PROGRAMMING
A PROGRAM is a written document created before any design commences that includes the following:
Owners Goals, Wants & Needs
Functional Relationships of Spaces/Flow Diagrams
Project Budget
Project Schedule
Important Site Data such as Topography, Utilities & Landscaping
Zoning issues and Environmental Considerations
GREEN AND SUSTAINABLE DESIGN
Please see the following projects:
501 Halona Headquarters
Santa Fe Community College
DESIGN DEVELOPMENT
Design Development furthers the Design Process in greater detail. Based upon the approved Schematic Design and requested modifications, all the SYSTEMS within the building are determined, as well as all building materials. This may include: • Structural Systems • Mechanical Systems (HVAC & Fire Protection) • Electrical Systems (IT, Phone & Security) • Civil Engineering (Site Utilities & Drainage) • Landscape • Building Cross Sections • Room finish Schedules (Floors, Walls & Ceilings) • Door, Window & Hardware Schedules • Interior Elevations of Restrooms, Kitchens & Cabinetry & Casework • Outline Specifications • Updated Cost Estimates • Foundation Plans & Details – Dimensioned • Floor & Roof Framing Plans • Floor Plans – Dimensioned • Building Cross Sections & Details • Mechanical & Plumbing, fire Protection Plan • Mechanical & Plumbing Equipment Schedules • Electrical Power & Lighting Plans • Electrical Systems, IT, Phone & Security • Interior Elevations • Exterior Elevations • Landscape Plans • Miscellaneous Details • Final Specification Other specialty consultants may be required based on the building type, such as Acoustic Engineers, Pool Consultants, Food Service/Kitchen Specialists, Stage & Rigging Consultants)
CONSTRUCTION DOCUMENTS
These Documents created the details required which allow Contractors to: • Develop a Final Cost for construction • Obtain a Building Permit • Provide sufficient information to the Contractor to construct the building Drawings may include but are not limited to: • Site Plans and Utility Plans • Drainage and Detention Pending Plans • Code Requirement Conformance Information • Foundation Plans & Details – Dimensioned • Floor & Roof Framing Plans • Floor Plans – Dimensioned • Building Cross Sections & Details • Mechanical & Plumbing, fire Protection Plan • Mechanical & Plumbing Equipment Schedules • Electrical Power & Lighting Plans • Electrical Systems, IT, Phone & Security • Interior Elevations • Exterior Elevations • Landscape Plans • Miscellaneous Details • Final Specification
BIDDING OR NEGOTIATION
Once Construction Documents are complete the Owner may select from a number of methods for constructing the building. • An Open-Bid (open to all qualified Contractors) • A selected or by invitation only bid process (pre-selecting qualified Contractors) • Negotiated Bid: working with one Contractor that the Owner has selected The Architect’s involvement during the Bid Process may include: • Answering Contractor Questions • Sending out Addendums or clarification to the Bid Documents • Reviewing Material substitutions Requested by the Contractors • Receiving & Reviewing Bids
CONSTRUCTION ADMINISTRATION
The Architect remains involved throughout the course of construction including the year-end Warranty Inspection. The Architect’s important tasks during construction may include: • Weekly or bi-weekly construction site meetings • Respond to Contractor Request for Information • Review & Approve Monthly Pay Requests • Review & Approve Shop Drawings and Submittals • Inform the Owner if the Contractor is not performing in accordance with the schedule or contract • Process Change Orders • Project Close Out Documents