Inside the Process: From Architectural Plans to Construction Oversight

Inside the Process: From Architectural Plans to Construction Oversight

When most people think of an architect, they picture someone sketching floorplans or creating beautiful renderings. But in reality, the role of an architect extends far beyond drawings. Especially in New York City, the architectural process involves zoning analysis, building code compliance, permit filings, contractor coordination, and construction oversight.

At William Leggio Architect LLC, we’ve refined this process over three decades of projects ranging from brownstone renovations to commercial build-outs. This article takes you step by step through how we move from concept to construction, ensuring your project is designed, approved, and built with precision.

Why Process Matters in NYC Projects

New York City is one of the most regulated and complex building environments in the country. Without a structured process:

• Approvals can be delayed for months
• Budgets spiral due to missed coordination
• Construction faces stop-work orders
• Design intent is lost in translation

A clear architectural process provides efficiency, predictability, and peace of mind for clients—whether the project is a single-family residence or a large commercial renovation.

Step 1: Pre-Design and Feasibility Analysis

Every successful project begins with a deep dive into feasibility.

• Site Evaluation: We analyze zoning regulations, FAR limits, setbacks, and landmark restrictions.
• Code Review: We confirm what building codes apply, from ADA accessibility to fire safety.
• Existing Conditions: For renovations, we document the structure with surveys, photos, and field measurements.
• Client Program: We align goals, lifestyle needs, or business requirements with what’s legally and structurally possible.
• Deliverable: A feasibility report that clarifies opportunities, limitations, and budget expectations before design begins.

Step 2: Schematic Design

With feasibility confirmed, we translate ideas into conceptual layouts.

• Floor Plans: Multiple layout options are developed to explore circulation and space usage.
• Massing Studies: For new buildings or additions, we model building volume in relation to site constraints.
• Design Concepts: We propose materials, finishes, and style direction through sketches or 3D renderings.
• Preliminary Budgeting: We work with cost estimators or contractors to align design with financial goals.

This stage is highly collaborative. Client feedback shapes revisions until we agree on the preferred direction.

Step 3: Design Development

Once a direction is chosen, we refine it into a more detailed plan.

• Detailed Floor Plans and Elevations showing furniture layouts, cabinetry, and fixture placement.
• Engineering Coordination with structural, mechanical, and electrical consultants.
• Material and Finish Selection balancing aesthetics, durability, and cost.
• Energy and Sustainability Studies if required (e.g., LEED, Passive House).
• Deliverable: A coordinated design package ready for client approval and permit preparation.

Step 4: Construction Documents

This is the most technical stage, where ideas are translated into precise instructions for construction and regulatory review.

• Architectural Drawings: Dimensioned floor plans, sections, and details.
• Specifications: Written descriptions of materials, fixtures, and performance requirements.
• Consultant Drawings: Structural, MEP (mechanical, electrical, plumbing), and specialty consultants.
• Permit Filings: Drawings are submitted to the NYC Department of Buildings (DOB) and, if needed, the Landmarks Preservation Commission (LPC).
• Goal: Obtain permits and approvals for construction to begin.

Step 5: Bidding and Contractor Selection

With permits underway, we help clients select the right builder.

• Bid Packages: We prepare detailed documentation for contractor pricing.
• Bid Review: We evaluate proposals for completeness and fairness.
• Interviews: We meet with shortlisted contractors to confirm qualifications.
• Selection: We help negotiate contracts and ensure scope alignment.

Because we know the NYC construction landscape, we can recommend vetted contractors with strong track records.

Step 6: Construction Administration (Oversight)

Perhaps the most misunderstood part of an architect’s role is what happens during construction. Our oversight ensures that the design vision is faithfully executed.

• Site Visits: Regular inspections to confirm work aligns with drawings.
• Shop Drawing Review: We review contractor submittals for compliance.
• Change Management: We handle unforeseen conditions or client-requested changes.
• Problem-Solving: When surprises arise (and they always do in NYC), we develop quick, compliant solutions.
• Coordination: We liaise between client, contractor, consultants, and DOB inspectors.
• Value: Clients gain peace of mind knowing their investment is being safeguarded at every step.



Example Project: Brownstone Renovation in Brooklyn Heights

Challenge: A historic brownstone with deteriorating infrastructure, outdated layouts, and LPC restrictions.

Process in Action:

• Pre-Design: Zoning and LPC review confirmed allowable rear extension.
• Schematic Design: Explored three layout options balancing open-plan living with historic detail preservation.
• Design Development: Coordinated new HVAC routing without disturbing ornamental plasterwork.
• Construction Documents: Submitted LPC-approved drawings for DOB permits.
• Bidding: Helped client select a contractor experienced in landmark properties.
• Construction Oversight: Discovered hidden structural damage; revised design in the field to reinforce beams without delaying schedule.
• Outcome: A fully restored brownstone blending original character with modern convenience—delivered on time and within budget.

Why Construction Oversight Matters

Without architectural oversight:

• Contractors may cut corners on materials or details.
• Design intent can be lost during fast-paced construction.
• Cost overruns multiply when changes aren’t managed.
• Owners bear the stress of coordinating technical issues.

With oversight, the architect acts as the client’s advocate—ensuring quality, safety, and accountability.

Common Misconceptions About the Process

“Can’t I just hire a contractor instead of an architect?”

A contractor builds. An architect ensures the design complies with codes, permits are approved, and the space functions beautifully. Without an architect, approvals may stall and long-term value may suffer.

“Doesn’t DOB review everything anyway?”

DOB ensures code compliance, not design quality or construction execution. That responsibility falls on the architect.

“Isn’t construction oversight optional?”

Yes, but it’s risky. Oversight ensures the project matches the approved design and avoids costly mistakes.

Frequently Asked Questions

How long does the architectural process take in NYC?

For residential projects, design and permitting typically take 3–6 months, while construction can take another 6–18 months depending on scale.

How much do architectural services cost?

Fees vary by scope but generally range from 10–20% of construction cost for full services including oversight.

Can I phase a project to save money?

Yes. We often design in phases, allowing owners to prioritize urgent work first and complete additional improvements later.

Do I need an architect for small renovations?

If you’re moving walls, altering plumbing or electrical, or working in a landmark district, yes. Even minor renovations may require DOB filings prepared by an architect.

Why Work With William Leggio Architect LLC?

With over 30 years of experience in New York City, we bring clarity and confidence to every project. Our process ensures:

• Compliant, creative design solutions
• Efficient permitting with DOB and LPC
• Accurate documentation for contractors
• Clear budgeting and cost control
• Active oversight through construction

From concept to completion, we are your partner in creating spaces that last.

Contact Us Today

Planning a project in NYC? Work with an architect who manages every step—from plans to construction oversight.

Call: (212) 966-4443

Email: wleggio@wla-nyc.com

Website: https://www.williamleggio.com