Originally posted by @Jian G.:
Originally posted by @Matt Devincenzo:
Jian, I do this sort of work in the City of San Diego. If you want to send me info I can tell you what it is you need to do vs what you think you need to do. i.e. if you have legal parcels (legal and tax parcels are NOT necessarily the same), you can segregate them at the assessors office and sell separately with very little work required.
If you need to do a TPM or TPM waiver, then you can create separate legal lots or condos and sell separately.
Also your plumbing questions, you may need a ROW permit to do separate taps...the tap itself is done by the City but you need a class A contractor to do the field work. But you are probably better off doing private submeters because the City and CWA fees for a new meter will be at a minimum $7,500...that doesn't include permit, engineering or contractor charges.
For what it is worth the DSD staff does not understand land use planning generally (some do). They are nearly always going to tell you you need everything because that is the 'safe' answer. Bring it all to today's standards and we know it is right vs just what needs to be done to accomplish your goal.
Hi Matt that’s really helpful, I been on the phone with the city all morning, it appears they know nothing and just transfer me from recorder to real estate to mapping to planning and zoning everyone just tell me to talk to somebody else. I saw the sub meter option in the city and there are companies that does this to do utilities bill back in larger apartment buildings. The planning told me to go in to the downtown office and talk to their surveyer/engineer department and need to hire an engineer. Does this sound right to you?
Just a headsup: Don't rely on the City to tell you much of anything about what you can do here. You can ask specific questions about specific portions of ordinances, but you can't ask for any advice or overall "will this work" questions - you'll continue to have the experience you've had so far. That's what paid consultants are for. :-)
After you've paid someone to help you figure out whether what you want it feasible, getting an approved TPM is a process 3 with the City. The last three I've done (including one that involved no development - just legally separating two separate structures) have cost an average of about $22k in entitlement fees at the City and another $28k all in for private survey and engineering costs. The construction docs, including City ROW review fees and physical construction cost for public improvements has varied greatly depending on - as @Matt Divencenzo (sorry, sp?) pointed out - site specifics. Plan for at least 12 months.
My suggestion? Find someone (maybe Matt?) who you can hire to do a project feasibility analysis for you. In the past, I've paid about $1k for help in situations I can't handle myself. From that, expect to know whether what you want to do is possible, what risks or unknowns you're likely to encounter, rough costs involved, order of things you need to do, and some ideas of timeline.
As an example, the City will make you replace the public sidewalk at your property unless it's functionally brand new already. If that's the only public improvement you'll need to do, it will cost you maybe ~$1500 to have someone draft up the plan and process the permit, $1800 in ROW permit submittal fees, and maybe $10/sf for the concrete if it's part of other work at your property. These are all things you probably want to know going in, but there's a hundred more. If there's no real cost or time pressure, you can eventually navigate it yourself and save some of the upfront cost and effort. I wouldn't recommend it (note: I tried that the first time). :-)
As I said in one of the other posts, don't let this dissuade you. Land use knowledge is a very valuable skill to have - it's opened up quite a few projects for me that others couldn't/wouldn't do.
