BUILDING DESIGN PROCESS

1.0         HOW ARE BUILDING DESIGN COSTS DEFINED?

The amount of payment depends on the types and levels of professional services provided. The type of compensation is a matter for negotiation, but the following methods are in common use. Compensation may be based on one or more of them.

·  Hourly Billing (billed at the staff’s rate at the time the contract is signed)

·  Percentage of Cost of the Work (generally 5% to 15% of hard construction costs)

·  Unit Cost (compensation is based on the number of units or rooms)

·  Royalty (compensation is a share in the owner’s income or profit derived from the project)

2.0         WHAT DO DESIGN SERVICES INCOMPASE?

The scope of services is highly dependent on the project and work anticipated and is tailored to the complexity of the project. Not all projects will require Full Scope Services, and not all projects will involve all design phases.

Full Scope Design Services can be broken up into the following phases design phases:

Pre-Design:

Evaluation, Planning and Programming

Project Design:

Schematic Design

Design Development

Construction Documents

Administrative Services:

Bid Negotiation/Construction Procurement

Contract & Construction Administration

3.0         [PD] Pre-Design: Evaluation, Planning and Programming

In the Pre-Design phase the Designer will first meet with City or County Planners to determine the Project limits. If required, we will complete an existing conditions survey which includes measurement and photo documentation of existing structure(s), as well as creation of general As-Built Drawings of the existing structure(s). The Pre-Design phase gives us the opportunity to get to know you and begin to understand your preferences, budget, and desires. During preliminary discussions, we help you clarify your functional needs, general aesthetic goals and projected budget.

Evaluation, planning and programming may include activities such as:

·  assisting in site selection,

·  preparing a project feasibility report,

·  meeting with City or County Planners to determine zoning restrictions and requirements,

·  consulting people affected by the project, including owners, users, and community groups,

·  meeting with outside consultants,

·  organizing group design charrettes.

4.0         [SD] Schematic Design

The Schematic Design [SD] phase likely includes meetings with the Owner in which we will present floor plan and elevations sketches based on the description and budget outlined in your proposal. These sketches, also known as the SD documents, will be used to generate discussions about the project requirements. The SD documents will establish the conceptual design of the project, illustrating the scale and relationship of the project components. These documents help resolve programmatic issues that include how the building is used, who will use the building, and any special requirements.

Our primary objective in this phase is to arrive at a clearly defined, feasible concept and to present it in a form that helps you understand and verify the project program and explore alternative solutions. Sometimes, several schemes are developed and discussed before arriving at the final concept to be further defined in the next phase.

5.0         Design Development

The Design Development [DD] phase is based on the approved SD documents and any refinements in the program, schedule, or budget. Meetings continue during this phase and decisions made during SD are worked out at a more detailed level to minimize the possibility of major modifications being needed during the development of Construction Documents.

The DD documents are drafted to-scale drawings that will illustrate the project as it will look when constructed. These drawings will define the site plan, floor plans and exterior elevations. We may also include computer drawings, study models, perspective sketches, electronic modeling, or any combination of these if appropriate. It is important that the client provide input to the Designer at this time as the DD documents are used as the basis for the construction drawings and preliminary cost estimates (if required).

Preliminary selections of major building systems and construction materials will be noted on the drawings or described in writing as required. The DD documents will also include specifications that identify major materials and systems and establish in general their quality levels. This phase further develops the approved designs to incorporate code requirements, accessibility if required, structural, mechanical, electrical, and other systems into the design. Again, written client approval provides a basis for subsequent work.

6.0         [CD] Construction Documents

Once the DD phase has been completed, almost all of the major decisions have been made. The approved DD documents provide the basis for the Construction Documents [CDs]. CDs contain all the necessary information to obtain a building permit and construct the project including dimensions, materials, codes, structural, mechanical, electrical, plumbing engineering, and specifications. The CDs shall include drawings, specifications, and/or finish schedules that establish in detail the quality levels of materials and systems required for the project.

CDs serve as the primary means of communication between the Designer, City or County plan reviewer, inspectors, and contractors. They consist of a series of drawings and text that describe in detail the work to be performed on your building. The drawings and text "sets" can be distributed to the people involved in your project. There are several types of drawings you are likely to see in a set of CDs.

