UTA - REAE /31/07: Architecture & Governmental Context for Development

Government Context “Police Power” in Constitution Granted by States to Cities and Counties Government is very involved in Construction and Development Virtually every step requires approval

Zoning Land Use regulated by City Code Generally follows Land Use Plan Designates all areas of City into “Districts” (i.e., “G”-General Commercial, or “A-5” Single Family 5000 sf minimum) Certain uses allowed, some only by special permit, others not allowed Zoning changes require public hearing at P&Z Commission and City Council vote

Zoning Regulates setbacks, max heights, max coverage, min lot size, etc. Regulates parking, signs, building spacing, and sometimes materials, landscaping Usually provides buffers between residential and commercial New trend: Mixed-Use and Form-Based Codes (regulate form more than use)

Subdivision Ordinances Regulates development implementation Regulates improvements dedicated as City right-of-way and infrastructure (streets, sidewalks, stormwater, etc) Usually requires some form of Developer Agreement for private construction of City facilities

City Process Development Review Committee (DRC) Site Plan submissions Platting, replatting Building Permit Application (various kinds) Department reviews, comments Various inspections C of O (Certificate of Occupancy)

Building Codes Protect public health/safety/welfare Mainly oriented to “life safety” (fire) New standard: International Building Code Regulates building size and height based on occupancy classification and construction type Regulates egress and exits, fire protection improvements Also regulates building materials/methods

Other Codes International Plumbing Code International Residential Code International Mechanical Code International Fire Code National Electrical Code National Fire Protection Administration Underwriters Laboritories, ASTM

Americans with Disabilities Act Civil rights law (not really a building code) US Dept of Justice Has design guidelines Purpose: Equal access to all to major facilities (accessible route, doors restrooms, public accommodations) Regulates dimensions, slopes, clearances, improvements

Construction Regulations OSHA (Occupational Safety Hazard Administration) Building Codes (not just for designers – also for contractors) Bidding regulations (public bidding – open to all qualified bidders) (MWBE) Minority/Women Business Enterprise