F.D. Thomas, Inc.’s Post

Navigating the New Forest National Park Authority’s 30% rule can be tricky. Here are some key points, though you can read more details in my blog about it: ✳️ You can extend up to 30% of the floor area that existed on 01 July 1982. 🤔 ✳️ Measurement of floor area is gross internal across all floors. 📏 ✳️ Caveats: attached garages, conservatories or outbuildings all count towards the 30% but not part of the original calculation. 😩 ✳️ Permitted Development, in lieu of 30% extension, may give you more floor area (though limited in dimensional parameters). 😀 ✳️ Outbuildings are outside of the 30% rule and can include incidental uses to the main house. 🧐 ✳️ There are Defined Villages where the 30% rule does not apply. 🏠 Have a read of my blog about this subject or if you would like to chat about a particular site please DM me to set up a meeting. #nfnpa #NewForest #HomeExtension

Residential landscape plan

8246 Terrace Dr. in El Cerrito Listed at $750k. Build your dream home on one of the last remaining level lots in the hills, offering panoramic views from Oakland to San Francisco Bay, including the ocean and bridges. This exceptional lot features expansive frontage, impressive curb appeal, and unique views from each corner. Two old oak trees add to its charm, making it a truly dreamy place to live. A complete survey and detailed soil reports are available, indicating that bedrock is just a few feet from the surface, simplifying foundation design. The lot previously hosted a house, and remnants of the garage suggest all utilities are stubbed to the lot, providing significant cost and time savings. Utilities (PG&E, sewer, and water meter) are documented in the survey report. This lot is definitively permittable, with previously approved plans from the city of El Cerrito Planning Department for a high-end, custom-designed modern house available for review. Additionally, there is easy and clear access for any prefab house, with plans from Connect Homes for a 4BD/3BATH available for review. SB9 offers further opportunities for this lot, allowing the potential to build more than one house. Conveniently located just a 10-minute walk from public transportation. https://lnkd.in/gWVsV434

Two options on the layout of the proposed townhomes are up for consideration.

'Out with the old, in with the new' - demolishing an old extension was key to this stunning home: https://lnkd.in/e-swRnAP 📍 Find Us @WestcleanUK: https://lnkd.in/eJd3WtH4 #westcleanuk #cleaningservices #facilitiesmanagement #commercialcleaning #property #professionalcleaning

The weather has been wonderful, so I decided to tackle a long-standing issue with our house: the cold cellar leaking water during heavy rain or rapid snowmelt. We took apart the deck and gave it a thorough pressure wash to find the source of the leak. Our plan is to use a concrete waterproofing product to seal any hairline cracks and restore the deck’s wood while we are at it. [City of St.Catharines Zoning Amendment is now Official!] On, April 8, 2024, City Council passed Zoning By-law 2024-032, a housekeeping amendment for the City’s Zoning By-law. The purpose of this by-law is to address changes made to the Planning Act and City’s Official Plan, Council directives, and make improvements identified through staff’s on-going monitoring of the Zoning By-law. The by-law has the following effect: 1)Permits two accessory dwelling units within detached, semi-detached, or townhouse dwellings with associated zoning provisions; 2) Updates detached accessory dwelling unit provision standards; 3) Permits duplex, triplex and fourplex dwellings within the Low Density – Suburban Neighbourhood (R1) zone; 4) Permits existing lots that do not meet minimum lot area or frontage requirements for the above noted uses to be used for such use, provided all other zoning provisions are met; 5) Updates definitions for lot lines, yards, and encroachments (i.e. decks, patios, porches); 6) Updates parking space dimensions, bicycle and accessible parking space provisions, and introduces parking area requirements (i.e. minimum driveway aisle widths); 7) Adds definitions for landscaped open space and landscape buffers and inclusion of minimum soft landscaping coverage; and, 8) Includes a transition clause and updated formatting (i.e. page numbers, section numbers, etc).  

