• Regulatory Research: Planning code research. Review of ordinances and zoning requirements. Informal meetings and communication with owners and planning staff, and exploring approval scenarios.

• Site Analysis: Analysis of site conditions. Slopes, grading, setbacks, significant features on the lot, etc. 

• Feasibility Studies: Explore what is possible in terms of the design goals considering constructability, applicable regulations,  existing conditions and the site. 

• Consultant On-boarding & Coordination: At this time the Land Surveyor & Soil Engineer will be engaged if they have not been already..

• Photo Survey of Existing Conditions: Photograph existing conditions and file images for future reference. 

• As-Built Drawings: Measure and document existing conditions and dimensions as well as work from documents provided.

• Mood Boards with Inspiration Images: Provide inspiration images to clarify and solidify communication and expectations of style goals & design direction.

Schematic Design Options: Provide Space Planning, Conceptual Plans, Conceptual Elevations, and Conceptual Sections. Explore 1-2 initial concepts per design goals.

• Design Development: Further develop the design option selected and preferred by the Owner, incorporating pertinent exterior material selections, and other specific design decisions, which impact the overall design. 

• Prominent Material Selections: The preliminary commitment to prominent materials including door styles, window types, siding materials, and roofing. For a complete list of finish selections, please, see below under Construction Documents. 

• Preliminary Consultant On-boarding & Coordination: Preliminary Work with the Structural Engineer and Energy Compliance Documentation. Also, if applicable, coordination work begins with Mechanical, Electrical, Lighting, and Plumbing Consultants.

• Planning Submittal: If Applicable, planning submittal occurs at the end of this phase. 

• Preliminary Construction Cost Estimates: If applicable, at the end of this phase we can meet with and obtain suggestions or rough estimates from General Contractors, Subcontractors, or Consultants, for Value Engineering (VE) recommendations.

• Permit Application Submittal Set: After planning approval is granted, the building permit submittal set is generated with the following items. Any planning department comments are incorporated at this time. (As mentioned above, we assume we will submit these sets together.)

• Value Engineering: Any Value Engineering suggestions are incorporated at this time, if applicable.

• Consultants: Finalize and coordinate all consultant sets and details with the architectural set.  

• Title 24 Energy Documents: (If applicable) Code required energy calculations are obtained from a third party service and incorporated into the set.

• Finishes: Finalize all finish selections. These selections sometimes overlap with interior design services. Examples include:

  • Interior and Exterior Doors and Windows

  • Masonry Patio & Wood Decking Surfaces

  • Fireplace Materials, Countertops, Tile

  • Gutters, Downspouts, Railings, Decorative Metal Finishes

  • Interior Trim, Moldings, Flooring, Register Covers

  • Roofing & Siding Materials

  • Paint and Cabinet Colors and Finishes

  • Appliances and Equipment

  • Lighting and Decorative Electrical Selections

  • Plumbing Fixtures Including Bathroom Accessories

  • Door, Cabinet, and Accessory Hardware

Permit vs. Bid Set: This Estimate assumes that the permit set and bid sets are one in the same. The bid set may continue to be developed after the permit set is submitted, however this estimate assumes that the bid set will be in substantial conformance with the permit set, offering only supplemental or additional information as it arises.

• Bid Management: Obtain, manage, and oversee the bidding process for the Owner. This includes collecting, comparing, analyzing, and assessing various bids for the Owner.

• RFIs: Respond to Contractor Requests For Information (RFIs) as needed during the bidding process.

• Submittals: Review preliminary orders, shop drawings, or details provided by the General Contractor(s) for bidding purposes, for overall accuracy and compliance with the Construction Documents. 

• Contractual Review: Review Construction Contract and make recommendations..

• OAC Meetings: Attend regular meetings with the General Contractor, Designer, and Owner. Depending on the construction phase, meetings may occur over Zoom or on site as warranted. The frequency is at least bi-weekly; twice per month. The purpose of the meetings are to update the Owner and Designer of various items such as work progress, scheduling updates, subcontractor onboarding, field conditions or conflicts, required change orders, owner directed changes, or the procurement of materials.  

• RFIs: Respond to Requests For Information from the General Contractor, Subcontractors, Consultants, or Regulatory Body. Sometimes these can be answered in the form of clarifying a note or a dimensions. Other times revisions or supplemental drawings are necessary.

• Submittals: Review orders, shop drawings, or details provided by the General Contractor(s) for accuracy and compliance with the Construction Documents prior to any orders being placed. 

  • Coordination Revisions: Revisions to the drawings due to consultant or regulatory coordination issues which may arise during construction.  

  • Client Directed Changes: Revisions made to the drawings as needed to incorporate any client requested changes or additions to scope made during construction.

Contractor Directed Changes: Revisions made to the drawings due to unforeseen conditions exposed after demolition or Contractor suggestions.