I've gone under contract for a home that sits across 2 adjacent parcels in San Diego County. My intent is to perform a lot line adjustment, sell the resulting parcel that has the existing house and build on the resulting vacant parcel.
However I've been told the following:
"If so, that will be a critical issue to clean up to preserve the two legal lots. Usually, building across a lot line effectively merges those two lots.'
I was just wondering if anyone had any experience in the matter or input as to whether this is the case.
I've gone under contract for a home that sits across 2 adjacent parcels in San Diego County. My intent is to perform a lot line adjustment, sell the resulting parcel that has the existing house and build on the resulting vacant parcel.
However I've been told the following:
"If so, that will be a critical issue to clean up to preserve the two legal lots. Usually, building across a lot line effectively merges those two lots.'
I was just wondering if anyone had any experience in the matter or input as to whether this is the case.
Most people confuse a "lot" with a "parcel" - a lot is created during mapping and may have been done a hundred years ago. A parcel is the unit of ownership and has a unique number (the Assessors Parcel Number). Often, the lot and the parcel are 1:1, but in older parts of the City it's also common for a parcel to consist of multiple lots.
Perhaps you already understand this and accurately said the house sits across two parcels. More, likely, though, the home sits across two *lots*. What's involved in either case is very different. I've done several projects that involve mapping changes - it's not as simple as one would expect it to be.
Feel free to reach out privately or post publicly if you'd like to share more details so I/we can provide some specifics.
You can only execute that plan if you can meet the following
1. The lot size for each meets the minimum lot size requirement.
2. The width can be maintained on both lots individually
3. The required setbacks are maintained for the existing building.
4. The existing house meets the minimum building size if applicable.
5. Confirm location of any all easements.
6. You will need a land surveyor to lay it out.
7. Contact the county and discuss the process.
8. If it is on well and septic you may have other challenges which may make it economically unfeasible.
Check the zoning codes to confirm the requirements. Many times the existing house is located in suck a way this is not possible. If it can be done you may have a homerun on your hands.
Good Luck.
I've gone under contract for a home that sits across 2 adjacent parcels in San Diego County. My intent is to perform a lot line adjustment, sell the resulting parcel that has the existing house and build on the resulting vacant parcel.
However I've been told the following:
"If so, that will be a critical issue to clean up to preserve the two legal lots. Usually, building across a lot line effectively merges those two lots.'
I was just wondering if anyone had any experience in the matter or input as to whether this is the case.
Most people confuse a "lot" with a "parcel" - a lot is created during mapping and may have been done a hundred years ago. A parcel is the unit of ownership and has a unique number (the Assessors Parcel Number). Often, the lot and the parcel are 1:1, but in older parts of the City it's also common for a parcel to consist of multiple lots.
Perhaps you already understand this and accurately said the house sits across two parcels. More, likely, though, the home sits across two *lots*. What's involved in either case is very different. I've done several projects that involve mapping changes - it's not as simple as one would expect it to be.
Feel free to reach out privately or post publicly if you'd like to share more details so I/we can provide some specifics.
You'll likely need to comply with the requirements of the California Subdivision Map Act (and I'm guessing you will need an attorney to assist) - I'd find someone who has been through the process before (sounds like Justin may be a good resource) and get recommendations.
I've gone under contract for a home that sits across 2 adjacent parcels in San Diego County. My intent is to perform a lot line adjustment, sell the resulting parcel that has the existing house and build on the resulting vacant parcel.
However I've been told the following:
"If so, that will be a critical issue to clean up to preserve the two legal lots. Usually, building across a lot line effectively merges those two lots.'
I was just wondering if anyone had any experience in the matter or input as to whether this is the case.
Most people confuse a "lot" with a "parcel" - a lot is created during mapping and may have been done a hundred years ago. A parcel is the unit of ownership and has a unique number (the Assessors Parcel Number). Often, the lot and the parcel are 1:1, but in older parts of the City it's also common for a parcel to consist of multiple lots.
