California State Lands Commission — Case Study #1

Roof Inspection, Structural Roof Framing Plan & State Fire Marshal Submittal, Plus Structural Design for Security Fence

The California State Lands Commission (CSLC) partnered with Building & Remodeling Drafting Services (B&RDS) to support essential facility improvements at its Huntington Beach field office. The initial scope focused on a detailed roof inspection and the development of a structural roof framing plan for reroofing and repair. Following successful delivery, CSLC contracted B&RDS again to produce structural plans for a new security fence at the same facility. Both projects required accuracy, compliance with state standards, and clear documentation suitable for regulatory review.

Project Overview

The CSLC required a drafting and design partner capable of documenting existing roof conditions, preparing a reroofing plan aligned with California Building Code Chapter 7A, and assembling a complete submittal package for State Fire Marshal approval.

B&RDS delivered:

• A roof inspection documenting all existing conditions
• A structural roof framing plan for reroofing and repair
• Full annotation of all rooftop elements
• Product information, fire ratings, and material specifications
• Plans fully compliant with CBC Chapter 7A
• A complete State Fire Marshal submittal package
• Structural plans for a new security fence under a subsequent contract

Roof Inspection & Existing Conditions Documentation

The structural roof framing plan developed by B&RDS provided clear, build‑ready documentation for the reroofing contractor and state reviewers. The plan included:

• Structural layout of existing framing
• Repair notes for areas requiring attention
• Product information and fire‑rated material specifications
• All detailing required for compliance with CBC Chapter 7A
• Clear annotations to support efficient construction

Because the project did not involve structural changes or fire sprinkler work, the focus remained on precise documentation and code‑aligned detailing.

State Fire Marshal Submittal

The reroofing project required review and stamping by the State Fire Marshal. B&RDS prepared the full submittal package, ensuring:

• Fire‑rating information was clearly documented
• All materials met Chapter 7A fire‑resistant construction requirements
• Plans were formatted for efficient review
• No extraneous scope was included

Our clear, compliant documentation supported a smooth approval process and minimized review cycles.

Expanded Scope: Structural Plans for Security Fence

After the successful completion of the reroofing documentation, the CSLC re‑engaged B&RDS to produce structural plans for a new security fence at the same facility. This scope included:

• Structural design and detailing
• Foundation and post specifications
• Code‑compliant structural calculations
• Construction‑ready documentation for contractor use

The fence design enhances site security while meeting state durability and safety standards.

A Trusted and Reliable Partner for State & Federal Agencies

The CSLC’s decision to contract B&RDS for multiple scopes reflects our consistency, accuracy, and understanding of state‑level documentation requirements. As a Disabled Veteran–Owned Business (DVOB) based in Orange, California, B&RDS is proud to support public agencies with services that include:

• Structural design plan production
• Reroofing and repair documentation
• Code‑compliant detailing for state and federal facilities
• 3D building scanning for BIM and facility records
• Clear, responsive communication throughout the project lifecycle

Delivering Compliance, Accuracy & Continuity

From reroofing to security enhancements, this project demonstrates B&RDS’s commitment and ability to support government agencies with precise, detail-driven drafting & design services, and regulation‑aligned documentation that streamlines review and reduces project risk. Our team remains committed to delivering clarity, compliance, and confidence for public‑sector facility improvements.

Brew Bees — Case Study #2

Design, Plans, MEP Engineering & City Approval for a New Coffee Shop in Upland, CA

Brew Bees began with the vision of a young entrepreneur determined to create a coffee shop that felt warm, modern, and full of personality — a place where community, creativity, and great coffee could thrive together. When she set out to bring her idea to life, she partnered with Building & Remodeling Drafting Services to transform her concept into a fully realized, code‑compliant commercial space ready for construction and city approval.

Understanding the Vision

From the first conversation, it was clear that Brew Bees needed to be more than a standard coffee shop. The client wanted a space that balanced charm with efficiency — a layout that supported high‑volume service while still feeling inviting and memorable. Our team worked closely with her to understand her brand, her operational needs, and the experience she wanted customers to have from the moment they walked through the door.

Design & Space Planning

We began by developing a functional layout that optimized flow for both customers and staff. This included thoughtful placement of the service counter, equipment zones, seating areas, and back‑of‑house operations. Every decision was made to support speed, comfort, and a cohesive brand experience.

