Presented By Kenneth W. Hargrove, AIA, NCARB

Presented ByKenneth W. Hargrove, AIA, NCARB

ARCHITECTURALREGISTRATIONEXAMINATION

PRE-DESIGN SEMINAR

ARE Pre-Design SeminarARCHITECTURAL PROJECT PHASES

ARE Pre-Design SeminarPRE-DESIGN:

PROJECT PLANNING PHASE DELIVERABLESDOCUMENT PLANNING

SCHEDULE DEVELOPMENTFEE PROJECTIONS

ASSEMBLING THE TEAM

ARCHITECTURAL PROGRAMMING

BUILDING TYPE STUDYCLIENT INTERACTION

SITE ANALYSISFUNCTIONAL ANALYSIS

COST ANALYSISCONCEPT DEVELOPMENT

ORGANIZATION

ARE Pre-Design Seminar

PART I

PROJECT PLANNING

ARE Pre-Design SeminarPROJECT PLANNING

PHASE DELIVERABLES

DOCUMENT PLANNING

SCHEDULE DEVELOPMENT

FEE PROJECTIONS

ASSEMBLING THE TEAM

ARE Pre-Design SeminarPHASE 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

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

ARE Pre-Design SeminarPHASE 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

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

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 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


DOCUMENT PLANNINGCONTRACT 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

ARE Pre-Design SeminarDOCUMENT PLANNING

ARE Pre-Design SeminarPROJECT 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

ARE Pre-Design SeminarPROJECT DESIGN SCHEDULE:

CONTRACTS

PROGRAMING

SCHEMATIC DESIGN

DESIGN DEVELOPMENT

CONTRACT DOCUMENTS

BID PHASE

CLIENT REVIEWS

ARCHITECTURAL REVIEWS

:

ARE Pre-Design SeminarFEE 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?

ARE Pre-Design SeminarCONSULTANT 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.


Make sure all services expected,

deliverables, formatting issues and

time limits are understood up front

Determine systems and Establish

Budgetary Goals Early.

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 consultant’s 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


The Architect must deliver in time

for consultants to perform.

Require Consultants complete documents

in time for thorough coordination

of systems and documents.

Hold Consultants responsible for

maintaining Budget Goals.

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.

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 architect’s 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 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.

4.02 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.


PART II

PROGRAMMING

ARE Pre-Design SeminarARCHITECTURAL

PROGRAMMING

PROCESS FRAMEWORK

NEEDS HUMAN PROPORTIONSBUILDING TYPE STUDY

FUNCTIONAL ANALYSISCODE ANALYSIS COST ANALYSIS

CONTEXT FORM

CONCEPT DEVELOPMENTEVALUATION

ARE Pre-Design SeminarARCHITECTURAL 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

ARE Pre-Design SeminarPROGRAMMING PROCESS

Client / architect INTERACTION and effective COMMUNICATION is essential to the 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 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

