Additional FAQs:
HOW IS A NEW PROJECT DESIGNED AND BUILT?
WHAT IS A SITE / CIVIL ENGINEER?
WHAT ARE THE ROLES AND RESPONSIBILITIES OF EACH DESIGN PROFESSIONAL ON A NEW LAND DEVELOPMENT PROJECT?
We're often getting these great questions.
We hope you will find these answers helpful, but we're always happy to answer any additional questions you may have.
ROLES:
ARCHITECT* (FLOOR PLANS / BUILDING AESTHETICS / INTERIOR DESIGN & LIGHTING / FACADE / COORDINATION / ETC.)
The architect's plans typically address everything inside and up to a couple of feet outside the building facade.
STRUCTURAL ENGINEER (P.E. / PROFESSIONAL ENGINEER)(LOADS ANALYSIS & STRUCTURE & ROOF)
M.E.P. ENGINEER (= MECHANICAL / ELECTRICAL / PLUMBING & HVAC & OTHER UTILITY LINES INSIDE THE BUILDING)
The building design has to comply with many rules and regulations (IBC / ADA / FIRE CODE, etc.)
* R.A. = Registered Architect
A.I.A = American Institute of Architects
I.B.C. = International Building Code by the International Code Council
A.D.A. = Americans with Disabilities Act
(This page does not apply to parcel owners wanting to develop a single-family residence or shed/garage where the architect might be able to design the entire site and its surroundings (depending on your architect's expertise). However, this page does apply for subdivision projects where several houses are desired and any other larger project (residential, commercial, industrial, etc.).)
The Site / Civil engineer will provide the wall(s) grading parameters to the Geotech / Structural Engineer after he/she finalizes the grading plan.
The Geotechnical / Structural P.E. will then create a separate plan set for the wall(s) only showing the wall foundation, thickness needed, geotech fabric, drainage system (when needed), etc.
Knowing that retaining walls are expensive, the site / civil engineer avoids as much as possible the need for tall retaining walls during the concept plan phase.
If the walls are less than ~ 4' tall, the G.C. (General Contractor) might be able to build them without a structural plan (even though one is still highly recommended in certain cases).
THE LANDSCAPE PLAN DESIGN HAS TO COMPLY WITH THE CITY LANDSCAPE ORDINANCE.
P.L.As. CAN OFTEN DESIGN THE IRRIGATION PLAN (SHOULD ONE BE REQUIRED).
The Site / Civil Engineer must have a proper understanding of the Landscape Code when he/she creates the Concept plan as the parking lot layout must be adapted to the landscape islands, tree types required, etc.
(CADMYN HAS EXPERTISE WITH DRAFTING LANDSCAPE PLANS. WE WORK WITH LICENSED P.L.As. TO ENSURE THE TREES PICKED FOR YOUR SPECIFIC SITE BEST TOLERATE ITS CLIMATE AND DON'T REQUIRE TOO MUCH MAINTENANCE.)
THE SITE CIVIL ENGINEER (P.E. / PROFESSIONAL ENGINEER) IS IN CHARGE OF EVERYTHING ELSE** YOU SEE ON THIS PICTURE:
Concept & Site Plan(s) while checking that large trucks (dumpster, delivery, fire, etc.) can easily maneuver inside the site when necessary*
Roadway / Roadway Access Design *
Parking Lot Design *
Grading Plan & Earthworks *
Stormwater Detention (Underground Here) * ***
Utility & Stormwater Connections (Between the building & the existing mains = Water / Sewer ...)
Erosion Control Design (During Construction) *
Existing Conditions & Demolition Plan (See ALTA section below)
Coordination between Landscape / Lighting & MEP / Architect and other Design Professionals.
Site Permits & Coordination with City / State Reviewers and other Utility Providers
Etc.
* These items need to be designed per the applicable city / county / state rules, nearby utility providers, as well as D.O.T. / D.E.Q/D.H.E.C. / A.D.A. / O.S.H.A. , etc.)
(** THIS IS CADMYN'S AREA OF EXPERTISE.
More specifically, we partner with other civil firms to help them get these land development projects to their completion. These firms can then better focus on project management while we help with the drafting / engineering design of the plans.)
