This phase includes Site Analysis, Preliminary Planning/Zoning research and preliminary site plan/building planning layouts for use in pro-forma calculations, land acquisition and project planning. 

Our site planning services include an analysis of site constraints, consideration of available data, impact of the lay of the land, review and impact of easements, environmental and geotechnical information and survey information when available. If survey information is not available at the time of our initial study, any rework that may be required would be billed as an additional service. 

Once DDS has received Density Study approval by the Owner we will make one (1) site visit to understand the building context, views, traffic patterns, grades, site access and adjacent property uses. We will attend a project Kick-off meeting with the Owner to discuss Civil, Zoning, budget, and schedule issues. We will attend One (1) project Visioning Session where we will establish with the Owner the exterior design intent and direction. We will review the Owners program and finalize the unit mix, establishing average unit sizes and determine the feel and direction of unit design and the building exterior. We discuss unit floor plan styles (traditional, contemporary etc.); we do not begin unit design until the schematic design phase. We will develop the density study to the next level in single line form, laying out the building program and establishing programmatic spatial relationships. We will establish a conceptual image of the building exterior with input from the Owner during the initial visioning session. We will attend one (1) 

DDS will review applicable State and Local codes to determine any potential impacts on the proposed building. We will verify if there are any local city ordinances, life safety requirements, and local fire department requirements. We will also meet with local utility company (Electric) to determine their project requirements. This proposal includes a total of four (4) meeting to cover this scope of the proposal.