Pre-Design
Background research about site and location, Survey of existing conditions, Determine zoning and land use requirements, Confirm project feasibility / alternative, Programming
Schematic Design
Sketches and models to test ideas, concepts and relationships, Client feedback and refinements, Preliminary floor plans and exterior concept ready for further development
Design Development
Significant advancement and further refinement of the design, Structural engineer and other consultants added to team, Preliminary cost estimating and value engineering, Outline specification
Construction Development
Client decisions on materials and finishes, Specify all fixtures and components to be installed, Coordination of consultant drawings, Dimensioned drawings and connection details
Building Permit
Building, land use and energy code compliance checklists and forms, Historic district or community design review ( if applicable ), Monitor application progress and provide additional information as requested
Bidding & Negotiation
Issue drawings and specs to bidding contractors, Answer questions from bidders and issue formal clarifications if necessary, Review and compare bids and advise owner
Build & Construction Administration
Material Sourcing, Furniture Production (Built ins), MEP installation, Project Management, Site Supervision and Quality Assurance