1. Project Sequence Overview of the Construction Industry

2. The Sequence of a Project Owner Identifies a Project Design Phase Construction Phase Wrap Up / Close Out Building Use Begins/ House Calls Begin

3. The Design Phase

4. Programming Site Selection and Feasibility Schematic Design Study Review, Changes Concept Approval Design Development Design Approval Production of Construction Documents Regulatory Review and Permitting

5. Project Initiation Owner Identifies a Need Owner attempts to identify a location, or several possible locations for review Owner conducts internal review of finances prior to selection of a design professional Selection of a Design Professional

6. The Design Phase: Information Gathering Owner selects a design professional Design team begins to take shape and embarks on an initial information gathering phase The task, determine the limitations and parameters which will govern the design of the project.

7. Information Gathering Zoning / Setbacks / Easements Drainage / Wetlands / Perc Testing Land Formation Traffic Patterns Design Guidelines / Review Historic Preservation Orientation to the Sun Ecosystem/Climate/Exposure Natural or Man Made Features

8. Urban Growth Boundaries Is the use allowed based upon land use planning rules?

9. Considerations Zoning – Portland Oregon

10. Considerations Zoning – Land Use Planning Guidelines

11. Site Selection Considerations Easements – Storm Drainage

12. Easements Storm Drainage Power Company / Utilities Gas Lines / Supply Lines Adjacent Property Owner Fire Lane / Dept Access Railroad / Historic Trail Polar Bears

13. Site Considerations Is the site, or a part of the site, designated as wetlands.

14. Site Considerations Previously wetlands were drained or filled to produce buildable land, now most are protected in the US

15. Site Considerations - Landforms Landforms – Natural: Fallingwater, Pennsylvania, Frank Lloyd Wright, Architect

16. Site Considerations Landforms: Manmade – Palm Jumeria Development - Dubai

17. Traffic Patterns – Existing - During Construction - Final Impact

18. Historic Preservation Historic District Rules and Regulations Preservation Requirements

19. Historic Preservation City of Boston Landmarks Commission Review Application

20. Design Guidelines Many areas require Owners to conform to stylistic requirements in the town

21. Stylistic Guidelines attempt to create a cohesive, unified community. This is Santa Barbara, CA. White Stucco walls with red tile roofs predominate Design Guidelines

22. Santa Barbara, California Santa Barbara County Courthouse

23. Design Guidelines Santa Fe, New Mexico Stucco finishes, specific color palettes, exposed heavy timbers, tile floors

24. Design Guidelines Cannon Beach, Oregon Buildings use cedar shingles, natural finishes

25. Historic Preservation Total Preservation vs. Partial Preservation Often the main façade of building must be protected but the rest off the structure can be replaced

26. Site Considerations – View Protection The Queen’s House – Greenwich, London, and the Canary Wharf development in the distance behind

27. Site Considerations – Uniqueness Architect’s often select unique site locations for exploration of ideas that cannot be attempted in a normal context. Here, an all glass house is possible because the site itself offers privacy

28. Site Considerations – Uniqueness Architect’s often select unique site locations for exploration of ideas that cannot be attempted in a normal context. The Dulles Airport in Washington DC can be all glass because it is a public building

29. Site Considerations – Solar Orientation Architect’s must be aware of the southern exposure, and often take advantage of it in the design of houses and other buildings

30. Schematic Design Program Accommodation A preliminary program was developed prior to beginning a feasibility study What functions are to be accommodated and how much space do they require? What key adjacencies and relationships do these spaces have? Any additional important criteria should be identified

31. Schematic Design Studies A Bubble Diagram Sketch Montage

32. Schematic Design Studies A Bubble Diagram becomes a schematic floor plan as room sizes and adjacencies of use are established and agreed

33. Arriving at the Schematic Design Bubble Diagrams Scaled Outlines of Space Required Design Concept Development: A successful building design has a strong organizational concept which becomes the skeleton for the building. All subsequent decisions must reinforce this diagram. Preliminary Design Presentation: Transform this initial design concept information into drawings and sketches that begin to look like a building

34. Finalizing Schematic Design Parcel Layout Plan, Canary Wharf, London

35. Finalizing Schematic Design Computer Model of Massing, Canary Wharf, London

36. Finalizing Schematic Design Artist’s Rendering, Canary Wharf, London

37. Finalizing Schematic Design A Pencil, Sketch Paper, and a Scale Rule get the process started.

38. Working out the Schematic Design Schematic Sketch for the Guggenheim Museum in Bilbao, Spain

39. Development of Schematic Design A Study Model can assist the Owner in visualizing the proposed schematic design

40. Development of Schematic Design A Photomontage with Photo of Model and Photograph of Site may help visualize the impact on the site

41. What is Schematic Design? Consider the Schematic Design presentation to be the ‘Concept Car’ image of the project, still to be refined, and made to work

42. Finalizing Schematic Design The Architect’s goal is to develop a schematic design that is strong enough, the initial intention will be clear in the final building’s execution.

