PROCESS

Our projects are organized into phases with clear goals. Each phase progresses in sequence with three phases of design and two phases related to construction. Below is an overview of the phases.

  • Schematic Design

  • Design Development

  • Construction Documents

  • Bidding and Negotiation

  • Construction Administration

 
 

Schematic Design

Schematic Design is the first design phase of each project. This is where we begin by working with our client to determine the scope and establish a vision for the project. We research and analyze the site and relevant codes and arrive at a schematic layout and initial vision for the project. This phase typically includes the following:

  • Measure + draw existing conditions

  • Create design options (floor plans, elevations)

  • Analyze zoning and required approvals

 

Design Development

In this phase the schematic design is developed and the project gets fleshed out. We begin to select materials, building components, refine the design of the spaces of the building and begin to design the interiors. Construction methods are incorporated and required consultants are brought on board to develop the structural and mechanical systems. This phase includes the following:

  • Create a drafted architectural drawing set describing the project

  • Integrate structural systems and heating / AC

  • Selection of various materials, building components, finishes and fixtures, for example:

    • siding

    • roofing

    • windows

    • trim

  • Develop the interior design, ie. kitchen, bathrooms, custom millwork etc.

    • cabinetry

    • plumbing and lighting fixtures

    • appliances

 

Construction Documents

The construction documents are the drawings and specifications required for a General Contractor to obtain a building permit and build the building. They coordinate all parts of the building, including work designed by consultants, into a dimensioned and annotated set including enlarged drawings and details. This phase includes the following:

  • Create finalized, construction drawings for filing at the local building department for permits

  • Coordinate drawings with structural and other engineers’ work

  • Produce schedules for detail selected building elements, finishes, fixtures etc.

 
 
 

Bidding and NegotIation

We submit drawings to builders to obtain cost estimates and bids. We aim to pair the best General Contractor with the job for the client. We strive to work with builders who have experience with modern construction and can achieve the level of craft and construction that the project calls for. This can mean working with the contractor early in the process or submitting for multiple bids.

  • Submit documents to obtain pricing or bids

  • Review drawings and meet at the site to clarify the project for bidders

  • Level the bids so they are “apples to apples”

  • Assist the owner in choosing a General Contractor

 
 

Construction Administration

During the construction phase we remain involved in the project. Construction requires a level collaboration between the builders and the architect to achieve a well executed project. We visit the job site, communicate with the General Contractor answering questions, reviewing submittals and assisting the owner with changes etc.

  • Visit the job site and produce field reports

  • Respond to contractor questions

  • Review submittals for construction elements

  • Review application for payment from the GC