You can also do an adu with additional living space as an extension of the primary house to get the size that you want. I built a three story structure on my back yard with an administrative use permit to allow my detact d structure inside the rear yard setback to be 35 feet tall. My 1200sqft down stairs is my adu and the 1200 sqft second and again third floor are living space, an extension of my house.
Hi, what is the best way to contact you? I want to get your feedback on doing a SB9 lot split and how long will it take to get permits and actual lot split?
Thanks - there are some exceptions for attached ADUs, conversion ADUs, manufactured ADUs that use title 25, shade exemptions, small roof exemptions, and a few other bits and bobs. But yes, generally true!
@@HowToADU The Solar PV elimination was mentioned at a webinar with HCD earlier last week. Everyone seemed to know that the CEC adopted the 2022 Energy Code last year, effective 1/1/2023, and exempted ADUs from the Solar PV requirement. I have no specifics, so to me its basically hearsay at this point. The only adopted exceptions I see to 2022 CEC Sec 150.1(c)14 are for small dwelling units where the PV system size is less than 1.8kWdc. For me here in Climate Zone 12, that would be about 650 SF of CFA (Conditioned Floor Area) maximum . The maximum CFA varies by climate zone. The exception doesn't differentiate ADUs specifically from any other detached living unit. Not being required to provide a Solar PV system also avoids the battery backup systems being pushed by the CEC. There is also a finding for current (pardon the pun) ADUs that allows an applicant to place the Solar PV array on the main house or other building on the same lot. This is handy to obtain better sun exposure, install on a larger roof, combine the new with an existing system, or to be closer to the main panel for more efficient reverse electric feed. Updates greatly appreciated. MrC / architect(a)carradine.com
Broadly speaking, SB9 lot splits require a homeowner to sign an affidavit that says they'll live in a unit in one of the resulting lots for three years. But the second unit lot (not the lot split) has no such requirement.
In Inglewood there are some set back rules, if you are zoned R1, I a single family home. You can convert the garage and then you also do a jr ADU. Call the planing department in Inglewood in the morning, they actually answer the phone unlike other cities. They will tell you what you can and cannot not do.
What the Asberrys said is good advice. Call the planning department. Depending on your layout, you might be able to do what they're describing. That said, laundry room/home office can sometimes be built with permits much lighter than ADU, JADU or SB9 permit. For example, some jurisdictions will let you apply for an 800 sq ft ADU with a 400 sq ft unconditioned laundry room attached to it. (This 400 sq ft laundry room may be subject to FAR and open space requirements though so it's really hard to give specific advice without knowing more about your lot). The planning department is your best bet! Here's a video about that laundry room trick: ru-vid.com/video/%D0%B2%D0%B8%D0%B4%D0%B5%D0%BE-t4UHMKsdqoc.html
@@HowToADU Hi Ryan. Once SB-9 goes into effect, I bet there will be lots more searches and views of your videos. I'd say at that time, it might make sense to do a video dedicated strictly to utilities, attaching real world cost/time/hardship estimates, because I think a lot of people don't realize what's involved, and they can be a huuuge problem/cost. It might even make sense to do one video for how to handle utilities on an ADU, and another one for how to do it on SB-9 (which as you say is going to be mandatory separation). Another cost people forget to tabulate is demolition. Even on a garage conversion, if you redo the slab, a couple low-boy dumpsters will easily run you $1500 each, plus all the labor to fill them. Furthermore, some cities (like Long Beach, CA) charge an up-front recycling deposit of (minimum) $1600 and then it's up to the homeowner to hire the right type of waste/recycling company from a list, remember to specify "C&D report" (or your deposit goes poof) and THEN remember to submit your paperwork AFTER final inspection to get your deposit back! Just some ideas.
I'm not sure yet. SB9 usually uses the same regulations as other subdivisions so I imagine they will be similar. That said, we'll have to watch the cities to find out what they plan on doing for both fees and processing times.
@@HowToADU thanks for the reply. I hope they plan to subsidize the fees or it will be too inconvenient for homeowners to use. I think this would knock out over half of the eligible homeowners from using it.
I am confused on the height limitations. Under SB 9, can I add a 2nd unit (convert an SFR to a duplex) by building a 2nd floor that exceeds 16 feet? Currently, several of my neighbor have done second story additions that exceed 16 feet. Can the city allow a 2nd story sfr addition but not allow a 2nd story second unit (again, talking about additions that exceed 16 feet).
This is complicated and I'm not offering legal advice for your specific situation. You should check in with your local planning department for their perspective. Then you can read the HCD fact sheet on SB 9 for the state's perspective: www.hcd.ca.gov/docs/planning-and-community-development/sb9factsheet.pdf Generally speaking, I don't see a lot of cities where there is a 16 foot height limit on residences in the underlying zoning code. If your underlying zoning code allows you to do two story homes, then you should be able to explore that with the SB 9 permit. Having said that, a lot of cities have taken the position that there are different height/size limits on two unit properties and the zoning ordinances have different restrictions for those two unit projects. So if you've got a situation where the locals don't want to follow what it says in the HCD fact sheet, you should let somebody like me know ( hello@how-to-adu.com ) and we flag it for the lobbyists and legislators.
city of wildomar, riverside county is stopping from an existing detached garage conversion due to dept.of environmental health not signing off on separate septic or tie in to existing septic. any advice?
