Residential Site Plans: Who do I hire?

[Joshua McGinnis]

I'm analyzing a possible new development deal and when checking with the city, they have provided a checklist of what they need to see in the site plans that get submitted for approval.

Complete sets of plans consist of the following:

• Three (3) complete sets of plans wet stamped and signed.
• Two (2) wet stamped and signed Structural calculations.
• Two (2) wet signed Title-24 calculations. Two (2) wet stamped and signed Truss calculations, if used. Truss calculations must be stamped and signed by truss engineer and structural engineer of record.
• Foundation plan.
• Complete floor plan.
• Elevations. Indicate the height of structures.
• Framing plans/sections
• Plumbing isometric indicating water demand, water meter size and calculations.
• Mechanical plans
• Electrical plans
• Site plan

My question is who exactly do I approach about getting theses plans created? Is it my architect who draws up the plans and subs out the plans for electrical / plumbing etc?

Or do I need to do a piecemeal approach where I hire an architect, structural engineer (foundation), plumber, electrician, civil engineer, etc?

Could someone fill me on who's area of responsibility the creation of these plans belong to and who I should approach to get the plans delivered?

[Bob Mason]

Typically you would hire the architect, and then he/she subs out the other consultants. You could try to bid everything out separately, but usually the architect is pretty good as squeezing the best price out of the other consultants because they have an ongoing relationship. Once you do a few of these, it will be apparent who the best subconsultants are, and you can cherrypick to create your own dream team . Best of luck!