Navigating Denvers Residential Permitting Process October 2018 1

Navigating Denver’s Residential Permitting Process October 2018 1

Agenda I. Residential permit types o o How to apply Other agency reviews II. Zoning III. Common projects IV. DIY or hire a contractor? V. Inspections VI. E-permits VII. Q&A BUILDING COMMUNITY

Before you start: Check the Develop. DENVER map Link: https: //denvergov. org/maps/map/developmentservice s Or www. denvergov. org/DS > Develop. DENVER 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 permits o Walk-through counter o Log in for review • Demolition permits • Shoring permits • Quick permits (E-permits) • Roof permits

Applying for permits at the permit counter Make an appointment online for either “walk-through” or “log in” Walk-through (same-day permits) Fences Interior remodels Demolition permits Sheds, patios Basement finishes, etc. Log In (2 - to 4 -week reviews) New construction Additions ADUs

Applying by email • “Log In” projects and garages only o Plan. Review@denvergov. org o Garages@denvergov. org • Submittal instructions online • Use our checklists • Use valid electronic signatures • Resubmittals can be emailed | Fees paid online

Applying online • E-permits - will demo at end • Quick Permits only right now www. denvergov. org/quickpermit s • Working on moving all building permit applications onto epermits

What to submit • Use the checklists in the Residential Permitting Guide • Or 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) o www. denvergov. org/SUDP • Transportation reviews You must apply separately: • Landmark* • City Forester • Parkways * 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 o “SU” zones typically allow only single-unit homes o SU zones sometimes allow ADUs – need to check • Know what building forms are allowed in your zone district o Suburban zone districts (“S”) – suburban house form o Urban zone districts (“U” and “E”) – urban house form o 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 elevations • Front/rear split in lot depth • Elevations 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 decision • Must fully apply for a zoning permit, before you can request a variance/appeal o TIP: 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 o BOA decisions apply only to the plans submitted o Changes later to meet building codes could void

Common Projects

Accessory Dwelling Units (ADUs) • Can be detached or attached • Must have its own address o Apply for this in epermits • 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 650 sf, 864 sf, and 1000 sf. o 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

Garages • Submit to garages@denvergov. org • New! Combined SUDP/building review. Show location, size, & type: • • • Water Storm water Sanitary sewer • Transportation reviews for new driveways and curb cuts • Include your roof quick permit application or use e-permits to obtain the roof permit

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

Fences / Decks / Sheds • Fences under 4’ do not need permits o Over-height fences o Masonry fences over 4’ • Decks > 12” above ground need a zoning permit o Decks ≥ 30” above ground also need a building permit • All sheds need a zoning permit o Sheds > 8’ tall or 200 sf 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 amps • Some solar panels need a zoning permit • Use 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 walls • External 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 needed o Electrical o Plumbing o Mechanical • No exam o Residential general construction o 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