KOTRA달라스 무역관의 택사스 투자진출 가이드  

최유승 건축사가 집필참여한 KOTRA달라스 무역관의 택사스 투자진출 가이드 핸드북에서 출처한 내용입니다. 

1. 건물설립절차와 소요되는 기간은 어느정도인가요?

건물설립절차는 건축허가과정(Permit)과 시공(Construction)으로 이루어집니다. 건축허가는 토지구매후 건축사선정 및 설계도서작성인허가까지 4-6개월, 시공은시에서 PERMT 발부후 시공사선정에서 완공까지 6개월에서 1년정도소요됩니다. 배치도와 기본도면작성 및 건축심의와 공청회통과까지 1개월, 건축사사무소에서 실시설계도면 작성에 2~3개월이소요됩니다. 일반적으로 실시도면 제출후 도면의수준에 따른 심사관의 수정요구 및 제출까지 2개월정도 소요되고 난후에도 면승인과 공사허가증이 발부됩니다.이후 실질공사기간과 최종공사인스펙션 (검사)일정은 건물크기에 비례해서 상이합니다. 총공사기간을단축하기 위해서는건축주와 건축사,기술사의 충분한 사전협의, 시공사선택 및 협업을 효율적으로 하는것도 중요합니다.

2. 상업건축시어떤허가와심사를거쳐야하나요?

건축주는 대지구입후 건축사(Architect) 토목기술사 (Civil Engineer)과함께배치도(Site Plan)와입면도 (Facade Elevations), 대지세금납부증명서를시에제출하고, 도시계획부(Planning/Zoning Department)로부터심의를받습니다.최종적으로주민공청회 (City Council)를통과하면시의토목엔지니어링부,소방부,보건부,건축검사부에실시설계허가도면 (Full Construction Drawings)을제출해야합니다.참고로, 텍사스에서는 1층짜리 2만스퀘어피트이상의건물이나크기에상관없이 2층이상의상업용건물건축의경우텍사스주에정식등록된건축사와설계사무소의인허가서비스를쓰도록규정하고있습니다.

 3. 건물을지으려면어떤업체와접촉해서고용하고,진행해야하나요?

건물을 짓기위해서는대지선정에 필요한 부동산브로커( Real Estate Broker)에 연락하시고, 대지구입이가까워지면 플랏을 위한 각주에등록된 건축사 (Architect)를 접촉하시기 바랍니다. 건축사는 각지형적 건물의 위치나 대략적인 건축도면및 시공사선정을 통한 전반적인 건설프로세스 윤곽을 초기에 제공함으로써 건축주의 수고를 덜어줍니다.건축도면작성 및 허가과정을건축사 및 건설기술자 (Licensed Engineers)와 진행하고, 도면의 윤곽이 어느정도 잡히고나 면  현장경험이 많은 시공사(Contractor) 선택이중요합니다. 이에 건축사는 건축주의 에이전트로서 예비시공사의 질의에  따른 도면보완 및 시공사선정(Bidding selection)서비스를 제공합니다.시공사는 공사전 건축도면의 하자를 점검하고 건축사는시공단계에 따른 감리를 진행합니다. 따라서,건축사와시공사가 서로의 책임을 보완감시함으로서 보다 좋은 결과물을 기대할 수 있습니다.

4.건물을 지을때 참고할점은 무엇인가요?

전반적인 허가 및 시공프로세스는 한국과 크게 다르지 않습니다. 그러나, 언어와 관습이 다르기 때문에 현지전문가를 통하지않고 국내기업에서 준비하는것은 실수와 착오로 이어져 일정과 예산에 영향을 줄 수 있습니다. 각도시마다 건축법규가 다를수있으나 일반적으로 IBC (International Building Code)를 사용하는추세에 있습니다. 시공사선정도 한국과 같이 도급순위가없기 때문에 건축주판단에 따라 지명된 시공사중에서 공사보증금의 확인 후 저가입찰중심으로 이루어집니다. 따라서, 시공사 선정에 앞서 시공이력을 요구해서 검토하시고, 이전에 시공한 건물의 답사및 이전 건축주와 컨택해보는것도 좋은방법입니다.

Green Design Development  http://yuschoi.blogspot.com/

As the city goes through the up and down of the economy, abandoned areas produce crimes and wasted spaces in the surrounding community. Sometimes Brownfield area redevelopment is more beneficial than new development because it provides economical savings by reusing existing infrastructure. When a development opportunity comes along for an abandoned area, it will create a sense of place and revive the community. The development is more compact and more independent of parking, and the infrastructure cost is less when the property value increases.  In the urban city, planning around transit stations is commonly known as transit-oriented development. Public streets and walkways create public space integrated with the transit station and commercial spaces. When there is an opportunity for redevelopment, the turnaround strategy focusing on environmental concerns will accomplish synergies for community, people and economy. The site use design concept within financial allowance is essential for this project to be successful. Future architecture is more closely approaching its intention to make energy environmental and efficient buildings. Upon the strategies, there are many approaches to make creative exploration. It is difficult to see good sustainable buildings around us and it sounds like the initial construction cost is more than expected. Also, it needs many years of experience and multi education in the lifetime for architects to open their eyes on sustainability. However, Future architecture should be energy efficient, design creative exploration and cost efficient to meet real estate business benefits. Architects should add the knowledge like art, science and business for future success. Enter a detailed description of your product or service. You can add as much text as you like, and even add images to illustrate your offering. Tell your visitors why they should buy from you! Add a new section for each product or service.