Bulkheads R6B zoning

What is the maximum space a bulkhead can take up on a R6b zoned roof

thenext

in General Discussion 7 years and 1 month ago

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thenext | 7 years and 1 month ago

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Thank you very much. That does clarify.

jimhillra | 7 years and 1 month ago

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That code section is for when a bulkhead is to be considered a permitted obstruction, meaning that it is taller than the height allowed, either at the setback or at the max building height. The paragraph before the one you’re citing sets the floor area limit of such bulkheads at 60 sq ft. Beyond that, it’s not considered a bulkhead, at least not as far as the zoning is concerned. It may be a floor or a penthouse, both of which count towards floor area and building height.

The construction code defines it differently when discussing height limitations based upon the kind of structure (combustible or not, level of fire rating, etc). A bulkhead is in the same category as a penthouse:

§[C26-406.2] 27-306 Measurement. – In applying the provisions of this code governing height limits, the following appurtenant structures shall not be included in the height of the building unless the aggregate area of all such structures exceeds thirty-three and one-third percent of the area of the roof of the building upon which they are erected:
(a) Roof tanks and their supports.
(b) Ventilating, air conditioning, and similar building service equipment.
(c) Roof structures, bulkheads, and penthouses.
(d) Chimneys.
(e) Parapet walls four feet or less in height.

So in short, if the bulkhead is bigger than what is considered a permitted obstruction, then it will be evaluated as a penthouse or floor, in which case it must comply with height, setback, and floor area regulations.

Does that clarify it? If not, feel free to call me. I’m out of the office today, but should be in most of tomorrow.
Jim Hill, RA (646) 309-7259

thenext | 7 years and 1 month ago

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Thank you for your insight.
Building height caps off at 47′
there is more than enough space to set back the bulkhead. The code is confusing seems like there is a 10′ setback requirement.
My main concern is the maximum width of the bulkhead? My home is 16.67’x45′ on a 100′ lot.
I’m planning to construct a bulkhead with a 8′ ceiling and 10′ run. Width?
read some code that suggests bulkhead street wall can be 4×16.67(building street wall width) ÷8′(average height)=8.335′ Width?

jimhillra | 7 years and 1 month ago

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The answer to that is not as simple as you might think. It depends upon the height of the building. A bulkhead is permitted to be higher than the max building height if it meets certain requirements, but if below the max height, the requirements may be different. In R6B you have a setback requirement above a certain height. The rules that apply will be different if the bulkhead is within the front setback or not. If a bulkhead is above a certain size it may no longer be a bulkhead. It may be a penthouse, or another floor, and count towards floor area.