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Don’t Skip the Design

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Don’t Skip the Design

Why a Complete Set Saves Time, Money, and Frustration

The urge to break ground, get started, and see your dream project become reality is understandable. However, when it comes to construction, rushing into bidding and building before a holistic and properly documented design is complete can backfire. Time saved on the front end is typically paid back with interest on the back end. 

While it might seem technically feasible to begin with a “light-set” of plans, this shortcut often ends up costing more time, money, and, ultimately, satisfaction in the long run. Here’s why:

Change Orders: The Costly Ripple Effect

When a contractor bids on a project, they do so based on a specific set of construction documents. These documents outline everything from materials to finishes and construction methods.  If elements are left undefined, and a client later makes changes – even seemingly minor ones, like switching from a deck-mounted to a wall-mounted faucet – it can trigger a change order. Change orders mean your contractor will charge you additional fees to cover work not accounted for in their original bid. These added costs, while frustrating, are a direct result of an incomplete design.

Construction Conflicts: Unforeseen Obstacles and Frustrating Compromises

Quality design and construction often announces itself through thoughtful alignments and relationships between spaces and materials. Datum lines are consistent, materials properly express themselves and transitions are flush. So the greatest risk of starting construction prematurely is encountering construction conflicts, or “misses.” These occur when elements of the design don’t work together as intended, or when unforeseen conditions arise. For example, an electrical outlet might be placed incorrectly, or a desired light fixture might not fit due to structural constraints

These construction conflicts, or “misses,” are common when plans lack detail. While some are unavoidable, starting with an incomplete design exponentially increases the chances of encountering them. Each “miss” requires on-site solutions, often leading to compromises in functionality, aesthetics, or both.

Time is Money, and Quality Matters

Incomplete plans not only translate to higher costs but also to delays. Resolving conflicts during construction takes time, pushing back your completion date and incurring additional expenses. Furthermore, the rushed solutions necessitated by “misses” can compromise the quality and overall feel of your project. Soffits, strange corners, miss-aligned lights, strange strips of tile, drawers that hit molding are all examples of the type of things that can drag the quality of project down.

Investing in Upfront Design Saves in the Long Run

Taking the time to finalize and document your design thoroughly before bidding and construction might seem like a delay, but it’s an investment that saves you significant trouble down the road. You’ll enjoy:

  • Clear and Accurate Bidding: Contractors can provide accurate estimates based on complete information, minimizing the risk of change orders.
  • Fewer Construction Conflicts: A detailed design anticipates potential issues, leading to fewer on-site surprises and more efficient construction.
  • Timely Completion: By avoiding delays caused by unforeseen problems, you get to enjoy your finished project sooner.
  • Superior Quality: A well-planned design allows for thoughtful material selection and precise execution, resulting in a project that truly meets your vision.

At our firm, we believe in the power of thorough planning. We prioritize creating wholistic and comprehensively documented designs that not only capture your vision but also anticipate potential challenges. This commitment to upfront design ensures your project is completed on time, within budget, and to the highest quality standards. Remember, skipping the design step might seem like a shortcut, but it often leads to a longer, more expensive, and ultimately less satisfying journey. Let’s work together to build your dream project the right way, from the ground up.

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Understanding Color In Interior Design

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Color In Design

Understanding the complexities of color and material pallets

In the dynamic world of architecture and interior design, the use of color is much more than just a matter of aesthetics; it’s an intricate balance of perception, light, and context. Developing color palettes for projects that embody a holistic vision without feeling constrained or dogmatic is nuanced and complicated. Here we delve into the complexities of color in architectural and interior design, exploring how different factors like texture, light, and individual perception play crucial roles.

The Role of Lighting

Lighting, both natural and artificial, is likely the most important player in color perception. Natural light is renowned for its ability to render colors accurately. However, it’s important to remember that the color temperature of natural light changes throughout the day – warm in the morning, cooler during midday, and warm again in the evening. This shifting quality can dramatically alter the appearance of colors in a space throughout the day. 

