N.Y.C. Admin. Code § EBC 106: Section EBC 106: Construction Documents

106.1 General.

In accordance with Article 104 of Chapter 1 of Title 28 of the Administrative Code, each application for a permit shall be accompanied by submittal documents which include but are not limited to construction documents; special inspection, structural investigation, and evaluation reports; and other data required by the department. Such submittal shall be prepared by a registered design professional. The department shall not issue a permit pursuant to this code unless and until it approves all required construction documents for such work. In addition to the requirements of Article 104 of Chapter 1 of Title 28 of the Administrative Code, the commissioner is authorized to require additional construction documents to be submitted by a registered design professional to determine compliance with this code and other applicable laws and rules.

Exception: Construction documents shall not be required to be prepared by a registered design professional if they are exempt from such requirement, as provided for in Chapter 5 of this code, Section 28-104.6 of the Administrative Code, or rules of the department.

106.2 Construction documents.

Construction documents submitted in connection with alterations, additions, changes of use or occupancy and relocation of existing buildings shall comply with Article 104 of Chapter 1 of Title 28 of the Administrative Code, Section 107 of the New York City Building Code and with Sections 106.2.1 through 106.2.9 of this code.

106.2.1 Structural plans.

Structural plans shall include the data and information described in Section 107.7 and Chapter 16 of the New York City Building Code as applicable to alterations, additions, changes of use or occupancy and relocation of existing buildings. Additional documents shall be submitted as required by Section 702. Structural calculations shall be made available to the department upon request.

106.2.2 Fire protection system(s) 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 Section 107.9 of the New York City Building Code. Such plans shall not be required in connection with applications for limited standpipe alterations and limited sprinkler alterations subject to Chapter 5 of this code.

106.2.3 Means of egress.

The construction documents for Alterations – Level 1, Alterations – Level 2, additions and changes of occupancy where the means of egress are affected shall show in sufficient detail the location, construction, size and character of all portions of the means of egress in compliance with the provisions of this code and Chapter 10 of the New York City Building Code, as applicable. The construction documents shall designate the number of occupants to be accommodated in every work area of every floor and in all affected rooms and spaces.

106.2.4 Exterior wall envelope.

Construction documents for work affecting the exterior wall envelope shall describe the exterior wall envelope in sufficient detail to determine compliance with this code, the New York City Building Code and the New York City Energy Conservation Code. The construction documents shall provide, as required, details of the exterior wall envelope pertinent to the proposed work, including windows, doors, flashing, 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.

106.2.5 Site plan.

The construction documents submitted with the application for permit shall be accompanied by a site plan showing to scale the size and location of proposed work and existing structures on the site and distances from lot lines. Where the work involves horizontal additions or relocation of existing buildings, the site plan shall be drawn in accordance with an accurate boundary line survey. In the case of demolition, the site plan shall show construction to be demolished and the location and size of existing structures and construction that are to remain on the site or lot. The commissioner is authorized to waive or modify the requirement for a site plan where the application for permit is for alteration or change of occupancy that will not affect site conditions. Additional details may be required by the department.

106.2.5.1 Zoning.

Where the proposed work requires compliance with the New York City Zoning Resolution, the site plan shall include the entire zoning lot with details required to demonstrate compliance.

106.2.5.1.1 Multiple tax lots on a zoning lot.

Where an existing building is being enlarged and the zoning lot comprises multiple tax lots, construction documents shall comply with Section 28-104.7.18 of the Administrative Code.

106.2.6 Energy efficiency.

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

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106.2.7 Mechanical and fuel gas systems plans.

Construction documents for gas piping, heating, ventilation, refrigeration and other mechanical work to be performed shall be submitted as required by the New York City Mechanical Code and the New York City Fuel Gas Code

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106.2.8 Plumbing plans.

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

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106.2.9 Special requirements.

Certain types of work shall be included and identified in the construction documents in accordance with Sections 106.2.9.1 through 106.2.9.6, as applicable.

106.2.9.1 Identification of work involving relocation, moving or raising a building.

Where an existing building is being relocated, moved, or the lowest above-grade floor or the lowest subgrade floor of a building is to be raised, lifted or elevated, such work shall be listed on the title sheet of the construction documents as subject to special inspection. Refer to Section 28-104.7.13 of the Administrative Code

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106.2.9.2 Identification of certain I-1 and I-2 occupancies and of certain adult homes, enriched housing, community residences and intermediate care facilities as exempt from temporary external generator connection requirements.

Refer to Section 28-104.7.14 of the Administrative Code

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106.2.9.3 Identification of certain hospitals as exempt from temporary external boiler or chiller connection requirements.

Refer to Section 28-104.7.15 of the Administrative Code

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106.2.9.4 Tenant protection plan.

The title sheet of construction documents shall contain a statement that a tenant protection plan must be submitted in accordance with the requirements of Section 1503 of this code and Section 28-104.7.16 of the Administrative Code prior to the issuance of a permit for alteration, construction or partial demolition work in a building containing 1 or more occupied dwelling units.

106.2.9.5 Coastal zones and water-sensitive inland zones.

Construction documents for work relating to alterations of existing buildings in coastal zones and water-sensitive inland zones shall comply with Section 28-104.9 of the Administrative Code

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

Applications for construction document approval shall comply with Sections 106.2.9.6.1 and 106.2.9.6.2.

106.2.9.6.1 Sewage.

Applications for construction document approval shall include submittal documents relating to the availability and feasibility of a public sanitary or public combined sewer in accordance with Section 107.11.1 of the New York City Building Code and Section 107.6.1 of the New York City Plumbing Code, for the following types of applications:

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

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

106.2.9.6.2 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 Section 107.11.2 of the New York City Building Code and Section 107.6.2 of the New York City Plumbing Code, for the following types of applications:

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

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

Exceptions:

1. Applications for construction document approval for the alteration of an existing building other than a one- or two-family dwelling 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. In such cases, the stormwater discharge may be accommodated by existing facilities. Construction documents shall include the amount of proposed increase in impervious area. For the purposes of this exception, the 1,000 square feet (93 m

2

) area shall include all cumulative enlargements and increases in impervious surface area made on the same tax lot after July 1, 2008.

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

2

). Construction documents shall include the amount of proposed increase in impervious surface area. For the purposes of this exception, the 200 square feet (19 m

2

) area shall include all cumulative enlargements and increases in impervious surface area made on the same tax lot after July 1, 2008.

106.2.9.6.3 Post-construction stormwater management facilities.

A post-construction stormwater management facility shall comply with Section 107.11.3 of the New York City Building Code

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106.3 Additional requirements.

Alterations, additions, repairs, changes of occupancy and relocations of existing buildings shall comply with the following additional requirements as applicable:

1. Asbestos investigation pursuant to Article 106 of Chapter 1 of Title 28 of the Administrative Code

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2. Alteration or demolition of single room occupancy multiple dwellings pursuant to Article 107 of Chapter 1 of Title 28 of the Administrative Code

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3. Pavement plan pursuant to Article 108 of Chapter 1 of Title 28 of the Administrative Code

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4. Fire protection plan pursuant to Article 109 of Chapter 1 of Title 28 of the Administrative Code

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5. Site safety plan pursuant to Article 110 of Chapter 1 of Title 28 of the Administrative Code

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106.4 Phased or partial approval.

In the case of construction documents for the alteration of a building, the commissioner may grant partial approval in accordance with Section 28-104.2.5 of the Administrative Code.