Community Development Department Director Paul Andrus
By KIRSTEN LASKEY
Los Alamos Daily Post
kirsten@ladailypost.com
The process a commercial property owner needs to maneuver through to receive a building permit and ultimately a certificate of occupancy isn’t always easy.
The ability to be open for business may involve additional expenses, hiring contractors and architects and sharing design plans and work scopes with building officials.
The process can feel aggravating and lengthy but one piece of advice Community Development Department (CDD) Director Paul Andrus offers for any permit applicant: don’t panic. Another important piece of advice would be: get assistance from the CDD staff, which is nationally accredited.
Andrus pointed out that for commercial business, especially those like a restaurant where people assemble, there is a concern for public safety. As a result, New Mexico law requires that these types of projects get a design plan from an engineer or architect licensed in the state in order to receive a building permit.
He strongly emphasized that the applicants speak to the County building staff in order to determine what is required.
“It’s the project as a whole we end up looking at,” Andrus said.
This means everything about the building – the electrical and mechanical work as well as the plumbing, for instance – will be evaluated.
Andrus said the CDD staff work with the applicants and guide them through this permitting process.
“We work with you on determining the scope of what is required … you come in with plans that are stamped by the design professional and we review those to make sure they are complete, and if they are completed and acceptable, we issue the permit to start with the work,” he said.
Once work on the property begins, Andrus said incremental inspections will take place. If the inspections are passed and the work is completed, a final inspection is done. After that, Chief Building Official Michael Arellano issues a certificate of occupancy.
Andrus said if a complaint is made, or an inspection turns up an issue, or if no permit was awarded, then a stop work order, also known as a red tag, can be issued.
The order will be in place until the property owner shows the proper documentation to resolve the outstanding issues.
A red tag doesn’t spell out the end of the project, Andrus said.
“It doesn’t mean the issue will end up in Municipal Court,” he said, rather, it means the owner needs to come into the CDD and discuss how the project can be brought into compliance.
The local building permitting process is successful, Andrus said.
“We issue commercial permits and certificates of occupancy weekly. My staff, the CDD staff, are constantly working with property owners and business owners on their projects,” he said.
He reported that from July 2019 to Jan. 16, 48 commercial permits were issued.
Sam Boese, co-owner of Boese Brother Brewery, which opened last year, commented on his experience with the permitting process.
“Overall it was a good experience,” he said. “The process was smooth, and it went quickly. The staff was helpful and informative throughout the whole process.”
Laura Crucet, owner of Pig + Fig, which recently relocated in White Rock, said her experience with the permitting process also was positive.
“I felt that the County was helpful,” she said. “What I learned is if you are proactive and honest with the building officials, they guide you through every step along the way.”
Andrus said a checklist of requirements for a building permit can be found on the County’s website and the checklist also is included on the application.
Although the building officials will offer guidance and advice regarding the permit process there is a limit to what they can do.
“The building staff will sit down and work with (applicants) but they can’t design for them,” he said.
Applicants need to understand there will be costs upfront to hire professionals to ensure the space is safe for the public, Andrus said. This includes complying with ADA, following compliance for fire safety, etc.
He added, “if you do it right you obviously significantly reduce those dangers.”
Local business owners offer a few pieces of advice for those who are starting the permit application process.
“I would recommend getting with your architect first and developing a general idea of what you want to do with your space,” Boese said. “Then before it is drawn up, talk with the Building Inspectors in the Community Development Department to get an idea on whether or not your preliminary plans will work. They of course will need to see the plans drawn up for approval, but making adjustments to plans before your architect draws it all up would be helpful.”
Crucet urged those who are looking at previously owned properties to speak to the former tenants about any issues with the building. This was something she did herself when looking at potential locations for her restaurant and “I feel like they helped me avoid a lot of hazards.”
She also said applicants need to be honest and upfront about their projects.
For the CDD’s part, Andrus said they are always striving to improve and their efforts have been awarded with an accreditation. In fact, the CDD is the first building department in the state to be nationally accredited.
He said the department has instituted dozens of procedural improvements to shorten the process and streamline approvals.
“This staff, under Michael’s leadership, has put in the work to make the building permit process as customer friendly as possible,” Andrus said.