Phases
The phases below are listed in order of typical project progression.
1.0 Code Review
2.0 Survey Documentation
3.0 Programing & Analysis
4.0 Design
5.0 Review of Design & Permitting
6.0 Construction Documents
7.0 Bidding & Negotiation
8.0 Construction Administration
9.0 Building & Facility Management Assistance
10.0 Reports & Studies
1.0 Code Review
Research of pertinent laws, codes and ordinances to review the project design for compliance.
 1.1 SITE DESIGN CONSULTATION
1.1.1 INITIAL SITE DESIGN CONSULTATION - A cursory review of the principle regulatory codes. Codes reviewed varies with project.
1.1.2 ZONING ORDINANCE REVIEW - For building site design regulation.
1.1.3 LAND DEVELOPMENT ORDINANCE REVIEW
1.1.4 SITE CAPACITY CHECK
1.1.5 UTILITY AVAILABILITY CHECK
1.1.6 REVIEW COMMUNITY EXPECTATIONS - Review of community attitudes and expectations including preliminary contact with governing municipality.
1.2 CODE REVIEW of for architectural or interior project design
1.2.1 IBC MEANS OF EGRESS REVIEW - Cursory review chapter 10 for compliance to means of egress requirements.
1.2.2 IBC BUILDING CODE REVIEW - Cursory review of chapters 1 through 11 for the specified use group and building type combination for use in design. When used in renovation/alteration projects, a limited project can turn into major work if an overly strict and precautionary interpretation of code is applied. We apply a reasonable interpretation of code requirements which may differ from zealous code officials.
1.2.3 IEBC BUILDING CODE REVIEW - Cursory review of International Existing Building Code to determine classification of renovation and building code requirements. Particularly in renovation projects, a limited project can turn into major work if an overly strict and precautionary interpretation of code is applied. We apply a reasonable interpretation of code requirements which may differ from zealous code officials.
1.2.4 ICCEC CODE REVIEW - Cursory review of International Code Council Electrical Code to determine building code requirements.
1.2.5 IMC CODE REVIEW - Cursory review of International Mechanical Code to determine building code requirements.
1.2.6 IFGC CODE REVIEW - Cursory review of International Fuel Gas Code to determine building code requirements.
1.2.7 IPC CODE REVIEW - Cursory review of International Plumbing Code to determine building code requirements.
1.2.8 IECC CODE REVIEW - Cursory review of International Energy Code to determine building code requirements. Typically includes a partial COMcheck Review.
1.2.9 IFC CODE REVIEW - Cursory review of International Fire Code to determine building code requirements for special uses and stored materials.
1.2.10 IRC BUILDING CODE REVIEW - Cursory review of International Residential Code to determine building code requirements.
1.2.11 IUWIC BUILDING CODE REVIEW - Cursory review of International Urban Wildlife Interface Code to determine building code requirements for projects in designated wildlife areas.
1.2.12 NJ UNIFORM BUILDING CODE REVIEW - Cursory review of Building subcode (ICC) and Barrier Free subchapter 7.
1.2.13 NJ REHAB SUBCODE REVIEW - Cursory review of Rehabilitation subcode (if applicable), and Barrier Free subchapter 7.
1.2.14 DOE COMcheck - Multiple form commercial compliance software to verify energy code compliance of building envelop, electrical, and mechanical systems.
1.3 ACCESSIBILITY COMPLIANCE REVIEW of for architectural or interior project design
1.3.1 ADA BUILDING CODE REVIEW - Cursory review of Department of Justice document 28 CFR Part 36 for the specified use group.
1.3.2 IBC ACCESSIBILITY REVIEW - Review chapter 11 for compliance to accessibility requirements and reference standard ANSI A117.1 2003.
1.3.3 NJ UNIFORM BUILDING CODE REVIEW - Barrier Free subchapter 7.
1.4 ZONING COMPLIANCE REVIEW
1.4.1 REVIEW OF LOCAL ZONING COMPLIANCE - for building design regulation and amendments to the building code.
1.4.2 REVIEW OF LOCAL ZONING COMPLIANCE - for land development project.
end of section
2.0 Survey Documentation
Survey of existing conditions and collection of basic information, to form an information base.
2.1 SITE DATA COLLECTION
2.1.1 AERIAL PHOTOGRAPHY - Use of stock aerial photography for context and backgrounds in site studies.
2.1.2 AERIAL SURVEY
2.1.3 SOILS & GEOLOGY
2.1.4 TOPOGRAPHY
2.1.5 WATER & VEGETATION
2.1.6 EASEMENTS
2.1.7 SITE FEATURES
2.1.8 PRELIMINARY EXISTING UTILITIES
2.1.9 PRELIMINARY EXISTING STORM WATER
2.1.10 SKETCH BASE PLAN - to be developed from readily available sources to quickly generate a site plan for conceptual use only.
2.2 STRUCTURE SURVEY existing buildings or building area and enter into CAD to produce DXF, DWG, or similar vector formats. The most accurate way to develop vector drawings (usable by CAD systems) of a facility.
2.2.1 PLAN SURVEY - Survey and document into CAD to create a plan showing walls, partitions, doors, built-ins and other permanent architectural features. Does not include survey of MEP systems.
