Building a one story extension on top of a brownstone

Hello everyone,

Let me first say that I would appreciate anyone’s help here.

I own a small brownstone (20X60 lot) that consists of 4 stories: Garden( 20X60) and three other stories on top of the garden including the parlor ( 20X45 each). The existing building is constructed with load bearing brick masonry walls at the parameters and framed with wood joists and plywood sheeting. The existing load bearing walls are 12” brick masonry load bearing walls, supporting existing 3 stories of wood framed residential floors. The exterior walls are located adjacent to the property lines. The property is free standing ( meaning there is no other building connected to it from any sides)

There is 700 sqft FAR left and I would like to build an extention on top of the top unit to turnt into a duplex. I am considering two scenarios:
1- Building a 500sqft room with a 150sqft loft which effectively would mean building a 500sqft room with double hight ceiling.
2-Building a 600sqft room with regular hight ceiling.

I am looking for suitable/practical/creative contractors who have e xperience with these types of jobs ( specially the structure part).

I would very much appreciate any advise/suggestions/ contacts or fair warnings.

I understand that there are lots of under details that need to be considered and I have talked to expeditors so yes it is possible from DOB’s end.

Best,

kshenriques

in General Discussion 9 years and 9 months ago

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jimbodowntown | 9 years and 9 months ago

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A 5th story will trigger elevator requirements. You may want to just build a penthouse so (occupies only 1/3 of roof) so you don’t need to build an elevator.

resident2 | 9 years and 9 months ago

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A contractor cannot help you until you have a set of plans to show hoe it needs to be built.
But also do not forget to factor in how much your Real Estate tax assessment will be increased based on your new build and capital improvement….. it will kick in 18-24 months after completion and cannot be challenged.

theoperadiva | 9 years and 9 months ago

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You might take a look at Ben Herzog Architecture’s blog: he’s doing a very similar job and is sharing very detailed information about the entire process (including lots of images). Might be useful for garnering information: http://herzogarch.com/renovation-blog/

JorgeF | 9 years and 9 months ago

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You should talk to an Architect, if you currently have a 4 story building and you want to make it a 5 story building that will require an elevator to be installed in the building to access every floor. This will totally change the scope of work. Also you need to do a comprehensive zoning analysis, knowing your FAR is just 1 of many variables in establishing a building envelope. Just because you have available FAR does not necessarily mean you can build a new floor. You may have height restrictions, set backs, sky exposure plane. Not to mention building construction classification. If the building doesn’t have fire sprinklers you will need to add sprinklers. If the building is not 2 hr fire rated you will need to make the entire building 2 hr fire rated. Contractors and expediters do not know these types of things call an architect.

kshenriques | 9 years and 9 months ago

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@cate: Any suggestions for structural engineer? I have been working with one. The real bottleneck is finding the contractor. Any suggestions for contractors?

cate | 9 years and 9 months ago

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You will need an architect and/or engineer for this job and it must be filed with the proper permits.

kshenriques | 9 years and 9 months ago

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  ["roles"]=>
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  }
  ["allcaps"]=>
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To be very clear: I have checked/ hired professional to check for all the permits/DOB’s/City’s issues. Again, from zoning,landmark,height, and other aspects there are no concerns.

slopefarm | 9 years and 9 months ago

string(1) "1"
object(WP_User)#5063 (8) {
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    ["user_nicename"]=>
    string(9) "slopefarm"
    ["user_email"]=>
    string(18) "jrubin@law.nyc.gov"
    ["user_url"]=>
    string(24) "/forums/users/slopefarm/"
    ["user_registered"]=>
    string(19) "2017-08-10 14:11:42"
    ["user_activation_key"]=>
    string(0) ""
    ["user_status"]=>
    string(1) "0"
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Depending on your zoning, you may have a problem with height restrictions even if you have plenty of FAR.

deanbh | 9 years and 9 months ago

string(1) "1"
object(WP_User)#5065 (8) {
  ["data"]=>
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    ["user_nicename"]=>
    string(6) "deanbh"
    ["user_email"]=>
    string(17) "ml5@cognation.net"
    ["user_url"]=>
    string(26) "http:///www.collins.net.pr"
    ["user_registered"]=>
    string(19) "2010-07-04 01:21:41"
    ["user_activation_key"]=>
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looking forward to seeing the answers for this one.

Are you in a Landmark area I guess is going to be the first question, I know someone in the old forums posted the same question and had some answers though I don’t have it bookmarked.