SB 1211 for 20-unit apartment in Irvine
A 20-unit 20-unit apartment in Irvine qualifies for up to 13 new homes under SB 1211 — 8 detached ADUs and 5 interior conversions. At Irvine's median rent of $2,900/mo, that's ~$452K in additional gross annual rent.
The Irvine scenario
The scenario most Irvine 20-unit apartment owners face: an existing building, mature trees, and a back lot that's currently doing nothing. SB 1211's 4-ft setback and 18-ft height envelope fits 8 detached units behind that primary structure with room for fire-access in front.
Irvine watch: Master-planned overlays; check HOA implications.
Large multifamily (10+ unit) design playbook
A 20-unit complex is capped at 8 detached ADUs by statute, so the play shifts toward interior conversions: max(1, ⌊units × 25%⌋) = 5 additional units carved from common rooms, oversized lobbies, basement storage, or laundry rooms.
Pro-forma snapshot
| Existing units | 20 |
| Detached ADUs (SB 1211) | 8 |
| Interior conversions | 5 |
| Total new units | 13 |
| Median 1BR rent in Irvine | $2,900/mo |
| Est. additional gross rent | $452K/yr |
| Estimated total project cost | ~$2,621K |
| Year-1 NOI estimate | ~$339K |
| Stabilized cap rate at cost | 12.9% |
| Replacement parking required | No (§66313) |
| Approval pathway | Ministerial · §66314 |
| Typical permit timeline in Irvine | 75-120 days |
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