Transforming your home is an exciting yet challenging endeavor. From understanding zoning regulations to optimizing natural light in your redesigned space, there’s much to consider. Maria Luisa Castellanos, R.A., from Miami's premier residential architecture firm, United Architects, shares essential insights to help you navigate your home renovation journey with confidence.
Understanding Zoning Requirements
The first step in any renovation is comprehending the zoning requirements for your property. These regulations can significantly impact your plans. You may have thought you could add to the rear of the house only to find out that the setbacks make it impossible. But perhaps you didn’t consider adding to the side of the house instead. Or maybe you thought about bringing your office home with your two employees. Did you know this is not allowed in most places in Miami-Dade County? These are the ideas and knowledge that Maria Luisa can bring to the table. Understanding zoning is essential before starting any project, as zoning will limit what kind of home office you can have, your roof height, maximum floor area, and where you can build on the land, and sometimes even the shape of the roof, the type of roofing, landscaping requirements, and more.
Building in Coconut Grove
Building in Coconut Grove is particularly difficult. There are the normal T-3 districts in the Grove, but then there are overlay districts such as NCD-2 and NCD-3. Making it more difficult, Miami 21 was easily accessible on the internet by just Googling "Miami21". Now, the city has moved the code to www.Gridics.com . You can go here to get the zoning checked. Just select "Florida" and then "Miami".
Here you have to work with both codes at the same time. If there is a conflict, use the one that is the most strict.
Building in Coral Gables
In Coral Gables, you have to deal with the additional step of presenting in front of the Coral Gables Board of Architects. If however, you are in one of the districts of Coral Gables that has its own board, then you have to present to two different boards. This is the case with Cocoplum, Gables Estates, and others.
You have to present "before and after" site plans, floor plans, elevations, and a rendering. And if they don't like your plans the first time your present, you have to go back and present again. This makes architects charge more for plans for projects in Coral Gables.
You can read about the Coral Gables Board of Architects here.
Honest Evaluation of Your Needs
A thorough and honest evaluation of your needs and priorities is crucial when discussing your project with your architect. Consider your current and future living arrangements, the number of rooms you need, and the potential for flexible, multi-functional spaces. Maria Luisa advises, "Is there wasted space in the house that you can repurpose before considering an addition?" For a deeper dive into questions you should ask yourself before starting any residential construction project, you can read this article. Written for a new house project, this will give you similar questions you should ask yourself.
Budgetary Constraints
Establishing a realistic budget is fundamental. Miami is an expensive city, and construction here is typically done with concrete blocks and concrete, which isn't cheap. While architects cannot determine your budget for you, they can provide guidance. If you're concerned about costs, hire a contractor or cost estimator early in the process to determine a realistic budget. Prioritize the most important parts of the project and consider “additive alternates”—items that can be added if the budget allows after receiving bids from general contractors.
Time and Timing
Remodeling projects require a significant time commitment, from initial sketches to final construction completion. You will need to be available to review ideas and give your input throughout the process. Even after the plans are completed, there will be many decisions to make, such as selecting toilet fixtures, flooring tiles, or pre-fabricated vanities, etc. Visiting different stores to choose these items can be time-consuming.
Preserving Existing Structures
Before you decide to remove walls to create a more open plan, ensure that all the walls are non-structural partitions. If the walls you want to remove are load-bearing, the job becomes more complicated and may require reinforcement of the walls and footings. Only a structural engineer can determine this. If you think removing certain bearing walls will significantly improve your home's look and function, hire an architect and structural engineer to plan accordingly.
Here is a guide to determining load bearing walls. Although this website gives some information, it is not 100% accurate. To have accurate information on your particular house, hire a structural engineer.
Integrating New Design Elements
Many people in Miami add flat roof additions to the back of their homes, which often look like an afterthought. Instead, consider integrating the new design elements seamlessly. For instance, adding a hip roof perpendicular to the original roof can make the addition look like it was always part of the house. This approach enhances the overall integration and aesthetic appeal of your home. See the example below.
Maximizing Natural Light
Natural light is essential for creating a warm, welcoming space. And Miami has plenty of light-filled days! Consider the orientation of your house to maximize natural lighting. Maria Luisa prefers bedrooms to have windows facing east for morning light; living rooms, family rooms, and kitchens facing south for midday light; and garages facing west to avoid the hot, late afternoon sun. Open plans can further enhance natural light distribution throughout the house, regardless of window orientation.
Sustainability and Reuse of Materials
Sustainability should be a core consideration in any renovation project. Ensure the materials used are sourced locally whenever possible. Using recycled materials can also enhance sustainability by reducing the need for new materials and lowering the environmental impact. For more on reducing energy bills and making your house more sustainable, check out this article and this one.
Effective Budget Management
Construction is expensive. While the architect designs the structure, the cost is largely influenced by the client's choice of finishes. Maria Luisa explains, "The structure typically accounts for about 20% of the cost. The client’s selection of finishes can vary widely, significantly affecting the overall budget." Keep track of your planned spending on each item to stay within budget. Establish a contingency fund for unexpected costs, as renovations often involve unforeseen conditions. A good set of plans can mitigate some surprises, but always plan for the unexpected.
Prioritizing Spending
Determine why you wanted the addition or remodeling in the first place and share this with your architect. Maria Luisa recommends preparing a preliminary plan and getting a general contractor's budget estimate early on. This is the time to pare down the project if it’s too expensive. Ensure the preliminary plan reflects your priorities, as making changes later can incur additional charges. Avoid making changes during the construction phase, as they are the most costly at that stage. Prioritize the best finishes your budget can afford, focusing on long-lasting materials for durability and long-term satisfaction.
In Summary...
Planning an addition or remodeling to your home requires careful consideration of zoning, livability, budget, sustainability, and constructability. By hiring a professional like Maria Luisa Castellanos, R.A., you can avoid insurmountable problems and achieve a renovation that meets your goals and looks amazing. If you have any doubts about this, look at our renovation projects here. Your investment will endure for years to come. For expert guidance on your renovation, contact Maria Luisa and her team at United Architects to discuss your plans and bring your vision to life. Call 305-439-7898.
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