Nearly every architectural project can be broken up into phases (or stages). These can be viewed as "milestones" that provide a framework for discussing and monitoring progress, and provide a roadmap for the project ahead.

 

Depending on your project, it may include some, or all of these phases, but usually projects need to go through most of the phases in order to achieve maximum success and ensure the project is completed to everyone's satisfaction.

 

1. PRELIMINARY DESIGN

• The "Conceptual Design" is the Big Idea of your project, and encapsulates your dreams, vision and goals into the project.

• The "Project Program" lists all of the essential items in the project, and we can break down the list into "needs vs wants" if necessary.

• Inspirational photos are a key aspect of defining the“look and feel” of what you want to achieve. We can use Pinterest, Instagram or other sources, to define and discuss the aesthetic goals for the project.

• Hand-drawn sketches or simple renderings are used to communicate the basic design idea without solving all the details.

• This is the time to “brainstorm” and “dream big” as the main purpose of this stage is to understand and visualize all of your goals, outlines and ambitions for the project. 

 

2. AS-BUILTS

Documentation of existing building conditions (may require a survey by a licensed surveyor).

• 3D Digital scan of the existing building

• Existing floor plans, elevations, roof plan, and building information documentation

• Survey with topographic information may be required for lots with a slope, buildings near property lines/setbacks, and/or unusual features.

• Structural framing may need to be verified

 

3. SCHEMATIC DESIGN

In this phase, we assemble the Conceptual Design into a basic set of drawings and renderings that can be sent to engineers for coordination, or the planning department if Design Review approval is needed.

 

• Verify all floor plan layouts and design.

• Exterior materials selections

• General interior layouts and design

 

We may want to engage a contractor for “Pre-Construction Services” to get a preliminary idea about costs and value engineering options. (See also “Bidding Phase” below.) Once Schematic Design is done, we can submit it to the Planning Department (if necessary for your project).

 

4. CONSTRUCTION DOCUMENTS

During this phase, we will coordinate with all of the necessary consultants, such as Structural, Civil, Landscape, and Geotechnical Engineers. We will want to make final decisions about all of the design elements during this stage.

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• All construction details finalized.

• Door and window final selections

• Final cabinet design and layout

• Title-24 Energy report

• Engineering coordination​

 

5. BUILDING PERMITS

Once all of the documents are ready, we can submit to the local Building Department. They may provide comments that we will need to address, and this process can take from 2-6 months, with an average of 3 months, depending on the local jurisdiction. Once we get final building department approval, we can move on to Construction!

 

6. BIDDING

If we already have a contractor, this phase can be omitted. If we are still deciding, then we can send the project out for bidding and select a contractor at this time. I can provide recommendations on qualified local contractors if necessary.

 

7. CONSTRUCTION

The construction process can be messy and noisy, but it can also be exciting to see your project finally being built! There may be some lingering questions about paint color, tile availability, countertop finishes, etc… but we will have weekly or bi-weekly meetings to answer any questions and work with the contractor to address any issues as necessary until the project is finished.

 

Once the project is all done, it’s time for pictures! (and Champagne, of course)

We Did It! Job well done!