The Santa Lucia Preserve | Idea Book

The Santa Lucia Preserve | IDEA BOOK

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The Santa Lucia Preserve The planning and design of the 20,000 acre Santa Lucia Preserve in the hills above Pebble Beach and Carmel, California is premised on the belief that the property’s intrinsic value lies in the site’s natural beauty, vastness and richness of its landscape.

The master plan we created in partnership with the Pacific Union Company for this legacy property grew directly from one of the most exhaustive environmental analysis of a natural environment ever undertaken by a private developer.

By integrating a small community of 350 families into its 20,000 acres, The Preserve balances economic viability and environmental preservation in a community that is committed to the stewardship of the landscape in perpetuity through a new model of a Community Preserve.

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Idea Book S A N TA L U C I A P R E S E R V E | C A R M E L, C A L I F O R N I A

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Our firm first began work on what is now the Santa Lucia Preserve in 1987, helping the earlier owners, the Oppenheimer family, to plan an optimum transition for their Mexican Land Grant, Rancho San Carlos, into a coastal community. When Pacific Union Company acquired the ranch in 1990, we were retained to help guide the vision for the new community and then act as land planners, and also architects and landscape architects for the Hacienda restoration, Golf Clubhouse, Sports Center, Barn, and Gate House, as well as roads and trails.

Our firm also crafted the original Design Guidelines for all new construction on the property and has designed some of the landmarks homes for Preserve members from the beginning. We continue to be engaged as advisors to help the homeowners and governing boards steward the land based on the founding principles and philosophy behind the original vision and planning of The Preserve.

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The Purpose of this Book This Idea Book is designed to help new members think about how to select a site and build a home at The Preserve. It is meant to start a conversation with our design team who

The Preserve is a big landscape that offers many choices for where and how you might want to live. This book is organized to help you first think about this large scale setting and how to select the right homesite, and then immerse yourself in the small scale detail of designing a home. The background information and questions provided in this book are intended to help you begin to go through this progression of choices, focusing on what

you will be working with as we design your home,

is most important to you.

as well as between you and your families. We

Because the Preserve is a one of a kind place, we encourage you to challenge

hope this will help you organize your ideas and

any preconceptions you may have about how you live now and think about how you want to live as a part of this land preserve on the California coast.

dreams and think about how they can become

Many residents tell us this experience has transformed their lives in some way.

real in this exceptional place.

Designing and building a home is a process filled with thought, insight and inspiration. The initial investment of time to engage with the questions in this book will help ground the process from the start in your own values and vision.

We look forward to the chance to work with you to make this process one of the most enjoyable and rewarding times of your life.

David Howerton Chairman, Hart Howerton

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Table of Contents LIVING AT THE PRESERVE 7 CHOOSING YOUR HOMESITE & HOMELAND AT THE PRESERVE 1. Picking the Right Geography 13

A good home is one that reflects “who you are,” and you, in return, throughout a day, and day-after-day, just want to “be”

2. Identifying your Homeland Site 17 DESIGNING YOUR HOME AT THE PRESERVE 3. Organizing The Elements of Your Home 23 4. Outdoor Living Spaces and Landscape 39 5. Selecting an Architectural Style 41 DESIGNING ON-SITE SYSTEMS AT THE PRESERVE 6. On-Site Energy, Water, Waste Systems 46

there.

BUILDING YOUR HOME AT THE PRESERVE

— D AV I D H O W E R T O N

8. Types of Contractor 51

7. Selecting a Contractor 50

9. Contract Options 52

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Living at The Preserve The first questions to ask yourselves are how would you like to spend time at the Preserve, and what will be your way of life here. Living in the climate and hills of coastal California comes with its own set of opportunities.

Our intention of placing the land in the care of a small

How do you think you’ll use your new home at the Santa Lucia Preserve—as a primary residence, a secondary or seasonal residence, mostly for weekends and holidays, or only as a complete getaway?

