Our Full Architectural With Engineering package is our most comprehensive offering, providing everything included in the Full Architectural package plus full structural engineering services. This is a complete, permit-ready and build-ready package for custom home construction in Kerrville, Fredericksburg, Boerne, and throughout the Texas Hill Country.
This package includes complete, fully-dimensioned floor plans, roof plans, furniture layout, exterior elevations on all four sides (with additional elevations for courtyards or concealed areas as needed), expanded cross sections and construction details, electrical plans, plumbing plans, framing plans, door and window schedules, and detailed material and building-code specifications.
Engineering services include a structurally sealed concrete foundation plan, a complete site plan (owner-provided survey required), and full structural plans including load paths, bracing requirements, and any additional engineering notes required for permitting.
No pier-and-beam foundation design is included in this package; however, pier-and-beam design can be added for an additional fee. A typical Full Architectural With Engineering package contains approximately 18 to 22 architectural pages.
Why Follow the International Building Code?
Q: Why follow the International Building Code?
A: It's really for your protection. Following a recognized building code ensures that certain proven standards are followed. Those standards were designed to protect you, the project owner. Sometimes builders complain about codes and standards that seem to be unnecessary or burdensome. We want you to consider that the IBC is there to protect you. If it were not for proven construction standards, some corner-cutting builders would render many projects unsafe.
Consider that most professional accreditation agencies such as the Texas Society of Architects (AIA), National Council of Building Designer Certification (NCBDC), and the American Institute of Building Designs (AIBD) all endorse the family of International Codes for safety.
The Full Architectural With Engineering Set of Plans WILL include the following elements:
1. Cover Page with Index of Drawings & Scope of Work
The cover page includes:
- Complete Index: All drawings included in the set with descriptions
- Scope of Work: Comprehensive description of the project
- Symbol Legend: All abbreviations, symbols, and notations explained
- General Notes: Notes applicable to the entire project
2. Graphic Representation Standards
All architectural drawings from Riverside Home Designs meet professional industry standards for clarity and accuracy:
- Plan legend with descriptions
- Area tabulation identifying all parts of construction project
- All plans will be drawn to an established and identifiable scale
- Drawings are appropriately dimensioned
- Drawings are annotated as required
- Proper line weights and line types are incorporated and all copies are legible and clean
- Appropriate title blocks, scale indications, north arrow, legends, etc. are included
- The drawings are assembled in a logical order as per industry standards
3. Floor Plans (Fully Dimensioned)
The floor plan will show the following elements:
- Fully dimensioned as required for layout and framing construction
- Labels for rooms, cabinets, and appliances
- Labels for ceiling heights, flooring materials
- Attached structures (garages, carports, porches, decks, arbors, balconies) shall be represented and located on plans
- Location and size of all doors, windows and skylights either on plan or in schedules
- Location and type of fireplace (masonry, zero-clearance)
- Location of plumbing fixtures
- Location of all major appliances
- Location of all cabinets, counter tops, and other built-in furnishings
- Location of all stairs, hidden ladders, etc., used for access to other levels
- General notes as required to adequately describe the conditions shown
4. Second Floor & Bonus Room (Fully Dimensioned)
When applicable, second floor and bonus room plans are provided with the same level of detail and dimensioning as the main floor:
- Fully dimensioned as required for layout and framing construction
- Labels for rooms, cabinets, and appliances
- Labels for ceiling heights, flooring materials
- Location and size of all doors, windows and skylights
- Location and type of fireplace (masonry, zero-clearance)
- Location of plumbing fixtures
- Location of all major appliances and built-in furnishings
- Location of all stairs and access points to other levels
5. Roof Layout Plans
The roof plan will show the following elements:
- Shadow copy of main floor plans overlaid to roof plan
- Fully dimensioned to walls and given overhangs
- Roof crickets and saddles as required
- Roof ridges
- Pitch breaks
- Roof slopes, pitches, etc.
- Skylights, roof hatches, and other roof related openings and features
- Chimneys, flue pipes and vents
- Attic ventilation
6. Site Plan (With Survey)
The site plan will show the following elements (requires owner-provided survey):
- Property boundaries and dimensions
- Building footprint location on lot
- Setback distances from property lines
- Driveway and parking locations
- Utility connections and easements
- Existing and proposed grade elevations
- Drainage patterns and retention areas
- North arrow and scale
7. Foundation Plans (With Engineering Seal)
The foundation plan will show the following elements:
- Fully dimensioned as required for construction
- Notation of foundation types and materials
- Footing types and dimensions
- Beam and pier locations
- Hold-down and anchor bolt locations
- Under-floor access requirements
- Plumbing penetrations
- Engineering seal provided for concrete foundation
Note: No pier and beam foundation design is included. Pier and beam foundations can be added at an extra cost.
