Brooklyn Renovation: Blowing Out the Back Wall in Carroll Gardens

Renovating the back of a New York City brownstone or townhouse by replacing the rear wall with a wall of windows, often called "blowing out the back," has become a popular modern update. This project aims to integrate the interior and exterior living spaces, bringing more natural light and a sense of expansiveness into the home. While the iconic traditional facades of landmarked buildings must remain untouched, interior and rear-facing renovations offer opportunities for significant transformation. This type of renovation is extensive and often involves adding square footage through an extension. It requires structural changes to load-bearing walls, necessitating adherence to building codes and extensive Department of Buildings (DOB) approvals and permits. Architects and structural engineers collaborate to create plans, and the process involves temporarily shoring up upper levels while lower supporting structures are removed. The larger the opening, the more substantial the new support, typically steel beams or posts, which adds to the cost and complexity. Navigating the city's administrative maze for permits and inspections is a significant aspect of the project, often requiring an independent special inspector to ensure safety. Adding an extension is a common goal for townhouse owners seeking more space. However, zoning laws impose restrictions based on property "bulk," including a minimum rear yard depth of 30 feet and floor-area ratio (FAR) limits. Existing properties that predate these rules may be grandfathered. The building code also mandates non-combustible materials within three feet of property lines, often leading to the use of concrete block for addition sides and metal framing or a combination of brick and steel for the back, depending on architectural goals. Extensions can, however, reduce light in the middle of floors, leading some owners to opt for glass walls on the original footprint instead. Extensions can add several months to a project, particularly in historic districts. For properties in historic districts, plans must be submitted to the Landmark Preservation Commission (LPC) for a “certificate of appropriateness.” While enlarging existing windows can often be approved at the staff level, extensions may require a full commission review, which includes public feedback from neighbors. Scrutiny is generally less intense for rear-facing renovations compared to front facades. Architects often aim for a distinctly modern design for additions to differentiate them from the original structure, though historically sensitive designs can also be approved. The LPC often looks for a visual relationship between new openings and existing upper-floor windows. Costs associated with this renovation include fees for architects, engineers, contractors, and permits. The price of doors and windows varies significantly, with high-end sliding doors or steel-and-glass systems costing substantially more than standard options. Custom manufacturers like Dynamic Architectural Windows & Doors offer diverse product lines, while more budget-conscious projects may use off-the-shelf solutions. Glass quality also impacts cost; for instance, Ultra-Clear Glass is clearer but more expensive, and fire-rated glass is required if too close to an adjacent building. Increased energy needs for heating and cooling are also a consideration due to the larger glass surfaces. Adding a terrace or deck off the second floor provides direct access to the yard, which can be particularly beneficial for separating living spaces or rentals. However, a parlor floor deck can block light to the ground floor. Non-combustible materials, such as steel grading, are often required for structures within three feet of property lines, which can allow light to filter to lower levels. Design options for the rear facade are diverse, with the multi-pane metal grid panel being a popular choice for its modern aesthetic and compatibility with existing windows in landmarked areas. Other options include oversized single windows, various window-and-door styles with different mullion thicknesses, and wood systems resembling tea porches or oriel windows. While most attention is often given to lower floors, expanding windows or adding terraces on upper floors can also enhance private spaces, though budget considerations typically prioritize the most used areas of the home. #NYCRealEstate #BrownstoneRenovation #TownhouseDesign #ArchitecturalDesign #HistoricDistrict #LandmarksPreservation #BuildingPermits #HomeImprovement #StructuralEngineering #GlassWalls

