130125.PROCESS DIAGRAM
- 1. CONFIDENTIAL MATERIAL PPMM PROJECT FORENSIC ANALYSIS AND PROCESS DEVELOPMENT 26 January, 2013 THE STANDARD PROJECT PROCESS
- 2. CONFIDENTIAL MATERIAL SUMMARY & PROGRAM 2 PPMM’s role as owner/user and not professional designer/contractor should not hinder its comprehension of the phases of design services, expectations of deliverables and right to review and approval. This slide deck Introduces the services of architectural design and the process of design-bid-build. The program is the term used to define the required functions of the project. It should include estimated square footage of each usage type and any other elements that achieve the project goals. Note: This is generally provided by the Owner to the Architect. PROGRAM SCHEMATIC DESIGN DESIGN DEVELOPMENT CONTRACT DOCUMENTS CONSTRUCTION ADMINISTRATION BIDDING SERVICES
- 3. CONFIDENTIAL MATERIAL SCHEMATIC DESIGN 3 During schematic design, an architect commonly develops study drawings, 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 PPMM agrees after consultation and discussions with the architect. Costs are estimated based on overall project volume. The design then moves forward to the design development phase. Deliverables: Schematic design often produces a site plan, floor plan(s), sections, an elevation, and other illustrative materials; computer images, renderings, or models. Typically the drawings include overall dimensions, and a construction cost is estimated. Note: The contract may actually spell out what is to be delivered.
- 4. CONFIDENTIAL MATERIAL DESIGN DEVELOPMENT 4 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. Any additional level of detail provided in the DD phase is determined by PPMM’s request and the project requirements. The DD phase ends with a formal presentation to, and approval by, PPMM. Deliverables: Design development often produces floor plans, sections, and elevations with full dimensions as well as a refined construction cost. Drawings typically include door and window details and outline material specifications.
- 5. CONFIDENTIAL MATERIAL CONTRACT DOCUMENTS 5 The next phase is contract documents (CDs). Once PPMM 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. The level of detail in CDs may vary depending on the owner’s preference. If the CD set is not 100-percent complete, this is noted on the CD set when it is sent out for bid. This phase results in the contractors’ final estimate of project costs. Deliverables: The construction document phase produces a set of drawings that include all pertinent information required for the contractor to price and build the project.
- 6. CONFIDENTIAL MATERIAL BID PHASE SERVICES 6 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 PPMM may elect to have a pre-bid meeting for potential contractors. After bid sets are distributed, both PPMM and architect wait for bids to come in. PPMM, with the help of the architect, evaluate the bids and select 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. The final step is to award the contract to the selected bidder with a formal letter of intent to allow construction to begin. Deliverables: The final deliverable is a construction contract. Once this document is signed, project construction can begin
- 7. CONFIDENTIAL MATERIAL CONTRACT ADMINISTRATION 7 Contract administration (CA) services are rendered at PPMM’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 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. Deliverables: A successfully built and contracted project.
- 8. CONFIDENTIAL MATERIAL RECOMMENDED A/E SCOPE 8 For traditional Design-Bid-Build projects, the following expectations are suggested to be included by PPMM in any Owner/Architect Agreement (an AIA Document), other contract or PO type as preferred. PHASE BY DELIVERABLES PROGRAMMING PPMM List of functions, rough square footage, special needs, standard palette, project contacts and required timeline. SCHEMATICS AE/PPMM To be formally approved by PPMM: Floor plan(s), site plan, +/- 20% cost estimate, and modeling/elevations as needed. DESIGN DEVELOPMENT A/E PPMM To be formally approved by PPMM: Floor plans, sections, elevations, and +/- 10% estimate. CONTRACT DOCUMENTS A/E Set of drawings to obtain all permits and allow competitive Contractor bidding. BID PHASE A/E Create and distribute bid documents, conduct tours, answer Contractor questions, receive bids, analyze and recommend results to PPMM. Help with construction contract and clarifying any issues or negotiation issues prior to construction. CONTRACT ADMINISTRATION A/E As per AIA Owner/Architect Agreement including processing, analyzing and presenting any COs and reviewing submittals as applications for payment by the Contractor.