Winter D'Angelillo

Commercial real estate development in New York City is a complex undertaking requiring careful planning and coordination. One effective way to navigate this complexity is by following a structured architectural design process from start to finish. According to the American Institute of Architects (AIA), an architectural project typically progresses through five primary phases. In practice, we include a preliminary Pre-Design phase as well, making it six key stages in total. Understanding these architectural design phases (or project stages) helps developers and property owners anticipate what’s next, keep projects on track, and manage expectations. A phased process also ensures that critical decisions are made in the proper sequence – from initial concept and feasibility all the way to construction and occupancy – which is especially important in NYC’s high-stakes development environment. In this guide, we explain each of the six major phases – Pre-Design, Schematic Design, Design Development, Construction Documents, Bidding & Negotiation, and Construction Administration – specifically tailored to commercial projects in NYC. For each phase, we outline what it includes (deliverables, typical timeline, stakeholder involvement) and what clients should expect in terms of coordination, approvals, and costs. By breaking the project into these manageable stages, everyone involved can stay aligned and ensure a successful outcome. Pre-Design Phase (Programming & Feasibility) Before any design drawings begin, the Pre-Design phase (also known as Programming or Feasibility Study) lays the groundwork for a successful project. This initial phase is all about information-gathering and defining the project’s goals, requirements, and constraints. The owner/developer and architect work together to establish the framework for the development – determining what will be built, where, and why. For a commercial project in NYC, Pre-Design often involves studying the site’s conditions and the project’s viability before committing to a design direction. During Pre-Design, the team will typically conduct feasibility analyses such as site studies and zoning investigations. In a city like New York, a thorough zoning analysis is critical at this stage to confirm what can be built on the site (allowable floor area, height, usage, etc.) under NYC’s complex zoning codes. The architect will also help the owner clarify the project program – essentially, the list of spaces and functions the building needs to accommodate (e.g. square footage of offices, retail areas, lobbies, etc.).  Additionally, preliminary budget targets and timeline expectations are discussed so that everyone understands the financial and scheduling parameters from the outset. This phase may involve other due diligence tasks as well, like commissioning a land survey, reviewing any existing structures or environmental conditions on the site, and sometimes a pro forma or market analysis on the development’s economic feasibility. In short, Pre-Design is about uncovering all the key facts and constraints early on. Investing time in this planning stage will set the path for the entire project and help avoid costly surprises down the road. Pre-Design – What to Expect: Deliverables:  Typically, a feasibility report or program document is produced, summarizing the project’s requirements and viability. This might include a site analysis report (documenting site conditions, zoning allowances, and any restrictions), a preliminary building program (list of desired spaces with square footages), and sometimes massing studies or test-fit diagrams to explore development options. The architect might also prepare a high-level project budget estimate or yield study, and a preliminary project schedule (though at this stage, timelines are rough). All this gives the owner a “go/no-go” basis for proceeding. Timeline:  The Pre-Design phase can range from a few weeks to a few months, depending on the complexity of the project and how quickly information can be gathered. A straightforward interior fit-out might have a brief pre-design, whereas a large ground-up development (with site acquisitions, multiple stakeholders, etc.) could require extensive study. Stakeholders & Coordination:  The owner (developer) and architect are the primary participants in Pre-Design. The owner provides their goals and constraints, while the architect leads research and analysis. Other professionals may be consulted as needed – for example, a surveyor to provide a land survey, a geotechnical engineer if soil tests are required, or a zoning/code consultant for tricky regulatory questions. In some cases, experienced developers handle parts of Pre-Design in-house, but they often still rely on architects for technical analyses (especially zoning in NYC). Early input from an attorney or land-use expert may occur if there are potential legal hurdles (like obtaining a variance). Overall, this phase is collaborative and often iterative: expect lots of questions and information exchange. Approvals:  No formal government approvals are obtained during Pre-Design. This phase is about groundwork and planning. However, it should surface any special approvals the project will need later. For example, if a zoning variance, special permit, or Landmark Preservation Commission approval is required, identifying that in Pre-Design is crucial so that the project timeline can account for those procedures. Internally, the outcome of Pre-Design is typically a decision by the owner on whether to move forward with the project (and under what parameters). Costs: Pre-Design services are often contracted as an additional service outside the main architectural fee, or as a small initial portion of it. Some architecture firms may offer feasibility studies for a flat fee or as part of a proposal to win a project. In terms of effort, Pre-Design is relatively limited – often accounting for a very small percentage of the overall design work (sometimes on the order of 0–5% of total architectural fees). The owner might incur other direct costs at this stage, such as paying for a survey, site inspections (like environmental tests or hazardous materials checks on an existing building), or preliminary consulting reports. Being thorough in Pre-Design can save money later by catching red flags early. Once this phase is complete and the project is deemed feasible, the formal design work begins. Schematic Design (SD) Once the project’s parameters are defined, it moves into the Schematic Design phase. This is the first step of actual design work, where the architect translates the project requirements into an initial building design concept. In Schematic Design, the

