ject is coursed through boundless relationships within the company's associates and/or clients, be it referral or account solicitation. RB commands the authority to undertake the process of detailing the objectives of the client, researching the product and expanding the business realities through a comprehensive MEMORANDUM OF AGREEMENT:
Work Packages
- Real Estate Marketing
- Architectural and Industrial Design
- Construction and Property Management
Business Development Team
Arch. Endaya - Architectural Design and Construction
Engr. Ramirez - Management and Marketing
Arch. Tim C. Tolentino - Architectural and Industrial Design
Engr. Allan D. Ramirez - Mechanical Design
Work Methodology
1.0 Design Conceptualization
RB is in the development of personalized designs for a wide variety of architectural styles, sizes and construction methods. The process may begin with merely spoken design criteria and objectives, or the Client may have already sketched a conceptual idea and assembled photographic design examples from magazines. Often times our Clients have ideas from how-to-do manuals that require significant modifications in design and construction methods. Whatever the starting point, RB will undergo conceptualization process through several stages; beginning with relatively simple drawings, then systematically developing the design and drawings until a comprehensive set of working drawings reflecting the Client's objectives is achieved. The standard procedure is as follows:
1.1 Preliminary Meeting
Schedule an initial consultation (complimentary).
- Discuss design objectives: architectural style, desired features, required rooms and room sizes, the relationship of spaces, site features/constraints, anticipated budget, etc.
- Review Clients sketches, photographic examples, site plan, etc.
- Discuss known key materials to be incorporated (interior and exterior)
- Establish desired ceiling heights, discuss desired ceiling features.
- Determine construction methodology, conventional vs. use of alternative building systems.
- Establish a general timeline/schedule.
1.2 Proposal
Based on the initial meeting, RB will develop a proposal, acknowledging the objectives of the project, outlining the scope of work to be performed, and establishing as service fee structure. Upon acceptance of the proposal, an initial payment (normally 30% of the total project fee) is requested to schedule and commence with the design process.
2.0 Design Development
RB will develop an initial set of drawings called Preliminary Drawings. This is typically accomplished through the collaboration between the Project Architect and the Draftsman assigned to the project. The goal of the Preliminary Drawings is to develop the basic floor plan and key elevation(s) by creatively interpreting the design criteria and objectives. Typical Initial Preliminary Drawings will include a First Floor Plan, Second Floor Plan (if applicable), and Front Elevation in a simple format. The Initial Preliminary Drawings are presented to the Client for review. A progress meeting is scheduled to resolve design issues, explore options, and to further clarify criteria and objectives. The Preliminary Drawings are then developed further to incorporate the agreed-upon revisions. Typical Refined Preliminary Drawings will include Side and Rear Elevations.
3.0 Pricing Drawings
The goal of the Pricing Drawings stage is to establish a drawing set composed of plans and specifications that have an appropriate amount of information for a builder to generate cost information. Depending on the complexity of the design, whether the project will be negotiated with a single builder or bid to several builders, and whether the objective is to obtain ball-park pricing vs. detailed pricing, the extensiveness of drawings, details, and specification included in the Pricing Drawings will vary. This Client's objective will have been discussed during the initial Meeting and considered in the ARTA's proposed service fee. Determinations on key finish materials (interior and exterior) and construction materials (i.e. conventional framings vs. pre-engineered truss and joist framing are conveyed in the drawings for this phase as well. Completed Pricing Drawings are approved by the Client and then distributed to the prospective Builder(s) to obtain the desired pricing information and/or bids. The Pricing Drawings also serve to initiate the services of a Structural Engineer to assist in making a structural analysis that is not readily defined within the Building Code. Such item can include determination of point loads, the design of long-span beams, wind load calculations and corner bracing details, foundation design and design of structural slabs and retaining walls. On more elaborate designs, the RCS and the Client may decide to engage the Structural Engineer to provide a separate set of engineered drawings including detailed framing plans.
4.0 Permit Drawings
Permit Drawings are prepared once the Client has received suitable confirmation from the Builder(s) that the project is within the budget. Revisions based on feedback from the Builder regarding cost, construction methodology/materials or alternate design suggestions are incorporated prior to finalizing the drawing set. Additional refinements to the Permit Drawings include complete dimensioning, more comprehensive noting, additional cross-sections and resolving/detailing structural issues with the Structural Engineer. Multiple copies of the completed Permit Drawings are "stamped" by the Structural Engineer; and the drawings are issued to the Client and/or Builder for building permit application, submission to subcontractors, and ultimately to begin the construction process. Depending on the nature of the project and its participants, ARTA may provide more enhanced drawings to assist in additional documentation of the Client's objectives during construction.
5.0 Optional Shop Drawings
Depending on the scope of the project, RB will provide design assistance, drawings, and details that are not "essential" for building permit retrieval. Such services will further document and define special details and features to be included in the building. These design/drawing can be either be provided the Pricing Stage for more accurate pricing, can be generated while processing the permit application, or can be provided on an as-needed basis following the start of construction:
Interior elevations; Finish detailing and specifications; Cabinetry design and detailing
Lighting and electrical layout drawings; Deck, patio or landscape design drawings
Additional features such as detached garages, gazebos, and swimming pools
6.0 Construction
Normally, once the building permit has been received, the Working Drawings is passed on to the Building Contractor to commence construction. RB may undertake side agreement for a "Construction Administration" and may be engaged to participate in construction progress meetings with the Builder and/or Client to assist in resolving issues as they occur. Additional detailing for special interior features, lighting design or field changes is sometimes requested after the start of construction; one special needs have been clearly identified. Our company objective is to maintain a strong reputation for "listening" to and communicating well with our clients; providing appropriate, creative design solutions that recognize the clients' objectives; and preparing dependable working permit/construction drawings; all while maintaining competitive fees for our work.
7.0 Nominal Service Fee Structure
Normally, service fee or professional fee is a percentage (based on the project construction cost) depending on the complexity of the work to be done. The release schedules of payment are as follows:
Upon acceptance of the proposal, an initial payment of about 50% of the total projected fee is requested to schedule and commence with the design process. Upon submission of the Permit Drawings, the next 40% of the total projected fee is requested in order to schedule the filing of the application for the building permit, turn-over to the building contractor and start of the construction process. Upon completion of the construction work, the balance of the total service fee based on the total project construction cost is requested to complete the transaction.
