Imagine Architecture P.C. Architectural Services

Phase I: Schematic Design (SD)

Once your Program has been established and agreed upon, Imagine Architecture P.C. will begin the Schematic Design Phase. We would create two to three design options and present them to you in the form of hand or digital sketches to help you better visualize the concept plans for consideration. After selecting the ideal design concept that you like to move forward with, we would begin the process of refining the design by preparing schematic documents which generally consist of drawings and other documents illustrating the scale and relationship of the overall building or space planning design. Further into the design process, if included as part of our services, we would help you develop a rough cost estimate to assist you with defining a general budget using square footage unit costs for the building(s) footprint(s) or other square foot areas where the property is located.

Phase II: Design Development (DD)

The Design Development Phase generally commences once the schematic design has been agreed upon. This phase consists of additional details to translate the Schematic Design into a collection of drawings and other documents to generally fix and describe the size and character of the entire Project with respect to the architectural, structural, mechanical and electrical systems, materials, and such other elements as may be appropriate for the construction of the project. If you have hired or would like to hire any additional consultants, such as lighting designers, interior designers, surveyors, filing consultants, audio/video, alarm systems, etc., this would be the point when we would start coordinating any pertinent information with them so they may prepare their documents necessary to include with the overall construction document package.

Phase III: Construction Documents (CD)

The Construction Documents Phase, also known as “Working Drawings” or “CD’s”, commences upon completion of the Design Development Phase. In this phase, any further adjustments in the scope or quality of the Project or with the Project budget are defined. In general, these documents would include the written and graphic documents prepared for communicating the project design and setting forth in detail the requirements for the construction of the Project. Some projects require more or less details depending on what type of renovation or new construction project is at hand. Some examples of drawings or information that may be contained in a CD set are building sections, wall sections, finish schedules, door schedules, enlarged detail plans and elevations of critical conditions, final detailed dimensions and possibly interior elevations (depending on the scope of services included in our agreement with you). The more information and details prepared for the unique demands for a project, the better chances there are at minimizing the impact of any unknown or unforeseen conditions that may be present at a project site or arise during construction.

Phase IV: Bidding & Negotiation (BN)

At the beginning of the Bidding and Negotiation, we would help you develop a list of qualified contractors for your bid list and submit bid packages to the selected bidders. This phase generally includes the overall administration of the bidding process, reviewing bidder qualifications, analyzing bids if multiple bids are submitted and evaluating any proposed substitutions for cost considerations, issuance of addenda and assisting you with finalizing the selection of the contractor(s) that will ultimately construct the project. This phase may coincide with the Construction Document Phase or possibly during the Design Development Phase depending on the type of project and degree of complexity involved with the design elements and details.

Phase V: Construction Administration (CA)

The final phase of services we offer is Construction Administration (CA), which would generally coincide with the construction of the project. Depending on the complexity of the project, Construction Administration services generally include a Pre-Construction Meetings, Site Visits and Job Meetings, submittals review from Contractor for materials and/or methods of construction, Requests for Information (RFI), Payment Applications and Punchlists. The intent of construction administration is to act as a checks-and-balance for the Project and to insure general conformance with the design intent and contract documents prepared by us and approved by you as the Owner. If details, materials or other need to be adjusted or changed, during the course of construction, we would discuss and implement any alternative or proposed details to be incorporated into the project.

Additional Services

Additional Services are typically not required to obtain a building permit or required by law. Below are some additional services that could be included in your Architect’s proposal:

• As-Built Drawings: Documentation of existing conditions at site and preparing plans of the site and building(s). (As-built is not considered a “property survey” or the like.)
• On-site inspections or review of conditions at property to prepare reports or give general advice on the overall conditions at a particular project site.
• Provide “probe” drawings for preliminary removal of small sections to analyze unknown conditions at a site prior to performing demolition work.
• Design or advise on the selection of finishes and details.
• Prepare drawings & submit applications for and coordinate the Project with local government authorities having jurisdiction over the Project. Including, but not limited to the Department of Buildings, Landmarks Preservation Commission, etc.
• Prepare drawings and submit applications with Co-Operative buildings, building management companies or building Architects/Engineers reviewing plans on behalf of Co-Operatives.
• Prepare “Record Drawings” of a building, also known generally as “As-Built.”