27 Narrow Way, Aspen, CO 81611  •   Phone: (970) 544-3377  • Email:










Johannsson Architects, Inc. is a full service architectural firm. There are some core phases that we typically follow when designing a new building but some additional phases can be added at the front or sometimes at the end of each project all depending on the client’s needs.

The core design phases are as follows:

Schematic design

Design Development Phase

Construction Documents Phase

Bidding or Negotiation Phase

Construction Administration Phase

Description of each phase

Pre Design

Review the owners program and preliminary budget, or as the case may be help the owner with the creation of a program. Get a sense of client’s needs, tastes and priorities in relation to the project. Help owners with site selection and comparative studies of prospective sites, when site has not been selected. Research of; systems, techniques and technologies etc. that are unique to a project.

Site Analysis

Investigate existing conditions of the site. Identify constraints and opportunities.
Physical conditions include; orientation, sun access, views, soil conditions, vegetation, existing structures, water, wind exposure and noise etc. Gather information about access and layout of utilities. Documents from consultants reviewed and studied such as site survey, geological reports etc.
Regulatory information studied such as; zoning, design guidelines and land use approvals.
It is always good to spend significant time on site, preferably during all seasons, to get a good feel for the site.

Schematic Design

Design of the project begins. This is the stage where the distillation of all the information is transformed into a design concept. Drawings are prepared to illustrate the design and its main components. Input from all parties is important at this stage and the design will inevitable be modified to accommodate any concerns that come up. Sometimes more than one concept or design approach is tested. It is good to get other consultants on board at this stage such as cost estimators, interior designers, landscape architects and mechanical engineers etc. At the end of this phase a clear design direction has been established.

 Design Development

The design is firmed up in this phase. Drawings get more detailed and coordination of major systems such as HVAC and structural takes place. All the major spaces are studied in both plan and section. Kitchens and bathrooms are laid out. Materials and colors are studied and selected.

 Construction Documents Phase

In this phase detailed drawings are prepared for construction. This drawing set is typically turned in to the appropriate jurisdiction as a permit set. Specifications can be included on the drawings in the form of notes, or as a separate 16 part specification book all depending on project complexity and need. Documents from other consultants are coordinated and included in the final set.

 Bidding or Negotiations Phase

The Architect assists the owner in obtaining bids or negotiated proposals. In the active bidding process the Architect answers questions and distributes responses to all bidding parties. These responses become part of the construction documents.

 Construction Administration Phase

We visit the site periodically at intervals appropriate to the construction progress. The purpose is to be generally familiar with and to keep the owner informed about the progress and quality of the work completed. We will determine if the work is being performed in accordance with the Contract Documents and any known deviations reported to the owner. This also gives the General Contractor chance to ask questions regarding the project. Minor issues can in most cases be resolved during these meetings. Small changes to the project are often needed to respond to unforeseen conditions. These will need to be documented and the information distributed to all parties affected. Meeting notes are taken during meetings and distributed to all parties.

 Additional Services

Additional services that are not included in the contract can be provided if requested by owner and agreed to by both parties. Common requests are:

Interior design
Landscape design
Energy calculations
Public hearings services
Special Surveys and studies
Measured drawings of existing structures
Detailed estimates of Construction Cost
As built drawings
Marketing materials such as renderings and models


Compensation for Architectural services can be done in one of the following ways:

On an hourly basis
Stipulated sum
Percent of construction cost

The method selected depends on the project. If extent of services or the time required to complete the design work is not clearly defined the hourly method makes the most sense. When the project is well defined the stipulated sum is most often selected.

Once the scope of services and compensation has been agreed upon a written contract is prepared and signed by both parties.


27 Narrow Way, Aspen, CO 81611  •   Phone: (970) 544-3377  • Email: