Stages of Work
Stage 1, Orientation: This is usually the Introductory Meeting, when the Client
or the Client's rep. describes the site, the concept
and current information like the budget. This also is when Consultants ask
their questions and take the notes they need to form their proposals.
Code's, Covenant's and Rule's (CC&R's)
Uniform Building Codes (UBC):
These documents cover everything
from Plumbing and Swimming Pools to Electricity and General Construction. The Uniform Building Codes were adopted at Federal level to
provide a "uniform" consistent process for building just about anything, anywhere in the
United States.
Although local public agencies comply with the Uniform
Building Codes, they often expand on various provisions in areas
they perceive as unique to their jurisdiction. That said, most
every jurisdiction has their own expanded version of the CC&R's.
American with Disabilities Act
(ADA): Established in 1990, provides standards in construction
that prohibits discrimination on the basis of disability by commercial or
public projects, which includes:
ramps and elevators instead of stairs to access a public
place of business, controlled ramp grades, door latches, drinking
fountains and parking conditions.
Project Types:
Residential:
With a private
residence, the Client is usually the family team, although
Residential
Community's CC&R's often govern residential construction projects.
Commercial (Public):
With Commercial Projects, the
owner and/or developer is usually represented by a project manager, their
Architect or Business Associate. This individual presents essential information and answers questions in the Owner's behalf. This project will be reviewed relative to
rules outlined in the UBC and CC&R's, and
being a public project, the ADA provisions
would apply as well.
Governmental
(Public): In many ways they
are similar to commercial projects,
and differ primarily because of the structure presented by the Public
Agency sponsoring the project, i.e. Incorporated Communities,
Counties, States and Agencies of the Federal Government. These agencies are
often represented by a designated Project Manager who represents the
governing group, such as the City Council, Board of Supervisors, State
Department of Transportation, Department of Veteran Affairs, etc.
After forming our proposal and this is accepted by the Client, this
document becomes the contract between us and is bound with other proposals
and governed by the General Conditions, which spell out procedure,
insurance and similar legalese.
Stage 2, Conceptual
Development: This stage includes: progress meetings,
supporting sketches, diagrams and ultimately, the Conceptual Plan.
Budget: The budget at this
stage is simply an "Order of Magnitude", a preliminary budget established
by the Client, based on the information
at hand. This is important as the "budget" shapes early development
options for the Client to consider as this stage of work proceeds.
Private Residence, Marin
County, Calif.
3D Quick Sketch:
Over a 2D elevation of the client's new home.
Objective:
To Phase Develop the property because of their 3 young children.
Phase 1: Designed and installed a fenced play area with rolling lawn, tree (play)
house, trike-walks, lighting, irrigation and plantings, including: underground connections (POC's) and access to site the pool under
Phase 2, when
the children are older.
Phase 2: Provide drawings
for installing the lap pool, entertainment center & decks overlooking the valley below.
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Product:
The product
of work is the conceptual plan, a scale model, computer or
hand renderings in black and white or color ...or a combination of these, as required by the
reviewing party(s). The intent is to define boundaries, design elements and
their orientation and related site conditions, including:
layout, circulation, flat work, structures, plant material and
supporting sketches that conceptualize special use areas.
Lighting, building materials, the color palate and signage usually
comes at a later stage of work.
Design Options:
Are identified and clarified with supporting quick sketches (like the
above), including: sections and elevations.
Cost:
Although early in the decision making process,
we usually provide
an "Order of Magnitude," determined by past project experience.
Stage 3, Preliminary Plans:
On receiving the Client's "Notice to Proceed", we will start forming the
documents. The Contract Documents are comprehensive plans, where clarity is a high
priority. Our directions must be clear, for we
can't assume the
installing contractor knows what's in our head. Tight drawings, Construction Details, Construction
Notes and Supporting
Specifications, mean tighter bids and ultimately, fewer change orders during installation.
Product:
Depending on
project size, this work may include: Demolition of existing site improvements, Layout and Site Preparation,
Grading and Drainage, Planting, Irrigation, Site Engineering, Lighting, and supporting details.
This work also includes:
Engineering Notes and Equipment Schedules:
Site Grading, Drainage, Lighting, Irrigation, Pools, Ponds
and Water Features, Mechanical Equipment, Structures, Walls, Flat Work and
Circulation Elements.
Plant Material Notes and
Schedule of Materials: Soils Science, Symbols, Quantity, Size, Botanical and Common Name, Source
and special directions.
Construction and Maintenance: For clarification relative to
Management and Maintenance Standards and Procedures, Qualifications, Staging and Quality Control.
With
smaller project, several subjects can be combined into a single sheet, such as:
Demolition
and Layout, Grading and Drainage, Trees, Shrubs and Ground Covers,
Irrigation and Lighting, etc. Larger projects may require more then one sheet for
a single subject.
Preliminary Cost Estimate:
New work is estimated in different ways to compare options relative to cost. This isn't a comprehensive estimate,
but of sufficient detail for the client's
review and for budgetary purposes.
Unit Cost: Calculating the
finished subject by: square foot (Paving, Sod, Water Surface), units (15g.c. Trees,
Light Standards), Cubic measure in yards (Gravel, Top-Soil, Cement), applying a
'unit cost' to the total that's based on past projects exhibiting similar
conditions. This "Unit" factor is then influenced further by