The article details a Brooklyn homeowner's experience renovating the neglected back terrace of his 1882 Bed-Stuy brownstone. This project, undertaken during the pandemic, transformed the outdoor space into a functional and aesthetically pleasing extension of the home, specifically connected to the kitchen via a NanaWall glass folding-door system. The renovation addressed an initial oversight from the main house renovation, where budget constraints prevented the terrace from being updated. The project exceeded its initial $15,000 budget by about 50 percent, a common occurrence in renovations. This 'project scope creep' included additions like a mini-fridge, which necessitated dedicated electrical wiring and extra outlets for outdoor lighting and electronics, adding approximately $1,000 to costs. Despite the increased expense, the author notes the high value of outdoor space in New York City, especially post-pandemic, citing a real estate broker's estimation that the new terrace could increase the home's market value by $75,000, suggesting a significant return on investment. A key design choice was the installation of hardwood floating deck tiles from DeckWise, specifically 20-inch-square ipe tiles costing $3,000. This floating system offers a sleek, high-end look and practical benefits, as tiles can be easily lifted to address potential leaks, a past issue for the home. While the diagonal arrangement of these tiles to mimic the kitchen's parquet floor added about $1,000 in labor costs for intricate cuts, it enhanced the visual integration of the indoor and outdoor spaces. Other small design changes, such as replacing concrete finials with bluestone caps and simplifying the railing design, contributed to a more refined aesthetic, allowing the railing to recede and providing functional surfaces for entertaining. The use of natural hardwood tiles, while visually appealing and matching the interior floors, requires annual cleaning and sealing to maintain their rich color, unlike lower-maintenance synthetic decking materials. A significant splurge was a $10,000 professional-grade DCS gas grill and matching fridge. The grill, built with heavy-duty stainless steel, is durable enough for year-round outdoor exposure and includes features like built-in LEDs and a rotisserie burner. The accompanying soapstone countertop on the fridge provides a useful work surface. To enhance privacy from neighboring terraces, the renovation included built-in planters, clad in the same ipe tiles as the deck. These planters, filled with ornamental grasses, flowering plants, and evergreen shrubs by a garden expert, create a living privacy screen that adds year-round color and interest. The total cost for the plantings was about $700. Given the south-facing orientation of the terrace, shade was a crucial consideration. An automated awning, featuring Para Tempotest fabric with a striped pattern, was installed to provide protection from the sun, making the space usable during hot summer months. The awning also serves as a design element, with its fabric matching the chaise lounge cushions. Storage solutions were incorporated with a five-foot-long storage bench, faced with ipe deck tiles, situated under the NanaWall window. This bench provides a discreet space for gardening tools, cleaning supplies, and other items, reducing clutter and offering additional seating for guests. Finally, the homeowner emphasized the importance of proper scale for outdoor furniture. Collaborating with RH Interior Design, which offered free consultations, led to the selection of a 48-inch round dining table, an appropriate size for the space and family's needs, paired with existing antique chairs and a matching chaise lounge. The furniture cost approximately $4,000. The renovation's most profound lesson was the enhanced connection to nature, even when indoors, demonstrating the terrace's successful integration as an extension of the living space. #TerraceRenovation #BrownstoneLiving #OutdoorSpaceDesign #NYCRealEstate #HomeImprovement #DesignArchitecture #FloatingDeckTiles #OutdoorKitchen #GardenDesign

Fashion designer Kelli Wharton embarked on a transformative renovation of her blonde-brick suburban house in Byron Bay, converting it into a stunning beach-inspired home. Her clear vision was to create a cool, beachy abode that mirrored the laidback coastal lifestyle she and her family embraced, regularly spending time on the white sands south of Byron Bay. The design emphasized ease and functionality to suit a family with two young boys, incorporating natural elements like stone and wood throughout the interior to reflect the surrounding environment. Key changes included converting a bedroom into a family room, which was adorned with cushions from Talulah's homewares range. The living room features a striking coffee table from Ahoy Trader and a recently added Izzah Beni Ourain rug from Marr-Kett. The master bedroom was thoughtfully built in the space previously occupied by the garage, featuring whitewashed floorboards from Choices Flooring, contributing to the beachy aesthetic. The master bedroom also includes a colorful artwork by Jai Vasicek of Ahoy Trader, hanging above a chair sourced from Byron Designworks. The kitchen, a central hub for the family, was completely rebuilt in its original location to incorporate more cupboard and bench space, catering to practical family needs. The dining area features a marble-topped dining table from Coco Republic, complemented by chairs from Fenton & Fenton. The bathroom was updated with Bianco Industry Silver tiles from Byron Bay Tiles, ensuring a contemporary yet cohesive feel. An outdoor dining area includes a table from Kelli's father, paired with chairs imported from Indonesia, and a fan from Beacon Lighting, with a towel from the Talulah homewares range, enhancing the indoor-outdoor flow. Functionality and style extend to the exterior with a garage built from merbau timber at the front of the property, designed to house the family's surfboards, including a mini mal from Kelli's own label, Talulah. This renovation successfully blends modern design with a relaxed, beach-inspired atmosphere, creating a home that is both beautiful and practical for a coastal family life. #ByronBayHome #BeachHouseRenovation #HomeDecor #InteriorDesign #CoastalLiving #FashionDesignerHome #FamilyFriendlyDesign #HomeTransformation

