How to Convert As-Built Plans to CAD - Tips #1 Rough As-Built Sketches to CAD

If your as-built plans resemble this example we recommend that you hire an experienced local architectural drafter, field architect, architect or engineer to convert them to CAD drawings.

The drafter will have to know local building codes. Preferably, they will have local construction or field survey experience.

This type of as-built sketch can be misleading. Missing details such as wall thickness and dimensions of appliances can make the plans problematic. It’s quite possible that the dimensions may not line up.  Re-measuring the building may be required for accuracy.

Plans can be drafted to look good from a home owner’s untrained perspective but they may actually be unbuildable.

If you have questions about your as-built plans or would like a free estimate on plans to CAD conversion, contact info@clearlogicgroup.com.

Consult a Licensed Engineer Before You Start Your Remodel - 4 Reasons Why!

The recent quake in Haiti has raised public awareness about the dangers of building structures without taking safety into consideration.

Ironically, though the SF Bay Area is located on more than one major fault line, we still encounter many situations where ignorance contributes to irresponsible building practices.

As a drafting service we get plenty of inquiries from potential customers who are hoping to find a cheap and easy way to renovate their property by avoiding the costs of hiring a licensed engineer or architect.  We can attest that this is often the best way to end up paying more in the long run!

Here are a few reasons why we recommend asking a civil or structural engineer to review your renovation project at the start.  You can save time, money and aggravation by getting a professional’s input before you even draft proposal plans.

1.  Existing structures may not be up to date in terms of compliance with current codes.  Building codes are constantly evolving based on experiences of building failure, accidents or hazards.  Making a change to an old building may result in the need to comply with today's regulations.  This makes your property safer and a better investment for future owners, too.  The local building department can advise you about applicable codes and let you know if they require a signed set of plans to approve the changes you envision.   Though we’ve seen many attempts, we can tell you that it is counterproductive to try to get around the building department.  You’ll just have to pay extra for your project to be corrected or rebuilt, later. 

2.  Design changes that look great on paper may involve moving walls, doors, windows, beams that are part of the structural integrity of the building.    It’s much easier to consult an engineer early in your project with a rough sketch than later after you have drafted a full set of detailed plans.   Your structural engineer may decide that additional modifications to the roof and foundation will be required because you want to add some rooms, another story or a garage.  An unlicensed designer may or may not be able to advise you of same.  Don’t count on a drafter to know all the risks you are taking by altering your existing structure.

3.  The soil of your property may be too unstable to support the type of remodel you envision.  Consult an engineer to find out if a soils test is recommended for your property.  Conceptual plans might look inspiring but find out before you draw them up if the drainage or solidity of the ground will be an issue.

4.  If you are contemplating the purchase of a property for remodel it's not wise to rely on the advice of your real estate broker regarding its suitability.  Get an appraisal and estimate from a licensed Structural Engineer before you decide to purchase and remodel. A good engineer can let you know in advance what kind of structural changes are recommended for the building.  They can even advise as to the style of architecture that is safe for the property.  

San Diego Residential High Occupancy Permit – Requirements for Parking Lot Plans

If you have 6 or more adults living on one property,  then you may have to comply with City regulations regarding the design of your parking lot and provide one parking space per tenant.


The city requires plans submittal as proof of compliance.  The parking lot area must be correctly laid out according to San Diego Permit Specifications. We recommend that you hire a field architect or architectural drafter for this task. 

You will need to submit the following plans along with your permit application:


• Vicinity Plan


• Site Plan.


• Parking lot layout - an experienced drafter can create the plans and parking lot layout.  The skill level does not call for a licensed engineer or architect.   Plans do have to be accurate and cannot be fudged.

 Permit Application for Residential High Occupancy Permit
http://www.sandiego.gov/development-services/industry/pdf/forms/ds020.pdf

Foundation Remodel with Steel Post? You may need a Soils Report!

Q. We are working on a residential remodel in Virginia.  Our structural engineer recommended adding a steel post in the basement under a steel beam.  We drilled down to 6 or 7' and the soil is soft.  The engineer is now recommending that we consult a geotechnical engineer before proceeding with more drilling.

A. You need to hire a Soils Engineer to take a soil sample at the location where you are drilling.  This sample will be analyzed in a lab.  The hole may need to be widened to generate more friction to support the beam.  The Structural Engineer will determine how deep and wide the hole must be based on the Soils Report.

Your local Geotechnical Firm can probably recommended a good Soils Engineer who will take residential projects.  Many larger firms don't deal with homeowners but they maintain a list of quality professionals for referrals. Some Civil Engineers can also provide this service.

