“Theoretically, it’s best to start by finding a lot because then you’ll have a clear idea of what square footage will and will not fit on the property," says Robert Martin, Architecture Editor at Southern Living. “It’s a dangerous proposition to try to gooseneck a house into a lot that’s really not ideal for that plan."
Building Envelopes
Every piece of property contains a “building envelope," or the buildable area that a home can occupy. Sometimes this is also referred to as a building’s footprint. When crunched for space, a property owner can seek a variance to exceed the building envelope, but the process is often lengthy and there’s no guarantee that permission will be granted. Therefore, it’s best to consider plans that work with the dimensions of a lot.
Cedar Creek’s rambling, single-story floor plan suits a broad, narrow lot. If your site is deeper than it is wide, good options include Franklin House and Ames River Cottage, a modern interpretation of a classic Charleston Single House.
Setbacks
Local zoning boards and community organizations often require a house be set back a certain distance from the street. Before purchasing a corner lot, find out if front-yard setback regulations apply to the lot’s front and side-street boundaries. This could substantially reduce the area available for a home’s footprint. Easements as well as natural features, like rock outcroppings and mature trees, may also influence where the house can be located.
“Some communities promote close neighbors, and some communities promote more breathing space," Martin says. “It’s not wise to use up every square foot of building space because you’ll have less of a yard."
Orientation
If the lot is located in a suburban neighborhood, consider the placement of windows – take care that they will not align exactly with neighbors’ views. Driveways should also be taken into account to make sure there’s plenty of room for parking and turning around.
Streets and topography may be the main determinates of a house’s orientation, but it’s also a good idea to consider sun exposures when possible. A homeowner might reorganize a floor plan to take advantage of morning and afternoon light. Martin says that covered porches that face a southern exposure can help block out heat and sunlight.
Remember that plans are not necessarily “as is." Builders can use a reverse set of plans (sometimes called a mirror image) to better site a house. It’s also possible to hire an architect or modification service to personalize a plan. Ask if reproducible prints or electronic CADD files are available for the selected plan. Either will make the alteration process quicker and easier.
