All Forum Posts by: Mike Garrett

Corey - Congrats on moving into such an educational opportunity. As an architect in Washington State who has done many rezones for projects, I will offer my two cents. First, our process may vary state to state, but jurisdictions need approvals from many different entities to rezone property. While it seems like a simple planning issue, the reality is that each jurisdiction has created a comprehensive plan based on many factors that outlines the goals and objectives for the growth of each community. This plan is reviewed by many agencies (think fire, police, treasury, commerce, city council, mayoral, etc.) that will have to respond to the growth. After much review and revision the comprehensive plan is approved by the city council, mayor, and other elected officials. Changing zoning of any property affects this plan.

So, the planners, hearing examiners and other approving entities need to make sure that the rezone is either in line with this plan or has sufficient reason to go against it, after all they are charged with advancing the zoning in accordance with the comprehensive plan. Further, at least in Washington, the community around the development has a say in what is going on, especially when it comes to zoning issues in their community (unless the project complies outright). So, here, there are multiple community notifications, community hearings, meetings, comment periods, pre-application sessions, and zoning submittals (our land use processes can take up to two years to complete). 

Needless to say, rezones are not something that jurisdictions take lightly because they are responding to the jurisdictional authorities (city councils and mayors offices) as well as the surrounding community, which is why it takes so long. My advice, make sure your proposal is really selling the project to the city and surrounding community. Why is it good for them? What will the jurisdiction gain by approving the rezone and what will the community gain or avoid? Try to think about what each entity wants (like jurisdictions rely on taxes) and how your proposal supports that or reduces risk. If the property used to be residential then why was it changed? What is gained by changing it back? One last point, if your project is on the edge of the zoning it is easier to justify to the adjacent zoning than it is if the property is in the middle of an established zoning. 

The fees will likely vary per the complexity and how easy it is to work with the planning office. Our fees run in the $5k range for most single family rezones, a few need a civil engineer ~$2k, and the jurisdictions fees vary $5-10k. It may be helpful to discuss this project in depth with the planning office to determine the likelihood of the rezone being approved, and get the economic director to look at it and give you their opinion (hopefully in writing). 

I hope this answered your questions. Good luck,

It seems like you do not understand the value that you are getting from your professionals. It is not about how much "time" it will take them, but rather what is the value of their work. 

You are proposing a very robust scope of work (much of which I would question the AHJ about for an interior remodel, but advocacy is also expensive). A good thing to remember in our industry is that the lowest price is not the lowest cost. 

In my experience it is worth it to pay for the process to be smooth and right rather than fast and dirty. BTW, engineers here are well over $200/hr, but will not give you a "hourly" price on anything but "additional services" and architects are the same.

Hey Dean, We have done a few projects in Snohomish (both city and county). There are a lot of moving pieces, but I would be happy to talk about what we can do to help you with this venture. We can talk about your experience and our process, as well as what you can expect from the jurisdictions. 

Feel free to IM me here.

Ditto with @Jared W Smith and @Ronald Rohde. 

These are typically referred to as concept plans or test fits. For either you need a program (list of spaces: reception, lobby, toilet rooms, etc.; how many desks/people to be served, as well as desired styling: contemporary, open office, the like). 

If you give your designer no direction you are likely going to get less useful information back. 

There are many solid points in this thread. The firm I work for is often hired directly by the contractor to provide design services to the client. We have some great relationships using this method. Using an architect and contractor that work well together can be a huge benefit to you, if you take steps to manage the relationships.

The way we provide it is that we give a proposal to the contractor that is addressed to the owner for design services. In this way the contractor maintains the relationship (point during negotiations) with the client. We know that we can get their opinions on costs as well as how they plan to build things (some we do not need to provide a detail for) throughout the project and we are contracted directly with the client - from a referral from the contractor (this works the other way around as well). 

The reality is that as an owner you have certain responsibilities that you need to maintain. But I have seen far more conflict working with contractors we have never worked with before on a design-bid-build process than I ever have on a negotiated-referral basis.

My recommendation is to interview the architect and see if that is someone you are interested in working with and opt to sign their agreement separately if you are uncomfortable with them being included in the contractors agreement. If you are not comfortable with them you can still find your own architect and have them work with the same contractor.

