When you build a custom home on your lot in Denver, preliminary plans are the first set of drawn documents that turn ideas into a coordinated, buildable concept. They sit between a hand sketch and permit-ready construction documents and serve three essential purposes: establish whether the program fits the site and budget, identify major site and code constraints (setbacks, easements, grading, stormwater), and give a clear enough scope for accurate cost estimating and initial contractor coordination. Because every lot in the Denver metro area has unique topography, utilities, HOA rules, and snow-load and energy-code implications, well-prepared preliminary plans let you and your builder spot potential deal-breakers early rather than after expensive engineering or permitting work has begun.
A typical set of preliminary plans from RKM Homes includes a site plan with existing topography, property lines, setbacks, easements, driveway access, rough grading and drainage intent, and utility connection points; schematic floor plans showing room layout, dimensions, and general traffic flow; exterior elevations that define roof pitches, window locations, and proposed exterior materials; and a basic roof plan and foundation concept (basement, crawlspace, or slab). We also include schematic mechanical, electrical and plumbing layouts that identify major equipment locations and service runs, preliminary structural notes (bearing walls, beam spans, and lateral-resistance strategy), and an initial materials and finishes list so the design team and estimator are talking about the same scope.
On our projects we use preliminary plans as a working document: we refine them through client review and two to three design iterations, coordinate any required geotechnical or civil engineering inputs (soil report, retaining walls, septic or drainage solutions), and produce a budget-range estimate tied to the agreed schematic. That process sets a realistic timetable for preparing permit-ready construction drawings and reduces surprises during permitting and bidding — especially important on in-fill lots or properties with steep grades common around Denver. If you’re planning to build on your lot, these plans are the most efficient way to confirm feasibility, align expectations, and move confidently into the detailed design and permitting stages.
What are the core components of preliminary plans for my custom home?
As an experienced custom home builder, I treat preliminary plans as four communication tools that define intent before we get into technical detail: a site plan, floor plans, exterior elevations, and one or two building sections. The site plan shows the house footprint on the lot, driveway and primary outdoor spaces so you can confirm orientation and how the house sits visually. Floor plans lay out room sizes, door swings, circulation, and basic kitchen and bath layouts so you can test daily function. Elevations present the exterior faces — rooflines, window and door placements, and the basic material palette so you can assess curb appeal. Sections give a cut-through that explains ceiling heights, the relationship between floors and key roof or porch volumes so you can feel the interior volumes before we finalize details.
For practical use, insist that preliminary floor plans include clear, written dimensions for every room and critical clearances: hall widths (minimum 3′ but 3’6″ is more comfortable), minimum bedroom dimensions, stair width and headroom (we use 6’8″ minimum clearance), and island clearance (42″–48″ recommended). Ask for a furniture layout on the plans so you can confirm traffic flow and that your intended pieces actually fit. On elevations, request approximate window sizes or rough openings and roof pitch called out so you understand scale and how much light or shading those openings will provide.
Use the preliminary set to make the big decisions that are expensive to change later: room adjacencies, primary suite placement, garage type and entry, and major exterior forms. Request scaled PDFs or paper prints you can sketch on, and ask for at least one section through the main living space so you can visualize ceiling heights and roof slopes. These drawings aren’t final construction documents, but they are the stage where your practical choices about layout, daylight, and exterior proportions are locked in, so come prepared with a prioritized list of must-haves and deal-breakers.
How do site surveys, topography, setbacks, and zoning/code constraints affect my preliminary plans?
A detailed site survey and topographic map are the foundation of any accurate preliminary plan. We recommend ordering a boundary/ALTA and a topo survey as soon as you’re serious about design — these show property corners, existing structures, utilities, easements, contour lines, trees, and any floodplain or wetland flags. With that information you can set realistic house placement, driveway grading, and finished-floor elevation in the schematic stage instead of discovering late that your ideal footprint sits over an easement or a steep downhill bench. Practical step: expect a 2–6 week turnaround on surveys and factor that into your design schedule.
Setbacks, height limits, lot coverage and any overlay/zoning district rules determine your buildable envelope and directly drive the preliminary floorplan and massing. We always pull the municipal zoning code or a zoning verification letter early so we know minimum side/rear/front setbacks, maximum impervious coverage, and measurement methods for height — some cities measure to the midpoint of the roof, others to average grade. If you need an exception (variance) or are in a special district—historic, conservation, or urban infill—plan for extra review time and possible design modifications. Practical homeowner action: request the zoning printout for your parcel and review it with your builder before finalizing the schematic siting.
These site and regulatory constraints also control budget and permitting timeline. Steep grades, required retaining walls, septic vs. sewer hookups, and utility relocations can add significant cost and require geotechnical and civil engineering work that should be included in your early budget — we typically advise setting aside an allowance for site work and a contingency of several percent specifically for unforeseen site issues. Getting topo, survey, and zoning confirmed up front lets us produce preliminary plans that anticipate grading, drainage, and foundation types, which reduces costly redesigns, shortens permitting cycles, and gives a much more accurate cost estimate.
