4: Greenwich village Maisonette renovation: construction docs
Clipping of Early Construction Documents
Introduction
After Design Development, our plans for this 1840s Greenwich Village duplex were conceptually solid—layouts nailed down, finishes selected, and historic details carefully integrated. Now came the time to translate all of that information into precise documentation for the bidding and construction process.
Construction Documents (CDs) act as the blueprints—both literally and metaphorically—of the entire project. They provide contractors, engineers, and city officials with everything they need to build and inspect the renovation, from floor plans and elevations to specifications on finishes, fixtures, and mechanical systems.
What Are Construction Documents?
In short, Construction Documents are the legal and technical instructions for how the project will be built. They typically include:
Detailed Drawings: Architectural, structural, mechanical, electrical, plumbing (MEP), and sometimes specialty drawings (e.g., fire protection, millwork, etc.).
Schedules: Door, window, finish, fixture, and equipment schedules.
Specifications: Written descriptions of materials, installation methods, quality standards, and codes to follow.
Pro Tip: In a landmarked building, these documents must reflect any requirements set by the Landmarks Preservation Commission (LPC)—especially for exterior changes or modifications to protected interior features.
“In a landmarked building, these documents must reflect any requirements set by the Landmarks Preservation Commission (LPC)—especially for exterior changes or modifications to protected interior features.”
An extremely pared back version of what construction documents start to look like. The actual complete set, after coordination with the various design professionals contains more than forty 24” × 36” sheets.
Tailoring CDs to a Historic Duplex
Preserving these details the above image is noted in at least 5 different places, the bid letter, the demolition plans, the demolition elevations, the construction documents and the interior construction elevations—this way if a subcontractor is doing the work and only looking at (1) sheet in particular there’s no way there’s a misunderstanding. To reinforce these efforts, after the General Contractor, was brought on board, they marked out the walls to be removed and the parts to be left, you can see the orange marks on what remains.
1. Preserving Historic Elements in the Drawings
Window Details: Each of the Tudor windows was called out in a window schedule with notes on restoration vs. replacement (if allowed).
Moldings & Trim: We included section details for existing Greek Revival moldings so contractors would replicate them if any had to be replaced.
Door & Hardware: Original 19th-century doors required special hardware references—some found through salvage resources or custom fabrication.
Co-op boards are often times the most challenging internal bureaucratic systems to work around. To put the board at ease, we did another 3D Matterport Scan of the entire basement, then modelled it to show our proposal. Its piping, electrical systems, gas lines, plumbing lines, and structures in the basement were all measured automatically then built upon so there would be fewer surprises. This also made coordinating the efforts of the Mechanical, Electrical & Plumbing much easier and more palatable for the board members to understand, as opposed to just line drawings.
2. Coordinating Mechanical, Electrical, and Plumbing (MEP)
HVAC Routing: We specified how ducts, vents, and mini-split lines would run, ensuring minimal impact on decorative ceilings or load-bearing walls.
Electrical Layout: Historic buildings can have tricky existing wiring. Our drawings included circuit IDs and panel schedules to guide the electrician in upgrading or replacing wiring safely.
Plumbing Stack Placement: With a relocated kitchen and new bathroom fixtures, we detailed vertical risersand drain lines carefully—especially where the structure needed reinforcement.
The above is one of many examples of bathroom layouts approved by the Department of Buildings. New York City takes Accessibility very seriously, and a number of homeowners are surprised to discover that these codes apply, if you’re renovating any sort of multi-family building over 4 stories, confirm which rules apply when as these are non-negotiable.
3. Accessibility & Code Compliance
Even though the building’s age often grants some grandfathered conditions, we aimed for universal design and compliance with NYC codes:
Clearances: We noted the required door widths, turning radii, and hallway clearances.
Fire Safety: In some cases, old wood framing might trigger additional sprinkler requirements or fire-rated drywall.
Energy Code (NYCECC): Detailed insulation and window upgrade strategies where feasible.
Key Components of Our Construction Documents
Cover Sheet & General Notes
Project information, client name, building address, Landmarks disclaimers, code references, drawing index.
Demolition & New Work Plans
Indicate what’s being removed vs. what’s being added or changed, including any protective measures for historic elements during demo.
Enlarged Plans & Elevations
Focus on complex rooms like the kitchen, bathrooms, or custom millwork areas.
Sections & Details
Show how walls, floors, and ceilings come together, especially for new structural openings or mechanical chases.
Millwork Drawings
Every built-in detail, from custom closets to that hidden Murphy bed behind vintage-inspired panels.
Schedules (Doors, Windows, Finishes, Fixtures, Equipment)
Each item is labeled and cross-referenced with the plan.
MEP Drawings
Mechanical (HVAC), Electrical (lighting, outlets, panel schedules), Plumbing (riser diagrams), Fire Protection (sprinkler layouts if required).
Specifications
Describes materials, products, and quality standards (e.g., paint type, tile installation methods, hardware finishes).
LPC & DOB Coordination
During this phase, we also finalize submissions to both the Landmarks Preservation Commission (for any remaining approvals) and the Department of Buildings (DOB) for permit applications. Key steps include:
Ensuring every drawing that references a historic element meets LPC guidelines.
Providing energy compliance forms, asbestos documentation, and other required DOB paperwork.
Submitting special inspection forms if structural, mechanical, or facade work requires it.
Scheduling Note: The condo board may also require a final review of Construction Documents to confirm they align with the Alteration Agreement and building rules.
Construction Documents Mini-Checklist
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Coordinated Architectural, MEP, Structural (if needed) and any specialised consultant drawings.
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Schedules aren’t what you might think of, these have nothing to do with the calendar. Instead these focus on the products and how they're used. The ones that you might be most interested in seeing include Doors, Windows, Finishes, Appliances, Plumbing Fixtures, Equipment etc.
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In addition to the above, materials, installation and quality standards (Divisions 1-28, as relevant).
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On this project we filed for a Certificate of No Effect but we still had to highlight the preservation guides and constraints in the drawings.
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There’s another review of code compliance, energy forms, asbestos affidavits, filing with the Department of Environmental Protection etc.
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We submit the final set to the condo board for sign-off before bidding. The condo board is the first signature to go on the documents that are sent to the DOB, so the sooner we get them onboard, the smoother the process.
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Ensure the client signs off on all details—this set defines what we expect to build (and be billed for).
Next Step: Bidding, Negotiation & Permitting
Once the Construction Documents are locked in, it’s time to put the project out to bid. We’ll simultaneously juggle permits from the DOB, landmark approvals, and the condo board’s final sign-off. This phase can feel like a three-ring circus—but with a thorough set of CDs, at least we know exactly what we’re asking contractors to price.
