All Forum Posts by: Eriverto Espinoza

Correct. There will be development standards that will have to be verified before getting approval of the additional 2-3 units. For example, that no more than 25% of the existing SFR may be demolished/altered to make way for say an access driveway easement for the new rear flag lot. Through lots and Corner lots would potentially not need this, but interior lots would. So having a front loaded SFR with Garage/livable spaces blocking the required easement would prevent the lot split potential. This is one of many hurdles to overcome and not all lots are favorable for SB9, but may be for an ADU play instead. I'd highly recommend a site plan feasibility study before deciding in the direction. Feel free to message me. We can help with both the feasibility and architectural package for permitting. All the best

Hey Henry,

I design/permit ADU's here in LA/OC. There are a couple of things to confirm regarding codes just to make sure you're in good shape to permit this later down the line. A few things are: fire separation distances (window/door opening location/sizes in relation to the property lines), easements (hopefully none of these garages were built on city easements), egress (adequate emergency escapes from bedrooms), utilities (are they separate meters and were they installed up to code?) fire walls needed (depending on exterior wall locations in relation to property lines - you may need to provide) and in general - how well were things built up to code - especially plumbing, electrical insulation, structure, etc . At best, you can have your whole ADU stand exactly how it is now with no upgrades (rarely happens), or more than likely it will have to be retrofitted with some code updates (usually the case), or for it to be completely torn down because it was built really bad (happens rarely). With this in mind, I highly encourage you to get a feasibility report done by a professional before you close escrow on this property. You will at least have the assurance that it meets the bigger base requirements to move forward with. If you need help with any of this, feel free to reach out anytime with a private message. - Eddie

Investment Info:

Small multi-family (2-4 units) fix & flip investment.

Hillside Duplex designed and permitted by my company - VDLR Developers.
Construction completed 2020 by ISRR, LLC.

Hi Jose, I've designed and permitted ADU's in Long Beach and you cannot build a JADU from an existing garage and you must owner occupy the property where a JADU is proposed - as another person already mentioned. The city of Long Beach is fairly ADU friendly (they allow 2 story ADU's) and the plan check approvals I've been experiencing are about 2-3 months due to covid-19. Construction costs vary depending on the condition of the garage (mainly existing structure, foundation and distance of sewer run) and the JADU costs will also depend on how much structural modifications will be required to separate the unit. If you'd like to discuss further and have any other questions feel free to give me a call and I'll be more than happy to chat. I may be reached at 562-338-1235

Nice work so far Pablo. You may be able to add another hit by legally converting the garage into an ADU and renting it out. Let me if you're interested I may be able to help you out with design/permits. I'm a native to Long Beach, Ca.

@Rick Alberto it's possible to do an ADU and a JADU now.

@Jonathan Jaime Velarde - Jonathon, depends on how close your property is to the coast. There are coastal commission guidelines in addition to the zoning and building department requirements. DM me if you need more help with the design and permitting.

@Nicholas Aiola - Hello Nicholas. My question is how can I lower my capital gains taxes for a vacant land lot that I sold in 2018 in which I had many expenses for consultants I paid for their services (engineers, permit fees,etc)? I formed an LLC last year after I purchase the property under my own name. Can I still get any of the deductions of the LLC even though I held and sold under my own name?

@Daniel F. Harb - great. Let me know if you need help with the residential design - if you haven’t got someone already. Best

@Andrew Jones - Andrew, my advice would be to perform a feasibility study. To do so, the market would have to be studied to find an adequate piece of land that would facilitate an entitlement approval from that jurisdiction. At this point, it is extremely difficult to access what the capital requirements will be since there is no tangible development proposed to give an idea of what costs we’re looking at. Once a development is conceptualized and proposed, they may be sent out to potential builders who can put a price tag on construction costs. In terms of soft costs that would come before that, a conceptual design has to be completed by an architect to them get an idea of how much engineers will charge for their services and how much entitlement and permitting fees that are applicable within that jurisdiction will cost. In summary, a closer investigation into the land costs, soft costs and hard costs need to be uncovered to give a better idea what the capital requirements will be. I can potential help you with a feasibility study.