During the design process, we always strive to present our clients with options and concepts which they may not have considered and then to balance those concepts with the Client’s program and budget. All of our projects involve addressing and resolving complexities of some sort, whether regulatory, constructional, design or existing conditions and usually all four. Our ability to handle and resolve these issues serves us well across a variety of building types and budgets.
Our construction drawings are thorough and extensive. We don’t produce drawings that transfer responsibilities to the General Contractor (GC) or Construction Manager (CM) in the form of unnecessary shop drawings, liability notes and other forms of responsibility transfer. We don’t judge our drawings by the pound but we do try to insure that all building conditions, particularly on remodeling projects and existing buildings, have been addressed so that we minimize unknowns for the Client and for the GC/CM and so as to make the construction process as seamless as possible.
In general, the design process is linear but also resembles a pyramid in shape. We begin with a range of general options and through successive meetings, help the Client make decisions that focus and refine the scope of the project until, at the end of the Construction Documents phase, the project and design are as thoroughly thought out and delineated as possible. However, even during construction, minor changes can be made to the design and we are available to assist the Client in realizing these changes. The specific steps within the design process depends on the type, size and scope of the project. For example, larger projects may also include preliminary and/or feasibility design phases to assist the Client in determining whether to move forward with the project. Larger, more complicated projects may also require several different preliminary design options to assist the Client in determining the scope of the project. Likewise, larger projects may also include more in-depth programming and space analysis services to determine actual space and functional needs. As part of the design process, we can also help the Client determine the regulatory approvals that may be necessary to achieve the project. Phases of our work generally include the following:
Schematic Design begins with measuring or having measured, any existing conditions of the project and checking zoning and other applicable requirements. Balancing the Client’s preliminary ‘wish list’ with parameters such as zoning, we will prepare one to three plan and design alternatives for the project. During this phase, we meet with the Client to review these alternatives and assist the Client in making a decision on which option or amalgam of options with which to proceed. If the project requires it and in concert with County staff, we can help develop a short community survey to distribute to users and the community to solicit their input on needed spaces and services.
We will review project-specific technical requirements and coordinate with the Client to bring in subcontractors or consultants to help address these issues.
In Design Development we refine the preliminary design and begin designing exterior and interior elevations, sections and other items, as appropriate, for the project. We make selections and recommendations for the myriad items that go into a design including materials, finishes, cabinetry, hardware, windows and doors and plumbing and electrical fixtures and then assist the Client in making final selections of these items. We may prepare construction cost estimates based on SF or GSF costs to assist the Client in determining preliminary cost estimates. Construction cost estimating consultants can also be utilized.
During Construction Documents we further refine and detail the Design Development drawings. During this phase, construction details are worked out, structural, electrical, mechanical and plumbing systems decisions are confirmed and the final drawings are coordinated, noted and dimensioned for construction, for pricing, for review by Contractors and for review by applicable building officials. During the design and CD phases, we frequently also work with GC’s for VE/VA of project, research and coordinate with vendors and suppliers to identify cost efficient alternatives and materials and equipment.
Construction Administration includes coordination of and assistance with competitive bidding, negotiated contract(s) or turn-key design and building services, as appropriate for the project. We believe strongly that it is in the Client’s interest to have the Architect on site and available during construction; therefore, this phase includes a set number of site visits and other client assistance during the actual construction. After construction is complete and depending on the scope of the project and the project’s requirements, we can assist the Client in developing basic facilities management guidelines and information systems. During the CA phase, we act as the Client’s representative in helping to monitor the project and resolving any unforeseen conditions that can occur in remodeling of existing buildings. We help to manage the paper flow associated with each project and depending on the project that can include:
RFI; requests for information
ASI; Architect’s Supplemental Instructions
PCCO and CCO; Proposed Construction and Construction Change Orders
Applications for Payment
Punch List Review
Certification of Substantial and Final Completion