All Forum Posts by: Dorothy Ma

You may be able to get the city to allow it as a non complying triplex depending on how long it’s functioned that way, what the current configuration is, and whether or not from a building code perspective the units are have the correct fire separation. Getting the city to change the zoning designation is probably unlikely. How does it function as a triplex? Are the units currently side by side or is there an up/down component? Are these 3 units separated by rated walls?

Variance and rezoning in Denver require you to go through the board of appeals. You have to be able to prove actual hardship for them even consider, the process to get in front of the board is usually 6-8 weeks. 
Is this property currently zoned for duplex but has been used as triplex? Sometimes when this is the case you may be able to make the argument, if you provide more details about your situation I can see if I can help provide a better answer. I can also send you a contact for the technical director of Board if appeals and adjustments at city of Denver.

The existing building code may have been fine if you had not touched it- the moment you start work and renovation, municipalities often times will require you to bring it up to code and meet IBC rather than existing code. A fire suppression system is costly and absurd for a 3-4 unit residential project, so I would not go that route. I’d stick with making it 3 bedrooms or...not do any work at all to stay under existing code - but not sure how much demo and work has already been done.

You can go to the wheat ridge zoning website and search the zoning with the address. The site will also provide you information regarding what is allowed to be built under that zoning.  The zoning code in wheat ridge is not particularly friendly towards density if you are in a residential area, so most likely I'm guessing it's zoned for R-1 or R-2 or A-1. 

@Jennifer Ward I'll send you a PM

Usually if you have just cosmetic work it doesn’t require a permit and so you can get away with out a licensee contractor. In your case, finishing up a basement - if you’re adding conforming windows- would require a permit. Basement finishes require permits - not just electrical and plumbing - since basement walls usually need to be floated and fire blocked properly, and structural needs to weigh in if you’re creating egress windows. In my opinion any contractor who isn’t licensed isn’t really a contractor at all and I would be wary of hiring them to do work if this scope. If they are licensed already in one city it’s not that hard to get a license in another. Usually Denver license is the hardest to get som other cities accept that, so I’m curious what city are they licensed in?!

@ross rib I would recommend you contract an architect to do a feasibility study first so you can have an idea of a general site plan, how many units you can fit and at what square footage, etc. This can usually be done at a very reasonable price before you contract someone to do the full construction documents and building design. Based on the info you provided, to bid a project accurately here are a few elements you need to provide or clarify: - you indicate 1 bedroom units- but what’s the square footage? A 500 sf 1 bedroom vs 1000 sf is a huge difference. - You say 10 townhomes, then you mention you asked the architect to bid on an apartment building. There can be huge differences in these two types. An apartment building will need to be designed under the IBC whereas townhomes depending on your jurisdiction, can be under the IRC. I typically charge more for apartment buildings because they are more complex and require more coordination for fire sprinkler, ada, and code requirements etc.

Daniel Siapin make sure your architect is on board with this, a lot of times architects won’t stamp someone else’s work because it’s their liability and insurance

Interested, can you pm me more info?

@Elaine Lai, @Matt M. is right on a few things: 1. Your construction cost at $175 psf sounds like just a hard cost and is a little low (I'd at least use $180-$185 min at the price point and square footage your'e looking at with lumber prices at a high and steel prices going up etc).   As Sloan mentioned earlier, you'll also need to factor in soft costs, so with hard + soft costs you're probably looking at closer to $200-$215 psf.

Your permitting timelines is also idealistic.  If you're lucky you may be able to get through permitting in 8 months, but that is not accounting for the time to takes the architect and engineers to do the drawings and design the building, and the city of Denver has a Site Development Plan submittal as well as a permitting submittal. I'd use at least 8-12 months to budget for your schedule before you can even break ground.

In terms of financing, I don't see how you can make it work with hard money, so your best bet is to find a partner, especially someone who has done this type of work since banks want to see a track record with experience.  You'll need to bring at least 20-25% down for the construction loan and make sure there's enough income/assets on whoever is guaranteeing the loan - the existing mortgage and equity of the house will get rolled into the construction loan. 

Start with a pro-forma, find a mentor or partner, find an architect. I'm curious it seems like you have some specifics about what you can build, so was there already some drawings/ or feasibility site plan done on this? PM me, I'm a developer and architect in Denver, I can help you take a look at all these aspects.