DESIGN | bigislandcontractors.com

Draft & Design

Our design services encompass the full scope of planning, design, and coordination required to bring a project from concept to construction. These typically include:

Pre-Design & Programming
Meeting with clients to understand their goals, budget, and vision. Gathering information on site conditions, regulatory requirements, and desired spaces.
Schematic Design (SD)
Creating initial design concepts with sketches, massing studies, and layout options. Exploring design solutions that balance function, aesthetics, and cost.
Design Development (DD)
Refining the chosen concept with more detailed floor plans, elevations, sections, and preliminary selections of materials, finishes, and systems.
Construction Documents (CD)
Preparing precise technical drawings and specifications used for bidding, permitting, and construction. These documents guide contractors in building the project correctly.

DRAFT | DESIGN

Building & Permits

The building permit process ensures that construction complies with local building codes, zoning regulations, and safety standards. Typical steps include:

Pre-Application Research
Reviewing zoning ordinances, building codes, and jurisdictional requirements before submission. Often includes pre-application meetings with planning departments.
Permit Application Submission
Submitting drawings, site plans, and supporting documents (structural, mechanical, electrical, energy code compliance, etc.) to the building authority.
Plan Review
Local planning and building officials review drawings for compliance with building codes, zoning laws, fire codes, accessibility standards (ADA), and environmental regulations.
Revisions & Resubmittals
Addressing comments or corrections required by the building department and resubmitting plans until approved.
Permit Issuance
During construction, inspectors verify work complies with the approved drawings and codes (foundation, framing, electrical, plumbing, final occupancy).

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Zoning Analysis

Zoning analysis is a crucial first step in project feasibility. It determines what can be built on a site and ensures compliance with local land-use regulations. It typically includes:

Zoning Classification Review
Identifying the property’s zoning designation (residential, commercial, mixed-use, industrial, etc.).
Permitted Uses
Determining allowable uses under the zoning code (e.g., single-family homes, multifamily housing, office, retail).
Density & Floor Area Ratio (FAR)
Calculating maximum allowable floor area, number of units, or intensity of use.
Setbacks & Height Restrictions
Analyzing front, side, and rear yard requirements, maximum building height, and lot coverage limits.
Parking & Access Requirements
Reviewing required parking spaces, driveways, and access standards.
Overlay Zones & Special Conditions
Identifying if the site is subject to historic preservation, flood zone, environmental protection, or design review overlays.
Feasibility Report
Preparing a zoning summary report with diagrams and recommendations to confirm the project is viable before design investment.