There are six phases to our comprehensive architectural services.

Phase 1 - Programming

Determine our client's practice philosophy, aspirations and objectives Identify every room, space and area needed for the facility Present options to consider, along with the pros and cons of each Calculate the square footage for each room, space and area Determine the total SF area of the project and estimate the total construction cost Prioritize or modify the program to reflect the project goals and budget

Phase 2 - Schematic Design

Research building codes and zoning regulations Obtain boundary surveys, topographic surveys and/or document existing conditions Develop a floor plan with circulation patterns that reflect the approved program Develop a site plan to locate the building and parking areas Analyze the local architectural character, materials and details Create freehand Schematic Drawings, including floor plans and exterior elevations Develop the massing and the exterior facades of the building envelope

Phase 3A - Construction Documents - A

Create precise computerized Plans and Elevations from the freehand Schematic Drawings Select exterior finish materials and exterior colors Determine structural, mechanical, plumbing and electrical systems Develop buildings sections to determine and coordinate the internal systems Select interior floor, wall & ceiling materials and colors Develop the lighting layout and select the light fixtures Update the construction cost estimate

Phase 3B - Construction Documents - B

	Produce detailed Construction Drawings and Specifications Integrate and coordinate the Engineers' and Consultants' Construction Documents Coordinate and integrate the Owner's equipment and/or fixtures Compile a list of potential local bidders

Phase 4A - Construction Administration - A

	Administrate and coordinate the bidding process Document all individual questions and issue answers to all bidders by Addenda Review and evaluate alternative materials and systems Help the Owner select one bidder with whom to negotiate the Construction Contract Draft the Owner and Contractor Construction Agreement

Phase 4B - Construction Administration - B

Administrate and oversee the contractor's work through site visits and daily correspondence Process shop drawings, product literature and material samples Resolve issues and transmit answers to questions that arise during construction Process and certify the contractor's Applications for Payment Compile a Punch List of the contractor's final completion tasks Certify completion and help secure the Certificate of Occupancy