Preliminary & Programming
In this phase we meet with you to discuss the primary goals of the project and begin to develop a sense of overall scope of the project. We generate several potential floor plan and site layout options as needed to further define the spaces, adjacencies and relationships to existing site elements. We work closely with you, authorities and consultant team to define the project goals and create a solid road map for the process through design.
During this phase we further revise 2-3 schematic floor plan and/or site plan options. During this phase we also roughly begin to define the envelope, fenestration, orientation and overhangs. Depending on the project, this includes 1-2 meetings with you. The deliverable for each proposed meeting includes a set of drawings, including site plan and floor plans only. Client approval is required prior to moving on to the following phase.
After a floor plan is approved, we further develop the floor plan and site plan. We also then progress into exterior building elevations and building sections. If a contractor is on board at this stage, we work closely with them to identify appropriate building systems and assemblies. We begin including mechanical, electrical and structural engineers at this stage as well. Clients are involved to assist in selecting fixtures and finishes. The deliverable for each proposed meeting includes a set of drawings including site plan, floor plans, building elevations and proposed structural layout. Client approval is required prior to moving on to the following phase.
Based on the approved Design Development Documents and any further adjustments in the scope or quality of the project or in the construction budget authorized by you, we prepare the final Construction Documents consisting of drawings and specifications setting forth the requirements for the construction of the project. Two sets of drawings and specifications are provided at this time. Additional drawings can be requested under additional services.
Pricing & Permitting
During this phase Home Owners Associations, Permit Jurisdiction and Contractors are reviewing and pricing the construction documents. We respond to any questions and incorporate required/desired modifications into a Construction Set once all parties have provided feedback.
The Design Team is often expected to review construction progress and validate with a review document for funding and banking purposes. We can also participate in weekly construction meetings as well as provide continued design work in response to contractor questions through this period.
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