Navigating the Permitting Processfor Commercial Projects plus

2015 IECC HighlightsSeptember 29, 2016

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THANK YOU!

• Gensler - Jon Gambrill & Virginia Armstrong• Exponent, Inc.• Colorado Code Consultants• Group 14 Engineering

Please sign in if you wish to receive ICC or AIA CEUs

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1. SDP Process2. Zoning and Building Codes3. Logging in Plans for Building Permits

Initial Log-in Process Commercial Permitting Resources Resubmittals vs. Modified Drawings Permit Pick-up

4. Plan Review Teams Architectural / Structural Mechanical / Plumbing Electrical Denver Fire Department (DFD) SUDP and Environmental Health

5. Administrative Policy Updates Prep-Demo - 131.2 Simultaneous Review - 130A Deferred Submittals – 1 Asbestos, Lead Paint, Water Supply - Lead Pipe Linkage Fee

6. Inspections7. Questions

Agenda

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BUILDINGCOMMUNITY

8. IECC Highlights 9. Questions

Know Your Zoning, Landmark and Parkway Status

Web Resource:

Use the DevelopDENVER map to find the zoning, landmark, and floodplain status for your property as well as the commercial project coordinator and

wastewater and transportation engineers assigned for your area.

https://denvergov.org/maps/map/developmentservices

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Map Amendments (Rezoning)

• www.denvergov.org/rezoning

• Because the process amends the city’s official zoning map, a rezoning is also referred to as a “map amendment.”

• Public Process to change zone district

• Changes rules for structures, uses, and parking

• Does NOT approve a specific development

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Site Development Plan (SDP) or Commercial Zoning Review Process

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Development Review

Site Development Plan (SDP)• Site development review required for

new development and major additions. Excludes single-family and duplex.

• Cases managed by Project Coordinators (PC)– Facilitate multi-agency review – Provide comments to applicant

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www.denvergov.org/ds

Commercial Zoning Review• Applicable to any commercial or multi-family tenant-finish, existing buildings,

and use permits, etc.

Concept SDP Review

Formal SDP and Building

Permit Reviews

Building Permit

Issuance / Construction

Constructionand

Zoning Inspections

Final Acceptance/Occupancy

Timeline

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Site Development Plan (SDP) Phase Plan Review, Permitting & Inspection Services

* Timeline can change due to zoning and/or Public Works variances, building code Administrative Modifications, etc.

General Timeline*

SDP Phase: 3-5 review cycles

Total to Building Permit: 6-9+ Months

Concept Phase

• Contact project coordinator (PC)

• Submit concept plan, which is reviewed by referral agencies

• Attend concept review meeting

• Receive comments (outline of next steps)

No Fee for this phase!

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Project Coordinator (PC)Assignment Areas

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To find your PC, go to:

https://denvergov.org/maps/map/ developmentservices

Referral Agencies

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Parks & Recreation14. Forestry15. Parks Planning

Public Works7. Floodplain8. Policy and Planning9. Site Eng. Trans.10. Site Eng. Wastewater11. Solid Waste12. Special Districts13. Survey

Other Agencies16. Asset Management, Real

Estate17. City Attorney’s Office18. Dept. of Disability Rights 19. Emergency Management20. Environmental Health21. Fire Department22. OED

Outside Agencies23. CDOT Referral24. Denver Public Schools 25. Denver Water26. Metro Wastewater27. RTD28. Urban Drainage 29. Xcel Energy

CPD1. Building 2. GIS 3. Landmark4. Planning Services5. Urban Design6. Zoning

Concept PhaseSubmittal Requirements

• Application• Current zoning• Identify streets• Vehicular access, parking• Building footprints• “Build-to” line identifying

“building form” from DZC• Preliminary building

elevations (in design review districts)

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• Setbacks• Water quality / detention*• 100 yr. detention /

calculations*• Sanitary sewer

calculations*• Finished floor elevation*• Hydrant and water lines• Easements

Development ReviewFormal Phase

• This is the first technical submission of plans• 3 – 5 resubmittals are typical to expect• Reviews by referral agencies (3 – 4 weeks)• Building permitting phase starts during

formal SDP reviews with “OK” from PC• Final SDP is submitted and recorded• Receive zoning permit for construction

