As architect for your project, we will be your consultant and agent when so authorized. We will make available our time, talents, knowledge and experience to provide you with a facility that will meet your needs.

Our service will cover the entire building project including necessary site planning, architectural design, and structural, mechanical and electrical systems required for the total building package. We will employ consultants as necessary to meet all requirements, but will retain overall responsibility for the project.

The scope of the services is broken down into five phases as outlined in the Standard Form of Agreement Between Owner and Architect, AIA Document B141, as enumerated below.

Schematic Design
We will review the owner's program needs to ascertain project requirements and evaluate and discuss the requirements as to methods and approaches the owner sees necessary to achieve these requirements.

We will review and evaluate existing facilities or conditions with the owner.

We will counsel on the general plan, project design and concept.

We will prepare schematic designs to follow the functions of the owners needs and show relationships of the various functions, ranging from interior space relations to site and off- site conditions affecting the design.

We will present to the owner schematic drawings, and work with the owner in revising any requirement until all requirements have been met.

We will provide a building code review as well as federal and state guideline review and carry this review process through the entire sequence of the building process.

We will prepare an estimate of probable building cost according to the evaluations made to this point in the project and review this cost with the owner in relation to the project budget.

Design Development
We will provide other documents and drawings necessary to describe the size, character and scope of the project, and related system, materials, probable cost and other elements.

We will present or provide assistance in the presentation of the design development documents to appropriate committees and governing bodies or boards as necessary for approval.

Construction Documents
Based on the approved design development documents and any adjustments in the scope, quality, or budget, we will prepare construction documents and specifications describing and detailing work necessary to construct the project.

We will prepare or assist the owner in preparation of necessary bidding information, forms, and conditions of the contract as a part of the final bid documents.

We will adjust previous construction cost statements as necessary to reflect changes in the requirement or conditions.

We will file or assist the owner in filing documents required for approval by governmental authorities.

Bidding or Negotiation
Based on the owner's approval of the construction documents and cost projections, we will issue construction documents to contractors and assist the owner in obtaining bids.

We will assist in the negotiation and awarding of the contract and prepare the contracts for construction.

Administration of Construction Contract
During construction of the project we will administer the Construction Contract as set forth in General Conditions of the Contract for Construction.

We will review and approve or reject shop drawings and contractor submittals for compliance with contract documents. We will compile and turn over to the owner approved copies of all submitted products.

We will visit the site at intervals appropriate to the stage of construction and review the progress and quality of work to determine if the project is proceeding according to the contract documents. See the enclosed site visit chart for detailed schedule. We will inform the owner as to our finding at job site visits.

We will compile and coordinate samples of finishes and materials required in the buildings finishes for approval by the owner.

We will review the contractor's application for payment based on job visits to insure work has progressed to the point indicated before submission to the owner.

We will prepare field instructions and change orders for the owner's approval and execution in accordance with the contract documents.

We will conduct a final inspection to determine date of substantial completion and final completion.

Additional Services

In addition to basic services, additional services are often desired to enhance the projects and can be provided by our firm. These services can be established as desired or as needs arise.

Programming
Providing a complete analysis of the owner's needs with all stated design conditions and programming requirements for the project. All requirements are stated in a separate document that any design professional can use to design the project.

Land Use Studies
Providing planning or land use surveys, site evaluations, and overseeing comparative studies of prospective sites, and preparing special surveys, studies and submissions required for approvals of governmental authorities or others having jurisdiction over the project.

Zoning
Providing studies and evaluation for zoning changes with submissions and graphic/design data necessary to meet ordinance requirements. Submit zoning change applications to the appropriate governing authority including presentation drawings or plans necessary to obtain for the client the appropriate land use for the site to meet the intended use as defined by the zoning ordinance.

Master Planning
Prepare a master plan for a project that will be built in phases in order to determine if the site and necessary supporting elements are feasible.

Supporting Drawings
Providing services to investigate, evaluate and make detailed appraisal of existing conditions or facilities, or to make detailed measured drawings.

Separate Bid Contracts
Preparing documents of alternate, separate or sequential bids or providing extra service in connection with bidding or negotiation of separate contracts when requested by the owner.

Architectural Illustrations
Provide black and white or full color rendering(s), special models or other promotional material of the project as necessary to convey special qualities, materials and character of the exterior or interior spaces. All materials provided will be retained by the owner.

Interior Design
Providing interior design and other similar services required for or in connection with the selection, procurement or installation of furniture, furnishings and related equipment.

Tenant Planning
Providing services for planning tenant or rental spaces.

Consultation
Providing consultation concerning replacement of any work damaged by fire or other cause and furnishing services as may be required in connection with the replacement of such work.

Record Drawings
Preparing a set of reproducible record drawings showing significant changes in the work made during construction based on marked-up prints, drawings and other data furnished by the contractor to the architect.

Special Consultants
Associating with special consultants other than normal structural mechanical and electrical consultants required to meet the owner's needs. Typical area requested include acoustical design, sound system design, audio/visual design, materials handling, computer applications, and landscaping architects.