Architecture
Designing with purpose, reimagining with vision.
We have broad expertise with commercial, municipal, residential and mixed-use buildings. As specialists in adaptive re-use, we enjoy the challenge of renovating existing buildings into new purposes. At the same time, new construction provides the opportunity for additional creativity and a clean slate. We work with owners to achieve their vision, incorporate important design details that will stand the test of time, and aim for practical budgeting that ensures a project’s success.
Charting the Phases of Architecture
Being unfamiliar with the design process can make navigating development confusing. It is crucial for the client and project team to understand roles and deliverables throughout each stage of design.
It’s important to understand that design begins with very high-level ideas that progress until each and every detail is planned. We’ve seen client wants ranging from floor hatches to store money all the way to rooftop pools with glass bottoms – these elements of functionality or pleasure are elements that your design team will work to specify as we move throughout the phases of design.
And while the phases of design are typically linear, there can be overlap between phases. The phases of design are generally the same no matter the type of project—smaller projects do not move through the phases any more quickly than larger projects!
Phase 1: Predesign
The design team will gather information about your specific needs and we begin to visualize the path forward. Questions might include: what are your main project goals? Uses of the building? What’s absolutely necessary to ensure a successful final product? What’s your budget and timeline? How do you want the space to feel? This phase helps us to clearly understand how spaces need to be organized and how they’ll interact.
We’ll also need to gather site and zoning information for your site. This includes identifying zoning restrictions and any parameters of a historic district.
Phase 1.5: Conceptual Design
Now, the very big picture design discussions begin. Your design team will likely produce bubble diagrams as we begin to really understand specifics like square footage and relationships between spaces within existing buildings.
Phase 2: Schematic Design
In this phase, spaces are on the move! Nothing is off the table as your design team looks at elevations, plans, and three-dimensional views of the building. This is where big, exciting moves happen – walls, rooms, and spaces are continually being configured and reconfigured. Your design team will also create a written narrative where the final product is described. Fixtures may be called out, but no final selections will be made in this phase.
Phase 3: Design Development
In design development, direction has been narrowed down and smaller details can now be established. Building elements like windows, doors, and walls may move—but only slightly. Building systems are now being considered, requiring close coordination with consultants. They’ll be establishing exactly how much space they need for equipment and deciding on a path. In this stage, you’ll be providing feedback and making important decisions. (With our help and guidance, of course!)
Phase 4: Construction Documentation
We’ll then pull all the details together into detailed plans to be used by the contractors. We trust our contractors expertise to build what we’ve specified, and we’re experts at prepping the essential documents needed to guide them.
Phase 5: Bidding and Negotiation
Final drawings are now sent to contractors so that they can create cost estimates and place their bids to complete the project. Site visits by the bidders occur during this phase and often your design team answers contractors’ questions and issues addendums when necessary. The design team will also consider alternative options proposed by the contractors. Once bids are received, the design team will help you evaluate the bids and provide recommendations. We can also supply contract language between the client and the contractor. We’ll need you to help evaluate options and make decisions.
Phase 6: Construction Administration
This phase includes everything from demo and site prep, all the way through to construction completion. The design team makes regular site visits and addresses Requests for Information (RFIs) and submittals. RFIs come up when the contractor needs more clarity on a specific project detail. Your design team will also handle submittals of shop drawings describing exactly how elements are fabricated, like stairs for example. Submittals may also be cut sheets for finishes to ensure that what is specified is the same as what is provided. Change orders are managed—which can result in budget changes.
Your role is to attend OACs—Owner, Architect, and Contractor meetings. These weekly meetings provide an opportunity to ask questions, discuss challenges, and ensure that the project team is on the same page as construction progresses.
Once construction is nearing completion, the design team will complete the punch list. Punch lists give the contractor a list of areas that need to be reviewed and fixed before keys are handed over to you!
