N.Y.C. Admin. Code § BC 107: Section BC 107: Construction Documents

107.1 General.

Construction documents shall comply with Chapter 1 of Title 28 of the Administrative Code, this section and other applicable provisions of this code and its referenced standards.

107.2 Required construction documents.

In addition to the requirements of Article 104 of Title 28 of the Administrative Code, the applicant shall submit any and all of the documents specified in Sections 107.3 through 107.16 as appropriate to the nature and extent of the work proposed.

107.2.1 Composite plans.

Composite plans showing architectural, structural, and mechanical parts and related energy use systems of a building may be submitted provided that a clear understanding of each part and system is not impaired.

107.2.2 Multiple building developments.

The same set of plans may be used for several buildings of the same construction, if such buildings are located on adjoining lots under the same ownership, and if applications for construction document approval for the lots are filed simultaneously.

107.3 Lot diagram.

The lot diagram shall show compliance with the New York City Zoning Resolution, indicating the size, height, and location of the proposed construction including parking and curb cuts; all existing structures on the zoning lot and their distances from lot and street lines; the established grade and existing curb elevations; and the proposed final grade elevations of the site shown by contours or spot grades at reasonable intervals. The lot diagram shall be drawn in accordance with an accurate boundary survey to the city datum, made by a land surveyor, which shall be attached to and form part of the application. A complete zoning analysis shall accompany the lot diagram with citation to the relevant sections of the New York City Zoning Resolution.

107.4 Building classification statement.

The statement shall identify:

1. The occupancy group or groups that apply to parts of the building in accordance with Section 302;

2. The occupancy group of the main use or dominant occupancy of the building;

3. The construction type of the building in accordance with Section 602;

4. The structural occupancy/risk category in accordance with Table 1604.5;

5. The height of the building as defined in Section 502.1;

6. The applicable measurements to the highest and lowest level of Fire Department access;

7. Whether the building is inside or outside of the fire districts;

8. Whether the building is inside or outside a flood hazard area; and

9. For multiple dwellings, the multiple dwelling classification as established by the New York State Multiple Dwelling Law.

107.5 Means of egress plans.

Floor and roof plans shall show compliance with the requirements of Chapter 10, with sufficient notations indicating egress features and complete egress analysis as required by this code.

107.6 Architectural plans.

Construction documents for all buildings shall provide detailed drawings of all architectural elements of the building showing compliance with the code, including but not limited to doors, windows and interior finish schedules, details necessary to substantiate all required fire-protection characteristics, details demonstrating compliance with the New York City Energy Conservation Code and details demonstrating compliance with all accessibility requirements of this code. Plans shall also provide details of the exterior wall envelope as required, including but not limited to flashing, insulation, vapor retarder, intersections with dissimilar materials, corners, end details, control joints, intersections at roof, eaves or parapets, means of drainage, water-resistive membrane and details around openings.

Exception: Where a curtain wall system is to be employed containing elements that are normally detailed on shop or working drawings, approval of construction documents shall be conditioned upon deferred submittal of such shop or working drawings showing the approval of the registered design professional who prepared the architectural construction documents, or of a signed statement by such registered design professional that such drawings were prepared to his or her satisfaction. In such cases, submittal of construction documents showing compliance with the New York City Energy Conservation Code related to such curtain wall may also be deferred. Such deferred submittal of construction documents must demonstrate that the estimated annual energy use for the envelope in the energy analysis submitted as part of the initial filing is not exceeded.

107.7 Structural plans.

Structural plans shall include the data and information described in this section and in Chapter 16. Structural calculations shall be made available to the department upon request.

Exceptions:

1. Where structural elements are normally detailed on shop or working drawings, approval of construction documents shall be conditioned upon deferred submittal of such shop or working drawings showing the approval of the registered design professional who prepared the structural construction documents, or of a signed statement by such registered design professional that such drawings were prepared to his or her satisfaction.

2. In cases where the detailing of structural elements has been made on the basis of fire-resistance ratings, load tables, or similar data as given in manufacturer's catalogues, approval of construction documents shall be conditional upon submission of a manufacturer's designation attesting to the accuracy of the data and indicating that such data were derived in conformance with the provisions of this code. Where the detailing of structural elements has been made on the basis of data published in technical documents of recognized authority issued or accredited by the agency or association promulgating the applicable referenced standard, such manufacturer's designation will not be required.