Introduction A well-planned kitchen layout is crucial for functionality and efficiency, especially in space-challenged New York City. This guide explores kitchen layout typologies for both residential apartments and commercial kitchens. We’ll cover popular residential kitchen layouts (one-wall, galley, L-shaped, U-shaped, island, and peninsula) and key commercial kitchen design models (assembly line, island, zone-style, galley, and open kitchens). For each typology, we outline the pros and cons – from workflow and space efficiency to code considerations. We also discuss NYC-specific design factors like small apartment footprints, building code requirements, and health department regulations. Developers and property owners will find practical tips on choosing the right layout for their building type and tenants. Residential Kitchen Layout Typologies New York apartments range from cozy studios to spacious lofts, and the kitchen layout must maximize every inch. Six fundamental residential kitchen layouts are commonly used in multifamily buildings: One-Wall Kitchen Layout (Single-Wall) In a one-wall layout, all cabinets, appliances, and countertops line up along a single wall. This simple, space-saving layout is frequent in small NYC studios and micro-units. It creates a streamlined look and often opens up to the living area (many modern condos feature one-wall kitchens as part of an open floor plan). All plumbing, gas, and electrical run along one wall, which can reduce construction costs. One-wall kitchens under 80 sq. ft. are typically considered “kitchenettes” in NYC code, meaning they can rely on mechanical ventilation instead of a required window, but might need a small overhead soffit separation from living space per building regulations. Pros: Cons: Galley Kitchen Layout A galley kitchen consists of two parallel runs of counters and appliances with a walkway in between – essentially a corridor-style kitchen. Many older NYC apartments and brownstones have narrow galley kitchens tucked into small enclosed rooms. This layout is very space-efficient for cooking, offering decent counter length and storage relative to its footprint. In modern designs, a galley can also be open at one or both ends for pass-through traffic. However, galley kitchens over 80 sq. ft. must have a window by NYC code (to provide natural light and ventilation), and smaller galley kitchens without windows need mechanical venting. Pros: Cons: L-Shaped Kitchen Layout The L-shaped layout places countertops and appliances along two perpendicular walls, forming an “L” configuration. This is a highly adaptable layout found in many NYC apartments and condos, from small one-bedrooms to spacious lofts. An L-shaped kitchen fits well in open-plan living/dining areas and can often accommodate an island or a small dining table if space permits. It keeps the kitchen corner open on one side, which makes the space feel more connected to adjacent rooms – a popular feature in modern renovations (many developers remove walls to create L-shaped open kitchens in pre-war apartments). Pros: Cons: U-Shaped Kitchen Layout (Horseshoe) A U-shaped kitchen uses three walls (or two walls plus a peninsula) of cabinetry and appliances, wrapping around the cook in a horseshoe configuration. This layout is common in larger apartments and suburban homes, but in NYC it’s often seen in spacious condos or where a former separate kitchen has an opening to the living room. The U-shape provides an abundance of counter space and storage, creating dedicated zones for cooking, prep, and cleaning. A well-designed U-kitchen supports an excellent workflow triangle and multiple people cooking together. NYC code classifies a U-shaped kitchen over 80 sq. ft. as a full kitchen (requiring a window for ventilation); if one end of the U is open to another room, a window on one of the walls usually suffices. Accessibility note: ensuring a 5-foot turning radius inside a U-shaped kitchen is important if the unit must be ADA-compliant (many new multifamily buildings in NYC need a percentage of units with accessible kitchens). Pros: Cons: Island Kitchen Layout An island is not a standalone layout by itself, but rather an addition to other layouts (L, U, or one-wall) that introduces a freestanding counter workspace in the center of the kitchen. Many upscale NYC apartments and penthouses feature island kitchens, where an island provides extra prep surface, storage cabinets, and often bar seating. Even some larger galley kitchens accommodate a narrow island if width allows. The island becomes a social focal point – guests can sit at stools, and the cook can face outwards, making it ideal for entertaining. In NYC, adding an island may require coordination with building services (for example, installing a sink or cooktop in an island means running plumbing or ventilation ducts under the floor, which condo boards and the Department of Buildings will review). Pros: Cons: Peninsula Kitchen Layout (G-Shaped) A peninsula layout is like an L-shaped or U-shaped kitchen that has a counter projecting out to form a partial fourth wall or “G” shape. Essentially, a peninsula is an island attached on one side. This layout is often used to get the benefits of an island in a space that can’t accommodate a fully freestanding island. In NYC apartments, a common renovation is to remove a wall and create a peninsula that separates the kitchen and living room – offering extra counter space and