The state says you get out of school district mitigation fees under 500 sq ft, but I’ve seen districts charge even for tiny ADUs. It’s usually pretty affordable though!
If I purchased a home with a ADU already established would I be able to subdivide that lot keeping those two on one parcel and then building a primary home on the newly established lot? Typically how long would it take to be approved if so? Thank you.
Generally speaking, SB9 should allow you to do that specific thing. Create a new empty lot and leave your adu and primary on the old lot. The new lot could then take a new primary home. That is the intent of the state law. That said, local jurisdictions are interpreting this differently and it can take a lot of time and money to win that argument. We don’t have average processing times because it doesn’t go into effect until January but I expect the times to vary a lot by jurisdiction. (And the cost)
Good video! If there is an ADU that was permitted in 2021 and being completed (COO) in 2022 and there is a separate access from an alley in the back, could one break up the lot and ADU from the main house and sell them individually?
Ryan did I miss it? Do we have more info yet on building ADU and converting it to SB9 duplex in the future? Or SB9 split and ADU becomes SFR on the 2nd lot?
No you didn't miss anything ;) We still don't know if cities will allow people to convert ADUs into independent dwellings that can be conveyed separately, or if they'll allow lot splits that separate the ADU from the primary without "de-zoning" the ADU or something like that. There is a law that passed that allows certain types of non-profits to sell ADUs separately (sponsored by Habitat for Humanity) so I'm VERY keen to see what the details are on that one. Presumably, Habitat will be able to build them to be independent from the get go or something. Time will tell. I'll message you when I publish a video about it.
@@HowToADU HI Ryan, Thank you for great info, im in the process of getting my ADU permitted and thinking about going to SB9 direction, trying to find info if that will be possible to split a lot after the ADU built ? means that the ADU will be separated from the main residential, any updates ?
@@BarefootPreschool If the lot split would separate the ADU, it depends on the jurisdiction. If the lot split would not separate the ADU, it's my understanding that the state rules should require the jurisdiction to approve the lot split (as long as the two resulting lots have no more than 2 units each on them, and they fit all the other requirements of the lot split rules).
In theory, every ADU needs to be an accessory to a traditional primary home. You can talk to your city to see what they say. The big questions are things like do the two units on the resulting vacant lot get their own utility hookups? Things like that
Thanks for this video. Can you clarify, if I do a lot split and end up with 4 homes on two lots, Can I sell 3 of the homes and keep the reminder or can I only sell the lots with 2 homes on them? Also, any idea how the new lot ends up with an APN? Just curious how this all will work.
Generally, the owner can sell either lot. There is also a process called condo mapping that should let some people sell one of the SB9 regular dwellings separately - but you should talk to a real estate attorney about your specific situation. The new APN should be issued during the sb9 subdivision process.
@@HowToADU got it. I own a 11,250 sqft lot in LA. It has 2 single family residences on it. The city planner is telling me I can split the lot so I’ll now have 2 lots with 1 SFH on it, but by doing so I’m giving up my right to build an ADU on either of the new lots. I’m hoping that changes in the coming years because I only want to sell a lot if I can add an ADU back to my remaining.
Speak to the local planning department for details. Generally speaking, a local agency can still require a 4 foot side and rear setback. If you're replacing an existing structure, you should generally be able to maintain the existing setback. It's not super clear whether the local jurisdiction can require you tor lot split to avoid creating a non-conforming setback, so speak to the local planning department for details. There are also no restrictions on other objective standards like front setbacks, daylight planes, and so on -- except that those restrictions shouldn't preclude the construction of a unit up to 800 sq ft. For example a city might have a very large front setback requirement that prevents most homeowners from building in the front yard. But if the front yard is the only place to put a 799 sq ft SB 9 unit, then that rule may be unenforceable - we'll wait for clarification from the HCD on this one!
Great information and clearly explained, thanks!!! Well, I have a corner lot with two houses, each facing a different street, each with water, gas and electrical meters. Not sure about sewer connections. Can you help me separate the houses with lot split? I talked to L.A. County planning prior to Covid, and they said if other properties exist with similar lot size with two houses, then they will approve. Can you help me with the plans process? Thank you either way. GREAT, SIMPLE TO FOLLOW, INFO!!!
Do you know what kind of financing you're looking for? Here's a video that might help you figure out the different kinds of loans out there: ru-vid.com/video/%D0%B2%D0%B8%D0%B4%D0%B5%D0%BE-yZdLW5-iU0Y.html
And this is a very good webinar series hosted by a non-profit in Los Angeles. Definitely go and meet Katherine www.hppcares.org/workshops/2019/11/23/how-to-adu-finance-construct-lease-protect-kdzwm-9rmll-kzfed-4zzd8-ydxnw-ra6l5
