One of the pieces of advice you get over and over again when reading books, articles and blogs about starting a business is to build your team of professionals. Every bit of advice ends with the disclaimer "ask your accountant" or "check with your attorney", etc. I fully understand why this is necessary.
What I have found, however, is that the professionals that you turn to can only help you to the degree that YOU can ask the right questions of them. Which puts you and I in a Catch-22 subplot. When we are embarking on a new journey and doing things for the first time, we don't know what we don't know. And therefore, don't always know how to formulate questions to get the vital information we need.
Here is my current version of this paradox. I chose an architect based on the fact that he had worked in the City of Torrance for many years, and knew the players in the planning and building departments well. I assumed that having been through the process many times, on many different projects with these people, that he could avoid some of the delays and pitfalls that may plague an outsider. It remains to be seen whether my theory will prove true.
I also assumed that this architect could give me clear information on the process he has participated in so many times and that I am new to. That part of the assumption has by no means played out thus far. I felt like I was pulling teeth to get information from him every step of the way.
For anyone in Torrance, CA who may be thinking of opening a retail business, here is some information which may help you form a realistic expectation and help you ask the right questions of the "professionals".
There are two distinct pieces of the process.
- getting your use approved by the city
- getting your building permit (assuming you will need to do tenant improvements at the location).
In my situation, I needed to apply for an Administrative Action first. This appears to be the simplest of two options for this stage. The filing fee was $521 compared with $2434 for a Conditional Use Permit. My architect had to submit 5 copies of the plot plan and floor plan at this stage. My expense so far to my architect is $1500. This was done on April 10, 2008.
According to the planning department, we should have comments from them by May 1. Apparently, each city department (Building & Safety, Fire Regulations, Planning, and ?) will review the submission and make notes or comments. I still don't have a clear understanding of what these comments will entail, but I am guessing they will note if special exit doors will be necessary, whether they feel there is sufficient parking available, whether they have concerns about additional traffic in the area, whether the building is currently up to code, etc. Assuming no major issues, the planning department will then write their official report and I would have approval for my use by mid-May.
Once the use is approved, then the architect submits plans for plan check. Again, I am not clear all that happens in this stage, I just know I've been told to allow 6-8 weeks for this process. At the end of this process, I would be issued the building permit and be able to start with the TI's. Since that puts us to mid-July, I realistically won't be open in the permanent space until mid to end of August. That's a far cry from what I originally thought I understood, which was that the city approval process takes 4-6 weeks.
So, I am pursuing a temporary space. Luckily, there is an empty space two doors down from my permanent space. It is 1005 sq ft, but would suffice as a temporary space from June through August, and allow me to get started before school gets out, which is critical to me.
Through it all, I remain confident that I made a good decision and that all will be worth it in the end. That is if I don't strangle my architect in the process!
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