What are Santa Ana's specific SB-9 regulations?

Hello and thank you for reaching out with your questions about SB-9 and lot splits in Santa Ana. Navigating these regulations can indeed be complex, but with the right information, you can make informed decisions about your property. Let's dive into your questions one by one.

### 1. Design Standards and Restrictions

Under SB-9, cities like Santa Ana have the authority to impose certain design standards, provided they don't make the project infeasible. In Santa Ana, any new units built after a lot split must adhere to local design guidelines. This typically involves ensuring that the appearance of the new units is compatible with the existing neighborhood character. For example, this could mean using similar materials or colors as neighboring homes.

In terms of size, SB-9 allows for a maximum of two units on a split lot, but local ordinances can influence the maximum square footage. Generally, each unit should not exceed 800 square feet per state law, but Santa Ana may have specific guidelines. It's wise to consult the Santa Ana Planning and Building Agency for precise design standards. They can provide you with a checklist of requirements to ensure compliance while allowing for creative freedom.

### 2. Minimum Lot Size Requirements

SB-9 mandates that each new lot resulting from a split must be at least 1,200 square feet. With your 8,500 square foot lot, a split is theoretically feasible. However, Santa Ana may have additional criteria. For instance, Santa Ana might require specific frontage or access provisions, so it's important to verify these details with the local planning department.

### 3. Additional Fees and Impact Assessments

Budgeting for a lot split involves several cost considerations. In Santa Ana, you can anticipate fees related to planning applications, building permits, and potential utility connections. These fees can range from $5,000 to $15,000 depending on the complexity of the project. Additionally, impact fees may apply, especially if the development increases demand on local infrastructure and services.

It is advisable to schedule a pre-application meeting with the Santa Ana Planning Division. This session can provide a detailed breakdown of expected fees and assessments, helping you budget more accurately.

### 4. Owner-Occupancy Requirements

SB-9 includes an owner-occupancy requirement, stating that the property owner must live in one of the units for at least three years following a lot split. Santa Ana adheres to this requirement, which aims to deter speculative development and ensure community stability. Make sure this aligns with your long-term plans for the property.

### Step-by-Step Guidance

1. **Consultation**: Begin by consulting with the Santa Ana Planning and Building Agency to understand local nuances and gather necessary forms.

2. **Feasibility Study**: Conduct a feasibility study with a local architect or planner to ensure your plans meet all zoning and design requirements.

3. **Pre-Application Meeting**: Schedule a meeting with the planning department to discuss your proposal and get a detailed fee estimate.

4. **Application Submission**: Submit your lot split application with required documentation, including site plans, proposed designs, and proof of compliance with SB-9.

5. **Review Process**: The review process may take several weeks to a few months, depending on the complexity and workload of the planning department.

6. **Approval and Construction**: Once approved, obtain necessary building permits and proceed with construction, ensuring regular inspections as required.

### Additional Tips

- **Hire Local Experts**: Work with local architects or designers familiar with Santa Ana's specific requirements to avoid common pitfalls.
- **Community Engagement**: Engage with your neighbors early in the process to address any concerns and foster goodwill.
- **Monitor Regulations**: Keep abreast of any changes in local regulations, as cities are continuously refining their approach to SB-9.

### Next Steps and Resources

- **Santa Ana Planning and Building Agency**: Visit their website or office for resources and contacts.
- **California Department of Housing and Community Development**: They provide broader guidance on SB-9 implementation.
- **Professional Consultation**: Consider hiring a real estate attorney or consultant specializing in California land use to guide you through the process.

By taking these steps, you can navigate the complexities of lot splitting under SB-9 in Santa Ana effectively. Best of luck with your project, and feel free to reach out with more questions as they arise!