Sherwood, OR · Member since 2015 · 34 posts · 11 votes
I found a property that looks like it might be a good deal to convert into a 2 or 3 unit property. I looked up the zoning and it is zoned light industrial. On the city website, it doesn't have any residential properties listed as permitted uses in that zone. Does anyone have an idea if it would be possible to convert to a multi family with that zoning?
@Kyler Pace Each city's zoning by-laws are different, but they would usually not allow much residential in an industrial zone. Industrial use is considered not compatible with residential use. Usually, they try to buffer industrial uses in a way to separate them from residential areas, which is why you usually see industrial buildings in the same area, and residential subdivisions together. You may also hear stories about residents in a mixed use area complaining about the smell of the slaughterhouse nearby, or about the noise of the manufacturer. This is why planners try to separate the uses.
Often, you will see heavy industrial zones, with light industrial next to it. There could then be commercial or residential next to the light industrial zone.
In most cases, planners prefer not to have more residential buildings in industrial zones, though it could be allowed in some older mixed use neighbourhoods, such as areas that were industrial close to a city centre, and slowly residential uses have been allowed to enter these areas and industrial uses get pushed more to the suburbs.
@Luc Boiron thanks for the input! The property is on a corner, and the other side of the street is residential. It's an interesting zoning mix on this particular street.
You can do it but it will cost you and it is not a 100% sure thing. This is a quick list of what you need to do and verify from my experience as an Architect.
1. Call the zoning and/or the planning department and ask if a variance is possible?
2. If it is possible ask them what is the success rate of getting variances approved?
3. How much does it cost to apply for a variance? This can range to a few thousand and I've seen up to $15k in city fees. They have these high fees so that everyone doesn't apply for a variance.
4. How long does a variance take to be approved?
5. What type of hearings are required? There might be a design review board, planning commission, city council and who knows what else.
6. Talk to the neighboring properties and see if they would object. You do not want neighbors to object to your variance. That makes life that much harder.
7. Visit the city department that is in charge of the utilities and ask them if your site has easy access to water, sewer, electrical, etc. If they don't this will cost a lot when the time comes to build.
If everything you are told doesn't scare you then you should do the following.
1. Find an Architect that has experience with the type of building you want and even better if they have experience with variances.
2. Make sure your architect or you meet with the board members that will be hearing your case. They will usually go visit the site at least once. Before that you want to just introduce yourself and become friendly with them.
3. Have the Architect hold a neighbor meeting before the first hearing. You should be there but let the Architect lead the meeting.
4. Hold your breath at the hearing(s) for the variance.
I don't want to scare you but to get a variance is usually very hard but it can be done. Just to some research. Good Luck!