06 — Decisions & Open Questions

A running list of (a) decisions made, (b) decisions pending, and (c) questions to bring to the architect / GC / attorney / interior designer when they're hired. Update as we go.

Decisions made

Decisions pending — NEED A POSITION SOON

Questions for the hired team

For the real estate / construction attorney

• Q-A1: HIGHEST PRIORITY — schedule-gating item. Two principal residential structures on one lot during the build-then-demo overlap. Three pathways evaluated in 01_site_analysis_and_zoning.md §7: (a) construction permit with temporary occupancy condition, (b) temporary variance via Wyckoff Land Use Board (60–120 day cycle), (c) demo before new build's CO with family living off-site (defeats Alan's planned occupancy of front house). Which pathway does Wyckoff actually allow / prefer? This is the single answer that drives schedule and Alan's living arrangement.
• Q-A2: Confirm zoning district. Working assumption is RA-25 Rural Residential based on neighbor properties (516 and 301 Sicomac confirmed in RA-25). Bulk standards documented verbatim in 01_site_analysis_and_zoning.md. Verify with Wyckoff Tax Assessor or Zoning Officer before architect commits.
• Q-A3: Pre-existing nonconforming lot — width is 108 ft vs. RA-25's 125 ft minimum. Does Wyckoff require any formal acknowledgment / lot-width variance for new construction, or does construction simply proceed under current bulk standards? (Standard practice is the latter, but confirm.)
• Q-A4: Demolition permit pathway documented in 01_site_analysis_and_zoning.md §8. Confirm anything missing — historic-preservation review, tree-protection ordinance interaction, utility-disconnection sequencing.
• Q-A5: Father-to-son land transfer at $700K — confirm the structure (sale, gift, intra-family note?) and any NJ realty transfer fee or tax exposure. Per D-08, Alan transfers title before construction loan close and takes back $700K second-position note paid at CO.
• Q-A6: Wyckoff Land Use Board lead time for variance applications — what's the realistic 2026/2027 calendar? Critical input to the 12–18 month pre-construction window before the Spring 2027 foundation pour.
• Q-A7: Can Nick serve as GC of record on this build under NJ HIC licensing — given his electrical contracting license + prior GC experience? What's the cleanest legal structure that lets him run the build day-to-day?
• Q-A8: Family-related GC arrangement — anything special about owner-as-relative-of-GC for contract, lien-waiver, or warranty purposes?
• Q-A9: Land transfer structure — Alan currently holds title; Joe needs ownership before construction draws can fund. Design a structure where (i) title moves to Joe at the right point, (ii) Alan takes back a $700K seller note in second position, paid at CO, (iii) the note carries AFR-compliant interest or is treated explicitly as a gift on Form 709, (iv) NJ realty transfer fee exposure is minimized via intra-family treatment if available.
• Q-A10: Does Alan need to remain on title in any way to retain the right to live in the front house through the build? Or is a separate occupancy / license agreement cleaner once title is transferred?

For the lender (when selected)

• Q-L1: Construction-to-permanent product details — draw schedule, interest reserve, conversion mechanics at CO.
• Q-L2: Lender's stance on Nick (a relative + electrical contracting company owner) acting as GC of record vs. requiring an arms-length GC.
• Q-L3: How does the lender want the seller note from Alan documented and subordinated? Most construction lenders need to be in first position; Alan's $700K is in second.
• Q-L4: At conversion to perm, can the loan size be increased to also pay off Alan's $700K note in a single transaction, or does that need to be a separate refinance?

For the architect

• Q-AR1: Given lot orientation on Sicomac Ave, where does the great room glazing want to face for daylight?
• Q-AR2: At 4,000 sq ft with a 2-story void in the great room, what's a clean way to lay out the second floor?
• Q-AR3: Master + sauna + radiant — where does the mechanical room need to live?
• Q-AR4: Is the 3-car attached garage side-load achievable on this lot orientation?

For the GC

• Q-G1: 2026 Bergen County actual $/sq ft for a high-end custom 4,000 sq ft build — bring two recent comps.
• Q-G2: How do you structure your fee when the owner has a licensed electrical sub doing his own scope and helping coordinate?
• Q-G3: Long-lead items in the 2026 supply chain — windows, panel/transformer, sauna kit, cabinetry — what do we need to order at design-development to not delay framing?
• Q-G4: Site logistics — staging area, dumpster placement, temporary utilities, owner-occupied existing house during build — how do you usually handle?

For the interior designer

• Q-ID1: Recommended finish-level breakdown by zone within a $1.05M construction budget?
• Q-ID2: Flooring options that work over radiant heat in a 4,000 sq ft house with primary visual continuity?
• Q-ID3: Kitchen package (cabinets + counters + appliances) targeting top-tier visible finish without blowing the budget?