DOB definition of Garden Level

We are renovating a brownstone.  Our cellar is 2/3 below sidewalk in the front and opens fully onto a garden in the back.  Our Code people say that it can’t be habitable or be called a basement, yet our neighbors have a bedroom down there (to code, but I can’t ask them how they did it), and I remember reading somewhere that if the back opens onto a garden, then it’s garden level.  Where can I get the truth?  This is in Manhattan and thank you in advance.

thirteensmarties

in Brownstoner Renovation 13 years and 6 months ago

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slopegirl | 13 years and 6 months ago

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it’s a cellar if it’s more than 50% below grade of the street curb. Garden access windows etc don’t matter. I got this information by calling the city, but all the folks on here know the rule too. When I spoke to guy at city permits dept (it was easy to call and talk to someone by the way) he said that you can renovate space but code will not allow bedroom or full bathroom in a cellar. Your plans must show “open” rec room and maz two piece bath. That said, our next door neighbors had a bedroom in their basement too, it was just illegal. Plenty of them around. Also probably not hard to find a contractor who will put in a shower for you once reno has been inspected.

pigthree | 13 years and 6 months ago

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as far as the truth.  Since you are in Manhattan I can make a recomendation.  Disclosure, I have no affiliation with this source.  Craig @ Cycle Architecture.

pigthree | 13 years and 6 months ago

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It has to be 50% above grade from the average of the 4 points of your property

stevecym | 13 years and 6 months ago

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I have never seen the term “garden level” addressed in the building code.  Some years ago, I had to check the code to see what the difference was between a basement and a celler: a basement is partially below grade at the curb; a celler is entirely below grade at the curb.  Since I do not believe “garden level” is addressed in the code, I just googled it: “a floor below grade with the windows above grade”.

jockdeboeraia | 13 years and 6 months ago

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The determination is made at the front curb level in relation to the level of the floor. Sounds like it it is a cellar. There are ways to make it habitable. Talk with your architect. There are several things that need to be done when you file for permit.