presented by kenneth w. hargrove, aia, ncarb architectural registration examination pre-design...
TRANSCRIPT
ARE Pre-Design SeminarPRE-DESIGN:
PROJECT PLANNING PHASE DELIVERABLESDOCUMENT PLANNING
SCHEDULE DEVELOPMENTFEE PROJECTIONS
ASSEMBLING THE TEAM
ARCHITECTURAL PROGRAMMING
BUILDING TYPE STUDYCLIENT INTERACTION
SITE ANALYSISFUNCTIONAL ANALYSIS
COST ANALYSISCONCEPT DEVELOPMENT
ORGANIZATION
ARE Pre-Design SeminarPROJECT PLANNING
PHASE DELIVERABLES
DOCUMENT PLANNING
SCHEDULE DEVELOPMENT
FEE PROJECTIONS
ASSEMBLING THE TEAM
ARE Pre-Design SeminarPHASE DELIVERABLES
SCHEMATIC DESIGN – Documents required to describe the general design intent, general
relationships and space requirements of the project along with cost projections.
PROGRAMMING SHOULD BE COMPLETE
IF NOT IT MUST BE COMPLETED IN
SCHEMATIC DESIGN
ARCHITECTURAL MUST LEAD
CONSULTANTS ASSIST THE
SCHEMATIC DESIGN PROCESS TO
DEFINE SYSTEMS AND COSTS
Schematic Design Deliverables APPROVED BUILDING PROGRAM Space/Area Allocation Chart Room Data Sheets Functional Relationships Code Reviews DRAWINGS
Architectural Site Plan Floor Plans Primary Building Elevations Renderings and Diagrams
(Sufficent to explain building design Intent)
MANUAL
Architectural Description Structural Description HVAC Systems Description Plumbing Systems Description Fire Protection System Description Electrical System Description Sq. Ft. Estimate of Construction Costs Site Survey Soils Report
ARE Pre-Design SeminarPHASE DELIVERABLES
DESIGN DEVELOPMENT – Enough description of QUANTITY and QUALITY to confirm budget projections,
inform the client of what to expect and to guide consultants through Construction Documents.
FLOOR PLANS, RCP,S ELEVATIONS AND SECTIONS SHOULDB BE TACT DOWN FOR CONSULTANTS TO FOLLOW
INTERIOR ELEVATIONS, MILLWORK AND EQUIPMENT SHOULD BE SUFFICENT FOR OWNER REVIEW AND APPROVAL
FRONT END SECTIONS SHOULD BE READY FOR OWNER REVIEW AND APPROVAL
SYSTEMS AND FIXTURE CUTS SHOULD BE READY FOR OWNER REVIEW AND APPROVAL
COST PROJECTTIONS
Design Development Deliverables DRAWINGS Architectural Site Plan w/ Building Location Established Life Safety Plans Floor Plans Roof Plan w/ Drainage Layout Ceiling Plans Building Elevations Building Sections Typical Wall Sections Typical Wall Section Details Enlarger Room Plans Enlarged Stair Plans and Sections Enlarged Elevator Plans and Sections Finish Schedule Hardware Schedule Interior Elevations (needing owner review) Millwork Elevations Equipment Plans Structural Foundations and Framing Diagrams HVAC Systems Diagrams and Loads Plumbing Systems Diagrams Fire Protection System Diagrams Electrical System Diagrams MANUAL Front End Specifications for Owner review and comments Architectural Specification Section Outlines Structural Specification Section Outlines MEP Specification Section Outlines Equipment Data Sheets HVAC Fixture Cuts Plumbing Fixture Cuts Light Fixture Cuts Estimate of Construction Costs by Discipline
ARE Pre-Design Seminar
DOCUMENT PLANNINGCONTRACT DOCUMENTS – Final bid set
of working drawings and specifications.
Must describe everything that is
important to the success of the project.
