DLC Sample Booklet Brochure

DLC Project

City, CA

Month Date, Year

Founded in 1998 by Andrew McHale, Design Line Construction is a preeminent Bay Area builder that goes above and beyond to support the contentment of our clients and design colleagues. We are experts at the smooth execution of beautifully detailed projects, with a team of experienced construction professionals who are appreciated for their proactive, wholehearted spirit, and their dedication to excellence in their craft.

Introduction + Qualifications

Andrew’s many years of field experience keep him focused on the quality of our work and motivate him to be in constant pursuit of the best way to build projects efficiently and effectively.

With a deep appreciation for architects and great design, Andrew enjoys the rapport he finds with each project partner. He sets a collaborative tone that enables the team to draw on each other’s strengths and visions.

Andrew is engaged throughout the course of our projects, bringing smart problem-solving skills to the effort and an open door for brainstorming, sharing expertise and support.

Leading with integrity, Andrew balances the big picture of the project’s trajectory with his knowledge of its unique design, detailing and site conditions. On the job site he is able to offer clear responses and ready project information in the moment.

Andrew’s leadership keeps the critical path on track, while his involvement in double-checking the details ensures everyone has what they need to exceed the standards of our clients and colleagues.

“I have dedicated my career to the craft and process of fine building—the love of which I’ve instilled in Design Line’s approach to projects.”

Andrew McHale, Founder + CEO

Genuinely transparent.

Our process takes progressive construction management to the next level with a completely open book environment.

We are excited to work with clients and architects who value our vision for a user-friendly experience in which information is always current and shared, and smart, proactive project planning paves the way for delivering on promises.

Beautifully crafted.

The excellence of our craftsmanship in the field is inspired by great design. Each person at Design Line takes pride in delivering exquisitely built projects for our clients.

Our team brings broad professional capabilities and a positive, dedicated demeanor to their work, contributing valuable insights regarding feasibility, critical path and building performance each and every day.

Optimally efficient.

We utilize modern technology and communication tools to create a truly open and productive atmosphere. This enables everyone on our projects to focus on performing at the highest level of personal service and craft.

Our rigorous updating of these secure, user-friendly systems brings clarity and full, real-time access to the construction process for our clients and their entire project team.

Always up to date, the systems provide the information needed to collaborate seamlessly and to regulate quality, schedule and cost throughout the course of your project.

• ProCore – Project Management

• Spectrum – Project Accounting

• MS Project – Project Scheduling

• Bluebeam – Project Workflow

• PlanSwift – Estimating + Cost Control

We are committed to realizing your design vision, budget and schedule goals.

Sometimes simple says it all.

“Design Line builds” is our homing beacon, grounding the team every day in the very fundamentals of what we do.

Sometimes the simplest things are the hardest. Design Line builds homes that (happily) aren’t simple. Our jobs demand the highest level of project planning, craft and attention from us in order to seamlessly execute their design vision, logistical solutions and architectural details.

What’s always simple is our excitement for the work we do, and the people we work with.

Tiburon

Tiburon, California

9,500 sq ft

Completed: 2021

At the highest point of Tiburon we recently completed this intricately designed modern home and provided and managed all softscape and hardscape services for the gardens. Intensive advance planning, staging and coordination were critical on this project due to the hilltop site’s limited access.

The home is a c-shaped structure surrounding a center courtyard with an exterior clad in a combination of finishes: integral color, smooth coat plaster, board-form concrete, steel and formogia wood panels. It has a bronzed 10-foot front door, Amari window systems sent from Europe and wraparound decks on all levels that provide views to three Bay Area bridges.

Highly custom finishes distinguish the interior, with drop-slat ceilings, fumed eucalyptus cabinetry and paneling, wide-plank oak flooring and handplastered bathrooms and showers. The highly technical infrastructure includes the latest smart home savant system, special 600 amp electrical service, full photovoltaic array, and Tesla charging ports.

Luxurious living spaces feature a split-level great room, library, elevator and an acclimated walk-in wine room. The kitchen architecture is designed around a ‘cube’ that conceals the pantry and powder room, and a home office with articulating door that folds back to provide the office with Bay views.

Belvedere

Belvedere, California

Under Construction

8,000 sq ft

Scheduled Completion: 2023

During the preconstruction phase we worked closely with the design and ownership team to help with constructability details and align the project budget with the design.

As a team we brought the project to the start of construction with a well thoughtout construction management plan so that we were able to launch with a high level of efficiency and production. Despite an almost immediate COVID shutdown, we maintained schedule throughout the majority of foundation,

framing and close-in. We continue to maintain the strong working relationships with a focus on schedule acceleration and detail development.