What MEP and structural details are included in preliminary plans for my custom home?
Preliminary MEP and structural drawings show the schematic decisions that drive construction and cost: a proposed foundation type and footprint, locations of bearing walls and major beams, and basic framing direction; plus HVAC system type and rough equipment locations, preliminary duct routing and return locations, panel and service size recommendations, and the general routing for plumbing stacks, water heater or tankless unit, and sewer/septic tie-in. These drawings are not the final engineering stamps, but they include enough information—approximate beam sizes, foundation notes tied to a pending geotechnical report, proposed service capacity (e.g., 200A vs 400A), and typical fixture/Appliance locations—to allow us and our subs to flag conflicts, create a preliminary material takeoff, and produce a realistic cost estimate.
Why this matters to you: early MEP and structural choices determine where walls, soffits, and chases will end up, and they often create the biggest change-order risk if moved later. For example, moving a kitchen island after ducts and plumbing runs are laid can add thousands; choosing a high-efficiency heat pump or planning for full electrification may require a larger service and different panel layout up front. The schematic MEP also reveals site-driven necessities—long gas runs, lift stations for sewer, or unusually deep foundations from poor soils—that materially change budgets and schedules, so these items should be identified and discussed during preliminary plan review.
Practical steps homeowners can take: lock in major appliance, kitchen island, and primary bath fixture locations before finalizing preliminaries; tell us if you want EV charging, whole-home battery, or gas ranges so we can size the electrical service and circuits accordingly; ask for a mechanical load calculation and a preliminary panel schedule; and schedule an early coordination meeting with the HVAC, electrical, and plumbing leads so they can review routing and access needs (mechanical closets, attic vs. basement runs). Also request that the plans show any required access panels or service clearances—these small layout choices save money and hassle during rough-in and long-term maintenance.
How will preliminary plans affect cost estimating, allowances, and my overall budget?
At RKM Homes we use preliminary plans to turn design intent into a usable budget tool — not a final bid. With a site footprint, room counts, exterior materials palette and basic system assumptions on paper, our estimator can produce a preliminary construction estimate that gives you a realistic price range and highlights the major cost drivers (square footage, roof complexity, foundation type, exterior cladding, and specialty features). Expect that estimate to be a range rather than a single number: with moderate detail preliminary plans typically produce accuracy in the neighborhood of ±10–20% depending on how many finish and systems choices are still undecided.
Allowances are how we handle those undecided selections in the preliminary estimate. Instead of guessing every appliance, light fixture or tile, we include line-item allowances (clearly described) for groups like cabinetry, countertops, lighting, plumbing fixtures and landscaping. Practical homeowner actions: insist your preliminary estimate lists each allowance with a dollar range and exactly what quality/brand level that allowance covers; prioritize the allowances you care most about and convert those early to firm selections so we can replace an allowance with a firm subcontractor price and shrink your budget uncertainty.
Budget implications are direct and manageable if you treat the preliminary estimate as a working document. Build a contingency into your budget (we typically recommend a 5–10% construction contingency plus a smaller design contingency while plans are still evolving), get written assumptions and exclusions with every estimate, and schedule a re-estimate as selections are made or the plans are refined. To control final cost, make core decisions early (kitchen, primary bath, exterior cladding), avoid late changes to the plan footprint or structure, and use the preliminary estimate to trade off features—we’ll show cost impacts so you can make informed choices rather than surprise change orders.
How long does the permitting, review, and approval process take for preliminary plans?
When we submit preliminary plans for review, permit staff are checking zoning setbacks, lot coverage, egress, energy code compliance, drainage and stormwater notes, and basic structural/MEP intent — not every construction detail. Practical step: ask your builder or architect to set a pre‑submittal meeting or provide the jurisdiction’s intake checklist so you can assemble required documents, pay fees, and avoid an incomplete submittal that gets kicked back. We also recommend giving the city/county electronic files plus the number of printed sets they request up front; that small administrative step can shave days off the intake process.
Expect an initial review window of roughly 2–6 weeks in most metro jurisdictions, with 1–3 rounds of corrections common. Each resubmittal typically takes another 1–4 weeks, so plan a realistic 4–12 week window from first submittal to approval for preliminary items — longer if your lot requires planning commission review or if an HOA approval is needed first. Common causes of delays are unclear site info (survey/topo), unresolved setback conflicts, or late decisions on rooflines and exterior materials; making those decisions during preliminary design reduces revision cycles and cost overruns.
Approval usually arrives as a corrections letter or conditional approval that lists required plan changes before a final permit is issued. Our team handles most of the back-and-forth: we prepare the revised drawings, respond to reviewer comments, and resubmit, but you should be prepared to sign off on any scope or materials changes that affect compliance or budget. For speed and fewer surprises, authorize your builder or architect to submit and pick up permits on your behalf, budget time and money for 1–2 rounds of revisions, and understand that preliminary approval is not necessarily a final construction permit — final construction documents and fees are typically required before shovels go in the ground.