Workshop/APD Residential Practice - Armonk Case Study

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RESIDENTIAL PRACTICE: ARMONK CASE STUDY

PRE DESIGN

SCHEMATIC DESIGN

DESIGN

EXTERIOR

EXTERIOR

INTERIOR I

PERMITTING

CONSTRUCTION DOCUMENTS

BIDDING & NEGOTIATION

CONSTRUCTION ADMINISTRATION

INTERIOR DESIGN & DECORATION

PHASE

THE WORKSHOP PROCESS

EXISTING CONDITIONS

PRE-DESIGN

This is the research phase of the project where we gather information that will be the foundation for the design phases to follow. The main goal is to learn about the project site and program, as well as your goals and space requirements. Clients should expect to be very involved and ready to answer personal questions during this phase.

Site Visit

Become familiar with the site and the existing conditions

Programming

Establish the program, the preliminary project schedule, the overall budget targets.

PRE-DESIGN

In this phase, we become familiar with the site and its existing conditions - with an eye towards identifying potential constraints and opportunities, we conduct site studies, we establish a program based on your needs and preferences, we review space planning options that correspond with your program needs, and we develop the concept narrative, through imagery and text, resulting in a presentation that sets the tone and mood for the project.

Once approved, the program and concept are used as the basis for all aspects of the project and are referenced repeatedly throughout the design process to ensure that the design choices remain true to the concept.

Space Planning & Concept Narrative

Review bubble/blocking diagrams and adjacencies, finalize the arrangement and relationship of the program elements, and review imagery/text that sets the tone and mood for the interior of the home.

Site Strategy

Review macro level site strategies related to local zoning/code/landmarks requirements, views, access strategies, privacy concerns, sun exposure, etc. Perform probes & a study of building floor plans to uncover any hidden conditions.

VIEW DIAGRAM
SITE DIAGRAM

SCHEMATIC DESIGN

The purpose of Schematic Design is to translate the client-approved program, space planning, and imagery concepts into an efficient project design. In this phase, Workshop/APD will prepare and present a preliminary design illustrating the scale and relationship of the Project components. By the end of this phase, we will have final floor plans and preliminary selections for fixtures & finishes.

FLOOR PLANS FLOOR

Schematic Design

Review preliminary floor plans and preliminary materials palettes.

Preliminary coordination & kick-off meetings with applicable consultants

Review a list of consultants whose services will be necessary (or recommended) as the project progresses and proposals will be requested at appropriate milestones in subsequent phases. Coordination of applicable consultants, as required.

PERSPECTIVE

DESIGN DEVELOPMENT

The purpose of Design Development is to develop major elements and details based upon approved Schematic Design Documents. By the end of this phase, the unit and interior will be fully designed, the interior layout completed, dimensions of all spaces finalized, and all materials and products selected. Client should be prepared to make all decisions during this phase.

Present and develop drawings and/or renderings for select primary and secondary interior spaces so that client can make an informed decision and see what options look like in the completed spaces. Materials, finish options and products will also be presented at this time.

Consultant Coordination Meetings

• Further analysis of site-specific conditions including zoning and code requirements.

• Confirmation and development of the proposed structural systems.

• Preliminary MEP/HVAC shaft and duct coordination via development of plans and sections for MEP space requirements.

DESIGN DEVELOPMENT

Exterior I

Upon confirmation of final massing and elevation drawings in schematic design, the team will create highly detailed greyscale renderings to better understand every aspect of the design.

PERSPECTIVE VIEW

PERSPECTIVE VIEW

DESIGN DEVELOPMENT

Exterior II

Building on the detailed perspective massing renderings, professional renderings are created for an accurate understanding of what the future residence will look like.

RENDERING

RENDERING

DESIGN DEVELOPMENT

Interior I

Deliverables

Drawings and/or renderings for select primary and secondary interior spaces sufficient for use in refining the project budget and engaging additional consultants, vendors, etc. as needed.

• A set of drawings that communicates the overall project.

• Interior material and finish selections.

• Product selections, including appliances, plumbing fixtures, and hardware

• Fixture and device selections

• Lighting, electrical, and floor-finish plans

• Major millwork elements

• Door & Trim Details

KITCHEN INSPIRATION
KITCHEN CABINETRY DETAILS FIREPLACE

DESIGN DEVELOPMENT

Interior II

Deliverables

Drawings and/or renderings for select primary and secondary interior spaces sufficient for use in refining the project budget and engaging additional consultants, vendors, etc. as needed.

• A set of drawings that communicates the overall project.

• Interior material and finish selections.

• Product selections, including appliances, plumbing fixtures, and hardware

• Fixture and device selections

• Lighting, electrical, and floor-finish plans

• Major millwork elements

• Door & Trim Details

KITCHEN APPLIANCE OPTIONS
KITCHEN PLUMBING OPTIONS
PRIMARY BATH PLUMBING

DESIGN DEVELOPMENT

Visualization

Workshop/APD finds that for most clients, the design process is just as important as the finished home. In order to make this process accessible and immerse our client’s in our ideas, we develop highly detailed, photorealistic visualizations of what the completed space will look like. This removes the fear of the unknown, inviting clients to experience the space and make well-informed decisions and/or revisions before any construction work begins.