ARE Pre-Design SeminarCONCEPT DEVELOPMENT

POSITIVES:SEPERATED SHORT TERM

AND LONG TERM VEHICULARCIRCULATION LOOPS

SEPARATED VEHICLE ANDPEDESTRIAN CIRCULATION

NEGATIVES:POCKETED PARKING ZONES

WEAK UNDERSTANDING OF HELIX RAMPS

HELIX RAMPS ARE COMPACTBUT REQUIRE MORE COMPLEX

CIRCULATION TO ACCESS CREATING MORE COMPLEX

DECISIONS AND CONJESTION

HELIX RAMPS SLOW TRAFFICCIRCULATION AND DIVERT

CIRCULATION TO CURBSIDE

PARKING LAYOUT PARALLEL TO DESTINATION, REQUIRING

PATRONS TO THREAD THROUGH PARKED CARS

PEDESTRIAN HORIZONTAL CIRCULATIONPEDESTRIAN VERTICAL CIRCULATIONVEHICULAR HORIVONTALCIRCULATION

VEHICLE VERTICAL CIRCULATION


THE DOUBLE HELIX


POSITIVES:CENTRAL EXPRESS RAMP

IS DESTINATION ORIENTEDAND REDUCE TRAFFIC AT

CURBSIDE


PARKING LANES AT RIGHT ANGLES TO DESTINATION,

ENABLE PATRONS TO WALKDIRECTLY TOWARD THE DESTINATION WITHOUT

THREADING THROUGHPARKED 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 VEHICULAR CIRCULATION

LOOPS ARE LESS DEFINED


POSITIVES:PERIMETER EXPRESS RAMP

IS DESTINATION ORIENTEDAND REDUCE TRAFFIC AT

CURBSIDE


PARKING LANES AT RIGHT ANGLES TO DESTINATION,

ENABLE PATRONS TO WALKDIRECTLY TOWARD THE DESTINATION WITHOUT

THREADING THROUGHPARKED CARS

PERIMETER VEHICULAR CIRCULATION REDUCES POCKETED ZONES AND INCREASES EFFICENCY

PERIMETER EXPRESS RAMP INCREASES VERTICAL

VEHICULAR CIRCULATION SPEED AND BIANARY

DECISION POINTS REDUCING DECISION TIME

AND CONGESTION

NEGATIVES:SHORT TERM & LONG TERM

VEHICULAR CIRCULATION LOOPS ARE LESS DEFINED

ARE Pre-Design SeminarPROGRAMMING FRAMEWORK

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

ARE Pre-Design SeminarPROGRAMMING FRAMEWORK

Putting together a complex array of sometime

contradictory parts to form a united

interdependent composition –

SYNTHESIS

ARE Pre-Design SeminarNEEDS

HUMAN PROPORTIONS

ARE Pre-Design SeminarBUILDING TYPE STUDIES

BASIC FUNCTIONS AND PROCESS

NORMAL SPACES AND AREAS

RULES OF THUMB

HISTORIC / TRADITIONAL SOLUTIONS

TRADITIONAL FORMS

ARE Pre-Design SeminarBUILDING TYPE STUDIESPROCESS FLOW

ROOM SIZEORGANIZATION


EQUIPMENT NEEDSDEPARTMENTAL 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.

ARE Pre-Design SeminarFUNCTIONAL 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.

ARE Pre-Design SeminarSPACE / 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

ARE Pre-Design SeminarROOM 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 client’s buy-in early

I usually fill in the blanks for user’s

review, comments and approval.

ARE Pre-Design SeminarROOM DATA SHEETS

ARE Pre-Design SeminarSPACE 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.

ARE Pre-Design SeminarCODE ANALYSIS

BUILDING CODESLIFE SAFETY CODES

PLUMBING CODESHANDICAPPED ACCESSIBLITY

ZONING ORDINANCES

ARE Pre-Design SeminarCODE 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

ARE Pre-Design SeminarCODE ANALYSIS:

OCCUPANCYAssembly, Business, Education,

Factory, Hazardous Uses, Institutional, Mercantile,

Residential, Storage, Utility

BUILDING PROPERTIES AREA, HEIGHT, STORIES

CONSTRUCTION TYPETYPE 1 and 2 – Non-Combustible Construction

TYPE 3 – Exterior Walls are non-combustibleTYPE 4 – Heavy Timber Construction

TYPE 5 – Combustible Construction

OCCUPANCY REQUIREMENTSOccupant Capacities

FinishesSub-ClassificationsSpecial Protections

CONSTRUCTION REQUIREMENTS

Fire protection RequirementsEgress Requirements

MISCELANEOUS REQUIREMENTS

ARE Pre-Design SeminarSAMPLE CODE ANALYSIS:

PROJECT TITLE INFO

CODE USED

OCCUPANCYOpen Air Parking Garage

BUILDING PROPERTIES AREA, HEIGHT, STORIES

CONSTRUCTION TYPEType 1 – Non-Combustible

REQUIREMENTSOCCUPANCY REQUIREMENTS

CONSTRUCTION REQUIREMENTSMISCELANEOUS REQUIREMENTS

Wall OpeningsHeight and Area

RailingsBarriers

Fire Sprinklers

REFERENCE LOCATIONS

BUILDING CODE ANALYSIS PROJECT: DFW Terminal “D” Parking Garage LOCATION: DFW Airport PROJECT NO.: 20611.00 DATE: 3/2/01 CODE: 2000 International Building Code ………………………………………………………………………………………………

