Our Home Design Process
Read: 8 mins.
Schematic Design, Design Development, PCCE and CD - isn’t it just a bunch of jargon?
These are the typical stages of your design project with an architect / designer and the most flowered description of the processes and what happens behind the scenes. But I am tired of the jargon and words of allure (false expense, really). So today I am addressing the process of designing a house with Potts Design & Co. - in plain english.
Keep in mind that not all architects or designers work as I do. Just as some graphic designers like to sketch and others prefer to go straight to a computer, we all work differently, but there is one main goal to achieve: The final product. In my case, creating a beautiful home the clients are happy with, that doesn’t break the bank, and that contractors understand how to build without any (or minimal) questions.
And how you get there? This is our process:
1. Pre-Design
Zoning Analysis & Documents
To begin a project we must understand your City’s bylaws and the properties zoning. These are more or less the rules you need to follow based on your City, Municipality, or District and specific property.
For example, I am located in Squamish, BC. Our property is located within the District of Squamish (The general bylaws for all properties) and the zone given by the DOS is Residential 1 (the specific bylaws for your property). These are things like setbacks (areas that you cannot build in), building height limitations, and building size and square footage.
Documents include items like covenants that are tied to the property, flood zone and hazard reports, and a property survey if you are looking to build a new home or if you are renovated and build outside of your existing footprint.
In some subdivisions there are additional Design Guidelines, once again restricting you on what your house can look like. For example, your roof pitch can’t be lower than 4:12, but not higher than 8:12, or can’t be the same colour as your neighbours, or even be limited to a certain design style, like west coast contemporary.
These are all things that we would need to become aware of prior to designing anything.
Client Inspiration
The style Modern could be different for everyone you talk to. It could be more traditional, uber modern, maybe mid-century modern, or even contemporary. We’re not mind readers, but we love a good picture! Gather pictures to visually explain the looks, style and even feel of what you want your future home to become. Want to know how to gather and organize your picture for maximum results, read: LINK
1. a) Existing Plans (Renovation Only)
If you are going through a renovation, this is where you would try and find existing plans to give to your architect / designer. Sometimes they’re hard to find, and that’s okay. Either way, we will take the time walking through the space, take before photos (interior and exterior), and measure the space in case the existing plans don’t match with what go built.
Existing floor plans and exterior elevations will then be drawn.
2. Preliminary Plans
Once the information is put together for your specific project, designing can begin. Some architects / designers provide sketches, but I prefer to go straight to the computer providing the preliminary floor plans first and foremost. I do sketch, but those are for my eye’s only. You don’t want to see those (They’re not pretty).
To get a feel for the flow and function, the floor plans will include kitchen, bathroom and even furniture layout, room sizes (not dimensioned), post and beam locations, built-ins, etc. of each storey.
There is only one option that will be provided (the best option). Occasionally, if I’ve come up with an additional layout of a specific area or floor, then I will include it as an option. For example, two designs of a master ensuite layout that I think you would be happy with. You can choose your preferred layout.
Revisions can be made until you are happy with the floor plans and then we move on to the exterior look of the house (elevations). Elevations will begin with one view only and include siding materials, trim, finishing details, etc. Once you’re happy with the look I will finish up the remaining sides and final revisions can be made.
This stage, specifically the floor plans, are what takes the most time to complete and the bulk of the work. It’s designing the floor plans while thinking how the structure will be built and look like. It’s the creative process that, if you don’t give much time to, risk the chance of a great overall project - maximizing your square footage, creating efficient and cost-effective means of construction, and making the home livable to your daily routine and lifestyle.
I can’t stress this enough - You do not want to rush this stage.
“A clear vision, backed by definite plans, prepares you for a smooth and cost-effective build.”
Plans will be emailed to you, formatted to 8.5x11, PDF, and consist of the following:
Site Plan with Building Outline
Floor Plan(s)
Exterior Elevations (each side)
These drawings are by no means enough for permitting or actual construction. They indicate the design intent of your home but, before moving on to the next stage, you want to make sure that all revisions are made within this stage. Additional changes apply for changes made in the next stage.
2 (a). 3D View
This is where your project comes to life! Yes, it’s not required to build your project, but eliminating it is not an option in my books.
A 3-dimensional computerized model of your home is not for my benefit, but yours. To be sure that we both have the same vision of how your home will look and flow to match your lifestyle. Look around and even in your home, see complicated construction or specific details, and exterior colours and materials. Really understand your 2D drawings in 3D.
Keep in mind, this does not include a rendered life-like photo(s). Typically those are used for pre-construction selling and an additional charge.
3. Construction Drawings
The straight answer, these drawings are used for obtaining a building permit and for the construction of your house. But most importantly, they are vital in ensuring that your house is built the way you want it built.
Obviously, the greater amount of detail included in the drawings, the clearer the process for construction and the more control you have over the end result.
Anything not included in the drawings is at the discretion of the contractor. You’ll have less control over the final outcome of the house because you have given the contractor fewer instructions/information to follow. If you’re lucky, you’ll get your contractor asking questions in regards to how you would like things built, but this results in prolonged delays and more of that construction jargon.
I’ve learned over the years that “a pointy roof’ means gable and if it can’t be explained, find photos. Delaying the design process doesn’t cost you more money than paying a crew to stand around waiting while you figure out how you’d like things built.
The Construction Drawings will be formatted to 24×36, PDF and printed copies (3 min.), and typically consist of the following:
Site Plan (survey provided by Owner)
Existing Floor Plans and Elevations (Renovations Only)
Foundation Plan
Roof Plan
Floor Plan(s)
Exterior Elevation(s)
Building Cross Section(s)
Construction Details
What is not included:
This does not include a structural plan or an Energy Report. You will need to hire a 3rd party structural engineer to provide their own structural plans for the permitting and site visit/review of your house. You will also need to hire a Code Consultant (currently new homes only) to provide an Energy Report. I work closely and consistently with a few Engineers and Code Consultants that I recommend, however, the choice is yours who you would like to work with.
This also does not include door and window schedule, interior finish schedule, interior elevations, appliance and lighting package, electrical plan, mechanical plan, plumbing plan. If you are interested in any of those pre-planning services you can contact an interior designer, electrician, mechanical engineer, and/or plumber.
Electrical, mechanical and plumbing plans are typically not required by your City and can be done on site.
However, I do recommend consulting or hiring the professional who will be installing your mechanical system during the design stage if you will be putting in a complicated system and/or requiring duct work. The after-thought might ruin the functionality or look. You’re never pleased when you’re forced to have to have a dropped ceiling because your joists run in the opposite direction of your ducting.
So if you’re looking to reduce the level of service provided / scope of work to reduce the design fee you have come to the wrong place. Everything that I provide is the least amount of work that is the most beneficial in making sure you get everything out of the design, build, and your finished home. You’ll end up with a home that fits your taste and how you live. If you still have questions, please comment below or send me an email at any time.