Project Phases

  • PHASE GOAL : gather all required information to move forward

    • Site visit to document all existing conditions

    • Documentation of existing elevations for city permitting requirements

    • Location and measurements of trees larger than 18" in diameter around site for city permitting requirements

    • 3D scan of existing structures in scope using LIDAR technology

    • Property feasibility study and review of survey and local development regulations in order to get clarity on all of the development limits and possibilities

    • Model the existing conditions in our 3D software

    • Virtual kickoff meeting to make markups and fully understand clients' needs and wish list

    • Get an idea of where the client is with their ideas and how to move forward to efficiently execute their wish list

    SAMPLE ADDITION & REMODEL KICKOFF MEETING MARKUPS

    SAMPLE NEW CONSTRUCTION KICKOFF MEETING MARKUPS

  • PHASE GOAL : create a design concept / napkin sketch of the general size, shape and layout of the proposed structure

    • Sometimes, our clients have a clear idea of the concept and schematic layout that they are hoping for and we can move directly into design development using their napkin sketch

    • Figure out in broad strokes what layout the client is hoping for and what is on their spatial wish list

    • Decide layout and relationship of rooms to other rooms and desired circulation

    • Model a napkin sketch without much room detail in order to limit how much energy we spend on a particular layout or concept until we are certain you want to pursue it further

    EXAMPLE :

    "I would like the kitchen to have a close relationship with the living room since I cook while my family watches TV and I don't want to feel isolated in the kitchen."

    "I want the primary suite to be on the first floor so that this home can serve as an age in place home for me and my partner."

    SAMPLE NEW CONSTRUCTION SCHEMATIC DESIGN DELIVERABLE

  • PHASE GOAL : push and pull on approved concept geometry and add details until it’s perfect for you

    • Increase granularity of design and working out more details after schematic concept is decided on

    • Adjust door and window sizes, size and model casework and cabinets, adjust ceiling geometries like coffers of vaults, determine exact appliance placement, etc.

    • Tweak the design until we arrive at the exact layout and overall geometry that you want

    • This process continues through construction documents as we increase granularity and information in the drawings

    EXAMPLE :

    “I want a freestanding kitchen island with a range and seating for my kids to eat informal meals.”

    "I need to make sure the primary bathroom is ADA accessible so that we can use it if one of us needs a wheelchair as we age-in-place."

    SAMPLE ADDITION & REMODEL DELIVERABLE

    SAMPLE NEW CONSTRUCTION DELIVERABLE

  • PHASE GOAL : complete all necessary documentation and paperwork to obtain a permit to build the project

    • Permit Set

      • Create a drawing set that consists of only those exhibits required for permitting purposes, including site-related drawings, floorplans, demo plans, exterior elevations, roof plans, and door and window schedules

    SAMPLE ADDITION & REMODEL DELIVERABLE

    SAMPLE NEW CONSTRUCTION DELIVERABLE

    • Structural Engineering

      • Analyze the proposed structure and determine the size, shape, and materials of all necessary structural elements and their connections

      • Generate a drawing set that demonstrates these findings so that your builder can safely build the structure to code

      • The city requires structural engineering drawings stamped by a professional engineer to obtain a building permit

    SAMPLE ADDITION & REMODEL DELIVERABLE

    SAMPLE NEW CONSTRUCTION DELIVERABLE

    • Permitting Assistance 

      • Fill out and submit all permit applications, and coordinate the procurement of any additional documentation or design required by the governing jurisdiction

      • Review and address city comments and revise drawings as needed in order to obtain permits

    SAMPLE ADDITION & REMODEL DELIVERABLE AFTER CITY COMMENTS

    SAMPLE NEW CONSTRUCTION DELIVERABLE AFTER CITY COMMENTS

  • PHASE GOAL : create drawings to serve as a “visual contract” with your builders to obtain bids and document shared expectations for the project construction

    • Bid Set - generate a drawing set that contains enough information for a construction estimate

      • Includes the permit set plus interior elevations, lighting plan, power plan, finish plan, typical wall sections, and details as needed

      • Everything in the bid set is general (can light, 3x4 window, oven, wood floor, etc.)

    SAMPLE ADDITION & REMODEL DELIVERABLE

    SAMPLE NEW CONSTRUCTION DELIVERABLE

    • Construction Set - generate a drawing set that addresses as many construction questions as possible

      • Includes actual finish selections and transition details as well as all project-specific details and sections

      • More specific version of the bid set with the actual selections (6 inch HLB Series recessed can light, Ply Gem 35.5 in. x 47.5 in. 500 Series White Vinyl Single Hung Window, Whirlpool 30 in. 4 Burner Freestanding Gas Stove, etc.)

