Navigating Commercial and Multifamily Permitting Denver Community - - PowerPoint PPT Presentation

Navigating Commercial and Multifamily Permitting

Denver Community Planning and Development September 20, 2018

Thank you!

• Andy Creath, Green Roofs of Colorado
• Rachelle Macur, Group14 Engineering

Please sign in for AIA/ICC credit for this course.

Agenda

• Site Development Plans (SDPs) and Zoning

Permits

• “E-permits”
• Sewer Use and Drainage Permits (SUDP)
• Restaurants and Commercial Kitchens
• Green Roofs
• Energy Code Policies
• Deferred Submittals versus Modified Drawings
• Adopting the 2018 Building Code
• Inspections
• Q&A

DevelopDENVER Map

Handed out a resources sheet

www.denvergov.org/DS

Zoning Review & Zoning Permit Issuance Building Review & Permit Issuance Construction & Inspections Inspections and Final Acceptance/ Occupancy

New Construction, Major Additions (600+ projects YTD) Alterations, Minor Additions (2,000+ YTD) Quick Permits (No Plan Review) 32,600+ YTD

Permit Issued Construction Inspection and Final Acceptance

Walk-throughs (Plan Review at Counter) 7,000 YTD

Plan Review & Permit Issued Construction & Inspections Inspection and Final Acceptance

Commercial & Multifamily Projects:

Rezoning (a “Map Amendment”)

• www.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

Site Development Plan (SDP) Review

Coordinated, multi- agency reviews for complex projects:

• New commercial construction
• New multifamily construction

(3+ units)

• Major additions
• Tenant-finish/remodel projects that

have a change of occupancy and

• Complex land use situations, or
• Need review by multiple

agencies

• Reviews by dozens of agencies are

facilitated by a project coordinator

• Land use
• Traffic, parking, sidewalks, alleys
• Storm water, sewer capacity
• Emergency services access
• View planes (protected views)

About Site Development Plan (SDP) Review

Referral Agencies

Propose and discuss your concept Submit a formal Site Development Plan (SDP) 3-5 SDP review cycles; With approval, apply for building permits Permits issued, construction starts Permit deferred items Inspections and final C/O

Development Review Overview

What type of information is submitted during site development plan review?

• Concept application and plan
• Formal Site Development Plan (SDP)
• Transportation Engineering Plan (TEP)
• Utility and Grading Plan (Consolidate and use for SDP and SUDP!)
• Design Review Submittals (as applicable)
• Storm and Sanitary Plan Review (SSPR)
• Erosion Control
• Vacation and Dedications of Right-of-Way/Easements

Avoid duplicate work – Use this information to make future permit applications easier (SUDP, zoning use permits for tenants)

Tips from CPD Project Coordinators

• Submit your Concept Phase Submittal – Don’t Delay!
• Don’t forget to complete your SDP before pulling building permits
• The SDP is the basis for future zoning permits for tenants. No

need to revisit complicated shared parking requirements. Mark up the SDP site plan and floor plan to submit with tenant-finish zoning applications.

• ALL Plans must match! – SDP, TEP, SSPR, Building LOG
• We are here to help.

“Slot Homes” Deadline

• Zoning code amendment that

impacts all side-by-side residential developments

• Any multifamily “slot home”

project still in the development review process must have an approved SDP by November 9

• Sent deadline reminder on August 28 to all active SDPs
• Projects that cannot meet the deadline will need to be revised to

meet the new code requirements

How to Obtain Zoning Permits for All Other Projects (non-SDP)

• Visit www.denvergov.org/CommercialZoning

for applications and instructions

• Compile plans for both and submit together

to PlanReview@denvergov.org

• Make sure to include the “simultaneous

review” request form from the Commercial Building Permit Guide

• Use permits, tenant-finish, ownership changes, signs, outdoor

seating/patios, and more

Just commercial zoning permits Simultaneous zoning and building permits

www.denvergov.org/epermits

Who uses E-permits?

• First launched in July 2017 for quick permits

(roofing and other minor permits that don’t require plan review)

• Over 42,000 quick permits have been

issued online to date

Online Services

• Quick permits
• Pay review and permit fees
• Check review status
• Print issued permits
• Download approved electronic

plans

• Contractor licensing
• Schedule inspections/meter releases
• View inspection results
• Search city permit records
• View your permit history and build

collections

Enter e-permits here Commercial subcontractors (M/E/P) start here Tutorials and FAQs

Need help? Password reset? Call 3-1-1 (720-913-1311 if not in Denver)

E-permits is Evolving

• This Fall: Apply for fire suppression permits via e-permits
• Next year: Apply for building permits via e-permits

Electronic 66% On paper 34%

66% of “Log In” projects are now submitted by email

Data for August 5 – September 8, 2018

Residential Permits Commercial Permits Fire Prevention Permits

Average Counter Wait Times

20 40 60 80

August 2017 February 2018 August 2018

Electronic Signatures

• Just like paper submittals, any document prepared by an

architect, engineer, or surveyor must bear their seal and signature

• Must be signed, not certified
• Visible signature on the cover page
• Visible seal on every page
• Leave PDF unlocked for editing
• “Portfolio” signatures for multiple signers on specifications

