1 construction code analysis joe morales certifications icc – ubc,ibc,irc iecc – plans examiner,...

1Construction Code Analysis

Joe MoralesCertifications

ICC – UBC,IBC,IRCIECC – Plans Examiner, Inspector

TDLR – RAS10 years with City of Houston

Plan Examiner


3 Step process

• Site Development• Plan Review• Construction and Inspections


Water Waste/Water Department

• When is Water Waste/Water Approval Required?



Projects requiring Water Waste/Water Approvals

• All New Construction and/or Additions

•All Site Work and Utilities

•Change in Occupancy or Change in Use



• Projects that do not require Water Waste/Water Approval


Water Waste/Water DepartmentProjects that do not require Water Waste/Water Approvals

• Driveways• Electronic Locks• Fire Alarms• Remodeling of existing spaces that

do not involve a change in occupancy, change in Use, change in size or change in number of occupants



Also: be aware that to open a vacant restaurant again, new availability letters and payment of impact fees may be required

Two reasons for this is that the property owner may have transferred water and sewer capacities to another developer or the restaurant may never have been approved by Public Utilities.



• Utility Analysis Sectiona. Manages Waste Water flows

through WCR (waster water capacity reservations) and manages water demands through water/storm drainage commitment letters



WCR Long Form – may take from 3 to 4 weeks to processWCR Short From – Can not exceed 6 services units, must

front on a 8 inch or larger sanitary sewer line and/or a 6 inch or larger water line. Can be submitted and impact fees paid immediately

www.publicworks.cityofhouston.gov/planning/development/index.htmDischarge Criteria

Attach copies of the WCR letters and copies of receipts to each set of plans


Planning and Development

When is Planning and Development approval required?


Planning and DevelopmentWhen is Planning and Development approval required?

1. Construction of new buildings2. Alterations of existing structures

where that alteration results in an increase in;

a. The gross floor area of a building; orb. The intensity of use of a site; or c. The seating capacity of a building;

and


Planning and DevelopmentWhen is Planning and Development approval required?

3. The changes of land use, i.e.. Residential to Commercial

4. New Parking lots and/or expansion of existing parking lots

5. Shopping Center – Tennant finish, change of use



• Construction projects that do not require Planning and Development approval


Planning and Development Construction projects that do not require Planning and

Development approval

1. Interior remodeling that does not change the use of the building, excluding shopping centers

2. Residential carports that do not encroach into the building setback line, provided the applicant submit verification of setback lines




3. Fences more than 8 feet in height not adjacent to a public street or within a building line and any fences less than 8 feet in height

4. Swimming pools without above ground improvements, i.e.. Pool houses, shower and locker rooms. Swimming pools located exclusively at a single family residence, including pool houses.




5. Mechanical equipment and storage tanks – both above and below grade

6. Under ground improvements, such as parking garages, tunnels, basements

7. Canvas awnings wholly supported from a building wall that comply with building setback lines




8. Façade attached to the exterior of a building, not exceeding 18 inches in thickness. However, the façade may not be permitted where it extends into the setback line

9. The resurfacing and repairs of parking lots




10.Mechanical equipment on the exterior of a building of a building premise

11.Driveways and sidewalks



• Generally, Ordinances which effect Planning and Development requirements are;

• Chapter 42; Development (Platting)

• Chapter 33; Landscaping• Chapter 26; Off Street Parking


Planning and Development How to determine if project requires a development plat

• In new construction a copy of the recorded plat can be obtained from 611 Walker St. in the Basement level. If the recorded plat reveals that the property has been subdivided since recordation then a replat is necessary.

• If the plat is for use other than what is being proposed, a replat would be necessary



• If the property is in a Reserve Tract, determine what the Reserve is platted for. If the use does not match the intended use, a Replat is required.

• If the property is in an Unrestricted Reserve, development may proceed as long as the Title Report does not have restrictions that would prohibit construction



• If the property is part of an Abstract Tract where no platting has been done and there are no restrictions in the Title Report, a plat would not be required.


