Second Opinion, Owners' House Design Plans & House Design Blueprints

Second Opinion #1

BEFORE THE ARCHITECT – BLUEPRINT DESIGN CONSULTANTS

SECOND OPINION – OWNER'S HOUSE DESIGN PLANS & HOUSE DESIGN BLUEPRINTS

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A talented draftsman in his own right drew his own house design plans in a form of house blueprints with store-bought software. He asked us to briefly critique his house design plans plans as designers of and builders from house blueprints. He needed a second opinion — confirmation, validation, course correction.

As background, the house blueprints were of a to-be-built residence in the central US. A level lot had been bought. 2D elevations and notes prepared by the owner had been submitted to the community's board for preliminary approval. About the same time, Before The Architect got the house design plans in considerable detail. Besides an annotated floor plan and a dimensioned floor plan, we received a two-page text of interests and intentions with respect to the property and several elevations in 2D and 3d.

Without dwelling on the family's life story, suffice the following notes to indicate the depths to which Before The Architect will go in what was requested as a brief review and analysis of the drawings from the perspective of builders and designers.

Four reference points will illuminate:

The house is to be built in a high-risk area for tornados, a circumstance of crucial concern to the owner.
This family of three is planning on two more.
This house to be is a single-story structure of roughly 2400 square feet with 2-car garage, 4 beds, 2 full baths and 2 half baths.
Money is an object.

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Note: Mr. X, Central US

From: Before The Architect, Cumming, GA

Re: Brief Review of Your Concept-Phase Building Plans

Date: June 18, 2002

……………………………………………………………….

Following are solicited observations about your residential, to-be-built drawings solicited of Before The Architect regarding architecture from design and construction perspectives.

We will be delighted to answer your questions arising from our work, and further address your planning and progress as you see fit.

Overall:

	The drawings express significant and appropriate thought and care. On the outside, low-profile [read: low solar-gain, naturally resonant] and balance [read: conventional, curb-appealing] predominate. On the inside, there is primarily a familial purpose in room number, designation, size, and arrangement. The whole is tightly, efficiently drawn. In other words, the design properly follows function with form.
	As drawn, plans suggest several styles including Spanish-inspired, mission, and ranch. Let’s call this style Central-ranch; a digital picture attached exemplifies such a façade of a very expensive property recently offered by Christie's and within a half-hour's drive of your up-coming residence.
	Central-ranch architecture’s apparent design vernacular follows: rooflines low-pitched, of several faces, permissibly of more than one ridge height; overhang narrow to moderate; clad simply; windows of varying, smaller sizes; front entry recessed, covered, with larger windows; elaborations and adornments modest, artful — even classic, parts somewhat rigorously, symmetrically arranged.

Exterior:

	Given local, community board prescribed conformations to both style and materials, limits range narrowly for exterior modification.
	No change in roof pitch is suggested at this time.
	We merely suggest extending the soffits to no greater than 18” all around, thereby marginally raising the rooflines vertically; however, we further note that soffit depth and available area to apply the force of wind lift are synonymous.
	You could be obliged to bring the stone or rock facing into the recessed front porch; and, if so, then porch-front columns – necessarily rock, too – may be too heavy. If not so obliged, then otherwise; and thereby set such columns so as not to block a straight-on view of either the front door or the two proximate windows. Optionally, should a different clad be permitted in the front porch recess, then stone clad at the corners of the front porch bumpouts (for interior closets) may visually accomplish ends similar to standalone columns.
	All exterior doors should be a minimum width of 3’-0”.
	Windows might reasonably stay the size and configuration as drawn for the front and side faces – the master bathroom’s smallish window size notwithstanding; whereas, larger windows (possibly including palladians, half-rounds, transoms, etc) are suggested for the back, or north, face. We note herewith that window size increases will be tempered with the added expense of physically larger windows (more material, more labor) and high-impact resistant glazes consistent with high wind resistant construction materials.
	You may consider minor, inexpensive variations to exterior clad of some design in relief, as in eyebrow entablatures (simple, low arch, in relief) over windows, quoins (again, in relief) at outside corners, and the like.
	Having previously mentioned possible changes to window size due to fire safety ordinances or just good and common sense, your local authority having jurisdiction – e.g., fire department, building department, et al. – should be consulted on this matter prior to architectural drafting. Additionally, we offer a reference of municipal rules on such matters, noting that it is very similar as relates to your single-story application and should be understood as the most minimal of relevant specifications:

1. http://www.twp.south-brunswick.nj.us/code/eesr.html.

