David R. Carter and Associates

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Synopsis of a Full Service Project


■  This synopsis narrates the phases of a full service new-construction project. However, this is not the only package of services we provide. Smaller projects demand a simplified package of services. Alterations or additions to existing facilities are similar, but require evaluation of the existing facility and demolition drawings.

■  The Owner-Architect Agreement is tailored to your specific needs, budget and requests and may not include all the services listed on this page. We are flexible, please call to discuss options.

Concept Design Phase

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 size and arrangement of spaces meets your criteria. The building, vehicular ways, pedestrian ways and landscape areas are combined on a site plan to verify that your land is adequate based on zoning requirements. These drawings utilize single lines and are drawn to scale to fit letter or legal size 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 6.

Schematic Design Phase

Step Two

■  The Schematic Design Phase is when plans are drawn at a larger scale with more detail and are coordinated with Life Safety Codes. Wall thicknesses, doors, windows, plumbing fixtures, cabinetry and equipment are shown on the floor plans. 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. These drawings are made at the scale of the final construction documents and are issued on 24"x36" or 30"x42" sheets of paper.

■  The architect, owner and other interested parties will review these printed plans and make suggestions for design improvements.

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

Design Development Phase

Step Three

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

Construction Document Phase

Step Four

■  The Construction Document Phase is when design development drawings are made ready for bidding and construction. The architect and engineers 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 plans, roof plan, exterior elevations, building sections, wall sections, details, interior elevations, door, window and finish schedules and written specifications in a project manual.

■  The architect will print an 80% check set near the end of this phase and review the entire scope of the project in detail. You and your contractor, if available, will also have an opportunity to review and provide input to guide the documents to completion.

Construction Procurement Phase

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 your contractor. The architect will distribute bid documents to bidders and plan rooms as requested. Documents may be submitted to key agencies for review and approval. Any questions or problems 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 review the construction contract on your behalf.

Construction Administration Phase

Step Six

■  The Construction Administration Phase begins when the construction contract is signed 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 only 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 engineers is equally important to a well-prepared set of construction documents. Visits to the site during construction allow the designers to determine if the project is being built according to contract requirements. Reports are written and the contractor's pay applications certified.

■  When 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 architect for his certification of substantial completion. When the list of items are all corrected by the contractor, the work has achieved final completion.

Facility Management and Marketing

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 table and seating 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 depending on extent of work.