General Project Information

Pre-design - background check
To begin a project, pre-design establishes intent, assesses the neighborhood target budget, and verifies the property size, zone, permit history and structure.

Programming - setting the agenda
Client interviews are conducted to determine priorities, such as room sizes and relative adjacencies, site review to determine solar orientation, site opportunities, views, vehicle access, relationship to outdoor spaces, and relationship to neighborhood structures.

Schematic Design - initial sketches and models
To begin a project, pre-design establishes intent, assesses the neighborhood target budget, and verifies the property size, zone, permit history and structure.

Planning Submittal - initiates permission process
Because the permit process can be lengthy, we try to submit the planning portion to the Planning Department as soon as we have settled on a schematic design. It is, however, important to submit only after we are certain about our commitment to the design and the preliminary budget, as changes to this submittal will result in delays.

Design Development - develop schematic design
In this stage we begin to trace the structure and work with the engineer, while tightening up the design and dimensioning. Specific materials and finishes will be discussed as we begin to assemble the specifications for the project. Preliminary budget is updated at this stage and adjustments made as required.

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General Project Information

This breakdown is designed to provide the general background of an architectural project and highlight the specifics of our approach. It is intended to provide general definitions of each area that may be involved. In any given project, we may work with a number of different consultants, whose roles are also described.

Contact List

This contact list includes the names of people we work with often, and links to their websites.

Material List

These materials and methods of construction are grouped into 16 divisions as defined by the Construction Specification Institute (CSI). Each division is then further split into a general and environmentally specific section.

General Project Information, cont.

Construction Documents - the drawings used for permits, construction and contracts
All of the previously described architectural work and the work of our consultants is coordinated and compiled in the construction documents, also known as "working drawings." Together with the specifications, the construction documents form the basis for the construction contract, and define the scope of the work including specific materials and methods.

Building Department Submittal - plan sets provided for local agency review
Our work is checked by the Building Department to assure compliance with the Uniform Building Code, State Energy Code and additional local codes. Plans are routed to the Planning Department to verify conformance with the proposal that was originally submitted. Building Department review may take a significant amount of time depending on the department and backlog. The local officials provide us with a written list of corrections and we respond with corrected plan sets.

Bidding Assistance - client consultation and clarification to bidders as required
First, we provide plans to potential builders along with written instructions. We then answer questions and issue written addendums to all interested parties to insure we are comparing "apples to apples." Ultimately, we advise the client about the decision to award the contract.

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General Project Information, cont.

Construction Contract Administration - ongoing service during the building
A significant amount of design and accommodation to existing or created conditions occurs during the actual construction. We answer questions, prepare addendums and change orders, and continue to offer advice regarding opportunities that arise and decisions that must be made during construction. Additionally, we observe the work to insure that it is completed in general conformance with the stipulations of the construction documents.

Construction Cost Estimating - cost analysis
Cost is analyzed at the programming stage, at the end of schematic design and during the construction documents phase. As the specifics of the project are developed, we can use more detailed techniques to help evaluate cost. During initial stages we assign a typical cost per square foot of construction. Later, we can develop a line-item analysis based on more specific plans. This may be updated and back-checked by working with a contractor, and described in the addendum to the contract to give us a more complete analysis based on the current market. Firm pricing cannot be established until engineering is completed and permits are issued. For this reason it is important to estimate price in as much detail as possible in order to allow the client to exercise judgement in developing the project budget.

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General Project Information, cont.

Consultants

Structural Engineer
We incorporate the services of a structural engineer early on in the process to help determine the scope of work and complete the working drawings package with necessary calculations, plans, and details.

Soils Engineer
A soil report is required for all new structures to determine subsurface soil conditions and make recommendations for foundation design. All new structures require a soil investigation. Some extensive remodeling and expansion projects may also require soils investigation.

Civil Engineer
A civil engineer is sometimes required to produce maps and plan utilities for larger projects. Civil engineers may also provide structural drawings for simpler projects.

Energy and Environmental Controls Engineer
We work with an energy analyst to improve the operating efficiencies of the structure. This service includes all documentation required by the State of California.

Surveyer
A surveyor draws maps and verifies the locations of structures on the property and those surrounding it. Many jurisdictions require maps drawn by licensed surveyors as a portion of the construction drawings.

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General Project Information, cont.

Sanitary Engineer
A sanitary engineer is required for design and operation of on-site waste disposal systems including water reclamation design.

Landscape Architect
Landscape design and architecture are often connected due to the importance of the interior-exterior relationship. When a landscape architect is a part of the team, we work closely with them from the early stages of the project.

Interior Design
When the luxury of an interior designer is afforded, the comfort and the effect of the space can be drastically changed.

Lighting Designer
When working on larger residential and commercial projects, we sometimes retain the services of a lighting designer as a consultant.

Permit Expeditor
In many projects, timing is of great importance. Working with a permit expeditor can help to speed permit processing and reduce time-consuming revisions.

Cost Estimator
To insure reliable preliminary estimates the service of a cost estimator may be required. General contractors may also provide preliminary pricing for most residential projects.

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Contact List

This list is currently under development. Please
check back again soon for a complete list.

Gladys Simpson, Contractors State License Board
800-321-2752

Blair Burke, General Contractor. 415-457-9436

Goeff Clifford, Structural Engineer, Bunton, Clifford & Associates, Inc. 510-445-1000

Dave Liguori , General Contractor, Second Generation Development.

Jerry Hamilton, Concrete Specialties, Hamilton Construction. 510-234-9346

Original Construction, General Contractors,
415-499-7713

Material List

This list in currently in development. Please
check back again soon for a complete list.

Metals - Recycled Steel and other metals
Steel Recycling Institute

Woods and Plastics - Recycled lumber and plastic
EcoTimber International, Inc.
Trex

Thermal and Moisture Protection - Cellulose insulation, cotton insulation
Five Star Performance Insulation

Windows and Doors - Low-e insulated glass, salvaged windows, doors, and hardware
Gila Sunshine Window Treatment