Phase 2 is the Redline Phase where we start making changes to the conceptual rough floorplan through 'Rounds of Redlines". Prior to Phase 2 will be Phase 1 where we get a rough start on the design. After Phase 2 will be Phase 3 where we'll finish up the plans.
During Phase 2 is where we'll spend most of our time, going back and forth with the plans. The process to do this we call 'Rounds of Redlines', and they work like this:
1 - You review the most current set of plans that we have sent you.
2 - You 'redline' or markup the plans and consider making 4 lists (see the list below)
3 - Then you send those changes and requests and lists back to CastleGate Design.
4 - CastleGate Design makes the changes and sends you the updated plans.
This is considered "One Round of Redlines". It doesn't matter if you ask for a single change or many changes per round. We'll then repeat this process many times until the plans get just the way you want them. The number of rounds of redlines that is included in the standard fee is printed on your agreement paperwork.
While we go through the redline process and you review each set of updated plans, we ask you to consider making 4 lists:
1 - Things you Love about the plan. (so we don't remove those things)
2 - Things you don't like about the plan. (so we get them out of the plan)
3 - Questions you have about the plan. (so we can clarify concepts and ideas and decisions)
4 - Changes you want to make to the plan. (so we can know what you want changed)
These 4 lists generally give us the information we'll need to make the next set of changes. And then the next round of redlines begin!
Each time you send a new set of change requests, you can expect (for standard rate projects) about 2 weeks for CastleGate Design to get those changes into our system, get the changes made, and get them sent back to you. We suggest reviewing the plans closely and making a good-sized list for each round, instead of single, simple changes per round. There is a limited number of rounds of redlines, so more changes per round is always better.
The general outline of what will be covered and when is as follows:
First, focus on the footprint and Square Footage. We can go several rounds to get this where we want it. The main flootprint defines the basement, the upstairs AND the roof, so we have to get it right first.
When the footprint is pretty close, we'll add the upper floor (where applicable), and the conceptual roof. We'll spend a couple of rounds defining the roofline design.
We'll then add the basement (where applicable). We'll look at foundation requirements and bearing wall requirements.
Once those are all set, we'll then spend more time on the exterior with materials and windows.
Lastly, we'll spend time working on the ceilings, defining trays, or vaults, or coffers, and ceiling heights, etc.
At some point during this Redline Phase, you'll recieve an updated set of plans from us and, after review, you'll be happy with where the plans are at. You'll need no more changes and you'll be ready to get the plans finished up. At this point, we'll then move into Phase 3.
The product of Phase 2 will be a set of plans and elevations that you are happy with and need no more changes.