Planning and DevelopmentProjects that require Planning and Development approval

without plat requirements

• Development Site Plan Review• Depending on the Project Scope

the following may be required in the Development Site Plan Review;

1. Parking requirements2. Landscaping requirements


Planning and Development Projects the require Planning and Development approval

without plat requirements

• Applications for Development Site Plan Review can be picked up at 3300 Main St.


Article II Division 1

Sec. 42-22 Development plat requiredDevelopment of property through the new

construction or enlargement of any exterior dimension of any building, structure, or improvement within the City or its ETJ shall require a development plat, except that the following types of development shall be exempt from this requirement:


Article II Division 1

Sec. 42-22 Development plat required - Exceptions1) Buildings, structures, or improvements within the central

business district;2) Alterations to any building or improvement, including enclosing

an existing canopy or porte-cochre, that do not increase the exterior square footage by more than 100 square feet and that do not result in an encroachment into the building line requirement;

3) Construction of a detached single-family residential unit (or enlargement thereto) that meets the requirements of article III of this chapter on a lot that is part of, and in manner that complies with, a recorded subdivision plat or an unrecorded subdivision plat that is recognized as a plat for the purposes of property conveyance;

4) A parking lot or expansion thereof;5) A retaining wall, masonry wall or fence under eight feet high; or6) Placement of a temporary classroom building at a public school

facility.


Code EnforcementPlan Review

Goal is 11 Days in the System

and 2 submittalsTotal Time is dependant on how long the designer holds the

plans for plan corrections.


Making it into the system

• City has implemented a Prerequisites Checklist for allowing drawings to be submitted for plan review

a. Provides for the minimal information required for a complete plan review.

b. Eliminated reviewing plans that had no chance for approval

c. Rejections for Prerequisites do not count as a submittal


Pay Attention to Detail

• Critical to maximizing chance for approvala. Permit applicationb. Read correction comments carefully, if they

are not clear call the plan checker to gain more clear understanding

c. Plan Checkers want information on the plans!d. If a comment correction is made to the

Architectural Drawings it most probably will effect the MEP drawings, coordinate with the MEP engineers


Prerequisites

• Please read all prerequisite requirements

• Someone should be responsible for reviewing the completed Plan Set to see if all Prerequisites are met. There are 18 prerequisites that may or may not effect your project.


Code Analysis

• Lead the Plan Checker through the plans

• Provide a good exiting plan and provide exit width calculations

• Exiting plan is good place to show the square footage of all rooms and/or spaces along with the Occupant Load Factors and Occupant Loads as per Table 1004.1.1 (amended)


Code AnalysisOccupancy Groups

•Determine the Occupancy Group from Chapter 3

•Call Plan Review for Help when in doubt

•Occupancy Group is critical in determining code requirements


New Express RulesDesigner’s Review by Appointment

•The Designer/Architect may schedule a meeting with the Plan Checker to discuss the manner in which the rejection comments have been addressed

•By appointment only

•Limited to 30 minutes

•Plan Designer/Architect must be in attendance

•Project must have at least one full review & comments should not be excessive (determined by Plan Checker)


Quick Start I


Phased Permitting • UNDERGROUND UTILITIES

• PLUMBING: • 1. Complete set of pipes (Storm/Sanitary/Water)• 2. Utility Letters

• ELECTRICAL: • 1. Electrical Underground (Conduit)

• STRUCTURAL: • 1. Any Structural components (i.e. Light Pole Base)• 2. Paving Plans if applicable• 3. Civil Plans


Phased Permitting• FOUNDATION/SITEWORK

• PLUMBING: • 1. Waste & Vent below Foundation• 2. Roof Drainage • 3. Utility Letters• 4. (COPY) of approved piping plan for ref. • 5. Site-Drainage & Detention• 6. Flood Approval if required

• ELECTRICAL: • 1. (COPY) of approved Underground Conduit for ref.• • STRUCTURAL: • 1. Geotechnical Report• 2. Civil Drawings• 3. Site-Plan (Architectural) • 4. Engineered (Foundation & Detail) Drawings


Phased Permitting• BUILDING PHASE• • PLUMBING: • 1. Riser Diagram• 2. Piping Legend• 3. Equipment with plumbing connection (water/gas)• 4. (COPY) of the approved “Foundation” for ref.• 5. Roof drainage calculation• 6. Utility Letters• 7. (COPY) of the approved (Site-Utility) for ref.