The core principles that the clients distributed to the team early in preconstruction were thoughtful and representative of the collaborative effort they sought to develop in this project. Design Line took those principles to heart and they have been second nature to us in the construction process. We enjoy the strong working relationships and sense of mutual respect between the construction, design and ownership teams and feel they will serve future projects well. This collaborative environment, connectivity and shared integrity pushes all of us to work harder for the benefit of the project and each other.

There are several firsts for us on this project: the hill hiker, dock, Messana radiant cooling, complex acoustic treatments, and more. We have worked hard to understand those systems and execute them well. This ability to use our collective construction knowledge and organized process to achieve results shows how we avoid risks and pitfalls associated with new types of work. We are honored to be building this home for our clients and look forward to continuing our high level of drive and ingenuity through the successful completion of the project.

Woodland Ave

San Francisco, California

4,000 sq ft

Scheduled Completion: 2024

This property required a phase of shoring and retaining systems design prior to the start of construction, during which we demolished an existing building and prepared the site for construction. To provide additional square footage of living space, we shored and excavated the existing grade and dug out for 2 levels of

habitable space below street level. With two levels situated below grade, the project design required installation of robust subgrade drainage, excellent waterproofing for the basement and Preprufe for the foundation slab and walls.

The new ground-up house is supported by a grid of drilled piers, an 18” thick concrete mat slab, and 12” thick concrete retaining walls on three sides of the structure. The exterior is clad with stained cedar siding and trim with painted metal panels as accents. Contemporary interior finishes include wood slat walls, matte finish oak

floors & cabinetry and natural stone counters. The house features include a landscaped roof, views of forested open space, and a beautiful box tread staircase with custom steel railings. In the rear section of the property there will be a terraced garden that includes natural stone patios, water features, a ledgestone seat wall, automatic irrigation system, low voltage lighting, and mature ornamental trees.

Atherton Pavilions

Atherton, California

2,500 sq ft

Completed: 2020

These two pavilion buildings are highly detailed modern architectural structures. They are identical in footprint, height and materials, but different in purpose: one pavilion is a kitchen and dining space and the other is a meditation and exercise room.

Situated in the rear yard of a contemporary home, the pavilions were envisioned as integral to the property’s gardens, with a level of transparency that offers a seamless indoor-outdoor experience. The pavilions are wrapped in naturally weathering Alaskan Yellow Cedar slats, with the intent that as the wood ages the buildings would more thoroughly blend into their surroundings.

The landscape architecture unifies and connects the site planning with a new water feature, organically shaped pool, softscape and floating decks. Between the cooking pavilion and pool is a well-equipped outdoor kitchen with a pizza oven, grill, and extensive storage. The meditation pavilion sits further back on the lot to provide a sense of retreat and privacy.

Presidio Gate

San Francisco, California

7,000 sq ft

Completed: 2019

Located just outside the Presidio, we built this highly crafted, ground-up house within a swift 18-month schedule. The new lot it sits on was created by carving off the downhill portion of the client’s original property next door. To delineate the two properties we built a 12-foot high retaining wall—leveling the original home’s landscaping in line with the top of the site, and dropping the grade for the new house to meet the site’s downhill access point from the street.

The grade change enabled us to add a subterranean walk-out level, which provides a direct connection between the fire pit patio and garden and the family room with billiards and kitchenette.

Trimless modern detailing and white plank floors distinguish the interiors, along with custom-made cabinetry, an Isokern fireplace and steel elements. Triple-glazed windows ensure peace and quiet. The luxurious amenities include a 3-stop elevator and acclimated wine room.

Liberty Hill

San Francisco, California

7,000 sq ft

Completed: 2017

From the ground up this modernist home is built to last—with expansive open living areas made possible by a series of seismic steel moment frames.

Sleek and stylish, the interior features a custom ribbon-folded steel stair, wide plank oak floors, custom cabinetry, Lutron Homeworks systems and an elevator to all levels.

The elevated height and orientation of the home’s corner lot makes for impressive siting, acting as a podium for the building and enhancing its city views. This also posed access challenges

during construction, requiring a strategy in which we started building at the lot’s highest edge and progressed toward the back—with major excavation and shoring along the way.

The exterior of the house is clad in vertical grain cedar and stucco, with a rain screen milled from 14”x14” solid cedar beam stock, and a rooftop solar array. We oversaw the landscaping installation, as well as improvement of the public gardens on the lower corner of the lot.

