Design Process

7 Stages of design process:

 PRE-DESIGN – Initial meeting

At this phase our goal is to meet with the client and research all of the requirements of the project. We look at the site and gather information about views, drainage, slopes, context, and what time of coverage their may be on the land. We work with the client to determine what rooms and spaces are required, get an idea of what sizes the rooms need to be and get an idea of your needs. The main goal during this phase is to learn everything possible about our clients’ personality, lifestyle, and needs as well as determine how much space you need now and likely to need in the future, and how that space should be used, organized, and arranged. This information is organized into a document called the Program which will guide the rest of the design phases.

 Deliverables: Project program, Building Code requirement summary

    • Discussion of prices and terms of the design process.
    • Preliminary design sketches during and/or after meeting
    • 25% Retainer fee due

Duration: This is usually accomplished at the initial meeting and time allowed for site survey if required.

SCHEMATIC DESIGN – 25% design phase

In this phase we begin the process of preliminary design and turning the project program into an efficient and effective design. We do this by exploring design concepts and testing options and getting a general idea of the look and feel of the home. We may present ideas in the form of hand sketches, pictorial views of other projects or ideas and we may present preliminary cad drawings and 3d models. We meet many times as needed and use your feedback to then go back and revise the preliminary designs. We do this process several times as needed until we reach an agreed upon design direction to develop further into the following phases. Clients can expect to be very engaged at this phase. Communication with the client is crucial during this phase and the duration of this phase can depend on how quickly we receive feedback from the client to make sure this phase proceeds on schedule.

Deliverables: Preliminary Site and Floor Plans, Preliminary Exterior Concept.

    • Concept Floor Plan and Elevations. No dimensions or notes.
    • Start of Foundation Plan.
    • Possibly preliminary Site Plan.
    • Second 25% payment due before proceeding

Duration: usually 4-8 weeks

DESIGN DEVELOPMENT – 50% design phase

At this phase we advance the design significantly based on the preliminary floor plan and exterior concepts approved in the previous phase. The priority during this phase is to define and develop the details of the design including the specifics of each room, cabinet details, site specific details. As we refine the layout of the indoor and outdoor spaces we also refine the window and door placements and make adjustments to the building form. This phase is usually when our clients feel the project coming to life and it becomes possible to see themselves in the new space. By the end of the Design Development phase, the building exterior will be more fully designed, the interior layout completed, dimensions of all spaces finalized, and most materials selected. A structural engineer will be added to the team, and consultants for HVAC, plumbing, and electrical systems may be needed depending on the complexity of the project. At this point you will have a detailed set of plans that can be used to get preliminary construction bids and adjust as needed to fit the budget goals of the client.

Deliverables: Drawing Set and Outline Specification document

    • Dimensioned Floor Plans and Elevations.
    • Dimensioned Foundation Plan.
    • Building Sections drawn.
    • Electrical Plan – Rough.
    • Preliminary Site Plan.
    • Start Cabinet Elevations.
    • Third 25% payment due before proceeding.

Duration: usually 4-6 weeks

CONSTRUCTION DOCUMENTS – Finalization

During this phase, our drafters work to finalize the construction drawings that will communicate your design to the building contractors, bankers, building code enforcement and all other aspects required to finalize your building. During this phase we usually give the client a final opportunity to tweak any minor aspects before finalizing. During all phases it is our job to make recommendation and educate you about the options, but ultimately you will be the one occupying and maintaining the home or building and you have the final say.

Deliverables: Drawings and Specification for Construction

    • Final Plans with minor changes expected.
    • Final 25% Payment due before delivery of plans

Duration: usually 2-3 weeks

BUILDING PERMITTING

During this phase we add to the Construction Documents any additional information required by the code enforcement agency to issue a building permit. This is the information needed to show the project complies with the applicable land use, building, and energy codes, and any other applicable guidelines and regulations required by the city or jurisdiction issuing the permit. Our goal is to shepherd your project through as quickly and painlessly as possible.

Deliverables: Drawings and Forms for Building Permit Application

Duration: (varies widely)

BIDDING & NEGOTIATION

Some clients already have a contractor in mind when they come to us, but many take advantage of our extensive contractor relationships to find their builder. We are happy to help our clients through this important phase of the process. We work with a number of reputable builders that we have worked with and trust.

Deliverables: Drawings and Specifications for Bidding

Duration: (varies)

CONSTRUCTION OBSERVATIONS

After the construction begins, we can visit the site at intervals appropriate to the stage of construction to become generally familiar with the progress and quality of the Work, and to determine if the Work is proceeding in accordance with the Drawings and Specifications. We can make continuous on site observations as needed and keep the owner informed of the progress and quality of the Work as per the drawings and specifications. We will work to provide advice to the owner and, where appropriate, to the Contractor in order that the work progresses in accordance with the construction documents. In the event that the Contractor does not follow the directions of the Building designer, then the Building designer shall so advise the owner so that the owner takes whatever action said Owner deems appropriate

Deliverables: Field Observation Reports

Duration: concurrent with construction timeframe