Contact info for Architect David Johnson

Housepoor, i realize that. I used 20% because that is on line with what some contractors will mark certain things up.

I am not sure what a gc’s liability insurance costs. Aside from that. I am wondering if these contractors consider worker’s comp a payroll expense or an insurance expense. My mom worked for an re management/owner and i will ask her how they looked at that. There is no way out of some of this and the city does not care if hic’s like me have insurance but with gc’s they require it.

justinromeu26

in Architecture 2 years and 6 months ago

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AnArchitect | 10 years and 5 months ago

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Depending on the scope, the work may be approvable at staff level with the preservationist appointed to the project. A staff level approval would not require presentation to LPC Commissioners, and therefore not be required for review at the CB. Community Boards do not offer binding approvals or dis-approvals on the proposed work, meaning LPC can make a decision contradictory to what the CB desires. In terms of monitoring, the architect on the project will observe the progress of construction during site visits, and comment on compliance of the work on site relative to the approved drawings. Naturally only what has been approved by DoB and LPC can be constructed. Any additional bulk to a building requires an Alt 1 application at DoB. These will require a final inspection at DoB at the end of the project. Depending on the scope, the LPC may issue a sign off based on photographs alone, or they too will visit the completed work to ensure compliance with the approved documents. We’ve worked on many rear yard and rooftop additions in historic districts in Brooklyn, Manhattan, Hoboken, Jersey City. Happy to discuss. Andrés Cortés / Architect www.agenciegroup.com

elizabethJane | 10 years and 5 months ago

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Thank you, everyone. FYI here is a link to Brownstoner’s posting of a couple of weeks ago about the “green doughnut” (backyard green space behind two blocks of attached houses) in an historic district/landmark block of Prospect Heights: http://brownstoner.staging.wpengine.com/blog/2014/11/neighbors-oppose-extension-on-landmarked-prospect-heights-block/#comments It seems the Community Board rejected the plan for the backyard addition, since it would intrude on neighbors’ light and views, but LPC was going to discuss it yesterday. I’m trying to determine how that went . . .

cate | 10 years and 5 months ago

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elizabethJane, as others have noted above, the community board vote is only advisory, not binding. The LPC has the final say.

Arkady | 10 years and 5 months ago

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One reason my neighbors monitor building permits is that we went through a big hassle last year w/ someone who wanted to build an ambitious extension in the garden core. There were several pieces about it on ‘Stoner & we ultimately defeated the addition. I tried to find a few of the threads in the Archive but couldn’t.

elizabethJane | 10 years and 5 months ago

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I think I found your thread, Arkady: http://brownstoner.staging.wpengine.com/?s=%22garden+core%22&submit=Search There was a house in Boerum Hill that faced this issue also, and it was written about in the NYT, but I believe the backyard addition was ultimately built.

c_w | 10 years and 5 months ago

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That’s a very interesting ruling by LPC and mainly based on a vague statement that it reminds them of the “iconic Sunnyside Gardens in Queens”. Two very different fabrics and intentions. The Brooklyn Eagle article shows the proposed extension and it says it was sent back to the drawing board. A more conservative design will probably meet less resistance.

dazednconfused2 | 10 years and 5 months ago

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The green doughnut is something that comes up in any review of an expansion to the rear, and often when proposing a vertical enlargement. They weigh the potential impact of a proposed addition on the open green space. Contrary to popular notion, LPC does review and can deny any proposed work in the rear, whether or not it can be seen from the street. The doughnut comes into play by it’s degree of intactness. If you’re proposing the first addition in the rear, making you the first person to violate the sanctity of the doughnut, then you’re up for a fight. If on the other hand there are many rear additions, that works in your favor as there’s less of a doughnut to preserve. As for justification of their argument as C_W raises, there doesn’t need to be a precedent or clear grounds for a decision. It’s rooted in what they feel is most appropriate for that project in that area at that time. In our experience, the recommendations of the community board are noted in the minutes, but largely disregarded. Or perhaps it’s better to say that the opinions of the LPC commissioners outweigh those of the community board.

elizabethJane | 10 years and 5 months ago

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Thank you, everyone. I have heard that the city requires a monitoring program, though, even in a non-high-profile project, after LPC grants their permit, if the extension requires digging/excavation next door to another historic/landmarked property. Does merely being inside of an NYC historic district, where renovations require LPC approval, impose an obligation upon the renovator/owner to monitor vibration, movement, damage, etc. to neighboring properties? That is my recent understanding. Is this something that LPC officially or ostensibly cares about but in fact they do not enforce or even facilitate? Do they leave it up to the owner’s architect and engineer to just say everything is fine, no damage to neighboring historic buildings, or do they expect the neighboring owners of historic properties to monitor? Who would the neighboring owners present their findings other than the renovator owner — the DOB? LPC? Would a stop-work order result, or would it be a civil matter between the neighbors? So many questions. Thank you all.

