Schematic design on real survey

What schematic design produces

The first real version of the cottage on paper:

• Site plan with setbacks, drip lines, ECA buffers, easements, driveway / walkway / parking pad layout
• Floor plan(s) — usually one or two iterations of layout
• Elevations showing how the cottage looks from each side
• Sections showing roof / floor / ceiling height relationships
• Massing in 3D so you can see how it sits relative to the main house and neighbors

This is what you and the designer iterate on before the engineers come in.

The one rule that matters

Schematic design happens on top of the real survey, real tree inventory, and real geotech recommendations. The Phase 1 site facts are cheap relative to the design fee, and they're what lets the architect draw a footprint that will hold through structural and permit review.

Iteration discipline

You'll want to iterate the floor plan endlessly — most owners do. Set a budget up front (three iterations is common) and stick to it. Endless iteration burns the design fee and delays everything downstream.

What signals "ready for engineers"

• Setbacks confirmed and within code (or with a clear variance request)
• Tree drip lines respected
• ECA buffers respected
• Footprint and massing approved by you
• Approximate floor heights and structural span directions identified

When all of those are true, structural, civil, and energy can engage with confidence.