43. Finalizing Schematic Design The Architect’s goal is to develop a schematic design that is strong enough, the initial intention will be clear in the final building’s execution.

44. Development of Preliminary Design Guggenheim Museum, Bilbao, Spain

45. Presentation of Schematic Design Schematic Sketch for Fallingwater drawn by Frank Lloyd Wright Owners /Clients often want to see images that look more ‘complete’ than architects are prepared to show

46. Presentation of Schematic Design Falling Water, Bear Run, Pennsylvania

47. Presentation of Schematic Design Presentation Sketch for Fallingwater

48. Presentation of Schematic Design Presentation Section for Fallingwater

49. Falling Water Some details will be worked out in the final stages, perhaps not until work has begun on site Architects will often intentionally leave some details to be determined once work is underway and visible

50. Site Considerations When well done, a building can enhance the natural environment in which it is located

51. Site Considerations – Uniqueness Architect’s often select unique site locations for exploration of ideas that cannot be attempted in a normal context. The Guggenheim Museum in New York City was intended to stand out from its neighbors, and it does.

52. Design Development A Presentation Model may be prepared to illustrate for the owners what the building will look like and how it will function

53. Site Considerations – Uniqueness Architect’s often select unique site locations for exploration of ideas that cannot be attempted in a normal context. The interior of the Guggenheim is a spiraling ramp. The inspiration for the ramp was a seashell’s spiral, and the intention was to create a continuous environment for viewing the art, without interruption

54. Development of Schematic Design The Architect’s goal is to develop a schematic design that is strong enough, the initial intention will be clear in the final building’s execution.

55. Approval of Schematic Design Once the Owner approves the design concept and the Schematic Design, the Architect develops the design in the Design Development stage, further refining the: Plan Section Elevation Model

56. Development Sketch An Architect’s Pencil Sketch Elevation The designers must now begin to ‘make it work’, mathematically, structurally, with services and materials. Begin to make it real

57. Design Development Reworking a Problem Area with Trace Paper

58. Design Development A Study Model that is more accurate can simulate light levels inside, building form and shape,

59. Design Development A Perspective Sectional View of an interior

60. Design Development A Plan and Section: Fallingwater

61. Design Development A Plan : Fallingwater

62. Development Sketch An Architect’s Pencil Sketch Perspective

63. Development Study Model An ‘In-house’ Study Model

64. Development Presentation An ‘Old School’ Example of Presentation

65. Design Development A Presentation Model of St. Peter’s Dome, prepared after construction was complete

66. Goal of Design Development A primary goal of the Design Development process sees the Design Team conduct an internal review to ensure that all aspects of the project: Comply with applicable Building Codes Have Coordinated between disciplines, i.e. reviewed all systems and consultants drawings for conflicts. Ex: Structural reviewed with mechanical for conflicts. Include Materials for Construction that have been scrutinized for performance, cost effectiveness, etc.

67. Approval of Design Development Once the Owner has approved the design development presentation: the Design Team will begin the task of completing a full set of Construction Documents; including all drawings and specifications required to secure a building permit, price the job, and construct the building.

68. Construction Drawings Preparation of the Construction Drawings and Specification are a major responsibility of the Design Team. This is a simple foundation plan

69. The Construction Drawings The Design Team prepares the final details for the Construction Drawings. This is a time consuming process. The Design Team must ‘assemble’ the building on paper ( or in the electronic space of a computer program) from the ground up. The documents produced should inform the constructor of all the typical conditions he or she may encounter throughout the construction process.

