Pre-Design Phase: the stage in which the owner's program, the financial and time requirements, and the scope of a project are established.
Programming - consultation to establish and document the following detailed requirements for a project:
- Design objectives, limitations and criteria
- Development of initial approximate gross facility areas and space requirements
- Space relations
- Number of functional responsibilities personnel
- Flexibility and expandability
- Special equipment and systems
- Site requirements
- Development of a preliminary budget for the work based on programming and scheduling studies
- Operating procedures
- Security criteria
- Communications relationships
- Project Schedule
Space Schematics/Flow Diagrams - diagrammatic studies and pertinent descriptive text for:
- Conversion of programmed requirements to net area requirements
- Internal functions
- Human, vehicular and material flow patterns
- General space allocations
- Analysis of operating functions
- Adjacency
- Special facilities and equipment
- Flexibility and expandability
Existing Facilities Surveys - researching, assembling, reviewing and supplementing information for projects involving alterations and additions to existing facilities or determining new space usage in conjunction with a new building program and including:
- Photography
- Field measurements
- Review of existing design data
- Analysis of existing structural capabilities
- Analysis of existing mechanical capabilities
- Analysis of existing electrical capabilities
- Review of existing drawings for critical inaccuracies, and the development of required measured drawings.
Site Analysis Phase: the stage in which site-related limitations and requirements for a project are established.
Site Analysis and Selection - consisting of:
- Identification of potential site(s)
- On-site observations
- Movement systems, traffic and parking studies
- Topography analysis
- Analysis of deed, zoning and other legal restrictions
- Studies of availability of labor force to staff owner's facility
- Studies of availability of construction materials, equipment and labor
- Studies of construction market
- Overall site analysis and evaluation
- Comparative site studies
Site Development Planning - preliminary site analysis, and preparation and comparative evaluation of conceptual site development designs, based on:
- Land utilization
- Structures placement
- Facilities development
- Development phasing
- Movement systems, circulation and parking
- Utilities systems
- Surface and subsurface conditions
- Ecological requirements
- Deeds, zoning and other legal restrictions
- Landscape concepts and forms
Detailed Site Utilization - detailed site analyses, based on the approved conceptual site development design, including:
- Land utilization
- Structures placement
- Facilities development
- Development phasing
- Movement systems, circulation and parking
- Utilities systems
- Surface and subsurface conditions
- Review of soils report
- Vegetation
- Slope analysis
- Ecological studies
- Deeds, zoning and other restrictions
- Landscape forms and materials
On-Site Utility Studies - establishing requirements and preparing initial designs for on-site:
- Electrical service and distribution
- Gas service and distribution
- Water supply and distribution
- Site drainage
- Sanitary sewer collection and disposal
- Process waste water treatment
- Storm water collection and disposal
- Central-plant mechanical systems
- Fire systems
- Emergency systems
- Security
- Pollution control
- Site Illumination
- Communications systems
Zoning Processing Assistance - consisting of:
- Assistance in preparing applications
- Development of supporting data
- Preparation of presentation materials
- Attendance at public meetings and hearings.
Schematic Design Phase: the stage in which the general scope, conceptual design, and the scale and relationship of components of a project are established.
Architectural Design/Documentation - responding to program requirements and preparing:
- Review of Owner's Program and Budget
- Conceptual site and building plans
- Preliminary sections and elevations
- Preliminary selection of building systems and materials
- Development of approximate dimensions, areas and volumes
- Perspective sketch(es)
- Study model(s)
Landscape Design/Documentation - consisting of:
- Consideration of alternate materials, systems and equipment and development of conceptual design solutions for land forms, lawns and plantings based on program requirements, physical site characteristics, design objectives, and environmental determinants.
