Questions on DOB Filing
We’re doing a gut renovation on a landmarked house that’s currently a 2 family (double duplex). we’re changing the configuration to a triplex over a garden apartment. 2 questions: 1) do we need to change the c of o? 2) is it worth the expense to file 2 sets of plans in order to expedite…
We’re doing a gut renovation on a landmarked house that’s currently a 2 family (double duplex). we’re changing the configuration to a triplex over a garden apartment.
2 questions:
1) do we need to change the c of o?
2) is it worth the expense to file 2 sets of plans in order to expedite things:
the alt 1 for change of c of o and external work (expected to take longer to get approval)
the alt 2 for internal work (expected to take less time and allow us to start internal work sooner)
thanks in advance
1. Landmarks will most probably be a full review and you will aparrently get a certificate of appropriateness but if you won’t change the actual exterior historical detail you will not have problems with them either.
2. Your exit to the rear maynot even qualify as en egress if it will not lead you back to the front of he lot.
3. Exterior work regarding DOB concerns will not take long but you will have the landmark issue. The interior will be just the opposite. You will get sooner the LPC approval with a certificate of no effect but DOB will take longer.
Looks like a real catch 22
You need to talk and hire an architect asap if you have such time constrants. There are several of us here. Both Jim or I could certainly take care of it for you. You can do two sets of drawings if that is what you are looking for.
thank you all for your responses…and to clarify:
yes we do want to move as quickly as possible (it’s rather like having a bill for an empty hotel room)
yes we do have work to do on the front facade: cornice repair, brickwork, stoop replacement and all new windows but we will stay consistent with historical detail (does this mean we expect staff level or full review from landmarks?)
are we changing means of egress by adding a stair out the parlor to the backyard and does this have an affect on approval time?
if c of o is filed with internal drawings (my mistake in original post), won’t it take a long time for this approval as well because of the change of c of o? or is the external work much longer?
from a financial point of view, if there is a way to get things started 2 weeks or more sooner it would be worth the money for a second filing
any additional insight?
thanks again
Yes, you will need to change the c of o among other things. The internal work is related to the c of o so it would be part of that set of drawings. Note that above a two family will require a sprinkler system and you may have exiting issues to deal with.
Whether to file one or two jobs may depend more on what kind of external work you are doing. If you can get away with a staff level landmarks review, then do it as one filing all together. If you expect a full review (major changes visible from street) then do it separately. It will add couple thousand, but you’ll probably save that in rent if you can do the work sooner.
We’ve done it both ways and would be happy to discuss it with you.
Jim Hill, RA, LEED AP
Urban Pioneering Architecure
1) You will need to change the C. of O. as you are eliminating a duplex and creating a triplex even though the no. of apts. do not change. You can actually argue that it is not a change in use or occupancy and try to get away with it if you work around the egress.
2) If you file 2 applications you will be able to start working earlier but you will have 2 applications and pay for architect / expediter twice. In addition, If you will be done with your general work before your alt-1 is approved then you will run around like a headless chicken.
A chenge of such types doesn’t take that long anyway so it is not a significant advantage ubless you are really desperate to start.
1) if tou change use area or egress, check here:
http://www.nyc.gov/html/dob/downloads/pdf/consbroch.pdf
2) i won’t do that, that sounds extra work (and i guess you don’t need to file ALT 1)