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Design Professional Requirements:
Place of Assembly Certificate of Operation (PACO)

Applicability of Code and Zoning

A Place of Assembly project must be submitted for review under the current 2014 NYC Construction Codes (Administrative, Building, Plumbing, Fuel Gas and Mechanical Codes).

PA spaces in older buildings must comply with the applicable prior code that generated the latest issued Certificate of Occupancy. Alteration to an existing place of assembly must comply with AC 28-101.4.3, including the 2011 NYC Electrical Code, the NYC Fire Code and the 2016 NYC Energy Conservation Code (NYCECC).

When required by the project scope of work, a place of assembly must also comply with the rules, regulations, laws and codes of other city agencies, such as the NYC Fire Department (FDNY), NYC Department of Parks and Recreation (DPR), NYC Landmarks Commission (LPC), and others.

*Note: The following is a list of key Code and other regulations that may be relevant to the project’s design; it does not cover ALL applicable regulations.*

Codes

Project Element

Applicable Code and Regulations

Current Code*

Prior Codes:

2014

1968

1938

Administrative

  • Fire Protection Plan

  • Places of Assembly

  • Temporary Place of Assembly

2014 AC 28-101.4 and BC Administrative Code

AC 28-109.2, Item #3
AC 28-117

AC 28-117.2

Via 2014 AC 28-101.4.3, AC 28-101.4.5

AC 27-114

Via 2014 AC 28-101.4.3, AC 28-101.4.5, 1968 AC 27-114

AC 26-116.0, Memo 8/17/88

Assembly Use and Occupancy:

  • Outdoor Places of Assembly

  • Assembly in Malls

  • Theaters

    • Projection Rooms
    • Stages/Platforms
  • Amusement areas
  • Accessory Commercial Kitchen
  • Rooftop Terraces
  • Open Flames

BC 303, BC Chapters 4 & 5

BC 303.2


BC 402.4.3.3

 

BC 409

BC 410

BC 411

BC 508.4.4

27-254 thru 27-258, 27-522 through 27-549, RS 3-3

AC 26-235.0

 

 

 

FC 306
AC 26-760.0

 

 

 

 

BB 2018-002

FC 308.3

Fire Department Access

BC 501.3

AC 27-292

FC Chapter 5

Egress


Occupant Load

Egress Components

  • Emergency Lighting

 

Place of Assembly Egress (Layout) Requirements

  • Capacity Sign
  • Seating plans
  • Travel Distance

  • Aisles
  • Occupant load less than 12 S.F. per person
    • Classes of exits
    • Safe area
    • Open Exterior Space

Travel distance in tents and air structures

BC Chapter 10 and BC Appendix S

BC 1004

BC 1005 through BC 1021, BC 1006.3




BC 1028


BC 1028.1
BC 1028.1.3
BC 1028.7

BC 1028.9
BC 1028.17, BC 1028.17.1


BC 1018.17.3
BC 1028.17.4



BC 3102.10

AC 27-354 through AC 27-396.6



Tables 6-1 and 6-2

AC27-540, AC27-365c, AC27-541, AC27-542






AC 27-527 through AC 27-533, Table 8-1

 


AC27-532

AC 27-534(c), AC27-535

AC27-254

Article 7 AC 26-273.0 through AC 26-292.0 Article 18

 

 

Directive 5/79 and Directive 7/79

Accessibility:

  • Scoping Requirements
  • Accessible Route
  • Accessible entrances

Assembly Area Seating:

  • Wheelchair seating and viewing position
  • Wheelchair companion seating
  • Wheelchair spaces in multiple seating area
  • Accessible aisle seats
  • Dining area

Other Features and Facilities

  • Accessible bathrooms
    • Family bathing rooms
  • Signage indicating accessibility provisions
  • Rooftop terraces
  • Assistive listening systems

2014 BC Chapter 11, BC Appendix E, BC Appendix N,
and ICC A117.1 (and 2010 ADA)**
BC 1103

BC 1104
BC 1105

BC 1108.2

BC 1108.2.2

BC 1108.2.3

BC 1108.2.4

BC 1108.2.5

BC 1108.2.9




BC 1109

BC1109.2.1

BC 1110.3, BC E107.2, BC 1101.3.1

 

BB 2018-002

BC Appendix N

Plumbing Fixtures

PC 403

Via PC 102.4.2.1

Other Guidelines:

Emergency Power Systems

See Emergency Power Building Systems Guideline

Mechanical

See Mechanical - Building Systems Guideline

Plumbing

See Plumbing - Building Systems Guideline

Sidewalk Cafes

See Sidewalk Cafes Guidelines

Sprinkler

See Sprinkler - Building Systems Guideline

Standpipe

See Standpipe - Building Systems Guideline

Temporary Structures

See Temporary Tents and Other Structures

*Note: New applications for buildings erected under the 2008 Code must comply with the 2014 Code, as required by AC 28-101.4 and AC 28-102.4.3.
**While not under the jurisdiction of DOB, a Place of Assembly is required by federal law, to comply with current ADA Standards. Submitted PA plans shall show such accessible seating dispersed throughout the space and shall include accessible provisions for each type of seating, such as seating for 2, for 4, or for booths.

