NOTE: While the following is a list of key zoning, Code and other regulations that may be relevant in the design of the project, it does not cover ALL applicable regulations.
Typical Project Element
Applicable Code and Regulations
Scope and Definitions
NYC DOT Revocable Consent is required before approval by DOB
Public Right of Way Encroachments
Awnings, canopies and sun controlled devices
Encroachments into Public Right of Way shall require coordination and compliance with certain.
Curb cuts must comply with zoning regulations for location of access to street and width for parking and loading berths that vary by zoning district as required by the New York City Zoning Resolution:
Prior to preparing the design documents and construction drawings, the Registered Design Professional must perform a pre-design review that analyzes all of the building elements, systems and other components affected by the proposed scope of work, to verify a Code compliant installation or modification of the encroachment. Based upon the complexity and scale of the project, the information provided on the drawings must clearly describe all of the work required for the Code compliant execution and completion of the project per AC Article 104 or 2014 BC 107.2.
The Department’s guidelines outlined in the following section provide an organized approach for the preparation of construction documents; this will facilitate the plan review process. Drawings shall clearly indicate existing and proposed conditions and any area affected by the scope of work.
Construction documents should represent complete work, including multiple disciplines such as architectural, structural, plumbing, electrical, mechanical, and others. There must be close coordination between all disciplines for the proposed scope of work to ensure code compliance; reference AC 28-104.7 and BC 107.2 for information on submittal of and required construction documents. A complete submission of drawings shall include:
Construction Documents. Drawings necessary to convey essential information such as floor layouts, elevations, schedules and details. The applicable Building Codes and notes should be stated on the drawings as required to demonstrate code and zoning compliance. Where essential to clarify overall layouts and details, a scale should be included on the drawings; a graphic scale is recommended.
If applicable, additional elements required on drawings include:
*Refers to Construction Project Guidelines for Building System Installation and Modification projects.
1. Drawings The Curb Cut project drawings should reflect clear scope of work and include all affected elements. Examples of this are as follows:
Sheet Description: T-001.00 Title Sheet, Site Plan, Drawing Index, General Notes, required special/progress inspections list, and Legends A-100.00 Existing and Demolition Floor Plans A-101.00 Proposed Floor Plans should show details of the encroachment and how the element is integrated into the interior. A-200.00 Proposed underside soffit to illustrate lighting and topside plans to illustrate details of structural anchoring for marquees A-400.00 Existing and Proposed Façade Elevations A-401.00 Existing and Proposed Cross Sections (if applicable) S-100.00 Structural Plans and Details P-100.00 Plumbing Plans - Riser Diagram/Drainage Piping for marquee EN-100.00 Energy Code Analysis (if applicable)
Drawing Legend to include: Symbols, abbreviations, notes and definition, and list all applicable Building Code section numbers.
Recommended Drawing Designators
A: Architectural: Mandatory designation for drawings showing architectural work.
P: Plumbing: Mandatory designation for drawings showing plumbing work including riser diagrams and plumbing details
EN: Energy Analysis: Mandatory designation if an Energy Analysis is required
2. Required Documents. Based on building location and designation, and the project scope of work, the following Agencies may have to requirements and documents that have to accompany the drawings at intake:
3. Post Approval Amendments. Any changes to approved scope of work that are significant and substantive will require submission of revised documents and/or plans as a post-approval amendment (PAA). Approval of an amendment must be obtained before the work is completed. Changes that are not substantive do not require a PAA; however these changes must be shown on plans and included in the ‘As Built’ submission at the end of the project (§28-104.3).
Substantive changes that meet the following criteria should be submitted for review as a PAA to amend the approved plans:
4. As-Built Submission. All changes must be submitted in an ‘as-built’ drawing at the end of the project.
*Note: Organizations like the AIA, CSI and National Institute of Building Sciences work jointly to create national standards for consistent documentation and data organization, to assist in communication and coordination across the design and construction industry. (See http://www.nationalcadstandard.org for more information.) *
As per Chapter 17 of the Building Code, renovation work may require certain Special and Progress Inspections to be performed during and at the end of construction as outlined in the table below. Prior to Approval, the Applicant of Record is required to identify all required Special and Progress Inspections (BC 1704.1). Prior to DOB permit issuance, the Owner must typically engage a registered Special Inspection Agency (SIA) who will take responsibility for the Special and Progress Inspections. The Applicant of Record may perform these inspections if they are also an SIA.
Based on the scope of work, a renovation project may be required to comply with the following Special and Progress Inspection requirements:
Sprayed fire-resistant materials
Special Inspections for sprayed fire-resistant materials applied to floor, roof and wall assemblies and structural members shall be in accordance with Sections 1704.11.1 through 1704.11.7.
Structural Stability – Existing Buildings
Alteration of existing structural systems or elements, such as columns, girders, beams, bearing walls, etc. where the stability or integrity of a structural system is to be temporarily diminished, in accordance with Sections 1704.20.6 through 1704.20.10.
Fire-resistant Penetration and Joints
Special Inspections for penetration of fire-resistant elements and assemblies; and related firestops in accordance with Sections 1704.27.1 and 1704.27.2.
Flood Zone Compliance
Fire resistance-rated partitions, floors, ceilings, shafts, and shutters as per BC 110.3.4
Energy Code Compliance Inspections