What are San Francisco's specific SB-9 regulations?

Hello there,

Navigating the intricacies of SB-9, especially in a city like San Francisco, can be quite the endeavor. I'll do my best to break down the key points for you and provide a comprehensive overview of what to expect as you consider splitting your lot and building an additional unit in the Sunset District.

### Understanding SB-9 in San Francisco

SB-9 is a California state law aimed at increasing housing density by allowing property owners to split a single-family lot into two and construct up to two units on each lot. However, local jurisdictions, including San Francisco, can impose additional regulations as long as they don’t conflict with the state law's intent.

#### Zoning Constraints and Local Regulations

1. **Zoning Considerations**: In San Francisco, most residential lots fall under RH-1 and RH-2 zoning. SB-9 overrides local zoning to some extent, but there are still constraints. For instance, your lot must be within an urbanized area and cannot be in a historic district. San Francisco has specific maps and resources to help identify eligible lots.

2. **Minimum Lot Size**: Under SB-9, each split lot must be at least 1,200 square feet. Your 4,800 square foot lot provides ample space for this, assuming no other local constraints are violated.

3. **Owner Occupancy**: SB-9 requires that one of the lots post-split must have an owner-occupied unit for a minimum of three years from the date of approval.

4. **Design Standards**: San Francisco has additional design review requirements to ensure new constructions align with neighborhood aesthetics, which may influence your design and budget.

### Budget Considerations

Given your budget of around $300,000, here's what you should consider:

1. **Construction Costs**: In San Francisco, construction costs can range from $250 to $400 per square foot depending on the complexity, materials, and contractor. This means for a modest 800 sq. ft. unit, you might expect $200,000 to $320,000. It’s crucial to work with a contractor familiar with local pricing.

2. **Additional Expenses**: Don’t forget soft costs like permits, design fees, survey costs, and potential impact fees, which can add another 15-20% to your total budget.

3. **Feasibility Study**: It’s often beneficial to conduct a feasibility study upfront (around $5,000) to ensure your project is viable under both SB-9 and local regulations.

### Utility Planning and Property Taxes

1. **Utility Considerations**: Splitting a lot often necessitates new utility connections. In San Francisco, this can involve significant coordination with PG&E and SFPUC. Costs for utility hookups can range from $10,000 to $25,000 per unit, depending on proximity to existing lines.

2. **Property Taxes**: Any new construction will likely increase your property taxes, as the new unit will be assessed at current market value. Consulting with a local property tax advisor can provide specific insights.

### Approval Process and Timeline

1. **Application Process**: Begin with a pre-application meeting with San Francisco’s Planning Department. They can provide guidance specific to your property and ensure you meet all requirements before submission.

2. **Timeline**: The approval process can take 3-6 months, depending on the complexity and any neighborhood opposition. The construction phase can add another 12-18 months.

3. **Potential Hurdles**: Common issues include neighborhood opposition, environmental reviews, and historic preservation concerns. Engaging with a local architect or planner familiar with these processes can mitigate many of these challenges.

### Tips and Next Steps

1. **Engage a Local Architect**: Find a professional with experience in SB-9 developments in San Francisco. They can help navigate design reviews and community outreach, which are critical in San Francisco.

2. **Community Involvement**: Early and transparent communication with neighbors can preempt resistance and speed up the approval process.

3. **Permitting and Compliance**: Stay updated on both state and local regulatory changes. San Francisco often updates its ordinances in response to state laws.

4. **Resources**: Visit the San Francisco Planning Department’s website for guides and contact information for local ADU specialists. They offer workshops and resources specific to SB-9 projects.

In conclusion, while SB-9 offers exciting opportunities for increasing housing density, the process is not without its challenges. By carefully planning, budgeting, and seeking the right professional guidance, you can successfully navigate the complexities of developing additional units on your property. Good luck with your project, and feel free to reach out with further questions!

Warm regards,

[Your Name]
ADU Consultant & San Francisco Specialist