Architectural plans, specs, schedule and budget are the primary drivers on a project.

IL village needs and full Architectural drawing to submitted for even a paint job, if you are an investor!!

@Mike Buckley The question of who pays for ADA renovations for existing tenants will be based on how your lease reads.I previously worked for a architecture company that specialized in ADA consulting and certifications in CA where we must meet the strictest ADA building codes in the country.Commonly the lease would read that the tenant is responsible for interior tenant improvements, and the owner is responsible for any common areas i.e. parking, accessible routes, common area restrooms, etc.If you are a contractor doing commercial construction you should be building to your local building code, local accessibility building code (if the standards are different from federal), and following federal accessibility building codes.Please feel free to contact me if you have any specific questions I have seen this situation from every angle in California.

@Brennan LytleCompatible Guide LinesSold within the last three months, minimum sample of three to five compatible propertiesIn the same division or neighborhood within ¼ mile having the same or similar architecture, conditions, and basic features.

As in the business of architecture, after every completed project is done I’m basically unemployed.

We do our own preliminary design on the architectural plans, and the site plan.

So, you're saying that it's the same cost to add-on and to tear down and that there is no extra time to do architectural drawings, permits, inspections, etc. for the tear down???

Good Day All,A little about myself, I am an architectural designer, currently working as for an Architecture firm, MEP engineering firm as well as an assistant professor at NYYCT.

My thought were something similar to a townhouse type fourplex, with my initial thought some like you see in new modern developments in CA, but with architecture that is fitting with NOLA.  

Team,Just wanted to see who out there (most likely Minnesotans) has had good luck with an Architecture firm?