"re" building

Is it landmarked?

Your friend should figure out what he can do and what he wants to do first. Check out the zoning regulation, LPC… He can hire an architect to do these for him or he can do these by himself but it is time consuming. He can contact generative.arch@gmail.com for this kind of service.

The landmark commission map is online. http://www.nyc.gov/html/lpc/html/home/home.shtml

Easy to check online whether it's landmarked.

http://www.nyc.gov/html/lpc/html/maps/landmark_maps.shtml

Figure out what he's entitled to build by looking at the FAR for the area - free through Pshark and it's also on the digital tax map at nyc.gov somewhere.

There are other zoning things like allowable footprint.

And don't forget, when you tear down & build up again, your building will be re-assessed for taxes with NO limitation on what it can be.

First move is to find a firm that can handle it. You will need an architect and engineer. The architect should have a relationship with an engineer.

For a project this size they should meet with several different firms.

I would be happy to refer some very good ones

nyc10023: Nope, building is not landmark. In fact, the building has I was told alot of air rights so can be built higher up. Also, would property taxes go up less if my friend didn't "build up" to his allowable maximum air rights but just keeps his building small..(the way it is now but just renovates internally?)

Primer05: any recommendations for good architect, engineer's and respective firms/companies that do this kind of work would be appreciated. In fact, anyone's recommendations would be appreciated.

Karu: what is a LPC?

Swim: LPC = Landmarks Preservation Commission. Property taxes, in general, go up every time you do a major renovation - I imagine that a teardown would certainly count as one. Keeping the square footage the same helps, but remember, the assessment gets "uncapped". Typically, tax increases are capped at X% (rates diff. for diff. C of O). When you do a major reno, the Dept of Finance is not limited to that capped increase. Usually, the current tax bill is smaller than what the tax bill would be had the Dept of Finance not been restricted by the cap.

In Bk, where I've been looking to build, costs of a new build (not including demolition, assuming no existing structure) is at least 300/sqft (all in). So, say, 4000 sqft, you're looking at 1.2m. Not too different from a complete gut.

Built in Studio - Gary or Terence 866-798-1873
Scott Deverre Architecture: 212-977-0257

nyc10023: I think that you are right that building on top of what is aleady there vs complete gut renovation does not change the price by that much. However, does 300/sqft include interior renovations or is this the price for just putting up the building walls/exterior? eg: I guess stairs, and inside sheetrock would be more money?

Right now, the building has:

1) a basement with a reasonably tall height which the store/restaurant uses
2) street level with a small commercial store or restaurant

then "entering" via a COMPLETELY separate entrance (that was occupied by a resident family): you can...

3) go up the staircase, thru a door there is a second floor with kitchen and 2 large rooms
4) going back outside to the staircase and then up a few steps is a bathroom
5) going up staircase a little further is 2 or 3 large rooms

Air rights allow the building to be at least 5 stories.

My friend is happy to build only up to 5 stories because any higher would require an elevator and he thinks that building a building with an elevator would be very expensive.

Any thoughts from anyone about this and about how he should build?

by the way. There are 2 entrances on street level. One entrance is for the commercial restaurant and there is a second entrance (also on the street level) for the stairs leading up to the residential unit for the tenants.

Swim: the economics are simple. Low $300s/sqft price is to build from ground up (no demolition necessary), a rowhouse with medium-luxury finishes in Bk - so "everything". Given that downtown finished price is at least $1000/sqft to buy, even if you're paying 500/sqft to build, you should maximize your built-up area. It's pure profit. In this case, it will be more than 300/sqft, if you're talking elevator + demolition + Manhattan + existing neighbors to deal with.

Elevators are pricey but building from scratch, your friend should absolutely have one. Might want to add a roofdeck as well. Other square-footage that doesn't cut into FAR includes greenhouse + "accessory space" on the roof.

$500 sq ft even wiithout the elevator

nyc10023: I think that you are right. Might as well maximize the air rights and build to maximum. However, what if my friend doesn't want to spend so, so much for elevator?

He is thinking about:

1) continuing to have basement and first floor/street level remain commercial with restaurant/store.
2) make 2nd floor and 3rd floor into his home with maybe an art gallery/crafts store as his own business.
3) make 4th floor and 5th floor into 2 duplex residential units to collect rent. The common staircase would lead into each unit. Each duplex could have a spiral staircase connecting the 4th and 5th floor level internally within each unit.

You have very good ideas. Adding greenhouse is an excellent idea. I guess the roof could be split into 2 green house with one green house for each of the 2 duplex residential units.

By the way, what is FAR?

Primer05: If your estimate of $500 per sq feet is without an elevator...what would you estimate is the cost per sq feet "with" an elevator.

Of course, there would be a spiral staircase going up to greenhouse. Spiral staircases would use up less space than "regular" stairs...right?

Are there any restrictions or regulations about spiral staircases?

Also, do you guys think that 5 floors with just regular stairs will be too, too much for tenants...therefore...making having an elevator essential? Afterall, the building currently has a store with one street entrance and then there is a second street entrance going into the residental portion of the building. This second street entrance "opens" into "regular" staircase going into the residential unit. Why not just continue this building model with staircase? My friend is thinking about continuing with stairs because....He's thinking that installation of an elevator would cost more to maintain in the future? Would this be a fair assumption since he will continue to be owner of this building and he heard that maintaining elevators can be very expensive.

swim, depending on the size of the building your friend may do the following. create 2 duplexes/triplexes. there will be a single common staircase leading to the second floor. put 2 doors in. one for one unit and one for the other. then go up with staircases in each unit up. the good thing about this is that no one will be on top of someone else and each unit will start on the second floor. this will keep both units more marketable. if your friend wants more space and all of the roof, he can build in such a way to give himself the whole top floor or just one staircase leading up to the roof. just an idea.

It makes sense to keep the commercial store/restaurant on street level plus basement. Rent from commercial should be most helpful and maybe more stable?

ab_11218: Thank you so much for answering. However, is your suggestion that.....maybe...my friend could have maybe 2 doors on the 2nd floor for 2 separate units. Each unit would be maybe a triplex?..including 2nd, 3rd and 4th floor? However, what about the 5th floor?

Does anyone know what is the minimum amount of space needed for a common staircase vs a spiral staircase?

I've had the good fortune of working with a remarkable architect who specializes in exactly the same kind of extensive renovation you're speaking of. I don't want to throw his contact information onto this website for everyone to see, but you can email me at LChristopher@azureintegrated.com and I'll put you in touch with him.

Thanks,
Laurie

LChristopher: Thanks for the info. I already gave the e-mail to my friend so that he can e-mail you. However, do you know how this architect charges? Is he/she by the hour? Do they work for a large architect firm?