Zoning Questions Answered

My curiosity was stirred up and I wanted to follow up on the zoning issues I mentioned last time. I finally located (with some help) the zoning laws for Ventura County, where all our properties thus far are located. They’re full of legal double speak, which was fun to wade through. Often articles will define a law as being defined by another law that has not been mentioned yet. But I found some of the pertinent zones and the rules of pet ownership and animal husbandry.

There are three critical areas for horse owners: Open Space (O-S); Agricultural Exclusive (A-E); and Rural Agricultural (R-A). Some properties within the city may also fall under Single-Family Estate (R-O). O-S is a minimum lot of 10 acres. A-E is 40 acres. R-A is just one acre. And R-O is 20,000 sq. ft. (0.46 acres) (pg. 31). The first three are all subject to the same rules for calculating how many animals are permitted, but R-O is slightly different. The first one looks like this: sq. ft. of lot ÷ 10,000 sq. ft. = total animal units allowed. I will explain about “animal units” in a moment. On lots over 10 acres, the animals are unlimited. For R-O, the equation is more complicated: [(SQ. FT. OF LOT - 30,000 sq. ft.) ÷ 30,000 sq. ft.] + 4 = total animal units allowed. This equation only applies to animals that are 1.0 units or more (pg. 96). For smaller animals, the same equation for O-S etc. applies. Whew. Once I explain animal units, I’ll give some examples so this makes more sense.

Animal units are a rather whimsical way of quantifying the space requirements of various types of animals. The initial examples given for pets led me to believe that three animals are allowed in a residential unit (another clever term). Not even close. One animal unit equals: 4 cats; 4 dogs; 4 pygmy goats; 10 chickens (no roosters though, as they are only allowed in animal husbandry zones); 50 guinea pigs; or 20 snakes. You may also keep as many insects or spiders as desire or tolerance allows. They list a whole assortment of other animals, but the point is that you are allowed to keep a great many animals before maxing out your allotted animal units, even for residences, which allow 3.0 units. Now, for animals classified under animal husbandry: small equines (under 36 inches at the withers) are 0.30 units; medium (over 36-58 inches) are 0.50 units; and large (over 58 inches; donkeys and burros included) are 1.00 unit (pg. 95). Cows, emus, llamas, rabbits, sheep, and others are also listed.

Let me give you examples, because this is some pretty abstract stuff. A one acre property zoned O-S, A-E, or R-A is allotted 4.36 animal units. That would be four horses, a dog, and a duck. Many other combinations of animals would be possible, but let us, for the sake of consistency, always use the maximum number of horses possible to start. Curiously, the same property, when zoned R-O would have 4.46 units. This zone wins out on smaller lots, but it would only be allowed 17.5 units on a 10 acre lot, while the other zones would then be unlimited. 4.46 give you four horses, a dog, and a goat or four horses plus a small pony and a turkey (if it made it past Thanksgiving this weekend).

If you are buying a large parcel of land, these issues may not ever apply to you. But for anyone buying less than ten acres, it’s critical to know the zone. Of course, no one would want to cramp too many horses into a small space, but if you expect to have five horses, plus your dog and cat, certain areas and certain lot sizes will be unusable for you. Plus, property may be for sale by the current owner, without the involvement of a real estate agent. If neither buyer nor seller is aware of these issues, some very upsetting problems could arise. If you would like to know more about Ventura County zoning laws, the PDF file I have taken this information from is available here. Both coastal and non-coastal (which I used) zone ordinances are there. I ran our showcased properties through these formulas; the results can be found here.

A Near Miss and Zoning Questions

I now have my first failed property hunt. 7655 Bradley Road, Somis, was one of the results of my field trip. From Bradley, all that is visible is a bare hill, with a water tank and a pepper tree at the top. A plywood sign states that it is 32 acres of “open land” for sale by the owner. This open land, it turns out, consists of two trailer pads, complete with trailers, and not much else. This is visible up the tiny, easily missed Dusty Lane. Fences divide up the area and the avocado orchard that is nearby is not actually a part of this land. The owner states that it is zoned to be a nursery. The gently rolling hills would be perfect for horses, however. And, as you may be able to tell from my posting on Somis, I have a soft spot for the area. I think it is charming, quiet, and beautiful.

So what, you may ask, is the failure? It is already in escrow.

