Deck/Kitchen - Permit and Architect (Redux)
Is there a reason why we can’t permit the addition of a deck and kitchen, through Scott Schnall as expeditor, using drawings prepared by his office for permitting purposes, and then get an architect or designer to do more fleshed-out drawings of the permitted renovation for a contractor or other service person to carry out? (in other words, simpler permit-oriented drawings, and then more detailed contractor-oriented drawings) I’m either going to hire an ironwork person directly to build the non-combustible deck, and separately hire a contractor to add in the kitchen with the help of a designer or architect (the person themself is TBD), OR just hire a contractor to do everything at once. I’m not sure since I’m not done interviewing potential contractors and really liked a deck guy’s work, but want a contractor who has an eye for design themself and is willing to work with us on some of the details as we go, as partners – so I will either split the job or not, but don’t want to wait on permitting if we can get that process and time frame underway now. What am I missing? Is this a process that will cause problems down the line? I know that not having detailed drawings risks pricy change orders later, but what if we just won’t know some of the specifics of (for example) kitchen layout until we get to that point? I feel like the deck guy knows how to make a deck that works with our old brownstone, and I want to order the appliances myself, leaving really the cabinets to work out, and the plumbing/electrical/flooring etc. and the various kitchen details, which I plan to figure out before it’s time to put things in. But I feel like I may be making potentially serious novice errors. Anyone?
jeanmarine2
in Decks and Porches 13 years ago
8
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8 replies
dnk | 13 years ago
jeanmarine, as for the deck, we built it ourselves. There is a photo above. We really didn’t have enough money to pay a contractor for it, and it isn’t very hard to do, although we were lucky to have help at a couple of key points from knowledgeable friends. We ordered the spiral stairs as an online kit: you give them dimensions, they send drawings with a custom platform, number of treads, etc., when you sign off and pay they send you the parts. It’s pretty easy to put together. As for your question about opening walls: we didn’t have to mess with any load-bearing walls. We’ve got an average 3-story brownstone, and for the parlor floor, we just put in a big kitchen right off the deck, and then pocket doors to a living room. And there’s a bathroom on the parlor floor. As for the contractor, I would not recommend him, no way, no how. I’m not going to badmouth him on brownstoner because he’s got a common name, shared by at least one other contractor out there (I’ve checked on the DOB site). If you’d like any more info, let me know how to get in touch and I’ll do so.
dnk | 13 years ago
tricks73 | 13 years ago
I went a similar route to that you’re proposing – engineer/expediter to handle DOB filing, personal legwork and design/build for, in my case, CB/LPC presentation and construction details. I would like to give a shout out to masterbuilder’s in-house drawing team who did amazing work on renderings / perspectives and elevations for my reasonably complicated project – proposed rear addition that is visible from street, solar on roof, facade restoration, uber efficient double-hung look-a-like windows… We’re not totally out of the woods yet so I would say that if your project is in a Landmark district be prepared to spend lots of time at 1 Center St and making sure your engineer/expediter is staying on top of clearing DOB objections with plan examiner and lined up to stamp all of the materials needed for LPC since there are co-dependencies. It’s been a steep learning curve for me, but it’s definitely helped me keep my soft costs down and anecdotally I’ve seen other simpler projects with full service architects take just as long to work there way thru the process.
dnk | 13 years ago
We used Scott Schnall and did something similar on a reno for our house. It included a deck and kitchen (2nd floor; converting window to the backyard into door, building a deck, and then putting in the kitchen). Schnall did the very basic drawings and he filed. We then drew the details we want ourselves and proceeded. It went okay —- I’m really pleased with the results, and although I’m sure we could have benefitted from the work of a designer or architect, we didn’t have the dough and we had a lot of stuff that needed doing. Plus everything was properly filed, and we got a c of o out of it.
jeanmarine2 | 13 years ago
The problem I’m having is that I hired an architect but the drawing process was not going well and I’d say what I wanted (e.g., a galley kitchen where one part of the galley is an island) and was told that it wasn’t possible if we didn’t do things we didn’t want to do. I’ve since spoken with a designer and a couple of potential contractors who say that what I want is in fact possible. So we’ll either hire the designer OR find an architect who can make it happen or go straight to an engineer. My experience with architects has been challenging so far, so that’s the hurdle.
masterbuilder | 13 years ago
We have also worked with Scott for filing and prepared 3D design drawings in-house for the client. (I’m a contractor who draws in 2D and 3D for many of my clients.)
wilso26941 | 13 years ago
Why don’t you stop trying to beat around the bush and hire a real architect (Scott Schnall is not) to prepare your filing documents and produce something a contractor can price and construct? You’re already willing to pay SS, just pay a little more for someone proper. You’ll pay a minimal amount up front but will probably save in the end.
rodriguezstudio | 13 years ago
As an architect who knows and works with Scott Schnall, I think that your plan is workable. Of course, Scott’s drawings will probably not be able to be used by an architect as a base for their drawings (design yes, but dimensions etc, no), and you really have to trust your contractor. In general most architects do the simpler permit drawings as part of the process that ends in more detailed construction drawings- so you may want to see how much you are actually saving by dealing with 2 entities for the drawings. Hope this helps, good luck. Rodriguez Studio www.rodriguezstudio.com