Design and Drafting Process
We start with pre-design, often referred to as the programming phase, which kicks off the design process.
At this stage, we work with the client to understand the plot of land on which the project will be located. We also discuss any existing structures already on the site, zoning and land use regulations/restrictions, scale, typography, where the best views are, what time of the day the project site gets the most amount of daylight (sun/solar study) and any other needs and wants the client is considering.
PREDESIGN (PD)
We will create site plans, floor plans and building elevations.
We present all of this information to the client and get their feedback. We will meet regularly with clients to show them designs and drawings of different variations to help everyone decide on which design is best.
After the meetings with the client, we will analyze the feedback and make the appropriate changes. It’s always good to make changes at this phase in the design process to avoid adding costs and potentially delaying the construction schedule versus if done at a later date or another phase of the project.
This process of meeting and revising will continue until the design is agreed upon by all parties.
SCHEMATIC DESIGN (SD)
When the client is happy with the location of the house on the site, the style of the elevations, and the layout of the floor plan, it’s time to create a more detailed plan. These details may include finalizing the placement of doors and windows, room sizes, and any adjustments to the building’s form.
The exterior and interior finishes, materials, fixtures and other finishes are discussed. There will be a back and forth with the client often determined by costs, which will lead to both sides having to compromise.
At the end of this stage, the building’s exterior, layout and dimensions are finalized and most of the materials have been chosen.
This is the final opportunity for clients to make any changes to their project before the construction documents phase begins.
DESIGN DEVELOPMENT (DD)
CONSTRUCTION DOCUMENTS (CD)
This is the last phase of the drafting and design process. During this phase, a complete plan set is produced and ready for submittal at the building department. This set of plans includes cover sheet, notes and specifications, floor plans, elevations, sections, roof plan, ceiling plan, details, and electrical plan. Additionally, other parties will also send their finalized documents such as Title 24 energy calculations, roof/floor truss layout, solar plans and specifications, and structural engineering calculations. Of all the phases, this one often takes the most amount of time to complete simply due to the back and forth and schedules between additional organizations.
After the completion of the plan set, the construction documents set becomes the building permit set and is delivered to the permitting authority. Approval of the plans and issuance of the building permit can take anywhere from 3-6 weeks to 3-6 months, and in some cases even longer.
After approval of the building permit set, the building permit is issued by the building department and the client is officially ready to break ground on their dream home!