In your first meeting with AWC, we will discuss your goals, objectives and requirements for the project. We will determine what extent of blueprints is necessary for your project. During the meeting we will discuss your budget, we will take measurements and photographs, build a tentative time frame and make recommendations.
Budget & Estimates
We have to ensure that your expectations do not surplus your budget constraints. Coming up with a budget is a helpful reference for us in the design process.
A draftperson or an architect might be required for your project. With the blueprints, you will be able to know what your project will look like and also we will be able to give a detailed and accurate estimate on your project.
Bidding & Contract Signing
After you agree with our defined scope of work, we will present you a detailed estimate of your project for a review. We will set a start date and a preconstruction conference will be held at your home once you decide to proceed with your project.
Schedule & Progress
Every project is one of a kind regarding the process so the schedule depends on the type of the project itself. We will provide you daily updates and also maintain the cleanest and safest job site possible to ensure your total satisfaction.
Our goal is to leave you 100% satisfied after our work. After everything is finished, you will be provided with an information package as well as an opportunity to feedback. We will schedule a complimentary check-up six months after the job is done to ensure that our work is keeping up with our high standards.
In your first meeting with AWC, we will discuss your goals, objectives and requirements for the project.
Step 1. Pre-Design
We will share examples of projects we’ve already completed with you and listen to your ideas about what features you want to include. You can show us photos you’ve found to help us understand your preferences as we create an aesthetic approach together. We can also provide photos and designs from our library.
Our architect will create a program and schedule to describe the requirements of the project.It is necessary for you to be informed on these requirements and to review and agree to the project program in advance of any design.
Service fees and what they include will also be considered at this time and shortly after the meeting, we can provide you with a general estimate of how much the design services will cost.
Step 2. Site AnalysisOur architect will research all requirements and restrictions of the site.They are implemented by agencies what have jurisdiction over the site including the City’s Planning, Building, and Fire Departments. You will be provided a written report after the architect integrates these constraints into the general alignment of the project site.The report will explainthe characteristics of the site including the view, sun orientation, wind direction, vehicular access, entrances, and topography as well as how these factors can have a big impact on the quality of living.
Our clients provide a 1 foot contour topography map of the site to the architect.
Step 3. Initial DesignSketch design drawings are produced and presented to you prior to developing the design in the scheduled time frame. Even though the drawings in this phase are minimal, they include all floor plans and some elevations or a three dimensional rendering of the proposed building. Up to three revisions are allowed in the schematic design phase.
The series of drawings will includethe arrangement of rooms and buildings on the site. Drawings have to be approved by youin order to advance to the next phase. The final schematic design includes scale drawings of floor plans illustrating room layout, building elevations and a site plan portraying drive approaches, courtyards and any other significant hardscape features on the exterior.
The building zone and height will be developedregardingfunctionalityas well as considering thecharacteristics of the site including view, sun &wind orientation, and topography. We will look for any opportunity to enhance these features throughout the schematic design phase and we will share all realistic possibilities with our client.The chosen final design will be developed into more detailed drawings.
Step 4. Design DevelopmentIn this phase, design development documents on the approved schematic design are prepared byour architect for a further approval by the client.These documents consist of drawings and specifications to define and fix the size, dimensions, and character ofthe project such as architectural materials and all other related elements.
We will arrange a design development phase initial meeting with you to further discuss the improvement of the project. A maximum of three meetings can be scheduled for this phase.
The architect will make additions to the site plan to include dimensions of major features, building setbacks, drive approaches, etc. Furthermore, other additions will containalteration of floor plans to include dimensions to building rooms, door & window locations and swing direction. There will also be revision on the exterior elevations including dimensions and elevations to building elements that consist of floor to plate heights, architectural detail features, parapets, etc.
In general, a home design consists of three key variables: price, size and specifications. Under normal circumstances, you can expect to control two of these variables. To control price and size, you need to be less strict on materials and features. If you want to control price and if you have certain standards about materials and finish, there will be a limit on the house size. If size and specifications are indispensable for you, the price will vary.
A way to obtain the best value for your money is to be thorough and specific during the design process. Sometimes ideas that are attractive on paper may create budget surplus on the field. Even a small adjustment in the architectural drawings could reduce costs significantly during construction. With our experience in AWC Construction, we are confident in our ability to handle engineering and technical measures throughout the design process of your project. Updating the specifications and the preliminary budget lets us keep an eye on the costs so they don’t exceed your allowance.
AWC puts valuable time and effort in your project to create the best possible design for your needs depending on your ideas and expectations. That is the reason a deposit for preconstruction services will be required. The amount varies on the scope of the project and it is non-refundable. However, when we sign a construction contract the deposit will be subtracted from the total price.
We will wait to receive an approval from our clientbefore proceeding to the Construction Documents stage.
Step 5. Construction DocumentsAfter the developed design stage our architect will deliver you a set of construction documents for your approval and The City Fire and Building Department’s approval. The documents will contain adequate detail to letyou and the general contractor to get building permits and offer necessary guidance for construction. They will indicate the size and character of the project as to the architectural systems, materials, and equipment.
Up to four other meetings with you can be scheduled to continue developing and refining the project during the construction documents phase.
The following will be included in the provided documents package:
- Cover sheet with building code data summary, vicinity map, pertinent code references, and sheet index.
