Chapter 6 Primary residential design Considerations AT 201 – Architectural Drafting September 15, 2017 Dr. Dan Trent

Objectives Explain key site planning considerations Evaluate the costs and requirements for building a residential home Describe the working drawings used to build a structure.

Key Terms Building code Building section Construction details Deed Electrical Plan Elevation Equity Floor Framing Plan Floor plan Foundation plan Gross annual income Heating, ventilation and air conditioning (HVAC) Plan Landscaping Plan Pictorial Presentation Plot Plan Plumbing Plan Roof Framing Plan Roof Plan Site Specifications Title Title search Topography Working drawings Zoning

Site Considerations The site is more than just a piece of property – it is part of a larger community. A hilly or sloping site is ideal for a split level home. The structure should appear to be part of the site.

Topographical Features Topography is the physical characteristics of the land on the site. These factors may limit the type of structure that may be built. If the site is rural and you must provide water and septic system, extra care must be taken in the selection of the proper site. If a home is to have its own septic system and water supply, the lot should be at least 1 acre in size. Local codes may require a larger site or allow a smaller site.

Site Features Found on a TOPO Map Slope Contour Size Shape Elevation Trees Rocks Soil Conditions

Costs and Restrictions Price of the site or lot Needed improvements Grading Fill Tree removal Drainage

Cost and Restrictions It is not possible to state exactly what percentage of the total cost of a home should be allowed for the site. Corner lot? The cost of the lot should take into account the amount of frontage it has and the cost for improvements (grading, tree removal, drainage, etc.) The document that lists any legal claims against a property is called a title.

Cost and Restrictions Ownership of the property is transferred through a legal document called a deed.

Cost and Restrictions A title search is required by law in many areas before a deed may be transferred to a new owner to determine if there are legal claims against the property. A good idea even if not required Title insurance is a good idea, too! Ownership of the property is transferred through a legal document called a deed.

Zoning and Codes Zoning is a planning tool used by communities to restrict the kinds of structures built in various areas. Zoning is usually based on local building codes according to the type of business or residence, such as commercial, single-family, or multi-family use.

Zoning and Codes Building codes specify requirements for construction methods and materials for plumbing, electrical, and general building constrictions. Generally all construction and remodeling requires a building permit from the town, city, or village.

The Community The community and neighborhood should be evaluated on the following points. Is the neighborhood a well-planned community? Or has the neighborhood developed naturally with no central theme or forethought? Which do you prefer? Are existing homes in the community in the price range of the house you plan to buy or build?

The Community The community and neighborhood should be evaluated on the following points. Is the community alive and growing, or is it rundown and dying? Is there room for growth, or is it restricted? Do residents take pride in there homes and keep them well maintained? Or are many homes in disrepair?

The Community The community and neighborhood should be evaluated on the following points. Are there good schools and convenient shopping? Services available? Fire protection water and sewer, natural gas, garbage collection, etc. Near your work? Public transportation available?

HOUSING CONSIDERATIONS When planning for a new house you must consider: Family needs Budget for housing

HOUSING CONSIDERATIONS Family Needs Accommodating guests Bathing Dressing Dining Entertaining Family Recreation Hobbies Housekeeping Laundering Preparing Food Relaxing Sleeping Storage Studying Working/home office

Budget for Housing When choosing a house to build or buy, you need to determine how much you can spend on housing. Probably your most expensive purchase! 4 Factors to Determine how much you can afford to spend on housing: Income Other expenses and obligations Housing needs Expected future income

Budget for Housing Gross annual income is the amount of money you earn before taxes and other deductions Housing cost is not limited to the monthly mortgage or rent payment alone. It also includes utility cost, property taxes for an owned residence and insurance. Rule of Thumb – Sale price of house should be no more than 2-1/2 times your gross annual income.

Budget for Housing Other monthly housing costs: Utility costs Property taxes Homeowners Your monthly mortgage payment should not exceed 1/3 of your monthly take home pay (your earnings after taxes and other deductions have been subtracted)

Budget for Housing In general most lenders will not provide a mortgage that requires payments of more than 28% of your gross monthly income Equity is the amount the house is worth minus the amount owed

Working Drawings Working drawings – all of the drawings and related specifications needed to construct a house. PRIMARY PLANS typically include: Plot Plan Foundation Plan Floor plan Elevations Electrical Plan Construction Details Building sections Specifications

Primary Plans Plot Plan – shows the location of the house on the site. It shows utilities, topographical features, site dimensions, existing trees or vegetation, and any other buildings on the property Foundation Plan – specifies the foundation size and materials to be used. It provides information about excavation, waterproofing, and supporting structures. It may include the basement plan

Primary Plans Floor plan – shows all exterior and interior walls, doors, windows, patios, walks, decks, fireplaces, mechanical equipment, built in cabinets, appliances, and bathroom fixtures Elevations – orthographic projections showing the exterior features of the building (all 4 sides). Shows the placement of windows and doors, the type of exterior materials used, exterior steps, the chimney, rooflines, overhang dimensions and other exterior details

Primary Plans Electrical Plan – Drawn from the floor plan, it locates switches, electrical outlets, ceiling fixtures, television and cable jacks, LAN connections, the service entrance location and the panel box. It also provides general information concerning circuits and special installations Construction Details – Used when more information is needed to fully describe how the foundation, wall or roof construction is to be completed. Typically kitchens, stairs, chimneys, fireplaces, windows and doors and foundations

Primary Plans Building sections – vertical “cuts” or slices” through a structure that illustrate the type of foundation. Also clarifies the change in floor levels throughout a structure Specifications – describe the materials and quality of work to be performed. Provides additional information not noted or shown on the drawings. Takes legal precedence over working drawings if a conflict arises.

Other Plans Roof plan – should be included if roof is intricate and not clearly shown by standard drawings Roof framing plan – clarifies construction aspects associated with the roof. Should be included if the roof is complex and requires special construction techniques. Shows rafters, ceiling joists, fascia boards, and supporting members such as headers and beams

Other Plans Heating, ventilation, and air conditioning (HVAC) plan – shows components of climate control system including the furnace, air conditioner, heating and cooling ducts and water pipes used for heating purposes Plumbing plan – Shows the location of pipes and plumbing fixtures including hot and cold water pipes, waste lines, vents, cleanouts and storage tanks if needed

Other Plans Landscaping plan – locates and identifies plants and other elements included in landscaping the site. Pictorial presentation – a rendering showing how the structure will appear when finished

Review Questions How does the TOPOGRAPHY of a site affect the home that can be built on it? In addition to the actual price of a building site, what other factors contribute to its cost? What is the difference between ZONING and BUILDING CODES? When planning for a new house, what 2 housing considerations should you address? In addition to monthly mortgage or rent, what other monthly costs are considered housing costs?

Review Questions Describe a method of estimating the MAXIMUM monthly amount you can spend on housing. In general, what is the highest percentage of monthly gross income a mortgage lender will approve for payments on a home loan What are WORKING DRAWINGS? List 5 PRIMARY PLANS included in a set of working drawings. Purpose of SPECIFICATIONS in working drawings