Approvals for a new multifamily building in Maryland

Due Diligence & Studies

• Boundary / ALTA Survey

  Required

  Fixes the property lines and title exceptions that lenders, boards and designers work from.

• Topographic Survey

  Likely

  Gives the grades and elevations the civil and site design are drawn on.

• Existing Conditions Survey

  Likely

  Records what is on the site today so the design starts from facts.

• Utility Survey

  Likely

  Finds the utility lines on and near the site from mark outs and records.

• Geotechnical Investigation / Report

  Required

  Soil borings and lab tests that tell the engineers how to design the foundations.

• Phase I Environmental Site Assessment

  Required

  Checks the site history for contamination. Lenders usually require it before closing.

• Phase II Environmental Investigation

  Check locally

  Only if the Phase I warrants it.

• Wetlands Delineation

  Check locally

  Likely needed for a project like this. Check for wetlands, floodplain or other environmental conditions.

• Flood / Floodplain Study

  Check locally

  Likely needed for a project like this. Check for wetlands, floodplain or other environmental conditions.

• Traffic Study

  Likely

  Shows the board the traffic the project adds. Counts can depend on the season.

• Parking Study

  Check locally

  Only if the jurisdiction or program asks for it. Parking approach not provided.

• Stormwater / Drainage Study

  Likely

  Shows how the site handles rain under the state and town stormwater rules.

• Utility Capacity Study

  Check locally

  Only if the jurisdiction or program asks for it.

• Environmental Impact Study

  Check locally

  Only if the jurisdiction or program asks for it.

• Noise Study

  Check locally

  Only if the jurisdiction or program asks for it.

• Other Project-Specific Study

  Check locally

  Only if the jurisdiction or program asks for it.

Land Use & Entitlements

• Zoning Verification / Zoning Determination

  Required

  A letter from the zoning officer confirming what the zoning allows on this site.

• Site Plan Approval

  Likely

  Usual for a new building.

• County / Regional Planning Approval

  Check locally

  Depends on how the project is approved. Check locally.

• Subdivision Approval

  Check locally

  The town decides whether this applies. Ask the zoning office.

• Lot Consolidation

  Check locally

  Usual when a project sits on more than one lot.

• Variance Approval

  Check locally

  Zoning board relief when the plan does not meet a zoning standard.

• Conditional Use / Special Exception Approval

  Check locally

  Board approval for a use the zoning allows only under conditions.

• Public Hearing

  Likely

  Usual for a new building.

• Resolution of Approval

  Likely

  Usual for a new building.

• Appeal Period

  Likely

  Usual for a new building.

• Resolution of Compliance / Final Land Use Sign-Off

  Likely

  Usual for a new building.

• Redevelopment Approval

  Check locally

  Depends on how the project is approved. Check locally. Redevelopment designation not confirmed.

• Historic Preservation Approval

  Check locally

  Depends on how the project is approved. Check locally.

• Housing / Oversight Agency Approval

  Check locally

  Depends on how the project is approved. Check locally.

• Developer / Development Agreement

  Check locally

  Depends on how the project is approved. Check locally. Redevelopment designation not confirmed.

• Off-Site / Off-Tract Improvement Agreement

  Check locally

  Depends on how the project is approved. Check locally.

• Easement Agreement

  Check locally

  Depends on how the project is approved. Check locally.

• Access Agreement

  Check locally

  Depends on how the project is approved. Check locally.

• Other Land Use Approval

  Check locally

  Depends on how the project is approved. Check locally.

Design & Permit Documents

• Civil Design Package

  Required

  The site plan drawings submitted to the board.

• Architectural Design Package

  Required

  The building drawings, from schematic design through the board submission.

• Structural Design Package

  Required

  The structural drawings the building permit is reviewed on.

• Mechanical Design Package

  Required

  The heating, cooling and ventilation drawings for the permit.

• Electrical Design Package

  Required

  The electrical drawings for the permit and the utility load request.

• Plumbing Design Package

  Required

  The plumbing drawings for the permit.

• Fire Protection Design Package

  Required

  The sprinkler and fire protection drawings. The sprinkler design depends on the flow test.

• Fire Alarm / Life Safety Design

  Required

  The fire alarm and life safety drawings for the fire code review.

• Foundation Design

  Required

  The foundation drawings, designed from the geotechnical report.

• Support of Excavation Design

  Check locally

  Usual when the work disturbs a large part of the site.

• Landscape Design

  Likely

  The planting and landscape plan, often part of the site plan submission.

• Lighting / Photometric Design

  Check locally

  Only if the program includes it.

• Energy Code Package

  Required

  The energy code report, usually filed with the permit set.

• Elevator Design / Coordination

  Check locally

  Stories not provided. Whether elevators are needed depends on the building height.

