ARCHITECTURAL SERVICES

Transcription

1 ARCHITECTURAL SERVICES Initially, most clients have questions regarding what we do, how much it costs, and how the process works. We typically separate the project into 2 distinct phases, each of these has their own components. The first phase is all about visualizing the possibilities for the project and evaluating the feasibility both from a cost and regulatory perspective. The next phase, Base Services, is focused on detailed project development and execution. Below is a brief summary of our services, and on the following pages, each service is described in more detail. We encourage you to ask us any questions. 1 master planning and schematic design In this phase of the project we become familiar with your needs and the site, explore design possibilities, and establish a preliminary construction budget. The goal of this phase is to arrive at a schematic design that meets your needs accompanied by a preliminary construction budget that is suitable to move forward with. This provides us with a foundation for more detailed ongoing work in the next phase, Base Services. Our fees for these services are billed hourly, estimates are provided per project. 2 base services The following are the different phases of what is called our Base Services. These services form the main body of what we do and are standard to every project. design development/construction documents Based on approved schematic design and preliminary budget, develop more detailed drawings and specifications for project necessary for permitting and construction; submit project for permit; coordinate with structural engineer and other consultants. During this phase we develop and review with you material and product selections, cabinetry design, lighting, railing details, etc. pricing assistance Assist with obtaining construction pricing from a contractor; assist with development of construction contract. construction phase services Acting as your representative we attend regular site meetings and answer questions from the Contractor. We also work with you on any outstanding design issues or changes and make sure that they are integrated into the construction process. Our fees for the services above are typically billed as a percentage of Construction Cost. Engineering and other consultant services, surveys, geotechnical services, cost estimating, permit fees, and reimbursable expenses are separate. We assist you with obtaining outside services when necessary. other services Additional services that we can provide when necessary are: as-built drawings; feasibility studies; special permitting assistance for design review, variances, SEPA, and environmentally critical areas (ECA); interior design (furnishings selections, etc.). Fees for additional services are billed hourly based on our standard rates. Estimates can be provided for budgeting purposes for each project. Tel Fax

2 olympic mountain view summer sunset view view study from building site master planning and schematic design In this phase we perform basic research such as gathering important information about the site, reviewing pertinent codes, and conducting interviews with you to help us understand your needs and desires. We may also begin doing research on alternative energy systems or other design features that need to be addressed in the early phases of the project. For remodel or addition projects, as part of the existing conditions services, we will measure and produce drawings of the existing house. These drawings are necessary to form an accurate base for further design work. 494 laundry 496 bedroom bath line of roof above 498 wc bedroom 500 pantry R kitchen We provide you with a variety of conceptual drawings and in some cases physical models that assist in visualizing the possibilities for your project. This usually occurs over the course of 2 or 3 meetings. Initially we review preliminary approaches and then a more refined version of the concept that we refer to as the schematic design. These drawings also help the contractor in preparing their preliminary estimates of construction cost. 502 entry up dining 506 deck 504 living Forming the project team is also an important part of this phase. We assist with selection of potential contractors as well as any necessary consultants fireplace 512 patio elev schematic floor plan hot tub elev stone retaining wall schematic 3D views of a proposed design 15'-0" rear setback line north Second Floor Plan Goffin Rogness Residence 1/8" = 1'-0" Preliminary Design

