Zone Question Please Help
I am interested in this property that has two houses on one lot. In the descriptions it says under zone "com" Does that mean commercially zoned? The houses are located in a neiborhood but on a busy street. Will the "com" zoned property be a problem if I want to survey it to be split into two lots and sell one of the houses on that lot??? please help!! 
babyinvestor,
"I am interested in this property that has two houses on one lot. In the descriptions it says under zone "com" Does that mean commercially zoned?"
Yes...that's what I think it means.
"The houses are located in a neiborhood but on a busy street. Will the "com" zoned property be a problem if I want to survey it to be split into two lots and sell one of the houses on that lot???"
That depends on if it is zoned for a smallar lot...
Easy enough to find this out at your local ZoningOffice...
...if NOT...you may be able to get a variance...that will be a little harder!
....as always,
GoodInvesting, Rocky
thank you for you reply?
forgive me for being new to this but what is a variance? How do I go about getting one?
I have the carlton sheets program and he makes it seem so simple? "Divide the lots and sell one" but can you give me the real world answer
thank you sooo much
Go to the zoning office for you area. Show them what you want to do and they will be able to confirm the zoning of your property as it currenty stands. Then they can tell you what the requirements are for that property...building setbacks, impervious surface allowances, minimum building size, any buffers if there are creeks or adjoining properties zoned differently, etc.
I've never read what Mr. Carlton has to say on this or anything else for that matter, but I do property development for a living. It is not exactly easy but it is not exactly hard either. Just pretend this is a living algebra equation. The zoning staff is about to give you the parameters with which you may construction the answer to the equation. Just stay within their rules.
By the way, commercially zoned properties are typically MUCH more expensive and valuable than residentially zoned properties. One concern to commercial properties is having adequate parking. Thus, you may actually make more money on this if you do not subdivide it. If you can buy it at residential prices but then sell it as a commercial piece of property you can get much more for it than what you have into it. If this is not the case, then yes subdividing residential property typically is a great thing to do and will make property worth a lot more than just as itself. I suggest you take the time to read the zoning ordinances for your area and begin to understand the power of zoning and how it greatly effects property value.
babyinvestor,
What is a zoning variance?
Zoning variances are hardships that prevent complying with the development standards established by ordinance for your property. They are hardships that were not self-imposed by the property owner and are limited dimensions and structural setbacks.
....as always,
GoodInvesting, Rocky
Woodsong offers good advice.
Regarding a variance, it is just that...a variance from what is allowed under the current zoning.
A variance is not a hardship. Instead, for your variance to be approved by the Board of Adjustment/Zoning Appeals, etc. you will need to prove a hardship. Meaning that if they do not approve your request, you will have no reasonable use of the property.
There is also an application and fee (sometimes in excess of $200) to go before the Board. This is not a rubber stamp process we are talking about here and paying the fee, filling the application, and jumping through hoops does not mean automatic approval.
A public hearing is also usually required. Meaning that neighbors within x distance to the property will be notified of your intention and can attend a public hearing to voice their opinions for/against and that will weigh in the Board's decision.
If you are really hot on this property and idea, I would suggest getting an attorney who specializes in zoning/land use. It shouldn't be that expensive.
Clear as mud, right?
Concerning your questions about zoning and subdividing... Once you've located the property on the current municipal zoning map, you'll see the zoning district or classification it's in. Then go to the zoning ordinance that will tell you what uses are permitted in that district/classification. The minimum lot size requirement is one issue dealt with by the zoning ordinance. In addition, I suggest you find out from the municipal zoning officer why this property was allowed to have 2 houses on it. It may have been a "grandfather" situation, that is, the structures were built before the effective date of the zoning ordinance. However, whether and to what extent you can subdivide the property is really determined ultimately by the municipal subdivision & land development ordinance since it deals with issues like requirements for proposed site improvements, design standards and site layouts. The bottom line question may not be "can you subdivide it" but rather, would subdivision of this property make sense from dollars and cents point of view.
Call the planning dept in Vallejo, give them the apn# and they call tell you the "coverage" allowed for parking and min sqft per ****Must Reach Senior Investor status before posting URL's***f the property is commercial then ask about zero building ****Must Reach Senior Investor status before posting URL's***f you stay within the guidelines and not ask for a variance then the Board of Supervisors isn't even involved.You will need a surveyor and a set of civils for a commercial split.
Have fun
Mike
I forgot to list.... you will need to submit
1)Frame split
2)proposed map w/ civils
3)civil survey
4)existing site plan w/address and apn#
Mike
These guys pretty much broke it down for you...but I'll add:
What you are trying to do will be very difficult to get approved.
(1) You are on commercial land but have 2 residential buildings (obviously grandfathered)
(2) You are asking the zoning board to split the property boundries so you can make money (thats the honesty of it)
(3) There is no real reason for the city/town to gain by doing so
so my suggestion is:
Get all your paperwork completely correct. If you can find a win win situation for you & the city do it.... and lastly don't count on it ...just go with the flow and do your numbers to not reflect the subdivision. If it gets approved then you made out even more