City of Alameda Soft Story Ordinance - Apartment Owners - Act Now and Save!

On Friday, August 14th, Greg McFann, Alameda City Building Official, said owners of soft-story properties have 18 months to have the Structural Engineer Reports completed.  McFann’s office will send notices to owners of the largest apartment buildings first and will begin sending notices in 30-45 days. The owners of 300 apartment buildings in Alameda will be notified.

Soft-story property owners will be given the option to appeal their designation as Soft-Story property—cost of the appeal is yet to be determined.

Alameda City defines Soft-Story as:

A multi-story building whereby one of more floors have windows, wide doors, large unobstructed commercial parking spaces, or other openings in places where a shear wall would normally be required for stability as a matter of earthquake engineering design. A typical soft story building is a several-story apartment building located over a parking garage or series of retail businesses.

While prescribed retrofits from the engineers are not currently mandated, McFann said an ordinance to mandate the retrofits is in the works. Owners who choose to retrofit properties within the first 18 months after the original notice, will have all permit fees waived.

If an earthquake were to hit, the damages could be substantially more expensive than the cost to retrofit your property.

I’m an apartment real estate agent in Alameda County whose goal is to preserve and promote the wealth of my real estate clients. The Soft-story Retrofit ordinance calls for mandatory evaluations and in some cases retrofits, acting fast can keep money in your pocket.


Please contact the author for more information.
Soft Story Update submitted by:
Jenny Doyle
Apartment Sales Agent
Marcus & Millichap
(415) 963-3000

Are Contour Lines Needed on my Berkely Residential Plot Plan?

The City of Berkeley's Building Permit Detailed Checklist states that contours must be shown on Plot Plans.



Gross Elevation Contours of large areas are available by county and vary in quality. They are probably not granular enough for a residential project. If detailed site contours must be shown on your plan we advise you to consult a Licensed Land Surveyor.

In the case of smaller projects, contour lines may be overkill. Arrows indicating direction of drainage flow may be sufficient to satisfy this specification and can be drawn on your site plan by an architectural drafter.

Check with the local building deparment inspector to determine your project's special requirements. Municipal building checklists are generic and may not apply to your situation.

Soft Story in Alameda, CA

More on Soft Story - Workshop Opens Doors for Soft-Story Ordinance

http://www.alamedasun.com/index.php?option=com_content&task=view&id=4606&Itemid=10

Soft Story Retrofit - Why do I need an As-Built?

If you decide to proceed with a Soft Story Retrofit on your building, it may surprise you to learn that Structural Engineers will request to review existing architectural plans (As-Builts) before they give you a proposal. If you don't have current, up-to-date plans of your building, it's best to get a professional as-built survey of the property made. Your Structural Engineer can usually refer you to a good As-Built team.


Your engineer may also want to coordinate with the field architectural technicians to insure that the plans include all the information needed for structural design. There is no point in paying for as-builts that don't include areas that must be renovated or checked.

Your structural engineer can then confidently base his reports, designs, detailing and calcs on the accurate plans.

ClearLogicGroup provides As-Builts for Soft Story projects. Contact us if you have any questions about As-Builts for Soft Story or would like a free estimate.

Loma Form

If you want to have your property removed from an area designated as at risk for flood (Special Flood Hazard Area), a LOMA form can be submitted to FEMA. A Loma Form must always be signed by a registered Engineer or licensed Land Surveyor.

We recently had an inquiry from a homeowner whose residence was located near a small lake. His insurance company told him that the danger of flood was non-existent. Even in this case, a licensed professional still has to visit the site and field verify the insurance company's statement.


Loma Form

http://www.fema.gov/library/viewRecord.do?id=2328
Clear Guidelines

http://www.michigansurveying.com/loma.php

Remodeling? Get Smart! Get a Plan Check List from Your Building Department

Starting a remodel project?

We recommend that you arm yourself with a Plan Check List from your city building department before you begin hiring drafters, designers, engineers and architects.

Since requirements can vary widely in different communities, professionals bidding on your project may not know which plans and services are mandatory. If you lack information, some of them may charge for services they are not qualified to perform or that are unnecessary.

A little research up front can save you time and money. You will know who to hire and what plans & documents you will need to submit for permitting.

Here is a typical TI Improvement Check List from a city in Orange County, CA. It specifies the type of plans to include in your permit plan set submittal + information that must be shown on each plan. Send a Plan Check List to each design professional who you invite to bid on your project.