Renovating a 2 family in M1-2 zone

I am thinking about purchasing a 2 family home that is in a M1-M2 zone. There is no c of o–how easy will it be to get a variance to do a major renovation. I would like to increase the building size — there is plenty of FAR available.

misconformist

in Zoning 12 years and 2 months ago

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labarnett | 12 years and 2 months ago

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First – you don’t specifically need a variance to renovate. So- assuming the buidling was erected legally, you can get a permit to do work on a building that is occupied by a non-conforming use.  However, you mention available FAR -which suggests you are interested in doing an enlargement. Is it in an M1-2 or M1-2D zone?  Per the NYC Zoning Resolution, Article 4 chapter 4, residential uses (new or enlargements) are permitted via authorization by City Planning in an M1-2D zone. Additionally, article 5 of the  NYC Zoning Resolution (which applies to existing non-conforming uses) affords provisions for the extension of a residential use in an M1 district (with restrictions of course).  So – the answer is it depends on a number of factors.  
You need to have someone do a zoning analysis for the specific property and you might want to find out if there’s any possibility of getting a variance (based upon hardship) for the additional FAR if all else fails.

jigman | 12 years and 2 months ago

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I think the only way you can make this kind of project work is to not plan on increasing the amount of square footage towards Residential Use and see if you can find a way to add onto the building with an as-of-right use you can live with.

brucef | 12 years and 2 months ago

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Things may have changed, but at least a few years ago, dob would not approve any expansion of a non-conforming use, ie residential in a manufacturing zone.   My guess is you will be refused.

jockdeboeraia | 12 years and 2 months ago

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I would make it a condition of purchase that the current owner obtain a letter of no objection from dob.