HomeServices
Everything your permit set needs.
Architectural design, engineering and construction drawings from one studio. Choose the service you need, or let us put the whole set together, from design through permit submission.
Architectural Design
We turn what you want from a space into floor plans and elevations you can price, permit and build. Each design is checked against zoning and code before it moves forward.
What's included
- Review of existing conditions and measurements
- Space planning and floor plans
- Exterior elevations and building sections
- Zoning, setback and lot-coverage checks
- Material and finish direction
- Design revisions as you review
A good fit for
- New single-family homes
- Additions and second storeys
- Whole-house renovations
- Decks, porches and sunrooms
- Commercial interiors and storefronts
Blueprints & Permit Plans
Permit drawings have two jobs: get through plan review, and tell a builder exactly what to build. We prepare complete construction drawing sets, formatted to your jurisdiction's requirements.
What's included
- Cover sheet, code summary and general notes
- Demolition and proposed floor plans
- Elevations, sections and wall details
- Door, window and finish schedules
- Structural and MEP sheets when required
- Support with the permit submission
A good fit for
- Homeowners applying for a building permit
- Contractors who need drawings for a client
- Business owners and landlords
- Developers and investors
Structural Engineering
Structural plans show how loads travel from the roof to the ground. We size the members and detail the connections that plan reviewers and inspectors look for.
What's included
- Beam and header sizing
- Removing load-bearing walls
- Foundations and footings
- Framing plans and connection details
- Deck framing, footings and ledger details
- Structural calculations when required
A good fit for
- Opening up a wall between rooms
- Second-storey and rear additions
- New decks and screened porches
- Basement egress windows and new openings
- Commercial spaces with new openings or rooftop equipment
Civil Engineering & Grading Plans
Many permits need more than the building drawings. A grading plan shows how your lot is shaped, where water will drain and how the project sits on the land. Our engineer prepares civil plans for county review.
What's included
- Grading and drainage plans
- Site plans with setbacks and lot coverage
- Driveway, parking and walkway grading
- Existing and proposed elevations, spot grades and slopes
- Civil site design for new homes, additions and commercial lots
- Revisions when the county comments on civil sheets
- Signed and sealed by our licensed engineer where required
A good fit for
- New homes and additions that change the lot
- Lots with slopes or drainage concerns
- Driveways, parking areas and site paving
- Commercial sites and tenant lots
- Contractors who need a grading plan to pull the permit
MEP Plans
Mechanical, electrical and plumbing plans coordinated with the architecture, so ducts, panels and drain lines fit where the drawings say they will.
What's included
- HVAC layouts, equipment schedules and ventilation
- Heating and cooling load calculations when required
- Electrical plans: power, lighting and panel schedules
- Plumbing plans: fixtures, water, drain-waste-vent and gas
- Energy code compliance notes
A good fit for
- Kitchen and bath remodels
- Basement finishes
- Restaurants and food service
- Office and retail build-outs
- Additions with new HVAC zones
Plan Revisions & County Comments
A list of review comments doesn't have to stall your project. We read the comments, correct the drawings and write a clear response to each item, so the resubmittal moves forward.
What's included
- Review of the comments and existing drawings
- Drawing corrections with clouded revisions
- A written, point-by-point response letter
- Coordination with structural and MEP sheets
- A resubmittal-ready set
A good fit for
- Plans rejected or put on hold by the county or city
- Drawings by another designer who isn't available
- Changes during construction that need a permit revision
- Corrections from a field inspection
3D Design & Visualization
See the space before anything is built. 3D models and renderings help you decide faster, and help contractors, lenders and buyers understand the design.
What's included
- 3D models built from your plans
- Exterior and interior renderings
- Material and color studies
- Walkthrough animations
- Images for listings and pre-sales
A good fit for
- Homeowners comparing design options
- Developers presenting to buyers or investors
- Restaurants and shops planning their space
- HOA and design-review submissions