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Each home design requires a process by which we can fully understand and completely address the needs and desires of our clients and their projects. Our process is in place to ensure our clients receive a plan that meets and hopefully exceeds expectation. The following is an explanation of the process and scope of services for residential design and development of a typical builder's plan set.

• Pre-Design
• Programming
• Schematic Design
• Design Development
• Design Approval
• Documents and Drawings
• Professional Engineering
• Construction Support

 

Pre-design

Pre-design is the initial contact and gives scope to the project. It is a first meeting that serves as an interview for both parties. During this stage the site is visited and land use and existing structures are taken into account before planning begins. The designers evaluate the needs of the project, such as engineers and other needed consultants, and the project's foundation is established.

Includes:

• Feasibility Study and Site Evaluation is an examination of site conditions and restrictions concerning existing topography, trees, rock outcroppings, property set backs, utilities, etc. Including research of community guidelines, historical guidelines, and city/county codes for restrictions on building heights, materials, etc. Dwelling Design will also analyze potential costs associated with the construction of the proposed project. Once the study has been completed the client will be given a letter describing our findings, various documents to support those findings, and a sketch of the proposed design basics to help get started on the right path.
• Project proposal (initial deposit required)

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Programming

This is the program for the project, the course, method, and action to be taken. The client answers a thorough questionnaire, establishing their wants and needs. The designer will focus on form, function, style, and character when creating the program as well as the constraints of the project, such as the budget, and shape of the possible design solutions. Every project has a budget and Dwelling Design recognizes, appreciates, and designs with budget in mind. Taking the time to form a good program will benefit the project.

Includes:

• Client Questionnaire is an extensive survey to gather descriptive adjectives and requirements for the new home. This questionnaire explores all possible areas of the new home and enables the designer to create a vision of how the house will flow together.
• Scrapbook of Ideas can give a visual explanation of the elements that the client wishes to incorporate into their new home. This helps the designer understand the client's style and preferences. This is not a required element to the process.
• Project budget

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Schematic Design

This is the conceptual portion of the process where Dwelling Design puts ideas to paper; where form, function, and massing take precedence over detail. This phase also takes into account the budget and time constraints to ensure the project stays on target. The client will have the opportunity to review the design and request design revisions.

Includes:

• Conceptual Floor Plan(s) showing walls, doors, windows, cabinets, furniture space planning, plumbing fixtures, appliances.
• Conceptual Elevations are 2D elevations necessary to communicate design.
• Conceptual Site Layout (if required) schematic of structure, hardscapes, terraces, access points, driveways, parking, etc.
• Conceptual Details (if required) as necessary to communicate design.
• Conceptual 3D Modeling (optional) exterior and/or interior elevations done in a three dimensional format that will provide further visual clarification of the features and materials of the exterior of the home.

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Design Development

Once a schematic design is chosen the designer will refine the program objectives and continue developing the design. Additional exterior elevations and building sections are created to better describe the structure and volume of the home. At this time, coordination with other consultants (ie interior designer, contractor, etc.) is helpful in creating a complete design that will better suit the project and owner's needs. This phase may be repeated many times until both client and designer are satisfied. At this time the plan may need to be submitted for design review by the city or architectural control committee. Dwelling Design will coordinate with the city/county, where the home is to be built, for needed approval(s).

Includes:

• Floor Plan(s) Showing all walls, doors, windows, cabinets, furniture space planning, built in furniture, plumbing fixtures, dimensions, floor surfaces, etc.
• Elevations 2D front, rear, and sides of home showing materials, building heights, and grades at structure.
• Site Layout shows the layout of structure, hardscapes, terraces, access points, driveways, parking, dimensions, etc.
• Building Sections as required to illustrate connections and other information needed to effectively construct the project.
• Roof Plan design of roof necessary to create elevations.
• Architectural Details are non-structural details such as eaves, soffits, railings, chimney, timber framing and associated connections, etc.
• Structural Details necessary to convey structural design to structural engineer.
• Design Review Assistance (optional) architectural presentations for community design review committees, city design reviews, etc. Dwelling Design is also available to assist in filling out the necessary forms for these reviews.
• Stringline Stake-out (optional) for design review purposes only.

After design development (and any necessary revisions) is complete the client may receive their first invoice from Dwelling Design, which will include: additional meetings and field visits, research (if required), design time, and additional services requested.

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Design Approval

At this point Dwelling Design will require the client to review, approve, and sign off on the design. Dwelling Design encourages the client/contractor to review the design thoroughly prior to signing the design approval document. Changes made later in the process may delay the schedule and incur additional costs for the client.

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Construction Documents and Working Drawings

Once all design approvals have been satisfied Dwelling Design will begin the final drawing phase. Construction documents and working drawings provide detailed instructions for building the designed structure. These documents will meet all city, county, and international code requirements. During the beginning of this phase *professional engineers and other needed subcontractors will be solicited and scheduled.

