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Feasibility & Due Diligence

Prior to committing significant resources to a project, it is critical to conduct a thorough feasibility analysis of a proposed project.  Our team works to identify and evaluate potential sites, review zoning and additional applicable regulations, develop a preliminary project program and budget, and evaluate the project feasibility.  These services include:

 

  • Conduct needs analysis as appropriate
  • Develop a preliminary project program 
  • Analyze viability of potential site(s) - zoning, infrastructure, market analysis
  • Coordinate appropriate due diligence investigations - title report, surveys, geology, phase 1 environmental
Design & Entitlements
Architecture & Engineering
Construction Services
Property Management

What will it cost?

The cost components of a custom project can be broken into three categories (1) Land Costs (2) Soft Costs and (3) Hard Costs.  Together, these costs create a total project base cost.   A contingency is added to this base cost to create a total project budget.  The contingency is to account for unknowns and unaccounted for costs at various points in the project development.  Contingencies can be seen as accounting for risk in a project, and as a project progresses, the contingency is typically reduced.  As there are many variables in a project, and at the early phases, a wide range of unknowns. It is important to create a project budget early in the process and to understand the components of that budget.  The budget creates signposts for guiding future design and construction decision making.

01

Land & Due Dillegence

Purchase Price

Title & Survey

Soils & Geology Reports

Environmental Testing

Feasibility Studies

Site Planning

02

Soft Costs (Pre-Construction)

Architectural Design

Structural Engineering

Mechanical Engineering

Landscape Design

Specialized Consultants

Cost Estimating

Bidding & Procurement

Permits & Fees

Financing Costs

03

Hard Costs (Construction)

Contractor's Fees

Insurance & Bonds

General Conditions

Supervision

Site Demolition

Site Utilities

Sub-Contractor Costs

Material Costs

What is the process?

01

Preliminary Project Report

There are two key steps to starting a project on a solid foundation. This two-step analysis is critical to the success of your project and we wouldn't consider starting design without this work complete.

 

(1) Defining the project program.  Most architects will collect programmatic information and a visual wishlist from a client, which is a necessary first step.  But in our experience, we have learned that there is usually a deeper and more emotional ambition for a project.  We go much further, creating an experiential wish list to guide and shape the design process.

 

 

(2) Identify project constraints.  Once we have established the ambitions of the project, we need to analyze the legal, financial, and logistical constraints and eliminate as many assumptions as possible before we start to design.  Assumptions lead to surprises, and surprises usually cost money.

02

Design & Permits

The design process is comprised of 3 phases.

 

(1) Concept Design. We begin by organizing the various programmatic requirements within the project constraints identified in the "Preliminary Project Report".  We give shape to the components of the project and test the configurations against our project criteria, looking at function and form as well as the natural environment and built surroundings.  If there is a landscape component to the project, we incorporate site space planning in this phase, too.

 

(2) Design Development.  Once a concept for the project has been established we work to develop the idea to more specifically respond to the various ambitions and constraints of the project.  Primary materials and products are defined for the interior and exterior of the space, and building structure and mechanical systems are folded into the plans.  For expedited projects, the Design Development documents can be submitted for permitting.

 

(3) Construction Documents.  Building on the Design Development phase, we produce Construction Documents capturing interior and exterior construction details and further defining the products, materials, fixtures, and finishes to be incorporated into the construction.   Structural and mechanical systems are further refined and coordinated with the architecture of the project.

03

Construction

Project construction requires the orchestration of many moving parts. We approach construction through a 6 step structure.

 

(1) Construction Start Up.  Finalize sub-contracts, obtain permits, post notices, and prepare site temporary facilities and utilities.   Conduct pre-construction meeting with the client and key project team members.

 

(2) Site Preparation. Demolition, selective removals, site excavation, rough grading, and site & below grade utilities and infrastructure.

 

(3) Foundations & Framing.  The literal foundation of the project - footings, piers, piles, slab on grade - are a critical step in creating the quality construction that we are committed to producing.  The framing creates the bones of the project and needs to be plumb, straight, and level for all the finishes to be properly installed.  

 

(4) Exterior Envelope.  The exterior doors and windows, as well as the weather barrier, insulation, roofing, and cladding.  "Closing up" a project by completing the exterior envelope is a major milestone because it allows for interior finishes to be safely installed.

 

(5) Interior & Site Finishes.  Installing finishes is quite a time and labor intensive phase of a project, but the care and attention to detail that we demand of ourselves and our team members results in a quality finished product that we are proud to put our name on.

 

(6) Project Close Out.  Finishing touches, testing, systems startup, and final quality control reviews are conducted to prepare the project for move in.  All that is left is for you to build your life in the space we have created for you.

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