NOTES

How do you want to live here as a couple, as a family, as an individual?

group of like-minded owners and giving them the means to protect the vitality and beauty of this land, was to offer the unique experience of living in close connection to the land. This drove our primary design philosophy of blending architecture into the landscape. Thinking about how to design for this connection can enhance your experience of living here.

How do you want to spend special time alone and together with your spouse, with your family and friends?

Think about how your lives and families will evolve over time. How will you want to live here after your children are grown and have children of their own? How do you think future generations in your family might continue to enjoy your home at the Preserve?

How would you like to host your friends and extended family here?

What other ideas and aspirations do you have for living at the Preserve that might provide new experiences that enhance your life?

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The Gatehouse

Golf Clubhouse

Equestrian Center

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Sports Center

17th Green

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CHOOSING YOUR HOMESITE & HOMELAND AT THE PRESERVE

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In Woodland areas, the crowns of trees frequently touch each other, but the canopy may also have frequent openings, which admit light. Woodland zones contain the least visible Homelands within The Preserve.

Savanna landscapes contain scattered trees whose canopies rarely overlap. These areas are also highly visible, but views are usually over a shorter distance than the long distance views characteristic of the grassland zones because of the greater screening potential of the trees and shrubs

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Grassland areas contain isolated trees and shrubs or none at all. The prevailing image is that of a carpet of grass laid over the topography.

Grasslands tend to be the more visible portions of The Preserve where buildings and modifications to the landscape can be seen from surrounding areas and neighboring Homelands

1. Picking the Right Geography In planning The Preserve, we wanted each homesite to

are from and what you are familiar with. It depends on the

be a distinct piece of geography, with its own setting and

things you have experienced in your lifetime, where you are

a strong identity. That is why the nature of the homesites

most comfortable, or most inspired. This can be thought of

varies so widely—from open meadows and grasslands, to

as your own personal “biophilia,” the instinctive bond each

wooded hillsides, open oak savannas, knolls and ridge tops.

of us has with living systems.

Finding the right geography for you is the next question.

There are three principle landscape zones at the Preserve—

One of the best ways to find the right spot is to explore the

Grassland, Savanna, and Woodland. Specific architectural,

Preserve yourself—stay at the Hacienda to experience this

site and landscape guidelines for each landscape zone

vast landscape more fully, hike the canyons, climb up to the

ensure that homes are built in harmony with the surrounding

ridge tops, get out on the land. Wander the Chamisal and

natural landscape.

NOTES

the Mesa, Las Garzas and Halls Ridge, the Touche, Penon and Long Ridge. We can go together and show you what we’ve learned about the land. See what you like—a place you would want to return to year after year.

The mood of this place varies at different times of day and different seasons of the year. Imagine how you want to live here and think about how the geography best supports that. It’s different for everyone. It has to do with where you

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The following questions will help you think about selecting the right geography for your homesite at the Preserve.

Where do you live now and how do you want your experience at the Preserve to be similar to, or different from that?

NOTES FROM YOUR TOURS OF THE PRESERVE:

HOMESITE #:

How much privacy or seclusion do you want, in what combination?

What views inspire you—a wide open vista from a ridge, a more intimate view into surrounding woodlands, a sunset view, an expansive look out over a meadow or hillside?

The microclimates on the Preserve range dramatically, and change throughout the day. What type of conditions do you prefer—warm sunny days, ocean influenced cooling, extended winter sun, the cool shade of a tree canopy? How do you want to use climate to enable outdoor living throughout the year?

HOMESITE #:

HOMESITE #:

Where do you think your social life will be oriented— in Carmel, near The Hacienda, at the Golf Club or the Equestrian Center?

On your tour(s) of the Preserve, which homesites did you visit? What resonated with you about the different settings and geographies?

