About

We adhere to the Architectural Process in all the services we provide…

Schematic Design – The iterative and collaborative process between the design team and client to produce the basic shape and size of the building Including sketch floor plans and elevations

After the Architect, has prepared an initial design based on the approved Project Program, a sequence of meetings occurs in which sketch plans and elevations are presented to the client as required to illustrate the Designer’s concept and in which the Client accepts or revises design concepts. Client and design team collaboration is critical at this stage of the design.

Client approval, in writing, or final schematic design will constitute completion of phase 2.0 of the project

Design Development – The design team dives into the finer details of the project. Floor plans and elevations are produced in CAD format. At the end of this stage the design is sent to consultants (structural, mechanical, electrical engineers etc.) to begin their portions of construction documents.

Architectural Drawings and preliminary Specification are developed to the next level of detail, further spelling out the scope and quality of work to be done. Consultant(s) provide initial analysis or engineering.

The Architect or Designer:
a) Assists the Client to hire necessary Consultants (Structural, Mechanical, Electrical, etc.), if required.
b) Sends drawings to Consultants and coordinates work.
c) Meets with Client for design review to verify scope and design intent.
d) Continues selection details and materials with Client.

Minor changes are considered part of the design process at this point, however any major change done after Consultants has started work will constitute a change in the scope of work. Changes will be billed at an hourly rate.

Construction Documents – creating the “blueprints” or construction documents that will be used for bidding, permitting, and construction.

Based on approved Design Development drawings and budgets, the architect continues with drawings and specifications to communicate designs in sufficient detail for permitting, bidding and construction. The Architect or Designer:

Produces Construction Drawings.
Produces Architectural Specification and Project Manual
Provides Client and General Contractor, if pre-selected, with final Construction documents and Architectural Specification.
Determines that documentation is complete and sufficient to proceed with the subsequent phases.
Reviews Construction Documents with Client.

Bidding and Permitting – Generating an accurate construction budget with general contractors, and architect coordinates necessary permits for construction.

1) building permit and accurate bids.
2) It is recommended to send drawings to a maximum of three bidding General Contractors.
3) Architect review bids with client. (Bid review will be by General Contractor for this contact.)
4) Client accepts bid and gives written approval of Bid and total construction budget.
5) Client selects General Contractor, if not pre-selected.
6) General Contractor submits project for permit.
7) Architect coordinates any necessary permit questions or issues.
8) Architect makes any necessary changes as required by permitting official(s).
9) Permit is issued.

Construction Administration – coordinating necessary construction details (shop drawing review etc.) and performing site visits to ensure design is executed properly.

Construction commences and the Architect’s contract administration role begins. See also “Architects Role During Construction” in the General Conditions section below.

The Architect:
a) Processes submittals, Shop drawings, and request for information (RFI).
b) Processes Changes Orders, subject to approval by client.
c) Observes construction on an as needed basis, typically once a week.
d) Processes Payout Request from Contractor to client.
e) Participates in final punch list and project closeout when construction is completed.
f) Determines final Total Construction Cost, including Change Orders.