Design Process

Few people realize how complicated it is to build until they are faced with an overwhelming number of design decisions, material and appliance selections and legal paperwork. Since no two building projects are ever exactly the same, there is no single clear-cut formula.

Every project, however, can be broken down into several different phases. Depending upon the size and scope of your project, some of these phases may be combined or additional steps may be added.

The following is intended to introduce these steps to you so that you have a good idea of what to expect during the design phase of your project.

STEP 1: Programming -Project Definition Phase

This stage is where you decide what you want to actually build, the requirements that you want to meet, and how much you can afford. The number of rooms you want, the number of people that the design needs to accommodate, etc. should be decided upon. Make a priority list of the items you wish to include in the project and label them from the most important goal to the least important detail. As is sometimes the case, the budget you establish may not be enough to cover everything you wish to include, and this list will make it easier to decide what can be omitted to save money.

This is probably the most critical step in the design process as everything that follows will be built upon the information that is established at this early stage.

Be frank about what you want, but also be prepared to explore new ideas. Establishing a clear program to follow will save time and money in the steps to follow.

- Preliminary project Questionnaire is completed by Client and submitted

- Returned Questionnaires is reviewed by design staff

- Initial meeting: Design Staff meets with Client to discuss project

- Establish a Program: Scope of work, budget, goals

- Client supplies Plat of Survey and original house plans if available.

Step 2: Site Analysis-Examine and Analyze Existing Conditions.

In this step, the Design Team examines, documents and researches the existing conditions of the site. In a remodeling, this includes measuring and drawing the existing house, documenting its structure and researching the local Building Codes and Zoning Restrictions to establish what legal limitations are imposed upon the property. Before any design work is done, it is only logical to establish what you already own and what the local laws will permit you to do.

The information collected in this step is then added to the information gathered in the Programming Phase to develop a clear set of guidelines and design criteria that the Design Staff will use to develop possible schemes for your project.

- Existing spaces are measured

- Space plans and elevations of existing conditions are prepared

- Applicable Local Codes are Zoning Ordinances are researched

- Collect, organize and evaluate all data collected from first two steps

Step 3: Scematic Design - Rough Sketches

Once is has been established what it is you wish to build (and what the local Codes will allow you to build) the Design Team will do a series of rough sketches to propose possible solutions and alternatives to your specific design problem. These sketches will show the general layout and arrangement of rooms and of the site. Often times, several schemes are explored to ensure that all possible design options have been considered. These designs are then presented to the client and discussed, playing particular attention to the way different schemes meet the established Program. An initial cost estimate is also discussed, primarily based on the square food estimates of the spaces desired.

It is during this stage of the design that changes or alterations to the proposed scheme are easiest to accommodate. That is the time to make sure that you understand everything presented and that you are satisfied with the design. If more than one design scheme is presented, select the one that you like the best, or suggest alterations to the scheme that you would like the Design Team to develop. It is common for the initial sketches to be modified several times before the plan meets your final approval.

- Rough sketches and plans are developed exploring design options

- Rough project estimate is developed

- Design team meets with client to discuss schemes

Step 4: Design Development-Refining the Design

Design development is the stage in design where the preliminary rough sketches that have been approved by the Client are refined and developed. The plans are further refined as the interior and exterior elevations as well as the dections are drawn and detailed. Cabinetry is designed, appliance and material selections are made and finished are chosen. In this stage, the mechanical, plumbing and electrical systems are also reviewed.

This is the stage of the design process where the initial sketches come to life. The Client meets with the design team throughout this process, which can take several weeks or several months, depending on the size and scope of the project, as well as the speed at which Client decisions are made.

- Interior and exterior elevations and sections are developed.

- Plans are refined

- Mechanical, plumbing and electrical systems are designed

Step 5: Construction Documents

Construction Documents are the final graphical and written description of your project that will be used for building your project. All plans, details, specifications and selections are to be included in this set of documents.

During this phase, a set of Permit Documents is prepared (along with a Permit Application) and submitted to the local Building Department for review as proof of compliance with local codes as well as for legal permission to begin construction. A set of documents is also prepared for all subcontractors and consultants for review.

- Design Development drawings are refined for construction purposes

- Permit documentation and applications are prepared and submitted

- Bid documents are reviewed by subcontractors for pricing

- Shop drawings are prepared as needed for millwork and cabinetry

Step 6: Bidding and Contract Negotiations

Once all of the documentation is completed, specifications and selections made and the bids from subcontractors are returned and reviewed, a final cost for construction will be developed. A detailed contract as well as a construction schedule will also be developed. Once everything is approved by the Client and once we have received a Building Permit from the local Building Department, the project is ready for construction.

- Bids from subcontractors and consultants are collected and reviewed

- Final Construction Cost is developed

- Construction Schedule and completion dates are established

Design Fee Structure

The Design Fee is based upon a percentage of the total construction cost. Please note that Design Fees are not part of the Construction Cost and are invoiced separately.

A retainer is required prior to beginning the Schematic Design phase of the project. This retainer is applied to the total Design Fee of the project.

30% of the estimated Design Fee is due upon approval of the design and preliminary budget, prior to the start of the Design Development Phase.