Sprinklers & Egress
OVERVIEW: We’re in contract to purchase a Manhattan brownstone that is partially renovated and converted (from 14 unit SRO). The building is on a wide avenue (not narrow street), which I know pertains to some code requirements. BACKGROUND: Before he ran out of funds, the seller completed the facade restoration, demolition (it was a shell),…
OVERVIEW: We’re in contract to purchase a Manhattan brownstone that is partially renovated and converted (from 14 unit SRO). The building is on a wide avenue (not narrow street), which I know pertains to some code requirements.
BACKGROUND: Before he ran out of funds, the seller completed the facade restoration, demolition (it was a shell), structurally reinforced the building (replaced joists where necessary, new floors and steel pan stairs), and installed a new roof. His approved plans were for an 8-unit condo building but he did NOT commence (or file permits for) any of the new interior construction. Plans were filed under the prior to 1968 code. We hope the cost to complete the renovation will not exceed 60% of the building’s value, a threshold I’m aware pertains to some code issues.
OUR PLAN: We intend to file an amendment and submit updated plans with a 3-family configuration. It’s a 4 story townhouse + a basement (garden level) + cellar. The basement level will be a floor thru apartment, the 1st/parlor level will be combined with the 2nd as a duplex (w/ internal stair), and the 3rd and 4th floor will be a duplex (w/ internal stair). However, as there is a commercial overlay we may want to consider changing the basement/garden level to commercial use, particularly if such a “2-family” configuration would provide significant cost savings.
QUESTIONS:
1) Egress Requirements – Must all 3 units have emergency egress to the roof / must we extend the common stair to the roof (there is already a bulkhead)?
There is a building extension on the cellar/basement/1st levels, which enables a sizable terrace on the 2nd level. Therefore, the basement unit will have two means of egress – the main entrance via common stair and the rear garden; the 1st/2nd duplex will have two means of egress – the common stair on both its levels and the terrace; and the 3rd/4th duplex will also have two means of egress – the common stair on both its levels and the roof. We’re just not sure if we can stop the common stair at the entrance to the 3rd/4th duplex (ideal to re-claim the hallway into the space). If we instead made the garden apartment a commercial space and the building was a legal 2-fam, would requirement be different?
2) Sprinklers – Per my description of 2 means of egress for all 3 (or possibly 2) units, must we install a sprinkler system in the stair? Throughout the whole building? I’m a bit confused since the code review is under “prior to 1968” but I’m aware that certain 2008 code requirements and updates to the fire code mandate sprinklers regardless of particular code review. As this is a 4 story building, are sprinklers required regardless of the configuration and egress?
3) Are there any other universal 2008 code mandates in which we must be compliant under our “prior to 1968” review?
I have a background in design but haven’t worked in the field since the 2008 code. Can anyone recommend an architect or expediter who is an expert on these issues? Also, any reccs for reliable/affordable/honest/quality work/quick GCs or subs to complete the interior construction?
Thanks in advance!
If a two family dwelling with Doctor’s office suits your budget and needs, my feeling is you’re much off as the Multiple Dwelling Law is not going to kick in; eg. it’s MDL, not NYCBC 1968, that mandates the stair to the roof. As it’s unclear whether the job was closed out or fully permitted, it’s hard to assist you with anything but generalities. In any case, you probably will be better off once you get an architect and expediter on board to help you make some of the decisions. Feel free to drop us a line at info@a2architects.net
please drop a line at jacquie@jmc-studio.com for recs on expediter/architect/builder. sprinklers will be required no matter if you’re 1, 2 or 3 family under new regs.
Hi, if you are still looking for a GC to finish the interior work we have done extensive work on brownstones. We are currently working on two projects as we speak. I am listed in the directy and have an A+ rating with the BBB. We do free consultations and estimates. If you would like us to come by give me a call at 516-987-3812. My name is Rob.
The start of this year has brought me an increasing number of existing and new owners of multi-family rowhouse/townhouse/house clients. All of the architect-expediters my clients have chosen, they chose on their own and they have subsequently introduced me to them.
If you email me, I’ll pass along their names and descriptions of the projects. All of them provide bare bone drawings that satisfy the DOB, are relatively affordable and quick.
masterbuildernyc@gmail.com
Long live Buddy Hackett!
Isn’t Scuttle the seagull in The Little Mermaid?
Ahhh, there’s the rub! That makes sense. Thanks for following up on that.
– jcharch
Jim, just for the record, it wasn’t a two-family, it was a two family with an office tenancy at the ground floor and cellar, which made it a combined 3 units. We applied for a determination to at least leave the stair open to the upper duplex floors, and were turned down. I can’t say that I was surprised.
jbharch – I’m surprised they made you keep the egress stairs to the roof in a two-family. We’ve done two’s with only a scuttle, in one case even no scuttle.
Currently, we’re working on a historic brownstone gut and were able to file with a new fire escape coming off of a roof terrace. It’s a three family, two flats and a duplex below. The third floor has a fire escape to the roof and to the second floor’s roof terrace (the roof of a new rear extension), which in turn has access to a new standard fire escape to the rear yard. The key was making sure the extension roof terrace is built from non-combustible beams and is rated. As an alternate for that project, we were also able to get approval for sprinklering only the stair hall.
I’m not sure exactly how relevant that is, but it does show that there are many ways to work within the code, and which strategies you choose will vary with which code you use, as well as with which will best match the cost and design objectives.
As everybody’s saying, there are just way too many variables at play here. Some of these issues, jbharch’s comment about amending the plans versus re-filing is a good example, may be best answered by a quick conversation with someone in the DOB. An architect or an expediter can generally walk in to the DOB on a given day, and sign up on a list to see the chief plan examiner or someone else that day and get answers to these questions, allowing him/her to create a comprehensive plan for completing the project.
And on a completely unrelated note, my middle initial is C. I think I’ll change my user name to jcharch just to make things more interesting.