DESIGN PROCESS + TIPS

Although the design process varies with each situation, the basic steps can be described in phases. For projects not requiring building permits, such as custom furniture design, the process is similar in intent:

Phase I - preliminary design

• Initial talks with clients help to establish goals, budgets, and priorities both short- and long-term.
• Information about your property is also collected at this time. Zoning data, surveys, easements, soils reports, existing drawings, and field measurements all further define a clearer legal and physical picture of what might be achieved.
• Sketches, drawn either by hand or via computer, bring the data gathered into graphic form. Usually, a few options are examined to compare the pros and cons of the choices available. If needed, further 3-d visualization in cardboard, computer models, or mock-ups is available.
• Preliminary cost estimates help to assess potential construction costs versus the intended scope of work. In addition, this is a useful checkpoint for determining the professional fees required in following phases.

Phase II - design development and construction documents

• The design evolves as initial ideas are tested with more feedback from clients, engineers, contractors, and specialists.
• Contact with local planning and building departments is typical for verifying code compliance and submittal requirements.
• Construction documents (including drawings, specifications, and engineering calculations) are submitted for zoning and building permit approval. Depending on the circumstances, an application might be readily approved or require more time for design review and plan check. Responses to additional plan check comments are provided to complete the application process.

Phase III - Bidding/contractor selection and construction administration

• A contractor is chosen either through competitive bidding or a negotiated sum, and the construction documents, along with any additional info, are distributed to contractors for pricing. Interviews can also be conducted to ensure the contractor's qualifications for executing your project.
• During construction, the architect can provide services such as site visits for quality control, coordination with the contractor, additional construction details, and clarification of the permit/bid documents. Such services are highly advisable to ensure that the final outcome conforms with the design intent.

Helpful Tips

• How long is design review? Depending on exterior changes, your application might require design review by the planning staff or commission and involve review by your neighbors, too. The process can take several weeks or even months, so early preparation is critical.
• How does weather affect the issuance of permits? Some California cities observe a moratorium on foundations and wet-weather grading permits from mid-October to mid-April. Thus, don't expect to start a design project in July and have it completed before the holidays unless the work is mostly indoors. Actually, winter is a good time to prepare and submit applications in order to maximize your construction time when spring comes.
• What is the PQT Triangle? PQT means, Price-Quality-Time. The three factors to consider when selecting items for your project, and as a friend once remarked, "Most of us will be lucky to get 2 of the three". Indeed, with many items, you often get what you pay for. Lower priced/lesser quality/off-the-shelf items can be readily available while those gorgeous, custom-made pieces can take time and money to produce and arrive on the job site. However, it is possible to find a healthy balance inside the triangle once your priorities are clear.
• When do I need a property survey? Most lawsuits cost more than a survey, so when in doubt about anything, get one!