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Schedule a discovery call to discuss your building idea, whether it's a new build or a renovation. We discuss the design and construction phase services typical with your building situation. Submit available documents (drawings, photos) for the anticipated scope of work. We provide an artistic rendering to prove the concept and put your vision on paper with our guidance. Explanations are discussed in a follow-up meeting.
The programming or preliminary design phase occurs after the owner and project manager have done a feasibility study and funding is available. This includes an analysis of the project site, establishing a total building area, determining the building and user requirements, researching zoning requirements, creating a preliminary schedule, estimating project cost, and defining project scope, goals, and priorities.
Next, the schematic design and design development phase synthesize the program into a defined, feasible design. It addresses all significant areas of design and is reviewed by you before proceeding with more detailed drawings. A preliminary cost estimate is usually provided at this stage. Properly speaking, any plans, specs, calculation booklets, and reports are the the documents upon which the construction contract is based, and the contractor uses to build. We can perform LEED certification and value engineering.
The construction documents phase is where the permitting process with your city planning department begins. To get an approved permit set we address the city's plan check (review) comments where we deliver the drawings in three stages (30-60-90 issued for construction (IFC) design process). Next, are the more detailed 100% Construction Documents/ Design Drawings (CDs/DDs) which include specific design details, shop drawings, and specs (materials, equipment, systems, install methods, standards, workmanship quality).
In the bidding and negotiation phase, the project is put out to bid, a contractor is selected, and a construction contract is drawn up between the contractor and owner. The supplier who sells the materials, the fabricator who crafts them, and the sub-contractor who installs them are all consulted to verify that the integration of the different products and methods of construction are going to work. The general contractor (GC) sources materials and construction begins.
Lastly, in the construction administration phase the design team ensures high standards are maintained and the client gets their construction money's worth. This includes periodic site visits while the project is under construction, observing construction for compliance with design intent, and handling: pre-construction condition survey, pay apps, schedule of values, change orders, cost estimates, RFIs, submittals, and as-builts (created from redlines).