Artificial lighting, on the other hand, can render colors differently. The quality of color rendering varies significantly among different artificial light sources. We’ve discussed this in detail in our article on Color Rendering Index (CRI) and its importance. It’s crucial to understand how different lighting conditions will interact with your chosen color palette and not only plan for noon on a sunny day, but also understand how a pallet will appear in these different environments.

Adding to the intricacies of lighting’s impact on color, the orientation of surfaces plays a pivotal role in how light interacts with materials. How light falls on a surface can dramatically alter the perception of color, depending on whether the application is horizontal or vertical. Horizontal surfaces often receive light more directly, intensifying the brightness and hue of the color, while vertical surfaces tend to receive light at an angle, subtly altering the perceived color.

The Interplay of Texture and Color

One of the most important aspects to consider is how texture influences the appearance of color. For instance, a matte tile and a glossy tile might be glazed with the exact same hue, yet they will appear distinctly different. This variation is due to the way light interacts with different surfaces; a glossy surface reflects more light, often making the color appear more vibrant or lighter, while a matte surface absorbs light, giving the color a deeper or more subdued look. Understanding how materials of different textures and reflectivity will interact will affect how we approach pairing materials.

Contextual Impact on Color

Nothing is perceived in a vacuum and materials can not be selected or understood in isolation – the pallet needs to be considered holistically. Contrast and the influence of neighboring materials is vital to understanding how the material will be perceived. As something might appear gray next to something white, it might appear more brown next to something blue.  A material’s color can be perceived differently based on what it is adjacent to. 

This phenomenon is why working with actual samples is vital. Renderings or online catalogs cannot accurately reproduce what a material will look like in person. Moreover, observing these materials on-site is crucial to understanding how the palette will react to the specific lighting conditions of the project.

The X Factor… You!

The subjective nature of color perception also plays a crucial role. An interesting fact to note is that, on average, women can perceive a broader range of colors than men. Remember the viral debate about whether a dress was blue or gold? Such phenomena highlight how individual differences in rods and cones in our eyes lead to varied color perception, influencing personal preferences in color combinations.

Creating a color palette in interior design is an art form that blends science and perception. It requires a deep understanding of how colors interact with textures, light, and their surroundings, as well as how they are perceived by the human eye. By considering these factors, designers can create spaces that are not only visually appealing but also resonate on a personal level with their inhabitants.

Stay tuned for more insights and remember, the world of color is as complex as it is beautiful.  As always we advise that you embrace the journey!

Cost Per Square Foot of Apartment Renovations

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Cost Per Square Foot… Why this costs so much…

Understanding the True Costs of Luxury Apartment Renovations

When renovating luxury apartments in New York City, understanding the cost factors is crucial for making informed decisions. At k—da, we specialize in transforming spaces with an emphasis on quality and thoughtful design, but this does come with a cost and we find it is helpful to approach these projects with realistic expectations.

The Foundation: Size, Scope, and “Good Bones”

The most essential factors impacting renovation costs are the size and scope of the project. A larger space naturally incurs higher costs due to the increased amount of materials and labor required.  Though there are economies of scale, some basic administrative and mobilization costs can be spread out over a larger area, resulting in a lower cost per square foot ($/SF).

That said, the most important aspect of a quality job is setting a quality foundation (figuratively and literally speaking).  Good bones, quality insulation, properly spaced studs, and high-quality material and craftsmanship are all important in giving a project both a solid feel and a longer lifespan.

Plumbing, Electrical, and Mechanical Systems

Significant alterations to the apartment’s core systems — plumbing, electrical/lighting, and mechanical — can substantially increase the renovation costs. These changes often require specialized labor and high-quality materials to ensure longevity and compliance with building codes and when working inside a single unit can be complicated to reroute. Running new ducts for heating and cooling, new conduits, and new plumbing lines can increase the complexity of the job and the number of skilled tradesmen required.