optional seating while maintaining openness. The peninsula can house a sink or cooktop or just be used for prep and dining. It also acts as a natural divider between the kitchen and adjacent living/dining area, which is useful in open-plan layouts. Pros: Cons: Commercial Kitchen Layout Models Designing a commercial kitchen (for restaurants, cafes, or catering facilities) in NYC requires balancing efficiency, safety, and compliance with strict codes. Five primary commercial kitchen layout typologies are widely used, each suited to different restaurant operations: Assembly Line Layout An assembly line kitchen layout arranges work stations in a linear sequence, optimally suited for high-volume production of similar dishes. In a typical assembly configuration, food prep begins at one end and dishes progress through cooking steps in order, ending with final plating at the other end. This layout is common in quick-service restaurants and fast-casual eateries in NYC – think of a

Developing a commercial building in New York City involves a wide array of architectural drawing types and plans. From the early design stages through construction, architects and engineers produce detailed NYC construction drawings to visualize the building, obtain approvals, and guide the project’s execution. For developers and property owners, understanding these different drawings – from initial site plans to final shop drawings – is crucial. Each drawing type serves a specific purpose, is used by certain stakeholders, and fits into the overall design or construction process. In NYC, clear and coordinated drawings are not just helpful; they are essential for navigating Department of Buildings (DOB) permits and ensuring a smooth, compliant construction project. In this comprehensive guide, we’ll explain the key types of architectural drawings used in commercial building plans and construction. We’ll cover drawings produced during the design phase (used for planning and DOB permit approvals) as well as those generated in the construction phase (used by contractors for execution and coordination). You’ll learn what each drawing is, why it’s important, who typically uses it, and how it contributes to a successful commercial development project in NYC. Site Plans A site plan is an overhead view of the entire project site, showing the building about its property boundaries and surroundings. It includes information like existing structures, lot lines, street access, landscaping, parking, and utilities on or near the property. The purpose of a site plan is to illustrate how the new commercial building will sit on the site and interact with external elements. When it’s created: Site plans are developed early in the design phase once the building layout is determined, and they are refined as the project progresses. Who uses it: Site plans are critical for NYC DOB permit approval – examiners review them to check zoning compliance (such as building setbacks, lot coverage, and access for fire safety). They are also used by civil engineers and architects to plan site work and by contractors on-site to guide excavation, utilities, and landscaping activities. How it fits in: In the permit process, the site plan demonstrates that the project meets local zoning and site requirements. During construction, a clear site plan helps coordinate site logistics (like where to route utility connections or place site fencing). For commercial developers in NYC, a detailed site plan ensures the project’s broader context – including sidewalks, street trees, and neighboring buildings – is properly addressed for both compliance and neighborhood integration. Floor Plans A floor plan is a horizontal cut view of a building’s layout, typically taken at about 4 feet above the floor. It’s essentially a plan drawing of one level of the building, showing walls, rooms, corridors, doors, windows, and fixed installations from a top-down perspective. Each floor of a commercial building will have its own floor plan drawing. Floor plans often include symbols for key elements (stairs, elevators, plumbing fixtures, etc.) and dimensions to locate walls and components. When it’s created: Floor plans are developed during the design phase (schematic design through construction documents) to work out the space layout and are finalized for the DOB filing set and construction drawings. They may be updated if design changes occur or during interior build-outs. Who uses it: Architects and interior designers use floor plans to design the space and coordinate with engineers. NYC DOB plan examiners review architectural floor plans to verify occupancy loads, exits, and that the layout meets building code and means of egress requirements. During construction, contractors rely on the approved floor plans to frame walls, install doors/windows, and build out interior spaces according to the intended layout. How it fits in: The floor plan is one of the most fundamental drawings – it communicates the commercial building plan layout to all parties. For permit approval, it shows room uses, travel distances for exits, and other code-related info. For the construction team, it’s essentially the roadmap for constructing each level of the building. A clear floor plan helps prevent layout mistakes and ensures that other drawings (like structural or mechanical plans) can be cross-referenced easily for coordination. Elevations Elevation drawings are flat representations of the building’s exterior faces. An elevation shows what one side of the building looks like from the outside, including details of windows, doors, facade materials, and height dimensions. Typically, a drawing set will have multiple elevation views (e.g. front, rear, and side elevations corresponding to north, south, east, west faces). Elevations depict vertical measurements and design features such as roof lines, storefronts, or signage placement. When it’s created: Elevations are produced during the design phase once the exterior design is decided. They are included in the DOB filing set to demonstrate the building’s height and exterior