ACH 121 Lecture 02 (Arch. Basic Services )
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The document outlines the architectural services and project delivery processes, emphasizing the roles and contractual relationships among architects, owners, contractors, and consultants, often referred to as the 'golden triangle.' It describes various project delivery methods, including design-bid-build, design-build, fast track, and construction management, detailing their structure, advantages, and the responsibilities of involved parties. Additionally, it covers the phases of architectural services such as schematic design, design development, construction documentation, bidding and negotiation, and construction administration.
ACH 121 Lecture 02 (Arch. Basic Services )
- 1. Professor Brandi R. Shepard© ACH 121-Materials and Methods 1 The Basic Architectural Services & Project Delivery The Golden Triangle Contractual Relationships Project Delivery 5 Phases of Service The Project Progression through Design to Documentation to Bid to Construction Additional Services
- 2. 2 2 Professor Brandi R. Shepard© ACH 121-Materials and Methods 1 2 Who are the Players in a Construction Project? AKA The “Golden Triangle” Architec t Owner Contracto r Finance Users Consultants & Engineers Subcontractors & Suppliers
- 3. 3 3 Professor Brandi R. Shepard© ACH 121-Materials and Methods 1 3 Contractual Relationships Fundamental Rule: A project, whether at design or construction is a CONTRACT
- 4. 4 4 Professor Brandi R. Shepard© ACH 121-Materials and Methods 1 4 What’s the difference? Architect vs. Designer Interior Designer vs. Decorator Builder vs. Contractor Engineers vs. Consultants
- 5. 5 5 Professor Brandi R. Shepard© ACH 121-Materials and Methods 1 5 Contractual Relationships Architects have contracts with Owners To provide the service or design and documentation Architects have contracts with Engineers and Consultants Engineers/Consultants provide a detailed, specialized service to the Architect Civil Engineers, Mechanical/Electrical Engineers, Structural Engineers
- 6. 6 6 Professor Brandi R. Shepard© ACH 121-Materials and Methods 1 6 Contractual Relationships Owners have contracts with Contractors Contractor provides service of construction to owner Contractors have contracts with subcontractors Sub-c (or trades) provide service of construction on a specific part of the project i.e., electrical, plumbing, mechanical, framing
- 7. 7 7 Professor Brandi R. Shepard© ACH 121-Materials and Methods 1 7 Contractual Relationships Common Misconception: The Architect and Contractor have a contract.
- 8. 8 8 Professor Brandi R. Shepard© ACH 121-Materials and Methods 1 8 Contractual Relationships In this traditional model, the architect and contractor have no legal obligation to each other, but have a common interest: OWNER
- 9. 9 9 Professor Brandi R. Shepard© ACH 121-Materials and Methods 1 9 Project Delivery It is the method of organization in which the project will be delivered to the owner. It determines who is contractually involved within the project framework And what responsibilities and roles they will play Also determines the individual RISK that each party takes on.
- 10. 10 10 Professor Brandi R. Shepard© ACH 121-Materials and Methods 1 10 Project Delivery Project Delivery is determined by the following: Owner Sophistication One time builder vs. developer Size & Complexity of Project Schedule vs. Budget Driven Global Economy / Bidding Climate
- 11. 11 11 Professor Brandi R. Shepard© ACH 121-Materials and Methods 1 11 Project Delivery Methods of Project Delivery Design-Bid-Build Design-Build Fast Track Construction Management
- 12. 12 12 Professor Brandi R. Shepard© ACH 121-Materials and Methods 1 12 Project Delivery Design-Bid-Build (D-B-B) Most “Traditional” Method Linear Progression in construction Owner hires Architect/Engineer (A/E) A/E prepares design and con. docs. Paid a lump sum (hourly rate) or percentage of construction cost Project is solicited for competitive bid Owner looks for lowest reasonable price or Owner negotiates with pre-selected contractor Project is AWARDED
- 13. 13 13 Professor Brandi R. Shepard© ACH 121-Materials and Methods 1 13 Project Delivery Design-Bid-Build (D-B-B) Construction cost determined after all bids are received & accepted May have multiple contractors bids Could be competitive costing Contractor is solely responsible for delivering the completed project Must comply with contract documents GC may subcontract much of the work (TYPICAL) Owner has A/E administer the contract or can have in-house people administer contract
- 14. 14 14 Professor Brandi R. Shepard© ACH 121-Materials and Methods 1 14 Project Delivery Design-Bid-Build is still the most popular method of delivery but not the predominant method.