Hillside Haven

San Francisco, California

7,000 sq ft

Completed: 2016

This Cole Valley home spans four stories—from an entertainment level with acclimated walnut wine room, to the open living spaces on the main floor, to the family’s private quarters, to the walk-out rooftop deck. All floors enjoy views to the Marin Headlands, Golden Gate Bridge, St. Ignatius and the city. Walls of glass doors fold away at the rear of the house to create a truly seamless indoor/outdoor experience. The Zen garden is rimmed with a 30’ high retaining wall clad in stone, featuring an outdoor hearth and built-in climbing holds for this family of rock climbers. In addition to direct garden access, the dining room enjoys a two-story vaulted height spanned by a glass and steel bridge and LED glass wall above.

Throughout the interior are wide plank rift and quartered white oak floors, custom cabinets, Italian stone slab walls, Heath tile, Fleetwood windows and doors, and a Lutron Homeworks system with Lucifer lighting. A stairway of cantilevered block treads with glass and bronze rail floats between levels, and a four-stop elevator was installed for convenience.

Exterior details include a flush-fit slat garage door and rain screen, a custom bronze 5-foot pivot entry door, smooth steel trowel stucco with painted aluminum panels, and entry steps with recessed LED lighting.

“Before we hired Design Line we visited their jobsites. Everybody was so focused and confident, and obviously a pro, and the sites were well-run, smooth operations. At the second site Andy introduced us to the Superintendent he thought would be a good fit for our project, and for us. He anticipated great chemistry and it turned out to be true. . . it was love at first sight, and the beginning of a truly great working relationship.”

Jeff, Client

Colleagues

John Maniscalco

John Maniscalco Architecture (415) 420-5712

john@m-architecture.com

Grant Bowen Peak Projects (650) 644-9997

grant@peakprojects.com

Brooks Walker Walker Warner Architects (415) 318-8907

bwalker@walkerwarner.com

Michael Hennessey

Michael Hennessey Architecture (415) 512-1559

michael@hennesseyarchitect.com

Aleck Wilson

Aleck Wilson Architects (415) 765-9095

aleck@aleckwilsonarchitects.com

Clients

Abdur Chowdhury (571) 217-4542

abdur@chowdhurys.org

Jeff Sears (415) 559-7268

jeff@blazingsaddles.com

Eileen Newmark (415) 317-0377

Eileen.m.newmark@gmail.com

Peter Davis (650) 283-5142 petedavis@gmail.com

Jack McDonald (415) 699-4410

23bota@gmail.com

DLC Project

Approach + Understandings

Design Line’s experience with complex zero lot line projects allows us to create a tailored approach to the construction process and overall construction effort of your home.

Relevant Project Experience

Design Line is uniquely qualified for 35 Belgrave Ave based on the many modern complicated projects successfully completed by our teams in the city. Our portfolio of completed projects includes many examples of similar homes wherein there is a complicated shoring, excavation and concrete scope on a zero lot line condition as well as a detailed modern aesthetic.

We have a twenty year working relationship with JMA, and have completed many successful projects together. Over the course of many years, we have created strong team dynamics with JMA, and know the details and what to expect. Our teams have built trusted relationships, and have found efficient ways to communicate and move the project forward. We have very good relationships with many of the consultants on this project such as Holmes Structures, Arne Halterman, and Rollo & Ridley. We value the collaborative, respectful and symbiotic relationships we have built with these teams over many years and many projects and will continue to strengthen these bonds.

Our proposed Site Superintendent, Travis Eaton has a deep knowledge of building and delivering high-end residential projects. Chris May, our Project Manager has a background in architecture and extensive residential work experience.

We are keenly aware of the project goals as communicated by the outline specification and drawing sets, and we take seriously the fulfillment of those objectives. Things like good team communication and a smooth and respectful process with the neighbors are principles that we work hard to achieve.

In addition, our extensive experience in the following areas is key to our suitability for this particular project.

• Experience building next door at 25 Belgrave Ave and having relationships with neighbors on the street

• Our teams experience working on complex zero lot line sites executing multiple scopes of work across multiple structures with efficiency and expediency. We will establish a clear and well-considered construction management plan, including staging, sequencing, and site layout to enable the site team to perform effectively.

• Experience building new ground-up homes with highly-regarded architects and the expectations for quality and execution of the design that go with them.

• Experience and efficiency with heavy excavation and structural work, including tall excavation and shoring, complex drainage, extensive waterproofing systems, foundation piers, mat slabs, pan decks and steel superstructure.

• Experience with exterior hardscape and landscape work. We have a deep stable of landscape subcontractors that can execute the design to the highest level.

