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Re: Variance to get 3 units in 1-2 family zone
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jc_dweller wrote:
Thinking about it more, if is already a 3 family (by the tax and building office) you wouldn't need a variance because it already legally exists. Considering the fact that you have indicated that you DO need to go to get a variance to turn it in to 3 families... if that much is accurate then it would be equally accurate to say that you would need to add sprinklers.

Either it's LEGALLY 3 families and the lack of sprinklers is grandfathered and you don't need a variance
or
it's not legally 3 families and you need a variance and sprinklers. The two go hand-in-hand.


You're getting a little confused because GeeGee is not the OP who was asking about the variance. I guess I didn't say "LEGAL 3 family" because if it ain't legal, it ain't a 3 family!

Posted on: 2011/10/14 21:59
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Re: Variance to get 3 units in 1-2 family zone
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Thinking about it more, if is already a 3 family (by the tax and building office) you wouldn't need a variance because it already legally exists. Considering the fact that you have indicated that you DO need to go to get a variance to turn it in to 3 families... if that much is accurate then it would be equally accurate to say that you would need to add sprinklers.

Either it's LEGALLY 3 families and the lack of sprinklers is grandfathered and you don't need a variance
or
it's not legally 3 families and you need a variance and sprinklers. The two go hand-in-hand.

Posted on: 2011/10/14 20:41
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Re: Variance to get 3 units in 1-2 family zone
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brewster wrote:
Quote:

JC_GeeGee wrote:
I heard that a sprinkler system in an existing 3 unit /3 family brownstone IS NOT required, since they were there before this regulation went into effect.

However, any new 3 or more unit property IS required to have a sprinkler system.

Can anyone confirm this?


I can confirm that existing 3 families are not required to have sprinklers. Mine has been inspected by both the city and state. However, I'm certain that if you did a gut renovation or opened up a certain percentage of the ceilings, you'd have to install them.


Actually that's not exactly correct. IF the house was a "legal" 3-family - meaning that it was lawfully occupied as 3 units, approved that way by the building office and taxed that way by the tax collector - THEN it is "grandfathered". On the other hand if someone just decided it was 3 families and never formalized that you do need to get the sprinkers. I can tell you that MOST of the 3-family buildings in town are NOT legal. You may be lucky, who knows.

Posted on: 2011/10/14 20:36
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Re: Variance to get 3 units in 1-2 family zone
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Brewster,

Thanks for the reply. In that case, we'll cross extensive renovations off our list!!

Posted on: 2011/10/14 20:30
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Re: Variance to get 3 units in 1-2 family zone
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Quote:

JC_GeeGee wrote:
I heard that a sprinkler system in an existing 3 unit /3 family brownstone IS NOT required, since they were there before this regulation went into effect.

However, any new 3 or more unit property IS required to have a sprinkler system.

Can anyone confirm this?


I can confirm that existing 3 families are not required to have sprinklers. Mine has been inspected by both the city and state. However, I'm certain that if you did a gut renovation or opened up a certain percentage of the ceilings, you'd have to install them.

Posted on: 2011/10/14 19:22
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Re: Variance to get 3 units in 1-2 family zone
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I heard that a sprinkler system in an existing 3 unit /3 family brownstone IS NOT required, since they were there before this regulation went into effect.

However, any new 3 or more unit property IS required to have a sprinkler system.

Can anyone confirm this?

Posted on: 2011/10/14 19:08
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Re: Variance to get 3 units in 1-2 family zone
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Thanks for all the suggestions. I will follow up and see if it even makes sense. Thanks again

Posted on: 2011/10/14 16:25
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Re: Variance to get 3 units in 1-2 family zone
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A Licensed master plumber is not authorized under NFPA unless he has the fire suppression license. It's a very specific license. If you need more info you can PM me.

Don't hold me to it but a 3 story with basement brownstone can cost anywhere from 8,000-15,000...and that's because you have to open walls and deal with what's existing so who knows unless you have a professional come in and give you an honest look.

Posted on: 2011/10/5 21:18
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Re: Variance to get 3 units in 1-2 family zone
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Must sprinkler installation be done by a "licensed sprinkler installer", or is any NJ licensed plumber authorised to do it?

How much would it cost for a typical 3 story plus basement, brownstone rowhouse?

Robin.

Posted on: 2011/10/4 16:04
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Re: Variance to get 3 units in 1-2 family zone
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ditto on what jc dweller said.

sprinklers are a requirement. In my experience once homeowners see this they don't go for it. You have to be willing to spend because it's not a simple change.
I haven't seen one in a while. It's not a simple process. I would suggest using an expeditor to help with it if you are serious. Most people have 3 units Illegally.

Like someone said here, do not rely on hearsay because most people are not familiar with proper procedures.

Posted on: 2011/10/4 15:35
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Re: Variance to get 3 units in 1-2 family zone
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The zoning officer will tell you to go to the ZOning Board. And you'll have to request a variance. If approved, you will also have to make the building compliant with fire code which means sprinklers througout.

Posted on: 2011/10/4 15:29
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Re: Variance to get 3 units in 1-2 family zone
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Why not call the bldg dept. Before calling a lawyer. They can direct you.

Posted on: 2011/10/4 12:07
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Re: Variance to get 3 units in 1-2 family zone
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For best results, cross reference the list of lawyers specializing in zoning law with the list of contributors to Healy for Mayor.

Finance reports are kept by the state: http://www.elec.state.nj.us/

Posted on: 2011/10/4 4:34
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Re: Variance to get 3 units in 1-2 family zone
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Talk to a lawyer not to us if you truly want to know. There is a "zoning bar" in JC, a small group of lawyers who specialize in this stuff. I see the same names all the time appearing before the zoning & adjustment boards.

Posted on: 2011/10/4 1:24
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Re: Variance to get 3 units in 1-2 family zone
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If you are zoned R1 the chances of getting a variance is low.

Posted on: 2011/10/4 0:35
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Variance to get 3 units in 1-2 family zone
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I have a house in the Westside area close to light rail. The house has three separate units. Only 2 are rented. I am thinking of renting the third but do not know requirements for making it a legal three and was told I would need a variance. Most of neighbors have three units rented and I have a fire escape from both upstairs units. Whats the requirement? Any advice?

Posted on: 2011/10/3 23:26
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