01

plan and start Pre-Design

Determine the Building Information Model

02

advance end develop design + documents

Create the Building Information Model

03

execute and build construction

Erect the Building Information Model

04

refine and polish post construction

Supplelement the Building Information Model

Creative
Creative thinking & design

PAAstudio can provide all necessary planing and construction services. The scalable process can be custom tailored to any size and complexity of project.

Digital
BIM and realted services

Started originally as a pure design firm in 1992, almost three decades later, we can deliver a turnkey environment, which benefits owners in many ways and creates the best possible product.

Real
Building sustainability

Our services range from a full Design | Build package, to design only or Construction Management, to applied art and graphic design. The below tabs explain the different stages of the process.

form

beyond Bauhaus and the infamous
"form follows function"

function

our philosophy is that
form fuses function + fun

fun

abitare
humanum est

Before design begins

PAAstudio offers systematic Pre-Design Services. You may want to find out if your planned development is feasible or affordable. How to phase it, if necessary? How to get the best for my money? All Pre-Design Services can be billed as part of the overall project contract or hourly, depending on specifics.

project
feasibility study
  • Is the project viable to pursue?
  • Programming
  • Assessment and market study
  • Preliminary space organization
  • Building performance model
  • Preliminary cost estimate
Site
site + code analysis
  • What can we build here?
  • Should my program change?
  • Building envelope
  • Access and parking
  • Multihousing - how many units?
  • Project phasing
The project development

The three classic phases of the design process are transformed into two with our full BIM capabilities. Schematic Design and Design Development blend pretty much together, since the overall 3D model of the building (Building Information Model = BIM) contains large amount of data from the start up.

Schematic Design+Design Development
design phase
  • Preliminary floor plans, preliminary Construction Budget off unit prices
  • If LEED certification desired initial project team meetings
  • Full 3D modeling, base BIM initial input from consultants
  • Refine concept, details, materials PAAstudio unique design touch
  • Cost refined on preliminary quantities, key documents out to sub-contractors
Construction Documents+Building Permit
Documents Phase
  • All plans, sections, elevations and details for permitting, building and inhabiting the project.
  • Schedules, material takeoffs, specific area plans with full fixture count and positioning, automatically updated
  • Final Door | Window schedules, 3D positioning diagram.
    Interior elevations direct from BIM data
  • Consultant's data to BIM, dimensioned 3D details. Drawings to sub-contractors for pricing
  • Permit RTI (Ready to Issue), final sets, bids awarded
The construction phase

This is the essential building phase of any project. PAAstudio is capable of delivering that as part of the turnkey Design | Built process, or as Construction Management only if job specifics require such. Attention to detail remains the same.

Design | Build
Construction Phase
  • Building Permit, scheduling conference with all sub-contractors. Final schedule, construction start
  • Construction progress, certified draws and disbursement. Online job site live cams monitoring and reporting
  • Required inspections and certifications. Any needed changes implemented to BIM directly
  • Substantial Completion, final inspection, Certificate of Occupancy. Cleanup, millwork and equipment installation. Owner occupancy
  • Final set of plans, equipment manuals, warranties with building key.
    Final lien releases are handed over at final payment
Construction | Project Mangemen
CM | PM
  • CM only contract per project specifics. Owner's Agent for the building process only
  • Project Management per Owner requirements. Optimal use of design and construction firms' skills
  • Optimum use of available funds. Control of the scope of the work
  • Avoidance of delays, changes and disputes. Enhancing project design and construction quality
  • Optimum flexibility in contracting and procurement. Cash flow Management
Why additional services?