107.7.1 Foundation plans.

Foundation plans shall show compliance with the requirements of Chapter 18 of this code regarding foundation design and shall show the plan locations, design loads, design elevations of the bottoms, and details as to sizes, reinforcements, and construction of all footings, piers, foundation walls, pile groups, and pile caps. The foundation systems shown on plans shall be of a type indicated in the geotechnical report required by Section 1803.6. The levels of footings of adjacent structures shall be indicated or, if the adjacent structures are pile supported, this shall be stated. Where applicable, the plans shall include underpinning details. In addition, there shall be a statement indicating the character and minimum class of the soil strata required for the support of the foundation; the allowable soil pressure used for the design of footings; and the character, class, and presumptive bearing capacity of the bearing stratum to which piling is required to penetrate. The types and design capacities of piling and the records of required borings or test pits shall also be shown. In addition, foundation plans shall include insulation details as required by the New York City Energy Conservation Code.

107.7.2 Floor plans.

Floor plans and sections showing all structural requirements shall be provided for all levels.

107.7.3 Detailed drawings.

Drawings shall show sizes, sections, and locations of members, and such other information as may be required to indicate clearly all structural elements and special structural engineering features.

107.7.4 Column schedules.

Column schedules shall show the design load contributed by the framing at any level and the total accumulated design load at each level.

107.7.5 Truss forces.

Where trusses are employed, a diagram or table shall indicate the loads or moments in the various members under the design loading conditions. The requirement for a diagram or table may be waived when the trusses consist of elements selected from load tables or similar data, subject to the requirements for verification described in this code.

107.7.6 Pre-stressing forces.

Where pre-stressed members are employed, a schedule or table shall show the total prestressing forces and the method and sequence of application.

107.8 Earthwork plans.

Where the application is sought solely for or includes earthwork, excavation or fill operations, including but not limited to site decontamination, soil remediation and grading, the applicant shall submit 1) a lot diagram showing the exact location of the lot and dimensions to the nearest corner; and 2) plans showing the exact location, extent, and depth or height of the proposed earthwork, excavation or fill operation and any existing utilities, foundations or other infrastructure potentially impacted by the earthwork, excavation or fill operation. For excavation operations, the plans shall also indicate the levels of footings of all adjacent structures or, if the adjacent structures are pile supported, this shall be stated. Where applicable, the plans shall also include underpinning details, soil information in accordance with Chapter 18, and a final grading plan representing the lot after all earthwork, excavation or fill operations have been completed.

107.9 Fire protection system plans.

Construction documents for fire protection systems shall include a plot plan to scale indicating the location of the system in relation to the rest of the building and shall comply with Sections 107.9.1 through 107.9.4. Such plans shall not be required in connection with applications for limited standpipe alterations and limited sprinkler alterations.

107.9.1 Sprinkler systems.

Sprinkler systems plans shall comply with Section 903.1.2.

107.9.2 Alternative automatic fire-extinguishing systems.

Notwithstanding any other provision of this code, design and installation documents for the installation of alternative automatic fire-extinguishing systems shall be filed with and reviewed by the Fire Department for compliance with this code, the New York City Fire Code and other applicable laws and regulations in accordance with Section 105 of the New York City Fire Code.

107.9.3 Standpipe systems.

Standpipe systems plans shall comply with Section 905.1.1.

107.9.4 Fire alarm and detection systems.

Fire alarm and detection systems plans shall comply with Section 907.1.1.

107.10 Sign installation plans.

Construction documents for sign applications shall comply with Section H105.2 of Appendix H.

107.11 Discharge of sewage and discharge and/or management of stormwater runoff.

Applications for construction document approval shall comply with Sections 107.11.1, 107.11.2 and 107.11.3.

107.11.1 Sewage.

Applications for construction document approval shall include submittal documents relating to the availability and feasibility of a public sanitary or public combined sewer and/or other approved discharge for sewage in accordance with Sections 107.11.1.1 and 107.11.1.2 for the following types of applications:

1. New buildings that include any fixtures that produce sewage;

2. Alterations that require an increase in size to an existing sanitary or combined sewer connection; and/or

3. Alterations requiring a new connection to a sanitary or combined sewer.

107.11.1.1 Connection feasible and available.

Where a public sanitary or combined sewer is certified by the Department of Environmental Protection or certified by an applicant in accordance with rules of such department to be available and connection thereto feasible, the applicant shall submit:

1.

Department of Environmental Protection certification of availability and feasibility. A sewer certification issued by the Department of Environmental Protection that a public sanitary or combined sewer is available and connection thereto is feasible. Applications for such certification shall be made to the Department of Environmental Protection on forms specified by such department (Department of Environmental Protection "house/site connection proposal application" or other form as specified in the rules of such department) and shall be reviewed and approved by such department in accordance with the rules of such department. Such certification may be conditioned by such department on part or all of the sewage to be disposed of with an on-site disposal system or with the use of an alternative disposal system; or

2.