KITCHEN

PERMITTING

The Permitting phase may run concurrently with the Schematic Design, Design Development and/or Construction Documents Phases.

In this phase, the client-approved construction drawings, along with any additional information required to get a building permit are submitted to the local department of buildings and other municipal entities & community associations with jurisdiction over the project, including the Landmarks Preservation Commission (if required).

CONSTRUCTION DOCUMENTS

The client-approved Design Development Documents are developed into a set of drawings and specifications containing all of the information necessary to communicate the design to a general contractor and build the project. Any remaining design decisions must be made early in this phase.

FLOOR PLANS
BUILDING ELEVATION BUILDING
GABLE

Construction Documents Review

Review construction and pricing documents prior to full completion and issuance (typically around 25%) to finalize any open items and outstanding selections from the Design

Development

Phase

Familiarize the client with the Construction Documents package. Coordination with consultants, as required.

BIDDING & NEGOTIATION

The Bidding & Negotiation phase may run concurrently with the Design Development and/or Construction Documents Phases.

During this phase, bidding information will be prepared and tendered to facilitate the award of the Project contract for construction.

100% CD’S FOR PRICING
100% CD’S FOR PRICING
100% CD’S FOR PRICING
100% CD’S FOR PRICING

CONSTRUCTION ADMINISTRATION

In this phase, we communicate with the contractor and visit the job site at regular intervals to answer questions from the builder with an eye toward maintaining the integrity and quality of the design intent.

• Correspond with the general contractor, subcontractors, and other manufacturers to clarify the design intent.

• Correspond with consultants accordingly, as required.

• Review shop drawings, mockups, and submittals for adherence to design intent and Construction Documentation.

• Issue clarification sketches to the field as required.

• Prepare site observation reports and a project punch list, as required. Review and correct such reports if issued by contractor.

• Review and advise client as to potential value engineering solutions and potential warranty issues

• Review and certify contractor applications for payment based on our evaluation of the work performed and to the best of our knowledge

• Approve final certificate of payment to contractor based upon final inspection

DRONE PHOTOGRAPHY UPDATE
WOOD FACADE INSTALLATION

CONSTRUCTION ADMINISTRATION

Workshop/APD will visit the site at regular intervals to observe the progress of construction and ensure the execution by the contractor adheres to the design intent of the drawings. Via on-site photography & documentation, we hold contractors accountable for any errors we observe I the field and reference back to the Construction Documents to ensure any mistakes are rectified.

INTERIOR DESIGN & DECORATING

The Interior Design and Decoration process will begin in earnest once the Design Development Phase above is underway. This will include the sourcing and selection of all furniture, fixtures and equipment (FF&E). FF&E includes all movable furniture or other equipment that has no permanent connection to the structure. Examples of this are upholstery, case goods, decorative wall finishes, decorative lighting, rugs/carpeting, window treatments, accessories, and art. The phases of this work consist of the following:

PHASE 1 | CONCEPT DESIGN

The purpose of this phase is to develop the concept for the furnishings, through imagery and text, resulting in a presentation that sets the mood and tone for the project. Once approved, this concept is applied to all other areas of the Project.

1. Required to begin work:

a. Written client approval of the Schematic Design Plans

The following milestones and deliverables are part of the ID Concept Design Phase:

2. ID Concept Design Milestones:

a. Kick-off meeting with clients to discuss furnishings preferences, programming requirements, and any other special considerations

b. Review preliminary furniture plans and corresponsonding concept imagery that sets the tone and mood for the home's furnishings, a budget range will also be reviewed.

3. ID Concept Design Deliverables:

a. Precedent "mood" images that define the desired look and feel of certain primary spaces or individual pieces of furniture

b. Detailed furniture plan for all rooms in the home that clearly identifies options for the scale and placement of primary and secondary pieces.

c. Preliminary FF&E budget that includes all of the upholstery, case goods, decorative wall finishes, decorative lighting, rugs/carpeting, window treatments, and accessories

d. List of any existing client-owned pieces that may be reused.

e. Preliminary palette of fabrics and finishes that define the desired look and feel of the home.

INTERIOR INSPIRATION

INTERIOR PRECEDENTS

INTERIOR PRECEDENTS

INTERIOR PALETTE

PHASE 2 | DESIGN DEVELOPMENT

The purpose of this phase is to apply the approved concept to the design of each room of the home. We will present each of the FF&E items in conjunction with the furniture plan and budget for approval. This phase typically runs concurrently with the Construction Documents phase. Client is expected to make timely decisions during this phase.