Structural Design/Documentation - recommendations regarding basic structural materials and systems, analyses, and development of conceptual design solutions for:
- A predetermined structural system
- Alternate structural systems
Mechanical Design/Documentation - consideration of alternate materials, systems and equipment, and development of conceptual design solutions for:
- Energy source(s)
- Energy conservation
- Heating and ventilation
- Air conditioning
- Plumbing
- Fire protection
- General space requirements
Electrical Design/Documentation - consideration of alternate systems, recommendations regarding basic electrical materials, systems and equipment, analyses, and development of conceptual solutions for:
- Power service and distribution
- Lighting
- Telephones
- Fire detection and alarms
- Security systems
- Electronic communications
- Special electrical systems
- General space requirements
Civil Design/Documentation - consideration of alternate materials and systems and development of conceptual design solutions for:
- On-site utility systems
- Fire protection systems
- Drainage systems
- Paving
Interior Design/Documentation - space allocation and utilization plans based on functional relationships, consideration of alternate materials, systems and equipment and development of conceptual design solutions for architectural, mechanical, electrical and equipment requirements in order to establish:
- Partition locations
- Furniture and equipment layouts
- Types and qualities of finishes and materials for furniture, furnishings and equipment.
Materials Research/Specifications - consisting of:
- Identification of potential architectural materials, systems and equipment and their criteria
- and quality standards consistent with the conceptual design
- Investigation of availability and suitability of alternative architectural materials, systems and equipment
- Coordination of similar activities of other disciplines.
Design Development Phase: the stage in which the size and character of a project are further refined and described, including architectural, structural, mechanical and electrical systems, materials, and such other elements as may be appropriate.
Architectural Design/Documentation - continued development and expansion of architectural Schematic Design documents to establish the final scope, relationships, forms, size and appearance of a project through:
- Plans, sections and elevations
- Typical construction details
- Three-dimensional sketch(es)
- Study model(s)
- Final materials selection
- Equipment layouts.
Structural Design/Documentation - continued development of the specific structural system(s) and Schematic Design documents in sufficient detail to establish:
- Basic structural system and dimensions
- Final structural design criteria
- Foundation design criteria
- Preliminary sizing of major structural components
- Critical coordination clearances
- Outline specifications or materials lists.
Mechanical Design/Documentation - continued development and expansion of mechanical Schematic Design documents and development of outline specifications or materials lists to establish:
- Approximate equipment sizes and capacities
- Preliminary equipment layouts
- Required space for equipment
- Required chases and clearances
- Acoustical and vibration control
- Visual impacts
- Energy conservation measures.
Electrical Design/Documentation - continued development and expansion of electrical Schematic Design documents and development of outline specifications or materials lists to establish:
- Criteria for lighting, electrical and communications systems
- Approximate sizes and capacities of major components
- Preliminary equipment layouts
- Required space for equipment
- Required chases and clearances.
Civil Design/Documentation - consisting of:
- Continued development and expansion of civil Schematic Design documents and development of outline specifications or materials lists to establish the final scope of and preliminary details for on-site and off-site civil engineering work.
Landscape Design/Documentation - consisting of:
- Continued development and expansion of landscape Schematic Design documents and development of outline specifications or materials lists to establish final scope and preliminary details for landscape work.
Interior Design/Documentation - continued development and expansion of interior Schematic Design documents and development of outline specificaitons or materials lists to establish final scope and preliminary details relative to:
- Interior construction of a project
- Special interior design features
- Furniture, furnishings and equipment selections
- Materials, finishes and colors.
Materials Research/Specifications - consisting of:
- Development of architectural outline specifications or itemized lists and brief form identification of significant architectural materials, systems and equipment, including their criteria and quality standards
- Coordination of similar activities of other disciplines
- Production of design manual including design criteria and outline specifications or materials lists.
Contract Documents Phase: stage in which the requirements for the work are set forth in detail.
Architectural Design/Documentation - consisting of:
- Preparation of drawings based on approved Design Development documents setting forth in detail the architectural construction requirements for a project.
Structural Design/Documentation - consisting of:
- Preparation of final structural engineering calculations, drawings and specifications based on approved Design Development documents, setting forth in detail the structural construction requirements for a project.
