Design Services

Most residential buildings these days are designed without the involvement of an architect. When the size of the residence exceeds 3000 square feet, an architect's seal on the construction documents is required for approval by local authorities. For renovations or additions, a home owner can deal directly with a builder in many cases.

The types of design issues for which a client may want the assistance of an architect include: identification of a building program, seeking a variance from zoning ordinances, improvement of spatial relationships and traffic patterns, special construction techniques, integration of new with old, unique or difficult design constraints, visualization of design options, and much more.

The result of our design input is embodied in the construction drawings which we produce. Builders require plans and so do local authorities. The better the plans, the greater assurance that what gets built is actually what the client desired.

We offer a range of construction document sets tailored to the needs and budget of each client. Generally, the number of drawings sheets required for a project is first determined. Then a cost per sheet is calculated based on the size and complexity of the project. Finally, a fixed fee for the entire project can be established. The architectural fee and associated services are then set down in a simple contract. We require that 1/3 of the contract amount be paid at contract signing.

For design work outside of and beyond contractual arrangements we bill at our standard residential rate of $30 per hour. If a client is in the early exploratory stage of a project, we are available for an hour or two of consultation at our office ($50) or at the client's site ($100).

Commercial Design Services

There is a wide range of architectural services which a commercial building project may require. On the front end is Mastering Planning which involves assessing current and future client space needs and developing a building program to meet these needs over time. If a client is unsure or has only a vague idea about the spatial needs of a building project, then Space Programming is required. This is an accounting of the types of spaces to be included, their relative sizes, and how each space relates to the others. Another front end service is Site Analysis, where the characteristics of a new or existing site is documented for legal description, vehicular access, grades, site lines, vegetation, sun and wind resources, special features, utility connections, potential building sites, and parking locations. Additionally, preliminary Concept Drawings or Models may be wanted for display, feedback, or marketing.

Preliminary Design uses all of the information gathered and generated during previous phases of the project. If the project involves renovating existing structures, then accurate measurements of existing conditions must be taken from which an as-built plan can be created. Preliminary design may result in several plan iterations to arrive at the best solution for the needs and budget of the client.

Design Development can begin when the architect and client are satisfied with the results of preliminary design. A final floor plan is selected and the details of the design program are worked out. Building elevations, sections, and perspectives may be generated for approval by the client. Changes in the design intent are still possible.

At some point the architect and client commit to the Construction Documents phase. A construction document set may include some or all of the following:

Site Plan

Floor Plans

Furniture and Equipment Plans

Building Elevations

Building and Wall Sections

Reflected Ceiling Plans

Mechanical Plans

Plumbing Plans

Electrical Plans

Construction Detail Plans

Door and Window Schedules

Wall and Floor Finish Schedules

Interior Elevations

In addition to graphic drawings of the project, a written specifications document is often included to further define design parameters, material and equipment choices, and required construction methods and standards.

Commercial building projects are accountable to more exacting requirements for zoning, health and safety codes, the Americans with Disabilities Act, etc. Commercial projects often require realistic cost projections for financial planning purposes. Commercial projects often go out for bids to obtain the best construction prices. Complete and accurate construction plans are necessary to successfully move a project along.

We offer a range of construction document sets tailored to the needs and budget of each client. Generally, we first determine the level of design services which will be required for a particular project. Design time for various disciplines are established. Next the number of drawings sheets required for the project is determined. Finally, an estimated or fixed fee is established for the entire project based upon its size and complexity. Coinciding with industry standards, the fee for design and drawings will fall within 5 to 10% of the estimated construction cost. The architectural fee and associated services are then set down in a simple contract. We require that 1/3 of the contract amount be paid at contract signing.

We are also offer services following the construction document phase. There is Construction Bidding where we assist the client in obtaining bidders to undertake construction of all or portions of the building project. We also then handle the bidding process itself. Lastly, we assist the client in understanding the bids that are returned and aid in the selection of contractors.

Lastly, we offer services for a Construction Observation phase. This can include regular visits to the site to determine compliance with the construction documents, handling approval of change orders to the project, and generally representing the client on site.

For post construction document phase work and for work beyond contractual arrangements we bill at our standard commercial rate of $55 per hour. If a client is in the early exploratory stage of a project, we are available for consultation at no cost.

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