I contacted the owner to get more information on this eccentric property and found out that there was already a buyer. I am glad to hear that property is selling in the current market, but I was also disappointed to have come late to the party. The property was odd to look at, but 32 acres are nothing to sneeze at. Given the location and its appearance, I had high, perhaps silly, hopes that the price would be low. I was somewhat disappointed to learn that he is asking $2 million. With 32 acres, that breaks down to $62,500 per acre. This is the best going price of my discoveries so far, but there was so little there. All of the structures would have to be put into place, the price of getting “open” (read: barely developed) land. Perhaps my expectations are too high.

However, there is a ray of hope for anyone interested in this property. The owner is not certain that escrow will close, or hinted at as much, and recommends contacting him after Nov. 29 to verify that it has closed. If anyone is interested in following up on this property, please contact me through the blog. The only method for contacting the owner is a phone number and, out of respect for his privacy, I do not wish to post it openly here. However, I would be glad to give it out on request.

This property brought up an important issue for me. The owner specifically mentioned the permits for the trailers and the zoning for a “nursery” (not an actual zoning category, but within agriculture). I for one know little about zoning laws, but it is a critical consideration for any property or horse owner. Keeping horses is not just a matter of your own finances or the neighbors’ good will. Zoning laws restrict where and what you can build, as well as the kind and number of animals and plants you can commercially maintain. Information on the internet as to laws of specific areas is surprisingly sparse, but these are my offerings: http://real-estate-law.freeadvice.com/zoning/ and http://www.realestatelawyers.com/Zoning-Permits.cfm. When looking at properties, ask the owner or agent about zoning for the area. If they cannot answer to your satisfaction, contact a real estate lawyer. We must inform ourselves about the rights and restrictions of our line of work.

Area: Somis

Somis, like Newbury Park, is another subdivision of Ventura County. Its borders are defined roughly by Highways 118 and 34, otherwise known as Los Angeles Avenue and Somis Road respectively. It is a small area and the roads are winding. Many transform abruptly and it is not difficult to get lost. However, they also connect as a network within the area. The population was 3,061 in 2005 and the density is only 66 people per square mile. The average gross income is $84,284. The average home value is $1,340,932, which only includes houses and condos, not land values. It is predominantly agricultural. Citrus and avocado orchards take up vast tracts of land and there are numerous fields of seasonal fruits and vegetables with connected produce stands. There are three elementary schools, Mesa Elementary, Somis Elementary, and Golden Valley Charter, and one public high school, Somis Academy Charter High.

Somis will initially seem isolated, I believe, especially because of the roads that wind into the hills. Though there is one major residential area, most of the land is divided into large lots. Anyone living there will certainly have space to themselves. However, Somis is actually quite close to both Moorpark and Camarillo. The Camarillo Outlet Mall in nearby, along with movie theatres, restaurants, and shopping areas. Somis does have the wonderful feeling of the country, or as close as one can get in California, with its quiet and space, but it still has the conveniences of the city. The majority travel time to work is only 20 to 24 minutes. It is situated to have all of Ventura County, from Oxnard and the beach to Thousand Oaks and the upper edge of L.A., at its disposal.

Area information provided by City-Data.com. More on Somis available here.

Somis Fieldtrip, Part 1

Well, I decided to do things a bit differently for the next couple of weeks. I took RanchQuest on a fieldtrip. I headed out to Somis with a Thomas Guide and a few street names. Somis is most known as agricultural territory. Whole areas are devoted to lemons or avocados or strawberries. The streets wind and transition suddenly into new ones and veer off at right angles. I started on L.A. Avenue, where the traffic moves fast and trucks try to escape freeway traffic, and worked my way into the rural areas, where one other car is a surprise. I checked Balcom Canyon Road, Bradley Road, Donlon, Grimes Canyon, and Broadway. I found several interesting places, many of them delightfully large compared to what can be found closer to town. I’ll start today with 7355 Balcom Canyon Rd, Somis, CA 93066.

