INTERIOR DESIGN / PROCESS

PANAGIOTIS ZAKKAS, ARCHITECT

PROGRAMMING

This very important first phase is an information-gathering portion of every design project. What I seek from you is as much information as possible on such things as design expectations, functional needs, aesthetics and factors concerning the interior space itself. In this phase together we determine your goals and objectives while also outlining a time schedule and budget for the project. You provide me with floor plans and/or photographs of existing space in order for me to understand spatial qualities and physical limitations of the project space. If architectural drawings or photographs do not exist, a visit is made to the job site in order to field measure the site. I take photographs, measure and create drawings of your space to use as a base to develop the new design. In case you have not selected a space, I can help you with choosing the right one that suits your needs. Once a program has been defined, documented and approved, it will serve as a road map and define the boundaries for creativity. This is a preliminary phase and can be re-evaluated throughout the duration of the project.

 

SCHEMATIC DESIGN

The primary purpose of the schematic design phase is the development of a preliminary design concept. After completion of the programming phase, I come up with some concepts and solutions for you and your space. This phase involves the execution of preliminary design decisions through the development of preliminary floor plans, diagrams, design sketches as well as the initial selection of proposed furnishings, materials, finishes and equipment. In this phase together we explore potential spatial configurations. I provide you with plan drawings showing various layout options for your space to choose from. At the end of this phase it is common to have the following documents:

1. Floor Plan - Architectural drawing to scale which shows the exact proportion and distribution of space among rooms and proposed furnishings with notes indicating square feet/square metres of each room.
2. Furniture Scheme - Images of main furniture pieces proposed, remaining compliant with price range chosen. List will include price, brand, website and will be relevant to the positioning of the furniture within the design layout.
3. Preliminary Renders - Perspective images showing a 3D model of the space and giving a general impression of the proposed layout.

After you have reviewed and approved the design concept then we are ready to move on to the next phase of the project.

 

DESIGN DEVELOPMENT

The design development phase of a project is the one in which the already established and approved design concept is turned into a definitive design solution. This stage involves the preparation of finalised drawings and documents such as detailed floor plans, reflected ceiling plans, furniture schemes, finishings schemes and 3D renderings. Construction specifications, at least at the preliminary level may also be prepared. At the end of this phase it is common to have the following documents:

1. Detailed Floor Plan - Architectural drawing to scale showing the internal distribution and obstructions of proposed furnishings with notes indicating square feet/metres of each room, as well as measurements of various sides. Notes and clarifications are included. Furnishings are numbered in order to better understand floor plan placement.
2. Reflected Ceiling Plan - Drawing of the ceiling that shows position and type of lighting points, equipment and level changes.
3. Section - Drawing which allows for cross-section views, double heights and any other significant architectural elements.
4. Furniture Scheme - Images of main furniture pieces proposed, remaining compliant with price range chosen. List will include price, brand, website and will be relevant to the positioning of the furniture within the design layout.
5. Finishings Scheme - Images of sample flooring, sample wall colours and all other relevant finishings proposed within the project. List will also include price, brand and website.
6. Detailed Renders - 3D perspective images which describe the spatial design and placement of furnishings by giving a realistic impression of materials and lighting.

 

CONSTRUCTION DOCUMENTS

This phase involves the final preparation of all construction or working drawings, schedules and specifications that are required to build and install the design project. These are technical construction drawings, not furniture floor plans or other presentation drawings like perspectives. During the construction documentation phase I detail out all the drawings so your contractor knows exactly what our design intent is and has accurate drawings to price out your job. After you receive several contractor bids and their proposed timelines, I assist you in reviewing each to ensure accuracy and fair pricing.

 

CONSTRUCTION ADMINISTRATION

Construction administration is as important as all the other phases. During this phase I set up regular meetings with the contractor to observe the work for general conformance with the construction documents. I will also work with the contractor to answer questions and resolve design issues that naturally arise during construction. I also work with fabricators to refine minor details during construction. As needed, I will provide supplemental documentation to clarify design intent for the contractor and also prepare the necessary document revisions in case something needs to be changed during construction. When the contractor states that they are finished with construction, I check for any items that do not meet the drawing standards.