Design Process
Following an initial consultation, our projects progress through three adaptable core steps: Schematic Design, Design Development, and Construction Documents. This process is tailored to each project and client.
1. Consultation
Consultation: We offer all potential clients a one on one consultation to discuss your vision and project expectations. where we can provide some immediate input and feedback. During this meeting, we provide initial input and feedback, delving into site characteristics and potential design strategies. If a site has already been selected,we'll conduct a visit to experience the land and its surrounding community firsthand. This initial consultation is also an opportunity for us to get to know each other better, fostering a collaborative partnership.
Pre-Design – (Optional): This additional service bridges the gap between an initial consultation and a formal Design Agreement, particularly when uncertainties need to be explored before commencing Schematic Design. This service is based on an hourly rate and is reimbursable in the contracted price, if you choose to work with us. Investing a few hours in pre-design can be beneficial in selecting a site, addressing site-related challenges, working through initial program requirements, or in the case of a renovation an opportunity to explore design options before committing to a scope of work.
2. Schematic Design (SD)
This is the initial stage of the design process and it establishes the groundwork for all design and construction objectives. We gather as much information from you as possible to outline the program, square footage, unique features, site-related opportunities and constraints, target budget, and timeline. This helps us define the overall fit and finish and style of home you have in mind in order to explore design possibilities that align with your proposed program and building site.
Some things we will ask you to prepare are:
To complete our questionnaire
To have a topographic and boundary survey prepared
To gather supporting documents such as design guidelines, covenants & restrictions and local zoning requirements relevant to your project.
To develop a Pinterest board or Houzz Ideabook to visually represent certain ideas or design characteristics that you gravitate towards.
We’lll start by presenting concept sketches of floor plans and elevations, focusing on room arrangements and organizational strategies. As we progress, we'll develop a wider range of materials for your review, culminating in a functional set of floor plans and elevation renderings. Additionally, an initial computer model of your home and site will be created to help you visualize the general design direction and its placement on the site. Your approval of the design direction is required before moving to the next phase.
As we transition into DD phase if a builder hasn't been engaged then we can pause to consider meeting with potential builders. A builder can be a valuable team member, helping to determine if the project is within your target budget and offering an invaluable outside perspective as the design progresses. If a builder isn't selected now, we can move forward with the next phase, aiming for a competitive bidding process among a selection of builders.
3. Design Development
Design Development (DD): At this phase, we anticipate having a well-defined set of plans outlining room arrangements, exterior characteristics, and general house placement. We will continue to refine the design by focusing on the details of the project including interior and exterior fit and finish.
Documentation will evolve into more technical drawings, detailing assemblies, dimensions, and secondary project aspects. The final "Pricing Set" of documents will provide sufficient information for a builder to accurately price the project. This set of documents may also satisfy bank requirements if a construction loan is applied for.
We may also engage with consultants, such as Landscape Architects, Engineers, Interior Designers, or other specialists, depending on project needs, to provide detailed drawings for complementary yet essential project components.
Before moving to the Construction Document (CD) phase, the client must approve the final design and a budget provided by a licensed contractor. If a Design Review Board (DRB) is involved, their final approval is also required.
Following an estimate from a builder, clients often request changes to reduce the project's overall cost. These could include significant alterations that affect the home's design, requiring careful consideration before advancing to the Construction Document (CD) phase, increasing design time. Additionally, modifications might be necessary to accommodate design changes requested by a client, contractor, review board, or consultant, and must be completed before the next phase begins.
Contractor Procurement (DD) - Optional: Should the client opt for a competitive bid process, we will help select a shortlist of contractors for interviews and bid requests. Please be aware that contractors may charge fees for detailed line-item budgets.
We will support contractors by answering questions and arranging meetings to discuss project complexities, desired finishes, or to provide any information not included in the "Pricing Set." We can also assist with builder contract negotiations, with the final contractor selection remaining the client's decision.
4. Construction Documents (CD)
Once the final design is approved and a contractor is selected, a comprehensive set of drawings will be compiled. These drawings will be used for permitting and construction, providing detailed information on building systems, specifications, and other details essential for the contractor and their subcontractors. This full set may also incorporate documents from additional consultants, offering further construction-related information and clearly defining the contractor's scope of work.
Client involvement is typically minimal at this stage, as most architectural decisions will have already been made. However, minor adjustments may still occur through initial framing stages of the project.
5. Construction Administration (CA)
With the project permitted and the project site prepared by the contractor, the architect's primary scope of work concludes. The contractor then assumes principal responsibility through project completion.
We encourage open dialogue during design and construction to ensure our design intent is understood before work commences and irreversible decisions may be made. At a minimum, we provide support throughout construction to answer questions and clarify details for both the owner and contractor. After the permit is issued and our scope of work completed, we will hold a discussion to determine our level of continued involvement during construction as an additional service.
Additional Services (Optional)
Construction Administration (CA): The client may opt to retain the architect through construction to ensure the project is built at a high level of care and quality. This involves regular site visits to meet with the contractor and owner, review progress, and inspect completed work. The architect will provide the owner with project reports and photographs, detailing completed tasks and outlining action items requiring input from both the architect and owner.
As part of Construction Administration (CA), we promptly address all Requests for Information (RFIs) submitted by the contractor. Our responsibilities also include reviewing material samples, shop drawings, contractor-issued specifications, and, when necessary, contractor payment requests. Upon project completion, we conduct a joint walk-through with the contractor and owner to manage close-out procedures and finalize punch lists.
Interior Design: As an extension of our architectural services we provide full-service interior design. We work closely with clients to meticulously select and specify finishes, fixtures, colors, and cabinetry. This collaborative approach ensures a seamless process and continuity from concept to completion, resulting in beautiful, timeless, and functional spaces. We can also customize this service to meet specific needs or design bespoke elements that enhance the architecture. These custom elements might include sculptural moments or focal points requiring intensive design, such as staircases, fireplaces, built-ins, or custom furniture.