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#219219 03/31/18 09:45 PM
Joined: Jul 2004
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G
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Would you let them call this a duplex? This is one of a 2 story with an identical floor plan above and below. It is clear they will put doors in the elevator lobby and make it a 4 plex as soon as the CO clears. I just wonder how many of you would stamp this plan?
There are certainly plenty of differences between the multifamily code and 1 & 2 family.

[Linked Image from gfretwell.com]


Greg Fretwell
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Joined: Apr 2002
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That is clearly two (2) units on the floor plan above. Yes, I see how two doors can be installed very, very easily. Our construction office would not let this through, as there are clearly two (2) kitchens on the plan. (Raise eyebrows) 3-1/2 baths on each side??

Definite 4 family in the making.

How are the utilities planned? Panel/meter for each floor? HVAC? Water meter(s)?

Perhaps they had/have a zoning issue for parking or ??




John
Joined: Jul 2004
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G
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I am still not quite sure why they are taking this dodge. Looking at the rest of the plan, it does look like they are following the multi family code and there are separate everythings for each unit. It must just be a zoning thing.
It does explain why they are roughing in the elevator but not installing it. There would be no partition between the elevator lobby and the "duplex". I suppose they could say each floor was separately selected by key or something.
I did feel better that they were not trying to build this under 1&2 family.
They do have 4 parking bays that will fit a total of 8 cars, one behind the other but 4 will be parked in. I assume the owners will have to deal with who gets parked in.
I suspect this will be short time rentals in the season with one rental car for each unit but who knows?


Greg Fretwell
Joined: Apr 2002
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Ah. another can of worms....

Are the units ADA compliant or adaptable??

No elevator, no ADA unit(s) on upper level.

I thought all the 'cuties' were up here in NJ!!


John
Joined: Jul 2004
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G
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I doubt these could even be made ADA. We were over there again today and those rooms are tiny. There is certainly no bathroom big enough to turn a wheel chair. The guy's official story has been he is building this for his extended family to use but I am not sure why anyone believes him.
My wife told them today that if she doesn't get OSHA approved railings on the stairs she is shutting down the job. My dog went off the 2d floor landing (FEMA height). I had him on a retractable leash and was able to "thumb" him down 14' to the the floor below without getting hurt but it was scary for both of us. He is 85-90 pounds and damned near took me with him.


Greg Fretwell
Joined: Jul 2004
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G
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I doubt these could even be made ADA. We were over there again today and those rooms are tiny. There is certainly no bathroom big enough to turn a wheel chair. The guy's official story has been he is building this for his extended family to use but I am not sure why anyone believes him.
My wife told them today that if she doesn't get OSHA approved railings on the stairs she is shutting down the job. My dog went off the 2d floor landing (FEMA height). I had him on a retractable leash and was able to "thumb" him down 14' to the the floor below without getting hurt but it was scary for both of us. He is 85-90 pounds and damned near took me with him.


Greg Fretwell
Joined: Apr 2002
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Greg:

The reason I mentioned ADA was, up here an elevator is very, very unusual in a two story resi, unless it is ADA.

As to the railings, even though I'm 'Electric', I would red tag it as unsafe, and post an unsafe structure violation and penalty. I can go up to $2k, with a $500 minimum.

Stay safe!


John
Joined: Jul 2004
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G
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We went by today and the rails are up everywhere. This is effectively a 3 story with a 14' high first floor so I can see the elevator, somewhat.


Greg Fretwell
Joined: Apr 2002
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OK, three story, as the parking is on grade, with the resi above. Yes, an elevator would make me happy, if I choose the top floor, or the first floor.



John

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