Design + Build

1: Schematic Design

In the first phase of the design process, we work with you to develop the big picture. We begin with defining the general design program (rooms) of the house. This program will identify the priorities for the project and will guide us through the design process. We also focus on lot orientation to focus on how to optimize the future structure to the specific lot. We may meet on-site to identify the context, code requirements, solar orientation, and design aesthetic. Check out this blog post to learn how to best prepare for your first design meeting.

The end goal of this phase is to provide you with a series of concept drawings and images that outline the overall vision. At the end of this phase, it is common to have the following:

1. Initial site visit
2. Concept design development
3. 3D models
4. 2 follow-up client meetings
5. Concept floor plan and elevations
6. Conceptual site diagram
7. Timeline goals

2a: Design Development

The transition from schematic design to design development happens when a client signs off on the schematic design, essentially the concept layout and 3D models of the home. We now take the initial concept and develop each area of the home’s interior and exterior. Our process takes a client through each key areas of the home’s shell and interior in order, so that we can start to create a timeline and send it off for initial bidding. This phase takes a bulk of the design phase and several owner/ designer meetings are typical during this phase to make decisions and determine a direction for the design to evolve. At the end of this phase, it is common to have the following documents:

1. Site Plan: A drawing depicting the home’s location on the site and zoning regulations.
2. Floor Plans: Drawings of each floor showing the size and locations of the various rooms/functions.
3. Key Elevations: Drawings of appropriate sides (elevations) to convey conceptual design direction for the project.
4. Roof Plan: Summary of roofing material and details such as dimensions, overhangs, drain system, slopes, and penetrations.
5. Key Sections: Home cut-through drawings depicting the heights and relationships of the various floors and roofs.
6. Ceiling Plan: Per area description of ceiling plans and details, including beams, casework, internal systems, etc.
7. Area Analysis: A summary of the sizes of the various rooms/functions in the home.
8. Selections List: An overview of the upcoming material selections that will need to be made in the next phase.
9. Cabinet Layout: A per-room layout of cabinetry that will be refined and finalized in the next phase.
10. Renderings or Model: 3D renderings depicting the overall look of the home.
11. Preliminary Cost: An estimate of the cost of construction-based estimate on the current home design. The preceding list of drawings may still be rough in nature at the end of this phase. Their intent is primarily to determine a design direction with which to proceed into the next phase.
12. Meetings: The number of meetings in this phase is dependent upon the scope of the project and the timeliness of decision-making; typically 4 meetings occur 5-7 weeks apart

2b: Finalizing the Design

The design development phase includes finalizing the size of the rooms and spaces, refining the look, selecting materials, determining the systems, and deciding on door and window types and locations. This phase may also include several owner/designer

meetings, which are critical to finalizing decisions so the detailed documentation can begin in the next phase. This is the final phase of design, and client sign-off will signify transitioning to the next phase. Changes to the overall design are still possible at the end of this phase. However, they may be subject to timeline and budget impacts.

Meetings continue in this phase and will involve builder/owner meetings and interior design meetings. Meetings typically occur 1-2 weeks apart.

Phase 3 : Documents

The construction documents phase (blueprints) involves adding a level of detail and technical information to the design documents so that we have a set of instructions to build the project as designed. It also includes selecting and finalizing interior finishes, plumbing fixtures, appliances, and decorative light fixtures. This phase is when our team of architectural designers and contractors work through the technical aspects of the project. At the end of this phase, the documents from the schematic design and design development phases should be updated in full detail. Additional documents will also be created and can vary depending on the scope of the project. A completed construction document set is highly technical and extensive and may include:

1. Site Plan: A drawing depicting the home’s location on the site.
2. Floor Plans: Drawings of each floor showing the size and locations of the various rooms /functions.
3. Key Elevations: Drawings of appropriate home sides to convey conceptual design direction for the project.
4. Key Details: Large-scale drawings of specific elements within the project
5. Key Sections: Home cut-through drawings depicting the heights and relationships of the various floors and roofs.
6. Outline Specification: Written description of the project’s major systems and materials
7. Key Interior Elevations: Drawings depicting the relationship and material choices of the project’s interior rooms.
8. Reflected Ceiling Plans: Drawings of the ceiling depicting locations of lighting, equipment, & level changes.
9. Interior Schedules: A list of the type and location of interior finishes.
10. Consultants’ Drawings: These may include structural, civil, and mechanical drawings.

Phase 4: Construction

This is part of design + build where the value of our time and effort into the previous six phases begins to prove its worth. The construction process doesn’t come without its share of ups and downs, but your dedication to the design process will contribute to keeping the project on time, on budget, and without regrets.