It's my birthday (thanks to all of you for the kind messages and well wishes) and to celebrate, we've opened up our Entitle and Flip Coaching Program for new members to enroll starting NOW! I have had the pleasure of speaking to a number of people about this program over the past couple of weeks and I really do want to reiterate that my intentions for this group are to get a small group of like-minded individuals together that want to do Entitle and Flip projects. We have a number of members that have joined already, so if you're interested please let me know if you have any questions before joining. Space is very limited.
Check out the details and sign up at tolosapropertygroup.com/coaching-program.
Would you love to do a subdivision project but think they’re too hard? I’m going to let you in on something….not all subdivisions are the same. Some require public hearings, public roadways and the extension of utilities.
And then there are exempt subdivisions. Click on the link below for an example. You’re welcome!
The below article discusses the proposed development of a 90,000 square foot industrial/logistics building. I’m posting this in response to some questions I received about developers asking for entitlement contingencies. The investor I was working with thought that it was odd that a developer would ask for this and was going to use it as part of their reasoning to not sign a purchase agreement.
I spoke to someone just minutes ago who was looking to subdivide a 120-acre tract for sale to recreational users. He knows this type of user very well and believes that 5-acre lots are the ideal size for this buyer. Unfortunately, the zoning requires a 20-acre minimum lot size. His question for me was if there was any way to change the minimum lot size through a variance or something similar. Quickly, you can’t use a variance to deviate from minimum lot size requirements. So the only option would be to request a rezoning to a more intense zoning designation that allows for smaller minimum lot sizes. So the real question is if the property was a good candidate for a rezoning approval. In this case, likely not. And that has a lot to do with the zoning of the surrounding properties.
This reminded me that this is exactly the kind of information and material that is covered in the Rezoning for Profits course found on our website at the link below. Check out that page and take a look at the quick video below to learn more and be sure to reach out with any questions.
Here is a really fun resource. Check out historicerials.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.
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
Announcing the release of the Entitle and Flip Newsletter!
This newsletter has been created with you, the land investor in mind.
Check out the first issue for free by clicking on the link below. No sign up, credit card or anything like that. If you find value in what we have to say, consider signing up for the monthly newsletter…only $10 per month.
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.
Our purpose is to inform and advise investors through next level education and services so they can distinguish themselves in their market.