Estimate Time to Produce
Items on the Sheet
Sheet Name and Number
GENERAL and SCHEDULES - A100
PLANS (FLOOR, ROOF, RCP)– A200
BUILDING ELEVATIONS – A300
BUILDING and WALL SECTIONS – A400
ENLARGED PLANS and SECTIONS – A500
PLAN DETAILS – A600
SECTION DETAILS – A700
WALL ELEVATIONS – A800
SPECILTY ITEM DETAILING – A900
ARE Pre-Design SeminarPROJECT SCHEDULE:BAR GRAPHS – simply indicate the start
and finish dates of major phases of the work. They are better as a form of visual
communication but inferior to a CPM schedule as a management tool.
CPM SCHEDULES – also indicate the start and finish dates of major phases, but , also
indicate the relationships between the sequence of activities and the dependency
of activities on each other within the phases
FLOAT TIME
CALENDER DAYS
WORKING DAYS
FASTTRACKING
ARE Pre-Design SeminarPROJECT DESIGN SCHEDULE:
CONTRACTS
PROGRAMING
SCHEMATIC DESIGN
DESIGN DEVELOPMENT
CONTRACT DOCUMENTS
BID PHASE
CLIENT REVIEWS
ARCHITECTURAL REVIEWS
:
ARE Pre-Design SeminarFEE PROJECTIONS - TOP DOWN METHOD
PROJECT TITLE
PROJECTED
CONSTRUCTION COST
TRADITIONAL FEE %
TOTAL
PROFESSIONAL FEE
ARE Pre-Design SeminarFEE PROJECTIONS - TOP DOWN METHOD
TRADITIONAL CONSULTANT %CIVIL – 10.5%
STRUCTURAL – 9.4%
MECHANICAL – 15%
ELECTRICAL – 12.5%
OTHER CONSULTANTS ?
PROFIT – 20%
(Are they appropriate
for this project?)
ESTIMATE EXPENSES
SET ASIDE PROFIT
PHASE PROJECTIONS(Useful in evaluation
consultant invoices.)
(Why are phase totals
Not equal to %?)
(OWNERS MAY REQUEST
INVOICE PROJECTIONS)
PRODUCTION
FEE AVAILABLE
ARE Pre-Design SeminarFEE PROJECTIONS - TOP DOWN METHOD
TRADITIONAL PHASE %
SCHEMATIC DESIGN – 15%DESIGN DEVELOPMENT – 15%
CONSTRUCTION DOC. – 35%BID – 5%
CONST. OBSERVATION – 30%(Are they appropriate
for this project?)
PERSONEL & BILLABLE RATES
IS THERE ENOUGH FEE FOR EACH
PHASE?
ARE WE USING THE RIGHT
PERSONEL MIX?
IS THIS OUR AVERAGE
PERSONEL RATE?
ARE Pre-Design SeminarCONSULTANT CONTRACTS:
One of the chief functions of an architect is to assemble and coordinate / orchestrate, a team of specialists to
create a functional design.
To unite the separate skills of the contributing specialists around a central theme,
to give form to an idea.
ARE Pre-Design SeminarCONSULTANT CONTRACTS:
Make sure all services expected,
deliverables, formatting issues and
time limits are understood up front
Determine systems and Establish
Budgetary Goals Early.
STRUCTURAL ENGINEERING SERVICES CHECKLIST This checklist is not intended to be a complete and exhaustive listing of required professional services, only an outline of those services, to assist both the Architect and Consulting Engineer in verifying professional services completion and is based on AIA Standard Form D200. PART 1 – SCHMEATIC DESIGN 1.01 Review and complete contractual agreement for consulting services. 1.02 Obtain site surveys, soils reports, architectural pre-schematic layouts, project
contact index, program requirements, and standard Architect formats. Request any additional test, reports documents or analysis required for this part of the work.