The Illusion of Savings: When to Start Afresh

A common misconception is that preserving existing structures like walls or doors can significantly cut costs. However, our experience shows that working with a clean slate is often more cost-effective. Trying to retrofit or modify existing elements can lead to increased labor and complexity, outweighing the perceived savings while simultaneously decreasing the quality of the overall project.

The Impact of Finishes, Fixtures, and Millwork

The choice of finishes, fixtures, and millwork such as custom kitchens and built-in bookcases, can influence the overall cost; sometimes dramatically, but often less than people might think. To guild the entire apartment in gold – of course would be an expensive gesture, but in the scheme of things in typical luxury apartments, there is seldom a single material that will drive cost, but rather a death by a thousand cuts as individual fixtures and material choices add up.  However high-quality materials and craftsmanship add to the aesthetic appeal and the durability and value of the renovation. What we work to avoid is being in a position where the only way to meet the budget is to value engineer the finishes. These are the parts of the project you see and touch and so have a long-term value that should not be overlooked.

Cost Guidelines and Long-Term ROI

At k—da, we pride ourselves on delivering high-quality work. For apartment renovations in NYC, the entry-level price is around $400 per square foot, but this can escalate depending on the aforementioned factors. A higher-end gut renovation should expect to spend closer to $600-$800/SF. Whatever your budget, investing in well-reasoned, thoughtful design and high-quality craftsmanship yields a significant long-term return on investment.

While the costs of luxury apartment renovations can vary greatly, understanding these key factors helps in making informed decisions. Our commitment is to provide exceptional designs that blend aesthetic appeal with functional elegance, ensuring that you maximize the value of your investment.

Why Each Townhouse is Unique

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137 West 13th Street Townhouse High End Contemporary Residential Development by k—da

Every Townhouse is Special

The Uniqueness of NYC Townhouse Renovations and Developments

When strolling through the streets of New York City, one can be captivated by the rows of uniform townhouses. We often get inquiries about how much it would be to renovate, how difficult it would be to put an addition, or if they can add an elevator to such and such a townhouse. The frustrating answer is – we do not know.  We are townhouse experts, and with this expertise comes the intimate understanding that despite looking similar from the outside – each of the properties is unique. 

These iconic structures, often roughly 20 feet wide, paint a consistent picture of urban residential architecture. However, when it comes to major renovations and rebuilds of these structures, it comes with unique challenges and opportunities.

1. The Facade of Uniformity

Firstly, while these townhouses might share similar exterior aesthetics, the internal structure and conditions can widely vary. Factors like:

  • Structural Systems: Not every townhouse was built at the same time or with the same technology.  The age and quality of this structural system vary widely – and can impact what is easy and what is costly to do.  
  • State of Repair: Age, lack of maintenance, or differing standards from the time of construction can lead to different states of repair. This can range from mere cosmetic touch-ups to significant structural overhauls. Sometimes we discover evidence of 100-year-old fires that have compromised the structural systems.
  • Foundation Conditions: NYC’s geology is varied. The type of soil, bedrock depth, and groundwater conditions can differ dramatically from one property to the next. With this comes with different foundational systems that can fundamentally affect what is possible or cost-effective.
  • Neighboring Condition: Adjoining structures can pose challenges, from shared walls to differential settlement, influencing the redevelopment or renovation approach. This can profoundly affect the ability to excavate to create additional space. 

2. Navigating the Regulatory Maze

Beyond the physical constraints, the matrix of NYC’s zoning and historic district limitations introduces another layer of complexity. The

  • Zoning Restrictions: NYC’s zoning codes can be notoriously intricate. They dictate what can and cannot be done, influencing design decisions regarding height, setback, usage, etc.  Floor area ratios will restrict the amount of space that can be added. Energy, fire, and accessibility codes  
  • Historic District Limitations: Many townhouses sit within NYC’s historic districts. This means any changes, even minor ones, often need to go through rigorous approvals to ensure that the historical essence of the neighborhood remains intact.

