Rear additions & Landmarks

We are looking into adding a 4-story extension onto a 4-story townhouse in a Landmarked area in Brooklyn Heights. Our architect has cautioned that Landmarks might take issue with this, even though none of the extension would be visible from the street, and there are extensions on both of the homes on either side, as well as others on the street. The house is 25×35′ deep and we are planning a 15′ addition, and it is a 100′ lot, so there should be no issue with the extension coming too close to the lot lines. Our architect said that in the past LPC has not had any issues with rear additions, but he has heard of them holding public hearings for them in several places in Manhattan, so wanted to caution us. Does anyone here have any experience with that, and know if it could be an issue?

PSGirl

in Brownstoner Renovation 11 years and 8 months ago

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lauranyc | 9 years and 7 months ago

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@PSGirl Did you ever go through with your rear addition? I am looking to do something similar and would live to hear about your experiences.

architensions | 11 years and 8 months ago

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HI There, our firm is working on a similar project in brooklyn involving landmark and extension. If you would like ot know more please contact us: info@architensions.com 917 438 6831 Regards, alessandro

allrenovationllc | 11 years and 8 months ago

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Hi PSGirl, I’m Rob Demetrio from [All Renovation Construction](http://www.allrenovationllc.com) here – The truth is that LPC may not have an issue with your **4-story townhouse addition** but, because the house is within a **Landmark** district in **Brooklyn Heights** any enlargements are subject to review (which may include public hearings) by LPC. If the rear of your **4-story townhouse** is NOT visible from the street and, if both neighboring buildings have successfully performed the same or similar enlargements I would say this plays to your favor. The unfortunate truth is when dealing with Landmarks Preservation Commission… nothing is guaranteed. VIEW **ALL RENOVATION CONSTRUCTION** MOST RECENT COMPLETED PROJECTS: 47th St – Manhattan Brownstone “Gut” Renovation (plus penthouse addition) – AFTER PHOTOS – [http://goo.gl/zSzQg](http://goo.gl/zSzQg) W. 120 Street – Manhattan Brownstone Renovation – AFTER PHOTOS – [http://goo.gl/LCMDz](http://goo.gl/LCMDz) W. 131 Street – Manhattan Brownstone Renovation – AFTER PHOTOS – [http://goo.gl/Bpz8i](http://goo.gl/Bpz8i) ============================== Robert Demetrio Partner / Owner [All Renovation Construction LLC](http://www.allrenovationllc.com) =============================== 220 36th Street, Unit B-416, Brooklyn, NY 11232 Tel. 718-351-4099 x103 | Fax 877-281-4642 | Mobile 917-370-9454 Email: rob@allrenovationllc.com Website: [www.AllRenovationLLC.com](http://www.allrenovationllc.com)

edificerex | 11 years and 8 months ago

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You will probably have to go before the community board after you submit the plans to LPC. But the board is only advisory to LPC they have no authority to stop your proposal. Only LPC or the DOB can. LPC is your big hurdle especially in the Heights. LPC can approve this at the staff level but probably will not. A public hearing is most likely. And you need to be prepared for it. Ask for all that is allowed by zoning so that you can come back with a modified proposal after your first is rejected. You may have to be forceful with LPC to get what you want, be able to prove they have approved similar additions before. Most architects are reluctant to be confrontational with LPC to maintain a good ongoing relationship. You as a homeowner can be be as legalistic as needed. I have successfully done this myself after being told it would not happen. icanbuild@yahoo.com

Arkady | 11 years and 8 months ago

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My **inexpert** experience is different. A new owner wants to add a floor & an addition to a building on my block. He applied to DOB & was turned down because he hadn’t gone to the CB. I was just at a meeting of CB last night at which neighbors weighed in against (see link at my 8:40) & his application was turned down & he has to submit new plans. We’ve been told that he could try an end run & go straight to Landmarks now but that might rebound against him.

dazednconfused2 | 11 years and 8 months ago

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I’m chiming in to show that at least two people have the same opinion. I agree with Jock. When doing this kind of work, assuming the zoning analysis is done and we know what we’ll be allowed to build by code, we immediately go to Landmarks. If you file with the DOB first and Landmarks outright rejects the application, you’ve wasted time and money going to the DOB. The block plan that Masterbuilder is mentioning will likely be requested to prove that the addition cannot be seen from outside the block. If it is determined by the LPC staffer that it is visible, or a significant enough change, then they may require a full commission level review. That’s when you’ll need to present to the community board, and then the LPC Commissioners. Most LPC projects do not go to the local community board, just those in commission review.

Putnamdenizen | 11 years and 8 months ago

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LOL. Three replies, three different answers. I can tell you that when I thought of adding another story to my pre-exisiting non-compliant addition in a non-landmark district(thus different situation than yours), my architect scheduled a pre-submission meeting with DOB. They nixed our request, but suggested what they would approve. I can’t imagine why a community board would be involved in every construction project…

Arkady | 11 years and 8 months ago

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My understanding is that it has to go before the Community Board first & you have to alert all neighbors w/in 500′ of your house that it’s on the CB agenda 3 days before the meeting: http://www.brooklyncb6.org/_attachments/0.85987539_Applicant Notification Standards.pdf

jockdeboeraia | 11 years and 8 months ago

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First you submit to Landmarks, they will review first to see if it can be reviewed without going before the board. Generally if there are nothing on the rear that they would be interested in saving and if it cannot be seen from the street they it can be done with going to the board unless your house is in a special district that may force the issue.

masterbuilder | 11 years and 8 months ago

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First your architect will submit the proposal to the DOB – which will issue an objection due to the Landmark status. Once the filing is in the DOB system, Landmarks will recognize the proposal. Following this your architect (or someone) will develop a proposal specifically for the Landmarks Commission and the public hearing. It will take place at the Commission in Manhattan. At this hearing anyone in your neighborhood who may take issue with the proposal may speak out as will the commissioners. This set of drawings will feature a block plan and illustrate all of the other additions around your house. Someone from Landmarks will also visit the site and take a look at possible visibility from various public sight lines. Usually they ask for some basic mock-up-template for anything to be constructed on the roof or rear to help them with this. (We’ve been through this whole process. If you need any tips, either you or your architect may feel free to contact us.) masterbuildernyc@gmail.com