Nice work -- I think this is one of the better ones.

I'll disagree with Brownstoner about the old arch -- keeping it would have meant either a custom hood and centered stove layout or no hood. Sacrificing the arch allowed for this carefully balanced (but not symmetrical) layout.

I also like the little seat at the end of the island, the whimsical pendant placement to the right of the hood, and the glazed tile, which is a welcome relief from the usual suspects.

Posted by: an architect in Brooklyn at August 13, 2007 2:03 PM in response to Parlor Floor Kitchen #9: White-and-Black in Bed Stuy

"Can you share what type of wood you used for the those?"

Richard, the cabinetry is mahogany-veneer, which matches fairly well some old cherry that was still extant in the front hall and stairs.

Posted by: an architect in Brooklyn at August 13, 2007 2:05 PM in response to Parlor Kitchen #1: Architect-Designed in The Slope

Whatever the square feet that is one beautiful, balanced facade. And also: the extra width (four feet over a standard brownstone) allows for much more flexibility in interior layouts, such that to my mind each extra foot in width is worth three in length.

You can always add on the back, but you usually can't add width.

None of this is to say that 1.5M makes sense. Don't know at all about that.

Posted by: an architect in Brooklyn at August 14, 2007 2:10 PM in response to House of the Day: 419 Washington Avenue

A recent job I worked on did just that: one zone for each floor. In this case, the ground floor is a rental and got its own zone (with the air handler in the cellar); the parlor floor and second floor had the air handler in the ceiling of the 1/2 bath and a closet respectively, and the 3rd floor had the air handler ganged with the compressor on the roof. The other three compressors were also on the roof, on steel dunnage.

In this layout floors 2 and 3 have bedrooms: in retrospect it might have made more sense to make those two floors one zone, but the owner likes the degree of control offered by the extra zone. The system works well.

Posted by: an architect in Brooklyn at August 15, 2007 9:07 AM in response to Central Air in Brownstone

About 35K.

Posted by: an architect in Brooklyn at August 15, 2007 11:57 AM in response to Central Air in Brownstone

35K included other ductwork (bathroom (x2) / kitchen (x2) / dryer (x2) ventings), running condensate to the cellar, some fussy ducting and non-standard machines, a humidifier, multiple thermostats, steel on the roof and upscale grilles. The walls were all open, however, so the number did not include surgery to existing walls. The filing and (my) architect fee were not included in this (and not specifically broken out).

Posted by: an architect in Brooklyn at August 15, 2007 8:37 PM in response to Central Air in Brownstone

I'm going to assume you are in a Landmark district, rather than in a Landmarked Building.

To build on Spanishfish's post:

Landmarks is primarily concerned about alterations that can be seen from a public way. If yours cannot, but they are substantial (that is, something that would require a building permit), you may be issued a Certificate of No Effect. If your proposing a straightforward window replacement, you would get instead a Permit for Minor Work. A member of the Landmark staff can advise you based on more specific informaiton.

Have a look at this .pdf as well:

http://www.nyc.gov/html/lpc/downloads/pdf/pubs/workguide.pdf

Of course, your co-op president or other officer will have to sign the Landmark paperwork as owner, so obviously you'll need board approval for the work as well.

Posted by: an architect in Brooklyn at August 15, 2007 8:57 PM in response to Landmark/Windows Advice Needed

Master Plvmber, in the new code is the storm water supposed to connect directly into the sewer (thus requiring the street to be dug up) or can it join the existing house connection as I interpret your drawing.

Thanks for the great schematic.

Posted by: an architect in Brooklyn at August 25, 2007 12:10 PM in response to On flooded cellars...

I did a job recently with a three family and doctor's office, changing the C of O to two-family; so, in the opposite direction from your plan. This type of "demoting" is trivial, if not cheap.

Shooting from the hip, I would say it will be difficult for you to add a commercial use to the two-family designation in a historic district, and if it is possible to legalize the arrangement now in place, changing the C of O might run $10K. I would speak with an experienced expediter regarding what's possible for your specific house.

Good luck.

