I. Intro to residential codes & permitsII. ZoningIII. Common building projectsIV. DIY or hire a contractor?V. InspectionsVI. Q&A
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AMANDA
Learn about your site:
DenverGov.org/maps
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AMANDA On the “development services” map, find: Zoning Contacts Historic status Floodplain Design review
PLAN REVIEW& PERMITS
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AMANDA
Plan Review
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AMANDA For most projects, you will need to show city reviewers plans for what you intend to build or how you intend to use a building. Permits are only issued after these plans have been reviewed and are found to meet code.
How to submit plans
• At the Permit Counter
• Online
• Quick Permits
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AMANDA Counter Plans are reviewed in person at the permit counter (small projects) - make an appointment online and choose the residential walk-through counter Plans submitted at the counter (large projects like new homes, additions and structural work) - make an appointment online and choose the log in counter Online Plans reviewed within 2 days (small projects) Plans reviewed within 2 – 4 weeks �(depending on project complexity) Apply online Quick Permits which include basic trade-specific work like roofing and siding, – no plan review – all online
Permits and Approvals• Landmark
preservation• Zoning permits• Building permits• SUDP• Trade permits• Special situations
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AMANDA Our Landmark preservation team reviews all permits for individual landmark properties and properties that are in a landmark district. Every application for a demolition permit in Denver is reviewed by Landmark Preservation. Zoning, building and sewer use and drainage (SUDP) permits have been streamlined for residential projects. Avoid pulling duplicate permits by linking the trades permits to the Rescon permits. Special situations: Transportation reviews will occur automatically on our end if your project is adding a new driveway, curb cut, or dwelling unit (ADU, converting to duplex). Both transportation and SUDP reviews are done by DOTI. Transportation reviewers look for minimum alley widths, sidewalks that meet ADA standards, and pedestrian ramps on corner lots. If your project will impact trees, you will need to protect the trees with orange fencing and 14 gauge wire at the top of the fencing. Trees in the right-of-way and the front setback are inventoried by the City Forester and there are fines for removing these without a permit.
ZONING
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MIKAELA
Denver Zoning CodeDenverGov.org/Zoning
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MIKAELA The DZC implements the community’s vision for the future of Denver. It is what guides the shape of development in Denver, from how large buildings can be to where they are located and what they are used for. Zoning is what gives us walkable, mixed-use neighborhoods, like XXXX, where buildings line the street and where housing, retail, restaurants, and offices coexist. It’s also what preserves the character of our low-density residential neighborhoods, where homes are set back farther from the street and lot sizes and block patterns are based on what is appropriate for the neighborhood.
Former Chapter 59
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MIKAELA Former Chapter 59 (FC59) zoning code, adopted in the 1950s, still applies to some areas of Denver, especially in Stapleton. If you live in a Former Chapter 59 district with waivers and conditions, or a planned unit development (PUD), contact the Zoning Team for more guidance on what is allowed in your district and the process for securing the appropriate permits.
Zone Lots vs “Tax Lots”
• Zone lot = “buildable” land
• Assessor parcels (“tax lots”) may not be buildable under zoning codes
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MIKAELA Zone Lot = “buildable” land Give duplex example Why does it matter? Zoning rules cannot be applied until zone lot is identified What makes a zone lot buildable? Contiguous land (typically does not jump streets or alleys) Sufficient size (total area and width) Public street access A zone lot is not the same thing as an assessor (owner) parcel Assessor parcels are “tax lots” Assigned by the Denver County Assessor to track real property and assess property taxes Assessor parcels are not always the same as zone lots Assessor parcels are not always “buildable” under zoning codes A zone lot can be 1 or more assessor parcels or portions of 1 or more assessor parcels
What can be built and where?