How to prepare for electronic permitting

• Practice applying a valid electronic

signature

• Help train your affiliated professionals
• Log in by email:

PlanReview@denvergov.org

• Set up an online account and familiarize

yourself with the tutorials, videos, and FAQs at www.denvergov.org/epermits

Sewer Use & Drainage Permits

Sewer Use and Drainage Permits (SUDP)

New! Do not apply separately for SUDP

• Going digital has allowed us to

streamline submittals

• One emailed submittal for

SUDP and building — still separate permits

• Concurrent reviews
• Faster SUDP review times for

many customers

What to submit to Building Log In for SUDP

• A utility site plan showing the size, type, and location of

water, storm, and sanitary sewer lines

• Any other project-specific SUDP documents you would

normally submit

• Email with building plans to PlanReview@denvergov.org
• SUDP resubmittals to wastewaterpermits@denvergov.org

Restaurants & Commercial Kitchens

New and Existing Restaurants

Most projects will need reviews by zoning, building, health, and SUDP in addition to business and liquor licenses

• Change of occupancy or

use (warehouse to restaurant)

• Adding square footage
• Upgrading kitchen

equipment

• Changing seating configurations,

food concepts

• Outdoor patios

Making changes to an existing restaurant? One application… 4 agencies

Denver’s Green Roof Ordinance

Current Ordinance

• Passed by voters November 2017
• www.denvergov.org/greenroofs for ordinance, rules and

regulations, permitting instructions, and amendment proposal

Gross Floor Area (Size of Building) Coverage of Available Roof Space (Size of Green Roof) 25,000 – 49,999 f2 20% 50,000 – 99,999 f2 30% 100,000 – 149,999 f2 40% 150,000 – 199,999 f2 50% 200,000 f2 or greater 60% New industrial building 10%

Current Ordinance - New Buildings

Current options for meeting coverage requirements:

• Green roof on 10%-60% of roof, depending on building type, size
• Combination green roof and onsite solar on 10%-60% of roof,

depending on building type, size

• Must be at least 30% green roof
• 100% onsite solar (80% in industrial bldgs.)

Current Ordinance - Existing Buildings

Current options:

• Green area on at

least 30% of the required area and

• nsite solar on up

to 70% of the required area

Specialty Class D Supervisor Certificates for Green Roofs (Contractor Licensing)

• Lawn irrigation
• Landscape irrigation for graywater systems and rooftop

vegetation (not for backflow preventers or inside taps)

• Green roof
• To install landscaped rooftop

vegetation systems

• Roof covering/waterproofing

(not specific to green roofs)

Permits for Green Roofs

• All green roof/green building projects (even those complying with the
• rdinance through another method) must be logged in for a review
• Buildings over 25,000 ft2 cannot pull a roof permit online

Green Roofs Review Task Force

Mission: To develop recommended modifications, clarifications, and improvements to the initiative through a collaborative, consensus- based process that would honor the vote.

Proposal Summary

• Greater design flexibility
• Significantly more cost effective to

implement for builders

• Includes localized strategies to…
• Reduce urban heat island

effects and greenhouse gas emissions

• Create more green space
• Improve water and storm water

management

• Most buildings will need a

cool roof unless the roof is a character-defining architectural feature

• A simple, flexible option for

existing buildings

• A good way to reduce urban

heat island effects

Cool Roofs (New and Existing Buildings)

Green space on the roof, terraces, podiums, or at grade Cash-in-lieu payment for same amount of off-site green space Solar production equal to 70% of roof area – onsite, community solar, or purchased from Xcel A minimum of 12% energy savings above current codes

Green Areas:

8 Options Proposed for New Buildings

Combination Approaches: Energy Conservation: Certifications:

Green space and solar Green space and 5% energy savings above codes LEED v4 BD+C Gold or better Enterprise Green Communities Certification

Green space on the roof, terraces, podiums, or at grade Cash-in-lieu payment for same amount of off-site green space Install solar to cover 42% of the roof, 5% of the gross floor area,

• r an area sufficient to meet 100% of the building’s annual

electricity consumption

Green Areas:

6 Options Proposed for Existing Buildings

Energy Program Onsite Solar Certifications:

Enroll in a flexible energy program to achieve similar greenhouse gas emission reductions as the onsite solar path – 5-year term LEED Silver or better (BD+C or O&M) Enterprise Green Communities Certification

Anticipated Timeline for Adoption

• Oct. 4

Ordinance text available online

• Oct. 11 Special Issues Committee Hearing – City Council
• Oct. 22 First reading by City Council
• Oct. 29 City Council expected to vote on final bill

If approved,

• Oct. 30 Draft Rules &

Regulations available for public comment

• Nov. 15 Open House

Credit Kevin Beaty, Denverite

Always find current green roof information at www.denvergov.org/greenroofs

Building Code Topics

Where to Find Current Codes

• Denver Zoning Code – updated May 2018
• Interpretations, determinations, clarifications
• Denver Building and Fire Code – updated May 2018
• Building code policies