compliance (for example, checking building height against zoning limits or ensuring facade elements meet regulations in special districts). They are also part of the construction document set, guiding exterior construction and finishes. Who uses it: Architects use elevations to refine aesthetic appearance and material choices for the building’s facade. NYC DOB officials review elevation drawings to verify building height, overall massing, and sometimes appearance (especially in regulated areas or if seeking zoning bonuses or variances). Contractors and subcontractors (like facade installers) use the elevation drawings during construction to understand exterior finishes, window placements, and alignment of architectural features. How it fits in: Elevations bridge design intent and practical construction. For approvals, they ensure the building’s exterior adheres to local rules (e.g. height restrictions, street wall continuity). For construction, elevations provide a reference for assembling exterior components correctly and for coordinating scaffolding or facade work. Clear elevation drawings help avoid errors in exterior detailing and keep the project’s appearance true to the architect’s vision. Sections A section drawing is a vertical cut-through of the building, as if you sliced through the structure and looked at it from the side. Sections reveal internal features that elevations or floor plans can’t fully show – for instance, floor-to-ceiling heights, slab thicknesses, stair configurations, and how different levels align. An architectural section

In New York City’s real estate market, compliance is key. One crucial NYC real estate compliance requirement is obtaining a Certificate of No Harassment (CONH) from the NYC Department of Housing Preservation and Development (HPD). A CONH is a certificate verifying that no tenant harassment has occurred at a property during a prescribed look-back period. This program exists to discourage landlords from forcing out or intimidating tenants in order to renovate or redevelop buildings. In fact, the CONH requirement was “designed to create a disincentive towards tenant harassment” by making owners prove there’s no history of harassing tenants before certain building permits are granted. Failing to navigate this process correctly can derail a development project, so it’s essential for developers and property owners to understand the CONH rules. This guide will explain what a CONH is, who needs it, how to get it, recent program updates (2024/2025), the penalties for non-compliance, and how a real estate law or consulting firm can help.  An example of a New York City residential building. Properties like this with certain characteristics may require a Certificate of No Harassment before major alterations or redevelopment. What Is a Certificate of No Harassment and Why Does It Exist? A Certificate of No Harassment (CONH) is an official document issued by HPD stating that no lawful tenants at the building have been harassed within a specified inquiry period. In other words, HPD certifies that the owner (and any prior owners during that period) did not engage in tenant harassment – actions intended to pressure or force tenants to vacate, such as threats, intimidation, illegal evictions, or intentionally cutting off services. The CONH requirement was established as a safeguard to protect tenants: it ensures owners cannot obtain permits for major construction or demolition unless they have a clean record of treating tenants lawfully during the review period  By tying construction permits to tenant treatment, NYC aims to prevent landlords from harassing or displacing tenants just to clear a building for renovations or redevelopment. This program has roots in older anti-harassment laws (for example, in Hell’s Kitchen since the 1970s and citywide Single-Room Occupancy (SRO) laws) and was expanded significantly in recent years to further strengthen tenant protections In summary, the CONH exists to protect tenants and promote ethical development. If an owner cannot prove “no harassment,” they cannot easily convert or demolish the building. For developers and property owners, this means early compliance is critical – before you even apply to the Department of Buildings (DOB) for most major work, you must secure a CONH from HPD if your building is covered. Who Is Required to Obtain a CONH? (Building Types and Triggers) Not all NYC buildings need a Certificate of No Harassment – it is required only for certain types of properties and in certain situations. Owners must obtain a CONH before applying for DOB permits to change use/occupancy or demolish a building if the building meets any of these criteria: Typical Triggers for CONH – Even if a building is covered as above, a CONH is usually only required when you seek certain kinds of building permits. The rule of thumb is that any major renovation, demolition, or change that would impact residential use or layout will trigger the CONH requirement. Covered work includes: In essence, if you own a covered building (SRO, special district, or pilot-listed property) and you plan to do significant work – like a major rehab, conversion, or teardown – you must apply to HPD for a Certificate of No Harassment first. The DOB will not issue the building permit until you have that CONH in hand. How to Obtain a CONH: Application Process, Timeline, and Requirements Obtaining a Certificate of No Harassment is a multi-step process that involves careful preparation, submission of evidence, and patience while HPD investigates. Below is an overview of the process, including the timeline, documents, and fees involved: Prepare the Application & Documentation: The property owner (or their representative) must fill out HPD’s official CONH application form – available online via the HPD Enforcement Portal or as a paper form. Along with the form, you need to submit a package of required documents. These typically include: proof of current ownership and a chain of title (e.g. certified copies of all deeds going back to the start of the inquiry period), any corporate ownership documents (if the owner is an LLC or corporation), the building’s Certificate of Occupancy (or a letter from DOB if none exists), records of any mortgages or long-term leases, and rent rolls or rent registration histories for the units.  