All Forum Posts by: John Wurster

It simply means that it's a legal use as a duplex because it was legal as that use prior to the zoning change that now makes is "non-conforming" (to the new zoning code).  It can continue that way as long as nothing changes.  It doesn't mean that you can't renovate or update it, but you may not be able to do things like add square footage.

Again, I don't know how long LA takes, but it's typically a ministerial process that is done while you are in plan check.  In San Diego, it takes 2-4 wks and goes through the Housing Commission (or Housing Authority).  The recordation of the CC&Rs/Deed Restriction may take longer but it shouldn't limit your ability to lease up.

Your second question doesn't make sense to me because the DB law is backed by State Law that is in place for the very purpose of allowing the Density Bonus to be a "by right" development entitlement, meaning, there's no special review hearings or public input that could derail it.  HOWEVER, if for some reason, your project is required to be reviewed for other reasons, then I suppose that process could apply (if you're asking for anything at all that's not consistent with current zoning, then yes, you probably have some discretionary hearings).  Keep in mind that if you get a DB, you are also entitled to some development "incentives" such as reduced parking or concessions for height and setback limits.

I do a lot of affordable housing.  It's been 5 years since I did one in LA, but it's typically more about what you're promising than the application itself.  If you indeed commit to the affordability levels of those units (say at 60% or 80% AMI), then as part of the process to get your building permits, they will forward the application to their legal department to create a deed restriction for you.  That will be recorded against the property and you'll be approved.  There will be compliance for you to prove that you're renting those units as affordably as you promised.  But it's not a "discretionary" process; if you promise those units and it meets the explicit formula for a density bonus, then you're approved (you just need to follow the compliance rules as you operate the property or you could face fines, etc.)

Brandon,

As others have said, it's indeed RS-1-7.  You may have what's called a legal, non-conforming use.  It may have been legal when it was constructed, but the zoning has changed since then.  It's very unlikely that you can add additional units since there's already a second unit and new zoning doesn't allow - plus the setbacks of this current zoning is more restrictive than it used to be in that neighborhood.  Zoning categories reported on various property reports commonly don't match existing zoning and in City of SD, the new designations don't match what's reported on County records (they use different nomenclature). current zoning maps are your reliable source

It also greatly depends on your state and local jurisdictions.  A business partner and I studied this concept for awhile and were prepared to open a facility to produce container homes.  The idea is not entirely dead, but all of the above comments are true in that if you're going to follow the law, you may end up spending just as much to make it compliant.  I would definitely go with a "one-trip" container and one with a higher head height; but if you don't live near a port, you will probably pay more to get a "clean" container.

You need to consider that every time you cut a hole in the side, you compromise some of its structural integrity and you'll need a structural engineer to certify your plans.  There can also be issues with thermal bridging so it would be important to choose a contractor/fabricator with experience with containers. I've also heard some people having issues with lead paint and had to sandblast old paint off.  I would absolutely explore modular or factory built concepts over container homes.

Coby,

It sounds like you need to change environments because your needs are not being met.  Before you do,  try to determine which elements of the profession you need the most help with (is it sales/marketing yourself, or is it negotiating/closing deals, or contracts, market analysis, etc....).  Different brokerages have different strengths.  Sometimes a small shop will give you the most leeway, but also the most attention if you are a producer and can also offer them something (4 deals in 7 months is not bad for someone new, so I'd think you could be an asset to a good team, with plenty of upside).  If you know what type of client you'd like to serve most, focus on that and express that to any future broker up front so you're more likely to get a good "fit".

Good luck!