Posted by: an architect in Brooklyn at September 10, 2007 10:35 AM in response to Changing C of O

Changing a C of O is a "Alterations Type I" filing. Expediter is your best bet if it's dead-simple, but if you are making any kind of changes (let's say deleting or adding a kitchen to bring the house in line with the new C of O designation) then you should hire an architect. Plans for such a job will need to be stamped by one.

Posted by: an architect in Brooklyn at September 10, 2007 3:26 PM in response to Changing C of O

I fully agree with bxgirl's comments. I'm not sure why you have to bend over backwards to placate this neighbor, who is not being reasonable. Some people need strife in their lives, and this person is choosing you for that. I would continue to be nice and neighborly to him when you see him, but I certainly would not go out of my way to buy him gifts.

Posted by: seahag21 at July 29, 2008 10:14 PM in response to complaining neighbor

Hi steve--in this instance, you may be the one who is being unreasonable. Take a deep breath and consider: you're not living with the construction, but your neighbor is. There is noise, dust, possibly vermin stirred up from the walls and or ground, lots of strange guys milling around and an attendant loss of privacy. To top it all off, he is also living with your crap literally in his face day and night. He's your neighbor, he pays taxes same as you, and he expects a reasonable quality of life. It is unfair for you to act as though the mess of your construction isn't unpleasant.

Saying "that's life in the city" or "it's a public street" as some posters have is saying nothing. You have to respect people in order for a city to work. This isn't a theme park or a playpen. If you can afford to gut renovate your house you can afford to ameliorate the inconvenience for your neighbors. Go to him with a gift certificate for a local restaurant, a definite day on which the dumpster will be gone and an apology. That's life in the big city kids: respecting boundaries and not behaving as if other people should be honored to live amidst your debris.

I don't know why the dumpster bothers him, but it does, and it's probably that it seems insulting to him. I'm sure you didn't mean to insult him, but you have to accept that you have and move forward from there. As long as your dumpster is there, he can't park in front of his own house or even look out the door without being confronted with it. The idea of a public street isn't that you can do whatever you want without regard for others, it's that you all treat it wisely to increase the peace.

Posted by: irm at July 30, 2008 1:51 AM in response to complaining neighbor

My neighbors are very good. They are always helping me. But sometimes I very angry on my neighbors because they shouting very much.
___________________________
jeff
widecircles

Posted by: jeffhardy at July 30, 2008 5:40 AM in response to complaining neighbor

irm- OP made every effort to be considerate of his neighbor and to minimize the inconvenience. Construction is messy and dirty and affects your neighbors but what's the alternative? Never renovate your house or fix it? I'm speaking as one who has lived through it several times, and I do know what it's like. Construction is a necessity,a pain for everyone, dumpsters are ugly, get over it.

"I'm sure you didn't mean to insult him, but you have to accept that you have and move forward from there. As long as your dumpster is there, he can't park in front of his own house or even look out the door without being confronted with it."

What a totally ridiculous statement. Do you think renovators can throw debris out in little scented kitchen bags? Not repair their houses until the floors cave in so as not to "insult" the neighbor with their dumpster? How asinine.

And frankly, it is a public street.

Definitions from Merriam-Webster of "Public":
exposed to general view

of, relating to, or affecting all the people or the whole area of a nation or state

of or relating to business or community interests as opposed to private affairs

pertaining or devoted to the welfare or well-being of the community

Do you see anywhere "individuals are entitled to control the city street outside their door or window? Steve pays taxes too, you know. It's his street just as much as the control-freak neighbor's. Plain and simple.

If steve really believed his neighbors should be "honored" to live in his debris, he wouldn't have approached them in the first place, nor be as conscientious about checking on the contractor, nor have gotten all the proper permits. He did exactly what a good neighbor does. Other than that, it's on the bad neighbor's head.

