The phases are sequential, and they build on the work completed and agreed to in each preceding phase.  We start with the general and refine the design to the very specific. There’s lot of decisions along the way and this gradation organizes those decisions into manageable portions

PHASE 1: DESIGN DEVELOPMENT

This is essentially an information gathering and processing phase – what I do before I start design. We collect all the information about the project to use in schematic design. This includes information about the site, any existing structure(s), codes, deed restrictions, septic information, site utilities, access, budget, and schedule.

SITE

The property, or site, is a strong generator of ideas and building forms for me, so I begin all new projects with an analysis of your site.  I look at the local conditions - climate, wind patterns, solar angles, topography, and other significant features - particular to your property. I overlay any local zoning restrictions (setbacks, etc.) on this plan and create a site diagram.  This diagram usually begins to suggest candidate building sites and opportunities, which together, we’ll begin exploring in the next step.

DESIGN ANALYSIS

Chances are this has been percolating in your head for some time, but we need to get it on paper and make it real. I’ll ask you to make an exhaustive list of the spaces you’d like in your home to include. Treat it as a wish list of sorts (for now).  For the major spaces, it’s also useful to describe the character of those spaces (wood ceilings, cozy, formal, low light, etc.) 

CLIENT QUESTIONNAIRE

I’ll send you a detailed list of questions to help me find out more about you, your needs for the project, and as part of the search for an architectural idea to build the project on. This will get us all thinking about the specifics of design from the outset.

EXISTING CONDITIONS SURVEY (As Necessary)

These drawings are required for all renovation + addition projects and vary with the size and complexity of the existing building. CODE ANALYSIS

It’s critical to understand the restrictions governing the subject property or structure before beginning schematic design. This review will tell us what’s possible and what isn’t. I’ll review the zoning, by-laws, and covenants which impact the property, review environmental issues, flood zones, and assess the overall permitting process. I will seek preliminary Planning requirements Building Regulations alongside CDM Regulations and review as required.

INFORMATION REQUIRED:

• Site Survey (digital) - showing property boundaries, roads, test pit sites, utilities, topography, known significant site features, and any existing structures.
• Existing Structure Floor plans (digital) as applicable. If you don’t have these, I will conduct an existing conditions survey for you.
• Soils test/septic design (assuming no public sewer access). I can suggest local designers that will work with us to find a suitable site (for both the building and the septic).
• List of any known restrictions (wetlands, permitting constraints, easements, etc.)
• Copy of your deed
• Client Questionnaire – this is a document I’ll provide for you to fill out. It’s a detailed list of questions designed to tell me more about you, your project and to define the project goals in a very granular way.

 PHASE 2: CONSTRUCTION DOCUMENTS

This phase fixes all the information about the property into a detailed set of drawings and specifications that will be used by the Contractor for pricing and construction.  Think of it as an instruction manual. Before beginning we’ll discuss whether you’d like to pursue a bid price contract, or a negotiated contract and I’ll craft the drawings and level of detail in those drawings based on that decision. 

For a typical project, I generate the following drawings where applicable:

• Site Plan
• Floor Plan(s)
• Foundation Plan
• Exterior Elevations
• Building Sections/Wall Sections
• Door + Window Details
• Interior Elevations
• Details (interior/exterior)
• Electrical / Lighting plans
• Building Specifications
• Structural Plans

 

I’ll submit the project for local permitting near the beginning of this phase to ensure any necessary changes can be folded in before the drawings are finalized.

The construction documents phase will require less input from you as most of the decisions will have already been made. If there are outstanding finish selections or cabinetry design decisions, we’ll meet to confirm those.

FEE BY DESIGN PHASE

 The phases of architectural services are listed below. Each category notes a percentage of time that I typically spend in each step. 

1. Survey (If Applicable) (10%)
2. Technical Drawings (25%)
3. Application Submission (10%)
4. Structural Drawings (35%)
5. Application Management (20%)