Las Vegas, NV · Member since 2016 · 5 posts · 1 vote
Hello BP!
I have an R2 lot just under 10,000 sq/ft that I would like to split into two R1 lots. Currently there is a house in the front of the lot which I wish to keep. My goal is to build a house in the back of the lot. Is this even possible in Los Angeles? If so, how do I go about getting the process started. I will greatly appreciate the help. Thank you.
I am no expert either, but there is usually a process for applying for a variance (I think thats what it is called) which allows you to make an exception to the zoning. So if your R2 is too small for two R1 lots you can apply for an exception. Usually you get neighbors to say/sign they don't care or if parking is the issue show plans for off street parking, etc.
I am no expert either, but there is usually a process for applying for a variance (I think thats what it is called) which allows you to make an exception to the zoning. So if your R2 is too small for two R1 lots you can apply for an exception. Usually you get neighbors to say/sign they don't care or if parking is the issue show plans for off street parking, etc.
Check with the zoning / planning department. you would need a variance for that. the only thing is you would be changing the zoning for the lots and a lot of times towns will not do that, if the area is R2 they do not want to change it to R1 they try to keep certain spaces the same as the houses around them. you would need to go before the board with an architect, planner, and i would recommend a lawyer. I sit on my towns Zoning board, although we have not had anyone try to change the zone of a property we have granted dividing of property, but they still met the zoning for that area because the lot was over sized.
This is a general zoning/subdivision answer so take it at that and do jurisdiction specific research.
First step is that you need to investigate the feasibility of the rezoning R2 to R1. What is the property next door zoned? It is very unlikely that you will get "spot zoning" which would be an R1 parcel in a sea of R2 parcels.
If you were to get zoning approval then your next step is to go through the subdivision process which involves a survey a plat and going through the administrative procedures to get it approved and recorded.
A variance was mentioned. It is very unlikely that you will get a variance for another home on the same parcel unless a precedence has already been set in the neighborhood.
Oh one more thing... when you are talking to the jurisdiction keep in mind that they don't care at all about your ability to profit from the deal and they look at it from a very sterile land use viewpoint. Don't go in arguing for approval with the simple argument that it will allow you to make more money.
I'm a trained urban planner from Indiana with no actual work experience (about to graduate with Master's) but I do have a tad of experience from your side of things with Zoning Departments because of my properties. I'm new to BP so I hope I'm not disobeying the rules by including links to the City of Gardena Zoning documents...
To begin, IMO, the best thing to do I strike up an email conversation with someone in Gardena Zoning. Just before you do that, it will be helpful to review their planning documents (below links). Being polite and courteous will go a long way with the person you contact because the job is quite stressful (so I've heard). But, by actually having read the following docs and asking informed questions of them you will begin to stand out as a superstar. I've done this! Take care though. Just because you've read these docs doesn't make you any kind of expert so do make sure not to portray yourself as a know-it-all.
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Gardena Building, Subdivision, and zoning regulations are contained in Titles 15, 17, and 18.
You may view a complete copy of the Gardena Municipal Code (GMC) with keyword search capability by clicking here (http://www.codepublishing.com/CA/Gardena/).
The Gardena Municipal Code is updated routinely. Ordinances that have been approved by Council (adopted) but not yet published in the Municipal Code are listed on the City Clerk’s web page. Click here (http://www.cityofgardena.org/2016/04/26/gardena-ordinances/) to view.
In addition, a handy fact sheet was prepared by our Community Development Department entitled Quick Reference Guide to City Regulations which is recommended for your review. Guide to City Regulations (http://www.cityofgardena.org/wp-content/uploads/2016/04/quickreference.pdf)
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Good luck, I think you have a shot :) Most people who want to re-zone, or who are trying for a variance are trying to go from R1 to an R2 so, it sounds like you're doing the opposite and your idea might be received more warmly than you might think.
Please feel free to @ me any follow-up questions you have. I'm glad to help.
PS. I grew up in CA a little. Beautiful place, wonderful people!
In Los Angeles, according to the city planners I continue to speak with, here is the rule of thumb:
R2 Lot must be at least 10,000 sqft in order to do a subdivision and split the lot into 2
This would make each of the lots you split into 2 individual 5,000sqft lots
However, if you are within 20% of those numbers, you can submit a request to still subdivide it. You must speak with someone in the city at the end of day....which is very frustrating and takes forever to get a hold of someone
There are also usually no fees associated with this
Great info, thanks for sharing. What has the timeline been to process the subdivision paperwork been in your experience? Do you think a small-lot subdivision would be possible?
To be honest, I have never had to go through the process myself until now. Have had others take care of it before. I'm currently going through it and it's very difficult to get answers from the city!
To summarized my answer (I just did a lot merge 4 =>2 and Lot line adjustment with total less than 10,000 sqft lots aka substandard lot). You need to file for a variance. It would be tough to just get an answer from a planner because each of them would tell you different story times to times.
However, if you can squeeze your way into case management with site drawing and such. They will give you a better idea what you need to jump through.