A young professional couple in Arlington embarked on an extensive home renovation project to transform their 1950s three-bedroom brick rambler into a five-bedroom, 4,500-square-foot residence. This ambitious expansion was driven by their growing family and a desire to remain in their established neighborhood. The project involved a collaborative effort between interior designer Liz Mearns and Falls Church-based architect Charles Moore AIA. The original site presented significant challenges due to the rambler's elevated position, 10 feet above street level, with access via narrow poured-cement steps. To mitigate this, the design team broke up the stairs leading to a new columned porch and front door, which now opens into a small foyer niche that expands into the main living area. The home's exterior received a modern update, with the original brick facade retained on the first floor and basement-garage level, while the newly added second floor features lap siding. Both elements were painted in a soft gray, replacing the previous lemony yellow, to create a cohesive and refreshed aesthetic. A central aspect of the interior redesign involved gutting the original floor plan to create an open-concept living, eating, and cooking space on the first floor. A notable change was relocating the kitchen from its traditional rear position to the front of the house. This new kitchen, situated high above the street, offers expansive western views of the neighborhood and benefits from abundant afternoon sunlight. It is designed in a clean, classic Craftsman style with Shaker-style white cabinetry and a warm, butcher-block island top. An eat-in area, defined by a chandelier, dining table, and chairs, is positioned directly across from the kitchen within the open layout. The main dining and sitting areas were strategically placed at the more private rear of the house, overlooking a newly landscaped backyard featuring a stone terrace that replaced an older wood deck. A large, new screened-in porch with a vaulted ceiling serves as a seamless transition between the indoor and outdoor spaces. The decor in the screened porch leans towards a California-contemporary style, incorporating a shiplap ceiling, a gas fireplace, curved woven chairs, and a clean-lined white sofa. The interior designer emphasized comfortable seating and neutral fabrics for the larger design elements, allowing for the integration of collected items and family heirlooms, some of which were re-upholstered to fit the updated aesthetic. The living area, initially somewhat narrow due to the open floor plan, was expanded by bumping out a bay of windows overlooking the garden. A 20-foot custom banquette was installed beneath these windows, creating a more square-shaped furniture arrangement and a spacious, backless sofa. This area has become a central family spot, used for homework, reading, and watching television. Complementing this, a contemporary leather sofa and midcentury-modern-inspired chairs are positioned catty-corner to the window seat, alongside a custom wall of storage with open shelves, lower cupboards, and a television space. Additional built-ins include a square-shaped window seat with a custom cushion and low bookshelves on the second-floor landing, providing another reading nook. The homeowners sought a unique, timeless, and family-friendly open-plan home, incorporating modern elements with classic pieces and family heirlooms, resulting in a home designed to endure for years to come. #HomeRenovation #ArlingtonHomes #HouseExpansion #InteriorDesign #OpenConcept #KitchenRelocation #FamilyFriendlyDesign #ArchitecturalRedesign #CraftsmanStyle

Los Angeles County outlines a streamlined rebuilding process for residents affected by wildfires, establishing one-stop permit centers to assist with navigation. Construction cannot commence until debris removal is complete, but residents are encouraged to apply for necessary permits as soon as they are ready. A guide titled "The Road to Rebuilding" helps residents understand the steps involved in the complex rebuilding process after a wildfire, including an animated video overview. Key rebuilding highlights include scheduling appointments at one-stop permit centers, applying for building or fire debris removal permits, learning about like-for-like rebuild options, obtaining temporary housing permits, and utilizing mapping resources. Information is also available for navigating manufactured and factory-built homes. The article addresses frequently asked questions related to fire rebuilds, covering topics such as what to expect, permitting timelines, and fees. A "like-for-like" rebuild, as defined by the Zoning Code, involves a replacement structure that is the same size, in the same location, and for the