3. YOU!

Perhaps the most intriguing factor is not the bricks, mortar, or regulations, but YOU – the client. Every client brings:

  • Unique Requirements: Whether it be an end user looking to create a new home for their family or a developer looking to create a valuable asset – every client brings a unique set of programmatic requirements, needs, and wants to the project. 
  • Budget Constraints: Financial considerations are one of the biggest constraints on a project. It seldom matters how much money you have; the reality of cost, value, complexity, and the return on investment makes this one of the guiding principles of every project. 
  • Styles: A contemporary minimalist might live next door to a lover of Victorian luxury. Every design we do is wholly bespoke, and the proper detailing and execution of this design results in new challenges for every project. 

When these myriad factors combine, each townhouse project becomes akin to a snowflake – delicate, intricate, and wholly unique. In the world of NYC townhouse developments, uniformity is merely a facade. Behind each door lies a universe of challenges and opportunities, waiting to be transformed into homes that stand as testimonials to the city’s ever-evolving architectural tapestry.

ALT 1 Vs ALT 2 Filings

What Are Alt 1 and Alt 2 Filings?

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ALT 1 Vs ALT 2 Filings

What are Alt 1 and Alt 2 Filings?

Understanding Alt 1 and Alt 2 Filings in NYC

Navigating the maze of New York City’s building codes and permit processes can be a challenging endeavor. One area that often generates confusion is the distinction between “Alt 1” and “Alt 2” filings. Let’s break it down for clarity.

When undergoing renovation or construction projects in NYC, property owners must obtain the appropriate permits from the Department of Buildings (DOB). Depending on the nature and scope of the project, you might need to file an Alt 1 or Alt 2 application.

For starters – what is an ALT?  “Alt” is simply short for Alteration.  This type of application distinguishes the filing from a NB or New Building filing – which is evaluated differently than an Alteration application. Most basically, the “1” or “2” indicate severity and scope – with ALT 1s being more substantial, and ALT 2s being more minor – though in practice, it is a little more complicated.  Below we outline the major differences between Alt 1 and Alt 2 applications.

Alt 1 Filings

  • Purpose: Alt 1, or “Alteration Type 1,” filings are made when there’s a change to the use, egress, or occupancy of a building.
  • Examples:
    • Converting a commercial space into a residential unit.
    • Adding a new floor to an existing structure.
    • Creating a new apartment within a residential building.

Alt 2 Filings

  • Purpose: Alt 2, or “Alteration Type 2,” filings cover projects that don’t change the use, egress, or occupancy of the building but involve substantial renovations.
  • Examples:
    • Upgrading electrical or plumbing systems without changing the room layout.
    • Renovating an office space or apartment interior without modifying its basic functions.
    • Replacing fixtures or finishes in a space.

Key Differences:

  • Scope: While both filings are related to alterations, Alt 1 typically involves more structural or significant changes impacting the building’s basic functions. Alt 2 deals more with non-structural modifications.
  • Review Process: Given the complexity of Alt 1 projects, they generally undergo a more rigorous review process compared to Alt 2 projects. This might result in longer processing times for Alt 1 applications.
  • Required Documentation: Alt 1 filings often require more extensive documentation, including detailed architectural and engineering plans. Conversely, Alt 2 might only necessitate basic floor plans or descriptions of the work.

Before starting any renovation or construction project in NYC, it’s vital to understand which filing type aligns with your project’s goals. Mistakenly submitting the wrong application can lead to delays and increased costs. When in doubt, consulting with an architect or expeditor familiar with NYC building codes is a smart move.

Fresh Air in Luxury New York City Townhomes

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Fresh Air in Luxury Townhouse Design

Understanding the mechanics behind fresh air and how it can affect design.

When it comes to contemporary luxury New York City townhouse design, it’s essential to consider not only the aesthetics of the home but also the indoor air quality. In recent years, there has been a growing awareness of the importance of fresh air, ventilation, and heat recovery units in homes, especially in urban areas like New York City. Here, we will explore the importance of these factors and how they can be integrated into the design of a luxury townhouse.

