documenting what’s there.

If the project is a renovation or addition to an existing building, we will measure the space and build a 3D computer model of the “as-built” conditions. This will give us a strong understanding of the existing conditions.

the big ideas.

In the Concept Design phase, we want to figure out what is the scope, scale, and strategy for the project. We start off with a site analysis, mapping all pertinent information to understand the opportunities and constraints of the project. Then we work diagrammatically in plan, proposing concepts of how to organize and arrange the program of spaces. After a layout and approach has been decided on with the client, we move into 3D, looking at how the massing of the building could work. We try not to get lost in the details and weeds of the project, but keep things at an abstract level to figure out what direction is best for the project.

exploring solutions.

Once a concept has been chosen, we develop that idea further in Schematic Design. This phase might be about exploring more ideas, hybrid solutions to the plan, or about pushing ideas further and seeing how they flush out once they have more realism to them. We typically take a first pass at how the design will look like with different materials, and gauge for look and aesthetics. At this point, you’ll start to see how the design looks in more photorealistic renderings and views.

refining the design.

From the Schematic Design, we continue to push the design further. With each pass and iteration, the design gets more and more realistic. Details are added, further considerations are made, and at this point we start engaging with your engineers to coordinate the design intent with them. At this phase, the photorealistic renderings are becoming more clear, and we start developing a basic drawing set.

making it legal.

At the end of Design Development, the design should be settled on and there shouldn’t be any major changes moving forward. From this developed design, we document it in a set of Permit Drawings, and coordinate it with the engineers. Once the set is ready and reviewed by you, we’ll stamp it and submit it to DPP. We’ll track the project as it moves through the various review departments and address any comments as they arise.

the details are the design.

Because the permit review process takes a while, we use this time to flush out other details of the design. Things like millwork, materials, fixtures, and finishes. This is the time when a design can get highly customized to meet the client’s needs, and a time in which the tactical aspects of the design come together. We’ll leave interior decorating up to the client, but things like custom millwork, lighting fixtures, major furniture, and primary materials, we’ll provide recommendations and details for.

making instructions.

Now that every nook and cranny of the project has been decided on and designed, we document it all in an extensive drawing set. This set serves and part of the construction documents that the contractor builds from. Essentially, the instructions for them to follow, but also the important document that they need to adhere to.

picking the right partner.

During the previous phases, we will be designing your project according to our understanding of your budget, but ultimately the final cost of construction is up to what ever contractor is selected. It is then very important to pick the right contractor who is competent in type of work and has an understanding of the design intent for the project. We will provide a few recommendations, but it is good to shop around and find the right fit. During this time Kokomo will be there to help answer questions the contractors may have about the project, and make sure that when bids come in, we’re comparing apples to apples.

get it built.

Once construction starts, Kokomo will remain on the project and be ready to help answer any questions that might come up, and observe the progress in relationship to the design intent agreed upon. Some clients have different levels of experience and competency coordinating with their general contractors, and we can be available for regular Owner-Architect-Contractor meetings if necessary. We’re here to help see the project through to the end, and make sure it comes out how we’ve all be envisioning it.