A Proposal for Design Services
976 Notch
/ Nayara
Prepared by
Keown Liang
Prepared for
Ben Crespi, Lead Developer
Date
April 27, 2026
Project Vision
The 976 Notch project is a rare opportunity to craft a retreat that earns the landscape it sits within, at the foot of Mount Greylock in North Adams, Massachusetts. The program weaves thermal bathing, outdoor recreation, and contemplative gathering into a single continuous experience of the Berkshire hillside.
The site plan features a main lodge, a major spa and wellness facility, food and beverage venues, and 49 guest cabins scattered across a wooded hillside, interconnected by cart paths and walking trails.
Keown Liang will serve as Design Architect, shaping the interior architecture, materiality, and furnishings across every touchpoint of the guest experience. Our mandate is to reimagine the aesthetic, materiality, and emotional resonance of the project while maintaining the approved programmatic data.
Our approach, rooted in primitive materialism, privileges elemental materials, spatial restraint, and the quiet power of craft. We believe the architecture should defer to the landscape, creating a place where the built environment and the Berkshire hillside become one continuous thing.
162,845
Total SF
49
Guest Keys
3
Cabin Types
The Program
Full design services for the following structures, totaling approximately 162,845 SF. Each space receives the full weight of our attention, from the fee structure to the final finish selection.
Public Spaces & Amenities
8 Buildings
Main Lodge
12,990 SFLobby, reception, main restaurant, bar/lounge, kitchen, and lower-level BOH support.
Building 1
Spa & Wellness
20,330 SFThermal pools, gym, saunas, steam room, treatment rooms, lockers, and resting lounge.
Building 2
Welcome / Valet
1,200 SFArrival structure.
Building 7
Recreation
3,200 SFIndoor recreation, wilderness guides, and gear room.
Building 8
Yoga Pavilion
1,225 SFDedicated wellness pavilion.
Building 9
Events Pavilion
3,500 SFSpecial events structure.
Building 11
Art Studio / Library
3,000 SFGuest-facing creative space.
Building 12
Pet Services
1,000 SFKennel and wash area.
Building 13
Food & Beverage
2 Buildings
Specialty Restaurant
3,000 SFAdaptive reuse of the existing farmhouse with a new modern addition.
Building 5
Coffee Pavilion
2,000 SFStandalone beverage and refreshment pavilion.
Building 10
Guest Cabins
3 Unique Prototypes / 49 Keys
Tree Cabin
1,940 SFElevated, cantilevered design with outdoor deck, fire pit, and hot tub.
Type A
Woods Cabin
1,940 SFGround-level forest design with outdoor deck, fire pit, and hot tub.
Type B
Meadow Cabin
1,940 SFGround-level open meadow design with living roof, plunge pool, and fire pit.
Type C
Plus one (1) fully operational Model Cabin with complete FF&E procurement support.
Back of House
Buildings 3, 4, 6, 14a/b/c
16,340 SF total. Staff offices, employee dining, receiving, laundry, maintenance, and housekeeping stations. Keown Liang will provide basic architectural services and finish selections for these utilitarian spaces.
Our Approach
As Design Architect, Keown Liang will provide full Interior Architecture and FF&E Design Services, including interior layouts, fenestration direction, architectural lighting, millwork, and elemental finishes.
The work unfolds across six distinct phases, each building on the last, from the first site analysis through construction administration. Our First Steps package covers the first two phases, establishing the creative foundation and working rhythm before the full engagement begins.
Design Phases
Preliminary Design
Site and program analysis, Concept Deck, and Preliminary Design Documents.
8 weeks
Weeks 1–8
Schematic Design
Zoning envelope studies, blocking plans, floor plans, and perspective studies.
12 weeks
Weeks 9–20
First Steps Package
Preliminary Design + Schematic Design. 20 weeks. $337,000
Design Development
Comprehensive DD Documents including floor plans, elevations, sections, material palettes, and color renderings.
16 weeks
Weeks 21–36
Construction Documents
Full interior CD sets for permitting and construction.
14 weeks
Weeks 37–50
Bidding & Negotiation
Support during the contractor selection and bidding process.
6 weeks
Weeks 51–56
Construction Administration
Site visits, submittal review, RFI responses, and final punch list.
18–24 months
Weeks Ongoing
Investment
Keown Liang operates with a lean, senior-heavy team, ensuring that every project receives direct, continuous attention from the founders.
| Scope Category | Interior Architecture | FF&E Design | Combined Total |
|---|---|---|---|
| Arrival / Welcome | $38,000 | $8,000 | $46,000 |
| F&B (All Venues) | $580,000 | $142,000 | $722,000 |
| Spa & Wellness | $604,000 | $70,000 | $674,000 |
| Guest Cabins (3 Types) | $197,000 | $50,000 | $247,000 |
| Amenities & Recreation | $261,000 | $52,000 | $313,000 |
| Back of House | $92,000 | $10,000 | $102,000 |
| Model Cabin | $59,000 | $85,000 | $144,000 |
| Grand Total | $1,831,000 | $417,000 | $2,248,000 |
Cabin pricing is based on the design of three unique prototypes, not the total key count of 49 units.