HOMESITE #:

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2. Identifying Your Homeland Site NOTES

In the beginning planning stages, we sketched out one

The Preserve can arrange for you to spend the night before

idea for a home on each homesite to demonstrate ways

deciding exactly where you want to build, so that you can:

of building in harmony with the particular qualities of its natural features—its topography, its vegetation, views and microclimates—to be sure the buildings and the owners’

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Get a sense for where the sun rises and sets,

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Tune into the patterns of light, temperature, land and breezes,

use of the outdoor space would blend into the existing landscape. This helped us to establish the corners of the homeland boundaries. We thought about orientation to the

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but the hidden views in the surrounding landscape that

sun and local breezes. We considered how a family might

might be framed from a window or experienced from a

use and experience the site from both indoors and outdoors.

private outdoor terrace,

We followed architect Joe Eshrick’s advice, “Don’t build on your best spot, build next to it, so you can still appreciate that special place.”

Orient yourselves to the views, not just the grand vistas

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Walk the site at different times of day. This will give you an intuitive sense for how you want to live on your own special piece of land here at The Preserve.

Don’t build on your best spot, build next it, so you still have that special place.

— JOE ESHERICK

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The following questions that will help you think about identifying the right homesite and the right size for your home at The Preserve.

What form of residence do you think would meet your needs the best?

• A large main house for extended family and guests • A medium sized main house with a separate guesthouse • A smaller, ‘getaway’ house • A compound of smaller dwellings • Or, do you have another idea?

NOTES

Do you imagine building your home in the center of your Homeland or at the edge, looking out over the adjacent Openlands and Wildlands, creating more space for outdoor places and activities?

How much area do you imagine decidated to outdoor places, activities and outbuildings will you want on your Homeland including for recreation (pools, tennis court, croquet, putting green, bocce court, play area and structures), gardens (cutting, kitchen, display, orchard), other structures (detached garages, workshop, studio, stable, paddock on “equestrian homesites,”pool house), storage needs or other enclosed space?

What kind of setting or landscape character most appeals to you for the setting of your home?

• A hilltop with big views or a site tucked back into a valley or grove?

• A site with a view of the redwoods or wooded hillside?

• A creekside, valley floor, meadow or mesa?

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DESIGNING YOUR HOME AT THE PRESERVE

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3. Organizing the Elements of Your Home

Based on the way you would like to live at The Preserve,

The questions on the following pages are designed to help

think about the characteristics, qualities and relationships of

you think about moving through your day at The Preserve,

rooms you envision in your new home, as well as the outdoor

as well as the spaces of your home both inside and out, and

spaces around your home. One hallmark of great California

design for the experiences you seek.

homes is that each room has a “companion” outdoor room in order to enjoy coastal living year round, following the sun throughout the day, finding places of protection from

Organizing the Elements of Your Home

morning fog or afternoon winds.

THE ARRIVAL EXPERIENCE 25

• Think about how you would like to experience your every

ENTERTAINING 27

day, as well as special occasions, at The Preserve; • Think about the experience on the approach and arrival to your home for you and your guests;

PRIMARY LIVING AREAS 29 DINING EXPERIENCE 31 KITCHEN EXPERIENCE 33 BEDROOMS & BATHS 35

• Think about formal as well as informal places to gather, private spaces for alone time and spaces to gather family and friends;

WORK & CREATIVE SPACES 37 PRECIOUS TIME & SPECIAL PLACES 37

• Think about pairing outdoor spaces with interior spaces to allow you to enjoy the year round climate for both entertaining and quiet, private time.

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THE ARRIVAL EXPERIENCE How do you imagine approaching your house within your Homeland?

• Do you visualize coming up or down a drive to your home?

• How does your home and landscape reveal itself on arrival?

• Do you want your home to feel secluded or greet the road and drive?

How do you visualize the arrival space at your new home?

• Arriving into an enclosed courtyard?

• Pulling up under a porte-cochere in front of the entry?

• Entering an area shaped around existing landmark trees?

• Entering a ranch yard framed by buildings and fencing?

• What are your other ideas?

What are your ideas about parking arrangements: • Do you want to be able to go from the garage to the front door under roof?

• Do you prefer an attached or detached garage or carport?

