PRE-DESIGN

Before full architectural design begins, crucial upfront planning and analysis can make or break your upcoming building project. Our comprehensive pre-design services establish a strategic foundation to set your project up for success.

We collaborate closely with you to align on your vision and goals, assess feasibility, create project budgets and schedules, analyze sites, engage stakeholders, and conduct specialized studies. This provides the insights we need to inform design strategies that uniquely fit your priorities.

Our thoughtful pre-design process reduces risks, gathers critical information, and validates project viability early on. This creates a roadmap for smooth execution and cost-effectiveness down the road.

With decades of experience, we navigate pre-design intricacies you may not anticipate. Our diligent upfront work ensures no crucial factors are overlooked.

Let us lay the groundwork to optimize project outcomes, prevent hassles, and make your vision a reality through strategic pre-design services.

  • Developing detailed project goals, requirements and scope. Defining all spatial, functional, operational, technical and performance requirements for the project.

  • Analyzing space adjacencies and relationships. Developing space flow diagrams showing connections between spaces. Determining sizes, proportions and layouts of spaces.

  • Creating a detailed schedule for all phases of project including pre-design, design, procurement, construction and commissioning. Scheduling key milestone dates.

  • Developing early cost models, estimates and budgets for all parts of project based on scope, schedule, market conditions. Allowing for escalation and contingencies.

  • Analyzing costs over the lifetime of the facility including upfront costs, operating costs, maintenance and disposal. Helps inform design decisions.

  • Detailed analysis of project feasibility looking at technical, legal, schedule and cost factors. Helps determine if project is viable.

  • Consulting with all required approving agencies and authorities early to determine requirements. May need zoning, building code, accessibility, environmental approvals.

  • Analyzing potential sites for access, visibility, traffic, zoning, soils, drainage, available utilities, easements, suitability for intended use.

  • Comprehensive survey of existing buildings to document layouts, conditions, systems. Helps inform renovation or replacement.

  • Gathering/coordinating all available client data including existing drawings, BIM models, asset info, operational requirements.

  • Visual, graphic and physical presentations to clients, user groups, community and approval agencies.

  • Researching local market demand, competition, demographics, economic climate as it relates to project.

  • Working with clients to secure financing through loans, bonds, grants. Preparing financial plans.

  • Custom pre-design studies specific to unique aspects of project like acoustics, security, lighting.

  • If needed, assistance with rezoning site to appropriate designation for intended use.

  • Generating community awareness and support for project through presentations, events, media outreach.

  • Survey establishing legal property boundaries, lines, easements. Critical for site strategy.

  • Analysis of site's geology, soils, slope stability, suitability for foundations and utilities.

BIDDING/ NEGOTIATION

As architects, we recognize that meticulously detailed construction documentation is the crucial foundation for the accurate pricing, competitive bidding, and successful execution of your project.

Our rigorous construction documentation process brings together comprehensive architectural, engineering, and interior design drawings, specifications, calculations, and details into a precisely coordinated technical package. We utilize a collaborative approach with constant communication between disciplines to ensure consistency and technical excellence across all documents.

With decades of experience, we exercise great care and quality control to produce complete, unambiguous documentation that clearly conveys the complete scope and intent of the design. We also provide full services including permitting, agency approvals, bidding support, cost surveys, and project management for a streamlined progression into construction.

By making construction documentation a priority, our clients gain the technical clarity and completeness required for contractors to accurately price, competitively bid, and flawlessly execute the construction of their project. We firmly believe in outstanding documentation as the key to achieving your vision.

  • Incorporating any outstanding client-supplied data into construction documents.

  • Architect coordinates fully integrated construction documents between all disciplines.

  • Detailed drawings specifying dimensions, materials, finishes, components.

  • Thorough quality control review of documents for coordination between disciplines.

  • Architect updates cost estimate based on near complete construction documents.

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  • Detailed interior drawings and specifications for finishes, furniture, etc.

  • Providing alternative product/system options for contractor pricing.

