Is it possible to get a veriance on ZR23- 851

I received an DOB objection because: ZR23- 851 Proposed inner court is contrary in that it shall be no less than 1200 sft and minimum dimension shall be no less than 30 feet.  is there any posibility to get a veriance on this?

strawberry1

in Zoning 12 years and 2 months ago

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zampano | 12 years and 2 months ago

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This can be done. It has been done. You are going to need a lot of money, an odd shaped site and a compelling argument. A compelling arugument might be – “There is no other way to build a building on this lot” and you have to be ready to prove it with alternate schemes. Been there, done that, have the approval – and the site from hell

jcarch | 12 years and 2 months ago

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Well, your architect’s created a unique situation to try to get around the problem, but in the end, it’s a either a courtyard or a side yard.  Either way you’re not going ot meet zoning requirements.  Do you have windows on the side of the house that would face out onto the new wall if it was built?  If you do, you’d have issues increasing the non-compliance for light/air to those rooms. I think you’ll need to figure out a way to do the 8′ side yard for the new work. Is the building a wood frame building, or are the exterior walls masonry (12″ of brick, not brick facing over wood studs)?   jcarch————————               James Cleary Architecture brownstoner.staging.wpengine.com/jamescleary

strawberry1 | 12 years and 2 months ago

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Firstly, thanks for answering my question, let me provide you some more details. we have a difficult situation, where there’s an existing 2 story house, build 23.5 ft. wide, on a 26 ft. wide lot so there’s 2.5 ft. from the lot line till the house. we want to build up another 2 floors as a duplex apt. (we have enough sq. ft. per f.a.r.), however we can either build by lot line, or 8 ft. setback to leave an 8 ft. setback will prove difficult to build, as it would be in middle of the roof, 5 ft. away from walls. and the roof isn’t flat either. so my architecht came up with this plan to erect a wall at the lot line, with conecting columns to support the upper 2 stories. however in order not to exceed lot coverage (current footprint is 1527, and allowd 1560), we can not cover this 2.5 ft. area between house and wall, that’s where the DOB objected by claiming that since it’s open to above, it will be considered as an inner courtyard. hope you can solve this dilema

jcarch | 12 years and 2 months ago

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Short answer: No Long answer: You’d have to first convince the BSA that your suffering a hardship that can only be relieved by granting a variance.  It will take a significant amount of time and money to make this argument, with no assurance that you’d prevail.  That section of the zoning exists both to create legal light/air to windows facing onto the courtyard, and for fire safety reasons, to prevent fire from crossing from one side of courtyards to others.  These are both issues that the city takes seriously, and I don’t think they’d be likely to be sympathetic to what you’re proposing. Can you provide more details?  Why would you need a smaller court?  Is this a new building or a renovation/conversion?   jcarch————————               James Cleary Architecture brownstoner.staging.wpengine.com/jamescleary