1.03 Assist the Architect in recommending structural systems and layout modifications
based on suitability, constraints and const efficiency. Provide assistance or proposed. Advise the Architect of special or unusual conditions
1.04 Provide written description of structural systems materials required, code
conformances and all pertinent design loads. 1.05 Provide written preliminary estimate of construction cost. Provide cost
comparison analysis of possible alternate systems as requested. PART 2 – DESIGN DEVELOPMENT 2.01 Obtain schematic submittal documents, approvals, comments and decisions from t the Architect. 2.02 Obtain the architects standard format velum in sufficient quantities for drawings
required at the consultant’s expense. 2.03 Coordinate systems, dimensions, clearances, and standards with the Architect and
other consultants. 2.04 Prepare and submit to the Architect a minimum of 5 days prior to the contractual
or established submittal date, plans indicating: Finish Building Floor Grade Building Location Column Footings and Grade Beam Locations Required Retaining Walls Above Grade Floor and Roof Framing Layouts
ARE Pre-Design SeminarCONSULTANT CONTRACTS:
The Architect must deliver in time
for consultants to perform.
Require Consultants complete documents
in time for thorough coordination
of systems and documents.
Hold Consultants responsible for
maintaining Budget Goals.
Building Floor and Roof Structure Elevations with Floor to Structure C Clearences
2.02 Provide list of final specification sections and drawings with outline of contents.
2.03 Review schematic design items 1.03, 1.04, 1.05 and update status, in writing, providing additional information, revisions or new recommendations for each.
PART 3 – CONTRACT DOCUMENTS PHASE 3.01 Obtain the design development documents, approvals, comments and decisions
from the Architect.
3.02 Review the design development submittal and coordinate structural elements with other disciplines. Make all revisions or additions required or requested by the Owner/Architect or needed to facilitate or coordinate with other disciplines.
3.03 Complete contract documents, drawings and specifications. Provide one set 75% submittal prints for architects review and comment at appropriate time interval. 75% submittal to include 100% complete photo ready specifications in the architect’s format for insertion and printing.
Provide additional detailing requested to adequately describe systems or elements as requested by the Architect.
Final drawing original tracings to be submitted 10 days minimum prior to contractual or established submittal date.
3.04 Review project description and cost estimate item 2.06 and revise as required at 75% C.D. submittal. Provide written itemization of cost by specification divisions applicable. Make any final recommendations to reduce cost or improve design. Verify cost containment within budget constraints.
3.05 Sign and Seal documents required for Government agency reviews and permitting. Meet with reviewing agencies, clarify and/or revise documents as required to obtain permits and approvals required for construction and occupancy.
PART 4 – BID PHASE 4.01 Obtain complete set of bid documents and review for correctness, omissions, and
coordination with work of other disciplines. Advise the Architect accordingly, providing revision or clarification documents for inclusion in addendum during the bid process.
4.02 Address Contractor questions, comments and request for alternate products, systems or procedures. Provide revision or clarification documents for inclusion in addendum during bid process.
4.03 Review all addendum for correctness, completeness and coordination of other disciplines.
4.04 Continue to follow governing agency review and approval process to expedite approvals in a timely manner, Item 3.05.
ARE Pre-Design SeminarARCHITECTURAL
PROGRAMMING
PROCESS FRAMEWORK
NEEDS HUMAN PROPORTIONSBUILDING TYPE STUDY
FUNCTIONAL ANALYSISCODE ANALYSIS COST ANALYSIS
CONTEXT FORM
CONCEPT DEVELOPMENTEVALUATION
ARE Pre-Design SeminarARCHITECTURAL PROGRAMMING
The process of identification and systematic organization of the functional, architectural, structural, mechanical, aesthetic and budgetary
criteria which guide decision making in the design of buildings
.Good Programming is achieved through a well structured PROCESS and a comprehensive FRAMEWORK for organizing information
ARE Pre-Design SeminarPROGRAMMING PROCESS
Client / architect INTERACTION and effective COMMUNICATION is essential to the programming process
ARE Pre-Design SeminarPROGRAMMING PROCESS
Programming is and should be done
independently of architectural design.
However, the process rarely ends
when the program is published.
Discovery, Expression and Verification require
revisiting assumptions, concepts and conclusions.
