Duplex zoned single family

[ChampRJ]

I have an interesting appraisal and not sure how to proceed. A duplex was supposedly converted to a single family home but in reality never was. The property is now classified single family with the city of Minneapolis but is still a duplex with separate meters, mechanicals and kitchens. Owners stated they did this with the city so as to allow for more people in the home than allowed as multi-family. This home is used as a sober living home. I have have not encountered this before and my first instinct is this needs to be on the 1025 form. Advise much appreciated.

 

[glenn walker]

I think I would do it as a 1025-The zoning is really not an-issue, sounds like the City gave the owners a variance. Anyway its not a single family home no matter what-they want to call it. I have done duplexes on SFR zoning, commercial and even industrial but they were still duplexes.

 

[Lee Lansford]

I have an interesting appraisal and not sure how to proceed. A duplex was supposedly converted to a single family home but in reality never was. The property is now classified single family with the city of Minneapolis but is still a duplex with separate meters, mechanicals and kitchens. Owners stated they did this with the city so as to allow for more people in the home than allowed as multi-family. This home is used as a sober living home. I have have not encountered this before and my first instinct is this needs to be on the 1025 form. Advise much appreciated.

Check with the client advising the client of the USE being made of the property. Learn whether or not the client wants to proceed.

 

[GWISC]

Check with the city yourself. See if there is a conditional use permit for the property. If so, what are the conditions and can the current use with the conditional use be extended to the next owner legally? It is possible the zoning allows several other uses as well. If it is a group home, it may have a conditional use permit. In that case, it could be better handled by a CG who potentially will have a larger database of group homes comps.

I trust property owners, but I always verify with city officials.

 

[CGinMN]

What is the highest and best use? That should determine which form to use, right?

If converted back to a duplex, will it have to go through new building inspection compliance, or is it grandfathered? Sounds like it may have lost it's duplex status.

You'll find similar buildings in the wedge, marcy holmes, elliot park, and ventura village.

Feel free to DM me the particulars and I'll give you my take.

 

[ZZGAMAZZ]

Check with the client advising the client of the USE being made of the property. Learn whether or not the client wants to proceed.

Jurisdictional Authority might not permit the use of the property as a Boarding House, although I don't know how (or whether) HBU would be affected because the improvements but not the usage would be legally permissible...

 

[Mark K]

If converted back to a duplex, will it have to go through new building inspection compliance, or is it grandfathered? Sounds like it may have lost it's duplex status.

It sounds like it was never converted to a SFR and has always been a duplex. They didn't go thru w/the conversion.

 

[CGinMN]

It sounds like it was never converted to a SFR and has always been a duplex. They didn't go thru w/the conversion.

I guess I was referring to the use permitted by the city. When they changed the use from MF to SF, they may have lost the right to operate as a duplex. A hypothetical buyer may have to jump through some hoops to get it legally permitted as a duplex.

If you think the city would issue a duplex permit, and there won't be a ton of onerous requirements in order to do so, I would consider using a hypothetical condition that the subject has a permit to operate as a duplex. Problem solved.

 

[JTip]

A sober living facility trying to pass as a single family but still a duplex in the eyes of the municipality, and hopefully NOT trying to secure a loan using federal money (not assuming intended use, just saying).

A hard pass from me.

 

[Dublin ohio]

When they changed the use from MF to SF,

Use sometimes is not the same as zoning. Have seen numerous properties where the use is shown as sf but is actually a duplex and zoning allows duplex. Have also seen the reverse.