• How many cars would you need to park on a regular basis?

• How many guest-parking spaces would you like?

• For special events, how many cars do you think you’d need to park?

• Do you need boat, recreational vehicle or horse trailer storage? Some other kind of storage?

How do you imagine the space when you enter the front door of your new home: • Do you imagine a large enclosed entry hall that is a separate room, or a somewhat smaller scaled foyer?

• Do you prefer a separate enclosed space distinct from the living spaces of the house, or does the arrival area open and flow into the other rooms?

• Is it important that you enter and immediately experience a wonderful view?

• Should it have a fireplace, display gallery, or a special staircase?

• Should the entry have an adjacent small office?

A powder room?

• Storage for coats or boots?

NOTES

How many entrances, other than patio and terrace doors, should there be in your home?

• Should there be a more formal entry for guests and a less formal entry for everyday use?

• Should there be an entrance directly into the kitchen, the mudroom, or some other rooms of the house?

• Should there be a separate service entrance and parking near the back door out of view of the arrival area?

• Could you describe any special security requirements or concerns you might have that would require special planning?

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ENTERTAINING How do you imagine entertaining in your home, and how many people are at your table for: • Small dinner parties • Family holiday meals • Informal backyard barbecues • Catered parties • Sit down meal or self-service buffet • Other gatherings?

NOTES

Describe how you would entertain when you have a few couples over for dinner.

Do you entertain large groups of people? How many, and at what time of year? Do these gatherings tend to be cocktail parties, formal sit down dinners or casual cookouts?

Will you have large family events or parties that you celebrate each year, and how would you entertain during holidays? Describe the season of year, and what special needs or spaces you would need for them.

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PRIMARY LIVING AREAS How do you imagine the range of your friends and family gatherings here at The Preserve? Some people prefer a living room separated from a dining room and a family room, which is more closely tied to a kitchen, while others combine the living, dining and family rooms into one “great room.”

• How frequently would you use each room?

• Would it be solely for entertaining? What time of day?

• How many seating groups should there be?

• Which rooms should orient to south facing sun, to sunsets, east/west, or to some other orientation?

• What kind of views would you like to have?

Some people prefer a living room and dining room that are entirely separate from each other, while others prefer these two rooms combined. What are your thoughts?

What rooms are adjacent to the primary living area, such as a library, den, home office, media or screening room, or game room?

Tell us about the special features of the primary living area. For example, does it have: • A fireplace • Book cases • Display areas for trophies or art (paintings, sculpture, rugs) • Special cabinetry for collections • A bar (with seating?)

• Space for a piano • Media • Other ideas?

Describe what kind of fireplace you envision, and its importance in the room. For instance, is it a large stone hearth that is the heart of the room, or is it smaller in scale and importance?

Could you describe the relationship of outdoor rooms to the main gathering areas, whether opening directly onto a patio or deck, garden or lawn? Would it open onto more than one kind outdoor space?

NOTES

If you have a family room • Is it a big, open room combined with a kitchen area, a separate room, or combined with living areas in one great room?

• Should it open onto a terrace or decks?

• Is a view important? What kind of view appeals to you?

• Could you describe what sort of eating arrangement you envision there?

What other essential features would your family room have?

• Media wall • Fireplace • Audio systems (or house wide system) • Small conversation areas • Computer area, charging stations • Desk or planning area • Book storage • Musical instruments (piano, drum set) • Any other ideas?

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DINING EXPERIENCE Where would you like to eat breakfast?

• Separate breakfast room • Small and cozy space away from the kitchen • In a large eat-in kitchen (island, counter, country table?)

• In a special garden room with morning light • On a sheltered, sunny outdoor patio • On a terrace with an outstanding view Are you interested in having an outdoor kitchen as well?

How elaborate would you want this to be in terms of workspace and appliances?

Describe your preferred way to have lunch: • In a breakfast room • In a small and cozy space, away from the kitchen • In a large eat-in kitchen (island, counter, country table?)