BUILDING STATISTICS AREA: 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’ …………………………………………………………………………………………………………………

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

ARE Pre-Design SeminarSECOND PAGE

SAMPLE CODE ANALYSIS:

PROJECT TITLE INFO

REQUIREMENTSOCCUPANCY LOADS

EGRESS REQUIREMENTS

DOOR REQUIREMENTS

REFERENCE LOCATIONS

BUILDING CODE ANALYSIS Page 2 PROJECT: DFW Terminal “D” Parking Garage …………………………………………………………………………………………………………………

REQUIREMENTS REF. OCCUPANT LOADS: LL2 - 200sf/person @ 471,890sf = 2360 Table 1003.2.2.2 LL1 - 200sf/person @ 471,890sf = 2360 Level 1 - 200sf/person @ 383,590sf = 1918 Level 2 - 200sf/person @ 383,590sf = 1918 Level 3 - 200sf/person @ 382,603sf = 1914 Level 4 - 200sf/person @ 381,615sf = 1909 Level 5 - 200sf/person @ 380,217sf = 1902 Level 6 - 200sf/person @ 367,009sf = 1836 TOTAL 3,222,404SF - 16,117 EGRESS REQUIREMENTS: Stair Width = .3/person @ 2360 = Table 1003.2.3 59’-0” / 8 stairs = 7’=5” min. Stair Width = .3/person @1918 = 48’-0’ / 8 stairs = 6’-0” Horiz. Width = .2/person @ 2360 = Table 1003.2.3 39’-4’ / 8 stairs = 5’-0” Horiz. Width = .2/person @ 1918 = 32’-0’ / 8 stairs = 4’-0” DOORS: Door Encroachments 1003.2.3.1 4.5” Handrail Projection Allowed 1003.2.5.3 7’-0” min. ceiling height 1003.2.4 Slip Resistant Floor Surface 1003.2.6 Elevation Changes 1003.2.7 Exclude Moving Walks from Egress Path 1003.2.9 Exit Signs 1003.2.10 42” Guard Rails 1003.2.12 4” to 34” ht. 8” above 34” ht. Dia. rule 1003.2.12.2 Areas of Refuge in stairs on floors without horiz exit 1003.2.13 Area of Refuge requirements 1003.2.13.5 Accessible Egress Elevators Required 1003.2.13.1.1 32” to 48” exit door size 1003.3.1.1 Door Swings and Projection into Egress Width 1003.3.1 Power Operated Doors with Manual Swing for Emergencies 1003.3.3.1.3.2 44” deep x door width min. Floor Landing at Stairs 1003.3.1.4 & 5 Thresholds 1003.3.1.6 48” min. Vestibule between Doors 1003.3.1.7 Hardware 1003.3.1.8

ARE Pre-Design SeminarTHIRD PAGE

SAMPLE CODE ANALYSIS:

PROJECT TITLE INFO

REQUIREMENTSSTAIR REQUIREMENTS

EXIT ACCESS

EXITS

ACCESSABILITY

PEDESTRIAN BRIDGEREQUIREMENTS

REFERENCE LOCATIONS

BUILDING CODE ANALYSIS Page 3 PROJECT: DFW Terminal “D” Parking Garage …………………………………………………………………………………………………………………………..

