Designing and Creating a House: For Living and Self-discovery 9798640962598

Table of contents :
Preface
Introduction
Chapter 1: The Beginning
Inspiration for this book
Brief history of house design and construction
How to use this unique book
Overview of sections
Chapter 2: What? Who? How?
Big vision
Scope
The team
Defining the home owner
Defining the architect / designer
Defining the contractor
Project delivery methods
Other possible team members
Interior Designer
Realtor
Construction lenders
City or other local jurisdiction
Recap
Example story
Worksheet
Chapter 3: Our Stuff, People & Future
Programming
Who does the programming?
Personal requirements
1-Set goals
2-Project spaces and uses
3-Identify design solutions
Building requirements
Code information
Site requirements
Systems
Accessibility
Housing market information
Budget
Example story
Worksheet
Chapter 4: Looking at the Land
Site selection criteria
Location, accessibility, and zoning
Solar access and climate
Walkability and transportation
Size, shape, and orientation
Cost, taxes and HOAs
Community and covenants
Surveys and geotechnical investigations
Example story
Worksheet
Chapter 5: A Concept for Living
A parti
Visual inspiration
Concept site, plans
Planning
Outdoor spaces
3D proportions and massing
Zen philosophy
Sustainability
Daylighting and solar considerations
Resource conservation
Other considerations
Seismic
Accessible design
Example story
Worksheet
Chapter 6: Design Drawings
Floor plan
Work spaces
Outdoor spaces
Exterior elevations and perspectives
Interior elevations and perspectives
Interior finish board
Reflected ceiling plan
Building sections
Services
Plumbing
HVAC
Electrical
Outline specifications
Recap
Example story
Worksheet
Chapter 7: It’s All in the Details
Drawing sheet list
Material specifications
CSI division list:
Basic finish schedule
Example story
Worksheet
Chapter 8: Time to Create
Bidding phase
Construction administration
Example story
Worksheet
Chapter 9: Finishing Touches
Landscaping
Interior decorating and furniture layout
Example story
Worksheet
Conclusion
Acknowledgements
Bio
Appendix
Example Programming Document
Personal Requirements
Building Requirements
Housing Market Information
Finishes / Interior Design
Example Budget Document
Example Schedule for New House
Example Schedule for House Renovation
Bibliography

Citation preview

DESIGNING & CREATING A HOUSE For Living & Self-Discovery A smart, simple guide from start to finish with illustrations

Katie B. Vasbinder NCARB Copyright © 2020 by Katie B. Vasbinder All Rights Reserved. Cover Image Credit: iStock.com/in4mal

Table of Contents PREFACE INTRODUCTION CHAPTER 1: THE BEGINNING INSPIRATION FOR THIS BOOK BRIEF HISTORY OF HOUSE DESIGN AND CONSTRUCTION HOW TO USE THIS UNIQUE BOOK OVERVIEW OF SECTIONS CHAPTER 2: WHAT? WHO? HOW? BIG VISION SCOPE THE TEAM Defining the home owner Defining the architect / designer Defining the contractor PROJECT DELIVERY METHODS OTHER POSSIBLE TEAM MEMBERS Interior Designer Realtor Construction lenders City or other local jurisdiction RECAP EXAMPLE STORY WORKSHEET CHAPTER 3: OUR STUFF, PEOPLE & FUTURE PROGRAMMING

Who does the programming? PERSONAL REQUIREMENTS 1-Set goals 2-Project spaces and uses 3-Identify design solutions BUILDING REQUIREMENTS Code information Site requirements Systems Accessibility Housing market information BUDGET EXAMPLE STORY WORKSHEET CHAPTER 4: LOOKING AT THE LAND SITE SELECTION CRITERIA LOCATION, ACCESSIBILITY, AND ZONING SOLAR ACCESS AND CLIMATE WALKABILITY AND TRANSPORTATION SIZE, SHAPE, AND ORIENTATION COST, TAXES AND HOAS COMMUNITY AND COVENANTS SURVEYS AND GEOTECHNICAL INVESTIGATIONS EXAMPLE STORY WORKSHEET CHAPTER 5: A CONCEPT FOR LIVING

A parti Visual inspiration CONCEPT SITE, PLANS Planning OUTDOOR SPACES 3D PROPORTIONS AND MASSING Zen philosophy SUSTAINABILITY Daylighting and solar considerations Resource conservation OTHER CONSIDERATIONS Seismic Accessible design EXAMPLE STORY WORKSHEET CHAPTER 6: DESIGN DRAWINGS FLOOR PLAN Work spaces OUTDOOR SPACES EXTERIOR ELEVATIONS AND PERSPECTIVES INTERIOR ELEVATIONS AND PERSPECTIVES INTERIOR FINISH BOARD REFLECTED CEILING PLAN BUILDING SECTIONS SERVICES Plumbing

HVAC Electrical OUTLINE SPECIFICATIONS RECAP EXAMPLE STORY WORKSHEET CHAPTER 7: IT’S ALL IN THE DETAILS DRAWING SHEET LIST MATERIAL SPECIFICATIONS CSI division list: BASIC FINISH SCHEDULE EXAMPLE STORY WORKSHEET CHAPTER 8: TIME TO CREATE BIDDING PHASE CONSTRUCTION ADMINISTRATION EXAMPLE STORY WORKSHEET CHAPTER 9: FINISHING TOUCHES LANDSCAPING INTERIOR DECORATING AND FURNITURE LAYOUT EXAMPLE STORY WORKSHEET CONCLUSION ACKNOWLEDGEMENTS BIO

APPENDIX EXAMPLE PROGRAMMING DOCUMENT Personal Requirements Building Requirements Housing Market Information Finishes / Interior Design EXAMPLE BUDGET DOCUMENT EXAMPLE SCHEDULE FOR NEW HOUSE EXAMPLE SCHEDULE FOR HOUSE RENOVATION BIBLIOGRAPHY

Preface In the middle of writing this book Covid-19 broke out. This pandemic changed the way our world works and therefore changed my perspective on writing this book. Although a lot of information transcends changes in our society, it is worth pointing out that we all now know what it’s like to be vulnerable—mentally, physically, and financially. This book is not intended to focus solely on building a new house, but reexamine how we live our lives and how our built environment can help shape that in a positive way. The aftermath of the pandemic may cause some families to downsize and some to add family members who may be starting from scratch again. Either way, I hope this book opens your mind to the possibilities of looking at life and your home in a new, inspirational way.

Introduction Welcome to Designing and Creating a House for Living and Self-discovery. I am Katie Vasbinder, a licensed architect. I’ve been designing homes throughout the Midwest for more than 15 years. I’ve worked with individual clients, homebuilders, and other architects from across the nation and designed and built my own home as well. I come from a commercial architecture background and I have learned to implement the various tools from that industry into the residential architecture industry in a way that is simple and not overwhelming. In this book I will go through a step-by-step process on how to design and create a house. This book is for any one individual person, family, homebuilder, or a designer to use as a reference for clients. I will review a broad range of designing anywhere in the world with focus on designing in the northern hemisphere for various reasons including experience, construction, and typical development.

Chapter 1: The Beginning In life, there are notable events that happen along the way—getting married, having kids, graduating college, changing careers, and so forth. However, people often overlook the changes in their physical space as being a major life event, especially when creating a house. Yet, it is here that one can create a space that influences their decisions and possibly inspires them to stay on a path of self-actualization. Items we see every day, and the way natural light hits our morning routine, all have an effect on our lives. In this book I hope to explain, very simply, the process of designing and creating a space for living and self-discovery.

Figure 1-1 The Beginning

Inspiration for this book After years of working with clients, I’ve found each person has a unique style and they each have a different understanding of the design and building process. Some are more knowledgeable than others, some are tuned into their unique selves more and some are more hands-on. There is so much information that goes into this process that even I had to follow a crazy detailed ‘to do’ list when I started to design houses in order to “not miss a

beat”. One of the most important aspects of building is noting that you are creating a space of activity and life and not just a box. Our built environment is not just a physical component of our lives. It has the ability to formulate so many different thought processes that end up molding us as human beings. During consultations, I’ve even found myself explaining things in too technical of a way, and the owner was unable to understand the importance of a specific detail. They did not see that quite a bit of thought was put into that detail and it could affect their lives for years to come. So my main reason to write a book is to collect the ideas and things I’ve learned along the way, about designing and creating a unique built space and format it into a simple, smart guide. In particular, this book will serve as a guide for people wanting to design and build an inspirational house of self-discovery and take advantage of all the opportunities along the way. From finding your unique style, to logical sustainable components to incorporate into a house with no upfront costs, to items to thoroughly review during design so you understand what you getting before the paint dries. This book is an easy to read guide, to inspire and encourage you on your design and building journey.

“Home is the nicest word there is.” – Laura Ingalls Wilder

Brief history of house design and construction The styles and construction materials have changed drastically throughout the years. The house my grandfather grew up in had virtually no insulation, but energy cost were significantly less then. Now windows have a decent R-value (insulation measurement), as we’ve gone from single pane to double pane and now triple pane windows. I do feel there are simple, basic things that we’ve forgotten in the general building market, such as building orientation and basic design that reflects the earth’s elements. My grandfather’s farm was laid out to address specific prevailing winds and local sun direction that reflected the place he chose to

live. These are definitely things that we should revisit from our past and incorporate into every home. Nature should not be forgotten as a source of wonderful inspiration for us all.

“Look deep into nature, and then you will understand everything better.” -Albert Einstein There have been numerous eras of house styles that have progressed throughout time. From the Victorian detailed style to the straightforward Ranch style and off branches like the Frank Lloyd Wright Prairie style. Each style was derived from somebody’s imagination. The current trends are a sort of conglomeration of all of this which is exciting, but also often overwhelming. You can aspire to any style and find something that speaks to you, but you also don’t want it to look like a hot mess and create a space of confusion.

How to use this unique book This book is set up with easy explanations of the design and building process, guidance on discovering the inspiration for a site, and an individual’s unique vision for a space, that encourages self-discovery. Skip over any part that is not pertinent to your project, and read more thoroughly into areas you feel are very important. The diagrams, illustrations, and links to documents are set up to be uncomplicated and hopefully motivating to use.

