Our Process
Refined & Perfected

39.6417° N, 74.1886° W

HAND LINE ARCHITECT

DISCIPLINE + CONSISTENT + SUCCESSFUL

Our Process

Every successful project begins with a clear process. Hand Line Architect guides clients through each phase of design and construction, from early ideas and property research to detailed drawings, permitting, contractor coordination, and construction observation. The process begins with Schematic Design, where goals, site conditions, zoning, flood requirements, and overall possibilities are explored. It then progresses through Design Development and Construction Documents, where the design is refined, coordinated, and prepared for pricing, approvals, and construction.

When needed, Hand Line Architect also assists with bidding, contractor questions, municipal comments, historic review, variances, and specialized regulatory applications. Throughout the process, the focus remains on clear communication, thoughtful design, practical decision-making, and creating a project that is functional, buildable, and aligned with the client’s vision.

PHASES + TIMELY + SYSTEMATICALLY

Hand Line Architect's Process

Phase 1

Schematic Design

Schematic Design is the beginning, or preliminary design, phase of the project. During this stage, the design is explored in broad strokes, beginning with the client’s essential needs and then incorporating additional wants and priorities.

Hand Line Architect researches and analyzes the property, including zoning, building code, and flood code considerations that may affect the site. The goal is to establish a functional plan, overall building shape and size, room relationships, circulation, and paths of travel.

Early concepts are often presented as hand drawings to maintain a sense of flexibility and allow ideas to develop naturally. As the design progresses, these sketches transition into CAD drawings and are refined based on program requirements, site conditions, and client feedback.

Phase 1

Phase 2

Design Development

Design Development takes a more detailed look at each space within the project. The architect revises the Schematic Design drawings based on the client’s comments and begins developing dimensioned CAD drawings and 3D models.

Preliminary structural, HVAC, plumbing, and electrical layouts may also begin during this phase. Structural loading and mechanical requirements can affect room layouts, ceiling heights, and the location of ductwork or mechanical chases. One of the goals of Design Development is to help the client understand how these systems may influence the architecture.

Product selections and building systems should also begin to take shape. The owner may choose to begin a formal specification document at this stage. Code research continues to confirm compliance with applicable zoning and building requirements.

Hand Line Architect may provide a preliminary cost projection based on averages from current and past projects of a similar scope. This projection is intended for general planning only and is not a quote or guaranteed construction cost. The design may also be shared with potential general contractors for preliminary or “ballpark” estimates.

Phase 2

Phase 3

Construction Documents

Although the Design Development drawings may appear close to complete, the Construction Documents phase is typically the most detailed portion of the architectural process. It may account for approximately 40% of the architect’s work and fees.

At this stage, the client and architect have reached the final design, and Hand Line Architect begins preparing the drawings, details, notes, schedules, and specifications required for bidding, permitting, and construction.

When necessary, work prepared by engineers, interior designers, landscape professionals, and other consultants may be coordinated and incorporated into the construction documents.

If the client has already selected a builder, Hand Line Architect will prepare the necessary drawing sets for submission to the appropriate building department. Comments or requirements issued by local code officials will be reviewed and addressed before construction begins.

Construction documents may include, but are not limited to:

Architectural site plans
Demolition plans
Exterior elevations
Foundation or piling plans
Floor plans
Roof plans
Typical wall sections
Construction details
Building sections
Structural plans
Electrical plans
Plumbing riser diagrams
Plumbing fixture schedules
Lighting fixture schedules
Allowance schedules
Alternate pricing schedules
Project specifications

Phase 3

Phase 4

Bidding and Negotiations

When a client begins with a specific construction budget, Hand Line Architect may recommend involving a contractor during Schematic Design, Design Development, and Construction Documents. Early contractor input can help keep design decisions aligned with anticipated construction costs.

Clients may choose to competitively bid the project or directly hire a preferred contractor. When competitive bidding is used, the client and architect can develop a list of qualified contractors and provide the appropriate drawings, schedules, and specifications for pricing.

Hand Line Architect remains available to answer bidder questions and provide additional documentation or clarification when required. The architect may also review submitted bids, compare costs, identify differences between proposals, and help the client evaluate allowances, exclusions, alternates, and overall scope.

Only the general contractor can guarantee the final price of construction. Budgets or cost projections prepared by architects, engineers, designers, or cost estimators are planning tools and cannot guarantee the final construction cost.

Phase 4

Phase 5

Construction Observation

During Construction Observation, sometimes referred to as Construction Administration, Hand Line Architect provides services related to the administration of the construction contract, as outlined in the project specifications, General Conditions, or applicable AIA contract documents.

The architect does not supervise construction or direct the contractor’s means and methods. Instead, the architect periodically visits the project site to observe progress and assess whether the work generally conforms to the construction documents and architectural design intent.

Hand Line Architect remains available to answer questions, clarify drawings, and provide additional information when issues arise. Project walkthroughs may also be required for contractor payment applications and important milestones, including:

Substantial Completion
Punch-list preparation
Final completion
Review of as-built drawings when required by the building department

Additional architectural services may be needed during construction due to unforeseen field conditions, product or selection changes, client-requested revisions, clarification requests, change orders, or other circumstances.

Clients may also choose limited construction involvement, with Hand Line Architect responding on an as-needed basis at the request of the client or builder.

Phase 5

Phase 6

Additional Services

Services coordinated through Hand Line Architect that fall outside Phases 1 through 5 are considered Additional Services.

These services may include, but are not limited to:

Historic board review and compliance
Land-use ordinance variances
Zoning Board or Planning Board applications
New Jersey Department of Environmental Protection requirements
CAFRA applications
Tidelands applications
Pinelands applications
Other specialized municipal, state, or regulatory submissions

The need for Additional Services depends on the property, project scope, location, and applicable approval requirements.