Charleston Architect FAQs

We can confidently say that there are no local residential architecture firms that can compile a full set of quality permit plans faster than Coastal Creek Design.  This timely turnaround is thanks to our in-house residential artchitects and structural engineering teams and project selectiveness.

We are typically able to present full permit plan sets within 56 days of acceptance of the proposal/notice to proceed/signed contract. This is roughly five weeks for architecturals and three weeks for structurals.

The proposed timeline assumes a quick response to all our architectural reviews and active participation throughout. This also assumes that your neighborhood review board (ARB) does not delay our process. Timelines will be extended if the architectural work/approval goes long or you cannot immediately provide us with a survey.

Once our permit plans are completed, your builder will apply for the permit in your local municipality. This takes around 8-12 weeks for permit review/issuance of permit. Your builder will likely work on pricing/bids during this timeframe.

Brian Wells, PE, leads the Structural Team. For many years, we have been the most sought-after structural engineers in the Lowcountry due to the practicality and speed of our designs, as well as the resulting construction cost savings. 

Our structural design services results in minimal unforeseen conditions and highly detailed, practical plans, saving you money and leading to more competitive labor and materials prices. Our team’s structural experience and design knowledge ensure that the architectural ideas are balanced with the realities of limitations such as spans and budget.   

Our team adheres to a 21-day or less commitment to our structural plans, meaning we begin the structural plans as soon final floorplans and elevations are approved. We then work in tandem with the architectural team to get your project a full permit set of plans.

You are in great hands with a talented designers like Joel Adrian and architect Linda Balzac guiding and overseeing design. 

Our experienced, in-house design team is made up of five members, each utilizing their unique experience and skills to produce expert designs quickly. Within a few days of signing your contract, we start working on your project, scheduling the site visit and measurement, drafting a site plan, and more. We are timely and responsive when scheduling design meetings and responding quickly to emails, comments, and other inquiries.

We have a very disciplined and structured system for monitoring design progress and sending out the latest draft for your review as soon as it’s ready for client review.

A survey is required if you are building a new home or plan to make an addition to your house. It must be completed within the last five years prior to your project.

We can provide you with the names of several trusted surveyors and an email template to request a survey. A survey with topographical data will cost around $2,000.

A geotechnical report determines the characteristics of the soil and if it is suitable for your building plans. The report will show the type of soil present on site and if it can support the proposed structure.

The report will also provide a description of the site conditions and geological data, as well as provide appropriate recommendations for site preparation, drainage control and any conditions that might affect the project.

We recommend geotechnical reports for all sites, but some homeowners choose not to have one completed. In this instance, we revert to our foundation design’s assumed soil-bearing capacity of 2,000 PSF.

We can provide you with the names of several trusted geotechnical engineers we recommend. A geotechnical report will typically cost around $2,800.

Learn more about our architectural and structural engineering services here.  Architectural & Engineering drawings include the following:

• Site plan, floorplans, elevations, and minimum of one section drawing
• Electrical plans
• Foundation plan, floor framing plans, roof and ceiling framing details
• Seismic analysis (resulting in the proper connections)
• Wind load analysis resulting in the proper connections
• Load path design and analysis (resulting in the framing plans)
• All sheets are produced on 24×36 at 1/4” scale
• High-quality 3D drawings are available, that will be a bid option with the fee proposal. (3D drawings are not always needed or wanted.)

• Governing codes
• Design criteria
• Geotechnical information (by other)
• Construction material specs
• Live loads, dead loads and wind loads
• Seismic information
• Soil bearing capacity assumption

• Drainage plans
• Landscape plans
• Civil/Site plans
• Retaining walls
• Pool design (unless specifically included in the proposal)
• Geotechnical investigation and/or report
• Survey
• Manual J
• REScheck
• Any other design document not mentioned in the fee proposal and/or list of plan sheets above.

We acknowledge we are not the cheapest architecture firm, but we are also not the most expensive. We feel we offer a fair and reasonable fee for the level of service we provide and the quality of the plans we are able to produce. 

The design fee is a small part of the overall project cost. We are confident that whatever fee you pay us, you will make up for during construction bidding because of the thoroughness of our design.  Our detailed plans will also allow for more competition among builders. Builders know we have spent the time to figure out the existing conditions and develop an effective solution to the design and construction. 

Our fee for new construction plans typically runs $10-$12/heated sq. ft., depending on the complexity of the design and how much effort will be spent getting through the neighborhood or community architectural board (ARB).   

Renovations and additions are priced on a case-by-case basis, depending on the scope/complexity of the project.