Design Steps
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Design Steps for PERMIT DRAWINGS or AFTER THE FACT PERMIT
Upon a request by a client for professional engineering design services, the following summarized steps will describe the process by which to prepare and submit certified Architectural and Engineering complete drawings for a construction Permit.
PERMIT REQUIRED DOCUMENTS AND DRAWINGS are also needed to secure a building permit.
Although the design drawings are intended to communicate to the contractor and sub-contractors, material suppliers and fabricators certain design information about materials, construction procedures and details upon which to follow in order to perform construction, however about 60-70% of the information contained in such drawings are intended to show applicable code requirements which is a complex set of rules and regulations in itself. If the drawings are prepared absent up to date code required information, then not only the city plans review will reject such drawings, however the architect or engineer could face extreme penalties against their license for violating code requirements and applicable Florida Statutes. Therefore, as you can see the contractor will rely on professional design drawings to build, and the architect or engineer more than 50,000 decisions made during the preparation of drawings will need to visualize the construction from A to Z, on paper before the actual structure is ever built.So, the task given to Architects and Engineers is not as easy as some may think.
Few samples of construction drawings for illustration and information purposes only.
This process is a two (2) step process.
The first step is to produce Preliminary Drawings ( Phase I) based on a field site visit, existing plans of house, survey and meeting with clients to explore their
future expansion ideas and project budget and scope.A meeting may include a local certified general contractor, an Architect and/or
and engineer.
Note: It is beneficial to save the owner time and money if the property owner or his/her duly authorized agent obtains the existing house
plans or any existing drawings, or documents from the local Building Department archives. The drawings if very old, may or may
not be present at the city micro fish or archives. However, this exercise will be very beneficial for reasons as stated above.
Some property owners will request that the Engineer or Architect assist in research and obtaining the existing plans, however, be prepared
to compensate the professional Engineer or Architect for their time. It may save you time and money if you as the owner would make
arrangements to go to the city and research the records your self, or may be hire a permit runner.
In the event the existing house plans or drawings are not found, missing or lost, then the design, engineer or architect will need
to perform field site accurate measurements of the entire house, rooms, roof, slabs, walls, etc. and may need to investigate
the existing structure such as slabs, thickness and reinforcement of footings, beams, columns, CMU walls, trusses, straps
so that he/she may be able to reproduce such drawings through other options. Note in this instance the fees to be paid by the owner to perform the
additional measurements and field investigation would have been saved had the the existing drawings been found.
Several photos will be taken and will examine the existing space as well as a survey of the property and any existing
sketches and drawings that may be available during the first meeting.
The second step is to prepare full construction drawings and technical specifications ( phase II).
LINKS TO IMAGES OF SELECT EXISTING DRAWINGS: ( SAMPLE ONLY)
SOME EXAMPLES:
1. GARAGE ENCLOSURE-1- Click Link to open
2. GARAGE ENCLOSURE-2- Click Link to open
3. Modern 4000 contemporary design- Click to open
4. Hassan House Project-Boca Raton, Florida
5. Isaac German Project- Fort Lauderdale Additional Links
6. Beach House Project- Fort Lauderdale, Florida
Preliminary Drawings include floor plans and elevations - simple no details). Once
client or property owner review and approve the preliminary plans the engineer will proceed and prepare after written signed client approval the construction
drawings in preparation to submit for a construction permit. The construction drawings include but not limited to all floor plans, sections
wall and roof details, foundations, walls, structural plans and details related to beams, columns, truss drawings, attachments and details,
doors and window schedule, wind pressure calculations, electrical and plumbing, HVAC design as well as all NOA's required per code.
Due to variables in design and scope such as building geometry, complexity, schedule including floor layout, roof style, slope, electrical design and fixtures,
the engineer will be able to provide phase I proposal. Phase I is for Preliminary drawings only. Once the homeowner approves the
Preliminary Drawings and no changes are anticipated or requested, then engineer will have a clear idea as to what the design and
construction scope of services will be. The engineer will then prepare and send for client's approval Phase II fee proposal
which covers preparation and submittal of construction drawings signed and sealed for permits.
See below a typical fee proposal for Phase I only; ( Preliminary Drawings).
Architectural ( Incidental) and Engineering Design
Fee Proposal
A. Scope of Services.
The scope of Consultant’s services for the Project shall be limited to [Engineering and Arch. Drawings for First floor extension- bedroom conversion and garage extension] (hereinafter referred to as “Engineering Services”) as follows:
A. Phase I, EDP. A/E development and planning " Preliminary Drawings" :
1. Engineering, design and Arch./technical consultations with client for project needs, planning, scope of work.
2. Review and Examination of existing structure regarding roof slope, type of roof , design to match existing roof, foundations, structure, walls, columns, beams, windows, doors, flow dynamics from existing space to new addition and review of soil test results exploration to determine a support structure for future expansion; ( Cost of testing if required is not included).
