What are the requirements for SB-9 lot splits in Oakland?

Hello,

It's great to hear that you're considering taking advantage of SB-9 to split your lot in Oakland. This is an exciting opportunity to increase the use of your property and potentially provide additional housing in your community. Below, I'll address your questions with detailed insights, focusing on zoning requirements, costs, potential neighborhood impact, and provide actionable steps to help you move forward.

### Zoning Requirements and SB-9 Interaction

**Eligibility and Zoning:**
In Oakland, your property being in an R-1 zone is generally favorable for SB-9 lot splits. SB-9, effective from January 1, 2022, allows homeowners to split a single-family residential lot (like R-1) into two parcels and develop up to two residential units on each. However, the key is to ensure that your lot meets specific criteria:

1. **Lot Size:** Your 7,000 sq ft lot exceeds the minimum requirement, as SB-9 mandates that each new parcel must be at least 1,200 sq ft.
2. **Owner Occupancy:** You must intend to occupy one of the housing units as your principal residence for at least three years from the date of the lot split.
3. **Local Ordinances:** Be aware that local ordinances can impose additional requirements. Oakland might have specific setback rules, design standards, or historic preservation considerations, especially if your property falls within a designated historic district.

**Interaction with Local Ordinances:**
While SB-9 overrides some local zoning restrictions, it does not exempt projects from all local planning standards. Oakland might enforce objective design standards related to architectural aesthetics, which you'll need to adhere to. Check with the Oakland Planning and Building Department for any additional regulations specific to your neighborhood.

### Costs of Lot Splitting

**Estimation of Costs:**
The budget is crucial, so let's break down some expected costs:

1. **Survey and Application Fees:** A property survey in Oakland can range from $1,500 to $3,000, depending on the complexity of the lot. Application fees for lot splits typically range from $3,000 to $5,000.
2. **Environmental Reports:** If required, these could add another $2,000 to $5,000.
3. **Utility Upgrades:** Costs for connecting new utility services can vary widely, but budgeting $10,000 to $30,000 is a safe estimate.
4. **Construction Costs:** If you plan to develop new units, construction costs in Oakland average around $200 to $400 per square foot, depending on the finish and design complexity.

**Hidden Costs:**
- **Legal Fees:** For navigating the lot split process, budget for legal advice or assistance, potentially around $2,000 to $5,000.
- **Permit Fees:** Building permits for new constructions will add additional costs, which could range from $5,000 to $15,000 depending on the scope of the project.

### Community and Neighbor Considerations

**Community Input Process:**
In Oakland, community input is important, though SB-9 minimizes discretionary public hearings. However, engaging with your neighbors early on can ease potential tensions. Consider hosting a meeting to discuss your plans and address any concerns they may have. Transparency and communication often alleviate opposition.

### Next Steps and Resources

**Actionable Steps:**
1. **Consult a Local Planner:** Contact the Oakland Planning and Building Department. They can provide precise information on local ordinances, required documentation, and the application process.
2. **Hire a Professional Surveyor:** Get a detailed survey done to understand your property boundaries and feasibility.
3. **Engage with Neighbors:** Proactively communicate your intentions and gather feedback. This step is particularly important if you expect any resistance.
4. **Financial Planning:** Secure financing if necessary and consult with a contractor for detailed cost estimates tailored to your specific project.

**Resources:**
- **Oakland Planning and Building Department:** Their website and office can provide application forms and specific guidelines.
- **California Department of Housing and Community Development:** For comprehensive insights on SB-9 and related state laws.

Finally, keep in mind that timelines can vary. From initial inquiries to final approvals, anticipate a timeframe of 4 to 12 months, depending on the complexity of your project and responsiveness of involved parties.

Embarking on a lot split under SB-9 is a significant endeavor, but with thorough planning and community engagement, it can be a rewarding investment. Good luck, and feel free to reach out with further questions!

Best regards,
[Your Name]
Experienced ADU Consultant