This is the information gathering and analytical phase. This phase includes measuring the job site, taking photographs, investigating the job site's existing conditions for a renovation project and clearly defining the client's objective. Consideration is given to function, spatial relationships, character and image that affect how the home or commercial project will affect the client.
Preliminary Design Development:
This is the conceptual and exploration phase. For a renovation or redesign, conceptual diagrams and rough sketches are used to determine the general layout, form and overall appearance of the premises. Materials boards, sketches and drawing are employed to set the course for the construction drawings. Plans, elevations, and sections are developed for client approval.
Construction documents is the phase where the design is translated into technical information for the contractor. Working drawings and specifications are prepared to define in detail all the materials that are to be incorporated into the project - residential or commercial, where they are to be located and how they are to be installed. This is the phase where we coordinated our construction documents with architects, engineers, expediters. Light fixtures are selected, lighting plans and electrical plans are drawn up and plumbing fixtures and finish materials i.e. flooring, paint colors, trim and molding are selected. This is called the specifications for the project.
Space Planning and Furniture Layout
Condominium Apt. - 2879 square feet - 3-Bedrooms and Home Office.
Condominium Loft Apt. - 2331 square feet - 2-Bedrooms and Home Office
Co-op Apt. - 1035 square feet - 2-Bedrooms
Same 2-Bedroom Co-op Apt.
Proposal - Combining Adjacent Apt. and becoming a 3-Bedroom Apt.
1932 square feet
Bidding and Negotiation:
Documents are prepared for competitive bids or negotiated proposal from a selected list of general contractors or project managers. During this phase, working drawings and specifications are distributed, questions from contractors are addressed, the documents are interpreted and revisions to the original drawings or specifications are prepared. Once the bids or cost estimates are received and analyzed, the results are prepared for the client to review and select a contractor.
Construction and Field Inspections:
This is the final phase. The construction schedule is reviewed with the client, contractor, and designer. Questions are addressed, shop drawing and manufacturer's drawings of different jobs elements are reviewed, and progress payments for the contractors are reviewed. The designer does field inspections of installation work designed by the designer. A punch list for any unfinished installation work is detailed and submitted to the contractor before the final payment is made and client sign-off for the completion of project.