2.2.2 REFLECTED CEILING SURVEY - Survey and document into CAD to create a reflected ceiling plan showing ceiling grid, light fixtures, sprinkler heads, HVAC registers, and soffit features.
2.2.3 SURVEY OF 3D / ELEVATION FEATURES - Survey and document to create elevations showing heights of walls, wall features, doors, windows, ceilings, and other building features.
2.2.4 HISTORIC BUILDING SURVEY - Survey of historic buildings using HABS standards.
2.2.5 VISUAL SURVEY - A survey method where the building or site is walked to assess the condition or check the general accuracy of existing documentation for the purpose of the intended services. Pertinent moved, added, or missing elements are sketch located and added to existing drawings.
2.2.6 DIGITAL PHOTO SURVEY - Photo survey to digital format which can then be used in studies or CAD files. Can be archived to CD-Rom.
2.2.7 DIGITAL IMAGES FROM VIDEO SURVEY - A quick survey method and very effective in gathering a complete survey record. Our office is equipped to digitize stills off a video stream. Images can be used directly in CAD files or written to CD-ROM. Done in-house.
2.2.8 ARCHITECTURAL SURVEY - A more detailed survey and documentation into CAD to create a floor plan, ceiling plan, and elevations. Typically shows walls, partitions, doors, built-ins, ceiling grid, light fixtures, sprinkler heads, HVAC registers, and soffit features and other permanent building features.
2.3 INVENTORY of existing buildings area and items.
2.3.1 DEVELOP BUILDING AREA CALCULATIONS - Verify usable and rentable building areas (BOMA standard used).
2.3.2 DEVELOP BUILDING AREA DIAGRAMS - Diagram building areas to develop approximate square footage information to be used as base line information in space allocation studies. Typically creates a drawn database with smart graphic objects that report area and dimensions for easy updating and tracking of areas.
2.3.3 INVENTORY & DOCUMENT FURNITURE/EQUIPMENT/BUILDING ITEM - Develop "Smart" database linked drawings showing selected furniture, equipment or other item to track inventory or status.
2.3.4 DOCUMENT PRIMARY FURNITURE UNITS - Develop "symbol / cell" graphical database of selected furniture to use in layouts.
2.4 BUILDING CONDITION REVIEW - Due diligence investigation of various aspects of a building. Does not guarantee discovery of all hidden faults.
2.4.1 REVIEW OF BUILDING ENCLOSURE - Investigation of enclosing walls. For insurance reasons roofs inspections are typically excluded from our review.
2.4.2 REVIEW OF STRUCTURAL SYSTEM - Visual review of structural elements for defect or weakness. Typically does not include invasive inspection or investigative demolition.
2.4.3 REVIEW OF MECHANICAL & PLUMBING SYSTEM - Review condition of mechanical units and ductwork.
2.4.4 REVIEW OF ELECTRICAL SYSTEM.
2.4.6 REVIEW OF INTERIOR FINISH CONDITIONS - General review of floors, walls, ceilings, and built-in fixtures for finish condition.
2.4.7 FUNCTIONAL REVIEW - .General review to assess if the room is functional for the intended use. Factors include built-in amenities, appropriate finishes, lighting performance (footcandle level), adequate egress, room layout and dimensions.
2.4.8 REVIEW OF EGRESS CODE COMPLIANCE - Review of IBC building code chapter 10 for compliance to means of egress requirements.
2.5 IMPORT OF DRAWINGS
2.5.1 DIGITIZING OF PAPER DRAWINGS - Scan documents to generate TIFF, PICT, or other raster formats. Excellent drawing archive method which also allows overlay sketching and reference uses in CAD systems.
2.5.2 OVERLAY DRAFTING of existing paper drawings to generate DXF, DWG, or similar vector formats. The easiest way to develop vector drawings (usable by CAD systems) of a facility (no or limited field surveying).
2.5.3 IMPORT DRAWING FILES - Import Owner provided DXF/DWG or raster files into office system and prepare for use.
2.6 RESEARCH
2.6.1 BUILDING RESEARCH - Research for information or archive drawings, generally from public sources.
2.6.2 HISTORIC RESEARCH to determine original form, missing features, chronology of construction, or significant period of building.
2.6.3 PA RECORD PLAN RESEARCH to determine if existing building has recorded plan with L&I. Research is by correspondence with L&I record staff.
end of section
3.0 Programing & Analysis
Development of performance criteria, objectives and priorities in order to formulate a statement of the design problem and the requirements to be met in formulating a solution.
3.1 PROGRAMMING
3.1.1 REVIEW OF CLIENT SUPPLIED PROGRAM - Review of staff lists, organizational charts, building space inventories and other similar client information. Does not include any programming effort.
3.1.2 PROGRAMMING INTERVIEWS of department heads, staff, or project managers to solicit project goals and requirements. Can be telephone, person to person or by written program questionnaire.
3.1.3 DEVELOP PROGRAM DATABASE - A worksheet or database, organized by functional area or components (typically departments), showing square footage needs of rooms and areas. Can be staff oriented or room oriented.
3.1.4 DEVELOP GRAPHICAL PROGRAM - Develop drawings of program components. This is typically repeating program units, such as, offices or classrooms, but also can include important unique spaces, such as a lobby or training room.
