The "Project Delivery Map" delineates the phases (and steps) of our service: Design, Architecture and Construction. Note that the steps are mostly linear with a couple of key beneficial exceptions (which shall be described in the appropriate sub-phase).
Information collected for each step is used to develop work products (program, sketches, renderings, 3D models, details, specifications, cost estimates, etc.) that serve as the basis for the subsequent step as well as provide information that allows for all involved to make informed decisions.
Subscribing to the incremental process of Design to Architecture and through to completion of Construction is the basis of each project’s success.
For a breakdown of each phase and explanation of the associated steps, click on the phase title below.
Every project - Remodel, addition or a new residence – begins with the Design Phase.
The goal of the design phase is to produce a schematic design and associated budgetary construction cost estimate that is approved by the Owner and local planning official (if required). Sequence of steps as shown below:
Collect and review the applicable ordinance from the planning department,
Have a licensed surveyor (or civil engineer) survey the property and produce a topographical map. Note: depending upon the scope of the project, this may not be required, it is however typicallyrecommended to get even if not required.
Field measure the existing house and take photographs for use in developing existing conditions plans which will be used in the Architecture Phase.Note: if the house will be razed, it may not be necessary to field measure, but photographing the site and surrounding area is still done.
Meet with Owner to discuss the project requirements and produce the program.
Utilizing information from the ordinance, survey and field measure/photographs, develop conceptual sketches for the Owner’s approval.
Based upon the approved conceptual design, create 3D computer model of the schematic design and create 3D renderings, schematic plans & schematic elevations for Owner review / approval.
If required, consult with a geotechnical engineer for a geotechnical report. Typically, this report is required for new residences that contain a basement, or a second floor. The purpose of the report is to determine the soils bearing pressure, type and appropriate foundation type.
If necessary, obtain the planning department’s approval.
Owner benefits: being able to walk-around the design on your computer, laptop, tablet and smart-phone, allows for exploration and refinement of the design when you have the highest value-to-cost influence over the project. Additionally, construction costs, methods and detailing are considered at the outset of design.
The Architecture Phase produces all detailed architectural and engineering drawings for submission to the local building department for a construction permit. The Architect and Engineers work concurrently to produce their respective drawings. The Architect coordinates the engineering drawings with the architectural - ensuring the design intent remains intact throughout the process. Steps as shown below:
We begin with design development where all finishes, appliances, fixtures, windows, doors, mill-work and casework are selected and incorporated into the construction document set of drawings as schedules and specification cut sheets.
With design development complete, detailed architectural drawings are developed. Depending upon the scope of the project and the number of consultants, the number of drawing sheets in the construction document set can vary from a hand-full to more than fifty.
Upon completion of the drawings, structural calculations and reports (Title 24, Green Building, Geotechnical), the Architect assembles the appropriate number of sets and submits for “plan check” to the local building officials.
See Construction Phase for activity that runs concurrent during the plan check review.
Typically, the building official makes comments on the submittal, which the Architect and Engineer respond to with revised drawings. Upon approval by the building official, the construction permit can be pulled and construction can commence.
Owner benefits: all specifications are made during the architectural phase, which mitigates the need to make selection decisions during construction under a time constraint. The complete and comprehensive drawings allow subcontractors to provide realistic pricing.
The plan check review / approval typically takes six to eight weeks. During that time we solicit bids from our subcontractors and develop our bid, present and negotiate a firm-fixed price. This allows us to commence construction the day the plans are approved for construction.Note: Most general contractors prefer to wait until the plans have been approved for permit in the event the building official’s comment impact the project scope. We however, are confident the plans will be approved as submitted which allows us to pursue pricing during this (typically) non-productive time-frame.
Construction sequencing is fairly universal – start in the ground and work your way up. Our unique qualifications allow us to manage construction with the architect present at all times.
Owner benefits: Time-savings realized with the overlap of plan check review and bidding. The working relationship, which developed over the course of design and architecture can continue with a known entity.
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