You’ll also list all tenants and any vacancies or turnovers, and disclose any prior proceedings related to harassment or housing violations. Essentially, HPD asks for everything needed to examine the building’s tenancy history during the “inquiry period” (which is typically the past 3 years for SRO buildings, or a longer period in certain zones – for example, as far back as 1973 in the Special Clinton District). Finally, a fee must be paid with the application – currently $160 per dwelling unit in the building (For example, a 10-unit building would incur a $1,600 fee.) Submission to HPD and Initial Review: Once your application package is complete, you submit it to HPD’s CONH Unit (either online or via mail/hand delivery). HPD will review the application for completeness. If anything is missing, they may reject or require additional info, so it’s important to get it right the first time. After HPD accepts the application, the clock starts on their investigation. HPD will notify the building’s tenants, community boards, and local elected officials that a CONH application has been filed. This notification triggers a 30-day comment period during which current (and some former) tenants can send HPD comments or evidence if they feel harassment occurred. The idea is to give tenants a voice in the process. HPD Investigation:  With the application materials and any tenant input, HPD conducts a thorough investigation of the building’s history during the

In designing any commercial space, ensuring ADA seating compliance is not only a legal obligation but also a cornerstone of inclusive design. Businesses open to the public – from offices and restaurants to theaters and arenas – must provide accessible seating options for people with disabilities. For developers and property owners in New York City, this means navigating both federal ADA guidelines and local NYC building codes to meet all requirements.  This comprehensive guide breaks down what’s required for ADA-compliant seating in various commercial environments, with a special focus on how federal standards are enforced or adapted in NYC. We’ll cover the basics of accessible seating under the Americans with Disabilities Act (ADA), specific requirements for different venue types, local NYC considerations (including Department of Buildings regulations and Local Law 58), design best practices, and common FAQs. By understanding these requirements, you can ensure your project meets the law and provides an equitable experience for all users. Understanding ADA Seating Requirements The term ADA seating refers to seating that meets the accessibility standards set by the Americans with Disabilities Act. In practice, this means providing seating areas that are usable by people with various disabilities, especially those using wheelchairs. Accessible seating typically includes wheelchair spaces (an open space where a wheelchair can be positioned, with no fixed chair in that spot) along with a companion seat next to each wheelchair space. According to ADA guidelines, an accessible wheelchair space must have certain features – for example, an at-grade location on an accessible route, a clear floor area for maneuvering (usually at least 30” x 48”), and appropriate sightlines – essentially an area specifically designed for a wheelchair. Additionally, the ADA requires a number of designated aisle seats (seats on the aisle with folding or retractable armrests) to accommodate people who can transfer from mobility devices. These features ensure that accessibility is not limited to wheelchair users alone, but also considers others with mobility impairments who may not use a wheelchair full-time. It’s important to note that the ADA is a federal law that applies to “places of public accommodation” and commercial facilities nationwide. In other words, any privately owned business or facility open to the public – whether a retail store, office building lobby, restaurant, or sports arena – must comply with ADA standards for accessibility. New York City has its own building accessibility requirements as well. Local Law 58 of 1987 was a pioneering NYC law mandating accessible design (particularly in residential buildings) even before the ADA was passed. Today, the NYC Building Code (notably Chapter 11 of the Construction Codes) incorporates accessibility criteria largely based on national standards (ICC/ANSI A117.1, very similar to ADA requirements). In practical terms, this means that if you follow the NYC Building Code for accessibility, you will also be satisfying most ADA requirements – but it’s still crucial to understand both, since ADA compliance is ultimately enforced as a civil rights law in addition to local code compliance. Offices and Workplaces Even in office environments that are not primarily public-facing, ADA seating requirements still come into play. If your building includes areas where people gather, such as conference rooms, training classrooms, cafeterias or reception/waiting areas – those spaces must accommodate individuals with disabilities. For example, a large corporate conference center or auditorium within an office must have wheelchair seating spaces just like a public theater would, following the same ratios and dispersion rules for assembly seating. Any fixed or built-in seating in an office (like built-in benches in lobbies or fixed stools at a break room counter) should include accessible options. In practice this might mean providing an open wheelchair space at a conference table or a lowered section of counter where a wheelchair can roll under. At least 5% of any seating in employee lunch rooms or similar common areas should be accessible (and never fewer than one seat), ensuring that employees or visitors using wheelchairs have equivalent choices. It’s also worth noting that under ADA rules, employee work areas