All Forum Posts by: Steve Hungerford

 I have a broker and talked to him. Brokers can't/won't do these calculations. They don'r have the interest and/or expertise to do this. Possibly a commercial broker but the only value what it is currently zoned for. Plus its too small for them to spend much time on.

Hello,

I have a decent sized 10,550 sq ft. lot with an (1930) old/small 1br house on it. Most of the value of the lot is in the land or potential. Its zoned RM-6, so only one multifamily dwelling unit can be placed every 6,000 square feet. So effectively one unit or less than Residential zoning would allow. Because of SB-9 in CA you can split residential lots and put a duplex on each, plus an ADU ( I believe). Multifamily should be increasing density not decreasing it from residential zoning.

I am interested in figuring out if trying to change the zoning will bring more value. I believe it takes a long time and have heard 15K application fee for a zoning change.

If zoning was changed to say RM-3, that would allow probably 3 multifamily units, depending on setbacks. How can I determine with more certainty what the land would be worth in this scenario ?

Can an appraiser figure this out ?

Land use planners usually tell me they don't calculate value but they can help with the zoning change and potential for it. 

Side note: The land used to be zoned commercial and was changed I believe in the 90's sometime. It would be a good commercial location because the land is on a busy street near other businesses.

Who could tell me how much the lot would be worth if zoning was changes to commercial ?

 I would not do it at 250K, bad investment more often than not. Lots of people pushing these things though. 

 Thats interesting. The zoning is RM-6. So they allow one multifamily unit per 6,000 square feet. The lot is 10.550 for you can only put one unit or said another way, you can't do multifamily as I guess one unit does not count as a multifamily. In addition if you had a lesser dense zoning of residential, because of SB-9, you could even do more on the lot. So not only have they restricted the multifamily to not being allowed, they have taken away where residential would be more beneficial. Not sure if SB 478 applies since there is no minimum lot size requirement per se in the zoning.

All this when the lot used to be zoned commercial when bought and has commercial right next door. Talk about squeezing all potential out of a lot. All this when we need more housing in California desperately. Don't believe the rhetoric from the politicians, they are not focused on our needs.

 I see nothing in that bill that addresses the situation. I read quickly though and have no law school experience.

 Thanks but not sure that is going to lead me anywhere. People please stop letting the politicians take over our country! Stand up, its apparent we have no property rights!

 The property was once zoned commercial. I believe in the 90's sometime it changed. Its next to commercial property. Then there are other properties close by with the same zoning and issues I assume. Depending on how big their lots are. Most of those houses are newer and off a main street so most likely not going to be a prospect for development and therefore not as affected by having RM-6 zoning. Right across the street is an older house with R1-6 zoning, which in this case more desirable zoning because of SB-9. Not sure what/why they chose this particular zoning but it makes little sense to me unless of course they want people to have to spend for re zoning.

Are these other Bills current ? Where would I find them ?

 I hope you are right. I asked the county and of course they take the opposite view. It seems if we want more housing and SB-9 was designed for it, the counties should be allowing it. No way they should be using multifamily zoning as a way to be more restrictive than residential. Multifamily should be allowing more than residential. I hope enough people take a stand and we get our property rights back.

I don't understand, I have Residential Multifamily zoning 6, but you say that all that is permitted is a single family residence, per the zoning ? If so, why not call it single family residential in the zoning ? The county says an apartment, condo, etc. can go there. I guess since its just one its considered SFR still ?

You think SB9 applies to multifamily lots ? SB9 applies to single family residential as far as I can see when I read it ?

I got my information from reading the code, trips to the county, and documented via e-mails. However I don't doubt that I am wrong completely because I here a different story every time I ask so called professionals and people employed with the county.

 I agree with you regarding ADUs. I wasn't going to put one myself. Well only if the price was right, which it usually isn't. I am marketing the property and want to let people know their options. I do believe though that one unit is still considered multifamily according to the county. That one unit could be condo, apartment, residential from what I am understanding. With one multifamily unit there or planned 2 ADUs could be allowed. Not sure why the current house does not qualify since residential appears to be one of the acceptable categories. What a dilemma!