OUR PROCESS
We provide architectural services that can execute the entire project as a concise whole, while understanding and prioritizing the various elements that are attainable within the projected budget. As a full-service architecture firm, we guide our clients through the design and construction process, including any necessary municipal and associated approvals. We work with our clients to define exactly what is required and desired to build, and ensure that they are getting the highest quality project for their construction dollar.
Moving beyond the design and construction phases, our involvement will depend upon the method of construction delivery that suits the project and client best: using a specific pre-qualified builder chosen by the client; competitive bidding to three or more general contractors. With our extensive experience we can bring invaluable advice in working through the chosen method.
To explain the design and construction process, we have broken it down into five main Phases: Programming/Research, Schematic Design, Design Development, Construction Documents and Construction Administration. Within each phase, there are a series of steps, consultation and coordination to work through, and objectives for that particular Phase. Often these Phases overlap, and the design process frequently continues as details are refined. Basically, each Phase adds another layer of refinement and detail to the one before it until the Project's completion.
Phase I: Programming / Research
Sometimes also referred to as Preliminary Design, the Project typically begins with an initial in-depth consultation with our clients to develop a full understanding of the needs and desires for the project thru programming. The goals for the project begin to take shape and a ‘wish list’ is developed. We investigate various options to determine the general layout and direction of the project. We ask the big questions about how you want to live and/or work and ultimately how the space around you will to be resolved.
One of the most important tasks, especially for renovations, remodels and additions, is the documentation of existing conditions. This involves thoroughly documenting the site to identify its natural features, nuances, and context as well as obtaining an up-to-date boundary survey. This could include Site Topographic Plans or other types of land surveys, Geotechnical Reports, existing building plans, and Title Reports. Often, on-site field measuring/verification will need to be performed if appropriate documents are not provided or found.
At this Phase, we also perform a preliminary zoning/code research and analysis to determine the regulatory parameters and confirm any other applicable regulations and authorities that have jurisdiction over the site.
Phase II: Schematic Design
Schematic Design is the initial design Phase that seeks to define the general scope and conceptual design of the project including scale, proportion, and the spacial relationships between building components. Having said that, here is where the real fun begins! Basically, this is where we further explore design ideas and concepts to figure out the ideal design that works best for your proposed project and budget. This is usually achieved thru preliminary sketches, drawings, image boards, and/or 3D or physical models depending upon the best way to convey a concept or idea.
Although sketches and drawings are usually to scale and can accurately describe the proposed design, the Schematic Design Phase is not intended for construction purposes. Once the Schematic Design Phase is complete, it is anticipated that the Project will proceed on to the subsequent Phases.
At this point, if a General Contractor has not been selected, we recommend one should be at least be considered and brought on board as part of the Project Team. A good G.C. can be invaluable regarding project costing and value engineering input for the Project. With the G.C.'s input, a preliminary construction cost can be developed to make sure the chosen Schematic Design is in general alignment with the client's budget. If necessary, adjustments can be made to the proposed design accordingly.
Phase III: Design Development
This phase is when we really dig into the details. Now that the final Schematic Design has be agreed upon, we can begin to refine the design as the Project takes shape. This is the point where we will be solidifying the plans into actions – developing not just what will be done, but how it will be done. Civil,
Structural, Mechanical, Electrical, Plumbing, Energy and other Consultants required for the Project are selected and coordination with their respective disciplines begins in earnest.
Further more, we will be looking at specific materials and building systems in this Phase and evaluating them for aesthetics, durability, and budget. This part of the process can be fun for some clients while daunting for others. Either way, we will be there to guide you through the process.
Phase IV: Construction Document
In the Construction Document Phase, nearly all design decisions have been resolved. This Phase builds upon those decisions and are developed in greater detail.
Significant coordination with Civil, Structural, Mechanical, Electrical, Plumbing, Energy and other Consultants required for the completion of the Project takes place. As each discipline produces their own appropriate drawings and documentation, we review and in general coordinate their work to make sure it is coordinated with the design intent.
The production of quality Construction Documents that we produce requires great effort and skill and can be time consuming to assemble. We take great pride in our drawings and look at them not as mere information, but as an extension of our design Phases. The documents we produce along with the other consultants' work will be the basis for the Contract Documents of the Project as well as the documents for Permitting to the appropriate Agency(s).
Usually during the Permitting process, Bidding & Negotiations with perspective General Contractors begins. In the case of a negotiated bid with a single, pre-qualified G.C, the selected G.C. will begin assembling their final costing for the Project, which will usually be completed once the a Permit is obtained. Which ever method is used, we can help you review the results of the bidding process and the award of a construction contract to the successful bidder. During this process we can answer any questions from bidders and clarify the drawings so that every contractor is bidding on the same information, ensuring a fair process.
Phase V: Construction Administration
Once construction begins we work closely with our Clients and the General Contractor or the Construction Manager to ensure the project proceeds smoothly, in accordance with the applicable building codes, and that the building meets the design intent of the contract documents.
We can be available to assist the G.C. in resolving issues that arise during construction, deal with unexpected situations, and provide supplementary details as required during construction.
We can meet the General Contractor at regular intervals, or as required, to address any unexpected problems as they come up.
