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)

Preliminary Design
  1. Orientation to the site and the local neighborhood, outline access and circulation on site. Review history of property previous schemes as well as natural and cultural landmarks of the neighborhood.
  2. Outline major requirements and programmatic needs of the client and integrate with preliminary notions of budget, construction scheduling and primary concerns of the site. 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 a surveyor locating utilities and grades as necessary.

B. Schematic Design Phase

(approximately 15% of overall process)

Schematic Design
  1. Design options presented with developed sketches, CAD 2D and 3D drawings, with square foot budget numbers and construction scheduling discussed with respect to each scheme.
  2. Initial direction established for mechanical, electrical, and day-lighting options, sustainable objectives and green strategies that are most appropriate to the site and owners sensitivities.
  3. Reaction and feedback, sketching and discussion with the client to identify problem areas and integrate the most compelling solutions to take to the next level of design.

C. Design Development Phase

(approximately 25% of overall process)

Design Development
  1. Prioritize the most successful aspects of the optional design schemes and consolidate into one design development scheme with suggested direction for structural and mechanical solutions.
  2. Outline specifications begun with narrative of proposed project components and schedule submitted with drawings to a pre-screened list of builders for developed budget proposal and suggestions for improvements and savings.
  3. Meet with individual builders for site review site and clients with 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)

Working Drawings
  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 that are 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)

Site Support
  1. 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.
  2. Contract administration to include review of hidden or unforeseen conditions, reflected in updates to plans and specification with change orders as needed.
  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

Computer Aided Design

ArchiCAD, has become the principal drafting and modeling tool for this office and works seamlessly with all other well known CAD programs like AutoCAD which most engineers work with. This powerful tool is the most effective two and three dimensional CAD platform in the design marketplace. As we are always working in a three dimensional environment, it has become a very effective tool for client and designer alike. (http://www.graphisoft.com/products/)