A lot line window in NYC is a window that is located on the side of a building which shares a boundary with a neighboring lot. In other words, lot line windows are located directly on the edge of a building’s property line. Light, air and views from lot line windows are not protected and can be lost at any time should an adjacent property decide to build as high or higher than the lot line windows.
Lot-line windows are typically located on one or both sides of a building which stands taller than adjacent structures, or abuts an adjacent lot. Lot line windows are never in the front and rarely in the back of a building.
Here is an example of some lot-line windows in the Chelsea neighborhood of Manhattan:
If the adjacent building or lot uses its air rights to build a new structure or add additional stories which are as high or higher than the lot line windows, the owner of the building with lot line windows is typically required by law to ‘brick up’ the affected lot line windows for fire safety reasons. This is because a fire can easily spread to neighboring buildings through a lot line window opening which isn’t properly sealed.
Here is an example of lot-line windows which have been bricked-up, presumably in anticipation of upward development of the adjacent building:
The removal of lot line windows results in considerable loss of light, views and air which adversely impacts the value of a property. In some instances, the removal of a lot-line window can also reduce the legal bedroom count for an apartment, further compounding the potential reduction in market value.
It’s very important as a prospective purchaser to learn which windows might be lot-line and how any future development and subsequent loss of such windows might reduce the value of your investment and impair the quality of life offered by your apartment.
Table of Contents:
What are the chances that my lot line windows will go away?
All lot line windows are not made equal. While some may conceivably remain for decades and practically forever, other lot line windows are high risk and might disappear within just a few years.
Factors to consider when assessing the risk of losing lot line windows include the following:
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Do adjacent lots / buildings have unused development rights?
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Is the adjacent empty or underdeveloped lot a condo or co-op?
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What neighborhood is the empty or underdeveloped lot located in?
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Is the adjacent building smaller than other structures in the area?
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How strong is the economy, and is there ongoing development in the neighborhood?
Do adjacent lots have unused development rights?
The first thing to check is whether the adjacent lot/building has unused development rights which would allow them to build higher. To figure this out, we need to learn the following items about the adjacent lot/structure:
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Lot Area (SqFt)
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Gross Floor Area (SqFt)
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Zoning District
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Floor-to-Area Ratio (FAR)
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Building Height & Setback Requirements
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Historic District Information (If Applicable)
The easiest way to obtain information on lot area, gross floor area, zoning district and possible historic district for a lot is by using ZoLa, an interactive zoning and land use map maintained by the NYC Department of City Planning.
Here’s how we would analyze 393 Broadway in Tribeca to determine if future development of this lot/building would put at risk the south facing lot-line windows at 395 Broadway (shown below):
First, let’s look-up 393 Broadway in ZoLa:
Using ZoLa, we learning the following facts about the tax lot at 393 Broadway:
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Lot Area: 2,495 SqFt
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Gross Floor Area: 11,000 SqFt
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Zoning District: C6-2A
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Located in the Tribeca East Historic District