Custom Home Design in Hemlock Valley
• Coordinate the drawings of different involved professionals.
• Structural Engineer
• Energy advisor
• Geotechnical Engineer
Plans Required For This Project
- Site plan
- Project calculations.
- Building placement in lot.
- Drainage plan.
- Landscaping plan.
- Tree protection plan.
- Impermeable surface calculation.
- Floor Plans
- Basement / Foundation
- Main Floor
- Upper floor
- Roof Plan
- Elevations
- Façade design.
- Finishes information.
- Spatial calculation.
- Sections
- Structural design.
- Room heights.
- Insulation location.
- Details
- Rainscreen details
- Foundation wall.
- Windows and Door details.
- Stair details
- Penetration seal
- Deck construction & guard attachments.
- Required Professionals
- Structural Engineer
- Surveyor
- Landscape Designer
Project Summary
When embarking on a construction project, whether it’s a new home, an addition, or a renovation, one of the crucial steps is obtaining a building permit. This process involves submitting detailed plans to the local authorities for approval, ensuring compliance with building codes and regulations. One of the initial decisions you’ll face is whether to opt for custom plans or pre-made plans. Let’s explore the key differences between the two options to help you make an informed choice.
Local Expertise vs Generic Design
Custom plans crafted by a local designer benefit from their knowledge of regional building codes, zoning regulations, and environmental considerations. They are well-versed in the specific requirements and nuances of your area, ensuring that the design meets or exceeds all applicable standards. A local designer meticulously incorporates current building codes into the custom plans, addressing factors such as structural stability, fire safety, accessibility, energy efficiency, and environmental sustainability. This proactive approach minimizes the risk of permit rejections or costly revisions due to non-compliance issues.
Pre-made plans, while convenient and cost-effective, often lack the specificity required to ensure compliance with local building codes. They may not consider regional variations in regulations or site-specific conditions, posing potential challenges during the permitting process.
In our original design, we encountered compliance issues with the stair dimensions not meeting the minimum requirements outlined by the BCBC (British Columbia Building Code). Additionally, the chimney encroached upon the required clear area of the bottom landing. As a result, we had to make significant adjustments to ensure adherence to regulations
Coordination with others disciplines
Coordinating pre-made plans with other professionals in the construction industry can present several challenges due to the inherent limitations and standardized nature of these plans. Here are some common problems encountered when trying to integrate pre-made plans with other professionals:
- Limited Flexibility
- Incompatibility with Existing Systems
- Lack of Detail
- Communication Challenges
- Code Compliance Issues
- Limited Support
The initial set of plans lacked coordination with key professionals such as the Structural Engineer, Geotechnical Engineer, Energy Advisor, and Surveyor. This oversight resulted in numerous discrepancies between the plans and reports submitted to the city in the initial permit application.
The Structural Engineer proposed Insulating Concrete Forms (ICF Walls) for the majority of the foundation walls. The thickness of the insulation was revised by the Energy Advisor and specified in their report. Additionally, the walls were required to have a frost depth of 5′-8″ according to the Geotechnical report.
Optimized Design for Cost Reduction in Construction
When it comes to designing a building, whether it’s a new home or a commercial structure, the choice between custom plans and pre-made plans can significantly impact both the design quality and construction costs. Here’s how each option differs in terms of optimizing design and reducing construction costs:
- Tailored Design Solutions:
Custom plans are designed from scratch to meet the specific needs, preferences, and site conditions of the client.
Designers work closely with clients to create a design that maximizes space utilization, functionality, and aesthetics. - Optimization for Efficiency:
Custom plans allow for optimization of design elements to improve energy efficiency, natural light, ventilation, and overall comfort.
By considering site orientation, climate, and environmental factors, custom designs can minimize energy consumption and long-term operational costs
The absence of communication between the Structural Engineer and the design team has led to a noticeable inefficiency. Specifically, a structural PSL beam has been placed beside a wall that could have served as a loadbearing wall. This oversight has resulted in the unnecessary expense of an additional beam. Furthermore, maintaining straight walls when is possible simplifies construction processes and significantly reduces construction time.
Site analysis and house location.
When it comes to site analysis and determining the location and orientation of a house on a lot, custom plans and pre-made plans offer distinct approaches. Here’s how they differ:
Custom Plans
- Tailored Site Analysis:
Custom plans involve a comprehensive site analysis conducted by designers. This includes assessing factors such as topography, sun path, prevailing winds, views, and existing vegetation.
Designers can identify unique site characteristics and opportunities to maximize natural features, mitigate environmental impacts, and optimize the placement of the house on the lot. - Client Collaboration:
Custom plans allow for close collaboration between the client and the design team. Clients can provide input on their preferences, lifestyle needs, and desired outdoor spaces, which can influence the location and orientation of the house on the lot.
Pre-Made Plans:
- Limited Site Analysis:
Pre-made plans typically do not include a detailed site analysis tailored to the specific characteristics of the lot. Instead, they offer standardized designs that may not fully consider site constraints or opportunities. - Fixed House Location and Orientation:
Pre-made plans often come with predetermined house locations and orientations that may not be adaptable to the unique features of the lot.
The absence of a site plan in the pre-made set contributed to the rejection of the initial permit application. Additionally, the design didn’t overlook Earth movements (cut & fill) anticipated by the owner, the parking area and elements outlined in the drainage plan.
We had multiple discussions with the clients regarding the design of the back patio around the house until they were satisfied with the result. Additionally, we considered a previous driveway permit when locating the parking pad. It needed to be shifted towards the left side to avoid encroaching on the swale proposed by the Engineer.
Energy Step code
Since 2017, the BC Energy Step Code requirements have undergone changes that vary from city to city. Collaborating with an experienced designer who can work closely with the Energy Advisor is crucial to ensure compliance with these evolving standards.
This is especially important now, as many cities mandate Step 3 or 5 compliance, leading to thicker walls due to the prevalent use of rigid exterior insulation. It’s vital to address this consideration early on, as in some cities, insulation space is excluded from calculations. Coordination with the Structural Engineer is essential to ensure adequate space for the insulation specified in the energy report.
