to split the lot (provided each new lot is at least 1,200 square feet) and build up to two units on each portion. However, here are some local nuances and steps to consider:

1. **Check Zoning and Local Ordinances:**
While SB-9 provides a broad framework, Pomona may have additional zoning requirements or design standards. Check with the City of Pomona’s Planning Division to confirm any local modifications to state law. Pomona's zoning code might have specific overlays or requirements affecting lot splits or ADU construction.

2. **Design and Aesthetic Standards:**
Pomona might have design review processes to ensure new constructions are in harmony with existing neighborhoods. It’s wise to consult with a local architect familiar with Pomona’s style guidelines.

3. **Cost Considerations:**
- **Lot Split Costs:** The cost of splitting a lot can vary. In Pomona, you might expect legal and survey fees to be between $5,000 to $15,000, depending on complexity.
- **Construction Costs:** Building costs for ADUs range widely. For Pomona, anticipate approximately $150,000 to $300,000 per unit, depending on size, design, and finishes. This includes materials, labor, and permitting fees.
- **Permits and Fees:** Pomona’s permitting fees could range from $5,000 to $10,000 per unit, including impact fees. Check the current fee schedule with the local building department.
- **Utility Connections:** New utility connections can be a significant expense, sometimes running $10,000 to $30,000 depending on the complexity and existing infrastructure.

### Historical and Zoning Considerations

**Historical Districts and Zones:**
Since your property isn’t in a historic district, you might not face additional restrictions, but proximity to such zones could warrant extra scrutiny. Verify with Pomona’s historical preservation office to ensure compliance if your property is near a designated area.

### Practical Steps and Timeline

1. **Initial Consultation:**
Engage with Pomona's Planning Division early. They can clarify local amendments to SB-9 and identify potential obstacles.

2. **Hire a Local Professional:**
Consider hiring a local architect or planner with experience in Pomona’s regulatory environment. They can help streamline design approval and navigate local requirements.

3. **Survey and Legal Work:**
Conduct a land survey and legal parcel split. This process might take 2-4 months, including city approvals.

4. **Design and Permitting:**
Allow 3-6 months for design and permitting. This includes architectural plans, city submissions, and any required revisions.

5. **Construction:**
Construction timelines can vary. Expect 6-12 months for building ADUs, contingent on the complexity of your project and contractor availability.

### Common Mistakes and Tips

- **Underestimating Costs:** Ensure you have a comprehensive budget that includes contingencies (15-20% is advisable).
- **Ignoring Local Rules:** Pomona’s local ordinances might impose additional requirements. Always verify with local authorities.
- **Skipping Professional Guidance:** Engaging professionals early can save time and prevent costly design revisions.

### Next Steps

- **Resource Utilization:** Visit Pomona’s city website and review the Planning and Development section for specific guidelines and contact information.
- **Community Meetings:** Attend local planning commission meetings to understand current trends and community sentiments.
- **Consultation:** Schedule meetings with the Planning Division and potentially a local real estate attorney for legal guidance on lot splitting.

By following these steps and keeping local regulations in mind, you’ll be well-equipped to make informed decisions about your property. Best of luck with your project, and feel free to reach out if you have further questions!