Metal Deck from a Fire Escape Platform
Hi all Is it possible/legal to extend a fire escape platform and make it into a deck off the parlor floor with steps down to the garden? (The house is a legal 3 family and was all to code in 2006) If possible, how long does it take to get a permit. Thanks.
Hi all
Is it possible/legal to extend a fire escape platform and make it into a deck off the parlor floor with steps down to the garden?
(The house is a legal 3 family and was all to code in 2006)
If possible, how long does it take to get a permit.
Thanks.
In general yo will be able to do it under certain provisions but here is the catch:
If it will be a balcony and not a fire escape (since it does not meet the specifications listed in MDL sec. 53) then it is automatically not a permitted obstruction and may therfore be subject to zoning limitations.
We’ve gotten projects approved in a similar fashion. As long as the fire escape landing (deck) is non-combustible and there is a drop ladder, it was ok. Funny, but replacing the drop ladder with stairs was not ok, but having the stairs and a drop ladder was. I say “was” only because this was a few months ago, and I don’t want to give the impression that this is something you can take for granted. A different examiner might have a different opinion. So to echo the above, a pre-consideration is a very good idea here.
As for sprinklers vs fire escape, generally speaking, in a brownstone type building, the construction class is such that sprinklering the hallway can be a replacement for the fire escape. Fire escapes are not allowed under new construction, but filing under the previous code will allow you to keep or slightly modify the existing one.
Ok, possibly a silly question but here goes nothing:
If an architect submits plans and the DoB says no, can they also tell me to bring my building into current compliance i.e. sprinklers rather than fire escape for egress?
Thanks
Yep, precon is the way to go.
It is possible, but rather than “extending” the fire escape, you would build a new deck and post down into the yard. I would talk to Lopopolo Ironworks (718-645-4010) to get a time frame for construction, probably about a week. If your architect or engineer can professionally certify, you could have a permit in 24 to 48 hours of submission. Otherwise, worst case would be 4-6 weeks but should be about 2.
Fire escapes are in a murky grey area. They are no longer legal as means of egress in new construction, but at the same time as they are no longer considered egress, the DoB does not like to approve their removal either.
So you might be able to modify the fire escape if you demonstrated that the egress route remained intact. I wouldn’t think it would be likely to succeed but you never know. But count on it taking a number of plan exams.
The easiest way to do this would be to know ahead of time. Get a drawing of it done and have your architect submit the plans for a preconsideration from the DoB – an examiner will tell you right away whether they think it’s feasible. The DoB can rule on questions like these without a full filing.