3.1.5 DEVELOP SPACE PROGRAM - From program database in 3.1.3 and space layouts in 3.14 above, develop a composite Program Statement for overall organization to guide new work. Can include the development of variants on component mixes within a building or on multiple sites. Typically identifies program needs for three time periods: present, projected occupancy date, and ten year out needs.
3.1.6 DEFINE FUNCTIONAL STRUCTURE - To identify the functional units (departments, groups, and teams). Usually differs from organizational chart of company. Example: Space and Program Diagram.
3.1.7 ADJACENCY DIAGRAM - A diagram of interaction (and thus adjacency requirement) between functional units. Usually shown as hourly, daily or weekly interaction. Example: Department Adjacency Diagram.
3.1.8 DEVELOP ROOM AREA STANDARDS - Develop standard size and furniture layouts for repeating program units, such as, offices and work stations, to insure consistency across departments and facilities.
3.1.9 DEVELOP PROJECT IMAGES Development of images to determine visual preferences.
3.1.10 GROUP WORK SESSIONS - Meetings to allow inclusive participation of larger groups. Provides broad general programing information, not suited to developing or reviewing detailed requirements.
3.1.11 PROGRAMMING SITE VISIT - Visit existing facility to understand present constraints and gather programing information.
3.2 BUILDING ANALYSIS AND SELECTION
3.2.1 SPACE ALLOCATION DIAGRAMS - Develop drawings to analyze and show both existing and proposed uses in a building or complex.
3.2.2 PROGRAM AREA CALCULATIONS - Develop area calculations for all individual components in the program as well as overall totals. Includes calculation of some unprogrammed areas such as circulation and loss to building walls and elements.
3.3 SITE ANALYSIS AND SELECTION
3.3.1 INFORMATION GATHERING - Selected research and / or contact of individuals to assemble a baseline of information for site design decisions.
3.3.2 OPPORTUNITIES AND CONSTRAINTS
3.3.3 GOALS AND OBJECTIVES
3.3.4 BASE SITE & SITE CAPACITY CALCULATIONS
3.3.5 PRELIMINARY NATURAL RESOURCE CALCULATIONS
3.3.6 SITE ANALYSIS PLAN
3.4 PROJECT BUDGET & SCHEDULE
3.4.1 PROBABLE COST ANALYSIS - Project estimate based on unit costs, typically SF, and cost experience or a cost index such as R.S. Means.
3.4.2 PROBABLE SCHEDULE PROJECTION - Estimate on project schedule based on experience with similar projects.
3.4.3 PROJECT FINANCIAL FEASIBILITY - Develop Financial Feasibility Statement based on previous similar projects, no warranty is associated with estimate. Estimate developed in up to four parts, Development and Construction Cost, Operational Cost, and Probable Income.
end of section
4.0 Design
Primarily design exploration of options at a conceptual level to establish the basic organization, layout, and form.
4.1 URBAN DESIGN
4.1.1 SCHEMATIC LAND USE OPTIONS - Softline or not to scale conceptual sketches. Typically three options are developed.
4.1.2 EVALUATION OF OPTIONS - Comparative evaluation of access, linkage, orientation, building form, views, visual interest, land use, utilities, parking, traffic, and circulation networks.
4.1.3 LAND USE PLAN - Development of selected option into a plan with parcels, buildings, and hardscape layout.
4.1.4 RENDERED / PRESENTATION PLAN
4.1.5 DEVELOP URBAN GUIDELINES - Urban form depends on massing, form, materials and scale of the proposed building and street elements. Guidelines demonstrate urban forms used/required in the plan. Typically takes the form of an illustrated matrix.
4.1.6 BUILDING PROTOTYPES - Schematic plan and elevation of typical building types crucial to the plan.
4.1.7 PHASING PLAN - Create an organizational and/or physical implementation plan.
4.2 SITE DESIGN - Hardscape conceptual design sometimes with landscape design coordination.
4.2.1 SCHEMATIC SITE OPTIONS - Development of sketch options suggested by the site conditions. Typically three options showing the general layout of the site. Upon review with the client, one option to be selected for further development. The resulting design is the basis for the final design solution.
4.2.2 SCHEMATIC SITE PLAN - Plan with building and hardscape layout.
4.2.3 RENDERED SITE PLAN
4.2.4 SKETCH PLAN SUBMISSION
4.2.5 SITE DESIGN FOR ADA COMPLIANCE - Development of sketch options to resolve accessibility issues.
 4.2.6 COORDINATE LAND DEVELOPMENT DESIGN SERVICES - Provide design critique and ongoing review of civil engineering design layout and proposals. Also help develop and review items of detailed design under the scope of the civil engineer such as curbing, drainage elements, water features, landscaping, sidewalks, and paving. Provide light fixture specification for use by civil engineer where required. Includes the development of base drawings / files for use by civil engineer of new architectural elements used in site design. Scope of services follow requirements of Land Development Ordinance.
4.3 BUILDING DESIGN
4.3.0 CONCEPTUAL OPTIONS - Explore conceptual solutions to outline possible options. Meant to be simple and quick and thus detailed criteria will be ignored. Beyond this service, the selected option(s) must be developed and evaluated to detailed criteria to confirm viability of the conceptual solution.
4.3.1 BUILDING SCHEMATICS: DEVELOPMENT OF OPTIONS - Development of one or more sketch options showing departments or building areas and their general layout in a building. Upon review with the client, one option to be selected for further development showing scale and relationship of main building components. The resulting design is the basis for the final design solution.