same use as the previous one. In the Palisades Fire affected area, modifications that do not increase floor area, size, height, or building footprint by more than 10% are allowed. In the Eaton Fire affected area, modifications can increase these aspects by up to 10% or 200 square feet, whichever is greater. These structures can have different internal floor plans or be smaller and do not need to comply with current Zoning Code requirements but must adhere to current Building, Fire, and Health and Safety Codes. The timeline for rebuilding is not definitive, with applications for temporary housing and like-for-like rebuilds generally required within two years of an emergency declaration. Extensions may be granted, but building permits expire if construction doesn't begin within 12 months. The duration of the permitting process varies based on project complexity, with expedited services for like-for-like rebuilds and pre-approved plans. More complex projects will still be expedited, with initial reviews within 10 business days and rechecks within 5 business days for Regional Planning. Additional agency approvals, such as a water agency "Will-Serve" letter, are usually required before a building permit can be issued. Minimum submittal requirements include one application with architectural plans and property ownership information to initiate review, with additional materials like structural and energy plans requested later. A debris removal permit is only necessary if homeowners opt out of the government-assisted program. Reusing existing foundations requires evaluation by an engineering consultant, ensuring the foundation meets current building code requirements after thorough testing and forensic analysis. Demolition permits are not required for those in the government's debris removal program if the foundation remains. The article also addresses specific code requirements, including exemptions and waivers for certain like-for-like rebuild projects in the Eaton Fire area, such as electric vehicle-ready infrastructure, cool roof requirements, graywater-ready plumbing systems, and low impact development (LID) requirements for buildings constructed before 2009. LID requirements are not waived in the Palisades area. Guidance is provided on cross-lot drainage and the process for determining previous square footage and available construction plans. Pre-approved building plans are available for homeowners, and solar panels are no longer mandatory but homes must be solar-ready. Fire sprinklers are required by current codes, and while new buildings must be electric-ready, gas appliances are still permitted. Wood-burning chimneys are now allowed for fire rebuild projects. Information on property tagging ("Yellow" or "Red" tags) provides details on access restrictions and safety concerns, with contact information for local Building and Safety District Offices and One-Stop Permit Centers. Temporary housing, including RVs, manufactured homes, or mobilehomes, is allowed with proper connections, and approvals expire two years after the emergency declaration, with possible extensions. Manufactured and factory-built homes can serve as permanent replacement structures if they meet fire-resistant construction requirements and are installed on a continuous concrete footing. Building new Accessory Dwelling Units (ADUs) is permitted as temporary housing while the primary dwelling is rebuilt, with expedited permitting and compliance with current codes. Utility-related questions cover septic systems, sewer connections, and undergrounding utilities. Existing septic systems can be reused if in good working order for like-for-like rebuilds, but upgrades are required if wastewater flow increases. Connection to county sewer lines is mandated if a property is within 200 linear feet of a sewer main and repair of a septic system is needed. Homeowners are responsible for the cost of lateral connections to underground utilities. The County supports the creation of community-driven sewer districts and clarifies that Public Health Department management keeps all inspectors informed of changes regarding septic, cesspool, and sewer systems. Incorporating greywater systems is encouraged for environmental benefits, though specific policies for new ADUs are still developing. Regarding swimming pools and spas, temporary fencing is required if existing barriers are damaged, and debris removal from pools is covered by the U.S. Army Corps of Engineers if within the ash footprint. Draining pools to the sewer requires a permit and specific conditions, otherwise, private water haulers must be hired. The rights of new buyers are also addressed, clarifying that while temporary housing eligibility is tied to prior residency, expedited permitting is available to all within two years of the emergency declaration, regardless of property ownership changes. Lastly, contact information for one-stop locations and various rebuilding resources for different cities within Los Angeles County are provided, including links for FEMA assistance, disaster loans, tax relief, and insurance claims. #WildfireRecovery #RebuildingProcess #LAcountyPermits #TemporaryHousing #LikeForLikeRebuilds #BuildingCodes #SepticSystems #SewerConnections #DisasterAssistance