Hutker Architects provides comprehensive property planning services. Our property planning team works closely with you to identify long term value for each property. The resulting property plan is a detailed pre-design document depicting the potential strategies for the property in order to assess value, to educate visitors or residents, or create a sale or funding prospectus. Some clients use this service to identify potential sites for purchase or development. Others use our service to better understand the long range potential for property they already own or manage.
We conduct interviews with you to determine the full extent of your need for space and the functions within that space. We examine specific uses, events, patterns and required buildings such as main house, guesthouse, garage, pool, tennis court, stable, etc.
We develop a program of uses outlining the size and character of each component uncovered by your space needs assessment. Once we determine your program of uses, you will be able to evaluate multiple properties using these same criteria.
We assist in the site selection process by providing a prospectus for each lot under consideration and the property’s potential. Each property has unique amenities such as the capacity for desired programmed structures, views, privacy, access, solar orientation, topography, vegetation, acoustics, and other attributes that influence the nature of a potential build out. We often visit sites with real estate professionals and prospective buyers to review the potential of the property in question.
We review zoning regulations and restrictions, including setbacks, building height limits, septic requirements, flood plain or watercourse presence, conservation commission stipulations, and any applicable overlay district issues. We work with a site surveyor or engineer to prepare an engineered site plan in order to document the existing realities of the property and coordinate any soil or load bearing tests. The site plan includes the location of existing structures, septic system, driveways, gardens, utilities, major trees, topography, wetlands, flood plains, and major elements of the property. We measure and draw the existing structures that may be affected by renovation, addition, or new construction, including floor plans, elevations and section documentation as required. We evaluate the comparative value of renovation or addition versus new construction.
We prepare a property plan based on the program of uses and the site documentation. The property plan offers you an organized approach to identifying the best locations on the site for the activities and spaces you need. A property plan includes spatial diagrams reflecting the potential processional, flow, and functional relationships among the desired uses as afforded by the property. We overlay major views, sun orientation, prevailing winds, vehicular approach, and circulation patterns. We can include an analysis of the property’s passive or active solar energy opportunities, if desired.
Should the current owners, or prospective buyers as a condition of a purchase and sale agreement, choose to pursue permits to realize the property plan, we help guide this process. Along with the site surveyor or engineer, we prepare permit application materials for submission to the appropriate permitting authorities. We may attend required public hearings and meetings, or conduct site visits as agent for the current or prospective owner.
We prepare a statement of probable development costs for the overall property plan, based on the plan’s location for each component in the program of uses. To estimate construction costs, we use the square footage areas within the program of uses to define the needed buildings, multiplied by a range of recent comparable turnkey construction costs per square foot for projects of similar type and scope.
We consider Property Planning a Pre-Design service that sets the stage for subsequent schematic design of the plan’s components. We offer comprehensive architecture services to bring the property plan to fruition through the design and construction process. (See architecture services)