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Renovation 101
Peter Sun
Introduction
Overview
Name:
Zoning Peter Sun
Studied
Building Civil Engineering at University of Toronto. Worked as a
Building Inspector for City of Boston for 2.5 years and now working in
Permitting
construction project management. Certified Building Inspector by
State of Massachusetts.
Contractor
Motivation for teaching this class: I noticed from my time working for
the City that many people struggle with permitting related issues and
government struggle with educating public on requirements. In fact,
Im exploring ways to address this issue using technology. More about
that latter.
Overview
Introductions
Permitting
Zoning
Building
Contractor
Q/A
Permitting
Many things require permits. It is
often illegal to not have a permit.
For building permits you would
apply to Inspectional Services
Department - ISD (1010
Massachusetts Ave, Boston). ISD
responsible for issuing building
permits for Boston. Every city has
its own ISD.
Types of Permits
Depending on scope of work different
types of permits required.
Short Form (SF) minor alteration in
scope. Limited to individual units
Long Form (ALT) Most versatile
permit. Includes change of
occupancy, major renovation work,
structural work, additions, any decks,
expansion of living space, or anything
that has to do with zoning.
New Erection (ERT) New building
Use of Premise (UoP) For Parking
Short Form
http://permits.boston.gov

minor alteration in scope. Limited to individual units.

Required Documents:
Signed Contract indicating scope of work.
Contractor license & Home Improvement Contractor Registration (Or can sign
homeowners waiver).
If doing exterior work and in Historical Area need relevant historical
commission approval.
http://boston.maps.arcgis.com/apps/View/index.html?appid=c8b6ccf25f2e4bc3bdf4fd5
140add599 (Online map for historical districts)
Review period: Get permit on the spot when apply for.
 Long Form
https://www.boston.gov/departments/inspectional-services/how-get-long-form-permit

For any major renovation,

structural, or zoning related.
Required Documents: Depends
on project, see handout.
Review Period: within 30 days.
If no zoning or building code issues,
expect 30 days within time of
submittal
If need Zoning Board of Appeal
(ZBA) variance, 3-6 months
depending on scope.
Use of Premise
https://www.boston.gov/departments/inspectional-services/how-get-use-premises-permit

Using the premises of a building, that is on the parcel. Usually issued

for parking.
Required Documents: Certified plot plan by professional land
surveyor showing proposed location of use. Parking: need to show
20 x 8.5 rectangle for parking spot.
If new parking space requiring a curb cut must apply to ISD first, then gain
Public Works approval, then ISD issues permits, with ISD UoP permit can go to
Public Works and they will issue their permit.

4. UoP permit 3. Approval 5. DPW permit

ISD Public Works
1. Apply 2. Apply
Applicant
Zoning - Overview
Land-use planning as a tool
used by local governments
Chelsea to regulate public and
Somerville private property to
Cambridge enhance citizens lives.
Regulates what, where,
and dimensions required
on property.
Boston Each city has its own
zoning code.
 Zoning
Broadly divided into Use Regulations and Dimensional Regulations,
with additional things added as overlay districts.
Use regulations can check on zoningcheck.boston.gov
1 Family

3 family
Pyramid of
Restrictiveness MFR
Residential

Local Convenience

Business
Commercial

Light

Heavy
Industrial
Zoning Use Regulations
Regulates what use can be used where. Purpose to avoid conflicting
uses in same area.
Allowed,
Conditional,
Forbidden
*Will require zoning relief from
Zoning Board of Appeals

www.bostonplan.org
zoningcheck.boston.gov
E.g. Address 1745 Washington St, Boston, 02118 Some
uses like store or residential units allowed yet other uses
forbidden.
 Art 64 governs South End, each neighborhood has own art that governs it

Use Regulations. Table A is for Residential Subdistricts, Table B for EDA, NDA, and IMP
subdistricts, Table C for EDA subdistricts

Dimensional Regulations. Table D for residential subdistrict, Table E for neighborhood

business, etc
 Zoning - Dimensional
Regulates minimum lot size, lot frontage, lot width, Floor Area Ratio
(F.A.R), Set backs, Building height, Usable Open Space (U.O.S), and
Parking requirements.
Lot area = width x length
e.g. = 50ft * 100*
= 5000 square feet

F.A.R. = livable area / lot size

e.g. = 3200 SF / 5000 SF
= 0.64
Height
Lot width U.O.S.= lot area building
area
e.g. = 5000 SF 1200SF
= 3800 SF
Lot frontage
 7 South Waverly Street in Brighton
 Zoning refusal
(ISD)
If dont comply with zoning code
will receive a letter of zoning
refusal from Inspectional Services
Department (ISD).

