Post on 17-Apr-2018
July 26, 2017
Navigating Commercial PermittingThe Basics for Commercial and Multifamily Projects
By the numbers2016: Highest annual permit valuation in Denver history at
>$3.65 billion
>34,000 permits issued in first half 2017, up ~7.5% from last year
Food and drinks tonight are provided by• Anna McCullough, Group14 Engineering• Robbie Schwarz, EnergyLogic
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Thank You
Agenda• Zoning Permits
• Site Development Plan (SDP) Process
• Simultaneous Review
• Building Plan Review
• Quick Permits / E-permits
• Inspections
• Questions
------ Break ------
• In-depth presentation on code/policy
• Discussion
BUILDINGCOMMUNITY
Zoning Permits
Zoning Codes
Implements the community’s vision for the future of Denver.• Denver Zoning Code• Former Chapter 59 (FC59) or
“the old code”
Zoning regulates… • Structures – where, how big• Uses – permitted by right,
permitted with limitations, or notpermitted
• Parking – where, how much
Rezoningswww.denvergov.org/rezoning
• A public process to amend the city’s official zoning map
• Changes rules for structures, uses, and parking
• Does NOT approve a specific development
Zoning Permits for Commercial and Multifamily Projects
• Tenant-finish• Existing
buildings• Use permits• and more
• Any zoningpermit that doesnot require anSDP, landmark,administrative,or design review
• New construction• Major additions• Projects involving
complex land userequirements ormulti-agencycoordination
Commercial Zoning
Simultaneous Review - NEWSDP Process
Zoning counter hours: 8 am – NoonHow to submit by email:
Denvergov.org/commercialzoning
Site Development Plan (SDP) Review Process
SDP Review ProcessManaged by Project Coordinators (PC), who
• Help identify land/building issues that may affect projectdesign and feasibility, and
• Facilitate multi-agency review and perform other identifiedreviews concurrently with the SDP
• Use the DevelopDENVER map to find your PC
Concept SDP
review
Formal SDP
review
Start of building
plan review (2nd formal SDP)
Permits issued,
construction starts
Inspections and final
C/O
General time to building permits: 6-12 months, with 3-5 SDP reviews
Referral Agencies
Variances, Other Approvals, and Timing• Encroachments into public right-of-way (ROW)
– Tier I & II (Administrative Review): 2–4 weeks– Tier III (City Council Approval): 6–9 months
• Public Works street variance– Administrative Review: minor 2–3 wks., major 3–6 mos.
• View Plane variances– Requires Planning Board approval
• Zoning variances– Board of Adjustments approval: 2–3 mos.
• Zoning administrative adjustments: 2–3 wks.
• Easement relinquishment and ROW vacation/dedication:3–6+ mos.
Concept Submittal
• Your concept plan is reviewedby the referral agencieso Checklist of what to include is
available at denvergov.org/DS
• Attend review mtg. and receivecomments
• Outline next steps:(1) Concept resubmittal,(2) Proceed to formal SDP, or(3) Provide additionaldocumentation
• No $Fee$ for this phase!
Example of a Concept Submittal
Example of a Concept Submittal
Example of a Concept Submittal
Example of a Concept Submittal
Example of a Concept Submittal
Formal SDP Submittal• First technical submission
of planso Checklist is available at
denvergov.org/DS
• 3 – 5 resubmittals• Reviews by referral
agencies (3 – 4 weeks)• Building log-in can start
once the PC gives an “OK”• Building permits are issued
following an approved SDP
Example of a Formal Submittal
Example of a Formal Submittal
Example of a Formal Submittal
Example of a Formal Submittal
NEW: Pre-screening for building submittals
• Being piloted now
• A completeness check tomake sure building plansinclude all items needed toconduct a review
o Goals: reduce resubmittals
o Ensure consistency withSDP submittal
• Meeting with building and firereviewers, PC, and your design team
NEW: Utility Coordination
• We are working on this now
Goals:
• Better integrate our partnersinto the SDP review process
• Reduce redundancy
• Frontload utility comments
• Prevent last-minute delays
• Provide info to utilities earlierin the review
Simultaneous Review
For projects that do not need an SDP
NEW: Apply for zoning and building permits simultaneously
• Save overall review time — submit zoningplans at the same time as building plans
• Use the Log In counter,not the Commercial Zoning counter
• Submit 4 plan sets (2 for building,1 for the Assessor’s office, 1 for zoning)
• Submit the simultaneous review requestform signed by the design professional
o Form located inCommercial Building Permit Guide
Cannot use simultaneous review
• Landmarks/Historic Districts
• Design Review Districts
• Administrative Zoning Reviews- Examples: ZPIN, ZPSE,
variance
• Site Development Plans (SDPs)
• Single-Family and Duplex Residential- Already have a combined zoning/building code
review
Building Plan Review
Building Codes• 2015 Series
– International Building Code– International Existing Building Code– International Plumbing Code– International Mechanical Code– International Residential Code– International Fuel Gas Code– International Fire Code– International Energy Conservation Code
• 2016 Denver Building and Fire Code– www.denvergov.org/buildingcode
• 2017 National Electrical Code
Plan Review Counters
First come, first served
Schedule an appointment
(starts Aug. 18th)
Per Building policy Admin 131
Commercial/Multifamily Walk-through- Same-day plan review- Less than $500K- No structural work- No change of occupancy or DEH reviewHours: 8 – 11:30 am
Log In- Plan review for all other building projects- Simultaneous review- 2 to 6 week initial reviewsHours: 8 am – 4 pm
When an appointment is required for Log In
• SDP projects—Project Coordinator (PC)will schedule
• Type Approved (TA) projects
• Pick-up of multiple permits(e.g., townhome projects)
To schedule an appointment, email login@denvergov.orgor have your PC request an appt. (for SDP projects).