70. Construction Drawings, or, Working Drawings Building Sections and Roof Plan

71. Construction Drawings, or Working Drawings Building Elevations

72. Construction Drawings A Roof Framing Plan for Residential Work

73. Construction Drawings A Partial Building Section

74. Construction Drawings A Foundation Detail Section

75. Construction Drawings Old School: Engineer’s Section thru Hoover Dam

76. Construction Drawings Old School: An Engineer’s Site Plan for Hoover Dam

77. Construction Drawings An Engineer’s Framing Plan Heavy Steel

78. Construction Drawings What that framing plan represents. 3D stuff

79. Construction Drawings What that framing plan represents. 3D stuff

80. The Construction Drawings The Construction Drawings must show: Relationships of materials to each other Sizes Locations Quantities Connections Diagrams of systems such as mechanical and electrical, fire, security Schedules indicating: equipment, finishes

81. The Construction Drawings The Construction Drawings should be organized: Site Development / Grading Foundations Architectural Layout: Plans, Elevations, Sections, Details Structural Engineering Plumbing Mechanical Electrical Specifications book is separate

82. 2. Construction Documents An Engineer’s Professional Seal

83. The Project Manual The Construction Drawings will be paired with the Project Manual to provide the bidding Contractor with all of the information necessary to bid on the project. This Project Manual will include:

84. The Project Manual The Project Manual is the final assembly of all information not included on the drawings, prepared for release to the contractors for pricing. These include: a.Bidding Requirements: Invitation to Bid, Instructions to Bidders, Information Available to all, Bid Forms, Bid Security Forms b.Contract Forms: Performance Bond / Completion Bond / Certificates c.Contract Conditions: General and Supplementary d.Technical Specifications: CSI Masterformat Divisions

85. Bidding Requirements Invitation to Bid

86. Contract Forms Performance Bond

87. Contract Conditions General Conditons

88. Technical Specifications The Technical Specifications will include: Type of Materials/ Equipment Quality of Material Quality of Workmanship Methods for Fabrication, Installation, Erection Regulator Requirements Allowances Unit Prices Alternates Reference Standards

89. The Bid Documents The Bid Documents include: 1.Project Manual 2.Construction Drawings 3.Addenda: any instruction given to the bidders during the bidding process to clarify the intent of the documents

90. Bid Documents The Bid Document Sets Completed

91. The Construction Documents The Construction Documents will not show EVERY CONDITION that will be encountered as the building is erected. The Construction Documents must be thorough enough so that the General Contractor has a clear idea of what they are being asked to construct. The Documents must also indicate to Regulatory Authorities that the proposed construction project is in compliance with all applicable building regulations.

92. The Construction Documents The Construction Documents include: any and all documents supplied to the contractor, including the Bidding Requirements, Contract Forms, Contract Conditions, Technical Specification, Bidding Documents (Project Manual, Construction Drawings, Addenda), and Contract Documents including changes made after signing of contract

93. Development of Preliminary Design The Salk Institute, La Jolla, California

94. Regulatory Review The relevant regulatory agencies will specify for the Design Team what information they require, and in what format that information should be presented. The Design Team will follow these instructions to the letter. No missing info. No extra info. The representatives of the agency may request additional information. The agency may be quite helpful. The agency may be very difficult to work with.

95. Regulatory Review In some cases, the regulatory review process may be part of public meetings law, requiring a public forum for review. Historic districts often have requirements for public review of proposals. A sign may be required to be posted on the site for a period of time prior to the review board meeting, advising local residents of the proposed project details.

96. The Salk Institute, La Jolla, California

97. During Bidding The Design Team will work closely with each of the competing bidders, answering questions and clarifying information The bidders will be given individual tours of the site Often bidders will raise valid questions which must be answered by the Design Team, often requiring new drawings be completed to adequately cover the issues All information is shared with the other bidding teams so that each team is aware of all information discussed/ distributed.

98. Bid Review The Design Team will review the bids from all those who submitted, and will often question the bidders as to their understanding of the documents. The Design Professional may confirm with the Bidder any items on the bid which appear out of order, or incorrect, in order to ensure that a mistake or omission has not occurred. It is the bidder’s responsibility to ensure that his bid is accurate and complete.

99. Awarding the Job The Design Team will review the bids, once all questions have been answered, with the Owner, and may make a professional recommendation. The Owner may select any of the bidders they care to select, except in the case of a publicly funded project, or a project held by an organization with guidelines for selection of contractors. On a private project, the lowest bid is not necessarily the one selected. Why?

100. Jubilee Church, Interior

101. Jubilee Church, Design Sketch Plan Schematic Design Phase

102. Jubilee Church, Design Sketch Section and Elevation Schematic Design Phase

103. Jubilee Church, Richard Meier, Architect