4.3.2 BUILDING RENOVATION / ADDITION DESIGN - Development of renovation options with plan and section drawings as required. Upon review with the client, one option to be selected for further development showing impact on main building and interior components. The resulting design is the basis for the final design solution.
4.3.3 HISTORIC REHABILITATION DESIGN - Certified rehabilitation design for tax credit.
4.3.4 BUILDING RENOVATION DESIGN FOR ADA COMPLIANCE - Development of sketch options to resolve accessibility issues.
4.4 INTERIOR DESIGN
4.4.1 CONCEPTUAL PLAN / SPACE PLANNING - Hard-line to-scale CAD plan typically showing the following information: room names, room SF area, room dimensions, example furniture layout, and Usable SF per BOMA (if desired).
4.4.2 INTERIOR DESIGN - Plan layout and spatial design. Includes a hard-line to-scale CAD plan and elevation drawings for walls and built-in features.
4.4.3 INTERIOR RENOVATION DESIGN - Development of renovation options with plan and section drawings as required. Upon review with the client, one option to be selected for further development. The resulting design is the basis for the final design solution.
4.5 FURNITURE, FIXTURE & FINISH DESIGN
4.5.1 CUSTOM FURNITURE DESIGN - Examples: Executive Desks, Modular Desks, Work Stations, Armoire, Chair Design, Service Cabinets, Sales Display.
4.5.2 CUSTOM MILLWORK DESIGN - Examples: Built-in Cabinet, Door and Doorway, Reception/Sales Desk, Sales Counter.
4.5.3 UNIQUE FINISH AND MATERIAL SELECTIONS - Examples: Ceramic Frit Glass, Special Wood Selections, Special Color Palettes and Finishes.
4.5.4 SPECIFICATION OF FURNITURE TYPICALS - Assistance in selecting and specifying the design of typical stations. In some cases assistance in ordering systems furniture. Example: Office Furniture Selection, Systems Furniture Layout.
4.5.5 INTERIOR SIGNAGE DESIGN - Design of typical sign types and typical mounting variations for interior building circulation. Does not include locating all signs or take-off on sign quantities which is typically an aspect of the sign installer's service. .
4.5.6 BUILDING SIGNAGE DESIGN - Design of stand alone or building mounted sign for building identification.
4.5.7 SITE SIGNAGE DESIGN - Layout of Signage locations and sign wording/symbols for on-site circulation.
4.5.8 CUSTOM METAL FIXTURE DESIGN - Includes ornamental railings, ornamental structural elements, or movable furniture pieces.
4.6 CONSTRUCTION STANDARDS - DEFINE BUILDING STANDARDS
4.6.1 SELECTION OF BUILDING STANDARDS - To include tenant entrances, lighting, signage, wall covering, paint colors, ceiling, and flooring.
4.6.2 SELECTION OF TENANT INTERIOR STANDARDS - To include tenant office doors, sidelights, lighting, paint colors, cabinets, ceiling, and flooring.
4.6.3 SELECTION OF STANDARD UPGRADE OPTIONS - To include upgrades for kitchen cabinets, special lighting, and flooring.
4.6.4 PRODUCTION OF TENANT STANDARDS SAMPLE BOARD OR BOOKLET - Two boards or booklet to be provided for each project.
4.6.5 TENANT FIT-UP SPECIFICATIONS - To define level of finish, critical specifications.
4.6.6 LANDLORD WORK LETTER - Outline specifications for use in tenant lease agreements. Owner to provide typical work letter.
4.6.7 BUDGET UNIT COSTS - will be provided for tenant standard items such as lights, doors, cabinetry, and flooring. Installation cost to be provided by intended TI contractor. Installation cost information will be integrated if provided by contractor or owner.
4.7 DESIGN - OTHER
4.8 VISUALIZATION
4.8.1 VISUALIZATION - 3D VIEW OF PLANS - Illustrative drawing based on a projection of the plan. Example: Axonometric.
4.8.2 COMPUTER MODELING with still views, QuickTime or video walkthroughs of a 3D model to communicate the design solution. Examples: QuickTime Movie, Computer Rendering.
4.8.3 PHOTO MONTAGE - Rendering of proposed design superimposed on a photographic context. May also include the manipulation of a photographic image to create the illusion of the proposed design.
4.8.4 ILLUSTRATIVE DRAWING - An elevation, section or perspective showing the proposed design.
4.8.5 PLAN RENDERING - Add color to a plan view for presentation clarity.
4.9 PROJECT PRICING
4.9.1 THIRD PARTY BUDGET - Issue to a third party estimator schematic drawings to provide a budget for the work.
4.9.2 PROBABLE COST ANALYSIS - Project estimate based on unit costs, typically SF, and cost experience or a cost index such as R.S. Means.
4.9.3 DRAWING OBJECT UNIT PRICING - Use of "intelligent objects" to allow bill of materials reports to be generated directly from preliminary drawings. Reports are intended to be an aid to estimators.
4.10 OBJECT DATABASES - Spreadsheets generated from CAD integrated object based database.
4.10.1 AREA AND ROOM WORKSHEETS - Generated from "smart" plan drawing typically showing dimensions, area, and special tagged info.
4.10.2 PROGRAM WORKSHEETS - Generated from "smart" plan drawing showing one or more of the following: itemized area calculations by department, list of staff, and program statements.
