Phase I • Concept:

1. Programming; functional, aesthetics, budgeting, time table, etc.
2. Site Evaluation; topography, views, utility, drainage, etc.
3. Concept Development; program analysis, client data and prepare 1/8" scale plan to include site and floor plan, elevations with options identified.
4. Meeting with owners and builder.
5. Prepare preliminary budgets.

Phase II • Design Development:

1. Prepare 1/4" scale plans identifying major materials and finishes, details, construction options and construction sequence.
2. Identify site issues regarding utilities, driveway, landscaping concepts and drainage.
3. Identify builder and construction team.
4. Identify cost, ordinances and dune issues where applicable. Submit applications to the local government to present zoning, planning, etc.
5. Meeting with owners and/or builders.
6. Identify construction schedule.
7. Refine construction budget.
8. Develop construction details, structural, mechanical and electrical issues.

Phase III • Construction Documentation:

1. Complete Construction Documents (builder or bid set).
2. Complete Project Manual, Bid Forms and line-item breakouts, specifications.
3. Complete 1/4" scaled plans, dimensions, notes, details including structural, electrical, schedules, exterior and interior finishes.
4. Meetings with the builder and owner.
5. Refine construction budget.
6. Identify owner-supplied products, services and subcontractors.

Phase IV • Contract Administration:

1. Respond to builder and owner questions during bidding.
2. Prepare Construction Contracts regarding responsibility, pricing and options.
3. Issue Contracts that identify and incorporate withholding allowances.
4. Meeting with owner and builder to define decision-making hierarchy regarding changes, design and cost issues.
5. Secure all necessary permits for building, soil and erosion (DEQ).
6. Hold pre-construction meeting at the site with owner, builder and major subcontractors.
7. Observe construction on a weekly or Biweekly basis to respond to questions and prepare reports.
8. Review and approve Change Orders, Payment Applications.
9. Provide project closeout services.

Additional Services:

1. Model building.
2. Interior Design consultation regarding finishes, lighting, furnishings.
3. Interior and/or exterior sketches/perspectives.