The following is a detailed description of how the design process works at our office. This description should be read in coordination with one of the following PDF files geared to specific types of projects. Click on the topics below for additional information.
|For printable PDF versions click here:
For new residences.
For timberframe residences.
This is known as the schematic design phase. We work in a team with our clients and within the office. We use sketching and computer modeling in order to work through difficult design problems. Each project will require slightly different steps. Sometimes just one design is obvious or inspired. Sometimes many design options are used to refine the program and the scope and several iterations are required. We often use design sketches as a communication tool, to learn more about our clients and their needs. Our initial site visit and meetings tell us a lot about how our clients live and how they want to live. In our design discussions in the office we often discuss what will bring the client joy, what will cost them too much money, and what they will find useful. The Johnson Partnership will develop floor plans and elevations based on client discussions and consult with a structural engineer if necessary.
During this phase, we will meet with you to review the design concepts. After we arrive at an appropriate design direction we will begin revising the electronic model if your project is a remodel, or begin building a new model if it is a new residential project.
At the end of this phase, we will provide you with a set of drawings illustrating the preferred design alternative. We may provide you with either computer-generated perspectives of the design or a computer file that will allow you to view the design from appropriate viewpoints from the exterior and within the interior of the house.
A rough project cost estimate will also be compared to the original project budget. We may suggest that you hire a professional cost estimator to prepare a more accurate and detailed preliminary cost estimate before you move into the next phase.
At The Johnson Partnership, we tailor each project to best fit the needs of each client and the potential of each site. Whether you are remodeling a house or creating a new residence from the ground up, our primary goals are to fulfill your vision while respecting your budget and schedule.
In the first phase we’ll be working with you to determine a design approach. One-on-one meetings and a site visit help us learn about you and the scope of your project. We then create a written proposal for your project. Once we have your approval, we prepare the record set, including a three-dimensional electronic model that will be the basis of the new design.
During the second phase we refine the design and complete more detailed models to determine the scope of the entire project, including systems, materials, fixtures, and equipment. Once these are complete, we prepare a set of drawings to submit to the local building department to apply for the necessary permits, and coordinate with the building department until a permit is issued. The next step is to prepare the design for construction and implementation.
The third phase is all about getting your project built. We can assist with selecting a contractor, either by providing you with a list of contractors with proven records of successful projects or, if you choose to take bids for the job, by preparing bidding documents to assist that process. During construction itself, we will act as your agent to administer the construction contract, field questions from the contractor, and make a final “punch list” of items to be corrected or completed by the contractor.
3D models of sample projects are available to view on our desktop site.