cate | 10 years and 5 months ago

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If you already have the storm windows, a handyman could do it. If you need to buy the storms, contact some window companies or google storm windows online. FYI you should also be sure the windows have been properly maintained, caulked, etc. (See the book “Working Windows” for more details.) As a last but quick and dirty resort, you can buy plastic made for this purpose to tape up on the inside (“window insulation” at Home Depot). You can’t open the windows and it looks terrible but it works wonderfully well.

Arkady | 10 years and 5 months ago

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c_w – The owners of the proposed extension tried modifying their plan but only minimally – imo they were poorly served by their architects – & it was also denied. In the end, they sold that place & bought one on 3rd Street that gave them the kind of space they wanted.

dawntawn | 10 years and 5 months ago

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Thank you Cate that was very helpful as always. Ordered the book! We contacted Indow Windows, a inside storm window manufacturer, today for a quote and contacts for local installers. (http://www.indowwindows.com/) If anyone here has used them, I would love to hear your experience.

shahnandersen

in Architecture 10 years and 5 months ago

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I don’t believe that this is a Landmarks issue. It applies to all construction that can affect neighboring property, landmarked or not. If you are excavating adjacent to another building, DOB requires that you provide a protection plan (including underpinning if needed). I believe that your neighbor will have to sign off on the protection plan. If you go ahead without this, a call from you neighbor will result in the DOB coming by and you getting a stop work order. Also, if you are excavating adjacent to your neighbors yard, you will at least have to provide shoring until the foundation wall is installed. And yes, DOB will monitor this.

stevenjames | 10 years and 5 months ago

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Andersen windows come in styles, shapes and even custom sizes to create the look you want. Choose the windows, doors and options that are right for you. Andersen has been helping families make their homes brighter, more comfortable and more beautiful

stevenjames | 10 years and 5 months ago

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Recently I have purchased some interior doors by Modern Glass Designs Company and I’m really pleased with the design, quality and price. It’s really great for me. Otherwise for your own satisfaction I would suggest going around your contractor

NeoGrec | 10 years and 5 months ago

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Rear yard extensions are becoming more controversial, especially in neighborhoods like Prospect Heights which have seen relatively few of them over the years but where, because of the unusually deep back yards, there is often unused FAR. It’s not hard to see why new owners want to build out. They have paid top dollar so may need to create a larger rental apartment to offset mortgage costs OR they already have the deep pockets to expand the building. A good architect with experience of working with LPC should be able to offer all the necessary guidance. A few things to consider: if your planned extension will block your neighbors’ light and views, you can expect them to be upset about it. If your plans include significant excavation at or near the party wall or boundary, you can expect your neighbors to be concerned. Also, LPC trumps DOB. Meaning an LPC rule will always take precedence over a DOB rule. But, yes, as bobjbklyn states, DOB will monitor the work and it’s not unusual for non-compliant work to have to be torn down and corrected. I apologize in advance if my tone seems didactic, but there’s much more involved than simply abiding by the regulations (not that all home-owners are even prepared to commit to that). Long-term relationships are at stake so, in my opinion, it’s really critical you reach out to your neighbors in good faith to let them know what you plan.

elizabethJane | 10 years and 5 months ago

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Thank you NeoGrec, and everyone else. At present, I am the neighbor. There are no extensions into the entire garden core, however LPC apparently already approved the work, so . . . It will absolutely block our light and views but it looks like it is a done deal. Also, I might want to do the same down the road. Since it is a landmark/historic district, though, I believe monitoring of vibration, noise, and damage will be required but I don’t know how that is usually done. They will be excavating, if my review of their DOB plans is correct. No one has been in touch regarding an agreement about anything, however their contractor did send a two-sentence note informing us that work will begin next week, that’s it.

concernedcitizen | 10 years and 5 months ago

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Have you considered, original type, exterior wooden screen/storms?

shahnandersen

in Architecture 10 years and 5 months ago

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Perhaps its time to consult a lawyer and an engineer. At least get an engineer to review their filed plans. This will not be cheap, but given the potential damage to your building, it is probably a worthwhile expense. The lawyer may even be able to negotiate for the property owner doing the work to pay part of the legal/engineering fees. They are obligated to protect you property whether or not it is landmarked.

concernedcitizen | 10 years and 5 months ago

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Hello, Have you resolved your window issue? If not we’d be happy to take a look.