Preceding any design work, our process is initiated with attentive listening and thorough observation.

We carefully listen to our clients to learn about their habits, preferences, and ambitions, both functional and aspirational. We synthesized common themes to draw out priorities and overarching project goals. We outline these findings as a manifesto to guide our hands when developing design options.

We observe the property on its qualities and restrictions. We will first either obtain or create existing conditions drawings by going to a records department or measuring and documenting the existing structure. In parallel, we will research and analyze zoning and other regulatory agency approvals that the project might be subjected to. The goal of the field verification is twofold: establish a canvas to work with, and to understand the site and its latent potential.

The schematic design phase is primarily conceptual, providing a broad overview without delving into specific details. Our team will use the project ‘manifesto’ and ‘canvas’ created in the previous phase to start exploring design options. For new construction projects, we will focus on site layout, volumetric massing studies, and basic exterior concepts. In contrast, renovation projects will involve exploring layout test-fits that align with the project objectives.

During this phase, collaboration with other disciplines may commence, these can include landscape designers, civil engineers, mechanical engineers, structural engineers, etc. The consulting team will craft a narrative that broadly describes the project and the types of systems or improvements the building will incorporate.

Deliverables for this phase typically encompass preliminary drawings such as site & floor plans, elevations, and perspective diagrams, along with infrastructure narratives. Additionally, a strategy for obtaining approvals from regulatory agencies is included. This package, presented at the conclusion of this phase, serves as a Pricing Set to establish a budget and evaluate the project's feasibility from both cost and approval standpoints.

Upon approval of the Schematic Design, our team will progress to refine and analyze the design three-dimensionally through sections, perspectives, and interior elevations. The selection of building materials, finishes, fixtures, hardware, etc. will be reviewed and selected during this phase.

Concurrently, while the consultants further develop the design of building systems and infrastructure, we will ensure seamless coordination among all stakeholders to guarantee alignment with the overarching architectural vision.

The deliverables at this stage are notably more comprehensive than schematic drawings and encompass a specification outline that furnishes written directives for the drawings, selected materials, installation descriptions, quality control prerequisites, and other technical particulars.

These documents can be leveraged to facilitate a more precise cost estimate owing to the supplementary information provided. Depending on the project's nature, the approval process may be initiated during Design Development, particularly for projects necessitating public hearings, which often extend the permitting process significantly. As such, a set of documents will be prepared and submitted to the relevant authorities for the requisite board hearing. Typically, we shepherd the permitting process by submitting required documents and addressing queries and requests from the local authority.

During this phase, our primary objective is to compile an assembly manual for the project's construction. The earlier creative process gives way to technical documentation detailing quality standards, systems, materials, and other necessary construction specifics.

While client interactions are reduced during this phase, we will continue to coordinate and review work progress with consultants through weekly check-ins, intermediate issuances, and progress reports.

The deliverables for this phase are a complete set of drawings and specifications. These materials will be used to obtain final approval from local authorities, serve as a basis for the General Contractor proposal, and be used for the execution of the project.

Upon finalizing the Construction Documents, we will collaborate with the client to select qualified contractors to competitively bid on the project. A comprehensive bidding package, including drawings, specifications, and pricing instructions, will be distributed to the pre-selected bidders. Furthermore, we will conduct pre-bid tours to acquaint the candidates with the site and address any requests for information through addendums to the drawings or specifications, if necessary.

Upon receipt of the bids, we will provide support to the client in evaluating, leveling, and comparing the proposals. Additionally, if applicable, we will arrange interviews and site visits to assess the quality of work on previously completed projects. Following our assessment, we will present our recommendation and facilitate the formalization of a contract between the client and the selected contractor.

Once construction commences, our primary role is to preserve the design integrity of the project, ensure that the contractor adheres to the Construction Documents, and administer the construction contract between the client and the contractor. We will establish and document regular site meetings to address contractor inquiries, monitor progress and work quality, evaluate the contractor's adherence to the predetermined schedule, and review payment requisitions for accuracy in relation to the completed work to date. Furthermore, we will review and approve the contractor's submissions of shop drawings, samples, building mock-ups, etc., as stipulated in the Construction Documents Specification.

Any Change Orders resulting from an expanded project scope, unforeseen conditions, directive changes, etc., will also be reviewed and approved by the design team.

Upon substantial completion of the project, we will thoroughly review the work and prepare a Punch List to ensure that all remaining items are satisfactorily completed. After obtaining all warranties owed to the client, we will certify the completion of the work and approve the final payment to the contractor.