Not so long ago fresh air was not typically a consideration in luxury residential design. It was thought that if an end user wanted fresh air – they could simply open a window. Even more astonishing, it was simply through the cracks in teh construction, usually around the doors and windows that fresh air would creep into the building.  

For obvious reasons, this is less than ideal. Most notably, during cold or hot days when your mechanical systems are working hard to keep you comfortable, it is not effective to have to open your windows or lose that heat or a/c through those invisible cracks in the skin of your house.  Luckily building technology has come a long way, and properly sealed envelopes and energy-efficient windows are a standard part of the luxury residential market we serve.  Below are the basic components and considerations of fresh air as it comes to townhouse design:

Fresh Air and Ventilation

Fresh air and proper ventilation are crucial to maintaining healthy indoor air quality in a luxury townhouse. In densely populated urban areas like New York City, outdoor air pollution can be a significant issue, and pollutants can easily infiltrate indoor spaces. Proper ventilation helps to dilute and remove these pollutants, providing fresh air to breathe.

One of the most common methods of ventilation in contemporary townhouse design is through mechanical ventilation systems. These systems can include exhaust fans and air exchangers that bring fresh outdoor air into the home while exhausting stale indoor air. This ensures that the air inside the home is constantly refreshed and free of pollutants.

Heat Recovery Units

Heat recovery units are another crucial component of contemporary luxury townhouse design in New York City. These units capture heat from the exhaust air leaving the home and transfer it to the incoming fresh air, reducing the amount of energy needed to heat the home. This process helps to conserve energy while also providing fresh air and maintaining indoor air quality.

In addition to their energy-saving benefits, heat recovery units can also help to reduce the amount of moisture in the air, which can be especially important in humid climates. By controlling humidity levels, heat recovery units can help to prevent mold growth and improve the overall comfort of the home.

Integrating Fresh Air and Ventilation into Townhouse Design

One of the simplest ways for your luxury historic single-family townhouse to feel new and modern is to incorporate modern technology.  A house is built not unlike a living animal, it requires energy, it needs to breathe, it has a circulatory system that brings in water and removes wastes.  It also can have a brain.  A smart home system not only can control your lights and speakers but can learn your habits to keep the house comfortable automatically by automatically adjusting blinds, heating, cooling, and lighting temperature.  Incorporating these ‘smarts’ into your high-end single-family townhouse in during the course of a luxury renovation is not difficult and will serve to make your historic townhouse.

Integrating Fresh Air and Ventilation into Townhouse Design

When designing a luxury townhouse in New York City, it’s essential to consider how fresh air and ventilation will be integrated into the design. This can involve selecting appropriate mechanical ventilation systems and ensuring that the layout of the home allows for proper air flow.

In addition to mechanical ventilation systems, natural ventilation can also be incorporated into townhouse design. This can involve designing windows and other openings to allow for cross-ventilation, which can improve indoor air quality and provide a comfortable living environment.

The importance of fresh air, ventilation, and heat recovery units in contemporary luxury New York City townhouse design cannot be overstated. Proper ventilation and fresh air supply help to maintain healthy indoor air quality and promote a comfortable living environment, while heat recovery units can conserve energy and improve overall comfort. By working with experienced architects and contractors who are familiar with these factors, homeowners can design a luxury townhouse that provides a healthy, comfortable living environment while also being energy-efficient and sustainable.

137 West 13th Street Townhouse High End Contemporary Residential Development Deck Looking Into Kitchen by k—da

High-End Contemporary Design in Historic Townhouses

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137 West 13th Street Townhouse High End Contemporary Residential Development by k—da

High-End Contemporary Design in Historic Townhouses

How to marry historic fabric with modern charm.

New York City is a melting pot of culture, history, and innovation, and the city’s architecture reflects this diversity. Modern single-family townhouse renovations in New York City are no exception, as homeowners seek to marry contemporary design with the character and charm of historic properties. k—da, as a contemporary-minded design firm, specializes in marrying these modern design elements with the historic charm and history of New York City townhouses.  

