All Forum Posts by: David Edwards

@Dan Gamache, Its a moving target as the initial target properties have gone off the market but we are targeting 2 properties with a total value coming in around 300k

@Mike Green Architect here, if you cant find someone local I can take a look at it from Seattle. 

Thanks,

Looking for either financing on a purchase or a lender for a refi for small rental properties in the Kalamazoo area.

Much thanks!

@Leon Lai, I'd start by talking a thorough look at the zoning code regarding the lot and design requirements for an ADU, I'd also confirm that they are interested in building an ADU (attached to the house) as opposed to a DADU (detached backyard cottage like thing) as the requirements and considerations will be different. Your uncle should be able to give you a good idea of where to look and to break down the major points you need to know.

When in doubt on how to get permits I suggest people either; 
a) get a hold of a local architect to help them through the process including design or 
b) go into or call the planning department in the jurisdiction you are trying to do the work and ask them how the process works. This second option is best if you have a design that you know is going to work already from going through the zoning review part of this response. 

There's a lot of specifics to dig into with every project to so I've kept it more high level to avoid telling you something that will turn out to be wrong but hopefully this gets you moving in the right direction. 

Good luck!

Antonio 

Since you have the site picked out, I'm going to assume you are already clear on the zoning for that site and are able to built that type of project there. The other assumption will be that you have a proforma developed for the project and an idea of where funding is coming from. Lastly Ill assume you have the land under control in one way or another and that other due diligence has occurred regarding environmental, title, etc.

The next step for you is going to be find a local architect to put together a feasibility study to confirm you can get what you want out of the site this often happens prior to purchasing the site so if you are in the middle of some of the things above that's not too uncommon, you just want to have it under control in one way or another so that you don't have the site bought from under you while you are doing this. 

Once you have an agreed upon feasibility study and have brought them onto the project team, the architect can submit all jurisdictional pre-applications for permits and move into schematic design. From there they will be working on the design and development of the units, common spaces, site, etc. You will at this point want to bring on the other consultants such as structural, civil, geotech, MEP, landscape, and the rest to get their parts of the project started. Your architect should have coordination of those consultants in their contract. 

Then its just design development, permits, and the full CD package. Also somewhere after feasibility but prior to permits you will want to have a contractor on board so that the architect can work with them to develop details they are more efficient with and reduce questions down the road. 

Where is this beachfront property located?

Hopefully that helps, there's a lot of moving parts but these things get built pretty regularly.

@Ken Junk Not to beat a dead horse here but jurisdictions are pretty specific about what requires permits / stamps. I've found that the hurdle is often not an architectural stamp (for residential) but a structural one. Typically if you go on your local building department website (or stop in the office) you will get a clear idea of what is required. 

Good Luck! 

@Daniel Graves Architects, especially in cities with housing shortages have gotten pretty knowledgeable about ADU's and DADU's. A lot of firms are able to provide quick low cost consultations to help people understand what they could do with their sites (this is similar to a feasibility study for a commercial project).

Having pre-approved plans in your jurisdiction should help the permitting process along, that said buildings are pretty site dependent and if there's any slope restrictions in your area it will make your life quite a bit easier if you are working with someone who has been through that process.

@Nicholas LaGatta As an architect who has worked, and is currently working on bringing un-permitted projects through building departments I completely agree with @Michaela G.. Its going to cost you less to get through the red tape if you go talk to the city and are open about your situation. The key is that you let them know that you are willing to meet them halfway so that they can be satisfied with the safety and integrity of the structure but that you are also not working on an unlimited budget. I don't know specifically about your jurisdiction but in most areas you don't need an architects stamp for single family work of the scale described but they can act as a coordinator for the engineering you will need as well as be your pint of contact with the city.

Hopefully there's some useful info in this post, don't hesitate to reach out if you have any other general permitting or architecture questions.

@Jay Sandefur Jr If you find an architect in the area that works with small developers you can often get them to put together a feasibility study for the site for a small fee. The more info you can give them about budget / project scope, and any other additional goals the more effective they will be. Make sure you are clear about what your goals are and what your exit strategy is going to be for the project. 

If the lot is really small (and with that density limit) you may be looking at a single family home only but some jurisdictions have begun to allow for ADU's or DADU's (accessory dwelling unit, detached accessory dwelling unit) which could allow for someone to have a small apartment on a single family lot spreading out their mortgage costs and / or allowing you or them to condo it out and sell separately. This is all specific to the jurisdiction and your architect will be able to tell you what can be done.

Good luck! Keep us updated.

@Account Closed Architect here, quick question regarding the sale of the "entitled" property. When you sold the property as entitled am I correct in assuming that the permit was for the drawings you produced? If so I think the buyer may be in a position where you have essential shown them what can be permitted but have removed their ability to utilize said entitlements by withholding the design that's been green-lighted by the jurisdiction. 

I completely get where you are coming from and I more than most think you should protect and value your time and efforts BUT I do think that there was some serious miscommunication between the two parties and that the escalation in price may have been in part due to the misunderstanding that the property was shovel ready when it in fact was not without your drawings.

I imagine at this point you have already spoken to your lawyer but I would search for some middle ground on this as this doesn't from my point of view appear to be solely their mistake. Maybe you offer CA services or find some other way to get some compensation for your time, or you sell them rights for individual use at a discounted rate as an olive branch and to recoup some of your costs. If your plan was to get market rate for architectural services on top of the sale you may be out of luck but if the work put in was to drive the sale this could end up being a little bonus at the end.