DESIGN-BID-BUILD
Design-Bid-Build is the most common project delivery method in which the owner signs separate contracts with the architect and the general contractor. The services are divided up into phases:
Program
While the program is not included in the architect’s basic services, it is required to design a building. The program, or architectural program, is the term used to define the required functions of the project. It is a document that is prepared either by the owner and supplied to the architect or by the architect as an additional service. It should include estimated square footage of each usage type and any other elements that achieve the project goals. Models illustrating required square footages are often incorporated to further explain the document. An architect’s Basic Services begin after the Program is completed and the architect and owner have signed a contract.
Schematic Design
During the first phase—Schematic Design or SD—an architect consults with the owner to determine project goals and requirements in relation to the **Program. During schematic design, an architect commonly develops study drawings, models, documents, or other media that illustrate the concepts of the design and include spatial relationships, scale, and form for the owner to review. Schematic design also is the research phase of the project, when zoning requirements or jurisdictional restrictions are discovered and addressed.This phase produces a final schematic design, to which the owner agrees after consultation and discussions with the architect. Costs are estimated based on overall project volume.
Design Development
Design Development (DD) services use the initial design documents from the schematic phase and take them one step further. This phase lays out mechanical, electrical, plumbing, structural, and architectural details. Typically referred to as DD, this phase results in drawings that often specify design elements such as material types and location of windows and doors. The level of detail provided in the DD phase is determined by the owner’s request and the project requirements. The DD phase often ends with a formal presentation to, and approval by, the owner.
Construction Documents
The next phase is Construction Documents (CDs). Once the owner and architect are satisfied with the documents produced during DD, the architect moves forward and produces drawings with greater detail. These drawings typically include specifications for construction details and materials. Once CDs are satisfactorily produced, the architect sends them to contractors for pricing or bidding, if part of the contract. This phase results in the contractors’ final estimate of project costs.
Bidding and Negotiation
The first step of this phase is preparation of the bid documents to go out to potential contractors for pricing. The bid document set often includes an advertisement for bids, instructions to bidders, the bid form, bid documents, the owner-contractor agreement, labor and material payment bond, and any other sections necessary for successful price bids. For some projects that have unique aspects or complex requirements, the architect and owner elect to have a pre-bid meeting for potential contractors. After bid sets are distributed, both the owner and architect wait for bids to come in. The owner, with the help of the architect, evaluates the bids and selects a winning bid. Any negotiation with the bidder of price or project scope, if necessary, should be done before the contract for construction is signed.
Construction Administration
Contract Administration (CA) services are rendered at the owner’s discretion and are outlined in the owner architect construction agreement. Different owner-architect-contractor agreements require different levels of services on the architect’s part. CA services begin with the initial contract for construction and terminate when the final certificate of payment is issued. The architect’s core responsibility during this phase is to help the contractor to build the project as specified in the CDs as approved by the owner. Questions may arise on site that require the architect to develop architectural sketches: drawings issued after construction documents have been released that offer additional clarification to finish the project properly. Different situations may require the architect to issue a Change in Services to complete the project.
Construction Completed
The architect’s services commence and the keys and control to the building are turned over to the client. If needed As Built drawings and Operation and Maintenance Manuals are given to the owner. The property then takes on a life of its own.
Program
While the program is not included in the architect’s basic services, it is required to design a building. The program, or architectural program, is the term used to define the required functions of the project. It is a document that is prepared either by the owner and supplied to the architect or by the architect as an additional service. It should include estimated square footage of each usage type and any other elements that achieve the project goals. Models illustrating required square footages are often incorporated to further explain the document. An architect’s Basic Services begin after the Program is completed and the architect and owner have signed a contract.
Schematic Design
During the first phase—Schematic Design or SD—an architect consults with the owner to determine project goals and requirements in relation to the **Program. During schematic design, an architect commonly develops study drawings, models, documents, or other media that illustrate the concepts of the design and include spatial relationships, scale, and form for the owner to review. Schematic design also is the research phase of the project, when zoning requirements or jurisdictional restrictions are discovered and addressed.This phase produces a final schematic design, to which the owner agrees after consultation and discussions with the architect. Costs are estimated based on overall project volume.
