NB vs Alt 1 for one-family enlargement

For a one family wood frame being enlarged/extended in three sides (front, rear and one side, so leaving only one side of the exterior walls to remain), can this still be filed as Alt 1? Or must this be file as NB?

Guest User | 8 years and 11 months ago

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eileengray | 8 years and 10 months ago

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This question is a stellar example of the DOB code mess. The fact that a question like this cannot be easily answered or, more to the point, can have various answers depending upon the way the project is presented demonstrates the failure of the DOB to have a rational accessible existing building code. Homeowners, developers and architects deserve better than this labyrinth of codes, exceptions, memoranda, and DOB interpretations (sometimes random and arbitrary).

a2chitect | 8 years and 10 months ago

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BKArch is correct. This might just fall under the Alt-2 category. Especially if you are not making a vertical enlargement (adding a story), you are staying under the 110% rule, and you are not making it a 2 family or more. You do need someone (architect or zoning consultant) to confirm this. Don’t rely on opinions here, including my own. This is something that should be properly vetted.

deb630 | 8 years and 10 months ago

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Without knowing the full scope, it also might be an Alt-2 still despite a large amount of modification in square footage. Alt-1’s typical change use in the C of O. The 110% is associated with “prior code” and may not be applicable if it was previously constructed under 1968 code and you fall under the categories that allow for a new filing under the ’68 code. There are many specifics that should be fleshed out with a licensed architect to determine your filing. New Building means that nothing of the existing will remain. If anything like facade remains, it’s an Alt filing.

JorgeF | 8 years and 10 months ago

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Let me clarify calling them 2 types of Alt 1s may not have been the right choice of words. Its two separate protocols for an alt 1 or 2 separate sets of rules for an alt 1. But none the less the job is filed as an Alt 1 always if you are keeping any portion of an existing building.

cate | 8 years and 10 months ago

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JorgeF, thanks for clarifying. I didn’t realize there were two types of Alt-1 permits.

JorgeF | 8 years and 10 months ago

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It will 100% be an Alt 1 if you keep any of the original structure, but there are 2 types of Alt 1s. There is a regular alt 1 and Alt 1 to meet new building requirements. You may need to follow Alt 1 for new building requirements depending on the extent of enlargement its 110% of floor area. There is absolutely no reason whatsoever to file NB application but it may require Alt 1 to meet NB requirements. Read the DOB administrative code section (28-101.4.5) also read the PW1 user guide. Also someone mentioned a 50% demolition rule I have not seen any such code (I could be wrong) but I can not think of any code to support that.
FYI, I am an architect

return-of-the-what | 8 years and 10 months ago

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We just went through an identical analysis with multiple architects; the answer is almost certainly that you will need to file as a new building. The city dislikes substantial renovation on wood-framed buildings, and is very rigorous when reviewing these kinds of applications as Alt-1. It’s a tough road to hoe.

In any case, the reason to do an Alt-1 rather than an NB has very little to do with demolition costs, and much more to do with having your building reassessed as a new building at a much higher tax assessment. Your taxes are going to significantly rise if you file as a NB. But if you can handle that, then absolutely build from the ground up, and forget the wall. It’s a total waste to try to save it.

return-of-the-what | 8 years and 10 months ago

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We just went through an identical analysis with multiple architects; the answer is almost certainly that you will need to file as a new building. The city dislikes substantial renovation on wood-framed buildings, and is very rigorous when reviewing these kinds of applications as Alt-1. It’s a tough road to hoe.

In any case, the reason to do an Alt-1 rather than an NB has very little to do with demolition costs, and much more to do with having your building reassessed as a new building at a much higher tax assessment. Your taxes are going to significantly rise if you file as a NB. But if you can handle that, then absolutely build from the ground up, and forget the wall. It’s a total waste to try to save it.

cate | 8 years and 10 months ago

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OP, do you mean the project will have to be filed as a New Building because you are enlarging more than 110 percent of the surface floor area?

Guest User | 8 years and 10 months ago

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Thanks for the input. It turns out the project will have to be filed as an Alteration Type 1 required to meet New Building requirements because we are enlarging more than 110% of the surface floor area. Now I’m wondering if there is any point in saving that one wall anymore? The only benefit I can think of is that we don’t have to file for a full demolition application.

jimhillra | 8 years and 11 months ago

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The rule is 50% or more removal of existing structure requires a new building application.

There are also strict limits on how much you can ad to a wood frame house to begin with, so you may not be able to add as much as you are describing without changing the construction class of the building.

carolinet | 8 years and 11 months ago

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It’s difficult to tell based on the limited information you provided. It appears that you are proposing to demolish most of the building, except for one wall and building a new structure. If this is the case, it most likely could be considered a new building (NB). However, just adding onto an existing structure or enlarging an existing structure would be an Alteration Type I. In either case, you should hire a licensed Architect or Engineer and they can consult with you about the proper application process with the city.

CarmenR | 8 years and 11 months ago

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I have no idea but would love to hear more about this project