Navigating Commercial and Multifamily Permitting...2018/09/20 · This is a very high level...
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Navigating Commercial and Multifamily Permitting Denver Community Planning and Development September 20, 2018
Navigating Commercial and Multifamily Permitting...2018/09/20 · This is a very high level overview of the steps commercial and multifamily projects take. We will dial down into
Navigating Commercial and Multifamily PermittingDenver Community Planning and DevelopmentSeptember 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
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JILL Use the DevelopDENVER map at denvergov.org/DS 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. Landmark requires an additional approx. 3 step design review process – pre-application; Staff and LPC/LDDRB review of mass, form & context; LPC/LDDRB review of design details If your project is on a parkway, parkway staff will have to review and there are SEPARATE setbacks and building restrictions along the designated parkway
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:
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This is a very high level overview of the steps commercial and multifamily projects take. We will dial down into many of these pieces during this presentation. During this process, you may also be applying for business licenses or other permits from Public Works.
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
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A rezoning can occur simultaneously to the SDP process, though there is risk involved that city council may not approve the rezoning.
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 ando Complex land use situations, oro Need review by multiple
agencies
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All other project types (tenant finish, existing buildings, use permits, and more) should obtain zoning permits through the commercial zoning team.
• Reviews by dozens of agencies are facilitated by a project coordinatoro Land useo Traffic, parking, sidewalks, alleyso Storm water, sewer capacityo Emergency services accesso View planes (protected views)
About Site Development Plan (SDP) Review
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Development review, or site plan review, is meant to manage the external effects of a specific proposed development. As part of that process, the review ensures that the proposed project meets any relevant city regulations. Some of the aspects of a site that get reviewed include: Traffic impact mitigation, Parking, Storm water, Emergency services access, Sewer capacity, Sidewalks, View planes (protected views) These are based on the specific development project brought forth — whether it follows a rezoning or if the site is already zoned for the proposed use. Project coordinators help identify land/building issues that may affect project design and feasibility, and facilitate multi-agency review and perform other identified reviews concurrently with the SDP. Use the DevelopDENVER map to find your PC, as well as your building inspector, zone district, if you are in a landmark or design review district, etc.
Referral Agencies
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Getting a building from design to doors-open can be quite involved… but it’s because the city has high expectations for quality-of-life for the neighborhood and the safety of everyone who will use that building today and in the future. Most projects will receive up to 26 core reviews by different agencies, from city departments like the Fire Department, Public Works’ Wastewater and Transportation Engineers, and Forestry to other local agencies like Denver Water, Xcel Energy, Denver Public Schools, and more. Ultimately, there are 54 possible reviews of a new commercial or multifamily development, which includes multiple different city functions as well as external referral agencies. Improved coordination with Denver Water/Xcel We’re always working to do a better job at doing what we do, whether that means working more closely with external partners to guide responsible development in Denver or finding innovative new ways to operate more efficiently and sustainably in this time of high construction activity. (Need status update from Chad)
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
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General time to permits is 6-12 months, with 3-5 rounds of review on the SDP After you have received the first round of SDP comments and submitted the revised SDP, you can apply for building permits IF you have approval from your project coordinator. This is a simple check with your coordinator, so the PC can note in our system that the site plan for your project is advanced enough for you to submit building plans without anticipating any further major changes to the SDP. Whether you apply for building permits in person, by email, or eventually through e-permits, the system must show the approval from your PC in order to accept the building plans for review.
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)
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The SDP works in concert with transportation plans, wastewater engineering plans, erosion control plans, etc. Discuss pre-screening for readiness to submit building permits Discuss how design review for sites in a Design Review District is handled The SDP should make it easier to prepare and obtain other required permits, because the plans submitted during this review process serve as the basis for companion permits and future zoning permits. For example, utility and grading plans should be used for SUDP permit applications. No need to duplicate work. SDP as a whole is the basis for future zoning use permits and is in essence a pre-approval of those tenant permits. The SDP site plan and floor plan sheets can be marked up and submitted with all tenant-finish zoning use applications. No need to redo work of figuring out complicated shared parking requirements. Additional floor plans for tenant space would need to supplement the SDP.
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.
