Pre-Design Seminar

ARCHITECTURAL
REGISTRATION
EXAMINATION
PRE-DESIGN
SEMINAR
Presented By
Kenneth W. Hargrove, AIA, NCARB
ARE Pre-Design Seminar

ARCHITECTURAL PROJECT PHASES

PRE-DESIGN:
PROJECT PLANNING
PHASE DELIVERABLES
DOCUMENT PLANNING
SCHEDULE DEVELOPMENT
FEE PROJECTIONS
ASSEMBLING THE TEAM
ARCHITECTURAL
PROGRAMMING
BUILDING TYPE STUDY
CLIENT INTERACTION
SITE ANALYSIS
FUNCTIONAL ANALYSIS
COST ANALYSIS
CONCEPT DEVELOPMENT
ORGANIZATION

PART I
PROJECT PLANNING

PROJECT PLANNING
PHASE DELIVERABLES
DOCUMENT PLANNING
SCHEDULE DEVELOPMENT
FEE PROJECTIONS
ASSEMBLING THE TEAM

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
PHASE 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

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
PHASE 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
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
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

DOCUMENT PLANNING
CONTRACT 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

DOCUMENT PLANNING

PROJECT 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

PROJECT DESIGN SCHEDULE:
CONTRACTS
PROGRAMING
SCHEMATIC DESIGN
DESIGN
DEVELOPMENT
CONTRACT
DOCUMENTS
BID PHASE
CLIENT REVIEWS
ARCHITECTURAL
REVIEWS
:

FEE PROJECTIONS - TOP DOWN METHOD
PROJECT TITLE
PROJECTED
CONSTRUCTION COST
TRADITIONAL FEE %
TOTAL
PROFESSIONAL FEE

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

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?

CONSULTANT 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.

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 consultants 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
Make sure all services expected,
deliverables, formatting issues and
time limits are understood up front
Determine systems and Establish

Budgetary Goals Early.

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.
The Architect must deliver in time
for consultants to perform.
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 architects 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
4.02
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.
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.
Require Consultants complete documents

in time for thorough coordination
of systems and documents.
Hold Consultants responsible for

maintaining Budget Goals.

PART II
PROGRAMMING

ARCHITECTURAL
PROGRAMMING
PROCESS
FRAMEWORK
NEEDS
HUMAN PROPORTIONS
BUILDING TYPE STUDY
FUNCTIONAL ANALYSIS
CODE ANALYSIS
COST ANALYSIS
CONTEXT
FORM
CONCEPT DEVELOPMENT
EVALUATION

ARCHITECTURAL 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

PROGRAMMING PROCESS
Client / architect INTERACTION and effective COMMUNICATION
is essential to the programming process

PROGRAMMING 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.

PROGRAMMING 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

DFW Terminal D Parking Garage
CIRCULATION CONCEPT DEVELOPMENT

PEDESTRIAN HORIZONTAL CIRCULATION
PEDESTRIAN VERTICAL CIRCULATION
VEHICULAR HORIVONTAL
CIRCULATION
CONCEPT DEVELOPMENT
POSITIVES:
SEPERATED SHORT TERM
AND LONG TERM VEHICULAR
CIRCULATION LOOPS
SEPARATED VEHICLE AND
PEDESTRIAN CIRCULATION
NEGATIVES:
POCKETED PARKING ZONES
WEAK UNDERSTANDING OF
HELIX RAMPS
HELIX RAMPS ARE COMPACT
BUT REQUIRE MORE COMPLEX
CIRCULATION TO ACCESS
CREATING MORE COMPLEX
DECISIONS AND CONJESTION
HELIX RAMPS SLOW TRAFFIC
CIRCULATION AND DIVERT
CIRCULATION TO CURBSIDE
PARKING LAYOUT PARALLEL
TO DESTINATION, REQUIRING
PATRONS TO THREAD
THROUGH PARKED CARS
VEHICLE VERTICAL
CIRCULATION

CONCEPT DEVELOPMENT
THE DOUBLE HELIX

CONCEPT DEVELOPMENT
POSITIVES:
CENTRAL EXPRESS RAMP
IS DESTINATION ORIENTED
AND REDUCE TRAFFIC AT
CURBSIDE
PARKING LANES AT RIGHT
ANGLES TO DESTINATION,
ENABLE PATRONS TO WALK
DIRECTLY TOWARD THE
DESTINATION WITHOUT
THREADING THROUGH
PARKED 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
LOOPS ARE LESS DEFINED