themselves need to be designed so that individuals with disabilities can approach, enter, and exit the space. While standard office chairs are typically movable and therefore not “fixed” seating (and thus not regulated by ADA scoping for number of seats), employers are obligated to provide reasonable accommodations. This could include offering adjustable chairs or desks for employees with disabilities. The main takeaway for offices is to integrate accessibility into any place people sit, meet, or collaborate – from the lobby seating to the boardroom. By doing so, companies create an inclusive workplace and also meet ADA obligations in the process. Restaurants and Dining Areas Restaurants, cafés, and other dining establishments have clear ADA seating guidelines to ensure customers with disabilities can dine in comfort. The key rule is that at least 5% of all seating or tables (with a minimum of one) must be fully accessible to wheelchair users. An accessible table is one that a person using a wheelchair can approach and use – it should have sufficient clear floor space (usually a 30″ x 48″ area) for the wheelchair, and proper knee and toe clearance under the table. ADA standards specify that the tabletop be 28 to 34 inches high, with at least 27 inches of clearance underneath for knees. This means standard restaurant tables often qualify, but high bar tables or fixed booths usually do not, which is why you must provide some standard-height tables. If your venue offers different types of seating (for example, booths, bar-height counters, and standard tables), your accessible seating should be among those options – not only one token table near the entrance. The guidelines recommend dispersing accessible tables throughout the dining area rather than clustering them in one spot. This allows patrons using wheelchairs to have a choice of locations (window seat, center of the room, etc.) comparable to other guests. All accessible seating must be located on an accessible route, so if there is an elevated dining platform or a sunken

In New York City’s complex commercial real estate landscape, the architect is far more than a designer. They are strategic partners who guide projects from concept to completion, ensuring compliance with local regulations, optimizing design for functionality and aesthetics, and aligning the development with business objectives. This article explores the multifaceted role of architects in NYC commercial development and why engaging one is not just beneficial but often indispensable. The Architect’s Role in Commercial Real Estate Development 1. Zoning and Code Compliance Architects conduct thorough zoning analyses to determine what can be built on a given site. They interpret NYC’s intricate zoning resolutions, ensuring that the proposed design adheres to land use regulations, floor area ratios (FAR), height restrictions, and setback requirements. This early-stage analysis is crucial for establishing project feasibility and avoiding costly redesigns later. 2. Design Development and Planning Beyond aesthetics, architects develop designs that meet the functional needs of commercial spaces, be it office buildings, retail centers, or mixed-use developments. They consider factors such as spatial efficiency, natural light, circulation, and accessibility. Their designs aim to enhance user experience while maximizing the property’s value. 3. Coordination with Consultants and Stakeholders Architects assemble and lead a team of consultants, including structural, mechanical, electrical, and plumbing engineers. They ensure that all aspects of the building systems are integrated seamlessly into the design. Architects also liaise with stakeholders—developers, tenants, community boards—to align the project vision with practical considerations. 4. Permit Acquisition and Regulatory Approvals In NYC, most commercial construction projects require permits from the Department of Buildings (DOB). Architects prepare and submit the necessary documentation, including detailed drawings and specifications, to obtain these permits. Their familiarity with the approval process expedites timelines and ensures compliance with all regulatory requirements. 5. Construction Administration During construction, architects play a supervisory role, conducting site visits to ensure that the work aligns with the design intent and specifications. They address unforeseen issues, respond to requests for information (RFIs), and review submittals and shop drawings, maintaining the project’s integrity through to completion. Do You Need an Architect for Your NYC Commercial Project? Legal Requirements In NYC, the DOB mandates that a licensed architect or engineer file plans for most commercial construction projects. This includes new buildings, significant alterations, and changes in occupancy. Even for interior renovations, if the work affects egress, fire-rated assemblies, or building systems, an architect’s involvement is typically required. Complexity of Projects Commercial developments often involve complex programming, multiple stakeholders, and stringent regulatory requirements. Architects bring the expertise to navigate these complexities, ensuring that the project is not only compliant but also optimized for performance and return on investment. Risk Mitigation Engaging an architect reduces the risk of design errors, code violations, and construction delays. Their oversight helps prevent costly mistakes and ensures that the project adheres to the established budget and schedule. Conclusion In the realm of NYC commercial real estate development, architects are indispensable. They provide the technical knowledge, creative vision, and regulatory expertise necessary to bring complex projects to fruition. Whether you’re planning a new development or renovating an existing property, involving an architect early in the process is a strategic decision that can significantly impact the project’s success. Contact Parkbench Architects  to discuss how our architectural services can support your commercial development goals in New York City.

