PRE-DESIGN
Conceptual Design – site analysis, programming, existing conditions, budgeting, code review
In this phase, we carry out
-Client consultation
-Existing conditions survey and documentation
-Photographs
-Measurements
-Compile existing drawings if any
-Basic drawings/sketches
-Statement of probable build/construction cost
- Programming space and use
-Basic code review
PRE DESIGN: VARIES FOR ALL PROJECTS The first step of the architectural design process involves gathering all the pertinent information before any real design takes place. The information that we collect starts with any information about the site, existing structure(s), codes, deeds restrictions, site utilities, access, budget and schedule. Developing a cohesive relationship with a client is a critical piece of the puzzle as it is extremely important for the client and the architect to share the same “vision” before moving on to the subsequent stages. During this phase of the architectural design process, questions such as: What sorts of features – both functional and aesthetic – does the building require? What is the time frame for occupying your new space? Who will be occupying the space? How will the space be utilized? What are the indoor and outdoor space requirements? What does the budget look like? Once these questions are fully considered and discussed, the next stage of the architectural design process can take place.
SITE
The property, or site, is a strong generator of ideas. We begin all projects with an analysis of your site. We look at the local conditions - climate, wind patterns, solar angles, topography, and other significant features - particular to your property. We overlay any local zoning restrictions (setbacks, etc.) on this plan and create a site diagram.
PROGRAMMING + BUDGET ANALYSIS
Asking the client for a program is merely asking for all the spaces that you want. It should be an exhaustive list. Once we have all the "wants" we can analyze by adding square footages to the rooms. Once we have that we are able to put together a basic budget based. Once we have that number we can then go back and re-evaluate that we are meeting all the criteria for the project.
It’s much easier to align your budget with the size requirements before beginning the design process. The schematic design will follow, fixing ideas and expectations into an image of a home. Once this happens it’s much more difficult to give things up.
EXISTING CONDITIONS SURVEY
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. We’ll review the zoning, by-laws, and covenants, which impact the property, review environmental issues, height restrictions, and assess the overall permitting process.
SCHEDULE
It’s important to develop a basic schedule to make sure we’re meeting everyone’s expectations. The project schedule will be impacted by the following: Owner’s Schedule, Architects Schedule, Consultants Schedule, Permitting Schedule, Contractors Schedule + Availability The schedule will change along the way. We’ll use it to identify any constraints early on. This phase is complete when you’ve agreed to the program and budget we’ve developed together. Then we can proceed to the next phase.
INFORMATION REQUIRED BY OWNER
Site Survey (digital) - showing property boundaries, roads, test pit sites, utilities, topography, known significant site features and any existing structures Please contact us for recommendations. - Existing structure floor plans (digital) as applicable. If you don’t have these, A4A Studio will conduct an existing conditions survey for you. - Soils Test (as necessary) Please contact us for recommendations. - List of know restrictions (permitting constraints, easements, non permitted structures, etc.) - Copy of your deed and building record
PHASE 1: SCHEMATIC DESIGN
basic design and concept generation
In this next phase, the architectural design team begins to translate the client's wishes into a building design concept. This may involve sketches, drawings, 3D renderings, and preliminary site plans, floor plans, and building elevations. Any building systems, such as HVAC and plumbing, also may be explored in this phase.
Now that the architect and client are on the same page with the overall vision of the project, the foundation and design elements of the building are brought to life through drawings. The architect evaluates the program, schedule, and budget from the first stage of the architectural design process and prepares a rough sketch of the building schematics to review with the client. The preliminary illustrations will outline the layout, features, and aesthetics of the space, which work to offer a first glimpse as to how the building will take shape. During this stage of the architectural design process, honest communication between architect and client is paramount. Establishing a clear decision-making process can make the difference between satisfaction and regret.
PHASE 2: DESIGN DEVELOPMENT
refinement of the selected design concept from phase 1
This is the phase where the architect's design intent manifests as a detailed plan. If the project requires a structural engineer, that person typically joins the team at this point if not earlier depending on the complexity of the design. The architect also presents the client with both exterior and interior finishes, which will go atop the foundational structure. Finishes can greatly affect the total cost of a construction project (as well as the project schedule), so this phase must be handled with the utmost degree of respect. At this point, a more realistic cost estimate will come into view.
Now that the schematics are drawn out and agreed upon, it’s time expand those illustrations into a working model of the final project. During this phase of the architectural design process, the schematics from the previous step will be overlaid with far more detailed information provided by team members and consultants. The design team will work to solve any coordination issues, while at the same time focusing on enhancing the project in order to mitigate the need for major revisions during construction documentation, or even worse, construction itself. At the same time, the architect will put their minds toward scaling floor plans and drawing out detailed elevations for approval. Here, the design elements and plans that have been decided on along the way will be fleshed out into a three-dimensional form. This is where things start to get really exciting since the schematics for the building will start to become much more vivid and tangible. It is, however, worthy to note that once the final outline is approved and signed off on, any significant changes made after this stage of the architectural design process will result in costly repercussions – so make sure everything is 100% up to par before moving on to the next steps.
PHASE 3: CONSTRUCTION DOCUMENTS
detailed drawings, schedules and specifications
In this next phase of the architectural design process, design becomes a reality. The architect works hard to put together a really through set of drawings which will be submitted to the local permitting authority, whether that's a city or a county.
The final step of the architectural design process involves translating the schematics so that they are suitable for construction and permit submittal. The architect will prepare final drawings that fully communicate the design elements to those who will be involved in the construction process of the space. Construction drawings take form through large scale, detailed outlines that define the components of the building that need to be assembled and fabricated in order for it to take shape. It is the architect’s task, now, to develop the remaining elevations and preliminary structural analyses before consulting with the team of engineers, designers, landscapers, etc. to ensure a complete and coordinated set for construction.
PHASE 2,3: CONSULTANT COORDINATION
working with all the necessary consultants like HVAC, Structural, Civil, Geotech, Landscape, Lighting, Energy (to name a few) to complete the drawings for bidding and permitting. Working with Consultants is a fluid process. They are involved from the get go as their systems are equally important in the design process.
PHASE 4: BIDDING + NEGOTIATION
aid in contract award / negotiation with General Contractor
If no contractor comes pre-attached, the client and the architect interview contractors and solicit competitive bids. Potential contractors sit down with the client and architect to go through the construction drawing sets and discuss materials and schedules. Contractors seek shovel-ready projects to keep their crews busy throughout the year. Therefore you will have a better chance of securing a contractor—and a competitive price—if your project is already permitted and ready to go.
PERMITS
complete drawings set submitted to city for final approval
At this point, the architect must submit the permit set of drawings as part of a larger permit application. The city or county reviews the submittals for structural integrity and adherence to zoning laws and building codes. Permitting can be one of the slowest parts of the construction process, but it protects architects, builders, and property owners from potentially dangerous construction errors. Simple construction projects in permissive municipalities can get approval in a matter of days. If you're building something ambitious, in a Coastal Zone, or if you're building in a historic district, the permitting process can take much longer.
PHASE 5: CONSTRUCTION
oversee construction + administration of the contract
In this final phase, the architect's role shifts from creative design to project management. While they don’t physically manage the job site, they make regular site visits to ensure that the project is being executed according to their plans. The contractor and their crew assumes control of the project like a film director taking over a screenwriter's script. Project budgets can balloon on account of cost overruns, but with careful planning, no changes will be needed.