Planning and Preparing for the Approval Process
Start early. The first rule
is to recognize that getting approval is a process. Identify as
many of the non-standard aspects of the project as early as possible,
giving yourself and the building department a long lead time to
address these. No one, building officials included, likes to be
hurried or pressured. Your perfectly innocent sense of urgency may
be interpreted as a suspect need for rushed approvals. They will
need time to digest and respond to the material you present in support
of the alternatives you are proposing; expect a number of exchanges
as questions or concerns are raised.
Gather information about the jurisdiction
and applicable codes. Learn what you can about the jurisdiction
in which the project is located. Familiarize yourself with local
permit process requirements and the current codes and standards
that will apply to your project, including the sections related
to the alternative approaches that will be included in the project.
Gather information about the specific
alternatives. Identify potential areas of concern for each
alternative being proposed and then research and collect relevant
information. Try to obtain the best reference materials -- technical
reports, test results, books, authoritative publications, videos
and documentation of the successful use (and approval) of the alternative
in other places. Look for both historic and recent precedents for
their use and approval. Supporting material should be as regionally,
climatically, seismically, or generally similar to the local circumstances
as possible. It is not uncommon for building officials to discount
supporting information if it is from regions with significantly
different conditions.
Find and enlist the help of allies
and sources of expertise. Seek out and, when necessary, engage
knowledgeable experts and resource people, including sympathetic
code officials, to support your position. Use networking to find
others who have previously gone through an approval process for
the alternatives you are proposing. The Internet and e-mail discussion
groups can be a big help here. Involving people with the right expertise
or prior experience in addressing anticipated problem areas can
help you develop the rationale for what you are proposing, often
shortening the approval process.
Engaging with the Building or Planning Department
Take the high road. Before
your first interaction with the building department, remember that
attitude accounts for a lot -- if you begin the process expecting
a fight, you will most likely find one. Start instead with the idea
that you share common goals. Consider the building department to
be a resource, rather than an adversary. By openly acknowledging
the extra effort required to deal with alternatives, and the time
constraints and responsibilities building officials face, you will
demonstrate an appreciation for their process. Maintain a cooperative,
open-minded and positive attitude, acknowledging also that they
have the authority to approve alternatives that meet the intent
of the code.
Pay attention to the relationships.
Since this is partly a process of creating trust, both in your design
or approach and in your willingness to meet the intent of the code,
having a good relationship with the building department can be a
big help. Lacking such a relationship does not doom the effort to
failure, but it certainly can lengthen the process. If there is
some bad history, a liaison with a good working relationship with
the department can help. When there are disputes, respectfully stand
your ground while giving careful consideration to the building official's
point of view. If changing the system is part of your goal, remember
that being a pioneer includes a level of responsibility for those
who may follow; try not to make their path even more difficult.
Meet and share information with the
building officials. When the project is well enough defined
to discuss it, arrange an initial meeting to informally discuss
the project and proposed alternatives. Try to include the decision
makers and any sympathetic officials or inspectors you may have
identified. Bring copies of your resource materials to leave with
the code officials. Allow enough time for them to read and absorb
what you have provided. Actually purchasing resource materials for
the building department, rather than lending them, is a relatively
small investment that demonstrates the seriousness of your commitment
and your expectation of a successful outcome. These materials may
streamline future permit applications and may also create sustainability
or alternative material advocates within the department.
Get specific feedback from the building
official. Expect questions, objections, and issues to be
raised about the proposed alternatives, both during (or following)
the initial meeting and again when the plans are submitted for approval.
Always try to get these in writing. When not possible, such as in
a meeting, attempt to list or restate their concerns and objections
to verify your understanding of them. This makes it much easier
for you to be responsive to your building officials' concerns. Follow
meetings with a letter describing your understanding of what was
discussed and agreed upon and asking for acknowledgement.
Resolving Conflicts and Specific Issues
Address concerns and objections with
reasonable and factual responses. This is often a repeat
of the initial steps to provide information, with a progressively
narrower focus on specific issues. Demonstrate that you understand
and respect both the merits and limitations of the proposed alternative,
and that what you plan to do is safe, reasonable, and meets the
intent of the code. This is an area where the influence of another
code official familiar with the proposed alternative -- and supportive
of it -- can be of enormous benefit. Sometimes it will be necessary
to involve an engineer or other design professional at this stage
to provide needed support for your position.
Network with others who have had similar
experiences. When specific objections are not satisfied by
the information that you have gathered and supplied to the building
department, there are often lessons to be learned from the experiences
of others who have gone through the process before. Whether through
the Internet or other avenues, seek out the knowledgeable organizations,
groups and individuals and study their successful approaches. The
most valuable of these are often the experienced building officials
who have approved and worked with the materials or methods in question,
or who are open-minded and receptive to alternatives.
Show perseverance and patience.
One of the ways to demonstrate that you are serious, that you're
in it for the long haul, is through persistence. There is a fine
line between perseverance and pestering. However, when you believe
that what you are proposing to do is appropriate and meets the intent
of the code, you should be able to pursue approval through all the
legal means are available to you. It is often important for the
building department to understand that you will not be easily discouraged.
It can be useful to have others who are contemplating doing what
you are proposing to make inquiries at the building department about
the alternatives you are proposing, so that the building department
knows that you are not alone in your interest.
Closing Strategies
Pursue your remaining options.
If you don't get cooperation or can't get the approvals you seek,
there are several options to choose from.
- Hold-harmless legal document(s)
.
A strategy that has sometimes been effective is to offer the jurisdiction
a letter or legal document, which holds them harmless and absolves
them from all responsibility for the alternative materials and methods
used. This approach has sometimes been used in conjunction with
the issuance of an "experimental permit" whereby the jurisdiction
maintains the right to inspect the structure at specified intervals
over a period of years, to learn about the viability of an alternative
approach without setting an open-ended precedent for approving the
alternative.
- Reminder of registered architect's
or licensed engineer's assumed responsibility
. In projects
where an architect or an engineer has stamped the plans, the argument
can be raised that they have already taken legal responsibility
for the design when they placed their professional seal on the plans.
This is a fact that is often ignored by building departments. When
the building department demands a change in the design, it might
be putting responsibility for the changed design on the jurisdiction,
since it, rather than the design professional, is determining how
the building is to be built.
- The local appeals process
. At
the request of any denied applicant, the codes provide for an appeal
process in which the building department must convene an appeals
board meeting. A selected group of local or regional building professionals
hears the applicant's request and supportive testimony, as well
as that from the building department, and makes a ruling on whether
to back or overrule the decision of the building official. Occasionally,
building officials will request this process and join the applicant
in support of the alternative in order to set a precedent and have
wider backing for the decision. If, at any time, your application
or appeal is referred to a higher level of code authority, be certain
that your information resources and documentation is also provided
to ensure that the case you made at the local level is also made
at the higher level.
- Political pressure
. As a last
resort, political pressure can be applied either through the jurisdiction's
elected officials or through media attention with a story in the
paper or on television or radio. Because these are public policy
issues involving public agencies, they are inherently political
processes. Publicity and political pressure can be effective tools
to gain your immediate goals, sometimes even long-term change, but
they should be pursued very carefully, because they can also result
in lingering resentment and long-term resistance.
- Celebrate and offer thanks and share
what you have learned
. If your efforts are rewarded by success
be sure to celebrate! But also take the time to acknowledge and
thank the building department and any cooperative officials. This
paves the way for more success in the future. And finally, if you
were helped by others, let them know about your success and if you
are able, be willing to share the lessons you learned with others.
As published in the Spetember 2001 issue of Environmental
Building News.
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