P R O J E C T S T A G E S
Some of the following stages can be conducted concurrently in order to speed up a project.
Feasibility and Programming: Determine Project Goals
Beginning a project starts with defining your needs and desires - a wish list. Some of these might be for example, safeguarding the building envelope from deterioration or water infiltration, restoring / altering building features for aesthetic or programmatic purposes. All facets of the project should be considered at this stage: architectural (existing and planned expansion), plumbing, heating and air conditioning (HVAC), electrical / lighting, drainage and landscape, etc. It is paramount that solutions for all aspects of a project consider the use of 'green' materials and employ energy conservation measures.
Establishing a budget and potential source for project funds while determining the project(s) scope is important. After initial programming and setting priorities, project goals should be feasible from both a budgetary standpoint and a zoning / legal one.
Documentation: Existing Conditions and Context
Three key elements to a successful project are ...
Documentation, Documentation, Documentation. (John Belle, FAIA)
Accurate documentation and analysis of the existing building, its history, its archetype, its physical state, etc., can greatly aid in achieving successful solutions. Understanding the function and structure of the existing space / habitat is important in this regard.
Successful restoration requires knowing not only the extent of deterioration but its cause, as well. Restoration without measures to prevent future decay has little merit.
This stage, may include accurately measuring the structure in three dimensions, conducting digital photography, surveying the existing conditions, obtaining local codes and zoning laws, and rendering the existing structure in drawing form using Computer Aided Design (CAD). Archival research of the property is also warranted (or mandated) for historic structures.
Schematic Design: Draft Viable Solutions
Preliminary drafts exploring common sense and innovative solutions will outline alternative layouts and scopes for the proposed project. Once the client selects a viable schematic design, a detailed cost estimate for the project is prepared for review. If the project is within the budget ballpark , we proceed to the next stage. Often, it is easier to include as much of a project's intent building in various elements (add/ alternates) that can be dropped should budget limitations arise.
We pride ourselves with preparing schematic designs / solutions that meet the project goal requirements and win client satisfaction. A project's success lies wholly on the working collaboration between the client, the architect and the contractor.
Design Development: Construction Documents
This phase involves the preparation of construction documents and Building Department drawings. Drawings include necessary architectural, structural, electrical and plumbing designs in order to submit plans to the buildings department and obtain bids to execute the project to completion.
Often bid documents may not be the same as those filed given the level of detail for cabinetry, bathrooms etc. that have no relevance to a Building Inspector. Often bid documents include add alternates in the scope of work in order to have flexibility with budgetary or design concerns.
Pre-Construction Services: Approvals, Bids and Contracts
This stage involves filing plans and applications with the local building department. In some municipalities one needs approval from an Architectural Review Board or Landmark Commission. This will be conducted as soon as possible once the client has approved a design and project scope at the end of the Schematic Design Phase.
- File the plans with the local building department and obtain Permit ready approval. Please note tjat once approvals are secured, that it will be the responsibility of the general contractor and his subcontractors to pull their respective permits or change of contractor forms.
- Assist in developing an approved list of contractors with the Owner. Contractors bidding the project shall be pre-qualified, so that should they win the bid, we will be assured that they are competent.
- Participate in evaluating the bids and help the Owner retain the contractor.
Construction Administration: On-site Observation
On-site inspection and observation is conducted during the construction phase of work. Visits include office-related work, correspondence necessary to coordinate and facilitate the project such as the building product reviews, quality control samples, necessary shop drawings, etc..
It is important that the architect and contractor work closely together to ensure that the drawings and specifications are realized in built form.
- Issue, review and obtain client approval for any negotiated Change Orders or Credits relating to the project. Hopefully, change orders are kept to a minimum but renovation projects need some contingency factor for unforeseen work.
- Obtaining separate bids for work outside of the general contractors scope of work and any supervision of work awarded to trades working directly with the Owner.
- Review Contractor's requisitions for payment.
- Prepare punch lists for project closeout.
Notes on 'green' design
Energy conservation awareness began for the most part in the 1970's after the oil embargo and rationing of gas under the Carter Administration. Slowly, energy codes began to take effect in varying degrees nationwide. I began my carreer in architecture with a strong desire to design energy conserving solutions. In fact, preserving and upgrading an existing building or home is one of the most energy conserving measures one can undertake.
The 'green-washing' of architectural products these days abounds. For instance, bamboo flooring harvested in China and shipped all the way around the world is not as green as using local materials. Also, building a 'green' 1000 sf addition to a 4000 square foot house is not green. The analogy can be made with this adage: When you buy something on sale - you are still spending money. Small is beautiful.
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