  • Custom bid forms, instructions to bidders, scopes, etc.

  • Managing entire documentation process against schedule and budget.

  • Submitting for, responding to, and obtaining required agency approvals.

SPECIALIZED SERVICES

We offer an array of supplementary services to support clients and enhance outcomes through all stages of the architectural process.

Services include space analysis, cost models, and feasibility studies to inform design. Site development services encompass analysis, planning, infrastructure, and securing approvals.

Materials and systems testing verifies assemblies meet specifications. Interior design services involve space planning, furnishings, finishes, signage, and graphics.

Project administration and construction management oversee schedules, budgets, contractors, and execution. Promotions and public relations provide strategic communications.

Documentation services thoroughly record the project through photography, surveys, and archiving.

By delivering end-to-end support, our specialized services maximize value, quality, and satisfaction. We fulfill our commitment to fully support client goals and deliver exceptional results.

  • Incorporating any outstanding client-supplied information such as budget updates, operational requirements, etc. into bidding documents.

  • If using separate bid packages, architect coordinates the division of work between packages.

  • Architect issues the finalized drawings, specifications, bid forms and instructions to prospective bidders according to an established schedule.

  • If changes are required during the bidding period, the architect issues addenda to inform bidders of any additions, deletions, clarifications or modifications to the bid documents.

  • The architect thoroughly reviews all submitted bids for completeness, pricing, qualifications and capabilities of bidders, and conformance to bidding requirements. The architect provides detailed analysis and recommendations.

  • The architect assists the client in finalizing and executing the contract with the selected bidder by incorporating terms and conditions into the owners construction contract.

  • The architect reviews the bidding approach, bid opening results, and contract award recommendations through meetings with the client at key milestones.

  • The architect can assist with separate bid packages for different trades or negotiated bids for specialized work.

  • The architect may provide pre-qualification services to screen bidders or evaluate alternative proposals requested from bidders.

  • Throughout bidding, the architect manages the process proactively to meet schedule and budget goals.

  • The engineers issue finalized bidding documents for their disciplines according to the overall schedule.

Schematic design builds upon pre-design work to transform a project from abstract ideas into concrete form and function. Our architects dive deep into conceptualizing and representing the spatial relationships, scale, and character of your project through this crucial phase.

We start by thoroughly reviewing all available data to ensure we understand project goals, budget, and context. After exploring multiple approaches, we refine a selected design direction that aligns with your vision through drawings, models, and renderings.

Frequent collaboration and presentations allow us to gain your input and build consensus as the design develops. We consult with engineers for preliminary structural, mechanical, and other building system concepts. Our interior designers weave together interior layouts, finishes, and furnishings.

This intensive process evolves the design from a big picture concept to schematic drawings with real shape and substance. Our personalized service ensures systematic exploration of alternatives so your vision takes form thoughtfully. With decades of experience translating visions into buildable designs, we create a solid schematic foundation to set your project up for success into the construction documentation phase.

  • Gathering and coordinating all client-supplied data including existing drawings, conditions surveys, operational requirements, BIM models, etc. Critical basis for design.

  • Thoroughly reviewing proposed project program and budget against project goals. Validating or proposing changes.

  • Developing different high-level design concepts showing different layouts, forms, materials. For client review.

  • Evolving initial conceptual layouts into a detailed architectural design illustrating scale, spatial relationships, aesthetics.

  • Drawings indicating overall building massing, scale, key spaces, circulation, major materials. Provides understanding of design intent.

  • The architect develops an early cost estimate based on the schematic design and current area market conditions.

  • Scheduling regular meetings and collaboration sessions with clients to present design progress and get approvals/feedback.

  • The interior designer develops preliminary concepts for interior layouts, furniture, finishes, fixtures based on schematic architectural design.

  • Conducting feasibility studies related to future expansion capability, environmental impact, accessibility, acoustics.

  • Preparing unique presentations and design submissions to obtain agency approvals, community support. May involve models, renderings, animations.

