Proposal
The design process is an exploration, and to go through it together, we need to build a trusting relationship. We start by getting to know one another, and then talk through everyone’s ambitions and expectations for the project and process. Our goal is to open up a range of possibilities that will be studied, critiqued, recombined, refined, or let go of as the design emerges.
- Introductory Meeting
- Discuss project goals & scope
- Set expectations
- Project Goals & Scope Form
- Proposal Meeting
- Review preliminary project program, design objectives, schedule, budget, scope of design services, and fee
- Proposal & Contract Sign-off
Phase 1: Programming & Analysis
The ideas generated previously will be synthesized and then studied relative to the project site through sketches and diagrams. At the end of Phase 1, we will have a shared sense of what will drive the project design.
- Site Documentation
- If required, client to provide surveys, inspections, previous permits, etc.
- Programming & Analysis Meeting
- Review site documentation and diagrams
- If required, discuss refined project program and scope
- Programming & Analysis Sign-off
Phase 2: Schematic Design
During this phase, we shape the sensibilities from Phase 1 into a series of schematic options. Our expertise helps us to efficiently develop novel design ideas, anticipate their potential, and then make decisions about them with confidence. The options are refined through clear presentations and open conversation, but we don’t try to finalize every decision — the design will continue to evolve in the coming phases.
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Schematic Design Meeting 1
- Review & discuss the Schematic Design versions. (Each Version expresses a unique set of ideas that can be refined and/or recombined as the project progresses.)
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Schematic Design Meeting 2
- Review & discuss refined Schematic Design versions and select one to explore further Review preliminary ideas for the material palette’s direction
- Depending on the complexity of the project, more Schematic Design meetings may be required
- Schematic Design Sign-off
Phase 3: Design Development
We will explore more subtle iterations of a single Schematic Design option by looking at the details and materials of specific spaces within the project. Hopefully, the design that emerges will surprise us by questioning some of our early assumptions as much as it affirms others.
- Design Development Meeting 1 - Material Direction
- Review a selection of physical samples that work with the preliminary ideas for the material palette and select one to explore further
- Design Development Meeting 2 - Overall Design + Finishes & Fixture Strategy
- Review & discuss the project’s overall design, primary areas, building systems, finishes, and fixtures
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Depending on the complexity of the project, more Design Development meetings may be required
- Design Development Sign-off
Phase 4: Construction Documentation
Our construction drawing sets are as thorough and coordinated as possible — we both trained in offices obsessed with quality, and the rave reviews we get from contractors who see our sets confirms that we are doing something right.
Some information is difficult to understand or take action on when viewed only within a drawing set, so we also build custom tools that help us pull the information out into a more legible context. For example, our Finish & Fit Out interface allows us to compare options for all the products that are being considered for a project. We can then use the interface to procure everything or generate a specification booklet.
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Finish & Fit Out Meeting
- Review specific finishes & fit out items and pricing
- Construction Documentation Meeting
- Review a comprehensive Construction Documentation set
- Depending on the complexity of the project, more Construction Documentation meetings may be required
- Construction Documentation Sign-off
Phase 5: Permitting
The permitting process can be surprisingly challenging. We anticipate these challenges when we can, and then respond strategically for everything else. Our goal is to get the best version of the project permitted in an efficient manner, and we do what it takes to make that happen.
- Building Permit Application
- If required, prepare applications for all additional clearances, approvals, and related permits in collaboration with the Owner
- Respond to all comments and revise drawings
Phase 6: Pre-Construction
We use our coordinated drawing sets and a comprehensive scope of work to obtain clear bids from contractors. We then receive and level the bids (using custom built tools) so they can be compared, and then help negotiate with the contractors. Our goal is to create a strong relationship with a contractor who wants to uphold the project’s values, and who represents an appropriate balance of cost, schedule, and quality.
- Bidding & Contractor Selection
- Lead bid walkthroughs with contractors
- Review & negotiate bids
- Evaluate contractors and assist Owner in selecting one
- Procurement
- Review & assist Owner in purchasing selected finishes, fixtures, hardware, accessories and appliances
Phase 7: Construction Admin
Once we have a great contractor on our project team, we use regular check-ins, extensive documentation, and clear communication to make sure that they are executing the design intent shown in the drawings.
We use our custom built Project Portal to store all project information, track progress, log any issues, manage communications, and many other tasks that help the Construction Administration phase run smoothly.
- Weekly Construction Administration
- Review weekly construction progress reports and respond to items if required
- Attend regular site walkthroughs with designer & contractor
- Sign-off on any designer-approved Applications for Payment from contractor
- Punch List & Close-out
- Review the completed project for compliance with design intent and quality
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Identify deficient or defective items for the contractor to address
- Coordinate close-out documents