Two buildings in one lot?

it is definitely a big job but totally possible, comes down to budget.

JorgeF

in Dept. of Buildings (DOB) 8 years and 5 months ago

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Guest User | 8 years and 5 months ago

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[CCF11072016](//muut.com/u/brownstoner/s3/:brownstoner:DCf6:ccf11072016.jpg.jpg) Can another building be built abutting the existing building on the same lot? See survey attached. This is in R5B.

daveinbedstuy | 8 years and 5 months ago

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It’s unclear what you are referring to. If these are existing buildings as would seem to be from the look of the plots, they are most likely grandfathered in. Can you build a new building up against a lot line? No, typically not. There will be setback rules. Unless, usually, if an existing foundation is maintained.

Guest User | 8 years and 5 months ago

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[CCF11072016_0001](//muut.com/u/brownstoner/s3/:brownstoner:3Nd0:ccf11072016_0001.jpg.jpg) This is what I’m referring to. Can the existing garage be demolished for the construction of a new building abutting the existing building so that there will be two 20′ wide buildings on a 40′ wide lot?

shahnandersen

in Dept. of Buildings (DOB) 8 years and 5 months ago

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Most likely. But consult an achitect to be sure.

daveinbedstuy | 8 years and 5 months ago

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I would be surprised if this is possible. Waiting to see what some of our resident architects say.

shahnandersen

in Dept. of Buildings (DOB) 8 years and 5 months ago

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Why not.? The current building is way under the permitted FAR, even for half the lot.. The unbuilt space is equivalent to a 20 by 100 lot. The zoning permits attached buildings built to the lot line. So worst case you might need to split this into two legal zoning lots (here’s where you definitely need an architect’s opinion)

jimhillra | 8 years and 5 months ago

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In general, you can have two adjacent buildings on the same lot as long as other zoning considerations are met. They may be considered separate tax lots if you want, like condos, or they can be part of the same tax lot, and owned jointly like a coop, or even as a single ownership. That has more to do with Dept of Finance rules than it does DOB. You could also subdivide the lots and have two 20′ wide lots as long as the existing building does not exceed the FAR of its new lot. It can actually be relatively straightforward.

However, I can get an idea of which house this is on the block from your survey, and if I’m correct, you’re a semi-detached house in an R5B zoning district. You may be required to have an 8′ side yard. The zoning can get a little tricky, so I won’t get into it here, but it may be possible to get around this. It would take a bit more research to determine exactly what is possible.

Feel free to call.

Jim Hill, RA, LEED AP
Certified Passive House Designer
Urban Pioneering Architecture, DPC
(646) 309-7259

JorgeF | 8 years and 5 months ago

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im an architect, most likely this should be no problem assuming you comply with all other requirements. If you want to discuss it 212 321 0194. R5B requires 18 foot wide lots as a minimum so if you want you can subdivide the property and have 2 lots with 2 abutting buildings. You need to know figure out the FAR. An see what is used.

jimhillra | 8 years and 5 months ago

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Jorge, This is Jim Hill. You and I have spoken on occasion. Currently the house is a semi-detached wood frame. This would involve converting the existing to an attached home, which has different requirements than a semi-detached. It’s also wood frame, so if it becomes attached, that would be creating a situation where the load bearing walls on the new lot line would be combustible. It seems to me this might be creating a new non-compliance as combustible construction is not permissible in a fire district. What do you think?

MDR | 8 years and 5 months ago

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Another building can be built once you divide the property to create two lots. You will lose the door and windows facing the side yard so you need to make sure the existing house will meet code for required exits, light, ventilation, etc. without them.

JorgeF | 8 years and 5 months ago

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Jim cant you just make a new CMU wall or even metal stud but obviouslly CMU would be better

JorgeF | 8 years and 5 months ago

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missrainyday Just file a preconsideration . If you are afraid something wont get approved you can submit a request with DOB to have them review based on a specific issue before you actually file the job. It won’t be a full job review but you can get an answer on specific concerns. The advantage is they do not need a full set of drawings just enough to review the issue. So you can pay an architect a bit less then the whole job would cost to do this first and then drop it if you get bad news. You can also go to homeowners night on Tuesday and speak with a plan examiner. Or have an architect go in and talk to the Assistant chief plan examiner they take walk ins.

JorgeF | 8 years and 5 months ago

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Jim, let me elaborate can’t you temporarily support the existing walls and reframe with metal stud or CMU, then build a 12′ wide house leaving 8 to the other neighbor if the neighbors house is indeed wood. We are assuming the houses are wood frame that needs to be verified. I am doing a house now that is 14′ in the front and only 12′ in the back. And bearing walls can be rebuilt without taking down the whole house. Obviously it costs money but its doable.

jimhillra | 8 years and 5 months ago

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    bool(true)
  }
  ["filter"]=>
  NULL
  ["site_id":"WP_User":private]=>
  int(1)
}

Yes, you can definitely do that, effectively changing the construction class of the existing building. That could lead to other changes in the existing construction in addition to the walls. Yes, it’s not as expensive as rebuilding the existing home from scratch, but it’s still a lot of work. You’re essentially rebuilding the exterior while having to work around the existing framing.