Interior:

Moving the Bath 3 door 90-degrees counterclockwise will be much appreciated, not only for travel pattern, but also for privacy.

Adding an exterior French door to the north Nook accomplishes several ends — natural light path, fire safety egress, private passageway.

The wall thickness of Nook 2 may be increased an inch or two, given its safe room designation. Similarly, for design purposes given the safe room designation to Nook 2, abutting wall structures will be thickened to provide standalone structure to Nook 2.

Nook 2’s interior, unobstructed floor area must not be less than as-drawn at 5’x5’ for short-term occupancy of 5.

Note that other room areas in the house may be safe rooms alternatively, thereby freeing up space currently designated Nook 2 to other functions.

Swing the Adult Game Room doors inward, thereby removing an Entry passageway obstruction.

Consider a French door from Entry to Family room.

Flipping the dishwasher to the other side of the Kitchen sink will remove the dishwasher door as a safety hazard to physical passage.

Provide a safety, vertical barrier, e.g., approximately 4’ high wing wall, by the Kitchen cook stove along the stove side nearest the door from Kid Playroom to Kitchen.

Allow the Kitchen island to be moveable, as it is not clear that its drawn position will prove most best. (While not keen on the refrigerator site, reasonable options seem unavailable.)

Both doorways in the laundry room and the cased opening from laundry to kitchen area should be 3’-0” wide.

All interior doors should be as wide as reasonably possible, aiming at 3’-0” as an optimal standard, particularly along any active travel pattern.

No interior passage door should be less than 2’-4”.

Provide for two easily accessible means of exterior passage to the backyard in order to facilitate travel flow to and between areas of entertainment.

Follow-up and Further Recommendations:

	Refer to your local building authorities for any requirements regarding fire safety, particularly those which relate to emergency egress.
	Refer to your local building authorities for any requirements regarding high wind resistance construction.
	Refer to your local building contractors for any high wind resistance construction packages offered.

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(If this is your first visit to Before The Architect, please consider spending a few moments looking over the Site Map, in order to get a feel for the architecture of the site itself.)

	Moving the Bath 3 door 90-degrees counterclockwise will be much appreciated, not only for travel pattern, but also for privacy.
	Adding an exterior French door to the north Nook accomplishes several ends — natural light path, fire safety egress, private passageway.
	The wall thickness of Nook 2 may be increased an inch or two, given its safe room designation. Similarly, for design purposes given the safe room designation to Nook 2, abutting wall structures will be thickened to provide standalone structure to Nook 2.
	Nook 2’s interior, unobstructed floor area must not be less than as-drawn at 5’x5’ for short-term occupancy of 5.
	Note that other room areas in the house may be safe rooms alternatively, thereby freeing up space currently designated Nook 2 to other functions.
	Swing the Adult Game Room doors inward, thereby removing an Entry passageway obstruction.
	Consider a French door from Entry to Family room.
	Flipping the dishwasher to the other side of the Kitchen sink will remove the dishwasher door as a safety hazard to physical passage.
	Provide a safety, vertical barrier, e.g., approximately 4’ high wing wall, by the Kitchen cook stove along the stove side nearest the door from Kid Playroom to Kitchen.
	Allow the Kitchen island to be moveable, as it is not clear that its drawn position will prove most best. (While not keen on the refrigerator site, reasonable options seem unavailable.)
	Both doorways in the laundry room and the cased opening from laundry to kitchen area should be 3’-0” wide.
	All interior doors should be as wide as reasonably possible, aiming at 3’-0” as an optimal standard, particularly along any active travel pattern.
	No interior passage door should be less than 2’-4”.
	Provide for two easily accessible means of exterior passage to the backyard in order to facilitate travel flow to and between areas of entertainment.