How hard it is to have city approve a single family lot to be converted in five lots

Question

Hello everyone,

I am new to biggerpockets and to developing real-estate and need some advice from the respectful members of this community. I am intereted in purchasing a large lot around 0.25/0.5 acres which is currently zoned as single family and submit a plan to city to convert it into three or four or five single family lots. Is it doable?

If not, would RTH's conversion be easier to get approved?

And will it require zone change + plating or just plating?

Thanks in advance.

SW.

Ryan Normand · Answer

You should start by looking into the specifics of local zoning - minimum lot size, DU density, etc. What you are describing will likely require a zoning change (i.e. variance) which usually requires a public hearing. I've never done it but I have heard it is very difficult and time consuming. You will need to make a very convincing argument to both the city and all of your future neighbors as to why your project will benefit the community.

Marcus Perleberg · Answer

If you are still planning to have SFH on the split lot, I would think no new zoning or request for new zoning would apply.

You would have to look at minimum lot size (6,000sqft, from what i found) for R-6 zoned homes.

Looks like you could possibly get 3 lots out of the 145x125 lot depending on layout of plat.

Here is what I found on the City of Irving municipal code website: https://library.municode.com/TX/Irving/CODES/Land_Developmen...

"Minimum lot size in the transition area shall be based on the average of the sizes of the existing developed tracts or lots on either side of or across the right of way from the subject property."

From the site, I put in bold what I thought was relevant for you situation. Hope this helps!

• 2.4.8 - Single-family Residential 6 (R-6).In a R-6 single-family district no land shall be used and no building shall be erected for or converted to any use other than:a)Principal uses: The following uses shall be permitted as principal uses:1) Single-family detached dwellings.2) Public and non-profit institutions of an educational, religious or cultural type excluding corrective institutions and hospitals.3) Governmental buildings and uses.4) Public utility uses required to service the district.5) Public and private noncommercial recreational areas and facilities such as public parks, country clubs and golf courses, excluding miniature golf courses and driving ranges.6) Temporary buildings when they are to be used only for construction purposes or as a field office within a subdivision approved by the city for the sale of the real estate of that subdivision only. Such temporary construction buildings shall be removed immediately upon completion or abandonment of construction and such field office shall be removed immediately upon occupancy of ninety-five (95) percent of the lots in the subdivision.7) Customary home occupation, provided that no person other than a member of the family of the owner or user of the principal single-family dwellings, shall be employed or work in or at such home occupation.8) Garage sales if conducted pursuant and in conformity with all other applicable ordinances of the City of Irving.b) Accessory uses: The following uses shall be permitted as accessory uses to a single-family detached dwelling provided that none shall be a source of income to the owner or user of the principal single-family dwellings.1) Private garage.2) Guest and servant's quarters may be permitted as an accessory use to a residential dwelling upon such accessory use being approved as an S-P-1 site plan district under section 2.7.3 of this ordinance.3) Private swimming pool.4) When any of the foregoing permitted accessory uses are detached from the principal single-family dwelling, said use shall be located not less than forty-five (45) feet from the front lot line nor less than twenty (20) feet from any street right-of-way.c) Parking regulations: Off-street parking shall be provided in accordance with the provisions of this ordinance and other applicable ordinances of the city.d) Area regulations: The following minimum requirements shall be required:1) Depth of front yard: 25 feet ( see Section 8.4.2, Established Front Yard, as applicable )2) Depth of rear yard: 20 feet3) Width of side yard: 5 feet4) Width of lot: 50 feet5) Depth of lot: 100 feet6) Land area per dwelling unit: 6,000 square feet7) Only one (1) single-family detached dwelling shall be permitted on each lot or lot of record as the case may be.e) Height and area regulations: The following maximum height and area regulations shall be observed:1) Height of principal structure: 2 stories or 25 feet2) Lot coverage by principal building: 40 percent of total lot area

In a R-6 single-family district no land shall be used and no building shall be erected for or converted to any use other than:

a)Principal uses: The following uses shall be permitted as principal uses:

1) Single-family detached dwellings.

