job title:Need an Architect, or an Architect of record
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I already have an over the counter permit for a like for like kitchen & bathroom remodel.
I decided to slightly move some walls as well, and I was mislead by the city of Santa Monica that I only needed a draftsman to submit. I have had a draftsman finished the plans in great detail and have his CAD.
Due to the building being a 14 story high rise with over 90 units and a HOA, I was later told that I actually needed an architect to stamp this and also confirm that the walls are non load bearing. (I'm not sure if the stamp itself does that or how that works)
I am aware that anyone who stamps this will want to review this in detail, or re-do it on their own. I am not against that.
I have already talked to electrical, and they have no issues with what I'm doing and says its basically over the counter, and the same goes for plumbing.
There are some slight electrical and plumbing altercations, but the scope or work is so small the city said it's not going to be an issue and will probably not even be passed down for further review in those departments.
The CAD that was drawn is very accurate, it is just missing the stamp. If I was mislead by the city, and need a structural engineer to sign off on that as well, I will handle that part on my own.
The walls are not load bearing, and it's very simple to see. I have a drop down ceiling, and all you have to do is peak up above it to see the walls do not connect to the ceiling. I also have footage from an identical unit torn open and it has no structures other than the walls on the side
, and there is a building manager who will confirm, along with an architect who works for the building who can also confirm.
The HOA who works for the building is pretty familiar with what I'm doing, and has no issues. There are often revisions in these things, but it is quite possible with as much as I've talked to the city, and with your expertise, there might no no revisions with HOA or the city.
Please let me know if interested. Of course, must be a licensed architect.
Principals only. Recruiters, please don't contact this job poster.