Overview of sections This book goes into great detail on the design and creation process with a

structured chapter plan that’s described below. If you are looking for a fast track understanding of the overall process, please read the information below thoroughly. You’ll get a grasp on the general overview so you can select which chapters you want to focus on, or proceed with the whole shebang of how to design and create your space from start to finish.

What? Who? How? This section of this book looks at your big vision and the best ways to select your team from tried and true practices. This section also helps to hone in on your scope (i.e. how big your project is) and the various options for completing your project.

Our stuff, people and future This section examines your thoughts and inspirations by filling out a program. This section also explains how to budget and schedule your project with reference documents.

Looking at the land This is where we look at what may be one of the biggest steps you take when you begin your project. This being the location of your project. This section helps to analyze sites and direct you to the best selection for your project, whether it be for a new house or an addition. If you are planning on a renovation, you can also use the tools found in this section to examine various areas of your home.

A concept for living

This section looks into how to schematically design your project. Schematic design takes your program information and helps it start to take shape spatially.

Design drawings Information here will help you develop the schematic design in to more detailed and specific design elements. This section also dives into spatial relationships and preliminary furniture layouts.

It’s all in the details Discover how the design drawings turn into the documents that the project will be built from. This is the final design phase of the project.

Time to create This section explains what happens when obtaining prices from contractors called bidding. You will learn details as to what happens during construction called construction administration.

Finishing touches The final section guides your steps after construction is complete. Here, ideas are provided for decorating the interior, laying out furniture, and finalizing landscaping.

How this book will help you design your house

This book emphasizes the importance of establishing the ground work of an individual’s vision and the inspiration we receive from a building site. It is truly only from there that a unique concept for a home can begin. It is also imperative to maintain that vision for each step of the process. This book is here to help you discover the meaning behind a design and stay on track from start to finish.

Start the journey Designing and building your house is a big undertaking and it should be something that’s fun and exciting to do. I hope to help simplify a smartly designed house for you, so you can enjoy the journey of creating a house that becomes your home. Disclaimer: Each project is different in the process of design. Each designer does things differently. This guide is one way to look at the process of design and how to create your house.

Chapter 2: What? Who? How? This chapter will guide you in understanding your big vision, the scope of your project, and each key player and the advantages and disadvantages of each.

Big vision Of all the parts in the design and build process this may be one of the most difficult, yet most important part. It is here you will identify why you are considering creating a space. What is the purpose and inspiration? More often than not there is an underlying reason that is not simply “our family is changing.” I’ve been told by more than one architect that we often become a therapist, along with being a designer, for this particular reason.

“A vision is not just a picture of what could be; it is an appeal to our better selves, a call to become something more.” – Rosabeth Moss Kanter I cannot identify this for you and I highly suggest starting with material that helps you find your creative self before diving into the big vision question. The Artist’s Way by Julia Cameron is one book that helps open up everyone’s creative self, even if you don’t consider yourself an artist. At the end of the day we are all artists, we are put on this earth as unique individuals that have something to offer to everyone. This may seem far-fetched if all you’re doing is considering an addition to your house right now, but trust me, you’ll be better off in the long run identifying the big vision. Either this exercise will confirm your thoughts and give you the confidence to spend a chunk of change to build something, or it will redirect you on a different path. Here are the big questions you should ask yourself:

Why am I considering a build project? Where do I want to see myself in the future? Do these two answers align? If you don’t answer yes to the last question you should reevaluate as to why you are doing this project. These questions should be answered by all of the owner’s team members and everyone should be on the same page.

Scope The next step is determining your scope. Whether it be a spec home, addition, renovation, or custom home. For the purposes of this book we will be focusing on single family custom homes, however, the material provided can translate to other forms of building as well, including work spaces, studios, and shops.

Figure 2-1 Scope of a new home (Image Credit: iStock.com/hikesterson)

Figure 2-2 Scope of a smaller pergola addition onto an existing house (Image Credit: iStock.com/poplasen)

The team Your team is not just your designer, your contractor and you—it’s also the material you are reading, the friends you’re asking for input, and the accumulation of childhood experiences.

“None of us is as smart as all of us.” – Ken Blanchard

Figure 2-3 The team There are several people and methods that are involved in the design and building process. It is important to select the right team members at an early stage for your project to be successful. Each project is different in scope and complexity and therefore each team set up is different as well. The primary team is composed of the home owner, an architect/designer and the building contractor. It is important to select people that fit your personality and understand your vision.

Figure 2-4 The team

Defining the home owner All families are unique and so are the key decision-makers. The drive behind the project may be a wife, a husband, or a child. Whether it be the primary financer, the individual with the most available time, the most interested, or the biggest go-getter, I’ve found only one tried and true way to approach this team when designing and building a house. In my experience, the team members should be the individuals that will be living in the house; not just one, but all. The last thing you want is someone coming in on the tail end of the process and being surprised or disappointed with a decision they will have to live with.

Defining the architect / designer A designer is a knowledgeable and useful member to have on your team. They typically provide the drawings and specifications for the project and can guide you through the process from start to finish. A designer can explain various systems, construction types, and approaches to designing and building a house. A good designer can also interpret your unique self and translate your ideas into a beautiful design fit uniquely for you.

“Good design is like a refrigerator – when it

works, no one notices, but when it doesn’t, it sure stinks.” – Irene Au Typically the owner and designer have an initial meeting to review each other’s expectations, and quite honestly to see if they are a good fit for each other; personality and all. Before any research or drawings are started, you should have a contract or proposal in place to know what to specifically expect of each other. You can visit an example contract here: https://www.aiacontracts.org/contract-documents/74571-standard-short-formof-agreement-between-owner-and-architect A licensed architect is not always required to design your house however more complex or unique projects need an architect, as well as other potential specialist consultants. A licensed architect has received a certified degree, trained under a professional, and has taken various required exams. It is best to check local code and covenants to see what is required.

Defining the contractor A building contractor is responsible for ensuring the project is built to completion. He or she makes sure the project is delivered on time and on budget, follows local code requirements, supervises workers, and provides the appropriate equipment, materials and labor to finish the project. He often works with the building designer to ensure the project is built according to the construction documents. As with a designer, a contractor should be a good fit for not only the construction of the project, but personality as well. If two personalities do not connect, communication is often misconstrued and can result in failed expectations of a project. The other subcontractors that are likely to be involved in your project includes a mechanical, electrical, and plumbing contractors. It is ideal to find someone who is an expert in the energy options that are important to you. If

you plan on using a solar panel system for example, ask the electrical contractor if they have any experience installing this system.

Project delivery methods There are four typical types of project delivery methods to choose from when designing and building your house. Each has its own advantages and disadvantages. 1. Design-bid-build: the owner has the house designed and has competitive bids submitted to choose a contractor who will build it for them. In this type, the owner obtains multiple bids to choose from and is likely to use the lowest price to build.

Figure 2-5 Design-Bid-Build 2. Design-negotiate-build: the owner selects a contractor based on their reputation and negotiates a contract. In this scenario the contractor many times is a part of the design process which helps insure the project stays on budget.

Figure 2-6 Design-Negotiate-Build 3. Design-build: the design and building are done under one contract. This entity is then responsible for all aspects of the design and building process so there is no conflict between

the designer and the builder when problems arise.

Figure 2-7 Design-Build 4. Owner-build: the owner acts as their own builder and may also be the designer. Only individuals with extensive experience should opt for this method, as major problems could arise from lack of experience.

Figure 2-8 Owner-Build Each option has its own advantages and disadvantages. Consider budget, timing, detail, and availability when you choose your project delivery method.

Other possible team members Other key team members may include interior designers, realtors, lenders, code officials, landscapers, plan examiners and other individuals that may play a role in your project.

Interior Designer An interior designer focuses on the decor of the interior environment. They advise on materials and finishes to make a home aesthetically pleasing. Sometimes this service can be found within the house designer’s company.

Figure 2-9 Example of a cohesive interior design (Image Credit: iStock.com/vicnt)

Realtor A realtor assists the owner in buying and selling land. They complete documents to arrange the closing when the property deed is transferred.

Construction lenders A lender is a person or entity that lends money to the owner to purchase land and/or the house. You will work with a lender to receive a construction loan during the build process. Methods on securities vary with different lenders. In most cases, a home owner will need to put 20% down to receive a construction loan, and the land and house are used as security until the loan is paid in full.

City or other local jurisdiction A local authority on building in your area is often referred to as a code or building official. A code official is responsible for issuing permits for construction and ensuring buildings meet codes, ordinances, and zoning regulations. They enforce the code and interpret the content of local and national building codes.

Recap Establishing your big vision and analyzing and selecting your designer and build team is key to a successful project. As with most building projects, there may be issues or difficult decisions to make along the way. A well thought out big vision and a solid team are there to work through problems and find solutions. Having the right team in place is a great way to insure a project is completed on time and on budget and fulfills your dream of building a house that fits your particular vision. The following chapters will assist you to understand the attributes that are important to you in looking for the team members above.

Example story It was the second time for this client to build a home. They found a home builder for their last home who provided both the design and building service. As it was their first home they were very comfortable with a more basic design and thought a design-build scenario was fitting. Although the overall project had been a success, they were now considering a more complex house and had less time to do the research for a unique design and to do site visits during construction. In order to open up their pool of options, they considered an architect for their second house. After doing research they found an architect that fit their contemporary, unique style and would provide construction administration as a client representative during construction. The design and build ended up being more detailed and in depth than their previous project. The architect took on

specific roles that the owner was not capable of or knowledgeable enough to relay to a builder. With the architect’s assistance the project ended up being very successful and a unique home was built fitting the owner’s particular vision.

Worksheet List the home team members & their desired role (main point of contact, budget master, schedule keeper, image collector...): _____ _____ _____ List 2 designers / architects & 2 pros and 2 cons _____ Pros: ____ Con: _____ _____ Pros: ____ Con: _____ List 2 potential contractors, 1-2 references each, 1 pro & 1 con each ______ Pro: _____ Con: _____ ______ Pro: _____ Con: _____ Review options for other applicable team members (lender, realtor, interior designer, landscaper... etc.) ______ ______ ______ For an editable form of this worksheet visit: http://kbvarchitecture.com/resources

Chapter 3: Our Stuff, People & Future A staple in the design process is the development of a program document which takes off from the big vision discussed in the earlier chapter. This document will organize your thoughts and inspirations to help you logically plan out a physical space. This information will be used to organize where you want your project to go in a built environment form. Budget considerations are a follow-up to the programming document. This part puts it into perspective to actually get it done, because you don’t want your ideas and thoughts to live in a fairytale land.