Applicant certification of availability and feasibility. A certification submitted by the applicant to the Department of Environmental Protection in accordance with the rules of such department that a public sanitary or combined sewer is available and connection thereto is feasible, in such cases where the availability and feasibility of connection to a public sanitary or combined sewer are allowed to be certified by the applicant pursuant to such rules. Such certification shall be on forms specified by such department (Department of Environmental Protection "house/site connection proposal application" or other form as specified in the rules of such department).

107.11.1.2 Connection not feasible or not available.

Where a public sanitary or combined sewer is not available, or where connection thereto is not feasible, the applicant shall submit:

1.

Department of Environmental Protection or applicant certification of unavailability or non-feasibility.

(i) A certification issued by the Department of Environmental Protection that a public sanitary or combined sewer is not available or that connection to an available sewer is not feasible. Such certification shall be on forms specified by such department (Department of Environmental Protection "house/site connection proposal application" or other form as specified in the rules of such department) or

(ii) A certification submitted by the applicant to the Department of Environmental Protection that a public sanitary or combined sewer is not available or that connection thereto is not feasible, in such cases where the availability and feasibility of connection to a public sanitary or combined sewer are allowed to be certified by the applicant pursuant to the rules of such department. Such certification shall be on forms specified by such department (Department of Environmental Protection "house/site connection proposal application" or other form as specified in the rules of such department); and

2.

On-site disposal. A proposal for the design and construction of a system for the on-site disposal of sewage conforming to the provisions of this code and other applicable laws and rules including but not limited to minimum required distances from lot lines or structures and subsoil conditions. Construction documents for such system shall be subject to the approval of the department.

107.11.2 Stormwater.

Applications for construction document approval shall include submittal documents relating to the availability and feasibility of a public combined or storm sewer or other approved method for stormwater discharge in accordance with Sections 107.11.2.1 and 107.11.2.2 for the following types of applications:

1. New buildings;

2. Alterations of buildings proposing horizontal building enlargement; and/or

3. Alterations that increase impervious surfaces on the tax lot.

Exceptions:

1. Applications for construction document approval for the alteration of an existing one- or two-family dwelling need not include such submittal documents, where the footprint of a proposed horizontal building enlargement and any proposed increase in impervious surfaces combined is less than or equal to 200 square feet (19 m

2

). Construction documents shall include the amount of proposed increase in impervious area.

1.1. This exception shall not apply if the horizontal building enlargement and increase in impervious surface related to the current application for construction document approval and any other enlargement or increase in impervious surface made on the same tax lot after July 1, 2008 together exceed 200 square feet (19 m

2

).

2. Applications for construction document approval for the alteration of a building need not include such submittal documents, where the increase in area of the footprint resulting from a proposed horizontal building enlargement and any proposed increase in impervious surfaces on a lot combined is less than or equal to 1,000 square feet (93 m

2

), and on-site disposal of stormwater conforming to the provisions of the applicable laws and rules as determined by the department is proposed for such enlargement and/or increase in impervious surface. Construction documents shall include the amount of proposed increase in impervious area.

2.1. This exception shall not apply where on-site disposal cannot be designed to conform to the provisions of the applicable laws and rules including but not limited to minimum required distances from lot lines or structures or subsoil conditions as determined by the department.

2.2. This exception shall not apply if the horizontal building enlargement and increase in impervious surface related to the current application for construction document approval and all other enlargements or increases in impervious surface made on the same tax lot after July 1, 2008 together exceed 1,000 square feet (93 m

2

).

107.11.2.1 Connection feasible and available.

Where a public combined or storm sewer is certified by the Department of Environmental Protection or certified by an applicant in accordance with rules of such department to be available and connection thereto is feasible, applicants shall submit:

1.

Department of Environmental Protection certification of availability and feasibility. A sewer certification issued by the Department of Environmental Protection that a public storm or combined sewer is available and connection thereto is feasible. Applications for such certification shall be made to the Department of Environmental Protection on forms specified by such department (Department of Environmental Protection "house/site connection proposal application" or other form as specified in the rules of such department) and shall be reviewed and approved by such department in accordance with the rules of such department. Such certification may be conditioned by such department on part or all of the stormwater runoff to be disposed of through an on-site detention or retention system, or by use of alternative disposal methods including but not limited to ditches, swales or watercourses; or

2.