- Access compliance sheet with applicable detail references.
- Dimensioned site plan.
- Dimensioned floor plan indicating all permanent construction materials, fixtures, and equipment.
- Exterior elevations with window and door locations, elevation call outs, detail references, and grid line locations.
- Building sections indicating the composition of walls, floor, & roof assemblies with detail references to enlarged details. Sections shall also show the height of building components and features, direction of roof slopes and location of grid lines.
- Roof plan depicting locations of roof drains, roof slopes, crickets, access hatches, roofing materials, parapet locations, seismic joint locations, etc
- Details necessary beyond the building and wall sections, to describe the construction intent of the construction documents.
- Hose bib locations.
- Access panel location for tub plumbing.
The details below will not be provided:
- A reflected ceiling plan showing the locations of hard framed ceiling elements, special ceiling features, ceiling heights, mechanical grilles, access hatches, etc.
- Interior elevations showing the location and design of special wall features, doors and window locations, etc.
- Isokern or similar fireplace designs.
Sheet specifications that explain the construction materials and systems in detail to be integrated to the construction of the buildingwill be provided by the architect.
Our client’s civil engineer and landscape architect will develop the site drainage and landscape design in accordance to The City fire and storm water compliance regulations.
It will be the architect’s responsibility to supervise the work of the structural engineer (hired by the client) and will provide the following documents to be added into the construction documents.
- A complete foundation plan with dimensions and schedules for all footings.
- Roof framing plan showing all structural beams, trusses, joists, framing members, with their size and spacing. The roof plan will represent locations of all roof mounted equipment as applicable, mechanical screens and their associated support members and framing. The roof plan will depict the requirements for roof sheathing and shall also indicate detail references to construction details.
- Provide framing plans and details for any special or unique architectural features as required.
- Provide building cross sections to represent how the various structural assemblies and components tie together.
- Provide calculations for structural system components.
- Provide construction details to depict how the various structural components go together.
- Provide sheet specifications for associated structural components and materials.
- Address plan check comments arising from The City of Poway plan review process.
The architect will be responsible of designing the following:
- Electrical construction documents:
- Lighting plans indicating light fixture types and locations for the interior of the home.
- Power plan indication locations of all power outlets, and interior switches, main service panels, sub-panels, etc.
- Title 24 documentation as required.
The architect will reply to check comments on the plan issued by The City during the plan review process. You will be aided with the selection of exterior finish materials if requested.
The following drawings are not among the responsibilities of our architect:
- Cabinet detail drawing
- Interior Finishes
- Interior Elevations
- Security system drawings.
- Phone system drawings.
The listed services beloware to be provided by your consultants and are not part of our construction documents processing:
- Soils engineer
- Structural engineer
- Title 24 calculations
- Civil engineer
- Landscape architect
- Security control consultant
- Home theater consultant
The client is responsible for the following:
- Permit fees for governmental agencies.
- Site survey & topography map
- Retaining walls that are independent of the house structure.
- Onsite utilities outside of 5 ft. from exterior wall lines.
- Soil report, if applicable
- Archeological surveys and studies, if applicable
- Offsite improvements
Step 6. Pre-ConstructionIn the pre-construction phase we handle the mechanical and permitting requirements.Our architect will compile all the necessary documents and submit them to The City Fire and Building Department as well as the otherrequired agencies. Submittal packagecontains applications, forms, architectural drawings, storm water management questionnaire, Title 24 calculations, truss calculations, school fee application, plan check submittal worksheet, and any other required documentation to receive a building permit.
The architect will make the necessary corrections afterthe plan check by The City.
If there are any other documents required by other associated agencies, our architect will be responsible to organize and deliver them.
Step 7. BiddingDuring the bidding phase, our architect will provide the following services.
- Issue plans to the general contractors for bidding purposes.
- Provide supplemental instructions and clarifications to bidders as necessary.
- Produce addendums to modify the bid documents, plans and specifications, as required.
- Respond to contractor requests for information during the bidding process.
- Respond to contractor requests for information during the course of construction
- Review and process submittals and shop drawings from contractor
- Prepare a punch list of items to be corrected by the contractor upon completion of construction.
Step 8. Construction AdministrationRegarding the construction phase administration, the architect will provide the following services:
Our architect will be our representative and advise and consult with you during the administration of the contract for construction. The authority of the architect to act on behalf of the clientis agreed between you and architect.
As representative of the owner, he/she will make site visitsat appropriate timesfor the contractor's operations or as otherwise decided by you. These visits will let us become acquainted with the work of the contractor and thus we can keep you informed about the progress and quality of the work completed. In addition, we can determine in general if the work is being executedproperly to meet the contract documents when completely finished.
There is no need for our architect to make continuous onsite inspections to check the quality or quantity of the work. Construction methods, techniques, order, or processes for performing the work will be the responsibility of the contractor.
If we realize any deviations from the contract documents and from the most recent construction schedule, you will be notified immediately. Our architect takes responsibility for his/her ownneglectfulactions, but not for the contractor’s neglectful actions.
We will review and approve all submittals by the contractor including shop drawings, product data and samples, or take necessary measurements to validatecoherencebetweengiven information and the described design concept in the contract documents. Our architect will react promptly in the occasion of lack of coherence in order to avoid undesired delays in the work or the activities of you or the contractor.