A project's lifecycle, from concept to completion

Every project is unique, though they generally follow a similar path from conception to delivery. We typically divide this process into (4) main phases. The first (2) phases are dedicated to exploring design and feasibility, while the final (2) focus on documentation and construction supervision.

Phase 1

FS

Feasibility Study

Phase 2

SD

Schematic design

DD

Design design

FFE

Furniture & Accessorie

Phase 3

CD

Construction Doc.

Phase 4

BD

Bid & Negotiation

CA

Construction Admin.

FEASIBILITY STUDY

PHASE 1

Before you sign a lease or buy a new space, this phase is all about making sure the building fits your needs. During this phase, we help you understand the extent of your scope, your budget, your program, and your timeline. Using layout studies, we help you address if a space is right for you and review the code requirements of your space. We can also advise on constructibility items. 

DESIGN GOALS IN THIS PHASE

  • Program - establishing your program clearly, with its sizing, function and adjacencies.

  • Comparative test fit study - Side by side test fit comparison to evaluate and compare short-listed properties. Metrics include overall program counts, usable square footage, and ratio of individual seats to collaborative spaces.

  • Code study - analyze the zoning code to determine the extent of what the local jurisdiction allows.

PROJECT MANAGEMENT GOALS IN THIS PHASE

  • Lease or purchase agreement review - We can assist in reviewing and advising on matters of design, constructibility, and best practice. We' work alongside you/your brokerage/your legal team to negotiate the best deal possible and establish a clear understanding of all parties’ responsibilities.

  • Due Diligence support prior to purchase - Existing conditions drawings and scans, structural report, zoning certification, existing building records…Proper due diligence is a necessary step but requires a lot of administrative work. Our network of strong professionals makes this easy.

  • R.O.M. budget and project schedule - Helping you establish clear expectations on timing and costs. Depending on your project, we will connect with the appropriate partners early to avoid surprises.

SCHEMATIC DESIGN

PHASE 2

Through a series of questionnaires, we help you translate your vision and way of working and living into space. During this phase, we will create a mood board and a floor plan that respond to your needs.

DESIGN GOALS IN THIS PHASE

  • Visioning workshop - Identify the types of spaces that resonate with you.

  • Finalize layout - Identify (in depth) the key function of each space.

  • Initial black and white 3D - Understanding wall transparency needs

  • Mood board and concept - understanding what materiality and spatial experience you resonate with

PROJECT MANAGEMENT GOALS IN THIS PHASE

  • Consultant identification - Identify consultant needs (MEP engineering, lighting design, structural engineering, landscape…), bid requests and leveling, coordinate access to site.

DESIGN DEVELOPMENT

PHASE 2

We transform the initial design concept into 3D drawings and refine each space’s needs with you. We develop the moodboard into a finish palette for you to touch and feel the project materials. We coordinate  infrastructure with your consultants to work with the overall design. 

DESIGN KEY GOALS IN THIS PHASE

  • Palette review - Our team will show you samples (when available) and/or installation pictures of each material we are proposing

  • Ceiling and lighting design - We will review ceiling plans and decorative lighting layout/options

  • Rendered view - Elevations, plans, and views will be rendered to show materiality to convey a full understanding of where everything goes

  • Engineering introduction - Identify preliminary infrastructure needs with your mechanical, electrical, plumbing, and fire protection engineering team and how to incorporate them in the design. 

PROJECT MANAGEMENT KEY GOALS IN THIS PHASE

  • Contract consultant - Securing the consultant work and coordinating early on the documents they may need.

  • Budget and schedule updates - Making sure the project remains within the original cost assumptions, touch base with a few GC partners to help confirm assumptions.

FURNITURE AND ACCESSORIES

PHASE 2

Through a series of questionnaires, we help you translate your vision and way of working and living into space. During this phase, we will create a mood board and a floor plan that responds to your needs.

DESIGN KEY GOALS IN THIS PHASE

  • Visioning Workshop - Identify the types of spaces that resonate with you.

  • Finalize layout - Identify more in depth key function of each spaces.