• Watching TV in the den • On a patio or terrace • In the dining room Do you expect to have guests at breakfast or lunch? If so, describe the number of guests, the preferred seating and serving arrangements you would prefer.

Help us to characterize your dining room. How do you imagine yourself having dinner in your home?

• Candlelight with a crystal chandelier • Casual eating in a large country kitchen with an eat-in area

• On a patio with an outdoor fireplace, kitchen or fountain • On a terrace with a sunset view How frequently would you use your dining room? Daily, or only when entertaining? Would there be “just the two of you” or just the family at most times? What number of seats are optimal?

NOTES

Would you use your dining room at times other than eating an evening meal?

• Meetings • Social functions • Other ideas?

Describe what your dining room would be like: • Open and spacious • Warm and cozy • Other ideas?

Does it have any special features?

• Bar • Buffet or large self-serve area • Special storage (table leaves, extra chairs) • Display areas for art • Other ideas you may have (describe) • View of a sculpture garden or fountain Does it have access onto an adjacent terrace or patio?

Is a view important? What kind of view do you imagine?

What orientation is preferred, and is a sunset view desired?

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KITCHEN EXPERIENCE Kitchens are sometimes described as being one of three types. Which one seems most appropriate for your new home?

• A ranch style, large eat-in kitchen that is the family gathering place and heart of the home.

• A gourmet kitchen, set up for catering and somewhat separated from the breakfast room and family room • A more modest kitchen more appropriate for weekend use

What other particular storage do you need in or near your kitchen?

How much of your own cooking do you imagine doing yourself? Describe the food preparation area for the kind of cooking you and others intend to do. For example, would it need: • A large center island • Separate preparation areas for 2 cooks • Seating for guests who watch you cook • Kind of seating—banquette, country table, window seats, stools at a counter or island • Do you have any other ideas?

Where does the kitchen fit into the traffic flow of your house, and what rooms are adjacent?

• Adjacent to an outdoor room?

• Adjacent, open and a part of the family room, or a great room?

• Adjacent mud room or with direct access from the garage?

• Adjacent powder room?

• Adjacent laundry room?

• Access to outdoor play area, kitchen garden, service yard, or dog run?

Does your kitchen have any special features?

• Wine storage room or display with refrigeration • Separate walk-in food pantry • Extra storage or “butler’s pantry” for serving pieces • Planning desk • Cookbook storage • Windows for growing herbs or potted plants • Flower arranging space or room with sink • Any special appliances • Will you need a special refrigerated or “cellar” room for a wine collection? Will you eat and/or entertain there?

Do you watch television while you prepare meals, or while you eat?

NOTES

Would you like the room to be oriented toward the sunrise or sunset, or would you prefer not having direct sun? Are views important in the kitchen?

What back of the house requirements to you have?

• Space for caterer’s set-up and preparation • Other requirements for entertaining large groups • Laundry • Work room • Mud room • Sports closet • Dog room

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BEDROOMS & BATHS Master bedrooms are typically designed to accommodate sleeping, reading, media, conversation, meditation, intimate time. How would you describe your ideal master bedroom?

• Is it one big room or a bedroom with a sitting room?

• Describe its spatial volume and ceiling height.

• Do you envision a private garden or deck?

• Are views important, and what kind of view would you like?

• Do you prefer morning sun, or some other orientation?

• Should it be close to other rooms of the house, such as an office, study or den?

• Do you want a separate exercise room nearby?

• Could you describe the layout of closets, bath and dressing areas you would want?

• Could you describe the closet space desired, by estimating length of closet space?

• Are separate bathrooms, dressing or closet spaces desired?

NOTES

Describe the other bedrooms you will need, and how big they should be: • Children’s bedrooms and playrooms • Guest rooms or a separate guest house and garden • Au pair room or suite • In-law suite • Housekeeper’s quarters • Caretakers’ quarters

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WORK & CREATIVE SPACES

PRECIOUS TIME & SPECIAL PLACES

Do you need a home office? How many desks? What special requirements do you have in order to be able to work from home? What other rooms should it be near?