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Talk about current review times/delays due to large projects (Elitch’s, NWC) Hiring and training to soon reduce those delays
“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
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We call this Slot Home deadline, but this is a bit misleading as it covers many more projects than standard slot homes. It basically affects all townhome/rowhome/attached residential projects. Any multifamily project still under review, that is considered a “slot home,” must be approved by November 9 at the latest. The Denver Zoning Code was amended in May 2018 to eliminate future slot home–style developments, and all projects currently in progress must have an approved site development plan (SDP) by November 9, or 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/CommercialZoningfor applications and instructions
• Compile plans for both and submit together to [email protected] 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
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Zoning applications and instructions are online at www.denvergov.org/CommercialZoning Simultaneous review is an optional process. We’ve already heard from many customers that this has shaved weeks off of their total review times. Must submit a zoning plan set including an application and a site plan (at a minimum) for the zoning review. Most zoning applications for these types of projects will also require floor plans and elevations, and may need a roof plan if work includes on top of the roof. Building plan review fee and the zoning permit fee must be paid before either review will start.
• First launched in July 2017 for quick permits (roofing and other minor permits that don’t require plan review)
o Over 42,000 quick permits have been issued online to date
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What’s next? E-permits will be evolving from a site predominantly for handling the city’s quick permits to a capable and robust platform for all permit applications, including construction, fire, wastewater, and zoning and resubmittals. Fire permits – emphasize will work for both walk-through (2-day turnaround) and log in review types
Online Services• Quick permits
• Pay review and permit fees
• Check review status
• Print issued permits
• Download approved electronicplans
• Contractor licensing
• Schedule inspections/meter releases
• View inspection results
• Search city permit records
• View your permit history and build collections
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Electronic plan review and why we are moving away from paper plans To reach this milestone, CPD invested in the software and equipment needed to enable electronic plan review, spent countless hours training, and refined our review and inspection procedures to work in a digital environment. Customers can now do every step of plan review remotely. Now that we’ve achieved electronic plan review, we can begin using the e-permits portal to wholly manage permitting
Enter e-permits here
Commercial subcontractors (M/E/P) start here
Tutorials and FAQsNeed help? Password reset?
Call 3-1-1 (720-913-1311 if not in Denver)
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Emphasize contacting 3-1-1 for help, especially password issues
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Register for an account in the top-right corner Log in to access most features
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HOME TAB First page you see when you log in - Return to this page by clicking Dashboard on the Home tab Explain collections This is where you can resume license and permit applications that haven’t been submitted yet
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HOME TAB This is the My Account page – Return to it by clicking My Account on the Home tab or Account Mgmt in the top-right corner Contractors need to go to this page immediately after setting up an account Show where to go to Add a license
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Have your contractor’s card with you and enter the license number exactly as it appears on your card, including “LIC” and any zeroes When it displays the license, click “connect”
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HOME TAB All users can see their open and issued permits here, and permit history if you connect a license Adding to collections Click the hyperlinked record number to get to a detail page Pay fees in the action column See status in “Status” column – explain pending, in progress, issued, finaled Return to this page by clicking My Records on the Home tab Also shows license and ROW records
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DEV SERVICES TAB Search by record number Search by address Link to Apply for a Permit shows up in the nav bar when you are on this screen If you have a lot of permit records, you may have to scroll down to get to the search functions
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RECORD DETAIL PAGE Get to this page three ways: (1) by searching by record number, (2) searching by address, or (3) selecting the permit from your records.
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RECORD DETAIL PAGE View project description on this page
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RECORD DETAIL PAGE For issued permits, this is where you download and print a copy of the permit
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RECORD DETAIL PAGE How to find related records when you only know a Log number or one permit number, but not all What these records mean and which ones the audience needs to know Highlight SUDP
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RECORD DETAIL PAGE Where to download the approved, stamped plans (if plans were submitted electronically!)
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DOWNLOADED APPROVED PLANS When you open the approved PDF, our approval stamp will be on the 1st page.
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RECORD DETAIL PAGE This is where you schedule inspections and view inspection results
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RECORD DETAIL PAGE This is where you pay permit fees, NOT plan review fees. ONLY pay fees online once you have received an email notification from us saying your permit has been invoiced and fees are ready to be paid online.
