The right track is the city for the changes to the double lots, and the openings on the building. ONLY after that is resolved can you begin to do a kitchen design. There is just too much up in the air until that is settled.

GreenDesigns - Do you mean that IF there will be structural changes to the house that affect the second lot, that city permitting would be the first thing to address? In that case, absolutely.

Since I'm re-assessing whether to go with a design that involves structural changes, I think city permitting issues are still very much up in the air.

Am I understanding you right?

This post was edited by carrieb on Thu, Dec 11, 14 at 11:06

GreenDesigns is right. Why bother tearing your hair out over this design vs that one if you don't even know what is possible. I have found that a couple hours (or five) doing my own homework with the city is well worth it. Of course my city is 150K vs your large city... Your GC will pull the permits eventually, but you should have a good idea of what you are getting yourself into. You may get into variances and other "setbacks", but at least you'll know the path you MIGHT be able to take. I love, love, love your space and I can't wait to see what you do!

Design cannot happen without the correct parameters. You do not have the parameters in place to begin a design. Otherwise, it's just more tail chasing and money wasted.

Design cannot happen without the correct parameters. You do not have the parameters in place to begin a design. Otherwise, it's just more tail chasing and money wasted.

You have probably seen this already, but this link may be helpful.

http://www.phila.gov/CityPlanning/Initiatives/pdf/rowhousemanual.pdf

see page 44

Here is a link that might be useful: Philidelphia rowhouse manual

This post was edited by cluelessincolorado on Thu, Dec 11, 14 at 14:50

Thanks GreenDesigns, Cluelessincolorado & live_wire! Clueless - I have that manual, thanks for the reminder to refer to it!

Good point about spending some time on city permits - so I know what's possible first.

The OP is dealing with 2 different deeded, row/townhouse/land properties and wants to put a window and door between the 2 separately, deeded properties...thru a party wall into the space of another deeded land? (Separately deeded, one property/lot could legally be sold without the other).

It will prolly be a real hassle working with the city to obtain the necessary changes without jumping thru lots of hoops. So the OP *should* be 'in love' with her proposed design/layout, since the City will try her patience in both time and money.

I would have to think twice about dealing with the city vs changing a design I wasn't in love with. I'd prolly opt for a design change first. LOL

Referrals from someone who used the specialist recently, in the same capacity is the best way. And even then, you should do your own homework. Most other ways, it could be a hit or miss.

Carrieb, I've been following most of your threads and I agree that it's too early to get a new KD involved. If you go to her/him now, what can you say about the space? At minimum, the KD needs dimensions and door/window locations. If that's still up in the air, it would be a waste of their time and yours; and a good KD isn't going to do a lot of work on something this speculative.

It seems like you have a lot of kitchen-focused energy right now. If you want to have fun with that but not the hardcore placement, how about doing extensive, obsessive research on dishwashers, ranges, induction, sinks, faucets, whatever catches your fancy (I was ordering LaCanche brochures when we closed on our house, knowing the kitchen reno was years away)? It will be time well spent, in that you don't have to do it later, but it's not the nuts-and-bolts of kitchen layout which would be premature right now until the permits and city regs craziness is worked out.

I think you're on the right track with finding a KD - references - but I'd table that task for now. Or get the names, do some online research about them, then put it to the side.

carrieb, I'm another who has been following your recent fun-to-read threads, and I like others think that you have a wonderful space and garden, but also a lot of challenges! I think you have to first decide on your wishes and priorities for the space. It seems like your ideal solution would have at least a window and possibly also a door into the side yard. If that's what you want, then I agree that the first thing you need to do is the work with the city to get approval for it (or at least make sure approval is likely) before you look for a KD. In the meantime, you can also be saving up since those changes will likely mean you'll have to increase your budget. If you decide that a window/door is not a priority or not practical for you, then take it off the table completely. You could find a new KD now, but tell him/her that there will be no structural changes to that side of the building so they can work within that constraint.

So, I really think you need to first make a decision on which direction *you* want to go. I'll just add that, having a window/door on that side of the house to your lovely garden would be a real plus and I think you should do it if at all possible. But only you can decide if it's better to rule that out and work within the space you have now for budgetary or other reasons and you are also the only person in a position to find out if the city will let you do it and convince them if necessary. (You could maybe hire a contractor for this but that would be premature. Maybe a lawyer would be helpful?) Good luck and keep us posted!