The road is narrow and crowded on the left by orange orchards, which show signs of damage from wind or frost. On the right, a mishmash of fence types divides the property into several sections. It is hard to tell what belongs to the property and what is actually next door. When I looked up the real estate adverts, it turns out it consists of 19.51 acres and everything I saw actually does belong to that property. There is a house, pale blue and white, perched on a hill at the back, overlooking the land down to the road. Oddly, the adverts state that the “main house pad” is “ready to build” on. The house currently listed is small, just 1,200 sq. ft, and one listing stated this was the guest house, so I am not sure where the main pad is. An additional oddity is the number of things listed as being in this small house: two bedrooms, two baths; fireplace; dining area; living room; breakfast bar and room (separate or together, I wonder?); laundry room; family room; and a covered patio. The kitchen includes: a convection oven; a dishwasher; a gas oven and range; refrigerator; and microwave. Where do they put it all? But in my opinion, the current house has a lovely view, if the windows are not blocked by all the appliances. Down the hill from it, there is a ten stall barn with pipe corrals attached on both sides. There are supposedly pastures, but I did not see any. There was what appeared to be an arena at road level, but it looked abandoned. It is listed as being 180’ by 110’, a respectable size, if a bit small. There are additional pens and three identical shelters that I could not identify. Perhaps they are connected to the outdoor pens. In the rear of the property, avocado orchards march neatly up the hillside. There are 140 mature plants and 650 three year old plants that are set to produce this year. With that level of production, I would recommend the property to someone with at least a passing interest in or knowledge of avocado care or an excessive love of the fruit as food.

The property is very nice, if a little ragged looking. The land is mostly bare and seems desolate. It could definitely stand some attention. But the facilities seem well suited to a professional competitor or intensive horse owner. The area seems isolated, largely because of the small, twisting roads. In fact, you have fairly easy access to Moorpark and Camarillo and their attendant amenities. But you enjoy the peace and quiet of a rural area in exchange for diminished convenience. If you need to go to town often, for work, shopping, or school, it may become a hassle. But for the stay-at-home type, it seems ideal. Now, the bottom line. The property is listed at $2,149,500. A little pricey, perhaps, but after the Kelly property, I feel like this is a fabulous buy. That property, for reference, broke down to a little over a million per acre and only consisted of 1.42 acres. This is almost twenty for about $110,000 per acre. The location is not as ideal, but you get so much more land and who doesn’t want that? My judgment—7355 Balcom is professional friendly, has great bang for your buck, and a good location.

If this property strikes your fancy, please visit Redfin (contact info is at the bottom of the page). The signs at the property list General Pacific as the realtor, though they list a Barbara K. Schuman, not Larry Krogh as online, but there is also a listing with Rosemary Allison at Century 21 America. I’m afraid I do not know anything more about the correct contacts.

My tour of Somis is not over, so check back for more property. If you would like to know more about the Somis area, please check my area archives in the right column.

Area: Newbury Park

(Reposted from previous)

Here is some information on the Newbury Park/Thousand Oaks communities:

Conejo Valley consists primarily of Thousand Oaks proper and the surrounding smaller neighborhoods, of which Newbury Park is one. T.O. “consistently ranks as the first or second safest large city (population between 100,000 and 499,999) in the United States in annual surveys” according to Wikipedia. Per capita income was $34,314 in 2006. The political situation is based on the “historically ‘slow growth’-minded city council” but there is increasing concern over the preserved open spaces in the area and the demand for land. There are three major public middle schools and three public high schools, all part of the Conejo Valley Unified School District. California Lutheran University is also located there. The Civic Arts Plaza of Thousand Oaks is an active live theatre. For Newbury Park, the average house value is listed at $291,000 on ZipCodes.com.

The political situation is based on the “historically ‘slow growth’-minded city council” but there is increasing concern over the preserved open spaces in the area and the demand for land. A notable issue in this department is the Dos Vientos Ranch, an ever-expanding project of large houses within spitting distance of one another. In a 2007 statement, Ventura County Supervisor Linda Parks cites other areas that have a history of preserving their land from this kind of excessive development.

The biggest selling point for any horse property in the area in my opinion: Foxfield. This riding club is located in Westlake and they offer lessons (adult and child), a summer camp, and boarding. They are home to the Foxfield Drill Team and they host a number of shows through the year. They are especially known for the Foxfield Medal Finals in October. Los AngelesEquestrian Center, Earl Warren Show Grounds, Seaside Park in Ventura, Hansen Dam Equestrian Center, and Flintridge Riding Club are all within reasonable distance even for single day shows.

