Architectural Design Process

Architectural Services
Services we can provide:

The following is a basic list of the architectural services available to you from IS Architecture.  Not every project requires the same services and some projects may require additional services not listed.  Every architectural project has its own unique requirements and each project must be approached individually.  The intent of this list is to acquaint you with the design process and the terminology used to describe each phase of the project.

I. Pre-Design Phase

A. Zoning Study

1. Setback, coverage, floor area ratio (FAR), height limit, overlay zones and Covenants, Codes and Restrictions (CC&Rs)

2. Review board submittal

3. Establish the allowable parameters of the project.

B. Measure and draw existing conditions, if appropriate.

C. Questionnaires

1. Property research

2. Personal survey

D. Interviews

1. Establish your requirements and your dreams.

2. Establish a project budget.

3. Establish a project time line.

E. Establish design objectives


II. Schematic Design Phase

A. Explore alternative design concepts to accomplish your design objectives.

B. Present sketches of designs for your review and input

C. Modify original design sketches to reflect your input.

D. Code and zoning review

E. Establish design direction in terms of plan, section, and elevation.

F. Review budget


III. Design Development Phase

A. Develop and modify the schematic design

B. Initiate structural system design

C. Initiate mechanical system design

D. Determine probable finish materials

E. Draft plans, sections and elevations as required to explain the design for your review and input.

F. Review budget

G. Modify design development documents


IV. Construction Document Phase

A. Prepare construction document of the design suitable for competitive bidding and building department submittal.

B. Specify all electrical fixtures.

C. Specify all plumbing fixtures.

D. Specify all interior and exterior finishes.

E. Incorporate engineer’s structural design and draft structural design.

F. Incorporate consultant’s energy calculations.

G. Incorporate mechanical design, if required.


V. Governmental Review Phase

A. Submit construction documents to the appropriate agency(s) for their review.

B. Coordinate any changes required by governing agencies.


VI. Bidding Phase

A. Distribute plans to contractors for bidding.

B. Coordinate any addenda to the construction documents to insure uniformity of bidding information.

C. Assist in evaluating competitive bids.


VII. Construction Phase

A. Represent you during the construction, forwarding your instructions to the contractor.

B. Make site visits to view quality and progress of the work.

C. Interpret the requirements of the construction documents.

D. Reject work not in conformance with the construction documents.

E. Review contractors’ submittals such as Shop Drawings and Project Data for conformity with the design concept.

F. Prepare change orders.

G. Conduct inspections to determine the dates of substantial completion and issue a final certificate of payment.


VIII. Optional additional services

A. Architectural model / Computer rendering

B. Special agency coordination including but not limited to:

1. Zoning variances

2. Hillside review

3. Environmental review

4. Coastal Zone review

5. Special design review board reviews

6. Historical Site Board