City of Irwindale
All You Need to Know About Building on Properties in Irwindale Under SB-9
Homeowners in Irwindale can benefit from using SB-9 as a great way to reduce their mortgage by adding value to their property. If there’s the possibility to add more units, this can create rental income or offer housing for extended family, all while keeping the primary residence intact. To ensure a successful SB-9 project, homeowners should begin by verifying their property’s eligibility, understanding any restrictions, and determining which SB-9 option is the best financial fit for their situation.
What is SB-9 and how does it apply to the properties in Irwindale?
What is SB-9?
SB-9, or Senate Bill 9, is a law that simplifies the approval process for certain types of housing developments in California. It helps speed up the process by allowing local governments to bypass some of the typical environmental reviews (like CEQA) and approvals from authorities such as the Planning Commission or Historic Preservation Commission.
How does SB-9 apply to properties in Irwindale?
In Irwindale, SB-9 creates opportunities for homeowners to expand their homes or split their lots to add more housing. This allows for the development of new units, as long as homeowners comply with local guidelines and requirements.
What can homeowners build under SB-9 or Irwindale’s HOME Act?
Urban Lot Split under SB-9
An urban lot split allows homeowners to divide their single-family lot into two separate parcels. Each parcel can then be developed independently, allowing more flexibility in building additional homes.
Under this option, you could have the following unit configurations:
Not sure if your property is located in a Single-family zoned area?
Two-Unit Development under SB-9
A Two-Unit Development involves building two separate housing units or adding an extra unit to an existing home within a single-family residential area.
Under this option, you could have the following unit configurations:
How large can each new unit be, and how many can you have per lot?
In Irwindale, new residential units should be a minimum of 800 square feet. California law states that there is no maximum size limit for these units, allowing for larger construction if desired.
Through an urban lot split, two separate units can be built on a single property, which may also include ADUs or JADUs.
What are the setbacks?
In Irwindale, the minimum setback is 4 feet from the side and rear property lines. No setbacks are needed if the new structure matches the location and size of an existing one.
What is the parking requirement under SB-9?
Generally, each new unit requires one off-street parking space. However, parking is not necessary if:
- The property is within a half-mile of a high-quality transit corridor or major transit station.
- A car-share vehicle is available within a block of the property.
What are the lot constraints under SB-9?
A property can be split into two lots of roughly equal size, with the smaller lot being no less than 40% of the original property size. Each new lot should be at least 1,200 square feet.
Development Analysis calculates the max size under SB-9 for the highest return.
Who and which properties are eligible for SB-9 or the HOME Act?
Which zoning designations are eligible for SB-9?
Properties eligible for SB-9 are located in single-family zoning districts.
Can you disregard the environmental restrictions on the lot?
No, SB-9 projects cannot be built on land in environmentally sensitive areas such as wetlands, hazardous waste sites, flood zones, conservation areas, or habitats for endangered species. These areas are protected from development to preserve their ecological value.
Can you bypass the Historical Preservation limitations?
No, developments should follow the Historical Preservation rules unless it is confirmed that the property is not within a historic district, listed on the State Historic Resources Inventory, or designated as a local historic site.
Is it allowed to demolish an affordable unit?
No, SB-9 prohibits the demolition or alteration of housing units protected by laws or agreements that maintain affordability for low, moderate, or very low-income families.
Is it allowed to build on a property in Coastal Zones?
Yes, construction is allowed in Coastal Zones, but it should comply with the California Coastal Act of 1976. This often involves obtaining a coastal development permit and following guidelines to protect the coastal environment.
Is it allowed to build in High-Risk Areas?
It depends. Building in areas prone to risks such as wildfires, earthquakes, or floods (like the 100-year floodplain) is generally discouraged. However, some exceptions exist for flood-prone areas if the development meets standards set by FEMA or the National Flood Insurance Program.
What are the limitations after completing a project using SB-9?
Does the homeowner need to reside on the property?
Yes, the homeowner should occupy the property. For an urban lot split, the homeowner needs to sign an agreement to make one of the new units their primary residence for at least 3 years after the split is completed.
What are the rental regulations?
Units created through SB-9 should be rented for no less than 30 days at a time.
Are existing tenants’ rights protected?