Programming The program will define your personal requirements and building requirements. It is here your creative vision will evolve and melt with real world parameters. As a kid you might have always wanted a four story lookout tower. Now you find out your building covenants or city requirements limit your building height, so you have to look at this idea in another way.

Figure 3-1 Example of a roof deck achieving a ‘lookout tower’ feel (Image

Credit: iStock.com/sl-f)

This step is where a lot of research and decision making takes place and a definition of scope is determined for your project. Programming involves looking at adjacencies, sound and view considerations, and creating visual inspiration boards. You will dive into personal requirements and future goals as well as assumptions about your living situation. This phase will also look at the functional and operational requirements for your project. This will help avoid re-designing when the pen hits the paper. Please see the attached programming document to help you fill out the below information.

Who does the programming? A program document is not typically included in a designer or architect’s standard practice. Often times this is an added service. On occasion the owner will not know about programming or will not want to pay the additional expense. If so, they reference existing plans or a designer’s best judgement. If an owner does not solicit a designer for this service, they can tackle the programming pieces themselves. However, it should be noted that guidance from a designer during this step can help keep you on track and on schedule. The linked document and suggested material found in this book can also guide you along the way if you choose to do this part on your own.

Personal requirements This piece will start revisiting the big vision discussed in the earlier chapter and dive into more details, such as how many bedrooms you might need in five years. The steps for personal requirements will include setting goals, research on the project spaces and uses, and identifying design solutions.

1-Set goals When setting targets and establishing goals it’s best to look at what you plan

for your future. Where do you see yourself in 5, 10, 20 years? Right now it might just be you and your dog and you work at an office. However, you might have always wanted to work from home and would like a flexible space to transition into if you choose to do so. Sometimes people have an aging parent that they foresee living in a mother-in-law suite. You can’t predict what will happen, but at this point you try your best to allow for future growth for yourself and your family. The overall image of your house is important to look at this point. Your background and experience has molded you into a unique individual that has a unique style. Sometimes it’s best to research websites such as Houzz and Pinterest to help find your style. Simply by collecting images and ideas for different areas of your house, you often see repeated elements or designs that represent what you want the image of your house to be. I have had clients share their Houzz account with me and their collections. Typically it’s easier for an outsider’s perspective to see the repeated elements. It’s quite crazy how one can see somebody’s vision just by looking at images they’ve collected. www.houzz.com www.pinterest.com Some common styles to reference include:

Figure 3-2 Cape cod style house

Cape cod style characteristics: Low ceiling Central chimney

Figure 3-3 Craftsman style house Craftsman style characteristics: Tapered columns Low pitch roof Multiple double hung windows Wide front porch

Figure 3-4 Farm house style house Farm house style characteristics: Front porch Clap board siding

Figure 3-5 Modern style house Modern style characteristics: Simple Open plan Function over form

Figure 3-6 Colonial style house Colonial style characteristics:

Dentil molding Central chimney Steep slope roof

Figure 3-7 Mediterranean revival style house Mediterranean revival style characteristics: Stucco Low pitch roof Wrought iron windows and balconies

Figure 3-8 Mid-century modern style house Mid-century modern style characteristics: Angular Clean Minimalistic

Figure 3-9 Prairie style house Prairie style characteristics: Horizontal orientation Asymmetrical Low pitch roof Broad overhanging eaves Ribbon windows Prominent chimney

Figure 3-10 Ranch style house Ranch style characteristics: One story Low pitch roof Asymmetrical Large windows The image of a house can act as reflection of your inner self. Try to not let this overwhelm you but encourage you to examine your thoughts and feelings

on design. If you’ve always naturally gravitated toward simplicity but a friend thinks simple is cold, try not to let it negate your inner thoughts.

2-Project spaces and uses After referencing the above material, it is now time to define the project scope and therefore the project type. Given the goals outlined, are you considering a new building, an addition, or a renovation to your existing space? I’ve had a client who wanted to add on a very large addition and renovate a massive portion of their existing house. At one point I had to be honest and suggest maybe looking at selling the current house and buying a new house would be a better option. When multiple changes are desired, it may not make sense to consider a renovation. It’s best to have this discussion now before construction has started or a lot of money has been spent on design fees. In this situation the designer may need to put their therapist hat on. Even if some design fees are lost, it is ethically correct for a designer to evaluate the viability of a project before continuing the process. Once the scope is defined you can now look at the space criteria in a room matrix and outline your ‘wish list’. The number of rooms will be looked at, their priority, the size and the relationship to each one should be written down. This step will help define public and private spaces. It is also important to analyze your current home and lifestyle while completing this task. Example Room Matrix:

Example ‘wish list:’ Play room Wood flooring Home office Mother-in-law suite… Here you will also determine the equipment required. From standard items like a fridge and dishwasher, to more specific items, such as a kiln hook up that I incorporated into my house in order to make pottery. Be aware that the equipment list may modify your space requirements. Example equipment list: Refrigerator Dishwasher Gas Fire Place…

Sustainability and active living

Sustainability and active living are two specific items I feel are very important for people to consider when designing their house. Many times these are overlooked. Sustainability should be examined for every house in order to create efficiencies and an active living surrounding will typically yield a happier, healthier lifestyle.

Sustainabilty Sustainability is a way of maintaining ecological balance by limiting the amount of natural resources used. Sustainability has several different levels of integration. Simply by orientating your house and placing certain rooms in certain areas, you can achieve a sustainable house with no additional cost. More elaborate sustainable homes might include geothermal wells and solar panels. At this point you should, determine from each of the home owner’s team members, what they want to incorporate into the project from a sustainability standpoint. Upfront costs as well as pay back and overall cost savings for their future should be addressed at this time.

“Study nature, love nature, stay close to nature. It will never fail you.” – Frank Lloyd Wright Our house, in particular, is designed as a passive solar home and located in the cold climate region of the northern hemisphere. We moved from a single story ranch house to a three-story house. Even though it is a much bigger space our energy cost in our cold climate in the middle of winter for heating was cut from $200 a month to $70 a month. The design cost was no more than a typical design of a house; it was all about building orientation and placing windows in the appropriate locations. Building orientation reflecting prevailing winds and solar exposure will be addressed more thoroughly in the following site analysis chapter. For more information on sustainable homes you can visit the following two websites: https://www.phius.org/what-is-passive-building/passive-house-principles

https://www.usgbc.org/leed/rating-systems/residential It is also worth noting that renovating an existing house instead of building new is a large sustainability factor in its self. By maintaining what is already there for foundation and structure, instead of building new, you can decrease construction materials and therefore reduce the carbon footprint of your project.

Active living Active living is the idea of designing spaces that promote physical activity through indoor and outdoor spaces. Although this philosophy is mainly based on a larger scale than a house, such as walkable communities, there are elements you can incorporate into your living space. Some ideas include stairs that are more attractive for use and creating recreational areas more visible and therefore more user friendly.

“The doctor of the future will give no medicine, but will involve the patient in the proper use of food, fresh air, and exercise.” – Thomas Edison A simple option to incorporate active living into your house might include adding a swing in a living area. If your favorite sport is snowboarding, put your board on display in the house where you’ll see it and be encouraged to use it.

Figure 3-13 Indoor swing (Image Credit: iStock.com/bernardbodo)

Figure 3-14 Climbing Wall (Image Credit: Katie Vasbinder) One feature we created in our house was a rock climbing wall in our stairwell. This may be far-fetched for most, but for our family it has become a focal point and driver of unique conversation and ideas with guests. People often want to incorporate a playful, active element in their house after visiting, further promoting physical activity and opportunities to bond with family members.

3-Identify design solutions Now that your targets and specific items for your project type have been identified, you can plug them into various strategies to address flow and relationships of spaces. Some people prefer an open plan versus defined rooms or centralized space versus decentralized spaces. Below are a couple basic design organizing

principles. You can find more information regarding these principles at the below link. https://cpb-use1.wpmucdn.com/blogs.uoregon.edu/dist/1/16101/files/2018/04/Ching_Ch-4Organization_FormSpaceOrder-vikn3p.pdf

Figure 3-15 Examples of spatial organization It’s important to look at the flexibility of your spaces as well. An area you might have seen as an office on the main level may temporarily turn into a kid’s playroom, and then once the kids grow up, maybe more of a library. Your future is hard to predict, so making sure certain areas are kept flexible is typically a good decision. The flow between spaces can also now be addressed by adding it to your bubble diagrams. A bubble diagram is a diagrammatic sketch used for space planning and organizing space and flow. If you have a living and kitchen space that you want to keep slightly separate these could be two separate bubbles but with a large arrow in between. The large arrow indicating a large opening.

Figure 3-16 Example bubble diagram One of the hardest things to do is to keep the process simple. It’s easy to add too much detail, creating unnecessary complexity. Start with large spaces at the top of your priority list, then work down from there.

“Simplicity is the ultimate sophistication.” –Leonardo da Vinci You may also want to look at various phasing you might have. Maybe you cannot afford a mother-in-law suite addition immediately, but you want to allow for it in the future on your site. Your bubble diagram could include a dashed bubble indicating this future item.

Building requirements The building requirements are those items outside of your personal

preferences and specific needs. These relate to the more straightforward code compliance information with your local government, site requirements, systems and so forth. On occasion these end up directing your personal preferences, however, these requirements are more general.

Code information Code information may be related to zoning, setbacks, parking requirements and so forth. It is best to check with your local government and neighborhood standards to see what these requirements are.

Figure 3-17 Site setback example plan

Site requirements Site requirements include setback distances, potential covenant requirements, and other items related to your property. This will be reviewed more closely

in the following chapter.

