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"Enjoy life....Build more often!"

ARCHITECTURAL SERVICES

DSA offers a broad range of architectural services that can take

you from the "just talking" phase of your project all the way to

your Moving-in Party.

The services listed below describe the most common phases of

a typical construction project. Not surprisingly, they correspond

directly to phases of work defined in a typical Architect/Client

agreement. The phases define the architects responsibilities

while guiding the project from beginning to completion.

PRE-DESIGN

While it might not be the most glamorous part of the design

process, Pre-Design is crucial to the successful launching of

any new project.

During Pre-Design, the client is interviewed at length to

determine goals, identify design issues and establish a budget.

These factors are then studied in relation to the specific site

conditions, legal constraints and building codes in order to

establish a project's feasibility.

As site conditions play an important role, the site is carefully

documented. Any existing structures are photographed,

measured and digitally drawn to produce a set of "As-Built"

drawings. These drawings will be referred to, elaborated and

modified throughout the entire project.

SCHEMATIC DESIGN

Exciting and fast-paced, Schematic Design is when the first

rough layouts for the project are produced. Information and

ideas gathered during the Pre-Design Phase are used to shape

design sketches which:

1) Determin an architectural character appropriate for the

project;

2) Establish general size and arrangement of spaces;

3) Establish the general massing of the building or addition;

4) Address parking and other site-related elements;

5) Determine a conceptual structural layout.

The final Schematic Design drawings will include plans and

exterior views that show which portions of existing structures or

site elements are to be removed, and which elements are to be

added. Exterior "before & after" views (elevations) are also

drawn as required.

"Reality Check #1"

Before completing Schematic Design and moving on to the next

phase of work, rough cost estimates are made based on a

price/square foot multiplier. Independent builders may also be

asked to comment on the constructability and estimated cost of

construction.

DESIGN DEVELOPMENT

The Design Development phase is where the final plans from

Schematic Design are rigorously developed and refined. This

includes the drawing of interior views ("elevations"), building

sections and details as well as the selection of materials and

products such as windows, flooring, mechanical and electrical

equipment and plumbing fixtures.

"Reality Check #2":

During Design Development independent builders will be asked

to perform preliminary estimates on the project. This will help

the owner decide if any cost cutting measures should be taken

before proceeding to the next critical phase of work:

Construction Documents.

CONSTRUCTION DOCUMENTS

Construction Documents are the actual building instructions for

the project. Based on the approved Design Development

drawings construction documents can be produced with varying

objectives. These different objectives require that they include

different degrees of detail and information.

The main types of Construction Documents, from the least to

the most detailed, are:

The Permit Set:

Intended for submittal to the Building Department, these

drawings require enough information about the project for City

personnel to check for conformance to building codes, zoning

regulations and other laws.

The Bid Set:

Given to building contractors so they can bid the project. More

information is generally required than for the Permit Set. More

information results in a more accurate bid. Occasionally the Bid

Set is developed while the Permit Set is being reviewed by the

City.

The Contract Set:

Once a contractor has been selected, additional information and

some adjustments to the Bid Set generally need to be made.

The Contract Set becomes part of the legal agreement between

the owner and the builder.

PERMITTING

Permits from various governing agencies must be received

before construction can begin. For projects within city limits, the

local Building Department (aka "Development Services") is

usually the main entity overseeing the permitting process.

Some smaller cities or areas outside city limits have private

companies do the review on their behalf. County, state or

federal agencies may also be involved either directly or via local

the government.

The architect is generally responsible for assembling and

submitting to the City and other appropriate agencies all the

drawings, specifications and other information required by them

to conduct their review. Once the review is complete the

architect responds to the rewiewers' questions and comments,

makes any required changes, and works to resolve any disputed

issues.

Of course there are permitting fees to be paid, usually at the time

of first submittal of plans. Fees are generally estimated based on

the size of the project. If there is a balance or refund due at the

time of project approval it is usually paid/refunded when permits

are issued.

BIDDING

Contractors are usually the most interested in bidding a project

when the Permit Set is ready to be submitted to the City or has

already received permits. However it's best to get as much

information as possible onto the drawings before releasing them

for bidding. (See Construction Documents) Therefore, additional

information that surpasses the requirements of the Building

Department is usually included when putting together the Bid Set.

This includes items that can greatly affect the price of the project

such as materials, finishes, products and equipment.

When the Bid Set is ready the architect assists the owner in

qualifying contractors, organizing and administering the bidding

process. This includes establishing the rules and requirements

for bidding, responding to contractor's questions and for

maintaining fairness by getting equal information to all the bidders

at the same time.

Once the bids have been made the architect usually helps in

evaluating them so that the owner can decide which contractor is

best for the job.

CONSTRUCTION ADMINISTRATION

Construction Administration helps keep the project on track and

constructed in accordance with the architect's drawings.

This is usually done through periodic site visits by the architect.

Construction Administration visits give the contractor, as well as

the architect, an opportunity to discuss any issues that have

arisen. When required, additional research or design drawings

may be furnished by the architect, who also provides

photographs and written field reports of the site visits to the

owner.

Review of shop drawings, writing and administration of punch

lists, coordination of consultants and rewiew of product literature

are also some of the duties performed by the architect during

Construction Administration.

Del Mar Modern: An addition and complete makeover by DSA of a 1960's Del Mar Heights home. Click here for more photos.