Mechanical Design/Documentation - consisting of:
- Preparation of final mechanical engineering calculations, drawings and specifications based on approved Design Development documents, setting forth in detail the mechanical construction requirements for a project.
Electrical Design/Documentation - consisting of:
- Preparation of final electrical engineering calculations, drawings and specifications based on approved Design Development documents, setting forth in detail the electrical requirements for a project.
Civil Design/Documentation - consisting of:
- Preparation of final civilengineering calculations, drawings and specifications based on approved Design Development documents, setting forth in detail the civil construction requirements for a project.
Landscape Design/Documentation - consisting of:
- Preparation of drawings and specifications based on approved Design Development documents, setting forth in detail the landscape requirements for a project.
Interior Design/Documentation - consisting of:
- Preparation of drawings, specifications and other documents based on approved Design Development documents, setting forth in detail the requirements for interior construction and for furniture, furnishings and equipment for a project.
Materials Research/Specifications - consisting of:
- Assistance to the owner in development and preparation of bidding and procurement information which describes the time, place and conditions of bidding, bidding forms, and the form(s) of Agreement between the owner and contractor(s)
- Development and preparation of architectural specifications describing materials, systems and equipment, workmanship, quality and performance criteria required for the construction of a project
- Coordination of the development of specifications by other disciplines
- Compilation of a project manual including conditions of the contract, bidding and procurement information and specifications.
Bidding or Negotiation Phase: the stage in which bids or negotiated proposals are solicited and obtained and in which contracts are awarded.
Bidding Materials - organizing and handling bidding documents for:
- Coordination
- Reproduction
- Completeness review
- Distribution
- Distribution records
- Retrieval
- Receipt and return of document deposits
- Review, repair, and reassembly of returned materials.
Bidding/Negotiation - consisting of:
- Assistance to owner in establishing list of bidders or proposers
- Prequalification of bidders or proposers
- Participation in pre-bid conferences
- Responses to questions from bidders or proposers and clarifications or interpretations of the bidding documents
- Attendance at bid opening(s)
- Documentation and distribution of bidding results
Analysis of Alternates/Substitutions - consisting of:
- Consideration, analyses, comparisons, and recommendations relative to alternates or substitutions proposed by bidders or proposers either prior or subsequent to receipt of bids or proposals.
Bid Evaluation - consisting of:
- Validation of bids or proposals
- Participation in reviews of bids or proposals
- Evaluation of bids or proposals
- Recommendation on award of contract(s)
- Participation in negotiations prior to or following decisions on award of the contract(s)
Contract Award - consisting of:
- Notification of contract award(s)
- Assistance in preparation of construction contract agreement forms for approval by owner
- Preparation and distribution of sets of contract documents for execution by parties to the contracts
- Receipt, distribution and processing, for owner's approval, of required certificates of insurance, bonds and similar documents
- Preparation and distribution to contractor(s), on behalf of the owner, of notice(s) to proceed with the work.
Contract Administration Phase: the stage in which the work is performed by one of more contractors.
Submittal Services - consisting of:
- Processing of submittals, including receipt, review of, and appropriate action on shop drawings, product data, samples and other submittals required by the contract documents
- Distribution of submittals to owner, contractor and/or architect's field representative as required
- Maintenance of master file of submittals
- Related communications
Observation Services - consisting of:
- Visits to the site at intervals appropriate to the stage of the work or as otherwise agreed by the owner and architect in writing to become generally familiar with the progress and quality of the work completed and to determine in general if the work when completed will be in accordance with the contract documents; preparing related reports and communications.
Testing and Inspection Administration - relating to independent inspection and testing agencies, consisting of:
- Administration and coordination of field testing required by the contract documents
- Recommending scope, standards, procedures and frequency of testing and inspections
- Arranging for testing and inspection on owner's behalf
- Notifying inspection and testing agencies of status of work requiring testing and inspection
- Evaluating compliance by testing and inspection agencies with required scope, standards, procedures and frequency
- Review of reports on inspections and tests and notifications to owner and contractor(s) of observed deficiencies in the work
Supplemental Documentation - consisting of:
- Preparation, reproduction and distribution of supplemental drawings, specifications and interpretations in response to requests for clarification by contractor(s) or the owner
- Forwarding owner's instructions and providing guidance to the contractor(s) on the owner's behalf relative to changed requirements and schedule revisions.