Systems Systems include heating and ventilation, plumbing, electrical, and other detailed items. Some options for heating include a furnace and a wood or pellet burning stove. Geothermal heat pumps are an option to heat and cool a house as well. Geothermal pumps use underground pipes to source the earth’s natural temperature. Some options for electrical include tying into the power grid or using solar photovoltaic panels/shingles to supplement the power grid or work remotely from grid sourced power.

Accessibility Accessibility is another component of building requirements. Although your specific project might not be required to be handicap accessible, you may choose to follow these requirements for personal reasons. You may have an ailing parent or a handicapped child or simply want to keep your house accessible for future salability. For more information regarding accessible design visit the below link: https://www.ada.gov/2010ADAstandards_index.htm

Housing market information You need to consider house market information for potential resale, however, you do not want this to be a prominent driver of your project. You want your house to be unique, yet you do not want it to be unavailable for future use. According to Wikipedia, the average lifespan for someone living in the United States is 78.9 years old and we typically live in the same house for about 13 years. The average lifespan of a house is 75 to 100 years so multiple people across generations may live in the same structure. It is best not to limit the use of the space for economic reasons and sustainability reasons. For more information regarding design trends in housing visit the below link:

https://www.customhomeonline.com/tag/design-trends

Budget When considering budget look at the big picture. A simple question such as, how big of a house do you really need, can affect a lot of things. Maybe with a smaller house you can purchase a more attractive site that fits your budget. Or maybe with a more condensed addition and re-purposing an existing space that is unused, you can afford equipment for a hobby you’ve always wanted to explore.

“The simplest definition of a budget is ‘telling your money where to go’” –Tsh Oxenreider In a building project there are two types of costs; hard and soft costs. Hard costs are the expenses physically related to the project and soft cost are those not related. There is also FFE (furniture, fixtures, and equipment) costs to consider in your overall budget. The attached budgeting document will help with the specifics of these two areas. Please note, every area has a different cost per square foot. From New York City to Alabama, the cost per square foot to build may be very different. You can call around to local builders and designers to get a good idea of what a square foot cost will be for your area. Also, the type of house design you choose will fluctuate the cost as well. A luxury design will be much different than a low end design. At this time it is a good idea to visit with a potential lender. This may be a bank, credit union, or a personal financer. A bank will review your current financial state including your past tax forms, pay stubs and what money you have available for a down payment. This information will allow you to prequalify for a loan and understand the amount you are able to work with. Please be reminded that beyond the housing costs there are many other items to consider when budgeting. These may include landscaping, furniture, and

interior decorating. You also need to consider your down payment. Typically, for a conventional mortgage the down payment is 20%. A bank will also require comparable houses in your area as references for an appraisal. If you have an elaborate design that is clearly above your surrounding neighbor’s property value, you may have trouble securing the required financing to make the project a reality.

Example story A couple is excited to begin their journey of creating a house together. They’ve dreamed of building a house for some time. Although they both agree on the size and budget, they cannot see eye to eye on the style. The wife is steadfast on a contemporary design while her husband appreciates a traditional style. Their designer understands each of their perspectives and is ultimately given the challenge to find a design that fits both of their visions. Before the pen hits the paper, the designer decides to review their image boards from their programming document. The designer sees repeated elements from the husband’s images; pitched gables and brick. The wife’s elements feature a lot of tall windows and a simple black and neutral palette. The designer decides to pull together images with all of these elements and suggests a transitional style to fit both of their visions.

Figure 3-18 Transitional house style (Image Credit: iStock.com/Korisbo) Transitional style characteristics: Combines traditional and modern style Although it was not what they each had initially envisioned, they found a connection in the repeated elements that they both came back to time after time. This connection made them feel at ease. The ability to bond over a transitional style inspired them to move forward as a couple, confidently.

Worksheet List who will fill out program sheet (an owner team member or designer/architect): _____ Timeframe to complete program: _____ List who will fill out and keep track of budget: _____ Timeframe to complete preliminary budget: _____ List who will fill out and keep track of the schedule: _____ Timeframe to complete preliminary schedule? _____ Meet with lender for preapproval if applicable, list loan type available: ____ Interview and select top designer / architect if you want them to help with site selection & programming (see following chapters): ____ For an editable form of this worksheet visit: http://kbvarchitecture.com/resources

Chapter 4: Looking at the Land The biggest step you will make when beginning to create your house is selecting where it will go. If this is a new house, it’s a new building site. This will require an evaluation of many sites to determine the best fit for you. If it’s an addition to your current home it will require an analysis of your existing site to determine the best location for the addition. Location may also be considered if you are purchasing a house that you plan to renovate.

“My wish is to stay always like this, living quietly in a corner of nature” –Claude Monet In order to determine which direction you want to take, here are a few general questions you can ask yourself to hone in on an answer: 1. Which location do you plan on looking at and why? 2. What are the available lots or housing types available? 3. Will you build new or modify an existing house? If you select a new location it will have an effect on many things, including finances and the environment you will live in. At this time it is best to do a more in-depth analysis to see if this is the direction you choose to go. Below is a list of site selection criteria that will help you evaluate your various options. Some sites might accommodate your current needs but may not fulfill your needs 5 to 10 years down the road.

Site selection criteria Location, accessibility, and zoning

Collect all the options for your site selection. Determine the advantages and disadvantages of each. Some sites might have a large beautiful lot but may be on the fringe of town and require more driving time to get to work and run errands. Here are a list of items to consider. Access Circulation/Parking Solar access Good views Topography (drainage, slope) Services (power, gas, etc.) Restrictions (zoning, easements, setbacks)

Figure 4-1 Site analysis Another very important and often overlooked aspect, is the inspiration of

nature. Identifying things that really define who you are can be reflected in where you live. If you’ve always wanted to live next to water or have a view of a large beautiful tree, don’t forget to address this in your site selection. It is often the simple things that can turn your house into a home.

“Nature always wears the colors of the spirit.” –Ralph Waldo Emerson

Solar access and climate Each site will have its own micro and macroclimate. A micro climate is related to a direct environment, for example, when a tree or neighbor’s house shades your backyard for a good portion of the day. A macro climate relates more to a region of a site. It’s very important to consider this for available site orientation and solar access. Below is a map showing the four major climate regions of the United States. Each region will have specific sustainable features to address their particular climate.

Figure 4-2 US climate regions

As mentioned earlier, the suns location in the sky throughout the year can have a drastic impact on the comfort level and performance of a house. The diagrams below illustrate sun angles in the summer and winter for a cold climate area in the northern hemisphere.

Figure 4-3 Example sun angles The summer sun in the northern hemisphere is higher than the winter sun. The summer sun causes the east and west sides of a building to receive two times more sun than the south side. In contrast the winter sun causes the south side to receive three times more sun than the east and west sides. For cold climates you can see the advantage of placing more windows on the south side of a building as opposed to the other sides of the building. Try to select a site that allows for solar exposure on the south side if you live in a cold climate.

Walkability and transportation When selecting a site you may want to consider the ways a development reduces our dependence on automobiles and partakes in accessible, walkable communities. You can do this by selecting sites within a community that provide access to public transportation, walking paths and bike trails. Not only will this decrease the impact on our environment, but it will also help provide a sense of place within your community. You may also plan for a home office to limit commuting. For more information on walkable communities visit the following site. https://www.cdc.gov/nccdphp/dnpao/features/walk-friendlycommunities/index.html

Size, shape, and orientation The size and shape of a piece of property can have a big impact on the type of house you can build or add on to. Ideally a design will capitalize on the strengths of the property and overcome the weaknesses. You need to evaluate each prospective site and determine the different house styles and sizes of house it can accommodate.

Cost, taxes and HOAs

When looking at the cost of a piece of property, review the possible taxes and homeowner’s association fees, if applicable. Visit with your HOA and local authorities to determine these amounts. They should be noted in your overall budget document.

Community and covenants A vital aspect of your house project is the community that you will choose to live within. Now and then this is easy to consider just by talking to neighbors. In newer developments, you may not have neighbors. In that case, you’ll need to use your best judgment for who they might be. There are some apps like Next Door that can give you a clue on how connected a neighborhood might be. Visit the below link for more information. https://nextdoor.com/

“The American Dream starts with the neighborhoods.” –Harvey Milk Many developments have covenants in place and submittal requirements. You may be required to submit a floor plan, site plan, and building samples throughout the design process. Some common covenant requirements include minimum square footage, outbuilding restrictions, parking restrictions, etc. Be sure to review an entire list of covenant rules.

Surveys and geotechnical investigations When you’ve selected a lot and want to consider moving forward with purchasing, examine the property more closely. A survey can be done to correctly identify boundaries, easements, and the slope of the land. A geotechnical investigation can also be completed with soil borings to determine what type of soil you will be building on. Some soils are good and some are bad. In extreme circumstances soil must be removed and replaced in order to build. This is something you can use as a negotiation tool when

considering purchasing a piece of property. Below are a couple diagrams to illustrate the impact of site slope, drainage, and required cut and fill of a developed piece of property.

Figure 4-4 Site slope and drainage

Figure 4-5 Cut and fill diagram

All in all, selecting a site for your house or addition is a very big first step in the design and building process. Simple investigations now can prevent large scale problems in the future.

Example story

When purchasing a piece of property, a couple found the perfect lot, but the price was out of their range. After closer investigation, they noticed some large boulder outcroppings and some large dead trees on the property. The couple was very in tune to doing things on their own and had access and experience with moving equipment, so they asked the seller to consider negotiating. Given the lot next door did not have boulders or large dead trees the buyers offered to take on the extra work to remove these items on their lot themselves. The seller agreed to drop the price to a range the couple was comfortable with.

Worksheet List the top two neighborhoods you’d like to live in? List 2 pros and 1 con (if adding on / renovating, note current neighborhoods pro/con & how your project could contribute) Neighborhood 1: _____ Pros: _____ Con: _____ Neighborhood 2: _____ Pros: _____ Con: _____ Find 3 sites / lots, list 2 pros & 1 con each (if add/Reno identify for current land). Note items discussed: Access, Circulation / Parking, Solar access, Good views, Topography (drainage, slope), Services (Power, gas... etc.), and Restrictions (Zoning, easements, setbacks) Site 1: _____ Pros: _____ Con: _____ Site 2: _____ Pros: _____ Con: _____ Site 3: _____ Pros: _____ Con: _____ Visit with 1 neighbor at top two sites: Site 1 neighbor information gathered: _____ Site 2 neighbor information gathered: _____ Share info with realtor and designer if applicable [yes] [no] For an editable form of this worksheet visit: http://kbvarchitecture.com/resources

Chapter 5: A Concept for Living So, you’ve completed the programming and selected a site, now it’s time to get into a spatial form of design called schematic design. Schematic design is an illustration of a concept including spatial relationships, scale, form, and massing. This is truly when the pen hits the paper and visual design occurs through bubble diagrams and massing models.