Yes, tenant rights are protected under certain conditions to maintain affordable housing. These protections include:
- Rent-controlled properties or homes that had tenants within the past 3 years cannot be demolished or altered.
- The property cannot have tenants removed from leases within the last 15 years.
- The new development cannot involve demolishing more than 25% of the building’s exterior walls.
What is the difference between SB-9 and SB-684?
SB-684, a more recent law, allows the development of up to 10 units on urban properties that are less than 5 acres in size. Unlike SB-9, which is focused on single-family homes, SB-684 extends to multi-family housing and vacant lots within single-family areas. A significant advantage of SB-684 is that there are no ownership restrictions on the property after development.
Below we compared SB-9 and SB-684 for you to understand the development framework outlined by each bill.
How to get permits under SB-9 or the HOME Act?
Does SB-9 projects qualify for a ministerial approval process and what does it mean?
Yes, projects under SB-9 can be expedited through a ministerial approval process. This means decisions are made based on clear guidelines, reducing delays caused by subjective judgments. The process moves quickly because it avoids lengthy environmental reviews and public hearings, though it could still take up to 18 months to complete a lot split.
What are objective standards?
"Objective zoning standards," "objective subdivision standards," and "objective design review standards" provide measurable criteria that are applied consistently by developers and city officials. These standards remove personal bias from the decision-making process, ensuring fairness and clarity in how projects are assessed, and giving homeowners straightforward guidelines for their developments.
What types of objective standards qualify for a waiver under SB-9?
SB-9 allows the waiver of certain objective standards, including:
- Setback requirements that block the construction of two units.
- Setback rules that demand more than 4 feet from property lines, which might limit building two units.
What are the steps to get the permits?
To get permits for an SB-9 project in Irwindale, follow these steps:
1. Review Local Regulations
Familiarize yourself with the city's zoning codes and specific guidelines for accessory units and housing developments.
2. Ensure Compliance
Verify that your project meets all necessary criteria, including rules related to rent control, demolition limits, location restrictions, and any special requirements for historic districts.
3. Gather Your Documentation
Collect all the essential documents for your urban lot split or housing development application.
4. Submit the Application
Submit your completed application to the relevant local agency for review and approval.
5. Request an Extension (if needed)
If the expiration date of your tentative map is approaching, request an extension from the appropriate authority.
How fast can you complete a project per SB-9?
This information outlines the different phases of the project along with their respective durations.
Feasibility Study with deciding the final scope of the project:
- Maximum of 3 days using CityStructure Analysis
Secure Financing: 2 to 3 weeks
Hiring the Team: 2 weeks
Design Process:
- Schematic Design: 1-2 months
- Permit Set / Design Development Drawing Set: 2-3 months
- Construction Drawing Set: 2-3 months
Entitlements and Building Permits: 6 to 9 months with the possibility of extending further due to departmental backlogs
Construction:
- Lot Split only: 1 year
- Single Family House/Duplex: 1 year
- Accessory Dwelling Unit (ADU): 3 to 6 months
How much does an SB-9 project cost?
This breakdown looks at two possible scenarios to help understand costs, property values, and potential profits for real estate projects.
Scenario 1
New 4,000 sq. ft 3-Story Duplex + 1,000 sq. ft ADU
In this scenario, the plan is to build a three-story duplex that totals 4,000 square feet, plus a 1,000-square-foot Accessory Dwelling Unit (ADU). The total cost for construction, permits, and professional services (excluding the cost of the land) is estimated to be $2,138,956. After the property is completed in Irwindale, it is expected to be worth around $3,250,000, resulting in an ROI of [($3,250,000 - $2,138,956)/$2,138,956]*100 = 52%
Scenario 2
Lot Split with 2 new 4,000 sq. ft 3-story Duplexes
In the second scenario, the lot would be divided, and two separate three-story duplexes (each 4,000 sq. ft.) would be built. The total estimated cost for this project, excluding land costs, is $3,449,905. The expected market value for both duplexes in Irwindale combined is $5,200,000, providing an ROI of 51%.
Conclusion:
SB-9 projects in Irwindale deliver an encouraging return on investment (ROI), offering a dependable and worthwhile opportunity for real estate development, whether through lot splitting or new construction.
See how much it will cost you to improve your property per SB-9
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