Extension buildup

@putnamdenizen is right to raise concerns about creating a non-conforming outer court. But if the original extension is legal (if it shows up on an HPD I-card or old Sanborn map), that condition can be grandfathered in. And @fe3inc is right to raise structural/foundation concerns. Often these small old extensions were done as a slab on grade, and that won’t cut it for additional construction on top of what’s there. We’ve done a few of these type of project, and a few other things to be aware of: – You need to be sure that you’re meeting the zoning regs for rear yards, lot coverage, and FAR. – You also want to be careful not to trigger DOB requirement for storm water drainage due to an increase in lot coverage, which could mean installing a drywell and related piping in the back yard. – I love the glass box idea, but the code restricts how much glass you can in a wall depending on how close you are to a lot line. So the side walls are going to have to meet those requirements, while the back wall can likely be all glass if you want. – And you can’t cut of the required natural light/air that the rear room on the parlor floor currently gets. jcarch ———————— James Cleary Architecture brownstoner.staging.wpengine.com/jamescleary

jcarch

in Brownstoner Renovation 12 years and 1 month ago

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blauprint9 | 12 years and 1 month ago

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Hello Brownstoner! I am on the hunt for well done rear extensions for brownstones. We are designing one for ours but I can’t find anything similar. I would expect this would be a common project, no? We’re building on top of the existing basement extension (see picture below) and we’re going to put a small bathroom with a sort of glass box covering the rest of the existing “roof” space. It will open into a new deck that runs across the length of the building. I’ve just found these pictures that are not really what we’re doing: http://www.pinterest.com/mantisplantwrks/backyard-extension/ Has anyone seen anything similar? We want an aesthetic that goes well with the building. But I’d love to see examples of anything, modern projects, etc.

architensions | 12 years and 1 month ago

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Hi There here is current project http://architensions.com/projects/blurringboxes/ Here we had to work with wood frame and less transparency than your example. Best, Alessandro

Putnamdenizen | 12 years and 1 month ago

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Have you confirmed that your existing extension is compliant with the code requirement re “side courts” ? I tried to do a similar project building on a two story addition, but the DOB rejected the idea in a pre clearance meeting because it would “aggravate” an existing (and grandfathered) noncompliant side court. You may be okay because your extension seems much narrower in comparison to the side court. Seems that DOB is taking this issue more seriously than in the past.

fe3inc | 12 years and 1 month ago

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Hi blauprint9, I agree with Putnamdenizen as the extension approval ultimately depends on the Department of Buildings… The major costs might be the structural reinforcement it requires on the existing extension’s roof and plumbing (new plumbing feeds have to be run + existing feeds within proximity — if there’s any — might have to be upgraded to accommodate the water supply to the new bath) Your priority at this moment should be finding an architect to see whether your vision is viable + how much it costs in terms of DOB filing + actual construction. Best, Felix