“Practice safe design: Use a concept.” –Petrula Vrontikis You will want to revisit your programming information that provided direction on square footage of spaces, usage, and other requirements. The information gathered during the site analysis will also be essential for this step. During this phase you should also reaffirm the agreed upon scale of the project and the budget with the team. The designer will provide several study drawings to show various concepts that fulfill zoning requirements, building restrictions, and the user requirements identified in the program. At the end of this phase a final schematic design will be completed with everyone on the team agreeing. Once again, the costs and budget will be reviewed and then the project will move into the design development phase. An owner can expect a site plan, floor plans, sections, elevations, and other material with overall dimensions to be a part of a schematic design package.

A parti A parti can be a great way to start a concept design. A parti is a diagram or drawing used early on in the schematic design process to represent a concept. This visual thought is very conceptual. The parti is an idea that can be revisited throughout the design phase to help make decisions and to help keep the project on a concept driven path. See the example Parti image below for

reference.

Figure 5-1 Parti examples showing form, flow, and dimension of time

Visual inspiration To develop visual inspiration for a project on different possible websites revisit Houzz and Pinterest. At this time you should add to your image library and hone in on repeated elements to help to define the vision for not only a building but the integration of site context.

“Visualization is daydreaming with a purpose.” –Bo Bennett

Concept site, plans The most logical and standard drawing to start with is a site and floor plan. Here you will identify axis, good views to take advantage of, and efficient, smart space relationships. Consider each space for daylighting, thermal comfort, sound, and sightlines in regard to privacy. For example, it is pleasant to have a great exterior view from a living area but not ideal to have a view of a toilet from a food prepping are. Use a bubble diagram during this process to define relationships between rooms. An example of a kitchen to a dining room will be denoted and other functional distances will be discussed. Think about things like the distance from the garage to your kitchen; this you will want to keep short for delivering groceries, etc.

Figure 5-2 Bubble diagram plans You’ll further want to consider direct views such as seeing the driveway and backyard from the main area so you can see where the kids are playing and when guests arrive. Also consider the direct environment in regard to sound travel. The acoustics of a bedroom above garage can be difficult to overcome. Most garage door openers are very loud and could wake up a sleeping occupant. Rooms below a kitchen can also be an issue with acoustics due to the sound travel from people walking on hard surfaces. If a garage is disconnected from the home you’ll need to consider the travel distance when moving things like groceries in certain types of weather. Other items or efficiencies to consider are the location of utilities. A mechanical room at the end of a house may not be logical to service the other

rooms. If a heating duct travels across the entire house, you may lose a noticeable amount of heat before it gets to a room. Sometimes, for larger houses, separating mechanical rooms in to two rooms is suggested. This can decrease ductwork sizes in the truss space and ensure hot water can reach all the bathrooms in an efficient way.

Planning Basic planning elements to begin with include addressing the entrance, looking at circulation between rooms, and balancing and finding focal points. The entryway is the first impression of the house and the transition point from the exterior to the interior. You can either create a dramatic event or an enclosed area to identify this space. By addressing focal points you begin to create a hierarchy of experience and a solid design. This can help determine the priorities of the design and help you stay on a structured and cohesive path for a user’s experience.

Figure 5-3 Focal point example (Image Credit: iStock.com/hikesterson)

Outdoor spaces Connection to outdoor spaces should be a fundamental aspect of the design. Being able to see our natural environment connects a design to its roots. Some outdoor spaces include garden areas, patios, lawns, and water features. With an increase in population, lot sizes are decreased, so special attention to outdoor space is a must. You want to evaluate how the space feels to occupy and what the space looks like from within the home.

“A garden should make you feel you’ve entered privileged space – a place not just set apart but reverberant – and it seems to me that, to achieve this, the gardener must put some kind of twist on the existing landscape, turn its prose into something nearer poetry.” –Michael Pollan

Figure 5-4 Outdoor Space Bubble Diagram showing coniferous trees blocking prevailing winds and deciduous trees blocking summer sun.

Figure 5-5 An outdoor perspective showing native plantings that are able to be seen from the interior (Image Credit: iStock.com/ChrisHaver)

3D proportions and massing Once a schematic plan has been developed from the bubble diagrams, you can now look at massing models which will help with proportioning spaces. Massing models are a three-dimensional representation of space. They can be examined either through a physical model or a digital 3-D model. These help to develop a sense of space and can provide guidance for the exterior and interior areas. In a design you can have basic or complex massing. Either option should look at the façade with guidance from a golden ratio layout or the rule of thirds. An elevation diagram for using the golden ratio can be found in the following chapter. For more information on these ratios and grids visit the below link. https://www.creativebloq.com/design/designers-guide-golden-ratio-12121546 https://en.wikipedia.org/wiki/Rule_of_thirds

Figure 5-6 Massing elevation

Figure 5-7 3D Massing model

Figure 5-8 3D massing model within a site

Zen philosophy A great philosophy to keep in mind when developing the drawings are the Zen principles. These help us pare down the many different directions life can take into a simple form. These principles guide the process through natural elements and focus on the effects of light and space. For more information regarding Zen design visit the below link. https://meccinteriors.com/designbites/zen-design-principles/

Sustainability Daylighting and solar considerations Daylighting is a great way to not only save on electricity, but to also boost your mood psychologically. It’s been proven that daylight creates a more productive space and enlightens the mood for occupants. Visit the below link for more information regarding daylighting and mood. https://www.weforum.org/agenda/2014/11/daylight-affect-our-mood/ It is very important to address daylighting for your project for these reasons. As mentioned in the programming document and earlier in the Looking at the Land chapter, by taking advantage of the sun’s angle from winter to summer you can inexpensively create a passive solar home in addition to providing natural daylight. Let’s look at the sun angle for the area where I live. In my northern climate the sun angle during the winter months is about 23° and in the summer months about 45°. In the winter you can provide overhangs that allow sun into the house when the angle is low and in the summer, the same overhang can shade the higher sun angle. The prevailing wind direction is also different from season to season. In the winter the wind direction is mainly from the northwest and in the summer it is from the southeast. You can plant deciduous trees at the south sides to shade in the summer and you can plant coniferous trees at the northwest side

to block the prevailing winds during the winter months. Deciduous trees shed their leaves in the fall as opposed to coniferous trees, such as pine trees, that do not shed leaves and maintain their needles all year long. Reference the sketches below for a greater understanding.

Figure 5-9 Solar, Vegetation and sustainability section diagrams

Figure 5-10 Exterior shading device example (Image Credit: iStock.com/sl-f)

Resource conservation There are several options to consider when designing an environmentally conscious home, from ways to save energy to selecting materials with recycled content. Below are an explanations of a few broad items. As mentioned in the programming document, you can visit several websites about sustainable or ‘green’ home design to guide you along the way in more detail.

Saving energy and water There are several ways to save energy through building design. They may

include: increasing the insulation in the walls, selecting high performance, air tight windows, minimizing cooling loads through landscaping and selecting energy-efficient equipment and appliances. A building and landscape can also be designed to save water. You can install water efficient fixtures and appliances, collect and use rainwater in a cistern, and landscape design with xeriscape. Xeriscaping is landscaping that eliminates the need for irrigating with water. Most often xeriscaping uses native plants that are acclimated to the local rain fall and climate.

Recycle and reduce By reusing materials or even an entire building you can greatly decrease the carbon footprint required by not using new materials to building. A carbon footprint is the total greenhouse gas emissions caused by a product. One trendy idea is to use shipping containers as part of the design. You can also reduce the material you use by optimizing your design for smaller spaces and decreasing the overall footprint.

Low impact materials and longevity Low impact materials include materials that don’t create a lot of pollution including low VOC products, salvaged materials, and low embodied energy materials. You can also maximize longevity of a building by selecting durable materials, designing for easy maintenance, and designing buildings that adapt to future uses.

Other considerations Seismic Some areas will require seismic specific design. This may include foundations that absorb movement or other requirements. At this stage it is important to be aware of these area-specific requirements, however, they will

need to be addressed by the appropriate designer or engineer as required by local and national codes.

Accessible design Most areas do not require accessible design, however, it can be a good thing to consider for aging family members and the possibility of resale to a broader market. An accessible design can accommodate wheelchair access and turning radius’ as well as reach distances from a wheelchair and maneuvering clearances at swinging doors. For more information regarding accessible design visit the below link: https://www.ada.gov/2010ADAstandards_index.htm

Figure 5-12 Accessible house entry design (Image Credit: iStock.com/hikesterson) An accessible home design can look like any other house. More consideration for elevation changes needs to be addressed as well as various clearances. The above house does not have steps at the front or back, just a small slope for drainage.

Example story A growing family was in a rush to add onto their house and struggled to find a focal point. Although they had lived in their current place for over a year, they had been too preoccupied with a crazy busy life to see what nature had to offer. With the help of a designer they were able to pinpoint good view opportunities during site selection and began to address the design opportunities in schematic design. By overlaying a simple axis that focused on a large beautiful tree and a meadow in the background, they were able to hone in on a beautiful focal point that enriched their current home and allowed for the unified addition.

Worksheet Have each owner team member list where they see their family & job in 5 and 20 years Team Member: _____ Family: _____ Job: _____ Team Member: _____ Family: _____ Job: _____ List top 3 priorities for the project: Priority 1: _____ Priority 2: _____ Priority 3: _____ List 2 concerns: Concern 1: _____ Concern 2: _____ List each members favorite house style: _____ _____ Add to your image folder in Houzz or Pinterest, add 5 photos Completed? [yes] [no] List the top sustainable features for each team member: _____ _____ Share this information with the design team (if applicable) Completed? [yes] [no] Fill out or update the program, budget and schedule sheet Program completed? [yes] [no] Budget completed? [yes] [no] Schedule completed? [yes] [no] For an editable form of this worksheet visit: http://kbvarchitecture.com/resources

Chapter 6: Design Drawings Design development takes schematic design and evolves it into more detail and more specific design elements. At this phase mechanical, electrical, plumbing, structural, and other systems will be looked at more closely.

