Integrated Design Process Services and Schedule

The following five step design process is a useful guide for an integrated process.

A. Preliminary Design Phase

(approximately 15% of overall process)

1. Introduction to site, orientation to local climate, outline access and circulation on site. Review history of property previous schemes, natural and cultural landmarks of the neighborhood.
2. Discovery process of major needs of the owner, linked w/ approximate values for preliminary budget and construction schedule. Review of building codes and zoning regulations pertinent to project.
3. Create full set of measured drawings with digital model to serve as base for design work in rehab and addition work, coordinated with certified plot plan from surveyor for all types of projects.

B. Schematic Design Phase

(approximately 15% of overall process)

1. Design options presented with developed sketches, CAD 2D and 3D drawings, with preliminary budget and construction scheduling discussed with respect to each scheme.
2. Initial design for mechanical, electrical, and day-lighting plans, breakdown of sustainable objectives, and green strategies most in keeping with the site and owners sensitivities.
3. Reaction, criticism and input, sketching and discussion with client to identify problem areas and provide direction for the design.

C. Design Development Phase

(approximately 25% of overall process)

1. Prioritize the most successful aspects of the optional design schemes and consolidate into one design development scheme with pre-engineered structural and mechanical solutions.
2. Outline specifications begun listing project overview of components, submitted with drawings to a pre-screened list of builders for budget proposal and suggestions for improvements and savings.
3. Meet with clients and individual builders for site review site and submitted proposals. Options and advantages of selecting contractor at this stage vs. final bid set discussed.

D. Working Drawings And Specifications

(approximately 30% of overall process)

1. Completion of drawings noting new work, final outline specs, sequencing of project, materials, references to specialty suppliers, related web-sites, standards and approved technical procedures.
2. Final pricing from contractor(s) with scheduling based on final engineering, specifications and drawings. Incomplete areas or components undecided given allowances, carried in final pricing.
3. Construction fee and schedule agreed on, contractor selected and contract signed between owner and contractor. Permits secured from building department, and construction commenced.

E. Site Review And Support Phase

(approximately 15% of overall process)

1. Changes from original contract due to unforeseen or hidden conditions reflected in plans and specifications as needed. Change orders for design and construction reviewed as needed.
2. Regularly scheduled progress meetings on site held with owner, architect, and contractor to review progress with plans and existing conditions, and budget review on allowance issues.
3. Final punch list reviewed at close of construction with owner and contractor in advance of final payments. Schedules for ongoing monitoring and commissioning for green systems agreed upon.

Computer Aided Design

ArchiCAD, has become the principal drafting and modeling tool for this office an effective two and three dimensional CAD platform in the design marketplace. Because one is always working in a three dimensional environment, it has become a very effective tool for client and designer alike. ArchiCAD receives data from all other well known CAD programs like AutoCAD, what most engineers are working with.

Architectural Service Fees (Design Budget) run approximately 6-18% of the total construction costs.