Necessity of an elevator?
Will be renovating an existing 4 story residential building. Would like to add a 5th Floor. Entrance to building is on the 2nd floor. 1st floor is technically below grade but an occupiable space. there are only 2 units. the first 2 floors will be a duplex. 3,4, and 5 will be a triplex. One…
Will be renovating an existing 4 story residential building. Would like to add a 5th Floor. Entrance to building is on the 2nd floor. 1st floor is technically below grade but an occupiable space. there are only 2 units. the first 2 floors will be a duplex. 3,4, and 5 will be a triplex.
One DOB engineer says no need for elevator. another says yes an elevator is required since i am technically over 4 floors even though entrance is on second floor. it seems overkill to add an elevator that will only serve the 3rd floor (entrance to triplex). are there other alternatives in lieu of an elevator?
want to figure these out before filing.
anyone know if there is a way around this? i figured knowledgable brownstoners may be able to help.
thank you in advance.
Hi Parker!
To go along with the previous post, if you want to email me, I can probably put you in touch with an architect to discuss your project and see what they can do. My email address is melissa@slanyc.com. I look forward to hearing from you!!
Building Code 27-368 requires elevators in new buildings over 4 stories in height (basements count as stories, by the way…see post above for difference between a cellar and basement)
In my experience, DOB would require an elevator here because the addition is new (even though the building isn’t).
A good architect can get you around this with reconsideration process….especially since it is a 2 family…
Question: is the 5th floor addition floor through, or is it only a partial addition (ie: does it take up the entire roof, or 1/2 or (ideally for your code case) 1/3?
Regardless, your architect/engineer should guide you through this process, and should definately seek reconsideration of this issue (and you absolutley need a licensed arch/engineer for this)….
Hope that helps….
Shahn Andersen is correct. You do not need an elevator.
Have you checked to make sure that you can add the extra square footage w/out exceeding the allowable FAR? If more than 50% of the lower level is above grade, you have to count it towards FAR as well.
If you exceed the FAR, you could dig out the basement so that more than 50% is below grade, making it a cellar. Cellars do not count towards FAR.
Also check to see if your building is listed as a converted dwelling (if your building was once a one/two family dwelling, is now 3 or more families, it’s converted). the NYS Multiple Dwelling Law doesn’t allow converted structures to be enlarged, but since you’re going back to a 2 family, you should be able to get the converted designation removed, clearing the way for the enlargement. If your building is converted, DOB will probably initially reject the whole thing, and your architect/expediter will have to sit down with them to explain things.
But an elevator would be nice… a brass filigree number with oak.
If the third, fourth and fifth floors are a triplex, then you do not need an elevator because your fire egress is technically from the third floor or fourth floor. You also have easier rules to comply by because you are only a two family dwelling, and the rules are less stringent than if you were three families or above and a multiple dwelling.
I thought only buildings over 6 floors required elevators?
I’ve known many a 5 story brownstone renovation, none that required an elevator.