• Find your zone district
• Confirm the building form standards
• Confirm the allowed “uses”
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MIKAELA Zoning code governs land use and building form First, find your zone district using the zoning map. Then, go to the zone district descriptions and definitions page for details on what your zoning is and any applicable regulations. In most cases, zone districts contain three or four elements. - “SU” zones typically allow only single-unit homes - SU zones sometimes allow ADUs – need to check
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MIKAELA To know what your building standards are, you need to: (1) Find your zone district; (2) determine what “building form” you want to develop under – e.g., here is “Urban House”, and then look up the standards in the table like the one shown on the screen: How tall – here 2.5 stories or 30 feet tall in front 65% of lot, and 1 story and 17 feet tall in rear 35% of lot Further down in table: Where the building has to sit vis a vis property line How much open space you need to keep on your lot How much parking pavement can you have in the front of your house The other important zoning standard you’ll need to know is whether the use you’re proposing is allowed. Example: If want to add a second dwelling unit to your home, you need to know whether a 2-unit or duplex use is allowed, or whether you can add a 2nd unit as an “accessory dwelling unit” (we’ll look at that more in a minute). Check the use tables in the zone district standards
COMMON BUILDING PROJECTS
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MIKAELA
Denver Building and Fire Code
DenverGov.org/BuildingCode
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MIKAELA The Denver Building and Fire Code is what regulates the construction of a building. Denver’s building code is based on international standards for safety and energy efficiency. It also includes local standards that we’ve set to make sure construction in Denver is suitable for our climate and context. For example, Denver is a leader in the movement toward greener and more sustainable construction practices, so our code requires that all new homes in Denver be equipped to support electric vehicle charging. The codes that are most important for residential projects are the IRC, IECC, and NEC. 2019 Denver Building and Fire Code Amendment 2018 International Residential Code (IRC), including energy code provisions 2017 National Electrical Code (NEC)
neighborhoods• Has its own address• Owner lives onsite• Shares utilities with primary
unit• Not sold separately from main
house• Cannot DIY – use a contractor
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MIKAELA There are regulations on ADUs – how large they can be built and where they can be placed. ADUs are allowed in many mixed-use and residential zone districts. They can be attached or detached, and must have their own address. In “SU” zone districts, it cannot be sold separately from the main home, and the owner must live onsite You could also choose to do a guest house without a kitchen, if you don’t plan to rent it out.
Detached Garages
Apply for permits online at:
DenverGov.org/epermits
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MIKAELA Survey required when building within 3 feet of property line The max. height of your garage will be determined by the building form standards in the zoning code. – typically not taller than17 feet Generally, alley access to the garage is required when there is an abutting public alley Can be submitted online and will receive a 7-day review DOTI will do a transportation review Roofs are always permitted separately from construction. Get a Quick Permit through e-permits.
• Fences 4’ or less do not require a permit except if located in a landmark/historic district:• All other fences need
zoning permits
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MIKAELA The maximum fence height is 4’ in front of the house, and 6’ everywhere else. Post-hole dug fences only need a building permit if they are greater than 8’.
Decks• Decks 12” or less off the
ground do not require a permit
• Decks 12” or more off the ground require a zoning permit
• Uncovered decks 30” or more off the ground require a building permit
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MIKAELA
Sheds
All sheds need zoning permits
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MIKAELA Sheds need building permits if over 8’ tall or larger than 200 sq. ft. Foundation permits are not issued separately
Basement Finish• Requires permits
• Smoke/carbon monoxide alarms
• Emergency escape in bedroom
• Projects that require structural work can’t be permitted at the counter
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MIKAELA You do need a building permit to finish an unfinished basement Building code amended in May 2018 to allow minimum ceiling heights of only 6’8” in basements built before October 1990 to allow more flexibility in basement remodels in older homes If it is in the basement and there is a closet, it will be treated as a bedroom and will need an egress window. Egress windows - zoning setback encroachment may be allowed if well is not larger than 3’ wide x 6’ length
Demolition Permits
• Removal of a structure 200 square feet or larger
• Removal of a structure over 8 feet in height
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MIKAELA Generally, if you need a permit to build it, you need a permit to take it down. Garage reference. Denver issues approximately 450 residential demolition permits a year, though not all of these are for full scrapes. Could be tearing down just a portion of a home to make room for an expansion or remodel. Before you can apply for a demolition permit, you must have landmark preservation approval, asbestos testing/remediation approvals from the state, approval from the City Forester, confirmation that utilities have been shut-off, the appropriate licenses/liability insurance to perform the demolition, and you must show that you’ve notified all adjacent property owners of the pending demolition. Once the demolition is complete, the site must be secured and protected by a fence or a 24-hour watchman.
