Design and Drafting
Pre-Design Phase
1. Create design program to include: architectural intent and styles; preferred
vistas/orientation; use of materials; listing of all interior and exterior spaces; special
features and amenities; project budget; level of complexity
2. Preliminary design and construction CPM schedule
3. Review property attributes to include: setbacks; zoning; topography; vegetation;
viewpoints; access points; allowable and probable location of the home site
4. Assess utilities
5. Define additional services desired such as architectural, mechanical, electrical,
plumbing, audio/visual, security, landscaping, etc.
6. Review all subdivision or regional construction requirements
7. Acquire and review topography via a topographical map from a licensed civil
engineering firm
8. Acquire and review soil conditions via a soils test from a licensed geotechnical firm
Schematic Design Phase
1.
2.
Perform thematic design research and development
Produce schematic floor plan layouts at ¼” scale and site map of proposed project in building
envelope
3. Review schematic floor plans with Client
4. Client determines flooring and ceiling material specifications
5. Make alterations to the schematic floor plans in response to Client feedback.
6. Produce front, rear and side elevations at ¼” scale
7. Review schematic elevations with Client
8. Review project budget via general costing methods
9. Make alterations to schematic elevations
10. Create Color Board with detailed schedule of samples and review specifications to illustrate actual
materials, colors and other elements to be used in the exterior design of the home to include:
windows; trim; accent colors; siding/stucco; roofing; stone; lighting
11. Attend Schematic Design review meeting with Architectural Review Committee
12. Receive written Client approval of Schematic Design Documents and Color Board before
proceeding to next phase.
Design Development Phase
1.
2.
Select consultants for additional services as determined in Pre-Design Phase
Produce the following Design Development Documents at ¼” scale: floor plans with flooring
material designations; exterior elevations; roof plan; building sections (avg. of 3-5), reflected
3.
4.
5.
6.
7.
8.
9.
ceiling plans; foundation plan; floor framing plan; building height profiles; grading plan; electrical
plan; site map
Coordinate production of preliminary documents necessary for additional services selected
Discuss and determine allowance amounts for interior and exterior selections and materials
Produce preliminary Specification and Project Manual
Review Design Development Documents and preliminary Specification Manual with Client
Review project budget via preliminary estimate by Client and contractors
Make alterations to Design Development Documents and Specification Manual in response to
Client feedback
Receive written Client approval of Design Documents before proceeding to next phase.
Construction Document Phase
Produce the following final Construction Documents at ¼” scale floor plans with flooring material
designations; exterior elevations; interior elevations (kitchen, bath and laundry cabinets;
fireplaces; built-ins and special treatment walls); interior details (trim, molding, wainscot);
building sections (avg. of 3-5); reflected ceiling plans; building height profiles; door/window
schedules; wall, floor and ceiling schedules; stair details; construction notes/schedules; grading
plan; electrical plan; energy compliance calculations; site map
2. Produce the following final Construction Documents at ¼” scale and certified by a Licensed
Structural Engineer: foundation plan, roof plan, all required floor joists
3. Coordinate production of final documents necessary for additional services selected
4. Finalize Specification and Project Manual
5. Review Construction Documents and Specification Manual with Client
6. Review project budget via secondary estimate by Client contractor
7. Make alterations to Construction Documents and Specification Manual in response to Client
feedback
8. Attend Final Plan Submittal meeting with Architectural Review and Committee
9. Receive written Client approval of Construction Documents
10. Present completed Construction Documents to Client in the following form: 1 set of reproducible;
2 wet stamp copies for Building Department; 1 wet stamp copy for Client; 1 wet stamp copy of
Builder; 3 copies of Specification and Project Manual
1.
The Final Product
Complete, thorough and detailed plans are presented
Plans for bidding process and securing permit provided
Building can begin
1)
Construction

Pre Construction Planning
1. Site examination, plans and project review
2. Discussion of budgets
3. Preparation of Scope of Work outline
4. Preliminary scheduling review
5. Materials procurement / Applicable discounts
6. Introduction to Government Tax Credits / Refunds
7. Contractor interviews
8. Bid / Tender process
9. Contract reviews
10. Awarding of contracts
11. Payment schedules
12. Implications of the Construction Lien Act
Construction
1. Permit acquisition
2. Project start up - pre-construction meeting
3. Finalizing construction schedule
4. Progress reviews and site meetings
5. Review and approval of invoices and progress payments
6. Review of additional work submissions from trades
7. Scheduling and attendance at permit inspections
8. Review and remediation of inspection deficiencies
9. Compilation of completion - Punch List
10. Final inspection and review
11. Sign off of contracts for final payment
12. Holdback scheduling
13. Acquisition of Occupancy Permits & Final Inspection Reports
14. Acquisition of all warranty documentation and forms
15. 30 day follow up visit