Perhaps you already understand this and accurately said the house sits across two parcels. More, likely, though, the home sits across two *lots*. What's involved in either case is very different. I've done several projects that involve mapping changes - it's not as simple as one would expect it to be.
Feel free to reach out privately or post publicly if you'd like to share more details so I/we can provide some specifics.
Thanks! Each lot has its own parcel number.
You'll likely need to comply with the requirements of the California Subdivision Map Act (and I'm guessing you will need an attorney to assist) - I'd find someone who has been through the process before (sounds like Justin may be a good resource) and get recommendations.
Thanks, My understand is since it only involves 2 parcels and I won't be performing any subdividing that it doesn't need to comply with the CA subdivision map act. I'll check though.
@David F.That's great! I wish you all the best on this. Could you recommend where to efficiently start with the city? Might be similar to yours - I have a Multifamily zoned parcel that sits on a corner so it has street frontage on 2 sides. There are two units that split both lots which are 25x130 and I'd like to adjust the lot line and so that each home is on it's own lot (two 50x65 lots) and parcel. There are many on the street that appear to have done so. One thing I'd like to know is that if I am able to do so would the new parcels maintain their RM zoning or do they get downzoned? @Justin R. I CC you too since you seem to also have experience with this in San Diego.
@Emily Di I haven't yet met anyone who is pleasantly surprised once they understand what's involved to accomplish what you describe. I'll hold off commenting generally - feel free to posit specific questions here.
On your specific question, the RM zoning can be maintained on the new parcel IF each of the new parcels meets minimum standards. This includes street frontage, lot size, and other minimums. Corner parcels are slightly different. It's rare that you'll have a piece of urban land where this is possible. See Chapter 13 of the muni code - table 131-04G.
From your description, your new parcels won't meet minimum depth requirements. Depending on site conditions, maps can be drawn to deal with this, sometimes.
The other option (and what I've done a couple times now) is what San Diego calls a small lot subdivision. It's a pretty brutal process, and what's called "Process 3" in development lingo. That means almost every discipline at the City needs to look at and approve it. Not impossible by any stretch, but there's a lot involved and you should be prepared for $40k in professional fees, $15k in City fees, and $X in physical ROW improvement costs (where $20k < X < $50k).
As a data point, I'm completing one project now that was very similar to yours: 4 lots, 25'x150' each, arranged into a single corner parcel. Started in 2016, with the mapping completable in 2018. That one also involves new home construction, so there's a bit more going on. The process should be simple, but it's not.
In any case, your key here is a Civil Engineer. And, secondarily, a Surveyor.
@Justin R. @David F. Thank you. The reason I'm exploring this is because the parcel is zoned RM1-3 so it can support 3 units. There's a large garage that I'd like to convert to the third unit - using the ADU regulations because just doing a "normal 3rd" unit I run into: garage 1 ft from prop line, parking for MFR is calculated per bedroom (requiring ~ 8 spaces) and I'm not sure if that's possible unless I get creative or lose yards, let alone if the costs make sense at 600sq ft. But all this would work as ADU. Note both houses already have separate water meters and street addresses if that means anything. The way the buildings sit on the parcel would really create lovely dwelling space, with parking 2 per unit and yards. So desirable for renters.
I thought if I separated these parcels into 2 lots that might somehow be the answer to being able to use the ADU rules. However, if the new parcels retain RM1-3 zoning, then I haven't solved my problem. Any ideas?
Do you think the parcels who have done it along the street did so ages ago?
@Emily Di If you do it under the small lot subdivision (SLSD), you do not retain the base zoning. They become single family parcels. I have one project that I started a SLSD on and carved a companion unit out of one of the structures for conversion after the subdivision was done. By all accounts, it's doable. I didn't end up following through (it's now turning into an 8 unit apartment building because of loosening ordinances) so I can't definitively say this would be fine.
That's something that could be verified by a visit to the DPI counter at DSD.