CONCEPT DEVELOPMENT
POSITIVES:
PERIMETER EXPRESS RAMP
IS DESTINATION ORIENTED
AND REDUCE TRAFFIC AT
CURBSIDE
PARKING LANES AT RIGHT
ANGLES TO DESTINATION,
ENABLE PATRONS TO WALK
DIRECTLY TOWARD THE
DESTINATION WITHOUT
THREADING THROUGH
PARKED CARS
PERIMETER VEHICULAR
CIRCULATION REDUCES
POCKETED ZONES AND
INCREASES EFFICENCY
PERIMETER EXPRESS RAMP
INCREASES VERTICAL
SPEED AND BIANARY
DECISION POINTS
REDUCING DECISION TIME
AND CONGESTION
NEGATIVES:
SHORT TERM & LONG TERM
LOOPS ARE LESS DEFINED

PROGRAMMING FRAMEWORK
An effective framework for organizing programmatic information is the
division of information into FUNCTION, FORM, ECONOMY and TIME.

PROGRAMMING FRAMEWORK
Putting together a complex array of sometime
contradictory parts to form a united
interdependent composition
SYNTHESIS

NEEDS
HUMAN PROPORTIONS

BUILDING TYPE STUDIES
BASIC FUNCTIONS AND PROCESS
NORMAL SPACES AND AREAS
RULES OF THUMB
HISTORIC / TRADITIONAL SOLUTIONS
TRADITIONAL FORMS

PROCESS FLOW
ROOM SIZE
ORGANIZATION

EQUIPMENT NEEDS
DEPARTMENTAL DIAGRAMS
COMPOSITE DIAGRAMS

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.

FUNCTIONAL 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.

SPACE / 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

ROOM 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 clients buy-in early
I usually fill in the blanks for users

review, comments and approval.

ROOM DATA SHEETS

SPACE 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.

CODE ANALYSIS
BUILDING CODES
LIFE SAFETY CODES
PLUMBING CODES
HANDICAPPED ACCESSIBLITY
ZONING ORDINANCES
CODE 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

CODE ANALYSIS:
OCCUPANCY
Assembly, Business, Education,
Factory, Hazardous Uses,
Institutional, Mercantile,
Residential, Storage, Utility
BUILDING PROPERTIES
AREA, HEIGHT, STORIES
CONSTRUCTION TYPE
TYPE 1 and 2 Non-Combustible Construction
TYPE 3 Exterior Walls are non-combustible
TYPE 4 Heavy Timber Construction
TYPE 5 Combustible Construction
OCCUPANCY REQUIREMENTS
Occupant Capacities
Finishes
Sub-Classifications
Special Protections
CONSTRUCTION REQUIREMENTS
Fire protection Requirements
Egress Requirements
MISCELANEOUS REQUIREMENTS

SAMPLE CODE ANALYSIS:
PROJECT TITLE INFO

CODE USED
OCCUPANCY
BUILDING CODE ANALYSIS

PROJECT:
LOCATION:
PROJECT NO.:
DATE:
CODE:

DFW Airport
20611.00
3/2/01
2000 International Building Code
Open Air Parking Garage
AREA, HEIGHT, STORIES
BUILDING STATISTICS
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
AREA:
REQUIREMENTS
OCCUPANCY TYPE:
CONSTRUCTION TYPE:
MIN. EXT. WALL OPEN AREA:

MAX. HEIGHT:
MAX. AREA:
ALLOWABLE CLEAR HEIGHT:
GUARD RAIING:
VEHICLE BARRIERS:
FIRE SPRINKLERS:
REF.
Group S-2, Low-Hazard Storage
Open Parking Garage
Type I, unsprinkled
Structural Frame 3hr
Bearing Walls 3hr
Floors
2hr
Roofs
1.5hr
20% of total, located on 2 or more sides
40% of linear perimeter length
UL
UL
7-0 min. (8-2)
42 height railings at all slab drop 30 or more, including
glazed sides of stairs and ramps, 4 sphere limit to 34
8 sphere limit from 34 to 42
(see exception 3 for group S allowing 21spacing)
50psf uniform, 2,000lbs on 20 sq.in. concentrated
Not Required
BUILDING PROPERTIES
311.3
406.2
602.2 / Table 601
Table 719.1(2)
406.3.3.1
503 / Table 503
503 / Table 503
406.2.2 (1106.4)
406.2.3
CONSTRUCTION TYPE
Type 1 Non-Combustible
REQUIREMENTS
OCCUPANCY REQUIREMENTS
CONSTRUCTION REQUIREMENTS
MISCELANEOUS REQUIREMENTS
Wall Openings
Height and Area
Railings
Barriers
Fire Sprinklers
1003.2.12.2
406.2.4
903.2.11
REFERENCE LOCATIONS

