Architectural Services

CONCEPT DRAWING SET

  • Generate ideas and goals for your future project.

    Includes Pre-design & Schematic Design

  • Conceptual

    • Site Plan

    • Floor Plans

    • Exterior Elevations

    • 3D Massing

BUILDER SET OR ARCHITECTURAL SET & SERVICES?

BUILDER DRAWING SET

  • A dimensioned and engineered drawing set that is ready for construction.

    Includes Pre-Design, Schematic Design and Design Development.

    • Site plan

    • Floor plans

    • Foundation plans

    • Roof plans

    • Exterior elevations

    • Building sections

    • Window and door schedules

    • Structural drawings

ARCHITECTURAL DRAWING SET & SERVICES

  • Full services architectural drawings, selections, project management and construction administration.

    Includes Pre-Design, Schematic Design, Design Development, Construction Administration, Permitting, Final Pricing & Construction Administration

    • Site plan

    • Floor plans

    • Foundation plans

    • Roof plans

    • Exterior elevations

    • Building sections

    • Interior and exterior architectural details

    • Comprehensive schedules

    • Interior elevations

    • Structural drawings

    • Product selections

    • Project management

    • Bidding

    • Permitting

    • Construction administration

Choosing between these options depends on several factors including:

  • The knowledge and skill of the building contractor(s)

  • The clients’ desired level of involvement

  • Budgetary considerations

  • The level of craftsmanship desired

Clients looking for the most efficient and cost-effective option for custom residential design are often very happy with the builder drawing set.  Clients whose projects incorporate more architectural features as well as those who prefer an architect's involvement throughout the duration of their project will benefit from a full architectural drawing set and services.

Practically speaking, an architectural drawing set is an extension of a builder drawing set.  As such, a client who originally seeks a builder set can upgrade to an architectural drawing set without issue; although, it may impact project schedule.  Additionally, Drafting House will provide ala carte services to clients who've selected a builder set whenever possible for a negotiated hourly rate.  However, it should be understood that certain services can only be provided given an architectural drawing set.  The following summarizes what each set includes as ultimate deliverables.

Project Phases

The following outlines the typical project phases carried out by Drafting House (project phases that are not included with a builder drawing set are marked with an asterisk):

  • Predesign begins with an a site analysis including reviews of:

    • Code

    • Zoning

    • Building regulations

    • Existing documentation

    • Required and/or recommended pre-work, including but not limited to:

      • Survey

      • Soil testing and analysis

    Predesign also includes an in-depth review of the client’s objectives, constraints, desires, and demands, including:

    • Aesthetics

    • Spaces

    • Site considerations

    • Financial goals

    • Schedule

    A program of spaces with rough square footages is an output of this review.


  • Schematic design is an exploration of options taking into account all of the learnings from the predesign phase.  Its outputs include:


    • Initial design concepts

    • Sketches

    • 3-D models

    • Preliminary floor plans, elevations, and sections

    • Massing studies

  • Design development is an iterative process where refinements are made with feedback from the client(s), the structural engineer(s), and other necessary consultants.  Its outputs include:

    • Finalized floor plans, elevations, and sections

    • A design language for materials, finishes, and fixtures

  • Builder selection is a service aimed at identifying an appropriate builder(s) for the project.  The architect will assist in identifying potential builders, review the project with each, and help the client in selecting builders that will be able to realize the project smoothly and within budget.  Typically the goal of this phase is to identify a single builder to move forward with; however, there are instances where competitive bidding may be appropriate.  The architect will help in identifying the best course of action, moving forward.

  • During construction documentation, further construction details are added to the drawing set including lighting and electrical plans.  Interior and exterior details are added.  The architect will perform preliminary work related to permits and approvals.  This step may involve coordination with various consultants.  In addition, interior finishes are selected including:


    • Appliances

    • Plumbing fixtures

    • Doors

    • Flooring

    • Wall and ceiling finishes

    • Millword

    • Cabinetry

    • Countertops

    • Hardware

    • Lighting fixtures


    It should be noted that this follows initial builder selection such that details can be adapted based on builder preference and budgetary considerations.


  • During the permitting phase, the architect will assist with securing the necessary building permits required for the project and act as the clients’ representative at any hearings or proceedings.

  • The final bidding phase is when a formal contract is to be established with a selected builder.  This phase will vary depending on the prior builder selection phase as well as the choice between bidding and negotiated contract pricing.  It includes:

    • Preparing and issuing bid/pricing packages to contractors

    • Further assistance with contractor selection and evaluation

    • Conduct pre-bid meetings and site visits

    • Review and evaluate bids/pricing proposals

    • Collaboration with the client to achieve final contractor selection and establish a signed building contract

  • Construction administration is the phase when the actual building occurs.  During this phase, the architect acts to ensure that the built project is a true realization of the finalized plans, and includes:


    • Regular site visits to monitor construction progress and quality

    • Review and respond to contractor's requests for information (RFIs)

    • Review and approve shop drawings and material samples

    • Administer the contract and ensure compliance with the construction documents

    • Facilitate communication between the client, contractor, and consultants

    • Conduct project meetings with the contractor and stakeholders

    • Resolve any design-related issues or conflicts during construction

    • Review and approve any change orders

    • Review and certify contractors’ requests for payment

    • Perform final inspections and review punch lists

    • Assist with the project closeout and final documentation

EXAMPLE DRAWING SETS

coming soon