Floor Plan Concepts,
3D Model Studies,
Renders & Sketches
Other Fixed Element
Final Design Details,
Interior details completed,
material selections reflected,
bid and value engineering
Site Visit, Trade
Soft good selection
D3 Process is Designed to Be Both
Organized and Fun.
The data gathering stage. Our discussion of the project's character, aesthetics, list of areas and their intended uses comes first. We go to the site to assess the topography, views, solar analysis, access, utilities, and your idea of where you want the building to go. We also use this phase to review pictures you've collected from books, magazines, Houzz, or Pinterest.
What to expect: The first deliverable from our team will be a drawing set of simple diagrams that will clearly illustrate our suggested solutions for three major problems: client constraints, environmental considerations, and zoning constraints. The general layout of the spaces will be decided by these easily understood designs.
What we need: Your ideas and your goals. We will work together to get a strong understanding of your requirements, budget, and overall hopes for how you will live in your new space.
This is the time to take all the big ideas and see what possibilities we can create. Schematic design evolves over several meetings and is intended to explore a range of potential approaches. We generate 3D renderings as well as preliminary drawings.
What to expect: Massing and Floorplan explorations with 3D views.
What we need: Your Time. This is a very exciting time when we meet at the office together and workshop the schematic design options. We weigh the pros and cons of each option and together find the perfect layout and massing fit.
The 3D model during this stage enables us to simultaneously fine-tune the correlation between exterior façade and interior floor plans. We will be able to specify the placements of windows, doors, main fixtures and utilities so you can see and feel your future rooms, and will start to lay out the hidden systems behind walls and floors. At this time D3 can provide a set of drawings that can be used to request initial quotes from contractors. At this point you start to assess whether your wants, needs, and financial goals are compatible.
What to expect: Plans, elevations, sections, as well as detailed drawings are completed. You can "walk" through your home using our 3D model, giving you the opportunity to confirm the design before construction ever begins.
What we need: Your feedback. This is the time we are finishing your design and getting it ready for preliminary budgeting. This is the time to lock decisions on layout and exterior look so that we can progress smoothly through the next phases.
The features that we will be putting into your home are the main emphasis of this stage of the process. We collaborate to choose the appliances, materials, and other fixed elements, building off of the inspiration photos and the defined exteriors. During this stage, we will do research and collect actual samples of suggested materials that are in keeping with the accepted interior design concepts, beginning with the most complicated spaces, the kitchens and bathrooms.
What to expect: In the Interior Selections Phase, we will break down our presentations into different rooms of the house, including the kitchens, bathrooms, bedrooms, and any additional rooms. Conceptual renderings will aid you in visualizing the materials being used in the home's main rooms and understanding the layouts.
What we need: Your Vision. This is a time were the D3 team will be building a cohesive home. Our goal is to help guide selection so the exterior space and interior space flow together, and your feedback during this phase is key.
During this phase, D3 is focused on completing the full set of drawings needed by the municipality to submit the plans. We also coordinate the outside consultants as required to complete our application set.
What to expect: Plan submission. This is a big step in the dream becoming a reality.
What we need: Your understanding. D3 will move quickly to submit your plans, but Permit reviews at a municipal level take time and are beyond our control.
During this phase we will break the spaces down by areas of the home. We explore options for layouts and finish combinations to bring the interior to life!
What to expect: In-depth drawings detailing electrical power placements, lighting plans, finished floor plans, custom wall features, and millwork. These interior construction drawings will seamlessly integrate with all other architectural construction documents because of our robust 3D software. This phase will be finished with a set of extremely detailed drawings that includes all the plans the builder and subcontractors will need to complete the project.
What we need: Your understanding. Refining every inch, inside and out, is a task and requires keen, deliberate attention to detail. For this reason, this phase is often quite time-consuming. Although we know you will be excited about the future home, we ask that you bear with us as we nit-pick the little details that we promise will make all the difference in the end.
bid and value engineering
In the Bidding & Value Engineering phase, we work with the contractor and solidify a realistic budget for the construction cost of the home.
What to expect: We will work with you to alter some specific items that may be over budget and/or provide additional cash to elements that could be further enhanced based on the quotes from contractors and interactions with other trades. We will also address any comments made by the building department that need to be addressed before issuing a permit.
What we need: Your flexibility. Often, it’s a balancing act between satisfying a client’s complete wish list and staying within their budget.
Our staff will work on your behalf to make sure that the initial design intent is carried out during the implementation management phase. To accomplish this, we visit the site frequently to check on the progress. In order to address any issues or concerns that may come up, we will meet with your general contractor and any subcontractors on each of these visits.
What to expect: Our team will operate as a go-between for your family and your building companies. We will monitor the building of the home during the construction administration phase to make sure the design concept is carried out.
What we need: A sense of humour. It is crucial that you and your family approach the construction process aware that problems will occur. Rest assured that with a proactive strategy and an open line of communication between our team, your builders, and your family, we will swiftly create solutions.
Soft good selection
Our team is also available to guide the selection of all furnishings that your family might desire. In this phase, we research, curate, bid and shop for all non-fixed elements of the home. This includes decorative lighting, furniture, art and accessories of all kinds. In this phase is also important to incorporate items that are important to the family. Let us put the finishing touches to create a space that is uniquely yours!
What to expect: We examine every piece of furniture that will live in the house with you during this phase. Usually, it's simple to buy this furniture. In this case, our staff will compile quotations, verify the specifications, arrange for delivery, and manage the installation. We are able to purchase certain furnishings as well, allowing us to pass on our designer discount.
What we need: Your decisions. D3 will provide you with a curated collection of furnishing. Once you approve each item for purchase, we will take care of the rest.