Do approved DOB filings expire?

Hi All. We are wondering how long approved DOB filings are good for. Reason being that we would like to get plans approved for a 2 story addition on our brownstone in conjunction with interior renovations, but we will not be in a position to build the addition for up to 5 years down the road. We would like to do the interior work now and don’t want to file plans separately because the interior layout changes are based on the addition eventually being built. We would be devastated if we file for the addition later and the plans get rejected or if we have to end up settling for an addition that doesn’t work with our interior. Simply put, we want to phase the work over 5 years but get an approval for the entire scope now. 1) Is this possible and if so, are there any pitfalls that we should be aware of (exorbitant DOB fees, re-reviews, etc)? 2) Will the addition trigger sprinklers? Thank you for taking the time to read this!

fkeels1973

in Dept. of Buildings (DOB) 11 years and 3 months ago

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dazednconfused2 | 11 years and 3 months ago

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A 2-story addition on a brownstone can bring a whole host of issues. Assuming you’ve got the zoning for it, the first thing I’d ask is if it’s a Landmark district? if so, it’s a real uphill battle to add that kind of height. Second is sprinklers. Depending upon the specifics of the existing home, its size, use, etc, I would assume that you would probably need to add sprinklers. Third, elevator! If you hit 5 stories, you could be required to have an elevator, again depending upon the specific layout of the dwelling units. If the 5th floor is the top floor of a duplex or otherwise an integral part of the dwelling unit below, then you may avoid elevators. Then of course there’s the structure. Can the existing structure support a two-story addition? The codes changed drastically for sprinklers as well as other issues in 2008, so it may make sense to file the whole thing at once and leave it open so new codes may not apply when you get it reinstated. There’s no guarantee however that they wouldn’t apply a new life safety code when reinstated. The problem with that approach is that you need to keep the work permit active, otherwise you can get a work without a permit violation, even if the first phase of the work is done. A permit lasts one year or until the contractor’s insurance expires, whichever is shorter, so you need to stay on top of that. All that said, feel free to call to discuss this in further detail. Jim Hill, RA, LEED AP Urban Pioneering Architecture (646) 309-7259

arch007 | 11 years and 3 months ago

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1-2 years can be re-instated for $100 after 2 years has to be re-filed with full fees. http://nyc-dob.com