The design direction embraced Brew Bees’ playful identity while maintaining a clean, classy & upscale motif suitable for a growing business. We ensured the space could evolve with the brand — whether expanding the menu, hosting events, or adapting to future operational needs.

Tenant Improvent Plans & MEP Engineering

Once the design direction was established, our team produced a complete set of tenant-improvement drawings and detailed MEP plans. This included:

• Designed floor plans and elevations
• Mechanical layouts for ventilation and equipment
• Electrical plans for lighting, power distribution, and specialty equipment
• Plumbing plans tailored to café operations
• Code‑compliant detailing to meet commercial standards

Our integrated approach ensured that all systems worked together seamlessly, reducing friction during construction and minimizing surprises in the field.

City of Upland Submissions & Approvals

Navigating city requirements can be one of the most challenging parts of opening a new business. To support the client fully, we prepared and submitted the complete plan package to the City of Upland for review. Our team coordinated responses, addressed comments, and ensured all documentation met local codes and permitting standards.

This streamlined process allowed the client to focus on building her brand and preparing for launch while we handled the technical and regulatory details.

A Space Ready to Serve & Inspire

Brew Bees is a testament to what can happen when entrepreneurial passion meets thoughtful design and technical expertise. From concept to approval, Building & Remodeling Drafting Services provided the clarity, structure, and support needed to turn a creative idea into a build‑ready reality.

The result is a coffee shop that reflects the client’s energy and ambition — a space designed to welcome customers, support efficient operations, and grow with the business for years to come.

Balboa Bay Club — Case Study #3

Tenant Improvement Design, Unit Reconfiguration and Luxury‑Focused Space Planning

Balboa Bay Club in Newport Beach, CA — known for its coastal luxury and premium tenant experience — engaged Building & Remodeling Drafting Services to support several tenant improvement projects across multiple units. Their goal was to reconfigure and elevate select spaces for future tenants while preserving the club’s upscale aesthetic and ensuring all work respected the structural limitations of the building’s pre‑stressed concrete slab system.

Understanding the Vision and Constraints

One of the primary scopes involved joining two separate units into one larger, high‑value space. However, the building’s pre‑stressed concrete slab floor presented a significant constraint: relocating fixtures would require altering the slab, which could compromise the structure.

B&RDS needed to design around these fixed elements while still delivering a layout that felt intentional, luxurious, and optimized for future tenants — all without impacting the integrity of the floor system.

Documenting Existing Conditions

Before design work began, B&RDS conducted a detailed assessment of the units, including:

• Full measurement and verification of existing conditions
• Identification of all fixed fixtures and immovable elements
• Circulation and usability analysis
• 3D spatial capture for precise digital modeling

This accurate foundation allowed us to design confidently within the building’s structural constraints.

Designing a Unified, Luxury‑Focused Space

With the existing conditions documented, B&RDS developed a layout that successfully merged the two units into one cohesive, premium space. The design prioritized:

• Luxury appeal consistent with Balboa Bay Club’s brand
• Optimized functionality for future tenants
• Safety and accessibility
• Preservation of the pre‑stressed slab integrity
• Aesthetic continuity across the combined unit

The result was a space that felt elevated, intentional, and ready for high‑value tenancy.

Collaboration With Contractors and Club Leadership

This project required close coordination with:

• General contractors
• HVAC contractors
• Plumbing contractors
• The Director of Leasing
• The Facility Manager

B&RDS worked collaboratively to ensure the design aligned with operational needs, tenant expectations, and the club’s long‑term vision. The scope of work was refined through ongoing communication with the Leasing Director, ensuring all concerns were addressed and incorporated into the final design.

Maximizing Economic Value and Marketability

Beyond aesthetics and functionality, the design played a strategic role in enhancing the property’s economic performance. By creating a larger, more luxurious, and better‑optimized unit, B&RDS helped Balboa Bay Club:

• Justify premium pricing for the upgraded space
• Improve spatial functionality, making the unit more desirable
• Accelerate leasing velocity by offering a move‑in‑ready, high‑end layout
• Increase tenant renewal rates through improved comfort and usability
• Attract desirable demographics aligned with the club’s luxury brand

The design not only elevated the tenant experience — it strengthened the property’s long‑term market position.

