Services of an Architect - From Programming to Post Occupancy

By Robert C. Foreman, Architect, AIA, LEED AP

 

PROGRAMMING:
Determine project objectives and space needs. Analyze the church’s growth patterns and current space utilization. Meet with client to develop a complete view of client’s situation and long term needs. Prepare a written Program of Space Needs.

MASTER PLANNING:
Analyze site layout, taking into account traffic flow, parking, pedestrian movement, building ingress and egress, building orientation, long range building expansion needs, and long range site development potential. The objective is a Site Master Plan which shows the long term best use of the entire property. Site Master Plans usually show the long range maximum development of a site, showing its best layout and use including phasing of expansion.

BUDGETING:
The Project Budget is more than an estimate of the construction cost. It involves preparing a budget of total project cost including: Building and Site Construction Cost, Architectural and Engineering Design, Site Survey, Subsurface Soils Investigation, Furniture, Fixtures, and Equipment and Contingency Fund. Total project costs can be 10% to 25% more than construction cost alone.

SPACE UTILIZATION STUDY:
A total inventory of existing classrooms, offices, fellowship, and worship spaces is prepared to see how existing space is being used. The architect then recommends reallocation of space, renovation of spaces so that they can be better utilized and addition of new space where required. A complete conceptual floor plan may be developed to show potential improvements. The Space Utilization Study is often done in conjunction with Programming and Budgeting.

SCHEMATIC DESIGN:
The information assembled in the Program Master Plan and Space Utilization Study are turned into a building design. The Schematic Design includes an updated site plan, showing the next proposed phase of construction, a floor plan and exterior elevations. It may include interior elevations or a building section. The Schematic Design may include a color or black and white artist’s rendering to show what the building will look like. The Schematic Design and rendering are often used as aids in fund raising.

DESIGN DEVELOPMENT:
Once the owner has reviewed and approved the Schematic Design, the architect continues to develop the design in more detail including building sections, wall sections and details of construction. During Design Development engineers are employed to begin the structural, civil, mechanical, plumbing and electrical design. Interior Design is started and preliminary color and finish selections are made. If the project requires a sound system or special lighting, consultants who specialize in this area are brought in to begin their work.

CONSTRUCTION DOCUMENTS:
During this phase, the architect and his consultants complete all working drawings and specifications in order that the project can be priced and built. Work of all engineering consultants is coordinated with one another and with architectural plans. Interior Design is completed.

BIDDING / NEGOTIATION:
The project is priced through one of several optional methods. The project can be bid out to several invited contractors. (We generally recommend against open bidding). Or a contractor can be selected who then prices the job for a negotiated contract. Often a negotiated contract has a guaranteed maximum cost and a set percentage mark up for the general contractor. During this time the plans are submitted to review by local code authorities and the fire marshal. When prices are accepted and code authorities have completed their review, the construction contract is prepared and executed by the Owner and the Contractor.

CONSTRUCTION ADMINISTRATION:
During Contract Administration the architect visits the job on a regular basis to monitor the quality and progress of the work and to report observed deviations from the contract drawings and specifications. Architect and consultant engineers review and make recommendations on change orders, shop drawings, sample submittals, and applications for payment. The architect acts as the owner’s representative and point of contact with the contractor. When the project is finished, the architect does a complete final inspection, and issues a certificate of Substantial Completion.

POST OCCUPANCY:
The architect will continue to be available after occupancy, and will continue to act as an intermediary with the contractor during the warranty period. He will be available to do an on site inspection one month before the one year warranty expires.