Approval to build extension on landmarked house?
How hard is it to get approval to build a 2 story extension on a landmark brownstone? (The extension would not be visible from the street.) What does the LPC look at/consider in making such a determination? thanks
How hard is it to get approval to build a 2 story extension on a landmark brownstone? (The extension would not be visible from the street.) What does the LPC look at/consider in making such a determination?
thanks
Hire a professional – he or she will be able to design you an extension that is likely to fit with city regulations.
I think you should hire an architect and design your extension in whatever way you and the architect feel is appropriate, then deal with LPC when the time comes. You have to realize this is an investment and you shouldn’t cut corners just to save a few months of time, meanwhile ending up with a design that is not adding the proper value to your investment and to your quality of life.
“If you keep three feet on each side of the existing back wall” means that the extension can still be 20 feet wide on a 20 foot wide lot, just that three feet on each side of the original back wall must stay in place inside of the new addition. It leaves stange partial walls jutting into the space, but their impact can be lessened with good interior design. Doing this satisfies rule (h) The rear facade will not be removed from the entire width of the building;
It is possible, and required on a typical townhouse lot to keep part of the rear wall intact if you want to get your plans approved at staff level and avoid presenting to the Community Board and the full LPC. The two buildings that I have gotten approved at staff level (both 20×40 buildings on a 20×100 lot) did this.
OK, another professional chiming in.
Depending on the nature of the proposal, you WILL need to go to your community board and present. Depending.
The LPC is more relaxed about things than cannot be seen from a public way. The community board, however, is not interested in public way or not, and may take you to task for bulk issues, inappropriate windows, or whatnot.
The community board’s input to Landmarks is advisory, but may set the tone of your negotiations with Landmarks.
In Shahn’s list, (f) is a killer. Zoning for additions is now (since ’94) fairly draconian because the courtyard rule. Shahn had written “If you keep three feet on each side of the existing back wall” — but while this may have been possible for his lot, it isn’t possible with a typical rowhouse lot. The upshot is that additions now are typically full width because apart from grandfathered addtions zoning doesn’t allow for anything else.
The courtyard rule has, in my opinion, created the unintended consequence of larger, bulker massings on the back of rowhouse. Were I the czar of the DOB, I’d change it.
–an architect in Brooklyn
“The extension would not be visible from the street”.
To me, this means that you can’t see it from ANY street. If this is the case, then the guidelines I gave are correct. The LPC has very specific rules to get an extension approved at staff level “Concerned Professional 10:18”. My suggestion is based from experience and the Rules of the city of New York, Title 63, Chapter 2, Subchapter 2-16.
http://www.nyc.gov/html/lpc/downloads/pdf/pubs/rules.pdf
2-16 REAR YARD ADDITIONS OR ENLARGEMENTS. Standards for issuing staff level
Certificates of No Effect (CNE) for rear yard additions or enlargements:
(a) Application is not for an addition that would extend to the rear lot line or substantially eliminate the presence of a rear yard.
(b) Rear of building has no significant architectural features which would be lost or damaged as a result of the construction of the addition.
(c) Proposed addition is not visible from a public thoroughfare or right of way.
(d) Other rear yard incursions exist within the block (in the case of buildings in Historic Districts).
(e) In the case of a rowhouse, the rear of the building (or buildings) involved retains the scale and character of an individual rowhouse.
(f) Proposed work complies with the Zoning Resolution and will not require special permit or a variance.
(g) In buildings with rear cornices, corbeled brickwork on the parapet, or other distinctive roof silhouettes, the rear addition does not rise to the full height of the building.
(h) The rear facade will not be removed from the entire width of the building; instead, existing openings are being modified to provide access into the addition. This approach retains original fabric and lessens structural intervention.
If all the above standards are met, a CNE may be issued; otherwise, consult with the Director of Preservation. Calendaring for a Certificate of Appropriateness public hearing may be required.
Hi,
I’m an architect with experience filing with landmarks. Most of the information posted is correct. I have my reservations on the comments posted by shahn.. I suggest retaining an architect with experience in this type of work. You can find one by contacting the Brooklyn chapter of the A.I.A or New York Society of Architects.
In addition others and I wit experience have posted on this subject on Brownstoner. Go to the search window and type Landmarks and see what you can find.
Good luck,
Robert Proffitt
LPC is a difficult animal to anticipate. I think the law says that they are only concerned with elements visable from public throughfares. That means if you can’t see it from ANY street you’re ok. You will probably have to prove this by either constructing a mock up on site(think a big metal stud frame showing the bulk of the addition) or by producing drawings and models showing how the addition will not be visable.
There is no need to go to a community board as far as I can tell. CBs are not involved at this level, and I have never dealt with one and I’ve worked on many brownstone projects.
THe bigger issue is going to be lot coverage(the percentage of the lot that is allowed to be built upon), and FAR, which are the result of the zoning ordinances governing your property. You will need an architect and probably an engineer(and expediter) to file your project and produce the required documentation.
Dan
Anyone who gets high hopes form a suggestion off a website is in for disappointment. I have high hopes for the megamillions this week, but I haven’t bought my ferrari yet. The point of this forum to me seems to get lots of different opinions and experiences so that you are able either solve your problem or ask the right questions from a professional, to have as much info as possible and then take it and research!
Shahn-
What if the building behind you is lower in height than your building and your extension would be viewable from the other street. Your comment doesn’t make any sense and does not account for all conditions. Don’t give people high hopes with your inadequate suggestions.