ARCHITECTURAL AND/OR INTERIOR DESIGN PROCESS:

 To begin any project regardless of scale, complexity or design style, we follow the approach outlined below as a process to help achieve a unique architectural and/or interior design that answers to and often exceeds the client's project expectations within the overall building budget, design considerations, practicality, and time schedules.

01. Initial Design Meeting -

What to have at our first meeting-

 An initial visit at your project address will be scheduled. The client needs to be prepared as much as possible for the initial meeting by having the following items:

• Scope of Work - a client's list of ideal needs based on existing site conditions; space limitations; function of space; overall aesthetics.

• Clients Design Ideas- example photos of inspiration 

• Clients Budget

• Site Survey of Boundaries and Improvements Plan, usually done by a professional surveyor when the home was last purchased.

Discussion Items: 

During the Initial visit we will begin to analyze the site conditions to determine of the project initial ideas are feasible to build. This can involve the discussion of the following:

• Current Zoning restrictions

• Evaluation of the Property's Topography

• Review of the existing Structure for proposed development

• The Capacity of existing Utilities for future development

• Various Design Options

• Approximate Estimate of the Initial Budget based on the Scope of Work and the existing Site conditions.

It is important to me, as the architect, to carefully Listen to the Client's Ideas behind their motivations for the project, such as individual living/functional needs; current spacial inconveniences or inadequacies; and design style interests; especially for a group or family of individuals living and working under the same roof. 

It is equally important that we, the architect/designers, ask the client the Right Questions on the Current and Perceived Use of Space, in getting to the essence of the need for a newly Built Space to find Alternative Design Solutions not previously considered.

02. Architect's Design Services- Proposal and Estimate -

The architectural design proposal/estimate is made up of the following:

• Property Description Data- Brief verbal description of relevant existing conditions which include the physical description of the buildings, the current local municipalities that review zoning, building code requirements, and architectural review board for permitting work.

• Outline of the finalized Scope of Work of what is being remodeled, renovated or newly built structures. 

• Outline of architectural design services with the end goal of planning thoughtful construction and producing a thorough set of design plans ready for applying for zoning approval, building permits

Estimate of Architectural Design Services as a Fee or Hourly Rate. We propose an estimated architectural fee based on several components: 

• Scope of Work

• Design drawing requirements

• Architect's basic estimated cost of construction based on initial scale, complexity and budget 

• Estimated hours of design, consultation, coordination, and drafting work.

NOTE: After the proposal estimate is reviewed, agreed upon, and signed by the client, there is a deposit to commence design work and move forward onto the four main Design Phases.

ARCHITECTURAL DESIGN PHASES

1AD. Pre-Design -

Field Measurements -

• Schedule a site visit for Site Documentation- If the project is the renovation or remodel of an existing structure then there are thorough on-site as-built digital measurements and photos taken for reference for the drafting.

Drafting Plans for Existing 'As-Built' conditions -

Relevant to the scope of work, the as-built set of plans usually include, but are not limited to, the following:

• Existing Foundation/Structural Plan

• Existing Basement Plan

• Existing Floor Plans

• Existing Attic  Level

• Existing Roof Plan

• Existing Elevations of the Building's Exterior and Interior 

• Existing Building Cross Sections

Note: Any existing construction drawings the client can provide can reduce time required on site. These would be the following:

• Original Building Plans

• Previous Addition or Renovation Plans

• Site Survey (aka Boundaries and Improvements) / Plot Plan

Site Analysis - 

• Review of the property's existing conditions and given topographical contours for rain runoff and predominate sun orientation and wind direction in relationship to existing adjacent structures. Site boundaries and improvements survey used to document building footprint boundaries and building envelope height and mass restrictions in relationship to the local zoning law restrictions for building within the property lines. 

NOTE: The Pre-Design Phase takes approximately Two to Three (2-3) Weeks (unless expedited), where the time is dependent on the complexity and/or scale of your project. 

