We Work Smart

Warrenstreet’s design process is directed by a systematic series of discussions.  By involving the client and the stakeholders in the development of a goal statement; a written space program; budget statements at each phase of the designs development; presentation of design alternatives; and direct contact with the team’s consultants, we strive for complete buy-in and the understanding of how we arrived at a final design.  Respectful collaboration is a philosophical goal of Warrenstreet.  We will strive for all involved to come away from this process feeling they were heard, their thoughts and opinions mattered and the project is something they are proud of.


The greatest challenge of any public project is not the project specific design but rather the development of an understanding of the use, of real need and hence the support that will be needed to garner an understanding of “why” the solution.  We strongly advocate establishing a continuous stream of public relations materials so that when a decision or vote is required, the topic is positive but old news.


Buildings have a tremendous impact on the environment, with the choice of specific construction materials, operating systems, and attitude towards proper energy conscious construction methods.  Utilizing green building design techniques helps reduce energy consumption, protects the environment and projects the health of the building's occupants.  In the past several years, Warrenstreet has had the opportunity to address and manage the inclusion of many green building principles into individual project designs.  As a continuing commitment to this end, our staff are trained and certified in the most up-to-date methods of implementing “green” into your project.


Our process can be broken down into several tasks, each building upon the preceding efforts.


Goal Setting/ Programming and Budgeting

Conceptual Design

Schematic Design

Design Development

Construction Contract Documents

Bidding and Negotiations

Construction Observation

Post Construction Warranty Review


Goal Setting, programming and budgeting is one of the most important steps in visualizing the project as a whole.  We will work with you or an ad hoc group to document an outline of goals for the design effort; facilitate discussions of space, use, adjacency, and circulation; and finally rational the conversation with a project proforma that will become a living document that will be continually updated throughout the design process.


Major challenges in architecture can create great opportunities.  For instance, the major challenges of a school renovation project are the realization of the team curriculum into the structure of the original building and the creation of a design that can be phased and constructed with minimal disruption to the school district.  This creates the opportunity to redesign the urban fabric in accomplishing this goal.  The use of the existing school location provides the opportunity for the adaptive reuse of the structure and the creation of interesting and inclusive spaces that enhance the community.


The Conceptual Design task usually encompasses an organizational diagram of space, first as placement on the property or site and then as a building floor plan.  We are concerned with external influences, the approach to the property, circulation of both pedestrian and vehicular movement, architectural character of the neighborhood and surroundings, the movement of the sun as it relates to the arrangement of space and uses of space during the day, natural wind and ventilation, and site and landscape amenities.  Internal influences are specific and as individual as the user.  An artist may need north light, a musician may focus on acoustics of the grand room, or the culinary gifted may focus on the design of the kitchen.  This phase focuses on developing and drawing out what is important to you and your design.


Schematic and Design Development tasks build refinement upon the conceptual design effort.  Schematics are sometimes considered 30% documents and design development 50% completion of the next phase known as Construction Contract Documents.  In these tasks we will develop more accurate representations of the project through renderings, three dimensional models, material and color boards, and ultimately cad drawings that will direct the builder in his efforts to construct the project.


During this task Warrenstreet could perform a series of design charrettes with the staff, faculty, users and other major stakeholders to confirm the needs of the programming developed and determine if all previous information and assumptions are still relevant and current.  During the program confirmation period Warrenstreet will perform a civil, architectural, structural and building systems assessment to determine distinguishing elements of the project or the value of any existing component.  From this information Warrenstreet will develop alternative schemes for the site and building and review their feasibility with a construction consultant for constructability and costs.  Warrenstreet will meet with local building and city officials to review the feasibility of direction of the project. 


During the Bidding and Negotiation task, Warrenstreet will represent your interest by soliciting contractor qualifications and proposals to build the project.  We will assist you in understanding standard contracts and insurance requirements, and what to expect with the next phase of actual construction.


With the onset of Construction, Warrenstreet will meet with the Owner and Contractor on a regular basis to insure that the project is proceeding according to the design intent, that a schedule is being maintained, that progress matches payment requisitions, and that the best interest of the Owner is being held in highest regard.


The final task that Warrenstreet offers is to meet with the Owner and Contractor eleven months post substantial completion to review any outstanding warranty issues and to document them so that both parties agree on responsibility prior to any one year material or labor guarantee expires.  This meeting is a great time to review results.  Did the project meet expectations and goals; what were the successes and failures and what might have been done differently.  All in all this is a great time to exchange congratulations for a job well done.

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