The ABC ’ s of the Development Review Process : Navigating the Bureaucratic Maze

1. The ABC’s of the Development Review Process: Navigating the Bureaucratic Maze 2007 GPA Fall Conference

2. Presented by: • Dale Hall, RLA, ASLA, AICP Director of Municipal Services Williams & Associates, PC 706-310-0400 dhall@gaplanning.com • Teresa Deitz Consultant 678-227-0226 teresa.deitz@hotmail.com

3. Developer (Public Sector) Anxiety

4. Perception of Government? Williams & Associates - Deitz Consulting

5. Reality … • Neither can exist without the other

6. Basic Steps to Development • Planning • Rezoning • Design • Permitting • Construction • Occupancy Williams & Associates - Deitz Consulting

7. 1. Planning • Developer considering what to do … • Utilizing Services of a Professional Consultant Williams & Associates - Deitz Consulting

8. 2. Rezoning • Conceptual Approval from Governmental Jurisdiction • Based on Preliminary Design Williams & Associates - Deitz Consulting

9. 3. Design • Consultant prepares drawings to Owners specifications • Developers Push the Envelope!

10. 4. Permitting • Site (Civil) Plan Reviews • Building (Architectural) Plan Reviews Williams & Associates - Deitz Consulting

11. 5. Construction • Rubber Hits the Road – When Permits are issued • Building the Project • Making the Plans a reality

12. 6. Occupancy • Building is Complete! • If all construction meets requirements • Issuance of a Certificate of Occupancy Williams & Associates - Deitz Consulting

13. Basic Types of Development • Residential • Commercial • Industrial • Mixed-Use • Governmental/Institutional Williams & Associates - Deitz Consulting

14. Why so many sets of plans? Williams & Associates - Deitz Consulting

15. Site Plan Review …a left turn through the maze Permits  Ribbon Cuttings Certificates

16. Typical Site Plan Reviews • Planning • Erosion & Sediment Control • Utilities • Roadway Williams & Associates - Deitz Consulting

17. 1. Planning Each Jurisdiction has different rules … • Zoning • Parking • Internal Circulation • Landscaping Williams & Associates - Deitz Consulting

18. A. Zoning • Conformance to conditions of zoning • Standards Set by Ordinance • Any Overlay Issues • Historic Districts • Watershed Districts • Floodplain • Wetland Buffers Williams & Associates - Deitz Consulting

19. B. Parking • Minimum Sizes in Ordinance • Minimum Numbers Set by use

20. C. Internal Circulation • Movement of goods, people, vehicles • Typically minimum standards • Parking Space length and width • Minimum travel aisle width

21. D. Landscaping • Buffers • Planting Strips • Tree Preservation Plans • Minimum landscape area? • Landscape Architect’s seal/signature required? Williams & Associates - Deitz Consulting

22. 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) Williams & Associates - Deitz Consulting

23. 3. Utilities • Water • Sewer • Stormwater Management Williams & Associates - Deitz Consulting

24. A. Water • Is there a Well? • EPD Regulated • Development on Jurisdictional Water • Local Authority has Standard Requirements/Details Williams & Associates - Deitz Consulting

25. B. Sewer • Is this on Septic? • Health Department Approvals • Each County has specific Requirements • Development on Jurisdictional Sewer • Local Authority has Standard Requirements/Details Williams & Associates - Deitz Consulting

26. 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 Williams & Associates - Deitz Consulting

27. 4. Roadway • Who has jurisdiction? • Site Access/Curb Cuts • Site Distance Certification • Requires Engineer Seal/Signature

28. Review ProcessPaperwork • Checklists • Notes Code issues • Redlines • Show exact issue • Either can lead to more comments

29. What about the Fees? • City Employee Salaries • Consultant Review Fees • Plus minimal % - administrative • State Erosion Fees • Costs Directly Related to reviews Williams & Associates - Deitz Consulting

30. What’s not included? • Bonds • Construction • Soil & Erosion • Landscape • Sign Permits Williams & Associates - Deitz Consulting

31. Building Plan Review …a right turn through the maze Permits  Ribbon Cuttings Certificates

32. Commercial Construction Codes • Georgia State Minimum Standard Building Code • 2006 International Building Code (IBC) • Includes GA Amendments

33. Amendments: • NFPA 101 • Commonly known as “Life Safety Code” • Pertains to: • Occupancy classifications • Means of egress • Interior Finishes • Sprinkler Systems Williams & Associates - Deitz Consulting

34. Where’s Your Permit? Williams & Associates - Deitz Consulting

35. Prior to issuance of Building Permit  • State Fire Marshall Approvals • Site (Civil) Plans • Building Plan Issues • Life Safety Issues Williams & Associates - Deitz Consulting

36. 1. State Fire Marshall • Criteria 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 Williams & Associates - Deitz Consulting

37. State Fire Marshall cont. • Complete Code at: http://www.lexis-nexis.com/hottopics/gacode • Contact Local Fire Marshall or Atlanta 404-655-2056 Williams & Associates - Deitz Consulting

38. Once you get Set of Approved Fire Marshall Plans • Your building permit may be just around the corner!

39. 2. Site (Civil) Plans • Wall Heights • Any wall over four feet (4’) requires Engineer’s Stamp • Design by others? • Temporary Sanitary Facilities • Notations required Williams & Associates - Deitz Consulting

40. 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? Williams & Associates - Deitz Consulting

41. 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 Williams & Associates - Deitz Consulting

42. 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 Williams & Associates - Deitz Consulting

43. Certificate of Occupancy • Sprinkler Plans • Due before issuance of CO • Special Inspection Reports • Insures various construction requirements are met • Due before issuance of CO Williams & Associates - Deitz Consulting

44. Finally … Emerging Unscathed Williams & Associates - Deitz Consulting

45. Why do we do all this? • Protect Health, Safety, and Welfare • Sets expected development level Williams & Associates - Deitz Consulting

46. Key to Success • Communication! • Discuss expectations • Have Clear Standards & Procedures • Spoon Feed Each other Williams & Associates - Deitz Consulting

47. Questions? The ABC’s of the Development Review Process: Navigating the Bureaucratic Maze • Dale Hall, RLA, ASLA, AICP Director of Municipal Services Williams & Associates, PC 706-310-0400 dhall@gaplanning.com • Teresa Deitz Consultant 678-227-0226 teresa.deitz@hotmail.com