2AD. Schematic Design -

Produce and Present Basic Concept Design Plan Options, Design Research, and Site Analysis- 

• Initial design ideas are presented to begin a discussion between the owner/client and the architect. Trace paper pencil sketches and CAD drafted plans of several options are produced and then presented for this design phase meeting. This step can include initial aesthetic choices, materials, space planning options, basic building code requirements, structural options, heating and cooling options, and budget-conscious decisions that are kept in mind.

The following organized plan options are the basis for approaching the selection of the finalized client-approved schematic design in solving the client's requirements within budget. 

• Design Options in Basic Sketched Plans, Elevations, and Building Cross Sections.

• Design Options as CAD Drafted Plans, Elevations and Building cross-sections

• Options as Perspective Hand Sketches and/or 3-D Computer-Aided Design Renderings.

3AD. Design Development - 

Design Plans, Sections, and Elevations are thoroughly coordinated between all existing and new conditions.

• After the acceptance of the schematic design finalized option, design development begins with more client decisions to make.

• A more thorough design drafting coordination and development of all the recorded existing conditions, including As-Built drawings, in-depth review of Local Zoning and Building Code with the proposed schematic design plans, and feasible construction details. 

• Additional detail is added to the plans with quantitative information: areas, volumes, and linear dimensions, defining both exterior and interior finishes, lighting/electrical, HVAC, and Plumbing, and any technical issues are identified, documented, and presented for decisions by the owner.

• Preliminary Construction Estimations- At this Design Development stage the drawings can be reviewed by general contractors and their sub-contractors and be reviewed and compared to the client's initial project budget.

4AD. Construction Documents -

After the acceptance of Design Development drawings, additional details are added in key design areas to communicate the specific design information necessary for the general contractor and sub-contractors to work accurately from, these would include the following

• Title Sheet - Site information, Zoning Data, Building Code Notes and finalized Schedules

• Site Plan showing the final structure proposed with any new changes in Grade (topography); and all Landscaping Architectural Design

• Demolition Plans and Existing Conditions with specific notes when required.

• New Floor Plans with Specs and Notes., Architectural and Structural

• New Roof Plans with Specs and Notes, Architectural and Structural

• New (and Existing) Elevations with Specs and Full Dimensions and Key Floor Level Elevations Defined

• New Detailed Building and Wall Sections and Plan Details

• New (and Existing) Mechanical, Electrical/Lighting and Plumbing Plans and Specs. coordinated with the New and Existing construction.

ADDITIONAL PROJECT PHASES

5B. General Contractors Project Bidding and Construction Estimations -

• After the Construction Documents, General Contractors, and their sub-contractors, will carefully review these specific drawings, dimensions, notes, and specs. to complete their Construction Cost Bid Proposals, forming the basis of a Contract for Construction between the client and the General Contractor. 

• The client, and sometimes with the Architect's assistant, should carefully review each bid and ask important questions where there is any confusion or lack of specific information. 

• The bids can be evaluated based on a variety of qualifiers with overall Cost usually being first; the quality of the G.C.'s previous work; the detail in clearly itemizing the materials, labor, plus overhead, and finally the availability in scheduling the work with the client's timeline.

• I recommend receiving bids from at least three different general contractors to allow the client to compare pricing; detailed description of materials and labor; quality in craftsmanship; and the right relationship for communicating with the general contractor.

•  Some General Contractors know ways to reduce costs on a project by sharing different methods of construction or material options. 

• Working with a prospective contractor, whom you like or know, during the design phases with the architect will allow changes to occur before the Construction Documents are complete; which can lead to cost savings for the client.

6R. Architectural Review Board aka 'ARB' or Home Owner's Association Design Review - 

When necessary in some neighborhoods, some projects with exterior designs visible from the public street may require a plan review by the local municipality's ARB or Neighborhood Association's Design Review Board to determine if the overall design and details of the exterior of the new addition or home maintains the character of the neighborhood. 

