OUR PROJECT APPROACH.
Project Management (Design & Construction)
Consistent and honest communication
1) Initial kick-off meeting
2) Email updates – brief progress update (weekly or bi-weekly as needed)
3) Digital or in-person progress meetings (bi-weekly to monthly depending on the project needs)
4) Maintain consistent communication with the jurisdiction (AHJ) throughout the design phases to minimize unforeseen requirements during the permit review process.
5) Coordinate consultants and sub-contractors throughout design and construction.
Pre-Design Phase
Understand project constraints and develop initial drawings
Programming
1) Gather and discuss the Owner’s wish-list, design ideas, project budget & schedule.
Existing Conditions Analysis & Documentation
1) Compile necessary information and review with the Owner - property survey
within last six months, any existing drawings which are available and HOA requirements.
2) Field measurements and pictures are compiled to verify existing conditions. A visual assessment is performed and drawings are produced which will serve as the basis for future design drawings.
Code Analysis & Permit Agency Coordination
1) Research applicable codes and verify with the authority having jurisdiction (AHJ) prior to starting design.
Design and Construction Phases
Multiphase approach - Conceptual ideas develop into construction plans and become reality
PH1) Schematic Design (SD)
We begin with site plan and floor plan layouts to confirm locations and sizes of new spaces. Layouts are presented to the Owner and comments are incorporated after each design meeting. Once the layout is approved, elevations & three-dimensional studies begin. When the design package is approved by the Owner, it is reviewed with the permitting agency. We believe working with the jurisdiction creates an open line of communication and leads to a higher project success rate. Final drawings from this phase are used for budget pricing (cost range). Once AHJ comments and pricing are reviewed with the team, this concludes the Schematic Design phase.
PH2) Design Development (DD)
Upon the Owner’s approval of Schematic Design, the drawings are used as the basis for further development. Finer details are drawn, materials are selected and systems are chosen (structural, mechanical, electrical, plumbing, fire protection, security, etc). A second discussion with the jurisdiction is recommended at this stage of design. Once this feedback is integrated into the drawings, a final meeting is held with the Owner to review any questions or concerns before moving into final design phase. A detailed cost estimate is compiled at this time which provides an accurate snap-shot of the overall project cost. Upon owner approval of the drawings and budget, this phase comes to a close and the design is considered to be 60% complete.
PH3) Construction documents (CD)
Upon the Owner’s approval of the Design Development phase, detailed drawings for construction are produced to be submitted to the building department. Minimal layout changes should take place during this design phase since most of the development occurred in the prior phase. Final construction plans and details are reviewed with the Owner and the design is now 100% complete.
Note: Consistent review and coordination from the construction side during the design phases listed above is very important so that the project budget and constructability are being monitored.
PH4) Permitting & Pricing
Construction plans are reviewed by the jurisdiction and we respond to agency comments. Upon their approval, a permit is issued. During the permit review time-frame, final construction plans are sent to sub-contractors to secure contracts. and a detailed schedule of values (SOV) is produced and issued to the owner.
PH5) Construction
A preconstruction meeting is held to review important project logistics. Construction commences and periodic meetings are scheduled to review progress, as well as any outstanding action items, to keep the project moving forward.