Can there be building where 15' wide rowhome once stood?

Question

This is a question for a Philadelphia realtor. I am interested in taking part in Philadelphia’s sheriff’s sales of tax delinquent homes and vacant lots. In Philadelphia’s rowhome areas, we run into narrow gaps between row homes where a structure has been torn down. In fact, most of the vacant lots listed for the sheriff's sales are exactly 15’ wide areas or so where the original home has been torn down. Here is my question. Will Philadelphia allow a buyer to build a new row home in that 15' space? I called several offices within the city code department to ask. Everyone referred me to someone else until the trail went cold. I am sure new construction within new subdivisions is not permitted to be so narrow. My question is whether 0.02 lots with 15' width where a row home once stood is grandfathered in and construction is permitted at the site.

Stuart Udis · Answer

I think you are referring to zoning districts that have a minimum width of 16’. For residential districts this tends to be RSA5. Yes you can build on those lots if they are already existing but you can’t subdivide to parcel dimensions that are narrower than the minimum. It’s still an uphill battle- not because of zoning but because it’s cost prohibitive. Very few places in Philadelphia can you build 15’ wide homes and generate the out-sale price per square foot to justify the cost of new construction, and doubt you’re coming across parcels in the correct neighborhoods at tax sales.

I recently underwrote a parcel where I could have built (22) 18’-6” wide townhomes and ultimately concluded (15) homes between 25’ and 28’ wide generated substantially more revenue against cost.

If you’re going to build new construction in Philadelphia it has to be in a neighborhood where you can achieve $400+ ft on the out sale. You’re not getting there on most 15’ wide townhomes.

Alan Asriants · Answer

To add to this, be careful when purchasing a tax sale property as free and clear title is not guaranteed. Run a title search before hand

Sheryl Sitman · Answer

@Sylvia Castellanos @Stuart Udis just gave you priceless expert guidance that may have saved you from heading down a very difficult and unprofitable path. Find good people to guide you if you are not experienced working in Philly! Be careful out there.

Asif Gill · Answer

In most cases you can build a new row house on a 15-foot-wide lot in Philadelphia if a 15 foot wide house was built on this lot prior to being demolished due to safety reasons. Each property’s zoning district sets minimum lot width and area requirements (often 16 ft or more), so a 15-ft lot may need a variance if this lot did not have a house on it before. In short, it’s possible but not automatic — check the zoning map and consult an architect or zoning attorney before buying. Here is a resource that may be helpful to do some of your own research. Just add the address and click on the magnifying glass to search:https://www.phila.gov/zoning-summary-generator/

Can there be building where 15' wide rowhome once stood?

Can there be building where 15' wide rowhome once stood?

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