Folsom Historic Commission green-lights 603 Sutter Street project Eleven oak trees on the chopping block, the Folsom Historic District Commission approved a controversial three-story building design for Sutter Street last month. After six years of work on the proposal, Cedrus Holdings submitted a design review application last February for a three-story, 12,177-square-foot, mixed-use building on the .17-acre site at the southwest corner of historic Sutter Street and Scott Street. Following considerable discussion for and against during the Sept. 6 meeting, the commission voted 5-0, with two of the seven absent, to approve the design with minor modifications overcoming an extensive kitchen sink style appeal filed by one resident. The mixed-use building will feature 2,716 square feet of retail/restaurant space on the first floor, 5,246 square feet of office space on the second floor and two, two-bedroom lofts totaling 3,630 square feet on the third floor. The project features various outdoor use areas, including a patio on Sutter Street and balconies on the second and third floors. The plan features a historic pre-1900 design to complement other commercial buildings along Sutter Street, staff said. Significant design elements include covered entries along Sutter Street, large rectangular doors and windows, recessed windows, transom windows, balconies, wood and brick cornices, ornamental iron railing and steel awning structures. Primary vehicle access is provided by Sutter and Scott streets. No on-site or off-site parking comes with this project, and the city cannot require parking by law since it’s within a half-mile of the Historic District light rail station, staff said. The applicant plans to replace one existing non-ADA parking space on Sutter Street with an ADA spot, staff explained. As permitted by state law, the applicant proposes to use existing nearby, on-street parking, public parking lots and public parking garages to serve the mixed-use building. Pedestrian access is provided by an existing sidewalk on the south side of Sutter Street and a proposed sidewalk along the west side of Scott Street. The primary entrance into the building is located on Sutter Street for the retail/restaurant uses, with secondary pedestrian access to the office and residential uses located along Scott Street. Proposed site improvements include underground utilities, a sidewalk, curb, gutter, outdoor patio, retaining/stem walls, landscaping and fencing, according to the report. The severe slope requires that the site be mass-graded to install standard improvements (building foundation, underground utilities, retaining walls, sidewalks, etc.) and it’s “not feasible or possible” to save any of the 11 oak trees. The builder is required to mitigate the loss of the 11 oak trees, consistent with the requirements of the city tree preservation ordinance. https://lnkd.in/eTFSmN_6

🔸How to Secure Your Home or Site with Fencing for Privacy Fencing for privacy is crucial for those involved in property renovations or large construction projects. Whether you're looking to protect your home from prying eyes or secure a bustling construction site, the right fencing solution is essential. Read our blog for more >> https://lnkd.in/gVqvcUz6

Here are four ways of building a basic, on-grade foundation for backyard buildings.

You've found your new construction community (YAY!)...but how do you choose your actual home site? ⬇️⬇️⬇️ |𝐒 𝐀 𝐕 𝐄| these tips below! 🧭 𝐃𝐢𝐫𝐞𝐜𝐭𝐢𝐨𝐧 𝐭𝐡𝐞 𝐡𝐨𝐦𝐞 𝐰𝐢𝐥𝐥 𝐟𝐚𝐜𝐞. This can influence how effectively the home will block or absorb sunlight, where you may want to place a garden or patio area. 🌳 𝐒𝐥𝐨𝐩𝐞 𝐨𝐟 𝐭𝐡𝐞 𝐲𝐚𝐫𝐝. This affects how effectively water drains, whether or not the site is suited for a walkout basement, the landscaping you want on the yard, and placement of pools or decks. 🏡 𝐏𝐫𝐨𝐱𝐢𝐦𝐢𝐭𝐲 𝐭𝐨 𝐨𝐭𝐡𝐞𝐫 𝐡𝐨𝐦𝐞𝐬 𝐚𝐧𝐝 𝐯𝐢𝐞𝐰𝐬. Consider where the home is in relation to the rest of the neighborhood, and also how close it is to streetlights, traffic, or commercial businesses. Also take in the views from your bedroom, kitchen, front porch etc. 🌱 𝗪𝐡𝐚𝐭 𝐰𝐢𝐥𝐥 𝐭𝐡𝐞 𝐧𝐞𝐢𝐠𝐡𝐛𝐨𝐫𝐡𝐨𝐨𝐝 𝐠𝐫𝐨𝐰 𝐢𝐧𝐭𝐨? Think about what is around the community now, and what could potentially be there in five years, including local zoning and building regulations, and development plans for the area. 📲 If you are curious about what your options are when it comes to new construction, DM me, I'd be happy to answer your questions! #newconstruction #dreamhome #realtortip #deerealtordfw #dallasrealestateagents #dallasrealty #texasrealestateagent #texasrealty #movingtodallas #dallasluxuryrealestate #dallasliving #newhomebuyerspecialist #dallasrealestate #dallasrealtor