The option premium/price would be the implicit architecture fees required for a rezoning project of this scale.

If you are in a tight budget don't forget the permits and architectural drawings will add considerably to the cost along with increases in material and labor, so examine all the numbers and consider markets outside of California if you want CF.

I am an architectural designer pursuing licensure, but my firm doesn't do much residential, so I am not a residential remodel expert.

Both are medium grade (modern, contemporary style architecture) construction with a subterranean work required for garages.

I'm in a similar situation to you but without kids, and I'd LOVE to have your background in architecture and design. 

Primarily speaking of permits, architectural drawings, any other special assessments/fees that need to be considered.2.

There is a fair amount of waterfront in Portland and a lot of sweet architecture on that waterfront.

I would get ALL the ceiling surfaces one shade of white, no matter how much trim or architectural features, and ALL the walls one color, regardless of chair rail.

The one golden nugget I took away from him, was:"Your Soft Costs should never exceed 15% of your Hard costs"Soft costs include items like engineering, architectural and legal fees and other pre-construction costs.Hard costs include physical construction.

I love interesting simple architecture and creating beauty inside and outside the home.