• ELECTRICAL: • 1. (COPY) of the approved underground (conduit)

• STRUCTURAL: • 1. (COPY) of the approved Civil Plans• 2. (COPY) of the approved Site-Plan• 3. Complete Architectural Plans• 4. Complete Structural Package


Partial Permits

• Site work only or site work and underground utilities

• This permit is for clearing the land of vegetation and roots which involves excavating a foot or more of the surface dirt from the property. This permit may include excavating for and laying of underground utilities such as drainage pipes, water pipes, fire lines, etc.

• (a) If this permit is for clearing the land, then only structural approval is required. The cost of this permit will be a flat fee of $30 plus a $5 administrative fee regardless of how much the cost of improvements may be.

• (b) If this permit does include underground utilities, it shall have approval from water, sewer, storm, plumbing and structural. The cost of this permit is the same as above in item l(a)


Partial PermitsSite work, parking lot & paved areas permit (no foundation)This permit is only for site work and required parking lots, driveways and sidewalks. Required parking lots are associated with the construction of a new building and its' purpose is to provide the required off-street parking for the tenants of the building.This permit is possible, provided all off-street parking and other site work requirements have been met as required for the new building and all departments have approved the paving plans based on the requirements for a new building.If plans are submitted for this permit, plans must be routed to all required departments for approval, e.g., planning, traffic, storm, water, sewer, structural, etc.If this permit is issued, the plans for the building must still be routed to City planning, water and sewer to make sure site, parking lot and/or building configurations or use have not been changed.The fee for this kind of permit is based on 'total area of the parking lot,' 'driveways,' 'side walks,' etc.


Partial Permits• Site work and foundation permit

• This permit type has been traditionally submitted to the City and all plan review personnel are familiar with this kind of permit.

• If requested, plans shall be submitted and routed to all required departments/sections for approval; such as planning, traffic, water, sewer, storm, plumbing, electrical and structure.

• The fee for this kind of permit is based on 'total area covered by foundation,' 'total area of parking lot,' 'driveways' and 'sidewalks', etc.


Partial Permits• Superstructure

• Follows a Site Work and Foundation Permit

• to construct the structural frame only.


Partial Permits• Roof and Exterior Walls• Follow up with a Roof and Exterior

walls permit after the Superstructure.

• Often referred as a Skin Permit


Partial Permit• Drilled piers only permit

• This permit has been requested by many applicants and is just to get an early start on construction. This permit does not include full foundation or site work. If requested, plans shall be routed to planning and water waste/water for their approval.

• The fee for this permit is based upon total area covered by the foundation slab.


Partial Permit• Shell building only permit

• This permit includes site work if not permitted in a previous phase. Again, this kind of permit is also traditional and every plan examiner is familiar with the process.

• Shell building permit is usually for occupancy groups B, M, S-l and S-2 unless it is specifically categorized for a specific occupancy. A suitable 'type of construction' is assigned based on type of occupancy. Calculate allowable area, and if area separation walls are required, they shall become part of the shell building. Complete details of area separation walls with their locations shall be submitted along with plans for approval.


Construction and Inspections

May take up to one year or more depending on the project size.


Additional Resources

Code Enforcement Web Site:• www.publicworks.cityofhouston.gov/planning/enforcement/

index.htmPlan Check Inquiry:• http://pdinet.pd.ci.houston.tx.us/cohilms/webs/

Plan_LookUp.aspHFD Standards• www.houstontx.gov/fire/businessinfo/standards.htmlUtilities Planning Applications• www.publicworks.cityofhouston.gov/planning/development/

index.htm2006 City of Houston Fee Schedule• http://www.publicworks.cityofhouston.gov/planning/

enforcement/fees.htmConstruction Code Analysis• www.cca-services.com


Thanks

1 construction code analysis joe morales certifications icc – ubc,ibc,irc iecc – plans examiner,...

Documents

development approval

use slide

construction of new

larger water line

waste water flows

wcr letters

intensity of use

new availability letters