137 West 13th Street Townhouse High End Contemporary Residential Development by k—da

Open and Airy

One of the most popular contemporary design trends in modern single-family townhouse renovations is the ‘open floor plan’. While this phrase is played out, the concepts behind it are still relevant.  Traditional townhomes are not large, typically only 20’ wide. These were traditionally designed as a series of disconnected spaces. Figuring out how to open the space up and connect these spaces provides a better flow, and access to natural light, making the space feel brighter and more inviting. It also creates a more social environment, allowing for easy interaction and conversation between family members and guests.

Creating this sense of openness and light is one of the most important and most difficult aspects of designing a luxury contemporary townhouse. There are many headwinds that, if not properly considered, can thwart these aims.  Properly considering the location and configuration of the vertical circulation (stairs and elevator) will be the primary driver of how open and connected spaces can feel.

Materiality

While natural materials like wood, stone, and concrete are becoming increasingly popular in modern single-family townhouse renovations – we consider them timeless. These materials are not only aesthetically pleasing, but they also add texture and warmth to the space. These materials if expressed intentionally and detailed properly bridge the gap between the old and new.

Smarts

One of the simplest ways for your luxury historic single-family townhouse to feel new and modern is to incorporate modern technology.  A house is built not unlike a living animal, it requires energy, it needs to breathe, it has a circulatory system that brings in water and removes wastes.  It also can have a brain.  A smart home system not only can control your lights and speakers but can learn your habits to keep the house comfortable automatically by automatically adjusting blinds, heating, cooling, and lighting temperature.  Incorporating these ‘smarts’ into your high-end single-family townhouse in during the course of a luxury renovation is not difficult and will serve to make your historic townhouse.

Sustainability

Sustainability is becoming an increasingly important consideration in modern single-family townhouse renovations. Homeowners are looking for ways to reduce their environmental footprint while creating a comfortable and stylish living space. Sustainable design features like energy-efficient windows, tight envelopes, highly insulated walls, heat recovery fresh air systems, low-flow toilets, and LED lighting can help reduce energy consumption and lower utility bills. New York City code has caught up with some of the more basic sustainability principles, but for those looking to truly create a house for the current times, there is much you can do. k—da is passionate about sustainability and has LEED and Passive House certified designers on staff.

Contemporary design trends in modern New York City single-family townhouse renovations are all about marrying the old with the new – and is an intensive effort that requires experience and design iteration to achieve. We encourage homeowners seeking to create a space that is both modern and timeless, preserving the character and charm of the historic property while integrating the latest technology and design trends, to give us a call to discuss your upcoming project.

What is Asbestos… And Why Should I Care?

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What is Asbestos…And Why Should I Care?

Understanding how Asbestos can affect your luxury townhouse or apartment renovation.

Most of us have heard of Asbestos and at least know it is something that is BAD. Many though do not know why it is bad and how it can affect your renovation.

Asbestos is a naturally occurring mineral that was widely used in construction materials due to its durability, heat resistance, and fire-retardant properties. However, it was later discovered that prolonged exposure to asbestos fibers could cause serious health issues, including lung cancer, mesothelioma, and asbestosis. As a result, the use of asbestos in construction has been heavily regulated or banned in many countries, including the United States.

In New York City, the filing and approval process for a luxury apartment or townhouse projects can be affected by the presence of asbestos. Before any construction work can begin, a thorough investigation must be conducted to determine if there is any asbestos-containing material (ACM) present in the building or on the property. An ACP-5 is an official form stating that there is no asbestos in the scope of work and is required for the Department of Buildings to accept the application.

This investigation is typically performed by an accredited asbestos inspector, who will collect samples of any suspect materials for laboratory analysis. If ACM is found, a licensed asbestos contractor will need to be hired to safely remove and dispose of the material before any construction work can begin.  Asbestos is commonly found in glues under old wooden floors, insulation around old pipes, in ceiling tiles, and roofing caulk and mastics.  The inspector will take samples of all areas of work scheduled to be affected by the renovation and send the samples to the lab for testing. 

