At this time the client and designer must establish and nurture a strong personal working relationship that is to be necessarily sustained throughout the duration of the project. Together they must create, quantify and integrate the final project design and theme. This is accomplished through design charette meetings in which pictures, finish materials, tear sheets and other media and concepts are examined for compatibility and suitability with the project design theme and requirements. Concepts which are approved are catalogued for use in the design specifications manual. Once this has been accomplished the design team incorporates these guidelines and milestones into conceptual drawings and details for review and approval. Upon completion and conceptual approval, the process moves forward to the schematic design phase.

Floor plans are now laid out and drawn to scale over the client's site, with elevations of the project on full size sheets to review and revise as necessary. This is an exciting time as our clients begin to see their project and vision materialize and take real shape. Flow, scale, mass, and feeling are all addressed in detail. Importantly, the central design theme must be maintained, expanded, and built upon.

From the schematic drawings we now develop more concise and detailed drawings that help establish size, appearance, colors, equipment, and costs. Once the major materials have been selected and approved, we may begin construction documents.

This phase begins after development drawings are reviewed and approved by the client. These documents will include architectural drawings, details and specifications that establish the quality of materials and systems to be utilized on the project. These drawings will be used for the building permit, construction costing, and actual construction and administration of the project. If changes occur, and they do, these permitted drawings may be used to establish any cost change by means of a change order. All change orders will have to be approved by client, designer, and contractor before proceeding with the change.

In this phase we start selecting a group of contractors based on qualifications. Upon completion of selection, the contractor and design team then begin actual bidding and scheduling of the project. Once those items are complete and approved, actual construction activities can begin.

As the client's onsite representative, we make periodic jobsite inspections to determine the progress to date and to ensure that construction activities are complying with the contract documents. Additionally we review and respond to requests for information and clarifications from the contractor, owner, and other project team members. We review and approve contractor draw requests as well as meet with the contractor and his subcontractors and suppliers. Our goal is always the successful completion of the project to the client's satisfaction.