Simply because they pay off well. PAAstudio has the distinct ability of offering a rich palette of additional services, ranging from automated FM to extended Interior Design Purchasing, graphic design, web design and marketing, to art and applied arts services. With over 40 years of experience in the art field and numerous solo and group exhibitions, as well as a number of art pieces in museums and private collections all over the globe, Ivo delivers the PAAstudio Livable Minimalism concept as a functional piece of art. Rossi brings in unique artistry for unusual material and space concepts along with a solid architectural base and code expertise. These are the basics of what makes working with PAAstudio such a unique experience.

advantage
what we do more
  • Facilities Management through ArchiFM based on our ArchiCAD Building Information Model (BIM)
  • Furniture specification and purchasing or purchasing assistance based on our interior design drawings.
  • Graphic design services including full project marketing integration, logo design, branding and color coding
  • Web site design, hosting and maintenance as well as pre-sale assistance. Quick investment payoff!
  • Applied visual arts, two and three dimensional art applications with 30+ years of experience in the field.
Build the perfect project
Unlimited power and customization possibilities

PAAstudio can provide all necessary planing and construction services. Started originally as a pure design firm in 1992, two decades later, we can deliver a turnkey environment, which benefits owners in many ways. The scalable process can be custom tailored to any size and complexity of project, ranging from a full Design | Build package, to design only or Construction Management, to applied art and graphic design. The tabs on this page will explain the different stages of the process and take you through the practically unlimited array of options.

Read More
Unique design experiences
Modern sustainability and elegance

We have been on the forefront of the BIM revolution for decades and have created proven value real estate. Even our unbuilt projects have drawn attention to the combination of practical and artistic value with an emphasis on sustainability. Before the latter, there was solar - meaning focus on active and passive solar features of a building. This is where we started in 1984, creating modern on paper. Now, almost forty years later, with the means of full digital BIM and VR, we can take you to the next level, a core 21st century value - modern sustainable reality.

Read More
Why work with us?
cre·a·tiv·i·ty
/ˌkrēāˈtivədē/
noun: creativity
the use of the imagination or original ideas, especially in the production of an artistic work.
We believe in creativity

The best way to enter the future

qual·i·ty
/ˈkwälədē/
noun: quality
the standard of something as measured against other things of a similar kind; the degree of excellence of something
We believe in quality

Arguably, the best way to create the future

in·no·va·tion
/ˌinəˈvāSH(ə)n/
noun: innovation
a new idea, creative thoughts, new imaginations in form of device or method
We believe in innovation

Perhaps the best way to stay in the future

Sustainable controlled tansparency | coastal expertise

design and construction services workflow and more

01

Pre-design services
Feasibility study, programing

This service range addresses all preliminary project data: Is the project viable to pursue? Programming - setting the project parameters per specific Client requirements. Assessment and market study allows for in-depth evaluation of the proposed development. Preliminary space organization - classic 'bubble diagram' study, functional links and evaluation. Building performance model - present and future. Preliminary cost estimate based on overall unit prices for specific building type. Preliminary performance evaluation of the building based on site specifics.

Site + code analysis

Everything about the proposed site: Is the site buildable (essential for hillside construction)? What can we build here and can we afford it? if the Owner already has a program, should that program change? Building envelope - to what extent can we build within the code requirements and site specifics (in some hillside cases this may require also Schematic Design services in order to position the building correctly with the site). Access, preliminary parking layout and count, disabled access, overall ADA requirements. Multihousing - How many units, how much space? Project phasing - possible construction time offsets if desired by Owner.

03

Construction
Building Process

Along with obtaining a Building Permit after all necessary clearances with the City, PAAstudio holds a scheduling conference with all sub-contractors involved. Final construction schedule is established and construction is commenced. During the building process PAAstudio notifies the Owner of the construction progress and certifies draws of funds and disbursement. Online job site live cams are part of strict construction monitoring and reporting. All required inspections and certifications are called and executed in accordance with the project schedule. Any necessary changes are implemented in the BIM directly from the job site with adjustments made to schedule and budget.

Closeout

Once Substantial Completion is achieved, PAAstudio lines up a final inspection and secures the Certificate of Occupancy. Any final cleanup, millwork and equipment installation is done prior to turning over the building to Owner for occupancy. A final set of plans reflecting the current state of the project along with all equipment manuals and material warranties are delivered to the Owner with the building key. Final lean releases are handed over at final payment.

