steines architecture
Design, Construction Administration, Construction Documents, Bidding
Schematic Design

Before we begin each project, we establish goals and objectives together with the owner. We gather relevant information and identify priorities. During this phase we measure the existing condition of the building, perform a site analysis to determine the physical characteristics of the site, like solar orientation, topography, plantings, prevailing winds, etc. We also identify potential restrictions and requirements by the local building departments, state and federal regulations that may impact the project. We discuss the client's needs, visions, goals, priorities and budget. This information outlines the architectural program for the project.

During this phase, which is sometimes also referred to as conceptual design, we take the program and begin to explore different ideas with space diagrams, conceptual sketches, and 3D models to illustrate spatial relationship, form and scale of different options for the owner to review. Costs are roughly estimated based on overall project volume.

With the client’s input regarding preferences the design will be narrowed down to one design path.

This phase produces often a site plan, floor plans, sections and elevations with overall dimensions, and other illustrative materials, like renderings, or computer models.
Design Development

After the schematic design is confirmed, the drawings are further refined and detailed. Preliminary specification are made for finishes, materials, windows and doors. Also mechanical, electrical, plumbing structural preliminary determination are made. A reflected ceiling plan will be sketched to depict lighting options.

At this point all the drawings are going to be coordinated with the specialty consultants.

Deliverables of this phase most times include more defined floor plans, sections and elevations with full dimensions, also door and window schedules, and an outline of specifications.
•  Construction Documents / Permits

This is the phase when the approved drawings are transformed into detailed, technical drawings. Additionally specification outline, schedules and details define the projected building so that it can be actually be bid on and built.
The final input from structural engineer and potential consultants will be integrated into the Construction Documentation set.

This final set of documents will be used to obtain bids from contractors.

Usually this is also the set which is submitted to the building department by the contractor for permit.
Bidding Services

The Construction Document set will be sent to several contractors of the owner’s choice. We can help you finding potential contractors, assisting with the formalities of the bidding process, review incoming bids, and provide analysis of the different figures received from the builders.
The Owner selects one general contractor and enters into a negotiated agreement.
•  Construction Administration

The architect's main responsibility in this phase is to help the contractor to build the project as specified in the Construction Documents, and to communicate which may arise during construction with the owner.

We will visit the site during the construction process, address any field conditions as they arise, and write field reports for documentation of progress and quality of work, to avoid potential conflicts arising between owner and contractor.

Construction Administration services may include preparing additional sketches for clarification, issuing change orders, and review shop drawings.
•  Special Permit and Variance

Depending on the characteristics of the property, a variance or special permit might become necessary. We are happy to guide you through the process of zoning restrictions, prepare all necessary documentation and represent you as the owner in front of the Zoning board of Appeals.
We also help with applications within the historical district, with wetland clarifications and all other jurisdictional restrictions.