How We Work With You
Programming
Initial meetings with clients often begin with the client saying “I have a problem” or “I have an idea” – or
both. We let the client find the best solution for the problem(s) and develop concepts to express that
idea in a buildable form. Clients have most of the information needed to successfully design a project
that suits their needs. In order to get that information we first listen with the intent to understand, not
to respond. It is too early to respond. We have also become skilled in asking the questions that elicit
responses necessary in understanding the needs and wants of the client. We take that information,
categorize it, prioritize it and present it to the client as the “program” that will drive the design. This is
all client information that will now guide the design process.
Documenting Existing Conditions
Generally this means the site and the building(s) involved with the project. We do take plenty of time to
review & verify any existing drawings; take photographs; make field sketches with dimensions; and
document all building systems such as structural, mechanical, electrical and plumbing that will be a part
of the work. Until we thoroughly understand the existing conditions, it is impossible to determine what
can be salvaged, what can be re-used or what must be demolished as we develop the design of the
project.
Budget
We call this “The Big Balancer”. There are only three things that need to be in balance for a successful
project – the program, the existing conditions and the budget. The existing conditions are what they are
– there is no way to modify those. That leaves programming and budget to provide the necessary
balance and it is seldom that we have to deal with the problem of too much money! We do have the
resources to provide reliable cost estimates from preliminary design to final construction contract
documents. We consider our estimates for final construction contract documents to be accurate if they
are within 10% of the average bid. In the case of our design/build projects a lump sum cost to construct
the project will be provided.
Preliminary Design
As architects, we now can begin to respond by developing several possible plans that meet the program
requirements. There is not a time frame for this phase because neither client nor architect knows how
long this process will take to develop a plan that the client will approve. We keep our designs simple
and direct when addressing program requirements. Occasionally we will hit the nail right on the head
with our first set of designs. Generally it takes two or three rounds of meetings with the client and
revisions to the conceptual plans to get a plan that is satisfactory to everyone. During this process we
continually strive to refine and simplify the designs. Our goal is to have an “elegant” solution as the
approved plan.
Construction Contract Documents
Also known as the drawings and specifications. This is where we are at our strongest. These are the
documents that will need approval by the authority having jurisdiction (generally, the building official) to
secure necessary permits; be used by the General Contractor and all his subcontractors to construct
the work; and literally are the contract for construction. All the required engineering disciplines are
coordinated and integrated with the architectural plans. We continue to refine and simplify through this
entire process. The end result is a clear, concise set of documents that provides for closely grouped
accurate bids; reduces change orders and RFI’s; and speeds the construction process.
Construction Contract Administration
Generally, we find this to be an easy and enjoyable phase of the project because of the effort put into
the Construction Contract Documents as described above. We periodically visit the site to ensure that
the construction is in compliance with the documents and that the construction completed is in line with
payment applications (which we also approve). We provide any requested clarification to the
documents and process any changes to the construction contract such as change orders or substitutions.
We inspect the project at substantial completion and compile a “punch list” for the Contractor to
complete and inspect again at final completion.