The following list of deliverables can be considered typical, but not all inclusive:

·  As-Built Drawings of the existing structure as required

·  Site Plan w/ integrated Landscape Plan as outlined in the agreement

·  Demolition Plan as required

·  Foundation Plan

·  Floor Plans

·  Roof Plan as required

·  North, South, East and West Elevations

·  Sections (usually one longitudinal and one transverse)

·  Construction Details as required

·  Interior Elevations as required

·  Structural Plans (includes coordination with a structural engineer)

·  Electrical/Lighting Plans

·  Mechanical Plans

·  Written plumbing, lighting and fixture schedules to accompany working drawings as required

·  Energy Calculations as required

·  Additional forms as required by City or County building department

·  Specification Book as required

7.0         [CA] Contract Administration

General Administration

Contract administration services are a case of spending a penny to save a dollar. Once you have approved the design, you want it built as it was designed. The Designer will administer the contract between you and the contractor. The Designer will periodically observe construction of the project by the contractor hired by the Owner. These services are referred to as “Contract Administration Services.” Specific duties include:

(1) evaluating work for compliance with the drawings and specifications;

(2) approving shop drawings, materials, and product samples;

(3) reviewing the results of material tests and inspections;

(4) approving the contractor’s requests for payment;

(5) handling requests for design changes during construction; and

(6) administering the completion, start-up, and close-out process of your project.

The Designer will attend the pre-construction conference as well as project meetings as needed. The Designer will also attend dispute resolution conferences and other meetings when requested by the Owner. The Designer will review, approve and submit to Owner the Contractor Requests for Payment when requested by the Owner. Contract administration services commence with the award of the initial contract for construction and terminate at the issuance to the owner of Certificate of Occupancy.

Getting the building that was designed—and on budget—is important. Attaining that goal requires considerable experience, time and effort.

Evaluations of the Work

The Designer, as a representative of the Owner, will visit the site at intervals appropriate to the state of the construction of the Project, or as otherwise agreed by the Owner and the Designer. The purpose of site visits are:

(1) to become generally familiar with and to keep the Owner informed about the progress and quality of the portion of the work completed;

(2) to endeavor to guard the Owner against defects and deficiencies in the work; and

(3) to determine if the work is being performed in a manner in general accordance with the Construction Documents.

Exhaustive or continuous on-site inspections to check the quality or quantity of the work are not performed. It’s important to keep in mind that the Designer neither has control over or charge of, nor are we responsible for, the construction means, methods, techniques, sequences or procedures, or for site safety precautions and programs in connection with the work, since these are solely the Contractor’s rights and responsibilities under the Construction Contract.

The Owner will endeavor to communicate with the Contractor through the Designer about matters arising out of or relating to the Construction Documents. Communications by and with the Designer’s consultants will be through the Designer.

The Designer will observe the quality and progress of the work and furnish written field observations as needed and appropriate. The Designer will promptly notify the Owner in writing of any observed defects or deficiencies in the work or of any matter of dispute with the Contractor.

Submittals

The Designer reviews or takes other appropriate action upon, the Contractor’s submittals such as shop drawings, product data and samples. Unless otherwise mutually agreed between Designer, Owner and Contractor,

During the construction process, we will respond to requests by the General Contractor for additional information about the CDs. Phone calls, e-mail and faxes are acceptable. Unless otherwise mutually agreed between Designer, Owner and Contractor, Designer shall be permitted two business days to respond to requests for information.

If deemed appropriate by the Designer, the Designer will prepare, reproduce and distribute supplemental drawings and specifications in response to requests for information by the Contractor.

Changes in Work

The Designer will review change orders prepared by the Contractor for the Owner’s approval. The Designer will assist the Owner in analyzing and negotiating requested change orders, and will counter-sign Owner-approved change orders. Generally the Designer is authorized to make minor changes in the work not involving an adjustment in contract sum or an extension of the contract time. The Designer will make recommendations to the Owner for solutions to special problems or

changes necessitated by conditions encountered in the course of construction. The Designer’s decisions on aesthetic matters will be final if consistent with the intent expressed in the Construction Documents.

As needed, the Designer will prepare, reproduce and distribute supplemental drawings and specifications in response to requests for information by the Contractor.

Project Completion

At the project’s conclusion, the Designer will visit the project to determine whether it has been substantially completed and prepare a written punch-list, certificates of completion and other necessary construction close-out documents. The final inspection will be conducted with you to check conformance of the work with the requirement of the CDs and to verify the accuracy and completeness of final punch list.