A defined process is the best route
Design and construction projects involve several steps. Typically, projects go through the following phases, but these can also be customized to each project's needs.
PRE-DESIGN - collecting and organizing information
Step 1: Programming & Site (PD)
Pre-Design accommodates all the requirements needed to start the project. Programming is the process of discovery and is the primary focus of work during this phase. The initial conversation and work focuses on identifying the owner's vision, goals and priorities. An open discussion on budget expectations is critical to a successful project at the beginning of this step.
Site planning can be a significant consideration or focus on a very specific aspect including light, views, drainage, landscaping, privacy and connections. If the project involves work to an existing structure, as-built drawings will be completed as well.
Another important consideration at this step is the level of investment to be made in sustainable design strategies. This might focus on energy efficiency and the integration of renewable energy systems but also includes recycled/renewable materials, indoor air quality, water conservation and more.
DESIGN - exploration and analysis of ideas
Step 2: Schematic Design (SD)
Schematic Design is focused on developing broad ideas, and defining the direction and the scope of work to be included. This includes identifying all the challenges and opportunities, as well as developing potential options. Typically, this will include site and/or floor plans, exterior views, and may include modeling or other work that explores the overall design of the project.
Step 3: Design Development (DD)
Refinement, exploration and research occur during this phase including window selection, defining details and finishes, studies of various interior and exterior materials, plumbing selections, and other systems to be incorporated. The architectural drawings will typically include refined floor plans, exterior and interior elevations, and usually sections and preliminary details. After final DD documents are approved a preliminary estimate of Construction Costs can be coordinated by J. P. Kalmon.
DOCUMENTS - final drawings and specifications
Step 4: Preparation of the Construction Documents (CDs)
Construction documents are the graphic (drawings) and written (specifications) directions of how things are to be built. This defines the quality and level of craftsmanship, coordination of structural, mechanical, electrical, and plumbing systems and relationship to the site. Work focuses on refined, detailed drawings including floor plans, elevations, building and wall sections, and details required for permit, pricing, and construction.
CONSTRUCTION - assuring the project is properly built
Step 5: Bid Process and Selecting a Contractor
We help our clients find qualified contractors, including those that a client may request, to bid on their project. A contractor may be selected early on or after the construction documents are completed. We also help clients evaluate bids, clarify questions, define schedules and coordinate contracts.
Step 6: Construction Phase
Contract Administration (CA) - basic services
If a general contractor is hired J. P. Kalmon makes site visits as defined in the agreement and works with the contractor to coordinate construction through completion of the project. This includes: coordinating structural information, answering construction questions, and review of building components supplied. The architect reviews pay requests, issues change orders, and acts as the owner's agent to help assure a successful project.
Construction Management (CM) - full services
If a general contractor is not hired J. P. Kalmon takes on those duties, bringing a team of subcontractors to the project to complete the work. The architect schedules the work and oversees all aspects of the construction.
OCCUPANCY – ongoing analysis and support of project
Step 7: Occupancy Phase (OC)
There are many ongoing services that can be supplied for the ongoing maintenance and updating of the building over time as well as monitoring the building's systems to assure they are performing at peak efficiency.
Ref: selected information on the architectural process taken from AIA MN document “Working with an Architect”.