Plans sent to builder

I send a copy of the plans to the builder we're talking to. They are going to run them past a couple folks and see if we need just an Engineer or an Architect.

Plans - original vs updated (revisited)

Even though I said I would work from the original plans and update them myself it was too tempting to buy the updated plans from Modern Homes Realty. So now I have both sets! It's nice because now I can see what the original plans said to do vs what updated plans say. There aren't many differences since the updated plans are to California code (things will have to be changed quite a bit to get them to meet Virginia code) but they are 100x easier to read than the vintage plans.

Here's an example.

Original Plans

Updated Plans

So much easier to read! I'm sure the builder will appreciate having the updated set. Huge thanks again to Monique Lombardelli for getting the plans updated for me. As it turns out, they didn't have the plans completed and had set them aside until I ordered a set. So I sort of feel special like the plans were completed just for me! :-)

Things I am worried about building in Virginia:

1. The long wood roof beams may have to be replaced with wood-wrapped steel I-beams to help with the snow loads in winter
2. The roof is extremely thin. To meet energy requirements we will probably end up having to thicken the roof up to allow for spray insulation to be put up there. The fascia board that runs around the edge of the roof is 6" wide so that allows me to thicken the roof up to 6" thick without changing the look of the house. Hopefully that is enough, although that thickness will require I go with a conventional gutter system instead of the downspout system the house was designed for. I don't think it will look too bad as the gutter would only be along the left side of the house where you can't really see it from the front and the two small overhangs on the other side. If I have to go thicker than 6" it's going to change the look of the house and I'm not going to be happy.
3. The plans call for single pane glass everywhere, which I know won't fly in Virginia. Hopefully going with double pane glass won't change the look.

Overall, it's going to be very challenging and probably very expensive to update the plans for Virginia. But - that's part of the fun I suppose.

Here's an update to my earlier post about fixture shopping, this time with links and (gasp) a front doorknob escutcheon.

HANGING GLOBE LIGHT

http://www.lightingdirect.com/progress-lighting-p4402-opal-globes-series-10-single-light-pendant-with-opal-glass-globe-diffuser/p357283

EXTERIOR SCONCE LAMP

http://www.lightingdirect.com/progress-lighting-p5675-aluminum-cylinder-series-5-x-14-outdoor-wall-sconce-with-heavy-aluminum-construction-and-powdercoat-finish/p358050?intcmp=recs~item_page.rr1~ClickCP~Progress%20Lighting~progresslightingp5675

FLOODLIGHT

http://www.stardust.com/doublebulletsconce.html

FRONT DOORKNOB ESCUTCHEON

http://www.rejuvenation.com/catalog/products/round-escutcheon/items/door-backplate-mid-century-exterior-circle