Day: July 16, 2013

By:
Barry Shaw
July 16, 2013

Plans and Permits

Except for very minor projects, such as painting, fences not over 6’-0” high and such, building permits are required if a structure is to be enlarged, altered, repaired, improved, etc.
So typically this would involve the design and engineering of plans and specifications by a licensed Architect or licensed Engineer. Upon completion of these documents, they are submitted in person, as an example, to the Los Angeles Department Of Building and Safety for review. Other building departments, such as the City Of Santa Monica, have implemented an electronic submittal process.
Many various departments, including Planning, Zoning, Engineering, etc., are a part of the review and approval requirements.  Therefore, it is most important to have a complete, accurate and professional set of plans drawn up, so that the interrelationships of the many, many different aspects of architectural design and engineering can be transmitted in a clear and precise manner, to the respective Plan Checkers.
For a modest sized project, such as a one story addition of less than 500 square feet, or a significant interior remodel, I prefer to ‘walk the plans through’ these departments and meet with the various Plan Check Engineers ‘over the counter’, one on one.
In this manner, a professional interplay of question and answer, between the licensed Architect of record and the reviewer, can resolve issues in an expeditious manner. We have been quite successful ‘pulling permits’ for a project of this size in one day. This is quite unusual, but again accomplished recently with our plans for a West Los Angeles design and construction job of this size being Approved with issuance of a building permit, in less than one days time. We feel this is a testimonial to our successful Design-Build system that has been developed and refined, over the past (30) years of practice.
For a larger project than in the above example, or one that is in ‘particular locations of concern’ (i.e. Coastal areas) adjunct to the above Agencies would be additional reviews by the Coastal Commission, City Design Review Boards, etc. As was the case with two projects we did in Pacific Palisades, our professional, trustworthy and friendly approach to the various entities we request Approvals from, has benefited our Client’s significantly.
Some of these benefits include: savings from additional filing fees; savings from additional Architect and/or Engineering work; savings in interest paid daily on a building loan; savings in material price increases and savings in temporary housing costs.
To learn more, don’t forget about our new Online Design and Construction Consulting-let us know about your Project questions and within (24) hours you’ll receive professional guidance!
Best Regards Always, Barry R. Shaw AIA, GC
www.bsadesignbuild.com

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By:
Barry Shaw
July 16, 2013

Home Construction Management

Typically a project such as a large new home or commercial building, could involve the Owner’s request for Construction Management (CM) services. Also, on occasion, a substantial home addition project may receive the services of Construction Management, whereby the Owner pulls the permit as Owner-Builder.
In either case, the CM firm is positioned between the Owner and the Design-Build firm or the Prime General Contractor. Their main function is to monitor and manage the project so that it is built in a timely, cost effective and quality manner.
Depending on the size of the construction project, an on-site Superintendent and/or off-site CM firm that observes the construction process once or twice a week, would handle the ‘field’ work.
In the office, support personnel regarding scheduling, budgeting, lien releases and payment requests, would round out the typical scope of services for a project.
With the above services and data, the CM would then be able to act as the Owner’s Representative in pertinent meetings with the Architect, Engineer, General Contractor and Subcontractors. In this manner, an Owner who is out of State from the project; has multiple project’s under construction; requests a single point of contact for job summaries; and likely comprises many different corporations, can streamline the massive amount of details and processes, significantly.
Adapting this service to single family dwelling construction for resort, vacation or second home projects, can be quite helpful to an Owner as well.
For example, we have design plans for construction of an Austin, Texas luxury home underway for an Owner who primarily develops commercial properties and has requested our residential design and construction expertise, in the capacity of Construction Management.
In this instance, we will hire, coordinate and provide on-site supervision for all Trades needed for this construction project. Our Design-Build system will be utilized for this part of the project, ensuring that a timely, quality and cost effective job is realized.
His in-house accounting and operations departments will in turn interrelate with us as the CM, thus freeing up the Owner’s time and availability to his other projects, as well as saving him the expense of a full general contractor fee, as he will pull his own permits with related responsibilities.
To learn more, don’t forget about our new Online Design and Construction Consulting-let us know about your Project questions and within (24) hours you’ll receive professional guidance!
Best Regards Always, Barry R. Shaw AIA, GC

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