4.10.3 MATERIAL WORKSHEET / SCHEDULE - Generated from "smart" plan drawing showing door, furniture, or material quantities.
4.11 DESIGN SPECIFICATIONS
4.11.1 B.O.D. - BASIS OF DESIGN SPECIFICATION
4.11.2 OUTLINE SPECIFICATIONS
4.12 DEFINE PHASING / IMPLEMENTATION PLANS - For existing building conversion or renovation project.
end of section
5.0 Project Review & Permitting
Process of evaluating preliminary design solutions) through client and/or public review and facilitate permit submissions and approval.
5.1 DESIGN PRESENTATION
5.1.1 DESIGN PRESENTATION to committees, boards, or user groups.
5.2 PROJECT REPRESENTATION and AGENCY COORDINATION - Facilitate public presentations, permitting, and submissions for approvals.
5.2.1 PRE-REVIEW MEETING WITH LOCAL MUNICIPALITY - Coordination meeting with review official to discuss unique aspects and increase confidence in review outcome.
5.2.2 PLAN REVIEW PERMITTING WITH LOCAL MUNICIPALITY - Assist with municipal plan review & building permit issues prior to construction.
5.2.3 HARB SUBMISSIONS - Assist with Historical Architectural Review Board submissions for review of project design during permitting prior to construction.
5.2.4 PLANNING BOARD PRESENTATION - Assist with Planning Board submissions for review of project design. Typically includes two presentations.
5.2.5 TAX ACT PROJECTS Department of Interior & State Agency Review (for Certified Rehabilitations / Tax Projects)
5.2.6 RECORD APPLICATION WITH PA STATE L&I - Submit record drawings to PA Department of Labor and Industry to received state file number.
5.2.7 VARIANCE APPLICATION WITH PA STATE INDUSTRIAL BOARD - Service to apply for state variance from state building code for non-compliant building features.
5.2.8 VARIANCE APPLICATION WITH PA ACCESSIBILITY BOARD - Service to apply for state variance from PA Universal Accessibility Act for non-compliant building features.
5.2.9 ZONING HEARING BOARD - Assist in the preparation for appeal to zoning hearing board. Appeal typically done by legal council. Typically includes one meeting.
5.2.10 GRANT COORDINATION - Service to provide technical coordination for state grants, such as PHMC Project Director role.
5.2.11 COUNTY HEALTH DEPT. APPLICATION - Service to apply for county health department approval for restaurants and food service areas. Utilizes equipment information provided by client.
5.2.11 PROJECT REPRESENTATION, OTHER AGENCIES
5.3 DESIGN REVISION to integrate review comments.
end of section
6.0 Construction Documents
Construction Documents The creation of construction drawings and specifications to communicate the design solution to the contractor and reviewing agencies.
6.1 SITE CONSTRUCTION DOCUMENTATION - Develop construction and / or permit drawings for a site design project.
6.1.1 SUPPORT LAND DEVELOPMENT SUBMISSION - Ongoing review of civil engineering documentation for land development and/or land subdivision. Includes the development of drawings / files of new architectural elements used in land development submission, such as updates of building footprint in response to civil design requirements. Scope of services follow requirements of Land Development Ordinance.
6.1.2 MODULAR INSTALLATION DRAWINGS - Develop construction and / or permit drawings for the installation of modular trailer units. Drawings focus on access walkway, required ramps, steps and canopy design, if required. Includes specification of footing design for walkway elements. Drawings defer to modular manufacturer's details for footing and securing of modulars.
6.2 ARCHITECTURAL CONSTRUCTION DOCUMENTATION
6.2.1 ARCHITECTURAL CONSTRUCTION DOCUMENTATION - Develop construction and / or permit drawings for an architectural project.
6.2.2 BUILDING RENOVATION DOCUMENTATION - Documentation typically includes demolition plan, construction plan, reflected ceiling, framing details, construction details, millwork design, and selection of built-in fixtures.
6.2.3 MINIMAL PERMITTING DOCUMENTATION - Documentation for use in permitting of a limited renovation project. Does not include construction details or drawings not necessary for permitting and thus there is limited control of design features of space.
6.3 INTERIOR CONSTRUCTION DOCUMENTATION
6.3.1 INTERIOR CONSTRUCTION DOCUMENTATION - Develop construction and / or permit drawings for an interior project.
6.3.2 INTERIOR RENOVATION CONSTRUCTION DOCUMENTATION - Documentation typically includes demolition plan, construction plan, reflected ceiling and selected details/elevations for limited renovation purposes.
6.3.3 BUILDING STANDARD INTERIORS / CONSTRUCTION DOCUMENTATION - A lesser service than Interior Design Documentation. Documents for typical office space utilizing construction details and finishes from the standard established for a building, typically know as the "building standard".
6.3.4 MINIMAL PERMITTING DOCUMENTATION - Documentation for use in permitting of a limited interior renovation project. Does not include construction details or drawings not necessary for permitting and thus there is limited control of design features of space.
6.4 BUILDING SYSTEMS DESIGN / DOCUMENTATION
6.4.1 BUILDING SYSTEMS DESIGN / DOCUMENTATION - Design and drawing documentation for structural, mechanical, electrical, lighting, and plumbing within the building. Includes typical building systems with documentation appropriate for project scale. Specialized systems, such as, data/tele networks, intercom and security systems are not included.