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Formal SDP ReviewSubmittal Requirements

• Updated Project Initiation Sheet

• Fees (due at second formal submittal)

• Site Development Plan set

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• Cover Sheet• Survey• Site Plan• Floor Plans• Parking Plan Sheet(s)

• Utility and Grading Plan• Landscape Plan• Architectural Building

Elevations• Photometric Plan

Development ReviewVariances/Timing

• Encroachments into public ROW– Tier I & II (Administrative Review) – 2 to 4 weeks– Tier III (City Council Approval) – 6 to 9 months

• Public Works street variance – Administrative Review – minor 2 to 3 weeks, major 3 to 6 months

• View Plane variances – Requires Planning Board approval

• Zoning variances – Board of Adjustments approval – 2 to 3 months

• Zoning administrative adjustments – 2 to 3 weeks

• Easement relinquishment and ROW vacation – 3 to 6+ months

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Zoning and Building Codes

Denver Zoning Code (DZC) and Former Chap. 59

• www.denvergov.org/zoning

• Administered by the Zoning Administrator

• Role of DZC– Implements the city’s vision for the

future of Denver– Guides orderly development of the City

• Regulates:– Structures – where, how big– Uses – permitted by right, permitted

with limitations, not permitted– Parking – where, how much

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A Tale of Two Codes

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Former Chapter 59 (FC59)The “Old” CodeAdopted in 1956

Denver Zoning Code (DZC)The “New” CodeAdopted in 2010

Former Chapter 59(“Old Code”)

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2016 Denver Building and Fire Code

• www.denvergov.org/buildingcode

• 2016 Denver Amendments

• 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

• 2014 – National Electrical Code

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Logging in Plans for Building Permits

Log-in Team

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• Ingrid Antoine• Dionne Bell-Hudson• Alicia Bock• Thaddeus Boles• Cheryl Booker

• Qiana Fletcher• Nadine Garcia• Sabrina Keil• Angela Merritt• Bette Rhone

Angela Abeyta (Supervisor)

Commercial ReviewProject Types

• Commercial Walk-Through Review– Less than $500K (no structural modifications)– No change of occupancy or DEH review– First come, first serve: 8 a.m. to 11:30 a.m.– Same-day permit

• Intermediate Project Log-in– Up to $1M– First come, first serve: 8 a.m. to 4 p.m. or by appointment– 4-6 week initial review

• Major Project Log-in– $1M and over– First come, first serve: 8 a.m. to 4 p.m. or by appointment– 8-10 week initial review

For more info: www.denvergov.org/buildingcode ADMIN 131

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How to Check In

For counter services, check-in opens at 8 a.m. by phone, by text, in

person, or online

• Call: (720) 880-3670

• Text: “denver dev” to (626) 414-3210

• In person: Wellington E. Webb Building201 W. Colfax Ave., 2nd Floor, Denver, CO 80202

• Online: www.denvergov.org/ds

Or through PocketGov

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Counter hours always available online at www.denvergov.org/ds under “Contact Us”

Permit Counter Time Changes

Permit counter to open at 9 a.m. on Tuesday, October 11, and Tuesday, October 18

The Development Services Permit Counter will open at 9 a.m., instead of 8 a.m., on Tuesday, October 11, and Tuesday, October 18, in order for staff to attend training events.

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Scheduling Appointments

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An appointment is required to log-in for the following project types:

• If project has gone through the SDP process and you have a Project Coordinator (PC), or

• It is a Type Approved (TA) project, or

• You are picking up multiple permits (e.g., townhome projects)

To schedule an appointment, email login@denvergov.orgor have your PC request an appt. (for SDP projects)

To Start Plan Review

From Log-in Counter to the Cashier• Once drawings are accepted at the log-in counter, you must go

to the cashier and pay the plan review fee

• Please note, plan review cannot be assigned until the plan review fee is paid!

