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

2. 09/21/07 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. 09/21/07 Developer (Public Sector) Anxiety

4. 09/21/07 Williams & Associates - Deitz Consulting Perception of Government?

5. 09/21/07 Reality …  Neither can exist without the other

6. 09/21/07 Williams & Associates - Deitz Consulting Basic Steps to Development 1. Planning 2. Rezoning 3. Design 4. Permitting 5. Construction 6. Occupancy

7. 09/21/07 Williams & Associates - Deitz Consulting 1. Planning  Developer considering what to do …  Utilizing Services of a Professional Consultant

8. 09/21/07 Williams & Associates - Deitz Consulting 2. Rezoning  Conceptual Approval from Governmental Jurisdiction  Based on Preliminary Design

9. 09/21/07 3. Design  Consultant prepares drawings to Owners specifications  Developers Push the Envelope!

10. 09/21/07 Williams & Associates - Deitz Consulting 4. Permitting  Site (Civil) Plan Reviews  Building (Architectural) Plan Reviews

11. 09/21/07 5. Construction  Rubber Hits the Road – When Permits are issued  Building the Project  Making the Plans a reality

12. 09/21/07 Williams & Associates - Deitz Consulting 6. Occupancy  Building is Complete!  If all construction meets requirements  Issuance of a Certificate of Occupancy

13. 09/21/07 Williams & Associates - Deitz Consulting Basic Types of Development  Residential  Commercial  Industrial  Mixed-Use  Governmental/Institutional

14. 09/21/07 Williams & Associates - Deitz Consulting Why so many sets of plans?

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

16. 09/21/07 Williams & Associates - Deitz Consulting Typical Site Plan Reviews 1. Planning 2. Erosion & Sediment Control 3. Utilities 4. Roadway

17. 09/21/07 Williams & Associates - Deitz Consulting 1. Planning Each Jurisdiction has different rules … Zoning Parking Internal Circulation Landscaping

18. 09/21/07 Williams & Associates - Deitz Consulting A. Zoning  Conformance to conditions of zoning  Standards Set by Ordinance  Any Overlay Issues Historic Districts Watershed Districts Floodplain Wetland Buffers

19. 09/21/07 B. Parking  Minimum Sizes in Ordinance  Minimum Numbers Set by use

20. 09/21/07 C. Internal Circulation  Movement of goods, people, vehicles  Typically minimum standards Parking Space length and width Minimum travel aisle width

21. 09/21/07 Williams & Associates - Deitz Consulting D. Landscaping  Buffers  Planting Strips  Tree Preservation Plans  Minimum landscape area?  Landscape Architect ’ s seal/signature required?

22. 09/21/07 Williams & Associates - Deitz Consulting 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)

23. 09/21/07 Williams & Associates - Deitz Consulting 3. Utilities A. Water B. Sewer C. Stormwater Management

24. 09/21/07 Williams & Associates - Deitz Consulting A. Water  Is there a Well? EPD Regulated  Development on Jurisdictional Water Local Authority has Standard Requirements/Details

25. 09/21/07 Williams & Associates - Deitz Consulting B. Sewer  Is this on Septic? Health Department Approvals Each County has specific Requirements  Development on Jurisdictional Sewer Local Authority has Standard Requirements/Details

26. 09/21/07 Williams & Associates - Deitz Consulting 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

27. 09/21/07 4. Roadway  Who has jurisdiction?  Site Access/Curb Cuts  Site Distance Certification Requires Engineer Seal/Signature

28. 09/21/07 Review Process Paperwork  Checklists Notes Code issues  Redlines Show exact issue  Either can lead to more comments

29. 09/21/07 Williams & Associates - Deitz Consulting What about the Fees?  City Employee Salaries  Consultant Review Fees Plus minimal % - administrative  State Erosion Fees  Costs Directly Related to reviews

30. 09/21/07 Williams & Associates - Deitz Consulting What ’ s not included?  Bonds Construction Soil & Erosion Landscape  Sign Permits

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

32. 09/21/07 Commercial Construction Codes  Georgia State Minimum Standard Building Code  2006 International Building Code (IBC)  Includes GA Amendments

33. 09/21/07 Williams & Associates - Deitz Consulting Amendments:  NFPA 101  Commonly known as “ Life Safety Code ”  Pertains to: Occupancy classifications Means of egress Interior Finishes Sprinkler Systems

34. 09/21/07 Williams & Associates - Deitz Consulting Where ’ s Your Permit?

35. 09/21/07 Williams & Associates - Deitz Consulting Prior to issuance of Building Permit  1. State Fire Marshall Approvals 2. Site (Civil) Plans 3. Building Plan Issues 4. Life Safety Issues

36. 09/21/07 Williams & Associates - Deitz Consulting 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

37. 09/21/07 Williams & Associates - Deitz Consulting State Fire Marshall cont.  Complete Code at: http://www.lexis-nexis.com/hottopics/gacode  Contact Local Fire Marshall or Atlanta 404-655-2056

38. 09/21/07 Once you get Set of Approved Fire Marshall Plans  Your building permit may be just around the corner!

39. 09/21/07 Williams & Associates - Deitz Consulting 2. Site (Civil) Plans  Wall Heights  Any wall over four feet (4 ’ ) requires Engineer ’ s Stamp  Design by others?  Temporary Sanitary Facilities  Notations required

40. 09/21/07 Williams & Associates - Deitz Consulting 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?

41. 09/21/07 Williams & Associates - Deitz Consulting 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

42. 09/21/07 Williams & Associates - Deitz Consulting 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

43. 09/21/07 Williams & Associates - Deitz Consulting Certificate of Occupancy  Sprinkler Plans Due before issuance of CO  Special Inspection Reports Insures various construction requirements are met Due before issuance of CO

44. 09/21/07 Williams & Associates - Deitz Consulting Finally … Emerging Unscathed

45. 09/21/07 Williams & Associates - Deitz Consulting Why do we do all this?  Protect Health, Safety, and Welfare  Sets expected development level

46. 09/21/07 Williams & Associates - Deitz Consulting Key to Success  Communication!  Discuss expectations  Have Clear Standards & Procedures  Spoon Feed Each other

47. 09/21/07 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