This initial design phase focuses on representing the project concepts and exploring options. Our designers begin by analyzing the site conditions and collecting vital information, such as sun and wind exposures and privacy concerns. This ensures the designs respond appropriately to the unique site and desired program elements. We create a combination of hand-drawn graphics and compile precedent imagery to communicate design intents. After presenting this package, we use the feedback received to create a final Schematic Design Master Plan that is developed to a higher degree of specificity, with focused attention on key features. This phase closes out with us providing a Preliminary Construction Estimate and project development programming for future phases.
With approval of the Schematic Design, it will be drafted into an AutoCAD computerized format to work out critical dimensions and notations across the site. We will also likely create elevation and section drawings representing vertical views of key features. To help accomplish this we will present options for hardscape materials, furnishings, structures, site amenities, lighting, and planting preferences. Throughout this phase feedback becomes incredibly valuable as we finalize the designs. The Preliminary Construction Estimate is then revised to reflect the final design decisions.
Once design development has been completed, final detailed design of the project can begin in order for it to be competitively bid for construction. Plans typically include site layout, grading and drainage, utility, planting and irrigation plans and construction details. Technical specifications cover the controls and methods by which each item is to be constructed. Normally the plans and specifications are submitted and reviewed at incremental completion levels prior to final acceptance by the local approving authority.
Letting of Bids:
Once the construction documents have been completed and approved, we can assist you with obtaining competitive construction bids for your project. These services include assisting with bid advertisements, coordinating pre-bid meetings, issuing bid period clarifications and addendums, providing bid comparison spreadsheets, and offering contractor recommendations prior to contract award.
FLLG recommends periodic visits to the site to familiarize itself with the general progress and quality of workmanship and compliance with the contract documents. Recommended construction administration services may include a job start meeting, additional site observations and field reports, specimen tree search time and general administration (i.e. bid coordination, material submittal reviews, plan interpretations, change order requests and proposal reviews, record drawing reviews, correspondence, etc.). On the basis of the site observations, FLLG would keep the client informed of the progress of construction.