Presentation on theme: "1 Construction Code Analysis Joe Morales Certifications ICC – UBC,IBC,IRC IECC – Plans Examiner, Inspector TDLR – RAS 10 years with City of Houston Plan."— Presentation transcript:
1 Construction Code Analysis Joe Morales Certifications ICC – UBC,IBC,IRC IECC – Plans Examiner, Inspector TDLR – RAS 10 years with City of Houston Plan Examiner
2 Construction Code Analysis 3 Step process Site Development Plan Review Construction and Inspections
3 Construction Code Analysis Water Waste/Water Department When is Water Waste/Water Approval Required?
4 Construction Code Analysis 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
5 Construction Code Analysis Water Waste/Water Department Projects that do not require Water Waste/Water Approval
6 Construction Code Analysis Water Waste/Water Department Projects that do not require Water Waste/Water Approvals 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
7 Construction Code Analysis 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.
8 Construction Code Analysis 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
9 Construction Code Analysis 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
10 Construction Code Analysis Planning and Development When is Planning and Development approval required?
11 Construction Code Analysis 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
12 Construction Code Analysis 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
13 Construction Code Analysis Planning and Development Construction projects that do not require Planning and Development approval
14 Construction Code Analysis 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
15 Construction Code Analysis 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.
16 Construction Code Analysis 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
17 Construction Code Analysis 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
18 Construction Code Analysis 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
19 Construction Code Analysis Planning and Development Generally, Ordinances which effect Planning and Development requirements are; Chapter 42; Development (Platting) Chapter 33; Landscaping Chapter 26; Off Street Parking
20 Construction Code Analysis 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
21 Construction Code Analysis 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
22 Construction Code Analysis 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.
23 Construction Code Analysis 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
24 Construction Code Analysis 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.
25 Construction Code Analysis 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:
26 Construction Code Analysis 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.
27 Construction Code Analysis 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.
28 Construction Code Analysis 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
29 Construction Code Analysis 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
30 Construction Code Analysis 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.
31 Construction Code Analysis 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)
32 Construction Code Analysis 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
33 Construction Code Analysis 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 to 30 minutes Plan Designer/Architect must be in attendance Project must have at least one full review & comments should not be excessive (determined by Plan Checker)
40 Construction Code Analysis Phased Permitting UNDERGROUND UTILITIES PLUMBING: 1. Complete set of pipes (Storm/Sanitary/Water) 2. Utility Letters ELECTRICAL: 1. Electrical Underground (Conduit) STRUCTURAL: 1. Any Structural components (i.e. Light Pole Base) 2. Paving Plans if applicable 3. Civil Plans
41 Construction Code Analysis Phased Permitting FOUNDATION/SITEWORK 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 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
42 Construction Code Analysis Phased Permitting BUILDING PHASE 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. ELECTRICAL: 1. (COPY) of the approved underground (conduit) STRUCTURAL: 1. (COPY) of the approved Civil Plans 2. (COPY) of the approved Site-Plan 3. Complete Architectural Plans 4. Complete Structural Package
43 Construction Code Analysis 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)
44 Construction Code Analysis 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.
45 Construction Code Analysis 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.
46 Construction Code Analysis Partial Permits Superstructure Follows a Site Work and Foundation Permit to construct the structural frame only.
47 Construction Code Analysis Partial Permits Roof and Exterior Walls Follow up with a Roof and Exterior walls permit after the Superstructure. Often referred as a Skin Permit
48 Construction Code Analysis 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.
49 Construction Code Analysis 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.
50 Construction Code Analysis Construction and Inspections May take up to one year or more depending on the project size.
51 Construction Code Analysis Additional Resources Code Enforcement Web Site: www.publicworks.cityofhouston.gov/planning/enforcement/index.htm Plan Check Inquiry: http://pdinet.pd.ci.houston.tx.us/cohilms/webs/Plan_LookUp.asp HFD Standards www.houstontx.gov/fire/businessinfo/standards.html Utilities Planning Applications www.publicworks.cityofhouston.gov/planning/development/index.htm 2006 City of Houston Fee Schedule http://www.publicworks.cityofhouston.gov/planning/enforcement/fees. htm Construction Code Analysis www.cca-services.com