Hi All,

In 2021 I purchased a 3-unit building in Lincoln Square that sits in an ADU pilot area. As I'm sure most have realized, with a maximum 700 SF for a coach house, the potential rent vs cost does not work out for most. I did a deep dive the other day and think I came up with a more viable design for my situation. I have experience with renovating but not with new construction so hoping someone with more experience could weigh in a bit.

Property: zoned RS3, 100 years old, with a lot size of 35x160. Approximately 75 feet from rear of main building to rear property line. Currently large 3 car garage in rear.

Design: 

-First I would demolish the garage and replace it with a parking pad. Meeting the requirement not to remove existing parking but also removing the garage from the 60% accessory limit. (I think).

-Build a 1-story coach house that 1) includes a finished basement and 2) maxes out the 22 foot tall limit. I don't believe basements are included in living square feet. Down the line I could, off the record, build out a second story as the building should have adequate interior height if the full 22 feet are used...

This could result in a much larger unit, maybe ~1,900 SF. I think this would be a great alternative to a single-family home and demand top rent. Potential ~4,000 rent vs ~275,000 cost. I'm sure a building like this was not what was originally thought of for the ADU program, but I believe it meets the requirements. Does anyone with more experience think this idea is in the realm of possibility to be approved by the city?

Thanks!