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2120 Contra Costa Blvd. #1077
Pleasant Hill, CA 94523
contact.margietorresdesign
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TRADITIONAL DESIGN SERVICES
DESIGN PHASES
PRE-DESIGN: Defining Your Vision and Goals
The Pre-Design phase is the essential foundation of a successful residential building project, which is typically completed before diving into the main stages of the design process. During this phase, we create the Project Program, where we identify and define your objectives, goals, and the scope of your project. Whether planning for a remodel, a home addition or a demolish and rebuild, this phase sets the stage for success.
We work closely with you and your key decision-makers to clarify core values that share an alignment with your home’s vision, ensuring the design brings in the elements of your unique lifestyle and aspirations. We creatively explore together, the significant ways to integrate these values into your residential project.
Because our design framework draws inspiration from Neo-Modernism, we focus solely on aligning with simplicity, sustainability and spaciousness.
In addition, by outlining your goals, we provide an overview of the estimated project timeline. We encourage our clients to begin interviewing general contractors early in the process, so we may collaboratively work with him or her to assess construction cost considerations. By grounding the design process with clear objectives and pragmatic insights, the Pre-Design phase ensures a seamless transition into the next steps of your journey of creating a meaningful, sustainable environment for you and your family.
CONCEPTUAL DESIGN: Bringing Your Vision to Life
The Conceptual Design phase is where we begin to study spatial relationships and translate the Project Program into a conceptual visualization of your core values. This phase introduces the design process with the use of a preliminary tool known as a bubble diagram. Because of this nature, we may use tools that offer flexibility and foster creative collaboration.
Bubble diagrams are simple sketches that use shapes like circles or squares, scaled to represent desired square footage and labeled with room names. This interactive, hands-on process allows shapes to be moved and adjusted during discussions, helping clarify room relationships and refine spatial arrangements.
As we refine the bubble diagram, we align the layout with your personal choices, core values, and lifestyle, ensuring that the configuration is both functional and meaningful.
Once an ideal relational organization is reached, we develop preliminary sketches that begin to define the general size, shape, and layout of your home.
This phase is especially critical for new construction projects or complex remodels, where a detailed understanding of spatial relationships is essential to create a cohesive and functional design.
SCHEMATIC DESIGN: Refining the Vision and Exploring Options
The Schematic Design phase is where your project begins with more detailed layouts and an exploration of design options. During this phase, we create an initial design layout and may prepare alternative options to ensure your desired vision is captured. It is common for elements from multiple options be combined, leading to a more refined version of the design that better align with the project’s program.
Our objective during the schematic design phase is to make thoughtful, informed decisions that streamline the design process while staying true to your vision. At the same time, we conduct a preliminary call with City or County building departments to check for outstanding issues that may need to be addressed or considered as part of the overall project design.
This important step helps confirm that the proposed design is in compliance with local planning and zoning municipal codes, avoiding potential delays in the later stages of the project. The Schematic Design phase provides a solid foundation, allowing us to refine and develop your project into a cohesive and compliant plan that reflects your aspirations and practical needs.
DESIGN PHASES
DESIGN DEVELOPMENT: Fine-Tuning Your Project with Precision
The Design Development phase begins once the project direction has been defined and approved. This phase focuses on refining the decisions made during the Schematic Design phase and developing them in greater detail to move closer to the final vision.
During this phase, key design elements are selected, including building materials, lighting fixtures, plumbing fixtures, windows, and doors. These selections ensure the design aligns with your aesthetic preferences, core values, and functional needs.
Additionally, we collaborate with a licensed General Contractor or Builder to request a more detailed cost estimate, helping you better understand the projected budget and make informed decisions as the design progresses.
Additionally, we collaborate with a licensed General Contractor or Builder to request a more detailed cost estimate, helping you better understand the projected budget and make informed decisions as the design progresses.
CONSTRUCTION DOCUMENTS: Preparing Detailed Plans for Permits and Bidding
The Construction Documentation phase is essential for finalizing the technical details of your project and ensuring it’s ready for both permit approvals and bids from contractors. During this phase, we prepare comprehensive interior details, including interior elevations for specific rooms or the entire space, as well as detailed specifications to guide construction. Furthermore, this process ultimately develops of a complete working drawings set, which provides the technical information for building contractors to prepare accurate project bids.
At this stage of the design process, further negotiations between you and the general contractor or builder may take place, ensuring clarification of building material costs, construction labor, overall project timelines and other key details.
By the end of this phase, your project will be equipped with the precise documentation needed to move forward with the actual construction of your house, emphasizing in meeting regulatory requirements, your budget and vision.
CONSTRUCTION ADMINISTRATION: Ensuring a Smooth and Successful Build
The Construction Administration phase focuses on ensuring the smooth interpretation of design documents during the construction process. While homeowners work directly with their General Contractor, Margie.Torres.Design LLC offers limited support as needed.
Our role during this phase includes:
Clarify Drawings: We are available to answer specific questions about the construction documents to ensure the design is accurately understood and implemented.
Design Guidance: In certain situations, we assist the contractor in making decisions related to the design, ensuring consistency with the approved plans.
During this phase, homeowners maintain direct communication with their GC. This approach ensures your project is completed with clarity while staying true to the design vision to safeguard the success of your project. With expert guidance and clear communication, this phase ensures the final build reflects the quality, functionality, and beauty you envisioned.
DESIGN DRAWINGS
PLANNING REVIEW PROCESS: Ensuring Compliance with Municipal Codes
The Planning Review process is a crucial step in gaining approval for your project from city or county agencies. It involves submitting an application along with prepared zoning and planning drawings for staff review. This ensures your proposed project complies with local municipal codes and regulations.
For more complex projects or those requesting special considerations, such as a variance, the process may require additional review by a planning commission or review panel.
This step provides an opportunity to address unique project requirements while aligning with community standards.The Planning Review typically occurs during the Schematic Design and Design Development phases. Once approval is granted, the project advances to the next stage: submitting finalized drawings for the building permit application, paving the way for construction approval and the eventual start of your project.
PERMIT APPROVAL PROCESS: Finalizing Details and Submitting for Review
The Permit Approval process occurs during the final stages of the Design Development and Construction Documentation phases, where all project details are fine-tuned and prepared for submission. At this stage, we collaborate with specialized consultants to address key areas of the project, including structural, soils, and civil engineering, landscape design, mechanical systems, and Title 24 energy compliance. If a builder has already been selected, they may also be involved in this phase.
A comprehensive permit application set is then submitted to public agencies for review and feedback.
This set typically includes all required architectural plans, consultant reports, and necessary documentation to ensure compliance with local codes and regulations.
Simultaneously, the project can be sent to Builders for bidding. If a builder is already on board, they would prepare a detailed construction cost estimate, giving you greater clarity on overall project costs.
This phase is essential for securing necessary approvals, aligning the design with regulatory standards, and preparing for a smooth transition into construction.