any experience with Zoning variance in los angeles county?? (contingent, commission, property)

[911cedric]

Hello all,

i'm considering buying land in los angeles county. The unincorporated part of the Santa monica mountains precisely.
The land percs well and i could build a 5 bedrooms house according geology and soil reports
However, the Zoning tells 1 dwelling unit per 10 acres and there is only 6.5 acre.
There are many houses built around on smaller lots which have been built before the adoption of the new zoning, even some only few years ago.

I guess it would need a zoning variance, but i have no clue how it works and what are the chances it fails.

Does anybody knows if it is risky business to buy land in these conditions and what are the chances a zoning variance goes through?

Thanks!

[gray horse]

You need to be talking face to face with the County.

[BrokerHarry]

As a long time swimming pool / general contractor based out of Santa Clarita, I had numerous opportunities to visit the LA County Planning Commission offices, downtown by Temple & Hill Streets, with consumer requests for variances.

The mountains around Santa Clarita are in the rural fire zone, just like unincorporated areas above Santa Monica & Malibu. Due to the lack of water, difficult access, & severe fire hazard, there are very stringent building / zoning codes that differ widely from the more populated incorporated areas of LA county.

My experience was that the commission doesn't take kindly to zoning variance requests (especially those that involve set-backs)...& the only way you can find out definitively is to pay the application fee, & go through the long process, with no guarantee of approval.

http://planning.lacounty.gov/faq/zoning/

[911cedric]

Thanks for the input, sounds like a risky gamble..
buying land, doing all the engineering, drafting plans and submitting without any guarantee of approval..

I'm not talking about setbacks here but about density;
that would be 6.5 acre for 1 dwelling unit instead of 10 acres:/

Zoning code was amended 10/10/14

Previous land subdivision was performed under a different code.
It was originally one large lot which got divided in 3 parcels ranging from 6 to 7 acres.
One parcel only was built and the others remained vacant. These are the parcels i'm considering now

difficult decision..

[luv4horses]

Make the contract to purchase contingent on your being allowed to build a 5-bedroom house on the property. Then set things in motion to get a variance.

[davecj]

Originally Posted by 911cedric

Thanks for the input, sounds like a risky gamble..
buying land, doing all the engineering, drafting plans and submitting without any guarantee of approval..

I'm not talking about setbacks here but about density;
that would be 6.5 acre for 1 dwelling unit instead of 10 acres:/

Zoning code was amended 10/10/14

Previous land subdivision was performed under a different code.
It was originally one large lot which got divided in 3 parcels ranging from 6 to 7 acres.
One parcel only was built and the others remained vacant. These are the parcels i'm considering now

difficult decision..

Not difficult at all- make your deal contingent on the variance (ideally permits granted as well so you really reduce your risk) and post a deposit so they take it off the market.