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To Have a Successful Log-in

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Top Log-in Tips

• Include structural calculations• Have MEP plans • Have code analysis containing

correct building code references, including method of IECC compliance

• Plans have the original stamp and signature

• Have your zoning permits or “ok” from PC to log in

• Bound plans

Check out our commercial building guides and resources online:

www.denvergov.org/buildingcode

Resubmittals vs. Modified Drawings

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• Resubmittal: Drawings submitted to respond to plan review comments – Submit via the “Resubmittal” queue at the Permit Counter– Have project log-in number with you– Approx. 4-6 week review depending on project type– ONLY resubmit sheets containing changes - cloud changes

• Modified drawings: Submitted as a change AFTER permit has been issued– Must submit a description of what is modified and why– Submit via the “Log-in” queue at the Permit Counter– Gets a new, separate log-in number– Once approved, receives a separate permit

Making Improvements

“Resubmittal day” and major project

meetings

Picking Up Your Permit

• Must be a licensed contractor in Denver– Proof required (contractor license card, company check, or company

credit card)

• Commercial construction permit is issued first, sub-permits are issued via Quick Permit (in person, fax, or email)

• Commercial construction permit pick-up at “Logged in Plan Pick-up” queue, or schedule an appointment if required

• Check made payable to the “Manager of Finance”

• Email Angela Abeyta for fee amount: Angela.Abeyta@denvergov.org

• To access fee schedules and the ADMIN 138 fee policy: www.DenverGov.org/dsfees

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Plan Review Teams

Architectural/Structural Review Team

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Eric Browning, PE (Supervisor)

• Alex Abel, PE• Vince Anderson, PE• Dave Johnson, PE• Tim Kirby, PE• Daniel Krausz, AIA• Keith Ostrander, PE• Keith Peetz, PE• David Renn, PE• Street Schellhase, PE

Tips from the Architectural/Structural Review Team

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Make sure to double-check your submittal for the following:

• Provide a complete submission— Incomplete submittals usually lack calculations, specifications, code

analysis, lateral analysis and detailing for townhomes, door schedules, UL assemblies including head-wall assemblies, and/or accessibility details.

• Ensure occupant load for occupancy and toilet fixtures is based on “Function” of Table 1004.1.2 of the 2015 IBC and not on “Use” in Chapter 3

• Continuity of fire-resistant rated assemblies — Examples: fire walls, fire barriers, fire partition, smoke barriers, smoke

partitions, and head-wall assemblies with specific UL, Gypsum Association, or IBC Chapter 7 prescriptive cross references

Mechanical/PlumbingReview Team

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Danny Boncich, PE (Supervisor)• Chuck Bartel, PE• Keith Fox, PE• Kirk Gallaher, PE• Bret Pica, PE

Tips from the Mechanical/Plumbing Review Team

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Make sure to double-check your submittal for the following:

• Fire and smoke dampers to match the rated walls, per the Architectural Drawings– Reference: drawing coordination and Sections 607 of IMC, 716 of IBC, and SMACNA

Standards

• Kitchen hood design details – These are often not provided or are missing information. Reference: Sections 506,

507, and 509 of IMC and NFPA 964

– For adequate separation between exhaust and intakes, property lines, other buildings, etc., reference: Sections 401.4 and 401.5 of IMC

• Outside air calculations – These are often not provided or are incorrect.

– Occupancy loads, effectiveness or efficiencies not correct. Reference: Section 403 of IMC

Electrical Review Team

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Carol Pafford, PE (Supervisor)

• David Carlson, PE• Reynaldo Ornelas, PE• Kevin Simpson, PE• Kevin Lieu, PE

Tips from the Electrical Review Team

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Make sure to double-check your submittal for the following:

• Two sets of electrical plans with signature and seal of Professional Engineer in responsible charge– This is particularly an issue in resubmittals.

• Adherence to the requirements of DBCA 133.2.10– Examples: Incomplete electrical designs often lack a one-line diagram,

fault current/short circuit current analysis, load calculation analysis, grounding, overcurrent ratings, conductor and conduit sizes, panel schedules

• Provide a complete submission– Often, there are no electrical drawings submitted at all.

