SERVICES
We provide full Residential Architecture Services in Marin County
NEW HOMES ADDITIONS REMODELS NEW FLOOR PLANS & FLOW
QUICK LINKS
INITIAL DESIGN CONSULTATION: 2-3 hour in-person session. Quickly envision what’s possible
CONCEPTUAL PLANS & BUDGET: Tangible drawings that communicates scope for contractor pricing
PERMIT & CONSTRUCTION DOCUMENTS: Complete plan set to submit for permit approval
DESIGN PRINCIPLES
FUNCTION
We believe function & flow are supreme. Of course aesthetics matter, but foremost the design must support how you live, provide for the people you share space with, & be a useful & comfortable home to enjoy.
MASTER PLAN
Whether you are embarking on a major or minor project, all the spaces need to work together. By developing a master plan, you can avoid costly oversights & invest wisely. Phasing projects over time can address budget constraints, while leading to a well thought out final outcome.
COMMUNICATION
While design & construction involve ink, metal & wood, it’s fundamentally a people process. We listen closely to your needs & desires, integrate your ideas & feedback with our own, then communicate that vision back as simply as possible.
DESIGN PROCESS OVERVIEW
Here’s an overview of what to expect working with us & the steps involved for a custom home, addition or remodel.
1
UNDERSTANDING NEEDS
We’ll meet together in your home to see your current environment, listen to your ideas & to learn about your family & needs.
Who will be using the spaces?
What’s inspiring to you?
How are we considering aging? (kids/adults/parents)
How much are you willing/able to spend?
Do we need to consider a phased approach?
These questions & others helps us determine your needs, timeline & the budget available. Any design must satisfy these requirements.
In architecture speak we call this “the program”.
2
INITIAL DESIGN & SKETCHES
During an on-site visit, we’ll begin to see what’s possible in your home or property. We’re envisioning how your needs & dreams could come to life. Together we’ll brainstorm several variations & create quick sketches to help you visualize a new space.
We’ll explore all the current rooms, outdoor spaces & look at your existing structure. We’re looking for ways to improve flow, reduce wasted space & integrate your environment (sunlight, views, indoor/outdoor).
You’ll typically get an initial floor plan sketch & a whole lot of new ideas. This is a great way to begin & get a sense of what’s possible.
3
INSPIRATION
This is really fun. Let your dreams and creativity come out to play. Do you remember an amazing entry from a vacation home years ago? Have you seen the exact cook’s kitchen you want? Love the idea of a window wall?
We’ll help find & organize these ideas. Inspirational images abound in design websites, publications & in our neighborhoods nearby. We’ll collect photos & create online “ideabooks / mood boards” to collaborate.
We’ll meet to review images together, gauge emotional reactions & keep the best parts.
4
PLANNING & PERMIT CONSULTATION
Before investing further in design, we want to know what regulations may affect your specific property. On your behalf we’ll do the following:
Gather historical records on your property
Meet with the planning department
Identify any zoning or setback issues
As a result, we’ll understand any factors that may influence the design or land use. We can proceed knowing what to except & avoid surprises.
5
CONCEPTUAL DESIGN
We combine all the knowledge learned so far & turn these into a tangible plan set. We’ll get a survey of your property completed (if necessary) & for a remodel make scale drawings of your current home called “as-builts”. We’ll layout the design & go through a series of iterations, refining the ideas & making decisions. Input from other professional, like the structural engineer, will be incorporated into the design.
The goal here is 3 fold:
Refine the vision & solve design challenges
Formally communicate the proposed scope
Enable contractors to provide budget pricing
This is an exciting stage where ideas & inspirations combine into your unique home. We create your design in a 3D model, which allow us to produce photo-like renderings of your home including VR walk-throughs upon request. These can be extraordinarily useful tools. Curious what it will “feel” like if we vault the living room ceiling? Thinking about that Nanawall? Want to compare white quartz vs. black stone countertops? You can see it all.
Conceptual Sketch
CAD Drawing
3D Rendering
6
CONTRACTOR PRICING REVIEW
With a printed plan set in hand, general contractors will be able to accurately review your project & provide budgetary pricing. You’ll interview several contractors & get a sense of the best fit for your project & personality.
Based on pricing feedback, you can prioritize scope & make any adjustments needed to stay within your budget.
7
CONSTRUCTION DOCUMENTS
Now that we have a design that meets your needs, is inspiring, conforms to zoning rules & is within your budget, you can proceed with confidence. We produce a detailed set of plans used for permit submission. These include exact room dimensions, window sizing, electrical & lighting layouts, etc…
We’ll submit an early version to get the Planning approval process started sooner – see below - while we continue to work out all the construction details. We coordinate & support the other professionals contributing documents – land surveyor, structural engineer, soils, etc…
NOTE: LADYNE DESIGN partners with a Licensed Structural Engineer on ALL Structural Projects
By the end of this step, you’ll have a complete plan set that you or your contractor will follow to build your home.
8
PERMIT SUBMISSION
We’ll compile all of the plans & documents required to submit for your permit. The approval process occurs in 2 steps:
PLANNING APPROVAL
Review & confirmation that your project meets all zoning requirements. They’re looking at property line setbacks, floor area ratio, parking minimums, etc… In some projects, we can go directly to building permit.
BUILDING PERMIT
This is more detailed but straightforward. They’re making sure the plan is structurally sound & meets all safety standards (guardrail heights, water conservation, energy compliance…).
We don’t need to include aesthetic choices for the permit. During this review time, we can continue to work out finish details (floating shelf size, built-in fireplace facing, etc…)
9
FINISH SELECTION
With an approved permit in hand construction can begin. Some homeowners feel comfortable doing research & locating all the finish materials, while others benefit from continued support.
We can provide recommendations & curate materials based on your preferences. This can greatly reduce the amount of moving parts while you’re involved in a major construction project. We can offer as little or as much assistance as desired.
10
CONSTRUCTION SUPPORT
With construction underway, we can engage in varying degrees to add value.
First, we’re familiar with every aspect of the design & can support the contractor to ensure that construction & sub-contractors are following the design as intended.
Second, particularly in remodeling, unseen conditions or new ideas emerge which require solutions & adaptations (keeping within the intended design).
For full service we can operate as an agent for the homeowner & act on your behalf in communication & direction of the contractor.
We typically engage in the first capacity for any project. Regardless, we will always make ourselves available throughout construction to answer any questions you or your builder may have.
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With all of the above complete, you will be enjoying your beautiful new or remodeled home.
LET’S TALK
While a major design and construction project can seem overwhelming – especially if it’s your first time – it doesn’t need to be. Having a clear process coupled with open communication & collaboration will help ensure a successful project.
Please contact us to learn more. We’d love to discuss your upcoming project.
Stephen LaDyne, Building Designer 415.200.6046 stephen@ladynedesign.com