BASIC ARCHITECTURAL SERVICES
Pre-design and Start-up Phase
Your project starts with establishing basic project design objectives, gathering information about the property, and a discussion of your budget. The basic objectives of a project, which architects refer to as your “program”, include your needs, dreams and goals and usually includes a discussion about spaces needed, the relationships between spaces, the desired features and character, and sizes of the spaces and overall project.
We will perform a preliminary review of applicable zoning and building codes identifying potential issues or special approvals.
And, typically a budget for the project is established.
Concept Design Phase
Design work starts with sketches based on your site, program and budget, and includes any options desired or suggested. For well-defined projects such sketches may be very complete and for other projects we may start with basic ideas. We review these sketches and ideas with you and develop and refine them further until you approve the design.
The deliverables of this phase normally include simple site plans, floor plans and exterior elevations for the project. If being submitted to any agency for review, additional information will be added to the plans as required by the agency’s application.
Sometimes the desired ideas warrant a conceptual discussion with the city or county at this point to identify potential issues or special approvals, and if necessary to gauge their support for any special approvals. And, if the city or county requires a formal “concept review”, it would be submitted at this time.
Design Development Phase
For complex projects and for projects where conceptual government agency review was sought or required, the plans are further developed and refined – adding another level of detail – during this otherwise optional phase. Changes might include adjustments for budgetary purposes, responding to potential issues, clarifying or documenting compliance, and adding technical information such as grading and drainage information, impact reports, as well as dimensions and material call-outs.
If the city or county requires a formal land-use (or zoning) review prior to submitting to the Building Department, it would be submitted at this time.
Construction Documents Phase
With the project design well defined, and having the owner’s approval and preliminary government approvals, the architect prepares the technical drawings, notes, and specifications - the “blueprints” - that are necessary for obtaining a building permit, getting bids from contractors, and to guide the construction of the building. If engineers are involved in the project, their work would be included in the final package assembled by the architect.
This phase winds down with an application to the building authority of the city or county seeking a building permit (See Government Agency Review below). Any concerns are addressed and any desired clarifications are provided and added to the plans as needed such that a building permit is issued and this phase is concluded.
Government Agency Review
Most jurisdictions have two general review areas – a land-use (or zoning) approval and a building authority approval. The City of Flagstaff divides the land-use review into a “Concept Review” and a “Site Plan Review” – each corresponding to the design phases discussed above. For smaller projects, often for custom homes, the land-use review is reduced and may not even require a separate application from the building authority approval process.
Unless the owner wishes otherwise, we include the preparation of these applications, submittals, and attendance at review hearings in our basic architectural services.