Zoning Question in Philadelphia

[Ryan Cameron]

What is the process (and rough price estimate), to convert a 3-story row-home in Philly, to a Multi-unit Dwelling (Triplex)?

Not construction costs, though if anyone has a rough idea on that as well, I'm all ears. It's 2,300 sq ft

But my questions relates to rezoning. What does that process look like? What is the typical timeline?

Thanks in advance everyone

[Ethan Giller]

Agree with @Account Closed.

Some additional information based on my experiences:

-If the zoning code is RM1 then you should be able to do a triplex by right and don't need a variance.  If it's RSA3 or RSA5 then you will need a variance (RCO meeting and ZBA hearing).  The RCO is a community hearing that happens first and the community makes a recommendation to the ZBA board but ultimately it's up to the ZBA to decide.

-If you are holding the property in an LLC then you are required to have an attorney, otherwise you can do it yourself. An attorney is still recommended though. Attorney fees depend on who you use and how you set it up (hourly or flat fee, if you want them at the RCO meeting with you or not, how much push back there is from the community, etc.). Budget $1K for a simple case and $5K+ for a complicated one. Average cost is probably $1.5-3K for attorney fees.

-You generally need plans showing proposed use.  These don't need to be architecturally-stamped so you can have a draftsman do it but you will likely need architectural plans for the permits if you get approval so it's often better to get architect involved early on.  Again this varies but budget a few hundred for draftsman or a few thousand for architectural.  More if you need MEP prints as well but try to find an architect who can include this in the price.  More if you need structural prints.

-If you are going from single family zoning to 3-unit you need to comply with all new construction codes, including fire codes (sprinkler system).  Usually the inspector will allow no sprinkler system if you are going from single family to 2 units (unlike new construction 2 unit which does need a sprinkler) but this is somewhat case-by-case.

-Some RCOs and areas are much easier to get multi-family through and some are very opposed to it.  If you're not sure about the mood of the area you can reach out to the heads of the RCOs before you purchase the property and see if you think your project would be supported.