REQUIREMENTS REF. STAIRS: 44” min. width 1003.3.3.1 80” min. Headroom 1003.3.3.2 7’ max. 4” min. Risers, 11” min Treads 1003.3.3.3 Handrails @ 34” high 1003.3.3.11.1 Intermediate Handrails required for stairs greater than 60” 1003.3.3.11.2 Handrail Projections 12” @ Top, 11” @ Bot. 1003.3.3.11.5 4.5”handrail Projections Allowed 1003.3.3.11.7 One Stair to Roof Min. 1003.3.3.12 EXIT ACCESS: 300’ min Exit Access travel Distance Table 1004.2.4 EXITS: 4 min. Table 1005.2.1 Open Egress Stairs Allowed 1005.3.2 (Smoke Exhaust Provided for Enclosed Areas) Sign Exit Discharge Levels in Stairs 1005.3.2.3 Sign Floor Levels in Stairs 1005.3.2.4 ACCESSABLITY: 1 Entrance Route min. for each Destination 1105 HC Patron Parking Required: Table 1106.1 Levels LL2, LL1, 1, 2, 3, 4, and 5 = 7086 cars @ 20 for first 1000 + 1/100 cars over 1000 = 81 HC spaces 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. Level 3 - 10 @ South Diag. 4 @ Central Core, 10 @ North Diag. Level 5 - 14 @ South Diag. 4 @ Central Core, 14 @ North Diag. SUB-TOTAL = 34 @ South Diag, 14 @ Central Core, 34 @ North Diag. TOTAL HC SPACES = 82 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 3104.5 (see exceptions) Smoke Exhaust Required 3104.11

ARE Pre-Design SeminarHANDICAP

ACCESIBLITY CODES

ARE Pre-Design SeminarZONING 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

ARE Pre-Design SeminarZONING 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

ARE Pre-Design SeminarPROJECT COSTS

PROJECT INFORMATION

SITE COSTS

CONSTRUCTION COSTS

PROFESSIONAL SERVICES

MISCELANEOUS EXPENSES

INSPECTIONS and TESTING

CONTINGENCIES

FINANCING

ARE Pre-Design SeminarCOST PROJECTIONS

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 architect’s estimates are always only projections because he can not control:

INFLATION

MARKET CONDITIONS

CONTRACTOR MEANS and METHODS

BUDGET

SCOPE

QUALITY

ARE Pre-Design SeminarPRELIMINARY 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

ARE Pre-Design SeminarDETAIL 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

ARE Pre-Design SeminarCONTEXT

ARE Pre-Design SeminarSITE 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?

ARE Pre-Design SeminarSite Survey and

Soil ReportsLEGAL DISCRIPTION

ZONING CLASSIFICATION

SITE BOUNDRIES

RESTRICTIONS / ESMENTS

ACCESS

EXISTING STRUCTURES

TOPOGRAPHY

LANDSCAPE ELEMENTS

DRAINAGE

SOILS

UTILITIES


ORIENTATION

VIEWS

SCREENING

ARE Pre-Design SeminarFORM

SCALEPROPORTIONS

RHYTHUMBALANCE

SYMMETRYLIGHT

COLORVARIETY

TEXTURESTRUCTURE

SYSTEMSTRADITION

CULTURAL ASSOCIATIONASTHETIC PREFERENCES

Understand the relationshipOf people to their environment.

No single environment canSatisfy all people so our objective

Ought to be to create designsWhich permit, even encourage

the diversity of human opinion. Designs which offer individual

Expression as well as sensitivity,Sensory stimulation and comfort.


Concepts are developed through the

PROGRAMMING PROCESS


Effective programming requires discovering the facts,

the exercise of reason and objectivity to develop concepts

ARE Pre-Design SeminarCIRCULATION CONCEPTS

ARE Pre-Design SeminarANALOGY CONCEPTS

ARE Pre-Design SeminarPERFORMANCE CONCEPTS


DFW Terminal “D” Parking Garage

ENTRY ROADWAY CONCEPT DEVELOPMENT


LIGHT POLES FRAMEENTRY WAY

RECESSES PROVIDEVARIETY

PLANTERS PROVIDEATMOSPHERE

TEXTURED PAVMENTRESTRICTS ROAD

WIDTH AND CREATES RUMBBLE

ARE Pre-Design SeminarCREDITS


PROFESSIONAL SERVICES FEE SAMPLE PROBLEMA 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 intern’s time making a salary of $24.00/hr and 34% of a PA/PM’s time making a salary of $38.00/hr) through Contract Documents and Bid Phase. The firm’s multiplier for overhead expenses is 2.8 times the individual’s 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?

Presented By Kenneth W. Hargrove, AIA, NCARB

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Transcript of Presented By Kenneth W. Hargrove, AIA, NCARB