Our Process
Civil Engineering | Land Surveying | Construction Support
Whether you’re building an addition or a new home in Washington DC or Northern Virginia, our process follows the same phases from start to finish. Our proposals are customized to include all the necessary Land Surveying, Site Plan, and Permitting services to secure an Approved Site Plan and Land Disturbance Permit in your specific jurisdiction.
Building a new home or addition can be a lengthy, complex, and costly endeavor. To streamline this, we divide our services into seven phases of the entitlement process. This approach simplifies decision-making and enhances efficiency, as each decision builds on the previous one. Making changes late in the design process, due to an unorganized workflow, can be expensive and time-consuming.
Similarly, we budget for each phase and bill monthly based on the hours worked. If a project halts for any reason, we bill only for the hours worked up to that point. Any overage hours within the agreed-upon and expected scope will be adjusted to align with the estimated phase budget in the contract. However, phase budget overages resulting from scope creep or changes to the scope will be billed additionally at our standard hourly staff rates. Where feasible, we provide lump sum pricing for specific deliverables like Topographic Surveys and Traffic Control Plans. However, services such as plan revisions and responses to comments are billed hourly due to the variable nature of complex projects. Our transparent billing structure is crafted to provide exceptional service to our clients while ensuring fees are proportional to the scope and complexity of our work. For billing questions, please contact [email protected].
Pre-Construction Phases
- Pre-Design Phase (Feasibility Study)
- Land Survey (Existing Conditions Plan)
- Schematic Design (SD)
- Design Development (DD)
- Construction Documents (CD)
- Comment Response (Response to City/County Reviewers)
- Permit Expediting (Land Disturbance & Stormwater Permit)
During Construction Services
- Construction Administration (CA)
- Construction Stakeout Surveying
- Construction As-built Surveying
Pre-Construction Phases
1. Pre-Design Phase (Feasibility Study)
This first phase is to determine if the land development project is feasible and to help you decide on whether to proceed on the project or in purchasing a property. In this phase we will explore questions of:
- Is this lot buildable? What is the buildable area?
- What are the zoning restrictions in terms of setbacks and land use?
- How big of a house footprint can I build on this lot?
- Can I subdivide this lot?
- There is a stream on my property, what are the environmental restrictions?
With our Feasibility Study service, we research the project site and present our findings in a conceptual sketch of the lot, summary report of findings with our opinion and recommendations, as well as a copy of all our research documents compiled into one PDF. This Feasibility Study PDF can then be used to schedule a pre-application meeting with the county to discuss any specific questions with county staff on the city or county application process.
This pre-design phase is optional, but it is highly recommended since it can uncover answers earlier in the process, saving money. For example, why jump into the surveying and site plan design phases only to find out you can’t build the house size you want on the lot. Some clients know their property well and are confident in proceeding without the pre-design phase, other clients use this Feasibility Study as part of their due diligence in purchasing a property. We offer this Pre-Design Phase as an option for both experienced developers and first-time homeowners.
2. Land Survey (Existing Conditions Plan)
DeMarr Engineering’s Existing Conditions Survey is a comprehensive service designed to accurately measure and document the current state of a property before development begins. This survey includes detailed measurements of property lines, topographic elevations, the location and diameter of existing trees, and the position of both above-ground and underground utilities. Additionally, it identifies existing buildings and impervious areas. The collected data is then processed into a scaled drawing, which serves as a crucial foundation for the Civil Engineering department’s design plans.
3. Schematic Design (SD)
After the Existing Conditions Survey is complete, we will need the footprint of the proposed improvements from your Architect or Builder. During the Schematic Design Phase, we take this footprint and position it to fit within the buildable area of your lot. We make any necessary adjustments to the 2D layout of the proposed improvements until everyone is satisfied and ready to move to the next stage of design.
4. Design Development (DD)
Once the 2D layout positing of improvements are confirmed, we can proceed to the more detailed design phase involving elevations and stormwater management. In this Design Development Phase, we calculate the net increase of post vs. pre-development impervious area to determine how much stormwater we have to capture to detain and filter. This phase will determine what options we have to meet stormwater management (SWM) requirements; Infiltration Trench, Planter Box, Detention Tank, Raingarden, Permeable Pavers, etc.
Every project is different when it comes to SWM practices. Smaller projects just proposing an addition may only need one planter box or rainwater harvesting tank to meet the stormwater requirements. Larger tear down & rebuild projects may require two-four planter boxes and multiple water detention tanks. It all depends on the impervious area increase and size of the proposed house. We work with the client, builder, and architect to develop a customized stormwater solution to best fit the project requirements.
5. Construction Documents (CD)
During this phase, our team refines the design to include all necessary site plan sheets such as. These comprehensive documents serve as a vital guide for contractors and builders, ensuring that the project is constructed according to the design intent and complies with all regulatory requirements. The construction documents typically encompass the Site/Grading Plan, Erosion & Sediment Control Plan, Arborist Tree Preservation & Tree Planting Plan, Stormwater Calculations, Planter Box & Detention Notes & Details. When complete, the Construction Document Plans are submitted to the applicable city or county jurisdiction for several review cycles before approval. This phase is essential for obtaining a land disturbance permit, and forms the basis for bidding and construction.
6. Comment Response
Responding to city and county reviewers is a distinct phase from the Construction Documents preparation at DeMarr Engineering. This phase involves addressing feedback from various city and county reviewers, which can include Site, Utility, Environmental, Stormwater, and Trees. Given the varying amount of time required from initial plan submission to plan approval, this phase is crucial for ensuring that all regulatory requirements are met. Our team diligently works to respond to each reviewer’s comments and make necessary adjustments to the plans, facilitating a smooth approval process. Plans will go through at least two submissions of city/county review before final “signature submission” for approval. More complex projects that push the limits on allowed house size and impervious area can expect to go through more review cycles due to city/county pushback. Therefore our billings for this Comment Response phase are hourly and separate from the Construction Drawings preparation fee.
7. Permit Expediting
As the Construction Documents plans are in review, there are multiple conditions that have to be met prior to plan approval and issuance of a Land Disturbance & Stormwater Permit. In the Permit Expediting Phase, our technicians will fill out all the necessary application paperwork, Conservation & SWM Maintenance Agreements, and VDOT Entrance Permit Application. Our team will fill out the necessary forms for you to sign and advise you through the Permitting process until a permit is obtained.
During Construction Services
1. Construction Administration (CA)
When plans are released for construction, our civil engineering team can provide consulting by the hour to answer any contractor questions and RFI’s.
2. Construction Stakeout Surveying
DeMarr Engineering handles all of the construction stakeout and as-built surveying services exclusively for our Civil Engineering Site Plan clients. We currently only provide these construction stakeout services to our new home build Site Plan clients in Fairfax County, Arlington County and Loudoun County.
- Limits of Disturbance (LOD) Stakeout
- House Stakeout for Excavation
- Brick Points Stakeout
3. Construction As-built Surveying
- Wall Check
- Final Location, Height, and Lot Coverage As-built
- Stormwater Management Facility As-built Certification
For more information on our Construction Stakeout & As-built services, you can refer to our blog, What Construction Stakeout Services Do I Need for a New Home Build?, or contact us for a quote.