All Forum Posts by: Kerry G.

Hello @Kerry G.
I’m a licensed Architect and my office is based out of Yonkers actually. Probably 60% of my projects fall in the City. I know the City and permit processes very well. 

I’ve been through the Zoning Board and it’s no easy feat. It’s a long and grueling process that takes time. I would need to better understand things to assess the best route. 

@Kerry G. You should check out the firm below.  Even though they're based in Manhattan, licensing for architecture work in New York is on a statewide basis.  I've worked with this firm many times in the past and can vouch for them.

https://alparchitecture.com/

Hey @Kerry G. - In combination with finding an architect, I would also consider looking for a general contractor at the same.  If you find a good architect, they often know good contractors and vice versa.

Also, do you have a good understanding of the potential cost of adding the square footage? We do a decent amount of additions and basement dig-downs here in Chicago, and sometimes, the cost of the square footage is not worth it. As in it might make more sense to invest that money in a new property where you can generate a higher ROI.

Consider adding some additional "keywords" of neighboring cities and counties to help get more eyes on your post.

@Kerry G. very smart to engage an architect.  Some questions I would ask before engaging them officially.

What are the building code requirements for adding this second unit?

Can you give me some example projects you’ve done where you got Zoning Board approval in this same jurisdiction?

Then take the general information you get from that meeting and ask a general contractor about a general budget. Based upon those conservative costs, what's the ROI on adding that second unit from a cash flow and value standpoint? If it costs you $200k to build it, including soft costs, and it adds $200k to the value and $6000 a year in cash flow considering financing costs (Assuming 80% LTV) at a 15% ROI. That to me would be a no brainer.

If it’s much less than that, I would think hard on what your opportunity costs are.

And then make sure that the architect you do engage is experienced on getting variances approved within that jurisdiction.  Oftentimes there is a Zoning Board Of Appeals that is comprised of volunteers who need to review and then collectively approve the variances you are asking for.  An experienced architect will know what to anticipate.  And also having an architect with expertise in your area means that they should understand the zoning code like the back of their hand.  Sometimes complying with one part of the zoning code by making a slight change will trigger another part of the code.  For instance, sometimes they will have a parking requirement for increasing density.  If you have to add another spot, it might trigger max lot coverage or set back requirements from lot lines.

You may pay more for an experienced architect but it’s worth it

@Kerry G. Is the property located in Westchester County?

Hey @Kerry G., just call the county/city and get the skinny. Someone in zoning should be able to help.

 I agree with calling the city/county and finding out directly from them. 

Hi @Kerry G. I found out in my jurisdiction that medium-term rentals are classified as long-term rentals and therefore have different laws. I only mention this because I noticed your mention of Furnished Finder, which is the only platform I list my MTR, and FF caters to 30+ day stays.

I would recommend calling the zoning department of the town and asking. I have had luck that way.