After your
project drawings are completed, they need to be submitted along with your survey to the correct
building department. If your project is an addition, you also submit your Certificate of Occupancy and (if you are in a flood zone) your Flood Elevation Certificate. If your
property lies within an incorporated village, you submit your plans to your
Village Building Department. If not,
you submit your plans to your City or Town Building Department.
The
Building Department will review your plans for compliance with 5 types of laws:
·
The
City, Town or Village zoning code. A zoning code divides a city, town or village
into zoning districts, each with different restrictions on building type and
size, area, height, setbacks from property lines and other requirements. Most zoning codes are published online (see individual links below) but often the district maps are not, so you need to call the building department to find out what district you lot is in. If your plans don’t comply with the code, you may be able
to apply for a zoning variance and appear before the Zoning Board of Appeals.
·
The
New York State Residential Building Code. This is a 600 page book specifying thousands
of requirements covering the design of rooms, stairs, structural members,
electrical and plumbing systems, energy conservation and many other aspects of
construction.
·
The
Nassau County Health department requirements for septic systems. If you have
a private septic system your project may require that it be expanded. Any new or expanded septic system plan must
obtain a separate permit from the county.
·
The
New York State Environmental Law. If your project is adjacent to wetlands or
waterways a separate permit from the state is required.
·
If
your Village has created an Architectural
Review Board, you and your architect must make a presentation to them to
show that the materials and exterior character of the house are aesthetically
compatible with the surrounding houses.
If your
project requires septic or wetland permits, I recommend hiring a permit
expeditor to apply for all permits. If
not, either the project owner or (more usually) the project contractor can
apply for the building permit.