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BUILDING LOG DETAIL PAGE To pay plan review fees, make sure you are on the LOG. Permit fees – after a review is complete – are paid on the permit record. Plan review fees – paid before a review can start – are paid on the LOG.
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BUILDING LOG DETAIL PAGE “Processing Status” on the LOG – not the permit – will tell you plan review status
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RECAP – Searching for a LOG vs. a permit record, and what functions you can do on each Remind commercial subcontractors that they can find mech./elec./plumb. Permits on “My Records” to PAY, not apply for – if they have given us their license info and job valuation Reminder: E-permits tutorials are available to download from denvergov.org/epermits
E-permits is Evolving
• This Fall: Apply for fire suppression permits via e-permits
• Next year: Apply for building permits via e-permits
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What’s next? E-permits will be evolving from a site predominantly for handling the city’s quick permits to a capable and robust platform for all permit applications, including construction, fire, wastewater, and zoning and resubmittals. Fire permits – emphasize will work for both walk-through (2-day turnaround) and log in review types
Electronic66%
On paper34%
66% of “Log In” projects are now submitted by email
Data for August 5 – September 8, 2018
Residential Permits
CommercialPermits
Fire Prevention
Permits
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Electronic plan review and why we are moving away from paper plans To reach this milestone, CPD invested in the software and equipment needed to enable electronic plan review, spent countless hours training, and refined our review and inspection procedures to work in a digital environment. Customers can now do every step of plan review remotely. Now that we’ve achieved electronic plan review, we can begin using the e-permits portal to wholly manage permitting
Average Counter Wait Times
0
20
40
60
80
August 2017 February 2018 August 2018
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Walk-in wait time is averaging 30 minutes now – appointments usually wait only about 10 minutes Being faster and more efficient allows us to log in more projects per day Handling routine transactions and submittals online or by email means our counter staff have more time to devote to complex projects and questions that require a conversation
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
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
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Note that currently emailed building plans will soon be electronic plans submitted through the e-permits portal instead of an inbox The goal is to streamline our SUDP submittal and review process, so these reviewers can spend more time on reviews and less time sorting through and cross-referencing applications from multiple sources.
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
Worked with EatDenver and the Colorado Restaurant Association earlier this year
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
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Liquor licensing is a separate process with separate inspections Most applicants should plan for at least 1-2 months of professional design and engineering work before applying for building permits, followed by 2-3 months for permit review. When the occupancy or use of a space changes (e.g., adding a commercial kitchen/bar), the building design must be reevaluated for the new use(s) and could require upgrades to egress, fire safety, electrical, and/or plumbing systems. New appliances, kitchen hoods: For new and replacement cooking appliances, you will need to demonstrate that the kitchen hoods serving those appliances and their make-up air (MUA) units have the capacity to support the new equipment. All appliance changes will need a mechanical review for hood capacity, MUA, and exhaust rates, and a health review. Even when moving into an existing restaurant or commercial kitchen space, there are limitations on what appliances can be under the kitchen hoods. Hoods must be rated for all new appliances to make sure the exhaust mechanisms can accommodate the equipment being used (e.g., whether grease/smoke is produced versus steam/vapor). Hood exhaust demand ventilation or transfer air instead of 100% dedicated make-up air (MUA) may be required. All new equipment must meet IECC efficiency standards. Outdoor patios: An outdoor patio that extends into the public right-of-way will take longer to permit because it will need street occupancy and street furniture permits from Public Works, in addition to zoning and building permits. Outdoor seating for 50 people or more will need two exits from the outdoor seating area. Any doors or gates must swing open in the direction of exit travel. All dining and drinking areas must be accessible to all guests so people with disabilities have access. Building codes limit any non-accessible elevated seating areas (e.g., a mezzanine) to less than 25% of the total seating area.
Making changes to an existing restaurant?
