Arbitrary designs never win awards. We begin every project by gaining a comprehensive understanding of your needs, opportunities, and constraints inherent in each site. Synthesizing that information with our expertise to create a unique, beautiful, and functional structure is not just a goal, it is our business.
Below are the six phases of every project. Click each to learn more about our service offerings or open them all here.
- INFORMATION GATHERING
We will gather all pertinent information related to site and building construction. We will measure and take photos of the existing residence and site to be used in completing as-built drawings. We will verify zoning requirements from all ordinances having jurisdiction for the property. The owner will provide a survey of the property to be used during the design process. The survey shall include grade information, site boundaries, building setbacks and easements.
- SCHEMATIC DESIGN
Based upon the owner’s needs and budget, we will undertake preliminary design work for the site and building construction. Schematic design work shall consist of drawings, details, etc., necessary to convey all proposed concepts. We will incorporate all applicable building codes and zoning criteria from local jurisdictions.
- DESIGN DEVELOPMENT
We will continue development of the drawings, incorporating ideas of materials, finishes, window and door types, etc., and develop interior and exterior elevations as well as any required design work for construction. All finish selections should be made during this phase.
We can assist with the interior design, or work with an independent interior designer, as desired by owner. We will assist with all design decisions so that the completed project appears as a unified whole. We will also prepare notes and drawing information to facilitate preparation of a preliminary, estimate of total construction cost.
Mainline Group will verify the estimate and provide an updated fee schedule based on the most accurate estimated construction cost. A final design package will be submitted to the owner for approval, including any revisions to the budget estimate. We will only continue to the next phase of the project upon approval by the owner.
- CONSTRUCTION DRAWINGS
Upon the acceptance by the owner of the design development package, we will produce a complete set of construction documents for the building and site construction. These drawings will be used to obtain building permits and for construction. The construction drawings will contain some of the following:
• General notes and a site plan
• Floor plans
• Framing plans, electrical plans, and reflected ceiling plans, as needed
• Exterior elevations of all sides
• Wall sections and interior elevations, as needed
• Structural, mechanical, and electrical information from consultants
• Window, door, and finish schedules, as needed
• All documents relevant to local authorities for the issuance of the building permit
• Specifications for products and workmanship
- BIDDING & NEGOTIATIONS
We will solicit bids from general contractors candidates. Site walkthroughs, drawing clarifications and specific site issues will be addressed in this phase. Bids will be reviewed and specific contractor will be recommended. Contract awarded to contractor.
- CONSTRUCTION OBSERVATION
We will issue revised drawings in order to clarify bid and construction requirements, if necessary. During construction, we will make periodic visits to ensure that the work is being completed in a manner consistent with the construction drawings. We will review change orders, shop drawings, and pay requests as required.
