Schematic Design

Schematic design studies, ascertains and establishes the intent, size, relationships and conceptual design of all aspects of your project. The goal is to formulate a clearly defined concept and present it for discussion, review, revision and approval.

Schematic design typically addresses the following:
• Programming:  a research and decision-making process to establish the projects scope. 
• Outline the project type, goals and visions, aesthetic preference and scale
• Establish a project budget and schedule
• Review applicable community and municipal codes and regulations
• Document and review existing conditions/structure(s)
• Site study (topography, views, vegetation, drainage, site access, etc.)
• Environmental study (solar orientation, wind, bodies of water, etc.)
• Sustainable design alternatives (active or passive solutions, etc.)
• Design: the creative consolidation of program elements into a conceptual design.
• General building scale and massing (size of elements and their relationships)
• Materials & construction types (general materials selection and methods)
• General color scheme
• Window and door type and locations
• Dominant, repetitive or thematic architectural details
• Initial consultant coordination if required (civil or site engineer for example)

During the Schematic design phase, drawings typically consist of ‘bubble diagrams’, sketches, diagrammatic floor plans, computer models or renderings illustrating the exterior of the home.

Design Development

Design development expands upon the approved schematic design; refining and cultivating creative solutions to project specific goals and delves into greater architectural detail, materials, and building systems. The goal is to finalize the project size, aesthetics, major components and details. In many instances, construction cost estimates may be secured as well.

Design development addresses the following with concise descriptions of these design aspects:
• Major exterior materials
• Door style and placement
• Window style and location
• Key construction details
• Structure
• Thermal envelope

Identification and preliminary coordination of all building systems:
• Electrical, A/V, Security
• Mechanical and Plumbing
• Heating/Cooling Sources
• Elevators/dumb waiters

During the Design development phase, working drawings typically consist of fully developed floor plans, exterior elevations, building sections, key details, window and door schedules, revised computer models and renderings and preliminary outline specifications.

Construction Documents

Construction Documents are the drawings and specifications used to price, bid and build your home. Drawings establish in detail the requirements for the construction of the home, the quality of materials and the building systems required for completing the project. The goal is to finalize and document all project parameters in order to obtain costs and provide clear instruction for the construction of the home. Construction Documents address the following with concise descriptions, dimensions and annotations of all project aspects:

• All exterior materials
• Door and window type, glazing and color
• Construction details
• Structure and envelope
• HVAC

During the Construction Documents phase, drawings consist of fully developed floor plans, foundation plans, roof plans, framing plans, exterior elevations, building sections, wall sections, stair sections, exterior details, window and door schedules and outline or short form specifications.

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Architectural Interior Design typically addresses the following:

• Comprehensive kitchen design including appliance and hardware selection and coordination, kitchenware layout and custom inserts design
• Comprehensive bath design including accessories selection and layout
• Plumbing fixture and fitting selection
• Tile and stone design, pattern layout and selection
• Interior trim and millwork design and detailing
• Interior door and hardware selection and coordination
• Stair, railing and balustrade design
• Cabinetry and built-in furniture design and detailing
• Closet design and specification
• All material species, type, color and finish selections
• Paint colors, plaster and specialty finishes
• Electrical outlet, switches, controls, security and A/V cover specification, finish and color
• Decorative and architectural lighting design
• Light fixture selection

During the Architectural Interiors phase, we source, create and send selection packages and samples for approval and produce computer models and renderings illustrating complex aspects of the interior of your home. Drawings typically consist of interior elevations, interior finish details, millwork details, electrical plans, lighting plans, reflected ceiling plans, room finish and appliance schedules and specifications produced concurrently within the overall project design schedule.

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Construction Administration addresses the following:

This service consists of two distinct processes, Bidding/Negotiation and Contract Administration. In a competitive bid approach, the Construction Documents and Bid package are distributed to selected contractors to prepare and submit a complete project cost for review by the architect and client. During a Negotiated contract approach, the contractor is selected and involved in the design of the project, in many cases saving weeks or months of time for commencing construction. Contract Administration involves review of the contractor’s requests for information and payment, change orders as well as field visits and providing supplemental information.

Bidding or Negotiation:

• Preparation of Schedule of Values, Add/Deduct Alternates, Allowances and Unit Costs
• Preparation and distribution of invitation to bid, bid requirements and bid addenda
• Review and response to Requests For Information
• Comparative Bid Analysis
• Review contractor references, liability certificates and insurance coverage
• Review of contract forms, conditions and supplements

Contract Administration:

• On-site project representation
• Construction Field Visits
• Field Visit documentation
• Workmanship monitoring, review and reporting
• Coordination of Landscape,  A/V or other consultants
• Documentation provided for requested field changes
• Supplemental drawings
• Testing and inspections review
• Shop drawing review
• Submittal reviews
• Material mock-up approvals
• Contract cost accounting
• Application for payment review
• Change order review
• Project Close-out and Punch-list

During the Construction Contract Administration Phase, you will receive supplemental design drawings, sketches, Field Visit Reports, Construction Progress Reports and approvals/modifications to all requests submitted by the contractor.

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Schematic Master Planning

Schematic Master Planning develops the identity of your landscape based on an assessment of the natural benefits and limitations of your site, intended uses, functional realities, and personal preferences.  A master plan is a key tool in identifying long and short term goals for your property and may be implemented over time as schedule and budget allow.

• Programming, a research and decision-making process establishing project scope
• Outline project goals, visions, aesthetic and scale
• Establish budget and schedule
• Review state and municipal codes and regulations
• Comprehensive inventory and analysis of site including existing and proposed  structure(s), topography, views, vegetation, drainage, site access, solar orientation, wind, bodies of water, etc.
• Design, a creative consolidation of program elements into a conceptual design
• General size and location of project elements including walls, patios, plant massing, walkways, driveways, parking, fire pits, pergolas, arbors, pools, water features, etc.
• Integration with the architectural features, including entries views
• Materials & construction types
• Initial consultant coordination if required (civil or site engineer for example)

During the Schematic Master Planning Process, rough concept drawings (plans, sketches, sections, or elevations) are presented for feedback before moving towards a more refined design. The typical end product for Schematic Master Planning is a color rendered plan depicting the property, size, shape and locations of proposed landscape features.

Landscape Construction Documents

Landscape Construction Documents are detailed, dimensioned, annotated drawings used to price, bid and build your landscape. The goal is to finalize and document all project parameters, obtain costs and provide clear instruction for the construction of the project.  Preparing Construction Documents is the best way to control the project budget and compare competitive bids.

Construction Documents identify and illustrate the following:
• Layout and patterns
• Materials and construction techniques
• Key construction details
• Coordination of underground drainage, irrigation & electric
• Landscape lighting locations/types
• Detailed grading, drainage and elevations
• Identification of proposed and key existing plant materials

Construction Documents also include a Planting Plan:
Specific genus and species, size and quantity of all proposed woody and herbaceous plant material is indicated.  Plants are selected with special consideration to the following:

• Size, form and function
• Indigenous character
• Environmental benefits
• Hardiness zone
• Fall foliage color
• Bloom color & season/duration
• Soil Type and pH tolerance
• Susceptibility to disease/pest damage
• Fruit/nut production
• Light/shade tolerance

During the Landscape Construction Documents phase, drawings consist of developed site plans indicating grading, drainage and construction details of all necessary items. The planting plan is a black and white plan and schedule complete with sizes and quantities.

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Landscape Construction Administration addresses the following:

During the Construction Contract Administration Phase, you may receive supplemental design drawings, sketches, field visit reports, construction progress reports and approvals/modifications to all requests submitted by the contractor.

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