Work Plan Synopsis: CONTRACT + PROCESS = OBJECTIVE
OPTIMUM MANAGEMENT OF CLIENT EXPECTATIONS
Our customary base service work plan involves 4 phases of activity. These include, but are not limited to:
Phase 1 - Project Definition - Program Development -
Master Site planning – Schematic Design
Phase 2 - Construction Drawings and Specifications
Phase 3 - Construction Bidding and Negotiation
Phase 4 - Construction Contract Administration.
The intent of these Phases of services is to graduate the work with the client through each stage of the process; from the ground up of new construction or, from the existing conditions evaluation of historic restoration / adaptive reuse, to the finished product - designed specifically to meet the client’s particular needs and within Budget.
In the case of Adaptive Reuse Renovation / Historic Restoration projects, when existing building condition Architectural drawing documentation is not available for use by the Architect for program development, design, and construction documentation use, the Architects usual procedure is to have staff field measure the existing building and create existing conditions base drawings for the project. It is standard Architectural professional practice to charge a separate additional fee for this service The fee for this service for this project is inclusive to the fee that has been developed for phase one work as subsequently described in PHASE ONE
PHASE ONE –
Project Definition – Program Definition – Master Site Planning –
Existing Conditions Field Measurements to create
Architectural building Plans and Elevations
Our first task will be to collect, analyze and interpret the proposed project development information that has been generated and available (i.e, prototypes, and existing built examples to assess what may or may not need to be done for completion or clarification of the program to develop a desired scope of work. We will discuss and develop specific standards for the various types of spaces for desired functions individually, in groups, and / or in modules to meet the needs for the mixed uses and various interactive flexibilities,. The Architect will lead interactive discussions with all stakeholders to test organizational concepts, clarify intentions, and translate these abstract and quantitative data into more tangible graphic terms. If this information has been previously generated by specialized consultants, then the Architect will work with the client, client’s consultants and/or other development teams to generate to optimize the process into the building. At the same time, we will be mindful to analyze the proposed building and surroundings to identify and evaluate additional opportunities and constraints that may affect and /or benefit the project with its relationship to the surrounding environment.
The result of this effort would be a written report containing data and graphics, which together describe our understanding of the project requirements to the goals of the existing general building organization and the proposed mixed use / adaptive reuse’s internal functional relationships. This document will also establish or verify other criteria including the benefit of the FHTC - Federal Historic Tax Credit, CRP - Community Redevelopment program tax credit and other tax credit benefits, and a value engineered conceptual budget developed through the interaction of the (CM) construction manager, the project schedule, and the impact of building code regulations.
Concurrent to the process above, the Architect and Architect’s staff will field measure the existing building and site and produce scaled Architectural base drawings of all the plans and elevations to be used in the Schematic Design, Design Development and Construction Document phases of eventual work. In addition, we will prepare graphic diagrams documenting existing site conditions, including utility locations, existing vegetation, vehicular traffic parking and circulation patterns etc.
PHASE ONE –
Once the client’s needs are documented and our interpretation of the program approved, The Architect will then begin the conceptual to schematic design process. This is a process of blending the objective performance criteria of the program with the subjective expectations for the building’s design layout as tempered by existing building conditions, budget, local codes, and good construction practices. The ultimate goal is an optimal balance between these factors so that each enhances, rather than compromises, the other. Several design concepts will be explored in a search for the most appropriate solution(s) to meet the client’s overall project needs. The client’s participation at this stage of the process is crucial, because decisions made at this point affect everything that follows.
During this phase, the Architect will develop with the owners and in coordination with the construction manager floor plan diagrams and studies to propose initial building organization concepts for group discussion. We will then propose alternate overall schematic building solutions, which will show full building layouts to be tested in group discussion for their functional and aesthetic merits to the project objectives. The alternatives will provide an excellent method for evaluating, testing and ultimately optimizing use of areas within the existing building along with security, and quality of renovation.
The early stages of design in particular are characterized by an increase in client participation. This is when the first visible form of the project begins to emerge and take shape. It is always a period of excitement and anticipation, and the client’s active involvement, especially at this critical stage, is something we strongly encourage. It is at this point when fundamental choices are made regarding the direction and character of the project.