Deliverables and Technical Approach

B&RDS provided:

• 3D capture of existing conditions
• CAD‑based design solutions
• Tenant improvement layout plans
• Coordination notes for contractors
• A design that preserved structural integrity while enhancing luxury appeal

The plans were clear, build‑ready, and aligned with the club’s standards for quality and sophistication.

A Successful Partnership

The Balboa Bay Club was highly satisfied with the results — both the design solutions and the collaborative process. Following this project, B&RDS was added to their preferred contractors list, reflecting the trust and confidence built through our work.

Elevating Spaces With Precision and Purpose

This project demonstrates B&RDS’s ability to deliver luxury‑aligned, structurally responsible tenant improvement designs that enhance both the user experience and the property’s economic value. By blending technical expertise with thoughtful space planning, we helped Balboa Bay Club create a premium unit ready to support future tenants and maintain the property’s reputation for excellence.

Ocean‑View Retaining Wall & Deck Expansion — Case Study #4

Structural Design, Soil Survey, Retaining Wall Reconstruction, and Cantilever Deck Addition for a Hillside Home in San Clemente, CA

This project began with a homeowner whose ocean‑facing patio was slowly slipping away. His existing patio was being compromised by soil creep, and he wanted to reclaim and extend his outdoor space on a steep hillside to fully enjoy the San Clemente, California coastal views. When he reached out to Building & Remodeling Drafting Services, he needed more than a simple repair — he needed a safe, code‑compliant solution that would stabilize his home’s foundation edge and support a future deck expansion.

Understanding the Challenge

During the initial site visit, B&RDS discovered that the client’s existing retaining wall had deteriorated significantly. The wall had been poorly designed, and the soil creep — nearly 7 feet deep — was actively threatening the patio’s stability. The priority was clear: secure the patio and prevent it from pulling away from the house before any additional improvements could be considered.

The client also had a vision for the next phase: an extended deck with glass railing to maximize his panoramic ocean view. Our team needed to design a structural solution that addressed both immediate safety concerns and long‑term usability.

Geotechnical Survey and Engineering Foundation

To properly design a retaining wall capable of resisting the hillside’s movement, B&RDS scheduled a geotechnical survey. This step was essential for understanding the site’s load‑bearing capacity and ensuring the new wall and footing system would meet the demands of the steep terrain.

The soil analysis informed every aspect of the design, allowing us to:

• Determine appropriate footing depth and reinforcement
• Address the 7‑foot vertical soil creep
• Ensure compliance with the California Building Code
• Provide a long‑term, structurally sound solution

This foundational work ensured the new retaining wall would not only stabilize the patio but also support future improvements.

Retaining Wall and Footing Design

With accurate geotechnical data in hand, B&RDS developed a structural retaining wall design tailored to the site’s conditions. The plan included:

• Reinforced footing design based on geotechnical survey results
• Structural detailing to resist hillside pressure
• Material specifications and construction notes
• Clear documentation for contractor execution
• Code‑compliant design aligned with California Building Code requirements

The new retaining wall was engineered to halt soil creep, protect the home’s foundation edge, and create a safe, stable platform for the next phase of the project.

Phase Two: Ocean‑View Cantilever Deck Expansion

Once the retaining wall design was complete, B&RDS moved into the second phase: designing the client’s additional cantilever deck extension. The homeowner wanted a modern, open feel with glass railing to preserve the ocean view.

Our team provided:

• Structural design for the new deck
• Integration with the newly stabilized retaining wall
• Detailing for glass railing installation
• Load calculations and framing layout
• A design that balanced aesthetics, safety, and long‑term durability

The result was a deck design that not only expanded the client’s usable outdoor space but also elevated the overall experience of the property.

A Safe, Stable, and Beautifully Expanded Backyard

This project showcases how thoughtful engineering and careful planning can transform a challenging hillside property into a safe, functional, and visually stunning outdoor space. From stabilizing the compromised patio to designing a new cantilever deck that embraces the ocean view, B&RDS delivered solutions rooted in structural integrity and client‑centered design.

Expertise You Can Trust

Building & Remodeling Drafting Services — a Southern California based business — brings precision, reliability, and a commitment to safety to every project — from residential hillside stabilization to complex structural design.