“When the image is new, the world is new.” –Gaston Bachelard Material types, window and door sizes, and locations will be determined. The design development will result in more detailed schematic drawings as well as the addition of preliminary wall sections, and the start of details such as door and window details. Specifications will be started in this phase that correlate with the drawings. This will include identifying flooring materials, exterior materials, some equipment and so forth.

Floor plan As with the schematic design, it is best to start with the floor plan. A good grid system to use is a 4‘-0” by 4‘-0” grid in order to start to add more defined detail from your schematic plan. Frank Lloyd Wright used a similar grid for his Usonian homes. A grid system like this acknowledges standard building dimensions and can decrease material waste as well as save money. For example, typical concrete foundations are kept on a 4’ grid and building materials like plywood stay on 4’ increments with 4’x8’ sheets. When laying out the floor plans, you’ll also begin to address furniture layouts. This will help solidify the size of rooms and detailed dimensions.

Figure 6-1 Floor plan with grid When considering room layouts, remember that larger sizes aren’t necessarily the better thing. For example, remember that bedrooms are meant for sleeping. Do not include too many activities in a bedroom, such as watching TV or a reading nook. I personally believe that distractions can interfere with falling asleep and staying asleep, and they can also eat up unnecessary square footage.

Work spaces Digging more into floor plan, you want to look at the logistics of workspaces. A kitchen work triangle is a very important diagram to use during design development. You do not want too many steps between your sink, your fridge and your stove. A good kitchen design will be appreciated every day.

Figure 6-2 Kitchen Layouts and Work Triangle; each leg of the triangle should be between 4’ and 9’ in length with the sum of the 3 sides between 13’ and 26’ in length.

Figure 6-3 Kitchen Galley Layout (Image Credit: iStock.com/LEK_3DPHOTO)

Figure 6-4 Example Living Room Layouts

Figure 6-5 Room Layout Example Plan For more room layout guidelines visit the below link. https://www.dimensions.guide/classifications/layouts

Outdoor spaces Outdoor spaces should also be looked at in greater detail during the design development phase. A deck or patio off your main living space will likely accommodate a table with chairs and room to move around. An outdoor space may include a kitchenette or a grilling space.

Exterior elevations and perspectives Exterior elevations will be evaluated during the design development phase. The elevations will begin to show materials and include various facade studies. A façade is the face of a building, typically the front or street side.

As mentioned before the golden ratio system can be a great reference during these studies. Asymmetry tends to be pleasing to the eye as long as it is balanced. Furthermore, as I like to say, odd numbers are happy numbers. A set of three is usually more appealing to the eye, than a set of four and so forth. For materials it is typically best to stick with a set of three main materials and textures. A rough textured stone, soft textured wood and a smooth metal siding can be a pleasing combination.

Figure 6-6 Golden Ratio

Figure 6-7 Design Elevation

Figure 6-8 3D Perspective

Interior elevations and perspectives Interior elevations are typically started after exterior elevations. To create a cohesive design, elements from the exterior should appear in the interior as well. For example, an exterior neutral color palette should continue on in the interior. The materials may not be exactly the same but the main color

scheme should be. It is important to consider color, contrast and values. A sleeping area should have some cool tones to be calming as where a kitchen may have more bold colors; such as pops of orange. If color is more subdued for the main palette it can be considered for accents in furniture and art pieces when decorating.

Interior finish board In order to plan for consistent finishes a finish board is often created. A finish board is a collection of samples placed on a board to get a feel for the overall composition of materials. This can be started in the design drawing phase for all the finishes and then added to for furniture and so forth later on.

Figure 6-9 Interior finish board example (Image Credit: iStock.com/Penoramic333) The key elements to interior design include line, form, texture, color, space, form, and pattern. The goal is to keep these balanced to make your spaces aesthetically pleasing. For more information regarding these key elements, visit the link below. http://launchpadacademy.in/elements-of-interior-design-2/

Figure 6-10 Interior Elevations

Figure 6-11 Interior Elevations

Reflected ceiling plan

A ceiling plan can help to define spaces by utilizing soffits or clouds to frame out rooms. Wood beams either real or faux can also help frame out a space. A ceiling plan will indicate lighting fixtures, types, and quantities. Heating and cooling registers and fans are also typically shown on reflected ceiling plans.

Figure 6-12 Ceiling accent aligning with kitchen and table (Image Credit: iStock.com/hikesterson)

Building sections Building sections are started during this phase to show structure and systems. We can evaluate depths of floor joists to fit ductwork, how roof slope and interior vaults affect the scale of a space, and how far natural lighting shines into a space. The super structure is the main frame of the building. Most often this will be wood framing, however, sometimes with long spans, steel beams or columns can be integrated. The entire super structure, shell, and building will be supported by the substructure; foundation system. Often times this is a long

concrete wall and footing supported by soil. In some circumstances a pier system will need to be used. This depends on soil conditions and other considerations. A building section will also identify if the building will be slab on grade, have a crawlspace, or a basement. Depending on the client’s needs and the slope of the site, or other factors like a floodplain, this may be limited. The shell or vertical enclosure will wrap around the superstructure. This can either be a siding system, masonry, paneling, window system or other weatherproof material. The horizontal enclosures use various roofing materials. This may include asphalt shingling, standing seam metal roof, clay tile or other material suited for your location. It is important to consider the joints and transitions of these materials in order to prevent unfavorable weather conditions causing leaks. If a roof leaks, it will affect the integrity of the entire building.

Figure 6-13 Design Building Section

Services Services will also be looked at in greater detail. This will include plumbing, heating, ventilation, air-conditioning, electrical and any conveying systems such as a lift or elevator.

Plumbing Plumbing systems are used to distribute usable water throughout a building and dispose of waste water in a safe and healthy manner. Plumbing pipes carry this water and may be steel pipes, plastic pipes, or other material. They must fulfill the plumbing codes and standards. There are numerous options when considering plumbing systems that properly reflect your hot water demand, climate zone, available water pressure, and so forth. Some areas are

more suitable for geothermal systems and some designs more logical for two water heaters. It is best to consult a professional when designing the details of this type of system.

HVAC A building shell protects us from the natural elements and creates an interior comfort level. We rely on interior climate controls for heating, ventilation, and air-conditioning for comfort beyond what the building shell can provide. The loads for each of these will rely heavily on your project location. In cold climates heating loads are greater and in hot climates cooling loads are greater. Humidity is also another consideration to address when controlling the comfort level of a building. Again, some areas will require the removal of humidity while some will require the addition of humidity. A bioclimatic design is a good driver of design at this stage. Bioclimatic design emphasizes environmental conditions to minimize outside energy sources. Using cross ventilation achieved from strategic window placement and planning structures that block the prevailing wind are simple ways to maintain an interior comfort level without the use of energy loads from active systems. Both passive solar heating and cooling systems are great items to look into further at this time. This includes solar orientation, window sizes, shading devices, and other logical environmental items that suit your location.

Figure 6-14 Natural ventilation diagrams

Electrical Electrical services are either delivered above or below ground. If a project is an off grid design, electricity often times comes from solar panels (photovoltaic) or wind turbines. You can also incorporate solar panels to alleviate the electrical load without being completely off grid. There will be distribution points from the service to the rest of the house; a service panel. Wiring will be laid out to accommodate the various needs per room. At this point in the design phase it is good to have a general idea of the systems and room preferences.

Outline specifications A general specifications outline will be generated during this design

development phase. A list may be as simple as the example below. The general divisions will hone in on all the main items in the house. Example Outline Specifications List: Concrete Masonry Wood and Plastics Thermal and Moisture Protection Doors and Windows Finishes Mechanical/Plumbing Electrical

Recap After the design development phase package has been put together, an updated budget should be reviewed and contingencies adjusted appropriately. Typically for renovations a contingency is larger for the potential unknowns and at this phase a new structures contingency should be more refined.

Example story When considering a new project, a family was overwhelmed with the overall cost and levels of sustainable options. They began to overlook even the most logical items for their house. A contractor was able to explain that although the initial cost of some systems, like a geothermal system, can be a lot upfront there are not only potential kickbacks available through grants but a very logical payback period. The contractor indicated that it’s best to look at the big picture before negating any sustainable ideas. Sustainability does not mean more costly, it means ultimately saving money in the long run. The family decided to incorporate a geothermal system into their house. They applied for some state incentives and after the first year began noticing a short payback period that ultimately would save them a lot of money in the long run.

Worksheet Add 3 photos for each room to be included in project and 5 exterior photos to image folder 3 photos per room added? [yes] [no] 5 exterior photos added? [yes] [no] List 1 thing you learned about plumbing, 1 about heating, 1 about cooling, and 1 about electrical: Plumbing: _____ Heating: _____ Cooling: _____ Electrical: _____ Share with design team Completed? [yes] [no] Revise budget and schedule sheet Budget revised? [yes] [no] Schedule revised? [yes] [no] For an editable form of this worksheet visit: http://kbvarchitecture.com/resources

Chapter 7: It’s All in the Details The final design phase are construction documents. This is when the pen hits the paper in great detail and your anal retentive self can shine. After settling on the design development documents, the construction documents develop the drawings and specifications into details and specification of materials for building. After the construction documents are completed they can be sent out for bidding to a contractor.

“Little details have special talents in creating big problems!” –Mehmet Murat Ildan

Figure 7-1 Unique stair detail (Image Credit: iStock.com/jodiejohnson) The construction documents will include all the necessary information to receive bids and to obtain a building permit. Details will be finalized such as identifying any required landscaping, noting specific finishes, and addressing particular systems. The structure and shell will be fine-tuned and the project specifications finalized.

Figure 7-2 Floor plan clip

Figure 7-3 Exterior Elevation

Figure 7-4 Building Section

Figure 7-5 Wall Section

Figure 7-6 Window Elevations A complete set of drawings will typically include the following sheets.

