The Design Process
Residential Projects
Phase Goal: Learn about your aspirations, likes and dislikes. Understand your site and it’s opportunities and influences. Confirm your project requirements. Review your budget and regulatory context.
Conceptual Design
Conceptual-design services vary depending on the complexity of a project and the experience of the owner. However, most owners will benefit from our experience in determining project requirements. The goal of this phase is to establish the owner’s criteria for the project and identify any key constraints or considerations that will impact the planning and design.
This phase typically represents ~5% of the total fee
Programming
Programming consists of establishing & documenting design objectives, desired rooms or spaces, room sizes, relationships between spaces and relationships to the site.
Budget Overview
The budget should estimate both hard and soft costs. Hard costs are construction related—material, labor, and the contractor’s overhead and profit. Soft costs are non-construction related—consultants, city and bank fees, and insurance. It is also important to assess if the budget is adequate to complete the project. Early outreach to contractors familiar with the area of your project can assist in developing rough order of magnitude cost assumptions for developing a budget. Additionally, we’ll provide suggestions and an overview of anticipated design/engineering consultants and assist in sourcing preliminary budgets for those members of the design team.
Site Analysis
Whether you already own a site or would like our assistance finding one, we are diligent when it comes to site analysis. Great design comes from a building’s relationship to its site, so we analyze how if can be best utilized for views, sun, land, access and enjoyment.
Schedule Development
A preliminary project schedule will be developed in the concept design phase, however, a variety of factors can impact the schedule so this will be a living document that evolves along with the project. Key factors that can impact schedule are: owner’s schedule and decision process, project complexity, the architect’s schedule, contractor availability, and availability of specialty consultants. In addition to the design process, many projects require entitlements or design review by jurisdictional authorities, these processes and deliverables will be reviewed and included as an overlay to the design process outlined here.
Code & Regulatory Analysis
Specific code research is required based on project location to determine regulatory constraints related to planning and construction such as zoning, sustainability, and building life safety. Preliminary analysis of these geography-specific factors will be conducted at the project outset and referenced throughout design and construction.
As-Built Drawings
Most remodels or additions to existing homes require a record of what is built. If they don’t already exist, “as-builts” will be produced to use as a base to develop the new design.
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Communicate Aspirations and Program Requirements
Provide Imagery for inspiration, design ‘likes’
Program Review and Approval
Phase Goal: Dive into design. Explore design ideas and present a variety of options. Narrow down to a preferred design direction.
Schematic Design
Schematic design is when the form and articulation of a project begins in rough form as sketches, floor plan studies, and 3D digital models. Several owner/designer meetings are typical during this phase to make decisions and determine a direction for the design to evolve.
This phase typically represents ~10% of the total fee
At the end of this phase it is common to have the following documents:
Site Plan: A drawing depicting the buildings location on the site and zoning regulations.
Floor Plans: Drawings of each floor showing the size and locations of the various rooms/functions.
Key Elevations: Drawings of appropriate building sides (elevations) to convey conceptual design direction for the project.
Key Sections: Building cut through drawings depicting the heights and relationships of the various floors and roof.
Area Analysis: A summary of the sizes of the various rooms/functions in the building.
Renderings: 3D renderings depicting the overall look of the building.
Preliminary Cost: A rough estimate by a contractor of the cost of construction based estimate on the current building design.
The preceding list of drawings may still be rough in nature at the end of this phase. Their intent is primarily to determine a design direction with which to proceed into the next phase.
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Floorplan Review
Design Feedback
Consultant and Contractor Selection
Budget Review
Phase Goal: Develop and refine the design and confirm most major design and planning decisions to enable the engagement and coordination of specialty consultants.
Design Development
The design development phase includes finalizing the size of the rooms and spaces, refining the design, selecting materials, determining the systems, and deciding on door and window types and locations. This phase includes several owner/designer meetings to support finalizing decisions in order to enabled detailed documentation in the next phase.
This phase typically represents ~15% of the total fee
Design / Engineering Consultants
During this phase we’ll engage and coordinate engineering and design consultants and they will incorporate their portions of the work. Consultant feedback that results in design refinements or edits will additionally be identified and incorporated during this phase.
Deliverables
At the end of the design development phase the documents from the schematic design phase have been updated in further detail. It is common to also have the following documents:
Outline Specification: Preliminary written description of the project’s major systems and materials.
Key Interior Elevations: Drawings depicting the relationship and material choices of the project’s interior rooms.
