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The process we propose is an interactive one; we work with the client, the user groups to create a project that satisfies the goals and objectives outlined by the client . We place strong emphasis on the beginning stages, and make sure that fundamental questions are answered before we proceed to more detailed design.
The design team seeks to learn everything it can about the site, the program, and the context. The goal is to create a balance sheet of strengths and weaknesses of the conditions and at the same time to identify the goals and design principles that will guide the design process. Some of the information that the team analyzes is objective (base maps, past master plans, existing conditions, square footage requirements, base-line environmental practices, energy use, etc.); some is subjective (perceptions, client hopes, fears, goals, etc.). All of the information will be used to further a more complete understanding of each of the major issues.
The design team creates alternative “solutions” based on the information that has been gathered and analyzed. These solutions address not only the design of physical space, but also the design of the experience within that space. Design alternatives are reviewed with stakeholders and compared. Comparison with “benchmark” facilities researched by the design team could be brought into play at this point if the team feels that this would facilitate honing in on the most appropriate solution. Each option is evaluated for strengths and weaknesses based on the agreed goals and design principles. The first two steps in the process are rarely linear or consecutive. As “exploring,” continues, “understanding” increases, which in turn informs further exploration. At this stage we determine what specialist consultants are required, and we involve them in assisting us with creating solutions. The design alternatives are accompanied by opinions of probable cost. These opinions are not as detailed as more formal third-party cost estimates, however, these estimates allow the client and core team to make informed decisions on moving the project forward in a specific direction.
Once alternative approaches are presented, these are evaluated by all team members and client, the design team prepares a “final draft” concept plan and program for discussion and review. This plan, , becomes the basis for further development of the design. During this further development of the design we would continue to meet regularly with the project team until the project design has been signed off by the client and we proceed to the next stages.
After the Project Definition Stage has been approved and the Conceptual Design signed off by the client, the project moves into the Schematic Design which will elaborate upon the concept and begin to design plans and elevations consistent with that concept. Typically, we propose that the client organize end-user groups (depending on the size of the client and key stakeholders) We prepare a schedule and have regular meetings where all stakeholders participate. Several schematic approaches are developed, each with their listed pros and cons. The project team narrows down the number of options until a single schematic approach is agreed to by all stakeholders.
Once the Schematic Design is approved by the client, Design Development begins. We continue to involve the end user and the entire project team. The primary purpose of design development is to more precisely define and develop all important aspects of the project. Designs are refined and begin the coordination process. With the end user continuously engaged, the continuity of the concept will have advocates who will hold the design accountable. We will provide a cost estimate and a quality control review at the end of the phase.
After approval of the design development by the client, we begin to prepare the construction documents that will provide sufficient detail to obtain necessary approvals and to receive competitive bids. We propose a less frequent meeting schedule with the end users and core team. This phase is focused on documenting and detailing all the decisions that have been previously made, coordinating disciplines and establishing a completed biddable set of documents. Some end-user and core team meetings will be required at update meetings. We have found that this continues the spirit of cooperation that has been fostered throughout the process . We will provide a quality control review and final cost estimate prior to bidding. The level of detail required for the construction documentation stage may be reduced if an alternative project delivery system has been agreed to.
If we are using a traditional competitive bid lump sum approach, PR-TY will provide a complete set of drawings and specifications in order to obtain accurate and competitive bid proposals from different contractors. During the tender document stage, we answer and clarify any questions raised by contractors and issue addenda as necessary. Once the prices are received, we work with the client to review all bids and assist in awarding and preparing contracts for construction.
We view the construction phase as a crucial part of the process and we take our job seriously in being a fair and impartial arbiter between the contractor and the client during construction. We will be available on a regular basis for construction meetings and reviews and we will be available for RFI’s (request for information) throughout construction schedule. We will review the project to ensure the project is being built as designed and specified in the drawings.
The building takeover process is the final key step to the success of the project. It is important that as-built’s, all applicable warranties and documents be provided to the client. Commissioning ensures that the new building operates initially as the owner intended and that building staff are prepared to operate and maintain its systems and equipment. Post Construction especially in the first year requires that we monitor that the commissioning process was successful and that on the one year anniversary we follow up as required under the contract.