6.4.2 STRUCTURAL DESIGN / CONSTRUCTION DOCUMENTATION
6.4.3 MECHANICAL DESIGN / CONSTRUCTION DOCUMENTATION - Design of ductwork, load calculations, and specification of mechanical and exhaust units within the project area.
6.4.4 ELECTRICAL DESIGN / CONSTRUCTION DOCUMENTATION - Design of lighting, outlets, primary service and distribution components within the building. Includes conduit system for telephone / data outlets and fire alarm where applicable.
6.4.4.1 ELECTRICAL LIGHTING DESIGN / CONSTRUCTION DOCUMENTATION - Design and drawing documentation of ambient lighting for all finished rooms and areas (typically 30 to 50 FC at table level). Typically includes specification and layout of emergency lighting where required by building code. Desktop lamp selection and task lighting is typically not included.
6.4.4.2 ELECTRICAL POWER AND ELECTRICAL DISTRIBUTION DESIGN - Design of primary service and distribution components within the building.
6.4.4.3 FIRE ALARM SYSTEM SPECIFICATION - Provide detector and annunciator layout with system specification typically, in accordance with NFPA 72.
6.4.5 PLUMBING DESIGN / CONSTRUCTION DOCUMENTATION - Design of plumbing service and distribution components within the building: domestic water, sanitary, and gas.
6.4.5.1 SPRINKLER HEAD LAYOUT - Provide sprinkler head layout as part of service. Prepare base drawings for contractor or other consultant to provide flow calculations and piping design.
6.5 INTEGRATION OF DESIGN-BUILD FOR BUILDING SYSTEMS
6.5.1 INTEGRATION OF DESIGN-BUILD - Mechanical, electrical, and plumbing schematic design and preparation of base drawings for a design-build contractor or other consultant. Used for small and minimal MEP projects.
6.5.2 INTEGRATION OF STRUCTURAL DESIGN-BUILD - Integration of prefabricated, panelized, or pre-engineered systems.
6.5.3 MECHANICAL REGISTER LAYOUT - Layout and drawing documentation of most seen components of the mechanical system such as registers, thermostats and exposed ductwork.. System specification, duct sizing and distribution design by GC or others.
6.5.3.1 INTEGRATION OF MECHANICAL DESIGN-BUILD - Mechanical schematic design and preparation of base drawings for a design-build contractor or other consultant. Sometimes includes load calculations, specification of mechanical unit and performance specifications. Air distribution design by GC or others..
6.5.4 ELECTRICAL POWER LAYOUT - Layout and drawing documentation of convenience outlets, power points for systems furniture and client listed/specified equipment or appliances. Branch and electrical distribution design by GC or others.
6.5.4.1 INTEGRATION OF ELECTRICAL POWER DESIGN-BUILD - Preparation of base drawings for a design-build contractor or other consultant and coordination of their work with architectural drawings.
6.5.5 PLUMBING FIXTURE LAYOUT - Layout and drawing documentation of occupant fixtures (toilet, sinks, faucets, tubs). Piping specification, routing, and riser design by GC or others.
6.5.5.1 INTEGRATION OF PLUMBING DESIGN-BUILD - Prepare base drawings for a design-build contractor or other consultant. Sometimes includes the design specification of plumbing equipment and performance specifications. Riser diagram and line design by GC or others.
6.5.6 DATA / TELEPHONE LAYOUT - Layout and drawing documentation of data and communication outlets. System and wiring design to be by owner's vendors, contractor or other consultant.
6.5.6.1 INTEGRATION OF DATA / TELEPHONE DESIGN-BUILD - Integration of data and telephone outlet layout with base drawings prepared for a design-build contractor or other consultant.
6.5.7 SPRINKLER HEAD LAYOUT - Layout and drawing documentation of sprinkler head locations. System and piping design to be by by GC or others.
6.5.7.1 INTEGRATION OF SPRINKLER DESIGN-BUILD - Prepare base drawings for a design-build contractor or other consultant.
6.6 FINISH, FIXTURE, AND FURNITURE SELECTION / DOCUMENTATION
6.6.1 FINISH DOCUMENTATION - Creation of finish plan typically with finishes and colors to be included in a finish schedule for architectural and built-in items.
6.6.2 FURNITURE SELECTION - Selection of furniture and furniture systems to coordinate with and enhance the project design. Includes budget pricing. Selections include work desks, work stations, filing, tables, and chairs. Office equipment and desk accessories are not included. Service will include the specification of "typicals" for each type of work area, bill of materials by selected furniture supplier.
6.6.3 CUSTOM FIXTURE DOCUMENTATION - Construction details and illustrative drawings of built-in and custom millwork, metalwork, or other custom fixtures.
6.6.4 INTERIOR SIGN DOCUMENTATION - Layout of Sign locations and list sign wording/symbols. Service typically includes: site survey, drawings of typical signs, plan of building with all sign locations, sign schedule with specifications, mounting and wording for each sign. Typically limited to interior signs.
6.6.5 SITE SIGN DOCUMENTATION - Layout of sign location(s) and construction details.
6.7 CONSTRUCTION DOCUMENTATION - OTHER
6.8 PROJECT PRICING
6.8.1 THIRD PARTY ESTIMATE - Issue to a third party estimator 90% complete construction drawings to estimate the cost of the work.