NEW Permit Counter Check-in
• Starting Friday, August 18th
• Schedule appointments online atdenvergov.org/DS for these services:o Log Ino Single-family/Duplex Walk-througho Logged-in Plan Pickup
• For all other services, check in at thecounter
• Phone/text check-in ends August 17th
Bring with you…
• Structural calculations• MEP plans• Code analysis with building
code references, includingmethod of IECC compliance
• Plans can have printed seals,but signatures must be original
• Zoning permits, PC approval tolog in, or the completedsimultaneous review form
• Bound plans
Checklists and forms are in the Commercial Building Permit Guide at denvergov.org/buildingcode
Don’t forget these things
Sewer Use and Drainage Permits (SUDP)• A separate SUDP is
required, which shouldbe obtained whilebuilding plans areunder review.
• denvergov.org/SUDP
Pay Plan Review Fees• Plan review is not
assigned until the planreview fee is paid!
• Once drawings areaccepted at log in, paythe plan review fee atthe cashier
Modified DrawingsResubmittals
• Submitted as a changeAFTER permit is issued
• Submit via “Log-in” queue
• Must submit a writtendescription of what ismodified and why
• Gets a new, separate log-in number
• Once approved, receivesa separate permit
• Drawings and commentresponse letter to respondto plan review comments
• Submit via “Resubmittals”queue
• Bring project log numberand 3 copies of revised,stapled plans - cloud yourchanges (4 if you didsimultaneous review andchanges impact zoning)
Quick Permits / E-permits
NEW: E-permits• Online permitting for quick permits
(No plan review)
• Apply and pay online…receive your permit by email inminutes – even on weekends!
• Cannot be used for landmarks/historic districts
• Secure your account: make sure your email address iscorrect with Contractor Licensing –denvergov.org/contractorlicensing
Roofing/siding Minor electrical work
Like-for-likemechanical/plumbing/boilerand A/C replacement
Goodbye, fax! Faxed quick permits end with 2017.
Get started with E-permits: denvergov.org/epermits
Update your email if you need to
Check scope of work
Check landmark status
Read this first! It’s short!
Answers to FAQs
For e-permits help, call Denver 3-1-1
Within Denver, dial 3-1-1
Outside of Denver, dial 720-913-1311
311's hours are 7 am - 8 pm (M-F) and 8 am - 5 pm (Sat./Sun.).
What about new MEP work?
For new mechanical, electrical, or plumbing work associated with a logged-in commercial permit (a “COMMCON”):
• No online application necessary
• We create the permit record when the initial commercialconstruction permit is picked up
o Show proof that you are a licensed contractor to pick uppermits and pay permit fee (No change)
o Give us the MEP subcontractor’s information andproject valuation (NEW)
• The MEP subcontractor just uses e-permits to find and payfor their permit, not apply for it
What type of impact can e-permits have?
• Quick permits were~60% of ourcreated buildingpermits in 2016
• Expect to be issuing10-15K permitsonline by end of2017
• Initiating a projectto accept digitalsubmittals
22%
10%
15%
1%
14%
38%
2016
Roofing - Quick Plumbing - QuickElectrical - Quick Boiler and A/C - quickMechanical - Quick Other building permits
Inspections
Building Inspections
Online scheduling (NEW)• Use e-permits to schedule inspections
Mock-up (NEW)• Can provide a built miniature mock-up to show electrical
systems
• TIP: Frame inspections require all other trades prior torequesting this inspection
Turn-around times:Building inspections: Next day, dependent on volumeRoofing inspections: 1-week wait
How to schedule other inspectionsDEH• Contact 720-865-5437Z/NIS (Bulk plane, setback verification, signs, final building sign-off)• Contact 311SUDP• Contact (303) 446-3759 by 3:30 pm for next-day inspection
– Must be a licensed plumber or sewer contractorDFD (Fire protection systems, smoke control, life safety, phased occupancy)• Contact (720) 913-3480 at least 1–2 weeks in advance
Questions?General inquiries: 720-865-2705Cashier: 720-865-2780Building permit records: 720-865-2790
Email: developmentservices@denvergov.org
July 26, 2017
Navigating Commercial PermittingIn-depth: Codes and policies
Agenda
• New initiatives
• Clarifying existingrequirements
• Energy codes
• Discussion
New Initiatives
RECAP: New initiatives covered in the first presentation
Recently launched• Simultaneous review• E-permits
In progress• Better utility coordination• Prescreening building
submittals in the SDPprocess
• Accepting electronicbuilding submittals
• Appointment schedulingfor Log In
Graywater
Denver now allows graywater for irrigation, urinals, and water closets (flushing)
Working on a policy draft to…• Address submittal requirements• Coordinate requirements of Denver Environmental
Health, CDPHE, and plumbing codes (IPC)Image: Santa Cruz County Environmental Health
