16/10/2024
Preliminary Design of a Simple Townhouse development
The goal was to create a concept for three separate houses on the existing site, taking full advantage of the newly introduced Medium Density Residential zoning. The was a design emphasis on affordability.
As an architect who has undertaken many townhouse projects for new and seasoned developers, there are many surprising items that get overlooked, which are important to check for. These include:
1. Checking for existing power lines and poles and the understanding minimum distances to them.
2. Allow space for a possible electrical transformer for large sites.
3. Checking the tsunami zoning as it can have structural implications.
4. Checking the flood zoning and understanding minimum floor levels.
5. Understanding the requirements for storm water detention.
6. Checking traffic requirements and minimum car turning requirements.
7. Allowing for the rubbish and recycling requirements, especially for bigger developments.
8. Understanding the requirements for fee simple versus unit title.
9. Checking if and where the public drains are in relation to the site, especially if they require running services uphill.
10. Understanding where notional boundaries will be placed between separated buildings and what the associated fire implications are.
11. Understanding the implications of coastal sites, corrosion and materials.
12. Understanding appropriate material selection and expected maintenance of products selected.
13. Understanding roof falls and the implications of shedding roof water from one unit to another in fee simple developments.
Sometimes you hear suggestions about finding the cheapest consultants (or avoiding architects) but that can result in major cost and headaches down the line. Make sure you have a great lead consultant (architect or not), and a team of other competent consultants before you undertake a development. There are always unforeseeable items which arise but tackling the big ones early is important.