6.8.2 MATERIAL QUANTITY WORKSHEETS - Generated from "smart" plan drawing typically showing door, furniture, or window quantities. Square foot area, perimeter and dimensions are automatically generated for all rooms and areas. Optional services can include wall area and material quantity worksheets.
6.9 PROJECT SPECIFICATIONS / PROJECT MANUAL
6.9.1 ARCHITECTURAL PERFORMANCE SPECS
6.9.2 STRUCTURAL SYSTEM PERFORMANCE SPECS
6.9.3 MECHANICAL SYSTEM PERFORMANCE SPECS
6.9.4 ELECTRICAL SYSTEM PERFORMANCE SPECS
6.9.5 DATA / TELEPHONE SYSTEM PERFORMANCE SPECS
6.9.6 LONG FORM PROJECT SPECIFICATIONS
end of section
7.0 Bidding & Negotiation
Assistance in contractor selection and bid negotiation.
7.1 BIDDING MATERIALS - Including Instructions to Bidders, Bid Forms, and standard contractor / owner agreements.
7.2 BID COORDINATION - Contact with bidders and coordinate release of bid drawings and forms.
7.3 BID EVALUATION - Line item comparison of submitted bids including analysis of Alternates/Substitutions.
7.4 BID NEGOTIATION
7.5 ASSISTANCE IN GRANT APPLICATIONS - Assist client in preparing and submitting grants for the project
end of section
8.0 Construction Administration
Assistance to the owner and contractor during the construction process.
8.1 SHOP DRAWING / SUBMITTAL REVIEW - to review submittals from the contractor for compliance of proposed materials to drawings and specifications. Review is of items designed by the architect.
8.2 ON-SITE OBSERVATION - to review for compliance of work in progress to drawings and specifications. Review is of items designed by the architect.
8.3 JOB MEETINGS - Attendance at monthly job meetings to review the overall progress of the project.
8.4 PROJECT TEAM COORDINATION - Coordinate project through calls and correspondence with contractor and project team.
8.5 RFI RESPONSE - Respond to requests for information from the construction team.
8.6 PERMITTING ASSISTANCE - Respond to municipal plan review during construction.
8.7 SUPPLEMENTAL DRAWINGS AND SPECIFICATIONS - Additional drawings and specifications to explain the intent of the design, to resolve discovered conditions or to implement changes in the project design.
8.8 PUNCH LIST
8.9 CERTIFICATION OF SUBSTANTIAL COMPLETION
8.10 RECORD DRAWINGS - Revision of drawings to reflect documented changes during construction, typically based on construction contractor submissions and issued supplemental drawings. Does not include a resurvey of the building to generate an as-built drawing.
8.11 CERTIFICATION OF DRAWS - Review of payment applications and contractor draws.
8.12 CHANGE ORDERS AND DIRECTIVES - Prepare change orders and construction change directives for Owner's approval.
8.13 CLAIM DECISIONS - Provide written recommendations to the Owner on claims and disputes relating to the project.
8.14 VALUE ENGINEERING - Provide design and specification skills to opportunities to reduce the cost of the project and/or refine and increase the quality.
8.15 CONSTRUCTION MANAGEMENT - Construction management services.
8.15.1 - Assist with acquisition of permits including direct contact with permitting authorities.
8.15.2 - Maintain log of shop drawing submittals and review processing.
8.15.3 - Coordinate activities of GC, client and construction team.
8.15.4 - Monitor Schedule.
8.15.5 - Monitor and observe work for Quality
8.15.6 - Maintain records of project.
8.15.7 - Process Contractor's Application for Payment.
8.15.8 - Conduct progress meetings, keep meeting minutes.
8.15.9 - Daily Field Reports.
8.15.10 - Process Change Orders- estimate cost, validate (Scope Change, E&O, Contingency), negotiate.
8.15.11 - Coordinate Testing and Inspections.
8.15.12 - Recommend changes-improved quality, cost savings, time savings.
8.15.13 - Photograph progress and activities.
8.15.14 - Prepare and issue Monthly Report.
8.15.15 - Monitor contractor's safety program.
end of section
9.0 Facility Management Assistance
Supportive services to assist owners or building manager, including ongoing documentation needs.
9.1 DOCUMENT MANAGEMENT - FACILITY MANAGEMENT ASSISTANCE
9.1.1 CREATION OF FACILITY REFERENCE DRAWINGS - Service to provide base line reference documents for facility management use. Level of drawing accuracy and intelligence appropriate to intended use. Can include use of high level objects with data links or simple linework drawings.
9.1.2 FACILITY DOCUMENT ARCHIVING - Services typically include: The creation of a digital file archive from paper or vector documents.
9.1.3 UPDATE AND MAINTENANCE OF DIGITAL ARCHIVE - Services Typically include: the removal of old files and installation of new files in archive; revise directory structure if required; update backup volumes; provide media recommendations and storage procedures; and Incremental backup / file restoration procedures.
9.1.4 ASSET MANAGEMENT CATALOGING - Create platform independent catalog tags to track and sort document assets. Platform independent directory tagging. Tagging includes 7 to 8 descriptors: (project, discipline, drawing number, phase, version, MARC21 007 tag, file format, and comment.
