One parcel, half zoning residential, half zoning commercial

[Sid Holderly]

In the past an old way of applying zoning did not consider lot lines and often ended up with a parcel having two zonings. Recent application of the newer zoning rules would only be applied to complete lots.
Also often there are several lots under one deed, another complicator, some are dividible and some not. A grandfatherd dual lot cannot be split if the resulting 2 lots would not meet size requirements. They could be combined, but then they would have to go through area plan to decide what zoning it would be, and might be zoned something different. In this area most zonings can be used for less involved uses, like ag if zoned anything else, residential in a business or industrial, etc. Many zonings are used for a different use than the past classifications and are SLOWLY being corrected.

 

[George Hatch]

Here's an example that's located in the city of San Diego. These parcels were mapped as part of a residential subdivision and front a the residential street to the east, which is atop a terrace that sits about 50ft higher than the commercial thoroughfare to the west (Imperial Ave). These parcels all have SFRs on the residential street frontage. The Imperial Ave frontage on the west side of these parcels has been zoned for high intensity community commercial zoning.

The zoning notwithstanding, the commercially zoned portions of these particular parcels are currently vacant because they have moderately sloping topography. But as some point they probably will get built out with mixed use or commercial uses because there's a light rail line running parallel to the west side of Imperial Ave. Had the topo been more level that frontage would have already been built out.

 

[George Hatch]

In this region it's more common for mixed zoning to occur on large parcels or parcels with a lot of depth. Not long ago I saw another set of lots located in L.A. with the same setup as above, except that the commercial frontage was built out with commercial buildings. So each parcel had an old SFR fronting the residential street atop that higher terrace and a commercial building on the lower terrace fronting the commercial street. (I think it might have been a section of Sunset Ave)


I've seen even small parcels in the urban areas with mixed zoning; commercial fronting one street and multi-family fronting the other. The small parcels like this have usually already been built out either one way or the other, so its common for many of them to have a non-conforming use onsite.

 

[Terrel L. Shields]

I'll admit this is not my area of expertise (as if I had one), but it seems to me that the only way a parcel could have two different zonings if if the parcel could be subdivided... If the parcel cannot be subdivided, I don't see how there could be two different zonings?

It just is...

 

[Carnivore]

I'll admit this is not my area of expertise (as if I had one), but it seems to me that the only way a parcel could have two different zonings if if the parcel could be subdivided... If the parcel cannot be subdivided, I don't see how there could be two different zonings?

I know of one parcel that way in my town. i can't figure out how they drew the Zoning lines. I also can't figure out why the guy/owner did't challenge the zoning change. They split his property and made it unusable for both Zoning Designations. That's all I can remember about it, I did not want to mess with it.

 

[alebrewer]

I know of one parcel that way in my town. i can't figure out how they drew the Zoning lines. I also can't figure out why the guy/owner did't challenge the zoning change. They split his property and made it unusable for both Zoning Designations. That's all I can remember about it, I did not want to mess with it.

How can you even attempt a H&BU analysis if (a) it can't be subdivided, and (b) there are two different zonings? Unless, of course, one is an overlay, but I don't get that from the OP's post...

 

[alebrewer]

It just is...

View attachment 45336

yes, but are all those different parcels? Where are the parcel lines?

 

[Terrel L. Shields]

yes, but are all those different parcels? Where are the parcel lines?

The black lines

 

[alebrewer]

The black lines

So I guess the real question is, who is the imbecile at the planning department responsible for this?

 

[Carnivore]

How can you even attempt a H&BU analysis if (a) it can't be subdivided, and (b) there are two different zonings? Unless, of course, one is an overlay, but I don't get that from the OP's post...

I know what your talking about when you said Overlay, because the parcel is in the City but county has another grand overlay. , but on the Parcel I cited I think it is an issue of misalignment .... I told the guy he needed to speak with the Zoning people and they may fix it or not, they probably will. I also told him, you don't want me to do it because it will cost ya money.