SECOND PAGE
PROJECT TITLE INFO

BUILDING CODE ANALYSIS Page 2
PROJECT:
REQUIREMENTS
OCCUPANT LOADS:
EGRESS REQUIREMENTS:
DOORS:
REF.
LL2 LL1 Level 1 Level 2 Level 3 Level 4 Level 5 Level 6 TOTAL
200sf/person @ 471,890sf = 2360

200sf/person @ 471,890sf = 2360
200sf/person @ 383,590sf = 1918
200sf/person @ 383,590sf = 1918
200sf/person @ 382,603sf = 1914
200sf/person @ 381,615sf = 1909
200sf/person @ 380,217sf = 1902
200sf/person @ 367,009sf = 1836
3,222,404SF - 16,117
Table 1003.2.2.2
REQUIREMENTS
OCCUPANCY LOADS
EGRESS REQUIREMENTS
Stair Width = .3/person @ 2360 =

59-0 / 8 stairs = 7=5 min.
Stair Width = .3/person @1918 =
48-0 / 8 stairs = 6-0
Horiz. Width = .2/person @ 2360 =
39-4 / 8 stairs = 5-0
Horiz. Width = .2/person @ 1918 =
32-0 / 8 stairs = 4-0
Table 1003.2.3
Door Encroachments
4.5 Handrail Projection Allowed
7-0 min. ceiling height
Slip Resistant Floor Surface
Elevation Changes
Exclude Moving Walks from Egress Path
Exit Signs
42 Guard Rails
4 to 34 ht. 8 above 34 ht. Dia. rule
Areas of Refuge in stairs on floors without horiz exit
Area of Refuge requirements
Accessible Egress Elevators Required
32 to 48 exit door size
Door Swings and Projection into Egress Width
Power Operated Doors with Manual Swing for Emergencies
44 deep x door width min. Floor Landing at Stairs
Thresholds
48 min. Vestibule between Doors
Hardware
1003.2.3.1
1003.2.5.3
1003.2.4
1003.2.6
1003.2.7
1003.2.9
1003.2.10
1003.2.12
1003.2.12.2
1003.2.13
1003.2.13.5
1003.2.13.1.1
1003.3.1.1
1003.3.1
1003.3.3.1.3.2
1003.3.1.4 & 5
1003.3.1.6
1003.3.1.7
1003.3.1.8
DOOR REQUIREMENTS
Table 1003.2.3
REFERENCE LOCATIONS

THIRD PAGE
BUILDING CODE ANALYSIS Page 3
PROJECT:
..
REQUIREMENTS
REF.
44 min. width
80 min. Headroom
7 max. 4 min. Risers, 11 min Treads
Handrails @ 34 high
Intermediate Handrails required for stairs greater than 60
Handrail Projections 12 @ Top, 11 @ Bot.
4.5handrail Projections Allowed
One Stair to Roof Min.
1003.3.3.1
1003.3.3.2
1003.3.3.3
1003.3.3.11.1
1003.3.3.11.2
1003.3.3.11.5
1003.3.3.11.7
1003.3.3.12
EXIT ACCESS:
300 min Exit Access travel Distance
Table 1004.2.4
EXITS:
4 min.
Open Egress Stairs Allowed
(Smoke Exhaust Provided for Enclosed Areas)
Sign Exit Discharge Levels in Stairs
Sign Floor Levels in Stairs
Table 1005.2.1
1005.3.2
1 Entrance Route min. for each Destination
1105
HC Patron Parking Required:

Levels LL2, LL1, 1, 2, 3, 4, and 5 = 7086 cars
@ 20 for first 1000 + 1/100 cars over 1000 = 81 HC spaces
Table 1106.1
STAIRS:
ACCESSABLITY:
PROJECT TITLE INFO
1005.3.2.3
1005.3.2.4
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.
SUB-TOTAL
= 34 @ South Diag, 14 @ Central Core, 34 @ North Diag.
TOTAL HC SPACES = 82
REQUIREMENTS
STAIR REQUIREMENTS
EXIT ACCESS
EXITS
ACCESSABILITY
PEDESTRIAN BRIDGEREQUIREMENTS
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

