![Page 1: The ABC ’ s of the Development Review Process : Navigating the Bureaucratic Maze](https://reader035.vdocument.in/reader035/viewer/2022081519/56813926550346895da0ce25/html5/thumbnails/1.jpg)
The ABC’s of the Development Review Process:
Navigating the Bureaucratic Maze
2007 GPA Fall Conference
![Page 2: The ABC ’ s of the Development Review Process : Navigating the Bureaucratic Maze](https://reader035.vdocument.in/reader035/viewer/2022081519/56813926550346895da0ce25/html5/thumbnails/2.jpg)
09/21/07
Presented by:
Dale Hall, RLA, ASLA, AICPDirector of Municipal ServicesWilliams & Associates, [email protected]
Teresa [email protected]
![Page 3: The ABC ’ s of the Development Review Process : Navigating the Bureaucratic Maze](https://reader035.vdocument.in/reader035/viewer/2022081519/56813926550346895da0ce25/html5/thumbnails/3.jpg)
09/21/07
Developer (Public Sector) Anxiety
![Page 4: The ABC ’ s of the Development Review Process : Navigating the Bureaucratic Maze](https://reader035.vdocument.in/reader035/viewer/2022081519/56813926550346895da0ce25/html5/thumbnails/4.jpg)
09/21/07 Williams & Associates - Deitz Consulting
Perception of Government?
![Page 5: The ABC ’ s of the Development Review Process : Navigating the Bureaucratic Maze](https://reader035.vdocument.in/reader035/viewer/2022081519/56813926550346895da0ce25/html5/thumbnails/5.jpg)
09/21/07
Reality …Neither can exist without the other
![Page 6: The ABC ’ s of the Development Review Process : Navigating the Bureaucratic Maze](https://reader035.vdocument.in/reader035/viewer/2022081519/56813926550346895da0ce25/html5/thumbnails/6.jpg)
09/21/07 Williams & Associates - Deitz Consulting
Basic Steps to Development
1. Planning2. Rezoning3. Design4. Permitting5. Construction6. Occupancy
![Page 7: The ABC ’ s of the Development Review Process : Navigating the Bureaucratic Maze](https://reader035.vdocument.in/reader035/viewer/2022081519/56813926550346895da0ce25/html5/thumbnails/7.jpg)
09/21/07 Williams & Associates - Deitz Consulting
1. Planning
Developer considering what to do …
Utilizing Services of a Professional Consultant
![Page 8: The ABC ’ s of the Development Review Process : Navigating the Bureaucratic Maze](https://reader035.vdocument.in/reader035/viewer/2022081519/56813926550346895da0ce25/html5/thumbnails/8.jpg)
09/21/07 Williams & Associates - Deitz Consulting
2. Rezoning
Conceptual Approval from Governmental Jurisdiction
Based on Preliminary Design
![Page 9: The ABC ’ s of the Development Review Process : Navigating the Bureaucratic Maze](https://reader035.vdocument.in/reader035/viewer/2022081519/56813926550346895da0ce25/html5/thumbnails/9.jpg)
09/21/07
3. Design
Consultant prepares drawings to Owners specifications
Developers Push the Envelope!
![Page 10: The ABC ’ s of the Development Review Process : Navigating the Bureaucratic Maze](https://reader035.vdocument.in/reader035/viewer/2022081519/56813926550346895da0ce25/html5/thumbnails/10.jpg)
09/21/07 Williams & Associates - Deitz Consulting
4. Permitting
Site (Civil) Plan Reviews
Building (Architectural) Plan Reviews
![Page 11: The ABC ’ s of the Development Review Process : Navigating the Bureaucratic Maze](https://reader035.vdocument.in/reader035/viewer/2022081519/56813926550346895da0ce25/html5/thumbnails/11.jpg)
09/21/07
5. Construction
Rubber Hits the Road – When Permits are issued
Building the Project
Making the Plans a reality
![Page 12: The ABC ’ s of the Development Review Process : Navigating the Bureaucratic Maze](https://reader035.vdocument.in/reader035/viewer/2022081519/56813926550346895da0ce25/html5/thumbnails/12.jpg)
09/21/07 Williams & Associates - Deitz Consulting
6. Occupancy
Building is Complete!
