RESIDENTIAL DESIGN SERVICES
- Research planning and zoning requirements
- Field Measure project area
- Identify building Constraints, easements and Covenants
- Obtain Surveys: topographical, existing building and service surveys paid for by the client
- Prepare existing conditions drawings
- Review programming questionnaire
- Verify client’s budget
- Sketch variety of options
- Develop selected option
- Walk you through Permit application process
- Prepare Documents for approval
- Incorporate finishes and materials selected
- Coordinate with consultants
- Prepare bid documents
- Attend Construction kick-off meeting
- Attend bi-weekly Construction meetings with client
- Be available to answer construction questions
- Responding to Bidder questions included in Price
- Assist in selecting: color, Finishes, Fixtures, Manufactured cabinets, Appliances
- Design any required Custom Cabinets
- Design the Kitchen
- review Bids from Contractor
- Certify completion of your bank at completion of construction (if required)
This is essentially an information gathering and processing phase – what I do before I start design. We collect all of the information about the project to use in schematic design. This includes information about the site, any existing structure(s), codes, deed restrictions, septic information, site utilities, access, budget, and schedule.
This is where the rough shape of the building and the ideas are formed. I’ll generate a couple of different design options for you to consider - two at a minimum (sometimes more) - using all of the information gathered in the previous step. I begin by drafting a narrative for the project, called a ‘parti’, which we’ll reference throughout the project. This seed idea is used to help us make decisions as the project becomes more detailed and better defined. It’s a rulebook of sorts.
These are not final ideas or fixed plans, they’re meant to be conceptually evocative and to incite new ideas and feedback from you.
We’ll meet and discuss the designs with the goal of narrowing the field to one preferred design concept; something we can move forward with. Often this design will borrow features from other schemes and become a hybridized solution. The phase concludes with your selection of a scheme to further develop.
Taking the schematic plan developed in the previous phase, I begin to create the drawings digitally. I locate it precisely on your site and think about how it will relate to the existing contour and consider how that will shape the building. I make the building real by drawing the floor plan - the walls, windows, + doors, and stairs. I define the exact sizes and relationships of the rooms, the overall volume of the building and generate the initial set of exterior elevations. I also begin
thinking about materials, inside and out. Eventually we’ll know what every finish in every room is, but here we’ll conceptualize the framework for the material palette. The buildings systems will be developed in this phase as well – structural, mechanical, heating, lighting, and specialty controls.
This phase fixes all of the information about the house into a detailed set of drawings and specifications that will be used by the Contractor for pricing and construction. Think of it as an instruction manual. Before beginning we’ll discuss whether you’d like to pursue a bid price contract or a negotiated contract and I’ll craft the drawings and level of detail in those drawings based on that decision.
I’ll submit the project for local permitting near the beginning of this phase to ensure any necessary changes can be folded in before the drawings are finalized.
This is a separate phase but it typically occurs alongside other phases of the work, especially if the contractor you’re seeking is in high demand. There are typically two means of selecting a contractor – by competitive bidding or by negotiated contract.
After the contract is awarded and construction begins, I act as your agent on-site, monitor progress, review applications for payment, and ensure conformance with the contract documents. I don’t tell the contractor how to do his work; I just make sure he’s doing the things he’s contractually promised to do.