- 15. 15 15 Professor Brandi R. Shepard© ACH 121-Materials and Methods 1 15 Project Delivery Design-Build (D/B) Firm hired will complete both design and construction Single point of contact for Owner through entire project (design to construction) Types of Design Build Relationships Design/Build Firms with in-house design and construction services Joint venture Firms that contractually come together
- 16. 16 16 Professor Brandi R. Shepard© ACH 121-Materials and Methods 1 16 Project Delivery Design-Build (D/B) Contractor and Architect team and form a single entity to provide a service to the owner A/E and Contractor have a contract in this model Typically Contractor has lead role Architect relinquishes control of project Works under the guise of the Contractor Contractor controls costs & quality Architect is selected by Contractor Both entities can hire subcontractors to complete the work
- 17. 17 17 Professor Brandi R. Shepard© ACH 121-Materials and Methods 1 17 Project Delivery Fast Track Administration of multiple construction contracts for the same project at the same time Project is performed in phases where design is overlapped by construction Construction phases are staggered Portions of work are started as soon as design is completed Shortens construction timeline considerably Used when Schedule is most important Design and construction overlap, but contract is performed by multiple general contractors
- 18. 18 18 Professor Brandi R. Shepard© ACH 121-Materials and Methods 1 18 Project Delivery Design Design Procurement Construction Design Procurement Construction Design Procurement Construction Design Procurement Construction Design Procurement Construction Fast-tracked Phased Construction Project Complete Project Complete Time Saved Contract Package 1 2 3 4 -Bid-Build
- 19. 19 19 Professor Brandi R. Shepard© ACH 121-Materials and Methods 1 19 Project Delivery Construction Management Two type of CM contracts At-Risk CM CM Advisor
- 20. 20 20 Professor Brandi R. Shepard© ACH 121-Materials and Methods 1 20 Project Delivery Construction Management At-Risk CM Also known as “CM-Constructor” CM will subcontract out all portions of the work and hold all the risk for those contracts Owner hires design firm and construction firm
- 21. 21 21 Professor Brandi R. Shepard© ACH 121-Materials and Methods 1 21 Project Delivery Construction Management CM Advisor CM hired during design Serves in an advisory position, representing the owner the architect in this model is hired to deliver design and documentation ONLY Architect will not represent the owner to the contractor Provides services in support of design process: Cost Estimating, Constructability, Scheduling, Phasing/Logistics CM may assist during Construction as an Advisor (not at risk)
- 22. Professor Brandi R. Shepard© ACH 121-Materials and Methods 1 5 Phases of the Basic Architectural Services 1. Schematic Design 2. Design Development 3. Construction Documentation 4. Bidding & Negotiation 5. Construction Administration
- 23. 23 23 Professor Brandi R. Shepard© ACH 121-Materials and Methods 1 23 Schematic Design Evaluate the Site Develop the Building Program Based on Owner’s needs and wants Develop a Construction Budget Based on what Owner can afford Prepare Sketches Plans, elevations, sections, perspectives, study models Present initial design to Owner
- 24. 24 24 Professor Brandi R. Shepard© ACH 121-Materials and Methods 1 24 Design Development Scaled Drafted Drawings Plans, elevations, sections Selection of Materials & Finishes Review of Engineering Requirements Discussion and coordination with civil, structural, electrical, mechanical, plumbing engineers Review of Construction Budget Presentation to Owner for Changes or Modifications
- 25. 25 25 Professor Brandi R. Shepard© ACH 121-Materials and Methods 1 25 Construction Documentation Final Detailed Working Drawings Plans, Elevations, Sections Construction Details Schedules (Door, Window, Finish) Consulting Engineers’ Drawings Written Specifications Quality of material and installation Project Manual Terms of contract between owner & contractor
- 26. 26 26 Professor Brandi R. Shepard© ACH 121-Materials and Methods 1 26 Bidding & Negotiation Qualify Eligible Contractors Pre-selected Bidders Review Project with Contractors Answer Questions about Design From contractors, subcontractors, suppliers and/or manufacturers Issues Addendums to bidders Changes to design before bid is entered Evaluates Bids Helps owner decide what contractor to go with
- 27. 27 27 Professor Brandi R. Shepard© ACH 121-Materials and Methods 1 27 Construction Administration Answers Contractor Questions during construction RFI’s (Request for Information) Reviews Contractor Request for Payment Reviews Change Orders Changes to construction Inspects Construction Progress Project Closeout and Punch List “cleaning up” the loose ends
- 28. 28 28 Professor Brandi R. Shepard© ACH 121-Materials and Methods 1 28 Additional Services Pre-Design Facility Assessment Programming Marketing/Feasibility Studies Budgeting/Financing Site Analysis Site Selection Site Development Planning Utilities Studies Environmental Studies Zoning Post-Construction Services Facilities Management Record Drawings (“As-Builts”) Warranty Review Other Services Renderings Models Life Cycle Cost Analysis Cost Estimates Energy Studies Tenant Services Graphic Design Interior Design Expert Witness Services above and beyond “Basic Services”
- 29. 29 29 Professor Brandi R. Shepard© ACH 121-Materials and Methods 1 29 Architect’s Basic Services - Fee Structure as defined by the AIA Schematic Design SD 15% Design Development DD 20% Construction Documentation CD 40% Bidding/Negotiation B/N 5% Contract Administration CA 20%
- 30. 30 30 Professor Brandi R. Shepard© ACH 121-Materials and Methods 1 30 HOMEWORK- Due Tuesday Read the following under Lecture #2 Module: “The Construction Community” “The Design Community” To be posted on the website by Sept. 1st
- 31. Professor Brandi R. Shepard© ACH 121-Materials and Methods 1 NEXT CLASS Codes and Regulatory Requirements