Monday, August 7th, 2017

The coastal lifestyle can be enjoyed as a year-around experience, this plan is  ready for construction anywhere there is a coastal environment.  The simplicity of this particular design makes 2,400 SF live big inside.  This design also provides engineering economy that translates into construction cost savings per square foot.  The ROG is a flexible room that can be a fourth bedroom, a media room, office, or other family use.



An important feature when designing a coastal house plan is to bring the outside setting into the rooms inside.  It becomes priority number one to maximize the experience of living on a water-view property. This house design provides a large covered porch deck overlooking a pool and a boat dock on the waterway beyond.  All of the bedrooms enjoy a water view from the second floor, with the two children’s bedrooms each having a window seat on the view.

All of the first floor living spaces enjoy a water view, even the Dining Room has a wide opening to see through the Family Room with its 16-foot window wall.  The Family Room is completely open to the Kitchen and the large Dining Room, set off by its coffered ceiling shown in the interior photo provided here.  The garage has extra high ceilings for hanging bicycles, kayaks, beach-going toys.  We have named this house plan the Bay Island, for its neighborhood in Virginia Beach.







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Tuesday, May 2nd, 2017

Hinkle Residence(Greg Frech-Kelly)K170409-1N

This house is designed for a picturesque beachfront lot on the Chesapeake Bay, locally known as Chick’s Beach in Virginia Beach.  We label it “contemporary” because it has a very open floor plan, with Great Room-Kitchen-and Dining in a single room open to a covered porch deck facing the beach.  The Master Bedroom is on the third floor with its own private balcony deck overlooking the beach.  It is three stories, 4 bedrooms, 3,000 SF of living area, exclusive of porches, decks and garage.  The upshot of this post is that the approved plans, ready to construct on this property are currently FOR SALE.


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Virginia Beach Offers Tax Incentives For Energy Efficient Homes

Tuesday, May 6th, 2014

Virginia Beach is among the leading municipalities in the State of Virginia for promoting energy-efficient building practices for residential and commercial construction projects within its jurisdictional area. A special tax rate deduction program provides an opportunity for property owners to reduce the tax rate on qualified residential and commercial energy-efficient buildings, not including the land on which they are located.

GMF+ ASSOCIATES, architect, has created many residential plan designs that have qualified for the tax reduction program in Virginia Beach. The projects have ranged in value from modest homes under 2,000 SF to large estate homes. Three examples of the larger homes are shown in this “house of the week” flyer.

Each of the homes qualifying for the tax reduction are designed to include many energy efficient features, products and methods of construction. The application and verification process must demonstrate that the completed homes exceed the current energy efficient standards as prescribed in the Virginia Statewide Building Code by at least 30%.

In the case of each of the homes shown in this flyer the plans were submitted to and certified by the EarthCraft House program, as well as inspected by and tested by registered Home Energy Raters. There are other acceptable certification programs for qualifying for the tax reduction program in Virginia Beach, including the NHBA green building and LEED for homes.

Information about the program, qualification requirements and the tax rate savings are posted on the city website: City of Virginia Beach

For more information about house designs that qualify for a property tax deduction in Virginia Beach, give Greg Frech a call on his cell at 757-435-3796 or email him at gmf@gmfplus.com

Information about the program, qualification requirements and the tax rate savings are posted on the Virginia Beach City website:


#earthcraft #leed #green #tax #taxincentives #virginiabeach

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    Urban Underbelly is a blog that seeks to share the back stories of successes and struggles in achieving the visions of New Urbanism, especially in Hampton Roads, Virginia

    New Urbanism: is a city planning and architecture movement directed at the creation and restoration of vibrant neighborhood places: centralized, sustainable, walkable and socially diverse.
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