Process

When a client is unsure about the specifics that they would like to undertake with any project it is often good to begin with pre-design. We work with the client to learn about the site, existing conditions, and goals for the future project. Additionally, local zoning and land-use restrictions are studied. This work results in a report that defines the feasibility, programming, and/or budget of the project. This documentation can then be used by the owner to move forward with the project.

This is the first step in project design. We begin to work by synthesizing the project program and other requirements into several design concepts. These concepts are tested and explored through the use of 3D software, sketches, and physical models. The main goal of this phase is to get a general idea of the planning and feel of the building and spaces. By the end of this phase, the client and design team will decide on which design option to develop in further detail.

In this phase of work, detailed plans and elevations, material boards and models are produced as we refine and develop the chosen design concept from SD. Any additional required consultants (structural, MEP, landscape, etc.) will join the team and inform the design. Exterior and interior finishes will be decided and planning will be finalized. By the end of this phase, most major design decisions will be made. This can also be a good time to bring a contractor in for pre-construction services.

With the design of the project mostly finalized, the team prepares a set of detailed drawings and specifications. Building systems are defined, detailed, and integrated. All consultant design documents are reviewed and coordinated into the project documents. Once complete, this is the set of documents that will be used to obtain a permit from the building department and sent to contractors to establish construction cost, timeline, and ultimately build the project.

If the project requires a permit in order to be constructed, a document set is submitted to the local department of buildings for review and permit issuance. The building department reviews submitted documents for adherence to zoning laws, building codes, and local ordinances. During the permit review process, we answer questions that arise and modify the documents as required by the Department of Buildings. With the project is permitted, construction can begin.

To build a project, the owner needs to choose and hire a contractor. If clients don’t know of, or have any preferred contractors that they would like to invite to bid on the project, we can help find appropriate companies for the work. We then prepare invitations and instructions for bidding and send the project documents to selected contractors. When bids come in, we review them for thoroughness and conformity and help to select the best contractor for the job.

During construction administration, the design team assists the client with monitoring the construction of the project to help assure that it is built according to the design. We make site visits to observe construction progress, answer questions, and review submittals from the contractor. We also assist in documenting and resolving unforeseen problems that arise during construction, review contractor invoices, and create a final punch list for project completion