In the first phase of this process, we explore designs by sketching two or three concepts and discussing the pros and cons of each. Crucial elements in this phase are outlined below.
- Discussion of client's vision and lifestyle needs
- Generation of concepts sketched by Principal with client participation
- Selection of the design direction that best satisfies and delights
Zoning and Code Analyses
- The Site Survey illustrates the existing home's footprint and the front, side, and rear-yard setbacks. These setbacks define the "Building Envelope" in which expansion is permitted.
- A "Building Coverage" calculation is prepared for the existing structure and the proposed addition. This area includes all structures that have a roof.
- A "Lot Coverage" calculation is prepared which includes all roofed structures and all paved areas (driveways, walkways, patios, etc.).
- The "Floor Area Ratio" calculation is prepared which adds the first and second floors, and the attic areas together. Allowable FAR is a percentage of the overall lot size which is defined by the municipality in their Zoning Ordinance. The allowable percentage can vary from neighborhood to neighborhood.
Project Estimate and Schedule
- Cost estimates may include additions, alterations, a new kitchen, and bathroom renovations. These estimates also include heating and air conditioning systems, demolition and removal of debris, and site work.
- The owner still needs to anticipate additional costs for decorating, TV/stereo equipment, landscaping, and professional fees.