9.1.5 CREATION OF NEW IMAGE FILE FROM EXISTING ARCHIVE DOCUMENTS - Create PDF, EPS, PCT, JPG file from existing digital file or CAD file.
9.2 DOCUMENT DISTRIBUTION - FACILITY MANAGEMENT ASSISTANCE
9.2.1 TRANSFER OF DOCUMENTS - Email attachment transfer or media transfer of existing files.
9.2.2 COORDINATION OF DIGITAL FILES FOR OWNER - Coordinate transfer of requested digital files to third parties as directed by the client.
9.2.3 FTP TRANSFER OF FILES TO CLIENT SERVER - Service to upload files to client's server via ftp protocol.
9.2.4 WEB PUBLISHING OF DOCUMENTS - Provide open or password protected access to drawings via a web server for on-line reference or file downloading. Services can include public access publishing, client only publishing, or target group publishing (such as bidding contractors).
9.2.5 FILES TO CD-ROM - Burn CD-Rom disks for archival or distribution purposes.
9.2.6 PRINT CATALOG OF ARCHIVE DOCUMENTS - Catalog of thumbnail images of archived documents with file information.
9.2.7 PAPER COPY OF ARCHIVE DOCUMENTS - Provide hard copy of digital files.
9.3 DOCUMENT MANIPULATION - FACILITY MANAGEMENT ASSISTANCE
9.3.1 ALTERATION OF EXISTING DOCUMENTS - Services to update existing documents as requested by owner.
9.4 FACILITY STANDARDS
9.4.1 DEVELOP FACILITY STANDARDS - By word or drawing define the typical interior standards for the primary facility use. Used to guide new facility construction to the benefit of management, maintenance, and consistent facility design. Usually includes door, lighting, signage, paint colors, ceiling standards, flooring standards, and typical trim details.
9.5 FACILITY ARCHITECT SERVICES
9.5.1 PROJECT DESIGN - The programing and schematic design of proposed projects when in-house review is the most efficient and timely.
9.5.2 RFP PROJECT DESCRIPTION - Provide the kind of architectural documents that help in the bidding of architectural services. Documents may include schematic design drawings and appropriate facility standards.
9.5.3 PROJECT REPRESENTATION DURING DESIGN - Direct the design services or the documentation services of architectural consultants. This is mostly beneficial to insure detailed schematic design or programing requirements given to the consultant are implemented.
9.5.4 THIRD PARTY REVIEW - Provide independent review of architectural documents prepared by hired consultants.
9.6 CONSTRUCTION ADMINISTRATION SERVICES
9.7 POST CONSTRUCTION SERVICES
end of section
10.0 Reports & Studies
10.1 PHYSICAL MASTER PLAN STUDY
10.2 SITE & STREETSCAPE PLANNING & STANDARDS
10.3 SITE UTILIZATION STUDY
10.3.1 SITE DEVELOPMENT FINANCIAL FEASIBILITY - Develop Financial Feasibility Statement based on previous similar projects, no warranty is associated with estimate. Estimate developed in four parts, Development and Construction Cost, Operational Cost, Probable Income, and Five Year Income Scenario.
10.4 BUILDING UTILIZATION STUDY
10.4.1 BUILDING UTILIZATION STUDY - Development of an approach for use of a facility. Often this includes the development of several sketch options including a diagram of functional areas and a conceptual building layout. May also include conceptual review of site impacts of building use proposals. Typically used when a building's use is changed or substantially altered.
10.4.2 BUILDING RENOVATION STUDY - Development of an approach for renovation of all or a portion of a building. Often this includes the development of several sketch options. Typically used when a building's use not changed.
10.4.3 PHYSICAL LAYOUT FEASIBILITY - Evaluation of physical constraints to determine the feasibility of a proposed layout or program.
10.4.4 DEVELOP SPACE ALLOCATION DIAGRAMS - Single line diagrams of building areas showing proposed space allocation. May include phasing plans over time for facilities in transition or active building programs. Typically created as graphical database for easy updating and tracking of areas.
10.4.5 FINANCIAL FEASIBILITY
10.5 FACILITY PLANNING & STANDARDS MANUALS
10.5.1 DEVELOP FACILITY PLANNING GUIDE - A report intended to assist facility managers in long range planning. Typically includes: shared area standards, work area standards, space program statement for facility, facility growth projections, parking demand projections, site requirement projections, and overall component adjacency diagrams.
10.5.2 PERSONAL WORK AREA STANDARDS - Types, hierarchy, layout and furnishing of offices and work stations.
10.5.3 ROOM AREA STANDARDS - For shared and resource areas, develop a layout with furnishings to determine square footage and layout requirements. Typical examples include conference, training, classroom, library/work rooms, etc.
10.6 CODE COMPLIANCE STUDIES
10.6.1 ADA COMPLIANCE REVIEW - Review of selected areas for compliance or allowed exclusion from federal ADAAG Guidelines. Example: Compliance Study for School.
10.6.2 BUILDING CODE COMPLIANCE REVIEW
10.7 ASSEMBLE STUDY INTO BOOKLET FORM - Study to be formatted into a booklet form for ease of distribution and review.
10.8 ASSEMBLE STUDY INTO MEDIA PRESENTATION - Studies may be formatted into a multi-media presentation for video / TV feed or projection.
end of section
updated 1/15/08
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