Applicant certification of availability and feasibility. A certification submitted by the applicant to the Department of Environmental Protection in accordance with the rules of such department that a public storm or combined sewer is available and connection thereto is feasible, in such cases where the availability and feasibility of connection to a public storm or combined sewer are allowed to be certified by the applicant pursuant to such rules. Such certification shall be on forms specified by such department (Department of Environmental Protection "house/site connection proposal application" or other form as specified in the rules of such department).

107.11.2.2 Connection not feasible or not available.

Where a public combined or storm sewer is not available, or where connection thereto is not feasible, applicants shall submit:

1.

Department of Environmental Protection or applicant certification of unavailability or non-feasibility.

(i) Certification issued by the Department of Environmental Protection that a public storm or combined sewer is not available or that connection thereto is not feasible. Such certification shall be on forms specified by such department (Department of Environmental Protection "house/site connection proposal application" or other form as specified in the rules of such department); or

(ii) Certification submitted by the applicant to the Department of Environmental Protection that a public storm or combined sewer is not available or that connection thereto is not feasible, in such cases where the availability and feasibility of connection to a public storm or combined sewer are allowed to be certified by the applicant pursuant to rules of such department. Certification shall be on forms specified by such department (Department of Environmental Protection "house/site connection proposal application" or other form as specified in the rules of such department); and

2.

On-site disposal. A proposal for the design and construction of a system for the on-site disposal of stormwater conforming to the provisions of this code and other applicable laws and rules including but not limited to minimum required distances from lot lines or structures and subsoil conditions. Construction documents for such system shall be subject to the approval of the department.

107.11.3 Post-construction stormwater management facilities.

A post-construction stormwater management facility that is constructed as a part of a covered development project shall comply with the rules of the Department of Environmental Protection and with this code.

(L.L. 2017/097, 5/30/2017, eff. 6/1/2019; Am. L.L. 2020/091, 9/27/2020, eff. 3/26/2021)

107.12 Predemolition photographs.

In addition to the requirements of Section 3306.3, construction documents for full demolition shall comply with the following requirements for archival photographs:

1.

Number required. Applications shall contain two sets of photographs of the building or buildings to be demolished or removed. Both sets shall be received by the department on behalf of the New York City Landmarks Preservation Commission and the New York City Municipal Archives Division of the Department of Records and Information Services.

2.

Format. The photographs shall conform to the standards and specifications established by rules promulgated by the commissioner upon the advice of the commissioner of the Department of Records and Information Services and the chairperson of the Landmarks Preservation Commission.

Exception: Applications made on behalf of the New York City Department of Housing Preservation and Development or made pursuant to Article 215 of Chapter 2 of Title 28 of the Administrative Code are exempt from the requirements of this section.

107.13 Energy efficiency plans.

Construction documents shall include compliance documentation as required by the New York City Energy Conservation Code.

107.14 Mechanical and fuel gas plans.

Construction documents for gas piping, heating, ventilation, refrigeration and other mechanical work to be performed shall be submitted as per New York City Mechanical and Fuel Gas Codes.

107.15 Plumbing plans.

Construction documents for plumbing work to be performed shall be submitted as per the New York City Plumbing Code.

107.16 Flood zone compliance plans.

Flood zone compliance plans demonstrating compliance with Appendix G shall be submitted with applications for construction document approval for projects located within a flood hazard area, or where required by Appendix G.

107.17 Retention of construction and submittal documents.

Refer to Section 28-104.12 of the Administrative Code.

107.18 Construction documents for extension or relocation of an existing chimney or vent.

Where an owner of a new or altered taller building is required by Section 801 of the New York City Mechanical Code, Section 501 of the New York City Fuel Gas Code, or Section 2113 of this code, to extend, alter or relocate an existing chimney or vent on an affected building, the construction documents for the new or altered taller building shall comply with the requirements of Section 107.18.1 of this code.

107.18.1 Chimney and vent plan.

At the time of initial filing for construction, a chimney and vent plan shall be included as part of the construction documents. Such chimney and vent plan shall include the following information for all chimneys and vents within 100 feet (30 480 mm) of construction:

1. A drawing identifying the location of each existing chimney and vent.

2. A chimney and vent schedule containing the following information for each chimney and vent:

2.1. The cross-sectional area of the chimney or vent outlet.

2.2. The horizontal distance measured from the adjacent construction to the outlet

2.3. The elevation of the outlet.

2.4. The appliance, mechanical system, or fireplace to which the chimney or vent is attached, including the flue gas temperature, or a notation that this information is not yet known.

2.5. If extension, alteration, or relocation is required and describing the expected work.

3. Calculations demonstrating which chimneys and vents require no alteration based on the termination requirements including but not limited to those found in Section 503.5.4 of the New York City Fuel Gas Code and Section 801.20 of the New York City Mechanical Code.