All Forum Posts by: Kenneth Bell

@Jon Holdman

Well said!

@Annunciata R.

I think in the end if you want someone to dwell inside it ever, legally, you will need to have it permitted or the person you purchased it from would need to. Unless you put it in the middle of nowhere it will need to be permitted. The size of it is not the issue. The building code is meant to make sure dwellings are safe. I also think if you have a piece of property that it makes sense from a highest and best use then so be it, but if it is this difficult to make it work on this parcel that is probably not the case.My 2 cents......

@Annunciata R.

If you are trying to just avoid grading the size of the dwelling is not going to really matter. It still will need footings and proper structure as a dwelling and even if you were able to somehow get buy code inspection you would open yourself up on the liability side because it was not verified for code. How expensive is the grading and excavation of the lot. Some creative things can be done with the building to minimize the dirt that has to be moved around. In my opinion you are risking a lot

I am not sure where you live but it seems this code is written to address non dwelling structures. You trying to rent it would most likely put you in violation of code. What exactly are you trying to avoid or accomplish?

Are you handling the division of the property? Have the lots already been divided and cost for water, sewer and utilities been considered? My advice is make sure you fully understand the zoning density for the project. I have seen project that meet the volume of land requirement but failed to meet frontage requirements. Also be wary that some building that may currently exist are non conforming and once torn down or altered must be made to conform. I love infill development but details are very important.

Any details about the project? Density, zoning, type of build etc?

@Pete Torres

If you live anywhere that you can get a 2400 square foot building framed for $500, I need to move there. As far as zoning is concerned the time and the cost is the major concern. Unless you are able to get a variance, changes in zoning take time and most likely a few thousand dollars. Most places require a zoning fee with no guarantee your petition will pass. A few angry neighbors can quickly destroy a zoning request!

@Justin Green

I would be sure you know all the guidelines for your R6 zoning. There will probably be a minimum lot width or frontage, as well as a minimum square footage for the lot. R6 I assume is 6 homes per acre which comes out to 7260 sqft per lot, however there is usually a minimum size. If that minimum is more than 5333 sqft then you can only do 2 lots. You also need to know what your front , side and rear setbacks are to see what size house you can fit on the lot. I have done infill assemblages before and they can be lucrative, but with small lots you need to be careful to make sure it all works the way you want it to. Also consider your complete cost if decide to demo the existing house which will include demo of course but also new water and sewer tap fees for new lots. Also if your loan is secured by the house, you most likely cannot demo it unless you pay it off. I love in fill development, but do your homework.

I agree with David about securing the land before you know the cost or possibility for rezoning the property. My second concern is your build cost estimate of 85k. I am not sure what building cost are there because I know they vary throughout the country, 2488/85,000 = $34.16 per square foot. I don't know of anywhere you can build that cheap? I also think leaving $150 per unit on the table for rent will cut 7% off your gross cap rate.

Bryan,

I agree 100% the value of a neighborhood spills outside its physical borders. I avoid HDC areas at all cost now even though I live in one. I am working on in fill in Smallwood, Seversville and Cherry.