All Forum Posts by: Paul Ashworth

Im an RE investor and architect in Sparta NJ. Im available to answer questions and provide inspection, design, zoning and permit document sets.... everything from SFR to multi to hotels.

@Account Closed - in the Tri-state NY,NJ,CT and outlying areas you absolutely need a lic engineer or architect for most ZBA and PB submissions. The type of submission and requirements will dictate what the professional is required to do. There are MAJOR differences between a bulk variance PB submission (simple side yard setback encroachment) and a full Site Plan approval where lots are being combined..... when the Town's checklist and engineer requires full drainage and stormwater design and calculations, tree identification (plans and on-site), full grading, etc, the fee can easily exceed $42,000.00.

As an example, Im scheduled for a ZBA then PB (yes both in the NE), for the demolition of a 4500 sq. ft. house on an R-1 property to be replaced by a similar sized residence. The Township required every tree with a diameter of 3" or more at 48" above grade to be identified by a NJ lic arborist, coordinated with the full engineering set, and then marked out on site as to its condition / health, or if it was to remain or be demo'd. That effort cost $7,200.  The stormwater management system design was another $8500. This is all due to the severity of the towns requirements. This is not typical as this jurisdiction is a royal pain.

@Ron A.  There simply is not enough information in the OP to determine what needs to be accomplished to answer which architect to move forward with. I strongly suggest speaking to the ZBA / PB and explain what you are trying to do and get a checklist of what they require along with all the escrow and Township fees (will be a few thousand) and compare it against the two architectural quotes that you have received.

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boards and beams in East Hanover has or will mill anything that you could ever need.

If you need an architect I am very investor friendly and have completed projects in Fair Lawn and near by Glen Ridge. Actually just passed the Glen Ridge (HPC) Historic Preservation Commision with flying colors. PM me if needed.

@Steve Babiak is correct about the other requirements for an egress window. IBC (international building code) states 5.7sf clear open space, specific widths, heights and heights from the finish floor. Then you must also consider how you get out of the window once you past the plane of the building face. Where is grade? enter into a window well? how do you climb out of the window well? Ive have AHJ require a second set of sets out of it.

Question is; @Yon Bell why do you want an egress window? finishing a basement is completely different than adding a bedroom below grade level.

Simplest thing to do is go talk to the AHJ (authority having jurisdiction) / building department. Or I'm sure for few hundred buck you can find an architect to review it and give you a sketch. PM me if you need, I'm lic in PA and can help.

@Joe Pitrolo I would just "white box" it. Meaning you rehab the space with new or renovated HVAC, plumbing, lighting, roofing etc. Bring it up to code. Renovate the exterior so that it is clean in appearance and can easily accept the tenants awnings and signage. Definition that I snagged from Google is below.

Honestly, hire an architect to guide you. Better to make educated decision now and not spend money where it is not needed or should be spent. You will need one once you want to file for construction.

White Box: The interior condition of either a new or existing building or suite in which the improvements generally consist of heating/cooling with delivery systems, lighting, electrical switches and outlets, lavatories, a finished ceiling, walls that are prepped for painting, and a concrete slab floor. Also called a "vanilla box".

I agree with @Matt Sanford.  Hire an architect, get your planning and zoning approvals, then price and get your contractors on-board.

@Sid Leibowitz Sid is correct about painting brick. There needs to be a full understanding of how the brick works within the "wall system". I feel many investors do not understand the residences or buildings they are rehabbing or renovating. This is another example.

If the brick is a veneer in a cavity wall system then, yes the brick must breathe, absorb water and moisture and also be able to expel the vapor also. Brick used in these systems can be stained, as such there are many companies that manufacture breathable stains. Careful in your selection as stains that are silane based (silicon) typically do not breath.

I have seen the face of brick and the entire front wall of CMU 'popped' off an elevation due to sealing the exterior of a cavity wall system.

My suggestion is to hire an expert such as an architect, building systems engineer or such to give a recommendation on how your wall systems were designed to function.

Just wondering, is there any physical connection from the concrete foundation blocks to the cylindrical concrete posts to the new / existing wood framing? In the pictures above it doesn't appear so. The "city" allowed this?