The presence of asbestos can significantly delay the filing and approval process for a luxury apartment or townhouse projects in New York City. The investigation, removal, and disposal of ACM can take several weeks or even months, depending on the extent of the contamination and the complexity of the project. Additionally, the cost of asbestos removal can be significant, adding to the overall cost of the project. 

It is important to understand that not all asbestos is dangerous if left alone. In some cases, even if asbestos is found, the scope of work can be modified to avoid disturbing the asbestos and eliminate the need for the abatement process. 

In order to avoid potential delays and cost overruns, it is important to conduct a thorough investigation for the presence of asbestos early in the planning process. This will help to identify any potential issues and allow for adequate time and resources to be allocated for asbestos removal, if necessary.

It is also important to work with experienced and licensed professionals throughout the filing and approval process. This includes asbestos inspectors, licensed asbestos contractors, and

This is not to say that it will be easy. On the contrary, excavating down to create additional space is complicated and expensive, but as this space is exempted from floor area calculations and is not visible from the street can be an excellent and approvable opportunity. 

Many New York City townhomes were built with Party Walls.  This means that the building’s side wall structure is shared with its neighbor. This had the advantage of saving space, but it means that any modification to this wall has to be done with extreme care and sometimes with the permission of the neighboring building.

One of the most important aspects of any renovation is ensuring that the building’s structural integrity is maintained or improved. Structural underpinning is one technique that can be used to achieve this goal. In this blog post, we will explore what structural underpinning is, the reasons why it might be needed as part of a luxury New York City townhouse renovation, its costs, benefits, and risks.

Understanding Excavation + Underpinning In Luxury Townhouses

Understanding Excavation + Underpinning In Luxury Townhouses 2560 2560 k—da

Understanding Excavation, Underpinning, and How It Relates To Luxury Single-Family Townhouses

Renovating a luxury townhouse in New York City is an exciting venture. But when looking to expand the townhouse to create more space and value, your options can be limited.  Zoning limitations on height, bulk, open space, and floor area will often limit how much expansion is possible.  Even when zoning permits expansion, depending on the location, the Landmarks Preservation Commission will also have a say in what is allowable.  Often, expanding down offers the most potential. 

This is not to say that it will be easy. On the contrary, excavating down to create additional space is complicated and expensive, but as this space is exempted from floor area calculations and is not visible from the street can be an excellent and approvable opportunity. 

Many New York City townhomes were built with Party Walls.  This means that the building’s side wall structure is shared with its neighbor. This had the advantage of saving space, but it means that any modification to this wall has to be done with extreme care and sometimes with the permission of the neighboring building.

One of the most important aspects of any renovation is ensuring that the building’s structural integrity is maintained or improved. Structural underpinning is one technique that can be used to achieve this goal. In this blog post, we will explore what structural underpinning is, the reasons why it might be needed as part of a luxury New York City townhouse renovation, its costs, benefits, and risks.

What is structural underpinning?

Structural underpinning is the process of strengthening or stabilizing the foundation of a building. This can be done by excavating beneath the existing foundation and installing new support structures, such as piers or piles or full foundation walls. The goal is to transfer the weight of the building to a stronger, more stable layer of soil, or to simply lower the footing and foundation that the building is sitting on to allow you to excavate down to utilize the space. 

There are several reasons why structural underpinning might be necessary as part of a luxury New York City townhouse renovation that does. These include:

  1. Foundation damage: Over time, a building’s foundation may become damaged due to factors such as settlement, moisture, or soil erosion. Structural underpinning can help to repair or reinforce the foundation, preventing further damage and ensuring the building’s structural integrity.
  2. Increased load: If a building’s use is changing, such as converting a residential townhouse into a commercial space or adding additional floors, the existing foundation may not be able to support the increased load. Structural underpinning can provide the necessary support for the new use of the building.
  3. Code compliance: Renovations must comply with building codes and regulations. Structural underpinning may be required to meet these requirements, especially if the building has not been renovated in a long time.
  4. Increasing the head height of the cellar or adding an additional floor beneath the current building.

