Growing out of your house? Need more space? Or maybe just better space? The first step is to contact Katrina for a consultation. Please note that consultations and meetings are scheduled during normal business hours, from 8:00AM to 5:00PM.
Katrina will evaluate your options based on your specific zoning requirements, property size, existing conditions and construction requirements. After the initial consultation Katrina will put together a proposal for the required architectural services.
Plan ahead!!!! The overall process can take much longer than expected. Depending on the project size and scope, plan for 4 weeks to complete construction documents for small interior remodels and up to 12 weeks for pop tops and new home construction plans. The amount of time to obtain permits varies widely on the jurisdiction and how busy they are. Some jurisdictions will turn around plans in 2 weeks, some will take 16 weeks!!!
Projects that are adding new square footage will require a property survey prepared by a licensed surveyor and a soils report prepared by a geotechnical engineer. Katrina can provide references for both services that provide quality work at reasonable costs.
Before you invest in services and reports, talk to your bank! A construction loan cannot be issued without permit plans. However, your banker should be able to discuss your finances and general plans to help you determine an appropriate budget. Construction loans involve different paperwork, procedures and funding methods when compared to many other loan types. Preparing your documentation ahead of time will help maintain a smooth process.
We are ready to start the architectural work! If the project is a remodel or addition, the first step will be for Katrina to create a set of Record Documents. These will include floor plans and exterior elevations as required for the scope of work These documents will then be used as a basis for starting design work.
Katrina will start the design process by exploring various design options for your home. She will then further develop the best design options. Depending on the project Katrina will present 2-5 plan options at the first design meeting. She will also present a front or other exterior elevation as is best suited for the project.
As a result of the first design meeting, a design direction will be selected. Katrina will make changes to the selected option and further develop the design. Through a series of meetings and correspondence the plans will be developed until all goals have been achieved. At that time there will be a complete DD (Design Development) set of plans. These plans will include the site plan, floor plans, roof plan and exterior elevations. The design will be complete but the plans are not yet detailed for construction.
In addition to architecture plans, most projects will require structural plans. The structural engineer can prepare a fee proposal based on the DD set of plans. Katrina has several structural engineers to recommend.
At this time the project kicks into CDs (Construction Documents). The CDs will contain enough information to obtain a permit, for bidding the plans and for the contractor to build the project. The architect coordinates with the structural engineer at this time to create a more detailed set of plans.
A typical set of architectural CDs for a new home or pop top will have the following drawings:
* Site Pan with zoning analysis
* Building code study
* Detailed floor plans for each level
* Roof plan
* Exterior elevations of all sides
* Several building sections with construction requirements
* Details of any unique conditions or custom details
* Diagrammatic electrical lighting fixture and switching plan for each level
Once the architectural and structural plans are complete, you are ready to submit for permit and bid out the plans.
There are two routes to go with selecting a contractor. The first is to select a contractor prior to starting the design process. The contractor can add value to the process by ensuring the design stays on budget. The second route is to select a contractor after the plans are complete. You can select a couple contractors to bid out the job. Once the bids have come in you can select your contractor, not only by cost but by also evaluating other aspects of the contractor.