Our Architectural Design Services are comprised of four phases, Schematic Design, Design Development, Construction Documents and Construction Contract Administration. Refer to each phase below to find a description, primary objective, typical services involved and the tangible results of our work (sketches, renderings, drawings, etc.). This is a typical description, as every project and client is unique we tailor our services to your specific needs. Please contact us to discuss your project and our services in greater depth and detail.
Schematic Design
Schematic Design studies and establishes the intent, size, relationships and overall conceptual design of your project. The goal is to formulate a clearly defined concept to present for discussion, revision and approval.
Schematic Design typically encompasses:
- Aesthetic preference, scale, size, goals and visions
- Establish a rough project budget and schedule
- Review community, municipal codes and regulations
- Site review (topography, views, vegetation, drainage, access, solar orientation, wind, bodies of water, etc.)
- Document and review existing conditions/structure(s)
- Building scale and massing (size and relationships)
- General materials and construction type selections
- General color scheme
- Dominant and thematic architectural details
- Consultant coordination
During the Schematic Design phase, drawings typically consist of sketches, diagrammatic floor plans and 3D computer renderings illustrating the exterior of the home.
Design Development
Design Development expands upon the schematic design, refining and cultivating creative solutions to project specific goals and delves into greater architectural detail, materials, and building systems. The goal is to refine the project size, aesthetics, major components and details.
Design Development encompasses preliminary coordination and/or design of the following aspects and building systems:
- Major exterior materials
- Door and window style and placement
- Key construction details
- Thermal envelope
- Major structural systems and elements
- Electrical, A/V and Security
- Mechanical and Plumbing
- Heating and/or Cooling
During the Design Development phase, drawings typically consist of floor plans, exterior elevations, building sections, key details, window and door schedules and revised computer renderings.
Construction Documents
Construction Documents are used to price, bid and build your project. They establish in detail the quality of materials and building systems required for completing the project in order to obtain the project cost and contract.
Construction Documents encompass concise drawings, descriptions, dimension and annotations are completed for all drawings. With final design work completes for the following:
- Electrical layout (outlets, switches, security, A/V)
- Decorative and architectural lighting design
- Interior trim and millwork design
- Interior door and hardware selection and coordination
- Cabinetry, closet, built-in design and detailing
- All material species; type and finish selections
- Comprehensive Kitchen design, appliance selection and coordination
- Comprehensive Bath design
- Stair, railing and balustrade design
During the Construction Documents phase, drawings typically consist of floor plans, foundation plans, roof plans, framing plans, exterior and interior elevations, building and wall sections, exterior construction details, window/door schedules, electrical and lighting plans and outline or short form specifications.
*** All MEP and Structural services shall be contracted from third-party specialists. We will assess and inform our clients when a third-party specialist is required for industrial or specialized services.
Construction Contract Administration
Construction Contract Administration involves review of the contractor’s requests for information, requests for payment and change orders, regular field visits and providing supplemental information.
The goal is to ensure the design intent, schedule, quality and craftsmanship is delivered throughout the process. Our team is your representation, advocate and point of contact throughout construction.
Construction Contract Administration typical responsibilities include the following:
- Workmanship monitoring & reporting
- Documentation for field changes
- Shop drawing and submittal reviews
- Coordination and review of materials, colors, layouts and mock-ups
- Plumbing, Electrical, Lighting, Hardware, accessories; selection & approvals
- Sourcing of materials
- Project close-out and punch-list
During the Construction Contract Administration phase Fernando Cosio Design typically provides auxiliary field visits and progress reports (On-site Reports and Meeting Minutes)
*** Services from third-party specialist contractors.
Landscape Architecture Services
Provided by a licensed staff Landscape Architect; encompasses the integrated design of exterior living spaces and elements such as patios, gardens, entries, paths, and driveways. Landscape Architecture consists of three phases, Schematic Design, Landscape Construction Documents, and Landscape Construction Contract Administration, similar in services as their corresponding Architectural phases.
Landscape Architecture Services are typically billed as a flat fee dependent on the scope and complexity of the specific project. We visit your site and tailor our services to ensure the most consistent end product, please inquire for a separate proposal