legal rights on lot line windows/ landmarking a building

Hi, Our 4 condo free standing warehouse building, over 100 years old, has windows on both sides, on lot lines. The empty lot next door has just been sold to a developer (after over 40 years being an empty lot…). Do we have any legal rights to keep these windows? What can we do to prevent the developers from blocking our windows (besides trying to talk to the developers and coming to an agreement)? It seems so strange to me that if a building had those windows since it was built, way before any regulations about windows on lot lines, that a new development can legally block those windows. Also, is there any way we can start the process to get this building landmarked if that would mean securing the windows? Or does that have no impact at all? Any advice greatly appreciated. Thanks

ajeb

in Legal 11 years and 2 months ago

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nyc_sport | 11 years and 2 months ago

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We are in the process of a renovation that was precipitated by the need to rearrange our aparmtment due to the loss of lot line windows. Our building was built in 1905, we have been in here for 15 years, and the lot next door has been empty since DOB has kept records. While unfortunate, we always knew those windows were at risk. The “funny” thing is 15 years ago we had narrowed down our search to two lofts that both had lot line windows, but thought that the loft we passed up, on a prime Soho block, had no hope of keeping those windows. They are still there. While it is unpleasant, I also don’t really see how the adjacent property owner should have to forego buildable space simply because our building was “first” to be developed (albeit 107 years ago). As JCA notes, in our zoning district, the adjoining buildings are REQUIRED to mate up along the street wall, so they could not build without taking out some of our windows.

jcarch | 11 years and 2 months ago

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Hi ajeb…there’re too many variables to be able to give you an answer. But depending on the zone, there’s a good chance that they have to either build to the lot line, or leave an 8′ minimum side yard. The venting – particularly for the boiler/laundry, sounds problematic. I haven’t run across this particular situation before, but if those vents were done w/out filing (I don’t see how DOB could have approved a boiler just venting out a side wall…but can imagine a building owner deciding to save the cost of properly venting to the roof), your building could bear the cost of running them legally. If they’re there legally, I’d guess that the developer would have maintain/extend them. Good luck. jcarch ———————— James Cleary Architecture brownstoner.staging.wpengine.com/jamescleary

ajeb | 11 years and 2 months ago

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Thanks everyone, I was fearing this… We just bought the place a couple of months ago and still need to renovate. It’s not just the windows, it’s also the vents from bathrooms, boiler and laundry. jcarch, what would be the minimal amount of space required for sufficient ventilation? I know the windows are not functional, they are small and just give a little light, but they are mainly for ventilation.

jcarch | 11 years and 2 months ago

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First 3 responders above are correct. You have no legal recourse, other than paying the developers what would be a very healthy fee in exchange for them accepting a light and air easement on the property. If the neighboring property is narrow (less than 30′), I don’t see any way your offer would be entertained. If it is large/wide, the developer and architect may have some flexibility in how the position the building and arrange it’s massing without giving up any FAR. In the latter situation, they might be enticed with a payment, or a real or threatened lawsuit (not that you’d win, but it may be easier for them to accommodate you than spend money to get your suit thrown out). But they’re probably going to go ahead with their preferred design, as they’re entitled. ajeb…it’s too late for your situation, but for others out there, if you have, or are considering buying an apartment or house with lot line windows, you really have to think of them as temporary, as even if they’ve been there for 100 years, that’s exactly what they are. jcarch ———————— James Cleary Architecture brownstoner.staging.wpengine.com/jamescleary

pigthree | 11 years and 2 months ago

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I wonder about the zoning. You say you are in a converted warehouse. Did your building get a variance? Maybe some architects could chime in here, but if the empty lot is an M1 or anything other than straight forward residential or mixed use, they would have to get a variance as well? Could you make a persuasive argument for air and light requirements of existing floor plans on your building? At the very best though, your views are gone. Only 3′ setback if anything.

eman134 | 11 years and 2 months ago

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you are basically fu#ked.. lot line windows are a luxury that can disappear at any time

mozeeatupu | 11 years and 2 months ago

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Lot line windows can be closed off by an adjacent building at any time. You might have gotten a discount because of it. Its probably a secondary window that you’ll lose. But if its a primary window, be aware that your apt might not meet light air requirements after that building goes up.

GreenThinker | 11 years and 2 months ago

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There is nothing you can do. Except selling now before any construction starts.