Permit Expediting

Advancing your project from design to construction, as smoothly as possible.

At JL Architects we pride ourselves on the different areas of expertise that we offer our clients; permit expediting is one of these areas.

In today's complex and ever changing regulatory environment, it is critical to
understand the legal permit requirements for new construction, tenant fit-outs, renovations, alterations, etc. At JL Architects we offer personalized and expeditious permitting services to our clients. Time is money and we are eager to help you save both.

From the beginning of the project, JLA will research the project location and what the expectations are within the township in achieving your permits in the quickest time possible. We complete and submit your required drawings, applications and forms, track the review process, keep you posted on the progress, and inform you of any revisions to the plans that may need to be made, per the codes regulated by that township. We have an extensive knowledge of building and zoning codes. This knowledge makes the permit process a much smoother ride.

The permit process can be very simple to very complex. JL Architects is licensed in 38 states, and each state, and, or municipality follows their own code. Reed Construction is a helpful tool in obtaining the proper codes used in locations throughout the United States. There are times when we need to be very creative in getting your permits on time, in order to meet your deadlines, and leasing requirements. Some municipalities will review your drawings within 7-10 business days and others may take up to 6 months or longer. When you have a deadline of 2 weeks to get a permit and the plan review takes 4-6 weeks, this is where creativity comes into play. We request pre-plan review meetings, partial approvals, and as needed, the assistance of a general contractor.  More times than not, when plans go in for permit, they are going out for bid at the same time. Having a great relationship with your general contractor can be very useful in more ways than just building your project.

JL Architects is always looking for ways to save our clients’ money. If we are permitting a job outside of a 4 hour trip one way, it may be more cost effective for us to hire an outside expeditor such as Burnham Nationwide, or Professional Permit Expediting Services. Burnham Nationwide has offices in Chicago, Denver, Los Angeles, New York and San Jose. Professional Permit Expediting Services, Inc. covers areas in Maryland and Virginia. Both companies are highly recommended, and have been doing permit expediting services for over 20 years.

Let JL Architects make your life easier by handling and coordinating your permit needs.

- Deanna Zynn

The Advantage of BIM

As it relates to Prefabrication & Modular Construction

JL Architects has had the opportunity to work on a few modular building designs.  Our most recent project is the Ridgedale Condominiums in Madison, NJ.  In 2011, we were hired by Weston Solutions, Inc. to produce the design of the Wyalusing Hotel Annex.  We have experienced some of the many benefits of BIM, and learned when it is most advantageous.

 As more advanced technology develops within the AEC industry, it is important to keep current with the trends and look for ways in which these technologies can be utilized throughout the design and construction process.  After recently attending  BIM Forum, a conference held in Denver that attracted construction and design professionals nationwide, I was exposed to the benefits of utilizing Building Information Modeling (BIM) as it relates to prefabrication and modular construction.

Prefabrication and modular construction is rapidly gaining momentum for several key reasons. Typically, projects that have been designed with a modular approach and have components assembled offsite; see various benefits such as coordinated design, streamlined schedule, cost savings, consistent quality, and job site safety.

Having the ability to digitally model building components in a BIM software (Revit) prior to construction enables all project stakeholders to become familiar with the ‘kit-of-parts’ and determine potential clashes within the trades, thus saving time and money. In addition to this key benefit, the parts modeled within the software can then be exported to rapid protyping machines or CNC milling machines for fabrication.

The technology built into Revit differs drastically from the program most people are familiar with, AutoCAD. Instead of generating separate floor plans, sections, elevations and perspectives manually, Revit will generate these views automatically and they update in ‘real-time’ as changes are made to the model.

Whether your next project requires a modular design approach or you would like to visualize your building in 3D before it’s built, you can count on JL Architects. 

- Tim Markwardt

LEED for Retail: Commercial Interiors

We were recently approached by our client, Jason Neely, of Palm Beach Tan, to participate in their endeavor of designing a more environmentally friendly salon, striving for a LEED certification. Jason stated, “Our business, as a whole, uses a lot of power and resources”. He questions, “How can we give back some of what we use and reduce our carbon footprint?” Despite the cynics, there are ways that a tanning salon can reduce their consumption and become a more green operation.

LEED for Retail was created for the unique characteristics of retail facilities, which often open stores in existing buildings. It’s broken down into criteria for New Construction and Commercial Interiors Rating Systems. The LEED Rating System offers tenants an option to become certified at the site level rather than the project building level and attributes standards which the retailer can implement in each new retail location.

So, where do we start? Each project begins with reviewing the LEED Checklist and evaluating which credits this specific project endeavors to achieve for certification. For our “case study”, Palm Beach Tan chose a 2,100 square foot suite located immediately adjacent to the campus of Virginia Tech in Blacksburg, VA.

• Site Selection- As realtors like to say, it’s all about “location”. By selecting to build in a walkable community, with its proximity to public services and transportation, they’ve established a great foundation towards their goal. 
• Water Use Reduction - Using low-flow plumbing fixtures not only helps with their utility bills, it helps reduce the demand on the local water supply and waste water systems. 
• Power Demand - A tanning salon typically requires a large power supply to run the beds and booths.  Installing more efficient lighting fixtures using LED lamps in lieu of fluorescent lamps, and using occupancy sensors in the rooms, can decrease the overall load requirements. 
• HVAC Energy Performance - Running high efficient heating and cooling systems with thermostats to control the indoor temperature is another way to cut energy consumption. 
• Low Emitting Materials - Utilizing low-emitting materials, such as low VOC paints, adhesive and sealants, and flooring and wall products contribute to better air quality not only during the construction process, but for the occupants who will use the space every day. 
• Waste Management - Green building initiatives can also involve how the tenant fit-out is built.  Construction waste and demolition debris can be diverted from landfills by implementing a construction waste management plan.  This type of plan identifies materials which can be sorted to be salvaged or recycled rather than just thrown away.  
• Indoor Air Quality - LEED Credits are earned for employing air quality management plans, not only during construction, but also after completion and before occupancy occurs.                                                                                                                                               

Palm Beach Tan’s ambition to instill a more sustainable business practice into a trade not typically known for their ecological prowess is commendable. Jason expressed his desire, “do what we can to be the best company” and “be as green as possible”.

Although I only touched on a small number of possible credits and while these qualifications steer towards LEED certification, the benefits of using these methods in everyday construction are worth the investment.  Next time you’re interested in a LEED certified project, let one of JL Architects, three LEED AP’s assist you!

-Melanie Hicks