In this first phase, we consult with the owner to determine project goals and requirements that will serve as a basis for design. We also collect information about the site, and analyze relevant building codes, zoning requirements and jurisdictional restrictions that may influence the design. For additions and renovations, we take measurements and closely document a project, and create plans and elevations of the existing conditions.
During schematic design, we develop study drawings and/or 3-D renderings that illustrate the design concepts and include spatial relationships, scale, and form for the owner to review. After several collaborative design meetings, a final schematic design is created. The product of this phase is a set of drawings and a written narrative describing major building systems and finishes. This is then used to establish preliminary estimates for construction cost. During this phase, if necessary, we submit the designs for approval from the Historic Preservation Review Board, local Advisory Neighborhood Commissions, or Zoning Review Board.
PERMIT DRAWINGS & CONSTRUCTION DOCUMENTS
Given an approved program and design, we develop the schematic design into a set of drawings to obtain a building permit. We also coordinate the design with our engineering consultants during this phase. The deliverables of this phase includes a set of drawings and specifications that include all pertinent information required for builders to price and build the project. The bid documents often includes a bid form with instructions to bidders, bid drawings, specifications, and the owner-contractor agreement. The phase ends with builders submitting their bids or proposals for the project.
When bids arrive, we assist the owner in evaluating them, and negotiating the price and project scope if necessary. Bid negotiation ends with a signed contract being awarded to the selected contractor. Different projects require different levels of services on the architect’s part; as such ; Construction Administration (CA) services are provided at the owner's discretion. CA services begin with the initial contract for construction and terminate when the final certificate of payment is issued. Our services during CA includes coordination with the builder, site visits, review of shop drawings and addressing any questions that may arise on site.
BID NEGOTIATION & CONSTRUCTION ADMINISTRATION
A notable portion of our services include working with neighborhood review commissions, zoning commissions, and historic preservation review boards. We are experienced with working with such agencies in the District of Columbia and various jurisdictions in Virginia. If approval from a community organization, Historic Preservation Review Office/Board or a Board of Zoning Adjustment is required, we prepare drawings and information required for the review process and we participate in meetings and hearings.