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, PC706-310-0400dhall@gaplanning.com

Teresa DeitzConsultant678-227-0226teresa.deitz@hotmail.com

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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

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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

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Questions?The ABC’s of the Development Review Process:

Navigating the Bureaucratic Maze

Dale Hall, RLA, ASLA, AICPDirector of Municipal ServicesWilliams & Associates, PC706-310-0400dhall@gaplanning.com

Teresa DeitzConsultant678-227-0226teresa.deitz@hotmail.com