Because our approach is completely client-centered, we tailor the phasing process to what’s needed for each unique project. Whatever the project scale, most clients go through our in-depth analysis phase when we begin to work together. This vital stage helps us understand the micro- and macro-level issues impacting your project, and helps us customize the project phasing to meet your needs.
Through the analysis, we create a custom roadmap for your project that serves as the foundation and framework to structure our work on the project from design to completion.
As a boutique agency, we walk with you every step of the way– through the design, development, and construction processes, supporting you through the complexities of working with contractors and building departments, ensuring your project is built according to plan.
CONCEPT DESIGN
SA has a specialization in concept design and has often worked with clients specifically on the concept design phase. These are cases are often when a developer or client is looking to create a series of basic plans/renderings to generate interest and/or investment in a project, but is not yet ready to engage a full team. This also occurs for projects that are located in different regions around the country or internationally where the client is seeking a unique design but wishes to utilize local professionals for construction documentation and implementation.
FULL-SERVICE PROJECTS
Most of our work tends to be on projects where we provide full services, develop the initial design concepts, and follow through the end of construction. While we approach each project with a unique framework, the following is the typical phasing for a full-service construction or renovation project:
ANALYSIS: This initial phase focuses on understanding the inner workings of a project’s components and parameters. We explore the interwoven elements and relationships at both micro and macro levels, then create a series of diagrams that serves as a foundation and roadmap for the project’s design. For more information, please go to our Design Methodology page.
SCHEMATIC DESIGN (SD): With a clear understanding of our client’s requirements, structure and internal workings, we develop conceptual plans to physically and visually interpret the dynamic relationships and framework uncovered in the analysis phase. By the end of this phase we’ll have an approved set of schematic plans in both 2D and 3D as part of our comprehensive and integrated design process.
DESIGN DEVELOPMENT (DD): Once the the schematic design plans are approved, we then develop them in more detail to fully illustrate the proposed design. This typically involves drawing out all the sections/elevations in 2D and developing 3D views to fully understand the quality and characteristics of the building or spaces.We typically begin to select finishes and establish the look and feel during this phase. If engineers are required, they usually begin working during this phase so their work can be fully integrated into the project. By the end of this phase, the design process is typically considered complete, and our clients receive a full set of drawings that typically including sections, elevations, plans and 3D perspectives of the project along with preliminary finish selections to convey how the project will look in its entirety.
CONSTRUCTION DOCUMENTS: Next we expand on the DD drawing set and develop more detailed drawings and specifications to convey the design intent to general contractors (GC’s) so they can estimate costs and build the project.. These detailed drawings are the final set of drawings, schedules and specifications that will be used used for bidding, and once the project is awarded to a builder, they will become a part of the construction contract.
BIDDING: To select a builder for the project, the completed CD drawings are typically issued to multiple GC’s to obtain formal bids. We usually assist the client through this process by recommending a list of GC’s, sending bid packages and instructions to them, and often meeting bidders on-site and/or answering any questions they may have. Once we receive the bids, we often providing additional support to our clients by reviewing the bids, compiling a bid comparison spreadsheet and making recommendations on which bid to accept.
CONSTRUCTION ADMINISTRATION: Once a bid has been accepted and awarded to a GC, construction begins. We typically hold regular meetings with the GC on-site to review their progress, answer any questions, and make sure the project is developing smoothly. We usually review and approve the GC’s payments on behalf of our client as an impartial 3rd party. Throughout the construction process, we monitor and advise on corrections that may need to be made, and address any unexpected issues that arise. We’ll determine when the project is considered substantially complete, provide punch-lists prior to completion and provide final sign-offs on the project when complete.
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