Denver Fire Department (DFD)Review Team

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David Clark, PE (Supervisor)

• Adam Andrzejuk, PE• Tony Caro, PE• Brad Emerick, PE• David Hill, PE• JD Lanz, PE• Brian Lucas, PE• George Morkovin, PE• Roman Rede, PE

Tips from the DFD Review Team

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Make sure to double-check your submittal for the following:

• A narrative description of the scope of work for which a permit is sought– This will soon be required in the 2016 DBC Amendments

• Code analyses that account for noncompliant existing conditions, or existing conditions made noncompliant by the proposed change in use

• Deferred Submittals:– HazMat Quantities– Generators– Smoke Control– Sprinklers

Tips from the DFD Review Team for High-Rise Facilities

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Make sure to double-check your submittal for the following:

• Direct access to the fire service elevator(s) from the Fire Command Center (FCC)

• Piping and HVAC cannot pass through the FCC

• FCC proximity to the main entrance

SUDP and Environmental Health

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• Sewer Use and Drainage Permitting (SUDP) Department – Part of the Wastewater Management Division of Public Works– Reviews and permits sanitary and storm sewer drainage systems

for all construction projects– Reviews construction plans, collects fees, and issues permits

• Department of Environmental Health (DEH) – Projects that require a Health Review include restaurants, other

retail food-related uses, publicly accessible pools, early childcare, schools, marijuana dispensaries, marijuana infused product (MIP) kitchens, and marijuana extraction facilities

Tips from the SUDP Review Team

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Make sure to double-check your submittal for the following:

• Complete Utility Site Plans – Show all sanitary, storm, and water facilities

• All supporting documents – These are often overlooked: Restaurant Menus, Food & Beverage

Questionnaire, Kitchen Equipment, Industrial Waste Survey, Legal Agreements, Complete Application Forms, etc.

• Resubmit any changes in the scope of work – Changes to the plans will need a resubmittal, most notably for changes to

waterline size, and sanitary or storm relocation/resizing

For SUDP info: www.DenverGov.org/SUDP

Make sure to double-check your submittal for the following:

• A complete Plan Review Guide with fixture counts, water calculations, menu, and equipment specification sheets

• Hand sinks in required areas

• Hot water heating systems sized to provide hot water to all required fixtures during all hours of operation

• Provide the location of approved mop/utility sink

• A full equipment plan and schedule for facility – Provide plans and documentation for the entire facility rather than just

the scope of work

For DEH info: www.denvergov.org/DEH

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Tips from the DEH Review Team

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Administrative Policy Updates

Visitwww.denvergov.org/buildingcodeto access current policies

Policy ReviewPrep Demo “Early Start” Permit 131.2

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A time-saver for customers

• Plans are submitted and permits can be pulled prior to plan review being completed (project must be logged in for review)

• Construction can be completed up to the point of rough inspection

• Requires separate trade or subcontractor permits

• Rough inspections cannot be called until permits are released

• Requires affidavit from Arch. & Engineers stating documents are 100% complete

• B & M Use Group (some S1 & S2 uses)

• No structural work can be considered

Policy ReviewSimultaneous Zoning/Building 130A

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Another time-saver for customersWork in progress:

• Will allow certain projects to have both the zoning and building code reviews completed at the same time (at risk)

• There are several test cases in process

• A formal policy should be adopted in 30-60 days

• Please submit your comments to the draft policy (handed out) to Scott.Prisco@denvergov.org

Policy ReviewDeferred Submittals

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• Deferred Submittal: The portions of a design that are not submitted at the time of application, but which are to be submitted within a specified period

• Alternatives to be allowed under 2016 DBC Administrative Policy 133.5:

• If “deferred submittal” items are ready, submit them with the primary building permit submittal

• Submit deferred submittal items at the time of the first resubmittal. Scope is included in the primary building permit

• Submit deferred submittal(s) for review and permit in the traditional sense, following the review and permit for the primary building permit

Policy ReviewFoundation/Superstructure Submittals

• MUST have specific scope of work for each trade/discipline on the plans for each phase

• Fees and timing of submittals– Building portion of project in 2 parts (25% plan review and permit

premiums per part)

– Building portion of project in 3 or more parts (50% plan review and permit premiums per part)

– For multi-part projects, the submittal of the second package shall notprecede the first resubmittal of the first package

• This provides greater efficiency in plans review, response, and permitting and ultimately saves time and costs for the developer or owner

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New Initiatives Partnering for Safer Building

• Asbestos Inspection

– For permits in existing buildings, customer must provide the asbestos inspection acknowledgement form at time of building log in