Envision those private hours where you engage in your favorite pastime or interest. What are you doing?

Describe the place you’d like to be its spatial qualities, character and orientation to the out-of-doors:

What other hobbies do you have that might require a dedicated space inside your home: • Painting, art, crafts, sewing, writing, music?

• Where should they be located? In a separate building?

• What special features or functionality should be considered?

• A wall-lined library with a fireplace and easy chair where you enjoy a favorite book • A window seat nestled in a sunny corner of the great room • A quiet, secluded patio with the sound of water and birds • A music room • Describe your ideas

NOTES

What possessions or special collections do you have that you would wish to display in your home? Are there any special climatic controls, light sensitivity, or security issues that would affect their display?

• works of art (paintings, sculptures) • special furnishings (rugs, antiques) • special collections (wine, guns, cars, motorcycles, instruments, trophies, models, books, coins)

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4. Outdoor Living Spaces and Landscape In addition to those outdoor rooms next to the house, as well as spaces or connections between buildings that you might have already envisioned in organizing the elements of your home, what other kind of spaces should be considered outside and away from the house, and how they will be used?

Explore your Homeland at first light in the morning, and at

What kinds of recreational activities do you enjoy and what types of outside places do you envision incorporating into the design of your Homelands?

• Play courts (bocce, tennis, other games) • Swimming pools • Places for dogs to play • Vegetable or flower gardens • Other ideas?

NOTES

sunset, and imagine how you might want to experience the out of doors throughout the day and further integrate your home into the surrounding landscape. Dedicated outdoor areas or buildings can be defined by the natural elements on your Homelands, or enhanced by additional landscape or gentle grading of the topography. Think about where you might want to hang a hammock, or build a tree house for your children. Think about outdoor spaces or out buildings that will allow you to retreat, play or be creative. Think about how you can take advantage of the year round climate to fully experience living with this great California landscape.

What kind of hobbies and creative interests do you have that might require a separate building?

A workshop for woodworking? A music or artist studio?

A quiet contemplative space to sit and read? A barn for special events?

With two to four acres for each Homeland, there is an opportunity to create a bit of a meandering ramble. Can you imagine trails leading from the house to vista points where you an take in the view, read a book, have a cocktail or connect to The Preserve’s trails?

Do you envision creating an outdoor room away from the house with tables and chairs defined by an architectural element such as an arbor, a less formal area to take a picnic, or a seating area around a fire pit?

Guidelines for uses, building, lighting, landscaping and irrigating outside of the perimeter of your homesite are included in the Design Guidelines.

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Contemporary Expressions – incorporate indigenous materials and building forms that blend with the natural landscape.

Old Monterey Design Influences – Spare, handsomely proportioned carpentry of balconies and verandas combined with surprisingly refined windows, created the characteristic Old Monterey look.

Craftsman/Carmel Influences – The use of traditional “natural” materials combined with artistry and ornamentation from the Arts and Crafts movement creates a rustic, rural and romantic character. Craftsman influences blend together with ranch house traditions to create a building that “belongs” to the site.

Ranch House Design Influences – The California Ranch House provides for a practical and relaxed lifestyle. These simple, informal, generally single-story buildings integrate indoor and outdoor living.

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5. Selecting an Architectural Style The members of the Santa Lucia Preserve community have

The intent of the Guidelines was in fact not to identify a

responded to the Guidelines by making the most of the

specific style or to reproduce replicas of older buildings,

characteristics of the Monterey, Carmel setting—its climate,

but rather to inspire members of the community to interpret

landscapes, natural materials, traditions and way of life. A

the Guidelines in their own way and encourage a range of

single, historic style but a range of approaches to building

personal expression, traditional or contemporary, yet still

here have included the earliest examples in the style of the

rooted in the indigenous architecture that has developed

Carmel Mission or of colonial Monterey, with its adobe

in this region. It is the commitment to the basic design

walls, fine carpentry or of some of the romantic buildings of

philosophy of the Guidelines, combined with each family’s

the Carmel stone cottages; or the rural agricultural board

individual interpretation of them, which has, in fact, created

and batten buildings of Carmel Valley. These styles were not

The Preserve’s own regional vernacular

NOTES

appropriated directly, but extended and interpreted in an altogether new form.