“Casa de Kelly” Showcase Follow-up

Official Designations: Hobbyist Friendly; Decent Bang for Your Buck; Excellent Location

The gates are new, one side still unhinged and in need of wiring. Suburban houses line the road, single digit numbers marching neatly above identical yards. Then suddenly it’s two hundred, following directly after two. The change in scenery is abrupt and extreme as well. One and two acre parcels sprawl as best they can, divided by wood post and wire fences. Behind the property, a tiny community church has just let out. Five cars come down the drive to leave; this is the extent of the weekend traffic. Another set of gates wait to be installed here as well. Gravel crunches as the car slips into the deep shade of eucalyptus trees and clumps of elephant ear plants. Welcome to Casa de Kelly.

The property really is quite beautiful. Upon entering, the house is to the immediate left, a tidy yard to the right. Pull in more and the barn is directly ahead. Down from it to the right is a turn-out, large enough to accommodate three horses if need be. There is a narrow walkway separating the turn-out from four pipe corrals, which are also wired for electricity if desired. The corrals are arranged into two single horse enclosures with a larger one on each end. These could hold two horses, but it would be tight. Towering eucalyptus trees give them almost complete shade. The barn is currently configured into two 12 by 12 stalls, a center walkway that connects by a ramp into the turn-out, a storage room and a tack/feed room. It is constructed from removable pieces and could be converted into as many as six stalls with relative ease. Removable flagstones form the floors in the breezeway and the storage room. The RV hookups are on the left hand side. Up a short incline, there is a wide open pad, the rear entrance to the property and, directly behind the house, the arena. This is approximately 70 by 90 feet. The width is more or less fixed, as a rock wall drops down to the house and the fence that encloses the property is opposite of that. You could make a long, narrow ring by extending out onto the nearby pad, but the land would have to be leveled somewhat. The promised “legal size jumping arena” would be an impossibility. A natural spring wells up on the slope leading to the upper pad, currently hidden behind another clump of plants.

The house opens first into a Spanish style patio, with barbeque pit and entrances to both sides of the enclosing house. The living room and kitchen are spacious with their high, exposed beam ceilings. There is a loft library up the stairs in the living room. The bedrooms are both quite small, but not uncomfortable. The bathrooms, however, border on cramped. The master bath is being remodeled and may have the first walk-in closet (there are two) made into a sauna room. The house is a bit like a warren in places, feeling tunnel-like in its closeness and wandering passages. Those 3000 ft. disappear quickly in this design. I personally liked it. It had character; it is no tract home. However, some are going to consider it a total loss if purchasing the property, so be warned. This is a love or hate house and those who hate it will have to factor remodeling or replacing it into the cost of purchase.

The current owner has been using it as a horse rescue facility and it seems well suited to that, provided it is a small operation. The sixteen horse occupancy was only possible when additional pipe corrals were set on the upper pad. I would estimate a ten horse maximum for the current configuration. The arena will never, in my opinion, be able to meet the needs of a professional trainer or competitor. There simply isn’t enough room. The landscaping is a bit strange, consisting of a couple isolated patches of shade plants. While the corrals are well-shaded, the turn-out could stand better cover.

And that is about all I can say to criticize Casa de Kelly. This is no home for a serious horse owner, it’s true, but this is ideal for a hobbyist, especially one with children or pets. There are speed bumps along the road and traffic is both rare and slow. The lawn could be ripped out to make room for more corrals, but it would also be very nice for family and dog use. If you have a child that has or wants a horse, this will be a lovely location. The ring is kid-sized and safe, the neighborhood is quiet and, according to the current owner, very accepting of the presence of horses, and there is Sequoia Middle School directly across Borchard Road from the entrance gates. If you want to offset the cost and have the time and energy to care for multiple horses, take on boarders to occupy some of the enclosures. There is one other possibility. According to the current owner, her neighbor would be willing to sell half an acre of his own land to be added to this one, since he cannot otherwise subdivide his lot. This would open up more potential for this lot but, of course, it means greater cost and it is not a guarantee. The owner would be able to explain this in greater detail and put you into contact with this neighbor.

Please be aware that the price has in fact dropped to $1,599,000 and the owner has expressed willingness to negotiate for a lower price if someone expresses strong interest. Everything I have described on the property comes attached to that price tag. Anyone who would like to keep the pipe corrals and other structures will be welcome to do so. If you have no use for them, the owner said she will be happy to transport them to her new location. If you think Casa de Kelly is your dream location, and I firmly believe that it could support an active horse lover who just wants a small, personal use setup, please visit http://150WKelly.sawitonline.com to contact the owner. There are other horse owners in the area and the prevailing sentiment is that it would be a shame to see this property used for anything but horses. I fully agree.