Building up in a landmark building

We have roof rights in a landmarked 4 unit coop and are thinking of adding a third bedroom and a second bathroom along with a roof deck. Looking also to add central air in our apartment. We currently have a floor through attic above our apartment that is 5′ clearance at the front of the building an slopes down to 3′ in the back that would provide the base to the addition. I know enough that this is going to be more than the typical 100K per floor allowance (guessing ~250 all in – permits, structural, stair, HVAC), but cheaper than us upgrading to an already built 3BR. Anyone done this recently? Would love some advice on where to start.

lilitrue

in Brownstoner Renovation 12 years ago

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brokelin | 12 years ago

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Yeah, that was what was going through my mind as well, Fawn, having lived in a four unit coop myself. My top floor neighbors would have had to move to a larger apartment if they wanted more space – no way would any of the rest of us have approved this sort of construction.

fawn | 12 years ago

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Don’t underestimate how noisy, dirty and disruptive construction is. I lived in a 4-unit building and there is no way I would approved an addition like this. Central air, yes, but not large-scale construction. If you are serious, you should have some rough plans to share with neighbors and an architect or contractor available to speak to them about the process: How they will be inconvenienced (noise, dirt, dumpster, water/gas for the building being shut off)? How you are going to protect or improve the structural integrity of the building? As an incentive, I would propose rolling a significant building upgrade into your construction. Your neighbors may be nice people, but this is a lot to ask of nice people (particularly those who work from home or have little kids at home).

lilitrue | 12 years ago

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@brokelin – Great advice. Our coop is very lenient, but for legal reasons very important to get their buy-in. That e-mail is already sent. @AnArchitect – Your range is helpful. I’m guessing your budget numbers you are quoting are exclusive of consultant/filing fees etc? I’ll be in touch once I get a go-ahead from our coop. Many thanks for the comments. The information available for this type of addition seems to be limited, although there are two buildings on my block that have additions.

brokelin | 12 years ago

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I’d start with talking to your fellow coopers first. Using roof rights for adding a deck is one thing; adding to the size of your unit this way is an entirely different thing. The rest of the unit owners may or may not be up for this…either for the major construction to the building, changing the building footprint, etc. You are talking about adding to a building you don’t own, with is entirely different from adding to a building you own.

resident2 | 12 years ago

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Hire an architect that has experience with this specific issue, preferably with projects in the area, so that your fellow co-oppers can see and feel confidant with what you are doing “over their heads”. Get a full set of detailed construction drawings for getting quotes from contractors. Like anything else; spend the time and money in the planning and it will make things easier during and at the end. I have been a managing agent on a co-op and a condo where an owner did this kind of project, one worked very well…the other was a disaster due to poor planning and budgeting, the rest of the building is now foreclosing on him.

AnArchitect | 12 years ago

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One reason it’s difficult to provide a rule of thumb per square foot number for these projects is that they often impinge on other work categories: electrical, plumbing, hvac, sprinkler–at different intensities. In the 2 case studies I mention, one is actually a full gut of a 10 unit building, and the other is only a renovation/enlargement of an existing unit that is being enlarged horizontally atop a neighboring building (very complicated zoning lot merger-air rights deal). The former has come in @$325psf, and we are slowly beginning to get a grip on the budget for the latter as that is being bought out piecemeal by the Owner who will likely act as Project Manager on the job. Assume $400psf.

Arkady | 12 years ago

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You might want to get Landmark approval for the roof plans before doing anything else.

deanbh | 12 years ago

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Interested in hearing more about this issue. In 2008 we purchased 2 studios on the top floor and did a gut reno to join them together as a 1br floor through. In 2012 we were looking into building a master bedroom into a new floor upstairs but decided to purchase the apartment downstairs to duplex that way but have often wondered….could we “triplex” at a later date. Andre’s do you have any photos of the projects your company managed? or more importantly the budgets with each associated project?

AnArchitect | 12 years ago

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Hi, We are currently in construction on 2 very similar projects, on a Landmark 10 unit bldg. in Upper West Side Historic District, the other a Calendared 7 unit Co-Op. Very familiar with Landmarks, Co-Op, and the various technical issues involved…happy to discuss: Andrés Agencie Group www.agenciegroup.com (212) 203-0291