Download COH Permit Process - Construction Code Analysis

Joe Morales
Certifications
ICC – UBC,IBC,IRC
IECC – Plans Examiner, Inspector
TDLR – RAS
10 years with City of Houston
Plan Examiner
Construction Code Analysis
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3 Step process
• Site Development
• Plan Review
• Construction and Inspections
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Water Waste/Water Department
• When is Water Waste/Water
Approval Required?
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Water Waste/Water Department
Projects requiring Water Waste/Water Approvals
• All New Construction and/or
Additions
•All Site Work and Utilities
•Change in Occupancy or Change in
Use
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Water Waste/Water Department
• Projects that do not require Water
Waste/Water Approval
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Water Waste/Water Department
Projects that do not require Water Waste/Water Approvals
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•
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Driveways
Electronic Locks
Fire Alarms
Remodeling of existing spaces that do
not involve a change in occupancy,
change in Use, change in size or
change in number of occupants
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Water Waste/Water Department
Also: be aware that to open a vacant restaurant
again, new availability letters and payment
of impact fees may be required
Two reasons for this is that the property owner
may have transferred water and sewer
capacities to another developer or the
restaurant may never have been approved
by Public Utilities.
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Water Waste/Water Department
• Utility Analysis Section
a. Manages Waste Water flows through
WCR (waster water capacity
reservations) and manages water
demands through water/storm
drainage commitment letters
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Water Waste/Water Department
WCR Long Form – may take from 3 to 4 weeks to process
WCR Short From – Can not exceed 6 services units, must front on
a 8 inch or larger sanitary sewer line and/or a 6 inch or larger
water line. Can be submitted and impact fees paid immediately
www.publicworks.cityofhouston.gov/planning/development/index.htm
Discharge Criteria
Attach copies of the WCR letters and copies of receipts to each set of plans
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Planning and Development
When is Planning and Development approval
required?
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Planning and Development
When is Planning and Development approval required?
1. Construction of new buildings
2. Alterations of existing structures
where that alteration results in an
increase in;
a. The gross floor area of a building; or
b. The intensity of use of a site; or
c. The seating capacity of a building; and
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Planning and Development
When is Planning and Development approval required?
3. The changes of land use, i.e..
Residential to Commercial
4. New Parking lots and/or expansion of
existing parking lots
5. Shopping Center – Tennant finish,
change of use
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Planning and Development
• Construction projects that do not
require Planning and Development
approval
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Planning and Development
Construction projects that do not require Planning and Development
approval
1. Interior remodeling that does not
change the use of the building,
excluding shopping centers
2. Residential carports that do not
encroach into the building setback
line, provided the applicant submit
verification of setback lines
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Planning and Development
Construction projects that do not require Planning and Development
approval
3. Fences more than 8 feet in height not
adjacent to a public street or within a
building line and any fences less than 8 feet
in height
4. Swimming pools without above ground
improvements, i.e.. Pool houses, shower
and locker rooms. Swimming pools located
exclusively at a single family residence,
including pool houses.
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Planning and Development
Construction projects that do not require Planning and Development
approval
5. Mechanical equipment and storage
tanks – both above and below grade
6. Under ground improvements, such as
parking garages, tunnels, basements
7. Canvas awnings wholly supported
from a building wall that comply with
building setback lines
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Planning and Development
Construction projects that do not require Planning and Development
approval
8. Façade attached to the exterior of a
building, not exceeding 18 inches in
thickness. However, the façade may
not be permitted where it extends
into the setback line
9. The resurfacing and repairs of parking
lots
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Planning and Development
Construction projects that do not require Planning and Development
approval
10. Mechanical equipment on the exterior
of a building of a building premise
11. Driveways and sidewalks
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Planning and Development
• Generally, Ordinances which effect
Planning and Development
requirements are;
• Chapter 42; Development (Platting)
• Chapter 33; Landscaping
• Chapter 26; Off Street Parking
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Planning and Development
How to determine if project requires a development plat
• In new construction a copy of the
recorded plat can be obtained from 611
Walker St. in the Basement level. If the
recorded plat reveals that the property
has been subdivided since recordation
then a replat is necessary.
• If the plat is for use other than what is
being proposed, a replat would be
necessary
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Planning and Development
How to determine if project requires a development plat
• If the property is in a Reserve Tract,
determine what the Reserve is platted
for. If the use does not match the
intended use, a Replat is required.
