SCHEMATIC DESIGN

One of the most exciting times in the entire project, as your ideas finally get put down on paper.

At our first meeting we use the Existing Conditions drawings to sketch out a few concepts on trace paper. These are roughly to scale, but closer to what we'd call a bubble diagram…general concepts of where spaces might exist, how big they are and how they relate to each other.

I’ll head back to my desk and draft these concepts into floor plans so we can better understand the possibilities.

At our second meeting we may have two or three concepts to review. There might be a clear winner, or you might like a little from all three, or come up with a new idea we didn't think of before. I take your input, revise the designs, and we repeat this process until we get it right.

As our concept becomes more clear I can add detail to the drawings and begin showing interior and exterior 3d views, so you know exactly what we’re getting.

By the end of Schematic Design you know what your house will look like and that we have created the space in which you’ll be able to live your best life.

The drawings won’t be ready for permits and they won’t have the detail a contractor needs to get 100% accurate pricing, but the design is achievable. That means the size and scope will be ok with zoning and building code, the structure is physically possible, stairs will fit, etc. and most importantly, it works for you.

At this point, you have paid approximately 20% of my fee. If you’re ready to continue with the project I’ll invoice you a little bit more and we’ll move on to Design Development.

Design Development

This phase is all about refinement.

I will put together a fully dimensioned set of plans and create the initial structural drawings. I will also draw the demo plans, elevations and a few wall sections…things builders will need to know to understand the scope and expectation of quality for your project.

I will help you identify two or three builders to interview. I'll help you compare bids and review your builder's contract so you can make the most informed choice about who you want to build your home. My bid set of drawings includes requirements for material and fixtures allowances, which will help us evaluate the bids and help you stay on budget with the quality you expect.

At this point you have paid approximately 40% of my fee. If the bids came in as we were expecting and you've found a contractor you like and you're ready to move forward I'll invoice you a little more and we'll move on to the Construction Documents and permitting process. If we need a Historic Area Work permit we'll do that now as well.

CONSTRUCTION DOCUMENTS

I will complete your permit application, submit your drawings and communicate with the County, all leading to the receipt of your building permit. With few exceptions my process (and fee) includes getting additional permits we may need, like a Historic Area Work permit, drainage plan, sediment control plan, tree permit and more.

Every project is different, but a typical set of construction documents should include a Cover Sheet, Site Plan and Zoning Analysis, Demolition Plans, Proposed Floor Plans, Exterior Elevations, Building Sections, Wall Sections and details, Thermal Envelope/Insulation Specifications, Window and Door schedules, Lighting and Electrical Plans, Foundation, Framing and Wind Bracing plans and more.

Also known as Contract Documents, the plans I create for you serve as the basis for the contract you sign with your builder of choice. The more complete the drawings the less room there is for differing interpretations by everyone involved.

Think of the Construction Documents as the ultimate design drawings, because design isn't about what your house looks like, it's about how it gets built.

CONSTRUCTION ADMINISTRATION

After we receive your building permit you, me and your builder sit down for a pre-construction conference. We discuss the plans, any changes that occurred during the permit process and any other important or irregular situations that exist in your project.

My proposal includes three possible fees. The lowest takes you from the where you are right now through everything you’ve read on this page so far. The other two fees cover Contract Administration if you’d like my assistance in managing the relationship with your contractor, ensuring that what is being built matches what we designed, helping pick out fixtures and finishes, creating interior elevations or built-in drawings and more.

Even at my lowest fee you will receive a bespoke design and a detailed set of drawings that sets your builder up for success. As one client said, “the contractors we got bids from were full of praise for his drawings—several told us they were some of the best they’d seen”

I expect my proposal to be a few thousand dollars more than any other architects you may be interviewing (some of whom I probably know and respect!). Considering that might amount to only 1-2% of the entire cost of the project, I think you’ll find I’m an excellent investment.