The ABC ’ s of the Development Review Process : Navigating the Bureaucratic Maze
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Transcript of The ABC ’ s of the Development Review Process : Navigating the Bureaucratic Maze
The ABC’s of the Development Review Process:
Navigating the Bureaucratic Maze
2007 GPA Fall Conference
09/21/07
Presented by:
Dale Hall, RLA, ASLA, AICPDirector of Municipal ServicesWilliams & Associates, [email protected]
Teresa [email protected]
09/21/07
Developer (Public Sector) Anxiety
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Perception of Government?
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Reality …Neither can exist without the other
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Basic Steps to Development
1. Planning2. Rezoning3. Design4. Permitting5. Construction6. Occupancy
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1. Planning
Developer considering what to do …
Utilizing Services of a Professional Consultant
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2. Rezoning
Conceptual Approval from Governmental Jurisdiction
Based on Preliminary Design
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3. Design
Consultant prepares drawings to Owners specifications
Developers Push the Envelope!
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4. Permitting
Site (Civil) Plan Reviews
Building (Architectural) Plan Reviews
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5. Construction
Rubber Hits the Road – When Permits are issued
Building the Project
Making the Plans a reality
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6. Occupancy
Building is Complete!
If all construction meets requirements
Issuance of a Certificate of Occupancy
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Basic Types of Development
ResidentialCommercialIndustrialMixed-UseGovernmental/Institutional
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Why so many sets of plans?
Site Plan Review
… a left turn through the mazePermits
Ribbon Cuttings
Certificates
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Typical Site Plan Reviews
1. Planning2. Erosion & Sediment Control3. Utilities4. Roadway
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1. Planning
Each Jurisdiction has different rules …
• Zoning• Parking• Internal Circulation• Landscaping
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A. Zoning
Conformance to conditions of zoning
Standards Set by OrdinanceAny Overlay Issues
Historic Districts Watershed Districts Floodplain Wetland Buffers
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B. ParkingMinimum Sizes in OrdinanceMinimum Numbers Set by use
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C. Internal Circulation
Movement of goods, people, vehicles
Typically minimum standards Parking Space length and width Minimum travel aisle width
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D. Landscaping
BuffersPlanting StripsTree Preservation PlansMinimum landscape area?Landscape Architect’s
seal/signature required?
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2. Erosion & Sediment Control
Who is the Issuing Authority?
Stormwater Policy Handbook (Green Book) Guidelines on principles
of stormwater management
Not for Design (Blue Book)
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3. Utilities
A. WaterB. SewerC. Stormwater Management
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A. Water
Is there a Well? EPD Regulated
Development on Jurisdictional Water
Local Authority has Standard Requirements/Details
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B. Sewer
Is this on Septic? Health Department Approvals Each County has specific
Requirements
Development on Jurisdictional Sewer Local Authority has Standard
Requirements/Details
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C. Stormwater Management
Technical Handbook (Blue Book) Sets Guidelines for
review of stormwater runoff
Not for construction (Green Book)
Addresses water quality and quantity issues
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4. Roadway
Who has jurisdiction?Site Access/Curb CutsSite Distance Certification
Requires Engineer Seal/Signature
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Review ProcessPaperwork
Checklists Notes Code issues
Redlines Show exact issue
Either can lead to more comments
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What about the Fees?
City Employee SalariesConsultant Review Fees
Plus minimal % - administrative
State Erosion FeesCosts Directly Related to reviews
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What’s not included?
Bonds Construction Soil & Erosion Landscape
Sign Permits
Building Plan Review
… a right turn through the mazePermits
Ribbon Cuttings
Certificates
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Commercial Construction Codes
Georgia State Minimum Standard Building Code
2006 International Building Code (IBC)
Includes GA Amendments
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Amendments:
NFPA 101Commonly known as “Life Safety
Code”Pertains to:
Occupancy classifications Means of egress Interior Finishes Sprinkler Systems
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Where’s Your Permit?
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Prior to issuance of Building Permit
1. State Fire Marshall Approvals2. Site (Civil) Plans3. Building Plan Issues4. Life Safety Issues
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1. State Fire MarshallCriteria Typically Required for Fire
Marshall Approval:
Building height and size Building purpose or designated function Number of rooms, floors, and square
footage depending on uses State, public or institutional uses Occupancy loads per type Food or alcohol service Licensure for operation
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State Fire Marshall cont.
Complete Code at:
http://www.lexis-nexis.com/hottopics/gacode
Contact Local Fire Marshall or Atlanta 404-655-2056
09/21/07
Once you get Set of Approved Fire Marshall Plans
Your building permit may be just around the corner!
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2. Site (Civil) Plans
Wall Heights Any wall over four
feet (4’) requires Engineer’s Stamp Design by others?
Temporary Sanitary Facilities Notations required
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3. Specific Notes for Building Plans
Elevation Drawings Confirm Height Materials must conform to Local codes
Floor Plans Check Dimensions How different are they from the Site
Plan?
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Specific Notes cont.
Uses Should be listed Seating Occupancy? Conform to zoning?
Code Summary Summarizes building basics
Code to which Building was designed Occupancies (uses) Building Square Footages Parking Requirements
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4. Life-Safety Issues
Means of egress Headroom
Minimum Standards NFPA 101, 7.1.5
Travel Length for Exiting Varies depending on occupancy type
Panic Hardware on Doors Is this noted NFPA 101, 7.2.1.7
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Certificate of Occupancy
Sprinkler Plans Due before issuance of CO
Special Inspection Reports Insures various construction
requirements are met Due before issuance of CO
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Finally … Emerging Unscathed
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Why do we do all this?
Protect Health, Safety, and Welfare
Sets expected development level
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Key to Success
Communication!Discuss expectationsHave Clear Standards
& Procedures
Spoon Feed Each other
09/21/07
Questions?The ABC’s of the Development Review Process:
Navigating the Bureaucratic Maze
Dale Hall, RLA, ASLA, AICPDirector of Municipal ServicesWilliams & Associates, [email protected]
Teresa [email protected]