@Nik Moushon hit the nail on the head. Architects are trained to look at how all the zoning issues tie together. You could be limited by parking, height limits, or required landscaping and storm water management. It is the architects job to find out how you would maximize the project site for a given budget and program. However, these studies are usually more than just providing the calculation of lot size to number of units. 

Find an architect that you are comfortable with, negotiate their hourly rate for this front end work (should be hourly estimated services rather than lump sum) and have them give you an example of ALL the documents that you can expect to receive to support your analysis/proforma (make sure you are getting ALL the information you need). Also have them provide you with an expected schedule for their work (meetings and deliverables).

Patrick, These posts contain gold (looking at you @Patricia Steiner). In most cities and counties simple SFH remodels do not need a permit, but ALWAYS check with the permitting office - the seller is liable for all unpermitted work. That said, you often do not need an architect to draw up the plans, as has been noted( thanks @Cathy Svercl). 

Further, specifying materials can be as simple as picking what you want by walking through your local building supply big box store; i.e., I want that Siberian White granite counter top, with these Hampton Bay base cabinets - painted Behr Bakery Box white, etc. This specific detail will allow the contractor to give you a more detailed cost breakdown (of which you can negotiate purchasing the materials and having them delivered to the site to save some $$$). Often these stores have design consultants that can even price out things like kitchens and bathrooms for you depending on the scope of work (SOW). 

Walk through some "flipped" houses with a realtor, then walk through some tract builds and spec (speculative) housing projects. Look at the details like caulking, flooring transitions, window trim and treatments, and exterior details (siding/roofing/trim/material transitions). This type of "on-site" research will be priceless when making sure your contractor is doing things correctly. Ask lots of questions. From my experience R.E. Agents hold open houses often and tract developers build model homes first.

Thanks @Tony Wooldridge for the call out! 

Sam, if it is  a residential property you don't need an architect. However, finding contractors for little projects is still very difficult in the Seattle area. What kind of contractor are you looking for: plumbing, finish, carpenter? 

Daniel, This is a far more complicated subject than it appears at first. As an architect we have billed hourly, by phase, by sheet, with a payment plan and promissory note, by percent complete, and lump sum. There are many ways to structure the agreement - even as a partnership so their fee is based on the performance of the property sale. What is important is the value and level of service that is being provided. Some architects provide a more desirable housing option or work well with the jurisdiction, which can increase the final sale (or rent) or decrease the overall schedule. These have a real cost benefit that may not be apparent at the front end of the project. 

First things first though, do you need an architect? Check with the jurisdiction as to what they require. It may be far less expensive to hire a designer (not a licensed architect) and a structural engineer then an architect. However, if they require an architect, make sure you know what services they are providing and what you can expect to receive: beware the vaguely detailed, low cost provider - like a contractor everything becomes a change order and your costs can get out of control. 

Mandi,  It is not uncommon in the AEC (architecture, engineering and construction) industry to have a middle man between the owner and the contractor (typically an architect or CM). This entity receives the 'application for payment' from the contractor and confirms that the work stated on the application has been completed. They then adjust and approve this payment application and send to the owner for payment. 

It is also common to 'hold back' 5-10% of the submitted payments till the end of the project to ensure the punch-list (a list of everything that needs to be completed after final inspection from the jurisdiction) is completed before "occupancy" (not to be confused with the Certificate of Occupancy issued by the jurisdiction). As architects we have a trained eye to look at things like paint, trim, caulking, and finishes and see things which have not been completed or done satisfactorily. I imagine, many architects in your area would be willing to do a punch-list based on your SOW for a small hourly fee. 

As this architect will not be directly invested in the job, it might be a great opportunity to ask them lots of questions regarding the 'construction administration' process (if you want a list of services commonly provided by architects, please ask, as I am sure @Jared W Smith, I and others would be glad to share with you). Most flippers are essentially construction managers that provide construction administration. These positions require different and important skills (as you are learning rapidly!). It is also not uncommon to have a retainer (5-10%) for the 'unknowns' in a construction project set aside in the contract. Something will ALWAYS come up that needs to be dealt with.