PROJECT PROCESS

1

Programming & Planning

2

Schematic Design

3

Design Development

4

Construction Documents

5

Bidding & Permitting

6

Construction

1

Programming &
Planning

We typically start by discussing your goals, budget, and schedule. Based on this discussion, we can provide a fee proposal that confirms our understanding of your project and outlines our approach. There is no charge for this initial meeting.

The Programming and Planning phase is typically the first step in projects with functional complexity. During this phase, we collaborate with you to translate your work or lifestyle needs into a successful built environment. For commercial projects, this might involve identifying company culture, while for residential projects, it could include defining style preferences. We gather visual references and articulate goals to establish a foundation for the design. We then create a list of functions needed for the project and the specific spaces or rooms they will occupy, detailing their size and intended occupants. Adjacency diagrams are used to visualize how these functions relate to one another.

By the end of this phase, you will have clarity on the total area required for construction or renovation, who will occupy each space, and the relationships between different functions. This planning is particularly beneficial for phased projects, where it helps to visualize how each phase connects with others, minimizing the need for costly changes or demolitions between phases

  • Program spreadsheet with room names, square footages, and personnel counts
  • Adjacency diagrams showing relationships between functions
  • Block diagrams showing relative sizes and adjacencies of rooms/spaces without detail
  • Free-hand plan sketches showing design options
  • Computer model and floor plans showing general nature of the design
  • General material call-outs/outline specifications
  • Preliminary three-dimensional perspective views of the design

2

Schematic
Design

We typically begin this phase by gathering information about the project location, including any regulatory and code requirements. This involves researching local planning and building codes, as well as conducting detailed measurements and photographs of the existing conditions. We then create a three-dimensional computer model based on this information, followed by generating initial plan sketches that illustrate various design options.

Once these options are reviewed with you, we refine them as single plan that best meets your needs and preferences. This plan is then incorporated into the computer model for detailed three-dimensional study and review. At this point we may share the plans with consultants such as structural engineers for preliminary design input

Finally, we produce a preliminary set of drawings derived from the model. These drawings are used by a contractor to prepare an initial estimate of construction costs, ensuring that the project remains within your budget before proceeding further with the design.

3

Design
Development

This phase is crucial for more complex projects requiring detailed design development before finalizing construction and permit documents. During this stage, we extensively explore the project in three dimensions, finalize material selections and color schemes, and create detailed plans that clearly define the project’s appearance and scope.

If required, this is also the stage where the local planning department conducts its review, necessitating the creation of separate design review plans for their approval. Another cost estimate is typically performed at this juncture to ensure financial alignment with the project’s parameters.

  • Partition plans
  • Ceiling plans
  • Finish plans
  • Furniture plans (for reference)
  • Interior and exterior elevations (if they apply)
  • Preliminary finish and fixture schedules
  • Detailed drawings and specifications, including details, door schedules, final finish and fixture schedules, code-required data and diagrams for regulatory review

4

Construction
Documents

At this stage, we prepare detailed documents (drawings and specifications) for submission to one or more contractors to obtain bids and for review by local authorities to secure a building permit. These documents are comprehensive and often integrated with those from other disciplines under our coordination.

For residential projects, this typically includes landscape plans, structural drawings, specifications, and energy calculations. For larger projects, especially commercial ones, additional disciplines such as mechanical engineering, electrical engineering, plumbing, fire sprinklers, and fire alarm systems may also be included.

In larger-scale projects, specialty disciplines like security or audiovisual systems may also be incorporated as needed.

5

Bidding &
Permitting

Once the documents are submitted for bidding and permitting, we address bidders’ inquiries and address comments from local authorities during plan checks. We also offer assistance in selecting a contractor. Alternatively, if you have already chosen a contractor, we assist in resolving any remaining cost queries they may have.

By the end of this phase, you will have a secured both a contractor and a building permit and will be ready to start construction.

  • Final construction drawings
  • Responses to bidders’ questions
  • Responses to permit plan check comments
  • Final set of record drawings

6

Construction

A crucial role we fulfill is serving as your representative to ensure the project adheres to the construction documents. We conduct regular site visits, prepare field reports, participate in meetings with you and the contractor, and address contractor inquiries.

This role, complementing that of city inspectors, is essential for safeguarding everyone’s interests by maintaining checks and balances throughout this critical phase. We prioritize building trust and fostering collaboration with the contractor, which we believe are fundamental to achieving a successful project outcome.

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