We designed a gut renovation of a similarly tight site (15 feet, though I am guessing those 2 feet make all the difference), and you can take a look at the plans on our website:

www.pelloverton.com

goto Projects, and then 19th Street Residence.

One thing that worked for us was to run the kitchen along the wall at the center of the plan and treat the dining room/living room as one big space. This allowed as much through-light as possible.

The house wasn't as deep as what you are proposing, but my instinct as an architect is that you would still want to tuck the stair to one side to maximize the spaces upstairs. With some creative planning you can also run a corridor in this side zone, allowing the enclosed spaces (like bedrooms, baths) to be larger.

Feel free to email if we can be of further help, and good luck with the project!

Posted by: bp3 at August 21, 2007 5:46 PM in response to Narrow Space Living

Yes, you have to file this work. You are changing the quantity of plumbing fixtures which alone would require that you update the Schedule B. The new bathroom is also beholden to minimum light and ventilation requirements, which if filing, needs to be addressed. Make sure your designer (and especially your architect!) are aware of this.

Posted by: bp3 at August 21, 2007 5:34 PM in response to Filing to build a new bathroom?

As a general rule structural, plumbing and electrical changes always have to be filed.
You don't have to file if you are just switching out appliances and fixtures.

Posted by: guest at August 21, 2007 5:48 PM in response to Filing to build a new bathroom?

OP here - thanks for all the comments and ideas. I think the central staircase is the way to go. We are really looking forward to creating a unique living space with this project

Posted by: guest at August 21, 2007 5:54 PM in response to Narrow Space Living

OP here again...just realized i didn't sign in. gowanusaurus it would be nice to exchange photos once we get the process started.

Posted by: clintonhillhoya at August 21, 2007 5:58 PM in response to Narrow Space Living

Are you sure your architect is licensed? He/she should know that you definitely need to file this.

Posted by: spanishfish at August 21, 2007 6:06 PM in response to Filing to build a new bathroom?

OP here, thanks all for the info.
I was surprised to hear from the architect that we didn't need to. We won't likely be adding a toilet as we are taking out the existing bathroom, and the sewer line is already on the wall where the new toilet will be (the upstairs tenants have their bathroom on the same wall as projected bathroom).

To give the architect the benefit of the doubt before we revisit this with her, is it possible that we would not need to file given the conditions above?

We are totally willing to file btw.

Posted by: brevoort at August 21, 2007 7:45 PM in response to Filing to build a new bathroom?

Are you saying that what you are technically doing is moving a bathroom from one floor down to another floor, but not actually adding any plumbing fixtures "in total"? If that is the case, it's kind of a difficult one to answer. If you are adding any number of fixtures (a sink, a toilet, a tub, a shower) it needs to be filed.

Posted by: spanishfish at August 22, 2007 12:08 AM in response to Filing to build a new bathroom?

Moving a fixture is the same as adding a new fixture- they both require changes to the underlying system and therefore filing permits.
A permit doesn't mean something has to be difficult, only that it has to be monitored and inspected.

Posted by: guest at August 22, 2007 4:19 PM in response to Filing to build a new bathroom?

You can file an ARA if your work involves "only plumbing work" and is limited to "adding up to two new fixtures" In reality, you are doing more than just plumbing, but the truth could be stretched, which may be what your architect is suggesting.

Posted by: guest at August 22, 2007 7:18 PM in response to Filing to build a new bathroom?