Once all design approvals have been satisfied Dwelling Design will begin the final drawing phase. Construction documents and working drawings provide detailed instructions for building the designed structure. These documents will meet all city, county, and international code requirements. During the beginning of this phase *professional engineers and other needed subcontractors will be solicited and scheduled.

When the construction documents are eighty to ninety percent complete (called the "bid set") Dwelling Design will schedule a plan review meeting. At this point the client may receive a second invoice from Dwelling that will include the first eighty to ninety percent of the construction document fee and/or any additional services requested. The bid set is usually delivered to engineers, contractors and/or other required consultants. If a builder has not already been selected Dwelling is available to help solicit builders. Once all information and/or revisions are received from these consultants Dwelling Design will finalize the plan. Upon completion, the project may be submitted to the city/county, and/or architectural control committee for any needed permits and approvals. Once these permits and approvals have been received construction of the home may begin.

Includes:

• Final Site Plan (Cover Sheet) including information as required by city, county, and/or community guidelines and code.
• Foundation Plan design and layout of footings, stem walls, concrete slabs, and associated connections. Includes foundation target elevations. To be completed with the aid of a structural engineer. Including necessary retaining wall design.
• Final Floor Plan(s) including shear and lateral design to be completed with the aid of a structural engineer.
• Floor Framing Plan(s) design and layout of floor joists, floor beams, pony walls, posts, headers, associated connections, and special framing requirements. To be completed with the aid of a structural engineer.
• Final Elevations
• Electrical and Mechanical Plan shows location and type of fixtures, receptacles, switches, service, panels, and outlets. As well as location of mechanical equipment, register, thermostat, and exhaust fans.
• Reflected Ceiling Plan design and layout of any overhead ceiling detail.
• Roof framing plan(s) design and layout of roof rafters, roof beams, posts, headers, associated connections, and special framing requirements. To be completed with the aid of a structural engineer and truss manufacturer.
• Final Architectural Details
• Final Building Sections includes design of selected interior walls, including fireplaces, kitchens, woodwork, casework, etc.
• Subcontractor Coordination with all needed sub-contractors such as structural engineer, civil engineer, soils engineer, interior designers, general contractors, landscape architects, etc
• Structural Engineering structural foundation details, floor framing details, roof framing details, special framing connections. Includes structural engineering calculations required by city/county code. To be completed with the aid of a structural engineer (structural engineer's fee is not included in Dwelling's proposed fee).
• Sub-contractor Coordination with all needed sub-contractors such as structural engineer, civil engineer, soils engineer, interior designers, general contractors, landscape architects, etc.
• Grading and drainage plan (optional and recommended) designed relative to a topographic survey showing all existing and proposed contours, downspout locations, runoff and runoff management. Project can be completed with the aid of a civil engineer. (civil engineer's fee is not included in Dwelling's proposed fee).
• Energy calculations, as required, calculates energy usage and efficiency of home.
• Interior Cabinet Elevations (optional) all other interior details and elevations to be provided by an interior designer.
• Landscape Construction Plan (optional) design and detail of all exterior improvements (i.e. trellises, privacy screens, pergolas, decks, barbeque areas, etc.
• LEED Certification (optional) LEED for homes certification program, coordination, documentation of product information, tracking of points, compilation of LEED documents for rater. The fees associated with certification will be established by USGBC and are not included in the above stated fee.
• Builder, Contractor,and/or Sub-contractor Solicitation and Selection (optional). Dwelling Design is available to solicit and select a builder, contractor, or sub-contractor if needed. Dwelling Design is also available to review pricing and scope of work. Typically Dwelling Design solicits structural and civil engineers only.

Once the plan is finalized the client will receive the final invoice. This invoice will include the last ten to twenty percent of the construction documents and/or additional services requested. The client's original deposit will be applied to this final invoice.

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*Professional Engineering

Every city/county has unique soil, wind, snow, and seismic characteristics that affect the structural system of any building. Therefore, building plans need to be engineered by a professional engineer to meet the regional conditions and specific city/county building requirements. Professional engineers will be solicited, as required, by Dwelling Design. They will provide stamped structural details and notes as well as stamped structural calculations unique to the client's project. Professional engineers needed may include Structural Engineers, Civil Engineers, and/or Geo-technical Engineers depending on the site the home is to be built and existing information provided by the client/contractor.

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Construction Support and Administration

This service can give peace of mind to the client and is available upon request. Dwelling Design will monitor the progress of construction, will visit the site as often as needed, and is available to provide any assistance with understanding, clarifying, answering questions, presenting solutions, and making corrections to the plan. Dwelling Design will provide assistance to any contractors by answering requests for information which may include additional details needed to construct the home, or a verbal clarification on existing details and notes. We may also provide assistance with the selection of interior and exterior materials. This does not include revisions to the design after the construction documents have been completed.