ARE Pre-Design SeminarPROGRAMMING PROCESS
Programming is often performed in three phases:•BROAD OBJECTIVES AND PROBLEMS ARE STATED•FUNCTIONAL REQUIREMENTS ARE DISCRIBED BY
SIZE AND RELATIONSHIPS•DETAILED REQUIREMENTS ARE DEVELOPED
ARE Pre-Design SeminarCONCEPT DEVELOPMENT
POSITIVES:SEPERATED SHORT TERM
AND LONG TERM VEHICULARCIRCULATION LOOPS
SEPARATED VEHICLE ANDPEDESTRIAN CIRCULATION
NEGATIVES:POCKETED PARKING ZONES
WEAK UNDERSTANDING OF HELIX RAMPS
HELIX RAMPS ARE COMPACTBUT REQUIRE MORE COMPLEX
CIRCULATION TO ACCESS CREATING MORE COMPLEX
DECISIONS AND CONJESTION
HELIX RAMPS SLOW TRAFFICCIRCULATION AND DIVERT
CIRCULATION TO CURBSIDE
PARKING LAYOUT PARALLEL TO DESTINATION, REQUIRING
PATRONS TO THREAD THROUGH PARKED CARS
PEDESTRIAN HORIZONTAL CIRCULATIONPEDESTRIAN VERTICAL CIRCULATIONVEHICULAR HORIVONTALCIRCULATION
VEHICLE VERTICAL CIRCULATION
ARE Pre-Design SeminarCONCEPT DEVELOPMENT
POSITIVES:CENTRAL EXPRESS RAMP
IS DESTINATION ORIENTEDAND REDUCE TRAFFIC AT
CURBSIDE
SEPARATED VEHICLE ANDPEDESTRIAN CIRCULATION
PARKING LANES AT RIGHT ANGLES TO DESTINATION,
ENABLE PATRONS TO WALKDIRECTLY TOWARD THE DESTINATION WITHOUT
THREADING THROUGHPARKED CARS
CENTRAL VEHICULAR CIRCULATION REDUCES POCKETED ZONES AND INCREASES EFFICENCY
NEGATIVES:CENTERAL EXPRESS RAMP
INCREASES VERTICAL VEHICULAR CIRCULATION
SPEED AND CREATE FEWER BUT MORE INTENSE
INTERSECTIONS
SHORT TERM & LONG TERM VEHICULAR CIRCULATION
LOOPS ARE LESS DEFINED
ARE Pre-Design SeminarCONCEPT DEVELOPMENT
POSITIVES:PERIMETER EXPRESS RAMP
IS DESTINATION ORIENTEDAND REDUCE TRAFFIC AT
CURBSIDE
SEPARATED VEHICLE ANDPEDESTRIAN CIRCULATION
PARKING LANES AT RIGHT ANGLES TO DESTINATION,
ENABLE PATRONS TO WALKDIRECTLY TOWARD THE DESTINATION WITHOUT
THREADING THROUGHPARKED CARS
PERIMETER VEHICULAR CIRCULATION REDUCES POCKETED ZONES AND INCREASES EFFICENCY
PERIMETER EXPRESS RAMP INCREASES VERTICAL
VEHICULAR CIRCULATION SPEED AND BIANARY
DECISION POINTS REDUCING DECISION TIME
AND CONGESTION
NEGATIVES:SHORT TERM & LONG TERM
VEHICULAR CIRCULATION LOOPS ARE LESS DEFINED
ARE Pre-Design SeminarPROGRAMMING FRAMEWORK
An effective framework for organizing programmatic information is the division of information into FUNCTION, FORM, ECONOMY and TIME.
ARE Pre-Design SeminarPROGRAMMING FRAMEWORK
Putting together a complex array of sometime
contradictory parts to form a united
interdependent composition –
SYNTHESIS
ARE Pre-Design SeminarBUILDING TYPE STUDIES
BASIC FUNCTIONS AND PROCESS
NORMAL SPACES AND AREAS
RULES OF THUMB
HISTORIC / TRADITIONAL SOLUTIONS
TRADITIONAL FORMS
ARE Pre-Design SeminarBUILDING TYPE STUDIES
COURTHOUSE DESIGN
Judge/Jury/Public circulation patterns are
critical to a court house design.
