1 Navigating Denver’s

1

Navigating Denver’s

Residential Permitting ProcessOctober 2018

Agenda

Residential permit types

How to applyOther agency reviewsZoningCommon projects

DIY or hire a contractor?

Inspections

E-permits

Q&A

Building

Community

Before you start:

Check the DevelopDENVER map

Link: https://denvergov.org/maps/map/developmentservicesOrwww.denvergov.org/DS > DevelopDENVER map

Before you start:

Review zoning and building codes, policies

www.denvergov.org/zoning

www.denvergov.org/buildingcode

Adopted Building Codes

2016 Denver Building and Fire Code

2017 National Electrical Code

Eight 2015 ICC Codes

International Residential Code (IRC)

International Energy Conservation Code (

IECC

)

Residential permit types

Zoning and building construction

permitsWalk-through counterLog in for reviewDemolition permitsShoring permits

Quick permits (E-permits)

Roof permits

Make an appointment online for either “walk-through” or “log in”

Applying for permits at the permit counter

Applying by email

“Log In” projects and garages only

PlanReview@denvergov.orgGarages@denvergov.org

Submittal instructions online

Use our checklists

Use valid

electronic signaturesResubmittals can be emailed | Fees paid online

Applying online

E-permits - will demo at end

Quick Permits only right nowwww.denvergov.org/quickpermits

Working on moving all building permit applications onto e-permits

What to submit

Use the checklists in the

Residential Permitting GuideOr use the project guides online at www.denvergov.org/DS > Home Projects

Reviews/permits from other agencies

Starts when you apply for a building permit:

Sewer Use and Drainage Permits (SUDP)www.denvergov.org/SUDP Transportation reviewsYou must apply separately:Landmark*

City ForesterParkways

* Must be approved before applying for building permits

Zoning

Zoning

Zone Lot =

“buildable” land

Assessor parcels (“tax lots”) may not be buildable under zoning codes

Use and Building Form

Check your zone district for allowed uses

“SU” zones typically allow only single-unit homesSU zones sometimes allow ADUs – need to check

Know what building forms are allowed in your zone district

Suburban zone districts (“S”) –

suburban house form

Urban zone districts (“U” and “E”)

– urban house form

Duplexes are allowed in “TU”

and more intense zones

Determining Your Building Standards

Zone district / Building forms / Allowed uses

14

Zoning Review - Tips

Reference zone lots

Spot grade elevationsFront/rear split in lot depthElevations showing base planes, bulk plane, and height

Zoning Variances and Appeals

Heard by an independent Board of Adjustment

Appeals have to be filed within 15 days of zoning decisionMust fully apply for a zoning permit, before you can request a variance/appealTIP:

Consider how building codes, transportation, SUDP, and other requirements will apply to your project, even if you are only applying for a zoning permit at first

BOA decisions apply only to the plans submitted

Changes later to meet building codes could void approvals

Calculating base planes

Find the average elevation at the front setback (“front base plane”)

Find the avg. elevation at the rear property line (“rear base plane”)Measure building height in the front 65%* of the lot and in the rear 35% of the lot from these elevations

* In some zone districts, this split is 80/20.

Calculating bulk planes

You’ll need the front and rear base plane measurements first

From the zoning code, you’ll need your max building height and your “bulk plane vertical height”Draw both heights on your plans and connect them at a 45º angleThis is your allowed building envelope – determines mass and scale

Bulk plane vertical height

45º angle

Common Projects

Accessory Dwelling Units (ADUs)

Can be detached or attached

Must have its own address

Apply for this in e-permits

Once built, in an SU zone district, cannot be sold separately from the primary home and the owner must live onsite

Where can you build an ADU?

ADUs are allowed in many mixed-use and residential zone districts.

Is your lot big enough?

Source: West Denver Renaissance Collaborative.

Items to consider

A homeowner cannot build an ADU. Use licensed professionals who have experience with ADUs in Denver

.Maximum size depends on zone district & lot size. Habitable space and building footprint is generally limited to 650sf, 864sf, and 1000sf.

Four zone districts have no habitable space limitations.

Location and size

5’ min. side setbacks

Multi-story ADUs on southernmost property line

PRIMARY STREET

Are tiny homes allowed in Denver?

Yes, if the home meets the Denver Zoning Code and International Residential Code

If 2018 IRC is adopted, it would allow the “tiny home”Habitable room must be 70 sf per the IRC, and per the Denver Zoning Code, square footage will impact # of people

Must have a permanent foundation (no wheels)

Common Design Issues

Calculation of habitable space and maximum floor area

Calculation of half-story sizeCalculation of bulk and base planesLot size and coverageEnergy code complianceFire ratings of walls and eavesOverall dimensions & projectionsLocation on property

Owner occupation requiredNeighbor notifications

Garages

Submit to

garages@denvergov.orgNew! Combined SUDP/building review. Show location, size, & type:WaterStorm waterSanitary sewer

Transportation reviews for new driveways and curb cutsInclude your roof quick permit application or use e-permits to obtain the roof permit

Pools & Spas

Above-ground (12” or more above grade) pools/spas & fences over 4 feet tall need a zoning permit

Outdoor pool permit can be done at the walk-through counterIndoor pools must be logged in

Basements

* Building code amendment for older homes allows 6’8” ceiling height

Need building permit to finish

an unfinished basement

Need smoke/carbon monoxide alarms

Ceiling height of at least 7’-0” except for 6’-4” from finished floor to existing beams, ducts, or stair headroom*

Egress window in bedroom

Fences / Decks / Sheds

Fences

under 4’ do not need permitsOver-height fencesMasonry fences over 4’

Decks > 12” above ground need a zoning permit

Decks ≥ 30” above ground also need a building permit

All

sheds need a zoning permitSheds > 8’ tall or 200sf in size also need a building permit

Electrical / Solar

All electrical work, including solar panels, requires a permit

Plan review needed for any service over 200 ampsSome solar panels need a zoning permitUse our online project guide for permitting for solar projects

We review an average of 40 to 50 residential solar systems each week.

When demolition permits are needed

Removal of a structure 200 square feet or larger

Demolition of 40% or more of the structure’s exterior wallsExternal sign-offs will be needed

DIY or Hire a Contractor?

Homeowner permits

Must live at the home for 1 year after work is complete

Single-family homes only

No ADUs

No duplexes

For new construction, can only use a homeowner permit once every 5 years

Home cannot be owned by an LLC or Trust

Homeowner exams

Photo I.D. must match Assessor’s database to verify property ownership

Exam neededElectricalPlumbingMechanicalNo exam

Residential general construction

Roofing/siding

Exams

Contractor Licensing

2

nd

Floor, Webb Bldg.

8 a.m. to 3 p.m.

Mon-Fri

No cost!

Tips for hiring a contractor

Get multiple bids

Verify the person/firm is licensed to do that work in Denver:

www.denvergov.org/

contractorlicenses

Write your contract carefully…

Initial payment AFTER materials have been delivered

Final payment AFTER final inspection is approved

The permit holder

is legally responsible for completing the job to building code standards. Avoid contractors who want to pull permits in your name instead of theirs.

Inspections

Inspections

NEW!

Schedule online at www.denvergov.org/buildinginspections Building / Electrical / Plumbing / Mechanical / Neighborhood / Zoning

Partnering for safer building: Dealing

with lead water pipes

Speaking: Alexis Woodrow, Denver Water

Water service lines

Sources of lead in plumbing

E-permits demo

www.denvergov.org/epermits