The biggest question we get when meeting with new clients who haven’t worked with an Architect before (aside from “how much does it cost?”) is always about how the process works. What are the stages of architectural design and what happens at each phase? The answer also helps explain the response to the common question of “can’t you just do a super quick sketch, you know, nothing fancy?” I’m never offended by the question because there is such a lack of knowledge of what it takes to design, document, and permit well-designed buildings, but it does really highlight the poor job Architects have done communicating what we do (and how far from “quick and simple” it really is!) and the value behind it.
I’m obviously a big proponent of hiring an Architect to get the most out of your remodel or project as the end result is usually far superior than a project where someone just “winged it”. I think the work that we do at Board & Vellum helps differentiate liking the place you live or work and LOVING it.
So, what the heck do we do to create a space that you’ll LOVE? Here are the steps along the way
This is a sun diagram showing the site and how the new addition will look for this particular project. As part of the pre-design process we pull together zoning and code summaries and determine what will work best for your house and property.
This is where we assemble all of the parts and pieces and figure out what our big picture options are from reviewing zoning and building codes. We produce full code summaries and do the research required to determine what our design parameters are. We will also do some initial site research to confirm solar angles and any other site specific conditions so we can hit the ground running during the design process. These parameter areas will tie into the program that we’ll be establishing at this phase (what rooms and features you want).
During the As-built measuring phase we measure all aspects of your floor plan to create a blank slate to work off of. We include copious notes for all aspects of the house so we can ensure accuracy.
Once we’ve got all the basics covered, now we’ll head out and measure any existing buildings so we have a set of plans to sketch over and use as the basis for our drawings. We go out and measure the existing building and drawing it in the computer to create ”as-built drawings.” This as-built set of drawings will then serve as an accurate base to begin sketching design alternatives
During Schematic Design, we will work together to come up with numerous plan and interior concepts that will help shake out the things that you like or don’t like. We will develop a “kit of parts” that will be used to make the final plan the ideal layout. This plan is an example of a Schematic Level plan (not all plans will be rendered in color, however).
This is where the real fun begins! Basically this is the dream to reality stage where we figure out what design works best for your site and budget.
All of the ideas are on the table and now we start sketching several design alternatives based on the mutually agreed upon program (what rooms and features you want). The entire process is iterative as several options are presented at the beginning, and then based on the owner’s feedback, reworked until a particular design direction emerges. Drawings will be loose, drawn at 1/8” = 1’-0” scale (often by hand), and often be fast and loose. It isn’t uncommon to have a roll of trace paper out in a meeting and work with you in real time to tweak plans based on you feedback. Once we have an approved direction, we move ahead with what we call the “Schematic Pricing Set” which includes plans, sections if applicable, elevations, and a basic outline specification (list of everything that can’t be drawn at this point). With this set we’ll be able to enter the next phase and find you a contractor!
Comparison spreadsheets like this are assembled from the different estimates so we can accurately compare “apples to apples”
Now that we have a basic set of drawings without too great of an investment in time or fee, we send out those drawings and solicit feedback from some contractors which we help you select. Using our drawings, contractors will produce preliminary budgets based on our drawings and we’ll use that, their references, availability, and experiences to help select someone to work with. They’re retained for services during the rest of “pre-construction” and used to help update the budget in real time as the project becomes more finalized. Some folks like to bid out the project much later in the process but we strongly feel there is tremendous value in having this team member on board as early as possible. We get along with General Contractors and recognize that while we are good at budgeting, they are outstanding at pricing things with real market costs.
Once a contractor is selected we jump into “value engineering” to ensure that we’re spending your money wisely, even if we’ve hit the budget target straight on. We’ll make a comparative spreadsheet to help go through all of the line items and ensure that your money is being spent in smart and efficient ways in every category.
DESIGN DEVELOPMENT AND PERMITTING
Permit drawings are very specific documents that enable jurisdictions to review the proposed scope of work and ensure that it meets Building and Zoning Codes. Board & Vellum is well-versed in permitting processes and will help guide the project through. Drawings such as this complicated steep slope site plan and construction mitigation plan are plans we are able to provide.
Now that we have a General Contractor on board and a final design direction, we need a permit! Given the lengthy review processes with many municipalities we move ahead with all of the required drawings for a building permit concurrent with the full interior design of your project. Once we’ve got the concepts down we produce a set of permit drawings and submit them to the City. Detailing, interior elevations, and material selections which aren’t necessary for a permit set happen in the next phase. We often produce a full 3D model of the project here to help finalize all of the design decisions. We’ll also do extensive coordination with a Structural Engineer contracted through us to complete the engineering and detailing of the project.
Construction documents like these contain a lot of information that helps construction move smoothly and take less time.
Even for a relatively small step there are dozens of hours spent in coordinating details, finishes, and products.
Once we’re in for permit we then jump ahead to finalize the rest of the documents and tie everything together into a set that will be built from (which will be consistent with the permit drawings, just with more information). This phase includes design refinements of the approved design development documents, in particular the refining of construction details. The construction documents shall set the detailed requirements for construction of the project so it can be confidently built by a contractor. Final material and product selection/revisions will usually occur during this phase as well. This phase is typically the longest and most fee-intensive out of all of the phases as there is so much coordination and detailing to do. This phase helps distinguish the barely thought out projects that you see from many production builders to fully custom homes that look incredible.
During construction, Board & Vellum will help the Contractor understand the details of the drawings, confirm they are installing the correct materials and building things properly. A smooth construction project always has a unified Architect, Owner, and Contractor team.
It is now time to build! This phase includes the design services provided during the actual construction of the project. These services include site visits to observe the project during construction, phone calls and other communication with the contractor and consultants as questions arise, and creating additional construction detail drawings when needed. Material and product selection is finalized during this phase if not previously selected. A final walk-through with the owners occurs at the end of construction, with the creation of a “punch list” for final contractor touch-ups.
This is a critical phase for the Architect to be involved in as it not only ensures that things get built the way we drafted them (a bigger problem than you would imagine) but there will also be numerous issues that pop up that either haven’t or couldn’t have been anticipated. Detailing every single condition in the construction documents is extraordinarily time consuming and there reaches a point of diminishing returns where it is simply cheaper, faster, and more efficient to verify some details during construction. If this phase wasn’t selected there would either need to be a drastic increase in the fee for Construction Documents or an acceptance that the project hat you just spent time and money designing won’t come out the way you hoped.
TIME TO MOVE IN!
So, that’s how we work! Some projects are smaller and we may combine or omit some phases, but in general this linear process works on all projects of all sizes. It is a precise way of helping make sense of what could otherwise be a confusing and haphazard process of using creative energy to produce very specific set of documents.