Buildings should be designed as good neighbors, deliberately intended to have a gentle impact on the streetscape, community and environment.
The process begins with a conversation. At an initial consultation, the owner and architect will meet to discuss the project requirements; how many rooms, who will use the home and how? What are the owner’s goals, visions, and expectations? Do they have preferences, likes and dislikes? What are the budget and schedule considerations?
After the initial meeting, the architect will prepare a proposal outlining a general description of the project, the services to be provided, the project schedule and fees.
Client input is essential to the design process. In addition to site and property surveys, many clients find it helpful to provide images of projects they admire. A wish list provided by the owner is a great way to outline and communicate important items for the architect to consider during the design phase. Clients also use the websites HOUZZ and Pinterest to communicate their design preferences.
The architect will determine the fee based on the scope and complexity of the project. Fees are typically based on a range of cost-per-square-foot that is translated into a fixed fee.
The process is broken down into the following phases:
During Schematic Design the architect gathers more information about the site and the owner’s preferences in order to define a starting point for the design. This includes obtaining a site survey from a land surveyor, or measuring and documenting an existing building in the case of renovation work, and researching local zoning regulations. The architect then develops initial plans showing the building on the site and the general arrangement of the rooms. These initial designs are refined during the course of several client and architect meetings.
Upon approval of the Schematic Design plans, the Architect prepares more detailed plans that define and describe all important aspects of the project. The Design Development Phase focuses on the technical aspects of materials and building systems, as well as design refinement. Drawings are coordinated with consultants such as structural engineer or other specialty consultants as needed.The Architect assists the Owner by making recommendations on building materials and adds core selections and specifications to the drawings.
Next, the Architect prepares final Construction Documents which the builder uses to determine construction pricing, to submit for a building permit and to build the project. All details and building specifications are finalized in this phase.
All townships have strictly enforced zoning ordinances or municipal codes to which every project must conform. A thorough review of all applicable ordinances is required before the design process can begin. Utilizing the land surveyor’s site survey of the property, calculations are made to determine the allowable ‘foot print’ and location of the building on the site.
A variance is a requested, and at times required, deviation from the zoning ordinance. When a variance is required, the architect works with the owner and their legal counsel to prepare necessary plan documents. The architect appears on the Owner’s behalf at agency meetings. The architect can recommend legal counsel if required. Generally, a hearing is scheduled within 30 – 60 days of filing the completed application.
The Coastal Area Facility Review Act (CAFRA) often applies to projects near coastal waters. The closer to the water, the more likely a development will be regulated. When a CAFRA permit is required, the architect prepares all applications and plans needed for CAFRA submission to the NJ Department of Environmental Protection. Depending on the complexity of the application, the architect may enlist the services of an environmental engineer. CAFRA permitting generally takes 90-120 days so the process should begin in a timely manner in order to avoid construction delays.
Asher Slaunwhite Architects has years of experience in reviewing bids and construction contracts, giving us a wealth of data on which to base an estimated range of costs. When a more detailed estimate is required, Schematic Design drawings can be submitted to a contractor for initial costing. Based on the Contractor's preliminary estimate of construction cost, adjustments may be made to the design to bring the costs in line with the owner’s construction budget.
If an owner does not have a specific builder in mind, the architect can provide a list of potential builders with whom Asher Slaunwhite Architects has a solid working relationship. Recommendations are based on years of experience in various towns, working with builders on projects of varying scope and construction complexity.
If the owner elects to bid the project to several contractors, the architect will provide bid plans and a bid template to each builder, assuring the bids are submitted in an 'apples to apples' format. The architect receives the bids and provides the owner with a bid analysis which presents side-by-side pricing for easy comparison.
An owner can elect to request construction cost bids from several builders or to negotiate a contract with a single builder. There are benefits to both alternatives.
If the owner elects to bid the project, the architect submits sets of Bid Plans as well as a standardized Bid Form to each builder. Once the bids are completed, the Architect will review the bids for completeness and will prepare a comparative price analysis.
If the owner elects to negotiate a contract with one builder, the architect will review the builder’s pricing and consult with the client and builder to assist in formulating a mutually-agreeable contract.
The architect will assist the owner by making product selections. In addition, an on-line guide to these selections is made available to clients of Asher Slaunwhite Architets. The architect will make recommendations and coordinate selections with other design professionals such as interiors, kitchen, and lighting designers as well as subcontractors as needed. Product selection recommendations may include:
Asher Slaunwhite Architects can recommend other experienced design professionals to assist owners with their project. These include interiors, kitchen, lighting designers, and landscape architects. The architectural work will be coordinated with these professionals to ensure a consistent design approach throughout the project.
The kitchen is an integral part of the architectural design. Accordingly, the kitchen and appliance layout is included in the architectural plans. Typically after the general contractor is selected, a kitchen and cabinetry designer/installer is brought into the process. Here the specific product, door type, etc. is selected and the cabinetry layout is finalized.
Construction is a collaborative process between architect, builder, consultants such as interiors and kitchen designers, and owner. The vital link is open communication between the design team and the builder – working together to solve problems before they occur, and taking advantage of opportunities as they are presented in the field. The architect’s involvement in the project during construction can vary from weekly site visits to occasional consulting and everything in between. On average, the architect visits the site bi-weekly to assure the Contractor's work is being done in accordance with the drawings. The Architect also reviews the Contractor's requests for payment.