ISD Logo

If wish to continue with application

will need to modify design to
comply or appeal the resfusal letter.
 Neighborhood Liaison
www.boston.gov/departments/neighborhood-series

Help organize neighborhood meeting. Acts as liaison between Mayor

and neighborhoods. Each neighborhood has assigned neighborhood
liaison.

Meet with:
- Neighbors
- Neighborhood
groups
Zoning Board of Appeals (ZBA)
https://www.boston.gov/departments/inspectional-services/zoning-board-appeal

Consists of seven members and hears zoning violation cases and

decides weather or not to grant zoning variances.
Design Agency Approval
Often Zoning Board of Appeals (ZBA) will
attach a proviso requiring relevant design
agency approval.
Usually it is Boston Planning and
Development Agency (BPDA) unless in
Historical District or building is a designated
Historical Building.
http://boston.maps.arcgis.com/apps/View/inde
x.html?appid=c8b6ccf25f2e4bc3bdf4fd5140add
599 (Online map for historical districts)
Back Bay, Beacon Hill, South End, Aberdeen, etc
Building Code - Overview
http://www.mass.gov/ocabr/government/oca-agencies/dpl-lp/opsi/ma-state-building-code-780-cmr.html

Adopted by State of Massachusetts to protect safety and well

being of occupants inside of buildings.
Applied to all the cities and towns in the state of
Massachusetts.
Massachusetts uses hybrid of I-codes & state codes.

Summary: The city regulates the zoning code, The State

regulates the building code.
Zoning Code: Where you can build and how big you can bulid.
Building Code: What is required inside the building to keep
occupants safe.
Mass Building Codes
http://www.mass.gov/ocabr/government/oca-agencies/dpl-lp/opsi/ma-state-building-code-780-cmr.html
Massachusetts adopted International Code Council (ICC) codes to be
backbone of Massachusetts building code, with exceptions. Mass
currently on 8th edition building code
1-2 Family, 3 stories or below 3+ Family, above 3 stories
Others:
International Existing Building Code (IEBC)
International Energy Code (IEC)
International Mechanical Code (IMC)
Architectural Access Board (AAB)
Massachusetts Plumbing Code
International Fire Code (IFC)
NFPA codes

With Mass Amendments to IRC With Mass Amendments to IBC

International Residential Code (IRC) w/ Mass
Amendments
Covers: 1-2 Family 3 stories or less including townhouses
Chapter 1 Scope and Administration
Chapter 2 Definitions
Chapter 3 Building Planning
IRC 2009
Other requirements for 1-2
family homes.
Min ceiling height: 7 (with
exceptions)
Each bedroom needs FA alarm,
within 10 of bedroom needs CO
alarm. Alarms need to be hard
wired.
Basement bedrooms need
emergency escape window.
Need two means of egress
(unless sprinkled building)
IRC 2009 Stairs
Tread Depth

Riser Height
Riser Height
- MA amendment changes riser height from 7-
3/4 to 8-1/4 maximum. The greatest rise
within any flight of stairs shall not exceed the
smallest by more than 3/8.
Tread Depth
- MA Amendment changes tread run from 10to
9 minimum. The greatest tread depth shall not
exceed the smallest by more than 3/8
Energy Code
Boston, Cambridge, Newton, Wellesley, etc are stretch code
municipalities.
Stretch energy code requires more stringent than base IECC code.
9 th edition building code
http://www.mass.gov/ocabr/government/oca-agencies/dpl-lp/opsi/consumer-prot-and-bus-lic/license-
type/buildings/ninth-edition-of-the-state-building-code-update.html

To be adopted Jan 1st, 2018.

So it all changes, but it doesnt. The
codes have much continuity.
Yes it can be confusing.
Selecting a Contractor
http://permits.boston.gov

In Massachusetts Contractor must have Construction Supervisor

License and Home Improvement Registration (1-4 Family).
1-2 Family home owner do have the option of acting as the General
Contractor and hiring sub-contractors. However, you cannot be on
the project each day to check on things, then you should not try to be
your own contractor.

Construction supervisor license Home Improvement Contractor Registration

Comparing Quotes
The quote is very important as it tells you what the contractor is going
to do and is the contract between you and the contractor.
Things to look for on quote besides pricing: scope of work, timeline,
material furnished, license, permits, etc.
Important to compare quotes Apples to Apples.