Our Services

Clear. Coordinated. Intentional.

We divide our work into phases because architecture is a sequence of layered decisions—each one informed by the last. The right questions need to be asked at the right time. Getting ahead of that sequence leads to rework. Falling behind leads to delay.

Our phased approach brings clarity to complex projects. It allows owners, consultants, and contractors to engage with the process in a way that’s both structured and adaptable. Each phase is a container for a specific kind of value—whether it's answering strategic questions, resolving code constraints, coordinating technical systems, or delivering documentation that actually holds up in the field.

While these phases follow a general order, we know real-world projects don’t always start at the beginning. We’re equally comfortable jumping into a mid-phase effort, re-scoping to align with shifting priorities, or providing a narrower slice of support tailored to your team.

What follows is a breakdown of our architectural services, organized by phase—designed to show you what we actually do and how it adds value to your project.

PreDesign

For when the big questions still need answers.

Before design starts, we help you understand what can be built, how it could perform, and what regulatory or logistical constraints could stall progress. This work helps you validate the project before committing significant time or capital.

• Land Use Assessment
  We review zoning, overlays, and special districts tied to your parcel. Deliverables include buildable area diagrams, entitlement pathways, and identification of variances, grandfathered rights, or platting issues.

• Preliminary Code Assessment
  We analyze applicable building codes (2021 IBC + local amendments) and summarize their impact on occupancy type, construction type, egress strategy, plumbing fixture counts, fire ratings, and separations.

• Feasibility Studies
  Quick-turn test fits, use overlays, and regulatory analysis to help you evaluate potential acquisitions or repositioning of existing assets.

• Project Roadmap
  A milestone-based outline of design phases, permitting strategy, and critical decisions. This includes jurisdictional submittal windows, timelines for consultant onboarding, and approvals that must be sequenced or fast-tracked.

• Visioning
  Structured sessions to define design values, experiential goals, and conceptual frameworks—especially useful when multiple stakeholders are involved.

• Model Existing Conditions
  Field-verified BIM models of existing structures or sites to support design and consultant coordination. We reconcile discrepancies between survey, legacy drawings, and actual conditions.

Schematic Design

Design begins when ideas meet constraints.

We guide spatial, formal, and organizational decisions with clarity—whether you're designing a tenant experience, a cultural venue, or a logistics facility.

• Concept Design
  Multiple massing and layout strategies developed to test program fit, solar orientation, topographic response, and material logic. Deliverables include diagrams, preliminary plans/sections, and narrative design rationale.

• Schematic Design
  A preferred scheme is resolved to include scalable plans, initial elevations, early envelope sections, and identified systems. We also initiate coordination with structural and MEP consultants at this phase.

• Renderings & Visualizations
  Contextual, diagrammatic, or photorealistic visuals for investor decks, board presentations, or public meetings. We tailor the level of fidelity to the audience and decision point.

DESIGN Development

Detailed coordination that makes construction easier, not harder.

This is where we translate the design into an integrated, technically sound, and constructible set of systems and materials.

• Design Development
  Envelope systems, structural grid, MEP system layouts, and finish materials are locked in. We produce dimensioned plans, wall sections, details, and interior elevations, all coordinated across disciplines.

• Material & Finish Selection
  We favor authentic, resilient materials—structural where appropriate, never faux. Deliverables include finish boards, sample review, and cost-informed alternates. We coordinate cut sheets for review by owner or interior design partners.

• Code & Accessibility Validation
  We document final egress paths, fire separations, fixture counts, and accessibility clearances. We coordinate directly with RAS consultants and fire marshals to preempt rejection or redesign.

Construction Documentation

Everything needed to build the project right.

We produce clean, comprehensive drawing sets with clear scope, embedded performance requirements, and efficient sheet organization. Our process minimizes field confusion and reduces RFIs.

• Cartoon Set & Drawing Plan
  A structured drawing index and scope outline that defines views, sheets, and content before drafting begins. Shared with consultants to ensure a unified approach.

• Construction Documents
  Complete, coordinated architectural drawings in support of bidding, permit resubmittals, and construction. Includes dimensions, schedules, detail callouts, and control dimensions. Organized for GC usability.

• Outline Specifications
  Embedded material and performance standards written directly into the drawings—no 200-page spec books. Includes finish standards, tolerances, mockup requirements, and product approvals.

Permitting & Pricing

Aligning design with regulatory and financial reality.

We plan for the middle of the process—where many projects stall. This work translates your design into documents that can be priced accurately, permitted efficiently, and built without surprises.

• Permit Strategy & Coordination
  We define which permits you need (demo, site plan, full building, deferred submittals, etc.) and in what sequence. We manage pre-submittal meetings, coordinate RAS reviews, and navigate local amendments or overlays.

• Permit Set Preparation
  Permit drawings are not “half CDs”—they’re documents optimized for jurisdictional review. Our sets include code annotations, data tables, egress diagrams, accessibility documentation, and coordinated consultant inputs. We also prepare supporting narratives and attend meetings as needed.

• Entitlement Support
  For projects needing variances, conditional use approvals, or rezonings, we prepare all required architectural diagrams and narratives and attend presentations to planning commissions or neighborhood groups.

• Pricing Set Preparation
  Drawings optimized for contractor pricing. Includes scope clarifications, preliminary finish selections, structural/MEP alignment, and highlighted alternates. Our goal is to reduce GC contingency and substitution risk.

• Contractor Coordination
  We respond to GC and subcontractor questions during pricing or GMP development. Our annotations are written to reduce scope ambiguity and avoid assumptions that can increase cost.

Construction Support

Your advocate during the build.

We stay actively engaged through construction, supporting the owner and GC with timely clarifications, site coordination, and issue resolution.

• Submittal & RFI Review
  Timely review of shop drawings, samples, and contractor questions. Our responses are annotated, coordinated, and focused on preserving design integrity.

• Site Visits & Reports
  Periodic visits tailored to project scale. We document progress, identify discrepancies, and coordinate with subs during critical installations. Includes photo-rich field reports and punch-listing tools.

• Punch List & Closeout Support
  Toward the end, we document outstanding issues, verify installed conditions, and support you through final inspections. We also assist in reviewing record drawings and closeout documentation.

Optional Services

Add-on scopes for specific project types or team needs.

• Tenant Test Fits
  Layouts for prospective tenants, landlords, or developers assessing leasable space potential. Delivered quickly with code-informed logic and area breakdowns.

• Brand-Aligned Design Strategy
  For hospitality, wellness, or retail clients, we shape materials, lighting, and space planning to reflect the brand's tone, values, and culture.

• Capital Campaign Design Support
  Visuals, diagrams, and messaging coordination to support fundraising or board engagement, especially for mission-driven institutions.

Let’s Talk

Most clients don’t need all of these services—and some need more. We tailor each scope to the real needs of the project, not a fixed menu.