Posted by: bxgrl at July 30, 2008 9:25 AM in response to complaining neighbor

Webster's doesn't support what you're saying--"affecting all people" includes the cranky neighbor. He is adversely affected. And the dumpster is not about the well-being of the community but the well-being of one person. It's shared space and it's piggy to hog it especially when it's not in front of your own house. The renovation is too much for steve to live with. I get that. But his neighbors are living with it and he should appreciate how inconvenient that is. Steve didn't so much do what a good neighbor does as what is required by law. If your neighbor left his filled garbage cans in front of your house for weeks on end and defended himself by saying he had a permit to do so, you would still be peeved. And understandably so. The message being sent--and I believe it's as unintentional as it is real--is that Steve's convenience is more important than his neighbor's comfort. The bottom line is that the situation is NOT working for steve's neighbor so he should move the dumpster to the other side. And, if the other neighbors object? Wel,, then maybe it isn't reasonable to ask your neighbors to greet your crap every morning for days on end.

Posted by: irm at July 30, 2008 9:59 AM in response to complaining neighbor

You are really being ridiculous- an if the neighbor wants to renovate? I repeat- read steve's OP. You obviously haven't bothered.

the dumpster is not permanent, it's part of a special situation. the neighbor os going out of his way to make it a problem. He needs to get over himself. I see my neighbor's garbage every week- so what? It goes on the street for collection. That's the way it is.

And your solution? make it the other neighbor's problem? Because the first neighbor really doesn't give a damn about anything except himself. And for the final time- it's a public street. It belongs to everyone. Do you know nothing about construction or renovation? You must not.

Posted by: bxgrl at July 30, 2008 10:07 AM in response to complaining neighbor

How about putting the dumpster in front of the OTHER neighbor's? *the one who's not complaining.

Posted by: Minmin at July 30, 2008 10:15 AM in response to complaining neighbor

Thanks for all the commentary. I appreciate all viewpoints.

I just want to say that I do think we've been communicative and responsible by any reasonable standard. I started off by explaining all our plans and apologizing profusely. Nonetheless, I understand those of you who say I should go to even more extraordinary lengths to satisfy my neighbor. I guess I was pissed off by his immediately angry manner and his calling 311 (which I would only do in an extreme case.) I would be likely to do more for him if he had taken a friendlier approach.

The contractor says it would be extremely inconvenient to relocate the dumpster (to the friendly neighbors) , because the hitch is only on one side, and therefore the only time they could ever move it would be the weekly street cleaning. He says that's hard to coordinate for the dumpster company and would cost them time and money. Ditto with truck removal.

It may be that the contractor is being stubborn here. I have tried to pressure the contractor but everything is such a delicate negotiation (time, money, etc..) and I'm not sure how necessary it is, how much I care to spend on it, because part of me feels like I've done everything reasonable, and part of me feels bad because it obviously upsets him.

On the other hand, I've lived with dumpsters in front of my house, or renovations next doors and never thought of complaining. I hear what you're saying, irm, but I would have the exact same attitude if my neighbor was renovating -- just something i have to put up with, as long as there is some consideration.

I feel like they just are angry, and nothing I can do will palliate them, but i'll keep trying.

Posted by: 146steven at July 30, 2008 2:15 PM in response to complaining neighbor

Thanks for the reply Steve--obviously you've done more than some people by speaking to your neighbors in the first place. And obviously he is not cool with the dumpster and complained. Which is what you're supposed to do when you're unhappy. If you're upset that your neighbor is upset--and you ARE--complain to the contractor. You're paying him, and you're paying him to deal with problems, not complain to you. You're making yourself and your neighbor upset because you are unwilling to be more firm with the contractor who does this for a living. Of the three parties, he should be the one most able to be inconvenienced because he's the one being paid. Maybe the neighbors are just angry--or maybe the disruption of your construction during a heat wave is angering them. We're all human. Unless he's a total creep, your neighbor should be soothed by contact and apology from you--recognizing that he is angry and has a right to be angry and that you respect that and appreciate his patience. Don't think, "I've done all I can do": since the presence of the dumpster is ongoing, maybe consideration from you needs to be as well. It's nice to warn them about the construction, but you are warning them that their peace and quiet and privacy and even parking or play space will be disrupted for months. It may not have bothered you in the past, but it bothers them, and I understand that. It doesn't necessarily make him a jerk. If you just bought the house, he may not know you and feels you're getting the relationship off on a bad foot.

Posted by: irm at July 30, 2008 2:34 PM in response to complaining neighbor

Yup, Panasonic is it!

Posted by: brooklynrulz at July 31, 2008 1:55 PM in response to Bathroom fan