• If the property is in an Unrestricted
Reserve, development may proceed as
long as the Title Report does not have
restrictions that would prohibit
construction
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Planning and Development
How to determine if project requires a development plat
• If the property is part of an Abstract
Tract where no platting has been done
and there are no restrictions in the Title
Report, a plat would not be required.
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Planning and Development
Projects that require Planning and Development approval without
plat requirements
•
•
Development Site Plan Review
Depending on the Project Scope the
following may be required in the
Development Site Plan Review;
1. Parking requirements
2. Landscaping requirements
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Planning and Development
Projects the require Planning and Development approval without
plat requirements
• Applications for Development Site Plan
Review can be picked up at 3300 Main
St.
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Article II Division 1
Sec. 42-22 Development plat required
Development of property through the new
construction or enlargement of any exterior
dimension of any building, structure, or
improvement within the City or its ETJ shall
require a development plat, except that the
following types of development shall be
exempt from this requirement:
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Article II Division 1
Sec. 42-22 Development plat required - Exceptions
1)
Buildings, structures, or improvements within the central business
district;
2)
Alterations to any building or improvement, including enclosing an
existing canopy or porte-cochre, that do not increase the exterior
square footage by more than 100 square feet and that do not result
in an encroachment into the building line requirement;
3)
Construction of a detached single-family residential unit (or
enlargement thereto) that meets the requirements of article III of
this chapter on a lot that is part of, and in manner that complies
with, a recorded subdivision plat or an unrecorded subdivision plat
that is recognized as a plat for the purposes of property conveyance;
4)
A parking lot or expansion thereof;
5)
A retaining wall, masonry wall or fence under eight feet high; or
6)
Placement of a temporary classroom building at a public school
facility.
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Code Enforcement
Plan Review
Goal is 11 Days in the System
and 2 submittals
Total Time is dependant on how long the designer holds the plans for
plan corrections.
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Making it into the system
•
City has implemented a Prerequisites
Checklist for allowing drawings to be
submitted for plan review
a. Provides for the minimal information required
for a complete plan review.
b. Eliminated reviewing plans that had no chance
for approval
c. Rejections for Prerequisites do not count as a
submittal
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Pay Attention to Detail
•
Critical to maximizing chance for approval
a. Permit application
b. Read correction comments carefully, if they are
not clear call the plan checker to gain more
clear understanding
c. Plan Checkers want information on the plans!
d. If a comment correction is made to the
Architectural Drawings it most probably will
effect the MEP drawings, coordinate with the
MEP engineers
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Prerequisites
•
•
Please read all prerequisite requirements
Someone should be responsible for
reviewing the completed Plan Set to see if
all Prerequisites are met. There are 18
prerequisites that may or may not effect
your project.
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Code Analysis
• Lead the Plan Checker through the
plans
• Provide a good exiting plan and
provide exit width calculations
• Exiting plan is good place to show the
square footage of all rooms and/or
spaces along with the Occupant Load
Factors and Occupant Loads as per
Table 1004.1.1 (amended)
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Code Analysis
Occupancy Groups
•Determine
the Occupancy Group from
Chapter 3
•Call
Plan Review for Help when in doubt
•Occupancy
Group is critical in determining
code requirements
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New Express Rules
Designer’s Review by Appointment
•The
Designer/Architect may schedule a meeting
with the Plan Checker to discuss the manner in
which the rejection comments have been addressed
•By
appointment only
•Limited
•Plan
to 30 minutes
Designer/Architect must be in attendance
•Project
must have at least one full review &
comments should not be excessive (determined by
Plan Checker)
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Quick Start I
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Quick Start I
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Quick Start I
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Quick Start I
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Quick Start I
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Quick Start I
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Phased Permitting
• UNDERGROUND UTILITIES
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PLUMBING:
1. Complete set of pipes (Storm/Sanitary/Water)
2. Utility Letters
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ELECTRICAL:
1. Electrical Underground (Conduit)
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STRUCTURAL:
1. Any Structural components (i.e. Light Pole Base)
2. Paving Plans if applicable
3. Civil Plans
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Phased Permitting
• FOUNDATION/SITEWORK
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PLUMBING:
1. Waste & Vent below Foundation
2. Roof Drainage
3. Utility Letters
4. (COPY) of approved piping plan for ref.
5. Site-Drainage & Detention
6. Flood Approval if required
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ELECTRICAL:
1. (COPY) of approved Underground Conduit for ref.
