Compile relevant studies to act as a design guidebook for the project.

1. ZONING & PERMITS REQUIREMENTS RESEARCH
   Define parameters governed by authorities in jurisdiction and establish a road map for zoning and permit requirements typical for the type of project.

2. SITE ANALYSIS & PHOTO SURVEY
   Evaluate survey, visit site and region of property to identify site requirements for the type of project based on the unique identity of the site.
   

3. PROGRAM ANALYSIS
   Define the goals for the project – the organizational goals, the form and image goals, the function goals, the economic goals, the time goals, and the management goals. Define the types of spaces, furniture, fixture, equipment needed.

4. SPACE STRATEGIES
   Establish and represent spatial relationships of the different programmatic use and overall fit within property.

5. PRELIMINARY ESTIMATED BUDGET
   Develop an estimated total cost particular for project based on the typical cost determined in step one. Prepare the client for all the costs, not just the cost of construction, but also design fees, contingency, furniture and equipment, testing, surveying and any other costs.

Develop schematic design using the following drawings for representation to communicate design concept with Client.

1. SCHEMATIC FLOOR PLANS

2. SCHEMATIC ELEVATIONS

3. SCHEMATIC RENDERS

4. SCHEMATIC ARCHITECTURAL 3D MODEL

5. PRELIMINARY MATERIALS OUTLINE SPECIFICATIONS

Further refine schematic design by leading design process for all other applicable consultants.

1. CONSULTANTS COORDINATION
   Define all required engineering and design consultants for the project, and act as Client’s agent in orchestrating and coordinating all consultant designs with architectural design.

2. DESIGN DEVELOPMENT SET
   Further develop architectural drawings and overlay consultants’ design to identify any potential conflicts and resolve so that architectural design and project goals are achieved.
   
   Drawings prepared:
   3D Model
   Demolition Plan
   Floor Plan
   Reflected Ceiling Plan
   Power Layout Plan
   Elevations/Sections
   Specifications
   

Finalize design after coordination process with consultants.

CONSULTANTS COORDINATION
Utilize 3D architectural model and drawing set to check Consultants’ work and finalize Consultants’ and architectural design.

CONSTRUCTION / PERMIT SET
Drawings prepared:
3D Model
Demolition Plan
Floor Plan
Framing Plan
Reflected Ceiling Plan
Power Layout Plan
Elevations/Sections
Wall, Floor & Ceiling Assemblies
Specifications

DETAIL SET
Drawings prepared:
Preliminary Furniture Plan
Enlarged Floor Plan & Elevations for Key Areas
Enlarged Floor Plan & Elevations for Millwork
Enlarged Floor Plan & Elevations for Doors & Windows
Wall Sections
Construction Details

Lead in having design development set bidded out to 2-3 competitive bidders to get more accurate pricing estimates.

1. BIDDERS’ RFIs
   Act as Client’s Agent to respond to Q&A’s

2. BID LEVELING ANALYSIS
   Review bids and check if complete design has been quantified and estimated.

3. ESTIMATED BUDGET SHEET
   Identify lowest bid based on bid levelling analysis.

4. ESTIMATED CONSTRUCTION SCHEDULE
   Identify critical path given bidders’ output on real-time schedule.

5. CLIENT-CONTRACTOR AGREEMENT
   Review contract between Client & Contractor and attach Scopes of Work relevant to the project.
   Facilitate signing and agreement process.

1. PERMIT SET SUBMISSION

2. ESTIMATED PERMIT SCHEDULE

3. CLIENT’S AGENT
   Act as Client’s agent to respond to Authority Having Jurisdiction (AHJ) for any further questions, or additional information, or revised drawings required for permit issuance.

1. SITE VISIT
   Visit the site regularly and act as the enforcer/guardian of the tasks expected to be delivered by the contractor/subcontractors/vendors, and ensure that all work complies to architectural design & engineering coordination

2. SUBCONTRACTOR ON-SITE KICKOFF/CONSTRUCTION MEETINGS
   Enforce subcontractors’ troubleshooting and documenting conclusions through reports

3. ON-SITE LAYOUTS
   Correcting, implementing and approving on-site layouts by subcontractors as applicable o

4. SUBMITTALS
   Manage contractor/subcontractors/vendor provision of any and all submittals/product data/shop drawings per approved design and systems layout & specifications, through TCD and applicable third-party consultants

5. RFIs
   Manage contractor/subcontractors/vendor provision of RFIs and correct implementation per responses by TCD and applicable third-party consultants o

6. CONSTRUCTION REPORTS
   Provision of corrective items to be implemented by contractor/subcontractor/vendor. Review of corrected items.

7. CITY INSPECTIONS/REQUESTS DURING CONSTRUCTION
   Assist and process coordination with the City for any further requested items in order to pass inspections. Provide additional drawings as required

8. CONSULTANTS INSPECTION
   Coordination and reports (third-party consultants such as structural, MEP+FP+FA, lighting, acoustic, AV-IT) review and approval as applicable or required by the City