Pre-Design
Consult with the client to determine project goals and objectives
• Project Scoping – Determine project overall goals and create the most effective route to optimal success
• Determine tenant’s budget
• Determine project phases and services needed
• Discuss realistic timeline, milestones, and due dates
• Getting acquainted – Gather information about the tenant’s staff, type of business, their work flow, adjacency preferences, existing equipment/ fixtures, new existing equipment/ fixtures, etc.
• Fact Finding – Obtain building data, CAD/ PDF files, past permit drawings, and shell drawings of the new space.
• Due Diligence – Ensure the tenant has determined feasibility of their specific use of the space is allowable by all approving jurisdictions and property ownerships.
• As-Built Plans – Field measure the tenant space (floor plan, reflected ceiling plan) if needed to create as-built CAD drawings
• Determine tenant’s budget
• Determine project phases and services needed
• Discuss realistic timeline, milestones, and due dates
• Getting acquainted – Gather information about the tenant’s staff, type of business, their work flow, adjacency preferences, existing equipment/ fixtures, new existing equipment/ fixtures, etc.
• Fact Finding – Obtain building data, CAD/ PDF files, past permit drawings, and shell drawings of the new space.
• Due Diligence – Ensure the tenant has determined feasibility of their specific use of the space is allowable by all approving jurisdictions and property ownerships.
• As-Built Plans – Field measure the tenant space (floor plan, reflected ceiling plan) if needed to create as-built CAD drawings
Programming
Quantify company staff and spartial requirements
• Identify key personnel stakeholders to make final determinations
• Gather spatial needs from all departments through interviews, observations, and/ or questionnaires
• Prepare spreadsheets that document all spaces by type, size and calculates actual square footage requirements including circulation space and contingencies
• Account for future growth forecasts and changes in workplace as needed
• Existing Furniture, Fixtures & Equipment (FFE) – Inventory, measure and catalog as needed
• New Furniture, Fixtures & Equipment (FFE) – Acquire photos, specifications and cut-sheets
• Gather spatial needs from all departments through interviews, observations, and/ or questionnaires
• Prepare spreadsheets that document all spaces by type, size and calculates actual square footage requirements including circulation space and contingencies
• Account for future growth forecasts and changes in workplace as needed
• Existing Furniture, Fixtures & Equipment (FFE) – Inventory, measure and catalog as needed
• New Furniture, Fixtures & Equipment (FFE) – Acquire photos, specifications and cut-sheets
Schematic Design
Preliminary floor plans
• Prepare block/ bubble diagrams and/ or stacking plans (when applicable)
• Prepare sketches as needed
• Plumbing fixture counts to determine restroom sizes and quantities as well as requirement of drinking fountains and mop sinks
• Determine number and proximity of emergency exits
• Prepare space plans (hand sketch to scale)
• Prepare space plan on CAD
• Preliminary furniture layout
• Conceptual design of furniture and finishes
• Square footage calculations upon request
• Prepare sketches as needed
• Plumbing fixture counts to determine restroom sizes and quantities as well as requirement of drinking fountains and mop sinks
• Determine number and proximity of emergency exits
• Prepare space plans (hand sketch to scale)
• Prepare space plan on CAD
• Preliminary furniture layout
• Conceptual design of furniture and finishes
• Square footage calculations upon request
Design Development
Refine and develop the design
Programming
Quantify company staff and spartial requirements
• Identify key personnel stakeholders to make final determinations
• Gather spatial needs from all departments through interviews, observations, and/ or questionnaires
• Prepare spreadsheets that document all spaces by type, size and calculates actual square footage requirements including circulation space and contingencies
• Account for future growth forecasts and changes in workplace as needed
• Existing Furniture, Fixtures & Equipment (FFE) – Inventory, measure and catalog as needed
• New Furniture, Fixtures & Equipment (FFE) – Acquire photos, specifications and cut-sheets
Quantify company staff and spartial requirements
• Identify key personnel stakeholders to make final determinations
• Gather spatial needs from all departments through interviews, observations, and/ or questionnaires
• Prepare spreadsheets that document all spaces by type, size and calculates actual square footage requirements including circulation space and contingencies
• Account for future growth forecasts and changes in workplace as needed
• Existing Furniture, Fixtures & Equipment (FFE) – Inventory, measure and catalog as needed
• New Furniture, Fixtures & Equipment (FFE) – Acquire photos, specifications and cut-sheets
Interior Design
Select interior finishes
• Determine tenant’s desired aesthetic, budgetary, and performance tolerances
• Collect tenant ideas, inspiration, and vision
• Select flooring, floor base, wall paint, wall covering, wainscoting, restroom finishes, built-in casework finishes, acoustic treatments, ceiling types, specialty ceilings/ soffits, etc.
• Obtain samples
• Present finish options to the tenant. Revise ad repeat as requested.
• Document the finishes for approval
• Renderings, finish boards, finish binders as requested
• Collect tenant ideas, inspiration, and vision
• Select flooring, floor base, wall paint, wall covering, wainscoting, restroom finishes, built-in casework finishes, acoustic treatments, ceiling types, specialty ceilings/ soffits, etc.
• Obtain samples
• Present finish options to the tenant. Revise ad repeat as requested.
