FAJT RESIDENCE
4003 W ARMOUR ST
SEATTLE, WA
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PROJECT TIMELINE
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This phase prevents any future challenges, laying the foundation for a successful project! During Pre-Design, the design team evaluates the site that has been identified for the project and will work with the owner to clarify what programs or uses are to be incorporated into the design. We also perform a comprehensive review of all applicable zoning ordinances or restrictions pertaining to the development of the project.
Typical deliverables that are obtained or produced at the conclusion of pre-design include:
CAD (Critical Areas Designation) is coordinated with the county to provide information regarding sensitive areas and ensure a smoother permitting process.
Site Survey (Showing topographic information, existing structures, utilities, etc.) - coordinated with a survey company.
Geotechnical Report is coordinated when deemed necessary.
Zoning & Preliminary Building Code Analysis
Program & Project Scope Verification Document
PRE-DESIGN DELIVERABLES
DESIGNER RESPONSIBILITIES:
Identify risks and constraints
Delivery of preliminary budget considerations with consideration to full renovation, addition, or tear down and rebuild.
Preliminary site plan with identified constraints and opportunities
CLIENT RESPONSIBILITIES:
Confirm pre-construction general contractor
PROGRESSION REQUIREMENTS:
Confirmed comfort with budget ROMs to move forward
Approval to move forward
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Typically 25% of the design fee (est.$10,000 - $45,000)
The Schematic Design is an early interpretation of the criteria agreed upon in the Design Program, with any modifications identified for review. We will meet to review this preliminary design and anticipate modifications to refine and get us closer to your vision. If the direction with discussion is acceptable, we will ask you to “sign off” on this phase, giving us permission to move forward to Design Development.
In order to communicate our ideas, we’ll leverage whatever tools best serve that purpose. In SD, we typically present:
Inspiration imagery
Diagram(s)
Floor plan(s)
Perspective views or renderings
Study model
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Typically 25% of the design fee (est.$10,000 - $45,000)
Design Development is based on the Preliminary Design with any modifications and adjustments discussed applied. The documents provided in this phase will begin to reflect more accurately the conditions of the existing space and any adjustments needed to reach our agreed-upon design goal.
We often build upon presentations from earlier phases but tools we typically use during DD to convey our ideas are:
Inspiration imagery
Diagrams
Perspective views or renderings
Floor plan(s)
Building elevations
Building sections
Material samples
PERMIT DOCUMENTS
Included in the DD and CD phase
The timing of this drawing set will overlap the Design Development drawings and the Construction Documents. It is important to note that while we can use drawings from this set to develop the Construction Documents, this drawing set does not provide everything required to provide a build-out. This is a completely separate set of documents including drawings, forms, and energy calculations required by the county for permit application.
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Typically 25% of the design fee (est.$10,000 - $45,000)
Construction documents, including Drawings encompassing final design detail and, where appropriate, Specifications, and other information necessary for final implementation. The Construction Documents will be consistent with the Design Documents.
Since we’ve made most of the “big” decisions, the media we leverage to communicate changes a bit but we continue to build upon the previous phases:
Floor plan(s)
Building elevations
Building sections
Ceiling plans
Detail drawings
Model(s)
Perspective views or renderings
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Typically 20% of the design fee (est. $20,000 - $30,000)
Once the Construction Documents have been approved, we will review with you a method of scheduling regular site visits for design observation and communication. Additional site visits requested by the owner and/or their contractor will be provided on availability.
SCOPE OF WORK:
Scheduled milestone site visits
Advocating for you with the builder
Troubleshooting unforeseen conditions
Ensuring the execution of the design
Permit coordination
Quality control
Hi Nick and Shannon,
We’re thrilled to see your project moving forward and appreciate how engaged you’ve been throughout the pre-design phase—it’s making this process both productive and exciting!
Rachel has presented the program document and is awaiting your decision on whether you’d like us to begin connecting with our preferred contractor network to gather early cost feedback. While some contractors prefer to review conceptual designs before estimating, several of our trusted partners (premier partner category), are often open to providing preliminary insight on larger elements—such as the potential basement expansion—before extensive design work begins.