One application… 4 agencies
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We’ve launched a web-based guide outlining how to obtain development permits for new and existing restaurants or commercial kitchens, from construction work to changes in equipment, type of food served, layout, and more. Information on this page includes everything from DFD’s requirements for CO2 systems in beverage dispensers, to sizing grease interceptors, to walk-in coolers, outdoor patios, and more. To find it: Go to the Development Services’ homepage at www.denvergov.org/DS and choose “restaurants” from the Small Business Services tab. Streamlined application contains everything needed to simultaneously start building, health, SUDP, and fire reviews. This online guide and application form is also applicable to any commercial project that includes a kitchen and all marijuana kitchens.
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)
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.)
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Under the current ordinance, there are 3 main ways for new construction to meet the green roof coverage requirements from the previous slide
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 o Landscape irrigation for graywater systems and rooftop
vegetation (not for backflow preventers or inside taps)
• Green roofo To install landscaped rooftop
vegetation systems
• Roof covering/waterproofing (not specific to green roofs)
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Emphasize that this will not change even if the ordinance is amended Licensed roofing contractors in Denver will need to obtain licenses in lawn irrigation and green roof installation if they intend to build green roofs after January 2, 2018. These new license types help ensure a high standard of green roof construction by individuals who are skilled in selecting vegetation appropriate for our climate and equipping it for successful growth and maintenance going forward, long after a green roof installation is complete. The new lawn irrigation and green roof license types are available for any entity having the appropriate experience who wishes to be part of a green roof design and installation team. Please be aware these licenses are designed for people with irrigation and landscaping experience and do not explicitly cover roofing work, so a licensed roofer or building contractor will still need to be part of a green roof project.
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 reviewo Buildings over 25,000 ft2 cannot pull a roof permit online
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Emphasize that this will not change even if the ordinance is amended Flood test to verify no leaks before installing vegetation Maintenance plans
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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The Green Roofs Review Task Force's mission was to recommend modifications, clarifications, and improvements to the Green Roof Ordinance through a collaborative, consensus-based process that honored the vote and the benefits that the ordinance would have achieved. The Task Force had representatives from commercial real estate groups, city council, city agencies, proponents and advocates of green roofs, and additional experts Met 9 times from January 19 – June 7, 2018 May 2018: Released draft proposal for public comment Special committee for the green roofs initiative meets on Oct. 11 Any changes to the initiative will require the support of two-thirds of City Council, or nine votes.
Proposal Summary
• Greater design flexibility• Significantly more cost effective to
implement for builders• Includes localized strategies to…
o Reduce urban heat island effects and greenhouse gas emissions
o Create more green spaceo Improve water and storm water
management
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8 possible design options to achieve the goals of the ordinance instead of 3, as under the existing ordinance Forecasted ~45% - 90% reduction in costs, depending on building type and size
• 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 solarGreen space and 5% energy savings above codes
LEED v4 BD+C Gold or betterEnterprise Green Communities Certification
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Proposed Options for New Buildings. These are in addition to the cool roof. Simplified the approach Roof area ratio was confusing Each of these has set percentages, detailed in the proposal. For green roof/green space, instead of the 20% - 60% coverage amounts from the current ordinance, it is either 10% of the gross floor area; 60% of the total roof area; or available roof space. Amounts are lower if you choose a combination approach. Campuses
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, or 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
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These are in addition to the cool roof Apply to buildings over 25,000 square feet
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 HouseCredit Kevin Beaty, Denverite
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“online” will mean City Council’s website and our Green Roofs webpage
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
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The policy available by request or online lists the information needed to be submitted at final inspection
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
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Choose either the 2015 IECC or ASHRAE 90.1 and use the same code/standard for the entire project Use the same “additional efficiency option” for the entire project For best results, coordinate electrical, mechanical, and envelope design at an early stage, because the additional efficiency option must be the same for all three disciplines. For example, if the project’s option is “more efficient HVAC performance,” then this must be on the COMcheck for electrical, mechanical, etc. You cannot have “more efficient HVAC” on the COMcheck submitted for a mechanical review but “enhanced lighting controls” on the COMcheck for an electrical review. Show in code analysis Energy drawings are a requirement for any space over 10,000 square feet Xcel’s EDA program uses Appendix G, which is not IECC or ASHRAE compliance. This is changing in 2018 and Appendix G is expected to be included in ASHRAE.