Throughout the various stages of the project, there are also periodic in-house reviews of the work involving not only the principals and staff members of the project team, but other members of the firm as well. The purpose is to ensure the quality and completeness of our work, that the design meets with client’s goals, and to explore new possibilities for better ways to satisfy your needs. These reviews tend to be very conceptual at the early stages, and become quite technical in the latter stages of a project.
At the completion of schematic design we will work with the owner’s designate CM/GC to prepare an estimate of probable construction cost to monitor the relationship between design and budget. We will also provide a comparison between the programmed areas and the actual existing areas of the building, and an up-date of the project schedule. This information will be summarized in a report book and submitted to you with a complete schematic package of drawings with outline specifications. This package will describe the project and major building systems recommendations. Preliminary material selections will also be included to define the character and quality of the building renovation.
PHASE TWO –
– Drawings and Specifications
Upon client approval of the schematic design document, the project team will continue to develop the design under the direction of the principal, project designer, and the project Architect. Plans are reviewed with local building authorities at appropriate intervals during design development, and again before documents are issued for bidding to ensure compliance with the requirements and ultimately, their approvals. This phase of work involves a more intensive furthering of the design process of the project beyond the basics of the schematic design layout and will process define with input from the client all the finite specifics thru elevations, building sections, details development, and reflected ceiling plans. Specific selections and placement of doors, windows, furniture, lighting, fixtures and equipment as well as all materials, hardware, finishes and colors for all fixed components of the exterior and interior are a part of this phase. All these elements need to be studied defined and selected by the interaction between Architect and Client as a necessary process prior to construction documents development.
At the completion of design development, we will present a set of documents for your review and approval. This will consist of drawings, rendered perspectives (as may be necessary); complete outline specifications, reports, and material , product and manufacture samples as required, which collectively describe the size and character of the entire project regarding architectural, structural, mechanical, and electrical systems, materials and other elements as appropriate. We will also provide a comparison between programmed areas and actual designed areas, an up-dated estimate of probable construction cost and the project schedule.
Based on an approved set of design development documents, the construction documents will be prepared under the supervision of the Principal. We will continue to rely on the extensive use of design development drawings and specifications as selected in the design development phase to describe the complete scope of the project in detail while working closely with the project designers to ensure that the design intent is maintained throughout this phase. Meetings are held regularly to review this material with the client, our consultants, and principals of the firm to coordinate disciplines, and confirm design and technical conformance.
The Architect and our consultants will prepare a complete set of construction documents consisting of drawings and specifications, which describe in detail the requirements for construction of your project. We will assist in preparing the necessary bidding information, bid forms, conditions of the contract and the forms of agreement between Owner and Contractor. We will prepare a final up-date of the probable construction cost and assist the Owner in filing documents for the approval of authorities with jurisdiction over the project.
PHASE THREE –
Bid Administration –
Construction Bidding & Negotiation
Following the approval of construction documents, we will assist the client in obtaining bids and assist in pre-bid conferences, bid evaluation and award, and preparation of contracts for construction. The Architect will be available to recommend contractors and assist in evaluate their qualifications, bid price, specification of work scope to historic sensitive tax credit standards qualification adherence.
The Architect will be available to assist the Owner in implementing contractor building maintenance (non permit required) work prior to Architect drawings permit submittals as the owner requests.
If the client chooses to engage a Construction Manager for their project, the Architect would assist by providing the necessary information to prepare and up-date cost estimates, schedules, bid information and procure the necessary approvals from authorities having jurisdiction. During the bid or negotiation phase, Marusich Architecture will assist the CM/GC Construction Manager/General Contractor as required in obtaining bids, or proposals, rendering interpretations and clarifications of the documents, and participate in pre-award conferences with the bidders.
PHASE FOUR –
Construction Contract Administration
Once under construction, Marusich Architecture will monitor all progress of the project under construction in accordance with the A.I.A. Standard Form of Agreement between Owner and Architect. This includes maintaining a logbook, processing shop drawings and samples, reviewing change order requests, requests for payment, and ensuring compliance and certification with the contract documents on behalf of the client
Near the completion of construction, we will prepare a final punch list of remaining items to be addressed by the contractor and oversee the satisfactory completion of this list before final payments are released. Upon their completion, we will assist the client in taking occupancy of the building and review start-up, operating and maintenance procedures with your staff.