• Document the finishes for approval
• Renderings, finish boards, finish binders as requested
Furniture Selection and Coordination
• Selection of finishes for client’s system furniture where applicable
• Selection of all non-systems furniture and finishes
• Design custom furniture and cabinetwork
• Preparation of furniture specifications for bid
• Preparation of coded furniture plans indicating the location of all furniture
• Selection of all non-systems furniture and finishes
• Design custom furniture and cabinetwork
• Preparation of furniture specifications for bid
• Preparation of coded furniture plans indicating the location of all furniture
Preparation of sample boards with photos and finish samples
• Preparation of a furniture control book
• Furniture installation observation
• Coordinate furniture selections with the furniture dealer
• Develop the systems furniture layout
• Assist in developing a project budget
• Preparation of a furniture control book
• Furniture installation observation
• Coordinate furniture selections with the furniture dealer
• Develop the systems furniture layout
• Assist in developing a project budget
Presentation
• 3D Renderings
• Finish Boards
• Finish Binders
• Colored Elevations
• Exhibits
• Finish Boards
• Finish Binders
• Colored Elevations
• Exhibits
Construction Documents
Detailed drawings sufficient for submission to local authorities for permitting
• Cover sheet with legend, vicinity map, building information and sheet index
• Site plan as reference to accessible path of travel and tenant improvement location
• Exiting plan to indicate path of travel to the restrooms and required exits
• Floor plan showing locations and types of partitions, doors, and windows
• Reflected ceiling plan showing the pattern and types of ceiling, ceiling heights, standard and lighting
• Finish plan with symbols and legends showing locations of color and materials
• Detailed design drawings to be used as reference in fabrication and/or fabrication and/or installation of millwork, and interior finishes
• Elevations showing special cabinets, built-ins, restrooms, etc.
• Door, Window and finish schedules and specifications
• Coordination of background drawings for mechanical, electrical, plumbing, fire sprinkler and structural engineers.
• Coordination of final set of stamped and signed permit plans
• Coordination with the building officials plan check comments and subsequent revisions
• Site plan as reference to accessible path of travel and tenant improvement location
• Exiting plan to indicate path of travel to the restrooms and required exits
• Floor plan showing locations and types of partitions, doors, and windows
• Reflected ceiling plan showing the pattern and types of ceiling, ceiling heights, standard and lighting
• Finish plan with symbols and legends showing locations of color and materials
• Detailed design drawings to be used as reference in fabrication and/or fabrication and/or installation of millwork, and interior finishes
• Elevations showing special cabinets, built-ins, restrooms, etc.
• Door, Window and finish schedules and specifications
• Coordination of background drawings for mechanical, electrical, plumbing, fire sprinkler and structural engineers.
• Coordination of final set of stamped and signed permit plans
• Coordination with the building officials plan check comments and subsequent revisions
Permit/Plan Review Submissions
Submission of final plans to governmental agencies during permit process. Assist with completing application forms. Consult on permitting procedures. Plan review submissions for exterior modifications, including commission hearings/ meetings and preparation of exhibits and plans.
Bidding
Assist the client select a construction company to build the project through either a negotiated or a competitive bidding process.
Construction Administation
The final phase is watching the design come to life, ensuring the tenant’s vision comes to life according to the CDs and specifications by monitoring the construction, answering questions, providing updates, and resolving any issues.
• Periodic onsite review of the construction for general conformance with the design intent of the construction documents.
• Review submittals and shop drawings to verify conformance with design intent, finish specifications, and casework details
• Preparation of documentation for changes to the construction documents
• Revisions as needed
• Respond to Request for Information from general or subcontractors
• Attend meetings to review schedule, progress or onsite questions
• Jobsite punch list walk-thru and documentation
• Review submittals and shop drawings to verify conformance with design intent, finish specifications, and casework details
• Preparation of documentation for changes to the construction documents
• Revisions as needed
• Respond to Request for Information from general or subcontractors
• Attend meetings to review schedule, progress or onsite questions
• Jobsite punch list walk-thru and documentation
Additional Services
• Inventory of existing furniture and equipment for reuse, including preparation of instructions or specifications for refinishing, reupholstering and coordination of such items at move-in
• Selection of plants, artwork, and/or framing and installation of artwork
• Referral of special services, craftsman, subcontractors, etc.
• Coordination of special graphics with tenant’s vendors
• Selection or design of graphic identification systems, and preparation of signs, logos public relations, and display materials
• Design of individual private offices including furniture, millwork and decorative accessories programs
• Planning and design for future expansion
• Construction administration and furniture installation services in other area of the project not included above
• Move coordination services
• Coordination with client’s vendors including, but not limited to, telecommunications and data vendors
• Create Emergency Exiting Maps
• Develop as-built set of plans upon completion
• Selection of plants, artwork, and/or framing and installation of artwork
• Referral of special services, craftsman, subcontractors, etc.
• Coordination of special graphics with tenant’s vendors
• Selection or design of graphic identification systems, and preparation of signs, logos public relations, and display materials
• Design of individual private offices including furniture, millwork and decorative accessories programs
• Planning and design for future expansion
• Construction administration and furniture installation services in other area of the project not included above
• Move coordination services
• Coordination with client’s vendors including, but not limited to, telecommunications and data vendors
• Create Emergency Exiting Maps
• Develop as-built set of plans upon completion