Highest and best use question (SFR on R3 Zoning)

[gorillakimchi]

Hello, everyone! I hope we're all having a good week

I have questions regarding H&B use.

The subject property is located on R-3 zoning which is multiple dwelling zone in my area & It allows group dwellings, multiple dwellings, apartment houses etc.

Subject property type & size : 900 Sf SFR
Lot size : 2300 Sf

I assume it's possible to build SFR on multiple dwelling zone but it's not financially feasible I think. I also checked whether the zoning has changed, but I couldn't figure it out.

Should I explain in the addendum that the subject property is not highest and best use? If so, could you please advise what to write in the addendum?

I found more about zoning info so please see attached file. It seems like the lot divided by 4 small lots(dash dots), so the lot size is very small.. The subject property is blue highlighted. Orange color means R3 zoning

 

[alebrewer]

I assume SF Detached is legal under the R-3 zoning? What are the other market participants doing in this zoning class? Are they building 900' SF detached properties or are they building group dwellings? Most zonings allow subordinate uses, which I'd think SFD would be based on your description of this zoning ordinance...

 

[Dublin ohio]

Hello, everyone! I hope we're all having a good week

I have questions regarding H&B use.

The subject property is located on R-3 zoning which is multiple dwelling zone in my area & It allows group dwellings, multiple dwellings, apartment houses etc.

Subject property type & size : 900 Sf SFR
Lot size : 2300 Sf

I assume it's possible to build SFR on multiple dwelling zone but it's not financially feasible I think. I also checked whether the zoning has changed, but I couldn't figure it out.

Should I explain in the addendum that the subject property is not highest and best use? If so, could you please advise what to write in the addendum?

Thank you!

What can be built on a 2300 sf lot is the question. What does zoning say about frontage, min lot size, setbacks, parking, density?

 

[DWiley]

Hello, everyone! I hope we're all having a good week

I have questions regarding H&B use.

The subject property is located on R-3 zoning which is multiple dwelling zone in my area & It allows group dwellings, multiple dwellings, apartment houses etc.

Subject property type & size : 900 Sf SFR
Lot size : 2300 Sf

I assume it's possible to build SFR on multiple dwelling zone but it's not financially feasible I think. I also checked whether the zoning has changed, but I couldn't figure it out.

Should I explain in the addendum that the subject property is not highest and best use? If so, could you please advise what to write in the addendum?

Thank you!

If you are reporting on one of the GSE forms, it is important to note that they address the HBU as improved, which may differ from the HBU as if vacant (and often does in scenarios like the one you describe).

What is the site worth if vacant and available for use to it maximum utility?
What is the property worth as it stands?

You have to know both of those to get to the HBU as improved.

 

[gorillakimchi]

I assume SF Detached is legal under the R-3 zoning? What are the other market participants doing in this zoning class? Are they building 900' SF detached properties or are they building group dwellings? Most zonings allow subordinate uses, which I'd think SFD would be based on your description of this zoning ordinance...

I just added attached file. Can you please take a look?

 

[alebrewer]

I just added attached file. Can you please take a look?

Kind of difficult to tell without context, but it looks like those are SF detached properties across the front/top? If so, I'd say your highest and best use 'as improved' is probably as is, as the market is demonstrating acceptance of SFD homes in R-3 zoning.

 

[gorillakimchi]

What can be built on a 2300 sf lot is the question. What does zoning say about frontage, min lot size, setbacks, parking, density?

I found this info after read your comment. The subject lot size is smaller than 2904 Sf, so I think it's not legally permissible to build a duplex.

What can I build in the R-3 zone?

• A single-family residence.
• Two units (attached or detached) if the lot size is at 2904 square feet and the land use category allows at least two units.
• Multiple dwelling units (attached or detached) with a maximum density established by the land use category and 30 dwelling units per net acre.
• When calculating density for more than one dwelling unit, always round down for fractions.
• For more than one dwelling unit, units can only be for rental, not for sale unless a land division is approved and recorded.

 

[J Grant]

Hello, everyone! I hope we're all having a good week

I have questions regarding H&B use.

The subject property is located on R-3 zoning which is multiple dwelling zone in my area & It allows group dwellings, multiple dwellings, apartment houses etc.

Subject property type & size : 900 Sf SFR
Lot size : 2300 Sf

I assume it's possible to build SFR on multiple dwelling zone but it's not financially feasible I think. I also checked whether the zoning has changed, but I couldn't figure it out.

Should I explain in the addendum that the subject property is not highest and best use? If so, could you please advise what to write in the addendum?

I found more about zoning info so please see attached file. It seems like the lot divided by 4 small lots(dash dots), so the lot size is very small.. The subject property is blue highlighted. Orange color means R3 zoning

Wow, that is such a small lot - would it even be possible to build a larger multi-family or apt /group home dwelling?

If the 900 sf subject contributes more to its site than if it was torn down and the site was vacant, then the property is at its current HBU as improved. An owner can divide the 900 sf dwelling into little bedrooms to rent out as a group home if they want to. Just because it is phsycially a SFR it need not be used just as SFR under current zoning, so the SFR as it stands can be adapted at low cost—just saying.

 

[gorillakimchi]

If you are reporting on one of the GSE forms, it is important to note that they address the HBU as improved, which may differ from the HBU as if vacant (and often does in scenarios like the one you describe).

What is the site worth if vacant and available for use to it maximum utility?
What is the property worth as it stands?

You have to know both of those to get to the HBU as improved.

I searched about GSE form on google https://www.nutribiotic.com/gse-liquid-concentrate-2oz.html

I'm using 1004 Form and I think the subject lot size is too small for duplex or more. Thus, SFR is the best use as improved. Btw, do you have any idea why that R3 lot is divided by 4 as attached file show?

 

[gorillakimchi]

Wow, that is such a small lot - would it even be possible to build a larger multi-family or apt /group home dwelling?

If the 900 sf subject contributes more to its site than if it was torn down and the site was vacant, then the property is at its current HBU as improved. An owner can divide the 900 sf dwelling into little bedrooms to rent out as a group home if they want to. Just because it is phsycially a SFR it need not be used just as SFR under current zoning, so the SFR as it stands can be adapted at low cost—just saying.

Yes it's tiny lot haha
I already replied above but I think the lot is too small to build for a duplex or more as described below.

What can I build in the R-3 zone?

• A single-family residence.
• Two units (attached or detached) if the lot size is at 2904 square feet and the land use category allows at least two units.
• Multiple dwelling units (attached or detached) with a maximum density established by the land use category and 30 dwelling units per net acre.
• When calculating density for more than one dwelling unit, always round down for fractions.
• For more than one dwelling unit, units can only be for rental, not for sale unless a land division is approved and recorded.