If all construction meets requirements
Issuance of a Certificate of Occupancy
![Page 13: The ABC ’ s of the Development Review Process : Navigating the Bureaucratic Maze](https://reader035.vdocument.in/reader035/viewer/2022081519/56813926550346895da0ce25/html5/thumbnails/13.jpg)
09/21/07 Williams & Associates - Deitz Consulting
Basic Types of Development
ResidentialCommercialIndustrialMixed-UseGovernmental/Institutional
![Page 14: The ABC ’ s of the Development Review Process : Navigating the Bureaucratic Maze](https://reader035.vdocument.in/reader035/viewer/2022081519/56813926550346895da0ce25/html5/thumbnails/14.jpg)
09/21/07 Williams & Associates - Deitz Consulting
Why so many sets of plans?
![Page 15: The ABC ’ s of the Development Review Process : Navigating the Bureaucratic Maze](https://reader035.vdocument.in/reader035/viewer/2022081519/56813926550346895da0ce25/html5/thumbnails/15.jpg)
Site Plan Review
… a left turn through the mazePermits
Ribbon Cuttings
Certificates
![Page 16: The ABC ’ s of the Development Review Process : Navigating the Bureaucratic Maze](https://reader035.vdocument.in/reader035/viewer/2022081519/56813926550346895da0ce25/html5/thumbnails/16.jpg)
09/21/07 Williams & Associates - Deitz Consulting
Typical Site Plan Reviews
1. Planning2. Erosion & Sediment Control3. Utilities4. Roadway
![Page 17: The ABC ’ s of the Development Review Process : Navigating the Bureaucratic Maze](https://reader035.vdocument.in/reader035/viewer/2022081519/56813926550346895da0ce25/html5/thumbnails/17.jpg)
09/21/07 Williams & Associates - Deitz Consulting
1. Planning
Each Jurisdiction has different rules …
• Zoning• Parking• Internal Circulation• Landscaping
![Page 18: The ABC ’ s of the Development Review Process : Navigating the Bureaucratic Maze](https://reader035.vdocument.in/reader035/viewer/2022081519/56813926550346895da0ce25/html5/thumbnails/18.jpg)
09/21/07 Williams & Associates - Deitz Consulting
A. Zoning
Conformance to conditions of zoning
Standards Set by OrdinanceAny Overlay Issues
Historic Districts Watershed Districts Floodplain Wetland Buffers
![Page 19: The ABC ’ s of the Development Review Process : Navigating the Bureaucratic Maze](https://reader035.vdocument.in/reader035/viewer/2022081519/56813926550346895da0ce25/html5/thumbnails/19.jpg)
09/21/07
B. ParkingMinimum Sizes in OrdinanceMinimum Numbers Set by use
![Page 20: The ABC ’ s of the Development Review Process : Navigating the Bureaucratic Maze](https://reader035.vdocument.in/reader035/viewer/2022081519/56813926550346895da0ce25/html5/thumbnails/20.jpg)
09/21/07
C. Internal Circulation
Movement of goods, people, vehicles
Typically minimum standards Parking Space length and width Minimum travel aisle width
![Page 21: The ABC ’ s of the Development Review Process : Navigating the Bureaucratic Maze](https://reader035.vdocument.in/reader035/viewer/2022081519/56813926550346895da0ce25/html5/thumbnails/21.jpg)
09/21/07 Williams & Associates - Deitz Consulting
D. Landscaping
BuffersPlanting StripsTree Preservation PlansMinimum landscape area?Landscape Architect’s
seal/signature required?
