All Forum Posts by: Kyle Kingma

Why's the lot unbuildable?

you'll be in a bad place if it's illegally been converted to two units. Single family is one house keeping unit (shared kitchen etc). 

As for your neighbor, stick a big ol' American flag in the front yard. 

Looks like they're on one lot. Is the seller going to subdivide them into three lots?

I think you might inquire about just down zoning to RM-12 just to be consistent with the present duplex use. Again, I think your only issues would come up if there was a 50%+ damage to the structure that would make you conform. RMF-22 doesn't appear to allow duplexes and SF attached is a row house with firewalls. 

Hi David, what's the zoning like? Is it multi-family or two-family? Are there separate zoning districts for two-family duplex? I think you're going to have the same issue with SF attached as the fire barrier/wall is what makes each unit a separate unit. In other words, according to the IFC, that firewall means there are two buildings there. Do both units have their own ingress and egress points? I'm not familiar with how the city you're working in classifies SF attached, but usually this would require that each unit be on its own separately platted lot with the lot line down the firewall. This would mean that if you wanted to sell the building in the future, you'd be selling two lots. If you're wanting to keep it as a duplex, I'm not sure what the issue is if you're not going to do any work. Just bear in mind that if it burns down, there will need to be a fire wall when it is rebuilt.

Well isn't it being used for parking for the triplex? That's some value especially if the triplex doesn't have any parking on its lot. Is the lot a legally platted lot? If it is, I wouldn't worry about the frontage as you can usually build on a legally nonconforming lot. If it isn't platted, you may have issues with the frontage requirements. Yes, check to see what it is zoned. The biggest issues I see is are you prepared to work out new parking arrangements if you were to build on it.

Put it in the contract that the seller obtain a zoning verification letter that states that the existing uses are conforming and to tell you if there have been any variances granted for the properties.

if you plan on splitting it later, make sure you put in the necessary fire barriers so that they can be classify as separate buildings.

 Exactly. The opening of the fire barrier meant that the second unit was gone.

The maximum building size will be determined by setbacks, landscaping, parking, bufferyards, etc. You need to look that up or ask a planner and then you'll have your answer.

 Well there's your answer. If you can't change the zoning to make it legal, don't do it. It is a MIL, not a second dwelling unit. Does it have a stove in it?