Can I build two Single Family on a lot of 11000sf

Question

I am working with an architect on an 11,000 sf R1 lot I have in Los Angeles CA90065

He says he can build two houses on the lot due to the size. Is he correct? I have the topographic survey done and Ideally I would like to build two houses with the hope of selling one to pay for the construction . The contract he wants me to sign describes the second house as an assessory dwelling unit and I am concerned that I won't be able to sell one of the houses when he is done. Can someone tell me what applies as he seems to have changed what he has already told me

Thanks

Sarah Ziehr · Answer

1. What are the local zoning laws?

2. What are the size of the lots for the comps?

3. Has your Architect designed any other homes that have sold on a similar sized lot that was split up?

4. Is there one or two pin #'s?

Oleg Korolov · Answer

First things first - what is a zoning on your property, Henry?

Henry W. · Answer

Thank you maybe Ill just try the ifunding construction loans and then refinance conventionally.

Mike Wood · Answer

@Henry W. I would recommend checking with your cities zoning department to see if the property would be allowed to be rented out separately.  While I am not familiar with CA zoning, I know in some areas that a mother-in-law type suite is not a separate dwelling and must share utilities and often can not be rented out.

I would confirm this personally with the zoning department, and not just trust the Architect, since you dont have previous experience with him. It would really suck to assume you could rent the apartment only to find out otherwise after your done with construction.

Joe Moore · Answer

It is not a bad deal.  I am pretty sure you will get credit for the sq ft of the granny unit, which will increase the property value.

Henry W. · Answer

Thank you, I have since confirmed with him and he has confirmed its just an ADU that cannot be sold separately. I was looking for the best way to finance the build without parting with the whole property but I guess there is the option of refinancing it and renting the ADU out which will pay the finance costs.

Thanks Again

Dorothy Ma · Answer

I'm not familiar with Los Angeles zoning code, but make sure you have city or zoning approval.  Your architect should be able to submit these plans with two houses to the city and until you get that final stamp of approval, I would not just go on his word.  My understand of an accessory dwelling unit here in Denver is that it cannot be sold separately.  You can have the two separate structures, and rent out the ADU, but that's exactly what it is " an accessory to your main home."  You will need to subdivide the lots through zoning to be able to sell it separately.

Check with your city's zoning website.  All this information should be public and searchable, or go speak to someone at the city yourself.

Joe Moore · Answer

You can build a main house and a granny house on the same lot on a lot larger than 7500 sq ft.  The granny unit must be 600 sq ft or less.  Your architect should know this already.  He probably just want to make more cheese.

You can also get a variance on that lot to get it change to a R2 lot, which means 2 units can be built on one lot.  To get a variance from the planning, you will have to have your neighbors sign a petition that they do not object to the multi-unit being built there.  This petition then will have to be given to city or county planning depending on where the property is located to consider.  This is a long shot, but you may get lucky.

Henry W. · Answer

Thank you Manolo, thats exactly what I thought. I have already emailed the architect to say that I was not looking for a Single Family and an assesory. We may be able to do a lot split instead and see if we could get two houses

Manolo D. · Answer

@Henry W. As far as I know, Accessory Dwellings can not be sold. You need to subdivide, and by that time, the lot might be too small.