Rf1 questions

[Leo Watts]

Hi all,

This group is super informative. Thanks to all for contributing.

I’m looking at a property that’s zoned RF-1 and am looking into the process of converting into a 2 unit flat.

Based on what I’ve read and been told at DCRA, I need separate electrical meters, separate hvac systems, and potentially separate gas meters (though I’m not totally sure on this). Along with upgraded fire prevention between the two units, thought not necessarily sprinklers if I’m not adding square footage, according to a previous post in the group. 

I also believe the RF-1 guidelines dictate 1 parking spot per 2 dwelling units, though this home does not have a parking spot. Are their exceptions to this? Will not having a parking spot prevent the 2 unit flat conversion? Anything else I am missing?

Thanks!

Leo 

[Ileana Schinder]

Hi Leo,

RF-1 means existing townhouses that are converted into 2 family flats. These projects fall under International Building Code that outlines requirements for fire suppression (sprinklers)

R zone means existing single family homes (even if it's a townhouse) that receive an additional dwelling unit. These projects fall under International Residential Code that removes requirements for fire suppression but remain for fire separation.

Architectural speaking, those projects are almost identical and the cost of construction is also the same. I hope this clarifies. Feel free to reach out if you want discuss details of a particular property.

All the best,

ileana schinder

architect

--
You received this message because you are subscribed to the Google Groups "DC Accessory Apartments Forum" group.
To unsubscribe from this group and stop receiving emails from it, send an email to adudc+un...@googlegroups.com.
To view this discussion on the web visit https://groups.google.com/d/msgid/adudc/ac66b4f5-0595-48fe-93ff-8798682cd15bn%40googlegroups.com.

--

PS: Did you see us featured in The Washington Post?! 

ileana schinder, Architect

AIA, LEED AP BD+C

i...@ileanaschinder.com
o: 202-381-7463 / c: 202-431-6760

http://www.ileanaschinder.com

[Ileana Schinder]

thanks Louise,

Yes, parking requirements vary between RF and R zones. However, those parking requirements are "by right". Depending on your property and how you approach it, applying for an exception with the Board of Zoning Adjustment may be feasible. 

Again, each lot, property and project has a series of variables that exceed the "by right" potential of each zone.

I hope this clarifies,

ile

On Wed, Mar 10, 2021 at 9:41 AM Louise Brodnitz <ld...@mac.com> wrote:

Ileana,

I think he was focusing on whether parking is a requirement for 2-family flat?

Louise

To view this discussion on the web visit https://groups.google.com/d/msgid/adudc/CAPzHPzN8oz2KetZ%2B188EAZZ2mw-9FbeN4a5Ddax060tu7NKTXQ%40mail.gmail.com.

[Erik Hoffland]

Leo,

There are various exceptions to the minimum parking requirements, including if the property is located in an Historic District, does not have alley access, etc. Please refer to DCMR 11 Subtitle C Chaper 7

Thank you,
Erik

Erik Hoffland AIA, LEED AP

Hoffland Architects
1810 Kilbourne Place NW
Washington DC 20010
er...@erikhoffland.com
202.234.7795 office

202.320.8408 mobile

To view this discussion on the web visit https://groups.google.com/d/msgid/adudc/CAPzHPzOsjEtQEDH-2mLn5_ty_GkRmp0-KM90u8vcxc7H9EZeuw%40mail.gmail.com.

[st...@fotiuarchitects.com]

Hi Leo,

It looks like others have already provided good feedback, but I just wanted to add some thoughts, especially regarding parking.

Per Zoning Subtitle C Section 701.5, a residential flat development must provide one parking space per two dwelling units. The existing single dwelling use is required to have 1 parking space, but since no parking is currently provided, a parking credit is granted for one parking space. Since only one parking space is needed for 2 dwelling units, and a parking credit can be granted, no new parking is required. This is alluded to in Sections 705.1 and 705.2, but it's not clearly stated. As a result, I have encountered DCRA zoning reviewers that are unaware of this parking credit, but if you push back, the Zoning Administrator eventually overrules them.

As for sprinklers, I'm aware of the previous post that stated they are not required when square footage is not added, but I have never attempted this argument with DCRA. In my experiences in the RF-1 zone, a change of use, regardless of increased square footage, triggers the need for sprinklers; but only in the portion of the building that is changing use, for example, a cellar being converted to a separate flat, not the upper levels that were already a dwelling unit. If you do indeed need to provide sprinklers, then DC Water will require you to install a separate fire line serving the sprinklers; which allows DC Water to shut off service for non-payment, without disabling the sprinklers. DC Water may waive this requirement if the property currently has no curb stop (utility company shutoff) on the exterior, and the only shutoff valve is inside the property; but if the flat conversion requires upgrading the water line and/or water meter, then DC Water will also require a curb stop be added on the exterior, and consequently a separate fire line.

I hope this helps!

Steve Fotiu, AIA NCARB

Fotiu Architects PLLC

M (301) 580-2420

www.FotiuArchitects.com