There is no greater joy then stepping over the threshold of your fresh, new dream house on the beautiful and world famous Monterey Peninsula. The converse is also true. There are few adventures more prone to anxious moments and frustration then building a house on the Peninsula. Building a home here is not like it is in other parts of the country. The permitting process is relatively lengthy, cumbersome and expensive. Ad hoc citizen advisory groups and just plain neighbors who do not want to see any more growth, no matter how noble you are, can raise unbelievable obstacles. Just remember that everything takes longer and costs more than you expect and you may survive the process.
Every project can be roughly divided into three phases. The first phase is the Design and Entitlements Phase whereby you design the project and secure the design approval from public regulatory agencies. The second phase is the Construction Documents Phase wherein technical drawings and specifi cations are prepared and reviewed for code worthiness and constructability. The second phase ends with the granting of a Building Permit. The third phase is the Construction Period when an agreement is made with a Builder who constructs the building. The Construction Phase ends with the filing of the Certificate of Occupancy.
One of the most important aspects about constructing a new house or remodel is understanding the zoning regulations and other pertinent aspects of site planning prior to designing the actual building. Is the property in a sensitive habitat area? Is it subject to ridgeline development regulations? Is it in the Coastal Zone? What about scenic easements? If there is a well, is the flow sufficient for fire safety? Will the driveway length require fire truck turnarounds? Does the property contain regulated trees or shrubs? Are you in the flood plain? Does the building site have slopes over twenty-five percent? Does your driveway require a grade over fifteen percent? Check to see if there are any neighbor restrictions from local Covenants, Conditions and Restrictions (CC & R's) or Deed Restrictions.
O.K., now that you have done your due diligence for the initial site analysis, it is time to determine your building envelope. Sometimes the footprint of your building is described for you on the recorded site plan. Building setbacks also defi ne the available building area. Be sure to check if the building setback requirements for your zoning designation are different from the setbacks required by the local Fire Marshall. Pay attention to utility easements, scenic easements or access easements.
O.K., you have sited you building to maximize the views and resolved all of the potential site issues; now, gather your scrapbook of design styles and ideas and list the number, type and sizes of rooms you want in your house and select a local Architect. Designing your house is the most fun part of the project. If you are not already working with a competent local Architect through the site selection and analysis, it is time to interview a few and select one with whom you feel comfortable. You will be spending a great deal of time together, oftentimes discussing intimate details of your lifestyle. Architects are not marriage counselors, so try to reach consensus on style, budget, and schedules before starting the design process. By knowing what you want, you can save a great deal of time and money.
Architects are not the only actors in the cast. You will need a Surveyor to prepare the topographic data, Geotechnical Engineer for soils analysis and compaction testing, a Civil Engineer for drainage designs on diffi cult sites. You may be required to hire a Biologist, Forest Manager, or an Archaeologist depending on the planning overlays on your property. The information provided by consultants and engineers are traditionally provided to the Architect by you.
After you have decided on an initial design, you can begin the entitlement process by submitting your preliminary plans to the jurisdictional public regulatory agency; i.e. County Planning and Building Department or the Municipal Planning and Building Inspection Departments. A Planner will be assigned to the project. The Planner will review the project for compliance with the zoning regulations and determine what other information will be required to make you application complete. After the application is deemed complete, the Planner will have up to sixty days to review the completed application materials and render a decision on the adequacy and appropriateness of the submitted materials. Ultimately the Planner will conclude the review with either a recommendation for approval, approval with conditions, denial or continuance for further study of specifi c aspects of the project. The Planning Staff advises the Planning Commission who meets regularly to review development applications.
You and your Architect will meet several times with the assigned Planner prior to the Planner’s recommendations. You should also attend all public reviews of your project including Land Use Local Advisory Committee (LULAC) meetings. You will probably be required to provide story pole staking and netting on the site to identify to the neighbors and advisory committees the full extent of the impact to the community the proposed structure will impose. Typically adjacent neighbors are notified by mail and asked to register any concerns regarding your new development with the planning authorities. The project is approved by the Planning Commission or administratively by the Zoning Administrator, but appeals can be taken to the County Board of Supervisors or City Councils who have the last word on these matters. Did we forget to mention that you will be paying substantial Planning Application and Review fees along the way and more if you require a variance or special reports?
After the planning approval, the construction drawings are developed to demonstrate that the building will meet all of the California Building Codes. The plans are shuffled between a wide variety of public agencies such as the Water Resources Agency, Environmental Health, Public Works and the Building Inspection Departments. Typically, the plans are reviewed and a list of plan check corrections are prepared by the Building officials. The plans are returned to the Architect to coordinate the required technical revisions and to resubmit the plans with corrections noted. The revised plans make the same rounds to the wide variety of agencies and are finally approved by the same wide variety of regulatory agencies. You then get to pay the Building Permit fees. Do not forget the School District fees. You can start construction with permits in hand.
Typically, the Architect will orchestrate the structural, mechanical, electrical engineers. Building Codes require that there be a single responsible party for the construction drawings. Building Officials require the responsible party to be a licensed professional in the same state where the project is to be constructed. Finally, there will be a licensed Building Contractor who will actually construct the project. Interview several Builders and review their most recently completed work and customers. Selecting a Builder early in the design process can be invaluable for cost control, because they are working with real costs for materials and labor all of the time. Be sure to factor in the cost of the design and engineering professionals plus permitting fees. These expenses are generally not included in square foot estimates by builders. Get a written agreement with the builder that describes the cost parameters, project schedule and method for dealing with changes.
Yes, building your dream house can be tedious and downright hard work! You will need to make hundreds of decisions and inevitably changes will occur. Utilizing skilled and experienced professionals will relieve some of the stress. Keeping your ultimate vision in mind also helps. From desire to occupancy will take one to two years or longer. Find time to enjoy the process and keep a sense of humor. Cheers!