Process
Thoughtfully Designed Homes Rooted in Lifestyle & Place
Initial Contact
Clients connect with Vellum Design Studio (VDS) to discuss their project, vision, and overall goals. Early conversations often include timeline, lot acquisition (if not already secured), and most importantly how the home will be lived in. Each home is designed as a direct response to its client, and ultimately must serve their lifestyle. If a builder has not yet been selected, VDS can recommend highly qualified local builders in the Bend area who align well with the project.
Proposal / Agreement
VDS prepares a formal proposal outlining the specific scope of architectural services. Once aligned, an agreement is executed and a deposit is collected to formally retain VDS for the project.
Pre-Design
A licensed surveyor documents the property to capture existing grades, site views, and natural features such as tree placement and rock outcroppings, along with any applicable easements. This survey becomes the foundation for the entire design process. Concurrently, VDS reviews City or County records to understand zoning regulations, utility information, and specific site constraints. For properties within resort communities (such as Tetherow, Brasada Ranch, or Skyline Ranch), VDS familiarizes the applicable design guidelines in detail.
Schematic Design
VDS translates the client’s vision and site data into a custom floor plan that maximizes views and elevates daily living through thoughtful space planning. The home and site are developed in tandem, ensuring a cohesive relationship between structure and landscape. As the design evolves, 2D elevations and 3D renderings are created to support discussion and refinement. For projects within resort communities, preliminary Architectural Review Committee (ARC) submittals are prepared and submitted on the client’s behalf.
Design Development
Following approval of the schematic design, the project is further refined. VDS develops framing plans, architectural detailing, building sections, and other key components of the construction drawings. During this phase, a Landscape Architect is brought on to elevate the site design and calculate any drainage requirements. An Interior Designer may join the team to collaborate on interior elevations and material selections. Final ARC submittals are prepared and submitted, as required.
Construction Documents
Upon approval of the design development set, the drawings are coordinated with a local Structural Engineer. VDS integrates all structural requirements into a comprehensive construction set, ensuring alignment between the architectural design and the structural requirements. Manufacturer drawings, such as pre-manufactured trusses or I-joists will be acquired through the preferred lumber supplier of the General Contractor. Landscape and relevant interior design information are also consolidated at this stage into the master construction set. The builder will typically begin obtaining preliminary pricing during this phase.
Permitting
VDS prepares and submits all required documents to the local jurisdiction for permit review. Acting on the client’s behalf, VDS manages the review process and responds to any comments until approval is obtained. Once permits are issued, the approved plans are distributed to the builder.
Construction Administration
With construction underway, VDS remains involved to support the successful execution of the design. This includes periodic site visits, coordination with the general contractor, and ongoing clarification of design intent as needed. VDS serves as an advocate for the client throughout the building process, helping ensure the home is delivered as envisioned.