Lam+Tea Engineering provides competitive pricing with a great balance of cost and quality compared to other MEP firms. The Lam + Tea Engineers are down-to-earth, approachable, and easy to work with, which really stands out compared to other firms.
Project Type
Residential / Multi-Family
Location
Los Angeles, California
Project Size
237,427 sq ft.
Date of Completion
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Architect/Client
Jamison Properties, Inc.
3424 Wilshire
Alex Yamada
Senior Project Manager, Retail Development and Construction,
Probity International Corporation
Project Overview
This project involves the adaptive reuse of an existing office building into a 13-story, 260-unit apartment building with a basement amenities level, located at 3424 Wilshire Boulevard in Los Angeles, California. The adjacent parking garage is excluded from the scope of work. The project is currently at 100% Construction Document completion, and Lam+Tea Engineering will serve as the MEP Engineer of Record moving forward. Existing MEP plans prepared by Donald Dickerson Associates will be provided to Lam+Tea for reference and continuation, with Lam+Tea responsible for ongoing MEP design revisions and updates as directed by the client.
Project Scope
MEP Engineering Services
Lam+Tea Engineering will serve as the MEP Engineer of Record for this project, beginning with a full review of the 100% Construction Documents for compliance with California and City of Los Angeles codes, as well as the Owner’s project requirements. Responsibilities include coordination with all disciplines, incorporating value-engineering revisions with Philmont Construction, submitting updated drawings for plan check, obtaining plan check approval, and preparing bid documents with required clarification support during the bidding process.
During the Construction Administration phase, Lam+Tea will review shop drawings, submittals, RFIs, and change order proposals, and issue field bulletins as needed. The team will attend on-site meetings, perform periodic site observations, evaluate contractor substitution requests, incorporate electrical changes initiated by other disciplines, and prepare punch lists for final acceptance to support a smooth and compliant construction process.
Services
Mechanical, Electrical and Plumbing Design
Highlights
MEP Engineering Highlights
Why Architects Choose Us
- MEP Engineer of Record Experience – Engineering responsibility assumed for an advanced design originally prepared by another consultant.
- 100% CD Review – Existing MEP Construction Documents reviewed before continuation and revision.
- High-Rise Adaptive Reuse – Engineering supports conversion of an existing office building into multifamily housing.
- 260 Residential Units – MEP coordination supports a substantial repeated-unit residential program.
- 13-Story Conversion – Mechanical, electrical, and plumbing systems coordinated throughout a high-rise environment.
- Basement Amenity Level – Building infrastructure coordinated with resident amenity areas without overstating specialized systems.
- Design Continuity – Existing Donald Dickerson Associates documents used as the technical starting point.
- Value Engineering Support – Accepted revisions coordinated with Philmont Construction and the broader design team.
- Plan Check Support – Updated engineering drawings prepared and advanced through plan check.
- Bid-Phase Support – Bid documents and technical clarifications provided before construction.
- Construction Administration – Shop drawings, submittals, RFIs, change orders, substitutions, and field bulletins reviewed or addressed as applicable.
- Field Coordination – Site meetings and periodic observations support implementation of the engineering design.
- Project Closeout Support – Punch lists prepared to assist with final acceptance.
- Constructability Focus – Design and revisions evaluated in the context of existing-building conditions and construction requirements.
We provide MEP engineering for multifamily architects working on office-to-residential conversions, high-rise adaptive reuse, multifamily developments, EOR transitions, advanced construction-document packages, and projects requiring engineering continuity through permitting and construction.
Multifamily & Adaptive Reuse Project Experience
Our relevant experience includes:
- High-rise adaptive reuse
- Office-to-residential conversions
- Multifamily apartment buildings
- MEP Engineer of Record transitions
- Existing Construction Document review
- MEP design continuation
- Value engineering coordination
- Plan check support
- Bid-phase engineering
- Construction Administration
- Shop drawing and submittal review
- RFI coordination
- Existing-building integration
- Residential MEP systems
- Punch-list and closeout support
