Do you own land that you’d like to utilize for a specific purpose but it’s not currently designated for it? You can either try to get it rezoned or seek a conditional use permit. A conditional use permit (CUP) might take a long time to be approved. So, make sure you plan ahead of time. The process varies from city to city, but there are certain similarities. In this post, we’ll define a conditional use permit and explain how it works in Los Angeles. We’ll also look at a conditional use permit vs variance, as well as how they pertain to real estate.
What is a Conditional Use Permit?
A conditional use permit in real estate is a zoning exception that allows you to use your property in ways that are not permitted. It can be an alternative to rezoning. And, it can allow you to use your land in a unique way where rezoning is not possible.
Before applying for a CUP, make sure you meet the requirements of the county in which you own property. Los Angeles County, for example, demands conformity with the overall plan for the surrounding area. They also evaluate for suitability, reasonable access, and, if applicable, public services.
What is The Purpose of A Conditional Use Permit?
A conditional use permit’s principal function is to allow a piece of land to be adjusted in terms of how it can be used in line with the local zoning regulations. In many cases, these permits are issued because the general public believes that the new land use will benefit the community. However, the permit is only given on a conditional basis. This means that the property owner must follow certain standards to guarantee that any negative repercussions of the new use are addressed.
These effects could range from more traffic to higher noise. Assume a homeowner decides to conduct a business from their home while living in a residential area. To ensure that surrounding properties and land are not harmed, rules could be imposed. These rules allow the property owner to run a company out of their home as long as all clients park in the driveway. And, only a restricted amount of signage is put around the property. Without these norms and limits in place, it’s probable that the change in land use will cause surrounding properties to lose value. Thus, lowering the neighborhood’s quality.
How Do You Obtain a Conditional Use Permit?
The procedure for obtaining a CUP varies depending on where you live. In Los Angeles County, for example, you must first fill out an application and pay a fee. Within 30 days, the application will be evaluated, and you will be scheduled for a public hearing.
In other cases, you could contact the local zoning authorities or have an attorney write a letter on your behalf. The zoning authority will walk you through the procedure, including forms, notification of neighboring property owners, and fees.
A knowledgeable zoning official can also assist you in understanding what you may encounter. Neighbors frequently object to a non-conforming use of the property. You will have the opportunity to present your case at the hearing. And so, anyone who opposes the change will have the opportunity to do so as well.
What Kind of Proof Should You Provide?
When preparing for your hearing, you should consider what kind of case you should present. Consult with the property’s neighbors, community organizations, and perhaps the town government. You can explain your plans to them, and they can express their worries.
Your argument for the CUP will be considerably stronger if you are prepared to address those concerns during the hearing.
You’ll also need to demonstrate that you have adequate space and amenities for the use you intend to adopt. You will be questioned about parking, access, landscaping, and layout, among other things.
What Factors Influence Conditional Use Decisions?
There are several aspects to consider, and they will differ from state to state and county to county. The zoning authority will most likely question you about how the conditional use would influence or modify the neighborhood. You can highlight positive effects, but expect to be challenged about potential concerns.
The zoning board will also consider the following issues:
- General Welfare – to ensure that the planned usage will not jeopardize public interests or property.
- Concerns about nuisance: whether the proposed use is likely to result in excessive traffic, noise, odors, dirt, or other unpleasant qualities.
- General Community Plan – The zoning committee will not allow any variant that contradicts the basic direction of the community.
- Zoning Consistency — When requesting a zoning variance, you’ll do best if you can demonstrate that the use is consistent with existing zoning laws and beneficial to the community.
You have a better chance of getting accepted if you can demonstrate that your idea has a beneficial impact and does not cause problems.
What Should You Do If Your Conditional Use Permit Is Rejected?
You still have choices if your CUP application is denied or if you are denied a CUP after your hearing. You may be able to appeal the decision as the property owner.
If you haven’t already, you should consult with a real estate attorney. They can assist you in reviewing the decision and determining the best course of action. A local attorney who is well-versed in conditional use permits can make a significant impact.
You may be able to acquire evidence that the nuisance issues or other anticipated difficulties will not occur. Perhaps another similar property is used in a different way, and you can demonstrate the benefits to the community.
Regardless, you will most likely have other options if the CUP is denied.
What if the property’s use changes?
If you are awarded a conditional use permit and the use of the real estate property changes, you must revise the CUP to reflect the new zoning changes.
If the change is severe enough, you may be required to get a new conditional use permit rather than making a change.
After a sale, what happens to the Conditional Use Permit?
Is it possible to transfer the CUP to another property if you sell the property? No, it does not. The conditional use permit can be transferred to the new property owner. He can then choose to continue operating the zoning variant or restore the property to its prior use.