Introduction Developers and property owners in New York City frequently encounter the term Floor Area Ratio (FAR) when evaluating a site or planning a new building. FAR is a fundamental zoning metric that dictates how much building floor area can be constructed relative to the size of the lot. In simple terms, it defines the maximum buildable square footage permitted on a given property. Understanding FAR is not just academic – it’s a practical necessity for real estate development. This concept impacts everything from a project’s design and feasibility to a property’s value and investment potential. In this post, we’ll break down what FAR means, provide real-world NYC examples, and explain why it’s so important for commercial developers and property owners. What Is Floor Area Ratio (FAR)? Floor Area Ratio (FAR) is the ratio of a building’s total floor area to the area of its lot. It’s essentially a formula that determines how many square feet of building you can put on a property, based on the lot size. The calculation is straightforward: For example, if a zoning district has an FAR of 4.0 and your lot is 3,000 square feet, you can build up to 12,000 square feet of total floor area (4.0 × 3,000 = 12,000). This total is called the zoning floor area, and it includes all the floors of the building added together. Importantly, local zoning codes assign specific FAR values to each property based on its zoning district and intended use (residential, commercial, mixed-use, etc.). A higher FAR means a larger building is allowed on the lot, whereas a lower FAR limits the building size. In essence, FAR sets an upper limit on building bulk for that parcel of land. It’s worth noting that FAR does not dictate the building’s shape or height directly – it only controls the total floor area. Owners and architects have flexibility in how to distribute that allowed floor area on the lot (for instance, spreading it across fewer wide floors or stacking it into a taller structure), as long as they stay under the maximum square footage. In other words, FAR is a volume budget of buildable space; how you allocate that volume vertically or horizontally is a design choice (within other zoning constraints) This flexibility is why two buildings on identical lot sizes can look very different if they’re in different zoning districts or designed with different configurations. FAR in NYC Zoning: Real-World Examples New York City’s zoning regulations rely heavily on FAR to control density and building bulk across neighborhoods. Every zoning district in NYC has a designated FAR limit (or multiple limits for different uses) set forth in the city’s Zoning Resolution. This is why two lots of the same size can have drastically different building sizes – if one is zoned for high-density development and the other for low-density, the allowed FARs will differ greatly. Let’s look at a couple of NYC-specific examples: Mid-Density Residential Example (R7A):  R7A is a contextual medium-density residential district (common in parts of the Bronx, Brooklyn, and Queens). It has a base FAR of about 4.0 for residential use. If you owned a 3,000 sq ft lot in an R7A zone, you could develop up to ~12,000 sq ft of total floor area – for instance, a 4-story apartment building covering most of the lot, or perhaps a taller building with some open space, depending on other regulations. This FAR allows a substantial multi-family building but not a high-rise tower. High-Density Commercial Example (C6-4):  In a high-density commercial district like C6-4 in Manhattan, the allowable FAR for commercial use can be as high as 10.0 to 12.0 by default. For a 10,000 sq ft lot in a C6-4 zone, that translates to up to 100,000–120,000 sq ft of office or hotel space. This is the kind of zoning that produces the tall office buildings and mixed-use towers you see in Midtown. By contrast, a lower-density district in the same city – for example, an industrial or suburban-type zone – might have an FAR of only 1.0 or 2.0, meaning a building can only be at most equal to or twice the lot area. These stark differences illustrate how NYC uses FAR to tailor the scale of development to each area’s planning goals (preserving neighborhood character in low-rise areas versus accommodating growth in core commercial centers). Low-Density Example:  In some suburban-style residential districts in Staten Island or eastern Queens, FAR might be around 0.5. On a 5,000 sq ft lot, 0.5 FAR allows only 2,500 sq ft of building – basically a single-family house or a small two-story building. This ensures those neighborhoods remain low-rise. Compare that to Manhattan’s highest-density areas, and you see how FAR ranges from very low to extremely high across the five boroughs. It’s important to understand that these FAR numbers are set by city planners to regulate urban density. High FARs encourage vertical growth and larger buildings, which is desirable in transit-rich commercial hubs. Low FARs protect light, air, and neighborhood scale in less dense areas. As a developer or property owner, knowing the FAR for your property is the first step in gauging what’s possible on your site. The city provides tools like the NYC Planning “Zola” map where you can look up a property’s zoning and find its FAR limits. Always remember, special zoning overlays or local exceptions might modify the base FAR in certain areas, so it’s wise to verify with a zoning expert or the city’s zoning text. Implications of FAR on Building Design and Development Because FAR controls the amount of floor area you can build, it has a direct impact on design and development decisions. One of the very first steps in any NYC project’s feasibility study or zoning analysis is to determine the maximum buildable floor area for the site. This FAR-derived square footage is essentially the project’s allowable building envelope (though the actual 3D envelope will be further shaped by height limits, setback rules, sky exposure planes,

