Can anyone help with my letter of no objection situation?

I am opening a beer and wine bar in Bushwick.  The space I have leased was a deli/grocery (bodega).  It is on the ground floor of a multi-family apartment building (typical in the neighborhood).  There is no C of O on file therefore I know I have to obtain a letter of no objection.  My architect told me to say that the current use of the space was as a restaurant since they do make food there and have tables for people to eat.  When I got all my paperwork together and went to the DOB to submit my application for the LNO, I was told that the property had no filings on record so it does not have fire suppression and therefore cannot be a restaurant right now.  I was told to save my money and not apply for the LNO.  I don’t know what to do now.

Do I need the LNO before I can file my drawings for permits?

The purpose of the LNO is just to establish that there is indeed a commercial space on the ground floor and not a specific use, correct?  Does this mean that I can say it is a deli/grocery and still put a bar in there?  I need the LNO for the liquor authority. 

I don’t know what to do and have spoken to several “professionals” who have all had different answers.  It’s so frustrating when no one can specifically tell you what you need to do.  Time is ticking and it is difficult to get a business up and running in a timely manner.  Can anyone help?

boyinthebush

in Bars and Pubs 13 years and 10 months ago

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talock | 13 years and 10 months ago

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You can find the block and lot number yourself – just go to the NYC DOB Building Information System, type in the address and borough, and it will give you the block and lot number.  Probably worthwhile to check the zoning resolution maps as well to determine your zoning district and make sure commercial space it allowable (just to double check and have your ducks in a row – even if you know its allowable, since there are no current filings it’s a good idea to know for sure as if it’s not for building permit will be rejected). 

From my experience, i think your best bet will actually be to file for the building permit first.  This should start a file on the property which should allow the DOB to take action on it.  Second, Fire Protection/Suppression is a separate filing from the building permit – if the space you are looking at never had fire protection plans filed, you will need to do this anyway, regardless of whether you can obtain (or even need) an LNO.  Have your architect prepare the necessary drawings and paperwork for filing as the proper occupancy type along with a fire protection plan.  An architect and good expediter should be able to handle this process quickly.  After this is approved you should be able to get all the paperwork needed for the liquor authority.  Additionally, i’ve had clients in the past with restaurants hire a state liquor board expediter as well – yes, this means more fees, but it seemed to work in getting the necessary paperwork ready quicker.

masterbuilder | 13 years and 10 months ago

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We currently have two commercial projects underway in Bushwick – a restaurant in a space that was a garage, and an Alt 2 of an existing bar (that was an Alt 1 to become a bar with food in what was a warehouse).  For the restaurant, which will serve liquor, fire suppression was not filed with the Alt 2 plans.  It will be filed via the fire suppression contractor’s team.

We also have a new bar project in Williamsburg and have a couple of other restaurant projects up and coming.  Each project has a different architect/engineer and expediter team, and with our collective knowledge I bet we can give you some direction.

Please email me at masterbuildernyc@gmail.com with the address, and I will pass it along.  I’m happy to meet with you as well in Bushwick.

www.bgrnow.com

boyinthebush | 13 years and 10 months ago

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Is there an expeditor out there that, with the block and lot number, can look up the property and advise me on what I need to do? I’m also looking for an expeditor that can file the project at the DOB.

jockdeboeraia | 13 years and 10 months ago

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What does your architect say?