Reply to Overriding local zoning to allow multi-family units in suburban neighborhoods in VA

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[quote=Anonymous][quote=Anonymous][quote=Anonymous]The devil is always in the details.  All this legislation would do if force localities to allow duplexes on any lot zone for a SFH.  What it doesn’t address is any other related zoning requirements a locality may impose re setbacks, parking, etc.  Localities that are concerned about increased street parking could require that any structure built in SFH zoning with more than one kitchen must have a parking in the lot (garage or driveway) for at least four vehicles.  If they want to maintain the appearance of SFH neighborhoods, they could change the code to require that duplex units built in those zones have only a single front entrance with entrances to the individual units on the inside.[b]  For stormwater management concerns, have a graduated system where for every drain (sink, shower, toilet, etc.) in the entire structure above a certain number, you pay a lot more in permit fees and/or have to have a increased% of pervious lot surface and tree canopy.  [/b]Double the permit fee schedule and direct a % to capital funding for schools to increase capacity.

There are lot s of ways localities can address the negative impacts of this kind of increased density.  Of course, the more they do this, the more expensive it becomes to turn SFH lots into duplex lots, which frustrates the purpose of the legislation.[/quote]

That would have a big effect on McMansions.  Note, though this bill is not written that way, the Minneapolis code change leaves the physical  restrictions the same - same height, setback, etc - just that you can't ban multiple units for a building identical to a large SFH.

It is possible this bill will end up amended to be closer to the Minneapolis code than as currently written. [/quote]

But that’s the point.  Since it doesn’t dictate anything else, other aspects of the zoning code could be adjusted to discourage duplexes.  Let’s say you had a code that said you could have up to 18 drains and pay X in permitting, and if you had more than 15, you’d pay an extra 60% surcharge on your permitting to help fund stormwater management improvements and would need an extra rain garden on the lot.  For a SFH, 15 drains would be four full bathrooms (3 drains each - sink, toilet, shower), kitchen sink (with dishwasher draining via sink drain), washing machine, half bath (two drains - toilet and sink), utility sink in the basement, and one to spare for something I’m forgetting.  But if a duplex is subject to the same restriction, than means only 8 drains per unit before the surcharge kicks in.  That’s a kitchen sink, washing machine, one full bath, one half bath and a utility sink.   With those drain numbers, you could build a McMansion that sells for $1.6 million, but will people pay $800-900k for a duplex unit with one full bath on the same lot?  Not necessarily.[/quote]

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