I often assist clients with selecting a lot, or at least giving them feedback on a lot they are considering. Location, size and price are obviously first and foremost in the decision process. The shape of a lot can also impact the eventual design of the home–both good and bad. Topography is something you can’t afford to overlook, as it can really impact the cost of a project. Grading, shaping, retaining walls all add to the expense. I want to know where the clients are with their lifestyle, if they like to entertain outdoors, etc. I typically do not put an outdoor area where it will be hit by scorching western sun in the evening. Trees are another consideration. My philosophy is that we save them when we can, but often the stress of construction will kill it in the long run. I like to make sure trees are 10-12 feet from the house. The photos below are ones that two clients are currently thinking about. Both of these clients wanted a location in the older, established part of town. We reviewed where the utilities are located as this will dictate some of the design elements. One of the items clients forget is setbacks.  Most of the time we cannot build over easements.  Whenever a client purchases a lot they should clearly understand what the building envelope is, as well as covenants for the neighborhood.  Some developments have requirements on everything from the type of mailbox, fencing, and over all height of a dwelling.  While some clients come to me with a lot already purchased (and therefore we have to work with what they have), having an architect’s input before buying the lot can save many headaches in the long run.

One client is looking at this lot in an established neighborhood. Location was a big factor for them when considering where to build. This is a fantastic neighborhood.

A lot of trees on this lot for another client. Again in a very highly sought after established neighborhood.

It’s a dilemma many of my clients have encountered. They love their lot, the street, the neighborhood. The home is close to their schools, favorite shops and their friends. But the house just isn’t working. Two clients in particular faced significant drainage problems due to the topography of their site. After years of battling it, one client realized (with my help) that a remodel on their existing house would still leave them with the drainage issues they’d come to dread. Their solution? Tear down the family home and rebuild on the lot. This home was a custom Mediterranean design I did that took full advantage of their lot and allowed us to change the topography, thereby eliminating the water problems. A radical option and not for everyone, but it was ultimately the right choice for them. My other client had a sloping backyard that ran down right to the enormous family room on the first floor. For decades heavy rains brought water in by the bucketful, but it took a lot of convincing on my part that the backyard topography was the culprit. The family was deeply attached to the yard for many sentimental reasons, and changing that was a tough sell. The client finally agreed, and we are now in the midst of construction in which not only will grading make the yard more level, we will enhance it with a water feature and significant landscaping. I am confident this approach truly saved their home by making it much more livable and also more valuable. I often help my clients through these decisions, weighing whether or not the neighborhood values can support a new home on the lot, or if the cost of an extensive remodel can be justified versus building new. While the site largely dictates what is feasible, the homeowner’s emotional connections to the property, and how they want to live in the home, are major factors in what is often a tough decision.