3 3/8" tempered glass, ceramic frit 6" palate of materials design development and construction documents In this phase of our work, we bring the ideas one big step closer to reality. We begin by developing each portion of the project in greater detail. We schedule meetings with you to review each portion of the project. Usually each meeting will cover a specific area of the house such as the kitchen, bathroom, living areas, and so on. Details such as cabinetry, material selections, lighting, and hardware are reviewed. Sometimes trips to showrooms are necessary for you to gain a better understanding of available options and to actually get the feel for certain tangible things like fixtures and hardware. Our goal at the end of the design development process is to select the majority of materials and products prior to the beginning of construction so that they can be integrated into the Construction Documents. This is important because you will be able to get more accurate pricing before starting construction and the construction process will be less likely to have delays and change orders due to design changes occurring during the construction process. All of the information that is developed during this phase is organized and expressed in the Construction Documents that we prepare. In consultation with engineers, the contractor, product and material suppliers and manufacturers, we develop these technical drawings 10 1/2" +/- verify 8'-5 1/2" and specifications that are necessary for the project to be priced accurately and constructed. These documents form the core of your 7'-4" 1'-1 1/2" agreement with the contractor, they set the expectations and scope of what is to be built both in terms of quantity and quality. 2 3/4" 8'-0" 2 3/4" 1/4" 1'-11 1/2" 1/4" 4'-6" glass panel 3/8" tempered glass, ceramic frit finish, all edges polished align face of vertical glass panel with edge of glass shelf glass panel 1 x solid wood edge, typ. width of cable spacing matches width of steel base below 2" 1'-3" 2" 1.5 mm cable support, typ. of 4 3/8" hor. thick steel plate below welded to vertical steel plate 2 1/2" 1'-7" 2 1/2" below welded to steel tube, bolt to hor. steel plate support, 4 bolts 4" 1'-6" 3/4" finish plywood 1/2" finish plywood 2 x blocking as required 2'-0" Recessed light fixture, wire via interior of (e) steel column if possible Vertical glass panel, ceramic frit finish 1'-7 1/2" 1'-7 1/2" 1'-7 1/2" Existing structural steel column, finish to match new steel base Wood frame display case Cable supported glass shelf Match vertical wood grain at joint in case to conceal seam wall Continue 1 1/2" steel tube min. 12" vertically down from upper portion of case and up from lower portion of case to create rigid welded corner connection between vertical and horizontal portions of case. Alternate can be to create full frame with steel tube and run continuously around case frame with welded corners. 3/8" tempered glass shelf, clear, all edges polished 1 1/2 x 1 1/2 x 1/4 steel tube stiffener below 6" (e) steel pipe column, refinish to match new exposed steel work Steel base plate and support leg, stain with clear finish N 3 Display case plan Scale: 1 1/2"=1'-0" Nova WM04 Panel support for 3/8" glass, brushed chrome finish, typ. for 4, secure to wood frame Recessed low voltage light fixtures: WAC HR-86BK 20 watt BP-20-12V Xenon lamp, typical of 4 2 x blocking as required for cable fitting attachment miter joint, run wood grain around from side to top Nova CA4 Cable System for 1.5mm cable, brushed chrome finish, typ. for 4, secure to wood frame finish, all edges polished 3/8" tempered glass, clear, all edges polished 3/4" finish plywood Nova CG15 Glass Shelf Fixing for 3/8" glass, brushed chrome finish, typ. for 4, secure to vert. cable, 20# load capacity each 1/2" finish plywood PR#2: x blocking as required NOTE: align center of steel support leg below with center of cable system above based on glass panel dimensions provided and actual hardware fitting specifications 3/8" hor. thick steel plate welded to vertical steel plate 1/2" thick steel plate 7 1/2" (e) steel pipe column, refinish to match new exposed steel work #16 x 4" flat head counter sunk wood 12" o.c. each way centered on plate, secure to floor framing below, use short zip tie hollow wall anchors where no floor framing exists, square drive, finish exposed portion of head to match plate steel. 1/2" thick steel plate over 3/4" plywood spacer over (e) wood floor, set high enough to cover (e) base plate bolts 1 x wood edge, stain 4 Section through display case Scale:1 1/2"=1'-0" Development of a display case from construction documents to reality

4 pricing and construction Once the Construction Documents are finished, the final pricing process can begin. At this point, there is enough information available to obtain firm pricing for most or all of the project. The pricing can be limited to just the contractor that you have been working with or you can choose to bid the project to multiple contractors. We assist throughout this process by meeting with contractors, distributing drawings, and answering questions about the design that helps them estimate as accurately as possible. When you have a final price or bid that you accept, we help you complete your agreement for construction with the contractor and organize a kick-off meeting where all parties discuss the construction process and the schedule. During the construction process, each of the 3 parties involved - architect, owner, and contractor - play distinct cooperative roles as the project is built. The architect and owner take care of any outstanding design issues that need to be resolved while the contractor focuses on the logistics of building the project. The architect also reviews the work as it progresses for general conformance with the design requirements set forth in the construction documents. The contractor tracks the schedule and budget and notifies the owner and architect when outstanding design issues need to be decided. Regular construction meetings are essential for efficient management of information being transferred between architect and contractor. Your presence is welcome but not required, notes are maintained to keep you informed. We strive to make the construction process a rewarding and exciting part of the whole project where you actually see the design become reality.

5 DESIGN SCHEDULE start duration of schedule varies per project construction start finish architectural services design phase services 1 master planning / schematic design 2 base services design development/construction documents pricing assistance construction services additional services existing conditions documentation permitting assistance interior design building permit review consultant services surveyor geo-tech engineer structural engineer other engineers landscape architect contractor Contractor prepares preliminary budget estimate. Contractor prepares final estimate of construction cost or final bid depending upon type of Contract. Construction Start