      Construction documentation and drawings are a breathing set of drawings that are updated and revised throughout the construction administration process to answer questions and figure out building solutions as they come up

  • PHASE GOAL :remain “on call” throughout the project to answer questions, make revisions and inspect the work as required by the city

    • Remain “on call” throughout the project to answer questions, make revisions and inspect the work as required by the city

    • Structural engineering inspections (Pre-pour and Framing) required by the city for final inspection approval and certificate of occupancy

    • Contingency budget for anything that we missed during design/documentation

    • Answer questions about the plans, provide additional details or information as needed

    • Meet with builders and trades in order to help coordinate design elements or address any issues that come up during construction

    • Drawing changes and revisions as needed 

    • Give advice and add materials information to our model to generate renderings as needed for further visualization

    • Scheduled design site visits every 2 - 4 weeks or as needed to check in and help catch any construction issues early

    SAMPLE DESIGN SET REVISIONS IN CA

    SAMPLE STRUCTURAL SET REVISIONS IN CA

Visual Examples

  • SITE VISIT & 3D SCAN

    PRE-DESIGN

    3D scan of existing structures in scope using LIDAR technology

    Documentation of existing elevations for city permitting requirements

    Location and documentation of all electrical wires and electrical easements

    Location and measurements of trees larger than 18" in diameter around site for city permitting requirements

    Documentation and understanding of existing framing for engineering analysis & design

  • BASE MODEL

    PRE-DESIGN

    Using 3D scan and/or site survey, model the existing conditions in our 3D software (Autodesk Revit)

    Create as-built package for understanding of existing spaces and site to use during design meetings with clients

  • KICKOFF MEETING

    PRE-DESIGN

    Virtual kickoff meeting with clients and any other team members who are involved in design (interior designer, builder, etc.)

    Markups on site plan or existing floor plans to execute before next design meeting

    Get an idea of where the client is with their ideas and how to move forward to efficiently execute their wish list

  • DESIGN

    SCHEMATIC DESIGN + DESIGN DEVELOPMENT

    Each drawing set in the design phases will include existing floor plan(s) (if applicable), a proposed site plan, proposed floor plan(s), demolition plan(s) (if applicable), exterior elevations, 3D views of the structure’s exterior, and a virtual rendering link that the client can use to walk through the model

    Design sets will grow as we continue the design process and may also include other pages to better show the design intent or design options such as interior elevations or building sections, renderings of important areas or concepts, design options for clients to choose from, schematic furniture layouts, etc.

    We can also supply more granular material renderings upon request to help our clients decide on different finishes or material properties

  • PROJECT STORYBOARD

    SCHEMATIC DESIGN + DESIGN DEVELOPMENT

    Each design iteration will come with a Project Storyboard, which details a visual comparison of the previous iteration to the new iteration and a typed out list of the changes that were made from the last design set

    Also included on the project storyboard are the project financials of fees to date, amount paid to date and retainer amount, and the projected fees for our scope of the project

  • PERMIT SET DRAWINGS

    PERMIT PACKAGE

    Our permit set includes the pages that are required by the city to obtain a building permit

    These drawings include a title/notes sheet, site plan, tree preservation plan, tent diagrams for properties zoned in subchapter F, visitability plan for new construction, demolition plan(s), proposed floor plan(s), roof plan, exterior elevations, door and window schedules, exterior 3D views, wildland urban interface notes and details (if applicable), and photos of the existing structure (if applicable)

  • STRUCTURAL ENGINEERING

    PERMIT PACKAGE

    Our in house structural engineering team means that we design with constructability and structural efficiency in mind

    In order to obtain a building permit, the city requires structural engineering drawings stamped by a professional engineer that includes foundation plans, framing plans, shear wall plans, and structural details

  • PERMITTING ASSISTANCE

    PERMIT PACKAGE

    Fill out and submit all permit applications, and coordinate the procurement of any additional documentation or design required by the governing jurisdiction

    Review and address city comments and revise drawings as needed in order to obtain permits

  • BID / CONSTRUCTION DRAWINGS

    CONSTRUCTION DOCUMENTS

    Our bid set includes the pages that a builder can use to produce a close construction estimate for the project, as well as answers some of the questions of how to lay out or build the project

    In addition to all the permit set drawings, these drawings include a foundation plan, reflected ceiling plan(s), electrical plan(s), finish plan(s), interior elevations, wall types, typical wall details, sections, and any other necessary pages to convey the design intent

    More design iterations come with the inclusion of this set that help answer questions before construction such as lighting and electrical layout, general finishes, etc. and will include more design meetings as needed in order to finalize the set

  • CONSTRUCTION ADMINISTRATION

    CA

    Remain “on call” throughout the project to answer questions, make revisions and inspect the work as required by the city

    Structural engineering inspections (Pre-pour and Framing) required by the city for final inspection approval and certificate of occupancy

    Contingency budget for anything that we missed during design/documentation

    Answer questions about the plans, provide additional details or information as needed

    Meet with builders and trades in order to help coordinate design elements or address any issues that come up during construction

    Drawing changes and revisions as needed 

    Give advice and add materials information to our model to generate renderings as needed for further visualization

    Scheduled design site visits every 2 - 4 weeks or as needed to check in and help catch any construction issues early