Seeking an Architect or Architect of Record (Santa Monica)

About This Job

I currently possess an over-the-counter permit for a straightforward kitchen and bathroom renovation of similar scope.

After choosing to adjust the position of a few walls, I received incorrect guidance from the City of Santa Monica indicating that only draftsperson-prepared submissions were necessary. A draftsperson has since completed highly detailed plans, and I have the corresponding CAD files.

However, because the building is a 14-story high-rise containing more than 90 units and governed by a homeowners association, I was subsequently informed that an architect\'s stamp is required. This architect must also verify that the affected walls are non-load-bearing. I am uncertain if the stamp itself constitutes this verification or how the process works.

I understand that any professional providing a stamp will need to conduct a thorough review of the plans or potentially recreate them. I am prepared for that.

I have already consulted with electrical and plumbing contractors. They have indicated no concerns with the proposed work, describing it as essentially an over-the-counter matter.

While there are minor electrical and plumbing modifications, the city has indicated the limited scope means it likely won\'t pose an issue and may not even require separate departmental review.

The existing CAD drawings are precise; they merely lack the official stamp. If the city\'s initial information was inaccurate and a structural engineer\'s approval is also needed, I will arrange for that separately.

The walls in question are clearly non-load-bearing. This is easily verifiable by looking above the drop ceiling, as the walls do not connect to the structure above. I also possess video footage from an identical, opened-up unit showing no structural elements beyond the perimeter walls. The building manager and an architect affiliated with the building can provide corroboration.

The building\'s HOA is aware of the project and has raised no objections. While revisions are common in such processes, given my extensive discussions with the city and your professional expertise, it is possible that no further revisions from the HOA or city will be required.

Please inform me if you are interested. You must be a licensed architect.