HIRE A CONTRACTOR or DIY?
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AMANDA
Pulling Permits as a Homeowner
• Must live at the home now and for 1 year after work is complete
• Home cannot be owned by an LLC or Trust
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AMANDA As a homeowner, you can pull permits for detached single-family homes only. You cannot do your own work for an ADU, a duplex, or a home owned by an LLC or a Trust. You must live in the home currently and for 1 year after the work has been completed. You must be able to provide a photo ID that matches the property ownership data in the Assessor’s database. For new construction, you can only use a homeowner permit once every 5 years.
Homeowner Permits Cont.
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AMANDA If a test is required, then you come to Contractor Licensing on the 2nd floor of the Webb building at 201 W Colfax M-F 8a-3p. NO COST Must pass exam before applying for a permit. To apply for a permit, bring a valid photo I.D. to verify property ownership. Exam needed for: Electrical Plumbing Mechanical No exam: General construction Roofing/siding
Using a Licensed Contractor
Verify the person/firm is licensed to do that work in Denver at:DenverGov.org/epermits
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AMANDA Get multiple bids Avoid contractors who want you to secure permits in your name rather than the contractor’s name. The permit holder is legally responsible for completing the job to building code standards. Permit should be visibly posted on site – double check to make sure your contractor has done this. If you are planning on hiring a contractor and unsure if the contractor has a valid license, see us after the presentation and we can help you look them up.
Structure Your Contract WiselyPayment schedule:• Plans produced• Materials delivered and
permits obtained• AFTER final inspection is
approved
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AMANDA The building code allows us to suspend a contractor’s license for court cases. When buying a house, never skip a home inspection – no matter what. Home inspectors are looking at completely different things than construction inspectors.
INSPECTIONS
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AMANDA
Building and Zoning Inspections• All building
inspections and zoning inspections can be scheduled online.
• Building inspections occur in 1 business day
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AMANDA When you’re ready, you need to request your inspection. Building inspections are scheduled for the next business day. Review the basic building related inspections and when they need to be called in and what they are looking for. Review the specifics about the setbacks, when a survey is needed, when a setback verification is needed, etc. Learn more at Denvergov.org/buildinginspections Specifics: Setback verification is required when the designed structure or projection is within one-foot of the required setback. Verification is required after the formwork for the foundation walls has been set and before any concrete is placed within the forms. Verification is required to be conducted by a third party Colorado licensed Land Surveyor. The surveyor will complete the Setback Certification form, sign, and seal it. Setback verification form must be on the jobsite for review and collection at the next inspection but no later than sheathing inspection. The bulk plane inspection should be called after exterior sheathing is installed.
Neighborhood Inspections (Z/NIS)
• ~20 inspectors with specific assigned areas
• Z/NIS inspectors use city vehicles, Construction inspectors do not
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AMANDA We respond to all complaints received through 3-1-1 and Pocketgov Inspection hours: 7 a.m. – 3:30 p.m., Mon. – Fri. Saturdays if needed after it snows
Common Issues
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AMANDA Weeds/vegetation Indoor items or trash accumulating outside (e.g., furniture) Inoperable vehicles Fences Too many… people, cars, animals Sidewalk safety / Snow shoveling Construction without a permit (inspected by a building inspector)
Why does the city get involved in these issues?
To protect the health, safety, and welfare of all residents
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AMANDA Our goal is to keep our neighborhoods safe, clean, and well maintained in order to protect the health, safety, and welfare of all residents. A clean alley after it was inspected and owners were asked to remove trash. No blind spots from overgrown shrubbery, no health concerns from a pile up of trash. Easy to drive, walk, cycle, or roll down.
• Access a private home
• Take sides in neighbor disputes or civil matters, like property lines
Things we cannot do:
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AMANDA We are not police We are only looking at private property not areas located in the public right of way
Public Works’ ROWS team inspects wastewater and right-of-way improvements (sewers, drainage, alleys, and sidewalks).• For major remodels, additions, and new
home construction, ROWS will need to check the existing conditions of sidewalks.
