Services & flat prices · drafted in Brooklyn, NY

baucis & philemon / the plan sets

three permit-ready sets, each priced flat, each drawn to your town’s code.

Every set on this page gets quoted on your first call and locked the moment your lot packet lands. Find the one that matches your yard, check off the sheets it carries, then pick up the phone — your first full draft can hit your inbox ten business days from today.

Call (718) 855-5148 Compare every sheet

A drafting desk under lamplight with a cottage plan set fanned open, trace paper redlined in orange pencil, a scale ruler, a tape measure and a property survey

Read it like your reviewer will

every sheet, every set — check yours off before you call

Plan check reads a set like a checklist. Here’s that checklist out in the open: what each set carries every time, and what we add only when your town asks for it — at no extra charge.

Which drawing sheets come with the conversion set, the backyard ADU set and the cottage remodel set
Sheet	conversionconv.$1,385	ADU$2,740	cottagecottagefrom $3,160
A-0.0 Cover sheet & sheet index	Included	Included	Included
A-0.1 Site plan with setbacks	Included	Included	Included
A-0.2 Code-summary sheet	Included	Included	Included
A-1.0 Existing / as-built plan	Included	Not included	Included
A-1.1 Proposed floor plan	Included	Included	Included
A-1.2 Demolition plan	If required	Not included	Included
A-1.3 Electrical & lighting layout	Included	Included	Included
A-2.1 Exterior elevations, all four faces	If required	Included	Included
A-3.1 Building section	If required	Included	Included
A-4.1 Window & door schedule	Included	Included	Included
S-1.0 Foundation plan	If required	Included	If required
S-2.0 Roof framing plan	Not included	Included	If required
G-1.0 Energy & code notes	If required	Included	Included
Typical sheet count	6–8	10–14	9–12

Pick the house you’re building

then read exactly what lands in your inbox

Who each set is for, what you send us, what you get back, and how fast. Find your row and you’re ready to dial.

Typ. 6–8 sheets

the conversion set

Your garage already has a slab, a roof and four walls. This set proves to your building department it can hold a bedroom, an office or a rental — insulated, egress-ready, wired right. Conversions skip most of the foundation and framing sheets, so the set runs lean and moves fast.

Built for: Attached or detached garages becoming a studio, home office, in-law suite or rental unit.
You send: Survey, photos of all four walls and the door opening, ceiling height, and where your electrical panel sits.
You get: Existing & proposed plans, egress schedule, electrical layout, site plan and code summary — PDF + DWG.
Plan check: Round one of reviewer corrections included, response letter written for you.

Watch the slab and the door: garage-door infill and floor insulation over the slab get their own details on every conversion we draw, so your reviewer never has to ask.

Typ. 10–14 sheets

the backyard ADU set

A brand-new cottage behind the main house, up to 1,200 sq ft on one floor. This is the full building-permit package — footing to ridge — drafted against your town’s ADU ordinance, so setbacks, height and separation get settled on paper before a shovel touches dirt.

Built for: New detached ADUs, backyard cottages, and single-story rental units behind an existing home.
You send: Survey with utility locations, photos from each corner of the yard, and your sketch — napkin welcome.
You get: Site plan, floor plan, four elevations, section, foundation & roof framing, energy and code notes — PDF + DWG.
Builders: Repeat a model on a new lot for $640, with revisions turned in 2 business days.

Going two stories, or stacking the unit over a garage? That’s +$520 for the second floor plan, the stair section and an extra framing sheet — quoted while you’re on the call.

Typ. 9–12 sheets

the cottage remodel set

You already own the small house. Now you want more of it — a dormer for headroom, a rear bump-out for a real kitchen, one wall gone between two cramped rooms. We draw what’s standing first, then what’s coming, so your reviewer sees both side by side.

Built for: Additions, dormers, porch enclosures and interior reconfigurations on cottages and bungalows.
You send: Room-by-room measurements with our guide, photos of every room, and attic or crawlspace shots if you can reach them.
You get: As-built plans, demolition plan, proposed plans, elevations, section, window & door schedule — PDF + DWG.
Why “from”: Scope sets the number. A single dormer lands near $3,160; dormer plus rear addition runs higher. You hear the figure before we draft.

Old houses hide things. If your as-builts turn up an unpermitted addition, we flag it on the first draft — so you decide how to handle it before you file, not after.

One sheet, one letter, one push

smaller jobs, same drafting desk

Not every project needs a full set. Grab exactly the piece you’re missing — each one priced on its own, each one ordered with a single call.

X-01 · Before you buy or build

zoning feasibility memo

$295

Eyeing a lot, or not sure your yard can hold a unit at all? We pull your parcel’s zoning and ADU rules and send a two-page memo: max footprint, setbacks, height cap, parking, and the sheets your town will want. Credited toward any full set you order within 60 days.

Get my yard checked

X-02

site plan only

$465

One dimensioned site plan for a shed, deck, fence variance or lot-coverage question.

Order a site plan

X-03

as-built drawings

$690

Measured existing plans of the house you own — a true starting point for any future project.

Book an as-built

X-04

submittal packet

$185

Sheets sized to your department’s rules, forms filled with you, an upload-ready folder. You hit submit.

Add a packet

X-05

extra correction round

$240

Round one ships with every set. Any round after: revised sheets plus a fresh response letter.

Add a round

X-06

rush first draft

+$395

Your first full draft in 6 business days instead of 10 — for when the builder’s calendar won’t wait.

Rush my draft

X-07

stamp coordination

$285

Town wants an engineer’s or architect’s stamp? We format the sheets and run the back-and-forth.

Line up a stamp

Every add-on is invoiced with your project — half to start, half on delivery — by card or bank transfer. Stack as many as you need on one call.

Build my order by phone

A sloping backyard at golden hour with orange survey stakes and string lines marking out a small cottage footprint, a tape measure and a clipboard site plan nearby

The fine print, in big type

what moves your number — and what never will

You get a flat quote on the first call. These five conditions are the only things that change it, and you’ll hear about every one of them while you’re still on the line.

a sloped lot, over 15% grade

Site plan built from a topographic survey, with spot elevations and a grading note.
+$420
a historic or design-review district

A streetscape elevation plus the material callouts a review board asks to see.
+$310
two stories or a garage-top unit

Second floor plan, stair section and an extra framing sheet.
+$520
a mapped flood zone

Base flood elevation on the site plan and section, flood vents detailed.
+$365
an attached ADU

A rated fire-separation wall assembly drawn where the unit meets the main house.
+$280

never moves your number

Your state or county — we draft anywhere in the U.S.
How many questions you ask on the phone
Your first round of plan-check corrections
DWG files for your builder

We quote while you’re on the line

your yard’s ready. go get it drawn.

(718) 855-5148

Tap the number. Twenty minutes from now you’ll know your sheets, your price and your draft date.

Have these within reach

Your lot address
What you want to build
Rough square footage
Any letter from your town

When the desk picks up

Studio hours
Monday	By appointment
Tuesday	By appointment
Wednesday	9am–5pm
Thursday	9am–5pm
Friday	9am–5pm
Saturday	9am–5pm
Sunday	9am–5pm

The studio

116 Rutledge St, Brooklyn, NY 11249
Plot your way to the drafting desk
contact@baucisphilemon.com

Email your lot address