Your site’s existing conditions play a crucial role in determining what can be built, including factors such as lot coverage, setbacks from property lines, and required impervious surfaces. Depending on your location and zoning regulations, your project may also be subject to additional requirements from special overlay districts including floodplains, historic landmarks, airport zones, or land conservation efforts. All of these factors must be considered early in the design process.

‘SD’ marks the beginning of the design process, with the focus on exploring programming requirements and spatial relationships through scaled sketches. Curated imagery is used to help visualize the design intent and translate 2D layouts and elevations into 3D concepts. These deliverables can be shared with prospective contractors to obtain preliminary cost estimates, assisting in the contractor selection process.

During the ‘DD’ phase, project scope is refined based on feedback and contractor preliminary cost estimates. A comprehensive Bid Set Package is assembled which includes detailed drawings and specifications needed for accurate bidding. This typically includes site plans, measured drawings, existing/demo/proposed floor plans, and may also involve electrical plans, elevations, and building sections, depending on the project’s complexity. We coordinate closely with clients, consultants, and contractors to review and incorporate feedback.

We review the preferred contractor’s bid with the client and discuss next steps in a dedicated meeting. This phase includes coordination and follow-up with the client, contractor, and consultants. If needed, we provide value-engineering services, adjusting materials or selections to help maintain the original construction budget.

The ‘CD’ phase is used to prepare the final drawings including additional specifications, construction or assembly details to fully reflect the project’s design intent. The Permit Set is shared with the selected contractor for submission to the permitting authority for provisional feedback and/or approval.

During construction, the clients, design team and contractors will meet on a regularly scheduled or as-needed basis to ensure the design intent is followed, respond to contractor questions, and help resolve any design-related issues that arise on-site.