Reflected Ceiling Plans: Drawings of the ceiling depicting locations of lighting, equipment, & level changes.
Interior Schedules: A preliminary list of the type and location of interior finishes.
Key Details: Preliminary Large scale drawings of specific elements within the project.
Consultants’ Drawings: May include structural, civil, and mechanical drawings.
Revised Cost Estimate: A revised estimate by a contractor of the cost of construction based on the current building design.
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Major Exterior / Interior Material Review and Selection
Cost Estimate Review
Approval of Design
Phase Goal: Prepare technical documentation required for permitting and construction. Select finishes and fixtures.
Construction Documents
The construction documents phase involves adding detail and technical information to the design documents that provide the detail necessary for a building permit and allow a contractor to build the project as designed. It also includes selecting and finalizing interior finishes, plumbing fixtures, appliances and decorative light fixtures.
This phase typically represents ~35% of the total fee
Documentation
At the end of the phase the documents from the schematic design and design development phases should be updated in full detail. Additional documents will also be created and can vary depending on the scope of the project. A completed construction document set is highly technical and extensive and may include:
Site Plan: A drawing depicting the buildings location on the site.
Floor Plans: Drawings of each floor showing the size and locations of the various rooms /functions.
Key Elevations: Drawings of appropriate building sides to convey conceptual design direction for the project.
Key Details: Large scale drawings of specific elements within the project
Key Sections: Building cut through drawings depicting the heights and relationships of the various floors and roof.
Outline Specification: Written description of the project’s major systems and materials
Key Interior Elevations: Drawings depicting the relationship and material choices of the project’s interior rooms.
Reflected Ceiling Plans: Drawings of the ceiling depicting locations of lighting, equipment,& level changes.
Interior Schedules: A list of the type and location of interior finishes.
Consultants’ Drawings: May include structural, civil, and mechanical drawings.
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Finishes, Fixture, Appliance Approval
Budget Review
Phase Goal: Assist the contractor in setting the cost of the project and coordinate with reviewing authorities to obtain a building permit.
Bidding & Permitting
Prior to commencing construction, the project’s technical documentation will be submitted to the necessary review bodies and the architecture and engineering team will coordinate as needed to respond to reviewer comments and inquiries. This is also the phase of the project where the primary project responsibility begins to transfer to the contractor.
This phase typically represents ~5% of the total fee
Bidding
If a contractor has already been selected, the design team will assist that contractor with selection of project subcontractors and associated pricing for their services. If a contractor has not yet been selected, we can help preselect contractors and review their project bids. There are benefits and drawbacks to both of these methods, but we generally see a benefit from having a contractor on board early in the process to provide active cost input during design.
Permitting
Permitting review timeframes vary depending on project size, complexity, and location. Some jurisdictions have lengthy plan review processes so factoring adequate time for permitting is important to track relative to the project schedule. Additionally, the owner will be required to pay a fee to the city or municipality providing the permit when documents are submitted.
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Hardware, lighting, and accessory approval
Cabinets & build-ins approval
Contractor selection and contract
Permitting fees
Phase Goal: Observe construction for conformity with construction documents. Answer contractor questions and assist owner in reviewing progress relative to contractor applications for payment. Coordinate changes or resolution of details as needed.
Construction Administration
During construction administration, the architect serves an important role as an agent for the owner ensuring the work of the contractor aligns with the design intent described in the construction documents. The architect additionally is a resource for the contractor to review questions or help work through details and unforeseen conditions.
This phase typically represents ~30% of the total fee
Construction Observation
We will set up regular meetings with the contractor to observe the work for general conformance with the construction documents. We will also work with the contractor to answer questions and resolve design issues that naturally arise during construction.
Submittal and Shop Drawing Review, Fabricator Collaboration
As the contractor works to procure products and materials for your home, we review these for consistency with the specifications and design, and make additional selections or decisions as needed. We also work with fabricators such as the cabinetmakers, finish carpenters, tile installers, etc. to refine minor details during construction.
Supplemental Documentation
As needed, we will provide supplemental documents to clarify design intent for the contractor.
Change Requests
Minor changes during construction are not uncommon. The architect can administer this process, help work through options that minimize schedule or budgetary disruption, and prepare necessary document revisions.
Punch List
The punch list takes place when the contractor states that they are finished with construction. The contractor creates and manages the punch list and we aid the contractor by walking the site and pointing out items that do not meet the drawing standards.
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Site meetings with contractor and architect
Contractor Payment
Final Review