![Page 22: The ABC ’ s of the Development Review Process : Navigating the Bureaucratic Maze](https://reader035.vdocument.in/reader035/viewer/2022081519/56813926550346895da0ce25/html5/thumbnails/22.jpg)
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)
![Page 23: The ABC ’ s of the Development Review Process : Navigating the Bureaucratic Maze](https://reader035.vdocument.in/reader035/viewer/2022081519/56813926550346895da0ce25/html5/thumbnails/23.jpg)
09/21/07 Williams & Associates - Deitz Consulting
3. Utilities
A. WaterB. SewerC. Stormwater Management
![Page 24: The ABC ’ s of the Development Review Process : Navigating the Bureaucratic Maze](https://reader035.vdocument.in/reader035/viewer/2022081519/56813926550346895da0ce25/html5/thumbnails/24.jpg)
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
![Page 25: The ABC ’ s of the Development Review Process : Navigating the Bureaucratic Maze](https://reader035.vdocument.in/reader035/viewer/2022081519/56813926550346895da0ce25/html5/thumbnails/25.jpg)
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
![Page 26: The ABC ’ s of the Development Review Process : Navigating the Bureaucratic Maze](https://reader035.vdocument.in/reader035/viewer/2022081519/56813926550346895da0ce25/html5/thumbnails/26.jpg)
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
![Page 27: The ABC ’ s of the Development Review Process : Navigating the Bureaucratic Maze](https://reader035.vdocument.in/reader035/viewer/2022081519/56813926550346895da0ce25/html5/thumbnails/27.jpg)
09/21/07
4. Roadway
Who has jurisdiction?Site Access/Curb CutsSite Distance Certification
Requires Engineer Seal/Signature
![Page 28: The ABC ’ s of the Development Review Process : Navigating the Bureaucratic Maze](https://reader035.vdocument.in/reader035/viewer/2022081519/56813926550346895da0ce25/html5/thumbnails/28.jpg)
09/21/07
Review ProcessPaperwork
Checklists Notes Code issues
Redlines Show exact issue
Either can lead to more comments
![Page 29: The ABC ’ s of the Development Review Process : Navigating the Bureaucratic Maze](https://reader035.vdocument.in/reader035/viewer/2022081519/56813926550346895da0ce25/html5/thumbnails/29.jpg)
09/21/07 Williams & Associates - Deitz Consulting
What about the Fees?
City Employee SalariesConsultant Review Fees
Plus minimal % - administrative
State Erosion FeesCosts Directly Related to reviews
![Page 30: The ABC ’ s of the Development Review Process : Navigating the Bureaucratic Maze](https://reader035.vdocument.in/reader035/viewer/2022081519/56813926550346895da0ce25/html5/thumbnails/30.jpg)
09/21/07 Williams & Associates - Deitz Consulting
What’s not included?
Bonds Construction Soil & Erosion Landscape
Sign Permits
![Page 31: The ABC ’ s of the Development Review Process : Navigating the Bureaucratic Maze](https://reader035.vdocument.in/reader035/viewer/2022081519/56813926550346895da0ce25/html5/thumbnails/31.jpg)
Building Plan Review
… a right turn through the mazePermits
Ribbon Cuttings
Certificates
![Page 32: The ABC ’ s of the Development Review Process : Navigating the Bureaucratic Maze](https://reader035.vdocument.in/reader035/viewer/2022081519/56813926550346895da0ce25/html5/thumbnails/32.jpg)
09/21/07
Commercial Construction Codes
Georgia State Minimum Standard Building Code
2006 International Building Code (IBC)
Includes GA Amendments
![Page 33: The ABC ’ s of the Development Review Process : Navigating the Bureaucratic Maze](https://reader035.vdocument.in/reader035/viewer/2022081519/56813926550346895da0ce25/html5/thumbnails/33.jpg)
09/21/07 Williams & Associates - Deitz Consulting
Amendments:
NFPA 101Commonly known as “Life Safety
Code”Pertains to:
Occupancy classifications Means of egress Interior Finishes Sprinkler Systems
![Page 34: The ABC ’ s of the Development Review Process : Navigating the Bureaucratic Maze](https://reader035.vdocument.in/reader035/viewer/2022081519/56813926550346895da0ce25/html5/thumbnails/34.jpg)
09/21/07 Williams & Associates - Deitz Consulting
Where’s Your Permit?
