Balcony question

Hi, I would appreciate hearing from other architects and those who may have attempted something like this. Please refer to the plan and photo below. Owner would like to build a balcony off his breakfast room on the second floor of 3-story brownstone (+ basement) (2 duplex units). It would be installed the full width of the space between his 2-story extension and his neighbor’s (party wall), to the maximum allowable depth of 7 ft. What is your assessment of the likelihood of DOB approval? Note the jog in the rear wall at the third floor — I would imagine this would play into the limitation of the width of the balcony vs. the lot width, notwithstanding the extension, but not necessarily sure. Many thanks for your time. [156W88-CONST A-100 CONSTRUCTION (1)](//muut.com/u/brownstoner/s3/:brownstoner:BQHb:156w88consta100construction1.jpg.jpg) [20190201_154135](//muut.com/u/brownstoner/s1/:brownstoner:fFoO:20190201_154135.jpg.jpg)

jbharch

in General Discussion 6 years and 3 months ago

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jbharch | 6 years and 3 months ago

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Thanks very much, Jim. I’m beginning to think this is a non-starter.

jimhillra | 6 years and 3 months ago

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Agree with smokychimp on the floor area.

Also, that looks like an existing narrow outer court (ZR-23-841). That comes with its own set of issues. I believe that in most cases if the existing conditions are non-compliant, they’ll be allowed to stay, but adding a balcony, especially if it’s floor area, may be considered increasing the degree of non-compliance.

jbharch | 6 years and 3 months ago

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Thank you sir. Most helpful.

Smokychimp | 6 years and 3 months ago

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Okay well one possible stumbling block is that the balcony has three side walls. So you might want to include an F.A.R. calculation along with the filing in order to demonstrate you’re not over the limit with the balcony S.F. Since it’s enclosed on three sides it’s possible the examiner will consider the balcony within the building bulk.

An additional consideration, depending on how aggressive the examiner would be – does the balcony cover over a window that is used for light and air requirements on the floor below? If it doesn’t block light to a lower window it might be helpful to show that.

Good luck!