SHOPPING MALL DESIGN
Store mix, convenient access, identity and adequate parking are critical to a suburban shopping mall.
THEATER DESIGN
Site lines and acoustics are critical to the
success of a theater design.
ARE Pre-Design SeminarFUNCTIONAL ANALYSIS
Determine the order of importance,
or hierarchy of functions and spaces
and their relationships to each other.
After preliminary studies, owner
feedback is needed to discover his
unique needs, concerns and issues.
Bubble diagrams and matrixes’ are typical methods to express what we learn in this process.
ARE Pre-Design SeminarSPACE / AREA ALLOCATION
Assembling spaces and area leads to NET AREA.
Add circulation, structure, mechanical
and shared space to obtain GROSS AREA
NET AREA divided by GROSS AREA
is the building EFFICENCY
ARE Pre-Design SeminarROOM DATA SHEETS
To establish space relationship
requirements, internal room
requirements, equipment required,
activity zones, lighting and
conditioning requirements.
Tailor the ROOM DATA sheet
to the building type and the client, to
get the information needed and
get the client’s buy-in early
I usually fill in the blanks for user’s
review, comments and approval.
ARE Pre-Design SeminarSPACE PRIORITY MATRIX
Tells the designer that the
Owner Is most concerned
about Comfort, Character
and Flexibility in the Living
Rooms and is willing to
Pay more in initial costs
And utility costs to get it.
In the kitchen Comfort
And Character are still
Priorities, but, Flexibility
is not, and that he is less
willing to pay more for the
Character and Comfort
Because of budgetary
concerns.
ARE Pre-Design SeminarCODE ANALYSIS
BUILDING CODESLIFE SAFETY CODES
PLUMBING CODESHANDICAPPED ACCESSIBLITY
ZONING ORDINANCES
ARE Pre-Design SeminarCODE ANALYSIS
STANDARD BUILDING CODE
UNIFORM BUILDING CODE
BOCA CODE
INTERNATIONAL BUILDING CODE
Building codes deal with the spatial, structural and
mechanical aspects of a building as they affect public
health, safety and welfare. They can be
PRESCRIPTIVE or PERFORMANCE in nature.
TEXAS ACCESSIBLITY STANDARDS
LIFE SAFETY CODE - ANSI A117.1
ARE Pre-Design SeminarCODE ANALYSIS:
OCCUPANCYAssembly, Business, Education,
Factory, Hazardous Uses, Institutional, Mercantile,
Residential, Storage, Utility
BUILDING PROPERTIES AREA, HEIGHT, STORIES
CONSTRUCTION TYPETYPE 1 and 2 – Non-Combustible Construction
TYPE 3 – Exterior Walls are non-combustibleTYPE 4 – Heavy Timber Construction
TYPE 5 – Combustible Construction
OCCUPANCY REQUIREMENTSOccupant Capacities
FinishesSub-ClassificationsSpecial Protections
CONSTRUCTION REQUIREMENTS
Fire protection RequirementsEgress Requirements
MISCELANEOUS REQUIREMENTS
ARE Pre-Design SeminarSAMPLE CODE ANALYSIS:
PROJECT TITLE INFO
CODE USED
OCCUPANCYOpen Air Parking Garage
BUILDING PROPERTIES AREA, HEIGHT, STORIES
CONSTRUCTION TYPEType 1 – Non-Combustible
REQUIREMENTSOCCUPANCY REQUIREMENTS
CONSTRUCTION REQUIREMENTSMISCELANEOUS REQUIREMENTS
Wall OpeningsHeight and Area
RailingsBarriers
Fire Sprinklers
REFERENCE LOCATIONS
BUILDING CODE ANALYSIS PROJECT: DFW Terminal “D” Parking Garage LOCATION: DFW Airport PROJECT NO.: 20611.00 DATE: 3/2/01 CODE: 2000 International Building Code ………………………………………………………………………………………………