  • Developing physical or digital models, photographic renderings to effectively communicate design intent.

  • Ongoing administration of schedule, budget, contracts, documentation throughout design phase.

  • Early engagement with approval agencies to obtain feedback and requirements on schematic design.

  • Engineers develop a preliminary structural system for the building based on schematic design. dfsdafsdfadsadsfgasdgadfg

  • Landscape architect develops initial concepts for hardscapes, plantings, exterior amenities.

CONSTRUCTION ADMINISTRATION

The bidding and negotiation phase is a culmination of prior design efforts, requiring diligent management for a successful contract award. We shepherd clients through bid solicitation, analysis, negotiations, and finalization of construction agreements.

With extensive experience, we issue clear bid documents, manage bidder communications, facilitate competitive bidding, evaluate results, and advise on award strategy. Our architects thoroughly review bids for completeness, pricing, qualifications, and alignment with project requirements.

We offer customized services like pre-qualification, separate bid packages, or negotiated specialty bids to suit project needs. Seamless coordination with engineering partners ensures comprehensive technical review.

Throughout the process, we maintain disciplined project management and open client communication to meet schedule and budget goals. Our expertise in bidding and procurement lends confidence in awarding a construction contract that optimizes value and quality. Let us guide your project to a successful start of construction.

  • Incorporating any outstanding client-supplied information such as budget updates, operational requirements, etc. into bidding documents.

  • If using separate bid packages, architect coordinates the division of work between packages.

  • Architect issues the finalized drawings, specifications, bid forms and instructions to prospective bidders according to an established schedule.

  • If changes are required during the bidding period, the architect issues addenda to inform bidders of any additions, deletions, clarifications or modifications to the bid documents.

  • The architect thoroughly reviews all submitted bids for completeness, pricing, qualifications and capabilities of bidders, and conformance to bidding requirements. The architect provides detailed analysis and recommendations.

  • The architect assists the client in finalizing and executing the contract with the selected bidder by incorporating terms and conditions into the owners construction contract.

  • The architect reviews the bidding approach, bid opening results, and contract award recommendations through meetings with the client at key milestones.

  • The architect can assist with separate bid packages for different trades or negotiated bids for specialized work.

  • The architect may provide pre-qualification services to screen bidders or evaluate alternative proposals requested from bidders.

  • Throughout bidding, the architect manages the process proactively to meet schedule and budget goals.

  • The engineers issue finalized bidding documents for their disciplines according to the overall schedule.

SCHEMATIC DESIGN

The design development phase is where we bring your vision to life, evolving schematic concepts into detailed, construction-ready design documentation. Our architects lead an intensive process focused on resolving all technical details while maintaining the design aesthetics and intent.

Through ongoing collaboration, we ensure the design continues aligning with your goals as we refine architectural plans, material selections, finishes, millwork, lighting, and accessories. Multi-disciplinary coordination with engineers and consultants creates a unified design with optimized building systems.

Immersive visualizations, presentations, and cost estimates along the way provide crucial insights that allow us to make informed design decisions together. Our personalized approach and decades of experience enable us to work through complexity, turning your vision into comprehensive construction documentation.

With excellence in design development, we produce the technical clarity needed for accurate pricing, effective construction, and the successful realization of your project goals.

  • Continued coordination of any additional client data, surveys, operational requirements collected during design process.

  • Architect coordinates all aspects of design with consultants and engineers to ensure integrated solution.

  • Architect refines schematic design through more detailed plans, sections, elevations, layouts, materials.

  • More detailed drawings showing room finishes, millwork, door and window details, accessory plans.

  • Architect updates cost estimate based on the detailed design development documentation.

  • Ongoing meetings with client to review design progress and get approvals.

  • Interior designer advances interior layouts, furniture, finishes, lighting, fixtures.

  • Any additional studies needed for specialty aspects like acoustics, FF&E.

  • Presentations to gain support from community, approval agencies, stakeholders.

  • Enhanced models, renderings and walkthroughs to communicate design.