Zoning

Typically, Places of Assembly can occur in most building types as defined in the Zoning Resolution and may contain certain Accessory Uses, as defined by ZR 12-10. The most common Use Groups are as follows:

  • U.G. 3 – Community Facilities in Educational and Hospital buildings such as Auditoriums, Cafeterias and Conference Spaces
  • U.G.  4 – Community Facilities providing recreational, religious, health, and other services, including Houses of Worship, Museums & Art Gallery, Clubs, Ambulatory Health care facilities, and Open Uses, such as outdoor skating ring and golf courses.
  • U.G. 6 – Mainly retail stores and personal service establishments, including offices, art galleries, clubs, public service establishments, court houses.
  • U.G. 8 – Entertainment places, such as billiard parlors, theaters, bowling alleys, arenas, amusement areas.
  • U.G. 12 & U.G. 13 – Amusement areas, Adult establishments, Cabarets
  • U.G. 9 – Catering establishments, Banquet halls, Gymnasiums, Public auction rooms
  • U.G. 12 – Eating & Drinking Establishments
  • U.G. 13 – Public Swimming pools
  • Rooftop terraces might occur in any of the Use Groups listed above

Certain types of Places of Assembly may require BSA or CPC approval per ZR 32-31 & ZR 32-32.  When reviewing existing conditions for these properties, Applicant must verify if these provisions apply.

Use
Per ZR 12-10, a use is any purpose for which a building may be designed, arranged, intended, maintained or occupied. A use can also be any activity, occupation, business or operation carried on, or intended to be conducted in a building

  • Permitted temporary exhibitions – ZR 37-726
  • Kiosks and Open Air Cafes – ZR 37-73
  • Special Provisions for Events Within Public Access Areas: Temporary permitted obstructions – ZR 91-81
  • Adult Establishments in certain districts - ZR 32-01 and ZR 42-01

Board of Standards and Appeals (ZR 72-00 and ZR 73-00)

Board of Standards and Appeals has the power to modify the Zoning Resolution after review and public hearing.

  • Certain types of Places of Assembly will require BSA or CPC approval per ZR 32-31 & ZR 32-32.

Additional Reference for Regulations

Building Bulletins

Policies and Procedures Notices

Directives and Memorandum

  • Directive 5 of 1979 – Illumination – Emergency Lighting for Places of assembly
  • Directive 7 of 1979 – Retroactive Requirements for Places of Assembly
  • Memo (1/3/1979) – Retroactive Requirements for Cabarets and Stages
  • Memo (8/9/1980) – Occupant Load for Spaces Serving as Access to Places of Assembly
  • Memo (2/3/1984) – Exterior Rolling Shutters over Means of Egress
  • Memo (1/28/1987) – Acceptable Door hardware in Places of Assembly
  • Memo (8/17/1988) – Prior Code Classrooms with an Occupant Load of 75 or more
  • Memo (7/8/1991) – Remote Exiting from Places of Assembly under the 1968 Code
  • Memo 9/15/2010 MOU – Place of Assembly Plan of Implementation (DASNY, CUNY and DOB)

Fire Code (FC):

Fire Department Access - Lowest Level
The lowest above grade level of a building fronting on a required fire department access space.

Fire Department Rooftop Access (FC Chapter 5)
On building roofs or roof setbacks that are 100 ft. or less in height, appropriately wide firefighter access is required as outlined in FC 504.

Fire Protection Plan
A filing required for places of assembly with an occupant load of 300 persons or more, containing a narrative description of the life and fire safety systems and evacuation system for a structure. See Section AC 28-109 for requirements.

Guidelines for Submission of Place of Assembly Project Plans

Prior to preparing the design documents and construction drawings, the Registered Design Professional must perform a pre-design review that analyzes all of the existing site conditions and other components affected by the proposed scope of work. The information provided on the drawings must clearly describe all of the work required for the code compliant execution and completion of the project per Article AC 28-104, 2014 BC 107.2 and BC 1603.

An organized approach for the preparation of construction documents, as outlined in the following section, will facilitate the plan review process. Drawings shall clearly indicate existing site conditions and proposed conditions affected by the scope of work.

Complete Submission of Construction Documents

Construction drawings should represent the entire scope of work. There must be close coordination between all disciplines for the proposed scope of work to ensure code compliance; reference AC 28-104.7, BC 107.2, BC 1603 and “Plan Examination Guidelines – Minimum Requirement for Review if Design Drawings,” Revised 4-10-2014. A complete submission of drawings should include:

  1. Submittal Documents.  Drawings necessary to convey essential information such as general notes, floor plans, schedules and details. Reference the applicable Building Codes and notes on the drawings as required to demonstrate code compliance. Provide a title block with a 3 inch x 3 inch space for DOB approval stamp.
  • Title Sheet.  Should clearly describe the project location, including the adjacent streets, properties, block and lot numbers and a graphical scale. Drawing notes should include the building name and address, names and contact information of all parties involved, occupancy classification, zoning use group, the project’s scope, a list of related job filings/applications.
  • Drawing Index.  A list that clearly identifies the location of all associated drawings, sheet designations and page numbering.
  • Location Map.  A diagram indicating where in the building any place(s) of assembly is located, including egress locations, points of discharge and adjoining streets.
  • Proposed Plans (Establishment Layout). The plans should include a primary plan of the largest anticipating occupant load and up to two alternate plans, each showing the precise layout of any fixed or movable seating, including tables, chairs, and the number and location of accessible seating. Show a clearly defined path of travel from all seating to code required exits, including maximum travel distances, and required maneuvering clearances for accessibility on each plan.
  • Floor Plans. Clearly identify spaces, room names, dimensions and square footages. Show seating arrangements; emergency lighting plans dimensioning how far apart fixtures are; life safety plans including travel distances, egress widths and  calculations, occupant loads and safe areas; accessibility compliance; code analysis; stair identification; door tags.
  • Detail Drawings. These drawings contain significant information required to communicate the scope of work, in a magnified form, including accessibility details with blow-up diagrams including the number and location of accessible seating, millwork details, and other elements unique to the building. 
  • Schedule. Door, class ratings of interior finish materials and hardware schedules to indicate full scope of work. Locations of street furniture and other street elements: Utility poles, bus stops, DOT or MTA signs, benches, USPS mailboxes, fire hydrants and street trees 

Refer to Minimum Requirement for Review of Design Drawings available at the link below: /assets/buildings/pdf/plan_exam_user_guide.pdf.

Submission of Construction Documents

  1. Drawings. The project drawings should clearly reflect the scope of work and include all affected systems. Examples of this are as follows:
    2. Designator - Sheet Number Sheet Description
    T-001.00 Title Sheet, Site Plan, Drawing Index, General Notes, required, and Legends
    PA-101.00 Proposed PA Floor Plans
    PA-200.00 Proposed Reflected Ceiling Plans
    PA-300.00 Proposed Enlarged Floor Plans
    PA-301.00  Proposed Interior Elevations and Details

    Drawing Legend to include: Symbols, abbreviations, notes and definition, list all applicable Building Code sections.

    Recommended Drawing Designators
    PA: Architectural: Mandatory designation for drawings showing PA floor plans.

  1. Required Documents.  Based on the building location, designation, and the scope of work for the projects, the following submissions may have to accompany the drawings at intake, as applicable:
    • FDNY Approval – Fire Protection Plan, Alternative Automatic Fire Suppression Systems, Fire Alarm Systems.
    • Flame spread letter from manufacturer of certain products, such as carpeting, window treatments, wallpaper, foam, and upholstery describing the flammability of the product – BC 803.1 & AC 27-348
    • Mayor Office for People with Disabilities (MOPD)
    • CUNY/DASNY- Plan of Implementation for existing places of Assembly
    • NYC Department of Health and Mental Hygiene - food service establishment and/or public swimming pool permit prior to opening
    • NYC Department of Consumer Affairs - catering establishment license
  1. Approval or Acceptance by Plan Review or Audits.
    • Plan Review. Following submission of a complete set of construction documents, the application is assigned for review to a DOB Plan Examiner.
    • Professional Certification. The Applicant of Record may professionally certify that a project’s design is in accordance with the NYC Code and all applicable Rules and Laws.
    • Professionally certified applications may also be subject to audit.
  1. Post Approval Amendments. Any changes to approved scope of work that is significant and substantive will require submission of revised document and /or plans for post approval amendment (PAA). Approval for an amendment is required before the work is completed. Changes that are not substantive do not require a PAA; however these changes must be shown on plans and included in the “as-built” submission at the end of the project (AC 28-104.3).

The following list, while not all inclusive, is examples of some of the substantive changes that must be submitted for review to amend the approved plans:

  • Egress Modifications – Any change in the exiting width, length of travel distance, or exit way/exit door location(s), or occupancy load of exits, or any change in number of required exits in a building.
  • Occupant load - Any increase in the occupant load for an occupancy group A Assembly space.
  • Changes in function of areas and rooms from what was shown on approved plans; including any layout changes such as rearrangement of seating or restaurant tables.
  • Any change of zoning use group or assembly occupancy group A-1 through A-5.
  • Any change to the name of the establishment.
  • Any physical change that requires an alteration permit be issued by DOB.

    • *Note: Revisions to drawings shall be clearly marked to highlight any of the above changes; the change should be ‘bubbled’ numbered and dated.*

  1. As-Built Submission.  All changes must be submitted in the ‘As-built’ drawings, submitted at the end of the project.

    2. *Reference Note: Organizations like the AIA, CSI and National Institute of Building Sciences work jointly to create national standards for consistent documentation and data organization, to assist in communication and coordination across the design and construction industry.
    (See http://www.nationalcadstandard.org for more information.).*

Special Inspections

Where a Place of Assembly involves construction, the project shall comply with the Construction Codes, Zoning Resolution, Fire Code and other requirements, including Special and Progress Inspections under the applicable Building Systems, Renovation, Alteration and/or New Building project guidelines.

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