1. Required to begin work:

a. Written client approval of the ID Concept Design, furniture plan, and FF&E budget

The following milestones and deliverables are part of the ID Design Development Phase. Workshop/APD will begin with presenting items for the primary spaces, followed by secondary & tertiary spaces, as applicable:

2. ID Design Development Milestones:

a. Confirmation of meeting and approval cadence with client and ID team

b. Review selection options per item that are in line with the Concept Design and FF&E Budget.

3. ID Design Development Deliverables:

a. Updated furniture plan

b. Options of the following for each room:

i. Specific furniture pieces (broken out by room)

ii. Custom furnishing designed by Workshop/APD

iii. Fabrics, rugs, window & wall treatments, and decorative lighting for each room

c. Updated FF&E budget, in accordance with selections

d. Proposal from consolidator/warehouse partner for receiving and storage.

KITCHEN & DINING OPTIONS
KITCHEN & DINING OPTION

PHASE 3 | PRICING, PROPOSALS & PURCHASING

During ID Pricing, Proposals & Purchasing, all items are submitted to client for final approval and payment. Orders are placed and tracked through to delivery and installation. Any delays in approval and/or payment will result in extension of schedule.

1. Required to begin work:

a. Written client approval of furniture plan and FF&E budget

b. Signed Proposals and full payment for individual pieces

c. Retained (signed agreement and deposit paid) consolidator/moving company for receiving, storage & delivery.

The following milestones and deliverables are part of the Pricing Proposals & Purchasing Phase:

2. ID Pricing, Proposals, & Purchasing Milestones::

a. Review proposals & confirm payment with client

b. Order approved items for delivery to consolidator/moving company

3. ID Pricing, Proposals, & Purchasing Deliverables:

a. Proposals for individual pieces

b. Budget update

c. Routine updates on all purchased items via weekly project report

PHASE 4 | PROJECT ADMINISTRATION

During this phase Workshop/APD will provide project administration to ensure all interior design & decoration project components will be ready for installation upon construction completion. This administration work may run concurrently with the other Interior Design & Decoration phases.

1. Required to begin work:

a. Written client approval of all interior design work from previous phases and payment of all approved proposals.

2. ID Project Administration Milestones:

a. Coordination with the project team including all vendors, fabricators, contractors, installers, etc.

b. Confirmation of all onsite conditions in collaboration with the project team and general contractor.

c. Coordination of all custom furnishings including shop drawing reviewed, samples, strike-offs, showroom/workroom visits, in accordance with client approved selections from previous phases

3. ID Project Administration Deliverables:

a. Coordination, sign-off, and approval of all custom products, including millwork, furnishings, rugs, window & wall treatments, etc.

b. Updated delivery & installation schedule

PHASE 5 | INSTALLATION & ACCEPTANCE

During this Phase, all items will be received and installed. We will review all items to ensure that they match what was specified.

1. Required to begin work:

a. Sufficient portion of FF&E items received in storage and ready for delivery.

b. Completion of construction by all construction trades

c. Professional post-construction cleaning by a licensed cleaning crew that specializes in postconstruction cleanup

i. Cleaner shall be retained to also provide professional cleaning following the install of FF&E

The following milestones and deliverables are part of the Installation & Acceptance Phase:

2. Installation & Acceptance Milestones:

a. “The Big Reveal” at the completion of installation as well as a client walkthrough to address any open issues.

3. Installation & Acceptance Deliverables:

a. Workshop/APD shall coordinate the delivery, installation and setup of all products purchased for the project in the previous phases.

b. Workshop/APD shall provide on-site oversight of the installation of all furniture, lighting, carpets, drapery, etc. into the home by the consolidator/moving company.

c. Workshop/APD to provide final styling & accessorizing (including bed making, set up, incorporation of personal/existing furnishings & accessories).

Note: Additional installation dates may be required if the above requirements cannot be met prior to client move-in due to long lead times, construction delays, delay in client decisions, etc. Multiple installation dates may result in additional fees.

PHASE 6 | PROJECT PUNCHLIST & CLOSEOUT

During this phase Workshop/APD will identify any outstanding issues or items to be resolved with the project team. Any new or additional scope items requested by client to be addressed and incorporated into project punch list.

1. Required to begin work:

a. Completion of the Installation & Acceptance phase

b. Client walkthrough to document and address any open issues

The following milestones and deliverables are part of the ID Project Punch list & Closeout Phase:

2. ID Project Punch list & Closeout Milestones:

a. Development of Punch list

b. Coordination with the project team including all vendors, fabricators, contractors, installers, etc.

c. Confirmation with client on resolutions for open issues

d. Confirmation of any additional scope items

3. ID Project Punch list & Closeout Deliverables:

a. Documented punch list including photos where applicable outlining open issues.

b. Resolution & execution plan coordinated with the general contractor and other consultants as require

PHOTOGRAPHY

Workshop/APD staffs a team of Interior Designers who work alongside the architects to develop the interior design and decorations of the homes we create. We feel this integrated, in-house approach allows for a more cohesive end-product and holistic design.

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