ARCHITECTURAL PLANS
OPEN PDF OF ARCHITECTURAL PLANS IN NEW WINDOW
Cabinets
*Please note: Following the production of the below plans, we have since updated the budget to allow us to upgrade the home to our 100% furniture-finish wood cabinets, domestically crafted by Custom Wood Products, which will carry a Limited Lifetime Warranty.
Counters
Flooring/Tile
PLANNING TO CHANGE FLOORS TO: quarter-sawn white oak with natural finish in satin.
Plumbing Selections
Lighting
Appliances
Trim
Fireplaces
Additional Specs:
FOUNDATION
- Type: Elevated Raised Slab Foundation, averaging a minimum of 32 inches above grade around the home’s perimeter, designed to meet local soil and flood zone requirements.
- Foundation Walls: Constructed using Concrete Masonry Units (CMU) with a minimum compressive strength of 1,900 psi, reinforced with #5 rebar at 48 inches on center, vertically. The exterior face of CMU walls to be finished with queen size Savannah Gray brick with ivory mortar.
- Porch: Constructed as Raised Slab to match the main foundation height, reinforced as per engineering specifications to support intended loads, and finished with queen brick facade and patio with an allowance for this material to be set later in the specs.
EXTERIOR WALLS
- Wood Frame: 2″x 4″ or 2″x 6″ Southern Yellow Pine (SYP) studs at 16 inches on center, as per architectural plans or where structural requirements dictate a larger size. Include sill plates treated for termite resistance.
- Exterior Sheathing: Structural oriented strand board (OSB), nailed to framing members with 8d nails spaced at 6 inches along edges and 12 inches in the field.
- House Wrap: High-performance, permeable air and water barrier applied over sheathing, with seams taped for maximum moisture protection.
ROOF FRAMING
- System: Combination of prefabricated engineered truss systems for precise installation, supplemented by field framing techniques when preferable to Builder, all designed according to architectural and structural plans.
ROOFING
- Sheathing: 7/16 inch OSB sheathing, nailed to roof trusses/framing with 8d nails spaced at 6 inches along edges and 12 inches in the field.
- Underlay: Standard #15 asphalt-saturated felt underlayment with ice and water shield in valleys and critical areas to prevent water ingress.
- Roofing Material: Standing Seam 24ga Premium Metal Roof in Inkwell Color
- Venting: Unvented attic space, with insulation strategy designed to both prevent heat transfer and moisture accumulation.
- Flashing: Corrosion-resistant aluminum flashing installed at all roof penetrations, edges, and valleys to ensure a watertight seal.
INTERIOR FINISH
- Ceilings/Walls: Premium 5/8 & 1/2 inch gypsum board, installed with perimeter nailing and field screwing. Surfaces to be taped, filled, skimmed, and sanded to a smooth finish. Finish to include a high-quality interior paint, colors per owner’s selection.
- Garage Ceiling & Walls: Treated with the same level of finish as the interior for a cohesive look
SHELVING / CLOSET STORAGE SOLUTIONS
- Material/Labor/Install Allowance: A budget of $18,000 Allowance is allocated for custom shelving and closet organization systems. This includes design consultation, materials selection, professional installation, and finishing. Systems may include hanging rods, drawers, shelving units, and shoe racks, tailored to each closet’s dimensions and the homeowner’s storage needs.
WINDOWS
- Primary Type and Style: Storm Impact rated Andersen 400 Series black windows. Window types include casement or fixed determined by their location as specified in the plan. All window sizes and lite patterns will follow the plan guidelines.
- Stair Tower: Commercial Storefront Glass, Impact Rated.
- Storm Protection: High-quality fabric storm protection solutions provided for all glass doors, designed for easy deployment and storage, offering protection against severe weather while meeting local building codes.
EXTERIOR DOORS
- Entry Door: Fiberglass/Composite per-plans, Black
- Master Slider: Andersen 4-panel sliding door
- Great Room Doors: Andersen 4-panel sliding doors
- Garage Doors: Insulated woodgrain metal, ordered to Plans, Painted/Insulated from Overhead Door.