Deferred Submittals
• Must be listed on the construction documents• Must be submitted for review, and permitted, prior to
construction of deferred submittal item• Per 2016 DBC Section 133.5 & Admin Policy 133.5
Common Deferred Submittals:• Curtain Wall Systems• Cold-Formed Steel Bearing
Wall Design• Steel and Wood Trusses
• Fire Alarm and FireSuppression Systems
• Elevators, escalators, etc.• Walk-in coolers
Expanded Prep Demo Permits
• Preparatory demolition andnon-structural framing permitfor some tenant-finish projects
• Start work while building plansare under review
• For tenant-finish work in some IBCGroup B, M, S-1/S-1 occupancies
• Still need to apply for trade permits(sub-permits or Quick Permits)
Details and application are in Admin policy 131.2
Gender-neutral Restrooms
• All single-occupant, familyor assisted-use restroomsin Denver
• Signage must indicate thatthey are open for use to allpersons, regardless ofgender
• For existing buildings, youhave until April 30, 2018,to update signage and adddoor locks if needed
Safe Occupancy Program
• Denver Arts & Venues is looking for skilled architects,engineers, or contractors to volunteer their expertisetoward preserving the city’s creative spaces.
• Contact Lisa.Gedgaudas@denvergov.org
• Approved by CityCouncil on July 17
Clarifying Existing Requirements
• New MJ stores/centers are aGroup M occupancy
• Existing stores/centers must changeto Group M when…o Increasing square footageo Altering more than 50% of the total tenant
space or 50% of the store/center spaceo Or, for stores/centers that include a grow facility,
alterations in the grow facility impact more than50% of the total tenant space
• Details in building code policy IBC 302.1
Marijuana Occupancies
Shoring Submittals
• Separate from building submittal and can be done first
• Working on streamlining this process now
Accessibility
Three applicable documents:
• Chapter 11 of the 2015IBC
• ICC (ANSI) A117.1-2009
• 2016 DBC Appendix R/Colorado Title 9, Article 5
• CPD does not review forfederal ADA standards
Foundations / Phased Submittals
• Scope of work for each trade on the plans for each phase
• Fees and timing of submittals:
• Building portion of project in 2 parts (25% plan reviewand permit premiums per part)
• In ≥ 3 parts (50% plan review andpermit premiums per part)
• Offers greater efficiency in plansreview, response, and permittingand ultimately saves time andcosts for the developer or owner
Demolition – Insurance CoveragesBuilding policy IBC 3303 lists required insurance coverage for…• Single-family or duplex demo
without explosives• Commercial/multifamily demo
without explosives• Demo with explosives
When is a demo permit required?- Over 8’ in height- Over 200 sq. ft.- Landmark area
Image: DenverUrbanReview.com
Ventilation
• Mechanical ventilation is required forapartment buildings 3 stories or less.
• Natural ventilation is allowed for apartmentbuildings over 3 stories.
SUDP
• TIP: SUDP canstart beforeplumbing/buildingapprovals
• Using our data tobetter identifyways to reduceresubmittals
• Started withSUDP
Energy Codes
IECC Overview
• Relationship between the IECC and the DBC
Who handles what, on our endArchitectural/structural review: Building envelopeElectrical review: Lighting systemsMechanical review: Mechanical systems
• Submit energy drawings that detail electrical,mechanical, and building envelope
• We are revising our IECC policy for clarity.Requirements are not changing.
What goes in your code analysis• Choose 2015 IECC or ASHRAE 90.1
- It must be the same for electrical, mech., envelope- Must list a sub-compliance method
• Location of air barrier details (or if a building pressuretest will be done)
2015 IECC
•Prescriptive•Performance
ASHRAE 90.1
•Prescriptive•Energy Cost
Budget
Method of compliance
Sub-compliance
What goes in your code analysis
IECC Prescriptive Path requires an additional efficiency package• 6 options listed in IECC
C406• Include in code analysis• Option must be the same for
MEP/envelope• <10,000 sq. ft. does not
have to do the additionalefficiency package
2015 IECC
•Prescriptive•Performance
Other documentation needed
Separate energy sheets for projects ≥ 10,000 sq. ft.
13 items listed in IECC C103.2 (plus thermal envelope)
Must state on energy sheets that installed lightingcontrol certifications will be given to building ownerwithin 90 days of C/O
COMcheck(s) or other approved modeling program
Identify if the project requires commissioning• Commissioning required for ≥ 10,000 sq. ft. or if using
ASHRAE for lighting compliance• Submit commissioning agency approval letter per IECC
C202
Xcel’s Energy Design Assistance (EDA) Program
• Uses some components of ASHRAE and some IECC
• EDA must be in addition to demonstrating energy codecompliance
Open Discussion
Led by Gil Rossmiller, Colorado Code Consulting