Step 1- Research

Thank you for taking the time to learn about the Building Design Process. After reading this section, we know that you’ll have a better understanding of each step of the design process. We look forward to being a part of your project.

Phase One: Research
Before Greenwood & Moore, Inc. (G&M) can perform any design work on your project, we must perform research to identify the specific development requirements for your project. Most municipalities throughout the state have similar approval processes, but the specific development requirements can change substantially from one city/county to the next. This is why it is vitally important that we research the specific development requirements for your particular project.

When performing research for a project, G&M will contact some or all of the following agencies, depending upon the scope and location of the project.
 

The first four departments commonly have input into most small residential projects. The remaining five departments typically have input in only very special circumstances.

For more information about the research phase, please continue reading below or move on to Step 2 of the residential process.

The following information is a short overview of the functions performed by the departments listed above:

Planning/Zoning Department:
The Planning/Zoning department is the local government agency (city or county) that is responsible for determining and regulating land use in their jurisdiction. Local “design rules” come from the Planning Department so it is usually the first agency contacted.

For G&M to provide effective research, you should at least have a detailed description of the proposed project and an Assessor’s Parcel Number (APN) for the property. The APN can be found on an existing deed or it can also be found on existing property tax records. If you can’t find the APN, the Planning Department can look it up for you.

Building Department
The Building Department administers and enforces the appropriate building codes. In general, the local building department is responsible for:

	Reviewing and approving any drawings or calculations associated with a project.
	Performing building inspections during the course of construction
	Identifying and correcting building code violations.

Fire Department
The Fire Department enforces fire prevention ordinances for construction projects in their local jurisdiction. For most simple residential projects there will little or no special construction requirements issued by the local Fire Department. Significant, high-cost Fire Department construction requirements are more commonly associated with larger projects such as new homes or very large room additions. However, proper research by G&M eliminates any surprises associated with this issue.

Public Works Department
The local Public Works Department is typically responsible for the construction, development and maintenance of facilities that are located in the public right-of-way such as streets, roads, bridges, sidewalks, sewer systems and storm drains.
For most simple residential projects there will little or no special construction requirements issued by the local Public Works Department. Significant Public Works Department construction requirements are more commonly associated with larger projects such as new homes or very large room additions.

Depending upon the location of a property and the scope of the proposed construction or remodeling project, it may be possible that certain unusual State and Federal agencies may also need to be contacted during the research phase. Some of these agencies are:

•	Health Department The Health Department works to preserve the health and well being of communities. G&M contacts the Health Department if a property is located in a less developed rural area because it is possible that a public sewer or water system does not service the property, thus requiring a septic system. G&M researches the capacity requirements of these systems in relation to the size of the project to determine if the project is feasible in its current iteration. In most highly developed urban areas, a homeowner will not need to contact the local Health Department as part of the project review process.
•	U.S. Department of Fish & Game: The U.S. Department of Fish & Game is primarily concerned with the impact that a development will have on local wildlife. Approval may be required when performing work in or near wetlands or a natural watercourse. If a property is located near a dry streambed, the U.S. Department of Fish & Game may have the property classified as a watercourse! This designation could have a major impact on the proposed design or even prohibit the project.
•	U.S. Army Corps of Engineers: The U.S. Army Corps of Engineers is typically involved with any construction that occurs in or near oceans, rivers and wetlands. They often work hand in hand with the U.S. Department of Fish & Game. Because the U.S. Army Corps of Engineers is primarily concerned with the impact that a development will have on water flow and soil erosion, developments located in known flood plains will typically require their approval.
•	California Department of Transportation (CALTRANS) If a project is adjacent to a State Highway and work is to be performed in the public right-of-way, then it will be necessary to obtain approval from the State agency responsible for the highway (in California this agency is CALTRANS). The approval process from CALTRANS can add 4-6 weeks onto the permit timeframe. Therefore, you will want to submit for this approval at the same time that you submit for the regular building permit.
•	California Coastal Commission If a project is located on, or very near to, a coastline, then it may be necessary to obtain approval from the State agency responsible for coastal development. The approval process for this type of approval can add 4-6 months onto the permit timeframe. Typically, you will need to have this approval before you can submit for a building permit.