Convert garage/former stable to usable space?

We want to know how we could legally convert a garage, which is behind our semi attached house to usable space. We could use it for ideally a home office and studio space. We would look to put in a small bathroom (no shower) and no kitchen. It would not be used for sleeping. Is this possible in Brooklyn? It seems like such a waste of unused space, and the roof of the garage is on the verge of collapsing and needs to be redone at some point. It is about 350-425 sq feet of extra space….Any advice would be appreciated.

anonCH

in General Discussion 8 years and 7 months ago

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JorgeF | 8 years and 7 months ago

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To expand on my earlier response and to agree with BKarchitect, I do not believe zoning will allow anything other than garage or shed. Of course we don’t have all the property details to make that call, but most likely this would not get approved by DOB.

dorkofwindsor | 8 years and 7 months ago

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yeah, ive seen these as “art studios” – id spruce it up as you see fit, major convenience obstacles are toilet (waste pipe) and heat & a/c. As far as recording studio, it is riskier since that “spruce up” requires much more budget (triple thick drywall, heavy doors and/or cinder block, decoupling, treatment, ventilation yada) and that much $$ is risky if a real a-hole neighbor moves in and wants to be a jerk. But i personally wouldnt let it stop you, do what you want, its still a garage as far as the dob goes, if you sell just give option to buyer to have space as you developed or a really sweet fancy garage. I would not get architect involved and would just DIY or hire subs.

daveinbedstuy | 8 years and 7 months ago

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Well not whatever they want. But they can drywall it and further spruce it up. Supplying water and a waste pipe will require permits and may trigger additional zoning issues and code issues that only an architect can advise you about. But, do ot attempt to change it from a “garage” to any other type of designated space. I suspect the value of your property would decrease not to mentionopening up a slew of other zoning issues.

dortiz200 | 8 years and 7 months ago

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I say do what ever you want, I’m sick of the City dictating on what you can & cannot do with your own property that you work hard for….

bkarchitect | 8 years and 7 months ago

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If it’s within 30′ of your rear lot line, most likely the answer is no. You’re in zoning territory here where a garage usually does not contribute to lot coverage and is a permissible rear yard obstruction. Home office, or really anything other than a shed or garage, is not. So check your lot coverage and your rear yard requirements in the zoning resolution. If you are in Community Boards 1, 2, 6 or 8, Article I, Chapter 5 might allow you to do this though.

resident2 | 8 years and 7 months ago

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Then Sound proof it and use it as such for your own use, but not as a separate rental unit.
So long as you are not infringing on your neighbors in some way, (noise, traffic etc.) I am sure you will be better off not filing for a change in use. Just use it for what you want for your own use; Music studio, art studio, gym, home office. I am sure you will not be the only one in your area.

workisfun | 8 years and 7 months ago

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ahh…resale value – yes. regarding the curb cut, my garage and others in the area are accessed from an alley in the back, so no curb cut needed. i have electric and water already. i always thought it could make a great recording studio.

resident2 | 8 years and 7 months ago

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I was meaning the resale value when I mentioned the most valuable use, not rental. It is extremely difficult to get a curb cut to restore it back to Garage in the future, once it has been given up, for example and other political issues with garages. (Hence the increased value to them.)
Most Garage rentals are used for storage &/or studio space. (Legal or not)
It is relatively easy to file for; although expensive to run from main house, an electric & cold water line to a garage for use in and around the garage.

workisfun | 8 years and 7 months ago

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as resident2 implied, renting out the parking space could be worth the money If you want a bathroom, you’ll need to be able to pipe a waste line, which could be a major cost, legal or not. My garage in CH has an existing drain that already ties in. I think some of my neighbor’s have installed bathrooms.

resident2 | 8 years and 7 months ago

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The key is to not talk about office space or studio space that could be “confused” as a commercial use space.
It is recreational space only. A gym, a home office etc. But remember it is “recreational space”.
Find an old school local architect, not a modern “new code” architect that will make mountains out of mole hills.
But think about loosing the “Garage” use before you go ahead and file it away. Depending on where you are that legal Garage space might be it’s most valuable use.

JorgeF | 8 years and 7 months ago

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I believe it can only be used as a storage shed or garage otherwise you are out of luck. If any other professional here has a different opinion I would be curious to hear.