Synopsis of a Full Service Project

Synopsis of a Full Service Project


	*David R. Carter and Associates*

FULL SERVICE PROJECT

G INTRODUCTION

< This synopsis narrates the steps (phases) exemplary of a full service new-construction project. We provide many levels of service, therefore this is not the only package of services we provide. Smaller projects demand a simplified package of services. Major alterations or additions to existing facilities have similar phases, but also require evaluation of the existing facility and demolition drawings.

< The project selected for example plans is a new hotel designed in 2004. It is a ninety room four-story hotel with an indoor swimming pool and three-meal-a-day restaurant. It is a complex facility adapted to a very small site.

CONCEPT DESIGN PHASE

Example Plan:

G STEP ONE

< The Concept Design Phase is when the first accurate plans are drawn. All rooms within the building are shown to prove that the organization of spaces is feasible and the arrangement meets your criteria. The building is drawn on the site to verify that the site is adequate and is feasible. These drawings utilize single lines and are drawn at scale to fit small sheets of paper.

< Concept design plans are important before purchasing land or buildings to confirm feasibility. This service is provided with an hourly fee structure before entering into the main Owner-Architect Agreement for steps 2 through 4.

SCHEMATIC DESIGN PHASE

Example Plan:

G STEP TWO

< The Schematic Design Phase is when plans are made at a larger scale with more detail and are coordinated with Life Safety Codes. These drawings are made at the scale of the final construction documents and are issued on large sheets of paper. Wall thicknesses, doors, windows, plumbing fixtures, cabinetry and equipment are shown. Schematic drawings usually comprise a set of floor plans, roof plan, main exterior facade elevations and typical wall sections with basic notes and over-all dimensions.

< Schematic design plans are started only after the main Owner-Architect Agreement for full project services has been signed.

DESIGN DEVELOPMENT PHASE

G STEP THREE

The Design Development Phase is when schematic drawings are refined. The site and building engineers are involved to confirm adequacy for the specific needs of all systems. Design development drawings include more wall sections, full notes and dimensions. Outline specifications may be prepared.

CONSTRUCTION DOCUMENT PHASE

Example Plan:

G STEP FOUR

The Construction Document Phase is when design development drawings are made ready for bidding and construction. The architect and engineers will fully indicate project details and coordinate all aspects of the project. Construction document drawings include general notes and data, site plans, building plans, enlarged floor plan areas, roof plan, exterior elevations, building sections, wall sections, details, interior elevations, door, window and finish schedules and written specifications.

CONSTRUCTION PROCUREMENT PHASE

G STEP FIVE

The Construction Procurement Phase begins when construction document drawings and specifications are ready for bidding and ends when the construction contract is signed by you and the contractor. The architect will distribute bid documents to bidders and plan rooms as requested. Any questions will be answered with addenda so all bidders are bidding on the same information. Bids will be opened and evaluated and you will select the successful bidder. The architect will prepare and/or review the construction contract on your behalf.

CONSTRUCTION ADMINISTRATION PHASE

G STEP SIX

< The Construction Administration Phase begins when the construction contract is executed and ends with final completion of the work by the contractor. The architect and engineers will review shop drawings and answer all questions during construction. Changes will be made to the contract as approved by you. Designers will prepare revised documents and review any contractor's change order claims for cost and time adjustments.

< Construction observation by the architect and/or engineers is equally important to a well-prepared set of construction documents. Visits to the site during construction allow the designers to determine for you if the project is being built according to the contract requirements. Reports will be written and the contractor's pay applications certified.

< When the construction is completed so you may properly and legally use your facility for its intended purpose, a thorough review and detailed list of items (punchlist) is prepared by the designers for certification of substantial completion, and you move into the facility. When the list of items have all been corrected by the contractor the work has achieved final completion.

FACILITY MANAGEMENT AND MARKETING

Example Plan:

G EXISTING OR NEW FACILITIES

< When building construction is complete, you will find it necessary to have management and marketing tools. Final site, building and room plans are simplified and reduced in scale usually to fit 8-1/2" x 11" paper. These plans can be used to communicate locations of spaces in buildings to visitors, for maintenance reference, and for use in marketing of rental spaces or to show furniture arrangements in meeting or banquet rooms. Such plans are also helpful when selling property.

< This service is provided as an additional service to the master agreement or may be the only service needed! Provided with an hourly or stipulated sum fee structure depending on extent of work.

NOT ALL PROJECTS REQUIRE FULL SERVICES

G SMALL PROJECTS OR DESIGN-BUILD

The examples and descriptions above are for full services typical of a large new project. Not all projects require full services. Therefore, the Owner-Architect Agreement is tailored to your specific needs and requests and may not include all the services listed on this page. Please call to discuss.