Rebuilding a stoop
I would like to rebuild a stoop that was removed in 1940s. My neighbors on both sides have the exact same house but with the stoops. Landmark (on paper) should be happy since three houses will be symmetrical but of course I am not holding my breath.
Does anyone have experience dealing with Landmarks and DOT? I am told that these stoops touch the sidewalk so sadly DOT needs to get involved.
I’d appreciate any insight.
Thank you

jlrezz
in General Discussion 8 years and 6 months ago
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krobertson
in General Discussion 6 years and 11 months ago
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@newftgreener what is the double tax hike potential?

jones.capitalltd | 6 years and 11 months ago
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@ newftgreener – how did it work out with DOT? I would like to undergo a similar project

jones.capitalltd | 6 years and 11 months ago
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@ newftgreener – how did it work out with DOT? I would like to undergo a similar project

decodeddreams | 8 years and 6 months ago
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If you are willing to pay to reconstruct the stoop to match the original design, NYC Landmarks will be your best friend and guide you through every step of the process. Give them a call.

decodeddreams | 8 years and 6 months ago
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If you are willing to pay to reconstruct the stoop to match the original design, NYC Landmarks will be your best friend and guide you through every step of the process. Give them a call.

resident2 | 8 years and 6 months ago
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How can you separate the plan, when the entrance access & egress will change completely with a stoop?
Yes, I understand the theory of getting going on the interior, while working with Landmarks to approve exterior issues. But an Architect that works with Landmark Brownstones on a regular basis would probably be able to save you so much time and expense all through the whole project.
I am assuming you chose your current architect because he/she was a friend/family member/cheaper?

agdipierro
in General Discussion 8 years and 6 months ago
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Get the tax photos from 1940 an 1980. If they show a stoop like your neighbors’ it should be smooth sailing with Landmarks

jlrezz | 8 years and 6 months ago
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Our architect has limited experience working with Landmark brownstones. He is the one who told us to separate out the stoop work given the lengthy approval process. We had to get going on the rest of the renovation quickly. That’s why they are separate applications. That said, he didnt warn us about the double tax hike potential whatsoever because he doesnt know anything about tax consequences.

resident2 | 8 years and 6 months ago
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I see you have another question regarding tax re-assessments on changing the C of O. Are you doing this work with an architect that works on Landmark Brownstones on a regular basis?

jlrezz | 8 years and 6 months ago
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Thank you @resident2. It makes perfect sense. Do you have any other references who can help?

resident2 | 8 years and 6 months ago
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It will be smoother in the long run to speak to a few masonry contractors that have done work in the area, have much experience with dealing with landmarks and probably have someone on staff or a few architects / expediters that they work with to help with all the paperwork. DOB, Landmarks, DOT etc. But also to get a realistic idea of the cost before you start down this long road. It will be shorter if you start with the right team….
The cheapest contractors for such a major part of your facade is like going with the cheapest plastic surgeon for a nose job….. Don’t forget a good crafts man to build your new front door with all the required landmark moldings, hardware etc… Ironwork railings ….
The last time a did one of theses jobs.. a whole new stoop etc was a few years ago, on Washington Park, the stoop front door etc alone cost over $90,000 + addition facade work. That was with Edson; who are not the same company anymore (sold) but it certainly helped having the best masons.

shahnandersen
in General Discussion 8 years and 6 months ago
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@DIBS Note that a portion of the stoop is being built on property not owned by the homeowner, but rather by the City, so some bureaucracy is reasonable.
@newftgreener Because the stoop is not grandfathered in like your neighbors’ ones, expect to have to pay an annual license fee to DOT for the Revocable Consent.

jlrezz | 8 years and 6 months ago
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Thanks all – let the bureaucracy begin!

EJR | 8 years and 6 months ago
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Now is probably a good time to start the paperwork, since no masonry work can be done until the spring. Wade through the bureaucracy in the winter so you are ready to do when it gets warmer.

daveinbedstuy | 8 years and 6 months ago
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Amazing all that for a stoop, Jimhillra. SMH

jimhillra | 8 years and 6 months ago
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Most likely, the original stoops, and those adjacent to you, projected beyond the property line, so you’ll need the DOT to approve a revocable consent application. They’re not difficult, but they are time consuming. There’s a lot of down time between steps, waiting for the DOT to perform multiple levels of review. Expect at least 6 months. It should be a relatively easy approval if you’re matching the previous or adjacent stoops.
Also as for LPC, if you’re matching the original stoop and/or the adjacent houses, it should be an easy pass. It may need to go to the full commission level review, which will add time and money, but it should still pass easily.