Full Architectural Design Services

Our Design Process

Our Architectural Design services consist of the following phases/services: Pre-Design, Schematic Design, Design Development, Construction Documentation, Approvals, Bidding / Negotiations, Construction Observation.

Pre-Design
Pre-Design is the foundation for the rest of the design and documentation process. It’s our discovery phase where we gather and analyze information. We spend a considerable amount of time learning about you, your programmatic requirements, and what would make the project special to you. From this information, we craft a one-page project brief that gets to the essence of the project and guides us in all future decisions. We also spend time investigating and discovering what makes the site unique, which views should be optimized or shielded, what is the best orientation for the home, what is historically and culturally significant to the area, zoning codes, and so on in a site analysis document.

Schematic Design
Schematic Design is where we focus on the big picture design moves. We focus on siting the home, massing, scale, the experience of the home, the location and relationship between different functional areas, how the new home affects the existing site, passive sustainable design strategies, and ultimately, the overall design concept of the home. Typically we study 1-3 different design schemes and together with you, narrow down the options to one preferred scheme and refine it until we create the best plan solution. This is generally done in 2-3 calls/meetings. At the end of this phase, we should have the entire scope defined.

Design Development
Design Development is where we focus on the smaller details and “guts” of the home. Wall, roof, and floor assemblies for the building envelope including insulation strategies are defined, as is the structural system and mechanical, electrical, and plumbing strategies. During this phase, we also focus on the “look” of the home. Materials including siding, roofing, doors, windows, lighting, cabinetry, counters, hardware, fixtures, tile, flooring, color schemes, and all other finishing details are discussed. This is generally done in 1-2 exterior meetings and 2-3 interior meetings with drawings, mood boards, samples, and 3d views.

Construction Documents
In the Construction Documents phase, we draw highly detailed plans and specify everything in the project so that the General Contractor can price the design and build the project. Detailed drawings show various relationships between materials, aesthetic details, and coordination information for the various trades. Schedules and specifications document products, types, quantities, and performance criteria of various components of the project.

Buiding + Planning Approval: 1-3 months
Building and planning approval is typically required for new homes and major renovations and addition. Building permits are issued when structures are designed in accordance with the building codes and all other applicable codes and ordinances, to ensure the safety of the structure. The time necessary for approvals is completely dependent on the local jurisdiction and varies greatly depending on which departments and commissions need to give approvals.

Bidding / Negotiations: 1-2 months
Selecting a General Contractor can occur before, during, or after Construction Documents are complete. We always like to work collaboratively with General Contractors as we design our projects and suggest getting a Contractor on board during the design phase to assist in cost estimating and addressing constructability concerns. We can assist in interviewing and selecting the General Contractor, as well as negotiating the terms of the Construction Contract.

Construction Observation: 7-12 months
Construction for a new build home typically takes 7-12 months but can take more time based on the size, complexity, and location of the project. Once the project is underway, we typically make site visits every other week to ensure that the design intent of the drawings is being upheld. In addition, we are available by phone and email to troubleshoot any questions that arise during the construction process.