Are there particular sources for stock plans that you have found to be particularly good to build from and to get approved? Conversely, are there sources that you have given problems, either with building or approvals.
I’ve got to come up with a plan quickly to meet a zoning change deadline.
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I absolutely HATE stock plans. Haven't seen ne that's worth a dang yet.
In particular I despise Donald Gardner and Design Basics. They're by far the worst IMHO.
If there's any way possible, I'd suggest getting someone local to draw one. They're more likely to do a good job, draw what you want, and they should be knowledgeable about local codes.
Thanks, I would ordinarily agree. But if I don't have plans ready to submit to building department as soon as possible I am down the creek. By soon as possible I mean Monday at the latest.
Is it really worth using a set of plans you don't really want just to save time?The house is hopefully gonna be there for 50-100 years. Why rush the process with plans that may not suit you?
How does Avon find so many women willing to take orders?
If I don't get plans approved before certain zoning laws change my lot will become completely unbuildable--and virtually worthless, taking with it a substantial portion of retirement assets. Not just saving time.
>By soon as possible I mean Monday at the latest.When you get the chance, I'd love to hear the story behind this one.
Zoning would increase setback from tidal wetland to 100 feet from 50 feet, and also require that within that 100 feet no trees could be cut or brush cleared. I don't live in that town yet, and so missed the vibes that the darn thing could actually be passed. Purpose--to "preserve" views of boaters on the river.
Yikes!
I wonder if you could just put up a simple box of a house (modular even, truck it in and put it on a slab-on-grade). Once you have a house there in time to beat your zoning, wouldn't you be grandfathered in thereafter? then you can take your time designing an addition to the simple box.
Best of luckIthaca, NY "10 square miles, surrounded by reality"
Have you contacted the local zoning authorities?There might be a chance that your situation could be grandfathered in. If they're that concerned about 'views' of boaters, explain that you want an appropriate house to fit the site . . . rather than being forced to stick something there just for the sake of expedience.
There is a chance of getting a zoning variation after the fact, but a much better chance of being able to make changes to an already approved building plan. ONLY a plan that can be immediately submitted to building department, and approved without changes, and which fits pre-change zoning by right, has any probability of success. Have already consulted attorney, don't need anything except plans at this point.
ahhhh . . . bureaucracy at its most obtusewe've submitted incomplete drawings for things like that in the past (just to get in the system for a deadline). Any chance of you drawing something over the weekend? Might be better than blowing several hundred dollars on plans you may never use.
plans ready to submit to building department as soon as possible I am down the creek. By soon as possible I mean Monday at the latest.
In my town you'd be right out of luck. You'd have rest of today, all of tomorrow, some w/e time--maybe--to turn out six sets of 36 x 24 drawings, stamped, with the correct address, legal description of the lot, accurate site plan, all local compliance stuff complete . . .
Aboiut a week's work to get done in a couple of days--tough sledding by any measure. That presumes, too, that you don't have to go through site review and approval as is required here (and you can't switch plans--that sets the "clock" back to zero, and you get no credit for the $300 you already spent.
So, your situation sounds unique. Can you give more details about why the rush? It sounds hideously expensive already.Occupational hazard of my occupation not being around (sorry Bubba)
Should have said I need the plans Monday so I have the rest to put together the other components as you mentioned. At least I have a class A survey, with lots of the data on it.
We have successfully used:
http://www.coolhouseplans.com
http://www.houseplans.com
http://www.designsmagazine.com / Donald A. Gardner Architects
Google home plans.
Obtain plans fast and cheap related to custom drawn plans. Plans from these type of internet plan service should be reviewed by locals (designer/engineer/builder), related to local code and practises. Foundations plans are rarely adequate for local conditions.
We have built for folks with these plans, but usually have multiple modifications and revisions, and a localized foundation plan. We order sets that allow us to build. We order CDs in our CAD format if possible, and if CAD CDs are not avaliable we redraw in CAD. The client still comes out cheaper than a custom set of plans.
Edited 7/27/2006 9:36 am ET by txlandlord
I've used
http://www.houseplans.com
and
http://www.coolhouseplans.com
Find one that is close to what your looking for to get the process started, and then submit modifications. Mine came stamped, so I was able to go right to the building inspector.
Good luck.