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

Make sure you signed in if you need ICC or AIA credit from Colorado Code Consulting

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

DevelopDENVER Map

Handed out a resources sheet

www.denvergov.org/DS

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