8. Structural Plans (Load Paths & Bracing)
The structural plans will show the following elements:
- Load paths from roof to foundation
- Bracing requirements and locations
- Connection details and hardware specifications
- Beam and header sizing calculations
- Point load locations and transfer details
9. Exterior Elevations
The exterior elevations will show the following elements:
- Front, rear, left, and right elevations
- Additional elevations for courtyards, hidden areas, etc.
- Foundation heights
- Floor-to-floor heights
- Plate heights
- Roof pitches
- Exterior materials and finishes
- Window and door styles
- Trim and detail treatments
10. Cross Sections & Construction Details (Expanded)
The building sections will show the following elements:
- Wall construction details
- Foundation to roof connections
- Floor construction details
- Ceiling and roof construction
- Insulation requirements
- Vertical dimensions
- Additional construction details for clarity
11. Electrical Plans
The electrical plan will show the following elements:
- Location of all switches and outlets
- Location of all lighting fixtures
- Switch/fixture relationships
- Special circuits and dedicated outlets
- Smoke detector locations
- Panel location
12. Framing Plans
The framing plan will show the following elements:
- Floor framing layout and sizes
- Wall framing details
- Roof framing layout
- Header sizes and locations
- Beam and post locations
- Connection details
13. Furniture Layout Plans
The furniture plan will show the following on a separate page or as part of the electrical pages:
- Proposed location of all beds
- Proposed location of dressers
- Place dining room table
- Place porch and/or breakfast tables
- Place dining room hutch and buffets
- Location of any special furniture or area rugs
- Place any custom furnishings the owners require to determine proper room sizes
14. Plumbing Plans
The plumbing plan will show the following on a separate page or as part of the foundation page:
- Location of all plumbing fixtures
- Dimensions to center of wall and center of fixtures
- Identify any special conditions showing in-slab plumbing
- Specifications for piping in-slab conditions
15. HVAC Space & Access
Riverside Home Designs reserves space and identifies access requirements for HVAC equipment and ductwork routing. Specific HVAC system design and engineering is the responsibility of your HVAC contractor.
16. Interior Elevations (Optional - Additional Fee)
Interior elevations showing kitchen cabinets, bathroom vanities, fireplaces, and built-in units are not included in the standard Full Architectural with Engineering plan set but are available as an optional upgrade for an additional fee.
We recommend contacting local cabinet and fireplace distributors who typically provide these drawings at no cost during their bidding process, saving you money on your project.
What's Included in the Full Architectural With Engineering Package
Unlike the Full Architectural package without engineering, this comprehensive package INCLUDES:
- Engineered foundation plan with structural seal
- Complete site plan (requires owner-provided survey)
- Structural plans including load paths and bracing
- Engineering seal on all foundation and structural elements
- Accessibility compliance documentation if required
Other Helpful Building Items
Mirror-Reversed Plans
(Available on all plans) These are used when building the project in reverse of the illustrated or designed floor plan. Reversed plans are available for a small additional one-time surcharge. It is imperative that you purchase reversed plans in order to avoid confusion on the job site during construction.
Engineering Seals
For additional plan pages beyond the foundation, structural engineering review and certification by Texas Registered Engineers is available for an additional fee. The fees depend on the complexity of the services required. Riverside Home Designs will oversee all engineering services and deliver complete sealed plans as required.
Riverside Home Designs License Agreement
The plans and designs created by Riverside Home Designs are the intellectual property of the designer and are protected by international copyright. As such, the plans and other details are provided for personal use for the construction of one (1) project only.
Use of the plans and other details for commercial purposes, for sale, distribution, transfer to any other party other than the original purchaser, or reproduction in any way is expressly prohibited without Riverside Home Designs' written approval. No other commercial use or reproduction will be allowed without additional licensing and fees.
When you purchase plans from Riverside Home Designs, you will be provided with a permission to use the plans. This license is issued solely to you, and you agree to the terms and conditions as stated on the plans. The license is not transferable to anyone under any circumstances.
All designs and related details produced on the plans are copyrighted and become trademarks of Riverside Home Designs.
You may not reproduce the plans yourself; all copies must be provided by Riverside Home Designs.