F.A.R work-around?

We are hoping to start a brownstone renovation in Bed Stuy in the spring. We have learned we are already over our FAR. We would however, like to build out a small area in the back on the garden-level. We already have the back mudroom that extends out further than the rest of the house that is part of the original structure. this is a very standard design on the original bbrownstones. We would like to push out the the rest of the garden floor back wall to be flush with the mudroom. It’s probably 20 – 30 sq ft that we would gain. I should mention we are also in a landmarked area. Because of the FAR limitation, One suggestion has been made is that in our designs that go to DOB and Landmarks we show that area as a “porch”. Assuming we get approval on that, we build it as a porch, but then after the final inspection and all is signed off, we add in the mechanicals and close in the walls. I understand that technically then our house design would not match the CO on the house if we ever went to sell it. I also understand that this is not technically legal. Im looking for anyone’s insight, concerns, experience or suggestions as to this approach. Thank you in advance

dianaahilton

in Building Code 9 years and 5 months ago

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daveinbedstuy | 9 years and 5 months ago

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You’re in a landmarked area. I wouldn’t risk it. Also, 20-30 sq ft seems hardly worth it either way. You’ll enter a new circle of hell dealing with the DOB on an addition like that. Unpermitted work, depending upon the scope, rarely affects insurance coverage or mortgage or resale.

carmenf | 9 years and 5 months ago

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I personally would not do this. Even though you might think your neighbors are cool, you never know. Plus, if you plan on adding plumbing and stuff after your permits are closed out, you’ll technically be doing work without a permit which is a VERY easy way to get a SWO and a fine. I think they fine you by the day.

dianaahilton | 9 years and 5 months ago

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It’s much more about what it allows us to do with the design of the space than the gain of Sq footage. But yes, i tend to agree with you.

catboot | 9 years and 5 months ago

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All of that to gain just 20-30sq ft doesn’t seem worth it.

laurenpacker123 | 9 years and 5 months ago

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OK. That is what i thought. Thank you Carmenf. I also wonder if there would be issues with Insurance coverage and the Mortage? How is it that so many people do it though?

carmenf | 9 years and 5 months ago

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The DOB reserves the right to make you tear it down, and you’ll definitely get a fine. If you haven’t completed the work yet, you’ll get a SWO for building something not on the approved plans.

BobMarvin | 9 years and 5 months ago

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Mine is wood and I THINK it’s original because every house in the row has an identical structure (except where it’s been removed in a remodeling).

dianaahilton | 9 years and 5 months ago

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Our mudroom is brick (not wood) and absolutely original. We’ve checked my question is though what KIND of trouble? Meaning, dO you receive a fine or do they make you take it down?

daveinbedstuy | 9 years and 5 months ago

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Most of those back “mudrooms” were not original. If it’s wood, it’as not. Depending upon where you are and your neighbors, anything unpermitted will land you in trouble.

Augustiner | 9 years and 5 months ago

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filings are public and neighbors are watching, especially in landmarked areas. What if you do all this work which is kind of in plain sight – and one person calls 311 on you?