Download the most current versions at www.denvergov.org/zoning and www.denvergov.org/buildingcode

Meeting Residential Energy Codes

• Blower door tests
• Comparative ERI scores (may be

good for pop-tops) Energy raters

• Must be HERS accredited, and must

inspect/confirm air barriers, insulation values, and blower door results

• $150 discount on permit fees for

using an energy rater

Meeting Commercial Energy Codes

• Not code: Xcel’s Energy Design Assistance (EDA) Program

2015 IECC Prescriptive Additional efficiency package (C406) Performance 15% better than code ASHRAE 90.1 Prescriptive Energy Cost Budget

Tenant Finish Projects, with a change in use

When there is an increase in energy use…

• Show the new occupancy has no more energy demand than the

previously permitted construction

• If the energy use (not including process loads) is greater than the

previous use, the thermal envelope must meet IECC building envelope requirements

• IECC Sections C401 or C402

Phased Construction

When using an energy model (performance method)…

• Envelope, HVAC, water heating, and lighting designs used to show

code compliance in the initial energy model must be installed in future construction phases, regardless of changes in contract

• Coordinated by the design team

OR…

• Submit a new energy model in

the future phase showing compliance with now-existing systems

• Applies to new bldgs., existing
• bldgs. with a change in use,

and core and shell projects

Commissioning

• Page 4 of the IECC Commercial Provisions policy lists when

commissioning or functional testing is required

• Commissioning agent can be a registered design professional

(but not the professional of record) or an approved agency

• Preliminary Commissioning Report must be submitted to

electrical and mechanical/plumbing inspectors before TCO/CO

Modified Drawings

• For changes made in the field

during construction

• Will receive a new permit –

subcontractors may also need new permits if the modifications impact their work

• Submit to

PlanReview@denvergov.org

• Modified drawings have to be

approved and permits issued before you can get a TCO/CO

Don’t delay TCO/CO: Know what permits are still open

• Use e-permits to view all “related records” to your

commercial construction permits

• Look for “in progress” permits
• Look for “issued” but not “finaled” permits
• Search by address
• Create collections

Deferred Submittals

• Portions of a project that are not submitted with the initial permit

application

• E.g., walk-in cooler
• A certificate of occupancy (CO) can only be issued once all aspects of

the job, including deferred items, are reviewed, permitted, and inspected.

• Architect’s role / contractor’s role

Future Building Code Amendments

These are tentative and subject to change.

• Electrical permitting exemptions
• Electrical contractor ratios
• Fall protection for M-occupancies
• Occupiable attics and sprinkler requirements (IRC townhomes)
• Appendix T on pools – visibility of pool water from barrier & pool

barrier requirements

• IFC Chapter 1 cleanup
• Fixing typographical errors

New Building Code Adoption

• Adopting the 2018 series of ICC codes
• Including a voluntary green building code

(IgCC)

• Refreshing the Denver Building and Fire

Code (Amendments) by eliminating

• utdated sections, jargon, and reducing

complexity

• Where possible, converting current policies

to code Expect to solicit public input in early 2019

Inspections

Building Inspections’ Backlog is Zero

Below: Roof Inspections’ Backlog

Scheduling Inspections

• Most requests are completed the next business day
• Schedule online by 11:59 p.m.
• Verify or update the site contact’s phone number and email
• Use the “Inspection Request Comments” box to add lock box

codes, site access information, floor or suite numbers, etc.

Tips from Inspectors

• Ensure work is complete and

ready for inspections

• Install the same equipment that

was noted in the plans

• Inspection routes are set between

8-8:30 am. When checking your inspector’s ETA… 8:30 a.m. is the busiest time to call.

Permits for subcontractors

Mechanical, electrical, plumbing

• Subcontractors on jobs that have a commercial construction

permit just need to pay for their permit online.

Visit www.denvergov.org/BuildingInspections for...

• Online inspections scheduling
• Roofing Guide and Checklist
• Zoning Inspection Checklist
• Special inspection requests
• and more

Wrap Up

Tips from the Log In team

• Email large files by Dropbox, Google Drive,
• etc. for us to download without an account
• Make sure your submittal is complete:
• Signed structural calculations
• Affordable Housing Fee Application
• Code analysis & IECC compliance

method

• Utility site plan
• Valuation
• Valid electronic signatures & seals
• Make an appointment or submit to PlanReview@denvergov.org
• Picking up plans: Provide a site contact and the licensed contractor

Plan Review Times

• Residential projects: On time
• Intermediate commercial projects: On time
• Major commercial projects: 1 week delay
• Fire permits: 2 weeks delay
• Zoning permits: On time

Stay in the Loop!

• Make sure you receive our zoning/building emails

(~1-2 emails/month)

• Sign up at www.denvergov.org/DS
• Choose the “Code and Policy Alert” email list
• Share with your colleagues/contractors

Questions?