• Experience with refined minimal detailing, executed with precision. Most of our projects employ this type of detailing which we also expect to see at 35 Belgrave Ave, and we are ready to share our knowledge on how to implement JMA design.

• Experience working in sensitive neighborhoods, managing clear access and diplomatically smoothing neighbor relations.

• Experience with complicated MEP systems, complex heating and cooling, and radiant heating. Electrical systems including generators, solar photovoltaic, battery backup, Lutron and similar systems and other cutting-edge AV systems.

• Experience delivering a fun, professional builder experience, and exceeding the project goals.

Client’s Team Architect

Structural Engineer

Geotechnical Engineer

Shoring Engineer

Project Executive

Andrew McHale DLC Founder + CEO

Andrew will be responsible for executive oversight of your project, staying in direct contact with the ownership and design teams throughout the process. As the company owner, Andrew has successfully completed a significant number of projects of similar scope, design quality and siting. He will offer invaluable guidance, advice, consultation and feedback from start to finish, regulary visiting the site and participating in all OAC meetings. Andrew demonstrates every day how his personal involvement with projects helps clear hurdles and solve problems, and his honesty, integrity and character are a driving force for the entire team.

Estimating

Michael Muzzatti Director of Estimating

Mike will be the brain trust for your project’s budget development. He starts with a focus on fully understanding design and context, then ‘builds the project on paper’ by itemizing every aspect of the materials, methods and effort it will take to bring it to life.

This early inquiry and clarification is crucial. Mike enjoys brainstorming with design and building team members to identify the best-suited strategies and most efficient path for construction. He ensures that information is thorough and transparent, and the project will benefit from a highly detailed and accurate budget, with excellent clarity regarding how costs are assigned. Mike’s career in the industry spans over 20 years, with experience in estimating for residences and landscape, practice as a licensed architect, and project management of hospitality and residential projects. He began in the trades, where he first learned the importance of assessing risk and opportunity on a job site, and addressing questions before things get too far down the line.

Project Management

Chris May Project Manager

Chris will bring his full commitment to the execution and realization of your vision for this project, with a strong focus on schedule and budget. A licensed architect, Chris also brings a high level of technical knowledge about building details and problem-solving to his collaborations with design teams. During construction Chris will lead the project management team, which includes a Project Engineer and support from administrative and accounting staff in the office. Chris’ disciplined and rigorous approach utilizes our highly organized systems to track vital information, and to stay ahead of the project’s needs to ensure we execute the work in a clear, step-by-step manner. With more than 20 years of experience in the industry, Chris has managed the design and construction of complex projects in California and Hawaii, including commercial, hospitality and bespoke residential buildings.

Site Supervision

Travis Eaton Site Superintendent

Travis excels at construction. His deep knowledge of complex ground-up homes makes him the perfect builder for your project.

His“can do” attitude keeps the project on schedule, and his friendly work approach rallies subcontractors and the site crew to do their best work. He is detail-oriented, while still keeping an eye on the big picture, and stays ahead of upcoming tasks by communicating clearly with the project team.

Travis is one of our most experienced site superintendents, with 25 years of construction experience. His extensive background with complicated residential home projects, and his deep understanding of shoring, foundations and framing, lends a unique and very capable pedigree to this project.

Site Foreman

The Foreman will be at your project all day, every day, to supervise and manage the site operations.

With a deep stable of highly qualified, organized and detail-oriented foremen, we have several excellent options for your project.

These construction professionals have decades of experience in the field and are all well versed in managing the myriad challenges, coordination efforts and communication needs of residential construction at the highest level.

“DLC’s team is great at what they do and a pleasure to work with. They listen, ensure things are clear, help you get through project decisions, and are on top of the critical path schedule. From past experience I can tell you that they’re in a class by themselves.”

Ana, Client

Budget Process

Building a Sound Foundation

• Core and Shell Package

• MEP Package

• Interiors Package

• Landscape Package

Our budgeting process is integral to the success of our construction projects. We engage in a thorough, collaborative and effective budget effort, the rigor of which we have applied to your project.

We have built a core and shell budget that includes multiple proposals for defined scopes of work in the home. We have included allowances with subcontractor input for the MEP, finish and landscape portions of the home. As project documentation is refined we will buy out the phases with fixed costs from the vendors and subcontractors. We evaluate and qualify the proposals we receive to be confident in the team we assemble for the initial core and shell portion of the project.

We use our construction experience and knowledge to help the design team develop details that achieve the aesthetic goals while maintaining good constructability and a sound budget.

