I put in an offer to purchase a 3800 sf (approx 45' wide x 84' deep) lot in the San Fernando Valley. I have about 2 weeks to do my homework to determine if the lot is buildable. At that time I can either back out of the offer or continue with the Escrow process. I went to L.A. City Hall and visited both the Planning and Building and Safety Departments. From what I gather, the lot is irregular (under 5000 square feet, and less the 50' wide). The zoning is RE40, which requires 10' of setback on both sides, 25' of setback in the rear, and the average setback of my neighbors houses for the front. The house I would like to build is Rocio Romero's LV Home - built so that the front door is accessed from the side. To get the lot approved for construction, I need to file a Certificate of Conformance application (2 month process) and apply for a variance (not enough setback on sides, 4 month process). Finally...the questions:

1) Has anyone had to file a COC with Variances? How long did it take (any shortcuts)?
2) Can any irregular lot be turned into a buildable one through the COC and variance process?

Thanks in advance for any help,

Primo:zz:

Primo, Have you had any luck finding a lot? I am just beginning the search process for a lot and have found a lot of affordable lots in Malibu and Topanga only with significant slopes. Do you have any advice in regards to prefab manufactors and their ability to build on a slope? Anything you could add would be helpful.
Thanks,
George

Another land perchase in San Fernando Valley. La Tuna Canyon Road. 91352

Question:

I purchased a vacant land directly from the
previous owner. There is an existing 18'' wide paved road including the utility
poles along the 250'' of my property frontage.



This road is used by another 6 large properties (houses and
ranches) at the end of the road next to my property. This paved road has no
name and those houses and ranches used address of the main street where it
intersects with this road.



I contacted planning and building department to pull a
building permit (my parcel is zone A2-1-K and has 38,333sq.ft). I was informed
that my parcel is a "land lock". They told me that the paved road
does not exist and I can not use it to access to my property even though this
paved road is in front of my property.

I wondered on how those houses and ranches next to my property
can use this paved road and have legal address. Why was I treated differently
from my neighbors?   Has anyone dealt with this issue before,I need advice?

Pakorn:

I haven't had experience with this situation personally, but my guess is that the other landowners most likely have some sort of "easement" which allows them to use the road.  Easements give the holder the "right to use" the land (paved road in this case).  I am not an attorney, but this would be my guess on next steps if I was in your shoes.

1) go talk to your neighbors and ask them who they have an easment with (this is the person that actually owns the land under the paved road), details, etc.  hopefully they can tell you what consideration they paid in order to use the paved road.  if they will give you a copy of the easement even better.

2) contact the paved road owner to begin discussions. 

3) speak to a real property lawyer who should be able to help you with the easement documentation

learn more about easements here: http://en.wikipedia.org/wiki/Easement

hope this helps and good luck