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.
• Site Development Plans (SDPs) and Zoning Permits • “E-permits” • Sewer Use and Drainage Permits (SUDP) • Restaurants and Commercial Kitchens Agenda • 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
Commercial & Multifamily Projects: New Construction, Major Additions (600+ projects YTD) Alterations, Minor Additions (2,000+ YTD) Inspections and Final Zoning Review & Building Review & Construction & Zoning Permit Acceptance/ Permit Issuance Inspections Issuance Occupancy Plan Review & Construction & Walk-throughs (Plan Review at Inspection and Permit Issued Inspections Final Acceptance Counter) 7,000 YTD Inspection Quick Permits (No Plan Review) Permit Construction and Final Issued Acceptance 32,600+ YTD
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 o Complex land use situations, or o Need review by multiple agencies
About Site Development Plan (SDP) Review Reviews by dozens of agencies are • facilitated by a project coordinator Land use o Traffic, parking, sidewalks, alleys o Storm water, sewer capacity o Emergency services access o View planes (protected views) o
Referral Agencies
Development Review Overview 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
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) Use permits, tenant-finish, ownership changes, signs, outdoor • seating/patios, and more Just commercial Visit www.denvergov.org/CommercialZoning • zoning permits for applications and instructions Simultaneous Compile plans for both and submit together • zoning and to PlanReview@denvergov.org building permits Make sure to include the “simultaneous o review” request form from the Commercial Building Permit Guide
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 o 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
Commercial subcontractors (M/E/P) start here Enter e-permits 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
66% of “Log In” projects are now submitted by email Residential Permits Fire Prevention On paper Permits Electronic 34% 66% Commercial Permits Data for August 5 – September 8, 2018
Average Counter Wait Times 80 60 40 20 0 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 o 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 f 2 20% 50,000 – 99,999 f 2 30% 100,000 – 149,999 f 2 40% 150,000 – 199,999 f 2 50% 200,000 f 2 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 o 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 onsite 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 o vegetation (not for backflow preventers or inside taps) Green roof • To install landscaped rooftop o 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 • ordinance through another method) must be logged in for a review Buildings over 25,000 ft 2 cannot pull a roof permit online o
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.
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