Can Two Deeds on Adjoining Condominiums Be Combined Into One Deed?
Full Question:
Answer:
Yes, it is possible. Any time a lot line is changed, whether it is through subdividing a large parcel into smaller ones or the reverse, it has to be recorded and a new deed and new property identification number are issued. We suggest contacting the local county land recorder's office for applicable procedures and fees, as they vary by local office.
A request to combine two condominium units into one often needs to be approved by the county planning commission. For example, if multi-family dwellings are not permitted in the zoning classification, a variance to alter the non-conforming use is required.
Please see the following contact information:
http://www3.alexandriava.gov/contactus/view_contactus.php?listby=department#27
Please see the following Alexandria zoning ordinances:
Sec. 3-700 RB/Townhouse zone.
3-701 Purpose. The RB zone is established to provide and maintain land areas for medium density residential neighborhoods in which single-family, two-family and townhouse dwellings are permitted. Nonresidential uses of a noncommercial nature which are related to, supportive of and customarily found in such residential neighborhoods are also permitted.
3-702 Permitted uses. The following uses are permitted in the RB zone:
(A) Single-family dwelling;
(B) Two-family dwelling;
(C) Townhouse dwelling;
(D) Accessory uses, as permitted by section 7-100;
(E) Child or elder care home as permitted by section 7-500;
(F) Church;
(G) Home occupation, as permitted by section 7-300;
(H) Public park;
(I) Public school;
(J) Utilities, as permitted by section 7-1200.
3-702.1 Administrative special uses. The following uses may be allowed in the RB zone with administrative approval pursuant to section 11-513 of this ordinance:
(A) Day care center within a church or school building.
3-703 Special uses. The following uses may be allowed in the RB zone pursuant to a special use permit:
(A) Cemetery;
(B) Day care center;
(C) Home for the elderly;
(D) Reserved;
(E) Nursing or convalescent home or hospice;
(F) Private school;
(G) Rooming house;
(H) Seminary, convent and monastery;
(I) Any church or school parking added after October 1, 1996 which exceeds the number of spaces required by this ordinance; provided, however, that no special use permit for such excess parking shall regulate or substantially burden any religious practice or belief.
3-704 Prohibited uses. Any use which is not a permitted, special or accessory use pursuant to this section 3-700 is prohibited.
3-705 Density and lot requirements.
(A) Density. Gross density shall not exceed 22 dwelling units an acre.
(B) Lot size.
(1) Each dwelling unit shall be located on a lot with a minimum land area of 1,980 square feet; provided however that in the case of unusual circumstances or exceptional design, a minimum land area of 1,600 square feet for each dwelling unit may be provided if approved pursuant to a special use permit.
(2) Each other principal use shall be located on a lot with no minimum land area requirement except that which occurs as a result of other applicable regulations such as yards, floor area ratio and parking.
(C) Lot width and frontage.
(1) For all buildings other than townhouse dwellings, the minimum lot width at the building line and the minimum lot frontage at the front lot line shall be 50 feet. In the case of two-family semi-detached dwellings, the minimum lot frontage shall be 25 feet for each dwelling unit.
(2) For townhouse dwellings, the minimum lot width at the front building line and the minimum lot frontage at the front lot line shall be 18 feet for interior lots, 26 feet for end lots and 38 feet for corner lots. For exterior lots on a cul de sac or curved street which has a radius of less than 100 feet, the width at the front lot line may be reduced by a maximum of three feet if approved by the planning commission but in no event to a width at the front building line of less than 18 feet.
3-706 Bulk and open space regulations.
(A) Yard requirements.
(1) Front yard. Each use shall provide a front yard of at least 20 feet, except within the Old and Historic Alexandria and the Parker-Gray Districts where the front building line shall be the same as the front lot line or such other line consistent with the character of the district that the board of architectural review approves.
(2) Side yards-outside historic districts.
(a) Each single-family and two-family dwelling shall provide two side yards each based on a setback ratio of 1:3 and a minimum size of eight feet.
(b) Each end lot in a group of townhouses shall provide a side yard based on a setback ratio of 1:3 and a minimum size of eight feet.
(c) Each structure containing multifamily dwellings shall provide two side yards each based on a setback ratio of 1:2 and a minimum size of 16 feet.
(d) Each other use shall provide two side yards based on a setback ratio of 1:1 and a minimum size of 25 feet.
(3) Side yards-within historic districts. Within the Old and Historic Alexandria and the Parker-Gray Districts, the following side yard requirements shall apply.
(a) Each residential lot which is 35 feet wide or wider shall provide two side yards of at least five feet each.
(b) Each residential lot which is at least 25 feet but less than 35 feet wide shall provide one side yard of at least five feet.
(c) No side yard is required on a residential lot which is less than 25 feet wide.
(d) Each nonresidential lot shall provide two side yards of at least five feet each, regardless of the width of the lot.
(4) Rear yard. Each residential use shall provide a rear yard based on a setback ratio of 1:1 and a minimum size of eight feet. Each other use shall provide a rear yard based on a setback ratio of 1:1 and a minimum size of 25 feet.
(B) Open and usable space. Each lot occupied by a dwelling unit shall provide a minimum of 800 square feet of open and usable space for each dwelling unit; provided however,
(1) In the case of multifamily dwellings, improved rooftops and decks are encouraged and the following amount of such space may be offset against the amount of open and usable space which would otherwise be required at ground level: up to 80 square feet of the open space requirement for each dwelling unit may be provided in the form of improved rooftops or decks if an amount of land equal to the amount provided in rooftops or decks is located between the front lot line and any building or parking area and is appropriately landscaped.
(C) FAR. The maximum permitted floor area ratio is 0.75.
(D) Height. The maximum permitted height of a structure is 45 feet.
3-707 Certain structures, lots and uses inconsistent with these provisions. All land within the RB zone must be used and developed in compliance with the RB zone regulations unless otherwise provided in this ordinance or by the following exceptions:
(A) Any land which was zoned to RB on or prior to February 27, 1973 may be used for multifamily dwellings provided:
(1) The land contained multifamily buildings prior to March 28, 1978; or
(2) A site plan for such use was submitted prior to March 28, 1978 and a special use permit is approved for such use; or
(3) The land is part of an urban renewal project established prior to February 22, 1973.
(B) Any land zoned to RB prior to February 27, 1973 may be developed at a minimum lot size of 1,600 square feet per dwelling; provided however that if the lot was recorded prior to December 28, 1951, the lot may be developed with a single-family dwelling and accessory structures at the lot size shown on the recorded plat.
(C) Any land zoned to RB after February 27, 1973 but prior to June 24, 1992 and part of an urban renewal project may be developed at a density of 1,600 square feet per dwelling unit.
(D) Prior to June 24, 1992, professional office uses were permitted in the RB zone subject to a special use permit and those specific uses previously approved may continue at the same location and subject to the requirements and conditions of the special use permit approved for such use.
(Ord. No. 3822, § 1, 9-16-95; Ord. No. 3912, § 2, 1-25-97; Ord. No. 4573, § 1, 12-13-08)
