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 Any size Multi family and Commercial project can be designed in any style. Prices and fees vary depending on complexity and style and services provided. The process is as follows. Phase I – Conceptual Design  It begins with the questionnaire and in meetings with the architect discussing ideas, looking at photos, and visiting the site. A great deal of time is required in the initial phase to completely get across your vision to the architect and have a proper understanding of your needs, lifestyle and future plans. We study the community and governmental requirements, survey information, aerial photos, the neighboring structures, lot orientation, topography, lot features and views. Then we start with the rough sketch.  Communicates the spatial planning of the lot and floor plan by drawing in front of you getting instant feedback, brainstorming with you and incorporating information from the questionnaire to develop a floor plan which best takes advantage of all of the lots features.  Scale Drawings will be done with approximate room sizes and square footages with many overlay drawings, refinements and fine tunings. Hand drawn 3D sketches may be used to convey special details and features.  Different concept sketches are developed of the front elevation and details and styles are researched from magazines, books, etc. All this is combined with your and the architect’s ideas. If the conceptual drawings are not to your liking new concepts are developed, until we get to a point where the roughs are approved. All of the sketches are then ready to be inputted into the computer starting phase II preliminary design development. Phase II – Preliminary Design Development  To start the preliminary phase either a contract will need to be signed or an agreement to work hourly with an additional retainer required. (see fee schedule) The approved rough sketches are inputted into the computer in AutoCAD format allowing the most accurate and detailed drawings available. We will meet with you and collect your ideas, comments, requirements and requests from each meeting, which will direct the development and evaluation of the preliminary design phase. The continued preliminary design development, meetings, reviews, clarifications, research and consultations with architect and staff are included in the contract or billable hourly if that option was chosen. The time this phase takes is contingent upon the client’s ability to make decisions in a timely manner. All levels of details are discussed until we achieve the desired results. Approximate 50% of the time in the base contract is allotted for this phase. Items which will be discussed are extensive and include (but not limited to): |
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Change requests or changes in scope It is common that changes in scope, size and level of detail occur during the design process. After we have gone through two major revisions, and you decided to make further major revisions, there will be fee based on how extensive the revision is and how far we are along in producing the final plans and elevations.  A major revision typically comprises more than 20% change in the design. There will never be additional charges or work without your written approval of this work. There are no charges for minor revisions as long they occur before the creation of the construction drawings. Any decrease or increase in size will adjust the contract amount creating an addendum, if the contract decreases a credit will be given on your statement towards the contract amount, in case of any increase a full or partial payment will be required.  Just before preliminary drawings are completed, it is suggested that if a community review board, or state supervisory board, or any other governmental authority involved, that a preliminary review be presented for approval. This prevents costly delays and added expenses due to re-drafting. This may affect timeline. Re-designing major aesthetic changes and CAD drafting the aesthetic changes directed by above mentioned officials, if requested and /or required, if the architect’s design follows the approved communities guidelines and codes but is denied for capricious reasons, this also pertains to changes necessary to the presentation display boards is billable at published rates. This may affect timeline. It is also advised that in order for you to get a handle on the cost of construction of your project, a builder or cost estimator of your choosing should be consulted prior to sign off. Please be advised that your architect is not a cost estimator or a contractor. If re-design is required due to cost an addendum to contract will be issued.  Sign off is the final step before construction drawings are started. Finalized preliminary design plans will be presented to you. You will be asked to sign off on (2) copies of drawings, giving Ames International Architecture the authority to commence with phase III of your plans, the construction document phase. Any changes/alterations after sign off will be considered above and beyond the scope of work and is billed on an hourly basis as per prevailing rates noted in the contract, by approved addendum. Phase III – Construction Documents To assure you that the creativity of our designs are achieved, the drawings are prepared with exact detail; our designers, technicians and consultants prepare your final construction plans using the latest in computer technology. Plans will consist of necessary drawings and details to communicate the accurate construction of your project. The final documents being ready for your contractor to start permitting and construction. It is important that all major changes are completed at this time as new changes are billable and become quite costly as the plans turn from 5 or 6 pages to 25 or so pages involving many outside consultants. Changes cost exponentially more. |
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These mark ups are inputted into computer and a
final review meeting is made with owners and consultants to incorporate
changes from interior design decisions and minor revisions. The plans
are then sent to pertinent outside consultants. The plans are then studied for structural efficiency. Preliminary meetings with the chosen engineering firm and contractor if chosen are made to ensure ease of building from foundation to roof. After all structural components are agreed to the plans are released to the engineering firm to do calculations and details.  Review and coordination of final A/C shop drawings and energy calculations  Review and coordination of truss shop drawings supplied by chosen contractor included in contract.  A final review meeting will be made to go over entire set of plans prior to issuing signed and sealed permit plans. Note permit plans are not final for construction until building department comments are submitted and approved and final construction plans are issued. Phase IV – Typical Multifamily and Commercial Construction Documents consist of: |
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Electrical plans Electrical panel schedule, electrical riser and notes, electrical layout based on applicable codes, phone outlets, TV, outlets, fan location, base lighting, smoke detectors, meters, main and panel locations, appliances, AHUs located, air compressors and disconnects, electric hurricane shutter |
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Services of professionals not included in contract All services listed below are not included in the architectural contract lump sum square foot fee. The services of outside consultants and trades people who may be needed during the architectural drawings process of your construction documents are additional and will be used only upon your request and authorization. |
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Professional Structural engineer Services are required for permitting Services provided |
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Professional M.E.P. (mechanical, electrical and plumbing) engineer Mechanical A/C Services are required for permitting Mechanical A/C plans can be done by contractors A/C subcontractor included in subcontractors installation cost. If you bid plans the A/C plan is required prior to permitting with specifications. |
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Electrical Services are optional for permitting (in accordance with the provisions of the new Florida Building Code any electrical system which exceeds $50,000.00 in cost or is over 600 AMPS requires the seal of a professional engineer) Services Provided |
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Plumbing Services are optional for permitting. In
accordance with the provisions of the new Florida Building Code, any
plumbing system which exceeds 250 fixture units or exceeds $50,000.00 in
cost requires the seal of a professional engineer. Services Provided • Paid directly by owner. |
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Ames
Design International
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