Our schedule of services varies depending on what each situation requires. For any type of project, residential, commercial, etc., full architectural services will usually include all of the following phases:
Programming: Through interviews and observation, we analyze your site and your needs. This step includes a survey of existing conditions and usually some research on local ordinances. Topographic and boundary surveys may be needed. Walking the site or measuring and photographing existing conditions are essential. We can even help evaluate a site before you purchase. The sooner we can be involved in the process, the better.
Preliminary Design: In this phase, we develop a concept, translating abstract thoughts and inspirations into diagrammatic sketches. Starting with pencil sketches, we move on to CAD (Computer Aided Drafting) bubble diagrams and CAD or cardboard massing models. We try to go quickly from abstract ideas to tangible materials. Having realistic pictures or models you can respond to really helps in the decision making process.
Design Development: We refine the design, developing it in more specific detail and more complete graphic form. In this phase we’re thinking about materials, codes, structural systems, colors, furniture placement, site design – everything that goes into the final product. CAD modeling is a huge benefit. You can fly over and stand inside your building, and changes can be made with a few mouse clicks.
Drawings and Specifications: Complete drawings and specifications are helpful in getting true competitive bids and to insure that your finished product is well-built and exactly what you expected. Full working drawings usually include the following:
- Site plan
- Dimensioned floor plans, window and door schedules
- Building sections and elevations
- Foundation plans, framing plans and structural details
- Critical details (all details necessary to convey design intent)
- Important interior elevations
- Lighting, switching, outlet plans, help with fixture choices
- Written specifications
When teamed up with the right contractor, we can often abbreviate the drawings phase and deliver less detailed “builders drawings” more quickly than full working drawings. While not effective for true competitive bidding on the whole project, this design-build arrangement can save you both cost and time.
Contract Negotiations: We help you obtain bids, choose a contractor, and negotiate a contract. In the design-build model, choosing a general contractor is not necessary, but we can help you evaluate bids from subcontractors.
Construction Observation: We make regular visits to your site to review quality of work, adherence to design intent, and construction progress. We help in solving any unforeseeable problems that may come up, and we review and approve requisitions.
Interior Design: The colors, materials, finishes, and fixtures you choose are part of the whole picture. We keep a library of samples and love to stay involved with the final details.
Consultants: Structural, mechanical, electrical, civil and landscape designers are often incorporated as consultants into our services.
LEED: We are able to do the commissioning and paperwork needed to get your project certified with the USGBC (U.S. Green Building Council) as LEED platinum, gold or silver.