BUILDING STATISTICS AREA: Floors 1 – 6 @ 389,997sf = 2,339,982sf Floors LL1 and LL2 @ 512,271 = 1,024,542sf TOTAL = 3,364,524sf OCCUPANCY: Open Parking Garage CONSTRUCTION TYPE: Post-Tension Cast-In-Place Concrete BUILDING HEIGHT: 108.16’ …………………………………………………………………………………………………………………
REQUIREMENTS REF. OCCUPANCY TYPE: Group S-2, Low-Hazard Storage 311.3 Open Parking Garage 406.2 CONSTRUCTION TYPE: Type I, unsprinkled 602.2 / Table 601 Structural Frame 3hr Table 719.1(2) Bearing Walls 3hr Floors 2hr Roofs 1.5hr MIN. EXT. WALL OPEN AREA: 20% of total, located on 2 or more sides 406.3.3.1 40% of linear perimeter length MAX. HEIGHT: UL 503 / Table 503 MAX. AREA: UL 503 / Table 503 ALLOWABLE CLEAR HEIGHT: 7’-0” min. (8’-2”) 406.2.2 (1106.4) GUARD RAIING: 42” height railings at all slab drop 30” or more, including glazed sides of stairs and ramps, 4” sphere limit to 34 ‘ 406.2.3 8” sphere limit from 34 to 42” (see exception 3 for group S allowing 21”spacing) 1003.2.12.2 VEHICLE BARRIERS: 50psf uniform, 2,000lbs on 20 sq.in. concentrated 406.2.4 FIRE SPRINKLERS: Not Required 903.2.11
ARE Pre-Design SeminarSECOND PAGE
SAMPLE CODE ANALYSIS:
PROJECT TITLE INFO
REQUIREMENTSOCCUPANCY LOADS
EGRESS REQUIREMENTS
DOOR REQUIREMENTS
REFERENCE LOCATIONS
BUILDING CODE ANALYSIS Page 2 PROJECT: DFW Terminal “D” Parking Garage …………………………………………………………………………………………………………………
REQUIREMENTS REF. OCCUPANT LOADS: LL2 - 200sf/person @ 471,890sf = 2360 Table 1003.2.2.2 LL1 - 200sf/person @ 471,890sf = 2360 Level 1 - 200sf/person @ 383,590sf = 1918 Level 2 - 200sf/person @ 383,590sf = 1918 Level 3 - 200sf/person @ 382,603sf = 1914 Level 4 - 200sf/person @ 381,615sf = 1909 Level 5 - 200sf/person @ 380,217sf = 1902 Level 6 - 200sf/person @ 367,009sf = 1836 TOTAL 3,222,404SF - 16,117 EGRESS REQUIREMENTS: Stair Width = .3/person @ 2360 = Table 1003.2.3 59’-0” / 8 stairs = 7’=5” min. Stair Width = .3/person @1918 = 48’-0’ / 8 stairs = 6’-0” Horiz. Width = .2/person @ 2360 = Table 1003.2.3 39’-4’ / 8 stairs = 5’-0” Horiz. Width = .2/person @ 1918 = 32’-0’ / 8 stairs = 4’-0” DOORS: Door Encroachments 1003.2.3.1 4.5” Handrail Projection Allowed 1003.2.5.3 7’-0” min. ceiling height 1003.2.4 Slip Resistant Floor Surface 1003.2.6 Elevation Changes 1003.2.7 Exclude Moving Walks from Egress Path 1003.2.9 Exit Signs 1003.2.10 42” Guard Rails 1003.2.12 4” to 34” ht. 8” above 34” ht. Dia. rule 1003.2.12.2 Areas of Refuge in stairs on floors without horiz exit 1003.2.13 Area of Refuge requirements 1003.2.13.5 Accessible Egress Elevators Required 1003.2.13.1.1 32” to 48” exit door size 1003.3.1.1 Door Swings and Projection into Egress Width 1003.3.1 Power Operated Doors with Manual Swing for Emergencies 1003.3.3.1.3.2 44” deep x door width min. Floor Landing at Stairs 1003.3.1.4 & 5 Thresholds 1003.3.1.6 48” min. Vestibule between Doors 1003.3.1.7 Hardware 1003.3.1.8
ARE Pre-Design SeminarTHIRD PAGE
SAMPLE CODE ANALYSIS:
PROJECT TITLE INFO
REQUIREMENTSSTAIR REQUIREMENTS
EXIT ACCESS
EXITS
ACCESSABILITY
PEDESTRIAN BRIDGEREQUIREMENTS
REFERENCE LOCATIONS
BUILDING CODE ANALYSIS Page 3 PROJECT: DFW Terminal “D” Parking Garage …………………………………………………………………………………………………………………………..