Navigating the Landmarks Preservation Commission (LPC) process in New York City can be overwhelming, especially for commercial developers and property owners managing buildings with historic designation. Any property that is landmarked or located within a historic district is subject to additional layers of review designed to preserve the character and integrity of NYC’s architectural heritage. While the process may seem complex, understanding the steps and working with the right professionals can make it far more manageable. This guide outlines how to successfully obtain approvals for work on landmarked properties, so your project stays compliant and on schedule. What Is a Landmark in NYC—and Why Does It Matter? Definition & Scope: In New York City, a landmark is a building, site, or district officially designated as historically, culturally, or architecturally significant. With more than 35,000 landmarked properties across 139 historic districts, landmark status is more common than many property owners realize. The Role of the LPC: The Landmarks Preservation Commission (LPC) is the city agency responsible for protecting these properties. Any work involving construction or alterations on designated landmarks must be reviewed and approved by the LPC—in addition to securing permits from the Department of Buildings (DOB). Why It Matters for Owners and Developers: Landmark status introduces additional regulatory steps to your project. Failing to comply can result in delays, fines, or legal issues. However, landmark status also elevates your property’s prestige and ensures its architectural legacy is maintained. Understanding the process from the beginning is critical to avoid costly setbacks. How Landmark Status Affects Your Project An Extra Approval Layer: Standard DOB permits alone won’t suffice. If your building is landmarked or located within a historic district, LPC approval is required before DOB will issue a construction permit—especially for exterior work. How to Check Status: You can determine whether a property is landmarked by checking the NYC Department of Buildings’ Building Information System or using the LPC’s interactive maps online. Planning Considerations: Landmark status influences everything from your timeline to your design. LPC approval often hinges on preserving the building’s visible features—like facades, windows, or architectural details. Even interior renovations may trigger LPC involvement if they affect the exterior or structural elements. Knowing this upfront helps set realistic expectations and budgets. Step-by-Step: How to Navigate the Landmark Approval Process Step 1 – Engage Professionals Start by hiring an architect or expeditor with experience in landmark projects. They’ll review the building’s designation report, confirm applicable rules, and design plans that meet LPC standards. Step 2 – Prepare and Submit the Application Your team will prepare a full application package, including photos, drawings, and a detailed scope of work. This is then submitted to LPC for review. Minor changes may qualify for staff-level review; major alterations will require a Commission hearing. Step 3 – LPC Review LPC staff assess whether your project qualifies for expedited approval or needs a full hearing. Significant changes—such as additions or façade alterations—go through a public hearing process and require a Commission vote. Step 4 – Obtain LPC Permit Once approved, the LPC issues a permit (or Certificate), which is required alongside your DOB permit. You cannot proceed without both in hand. Step 5 – File with DOB Submit the LPC permit and approved plans to DOB to obtain your standard construction permit. The project must still comply with city building codes and zoning regulations. Step 6 – Final Inspections and Sign-Offs After work is complete, LPC may inspect the property to confirm the approved scope was followed. Final DOB inspections will then clear your project for a Certificate of Occupancy or Letter of Completion. Understanding LPC Permit Types Staff-Level vs. Full Commission Review LPC approvals vary depending on the scope and visibility of the proposed work. Certificate of No Effect (CNE): Issued when proposed work does not affect protected features but requires a DOB permit (e.g., interior renovation). Often approved within 1–2 weeks. Permit for Minor Work (PMW): Required for smaller exterior work—such as in-kind window replacements—even if DOB doesn’t require a permit. Certificate of Appropriateness (C of A): Necessary for major changes like new additions or façade alterations. This type of permit requires a public hearing and may take 2–3 months to secure. Timeline Considerations: Plan ahead. While staff-level permits may be issued in under two weeks, a full Certificate of Appropriateness can take several months depending on scheduling and community involvement. Tips for a Smooth LPC Approval Do Your Homework Review your building’s designation report and historic district guidelines. These documents outline what changes LPC will consider appropriate. Respect the Historic Character Whenever possible, restore rather than replace. Use historically accurate materials and methods. LPC favors reversible work that does not permanently alter original features. Engage Stakeholders Early For large projects, it’s wise to involve community boards or preservation groups early in the process. Their feedback can prevent opposition during hearings. Work With Experts Experienced architects familiar with LPC processes know how to craft compliant proposals and avoid common mistakes. They can also coordinate LPC and DOB filings to reduce delays. Never Start Without Permits Starting work without both LPC and DOB permits can result in stop-work orders, fines, and legal action. Following the proper process from the beginning saves time, money, and stress. Final Thoughts Navigating NYC’s landmark process doesn’t have to be overwhelming, especially with the right team on your side. If you’re planning construction or renovation work on a landmarked property, our architecture experts are here to help. We’ll guide you through every step of the LPC process, ensuring your project honors the building’s history while moving efficiently toward approval.