The Design Process
The following is a summary of how we work with clients from the start of a project through a succession of design phases which lead to the completion of the project. Some aspects of these phases may not apply to each client’s project depending on the scope of work and degree of service a client requires. It should, however, give a general idea of the steps involved in the design process.
Preliminary Design Phase
- Signing of the Owner-Architect contract.
- Establish space requirements and design guidelines.
- Establish project budget.
- Investigate zoning requirements and site conditions.
- Establish preliminary project schedule.
Schematic Design Phase
- Develop and illustrate potential design solutions, in sketch form, based on information gathered from the preliminary design phase.
- Owner review and approval of a preferred schematic design.
Design Development Phase
- Fix and illustrate a final design based on concepts approved during the schematic design phase. At this phase the owner is introduced to various suppliers and sources to make material, cabinetry and fixture selections.
- Owner interviews potential contractors. Consideration is given as to whether the contractor will be selected by competitive bidding or direct negotiation. Request “ball park” cost estimates from contractors to confirm budget target.
- Owner review and approval of the design.
- Request pre permit review of zoning compliance from the zoning department.
- If the owner wishes to pursue a zoning variation request, prepare the variation submittal, apply for a hearing, present the case to the zoning board and city council. The owner should determine if they want legal counsel for these steps. If the request is approved, proceed, if not, re evaluate the design.
Construction Document Phase
- Develop detailed drawings and specifications which define the requirements for construction of the project. Coordinate plans with outside consultants.
- If the construction contract is awarded by direct negotiation, the contractor is brought into the project during construction documents in order to tailor the specifications to meet the project budget.
- Submit a permit set of drawings and specifications showing only the information required for permit review and approval to the building department to ensure a timely permit acquisition time to begin construction.
- Owner makes final material selections and approves final design details of the construction documents.
Construction Contract Bidding Phase
- When the construction contract is awarded by competitive bidding, qualified bidders are given a two week period to prepare and submit bids of the completed construction documents.
- Establish qualifications of three General Contractors to bid the project.
- Preparation and distribution of the bid forms, general conditions of the contract and the form of agreement between the owner and contractor.
- Confidential opening and review of bids, owner award of contract.
Construction Administration Phase
- Assist in obtaining building permit.
- Review contractor’s construction schedule.
- Periodic site visits to review conformance with the project plans.
- Review and approve contractor’s payment requests and waivers of lien.
- Process change orders.
- Final inspection and project close out.