mixed use in New Jersey

[Code_Learner]

Hello everyone,

I am working on a mixed use commercial project and will appreciate feedback or ideas. the project is in Newark, NJ. The applicable codes are
Rehabilitation subcodes (NJAC 5:23-6)
NJ IBC 2021
The existing building has a retail store on the front and an apartment on the rear side. There is one staircase going to first floor from the main street. No side yard setback as zero side yard setback and zero front yard setback allowed. The building abuts the street. No parking requirement from the city. The basement currently has residential use with a stair from the rear yard as well as from retail store. The retail store owner (building owner) wants to divide basement in half so that he can use half of the basement area as storage because there is a stair coming down to basement from the store. There is no way to escape out from the rear yard in case of fire because there is no side alley because the building has zero side yard setback. The only way to come out of the rear is to take a staircase from rear that goes to first floor (apartment floor) and then take another stair on the front. The owner is looking to add another residential floor with two more apartments. I am looking for some feedback on creating another set of stairs for a new floor and egress requirements for the occupants. The owner will need variance because the lot is small, excess lot coverage, less rear yard than permitted.. Please see attached plan and advice/comment

 

[walker.t]

I’m not familiar with the New Jersey rehabilitation code, but I’d like to share a few quick thoughts.

The owner will need variance because the lot is small, excess lot coverage, less rear yard than permitted.

You might want to make sure you can get the required variance before you spend too much time and money on design. I would assume it’s more likely they will deny your request than to grant the variance, so you might want to make sure that hurdle is crossed first.

zero side yard setback and zero front yard setback allowed

less rear yard than permitted

That seems odd to me, that there’s a required rear setback but no side or front setbacks. So they are requiring a rear yard when the back of the property does not have access to a public way?

Please see attached plan and advice/comment

With those long straight stairs you’re going to need a corridor beside the stairs to switch back to reach the next set of stairs going up to the next floor, to get that you’re basically reconfiguring the existing spaces.

 

[Code_Learner]

Walker.t,

Thanks for the input. I will keep your suggestions in mind.