– By the end of the first quarter 2017, customer must provide proof of asbestos inspection to receive building permits when the area to be disturbed exceeds the public and commercial building “trigger level”

• Lead Paint Process

– Childcare facilities and schools built before 1978 need to have a certified lead paint contractor on board to remediate any lead paint

– By end of the first quarter 2017, customer must provide the certified lead paint contractor for any building permits to be issued for these facilities

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New Initiatives Partnering for Safer Building

• Asbestos Process– Prior to 1/2/17 – acknowledgment– After 1/2/17 – certified verification

• Lead Paint Process– Prior to 1/2/17 – acknowledgment– After 1/2/17 – certified RRP letter

• Water Supply Line Verification– Prior to 1/2/17 – acknowledgment– After 1/2/17 – certified Denver Water verification

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Affordable Housing Linkage Fee

• Fee is applicable to new gross square footage (not parking) – will require a new application form to be submitted at building permit log-in

• Takes effect 1/1/2017 for building permits for new construction and additions

• Plan ahead– Commercial or multifamily projects in SDP review must have logged in an SDP

concept plan before Friday, 12/30/16 (allow AT LEAST 3 days to do so)– Non-SDP projects must have logged in plans for building permit review by 12/30/16

– Major changes requiring a new SDP submittal after 1/1/17 are subject to the fee

Sq. ft. fees will be adjusted by CPI annually starting in 2018

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Project Type Fee, per sq. ft.

Single-family / duplex / IRC townhomes $0.60

Multi-family, including IBC townhomes $1.50

Commercial development -- Hotel, office, retail, other OR Civic, public or institutional $1.70

Commercial development -- Industrial, manufacturing, wholesale and agricultural $0.40

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Inspections

Building Inspections

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• Commercial building inspections called the day before are completed the next day, dependent on volume and type of requests received– After hours inspections

– Special inspections

Inspection Challenges

• There is a limit to the amount of work that can be inspected on one visit for large commercial and multi-family projects

• Going beyond the approved scope– TIP: Frame inspections require all other trades prior to requesting this inspection

Information on scheduling inspections and avoiding re-inspection fees: www.DenverGov.org/buildinginspections

Other Inspections

DEH• Contact Kerwin Nance at (720) 865-2832 to schedule 2 – 3 days in advance

Z/NIS• Contact 311 to schedule Z/NIS construction inspections

– Bulk plane, setback verification, signs, final building sign-off

SUDP• Contact (303) 446-3759 to schedule

– Must be a licensed plumber or sewer contractor to call in an inspection

• Inspections requested by 3:30 pm are completed the next day, as demand allows– After hours inspections available by request

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DFD Inspections and Testing

• All fire protection systems (e.g., fire alarms, sprinklers)

• Life-safety (e.g., exit sign, smoke & CO alarms)

• Smoke control testing

• Phased occupancy

• Contact (720) 913-3480 to schedule 1 – 2 weeks in advance

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Other Inspections

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Questions

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IECC Highlights

Denver IECC Policies

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IECC R101, R103, C101, C103, C408 Submittal Requirements Policy

• Provide separate energy drawings (new buildings, additions, renovations, change in use, and change in occupancy)

• Method of compliance should be clearly noted in the code analysis (prescriptive, performance, method 3 - energy rating index)

• 2015 IECC or ASHRAE 90.1-2013

• Commission agent required to be named at permit issuance

• Preliminary commission report required prior to TCO or CO

• Intent is to create faster plan review, assist during the inspection process, and create more energy-efficient / compliant buildings

• Other IECC Policies

• Section C202 - Approved Agency

• Section C408.2.4 – Commissioning Compliance Checklist

Where to Find the IECC Policies

• Available for download from www.denvergov.org/buildingcodeunder “Building code policies”

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IECC R101, R103, C101, C103, C408 Submittal

Requirements Policy

Other IECC Policies

Contact Us

Contact Development Services

Main office hours and all other services8 a.m. to 4 p.m.

PhoneGeneral inquiries: 720-865-2705Cashier: 720-865-2780Building permit records: 720-865-2790 or 720-865-3020 (fax)

Emaildevelopmentservices@denvergov.org

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Mailing Address:Development Services

201 W. Colfax Ave., Dept. 205Denver, CO 80202