METHODOLOGY
The following is a brief summary of the scope of services by phases
necessary to accomplish the design and construction of a project.
We have found success in the following methods and procedures of
planning and design. During our years of combined experience and
practice, we have learned that a basic and necessary element that
forms the design philosophy of Donadio & Associates involves
client participation. Our approach is to assure satisfaction by
keeping the client informed. Our design and construction process
requires your involvement.
Developing a project has been described as being like taking an
extended trip. Each journey has a distinct beginning, a well defined
destination, a budget to keep and a schedule to be met. The best
of these journeys begin with good planning, taking advantage of
programmed stops to reflect on previous sights, discuss and debate
the advantages of the many directions and routes that lie ahead
and to prepare for the next destination. The phases of a journey
relate directly to the phases of a project; each should be well-planned.
There will be eight distinct phases for the development of a project.
These are Programming, Schematic Design, Design Development, Construction
Documentation, Bidding, Construction Administration, Occupancy,
and Post-Occupancy Evaluation. Each phase is integrally related
to the others and will build on the experiences and lessons learned
from previous phases.
While each phase relates to another, each has its own purpose and
each has a common threads running through them. These include Cost
Estimation, Value Engineering, and Quality Control. It is these
elements which provide a foundation or framework for the design
effort to exist within.
Programming
Programming is a problem-seeking process and therefore seeks to
identify the issues and problems that the design process must address
and resolve. Generally, programming operates at two interconnected
levels: a pragmatic level, on which specific requirements are listed
and interrelated, and an aspirational level, which strives to capture
the client’s dream and desires, preconceptions and biases,
hopes and fears. Each level is important and each informs the other.
The programming phase will organize, manage and document preparation
of the program development, assisting in refinement and documentation
as requested by the client.
While there are many ways to structure the programming process,
it generally involves the following steps:
1. Date collection
2. Communication of data and concepts
3. Data analysis
4. Evaluation of the resulting program
5. Data organization and development of concepts
The first task is to collect the information – facts, opinions,
projections and speculations-needed to develop the program statements.
There are at least four important sources for this information;
the Owner, the Users, External Requirements, and the Architect’s
own experiences. However, the programming process should bring all
the key participants to the table, with particular attention to
those who are responsible for the construction and those who must
supply approvals as the project moves forward.
Schematic Design Services
Schematic design is the phase in which the written and graphic documentation
of the program is translated into the definition of three-dimensional
space, emphasizing the size and relationships of spaces and functions
to each other. Schematic documents include but are not limited to
conceptual plans for the site and structures and building elevation
concepts. Models and sketch renderings are often used to both validate
and demonstrate design options for the project and as tools to describe
how certain architectural elements might perform within the context
of the whole project.
Our team approaches design of a project differently than many architects.
We will bring our design team to you, developing design concepts
in your offices. Working in this manner, we can interpret program
requirements participation from staff and users of the facility.
We present many design options and solutions quickly, rather than
doing the design work at our office and bringing it to you in a
series of numerous meetings. We call this process “SITE BASED
DESIGN”. We have used this process many times for clients
and find it well received because the end user is able to become
a valuable part of the design team and see the design develop.
This “SITE BASED DESIGN” concept allows us to design
the building you want and need, rather that what we think you want.
A secondary benefit is this design method saves a considerable amount
of time.
Our team will provide schematic designs and related services to
include:
Site Utilities Analysis
On and Off-site Development Planning
Architectural Schematics
Interior Schematics
Civil, Structural, Mechanical, Electrical and Landscape Design Concepts
Materials Research/Specifications
Energy Evaluation
Master Plan Compatibility Drawing
Owner Supplied Data Coordination
Regulatory Agency Codes Review
Construction Cost Estimate
Project Development Scheduling
Presentation to Owner/Monthly Status Report
Design Development Services
Design Development is the phase in which the concepts which have
been reviewed, tested, and approved are then expanded into more
elaborate design drawings. The broad approach of the Schematic Phase
is replaced with a finer one with emphasis on resolving any potential
design conflicts, completing exterior views of the building, developing
life-safety plans and exploring technical issues inherent in the
design. Outline Specifications will be prepared describing the materials
proposed to be used in easily. A more detailed cost estimate will
be prepared allowing he design team to make those choices necessary
to keep the project on time and budget. The various building components
will be unified into a single building system which meets the user’s
needs.
Our team will provide design development and related services which
include:
Project Administration
Architectural Design Development
Civil, Structural, Mechanical, Electrical
and Landscape Design Development
Fire Protection System Design Development
Outline Specifications/Materials Research
Master Plan Compatibility Drawing
Energy Evaluation
Agency Consulting/Review/Approval
Owner Supplied Data Coordination
Project Development Scheduling
Construction Cost Estimate
Presentation to Owner/Monthly Status Report
Construction Documentation Services
After design development drawings are approved construction document
preparation will begin. Our team has in-house computer drafting
capabilities for use in preparation of construction documents. Delineation
of the architectural and engineering building systems to meet the
Owner’s approval, code compliance, and sound construction
techniques will be our prime concern. Space, materials, colors,
shapes, standards, heating, fire protection, plumbing, electrical,
structural and other systems will be detailed on our drawings and
called out in the specification handbook. Using all of our experience
and other capabilities, we will endeavor to have “buildable”
contract drawings and specifications which are easily understood
by the various contractors who will be using them for bidding and
construction.
