Forum Archive: Posts by: HWnewproject

OVERVIEW: We’re in contract to purchase a Manhattan brownstone that is partially renovated and converted (from 14 unit SRO). The building is on a wide avenue (not narrow street), which I know pertains to some code requirements.

BACKGROUND: Before he ran out of funds, the seller completed the facade restoration, demolition (it was a shell), structurally reinforced the building (replaced joists where necessary, new floors and steel pan stairs), and installed a new roof. His approved plans were for an 8-unit condo building but he did NOT commence (or file permits for) any of the new interior construction. Plans were filed under the prior to 1968 code. We hope the cost to complete the renovation will not exceed 60% of the building’s value, a threshold I’m aware pertains to some code issues.

OUR PLAN: We intend to file an amendment and submit updated plans with a 3-family configuration. It’s a 4 story townhouse + a basement (garden level) + cellar. The basement level will be a floor thru apartment, the 1st/parlor level will be combined with the 2nd as a duplex (w/ internal stair), and the 3rd and 4th floor will be a duplex (w/ internal stair). However, as there is a commercial overlay we may want to consider changing the basement/garden level to commercial use, particularly if such a “2-family” configuration would provide significant cost savings.

QUESTIONS:

1) Egress Requirements – Must all 3 units have emergency egress to the roof / must we extend the common stair to the roof (there is already a bulkhead)?
There is a building extension on the cellar/basement/1st levels, which enables a sizable terrace on the 2nd level. Therefore, the basement unit will have two means of egress – the main entrance via common stair and the rear garden; the 1st/2nd duplex will have two means of egress – the common stair on both its levels and the terrace; and the 3rd/4th duplex will also have two means of egress – the common stair on both its levels and the roof. We’re just not sure if we can stop the common stair at the entrance to the 3rd/4th duplex (ideal to re-claim the hallway into the space). If we instead made the garden apartment a commercial space and the building was a legal 2-fam, would requirement be different?

2) Sprinklers – Per my description of 2 means of egress for all 3 (or possibly 2) units, must we install a sprinkler system in the stair? Throughout the whole building? I’m a bit confused since the code review is under “prior to 1968″ but I’m aware that certain 2008 code requirements and updates to the fire code mandate sprinklers regardless of particular code review. As this is a 4 story building, are sprinklers required regardless of the configuration and egress?

3) Are there any other universal 2008 code mandates in which we must be compliant under our “prior to 1968″ review?

I have a background in design but haven’t worked in the field since the 2008 code. Can anyone recommend an architect or expediter who is an expert on these issues? Also, any reccs for reliable/affordable/honest/quality work/quick GCs or subs to complete the interior construction?

Thanks in advance!