  • Initial B&W 3D - Understanding wall transparency needs

  • Mood board and concept - understanding what materiality and spatial experience you resonate with

PROJECT MANAGEMENT KEY GOALS IN THIS PHASE

  • Consultant identification - Identification of consultant needs (MEP, lighting, structural, landscape…), bid requests and leveling, access to site coordination.

CONSTRUCTION ADMINISTRATION

PHASE 3

We document detailed plans, elevations and specifications that precisely guide the construction of the approved design. We coordinate to the best of our ability the drawings across consultants (mechanical, plumbing, electrical, structural...) to minimize conflict. We provide a stamped set of blueprints for permit to the local jurisdiction, and help you navigate the permitting process.

DESIGN KEY GOALS OF THIS PHASE

  • Engineering Coordination meeting(s): infrastructure location is keyto a smooth construction process and must be documented in drawings for permit / GC needs. we will provide infrastructure plans for the GC to understand our intent. If your space is simple, (1) meeting should be sufficient. If your space is more complex, it may require a few meetings for everybody to find solutions that works for everyone.

  • Documentation- each design drawing will be developed into a technical drawing to show constructibility, exact dimensions, finishes, etc. This portion also encompasses construction details.

  • Specification- A specification sheet summarizing all materials, their recommended applications, and their maintenance needs.

  • Code review- We will conduct a code analysis and matrix to include in the drawings for permit application and manage the conversation with the city (not included in base scope).

PROJECT MANAGEMENT KEY GOALS OF THIS PHASE

  • AV & Technology - While we don’t design and specify AV/Technology equipment, we will help coordinate required infrastructure to support these systems.

  • Budget and schedule updates - Making sure the project remains within the original cost assumptions, touch base with a few GC partners to help confirm assumptions.

BIDDING AND NEGOTIATION

PHASE 4

 We help you having that initial contact with GC, if you do not have yet a partner in mind, and assist in this bidding and negotiation time, to make sure you “buy the job right” with all parties being clear on what is needed for this project to be built, in the timeline given.

PROJECT MANAGEMENT KEY GOALS OF THIS PHASE

  • RFP preparation - Prepare a comprehensive scope document package, with all necessary documentations explaining not only the scope of work you want a GC to provide cost on, but also the requirements of the space (COI requirements, Building rules and regulations…) and of your company (Bid form, guidelines…), as well as the

  • RFI response - Prepare a response official document that captures the entire design team (Architecture, Interiors, MEP, Lghting, Structural, etc.) response to potential RFI, where all GC are shared the same information, at the same time.

  • GC Interview: Coordinate GC interview, and lead interview in your presence, if necessary.

  • BID review: Assist in reviewing pricing received from general contractors and subcontractors. 

CONSTRUCTION ADMINISTRATION

PHASE 4

We assist your general contractor to achieve the original design intent. We serve as your advocate to protect your interests as they relate to design, schedule, and budget. There is some administration associated with most construction, that may be needed for the proper funding of your project (Pay application, Change orders, etc), and might require our attention, and signature. During this construction phase, we will assist you in making sure proper documentation and review is present.

PROJECT MANAGEMENT KEY GOALS IN THIS PHASE

  • Key milestone site visit and field report- We will review site progress and assist project team in any potential on site coordination needs through sketches. Confirm construction is progressing according to the design and permit 

  • Submittal and shop drawing review - We will review drawings provided by trade prior order for custom fabrication, ro make sure intent was understood

  • Furniture install day - assist in delivery and install

  • Punch list -creating a comprehensive punch list identifying the elements still needing trades attention before the project is officially understood as “over”.

  • Change order review- May a request come through form the GC for additional funding due to an unforeseen condition OR a change requested by you, we will make sure to review the official request prior it’s release.

  • OAC meeting and RFI -Owner, Architect, Contractor meeting and Request For Information response

  • Procurement assistance - We can assist in preparing orders for any specialty materials that the GC may not be responsible for. This may depend on yoru project scale.

  • Administrative support - Permit support, Pay application, Change orders, etc.