from dreams to reality

Perform an analysis of a piece of property for the purposes of determining feasibility of a new home or an addition to an existing home. We study flood zones, setbacks from property lines, height restrictions, and existing protected trees. By combining this information, you can see the available buildable footprint for a proposed house or addition.

During this phase, we will develop several design solutions for the project, whether new construction, renovation or addition.  We use hand sketches, CAD drawings, and three dimensional computer models to help you visualize the design possibilities. After meeting and discussing these ideas, revisions will be made until we will reach one design to be developed.  At the end of Schematic Design, we will have a basic site plan, floor plans, and elevations of the house in Revit (3D drafting software), and will pursue any necessary approvals from the local design review boards.

This includes fully designing and detailing the interior of a home, from the smallest bathroom to the largest cook’s kitchen and everything between. We love the challenge of small space design, working to make each space in the house both super functional and beautiful.  LFA can provide options and guidance for selection of all finishes and fixtures and implement them into the design. Interior elevations are drawings of the interior walls, showing tile patterns, cabinet layouts, and trim.

At the end of this phase, the architectural drawings will be completed, at a minimum, to the level required for a contractor to bid the project and to obtain a permit for construction. The set of construction drawings typically includes a site plan, floor plans, exterior elevations, wall sections, window and door schedules and details, interior elevations, electrical drawings, and structural drawings.

LFA can guide you through the daunting process of selecting all materials for your project, from exterior siding and windows, to tile and flooring, to cabinets and appliances. We work with you and local vendors to select the right finishes for your house and coordinate all the details: sizes, colors, model numbers, and even pricing. All of this information is compiled into a binder, to help you visualize how each space will come together. The contractor also gets a copy of this binder, with important information to ensure construction runs smoothly, eliminating stressful last minute decisions.

At any phase of the design, LFA can work with consultant contractors to provide an approximate cost estimate.  The accuracy of the estimate is directly correlated to the amount of detail and completion of the construction drawings at that point.