Building Design & Planning

Each client brings their own ideas and differing requirements to the table for each built project.  That said, each approach Syndicate Smith takes towards each project is different depending on those ideas and requirements.   The below explains a rough outline that is customized to fit the needs of each project and each client to best fit budget, time and service level.

 

Phase 1:  Conceptual Design  (What can be built?)

 Conceptual design takes into account all the basic requirements of a client and compiles them into an exhaustive package outlining all the particular design options for a property or a project in a conceptual form.  This package includes but is not limited to:  As built dimensioning of building, site analysis, code research, plan options, exterior elevations, digital massing of plans, jurisdictional requirements, meeting to discuss

Phase 2:  Schematic Design Package  (What does this thing look like and what does it cost?)

Schematic design takes a preferred approach selected from the conceptual package and develops it further to establish enough information in drawn form to get a realistic look at the project.  A complete Schematic Package can also be used as a preliminary pricing package.  It involves soliciting a project team: sub consultants (engineers and vendors) along with gathering enough information from a jurisdiction to determine a project’s viability  and all it’s interfacing requirements.  This package includes but is not limited to:  Project Data, Framing Plans, Building Elevations, Building Sections, Window & Door Schedules, Rough Structural framing plans and general notes, and an outline specification, meetings to review.

Phase 3:  Permit Package: design development & construction documents  (Getting permission to build.)

After pricing is determined and or permission to move forward towards permit aquisition is granted by the client, a jurisdictional permit is then pursued.  This involves integrating any changes from the schematic package into the set and developing and documenting everything that is required by a jurisdiction for project review.  This package includes but is not limited to:  Project Data, Energy Code Study,  assemblies, Site plan, Survey, Schedules Framing plans,  Elevations, Sections, exterior details,  Civil, Structural, Mechanical/electrical, jurisdictional application materials,  meetings to review.

Phase 4:  Construction Documents  (Contracting the project to build)

During the permitting process time towards the solicitation of a general contractor and or sub contractors is then dedicated in contractual form.  Contractual relationships vary greatly from client to client regarding contractors and their designers.  Some contracting scenarios are complex and require a large amount of backup documentation when it comes to construction documents: beyond what would be required for permit.  Some contracting scenarios are relatively simple and establish simple guidelines for small projects that an owner would like to assume themselves.   Construction Documents contain, but are not limited to:  Project Specifications, Owner/contractor agreements, project details, finishes and finish specifications, exhaustive product selection, project construction administrative requirements.

Phase 5:  Construction Administration  (Building and Overseeing the project)

A project is now ready to be built.  It is up to the client and designer to establish what the designer’s role in administering the drawings will be during construction.  Being that the construction documents are legal documents, it is up to the owner/contractor to comply with all that is drawn.  In turn if issues arise on site or in the drawings it is up to the relationship in construction administration to address these.  Varying degrees of construction administration exist depending on project size.  Construction administration services contain, but are not limited to:  site meetings, payment application review, change order review, review of requests for information, design changes, modifications, additional information, closeout administration and owner/contractor mediation.