Construction Contract

Establishing the Path Forward

• Subcontractor + Vendor Commitments

• Contract Negotiation

After preconstruction, commitments to the project are solidified with the signing of the construction contract, and we finalize team-building by formally signing up the subcontractors and vendors who will help us build your project.

We use AIA standard contracts with all of our clients; most frequently the AIA A103/A201 agreement based on the cost of the work plus a fee.

Our Division 1 General Requirements (GRs) will be locked into an agreedupon total and billed as a monthly rate based on percentage of overall schedule. The total GRs will not be adjusted unless the schedule is adjusted and agreed to by all team members.

Project Management + Documentation

Guiding a Smooth Process

• Regular Schedule Updates

• 3-Week Look-Aheads

• Financial Forecasting

• WIP Reports (Work-in-Progress)

The accuracy and thorough nature of our progressive project management provides you with complete financial and schedule transparency throughout construction.

We diligently monitor your budget and update the schedule as the project progresses, and provide monthly Work-In-Progress (WIP) reports that forecast each budget line item. This allows you to understand your financial commitment in detail and plan ahead.

We are always open to new ways for communicating project information and, based on architect input, have successfully made adjustments for the betterment of the process.

Invoices use the standard AIA 702 format, and include a summary overview as well as a full schedule of values showing the amounts billed and percentage of completion by project division. Back-up documentation includes detailed subcontractor invoices, vendor receipts and all other costs incurred. Any change orders are issued with full detail and transparency so that additional costs are easily understood by the ownership team.

Management Model + Rates

Your Design Line project team will work together to oversee the quality of work, maintain schedule and pace, and coordinate the multitude of activities that need attention in the construction of your home.

Your on-site Superintendent will lay out the home, ensure subcontractors are working per the plans and oversee overall quality control. The Superintendent provides checks and balances at critical junctures such as structural steel shop drawing review and window and door package sign-off. Your project management (PM) team will manage the flow of information between the ownership team, architect and the field crew. They establish subcontracts and handle any requests for changes, issue requests for information and submittal packages, and continually monitor and update the construction schedule.

Together they are always looking well ahead to keep the work flowing smoothly.

Team Structure

Our budget includes the following team structure for your project, with Division 1 management time guaranteed.

Documentation Phases

Should the construction drawings be delivered in several phases, which is typical for this level of project, the team’s time will be phased appropriately and some members will have reduced participation in preconstruction to be efficient. Our teams have worked in this phased approach many times, and will work with the design team to ensure that the information we need is delivered in a timely manner.

With this phased approach to documentation we propose discussing an estimating contingency for the ongoing estimating duties needed to respond to the phases and provide updated budgets.

We will provide our own crew of carpenters and laborers to assist with general construction, as well as safety and site cleaning needs. Our work will include outreach to multiple subcontractors and vendors and a detailed analysis of the bids.

Project Budget + Schedule

Budget + Schedule Overview

Detailed Budget Documents

This section provides detailed budget and estimating information for your project with the following documents:

• Detailed Preliminary Budget (Core + Shell)

• Schedule of Values (SOV) (Core + Shell)

• Pie Chart (Core + Shell)

• Detailed Preliminary Budget (Allowances)

• Schedule of Values (SOV) (Allowances)

• Pie Chart (Allowances)

Core + Shell Budget

Detailed Budget (Core + Shell)

Preliminary Pricing Budget (Core & Shell)

Detailed Budget (Core + Shell)

Preliminary Pricing Budget (Core & Shell)

(Core & Shell)

Detailed Budget (Core + Shell)

Preliminary Pricing Budget (Core & Shell)

erection, installation of structural steel system. Includes shop drawings.

erection, installation of structural steel system. Includes shop drawings. Includes headed nelson studs at steel that supports the metal deck. Assumes 3/4" x 4 3/16" spaced at

headed studs at steel members supporting the metal deck. Size and spacing is pending confirmation of detail from the engineer

Detailed Budget (Core + Shell)

Preliminary Pricing Budget (Core & Shell)

Preliminary Pricing Budget (Core & Shell)

ply Soprema SBS modified roof membrane, tapered insulation (1/2" Densdeck) Includes approx 30 penetrations for deck rail, and HVAC sleeper cap flashings, flash/seal skylight curbs, solar base flashings (40 each), La Paz pebble ballast

seam metal roof panels (26 gauge stainless steel with soldered seams

membrane with Gacocrete at balconiesSHAUGHNESSY

flashings with PMMA (Alsan)

install hemmed L metal back dams with soldered end caps at all edges of window openings

install hemmed L metal back dams with soldered end caps at all edges of door openings

insulated thermally broken aluminum windows and slim line sliders, 450N non-thermally broken pivot door, swing doors, system.

