Save it or Shove it? Or just prescribe Clearasil for the acned facade?

329 Crampton just hit the market listed at $300,000.  I will have 3-5 emails when I get up in the morning asking what can be done with the property.  Here’s an inside look:

– Development Approach – This parcel maxes out at 4 units.  A parcel map to split off the existing house and build another on the alley is the only financially feasible alternative, so realistically 2 SFRs.  Could I build 2 new SFRs?  Yes, given the areas.  Probably no given Planning.

– Zoning – Wells MF30 which requires a 3000 SF minimum lot size, 15′ front setback and 10′ rear setback.  If you split this lot, the alley will become a new “front” for Planning purposes. Warning – this lot only 48″ wide instead of the standard 50′.

– Zoning Exception – Lot sizes can be smaller if common areas are under control of an association.  The current “opinion” is that lot splits that don’t require common space are OK with smaller lots that meet density standard of 1450 AF per unit.

– Parking – The existing home is listed at 4 bedrooms which would require 2 parking spaces – 1 on-site and 1 on street would work.  There is an existing recently improved by COR street cut for a driveway approach.  I think if you reconverted the non-permitted garage conversion back to a garage, Planning would play along.  But there is no certainty, which is a huge issue.

– Residential Infill Standards  – Probably the WORST section in all of Planning Code.  You must match your neighbor’s setbacks if they exceed Planning minimums.  But there is recent precedent in Wells that the required code setbacks can be superseded by Infill standards, meaning the proposed new alley lot would only have to match the building line of it’s neighbors and not the 15′ code setback.

Given 2 discretionary calls needed Planning, I’ll be recommending my clients PASS at this price.  Why isn’t this simple with no discretionary calls by Planning mucking up the Jell-O?