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 o IECC Sections C401 or C402
Phased ConstructionWhen 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 contracto 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
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For example, if higher-efficiency boilers are used in the energy model to “trade off” for less roof insulation, but are to be installed in a later phase and the roof shown is to be built in the current phase, those same higher-efficiency boilers are required to be installed regardless of changes in contract.
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
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Same preliminary report to both inspectors
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
• Modified drawings have to be approved and permits issued before you can get a TCO/CO
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Commercial Building Permit Guide includes a checklist of what needs to be submitted with the modified drawings. For restaurants/commercial kitchen projects, this information in on the restaurants webpage Hourly plan review fees are assessed with a minimum charge of two hours
Don’t delay TCO/CO: Know what permits are still open
• Use e-permits to view all “related records” to your commercial construction permitso Look for “in progress” permitso Look for “issued” but not “finaled” permits
• Search by address
• Create collections
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INCLUDE CHAD ON THIS SLIDE
Deferred Submittals
• Portions of a project that are not submitted with the initial permit application
o 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 AmendmentsThese 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
• Adopting the 2018 series of ICC codes • Including a voluntary green building code
(IgCC)• Refreshing the Denver Building and Fire
Code (Amendments) by eliminating outdated sections, jargon, and reducing complexity
• Where possible, converting current policies to code
Expect to solicit public input in early 2019
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IgCC = International Green Construction Code
Inspections
Building Inspections’ Backlog is ZeroBelow: Roof Inspections’ Backlog
Scheduling Inspections• Most requests are completed the next business day
o Schedule online by 11:59 p.m. o 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.
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Site contacts can change from the time a project is initially permitted to when the contractor is ready to call for inspections. Please take the time to provide a correct and current site contact on the inspection request. We can’t inspect what we can’t access. There is a prompt to choose a contact in the online inspection request. Either specify a new, current contact or verify that the existing contact has a correct phone number and email.
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.
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If the project has a Log number and a commercial construction permit was issued, then the trade permits have already been created. Don’t apply for a new permit – just pay for and print the permit already associated with this work. Inspection routes are set between 8 and 8:30 am. You can request the ETA for your inspection starting at 8:30 am, but please know this is the BUSIEST time to call. You may wait on hold for 10-15 minutes or more due to the volume of requests. Calling at 9 am would be far quicker. Inspectors are leaving the office earlier in order to complete all the inspections needed that day. Inspection office hours remain 7:30 – 8:30 am, and you will be able to speak to an inspector, but it might not be your specific inspector.
Permits for subcontractorsMechanical, electrical, plumbing
• Subcontractors on jobs that have a commercial construction permit just need to pay for their permit online.
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Online quick permits are only for like-for-like mechanical/plumbing work, and minor electrical work. You cannot apply for a permit online for trade work in a new building, or for any scope of work that would need plan review. We create the permit records for subcontractors on commercial and multifamily projects when the general contractor picks up the construction permit, after plan review is complete. All we need to know is who the licensed subcontractor is and what the valuation of their work is. Either the GC can tell us this, or the subcontractor can email our Quick Permits team at [email protected] or call 3-1-1 and give us their license number, site contract, and job valuation. We can then invoice the permit and associate it with their license, and all they have to do is sign into e-permits to pay for the permit. The permit will be emailed to them. We are working on simplifying this now.
• Picking up plans: Provide a site contact and the licensed contractor
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Use our checklists and guides. We have checklists of what to submit for most permit types. These can be found on our website or by contacting us. Structural calculations are needed for any commercial or multifamily project that includes structural work, and these must be signed/stamped by the structural engineer. Utility site plans need to show location, size, & type or water, storm sewer, and sanitary sewer lines. In addition to electronic submittals, we offer appointments at the counter. Please try to be on time – one late appointment can have a ripple effect and cause delays the rest of the day.
• Residential projects: On time• Intermediate commercial projects: On time• Major commercial projects: 1 week delay • Fire permits: 2 weeks delay• Zoning permits: On time
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Issued over 75,000 development permits in 2017, a 17% increase over 2016, and permitted an all-time high in project valuation of over $4.2 billion Target timeframe for major commercial is 4 weeks, and is currently at 5 weeks Target for fire is 3 weeks, currently at 5 weeks Fire has recently hired more staff and is working on this backlog now
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
