Purpose: City Planning approval for increasing volume/height of existing structure/new construction.

Contract phase: Partial Design Development.

Process: Pre-application, community out-reach meeting with neighbors required if increase of height is 7′- 0″ or greater and/ or horizontal additions are more than 10′-0″ deeper. Application and City response time (eight to twelve weeks) for review before 30- day notification to neighbors within a 150 foot radius of project address, along with interested neighborhood associations, then two to four weeks to send out letter of approval. The time outlined does not include a possible Discretionary Review (DR) filed by neighbors who may take issue with the proposed design which could delay the project for an additional two to six months when scheduled with Planning Commission. A further appeal to the Board of Appeals can add another two to four months of time to approval process.

Tasks:

• Consult with engineer regarding issues regarding structural requirements to design
• Possible pre-application meeting with neighbors
• Preparation of notification materials
• Possible responses to inquiries
• Potential for Discretionary Review Hearing
• Potential modification to the design at various stages
• Possible pre-application meeting with Planning to discuss design

Purpose: City Planning approval for project that does not conform with City Planning Code/Guidelines.

Contract phase: Partial Design Development.

Note: Variance application is prepared during Schematic Design. The review and larger hearing preparations take place during Design Development.

Process: Project is submitted to Planning Department, where the staff determines if a Variance is required, which we anticpate. The notice and plans will be sent to neighbors within a 300 feet radius of the project address, as well as interested neighborhood associations. Those parties can express support or concern at the Variance Hearing, which is usually scheduled within two months of the Variance application submittal.

Essentially, Planning approves everything else after reviewing and providing comments for at least 1-2 rounds before they schedule the Variance.  Expect 4-6 months for Planning to review, then the 2-month clock starts.

The Variance hearing is a public forum that is conducted by the Zoning Administrator, who determines if the Variance is supportable. The environment at these hearings is usually cordial and productive. Variance notification and 311 can be notified together or separately. Sometimes Variance decisions are linked to getting through the 311 processes.

Purpose: Approval for construction.

Contract phase: Completion of Construction Documents.

Note: The submission of the building permit application is what starts the CD phase of the contract, typically. This phase ends when the client engages a builder for the work, which often coincides with the issuance of the building permit.

Required: 

• Engineering drawings and specifications (up to 5% of construction budget)
• Title 24 Energy report — Usually $200-400 for dwellings, $300 for electrical (commercial jobs only)