2) Public and non-profit institutions of an educational, religious or cultural type excluding corrective institutions and hospitals.

3) Governmental buildings and uses.

4) Public utility uses required to service the district.

5) Public and private noncommercial recreational areas and facilities such as public parks, country clubs and golf courses, excluding miniature golf courses and driving ranges.

6) Temporary buildings when they are to be used only for construction purposes or as a field office within a subdivision approved by the city for the sale of the real estate of that subdivision only. Such temporary construction buildings shall be removed immediately upon completion or abandonment of construction and such field office shall be removed immediately upon occupancy of ninety-five (95) percent of the lots in the subdivision.

7) Customary home occupation, provided that no person other than a member of the family of the owner or user of the principal single-family dwellings, shall be employed or work in or at such home occupation.

8) Garage sales if conducted pursuant and in conformity with all other applicable ordinances of the City of Irving.

b) Accessory uses: The following uses shall be permitted as accessory uses to a single-family detached dwelling provided that none shall be a source of income to the owner or user of the principal single-family dwellings.

1) Private garage.

2) Guest and servant's quarters may be permitted as an accessory use to a residential dwelling upon such accessory use being approved as an S-P-1 site plan district under section 2.7.3 of this ordinance.

3) Private swimming pool.

4) When any of the foregoing permitted accessory uses are detached from the principal single-family dwelling, said use shall be located not less than forty-five (45) feet from the front lot line nor less than twenty (20) feet from any street right-of-way.

c) Parking regulations: Off-street parking shall be provided in accordance with the provisions of this ordinance and other applicable ordinances of the city.

d) Area regulations: The following minimum requirements shall be required:

1) Depth of front yard: 25 feet ( see Section 8.4.2, Established Front Yard, as applicable )

2) Depth of rear yard: 20 feet

3) Width of side yard: 5 feet

4) Width of lot: 50 feet

5) Depth of lot: 100 feet

6) Land area per dwelling unit: 6,000 square feet

7) Only one (1) single-family detached dwelling shall be permitted on each lot or lot of record as the case may be.

e) Height and area regulations: The following maximum height and area regulations shall be observed:

1) Height of principal structure: 2 stories or 25 feet

2) Lot coverage by principal building: 40 percent of total lot area

Good Luck and let me know if you have more questions!

Chris Seveney · Answer

@Shaz Wa.

Check with zoning if zoning allows it then it is possible if zoning does not then chances of getting a variance for something like still stands zero chance

Dave Meyers · Answer

@Shaz Wa.

Doable? Sure! Is it worth the money and headache? Unsure.

Look up the local zoning code, if it’s zoned R-1 (or similar) and what that means for your local municipality. What is minimum lot size? What is zoning for a PAD?

Look up the cities zoning map. Is the lot in question surrounded by a sea of SFH and very low density? Or is it on the edge next to some increased density?

Look up the general plan. The city will have housing goals, density goals, etc… laid out. City development will often share what you can do by right of current zoning, but a general plan include community and elected input. You may find that solicited support from a council member will help your proposed development.

Marcus Perleberg · Answer

@Shaz Wa. any update on this?

Shaz Wa. · Answer

Hello All, thank you so much for your advice. The lot I am interested in has currently R-6 (single family Residential 6 ) zoning. The lot size is 145 x 125.

Can anyone suggest, which zoning should I present my plan with based upon lot size? The city is City of Irving ,TX.

I have scheduled a meeting with city's planning department. In that meeting I will present layout of my plan with some measurements. Does anyone know if city officials would approve or disapprove the plans in that one hour meeting? Or they will take the plans and submit it to their architectures or engineers and let me know in a few days afterwards? I think the biggest obstacle I am thinking of after reading some comments would be the objection from neighbors. The lot is surrounded by SFH's. It's a very old neighborhood and there is no HOA.

@Harry Jean-Baptiste Thank you. I will let you know if something didn't work out for me.

How hard it is to have city approve a single family lot to be converted in five lots

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