Our 11-story, 32-unit cooperative in Queens has an underutilized laundry room and a couple of spaces that are being used as general storage in our basement. We're thinking about cutting the laundry room in half and combining rooms to create an organized storage room for all residents. What should our first steps be to begin this project?
Better amenities can equal better quality of life for residents, increased value and salability of units, and can sometimes even generate income for the building, such as a fitness room with annual gym membership or storage lockers with monthly fees.
Amenities are getting more exotic by the day – IMAX theater, anyone? But it’s possible for co-op and condo boards to be competitive by adding or improving amenities that are much more basic, yet useful and appealing. Better amenities can enhance the quality of life for residents, increase the value and salability of units, and sometimes even generate income – such as monthly fees for gyms or storage lockers.
While space is usually at a premium, unused or underutilized areas can sometimes be found in oversized laundry rooms and staff spaces, unfinished basement areas, or inefficiently designed storage rooms. Many owners switch from oil to gas and suddenly find themselves with a freed-up room that once housed an oil storage tank.
With some creative thinking and careful planning, these spaces can be converted into functional and attractive offerings. However, effectively repurposing space can be a challenge. To make it less daunting, the first step a board should take before starting any major construction project is to hire an engineer or architect to conduct an evaluation and analysis of the property, known as a feasibility study.
Deciding to Go Forward
The consequences of skipping a feasibility study can be costly in delays and money, including lost opportunity costs. A thorough feasibility study identifies potential issues and concerns, and assesses costs and how a project can affect not only the designated space, but also the adjacent areas and units as well as the building as a whole. Once all significant factors are considered, a determination is made regarding whether the project should go forward, and if so, a well-crafted study typically provides several viable options.
An introductory planning session should be conducted with the engineering/architecture firm conducting the study, to discuss the board’s goals regarding the scope of the proposed alterations, as well as budget restrictions, project concerns, and desired options. You will also be asked for any relevant as-built or existing conditions plans and drawings.
Surveying the Space
Next, the engineer/architect will conduct visual observations of the existing and adjacent space configuration and conditions and take photos and measurements. Localized investigative probes may be recommended as part of the study, to supplement visual observations and better determine underlying conditions and construction. Depending on the nature of the project, there are a number of considerations the site evaluation will cover, including:
• Lighting/availability of natural light
• Natural or mechanical ventilation
• Mechanical systems (heating/air conditioning)
• Electrical power
• Fire sprinkler systems
• Plumbing system piping
• Insulation
• Ceiling height
• Access to the space and egress
• Potential hazards (lead, asbestos, oil contamination, or mold)
If the engineer/architect suspects that a hazard exists, he or she may recommend a third-party environmental testing agency to conduct an environmental due-diligence survey.
Code and Zoning Research
Reviewing code and zoning regulations is a critical step in the feasibility study process. While the field evaluation may determine that the project is physically feasible, project progression can be stopped dead in its tracks if it is found that the envisioned project would not comply with all applicable codes.
A code and zoning expert on the feasibility study team will research all available records and plans on file at the New York City Department of Buildings (DOB), as well as at the Landmarks Preservation Commission (LPC) if the property is situated in an historic district, pertaining to existing legal use and occupancy requirements. The study must also address what the DOB calls “life safety” issues, such as fire protection, proper lighting and ventilation, means of egress, and handicap accessibility, and assess how to ensure the project is in accordance with New York City Zoning Resolution, Building Code, and American with Disabilities Act (ADA) regulations.
While the field evaluation may determine that the project is physically feasible, a project can be stopped dead if it does not comply with all applicable codes.
It’s important to note that when converting spaces and changing the use, egress, or occupancy from the original design, the DOB requires building owners to amend the Certificate of Occupancy (C of O). The feasibility study will evaluate the steps required in amending the C of O to reflect the desired conversion options. The C of O amendment process can be onerous depending on the number of open applications that may be on file with the DOB.
If the project involves altering a space for use as a commercial or community facility, zoning analysis of the building will determine if such a use is allowable in that zone. As part of this feasibility study, the architect/engineer will determine the building's floor area ratio (FAR). Each zone has its own FAR, and changes to the building cannot exceed that FAR figure unless approved by the governing city agencies, most commonly the Board of Standards & Appeals and the City Planning Commission.
The Report
Upon completion of the site evaluation and research, a preliminary scope of work can be established and a determination made as to the project’s viability. The report will typically discuss several alternate permissible conversion options; establish preliminary budget projections on the anticipated cost for each of the options; provide conceptual schematic design layouts of the subject areas if the conversion is deemed feasible; and set up a phasing plan with general timeline identifying specific actions to be taken, including the design and development process.
The feasibility study should contain sufficient detail and a planning framework to carry on to the next succeeding phase in the project. If properly prepared, this study can be a worthwhile investment that helps build confidence in the project, avoid big surprises once work begins, and save costs in the long run.
Stephen Varone, AIA is president and Peter Varsalona, PE is principal of RAND Engineering & Architecture, DPC. This column was originally published in the October 2017 issue of Habitat Magazine.
