An information gathering phase that will be the foundation for the design phases to follow.  The main objective is to learn & document everything possible about our client’s goals, space requirements, timelines, budget and any applicable site or building regulations.

What’s involved?

Background research about site & location

Survey of existing conditions

Determine zoning & land use requirements

Determine FEMA or other regulatory conditions

Confirm project feasibility & alternatives

Initial programming of spaces

In this phase, we begin the process of translating the program into an efficient building design.  We start exploring design concepts in 3D immediately; it is the time for testing options and getting a general idea of the look and feel of the building(s) in plan and elevation views.

What’s involved?

Sketches & digital models to test ideas, concepts & relationships

Client feedback & refinements

Preliminary site plan, floor plans & exterior concepts ready for further development

By the end of this phase, the building exterior will be more fully designed, including wall and roof lines, locations of doors and windows, completion of the interior layout, dimensions of all spaces finalized, and most exterior materials and details drawn and noted.

What’s involved?

Significant advancement and further refinement of the design

Structural engineer & other consultants added to team (as needed)

Preliminary cost estimating & value engineering

The design drawings are developed into a precise and thorough set of construction documents containing all the information necessary to communicate the design to the general contractor, to obtain permits, and to allow the contractor to provide final budget and build the project.

What’s involved?

Client decisions on types of materials & finishes

Specify types of fixtures & components to be installed

Coordination of consultant drawings

Dimensioned drawings and details

Concurrent with the Construction Documents phase, we coordinate the details needed from engineering consultants, incorporating their input into the final drawing set, resulting in a comprehensive set of drawings the contractor will submit for permitting.

What’s involved?

Meeting with engineer(s) to review scope of work required

Review of their details/ materials/ connections

Cross referencing engineer details with architectural details

Coordination of engineer’s final drawings with architectural drawings / details

Combining consultant(s)’ submittal with architectural permit ready drawings

The construction drawings, along with any additional information required for a building permit, are provided to the contractor to submit to appropriate building department jurisdiction for review and approval.

What’s involved?

Full construction permit drawings (including consultants) submittal

Historic district or community design review (if applicable)

Monitor permit review progress, address building dept. comments & provide additional information as required

BIDDING & NEGOTIATION

Some clients already have a contractor in mind when they come to us, but many take advantage of our contractor connections and relationships to find their builder and either obtain competitive bids or move forward with a contractor selection for the construction process.

What’s involved?

Issue drawings and information to bidding contractors
Answer questions from bidders & issue formal clarifications if necessary
Review & compare bids and advise owner

CONSTRUCTION ADMINISTRATION

During construction, the architect’s role is advisor to the owner.  During this phase we visit the job site at regular intervals to observe construction, answer questions from the builder and proactively address potential issues.

What’s involved?

Regular on-site meetings with you and your builder

Review pay applications from general contractor & subcontractor shop drawings.

Advise owner on deficiencies or errors to be corrected

Final punch list review prior to C.O. and move-in

INTERIOR DESIGN

Offered as an additional service, we can select interior materials, finishes, and colors and detail them for fabrication or installation. After an initial Mood Board is created and reviewed with you, a detailed room finish schedule is created, specifying these items for each wall / surface / area, so that you (or your builder) can order / purchase them directly, and your builder will have detailed installation instructions to reference.

What’s involved?

Create mood board indicating colors/materials/ finishes for each room

Meet with you to review the mood board, make revisions, suggest alternatives

Modify mood board, and create finish schedule

Provide detailed information about materials/finishes for builder’s use in purchasing