STRUCTURAL:
1. Geotechnical Report
2. Civil Drawings
3. Site-Plan (Architectural)
4. Engineered (Foundation & Detail) Drawings
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Phased Permitting
• BUILDING PHASE
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PLUMBING:
1. Riser Diagram
2. Piping Legend
3. Equipment with plumbing connection (water/gas)
4. (COPY) of the approved “Foundation” for ref.
5. Roof drainage calculation
6. Utility Letters
7. (COPY) of the approved (Site-Utility) for ref.
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ELECTRICAL:
1. (COPY) of the approved underground (conduit)
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STRUCTURAL:
1. (COPY) of the approved Civil Plans
2. (COPY) of the approved Site-Plan
3. Complete Architectural Plans
4. Complete Structural Package
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Partial Permits
• Site work only or site work and underground
utilities
• This permit is for clearing the land of vegetation and roots
which involves excavating a foot or more of the surface dirt
from the property. This permit may include excavating for and
laying of underground utilities such as drainage pipes, water
pipes, fire lines, etc.
• (a) If this permit is for clearing the land, then only structural
approval is required. The cost of this permit will be a flat fee of
$30 plus a $5 administrative fee regardless of how much the
cost of improvements may be.
• (b) If this permit does include underground utilities, it shall have
approval from water, sewer, storm, plumbing and structural. The
cost of this permit is the same as above in item l(a)
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Partial Permits
Site work, parking lot & paved areas permit (no foundation)
This permit is only for site work and required parking lots, driveways and
sidewalks. Required parking lots are associated with the construction of a
new building and its' purpose is to provide the required off-street parking
for the tenants of the building.
This permit is possible, provided all off-street parking and other site work
requirements have been met as required for the new building and all
departments have approved the paving plans based on the requirements
for a new building.
If plans are submitted for this permit, plans must be routed to all
required departments for approval, e.g., planning, traffic, storm, water,
sewer, structural, etc.
If this permit is issued, the plans for the building must still be routed to
City planning, water and sewer to make sure site, parking lot and/or
building configurations or use have not been changed.
The fee for this kind of permit is based on 'total area of the parking lot,'
'driveways,' 'sidewalks,' etc.
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Partial Permits
• Site work and foundation permit
• This permit type has been traditionally submitted to
the City and all plan review personnel are familiar
with this kind of permit.
• If requested, plans shall be submitted and routed to
all required departments/sections for approval; such
as planning, traffic, water, sewer, storm, plumbing,
electrical and structure.
• The fee for this kind of permit is based on 'total area
covered by foundation,' 'total area of parking lot,'
'driveways' and 'sidewalks', etc.
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Partial Permits
• Superstructure
• Follows a Site Work and Foundation
Permit
• to construct the structural frame only.
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Partial Permits
• Roof and Exterior Walls
• Follow up with a Roof and Exterior walls
permit after the Superstructure.
• Often referred as a Skin Permit
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Partial Permit
• Drilled piers only permit
• This permit has been requested by many applicants
and is just to get an early start on construction. This
permit does not include full foundation or site work.
If requested, plans shall be routed to planning and
water waste/water for their approval.
• The fee for this permit is based upon total area
covered by the foundation slab.
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Partial Permit
• Shell building only permit
• This permit includes site work if not permitted in a previous
phase. Again, this kind of permit is also traditional and every
plan examiner is familiar with the process.
• Shell building permit is usually for occupancy groups B, M, S-l
and S-2 unless it is specifically categorized for a specific
occupancy. A suitable 'type of construction' is assigned based on
type of occupancy. Calculate allowable area, and if area
separation walls are required, they shall become part of the
shell building. Complete details of area separation walls with
their locations shall be submitted along with plans for approval.
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Construction and Inspections
May take up to one year or more
depending on the project size.
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Additional Resources
Code Enforcement Web Site:
•
www.publicworks.cityofhouston.gov/planning/enforcement/index.htm
•
http://pdinet.pd.ci.houston.tx.us/cohilms/webs/Plan_LookUp.asp
Plan Check Inquiry:
HFD Standards
•
www.houstontx.gov/fire/businessinfo/standards.html
•
www.publicworks.cityofhouston.gov/planning/development/index.htm
•
http://www.publicworks.cityofhouston.gov/planning/enforcement/fees.
htm
Utilities Planning Applications
2006 City of Houston Fee Schedule
Construction Code Analysis
• www.cca-services.com
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Thanks
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