• Low Voltage / Technology Design

  Check locally

  Only if the program includes it.

• Security / Access Control Design

  Check locally

  Only if the program includes it.

• Interior Design Package

  Check locally

  Only if the program includes it.

• Permit Drawing Set

  Required

  The signed and sealed drawing sets the building department reviews.

• Issued-for-Construction Drawing Set

  Likely

  The final drawings the trades build from, with the permit comments included.

• Coordination Drawings

  Likely

  Trade coordination drawings made after the contracts are awarded.

Environmental & Site Authorizations

• Soil / Erosion Control Approval

  Check locally

  ShovelCue has no Maryland record for this line yet, so check who handles it for this site.

• Stormwater Construction Permit

  Check locally

  Usual when the work disturbs a large part of the site.

  Agency

  Maryland Department of the Environment

  State rule

  Coverage under the state general permit for construction stormwater, filed with MDE before you disturb an acre or more.

  Source

  mde.maryland.gov

• SWPPP Approval

  Check locally

  Usual when the work disturbs a large part of the site.

• Nontidal Wetlands and Waterways Permit

  Check locally

  A state nontidal wetlands and waterways permit, filed on the joint application, for work in wetlands, their buffer or a waterway.

  Agency

  Maryland Department of the Environment

  Source

  mde.maryland.gov

• Waterway / Stream Encroachment Approval

  Check locally

  Likely needed for a project like this. Check for wetlands, floodplain or other environmental conditions.

• Flood Hazard / Floodplain Approval

  Check locally

  Likely needed for a project like this. Check for wetlands, floodplain or other environmental conditions.

• Dewatering / Discharge Permit

  Check locally

  Only if the site or work triggers it.

• Soil Import / Export Approval

  Check locally

  Only if the site or work triggers it.

• Contaminated Soil / Remediation Approval

  Check locally

  Likely needed for a project like this. Check for wetlands, floodplain or other environmental conditions.

• Brownfield / Remediation Approval

  Check locally

  Likely needed for a project like this. Check for wetlands, floodplain or other environmental conditions.

• Environmental Agency Approval

  Check locally

  Likely needed for a project like this. Check for wetlands, floodplain or other environmental conditions.

• Air / Dust Permit

  Check locally

  Only if the site or work triggers it.

• Tree Removal Approval

  Check locally

  Usual when the work disturbs a large part of the site.

• Wastewater / Sewer Extension Approval

  Check locally

  ShovelCue has no Maryland record for this line yet, so check who handles it for this site.

• Environmental Closure / No Further Action

  Check locally

  Likely needed for a project like this. Check for wetlands, floodplain or other environmental conditions.

• Other Environmental Authorization

  Check locally

  Only if the site or work triggers it.

• Forest Conservation Plan

  Check locally

  Grading on a tract of 40,000 square feet or more needs a forest stand delineation and a forest conservation plan.

  Agency

  County or town forest conservation program, or the Maryland Forest Service

  Source

  dnr.maryland.gov

Utilities & Infrastructure

• Water Service Approval

  Check locally

  Likely needed for a project like this, since new buildings need new utility service.

• Water Main Extension Permit

  Check locally

  ShovelCue has no Maryland record for this line yet, so check who handles it for this site.

• Sewer Service Approval

  Check locally

  Likely needed for a project like this, since new buildings need new utility service.

• Electric Service Approval

  Check locally

  ShovelCue has no Maryland record for this line yet, so check who handles it for this site.

• Gas Service Approval

  Check locally

  ShovelCue has no Maryland record for this line yet, so check who handles it for this site.

• Fire Flow / Water Capacity Confirmation

  Check locally

  Likely needed for a project like this, since new buildings need new utility service.

• Utility Will-Serve Confirmation

  Check locally

  Likely needed for a project like this, since new buildings need new utility service.

• Utility Authority Approval

  Check locally

  ShovelCue has no Maryland record for this line yet, so check who handles it for this site.

• Utility Load Approval

  Check locally

  ShovelCue has no Maryland record for this line yet, so check who handles it for this site.

• Utility Design Approval

  Check locally

  ShovelCue has no Maryland record for this line yet, so check who handles it for this site.

• Utility Relocation Approval

  Check locally

  Only with work in or access from public infrastructure.

• Utility Easement Approval

  Check locally

  Only with work in or access from public infrastructure.

• MDOT SHA Access Permit

  Check locally

  An MDOT SHA access permit for a driveway or work on a state highway.

  Agency

  MDOT State Highway Administration

  Source

  roads.maryland.gov

• County / Regional Road Approval

  Check locally

  Only with work in or access from public infrastructure.

• Road Opening Permit

  Check locally

  Only with work in or access from public infrastructure.

• Off-Site Improvement Approval

  Check locally

  Only with work in or access from public infrastructure.

