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.


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  1. 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

  2. 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.

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