As I was saying, my Lots are zoned R-4 Moderate Density.  With this zone, they allow single-family and two-family homes.  You can find this information about the zoning at city hall.  They have documents, which you can take, that have Bulk Zoning Requirements.  The duplexes would qualify under the zone I’m in but since I want to split the Lots to have 3 duplexes, it would require multiple variances.  For those who are unsure what variances are, here is the definition: In land use, a variance is a requested deviation from the set of rules a municipality applies to land use known as an ordinance, building code or municipal code. 

On the Bulk Zoning Requirements document, it states the following predefined requirements for each zone (R-1 through R-6 in this particular city) .

  • Minimum Lot Area
  • Maximum Density
  • Minimum Lot Width
  • Minimum Lot Frontage
  • Minimum Lot Depth
  • Front Yard Setback
  • Side Yard Setback
  • Combined Side Yard Setbacks
  • Rear Yard Setback
  • Maximum Floor Area Ratio
  • Maximum Percent Building Cover
  • Maximum Total Lot Cover
  • Minimum Number of Stories
  • Maximum Number of Stories
  • Maximum Building Height
  • Minimum Improvable REA
  • M.I.A. - Diameter of Circle

With all the above predefined by the city, if you deviate the slightest from that, it would require a variance (approvals by the city council).  My builder (Linda) went through the different requirements with me and let me know the impact of splitting the two Lots. I would need a variance on about 7 items. Getting approvals will require me to get the architect to design out my plans and hire a lawyer (builders suggest a lawyer that is familiar with your particular city and have already been before the board many times).  Such lawyer would know what to expect from the city and what they may or may not allow. The lawyer would do the presenting at the city council.

Since, last I wrote, I spoke to the Planning Director in the Zoning & Planning department.  I wanted to get an idea of what the plans are for the city in the area my new construction will take place.  The city owns a large amount of land across the street from my Lots and there were rumors of different things they would do with the real estate.  The director seemed very friendly and was very forthcoming with information but it was hard getting in contact with him. Apparently, he is extremely busy so I didn’t get him until the 3rd or 4th try.  I was only able to get about 5 minutes of his time on the phone so I decided to set up a meeting with him, Linda and me.  That will take place this Thursday if all goes well.   That’s all for now.

Happy Real Estate Investing!