To complete this step, if required, we complete and submit applications for the project which include can include the following:

• Existing and New Site Plans

• Proposed Architectural Hand Drawn or CAD 3-D model renderings.

• Proposed Plans and Elevations

• Existing House and Existing Neighborhood 'Site' Photos

• Floor Area Ratio F.A.R. - 

Calculations which describe the proposed 'usable' gross area of an addition added to the existing 'usable' gross area of the house in ratio to the existing property's gross area as a minimum factor in comparison to the project's specific Zoning category maximum requirement.

• Impervious Surface Calculation and Storm Water Study -  

This step determines the existing topography but most importantly all added rainwater run-off from the proposed home addition's roof; new free-standing structure; new concrete and/or asphalt pathways and driveways which directly add water to the existing stormwater system. This is especially important if run-off water is not adequately absorbed into the existing property's water permeable areas, as well as to the unforeseen erosion and drainage into the neighboring properties or public sidewalks.  The Storm Water Study allows us to determine what type of drainage design methods may be needed for areas between, public sidewalks, neighboring property locations to the proposed additions, or new freestanding structures, which can satisfy deterring additional runoff into the neighboring property. This can be an important part of design in avoiding any contesting neighbors with this important concern.

 Architectural Design and the Local Architectural Review Boards

The goal here for the ARB or HOA Review process is to create a clear and thoughtful architectural design for the proposed addition, home, or free-standing structure that positively compliments and/ or melds coherently with the site, whether that is the existing home's vernacular or predominate style. This part of the design can be challenged if the client seeks to differentiate the project's design style from the 'standard' design styles present near the site; for example, a new modern styled home in a traditionally styled older home area can often work and be accepted if done well. Usually, most municipality ARB boards are aware of this aspect of varying architectural 'styles' that homeowners or clients seek for such a personal project, and are truly seeking a good architectural design that adds value to the neighborhood.

 In most cases, the ARB reviewers have minor suggestions to improve the design within reason, such as material selection, lack of, or incoherent vernacular details.

 It is usually standard for most municipality ARB applications to have a minimum turnaround of three (3) weeks from review; then in some cases a public hearing response to the final design acceptance for ARB application.

 Once the changes are agreed upon by the ARB review panel, and then revised by the architect, resubmitted then deemed acceptable, only then the project is moved to submission for building permits.

 In most cases the initial application is accepted as is and no revisions are required for resubmissions.

 The ARB or HOA application is typically submitted between the Design Development and Construction Documents phase.

7P. Project Permits Application -

• Architects provide the general contractor with the necessary Drawings, Calculations, and Project Data for the Demolition and Building Permit Application, as well as any variances in zoning or building code should your project have them and require an appeal to the local board of adjustment that proves hardship within the projects proposed design compared to the current zoning restrictions.

• Each municipality has their own different building permit fee but usually it is calculated as a percentage (within limits) of the construction cost. The General Contractor usually pays the building permit fee, as they drop off the full application, which includes the architect's sealed and stamped BP set of plans, and later upon approval, pick up the permits, however, this action will be passed onto as a cost to the client.

• It is usually required that the General Contractor's responsibility, as well as the sub-contractors, to have a current licenses in their respective trade in the municipality where the project's construction will take place.

8CA. Construction Administration - (optional)

Additional construction administration services are offered as an optional service that is typically billed at an hourly rate outside of the standard architectural services contract. These CA services include:

• Site visits by the architect during construction phases to verify the design intent is being followed.

• Shop Drawing(s) provided by the specific manufacturing companies are reviewed by the architect to ensure that certain components to the design project, such as cabinetry; built-in millwork for kitchen, bathrooms, and home offices; or custom exterior architectural features, are following the design intent as drawn by the architect.

• Punch List(s)- final items to be completed and/or tested to bring the Project Closeout to a conclusion and for applicable manufacturer warranties to commence

• Final As-Built Drawings- to differentiate between the completed work and the original architectural design plans.