A CUP cannot be transferred to a new property; if you relocate your business or activity, you must select a property with the appropriate zoning or apply for a new conditional use permit.
A Conditional Use Permit allows you to have more zoning flexibility.
With its zoning rules, a city or county must balance a variety of needs. They wish to allow normal use of the land and property while preventing problematic nuisances. They cannot, however, always account for every possible use at the outset.
That is when a conditional use permit comes in handy. It allows you to seek a zoning variance as long as the property is suitable and the modification is beneficial to the community. If your requirements do not fall within the scope of existing zoning restrictions, don’t be hesitant to inquire about a CUP.
Example Of A Conditional Use Permit
Assume a car dealership wants to build in an area zoned for a mix of commercial and manufacturing space. The car dealership will store vehicles, provide vehicle service, and, of course, sell vehicles.
City planners will consider the compatibility of the auto dealership with its surrounding areas when reviewing the dealership’s application to build in that zone. They will also consider noise, traffic patterns, and other issues that may have an impact on the neighborhood. If city planners find that a vehicle dealership is permitted in that zone, they may impose a set of requirements before issuing a permit. For example, they may mandate that the dealership close before 8:00 p.m. This is to avoid interfering with noise limits in the region.
As you may have guessed, Conditional Use Permits are granted at the discretion of the jurisdiction with jurisdiction over the property. If the property owner fails to meet the agreed-upon conditions, the CUP may be revoked.
Conditional Use Permit – Los Angeles
As previously stated, before awarding a Change of Use permit, municipal planners must ensure that the project is compatible with its surroundings. A conditional use permit in Los Angeles must be compliant with the Los Angeles General Plan. This broad strategy serves as a comprehensive road map for long-term growth. It serves as a foundation for plans, ordinance requirements, standards, and procedures, among other things. Furthermore, municipal planners must guarantee that the CUP adheres to the Los Angeles Municipal Code (LAMC).
Because of the city’s particular zoning and community regulations, a conditional use permit in Los Angeles can be more complicated and time-consuming. For example, if a customer wants to get a CUP in a coastal zone like Venice or the Pacific Palisades, they will have to go through an additional evaluation with the coastal committee and planning commission.
 Conditional Use Permit vs VarianceÂ
A variance is unique in that it allows the property owner to use their property in a way that is prohibited by the zoning regulation at issue. With a zoning variance, you can utilize your land as the location of a business. This is as long as it does not have a negative impact on the neighboring area.
When it comes to conditional use permits, these permits allow the property owner to use their property in a way that is permitted by the zoning ordinance but differs from the present usage. As a result, if the user is not designated inside the zoning district, this sort of permit will not be given. If you discover that a user is permitted under your local zoning regulations, you will most likely be eligible for a conditional use permit. If the user is not permitted, the zoning ordinance may be changed to incorporate the intended use. However, it may be simpler to file for a zoning variance instead.
It’s also worth noting that ordinance standards can vary by zone. Certain rules, for example, demand that every conditional use permit adheres to the municipality’s comprehensive land-use plan. The permit will also most likely need to be compatible with any surrounding properties. Additional regulations for specific property uses could be established, such as business hours, landscape plans, and off-street parking areas.
Conditional Use Permit Vs Variance: The Difference
The most significant distinction between a variance and a conditional use permit is the extent of relief from the zoning ordinance’s literal provisions. A variance cannot be used to erect a building whose use would be significantly incompatible with the other buildings permitted as permitted uses in the zoning district in question. Such conflicts can be avoided if the location in question is granted a conditional use permit.
A landowner may benefit from the advice of an experienced real estate attorney in navigating the bureaucratic procedure. A qualified attorney can analyze the owner’s circumstances and recommend a plan for obtaining a variance or a conditional use permit.
In Conclusion,
Conditional use permits can be extremely beneficial to property owners who wish to change the way their property is utilized for a variety of reasons. Whether you want to build a church on your property or turn your house into a business, a conditional use permit may be just what you need before construction begins. Keep in mind that conditions will be established for the project at hand, which you must be aware of before investing money in it. Your permit application will most likely be granted if you prepare for the public hearing and meet the requirements set by the local neighborhood.
Conditional Use Permit FAQs
What is the use of conditional?
A conditional use is one that is contingent on specific conditions being met. The proprietor (or user of the property) applies for a permit, known as a conditional use permit, with conditional use. The application is subsequently reviewed by the local government, and a decision on the permit is made.
What is a conditional use permit in Minnesota?
In Minnesota, a conditional use permit (CUP) is a piece of paper. When an application meets the general and specific ordinance standards, the city will issue a permit to enable a conditional use. The permit enables usage only if the applicant meets the zoning ordinance’s requirements.
