WHAT WE DO - SERVICES
PLANNING & ENTITLEMENTS
We help property owners navigate the legal process of obtaining all necessary permits and approvals from government agencies to develop a piece of land for a specific use, including zoning changes, variances, and other required entitlements, essentially paving the way for construction to begin on a project by addressing all regulatory hurdles involved.
Entitlement involves:
Analyzing existing zoning regulations, coordinating with local planning departments, preparing development plans, conducting environmental impact studies, managing public hearings, and advocating for project approval before relevant boards and commissions.
Who needs it: Property owners, developers, and investors who want to build a new development project on a piece of land, whether residential, commercial, or industrial.
Important aspects of the process:
Due diligence: Assessing the property's current zoning, potential environmental concerns, and existing development regulations.
Zoning analysis: Determining if the desired land use is permitted under current zoning or if zoning changes are required.
Site planning: Designing the layout of the development considering factors like access, density, and environmental considerations.
Permitting: Applying for necessary permits including grading, building (see design and documentation below), and environmental permits.
Community engagement: Communicating project plans to the local community and addressing concerns.
DESIGN & DOCUMENTATION
Architectural Design and documentation is the process of creating drawings, specifications, and other documents to communicate the technical details and design intent of a building project and to obtain a building permit.
It's an important part of the architectural design process and is typically divided into four phases: schematic design, design development, and construction documents.
Architectural documentation is important because it provides builders with the information they need to complete a project to the highest standards. This includes details about the materials, volumes, and intricacies of the project, which allows builders to accurately forecast costs.
PROJECT MANAGEMENT, CONSTRUCTION OBSERVATION AND QUALITY CONTROL
Project management and construction coordination involves ensuring that all parties involved in a project are aligned and working towards a common goal.
Coordination:
TBE coordinates with the many stakeholders, including clients, contractors, consultants, and team members. We ensure everyone is on the same page, and that the client's vision is reflected in the final product.
Communication: TBE provides strong communication skills to effectively convey information and keep everyone informed, maintain open lines of communication with clients, and provide regular updates.
Quality control: TBE ensure that the final product meets quality standards and complies with all relevant laws and codes. TBE oversee the construction process and conducts quality checks.
SB 326 AND SB 721 - EXTERIOR ELEVATED ELEMENT INSPECTIONS IN MULTI-FAMILY RESIDENTIAL BUILDINGS
SB 326 and SB 721 inspections are required in California to ensure the safety and structural integrity of exterior elevated elements (EEEs) like balconies, decks, and walkways in multifamily buildings, preventing potential collapses and injuries.
SB 721 is a California law, mandates regular inspections and repairs of "Exterior Elevated Elements" (EEE) like balconies and decks in multi-family buildings with 3+ units, ensuring safety and structural integrity by requiring inspections every 6 years and addressing immediate safety risks
California Senate Bill 721 (SB 721), also known as the "Balcony Law," was enacted in response to a tragic balcony collapse in Berkeley, California, in 2015 that resulted in six fatalities. The law aims to ensure the safety of exterior elevated elements (EEEs) in multi-family residential buildings with three or more dwelling units.
Key Provisions of SB 721:
SPOPE OF APPLICATION: The law applies to exterior elevated elements (EEEs), such as balconies, decks, porches, stairways, walkways, and entry structures. These must be more than 6 feet above ground and primarily supported by wood or wood-based materials.
MANDATORY INSPECTIONS: Inspections of EEEs must be conducted no later than January 1, 2025, and then at intervals of every six years.
Inspections must be carried out by qualified professionals, including architects, structural engineers, licensed contractors, or certified building inspectors.
DOCUMENTATION AND RECORD-KEEPING: Inspection reports must be retained for two inspection cycles (12 years) and made available to local jurisdictional officials upon request.
PENALTIES FOR NON-COMPLIANCE: Property owners failing to comply may face daily fines ranging from $100 to $500.
Local authorities can impose safety liens against properties, which could lead to foreclosure if unpaid.
INSURANCE IMPLICATIONS: Non-compliance may impact building or landlord insurance eligibility, adding financial risk for property owners.
The law underscores the importance of regular inspections and maintenance to prevent structural failures and protect residents.
California Senate Bill 326 (SB 326) focuses on balcony safety for condominiums and homeowners' associations (HOAs). It was enacted in response to the 2015 Berkeley balcony collapse to prevent similar tragedies.
MANDATORY INSTPECTIONS: HOAs must complete initial inspections by January 1, 2025. Inspections must be conducted every nine years thereafter.
Licensed professionals (structural engineers, architects, general contractors, or certified building inspectors) must perform the inspections.
SCOPE OF INSPECTION: Applies to exterior elevated elements (EEEs), such as balconies, decks, and walkways that are six or more feet above ground.
Inspectors must examine wood-based structural components and waterproofing systems.
SAMPLING REQUIREMENTS: A statistically significant sample of EEEs must be inspected to ensure 95% confidence in the results.
The number of elements inspected depends on the size of the building.
REPORTING AND REPAIRS: Inspectors must provide a detailed report to the HOA board.
If safety hazards are found, the city’s building department must be notified.
HOAs must budget for necessary repairs and complete them.
SB 326 ensures regular inspections and maintenance to prevent structural failures and protect residents.
PROPERTY MANAGEMENT
TBE principal Ray Willett has been involved in property management since the late 1990’s. TBE is well equipped to handle management of your additional residence, investment property, or commercial property.
3D MODELING & ANIMATION
The closest we can get to actual manifestation without magic.
RESEARCH
On and off world applications.
TBE supports property owners, businesses, management firms and construction companies with: planning and entitlement services, project design and documentation, project management, construction observation and quality control. TBE supports property owners with management services for additional residence (second or third home), and commercial and residential investment properties.
Building Information Modeling [BIM]: TBE licenses and uses current versions of AUTODESK REVIT as well as the entire AEC Collection. Rendering engines: Twinmotion, Lumion and VRay. TBE maintains licenses of Adobe Creative Suite and other software for use in production of our work.
Additional Services: LEED Certification, Facility Support Service, 3D CG Renderings, walk-through and presentations. Branding and Graphics. Industrial Design. Other services as needed.