Converting a church to residential

I am looking at a building for investment that is currently designated M1 (Church, Synagogue or Chapel) with an idea of converting it (no pun intended) to a multi-family (5 units, maybe more), possibly with a commercial space on the first floor. There is a C of O, although the current use doesn’t conform to it (most of the building is supposed to be used as church meeting rooms, kitchen, etc.). I would probably be doing a substantial renovation and would want a new C of O anyway. The building is zoned residential R7-2 with (apparently) a commercial C1-4 overlay. It is landmarked. What questions should I be asking about the feasibility of this kind of conversion? Will the LPC or DOB balk at the change in use? Thanks as always….

housepoor

in Conversion 13 years and 4 months ago

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bostudio | 13 years and 4 months ago

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Housepoor, this is a dream project!  I do not have much to add to my collegues’ comments, but I do have plenty of experience converting historical buildings.  Please feel free to schedule a walk-through so I can give you some ideas. Ula Bochinska, www.bostudio.us

architect66 | 13 years and 4 months ago

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Housepoor, from your description, I am familiar with the site, have seen the public records, and can comment on these and other issues.  At that site, your main problems will be handicapped accessibility (as pointed out above,) and a non-complying rear yard – (too shallow.)  Since you are considering a ground floor commercial use, your handicapped issue may be mitigated somewhat.  Also, because there are already apartments in the building, presumably with legal light and air, you may be able make your case for conversion with the Department of Buildings.   If you are not planning on a vertical extension or alteration of the building exterior, the LPC will probably not be much of a factor – they most likely will be able to issue a staff level approval.  However, if you do want to extend the building in any way, it will be extremely difficult to thread the needle, given the width of the street and the fact that the building to the north is small and setback.  Almost anything you put on the roof will be visible and will probably have to be presented to the community.  Of course, if we are thinking of different sites, then disregard the above.  However, if you are interested in developing the property, I think that your approach – to convert to 5 apartments with ground floor commercial – is feasible, and you should feel free to contact me directly at architectsuper66 at gmail. Since I enjoy making the occasional snarky comment on Brownstoner, and don’t usually promote my business here, the pen name will have to remain for now.

AnArchitect | 13 years and 4 months ago

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The entitlement process for the project has 3 components that could be conducted concurrently: a zoning feasibility study, as stated above b) Due diligence on any covenants/easements the Church may have become party to c) Clearing any violations that may be open at the building.  On item b…Every once in a while a Church or other house of worship within a Landmark district will have reached a covenant or given an easement with entities like the National Historic Trust for Preservation, or the Trust for Architectural Easements as a financial arrangement benefitting the institution, typically a type of tax break incentive.  This would impair potential changes to the building and make you vulnerable to future litigation. 

From a DoB point of view, any use permitted within the Residential District with Commercial overlay will be approved.  From an LPC point of view you’ll likely need to work closely with the Community Board first.  Their voice will play an important role when you present to the preservationists and, depending on your scope, to the commissioners at LPC.

We are skilled architects and engineers and would be thrilled to disccuss this project with you:

**Agencie Group**
145 Hudson St, NY
tel: 212 203-0291 / web: **www.agenciegroup.com**

dazednconfused2 | 13 years and 4 months ago

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So much for optimism, limestone_cowboy.  My first reaction was: “how cool is that for a project?”  It could be a lot of fun working within the shell of an existing church.    
Given that it’s in a residential district with a commercial overlay, you’d have no problem changing it to a multi-family with commercial space on the ground floor.  As for accessibility, as long as the ground floor is accessible, and there are no elevators, the upper floors do not need to be ADA compliant.

We’ve done a lot of work with LPC, and for the most part, they’re relatively easy to work with, and they won’t have any say as to a structure’s actual use, just its appearance.  If you’re not planning to do much work to the exterior, then landmarks is a piece of cake, and zoning is simple as well.

I’d be very happy to speak with you directly about the project.  I’m on vacation all next week, so please call today (or tomorrow even) if you’d like to discuss it.

Jim Hill, RA, LEED AP
Urban Pioneering Architecture
(646) 309-7259

northofditmas | 13 years and 4 months ago

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Anything can be done as long as you have time and money.  First go to an expediter so they can make you cry telling you how many things you cant do.  After that if you still want to do it see an architect with LPC experience.  If their cost extimate doesn’t make you run and cower then you may have the right stuff to take this on.  Once the money flows all your worries will be minor details.  Multi family, eh?  Enjoy making it ADA compliant.

jockdeboeraia | 13 years and 4 months ago

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You should hire a zoning consulant or architect to do a feasibility study. I would not worry too much about what is there only that you can do what you are hoping for.