The Design Process & Thinking
sun897585115
TheBusinessofArchitecture.pdf
Class this week
Attend either Software Tips & Tricks/Q&A sessions and write up your three takeaways.
• Wednesday, May 13th Lab - Sketchup, Chris Brasher
• Thursday, May 14th Class - Chief Architect, Prof. Holt
If you attend and write up both, and I will double your points.
Bluebeam University
• https://www.bluebeam.com/training/bluebeam-university
The Business of Architecture
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Business Drivers in Design and Construction
Design Management / Copyright 2012 DBIA all rights reserved
Cost
Quality
Design Value
Dispute Resolution
Risk / Reward
Scope Creep
Time
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Business Drivers in Design and Construction
Insurance
Labor
Marketing
New Business Development
Fees
Technology
Contracts
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The Business of Architects and Engineers
Designers sell Professional Services
• Skills, Talent, Intellect, Experience
• Services typically priced hourly
• Hourly rates include a multiplier to account for overhead, downtime, marketing, training, profit, etc.
• Key concept: “Billable Hours”
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Require little or no capital to start-up
• Typically do not have much equity at risk
• Cash flow is paramount to survival
• Relationships
• Skillset
• Market
The Business of Architects and Engineers
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Motivators
• Design reputation
• Peer recognition
• Intellectual satisfaction
• Societal impact
• Profit (may be compromised to achieve other goals)
The Business of Architects and Engineers
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Size & Structure vary widely
• Small or Large
• Public or Private
• Sole-Proprietorships, Partnerships, Corporations
• A variety of design & engineering disciplines
• Studio or office
The Business of Architects and Engineers
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Professional Liability Insurance
• Performance of services to a Standard of Care (Not a promise of perfection)
• Insured for negligent errors or omissions of significant magnitude
• Not typically insured for minor errors (which do occur)
The Business of Architects and Engineers
15 Design Management / Copyright 2012 DBIA all rights reserved
Risk for Designers
• Next Project • Cash flow • Talent • Profitability
• Make enough to keep the lights on
• Professional Standing • Must maintain a license to practice
The Business of Architects and Engineers
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Business Drivers in Design-Build
Design Management / Copyright 2012 DBIA all rights reserved
Risk for Designers
▪ In qualifications based: cost of marketing
▪ In alternate project delivery such as Design Build Primary risk is to fee
at the beginning of the project
Risk to professional reputation
Risk is the cost of design
Business Drivers in Design-Build
Firm Focus
▪ Generalist
▪ Specialty
o Master Planning o Historic preservation o Security o Federal o Food Service o Other
o Aviation o Sports o Religious o Institutional o Healthcare o Higher Education
o K-12 o Residential o Hospitality o Transportation o Commercial o Multifamily
o Justice o Correctional o Industrial o Military o Retail o Interiors
The Practice of Architecture
Design is a complex intellectual process.
Motivating creative people is even more complex.
Intrinsic:
The nature of the work itself. Creative expression.
Extrinsic:
Money. Professional Recognition. Awards, Praise, Appreciation.
Personal
Individual values. Self discipline.
Interpersonal
Creative collaboration with other individuals. Mutual respect and accountability.
The Practice of Design - Motivators
The Practice of Architecture
#1 – Get work
#2 – Produce the work
#3 – Get paid
#4 - Avoid getting sued
#5 – Win Awards
#6 - Be profitable
#7 – Repeat #1
Getting the Work
• Qualification based
• Reputation
• Relationships
• New Business Development
• