Well we have settled on a ranch garden-level. (we had to concede the walk-out basement) The main level is everything we ever wanted, it went just as planned and even better.
However! The backyard deck/patio are proving to be the sleeping monsters. The lower level is not totally important at this point in time because we probably won't finish it right off the bat. We can have a few years to get that finished. But the patio is turning into a nightmare.
Architect and surveyor said, "no problem" on getting a deck that goes into a patio. Turns out it is a problem. Now we've had to include a landscaper as well.
Long story short... when building a semi-custom... make sure you fully understand the capabilities and limits of your lot and land. Everything is possible, for a price. $$$
However! The backyard deck/patio are proving to be the sleeping monsters. The lower level is not totally important at this point in time because we probably won't finish it right off the bat. We can have a few years to get that finished. But the patio is turning into a nightmare.
Architect and surveyor said, "no problem" on getting a deck that goes into a patio. Turns out it is a problem. Now we've had to include a landscaper as well.
Long story short... when building a semi-custom... make sure you fully understand the capabilities and limits of your lot and land. Everything is possible, for a price. $$$
Costs: People we've hired at this point & paid: 
Godden & Suddik Architects- designed interior and exterior of house. Came up with elevations, and design. Working currently on finalizing plans and starting on construction plans so we can submit for approval and start the bidding process. Paid- original deposit, rest of money due next month $$
Long, Gardine & Lange Land Surveyors- did land survey with grades, drainage, measurements and city/county easements and setback measurements. Paid- flat fee, he is helping a lot!
A.G. Wassenaar Soil Engineers- took a 30' soil sample and 
will do a soil report (this takes about 1 month to prepare from date of drilling) *note* The engineer will need the soil report to stamp off structural plans. Paid- flat fee
Next Steps: Hire a structural engineer to review architect plans and stamp/sign off. 
We chose to go with Dossey & Suddik Structural Engineers and the charge seems to be about $1.10/sq foot as a flat fee. Once they sign off (and we pay them), we can get going!
We chose to go with Dossey & Suddik Structural Engineers and the charge seems to be about $1.10/sq foot as a flat fee. Once they sign off (and we pay them), we can get going!
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