02

Design + Documentation
Design phase

Preliminary floor plans are developed after Per-Design Services are completed. A preliminary Construction Budget is established based on unit prices. If there is a LEED certification desired, initial project team meetings are held with consultants, Owner | Owner’s representatives, and representatives from various city sections such as Planning, Zoning and Public Works. All preliminary floor plans have direct 3D input and site layout. They address challenges of the specific project. Initial input from consultants is evaluated as well. Most projects begin to take on their own life and personality at this point and the goals of the project become more clearly defined.

Documents phase

Once preliminary plans have been approved, we begin work to refine concepts and details that give a PAAstudio project its unique character. At this point, specific design features are studied, interior and exterior 3D data is evaluated for massing and proportion, and we begin to select the materials that will be used. Preliminary input from consultants is evaluated and further refinement of the Construction Cost is delivered based on breakdown unit prices and preliminary quantity takeoffs. Key documents out to sub-contractors if necessary.

04

Post-construction Services
A rich palette of extras

  • Facilities Management through ArchiFM based on our ArchiCAD Building Information Model (BIM). The best way to manage and track assets in commercial properties.
  • Furniture specification and purchasing or purchasing assistance based on our interior design drawings. We have a trusted list of vendors with quick European delivery.
  • Custom designed and manufactured lighting fixtures of various size and material, including the latest LED trends. We have direct access to our affiliated European lighting manufacturer IKIS.
  • Graphic design services including full project marketing integration, logo design, branding and color coding.
  • Web site design, hosting and maintenance as well as pre-sale assistance. Quick investment payoff!
  • Applied visual arts, two and three dimensional art applications with 30+ years of experience in the field.
  • Fine art - mixed media on canvas, large size gislée archival quality paper and canvas prints, drawings, etchings and lithographs. Our art is part of numerous museum and private collections.
  • 01

    Pre-design services
    Feasibility study, programing

    This service range addresses all preliminary project data: Is the project viable to pursue? Programming - setting the project parameters per specific Client requirements. Assessment and market study allows for in-depth evaluation of the proposed development. Preliminary space organization - classic 'bubble diagram' study, functional links and evaluation. Building performance model - present and future. Preliminary cost estimate based on overall unit prices for specific building type. Preliminary performance evaluation of the building based on site specifics.

    Site + Code Analysis

    Everything about the proposed site: Is the site buildable (essential for hillside construction)? What can we build here and can we afford it? if the Owner already has a program, should that program change? Building envelope - to what extent can we build within the code requirements and site specifics (in some hillside cases this may require also Schematic Design services in order to position the building correctly with the site). Access, preliminary parking layout and count, disabled access, overall ADA requirements. Multihousing - How many units, how much space? Project phasing - possible construction time offsets if desired by Owner.

    02

    Design + Documentation
    Design phase

    Preliminary floor plans are developed after Per-Design Services are completed. A preliminary Construction Budget is established based on unit prices. If there is a LEED certification desired, initial project team meetings are held with consultants, Owner | Owner’s representatives, and representatives from various city sections such as Planning, Zoning and Public Works. All preliminary floor plans have direct 3D input and site layout. They address challenges of the specific project. Initial input from consultants is evaluated as well. Most projects begin to take on their own life and personality at this point and the goals of the project become more clearly defined.

    Documents phase

    Once preliminary plans have been approved, we begin work to refine concepts and details that give a PAAstudio project its unique character. At this point, specific design features are studied, interior and exterior 3D data is evaluated for massing and proportion, and we begin to select the materials that will be used. Preliminary input from consultants is evaluated and further refinement of the Construction Cost is delivered based on breakdown unit prices and preliminary quantity takeoffs. Key documents out to sub-contractors if necessary.

    03

    Construction Administration
    During the building process

    Along with obtaining a Building Permit after all necessary clearances with the City, PAAstudio acts as the Owner's agent during construction. The Architect performs limited construction administration services by visiting the site at appropriate intervals and assuring close implementation of the construction documents and specifications. The Architect also arbitrates disputes, arising between Owner and Contractor, certifies completed stages of construction and issues shop drawings and construction change approvals at Contractor's request. The Architect, however, has no means of control over the Contractor's means of construction or schedule.