• Telecom / Fiber Service Approval

  Likely

  Phone, internet and fiber service to the building.

• Railroad / Transit Approval

  Check locally

  Only with work in or access from public infrastructure.

• Other Infrastructure Agency Approval

  Check locally

  Only with work in or access from public infrastructure.

Permits & Construction Authorizations

• Demolition Permit

  Check locally

  Usual when an existing structure is demolished.

• Early Work Permit

  Check locally

  Usual when an existing structure is demolished.

• Site Clearing Permit

  Check locally

  Usual when the work disturbs a large part of the site.

• Excavation Permit

  Check locally

  Usual when the work disturbs a large part of the site.

• Foundation Permit

  Check locally

  Usual when the work disturbs a large part of the site.

• Building Permit

  Required

  The building permit. Many towns start the review only after the earlier approvals are in hand.

• Plumbing Permit

  Required

  The plumbing permit, reviewed on the same clock as the building permit.

• Electrical Permit

  Required

  The electrical permit, reviewed with the building permit.

• Mechanical / HVAC Permit

  Required

  The heating and cooling permit, reviewed with the building permit.

• Fire Protection Permit

  Required

  The sprinkler permit, reviewed by the fire code official.

• Fire Alarm Permit

  Required

  The fire alarm permit, reviewed by the fire code official.

• Elevator Permit

  Check locally

  Stories not provided. Whether elevators are needed depends on the building height.

• Retaining Wall Permit

  Check locally

  Only if the scope includes it.

• Sign Permit

  Check locally

  Only if the scope includes it.

• Pool Permit

  Check locally

  Only if the scope includes it.

• Temporary Structure Permit

  Check locally

  Only if the scope includes it.

• Temporary Power Permit

  Likely

  Lets the utility connect temporary power for construction.

• Fire Department / Fire Marshal Approval

  Check locally

  Only if the scope includes it.

• Health Department Approval

  Check locally

  Only if the scope includes it.

• Other Specialty Permit

  Check locally

  Only if the scope includes it.

• Certificate of Occupancy

  Required

  Every occupiable building needs it before use.

Construction Readiness

• Notice to Proceed / Authorization to Start

  Likely

  The owner and lender release to start, with the permit in hand.

• Preconstruction Meeting Complete

  Likely

  The meeting where the owner, architect and builder agree how the job will run.

• Site Logistics Plan Approved

  Likely

  Staging, haul routes and cranes, reviewed by the owner and the town.

• Site Access Established

  Likely

  The crews and deliveries can get onto the site.

• Parking / Curb Use Approval

  Likely

  Street closures or curb use, usually on urban sites.

• Temporary Power Available

  Likely

  Power on site for construction. Utility scheduling drives the date.

• Temporary Water Available

  Likely

  Water on site for construction from a hydrant meter or a temporary tap.

• Construction Entrance Installed

  Likely

  A stabilized entrance so trucks do not track soil onto the road.

• Erosion / Sediment Controls Installed

  Likely

  Silt fence and controls in place before digging, as the erosion control plan shows.

• Utility Mark-Out Complete

  Likely

  Call 811 so the state one call center marks the utility lines before digging.

• Site Safety Plan Approved

  Likely

  The safety plan for this site, in place before crews start.

• Emergency Action Plan Complete

  Likely

  What crews do in an emergency on this site.

• Adjacent Property Documentation Complete

  Likely

  Photos and a condition survey of neighboring buildings before work starts.

• Adjoining Property Access Agreement

  Likely

  Agreements to work from or protect a neighbor property. Tight lots make these slow.

• Construction Fencing / Security Ready

  Likely

  Fencing and security around the site before work starts.

• Third-Party Testing Agency Engaged

  Likely

  The special inspections agency named on the permit.

• Survey Control Established

  Likely

  The surveyor sets control points so the building goes in the right place.

• Required Site Signage / Postings Complete

  Likely

  The permit placard and the labor postings on site.

• Temporary Facilities Ready

  Likely

  Trailers, toilets and other temporary facilities on site.

• Crane / Hoist Logistics Approved

  Likely

  Street use and pick plans for cranes, plus an FAA filing if the height calls for it.

• Major Utility Relocations Complete

  Likely

  Utility lines in the way are moved before the main work starts.

• Site Ready to Mobilize

  Likely

  The milestone for your target construction start.

Sources

• mde.maryland.govStormwater Construction Permit
• mde.maryland.govNontidal Wetlands and Waterways Permit
• dnr.maryland.govForest Conservation Plan
• roads.maryland.govMDOT SHA Access Permit

Items with no source link come from the national list and are decided by the town or the site. Ask the local office.

Other project types in Maryland

• New single family home
• Retail tenant fit out
• Deck or porch