We offer a complete design package that covers all major building exterior and interior design phases, including the supplemental service pre-design along with the basic services schematic design, design development, construction documents, bidding and negotiation, and construction contract administration. We share an overview of each phase below.
| Architectural Phase Proces | Description |
|---|---|
| Pre-Design (PD) | Supplemental service involving site evaluation and analysis. This involves documenting existing conditions as well as conducting code and constraints research and conceptual studies. It also includes programming (documenting the owner’s program, schedule, and budget). For a multifamily project, you may have more needs, and we can set up an agreement for more robust service in this phase. Components of this phase may include the following: site evaluation, analysis, and selection; geotechnical and structural studies; traffic studies; existing building documentation; programming; conceptual studies; blocking and stacking diagrams; researching laws, codes, regulations, property or site covenants, conditions, restrictions, HOA requirements, and utilities requirements; preparing preliminary evaluation of owner’s program, schedule, budget, project site, and proposed procurement and delivery method, to ascertain requirements for the project. The owner will be notified of any inconsistencies and consulting services needed. We present an evaluation of these factors to the owner and reach an understanding about how to address them. |
| Schematic Design (SD) | We will develop design schemes incorporating the scope of work. Then, we will present these ideas to you in drawings and/or models. We will begin to work with the structural engineer to initiate structural coordination as necessary. During this phase, we will work with you or your cost estimator to create a detailed project cost estimate. Code compliance is included in all phases. Components of this phase include creating the site plan, preliminary building plans, sections and elevations, study models, perspective sketches, or digital representations. We’ll note preliminary selections of major building systems and construction materials. |
| Design Development (DD) | We will use ideas and comments that have been generated to develop the selected schematic design, which we will present to you in drawings and/or models. We will continue working with the structural engineer on structural coordination as necessary, and we will commence working with the MEP engineer as required. During this phase, we will work with you to create a detailed project cost estimate. This phase entails creating design documents that illustrate and describe the development of the approved schematic design documents. These design documents consist of drawings, plans, sections, elevations, typical construction details, and diagrammatic layouts of building systems to describe the size and character of the project in terms of architectural, structural, mechanical, and electrical systems and other appropriate elements. We’ll also outline specifications that identify major materials and systems and establish, in general, their quality levels. |
| Construction Documents (CD) | Once a developed design has been approved, we then prepare the drawings necessary for construction. During this phase, we will meet with you as needed to resolve design issues that may arise during the drawing stage. This phase entails illustrating and describing the further development of the approved design development documents, which consist of drawings and specifications. It also involves setting forth in detail the quality levels and performance criteria for materials and systems, and outlining any other requirements for the construction of the work. Further, we will review contractor shop drawings, product data, samples, and submittals. We will incorporate the design requirements of governmental authorities with jurisdiction over the project into the construction documents. Commercial clients may have more robust needs. In such cases, we often assist the owner in development and preparation of procurement information that describes the time, place, and conditions of bidding, including bidding and proposal forms, form of agreement between the owner and contractor, and conditions of the contract for construction (general, supplemental, and other conditions). We will compile a project manual with the above information. |
| Bidding & Negotiation (BN) | You can approach the procurement phase in two ways: through competitive bidding or negotiated contracts. We will assist you either way. While competitive bidding is best for some projects, an advantage of negotiated contracts is the ability to bring the GC into the process at an earlier phase. Commercial clients may have more robust needs that we can also assist with. If you are not comfortable pursuing the permit for construction yourself, we recommend that you hire a permitting professional. We offer permit expediting and submission as an additional service to be billed hourly. Multifamily clients may have more robust needs that we can also assist with. |
| Construction Contract Administration (CA) | We will visit the construction site periodically to review what has been built against the plans and communicate with the general contractor about any questions that may arise. This phase involves advising and consulting with the owner. Please note that the architect has no control over the construction means, methods, techniques, sequences, or procedures; the GC is responsible for ensuring the safety and effectiveness of how this work is carried out and adhering to the requirements of the contract documents. The CA phase commences with the award of the contract for construction and terminates on the date the architect issues the final certificate for payment. Making periodic site visits during different stages of construction will allow the architect to remain generally familiar with the progress and quality of work completed, observing if work is performed in a manner that indicates the end result will align with the contract documents. The architect does not make exhaustive or continuous on-site inspections to check the quality or quantity of work completed. The architect will inform the owner about progress and quality, while promptly reporting any known deviations from contract documents, defects, or deficiencies. The Architect will reject work that does not conform, require inspection or testing of work as per provisions of contract documents, and interpret and decide matters concerning performance according to requirements of the contract documents through a written request or in the form of drawings. Responses to RFIs may require supplemental drawings and specifications. Commercial clients may have more robust needs that we can assist with. |
Typically included in our contract services:
Typically excluded unless requested:
See our standard subconsultants list to get a sense of what other soft costs your project may incur.
Additional Services
Additional services (AS) include owner-directed revisions to the project scope, quality, budget, and design. AS will be tracked and approved by the owner before implementation and billed at an hourly rate. Some common examples include: