The core of what architects do is the design of the built environment. This can range from something as small as a residential bathroom renovation to master planning for an entire development consisting of multiple buildings. Conifer Studio is eager to help our clients achieve their vision regardless of scale or complexity. For larger projects, we can collaborate with other architects and consultants to form a capable, cohesive project team. From our office on the beautiful Kitsap Peninsula in Washington state, we are fully equipped to engage on projects throughout the country. We are generalists who don’t pigeonhole ourselves into one particular project type, with experience in a wide range of market sectors including:
- Single-Family Residential
- Multifamily Residential
- Renovation and Tenant Improvement
- Corporate Workplace
- Retail and Hospitality
- Civic and Institutional
The process generally begins with an initial meeting to discuss the goals and aspirations of the project within a given budget. This leads to an iterative process in which options are explored, stakeholders and relevant consultants engaged as needed, contract documents produced, and finally, construction and close-out. Here is that process in further detail:
1. Pre-Design
This is the stage of the project where the project parameters are defined. This may include a feasibility study to determine what can be built on a particular site, a preliminary zoning review, documentation of existing conditions, gathering of additional information about what you have in mind for the project, and of course, establishing a schedule and budget.
2. Concept / Schematic Design
This is where the project starts to look like an actual building or space. This stage will include conversations about your goals and dreams for the project, resulting in an iterative design process in which multiple options are narrowed down to a preferred scheme. The deliverables will include preliminary plans, 3D massing models, and exterior elevations.
3. Design Development
Here begins the process of “narrowing the sieve” in which broad design concepts become more specific. Assemblies and materials are defined, engineers and other consultants may be brought on board to provide their expertise with specialized systems such as the structure and mechanical systems, and the drawings are further refined. This phase will also include a full building code analysis. By the end of this phase, the client has approved the design of the building, and any further design changes should be minimal.
4. Contract Documents
Architects don’t make “blueprints” anymore, but this includes the technical drawings people usually associate with the term. This is the most labor-intensive part of the design process, where drawings are still further refined, and engineering systems are fully integrated. Details, schedules, and specifications are developed, and the project is submitted to the appropriate jurisdictions for permit.
5. Bidding and Negotiation
If a general contractor isn’t already on board, this is where the Architect can assist with the selection of one, including addressing bidder questions and evaluating bids. Any permit corrections or other addenda are also usually addressed during this phase. Final bids are reviewed, and a contract award is recommended.
6. Construction Administration
During this phase, the Architect serves as the client’s representative in the field and works with the contractor to address any issues that may arise. This may include site visits, evaluating submittals and shop drawings, answering Requests for Information (RFIs), and approving contractor pay applications. Towards the end of construction, punch lists and certificates of occupancy are coordinated.
7. Close-out
This is when building systems are commissioned, construction winds down and transitions into routine maintenance, final invoices are paid, photographs are taken, ribbons are cut, and the owners finally begin use of the project.
Consulting
Not every project requires a full set of stamped drawings or a building permit. We are happy to provide consulting services for BIM modeling and management to property owners or other architects, documentation of existing conditions, and other design services. Please don’t hesitate to reach out to discuss how we can assist with your next project.