Design Development
Design Development (DD) services use the initial design documents from the schematic phase and take them one step further. This phase lays out mechanical, electrical, plumbing, structural, and architectural details. Typically referred to as DD, this phase results in drawings that often specify design elements such as material types and location of windows and doors. The level of detail provided in the DD phase is determined by the owner’s request and the project requirements. The DD phase often ends with a formal presentation to, and approval by, the owner.
Construction Documents
The next phase is Construction Documents (CDs). Once the owner and architect are satisfied with the documents produced during DD, the architect moves forward and produces drawings with greater detail. These drawings typically include specifications for construction details and materials. Once CDs are satisfactorily produced, the architect sends them to contractors for pricing or bidding, if part of the contract. This phase results in the contractors’ final estimate of project costs.
Bidding and Negotiation
The first step of this phase is preparation of the bid documents to go out to potential contractors for pricing. The bid document set often includes an advertisement for bids, instructions to bidders, the bid form, bid documents, the owner-contractor agreement, labor and material payment bond, and any other sections necessary for successful price bids. For some projects that have unique aspects or complex requirements, the architect and owner elect to have a pre-bid meeting for potential contractors. After bid sets are distributed, both the owner and architect wait for bids to come in. The owner, with the help of the architect, evaluates the bids and selects a winning bid. Any negotiation with the bidder of price or project scope, if necessary, should be done before the contract for construction is signed.
Construction Administration
Contract Administration (CA) services are rendered at the owner’s discretion and are outlined in the owner architect construction agreement. Different owner-architect-contractor agreements require different levels of services on the architect’s part. CA services begin with the initial contract for construction and terminate when the final certificate of payment is issued. The architect’s core responsibility during this phase is to help the contractor to build the project as specified in the CDs as approved by the owner. Questions may arise on site that require the architect to develop architectural sketches: drawings issued after construction documents have been released that offer additional clarification to finish the project properly. Different situations may require the architect to issue a Change in Services to complete the project.
Construction Completed
The architect’s services commence and the keys and control to the building are turned over to the client. If needed As Built drawings and Operation and Maintenance Manuals are given to the owner. The property then takes on a life of its own.
DESIGN-BUILD
Design-build is a project delivery method in which the owner contracts directly with one entity to provide both the design and construction of the project. We work as the single point of contact for the client, managing the project’s design and construction. With Design Build feedback between method of construction and design is fluid and responsive. Priorities between design, cost and schedule are clear. Creativity is responsible.
The Design-Build process has five primary phases but unlike other construction methods, phases overlap, and all team members collaborate throughout the process to provide rapid project delivery.
Selecting a Design-Builder
We partner with contractors with over 30 years of experience and in most cases the same subcontractors and material suppliers are used. These repeated collaborations lead to an efficient level of production, greater quality control and high levels of trust and reliability amongst these service providers. We also can create custom cabinetry, furniture, hardware and more in our fabrication shop. This means that the design and construction at all scales is single-sourced allowing for the highest level of quality control available. The Design-Build process starts once we select the right contractor for your project.
Pre-construction
The pre-construction phase of a project is crucial, setting the course for a successful job. Our staff learns about your business, industry, goals, vision, financial realities and current and future facility needs.
Concurrently, we begin architectural, mechanical and electrical system assessments and review any existing floor plans, fire and smoke preparations, interior room finishes and structural systems. While the design team gathers critical information, surveyors perform a field assessment of your job site to ready it for construction. If you’re improving your current space, we will assess your facility to identify areas of need. These assessments define key parameters like codes, compliance requirements, topography, the area’s weather characteristics, usable on-site natural resources and more.
With all the key information in mind, our project team partners with you to identify the right facility, design and construction program to help you achieve your goals within your budget and time constraints. The scope of your project is set, and creative solutions can take shape to help you realize your vision. Next, architectural design begins in earnest and represents the best opportunity to capture value in your project. After all, architectural design isn’t just about appearance; it’s a blend of form and function — strategy, vision, aesthetics and technology— all coming together into a complete design that should drive your project to success.
Architectural design
At this stage, your project team has a solid understanding of your business and financial needs, project schedule, cost, job site, and your facility’s architectural and mechanical requirements. Next, our construction team and project managers partner with the architectural team to value engineer cost savings into the design.
Once the owner and project team have defined the big picture, preliminary drawings progress into detailed design and schematics. And the project team works in fluid collaboration to produce cost estimates at 30 percent, 60 percent and 90 percent design completion. At the conclusion of this process, owners receive a guaranteed maximum price (GMP), a set project schedule and contract drawings — the drawings used to build a facility.
