3 family plus store?
Had my heart set on changing the C of O of a 4 story brownstone i am interested in purchasing from a 3 family + store to a two family to be configured as an owner’s triplex plus rental unit. Needs extensive renovation and I will be using reno financing to complete the job so…
Had my heart set on changing the C of O of a 4 story brownstone i am interested in purchasing from a 3 family + store to a two family to be configured as an owner’s triplex plus rental unit. Needs extensive renovation and I will be using reno financing to complete the job so approved DOB plans are critical to getting to the closing table.
Starting to rethink the original 2 family idea to now keeping the 3 fam + store C of O and still configure it as a triplex/rental set up.
Pros/Cons? How do i make it work? What will i need to show on the drawings to ensure this gets DOB approval. I think i know what is needed for a regular 3 Family but the store part is where I am having trouble especially since i have zero interest in setting up shop anytime soon. I will definitley engage an architect no doubt but I am trying to get an idea of how this works especially with the store as part of the “permissable use and occupancy” designation on the current C of O. From what I can tell it’s always been used as a 4 family with a sprinkler system already in place so the current layout holds no clues for me.
I think I will have to include at least 3 ktichens in the plans. What are the minimum building code requirements for a kitchen to make it as discreet as possible for floors that I don’t really need a kitchen? I just can’t wrap my head around having a kitchen (any size) near sleeping quarters.
Q: Pros/Cons? How do i make it work?
A: So the choices are keep the 3-fam+commercial, or change C of O to 2-fam (triplex+rental), yes.
As an immediate cost, the change of C of O will def have real cost attached to it, in terms of drawing documentation and processing through the Dept. of Bldgs. I will say however its generally easier to “down-grade” the C of O (in this case reduce the number of family units, it’s usually harder to go the other way (add family units to the C of O).
I’m not sure how you would occupy the building leaving the C of O as-is, you would really need 3 kitchens for the family units. I assume you wouldn’t plan to live in one unit and rent the other 2 family units, so it seems like you’re heading towards some modification of the C of O. Another option, You could possible leave the commercial space, and convert the upper floors to a two family (rental apt w/ owner duplex), that would allow you to leave the commercial space more as-is, not sure what state its in. As a money matter, I would say you stand probably more likelihood of getting a residential tenant for the first floor than a commercial tenant in our current times. So the 2-family scenario you propose may in the end be the best solution. In the end the work needs first to be reviewed by a code consultant/expediter and Architect to put a real feasibility study together.
Q: What will i need to show on the drawings to ensure this gets DOB approval.
A: You’ll need zoning info; existing/proposed square footages, occupancy use, construction class, egress/life safety drawings, existing/demolition, and proposed construction plans, plot plan/lot dimension verifying FAR (floor-area-ratio) for the given zoning designation. All of these will require the services of an expediter and Registered Architect.
Q: What are the minimum building code requirements for a kitchen to make it as discreet as possible for floors that I don’t really need a kitchen?
A: The key item in defining a “kitchen” is the cooking hardware (gas/electric range, cooktop, oven, etc). People can have sinks and refrigerators in addition to a kitchen in a dwelling space as they may be used as a “bar sink” for example. The cooking items are the real trigger (in my experience with the issue). So you could certainly do a very compact kitchen with a small range, under-counter frig, small sink for example, almost like a kitchenette.
In short, you have multiple variables in play and would likely benefit from some professional opinion. For some assistance, our office consults with a good expediter who’s very knowledgeable in the mechanics of C of O applications, I’d give them a ring just to discuss the options informally:
Agouti Consulting (ask for Walter or Jackie)
work: 212.941.8514
tell them George referred you,
best of luck, let us know if we can assist further
And the third architect says – hire an architect. One point to consider, Code changes in July, maybe a long way off but with closing and drawing it may get tight. you want to try and get it in before for lots of reasons.
I’d be happy to discuss the relevant issues with you, if you’d like to post back an email contact address.