![Page 35: The ABC ’ s of the Development Review Process : Navigating the Bureaucratic Maze](https://reader035.vdocument.in/reader035/viewer/2022081519/56813926550346895da0ce25/html5/thumbnails/35.jpg)
09/21/07 Williams & Associates - Deitz Consulting
Prior to issuance of Building Permit
1. State Fire Marshall Approvals2. Site (Civil) Plans3. Building Plan Issues4. Life Safety Issues
![Page 36: The ABC ’ s of the Development Review Process : Navigating the Bureaucratic Maze](https://reader035.vdocument.in/reader035/viewer/2022081519/56813926550346895da0ce25/html5/thumbnails/36.jpg)
09/21/07 Williams & Associates - Deitz Consulting
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
![Page 37: The ABC ’ s of the Development Review Process : Navigating the Bureaucratic Maze](https://reader035.vdocument.in/reader035/viewer/2022081519/56813926550346895da0ce25/html5/thumbnails/37.jpg)
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
![Page 38: The ABC ’ s of the Development Review Process : Navigating the Bureaucratic Maze](https://reader035.vdocument.in/reader035/viewer/2022081519/56813926550346895da0ce25/html5/thumbnails/38.jpg)
09/21/07
Once you get Set of Approved Fire Marshall Plans
Your building permit may be just around the corner!
![Page 39: The ABC ’ s of the Development Review Process : Navigating the Bureaucratic Maze](https://reader035.vdocument.in/reader035/viewer/2022081519/56813926550346895da0ce25/html5/thumbnails/39.jpg)
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
![Page 40: The ABC ’ s of the Development Review Process : Navigating the Bureaucratic Maze](https://reader035.vdocument.in/reader035/viewer/2022081519/56813926550346895da0ce25/html5/thumbnails/40.jpg)
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?
![Page 41: The ABC ’ s of the Development Review Process : Navigating the Bureaucratic Maze](https://reader035.vdocument.in/reader035/viewer/2022081519/56813926550346895da0ce25/html5/thumbnails/41.jpg)
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
![Page 42: The ABC ’ s of the Development Review Process : Navigating the Bureaucratic Maze](https://reader035.vdocument.in/reader035/viewer/2022081519/56813926550346895da0ce25/html5/thumbnails/42.jpg)
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
![Page 43: The ABC ’ s of the Development Review Process : Navigating the Bureaucratic Maze](https://reader035.vdocument.in/reader035/viewer/2022081519/56813926550346895da0ce25/html5/thumbnails/43.jpg)
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
![Page 44: The ABC ’ s of the Development Review Process : Navigating the Bureaucratic Maze](https://reader035.vdocument.in/reader035/viewer/2022081519/56813926550346895da0ce25/html5/thumbnails/44.jpg)
09/21/07 Williams & Associates - Deitz Consulting
Finally … Emerging Unscathed
![Page 45: The ABC ’ s of the Development Review Process : Navigating the Bureaucratic Maze](https://reader035.vdocument.in/reader035/viewer/2022081519/56813926550346895da0ce25/html5/thumbnails/45.jpg)
09/21/07 Williams & Associates - Deitz Consulting
Why do we do all this?
Protect Health, Safety, and Welfare
Sets expected development level
![Page 46: The ABC ’ s of the Development Review Process : Navigating the Bureaucratic Maze](https://reader035.vdocument.in/reader035/viewer/2022081519/56813926550346895da0ce25/html5/thumbnails/46.jpg)
09/21/07 Williams & Associates - Deitz Consulting
Key to Success
Communication!Discuss expectationsHave Clear Standards
& Procedures
Spoon Feed Each other
![Page 47: The ABC ’ s of the Development Review Process : Navigating the Bureaucratic Maze](https://reader035.vdocument.in/reader035/viewer/2022081519/56813926550346895da0ce25/html5/thumbnails/47.jpg)
09/21/07
Questions?The ABC’s of the Development Review Process:
Navigating the Bureaucratic Maze
Dale Hall, RLA, ASLA, AICPDirector of Municipal ServicesWilliams & Associates, [email protected]
Teresa [email protected]