3. Analysis of existing structure by a combination of existing drawings investigation and if unavailable perform field measurements to determine feasibility of existing structure dimensions, set backs, zoning requirements and restrictions. Possible structural reinforcement of existing building structure such as foundations, walls, beams and columns based on the outcome of test results and evaluations of future addition.
4. Review of existing house structural plans, site plan, and meeting with client to discuss results and possible solutions, associated cost estimates and time schedule.
5. Preparation and development of preliminary Engineering/incidental -Architectural plans including elevations for requested renovations ( converted office/bedroom, garage extension, location of CBS walls, and storage room on first floor, add closets in bedroom #1, need to stay as is or upgrade electrical panel --- Amps, A/C for added floor space, split system and client’s approval to proceed with construction drawings for permit.
Included in this Phase are (3) design changes by client. In the event client has additional design changes after the first (3) changes then all subsequent design changes and requests will be performed by an hourly rate multiplied by the total actual hours needed to complete the Preliminary drawings. Client after final approval of the Preliminary design drawings will sign the drawings and date indicating his or her acceptance of the final design plans.
Fees: $ TBD Limited to (3) design changes only or as necessary by client to approve final design.
Phase II: Design and construction drawings for Permit application ( The fees for this phase are separate from the Preliminary Drawings)
The scope and Fees to Be Determined once Preliminary drawings are completed and approved by owners.
Upon reaching a mutual understanding of the design intent and scope between the designer (Engineer) and the client, a written Agreement for engineering services will
be executed. Once the agreement is signed and executed and retainer payment received, design services will commence until a preliminary design drawing is completed.
The next step is to arrange a meeting between the designer and client to review the Preliminary drawings.It is customary that clients may request
design changes such as room size, door and window location, closet size and space, etc..Once the drawings are revised per clients request,additional
drawings including the requested revisions will be performed and completed. Upon completion, a follow up meeting between the designer and client
will be scheduled upon which review of the drawings and explanation of design changes will be given.
Once the client approves the design and Preliminary drawings, the designer will request that client place his or her signature on the drawings
with date of approval. The designer will not proceed to phase II of the construction drawings unless an approval is granted by the client.
Proceeding to PHASE II:
Construction Drawings --------------->> SAMPLE<<--------------------- Disclaimer
CHECK LIST
1. Site Plan, zoning data and Information, setbacks and restrictions ( Incorporate information obtained from existing drawings & field data in final design)
2. Index Table and Flood information per elevation certificate FEMA.
3. Demolition Plan, and notes ( First, second Floor, 3rd floor, roof; etc.)
4. First Floor Plan and Second Floor Plan, Third plan and terrace ( Depends on number of floors desired)
5. Building Elevations ( 4)- with height and certain details per code requirements. ( note maximum height per zoning rules)
6. Building sections, wall and roof sections and Architectural Details
7. Window and Door Schedule, window/door Buck Details & wind pressure calculations per ASCE 7-10 or updated ASCE as appliacble;
8. NOA product approvals review in compliance with FBC 2017,5th edition ;( Windows and Doors), review and approval by the engineer ( normally 22 pages per each window/door)
9. Roof plan and new roof metal panels details and NOA product approvals
10. Structural Drawings ( Foundation plan, truss drawings, details, uplift and straps details and loads, notes and specifications)
11. First floor structural plan, framing plan, wood trusses layout and Loads
12. Second floor roof framing plan, truss layout, gravity and uplift loads, connections. ( Truss and floor joist shop drawings and calculations to be submitted by the truss manufacturer). Sprial stairs and metal rails shop drawings to be submitted by a metal fabricator along with signed and sealed engineering.
13. Third Floor Framing plan, roof framing and Terrace drainage plan, rails
14. Structural sections AA and BB Through entire building with ID data reference
15. Structural details and specifications, beam and column schedule, attachment schedule , truss framing details and data, include gravity and uplift loads for all roof trusses;
16. General Notes and Technical Specifications
17. First, second and third floor Electrical plans, panel schedule, riser diagram and notes, electrical calculations
18. Plumbing plans & Isometric per code( first, and second floors and notes)
19. A/C mechanical plans, ( first, and second floors and notes) Energy and heat load calculations to be submitted by the AC contractor.
20. Complete Structural and wind load calculations signed and sealed by CEC.
21. Truss and fabrication shop drawings review submitted by owner's truss company manufacturer ( truss layout plans and detailed calculations truss by truss, 30-40 sheets)
Phase III: Construction Phase
1. Special Inspections as required by code; ( includes foundations, piles, grade beams, structural framing, columns, unit masonry, trusses, joists,etc)
2. Design changes and/or modifications related to Floor plans, structural components, layout, windows & doors, electrical, plumbing and AC, by owner/contractor
3. As-Built Drawings if required after the work is completed which changes may be requested or approved by owners & city official;
4. Final inspections, code required certifications and C/O ( Certificate of Occupancy)
