What are the stages of building development from feasibility to completion?
Question:I need the main stages and a list of the staff and what they do reguarding each stage, I have searched all over the web and will never get this project of the ground without your advice
Answers:
Your location and type of construction is required to answer the question completely.
Generally, you start with planning and zoning division. provide preliminary drawings for approval prior to construction drawing commencement. prelim. drawings consist of elevations, site plan, and floor plans. some jurisdictions want colored rendering of proposed finish project.
Public hearings if your proposed development needs ammendment to zoning.
Conditions of approval issued. all conditions must be met to have project approved. some conditions are boiler plate, some are site/area specific - all must be met.
Call utility company (mine is PG&E) have them start engineering design for utilities. takes months. they want a deposit, typically non-refundable.
Construction drawings by architectural firm, civil firm for underground improvements and ties (sewer, water, utilities, storm drainage, parking design, etc.) structural drawings and details by project architect -or- civil engineering firm -or- structural firm.
Submittal for permit plancheck, pay initial permit fees. wait a couple days and call to verify that public works has received the civil drawings from the building department - they issue the encroachment permits to allow street improvements.
Plancheck sends response to design consultants. consultants determine which firm will address which questions. civil firm and structural firm bicker about which firm needs to engineer site retaining walls, stuctural firm grudgingly agrees to provide calcs (which are overengineered).
Back in to plancheck for 2nd review. Repeat as needed to get permit. pay final plancheck fees.
Once permits have been issued...
Preconstruction meeting with inspectors, contractor(s), developer, and consultants (usually civil engineering firm). discussion about what the inspectors expect and what they will not accept. Grading Contractor should mark and call USA (underground service alert - it's the law) prior to grading.
Grubbing and clearing
Construction staking (civil firm)
Rough grading (repeat visits from civil firm to replace destroyed stakes)
trench for utilities (more repeat visits from civil firm)...did i mention get encroachment permit from public works? come with permit or have grading contractor procure once pemits are ready to issue. call for inspection before backfill.
subgrade ready for rock (paving areas) get approval from geotechnical engineer.
excavation of footings for foundation. plumbing contractor to provide sewer piping. electrician to provide conduit and ufer ground for service. get approval from geotechnical engineer.
foundation contractor to place reinforcement and anchors, call for inspection.
pour concrete. if concrete strength > 3000 psi have testing agency take samples for verification.
got you through foundation...
THE GENTLE MAN BEFORE KNOWS HIS STUFF BUT ARE YOU REBUILDING, BUILDING OR RENOVATING?? I dont make cakes but imagine its different for fruit,sponge and cream. if you know what I mean?
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