Architect of Record Add-On
If ownership prefers Keown Liang to serve as the Architect of Record, producing full architectural construction documents, managing structural/MEP coordination, and leading the architectural CA process, this scope is available as a separate add-on. We are comfortable proceeding either way, whether acting as full AoR or collaborating with a local executive architect. See the responsibilities matrix for how this shifts the division of work.
$680,000
Reimbursable Expenses
Billed at cost. As a boutique practice, we maintain minimal overhead. Given the project's location in North Adams, MA, we anticipate utilizing car travel from our NYC studio, which significantly reduces travel costs compared to typical destination resorts.
$14,700
Travel (24 trips)
$15,000
Print / Ship / Misc
$29,700
Total Est.
The Team
A lean, senior-heavy practice. Every project receives direct, continuous attention from the founders.
Drew Stuart
Principal
$275/hr
Jean Lin
Design Director
$275/hr
Schedule of Hourly Rates
| Category | Hourly Rate | Travel Rate (80%) |
|---|---|---|
| Principal (Drew Stuart) | $275 | $220 |
| Design Director (Jean Lin) | $275 | $220 |
| Senior Designer | $150 | $120 |
| Designer | $100 | $80 |
| Administration | $65 | $52 |
Rates apply to Additional Services. Subject to annual adjustment.
Project Timeline
Assumes a Notice to Proceed within 30 days of proposal acceptance. Actual durations subject to Owner review periods, consultant coordination, and permitting timelines.
Owner review periods of up to 10 business days are assumed at each phase milestone.
Construction Administration phase runs concurrent with construction, estimated at 18-24 months.
Responsibilities
Division of responsibilities between Keown Liang (KL), the Executive Architect (EA), the Owner (O), and Owner's Consultants (C). If Keown Liang is engaged as Architect of Record under the AoR Add-On, responsibilities marked "EA" would transfer to KL.
Design Services
| Responsibility | KL | EA | O | C |
|---|---|---|---|---|
| Interior Architecture Design | Lead | S | Review | |
| Exterior Architecture Design Direction | Lead | S | Review | |
| Interior Layouts / Floor Plans | Lead | Review | ||
| Fenestration / Window Design Direction | Lead | S | Review | |
| Architectural Lighting Design | Lead | Review | S | |
| Decorative Lighting Design | Lead | Review | ||
| Millwork / Cabinetry Design | Lead | Review | ||
| Material / Finish Selections | Lead | Review | ||
| FF&E Specifications | Lead | Review | ||
| FF&E Procurement Coordination | Lead | Review | ||
| Custom Furniture Design | Lead | Review | ||
| Art Curation / Placement | Lead | Review | ||
| Signage / Wayfinding Direction | Lead | Review | C |
Architectural Services (AoR Add-On or EA)
| Responsibility | KL | EA | O | C |
|---|---|---|---|---|
| Building Code Compliance | S | Lead | ||
| Structural Coordination | S | Lead | C | |
| MEP Coordination | S | Lead | C | |
| Life Safety / Fire Protection | Lead | C | ||
| Construction Documents (Architectural) | S | Lead | ||
| Permitting / Filing | S | Lead | O | |
| Specifications (CSI Format) | S | Lead |
Construction Phase
| Responsibility | KL | EA | O | C |
|---|---|---|---|---|
| Site Visits (Design Intent) | Lead | S | ||
| Site Visits (Construction Compliance) | S | Lead | ||
| Submittal Review (Finishes / FF&E) | Lead | |||
| Submittal Review (Architectural) | S | Lead | ||
| RFI Responses (Design Intent) | Lead | S | ||
| RFI Responses (Technical) | S | Lead | ||
| Change Order Review | S | Lead | O | |
| Punch List (Design) | Lead | S | ||
| Punch List (Construction) | S | Lead | ||
| Model Cabin Coordination | Lead | S | O |
Terms & Conditions
Standard terms governing the engagement. Click to expand each section.
Design software: Current industry-standard software. Digital files provided in compatible formats upon request.
First Steps
Begin the Creative Process
To establish our working rhythm, we offer an initial "First Steps" engagement covering the Preliminary Design and Schematic Design phases. This amount will be credited against the total design fee upon moving into Design Development.
$337,000
First Steps Fee
20 weeks
Duration
Keown Liang
Drew Stuart & Jean Lin, Founders
This proposal is valid for thirty (30) days from the date of issuance.