(01.01, 02.03) at front and rear entries. Assumes ribbon sawn sapele mahogany. Assumes (1) exterior coat of light mahogany stain (2) sealer coats. (2) coats of lacquer on interior with (1) coat of vinyl sealer

doors (01.01, 02.03) at front and rear entries. Assumes ribbon sawn sapele mahogany. Assumes (1) exterior coat of light mahogany stain (2) sealer coats. (2) coats of lacquer on

with (1) coat of vinyl sealer

Detailed Budget (Core + Shell)

Preliminary Pricing Budget (Core & Shell)

Budget SOV (Core + Shell)

Pie Chart (Core + Shell)

Allowances Budget

Detailed Budget (Allowances)

Preliminary Pricing Budget (Allowances)

35

Estimator: MM

Architect: John Maniscalco Architects

Client: 35 Belgrave LLC

Belgrave, San Francisco

Detailed Budget (Allowances)

Preliminary Pricing Budget (Allowances)

Detailed Budget (Allowances)

Detailed Budget (Allowances)

Detailed Budget (Allowances)

insulation in the following areas as per spec: Spray 3" closed cell foamat exterior walls around Living Space and Studio, 1.5" rigid board in wall type F4, Spray 2" foam in J wall with R15 rockwool, R15/R23 rock wool at interior walls, R19 unfaced batt in between floors, 1" rigid board over A floors, Spray 5 1/2" closed cell foam at Level 2 ceiling, roof line, fill balconies with open cell foam, fill tapered roof at C1 with closed cell foam, foam sealant per T24 requirements.

Assumes 3 1/2" wide boards with 1/8" fine line reveal, rainscreen

Clear heart western red cedar trim around curtain wall at front and rear elevations, rainscreen

of WD-2 Clear heart western red cedar trim around curtain wall at front and rear elevations, rainscreen

clear heart western red cedar exterior soffits with 1/4" fineline reveal

of WD-3 1x4 clear heart western red cedar exterior soffits with 1/4" fineline reveal

1/8" thick powdercoated aluminum panels with countersunk fasteners, galvanized batten support structure

Detailed Budget (Allowances)

enclosure in

106

Assumes 1/2" thick crystal clear glass, Cardiff top/bottom pivot hinges, Diamond fusion coating

enclosure in Bath 106 (shower) Assumes 1/2" thick crystal clear glass, Cardiff top/bottom pivot hinges, Diamond fusion coating, square mitered towel bar/handle combo

Detailed Budget (Allowances)

Detailed Budget (Allowances)

Assumes stoneware tile to be applied full height to all bathroom walls, not only in the shower areas as per spec.

Detailed Budget (Allowances)

Preliminary Pricing Budget (Allowances)

wide, 6' to 8' random length plank prime european white oak flooring, mixed grain, select grade. Stained and finished with 3 coats of oil based polyurethane. For 6' to 12' lengths add $27K

Materials Cost per outline spec

wide, 6' to 8' random length plank prime european white oak flooring, mixed grain, select grade. Stained and finished with 3 coats of oil based polyurethane. For 6' to 12' lengths add $27K

Materials Cost per outline spec

full seal, 1 coat clear finish of T+G wood siding. Assumes materials to be finished in spray booth offsite and delivered to the site for install.

full seal, 1 coat clear finish of T+G wood siding. Assumes materials to be finished in spray booth offsite and delivered to the site for install.

exterior bridge, guardrails, canopies, metal screen support

metal

prime/paint all visible gyp surfaces, apply clear coat to T+G ceiling slats in off site spray booth, deliver to site for install. Paint stair railings, shade pockets.

cabinetry is assumed to be finished by casework subcontractor

prime/paint all visible gyp surfaces, apply clear coat to T+G ceiling slats in off site spray booth, deliver to site for install. Paint stair railings, shade pockets.

assumed to be finished by casework subcontractor

Detailed Budget (Allowances)

Preliminary Pricing Budget (Allowances)

Detailed Budget (Allowances)

Preliminary Pricing Budget (Allowances)

VRF heat pump system with heat recovery, refrigerant piping and plumbing. Includes (2) outdoor heat recovery units, (4) mode change units, (10) ducted horizontal fan coils, (50) Titus linear slot diffusers, HVAC system start up, HERS duct pressure test