Our team will assist you in obtaining approval from appropriate
government authorities having jurisdiction over the project.
The design process will provide you with and affordable, functional,
maintainable and aesthetically pleasing project, finished on schedule.
Our team will provide the following construction documentation and
related services:
Project Administration
Architectural Design Development
Civil, Structural, Mechanical, Electrical and
Landscape Design Development
Specifications/Materials Research
Construction Cost Estimate
Agency Final Approvals
Owner Supplied Data Coordination
Document Checking/Coordination
Project Development Scheduling
Presentation to Owner/Monthly Status Report
Bidding Phase Services
Our team will assist you with identifying and advertising the project
to prospective bidders. We will also investigate prospective bidders
and advise you of our findings. We will assist you and your legal
council with evaluating bids received and processing the contract
and other administrative documents.
Our team will provide the following bidding services:
Owner Supplied Data Coordination
Bidding Materials
Addenda
Bidding/Negotiations
Analysis of Alternates/Substitutions
Special Bidding Services
Pre-Bid Meeting
Bid Evaluation
Construction Administration Services
Regardless of how effective our services have been on all of the
above phases; if we are not effective during the construction phase
of the project you not be satisfied with our services. For this
reason, we take the construction administration phase of our services
very seriously. We will be responsive to owner and contractor questions
and other issues during this phase of the project.
Our team’s general administration of the construction contract
will be performed by the Donadio & Associates Team, who will
be assisted by appropriate, qualified, experienced employees and/or
representatives of our consultants. Representatives will make periodic
visits to the site to observe the progress and quality of the work
or if desired by the client, we will provide a person on the project
full time during this phase.
Our goal is that the project will be constructed in accordance with
plans and specifications. To accomplish this, we will be on the
project as needed, certainly not less than once a week. We try to
anticipate problems and eliminate them before they become an issue;
this is not only beneficial to the owner, but to the contractor.
We endeavor to assist the contractor to keep the project on schedule
but not at the detriment of construction quality.
Our team will provide the following construction phase services:
Construction Administration
Construction Observation and Reports
Shop Drawings/Submittals Review
Supplemental Documents
Quotation Requests/Change Orders
Testing and Inspection Coordination
Project Schedule Monitoring
Agency Reviews/Approvals
Project Close-Out
Maintenance and Operational Program
Record Drawings
Start-up Assistance
Warranty Review
Occupancy Services
Our team will assist the Owner’s move into the facility and
commencing operation. We will assure necessary warranty items plus
“record drawings” are furnished to the Owner. In addition,
we can assist the owner in the selection, ordering, and placement
interior design finishes, fixtures, and furnishings.
Post-Occupancy Evaluation
Although not practiced by all architects, we feel that by providing
a Post-Occupancy Evaluation of each project, we can assist the Owner
in identifying warrantee related issues as well as learning what
works best in the facility. It is part of our commitment to achieving
excellence through superior understanding. Our Post-Occupancy Evaluation
results in a Post-Occupancy Report and includes:
Interviews with administrators and staff
Distribution and Compiling of Post-Occupancy Questionnaires
Thorough review of the facility’s assemblies, materials and
systems
Cost Control, Value Engineering, and Quality Control
As stated previously, the framework within which the design effort
goes forward is made up of the constant recognition of schedule
and budget. Of these two items, adhering to the Owner’s stated
budget is critical. To meet the Owner’s financial expectations
requires an understanding of the cost of all the materials, assemblies,
and systems which make up a total project.
To further strengthen this effort, Donadio & Associates has
brought the firm of Construction Consultants and Associates (CC&A)
to it’s team. Through its extensive experience in projects
of this type CC&A is keenly aware of the requirements and issues
required to provide cost consulting services. CC&A gives reliable
cost information early in the projects life and continues providing
accurate cost information throughout the design stages of the projects.
This allows the Owner, Designer and its users to make decisions
about the design and functions of the project at the earliest stages.
Conceptual estimating is a mix of science and art and is the most
important estimate that is produced during the design phase of a
project. It sets the mark for the project as far as design and budget.
Our conceptual estimates are as detailed in scope, quantities, and
pricing as are most detailed construction document cost estimates
are. With our background and experience we know what it takes to
build a facility, we build the building on paper in our estimates,
starting at the conceptual design phase.
Value Engineering is a phrase most commonly used when the design
effort of a project is complete, the contractor bids received, and
the Owner and Architect are confronted by bids which exceed the
Owner’s budget. In order to bring the project back into line
with the budget, some architectural elements must be abandoned,
materials replaced by less expensive alternatives, and scope reduced.
For Donadio & Associates, the value engineering process begins
at the conception of the project and continues throughout the design
process. Supported by continual cost estimation, value engineering
is a matter of prioritizing materials, assemblies, equipment and
fixtures into an integrated package within the Owner’s budget.
In addition, value engineering a project throughout the design process
allows the Owner and Architect to create a schedule of additive
and subtractive alternates which can be selected when contractor
bids come in below the Owner’s stated budget.
Quality Control is the third element in the design framework. The
quality control effort is needed to control costs as much as to
control liability. “Holes” in the documentation are
most frequently filled with real money in the form of higher than
necessary bids from the contractors and change orders in the construction
phase. The Donadio & Associates team operates with less than
1% of the in-place construction in changes orders.
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