Successful building requires thorough planning. Our process provides for extensive dialogue between client, designer, estimator, as well as structural and mechanical consultants and landscape designers. This outline describes a typical process. Fees range from 8-12% of construction fees, depending on complexity.

I Feasibility

1.0 Interview

This is the most important part of the design process. The purpose is to clarify and interpret the program, and to visualize the completed space.

2.0 Survey

Field measure the existing conditions, as they pertain to the project.

3.0 Draft existing conditions

a. floor plans
b. site plan
c. computer model

4.0 Create preliminary plan and straw budget

This iteration is the catalyst-intended to continue the dialog-what works, what doesn't work. Often a hybrid scheme emerges. The budget is based on our educated best guess of cost for each major phase of construction.

5.0 Present plan and review with client

5.1 Revise plan per comments

6.0 Site visit-subs and contractors

6.1 Create preliminary budget

This budget is vetted by key subcontractors and vendors. Allowances are provided for finished materials and equipment that have yet to be selected. Final, binding estimate should not vary more than 10% from this estimate, unless discretionary changes are made.

7.0 Present and review with client

II Construction Documents

A Design Development

1.0 Prepare bid set

a. floor plans
b. exterior elevations
c. interior elevations
d. lighting plan
e. finish schedules (allowances)

2.0 Prepare working estimate

3.0 Present bid set and estimate and review with client

3.1 Revise per comments

B Construction Documents

4.0 Prepare permit/contract set

a. all of above plus
b. foundation and framing plans
c. sections
d. engineering
e. finish schedules (final selections)
f . other specifications

5.0 Prepare final estimate

6.0 Present and review with client

6.1 Revise per comments

7.0 Prepare contract documents

8.0 Present and review with client

III Construction

1.0 Ratify Construction Contract

2.0 Obtain Building Permit

3.0 Construction

4.0 Commissioning/Punchout

5.0 Occupancy