Design and construction documents for permit are created through a three phase drawing program. Each phase is independent of each other in both scope and in cost. An designer may be responsible for one, two or all three phases, with other architects being used to draw what remains. All three need to be completed to form a final construction document’s package that will illustrate your desires and dream. A complete set provides you total control of the construction process and mitigates the possibility of missing decision points that then are made by sub-contractors and contractors possibly without proper notice. Complete sets alleviate concerns by building departments, planning departments, fire departments and ARC committees that details in the drawings have been thought through.
When some items are not drawn or specified in the final phase drawing set, a change-order requisition could be made by the contractor. Any change order will raise the final cost of your home, and delay the move-in date. Care should always be taken to ensure that all elements of your dream are covered and detailed thoroughly. The three phases of preparing drawings is listed here describing what each is to accomplish in the process:
Phase One – Preliminary Design Phase
- Helps to coordinate overall design between yourself and those that have jurisdiction over development of the site.
- Helps determine, at sketch level, a broad viewpoint of your dream on paper.
- Your other design team members give broad advise with little detail at this point
- Develops the overall dream.
- Determines the style of your home.
- Determines minimum room sizes and their needs.
- Determines if any special needs exist such as handicap issues.
- Determines your wants verses dislikes.
- Coordinates all issues regarding the lot with your dream.
- Lot is surveyed by licensed surveyor and prepared for a site plan.
- Geotechnical Soil report made by licensed soil engineer for the next phase.
Phase Two – Schematic or Permit Design Phase
- Creates drawings that are used for submitting to Architectural Control Committees, building and planning departments.
- Your design team develops construction details for your permit package.
- Your decisions about exterior details, aesthetics and finishes are finalized.
- You will be meeting with all the other design team members to develop selections that will be shown in the phase three set. You should meet with the following design team members at length to determine major finish items;
- Cabinetry designers to determine final cabinet layouts and design.
- Interior decorators to determine flooring, wall and ceiling finishes.
- Landscape designers to determine landscape arrangements and irrigation needs.
- Hardware suppliers to determine door, cabinet, bath, fireplace hardware.
- Plumbing suppliers to determine tubs, sinks, stools, faucets, gas piping and meter needs.
- HVAC installers to determine heating and cooling items, duct needs, gas meter, and other environmental issues.
- Electrical installer to determine electrical needs, wiring, low voltage, electrical meter and transformer issues.
- Lighting suppliers to determine interior and exterior lighting, and compliance to exterior ARC requirements. Also to receive “cut sheets” for all lighting items.
- Structural engineer to determine the upper structural and foundation design.
- Window and door suppliers to determine those items and their rough opening dimensions. And also to determine compliance to codes and ARC requirements.
- Exterior finish suppliers to determine compliance to code and ARC requirements through acceptable details. And to acquire samples of all finishes for ARC and building department reviews.
- Finish carpenters to determine all exterior and interior millwork and moldings.
- Fireplace and wood stove suppliers to determine fireplaces, resolve any code issues, and ARC compliance.
- Appliance suppliers to determine needs and space requirements of all installed appliances.
- Structural drawings and engineering are incorporated into details and drawings. Includes mitigation designs for ground movement, ground swelling, sub-surface ground water issues, and issues regarding surface water penetrations.
- Architectural Review Committee changes incorporated for final approval.
- Structural engineer to review final phase 2 drawings and “wet stamp” appropriate pages for permit and construction.
- State and health department approval documents secured for plumbing items such as septic fields and water wells.
Phase Three – Final Construction Documents
- Designer or architect prepares final CAD based drawings for construction.
- Integrates information developed from all your phase two meetings.
- All drawings from the phase two schematic set included.
- Creates final construction drawings for the general contractor to use.
- Helps to create a hard cost determination and establishes who will be the contractor.
Gary Miller
Principal and Designer,
Timbertree and Stonecastle Designs, LLC