Construction
Following architectural design, you’ll save time, as you won’t need a second bid phase to select a contractor. In fact, we will start readying your job site while design progresses, and elements of construction can begin during the design phase. By overlapping construction and design, your project team can deliver a timely build that makes aggressive schedules possible. You’ll still have a construction team, specialty subcontractors, materials vendors and all the same quality standards as you would in other methods. But the job will get done more quickly, to a clearly defined scope with total accountability.
Post-construction
Once your new or renovated facility is complete, we will provide a post-construction handoff. That includes walk-throughs, instructional videos, hands-on training and core documentation for owners, facility managers and facility management teams.
The Design-Build process has five primary phases but unlike other construction methods, phases overlap, and all team members collaborate throughout the process to provide rapid project delivery.
Selecting a Design-Builder
We partner with contractors with over 30 years of experience and in most cases the same subcontractors and material suppliers are used. These repeated collaborations lead to an efficient level of production, greater quality control and high levels of trust and reliability amongst these service providers. We also can create custom cabinetry, furniture, hardware and more in our fabrication shop. This means that the design and construction at all scales is single-sourced allowing for the highest level of quality control available. The Design-Build process starts once we select the right contractor for your project.
Pre-construction
The pre-construction phase of a project is crucial, setting the course for a successful job. Our staff learns about your business, industry, goals, vision, financial realities and current and future facility needs.
Concurrently, we begin architectural, mechanical and electrical system assessments and review any existing floor plans, fire and smoke preparations, interior room finishes and structural systems. While the design team gathers critical information, surveyors perform a field assessment of your job site to ready it for construction. If you’re improving your current space, we will assess your facility to identify areas of need. These assessments define key parameters like codes, compliance requirements, topography, the area’s weather characteristics, usable on-site natural resources and more.
With all the key information in mind, our project team partners with you to identify the right facility, design and construction program to help you achieve your goals within your budget and time constraints. The scope of your project is set, and creative solutions can take shape to help you realize your vision. Next, architectural design begins in earnest and represents the best opportunity to capture value in your project. After all, architectural design isn’t just about appearance; it’s a blend of form and function — strategy, vision, aesthetics and technology— all coming together into a complete design that should drive your project to success.
Architectural design
At this stage, your project team has a solid understanding of your business and financial needs, project schedule, cost, job site, and your facility’s architectural and mechanical requirements. Next, our construction team and project managers partner with the architectural team to value engineer cost savings into the design.
Once the owner and project team have defined the big picture, preliminary drawings progress into detailed design and schematics. And the project team works in fluid collaboration to produce cost estimates at 30 percent, 60 percent and 90 percent design completion. At the conclusion of this process, owners receive a guaranteed maximum price (GMP), a set project schedule and contract drawings — the drawings used to build a facility.
Construction
Following architectural design, you’ll save time, as you won’t need a second bid phase to select a contractor. In fact, we will start readying your job site while design progresses, and elements of construction can begin during the design phase. By overlapping construction and design, your project team can deliver a timely build that makes aggressive schedules possible. You’ll still have a construction team, specialty subcontractors, materials vendors and all the same quality standards as you would in other methods. But the job will get done more quickly, to a clearly defined scope with total accountability.
Post-construction
Once your new or renovated facility is complete, we will provide a post-construction handoff. That includes walk-throughs, instructional videos, hands-on training and core documentation for owners, facility managers and facility management teams.
ADDITIONAL SERVICES
Programming
Multiple preliminary designs
Schematic design 3D renderings and publication graphics
Existing facility surveys
Site evaluation and planning
Building information modeling
Landscape design
Architectural interior design
Detailed cost estimating
On-site project representation
As-constructed record drawings
Post occupancy evaluation
Commissioning
Fixtures & equipment selection & management
Graphics & signage
Custom furniture
Product design
Multiple preliminary designs
Schematic design 3D renderings and publication graphics
Existing facility surveys
Site evaluation and planning
Building information modeling
Landscape design
Architectural interior design
Detailed cost estimating
On-site project representation
As-constructed record drawings
Post occupancy evaluation
Commissioning
Fixtures & equipment selection & management
Graphics & signage
Custom furniture
Product design