EXTERIOR FINISH
- Siding & Trim: High-quality, smooth finish cement board siding. Composite or Treated Wood trim used where required.
- Soffit/Fascia: Treated pine fascia with premium ¾” architectural grade pine v-board with exposed rafters utilizing prime-select premium lumber, per plans. In addition, a custom milled treated roof facia drip edge is installed.
- Porch Ceilings: 5” Pine solid v-board, architectural stain grade. (Painted on Front Porches, Stained on rear porch).
- Steps and Driveway Apron: Steps constructed from solid queen-size brick for a grand entrance. The driveway apron will also match the brick used in the front porch, creating a cohesive curb appeal.
- Rear Rail: Wire/Metal rail to plans (Rear Terrace and rear 2nd floor Deck)
- Screen Porch: Screen-Tight MeshGuard (metal railing system shown on the architectural plans in this location shall be removed to optimize view corridor)
- 2nd Floor Deck: MasterSeal or HydroStop surface applied waterproofing system with fiberglass reinforced seams.
SHOWER GLASS / MIRROR
- Shower Glass: Master, 1st floor guest, 2nd floor guest Frameless Glass enclosure in matching finish to plumbing package.
- Mirror: TBD $2,000 Allowance.
PLUMBING
- Supply and Waste Lines: High-quality PEX supply lines and PVC waste lines, designed for durability and ease of maintenance. Owner’s obligations under this agreement are contingent upon public water and sewer connections being provided, with all necessary taps and lines paid for by Builder.
- Water Heater: Two premium Rinnai Sensei Super High Efficiency Plus gas water heaters.
- Exterior Hose Bibs: per the plan.
- Gas Supply: Natural gas provided by Dominion Energy, sized according to the design requirements of the plan at the time of permitting. Gas to be supplied to range, hot water heater and front porch lantern.
- Shutoff: Automatic Shutoff included.
HVAC
- System: High-efficiency SEER-2+ Mitsubishi HVAC systems. System designed in accordance with Manual J load caculations for optimum duct sizing and flow rates per room.
- Humidy Control: Aprilaire 70-pint dehumidifier ducted in to the 2nd floor system.
ELECTRICAL WIRING
- General: Per electrical plans
- Switches/Outlets: White Lutron Decora toggle switches included.
INSULATION
- Ceiling/Attic Insulation: Open-cell spray foam insulation applied to the underside of the roof and attic spaces, meeting or exceeding IECC specifications for energy efficiency, providing proper moisture management, creating an air barrier to minimize energy loss and improving indoor comfort.
- Walls Insulation: R-15 fiberglass batt insulation installed in all exterior walls, accompanied by a vapor barrier to prevent moisture ingress, ensuring a well-insulated living environment.
- Sealant Applications: Ductwork, sill plates, and all penetration points sealed with mastics or fire-resistant foam/caulk to enhance energy efficiency and fire safety.
- Sound Insulation: Fiberglass batt sound insulation installed in ceilings between conditioned levels as well as in all bedroom and bathroom walls, to provide sound dampening and enhance privacy.
HARDWARE
- Door Hardware Allowance: TBD; $4,000 Allowance allocated for premium door locks, hinges, and doorstops, allowing for selections that complement the home’s architectural style and provide secure, smooth-operating doors.
LANDSCAPING/FLATWORK
- Landscaping Package: Comprehensive landscaping plan for the entire yard, designed to comply with ARB/HOA guidelines. Plan is in process of development with our Landscape Architect and will be available in middle January. Anticipate sizes, types and density comparable/exceeding that of 116 Peninsula Dr.
- Concrete Flatwork: 4-inch brushed finish concrete for driveways and walkways. 12×18 Rear Patio will also have a matching brick rowlock.
- Irrigation System: Full yard system, zoned as required for comprehensive coverage, ensuring efficient watering of the landscape.