Parlor Floor Balcony? permitted? - 23-44 - Balconies in R6 through R10 Districts

I’m converting a brownstone to a 3 family. I’m in R6 The building examiner is telling me that a balcony is not permitted off the Parlor Floor at the rear. He cites zoning rule 23-44 “Balconies in R6 through R10 Districts”, however, I’m wondering if what I want to do is not a balcony after all, but a deck or a porch [I want a deck with stairs down to the yard]- semantics? maybe, but I want to find a way to get it approved Chris

wesed1

in About Brooklyn 10 years ago

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wesed1 | 10 years ago

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jcarch Thanks for the reply. I read the requirement in 23-132 you are speaking to as *or*, rather than an *and* requirement. It has to be one or the other, not both. (e) be located at or higher than the floor level of the third #story# of a #building# **or** at least 20 feet above #curb level#, C

jcarch | 10 years ago

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@crownht888…I believe you’re correct. Basements are considered a story, so your 2nd floor is the 3rd story. You still need to be at least 20′ above grade though. Can’t say more now, have to go drum up business on the internets. jcarch ???????? [James Cleary Architecture](http://www.jcarchitecture.com)

Augustiner | 10 years ago

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Yes you can have a classic deck and that is what you want. The higher floors I don’t know because I deleted that idea to save money 🙂 @no-permits And as long as @jcarch supplies valuable information, it is totally legit to make a snide comment that the architect involved might not be experienced in Brooklyn townhouse renovations. It causes a lot of problems if you have the wrong team.

no-permits | 10 years ago

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@jcarch is always on here beating up other architects to get business.

wesed1 | 10 years ago

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jcarch Thank you very much for your reply. Since I don?t care if it needs post/columns, that?s great news – a porch it is? With regard to 22-132, I interpret (e) to allow a balcony for my 2nd floor, because it is the 3rd *story* of the building. I have a 4 story building [basement, 1st, 2nd, 3rd]. Since basements are stories*, the 2nd floor is the 3rd story and a balcony is allowed ? no? *http://www.milrose.com/newsletter/back-to-basics-what-defines-a-building-story/ Chris

jcarch | 10 years ago

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The plan examiner is right. You can’t have balconies in an R6 that project into a required open area (like your rear yard) that are lower than the 3rd floor, or less than 20′ above grade. You can read the zoning at DCP’s website. 23-44 will refer you to 23-13 and within that section, 23-132 is for R6 zones. Per 23-44, you can have an open porch or terrace. Balconies project off the building w/out columns or posts. Porches have posts/columns. You might be able to get away w/ just calling the balcony a porch, but might need that connection to the ground, it depends on your plan examiner. Your architect should know all this. It’s not that complicated. jcarch ????????