The primary design philosophy at The Preserve is to subordinate architectural design and buildings to the continuity of the landscape. So, the Design Guidelines we originally created for the Preserve have to do with controlling the siting, size, color, materials, orientation and landscaping of homes in order to achieve this goal. We envisioned buildings that are climate responsive and use quality local materials, artisans and resources.

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The following questions will help you think about your own expression of an architectural style for your home at the Preserve that will best fit your taste and lifestyle.

What features of the Monterey tradition do you associate with your lifestyle?

NOTES

Which architectural styles represented in this Idea Book most appeal to you?

• Ranch House • Hacienda style • Colonial Monterey • Craftsman Carmel style • Carmel Valley board and batten • Reinterpretation of one of the original Monterey traditions • Contemporary/Modern How important is it to you to develop a unique style of your own that is different from other houses at The Preserve?

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DESIGNING ON-SITE SYSTEMS AT THE PRESERVE

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6. On-site Energy, Water, Waste Systems The Preserve is the perfect place to apply many of today’s latest sustainable systems and design practices to create a more self-sufficient and resilient community relative to renewable energy, water conservation and new building technologies both at a home and community scale. How important is this to you?

The purpose of these notes is not to get the detailed information needed to design these systems but to understand the relative importance of them to you as a homeowner, and the degree to which you want to invest in these systems. We would like to also understand the motivation behind your preferences. Is it to conserve energy and resources, reduce carbon, save money, gain independence from relying on supply and service from utilities?

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What is of interest or most importance to you in the planning of your home-site and design of your home at The Preserve?

• Passive solar design • Photovoltaic energy system • Solar thermal water heating • Geothermal energy system • Grey water system • Black water system • On-site water harvesting (or rain water catchment system) • Green waste system • Net Zero Energy home • Electric vehicle charging station • Home/car battery system • Other ideas

JOURNAL |

Share Your Ideas

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BUILDING YOUR HOME AT T H E P R E S E R V E

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7. Selecting a Contractor There are a number of options and combinations of contractors and types of contracts that you can consider in selecting the right contractor as a partner to build your home at The Preserve. There are some larger companies that have successfully structured themselves to give each homeowner personal attention. Small companies can emphasize management and, by using subcontractors, actually complete a very large volume of work.

There are plenty of qualified contractors available and one can be found to suit your own personal construction needs.

Our advice is this: Don’t work with anyone you wouldn’t invite home for dinner with your family. You will be working with this contractor for about two years, so take your time to evaluate your options and make the right choice for you.

The sooner you get a contractor to be a part of the design process, the better. We like to do cost estimating at every step of our design process to manage expectations and budgets. As an active member of the design team from the start, a good contractor can help by providing estimates as well as advise on material selection and efficient construction methods that control costs.

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Referrals are an important source of information in evaluating and selecting the contractor to build your home at The Preserve. Here are some questions to ask when checking a contractor’s referrals: • Did you develop a relationship of trust with the builder?

• Did you enjoy working with your builder?

• Are you still friends with your builder today?

• Was the final cost at or near the bid? If not, why?

• Did the work start and end on schedule? If not, why not?

• Did you have any disagreements with your builder?

If so, how did he handle them?

• Would you hire your builder again for another project?

• Do you recommend that I hire them?

• Was this your first house or large construction project?

• Do you have any other insights about this builder or advice you would like to share?

