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About

We design distinctive new homes and renovations in the Bay Area, Wine Country and Tahoe. We work in the favorite architectural style of the client, creating inspirational homes that transform lives.
Orla graduated with a professional Bachelor of Architecture degree from a Royal Institute of British Architects accredited University in Europe and worked on modern custom residences.

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Q&A

We check with the City or County regarding the parking requirements. We need to ensure that the parking requirements are fulfilled already on site before considering a conversion. Utilities are also considered, the accessibility and expense of getting them to the garage.
All homes have a maximum floor area ratio, meaning maximum amount of habitable space square footage that can be built on site. We would need to also check that number. Heating and cooling equipment will take up space in your garage so will need to be planned for as well as the ease of getting water and sewer lines to the site. The flooring and head heights will need to be considered.

Check with planning regarding the sf of your home and the parking requirements.
Work up a 3D of the space design for client review so we can talk about your vision, the quality of light, how large the kitchen/bathroom should be.
Once the design is complete, we would prepare drawings for planning approval, which would include site zoning information, site plan, floor plan, a section and elevations.
The planners review the drawings and generally have some comments that need to be addressed to change the design or drawings slightly.
Once we have planning approval we would prepare construction documents, which are the technical drawings needed to get a building permit and get pricing from your contractor. We recommend getting a contractor on board as quickly as possible in the process so you can be aware of costs and can budget accordingly.
As soon as you get your permit, construction can start on site. We like to be involved throughout the process to ensure construction runs smoothly, one site visit per week.

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