Drawing sheet list Cover sheet Site plan Landscape plan Life safety plans Demolition plans Floor plans Elevations Building sections Wall sections Door window schedules Door window details

Section details Reflected ceiling plans Finish plans Structural drawings Mechanical drawings Plumbing drawings Electrical drawings Other consultant’s drawings

Material specifications The material specifications will be very different from project to project. Some will be very simple with only a few items identified, some will be more complex. For most commercial projects and some residential projects a Construction Specifications Institute (CSI) division format is used. It’s a good idea to start with the list below and eliminate items not used. With this all-encompassing list you are sure not to miss anything. You can find more information about this division list at the below link. https://en.wikipedia.org/wiki/16_Divisions

CSI division list: Division 01 — General Requirement Division 02 — Site Construction Division 03 — Concrete Division 04 — Masonry Division 05 — Metals Division 06 — Wood and Plastics Division 07 — Thermal and Moisture Protection

Division 08 — Doors and Windows Division 09 — Finishes Division 10 — Specialties Division 11 — Equipment Division 12 — Furnishings Division 13 — Special Construction Division 14 — Conveying Systems Division 15 — Mechanical/Plumbing Division 16 — Electrical Disclaimer: Each project is unique and may not have all the sheets or specification divisions noted. In certain projects some may have more. At this time the budget will be updated and financing revisited.

Basic finish schedule A finish schedule is a list of all the finishes that will be included in a room. Typically each wall finish is identified, ceiling finish, floor finish, trim finish, and any other remarks relating to the interior finishes. See the below for an example finish schedule for reference.

Figure 7-7 Finish schedule

Figure 7-8 Interior Finish Elevations

Figure 7-9 Interior paneling design (Image Credit: iStock.com/mihalis_a)

Example story Although at this phase most everything should be pinpointed, sometimes there are glitches in the system. One particular project had specified a certain type of siding that required specific details. Some other components of the project were also chosen, based on this specific material type. Unfortunately

during the construction document phase the material was surprisingly discontinued. Out of the designer’s and client’s control, they were unable to use the siding product in the project. At first, it seemed impossible to find an exact duplicate of material but after careful investigation the designer was able to find a very similar product. The color of the similar product, on the other hand, was an issue. The standard colors available were not what the client desired. Fortunately, the designer was able to contact the manufacturer and have a custom color painted that matched the same warranty and specifications as the base colors. After a slight delay figuring out a new product, the designer was able to find a suitable replacement and the client was satisfied and able to move forward with their project.

Worksheet Add 3 photos of stairs, front door, and fire place if applicable 3 photos of stairs added? [yes] [no] 3 photos of front door added? [yes] [no] 3 photos of fire place added? [yes] [no] Add 2 other interesting details to share with design team _____ _____ Submit documents to home owners association if applicable Completed? [yes] [no] Create/review finish board and preliminary landscaping plan If applicable Finish Board Completed? [yes] [no] Preliminary Landscaping Completed? [yes] [no] For an editable form of this worksheet visit: http://kbvarchitecture.com/resources

Chapter 8: Time to Create After the construction drawings complete, it’s now time to start bidding out the project and begin construction. Often times this can be a very exciting yet stressful time for home owners. The drawings are going to become reality. With every project there are always some hiccups along the way. However, with the right team, the best solutions can be made and an effort to keep the project on schedule and on budget can be achieved.

“The bitterness of poor quality remains long after the sweetness of low price is forgotten.” –Benjamin Franklin

Bidding phase During the bidding phase, the prepared documents will be sent out to potential bidders for pricing. For more complex projects, an instruction to bidders will be included. Sometimes projects will include add items or deduct items. Because you will not know the exact bid amount, these items can swing the total either way. If a bid comes in under your budgeted amount, you can select an ‘add’ item if you’d like, such as, the inclusion of an additional deck. Once the bids are received you can evaluate if you’d like to go with the lowest bid, select the best fit (which isn’t always the lowest), or negotiate with a particular contractor to adjust the amount. This is sometimes called value engineering. If a bid is well over the budgeted amount, sometimes larger cost items like stone siding can be changed to help with the overall cost. After a bidder is selected, contracts are developed. Please see below for a link to example contracts: https://www.aiacontracts.org/

Construction administration The next phase is called construction administration. Please note that this service is not always included with a designer or architect’s standard services. During this phase site visits will occur to assure the project is being built according to the construction documents. Site visits will occur to verify rough-ins, visit with various subcontractors, and review material samples.

Figure 8-1 Construction photo (Image Credit: Katie Vasbinder) At the end of construction a punch list will be written up to address any remaining items that need to be completed. Warranties and maintenance items will be reviewed with the owner as well. Example punch list items: Site Replace two plants at northeast corner of site [ ] Exterior Caulk window seal at north side [ ] Touch up paint at entrance [ ]

Example story

When the time came to start construction, the team felt confident they had everything in order. The contractor cleared the land and leveled the ground for building. Then the excavation started for the building foundations. The weather forecast showed sunny skies and a temperature above 40 degrees to start the concrete work for the foundations the next week. The next weeks forecast did not go as planned. Instead of warmer weather, the days got colder and colder. In order to stay on the construction schedule, which was pertinent to the owner, the foundations needed to start that week. The team got together and discussed their options. The contractor was hoping to budge the schedule but after reviewing concerns and a no-go determination from the owner, the contractor came up with another idea. To keep the schedule on track they suggested using an enclosure and heating blankets to keep the concrete at the appropriate temperature. The contractor indicated this would require an additional cost, however, given the owners strict schedule they agreed to proceed with this option. The rest of the project saw nicer weather and the project was able to be completed on time.

Worksheet Interview and select contractor if applicable Selected contractor: _____ Schedule 1 site visit per week with contractor and design team: Day / time chosen: _____ Ask at least 2 questions at each site visit: Week 1-4 information gathered: _____ Week 5-8 information gathered: _____ Week 9-12 information gathered: _____ Week 13-16 information gathered: _____ _____ _____ Review rough in locations for electrical outlets, light fixtures, and other applicable items Electrical outlets reviewed? [yes] [no] Light fixtures reviewed? [yes] [no] _______ reviewed? [yes] [no] _______ reviewed? [yes] [no] Create or obtain material sample list with contractor and design team: Material sample created? [yes] [no] Refine finish board and landscaping plan if applicable Finish board refined: [yes] [no] Landscaping plan refined: [yes] [no] Submit applicable samples to home owners association Samples submitted: [yes] [no] Order owner provided furniture and equipment: Furniture ordered: [yes] [no] Items with long lead times: ____ Equipment ordered: [yes] [no] Items with long lead times: ____

For an editable form of this worksheet visit: http://kbvarchitecture.com/resources

Chapter 9: Finishing Touches Once construction is complete there are still several other items to consider to complete your home. Some of the main items left include landscaping, interior decorating, furniture layout and indoor plants. Often times everything can’t be done at once, but it’s best to think of the big picture and scale back if you need to. Maybe for year one you are only able to afford the planting of the trees. The outdoor fireplace has to wait a few more years. Or maybe you have to reuse existing furniture for a while until you’re more settled in the house. Either way, planning can be very helpful in providing the finishing touches of a home. Below are some guidelines and ideas for finishing off your home.

“A design isn’t finished until someone is using it.” –Brenda Laural

Landscaping A well landscaped yard can provide a place to play, privacy, and a place to rest in nature. It is important to remember that the exterior should communicate with the interior as well. Elements from inside the house should connect with the outside. This can be accomplished by material palettes or carrying major axis’s to the outside of the house. Begin with a master plan. You’ll reference this from the site plan. Here you’ll fine tune planting quantities and type. Often times a landscape designer or contractor can help with this. Some guidelines follow below. Identify your planting zone and select plants that are compatible Space plants appropriately and plan for future growth Keep the overall plan fairly simple and provide a variety of plantings Balance size and color and create emphasis points

Look at sequential plantings and scaling in appropriate proportions Provide places for recreation, relaxation and socializing. Keep the overall look unified You’ll notice a lot of design elements are a repeat of guidance from previous chapters. Most of these ideas are reflections of staples of design.

Figure 9-1 Example landscaping (Image Credit: iStock.com/oneillbro)

Interior decorating and furniture layout One way to plan for this is by creating a finish board as discussed in the design drawing chapter. In this phase you can add to the finish board for furniture, artwork, and other décor items. These items can reinforce the key elements of design. Below are a few guidelines you can follow to ensure your spaces feel

aesthetically pleasing. Choose rug sizes that fit the room (furniture should be on the rug) Hang artwork at eye level Pick varying scales of light Form should follow function Hang curtains at eye pleasing heights Use original art pieces whenever you can Pick pieces that represent your unique self

Figure 9-2 Hanging Curtains Do’s and Don’ts

Figure 0‑1 Figure 9-3 Interior showing Furniture and Décor (Image Credit: iStock.com/CreativaStudio)

One of the most important guidelines for interior decorating is to keep it personal. Each individual is unique and has a one of kind story to tell. Your space should mark this and tell your journey. For other guidelines on interior decorating visit the below link. https://www.mydomaine.com/home-decorating-rules

Example story After we moved into our house we were looking for unique and fun items to exemplify our atmosphere. After a few months of living in our new house we ended up coming up with a few, fun ideas that we appreciate living with today. Below are the items I thought you might appreciate hearing about. Our deck happened to be the perfect height for a swirly slide. So we bought and installed one after moving in. Our deck now rocks a slide that even the adults use. It makes the deck feel like an imaginary tree house. To help teach our kids, even when we are not talking with them,

we put cultural items and maps throughout the house. Our entry mat is the world map. I like to tell guests when they arrive that they are standing on top of the world. Instead of spending a lot on a new large table when we first moved in, we ended up buying the same small table we already had and combined them. They work great together. We can reconfigure them for different occasions. It actually works better than one large table. The finishing touches of a house can sometimes be the least stressful and most fun. I encourage you to continue to create an environment that shows your true, unique self by considering every detail of décor in your home as a distinctive piece of you.