(see exceptions)
Smoke Exhaust Required
3104.5
3104.11
REFERENCE LOCATIONS

HANDICAP
ACCESIBLITY CODES

ZONING 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

ZONING 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

PROJECT COSTS
PROJECT INFORMATION
SITE COSTS
CONSTRUCTION COSTS
PROFESSIONAL SERVICES
MISCELANEOUS EXPENSES
INSPECTIONS and TESTING
CONTINGENCIES
FINANCING

COST PROJECTIONS
SCOPE
QUALITY
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 architects estimates are always only
projections because he can not control:
INFLATION
MARKET CONDITIONS
CONTRACTOR MEANS and METHODS
BUDGET

PRELIMINARY CONSTRUCTION
COST PROJECTIONS:
SQUARE FOOT COSTS
based on Occupancy Type, Size
and Type of Construction
COMMON MODIFICATION FACTORS
COMMON ADDITIONS

PRELIMINARY CONSTRUCTION
COST PROJECTIONS:
DIVISION COST BREAKDOWN
ADJUST PER LOCALITY INDEX

DETAIL 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

CONSTRUCTION COST
ESTIMATE WORKSHEET

CONTEXT

SITE 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?

Site Survey and
Soil Reports
LEGAL DISCRIPTION
ZONING CLASSIFICATION
SITE BOUNDRIES
RESTRICTIONS / ESMENTS
ACCESS
EXISTING STRUCTURES
TOPOGRAPHY
LANDSCAPE ELEMENTS
DRAINAGE
SOILS
UTILITIES

SITE ANALYSIS
ORIENTATION
VIEWS
SCREENING

SITE ANALYSIS

FORM
SCALE
PROPORTIONS
RHYTHUM
BALANCE
SYMMETRY
LIGHT
COLOR
VARIETY
TEXTURE
STRUCTURE
SYSTEMS
TRADITION
CULTURAL ASSOCIATION
ASTHETIC PREFERENCES
Understand the relationship

Of people to their environment.
No single environment can
Satisfy all people so our objective
Ought to be to create designs
Which permit, even encourage
the diversity of human opinion.
Designs which offer individual
Expression as well as sensitivity,
Sensory stimulation and comfort.

CONCEPT DEVELOPMENT
Concepts are developed through the
PROGRAMMING PROCESS

CONCEPT DEVELOPMENT
Effective programming requires discovering the facts,
the exercise of reason and objectivity to develop concepts

CONCEPT DEVELOPMENT

CIRCULATION CONCEPTS

ANALOGY CONCEPTS

PERFORMANCE CONCEPTS

CONCEPT DEVELOPMENT

CONCEPT DEVELOPMENT

CONCEPT DEVELOPMENT

ENTRY ROADWAY CONCEPT DEVELOPMENT

CONCEPT DEVELOPMENT

CONCEPT DEVELOPMENT
LIGHT POLES FRAME
ENTRY WAY
RECESSES PROVIDE
VARIETY
PLANTERS PROVIDE
ATMOSPHERE
TEXTURED PAVMENT
RESTRICTS ROAD
WIDTH AND
CREATES RUMBBLE

CONCEPT DEVELOPMENT

CREDITS

PROFESSIONAL SERVICES FEE SAMPLE PROBLEM
A 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 interns time making a salary of $24.00/hr and 34% of a PA/PMs time
making a salary of $38.00/hr) through Contract Documents and Bid Phase. The firms
multiplier for overhead expenses is 2.8 times the individuals 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?

Pre-Design Seminar

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Pre-Design Seminar

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ARCHITECTURAL

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ARCHITECTURAL MUST LEAD

CONSULTANTS ASSIST THE

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INTERIOR ELEVATIONS, MILLWORK AND EQUIPMENT

Structural Foundations and Framing Diagrams

Equipment Data Sheets

FRONT END SECTIONS SHOULD BE READY FOR OWNER

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Estimate Time to Produce

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To unite the separate skills of the contributing

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Review and complete contractual agreement for consulting services.

Obtain site surveys, soils reports, architectural pre-schematic layouts, project

Assist the Architect in recommending structural systems and layout modifications

Provide written description of structural systems materials required, code

Provide written preliminary estimate of construction cost. Provide cost

PART 2 DESIGN DEVELOPMENT

Obtain schematic submittal documents, approvals, comments and decisions from t

Determine systems and Establish

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PART 3 CONTRACT DOCUMENTS PHASE

Obtain the design development documents, approvals, comments and decisions

Complete contract documents, drawings and specifications.

PART 4 BID PHASE

Review all addendum for correctness, completeness and coordination of other

Continue to follow governing agency review and approval process to expedite

Require Consultants complete documents

Hold Consultants responsible for

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