Quotation Requests/Change Orders - consisting of:
- Preparation, reproduction and distribution of drawings and specifications to describe work to be added, deleted or modified
- Review of proposals from contractor(s) for reasonableness of quantities and costs of labor and materials
- Review and recommendations relative to changes in time for substantial completion
- Negotiations with contractor(s) on owner's behalf relative to costs of work proposed to be added, deleted or modified
- Assisting in the preparation of appropriate modifications of the contract(s) of construction
- Coordination of communications, approvals, notifications and record-keeping relative to changes in the work.
Contract Cost Accounting - consisting of:
- Maintenance of records of payments on account of the contract sum and all changes thereto
- Evaluation of applications for payment and certification thereof
- Review and evaluation of expense data submitted by the contractor(s) for work performed under cost-plus-fee arrangements.
Project Closeout - services initiated upon notice from the contractor(s) that the work, or a designated portion thereof which is acceptable to the owner, is sufficiently complete, in accordance with the contract documents, to permit occupancy or utilization for the use for which it is intended, and consisting of:
- A detailed inspection with the owner's representative for conformity of the work to the contract documents to verify the list submitted by the contractor(s) of items to be completed or corrected
- Determination of the amounts to be withheld until final completion
- Securing and receipt of consent of surety or sureties, if any, to reduction in or partial release of retainage of the making of final payment(s)
- Issuance of certificate(s) of substantial completion
- Inspection(s) upon notice by contractor(s) that work is ready for final inspection and acceptance
- Notification to owner and contractor(s) of deficiencies found in follow-up inspection(s), if any
- Final inspection with the owner's representative to verify final completion of the work
- Receipt and transmittal of warranties, affidavits, receipts, releases and waivers of liens of bonds indemnifying the owner against liens
- Securing and receipt of consent of surety or sureties, if any, to the making of final payments
- Issuance of final certificate(s) for payment.
Post-Contract Phase: the stage in which assistance in an owner's use and occupancy of a project is provided.
Maintenance and Operational Programming - consisting of:
- Assistance in the establishment by the owner of in-house or contract program(s) of operation and maintenance of the physical plant and equipment
- Arranging for and coordinating instructions on operations and maintenance of equipment in conjunction with manufacturer's representatives
- Assistance in the preparation of operations and maintenance manual(s) for the owner's use.
Start-Up Assistance - consisting of:
- On-site assistance in the operation of the building systems during initial occupancy
- Assistance in the training of the owner's operation and maintenance personnel in proper operations, schedules and procedures
- Administration and coordination of remedial work by the contractor(s) after final completion.
Record Drawing - consisting of:
- Making arrangements for obtaining from contractor(s) information in the form of marked-up prints, drawings and other data certified by them on changes made during performance of the work
- Review of general accuracy of information submitted and certified by the contractor(s)
- Preparation of record drawings base on certified information furnished by contractor(s)
- Transmittal of record drawings and general data, appropriately identified, to the owner and others as directed.
Warranty Review - consisting of:
- Consultation with and recommendation to the owner during the duration of warranties in connection with inadequate performance of materials, systems and equipment under warranty
- Inspection(s) prior to expiration of the warranty period(s) to ascertain adquacy of performance of materials, systems and equipment
- Documenting defects or deficiencies and assisting the owner in preparing instructions to the contractor(s) for correction of noted defects.
Post-Contract Evaluation - project inspection at least one year after completion of the work; review with appropriate supervisory, operating and maintenance personnel, and analysis of operating costs and related data for evaluation of:
- The initial project programming versus actual facility use
- The functional effectiveness of planned spaces and relationships
- The operational effectiveness of systems and materials installed.
