Building a guest house in the backyard of a Park Slope brownstone

Depends how handy you are. For a studio, I would only need a sink, which could hide in the waiting behind the wall. And the electrical demands are basic. Especially if you can just run LEDS from one feed.

workisfun

in General Discussion 7 years and 11 months ago

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grjtydqxuv | 8 years ago

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Hi,
I’m wondering if DOB would likely approve plans to build a 16×20 structure in the backyard of my extra-deep townhouse lot? I have available FAR to build, but instead of building an extension up or back on the main structure, I’d rather build a seperate building. It would have a full basement, hvac, plumbing and electric so that it could serve as an office or guest house. Has anyone done this before? Are there limits about how far from my neighbors property I have to be? Any advice welcome.
Thanks,
Jessica

agenciegroup | 8 years ago

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There are a few interesting permitted obstructions in Rear Yards, that, if articulated correctly could accomplish what you’re setting out to do. Happy to discuss further: hola@agenciegroup.com

mozeeatupu | 8 years ago

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I don’t think you’re allowed two structures on one lot

slopefarm | 8 years ago

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I think moze is right. Old out buildings are probably grandfathered, but I don’t think you can legally build a new one that would allow for any kind of occupancy. I am not an architect and I don’t know for sure. But if it were allowed, I think there would be hundreds of these being built given the market over the last 15 years.

jimhillra | 8 years ago

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You are definitely allowed two buildings on one lot, if that lot is big enough. The space between buildings is in most cases required to be 60′. Agenciegroup refers to permitted obstructions, which may allow for some creative interpretation of the zoning.

grjtydqxuv | 8 years ago

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the lot is 135′ deep with the main structure being 40 ft deep. so, there would be at least 60′ between the 2 buildings.

robyim1 | 8 years ago

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They allow you to build sheds to code and there’s some pretty nice sheds that are insulated have hvac and electric. I don’t know about basements or plumbing. That sounds like a lot of digging to connect the plumbing to the main house. And a lot of digging again and concrete to produce that foundation. Sounds like you have the space though.

jimhillra | 8 years ago

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Jessica – Very interesting! In that case, you could probably have that second building, and it would not need to meet the requirements of a permitted rear yard obstruction. Please call if you’d like to discuss the specifics. It’s pretty easy to do a basic zoning analysis over the phone, or at least to discuss what it would take to do an accurate one. I’ll be available most of tomorrow, but in the field all day Friday, and away next week.

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

CarmenR | 8 years ago

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This is going to be a pain in the neck for you

Signed- person who tried to renovate their legal shed and eventually gave up because the dob made it so painful

agenciegroup | 8 years ago

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The only things to be mindful of, if the structure is within the permitted rear yard, are things pertaining to outer court requirements, which again can be addressed in how the articulation at the proposed addition is handled. Again, happy to chat live: 212 203-0265

grjtydqxuv | 8 years ago

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Thanks everyone for the insight. It sounds like it’s likely doable but maybe too big of a project to create what we are envisioning. We are intending to do a gut reno on the main building, so laying new plumbing lines and foundation isn’t quite as daunting since we’ll already be in the process of having some of those services done already. But, I’m struggling to decide if financially it makes sense in the long run. We might never get our money back from the work we put in to building the guest house. It would certainly be a unique quality that we have, but maybe others wouldn’t find it worth the higher resale value of the house.

CarmenR | 8 years ago

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Jessica I think this is valuable if you have street access for the building, otherwise it would only be for your own use.

webby1000 | 8 years ago

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I”m pretty sure the DOB made this arrangement illegal. There are a few of these kinds of structures grandfathered in, but no new ones allowed. Think of it this way: If there is a fire in the structure, how does the Fire Department get to it?

bkarchitect | 7 years and 11 months ago

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Not even remotely doable from a zoning perspective in any instance, UNLESS your house is within 100′ of a corner and you don’t have a rear yard zoning requirement. It still might not be allowed, but even if it was you would need a way to exit to the street without going through the house proper.

slopefarm | 7 years and 11 months ago

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Interesting points. My impression is that, where I am aware of a rear dwelling structure, there is always a side alley or driveway for direct access. To add to webby’s point, not only how does FDNY get in, but how do the guests get out (DOB/FDNY can’t assume you will leave your back door unlocked)? I can’t see this passing muster today, and really hard to see without an alley.

dante2005 | 7 years and 11 months ago

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Webby1000 is 100% right.

chemosphere | 7 years and 11 months ago

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Devil’s advocate here. If there is FAR, what about connecting the “guest house” to the main house with a long narrow enclosed hallway? and keeping the guest house 30 feet from the rear of the lot? So you have really a glorified extension, rather than a separate house. Egress would be into the yard or through the hallway and main house, just like an apt in a 2 family.

CarmenR | 7 years and 11 months ago

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chemosphere extensions have to be lot-line to lot-line or some weird amount from the lot line these days (like 10 feet or something.) I know this because a neighbor who has an alley built an extension on their house and they could not maintain the alley unless the extension wasn’t actually the same footprint as the house. They either needed to build the extension all the way to the lot line, eliminating the alley, or they needed to make the footprint of the extension smaller than the footprint of the house. They went with the latter.

So I guess in this scenario they could make a hallway but it would probably be cutting through the middle of the backyard. I also don’t think the DOB would approve the plans (they would likely assume that the hallway would be removed eventually and the back extension would be used as a full stand-alone building)

murph | 7 years and 11 months ago

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Ah, the problems of having too much money.

If you wanted an ancillary unit why didn’t you just buy a property with one. There are plenty to the south of you. They were originally stables or garages but used as residences over the years. Now you can regret not looking down the road.

No ROI on this expense if the City or a future buyer’s bank demands its removal.