A phone conference or in person meeting  with the principal designer. We will go over the scope of work for your project as well as make acquaintance. 

A detailed hand-drawn sketch of the existing conditions that will help examine and record the area and features of the property/project so as to construct an existing plan.

Upon completion of a survey, an existing floor plan will be drafted on the computer using CAD software. This will provide the designer and client with a scaled drawing of the current space.  Depending on the scope of work, hiring a site surveyor or civil engineer will be important for a Zoning Analysis. This analysis will tell you what the limitations are on your property and how it will affect your scope of work.

One or more design options shall be provided to you based on information provided from the existing floor plans and the limitations of the zoning laws. This includes showing how the options differ from what is current. Keep in mind the circulation (how will you walk through the space), the program (what do you need in the space), the furniture layout (what necessities fit within the space), dimensions (length, width & height) of each area and  last and most importantly, is the design within your budget? 

Sometimes the design options presented are “perfect” with some minor changes. Other times design options require going back to the drawing board. Either way, once a schematic design is approved, the first phase will be complete. Phase two is construction documents. With this complete set of documents [signed and sealed by a licensed architect] you will be able to apply for a permit – fees from your building department may apply.

After a schematic design has been approved, phase two is the creation of construction documents.  Typically a demolition plan is the first plan you view in order to understand which architectural elements from your current space are being removed. Architectural elements include walls, floor, ceilings, doors, windows, millwork (i.e. cabinetry or built-ins).

The next step is to show what is being proposed after demolition. Here you will understand the new spacial composition and program, furniture layout (usually only for client use), dimensions of new areas in comparison to existing areas. Typically these plans are riddled with notes for knowledgeable contractors.

Electrical plans provide a layout of where electrical objects will go. This includes recessed lights, ceiling and wall mounted lights, pendants and suspended lights – we don’t show table lamps or floor lamps because they are not hard-wired into an architectural surface. This also includes outlets (dedicated/non-dedicated), switches, phone, cable and internet jacks, smoke and carbon monoxide detectors and where you would need them located for your use and per code.

EXTERIOR elevations provide and idea of what the floor plans will look like on the outside of the project showing 2D views of the front, right, rear and left side. These drawings give the you a chance to understand how heights of each architectural element is composed adjacent to each other. Even the little details of window divided lights or scale of siding material are important for the look you’d like to achieve.  INTERIOR elevations are necessary when you have a unique room that needs more information about designed ceilings, accessory heights, material transitions, doors and windows, lighting fixtures, mechanical equipment or plumbing fixtures.

Sections and details help the contractor build the project. By cutting through the main or specific areas, we can determine what materials are needed to put the design together.

Diagrams such as the plumbing riser – consists of water, drain and vent lines being installed. Indicate all pipe sizes and show clean-outs for the sanitary system, the gas riser – consists of size and length of each section of gas pipe starting at the meter, to each take-off tee branch, coming off the main gas line that supply each appliance, including any new appliances , or the water supply piping – which designates hot and cold water systems used for washing, cooking, cleaning and other specialized functions.  These diagrams are important for building departments to assure the subcontractors are installing new material to code and proper pipe sizing.

The REScheck and COMcheck software makes it faster and easier for builders, designers, and contractors to determine whether new buidlings, homes, additions, and alterations meet the requirements of the IECC or ASHRAE Standard 90.1 as well  as a number of state energy codes.