Process

For the initial step, the team works together to outline project objectives and prepare a preliminary description of the program elements. The ensuing plan and project schedule institute the anticipated timing of future milestones, consultant responsibilities and delivery dates.

The team executes physical and qualitative analysis to agree on development opportunities and project feasibility. With an actual site visit, the team documents the topography, vegetation, environmental, historic and geological features along with surrounding adjacent land uses to assess opportunities and constraints related to specific zones for preservation and development.

Concepts generated during this phase begin to establish a vision for development and locations for project elements. At this stage, the physical and economic plans are combined to refine a design direction that meets the functional, aesthetic and economic requirements of the project. Based on program input, financial recommendations and feedback from the development team, economic models, character sketches and engineering studies are coordinated into a cohesive design package.

The project continues to evolve with a greater level of emphasis on the specifics necessary to create an overall business strategy. The illustrative master plan details the location and characteristics of proposed residential, commercial, recreational and natural zones as well as vehicular and pedestrian circulation. The assembled package details landscape features, plant and irrigation details, as well as hard-scape elements. Phasing plans and large scale plans of specific development areas can also be prepared.

Once the package has been completed, the team will assemble and prepare the various applications required for government agency approvals. Typical approvals may require site specific documentation addressing landscape compliance. Once entitlement submittals have been made, the approval process begins and detailed design phases commence.

Once agency approvals for the package have been obtained and funding is in place, projects are often implemented in a series of detailed design phases. Site design, architectural design and engineering design commences for initial phases, consisting of schematic design, design development and construction documentation.