New Homes in Mamaroneck, NY

Michael McCann Westchester architect has completed two new homes in Mamaroneck, NY. Both new houses are located in the Orienta Point section of Mamaroneck, NY in Westchester County. The first house is at 1010 Cove Road.

This house and it's pictures can be seen at:

http://www.randrealty.com/NY/Property/942882/1010-Cove-Rd-Mamaroneck-NY-10543/

The second home at 919 Sylvan Lane is on the market and can be viewed at the Sotheby Larchmont website.

The web address and pictures:

http://www.sothebysrealty.com/eng/sales/detail/180-l-1006-4419569/extraordinary-new-colonial-in-orienta-point-mamaroneck-ny-10543

As described by Sothebys:

About This Property

Timeless architecture along with classic design blends perfectly with the comforts and conveniences of new construction in this 2012 Colonial home on a tranquil yet convenient, tree lined cul-de-sac in the prime community of Orienta Point in Mamaroneck. Designed to maximize space, light and property views, this five bedroom, four full baths and 2 half bath home offers the perfect floor plan beginning with the open entry foyer that leads to the stunning living room and traditional dining room complete with French doors to the patios. The kitchen, a true chef's delight, is the heart of the house and adjoins the generous sized family room making entertaining extremely easy. Expansive patios offer grand views of the lush grounds and include two distinct yards/gardens along with mature landscaping. Finest materials and finishes throughout. Close to village, schools and recreation.

Both homes have a beautiful floor plan with plenty of classic details.

Architects in Westchester, Westchester county architects, architects in Larchmont, architects in Mamaroneck, NY, houses in Orienta Point, Mamaroneck, NY

Westchester architects,Home renovation and remodeling in Westchester,Building in a Flood Plain, FEMA rules and Westchester architect Michael McCann

Westchester architects face many challenges in trying to help clients modify homes in an area designated as a flood plain by FEMA and insurance companies. If a house is determined to be located in a flood plain, the owner is restricted to 50% of the value of the house or less as to the amount of money that can be spent on a renovation or remodeling. First the owner must determine the value of the house excluding the value of the land. That number must be arrived at independently by some sort of appraisal. Finding an appraiser willing to determine the value of the house only without the land is not easy in Westchester county. Very often vacant land nearby is used as a guide, but that value might approximate the value of the house and land together. If that is the case, once the value of the land is subtracted from the value of the land and house together, the house can come up with a very low value, thereby leaving not much dollar room to renovate the house.

For example, several towns have widespread flood plain designation, especially in Westchester county. If a home is purchased within that designated area, the owner purchasing or living in the house has restricted options as to how much work can be done. On a home worth $300K with out the land, that only leaves $150K that can be spent renovating the home. In Westchester county a home in battered condition purchased with the idea of fixing it up, $150 K does not go a long way, especially when you throw in a roof, a kitchen, siding and a couple of bathrooms. The Westchesterarchitect then is faced with finding other options so that the homeowner can make the required modifications.

One such option is to raise the house up above the FEMA level of flood stage level of 12 feet. Once the house is raised, the 50% rule is no longer the determinant as to what amount can be spent. This means that any area below now as a basement must be considered only for storage and not for staging any utilities (heat, A/C, electrical) or living space. And raising the house up also is constrained by the number of stories allowed in an area by zone laws. An architect in Westchester who has been through this process is essential before considering renovating a home in a flood plain area as the renovation might not be possible or might require that the home be raised up. This is especially true for anyone looking to purchase a home in Westchester county located in a flood plain. These flood plain rules are national.

Architects Westchester architects, Westchester architect Michael McCann, New house to be built in Mamaroneck designed by Michael McCann AIA

A new home is being built on Cove Road in Mamaroneck, NY designed by Michael McCann AIA. The home faced several hurdles involving flood plain and wet lands issues, but all issues were resolved and the building permit was issued by Mamaroneck. We will show progress on this colonial house and post pictures during the construction.

Architects in Westchester, Westchester architects, residential architects in Westchester, architects practicing in Westchester