Frequently Asked Questions
What are the benefits of working with an architecture firm that also offers development consulting?
You find out sooner whether the project works. Because Development | Architecture Collaborative (DAC) understands development, we look at feasibility, site conditions, zoning, program, budget, and your goals before design starts. Problems that would otherwise show up during design or permitting get addressed while they are still easy to change.
DAC is an architecture firm. We do not develop, own, or build projects. We work for the developers, owners, and organizations who do.
When should I involve an architect in a development project?
Earlier than most people expect, ideally before you buy the property. At that stage, DAC can look at site conditions, zoning and code requirements, and your program to tell you what can realistically be built. It is much easier to adjust a plan, or walk away from a site, before money is committed than after.
Can DAC help determine if a property or development opportunity is feasible before I purchase it?
Yes. Developers, property owners, investors, and organizations often bring DAC in at this stage. We review site conditions, zoning and code requirements, development potential, and your program, then test conceptual design options so you understand what the property can support before you commit to it.
What does a feasibility study include?
A feasibility study answers whether a project can work on a specific property before design begins. DAC reviews zoning and land use, site constraints, and existing buildings if there are any, then uses conceptual massing to test how much can be built. We pair that with a preliminary budget and a look at possible funding sources. The result is a clear picture of what the site can support, roughly what it will cost, and what issues need to be resolved before moving forward.
Can DAC work on a building that needs to stay open during construction?
Yes. Schools in session, apartments with residents in place, and campuses running daily operations often cannot shut down for a renovation or addition. DAC phases the work around the people using the building, coordinating with the owner and contractor on which areas stay in use and when, and planning for access, life safety, and temporary conditions in the documents.
What types of projects does DAC work on?
DAC works across nine project types: multifamily and affordable housing, senior living, mixed-use, adaptive reuse and historic preservation, commercial and retail, hospitality, workplace and tenant improvements, education, and community and recreation facilities.
Our architectural experience includes ground-up projects, interior build-outs, renovations, and the transformation of existing buildings and sites for new uses.
What architectural and development consulting services does DAC provide?
DAC provides services from early project evaluation through design and construction. Our services include feasibility studies, building assessment and existing conditions, program management and evaluation, site planning and zoning, master planning, architecture and design, permitting and approvals, and contract administration.
Some clients use a single service. Others work with us from feasibility through construction. We set the scope based on what the project needs.
How does DAC charge for its work?
We price our fees around the effort the work takes, not as a flat percentage of construction cost. A percentage assumes every building of the same value takes the same effort, and that has not matched our experience.
We define the scope first, then set a fee for the work that scope requires. Fees are set by phase, so you know what a phase costs before it starts.
What is site analysis, and why is it important?
Site analysis is an early evaluation of the conditions that can influence what can be built on a property. DAC looks at factors such as zoning, utilities, topography, drainage, access, circulation, surrounding uses, and other site constraints. Knowing these conditions early shows whether a site works for what you have in mind and flags issues before design advances.
What are the typical phases of an architectural project?
Most architectural projects move through several phases: programming and early planning, schematic design, design development, construction documents, permitting and bidding, and contract administration, often called construction administration.
Each phase answers a different set of questions and builds on decisions made earlier. At each phase, DAC will tell you what is being decided, what we need from you, and what comes next.
Who is responsible for submitting permits?
The responsibility for submitting permits varies by jurisdiction and project delivery method. DAC prepares and coordinates the architectural documents required for permit review and works with the client, contractor, consultants, and local authorities throughout the permitting process.
At the beginning of a project, we establish who will make the formal submission so responsibilities are clear from the start.
What does design-build mean, and does DAC provide design-build services?
Design-build is a project delivery method in which design and construction services are provided under a single contract, typically led by a contractor or design-build entity.
DAC is an architecture firm, not a general contractor, and we do not self-perform construction. We regularly work with contractors and design-build partners, and we often serve as the architect on design-build teams.
Where does DAC work?
DAC is based in Columbus, Ohio, with a second office in Chicago. We work on projects throughout Ohio and the surrounding region and are used to working with different municipalities, zoning codes, and review processes across the region.