VRF heat pump system with heat recovery, refrigerant piping and plumbing. Includes (2) outdoor heat recovery units, (4) mode change units, (10) ducted horizontal fan coils, (50) Titus linear slot diffusers, HVAC system start up, HERS duct pressure test

for kitchen, dryer, bath exhuast, kitchen make up air ducting. Roof jacks, bath fans to be provided by others

for kitchen, dryer, bath exhuast, kitchen make up air ducting. Roof jacks, bath fans to be provided by others

and install (9) ceiling ventilation fans with Titus CT-580 linear bar grilles

and install (9) ceiling ventilation fans with Titus CT-580 linear bar grilles

in rear terrrace studio, ERV's, wine storage cooling, IT cooling, Wifi controls, remote temperature

in rear terrrace studio, ERV's, wine storage cooling, IT cooling, Wifi controls, remote temperature

Rough and Trim

trim out for Trufig/Bocci 22 outlets, branch

16-16100Electrical Rough and Trim

tamper and bell for sprinkler flow switch.

rough in, trim out for Trufig/Bocci 22 outlets, branch circuits, tamper and bell for sprinkler flow switch.

Class 320/400 amp service panel

Detailed Budget (Allowances)

Budget SOV (Allowances)

Schedule of Values

Pie Chart (Allowances)

Pie Chart (Allowances)

Project Schedule

The preconstruction period is our initial opportunity for planning your project’s construction schedule.

We will create a detailed schedule for all site and off-site tasks at the beginning of preconstruction, outlining the critical path, construction workflow, sequencing and timing of the work.

From this strong foundation of information we will update the schedule throughout the entire course of the project, adding more detail as we move into each phase of construction to ensure that the work progresses on track.

The schedule is shared with the ownership team to provide transparent and current information, with the design team to ensure timely documentation, and with our subcontractors to hold them accountable. During weekly site meetings we use a three week lookahead schedule as a tool to help keep everyone in front of deadlines.

A significant source of pride for Design Line is our ability to maintain the projected pace of work without undue delays.

Construction Schedule

Detailed Schedule Documents

This section provides detailed scheduling information for your project with the following documents:

• Preliminary Construction Schedule

Construction Schedule

budget9/20

100% CD budget reviewed / approved10/11 Contract9/14

Prime contract - draft7/12

Prime contract - review7/26

Prime contract - sign8/16

Subcontractor buyout / contracts9/14

Permit7/5

Town's initial building review5/26

Architect's respond to Town comments6/5

second review7/3 Permit Issuance7/5

Construction Schedule

Design Line Construction

Cabinet Shop Drawings 11/16

Cabinet Shop Drawings Review, Revisions and approval11/27

Structural Steel Shop Drawings Review and Approval10/18

Light Fixture Submittals, Review & Approval10/27

Plumbing Fixtures Submittal Review and Approval10/27

Tile Samples12/27

Appliance Schedule review and Order11/1

Millwork Submittal1/10

Paint brushouts12/19

Construction 11/20

Mobilization7/28

Temporary fencing7/19

Temp toilets7/19

Tree removal7/25

Surveyor Layout7/27

Mobilize excavation rig7/28

Foundation 4/18

Existing House Deconstruction8/17

Rough excavation8/24

Cut house pads9/12

Pier drilling and concrete10/16

Sub slab trenching10/25

Sub slab utilities11/8

Rain days placeholder #111/17

Waterproofing under slab12/5

Concrete mat slab rebar1/4

Concrete mat slab pour/cure/strip1/17

Concrete wall formwork and rebar2/26

Concrete wall pour/cure/strip3/7

Waterproofing at accessible walls3/21

Backfill and compact3/28

Rat slabs at crawlspaces4/15

Foundation complete4/18

Maker Space Foundation6/5

Cut for pad4/22

Pier drilling and concrete5/1

Sub slab trenching and utilities5/8

Waterproofing under slab5/14

Concrete mat slab rebar5/21

Construction Schedule

Concrete mat slab pour/cure/strip5/28

Concrete wall formwork and rebar5/30

Concrete wall pour/cure/strip5/21

Waterproofing at accessible walls5/27

Backfill and compact5/31

Foundation complete6/5

Driveway and Courtyard

Excavation, establish subgrade6/19

Utilities1/16

Base rock1/23

Gravel driveway/courtyard2/6

Concrete walking areas2/27

Stone tile areas3/17

Entry gate4/14

Courtyard gates5/5

Boardwalk5/26

Main House 9/19

Structural steel delivery4/19

Structural steel installation5/16

Pack steel6/6

Floor framing and sheathing6/27

Wall framing layout7/4

Wall framing install8/6

Wall sheathing8/19

Rain days- place holder #28/26

Roof framing & sheathing9/10

Pick-up and detail framing9/19

Guest House and Maker Space 11/7

Structural steel delivery5/17

Structural steel installation5/28

Pack steel9/19

Floor framing and sheathing9/30

Wall framing layout10/3

Wall framing install10/17

Wall sheathing10/23

Roof framing & sheathing10/31

Construction Schedule

Design Line Construction

Pick-up and detail framing11/7

Blocking/punch-out12/12

Framing complete12/12

MEP rough In (Main, Guest, Maker) 5/8

Plumbing 1/29

Drain lines- rough9/13

Roof drains- rough10/9

Plumging supply- main house12/11

Plumbing supply- guest house/Maker1/1

Plumbing rough- pick-up1/29

HVAC 1/30

HVAC Rough 111/26

HVAC Rough- set boots/terminate to framing1/7

HVAC Rough- set equipment1/30

Electrical 2/13

Electrical- on-site planning and layout11/27

Electrical rough- interior2/13

Electrical- infrastructure conduit around site2/13

Fire Sprinkler1/30

Fire sprinkler rough1/8

Fire sprinkler- set head locations1/30

Low Voltage/AV 5/8

Low voltage/AV install speakers1/9

Low voltage/AV rough wiring/boxes2/13

Low voltage/AV rough install drywall trim rings5/8

Inspections2/20

MEP complete2/20

Dry in (Main, Guest, Maker) 4/10

Window & door opening prep12/24

Waterproofing and drainage plane1/16

Flashing install at door pans, decks1/23

Window install2/27

Exterior door installation4/10

Roof1/9

Roof flashing 112/23

Solar stanchion install (Maker Space only?)12/23

Roof membrane1/1

Roof ballast1/8

Skylight installation1/9

Dry in complete1/9

Construction Schedule

Exterior finishes (Main, Guest, Maker) 5/12

Fascia metal1/23

Soffits and vents2/10

Corten panel siding & trim4/14

Exterior paint5/5

Exterior metal railings / guardrails5/12

Exterior complete5/12

Interior finishes 10/27

Install pre-rock 112/17

Insulation3/13

Door install4/10

Hang drywall5/8

Mud & tape5/29

PVA5/29

Tile7/31

Wood ceiling install7/28

Wood floor install9/1

Casework install10/20

Countertops10/27

Mirrors / shower enclosures10/23

Paint / Stain9/18

Door / window hardware10/2

MEP finishes10/2

Accessories / appliances10/9

Paint touch-up10/16

Interior finishes complete10/16

Landscape and Hardscape 11/10

Rough landscape electrical & irrigation6/9

Finish decks, terraces7/14

Irrigation8/25

Planting10/20

Landscape lighting11/10

Landscape complete11/10

Closeout (Main, Guest, Maker)11/20

Commissioning10/30

Punchlist11/6

Final cleaning11/11

Final Inspection - Certificate of occupancy11/17

Demobilization11/20

Move-in11/20

Design Line Concierge

Complete care and maintenance for the homes we build, inside and out.

You are investing in a beautifully crafted, state-of-the-art property tailored to your needs and lifestyle. As your builder we will have extensive knowledge about every detail of its unique infrastructure, enabling us to offer you an incomparable level of service and support for its upkeep and management after completion.

Our team of experts provides consummate property care that ensures your home remains in optimal condition —proactively attending to the routine check-ups, seasonal tasks, emergency support and fine tuning necessary to keep its systems and fixtures in excellent working order.

You will enjoy the same caliber of organization and attention to detail experienced with us during construction, and work will be performed by trusted, prequalified subcontractors and vendors. Our dedicated Concierge Manager will work with you to design a personalized program with access to our full range of services.

All Concierge Program clients enjoy:

• Access to 24/7 on-call emergency and repair services

• A 6-month walk-through in year one

• Ongoing program management and reporting

• An annual program review

Typical base program services include:

• Window, skylight, gutter and solar panel cleaning

• General cleaning and power washing

• Scheduled mechanical maintenance for plumbing, heating and ventilation systems

• Cleaning and sealing of stone, tile and countertops

• Routine maintenance including paint touch-ups and bulb replacements

The following are just a few examples of additional ways we support our clients:

• Artwork and light fixture installation

• Furniture assembly and moving

• Landscape maintenance

• Tech support and maintenance for audio-visual systems

• Car charging infrastructure installation

• Pool and spa maintenance

• Closet customization

“The moment we met Design Line I could tell that they were a great fit. The process of building our project together was incredibly satisfying . . . everyone on the crew was equally experienced, talented, helpful, hardworking and collaborative, and it finished right on schedule.

Design Line’s work is intricately thought out, cleanly executed and beautifully detailed, and I love living in it.”

Nicole, Client