OUR PROCESS

Phase 1: Master Planning and Budgeting:

 

Phase 1 of our services will develop a Master Plan and Budget for the project.  We begin with an analysis of your home making needs and families lifestyle and develop a program of rooms and spaces, both indoor and outdoor. The program will determine the ideal size of house for your family. We then overlay the program with a range of budget numbers to determine a preliminary construction budget and program for the project. We also evaluate the site for its unique design inspiration and logic determined by approach, orientation, views and other important factors. From there we begin designing the site and house with a master plan in concert with any planning ideas you bring to the table. The design will evolve over the duration of Phase 1 with a series of face to face, and if needed web-based meetings until you are fully satisfied with the Master Plan and Budget for the project.

 

At the conclusion of Phase 1, a Phase 2 Design Proposal will be submitted based on the approved Master Plan and Budget determined during Phase 1 articulating all architectural services required to develop the design and prepare a full set of drawings and specifications for contractor bids, permits and construction of the project. Additionally all interior design, structural, mechanical, electrical, plumbing, lighting and other consultant design/engineering services necessary to successfully complete the project will be submitted with the Phase 2 architectural proposal. We also provide construction administration services if requested to help you find the right contractor and ensure the project is built according to the design and meets the budget.

 

Phase 1: Scope of Work:

 

A: Pre-Design Planning

 

  1. Analyze your family’s needs and lifestyles.

  2. Meet at the site to analyze environmental conditions which may affect the design.

  3. Research jurisdictional zoning and building code regulations. Owner will provide a Plat of Survey of the property and any HOA regulations.

  4. Develop a design program listing all rooms and spaces with square footage requirements.

  5. Determine a preliminary construction budget and schedule for the project.

 

B: Master Planning

 

  1. Develop Master Planning concepts for the site and house with plans and exterior imagery.

  2. Based on the final planning concept, provide a budget and schedule for the project. The project budget may increase or decrease during Phase 2 based on future design decisions, material selections, and building systems employed.

 

C: Deliverables:

 

  1. Provide a Phase 1 package of documents including site plan, house floor plans and exterior imagery.

  2. Provide a construction budget and construction schedule.

 

Phase 2 Design Scope of Services:

 

Basic Services: Design Development Phase

 

Based on the Owner’s approval of the Phase 1: Master Plan and Budgeting scope, the Architect shall prepare Design Development Documents and collect material samples for the Owner’s periodic review during scheduled meetings. The Design Development Documents shall illustrate and describe the development of the Master Plan design intent and shall consist of drawings and other documents including plans, sections, elevations, typical construction details, and diagrammatic layouts of building systems to fix and describe the size and character of the Project as to architectural, structural, mechanical and electrical systems, and such other elements as may be appropriate. The Design Development Documents shall also include outline specifications that identify major materials and systems and establish in general their quality levels.

 

Detail listing of Design Development Services (some services may be optional):

 

            Detailed development of floor plans including the foundation and/or basement, all floor levels with habitable space and a roof plan.

            A site plan showing drive and walkways, fences, landscaping, decks, pools, terraces and other outdoor features.

            Design of the building’s exterior elevations (min. 4) and building cross- sections (min. 2).

            Schematic layouts of structural, electrical, and mechanical systems.

            Generic identification of exterior wall and roof materials with an outline specification.

            Material options and sample acquisition of preferred exterior materials.

            3D Modeling of the buildings mass and wall penetration (doors and windows).

 

Upon completion of the Design Development Phase the Architect shall submit the Design Development Documents to the Owner and request the Owner’s approval. The Design Development Documents may be distributed to General Contractor(s) for Preliminary Pricing.

 

Basic Services: Construction Document Phase

 

Based on the Owner’s approval of the Design Development Documents, and on the Owner’s authorization of any adjustments in the budget for the project based on Preliminary Pricing, the Architect shall prepare Construction Documents for the Owner’s periodic review. The Construction Documents shall illustrate and describe the further development of the approved Design Development Documents and shall consist of drawings, details, material schedules and specifications setting forth in detail the scope and requirements for the construction of the project. Final design and engineering work from the project engineers and consultants will be coordinated with the architectural elements of the design. The Owner and Architect acknowledge that in order to construct the project the General Contractor will provide additional information, including Shop Drawings, Product Data, Samples and other similar submittals, which the Architect shall review in accordance with General Contractor’s submittal schedule.

 

Detail listing of Construction Document Services (some services may be optional):

 

Final development of floor plans including the foundation and/or basement, all floor levels with habitable space and a roof plan including dimensions and materials, schedules and systems identification for permit, bidding and construction.

Final development of the site plan showing drive and walkways, fences, landscaping, decks, pools, terraces and other outdoor features and identification of utilities from the property lines to entry points at the house.

Final development of the building’s exterior elevations (min. 4) and building cross- sections (min. 2) plan including dimensions and materials and systems identification including window and doors schedules for permit, bidding and construction.

Final outline specifications for architectural systems, components and materials for the house.

Final material selection and sample acquisition of preferred exterior materials.

Design and final material selections, and sample acquisition of interior finishes for rooms including kitchens, bathrooms, and rooms with cabinetry, paneling, fireplaces or other rooms with design elements other than typical wall base, casing and crown.

Design, material selections, and sample acquisition of exterior decks, terraces, outdoor kitchens, pools and other outdoor features.

Detailed layouts of structural, electrical, and mechanical systems identifying major components and fixture schedules.

3D Modeling of the buildings mass and wall penetration (doors and windows) including illustration of exterior materials and interior spaces.

 

 

The Architect shall incorporate into the Construction Documents the design requirements of governmental authorities having jurisdiction over the Project.

 

Optional Services: Bidding

 

Based on the Owner’s approval of the Design Development and Construction Documents, the Architect shall prepare bid packages consisting of the end of Phase Documents (drawings and specifications) and will include select invitations and instructions to the bidders (General Contractors) for proposals to be submitted to the Architect and Owner for review at an agreed to date (customarily three to four weeks). The Architect shall meet with the invited bidders and their subcontractors at the request of the Owner to review the scope of the project and site conditions. The Owner is not obliged to accept any bidder’s proposals if they do not meet the Owner’s satisfaction. The Architect will coordinate and moderate interviews between qualifying bidders and the Owner. The criterion for selection is qualifications based and it is the Owner’s discretion to accept any bid regardless of price. The Architect will assist the Owner in reviewing the terms of and entering into a contractual relationship with the successful bidder.

 

Optional Services: Construction Administration Phase

 

The Architect’s responsibility to provide Construction Administration Phase Services commences with the award of the Contract for Construction and terminates on the date the Architect issues the final Certificate for Payment.

 

The Architect shall provide Construction Administration Phase services as agreed to between the Owner and General Contractor including but not limited to; attending periodic Owner-Contractor site progress meetings, review  of Contractor’s pay requests, change orders, prepare document changes in design requested by the Owner, review material submittals, shop drawings and engineer’s and consultant design.

 

The Architect shall advise and consult with the Owner during the Construction Administration Phase Services. The Architect shall have authority to act on behalf of the Owner only to the extent provided in this Agreement. The Architect shall not have control over, charge of, or responsibility for the construction means, methods, techniques, sequences or procedures, or for safety precautions and programs in connection with the Work, nor shall the Architect be responsible for the Contractor’s failure to perform the Work in accordance with the requirements of the Contract Documents. The Architect shall be responsible for the Architect’s negligent acts or omissions, but shall not have control over or charge of, and shall not be responsible for, acts or omissions of the Contractor or of any other persons or entities performing portions of the Work.