    Project closeout

    Once Substantial Completion is achieved, PAAstudio certifies final completion for the Owner and negotiates any necessitated pos-construction services, depending on project specifics. This is the time final payment is due to the Architect. Project coda.

    A Construction management only contract is available per project specifics. In such cases PAAstudio acts as the Owner's Agent for the building process only.

    01

    Business model

    Typically the construction industry includes three parties: an owner, a designer and the builder (usually called the general contractor). Traditionally, there are two contracts between these parties as they work together to plan, design, and construct the project. The first contract is the owner-designer contract, which involves planning, design, and construction administration. The second contract is the owner-contractor one, involving construction. An indirect, third-party relationship exist between the designer and the contractor due to these two contracts.

    03

    Agency CM

    Construction Cost Management is a fee-based service in which the Construction Manager (C.M) is responsible exclusively to the owner and acts in the owner's interests at every stage of the project. The construction manager offers advice, uncolored by any conflicting interest, on matters such as:

    • Optimum use of available funds
    • Control of the scope of the work
    • Project scheduling
    • Avoidance of delays, changes and disputes
    • Enhancing project design and construction quality
    • Optimum flexibility in contracting and procurement
    • Cash flow Management

    Comprehensive management of every stage of the project, beginning with the original concept and project definition, yields a great benefit to owners. As time progresses beyond the pre-design phase, the CM's ability to effect cost savings diminishes. The Agency CM can represent the owner by helping to select the design team as well as the construction team, thus helping the owner stay within a pre-determined budget by performing Value Engineering, Cost/Benefit Analysis and Best Value Comparisons. The software application field of construction collaboration technology has been developed to apply information technology to the construction management process.

    Closeout

    Once Substantial Completion is achieved, PAAstudio lines up a final inspection and secures the Certificate of Occupancy. Any final cleanup, millwork and equipment installation is done prior to turning over the building to Owner for occupancy. A final set of plans reflecting the current state of the project along with all equipment manuals and material warranties are delivered to the Owner with the building key. Final lean releases are handed over at final payment.

    02

    Alternative

    An alternate contract or business model replaces the two traditional contracts with three contracts: owner-designer, owner-construction project manager, and owner-builder. The construction project management company becomes an additional party engaged in the project to act as an adviser to the owner, to which they are contractually tied. The construction manager's role is to provide construction advice to the designer, on the owner's behalf, design advice to the constructor, again on the owner's behalf, and other advice as necessary.

    04

    CM at-risk

    CM at risk is a global term referring to a business relationship of Construction contractor, Owner and Architect / Designer. Typically, a CM At Risk arrangement eliminates a 'Low Bid' construction project. A GMP agreement is a typical part of the CM and Owner agreement somewhat comparable to a 'Low Bid' contract, but with a number of adjustments in responsibilities required by the CM.

    Potential benefits: Before design of a project is completed ( 6 months to 1½ years of coordination between Designer and Owner), the CM is involved with estimating the cost of constructing a project based on the goals of the Designer and Owner (design concept) and the overall scope of the project. In balancing the costs, schedule, quality and scope of the project, decisions can be made to modify the design concept instead of having to spend a considerable amount of time, effort and money re-designing and/or modifying completed construction documents. For instance, if the Owner decides to spend more money or obtain more funding for the project, adjustments can be made to the project more cost-effectively without having to complete construction documents as a predecessor to pricing. To manage the budget before design is done, construction crews are mobilized, the CM is often spending significant resources each week with onsite management, major items are purchased, etc., etc., is a much more efficient use of everyone's time, effort, Architect / Designer's costs, and the CM's General Conditions costs, AND delivering to the Owner a design within his budget.

    05

    Project managment

    We offer PM as a specialized service for specific assignments where PAAstudio selects and coordinates consultants and specialties required by the Owner. This could be combined with Design Only or Construction Management packages. It is offered as well as a standalone option customized for appropriate job essentials.

    01

    Helpful links

    02

    Points of interest

    03

    Free downloads
    Goodies

    Coming up!