Worksheet Create punch list items for contractor prior to move in: Punch list create: [yes] [no] Punch list completed: [yes] [no] Make list of remaining items to purchase for move in (May include curtains, lamps, rugs, pantry bins, closet hanger...etc.): Item: _____ Item: _____ Item: _____ Item: _____ Item: _____ Get maintenance information for heating, cooling, plumbing and electrical items (fans, fireplace, furnace filter...etc.) from contractor: Maintenance information received: [yes] [no] Get extra paint and materials for touch ups from contractor: Extra paint/materials received: [yes] [no] Review remaining landscaping items and potential schedule for completion: Landscaping review / completion scheduled: [yes] [no] Move in! For an editable form of this worksheet visit: http://kbvarchitecture.com/resources

Conclusion The process of designing and creating a home is an epic journey I feel every person should have the joy of experiencing once in their life. If not a new house, a refreshing remodel that helps one look into themselves and their built environment. By examining our true selves and reflecting on how our surroundings can affect and inspire us, I believe we all can come closer to a self-actualized life.

Acknowledgements I would like to thank my family and friends for their support in putting this book together. To my mom, Ruth Kraemer, I want to thank you for your time in reading early drafts and giving me advice on what a ‘non-architect’ would like to read. Thank you to my dear friend and fellow architect Sarah Justine Ferrall for supporting me throughout the process of not only the book but life. Thank you to my husband Shane and my brother Paul Bielejeski, for always believing in me. Thank you to my sister April Ryan and my friend Kristina Tiersa Wodash for being super female rock stars and supporters along the way. Thank you all.

BIO My journey in design and creating starts long ago in a big sand box and with a bin full of Legos in Central Minnesota. Since I was a tiny human I’ve been obsessed with building and creating new things which lead me into the study of architecture at North Dakota State University. It’s here that I received my Master’s in Architecture in 2007 and met my husband Shane. From there I moved to his hometown in North Dakota and started a career in architecture. Throughout the years I’ve had the privilege of working on fantastic projects with wonderful people. In 2013 I decided to open up my own architecture firm, KBV Architecture. My firm has won awards from Houzz and our work has been published in various print. Along with being a licensed architect, I am a LEED (Leadership in Energy and Environmental Design) Accredited Professional and I have worked on some of the first LEED certified projects in the state. I have served as a board member for various organizations including the Bismarck-Mandan Development Association and the Dakota West Arts Council. I’ve also served as the technical advisor for the Bismarck Renaissance Zone Authority. Besides being an architect, I also enjoy practicing visual arts when I can. I’ve taught at Bismarck State College as a Fine Art Lecturer and I practice ceramics and painting in my home studio. My biggest joy though, comes from spending time with my own tiny little humans, Alison and Sam.

Appendix Example Programming Document Client Name:______

Personal Requirements Big Vision: Sense of Place & People Big Vision: What do you envision this project to be? Owners Team: Who are the people who will live in the house, names, and ages? Do you have any pets? (if so what animal and how many) What Visitors/Guests do anticipate coming?

Setting Goals Where do you see yourself in your house in 5, 10, 20 years? Image/Style: What image or style do you see your future home? How do you want the look of your house to feel? What is the image? How would you like your project to address the land? Recall positive places you’ve lived and identify why? Is there any one architectural style you like? (attach photos or indicate your online Houzz or Pinterest account here if you have one)

Project Spaces and Uses Location: reference site selection information Scope: New house or remodel/addition to an existing structure? Site Information

Attach survey and site plan (if applicable) Attach a copy of covenants (if applicable) Exterior What type of outdoor spaces do you enjoy; terraces, decks? Do you prefer a one-story, two-story, or split-level home? What type of outdoor and indoor spaces should flow together? What should not? Do you want a vegetable garden and/or herb garden? Do you prefer a traditional look, contemporary, or naturally flowing? What type of exterior materials interest you (brick, stone, wood, etc.)? Do you have any preference for roof style (steep-pitch, lowslope/flat, etc.)? Would you like a water feature or swimming pool now or in the future? Hot tub? Interior Do you prefer large, open living spaces or do you prefer more separate rooms that are more private. Which rooms? What height would you like your main floor walls to be? Would you like any rooms to have a vaulted ceiling? How would you like to capture natural light; south windows, sunroom…? What type of windows do you prefer (casement, double hung, etc.)? Identify the types and quantities of rooms you’d like below. Try to prioritize from top to bottom (or number each) Room

Small / Medium / Large

Kitchen:

Size:

Dining area

Size:

Pantry Living Room

Size: Size:

Foyer/Entry Master Bedroom

Size: Size:

Master Bathroom Size: Bedroom 1

Size:

Bedroom 2

Size:

Bathroom

Size:

Powder Room

Size:

Laundry Room

Size:

Utility / Mech RoomSize: *depends on house size / systems

Garage

Size:

___________

Size:

___________

Size:

___________

Size:

___________

Size:

Kitchen Preferred shape: L-shaped, island, corridor, U-shaped? Equipment: Range/oven (gas/electric), microwave, dishwasher, type/number sinks, fridge, freezer, storage, TV? Would you like the sink to be located near a window or on the island? Would you like a raised or level island/peninsula? How many seats should the island/peninsula accommodate? Pantry size? Other? Dining How many people should the dining room accommodate? Where are meals usually eaten? Do you entertain? How is food displayed/cooked? Do you prefer a separate / formal dining area?

Are there any specific features you’d like (chandelier…)? Would you like a breakfast nook in addition to a dining room? Living room Where does the family spend most of their day? What are they doing? Identify by person. What interests / hobbies do family members have? Do you prefer a separate / formal living area? What size and types of furnishings do you envision? Would you like a fireplace? Should this area include a wetbar? Foyer/Entry What would you like included in the foyer (bench, closet, staircase…)? Master Suite: Where do you see the master suite in the house; main level? Master bath Sinks amount? Type of tub? Shower? Sauna? Toilet private or nook? Bidet? Fireplace? View of enclosed garden/grounds? Master closet Together or separate? Do you prefer access from the bathroom or bedroom? Other? Bedrooms Will rooms be only for sleeping or will there be other hobbies taking place? How many bedrooms and guest rooms? Which bedrooms have their own bath? Which shared and how?

Do any bedrooms have walk in closets? Laundry Where should laundry be located? What type of sink? Chute? Mudroom Should this be included with the laundry room? What room should this lead into (kitchen, etc.)? Benches? Quantities? Closet? Type? Should a powder room be adjacent to this space? Office or Study If an office to be included, what part of the house should it be located in? Does the office need a separate/private entrance? Storage What type and location? Garage How many stalls do you prefer? What types of vehicles do you wish to keep in the garage? Will there be a work shop? What do you plan on storing in the garage? Are there specific doors sizes, floor drains, heating requirements…? Would you like a space above the garage (office, guest room, etc.)? Other List other potential rooms (sun room, library, rec room, exercise room…etc.)? Specific equipment or furniture?

Sustainability & Active Living Indicate preferred items:

Identify Design Solutions

Open plan vs defined rooms Centralize versus decentralized Spatial Organization type preferred

Building Requirements Code Information Site Requirements Front setback Rear setback Side yard setback Easements Systems HVAC Type of heating/cooling system to accommodate for? Heated garage? Other? Electrical Specific lighting? TV locations? Other? Accessibility

Housing Market Information Surrounding house styles: Attractive house features / amenities: Typical garage stall for square footage:

Finishes / Interior Design Materials: Exterior

Siding: stone, cementicous siding, vertical, horizontal? Roof: standing seam metal, asphalt? Patios / decks: Doors / windows: Driveway paving: Interior: Countertops, walls, floor, ceiling? Kitchen Dining Living Master Suite Bedrooms Bathrooms Laundry Other For an editable form of this document visit: http://kbvarchitecture.com/resources

Example Budget Document A budget or cost estimate is a document that evolves throughout the process of designing a project. This preliminary budget is based on generic cost estimates. 1. Hard Costs: a. Site work i. Required fill $_______ ii. Driveway paving $_______ iii. Landscaping $_______ iv. Other (required fill, etc.) $_______ b. Demolition square footage cost $_______ c. Renovation square footage cost $_______ d. New construction square footage cost $_______ e. Other $_______ Construction costs Total $_______ Contingency (5% new, 10% renovation) $_______ 2. FFE (furnishings/fixtures/equipment): a. Furniture/fixtures (tables, couch… etc.) $_______ b. Equipment (appliances, generator, solar panels… etc.) $_______ FFE Costs Total $_______ 3. Soft Cost: a. Property $_______ b. Asbestos/Mold Abatement $_______ c. Building Demolition $_______ d. Soil borings $_______ e. Site Survey $_______ f. Design fees $_______ g. Consultant fees (legal… etc.) $_______ h. Moving cost $_______ Soft Costs Total

$_______

For an editable form of this document visit: http://kbvarchitecture.com/resources

Example Schedule for New House This is an example schedule for a new house using a design-bid-build delivery method. Each project is unique and therefore a schedule will be different as well. 1. Planning Phase a. Pre-approval for lot / home loan: 1-2 weeks b. Programming phase: 2-3 weeks c. Site selection analysis: 2-3 weeks d. Meet with realtor, negotiate: 1-2 weeks e. Concept design: 2-3 weeks 2. Drawing Phase a. Design Development drawings: 1-2 months b. Construction Drawings: 1 month c. Bidding & contractor selection: 1-2 weeks d. City permitting: 2-3 weeks 3. Construction Phase a. Construction: 10-12 months For an editable form of this document visit: http://kbvarchitecture.com/resources

Example Schedule for House Renovation This is an example schedule for a major house renovation using an ownerbuild delivery method. Each project is unique and therefore a schedule will be different as well. 1. Planning Phase a. Pre-approval to refinance loan (if needed): 1-2 weeks b. Programming phase: 1-2 week c. Site analysis (if addition): 1 week d. Concept design: 1-2 weeks 2. Drawing Phase a. Design Development drawings: 1-2 weeks b. Construction Drawings: 1-2 weeks c. Receive subcontractor bids (if needed): 1-2 weeks d. City permitting: 2-3 weeks 3. Construction Phase a. Construction: 3-4 months For an editable form of this document visit: http://kbvarchitecture.com/resources

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