NOTES

8. Types of Contractors “Bags-On� Contractor A one man, one crew and one-house-at-a-time contractor who is hands on

custom-home market. When considering a larger company, you should

and will wear their tool bags. This contractor typically runs the job out of

interview the job supervisor and project manager, and ask the contractor to

his pick-up truck. He is the owner of the company, the business manager,

get your agreement before any personel changes are made. Take the time

the accountant and the foreman, and will also likely even help the crew on

to know who is working on your home and insist that the people you like and

site. Many owners form a personal friendship with this type of contractor

feel you can trust are assigned to stay there.

because they relate to him being out on the job each day working to give them exactly what they want. Done well this can be a very rewarding way to build a custom home. However, if the contractor becomes overloaded with work, or if the relationship turns bad, you have only one person to deal with until the job is complete. With a larger company, a new supervisor or foreman could move onto your project without any loss of time and energy.

Briefcase Contractors (Construction Managers or Owners Representatives) These contractors typically do not have their own crew, but instead use subcontractors to perform all of the work. The services they provide are organization, supervision and management of the project. This can be a very efficient way to build a home, but keep in mind, this contractor is

Larger Contractors

only as good as the hired subcontractors who actually do the work. The

Larger companies typically have an in house work force as well as a

construction management style of contractor is also more of a specialist;

management team and an office staff. Their overhead expenses are usually

his job is to manage the job, not worry about keeping his crew busy, so he

higher. However, they can often do a better job of reducing actual hard

can concentrate his efforts on moving the more specialized subcontractors

construction costs since they can manage bids from a larger subcontractor

through the job effectively and spend more time communicating with the

pool. They are often running several jobs at one time and can move

client instead of with employees. He is, however, reliant on the quality of the

subcontractors through the jobs efficiently and effectively. If the construction

work of trusted subcontractors.

time line is important to you, larger companies need to be given greater consideration. The most significant challenge larger companies face is channeling their best talent into the quality work that is demanded by the

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9. Contract Options Bid Price Lump Sum

Cost Plus Fixed Fee

The intent of this type of contract is to give the owner a fixed price,

This is basically the same as the Cost Plus Percentage contract except that

generated through a competitive bidding process. Any change in cost during

instead of a percentage, the contractor charges a fixed fee. The owner pays

the construction process could only proceed with the signed approval of the

only for the cost of the work, plus a fee that the contractor can allocate

owner. This agreement can only be used effectively when a complete set

to overhead and profit. With this type of agreement, there is an incentive

of construction drawings are available for bidding. This contract loses its

for the contractor to complete the job as soon as possible and there is no

effectiveness as changes are made or the owner seeks to improve quality or

penalty for keeping costs down. It is important to agree to what costs are

re-schedule performance.

included in the fixed fee and on what number the percentage is based. The

Cost Plus Percentage With this type of contract, the owner pays the contractually defined “costs�

contractor and homeowner must negotiate a fee that is usually based on a percentage of total costs.

generated during construction, plus a percentage of those costs. The

Guaranteed Maximum Price

percentage is meant to cover overhead and profit. Prior to signing the

This type of contract is an attempt to limit costs over run exposure in the Cost

contract, the owner and contractor must agree on what are the reimbursable

Plus Percentage or Cost Plus Fixed Fee agreements. The basic structure of

costs and what costs are not. Cost Plus contracts are inherently fair to both

the contract is the same but the contractor guarantees the maximum cost

parties. The homeowner pays only for the actual time spent and the material

for the work. If the scope of work changes, a Change Order is issued which

used. But the more the homeowner spends and the longer the project takes,

will increase or decrease the Guaranteed Maximum Price. This agreement is

the more the contractor makes. For this type of agreement to work requires

often used when the plans and specifications re not complete enough to use

the contractor and homeowner to share a high level of trust.

the Bid Price Lump Sum contract. To ensure this type of contract is realistic and competitive, multiple contractors should submit a bid.

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Photographers Joann Dost Paul Dyer Alissa Everett Allen Kennedy David Duncan Livingston David O. Marlow Matthew Millman Michal Venera David Wakely

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© COPYRIGHT 2017 HART HOWERTON. ALL RIGHTS RESERVED. PRINTED IN CANADA.

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