*** Stormwater Detention is crucial to ensure that when a mostly forested/grassed lot is converted into a mostly paved lot, the additional runoff from heavy storms does not cause any flooding on your downstream neighbors parcels. It must also treat the pollutants that could negatively impact the environment.
D.O.T. = State Department of Transportation
D.E.Q. = State Department of Environmental Quality
D.H.E.C. = State Department of Health and Environmental Control
A.D.A. = Americans with Disabilities Act
O.S.H.A. = Occupational Safety and Health Administration by the U.S. Department of Labor
(Civil / structural engineers also design highways, traffic intersections, bridges, dams, culverts, and other infrastructure projects while having the user's safety as our top priority)
(The lighting plans (last step in the Site Development Plans) is typically done by the Lighting designer or the light poles manufacturer's design team.)
HOWEVER, BEFORE THIS SITE CAN BE DESIGNED, YOU WILL NEED A FEW THINGS:
(AS WELL AS A ROUGH FOOTPRINT OF THE BUILDING'S GROUND FLOOR)
A TOPOGRAPHICAL / ALTA/NSPS* SURVEY FROM A PROFESSIONAL LAND SURVEYOR (P.L.S.) IS NEEDED TO SHOW THE EXISTING SITE CONDITIONS (EX. BUILDINGS, EASEMENTS, GROUND COVER, NEARBY STORM & UTILITY LINES (WITH PIPE SIZE, MATERIAL, INVERTS), BUFFERS, CLEAR PROPERTY LINES, ETC.)
HAVING A CLEAR DEFINITION OF THE EXISTING GROUND SURFACE IS ALSO CRUCIAL TO MINIMIZE THE NEED FOR RETAINING WALLS (EXPENSIVE) AND THE EARTHWORKS DURING THE GRADING PHASE.
* ALTA =American Land Title Association
NSPS = National Society of Professional Surveyors
A GEOTECHNICAL ENGINEER (P.E.) WILL PERFORM SOILS BORINGS* TO DETERMINE THE QUALITY OF THE EXISTING SOILS.
IT IS IMPORTANT TO KNOW EARLY ON IF THEY ARE SUITABLE TO HOLD THE FUTURE LOADS OR IF SOME MEASURES ARE NEEDED TO IMPROVE THE EXISTING GROUND. HE/SHE WILL ALSO PROVIDE RECOMMENDATIONS FOR FOUNDATION AND PAVEMENT THICKNESSES.
DON'T SKIP THAT STEP IF YOU DON'T WANT A LEANING TOWER OF PISA ON YOUR SITE, WALLS WITH CRACKS, NOR POTHOLES!
* Soil borings = drilling several strategic locations on site to obtain very long samples of soils that will be tested in a lab.
(For a 1-2 stories single-family residential project not requiring onsite stormwater detention, talk to your architect to determine if one is needed.)
(The geotechnical report can be done concurrently with the site plans but should be finalized prior to the initial Site Development Plans submittal.)
DEPENDING ON THE SITE AND ENVIRONMENTAL CONDITIONS, ADDITIONAL REPORTS MIGHT BE NEEDED PRIOR TO STARTING CONSTRUCTION DOCUMENTS.
AFTER ALL ARCHITECTURAL & CIVIL PERMITS ARE SECURED, IT'S TIME TO GET BIDS FROM LICENSED GENERAL CONTRACTOR(S) (G.C.) AND THEN SCHEDULE YOUR PRE-CONSTRUCTION MEETING WITH THE CITY INSPECTOR AND THE G.C.
YOU WILL STILL NEED THE DESIGN PROFESSIONALS THAT WERE INVOLVED IN THE PLANS TO PERFORM THE STAKING (BY A P.L.S.), OVERSEE THE CONSTRUCTION (REQUIRED IN CERTAIN STATES), ETC.
THE CITY INSPECTORS WILL PERIODICALLY CHECK OUT THE PROJECT DURING CONSTRUCTION AND WILL GRANT A CERTIFICATE OF OCCUPANCY (C.O.) ONCE EVERYTHING IS BUILT PER THEIR STANDARDS.
THAT'S IT! ONCE YOU HAVE YOUR C.O., IT'S NOW TIME TO ENJOY YOUR PROJECT!