  • Ongoing administration of schedule, budget, contracts, documentation.

  • Continued coordination with approval agencies as design progresses.

POST-CONSTRUCTION

Throughout construction, we provide contract administration services focused on oversight, progress evaluation, quality assurance, budget and schedule management, and client communication.

With extensive experience, our architects conduct thorough site observation, track and assess construction progress, process payment applications, provide technical interpretations, and review submittals and changes. We identify issues early, recommend solutions, and closely inspect architectural elements for quality execution per the contract.

For complex projects, we offer full-time on-site representation to monitor activities. Seamless coordination with engineers ensures comprehensive reviews across all disciplines. We maintain rigorous documentation like observation reports and record drawings.

Our contract administration expertise provides the oversight necessary to resolve problems, contain costs, maintain schedules, and achieve successful project delivery in conformance with design intent. Let us safeguard your investment through construction.

  • Incorporating any outstanding client-supplied information such as budget updates, operational requirements, etc. into bidding documents.

  • If using separate bid packages, architect coordinates the division of work between packages.

  • Architect issues the finalized drawings, specifications, bid forms and instructions to prospective bidders according to an established schedule.

  • If changes are required during the bidding period, the architect issues addenda to inform bidders of any additions, deletions, clarifications or modifications to the bid documents.

  • The architect thoroughly reviews all submitted bids for completeness, pricing, qualifications and capabilities of bidders, and conformance to bidding requirements. The architect provides detailed analysis and recommendations.

  • The architect assists the client in finalizing and executing the contract with the selected bidder by incorporating terms and conditions into the owners construction contract.

  • The architect reviews the bidding approach, bid opening results, and contract award recommendations through meetings with the client at key milestones.

  • The architect can assist with separate bid packages for different trades or negotiated bids for specialized work.

  • The architect may provide pre-qualification services to screen bidders or evaluate alternative proposals requested from bidders.

  • Throughout bidding, the architect manages the process proactively to meet schedule and budget goals.

  • The engineers issue finalized bidding documents for their disciplines according to the overall schedule.

DESIGN DEVELOPMENT

The post-construction phase encompasses activities that facilitate your transition to occupancy and continued optimization after project completion.

We thoroughly inspect finished work, document deficiencies, and secure their correction to meet contract requirements. Before occupancy, we stringently test systems and certify total performance.

For a smooth handoff, we offer client consultations, training on building operations, warranty reviews, and assistance with furnishings and equipment. During the warranty period, we re-inspect components and address defects.

To enhance building performance, we can provide facility assessments, sustainability benchmarking, alterations design, and consulting on custom elements like artwork and signage.

Our post-construction services focus on ensuring your total satisfaction through completion, occupancy, and beyond. Let us actively support the success of your investment over its full life cycle.

  • Incorporating any outstanding client-supplied information such as budget updates, operational requirements, etc. into bidding documents.

  • If using separate bid packages, architect coordinates the division of work between packages.

  • Architect issues the finalized drawings, specifications, bid forms and instructions to prospective bidders according to an established schedule.

  • If changes are required during the bidding period, the architect issues addenda to inform bidders of any additions, deletions, clarifications or modifications to the bid documents.

  • The architect thoroughly reviews all submitted bids for completeness, pricing, qualifications and capabilities of bidders, and conformance to bidding requirements. The architect provides detailed analysis and recommendations.

  • The architect assists the client in finalizing and executing the contract with the selected bidder by incorporating terms and conditions into the owners construction contract.

  • The architect reviews the bidding approach, bid opening results, and contract award recommendations through meetings with the client at key milestones.

  • The architect can assist with separate bid packages for different trades or negotiated bids for specialized work.

  • The architect may provide pre-qualification services to screen bidders or evaluate alternative proposals requested from bidders.

  • Throughout bidding, the architect manages the process proactively to meet schedule and budget goals.

  • The engineers issue finalized bidding documents for their disciplines according to the overall schedule.

CONSTRUCTION DOCUMENTS