Here is a really fun resource. Check out historicalaerials.com. For land investors this can prove valuable when researching historical land uses or if you need to see if there was ever a structure on the property, etc.
I just looked at aerials of San Francisco from the 1930’s and 1940’s. You can see the Golden Gate about 15 years after it was completed and then on the other side of the bay, the Bay Bridge isn’t even built yet. I dare you to start down the rabbit hole and see how long it takes to get out.
In this weeks edition of "City Planners Gone Amuck" we bring you this fine piece of work.
There’s a lot to be learned from this article. To summarize, the owner of three lots had two of them where the lot size was too small for the zone that it is in. If the lot was legally created, it would be considered legal non-conforming, or grandfathered. But in this case the lots were not legally created. In other words they were likely recorded at the county with a metes and bounds description or similar but they never processed the subdivision through the county. That constitutes an illegal subdivision. So the remedy that they proposed was to rezone the property to a zoning designation that has smaller minimum lot size requirements. If approved the lots would be of the appropriate size for that zone making it possible for them to be legally platted as is. Like I said, a lot here but very interesting.
Click here for article.
Here’s a page from the inaugural edition of the Entitle and Flip Newsletter. We are focused on showing you how to add value to your land investments without even having to touch it. To get a free copy of the our first issue or to sign up for a monthly subscription for only $10 per month, visit our website at the link below. Happy investing!
Density is the measured as the number of dwelling units per acre (du/ac). A density bonus provides an increase in allowed du/ac, Floor Area Ratio (FAR) or height which generally means that more housing units can be built on any given site. This bonus is typically granted to a developer in exchange for the provision of affordable and sometimes age restricted (55+) communities. This doesn't just have to be for larger projects. It can be done for smaller ones as well. Another example of how unique entitlements can add value to an existing property
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Who knew? Walt Disney, City Planner
Check out this article here.
LOT VOCAB LESSON
To find out what uses are allowed within a certain zone, you need to study the permitted use chart within the zoning code. Once you get there, you need to know the difference between uses that are permitted by right versus those that may be conditionally permitted versus those that are prohibited. Permitted by right means that the use is permitted in that zone without any other formal review or permit. The opposite side of the spectrum are those that are prohibited, meaning they’re not allowed. And then there are the conditionally permitted uses that lie in the middle. These uses may be approved subject to specific conditions of approval. Or….they could be denied. This is the starting point of determining development potential for an end buyer. What zone is it in, and what are the allowable land uses.
What if you could profit by adding value to an existing commercial property by using entitlements to change the allowable use and not touch the property at all?
Examples include the conversion or apartment rentals to for-sale homes or the modification of old warehouses to residential lofts or the change of use from a old retail building to a use that requires some kind of entitlement to be approved. Each jurisdiction is different.
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