REQUIREMENTS REF. STAIRS: 44” min. width 1003.3.3.1 80” min. Headroom 1003.3.3.2 7’ max. 4” min. Risers, 11” min Treads 1003.3.3.3 Handrails @ 34” high 1003.3.3.11.1 Intermediate Handrails required for stairs greater than 60” 1003.3.3.11.2 Handrail Projections 12” @ Top, 11” @ Bot. 1003.3.3.11.5 4.5”handrail Projections Allowed 1003.3.3.11.7 One Stair to Roof Min. 1003.3.3.12 EXIT ACCESS: 300’ min Exit Access travel Distance Table 1004.2.4 EXITS: 4 min. Table 1005.2.1 Open Egress Stairs Allowed 1005.3.2 (Smoke Exhaust Provided for Enclosed Areas) Sign Exit Discharge Levels in Stairs 1005.3.2.3 Sign Floor Levels in Stairs 1005.3.2.4 ACCESSABLITY: 1 Entrance Route min. for each Destination 1105 HC Patron Parking Required: Table 1106.1 Levels LL2, LL1, 1, 2, 3, 4, and 5 = 7086 cars @ 20 for first 1000 + 1/100 cars over 1000 = 81 HC spaces HC Patron Parking Provided: Equally divided between levels 1, 3 and 5 and between north and south : Level 1 - 10 @ South Diag. 6 @ Central Core, 10 @ North Diag. Level 3 - 10 @ South Diag. 4 @ Central Core, 10 @ North Diag. Level 5 - 14 @ South Diag. 4 @ Central Core, 14 @ North Diag. SUB-TOTAL = 34 @ South Diag, 14 @ Central Core, 34 @ North Diag. TOTAL HC SPACES = 82 HC Employee Parking Required: 6th Level, 979 cars 979 cars or 490 cars North Destination and 490 cars to South Destination HC Employee Parking Provided: 8 @ South Diag. 4 @ Central Core, 8 @ North Diag. TOTAL HC SPACES = 20 PEDESTRIAN BRIDGES: 2hr Fire Wall min. each side 10’ above and below 3104.5 (see exceptions) Smoke Exhaust Required 3104.11
ARE Pre-Design SeminarZONING ORDINANCES:
DEVELOPED OUT OF
LAND PLANNING and URBAN DESIGN CONCEPTS
RECTILINEAR
CIRCULAR
RADIOCENTRIC
FOCUS - Town Square and The Plaza
CONNECTORS – Boulevards, Vista Avenues, Parkways
The GARDEN CITY CONCEPTS
ARE Pre-Design SeminarZONING ORDINANCES:
SEGREGATION OF USES
CONTROL OF POPULATION DENSITY
PARKING AND LOADING REQUIREMENTS
HEIGHT, SIZE AND SETBACKS
SITE LAYOUT AND COVERAGES
SIGNAGE AND LANDSCAPING
WATER RETENTION AND DETENTION
EASMENTS
DEED RESTRICTIONS
COVENANTS
To preserve and protect the
health, safety and general
welfare of the public;
To enhance the quality of life;
and To protect property
values.
