What are the different types of residences?

Residences typically fit into two categories: Single-family dwellings and multiple family dwellings.  Multiple Family dwellings include duplexes, triplexes, apartments, townhouses, and condos. My focus as a residential architect is on single-family dwellings.

What is an ADU or Casita?

The terms ADU and Casita may be used interchangeably depending on the location. An ADU, short for Accessory Dwelling Unit, is a small house that is either freestanding or attached to your existing home.  These small houses usually have one bedroom, but occasionally may have two.  The small house, or Casita, will have a bathroom, bedroom or sleeping area, and cooking facilities. You can think of it as a small, freestanding one-bedroom apartment.

In some jurisdictions, ADUs can be a garage conversion; this means that the garage is converted into a small apartment floor plan.  If allowed by local ordinance, this can be an inexpensive way to acquire an income-producing apartment.  The roof and some walls may be used and plumbing is usually close by.

The ADU can usually be rented out as income generating, but usually local ordinances limit the possibility of short-term rental.  Some communities require additional parking, while some allow the additional rental to have on-street parking only. Again, local ordinances rule.

Other names for the ADU are: Mother-in-law Apartment, Carriage House (usually if it is above a garage), Granny Flat, Backyard Casita, Cottage or Art Studio.

We want an Accessory Dwelling Unit or Casita. Can you design that?

As a residential architect in both California and Arizona, I enjoy designing secondary structures.  I have designed backyard workshops, home studios/offices ADUs, and even a pool house.  I have an interest in meditation and spiritual spaces as well.  Some new local and state rules allow that accessory buildings are not subject to planning and zoning rules.  A preliminary consult with the local jurisdiction will determine whether this is feasible.

What is the process of getting my project designed and getting a building permit?

As a Licensed Architect, my services include designing and obtaining all the necessary personal and jurisdictional approvals to see your project from start to end.

This is generally a two-part process.  The first part includes Programming: the process of figuring out what you need/want in changing your house and measuring existing conditions to draw what you have.  Schematic Design: the sketching or drawing of possible solutions, with variables. And lastly, Design Development: refining the choices into a single plan and then further study and clarification of that plan.  This leads to approvals from Planning Departments or HOA.

The second part takes place after approval of the design by the local jurisdiction. The Construction Drawings and Specifications phase involves taking the approved design into a working set of documents that can be submitted for a building permit and built by a contractor, after plan check review and approval. Part of this phase involves hiring the appropriate consultants as necessary, such as Engineers and Energy Consultants.  I do not do any Construction Administration, but will be available for revising plans, discussing unforeseen issues, and problem solving as needed.

How long does that take?

The time depends on the size and complexity of the project.  A small ADU or Casita may only take several months until submittal for a building permit, while a whole house may take up to a year or more. Some minor residential remodels, such as a kitchen or bathroom remodel, can qualify for an over-the-counter permit.

How do you charge for your services?

I charge a time and materials rate for all phases of your project.  We can discuss that rate during our initial consultation.  Design is always a variable and depends on the scope of the project.  Some small projects can be designed quickly to meet all the design parameters while some large projects can be very involved and detail-oriented.  An estimated fee total for architectural services is in the range of 10-15% of the construction budget.

Will I have to go in front of the Planning Commission (or Design Review Board)?

This varies from community to community and usually depends on the size, location, possible neighborhood impacts, etc.  If you are in an HOA, then there will be some local oversight as well.  Once the scope of the work is determined, the local planning department is involved to determine the necessity of staff approval or commission level review.  Some locations mandate that an ADU or Casita has the right to be built, so the planning process is a simple review of the building permit for compliance with the ADU rules.  Each jurisdiction has its own set of rules that reflect the local community values.

If the project warrants design review, construction drawings are not started until this approval is granted.

What about interior design?

I am not an interior designer and am generally not involved in that part of the process.  Interior designers are trained to look at the colors, textures, and feel of an interior and have a wealth of knowledge when it comes to helping you choose the right styles and materials for a space. That being said, I have a preference for simple, artful, and eclectic interiors and am happy to consult and work with you if you enjoy that style.

Will you help find a contractor?

I have worked with many contractors and can help you in the selection of one.  There are many aspects to consider in the selection process, including price. Beyond that, we look at the contractor’s track record and referrals from other projects.  Besides quality of workmanship, I recommend considering punctuality, clean up, follow-through, and personal compatibility.

Once construction begins, are we on our own or do you help make decisions?

I have many years of experience on the construction job site and have the ability to problem solve and come up with solutions as a process unfolds.  During construction it is not uncommon for minor, unforeseen issues to come up, and having a solutions-oriented third person to troubleshoot and suggest fixes while respecting the design intent is money well spent.

What if something is different in real life than what is drawn?

On every remodel, something is different than on the drawings.  These variables are the nature of any remodeling work.  In new construction this effect is lessened, since there is no old work to contend with.  However, in all construction there may be some unforeseen conflict with a pipe, duct, or placement of an important feature.  In a remodel, there can also be hidden damage from mold, rot, structural failure and poor previous construction.  Solving an on-site issue with the least possible impact (time, cost and quality) is part of the construction observation, which I can provide along with creative architectural solutions.

What if we want to make a change once the new walls are up?

This is a change order.  There are contractor costs involved with a change order, notably the price and the schedule.  A thorough design is the best remedy to change orders.  The more involvement you have with decision making in the design phase, the fewer changes that will occur in the building phase.  The more information we include in the drawings and specifications, the fewer questions and re-adjustments arise in the field.

We like our new house so much that we want to use your drawings for a second home.  Is that OK?

The drawings produced by me are copyrighted and only for use in this single project.  If you want to build a second home or another ADU or Casita, we can work on plans for that specific site and make use of the best natural amenities of that location.  There are far too many identical houses going up anyway.

We want to build green.  Can you help?

I am an advocate of building an energy efficient home.  I think the green concept is quite compatible with building small energy efficient ADU’s, Casitas or houses using local products, recycled materials, and minimizing waste in the building process.  I am not an LEED accredited architect, but I have plenty of the skills and knowledge to design an energy efficient residential renovation or new house. I continue to educate myself through reading and staying up to date on sustainability in my field.