Zoning genius?

I have an existing residential 2 family in an M1-2 Zone (near the Navy Yard) I need to build an enlargement at the Garden level (Basement), but before I waste more years, is there anyone out there who can tell me if this can be done?

PK

in General Discussion 5 years and 9 months ago

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Guest User | 5 years and 8 months ago

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I do not know how justified this is, because it may not be legal. It is worthwhile to begin to resolve the issue with permission, and then begin construction.

hkapstein | 5 years and 8 months ago

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Yes I see your point. An extension is defined as: “An extension is an expansion of the existing floor area occupied by an existing use.” So what are they saying, if you had a factory on the ground floor with residential above you could convert the ground floor to residential. I don’t see a special permit or other exception that applies, but I’m no expert on this. So I can think of two approaches. I think an economic harship application to BSA would be the best option. A harship for lack of space for your family compared to similar properties would seem reasonable. Another loophole may exist. If you built an enlargement for a conforming purpose, such as a workshop, perhaps you couldn then perform an “extension”. However there could be other obstacles to this approach. Let us know what you find out.

PK | 5 years and 8 months ago

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Thanks, Urban Dad! BTW – I thought “extension” meant what it sounds like too. Turns out, an enlargement is what I need – an extension means, for example, making 2 existing stores in to 1 larger store. I think?

hkapstein | 5 years and 9 months ago

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I took a look, and I saw this. So I seems like you can do it, although I’m far from certain. You’d need to find a good architect or engineer to file this for you and find out, but it seems there’s a pretty decent chance of success.

52-45 Non-Conforming Residential Uses in M1 Districts

(2/2/11)

In an M1 District, a #non-conforming residential use# occupying at least 50 percent of the #floor area# of a #building# which was #designed for residential use# and erected prior to December 15, 1961, may be #extended# on the ground floor level provided that no #dwelling unit# or #rooming unit# may be located on or below a #story# occupied by a #commercial# or #manufacturing use#. The total number of #dwelling units# or #rooming units# in the #building# may not be increased by more than one for each 400 square feet of #residential floor area# created by such #extension#.

yudashasom | 5 years and 9 months ago

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If you don’t plan to sell anytime soon, or have crappy neighbors.. just build it

hkapstein | 5 years and 9 months ago

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I can’t confirm this, but if true, I think you’d have a decent chance to get a variance from BSA. You could expect to spend maybe 20k on legal expenses.

primebrooklyn | 5 years and 9 months ago

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I could be wrong but I had someone looking to purchase in m1-2 zone and you can’t enlarge the residential envelope of the building and keep the building residential. you’re technically a pre-existing non-conforming structure and zoning only allows commercial/industrial building.