Lining my ducks up (Adding second story)

I am wanting to add a second story to a house I own. The property is in Beverly Hills, went to the city planners office and was told that the property has to comply with the architecture of the neighborhood and remain inline with its existing style. To clarify, its a single family spanish style home, when the second floor is added it must remain a spanish home by their definition. They have about 15 points that have to be loosely adhered to to maintain what they consider a 2 story spanish home. Essentially if an architect says its spanish and he/she is known in B.H. its ok.

What Im trying to figure out is, are residential designers the same as architects? Ive been reading here and it seems most people dont need an architect they just need a residential designer would my example fit the bill? What are some of the things I should have in hand before dealing with an architect or residential designer. I spoke to one architect and he said I would need a land survey done and blueprints of the house would help. Are these things available at the city planning office or would I have to hire people to do this?

In case needed the house is approximately 2000 sqft. Im looking to add an additional 2000 sqft. Which would comprise of a 900-1000sqft master bedroom suite (havent really considered the complete break down of his/her walk-in closet sizes, bathroom size and sitting area/entertainment area size) and 2 additional bedrooms say 12x15 each with a bathroom avg size maybe 7x7 each. A 10x10 sitting/play area. The rest to be used by the stairs and possibly storage closet(dont know yet really). House was built in the 30's

What do I need to have in hand before moving ahead with the implementation of this?

If I have missed anything or you have any questions for clarification please ask.

Thanks in advance.

 

Los Angeles county? - You need a structural engineer if you are adding a second floor to an existing structure. Even if it was designed for a second floor ten years ago, but not built, you will still need a professional to make it comply with what was wrong or unknown at that time.

You may hire a "residential designer", but he will still need to get work done by qualified professionals. Architects are trained to make things attractive, use space correctly and create the correct feel. They also can read design tables, but are not qualified for structural design in a seismic area.

Dick

 

Would I need the land survey and blueprints first?

 

You would never get a permit in BH without a set of plans with professional signatures.

An old land survey may suffice if it can be tied to the existing and new work. - It all depends on the permitting office.

You may even need soil borings.

A 2000 sf addition ot a home built under the old standards in California is not an easy task. That is why the banks funded to building code development years ago since they were worried about the quality of the homes they were lending money on.

You home may be fine where it is, but if it was in Northridge a while ago, it could have been flat.

Dick

Dick

 

You would never get a permit in BH without a set of plans with professional signatures.


The plans you are speaking of are the ones drawn up by the architect/designer??

 

Lets make this whole thing really simple for you. DO NOT USE A RESIDENTIAL DESIGNER. Use a BH Architect. They will take care of the structural engineer. Yes, you will need a survey of your lot, but maybe the county surveyor dept will have one on file. You will need a complete floor plan of not only your house, but also your foundation. There may be a set of plans on file with the city but don't count on it. Just ask them. You may get lucky.
Good Luck

 

Would I need the survey and floor plan before the architect? If floor plan and foundation arent available who would I goto to get one made? What should I type in a search engine to find companies that provide this service.

 

Go and meet with an architect. Visit with him. Tell him your plans, Get to know him. He will tell you exactly what he needs and where to get it.

 

He, the architect, is the one who told me I needed the floor plan and the land survey btw. Since this was my first time doing this I figured I would inquire to confirm thats whats needed.

 

Yes, do as he says. I would still meet with him and set up a repore. They get alot of want to be customers. You need to show him you are a real customer.

 

I have met with him multiple times. My R.E. agent referred me to him. Im quite sure he knows Im serious. Ive purchased multiple properties with the agent I can only assume that was relayed to him prior to our initial meeting. Since Ive never done extensive remodeling I just want to confirm with other people in the industry what Im being told needs to be done. Cant be too careful. Ive located a draftsman to draw up the current plans in case the planners office doesnt have one and Ive located a place that will do the land survey. Curious how much do you think floor plans and the survey should run?

Thanks in adv.

 

Sounds like you have your ducks all lined up. No idea what they would charge you. It varies all over the country. Have a good day.

 

Thanks for your input. Hope you have a nice day also.