They regulate land usage
and the function, size and
certain exterior aspects
of a project
ARE Pre-Design SeminarPROJECT COSTS
PROJECT INFORMATION
SITE COSTS
CONSTRUCTION COSTS
PROFESSIONAL SERVICES
MISCELANEOUS EXPENSES
INSPECTIONS and TESTING
CONTINGENCIES
FINANCING
ARE Pre-Design SeminarCOST PROJECTIONS
It is important to set BUDGETS and establish levels of Quantity and Quality EARLY, and that the client understands that changes in one will
require changes to the others.
The architect’s estimates are always only projections because he can not control:
INFLATION
MARKET CONDITIONS
CONTRACTOR MEANS and METHODS
BUDGET
SCOPE
QUALITY
ARE Pre-Design SeminarPRELIMINARY CONSTRUCTION
COST PROJECTIONS: SQUARE FOOT COSTS
based on Occupancy Type, Size and Type of Construction
COMMON MODIFICATION FACTORS
COMMON ADDITIONS
ARE Pre-Design Seminar
PRELIMINARY CONSTRUCTION COST PROJECTIONS:
DIVISION COST BREAKDOWN
ADJUST PER LOCALITY INDEX
ARE Pre-Design SeminarDETAIL CONSTRUCTION COST
PROJECTIONS:ITEMIZED BREAK DOWN OF COSTS
LIFE CYCLE COST EVALUATIONS
USE OF SPECIALIZED CONSULTANTS
Total with Profit and Overhead
Total Bare Costs
Equipment Costs
Labor Costs
Material Costs
ARE Pre-Design SeminarSITE ANALYSIS
One of the first items needed to start the design phase.
SITE SURVEY
SOILS REPORT
Who provides them?
How are they obtained?
What needs to be in them?
ARE Pre-Design SeminarSite Survey and
Soil ReportsLEGAL DISCRIPTION
ZONING CLASSIFICATION
SITE BOUNDRIES
RESTRICTIONS / ESMENTS
ACCESS
EXISTING STRUCTURES
TOPOGRAPHY
LANDSCAPE ELEMENTS
DRAINAGE
SOILS
UTILITIES
ARE Pre-Design SeminarFORM
SCALEPROPORTIONS
RHYTHUMBALANCE
SYMMETRYLIGHT
COLORVARIETY
TEXTURESTRUCTURE
SYSTEMSTRADITION
CULTURAL ASSOCIATIONASTHETIC PREFERENCES
Understand the relationshipOf people to their environment.
No single environment canSatisfy all people so our objective
Ought to be to create designsWhich permit, even encourage
the diversity of human opinion. Designs which offer individual
Expression as well as sensitivity,Sensory stimulation and comfort.
ARE Pre-Design SeminarCONCEPT DEVELOPMENT
Effective programming requires discovering the facts,
the exercise of reason and objectivity to develop concepts
ARE Pre-Design SeminarCONCEPT DEVELOPMENT
LIGHT POLES FRAMEENTRY WAY
RECESSES PROVIDEVARIETY
PLANTERS PROVIDEATMOSPHERE
TEXTURED PAVMENTRESTRICTS ROAD
WIDTH AND CREATES RUMBBLE
ARE Pre-Design Seminar
PROFESSIONAL SERVICES FEE SAMPLE PROBLEMA small museum Project has been awarded to your firm. The construction costs are projected to be $5,600,000.00 and the client is not expecting to pay more than 8% in professional services fees. You will need standard Civil, Structural and MEP consultant engineering services.
After analyzing the project and your staff available, you determine that you will need 1200 man hours (66% of an intern’s time making a salary of $24.00/hr and 34% of a PA/PM’s time making a salary of $38.00/hr) through Contract Documents and Bid Phase. The firm’s multiplier for overhead expenses is 2.8 times the individual’s salary. All expenses are reimbursable but we have spent $10,000 chasing the project and doing marketing presentations to win the project.
Is the fee sufficient to do all normal professional services?
If not what options would you pursue?