Much of the stress of working through a renovation/addition project can be reduced by understanding the steps in the process. As experienced residential architects, Zaic & Associates can help guide you through these steps. This process is similar for new construction.
I. Typical project phases:
a. Programming – goals for the project, budget.
b. Schematic Design - working with what you have. Circulation is critical. Conceptual budgeting at the end of this phase is essential.
c. Design Development – firming up the sketches, checking the codes
d. Construction Documents – defines your contract with the builder.
i. Obtaining Permit - confirm code required documents for permit. Provide any structural design that may be required.
ii. Permit expediters available if needed.
e. Construction – we can help monitor the process and approve pay requests.
II. Programming with Owner to review existing home and site:
a. Review primary goals of the renovation/addition. Listing of spaces, relationship of spaces, family lifestyle, family schedule and interaction of family on daily basis.
b. Discuss preconceptions on how to accomplish the design but be open minded to explore multiple solutions.
c. Budget discussions – adding value to your investment.
i. How long will you be staying in the home.
ii. Payback for efficiency upgrades.
iii. Cost is a team responsibility. Understand the project triangle, cost-size- quality. These are all dependant variables, change any one and the others are affected.
iv. Actual cost is typically 2- 3 times desired cost.
v. Designing your home or addition is like going to the grocery store hungry, you always put more in the cart than you should.
III. As built documents needed:
a. As built site boundary survey/plat plan, generally required for permit in most jurisdictions.
b. Topographical survey – if required for landscape work or if in, or near, a flood plain.
c. Tree and vegetation survey – tree plan required if arborist review is mandatory.
d. Google site aerial photos for reference.
e. GIS data, tax plats, etc., if survey not available to get started.
f. As built floor plans and elevations of the house. If not available then they have to be field measured and drafted. Required for permit in many jurisdictions.
IV. Code Review prior to Design Phase:
a. Site/zoning considerations – Confirm Zoning classification, setbacks, allowable building height, lot coverage, determine if in flood plain.
b. Building codes – classification of work - Repair, alteration, renovation, rebuild. 50% rule on updating to new code requirements. Life safety egress. Resolve any grey areas of code applicability before proceeding with construction drawings. Always a good idea to have a conference with the plans reviewer at the end of Schematic Design.