Costs of structural underpinning

In short – expensive.

The cost of structural underpinning will vary depending on several factors, such as the size and age of the building, the extent of the underpinning required, and the accessibility of the site. Generally, structural underpinning is a significant expense.  Working in the dense urban fabric of New York City makes this even more difficult. The expense of excavation and underpinning depends very much on the specifics of the project, the condition of the neighboring buildings, and the depth of the excavation.  These costs are compounded as in addition to the cost of the work, you will need to hire additional design professionals and potentially negotiate licensing agreements with your neighbors. 

Often, but not always, the value of the additional floor area or head height outweighs the costs, but this often will be the single most expensive line item of the entire construction project.

Risks of Structural Underpinning

While structural underpinning has many benefits, it also carries some risks. These include:

  1. Structural damage: Improperly executed underpinning can cause further structural damage to the building, leading to costly repairs;
  2. Project delays: Structural underpinning can be a complicated process that can cause project delays, especially if unexpected issues arise during the work.
  3. Project delays do the licensing agreements with neighbors;
  4. Project delays do the coordination of the SOE drawings and coordination required for execution;
  5. Cost overruns: Structural underpinning is an expensive process, and unexpected issues can cause cost overruns that can impact the overall budget of the renovation.

If you are looking to add space, head height, and value to your high-end townhouse, down can be a way to get it. It is important to examine this possibility carefully with your design and engineering team to make sure you understand the costs and risks involved.  If you would like to call us to discuss the possibility of excavation on your project, do not hesitate to contact us!

Zoning As It Relates to Luxury Single-Family Townhomes

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Zoning As It Relates to Luxury Single-Family Townhomes

Zoning and codes play a significant role in the space planning and design of contemporary luxury townhouses in New York City.  Zoning regulations not only dictate how a property can be used, but they also outline the size, bulk, useable floor area, and required open space.  These differ from building codes, which set standards for building safety, energy efficiency, and environmental impact—understanding how Zoning Regulations is essential for creating a functional and compliant design.

Use

The most basic of the zoning regulations is to define the properties allowed use.  This can be residential (single family, multifamily), commercial, light manufacturing, or a mix.  As it relates to sing-family townhomes, this is not typically an issue since most townhomes are already located in zones that allow for them.  This would only apply if you are looking at an empty lot or looking to convert a larger building, in which case you should double-check that the zone allows for your intended purpose.

Bulk

Zoning regulations not only dictate how a property can be used but how high buildings can be, how much space can be used, and where buildings can be located on the property.  This is sometimes referred to as bulk regulations.

This does come into play when looking to renovate, convert, or add on to a single-family townhouse. The design team must consider zoning regulations when planning the space and layout of a contemporary luxury townhouse. For example, zoning regulations may require setbacks from property lines, limit the building’s height, or limit the amount of open space on the property.

Floor Area Ratio (FAR)

The Floor Area Ratio (FAR) is a zoning regulation that limits the amount of floor area that can be built on a property. The FAR is calculated by dividing the total floor area of the building by the area of the lot. The higher the FAR, the larger the building can be. The design team must consider the FAR when planning the space and layout of a contemporary luxury townhouse. This can impact the size and placement of rooms, the amount of open space, and the overall design of the townhouse. 

This is independent of the bulk regulations, and there are times when there is more Zoning Floor Area (ZFA) than can fit in the allowed bulk, be it height, width, or depth.  Though more often, when designing luxury single-family townhomes,  you will run out of ZFA before you challenge the bulk regulations.

To learn more about FAR – check out our article:

Zoning and codes play a significant role in the space planning and design of contemporary luxury townhouses in New York City. Understanding these regulations is essential for creating a functional and compliant design. It is important that your design team is experienced in this typology, understands the constraints, and knows how to maximize the space and value of your townhome.  Working with experienced designers, engineers, and contractors can help ensure a successful project.

Looking to purchase, renovate, or convert a townhouse into a single-family home?  Do not hesitate to reach out. We are here to help.