All Forum Posts by: Jared W Smith

I fully understand what you are saying, however this was not relayed to the Architect at the onset when the documents were created, therefore it's a change. As mentioned, you should have had a Plumbing Engineer from start.  

Nevertheless, you've now added some more context to the issue in that you've paid two separate Architects and have issues with the Town which is beyond the scope of this thread, nor could anyone else know this was occurring. This is the driver for the tone of this tread. This is no longer an "Architect problem" per sae but a Town problem. Also, you are throwing the word Architect around a lot. If a licensed Architect is necessary, that could be the disconnect if your first "Architect" was not licensed. Just an idea.  

The options have been given. Choose one and go from there. All the best on your project.   

 Bingo! 

As many have attested to in this thread (Architects included), typically Architects do not do plumbing drawings. They are not experts in plumbing. If they do complete them, it's probably very basic, not taking what your contractor is now advising you into consideration. Therefore it's quite normal for a design change to be an additional service fee. 

Seems like you are just complaining about what you didn't understand from the beginning, in relaying what you wanted, but now expect it revised to. Two options- pay the Architect to make revisions or hire a Plumbing Engineer to create plumbing drawings. The latter will probably be more costly.  

Gaining an understanding of the Zoning is vital to what can be built and essentially dictate how profitable the land can be. As others have said, you can do the digging yourself with the municipality or hire an Architect to do this due diligence and provide a zoning and property analysis report bringing all the info together for you. I would advise for the latter. We as Architects do this regularly. If you are unfamiliar, you may overlook or not understand certain points. You don't know what you don't know. All the best  

Looks like a rubble type foundation wall. This is common for that build time frame. Your quote are all across the board because some could be patching the cracks (cheaper ones), while others could be re-doing the section of wall with cracks (expensive ones). With no direction from an Engineer (or Architect) Contractors have no idea and will price out the scope of work they think is best even if it's not the best option. 

As others advised, get a structural engineer in there to review the conditions. In my opinion, these do not seem to be serious but I am not seeing all the areas.

I'm sorry to say @Jon Pflueger, this is not going to fly. Getting a hold of someone that is knowledgeable on your specific questions and can give concrete answers will never happen in the NYC DOB. Much too large of an organization and staff are not the most helpful. Been dealing with NYC DOB, initially as an Expediter, now as a Licensed Architect on behalf of my client's and their projects since 2005. In order to get a response, and validity, they'll want you to actually provide the basic filing and proposal of what you seek to change at the property/building. 

Variances are a-whole-nother animal. Costly and time consuming with no guarantee of success. You want to rule out needing a variance unless this is a large property and the change would significantly increase the value of the property and/or rental income. Even then you want to know you're likely to succeed.   

Zoning Attorney or Architect are your first steps. The feasibility study happens here before any filings occur with NYC DOB. And most investors don't want to hear this but you have to pay for a feasibility review even though this is just a prospective property. The expertise I have given has saved people hundreds of thousands of dollars. But then there are those that wing it without doing due diligence and find themselves in a tough spot which they did not plan for. As the sayings go- "You get what you pay for" and "You don't know what you don't know." Be advised.   

I second Chris in inquiring as to why the Architect won’t supply the revised plumbing drawings. I don’t tend to do much plumbing drawings, especially when it get complex or extensive. 

Also, you realize you can get a plumbing engineer to supplement the architectural drawings with separate plumbing drawings stamped by a PE? They’ll take the design plans and generate them easily. They will also know any reasons why it could be a problem or confirm that it can be done in your situation. 

Love the name.. and an architect as well. Salute from a fellow architect @Jared Milne

Hello @Cory St. Esprit

@Matthew Drouin makes some good suggestions and things to think about. The photo you included is very likely not considered a legal means of egress from the third floor units. You do not want to go cheap on this, especially when it's for life safety. 

Unfortunately, @Jonathan Greene, in nearly all municipalities, fire escapes cannot be newly built and added onto a new project. Only those that legally existed prior to new Codes can be maintained, replaced, etc. So that is not an option. 

From your post you said that there is more than one unit on the third floor, correct? Then your best bet is to add a second stair, make several duplexes or, if possible, see if there are any unique Code exceptions to allow a single stair to be the means of egress. I know NY/NYC has some. All the best.  

If you're new to new build construction (or construction in general), I would get a local Architect onboard to be your eyes and ears in taking on the project and helping to assemble your team. After the first project then you may just need Architect for actual plans and permits but in the beginning they can be a great resource for the whole process. You don't know what you don't know.