ALONSO ARCHITECTURE
Design Process
At Alonso Architecture, we believe that each design tells a story. We blend functionality with creativity, ensuring that our spaces reflect our clients' visions while enhancing the surrounding environment. Our best clients is an educated client, so we gladly take the time to inform you on the process from start to finish.
Predesign
This is an information gathering and processing phase – what we do before we start design. We collect all of the information about the project to use in schematic design. This includes information about the site, any existing structure(s), codes, deed restrictions, planning and zoning information, site utilities, access, budget, and schedule.
Schematic Design
This is where the rough shape of the building and the ideas are formed. We will generate a couple of different design options for you to consider - two at a minimum (sometimes more) - using all of the information gathered in the previous step. We begin by drafting a narrative for the project, called a ‘parti’, which we’ll reference throughout the project. This seed idea is used to help us make decisions as the project becomes more detailed and better defined. It is a rulebook of sorts. We generally present the initial schematic ideas in loose sketch form as site and plan diagrams or models, physical or digital. These are not final ideas or fixed plans, they are meant to be conceptual and sometimes evocative meant to incite new ideas and get initial feedback from you. We will meet and discuss the designs to narrow the field to one preferred design concept; something we can move forward with. Often this design will borrow features from other schemes and become a hybridized solution. The phase concludes with your selection of a scheme to further develop.
Design Development (Detailed Design)
Taking the schematic plan developed in the previous phase, we begin to further develop the drawings digitally. We locate it precisely on your site and think about how it will relate to the site and consider how that will shape the building. We make the building real by beginning detailed drawings of the floor plan - the walls, openings (windows and doors), and stairs. I define the exact sizes and relationships of the rooms, and the overall volume of the building and generate detailed exterior elevations. I also begin thinking about materials, inside and out. Eventually, we will know what every finish in every room is, but here we’ll conceptualize the framework for the material palette in coordination with your interior designer. The building systems will be developed in this phase as well – structural, mechanical, plumbing, lighting, and specialty controls. We will communicate throughout through a conference call or emails to discuss the evolution of the design several times, each time refining the level of detail and decision.
Additionally, this phase initiates our coordination with the various consultants who will bring their expertise to bear on the project. Because the work we do is very specific and it demands the highest quality we almost always use structural engineers. They ensure that our homes perform to our high level of expectations. Much of our work is directly exposed to high loading from lateral wind force and involving a structural engineer is sometimes necessary but project dependent. Other consultants such as civil engineers, MEP engineers, landscape, lighting and interior design professionals can be brought in as necessary at this time. My design work is typically limited to the rough parts of the interior form and material, fixtures, hardware, lighting, finishes, appliances, and equipment selections that are further developed by the client or interior designer. Hiring an interior designer is strongly recommended as I find this produces the most cohesive design overall.
Permit / Construction Documents
This phase fixes all of the information about the house into a detailed set of drawings and specifications that will be used by the Contractor for pricing and construction. Think of it as an instruction manual. Before beginning we’ll discuss whether you’d like to pursue a bid price contract or a negotiated contract and I’ll craft the drawings and level of detail in those drawings based on that decision.
Often the permit set and the construction document set are two different submissions. Since the building department typically does not require interior design drawings those are submitted to the building department for plan review before the completion of the overall set which includes interior design drawings. These drawings are still part of the documents of record to be used by the contractor for estimating, bidding, and construction purposes. Permit applications need to be completed by the Contractor of Record or some municipalities allow Owner / Builders to submit but that process can be complicated. This is why it is critical to onboard a contractor early on in the design process for a smooth transition from pre-construction into construction. The construction documents phase will require less input from you as most of the decisions will have already been made.
Contractor Selection (Bidding and Negotiation)
Towards the completion of the Permit / Construction Documents phase, my clients should have a minimum of three contractors to competitively price the construction documents. This results in a fixed bid price for construction based on the drawings and specifications, what we refer to as the contract documents. The bidders must be of equal quality because high-end custom builders and production builders will naturally arrive at different numbers and make the process less useful. Bidding requires a tight set of drawings with no room for confusion or interpretation. Any undefined scope of work is an opportunity for a bidder to make an assumption (which is always based on cost) and that is an opportunity for a change order during construction. As you might imagine, these detailed coordinated drawings take more time to develop and will increase the design fee. With a tight set of drawings, the materials are known quantities (windows, doors, finishes) and the only real differences between bids should be the individual builder’s varying overhead and profit percentages. This number is typically a negotiated percentage. The bidders will submit their prices and list of subcontractors to you and together this is your opportunity to evaluate the bids and award the contract to the contractor of your choice. This does typically should not be the low bidder.
As an additional service, we will gladly provide assistance and guidance during the bidding, negotiation, and contract award process.
Our Approach
We adopt a collaborative approach, working closely with our clients to ensure their needs are met at every stage. Below are the typical design phases we will proceed with together during the design of your project. The phases are sequential and they build on the work completed and agreed to in each preceding phase. We start with the general and refine the design to the very specific. There’s a lot of decisions along the way and these defined phases organizes those decisions into manageable portions.
Design Integrity
Sustainable Practices
Client satisfaction drives our work ethic; we prioritize feedback and adjustments to guarantee happiness.
Budget Adherence
Sustainable practices are the norm, emphasizing eco-friendly materials and methods in every project.
Timely Delivery
Budget adherence is paramount; we work diligently to provide quality within the client's financial framework.
Continual Improvement
Timely delivery is a commitment; we strive to finish projects on schedule while maintaining high standards.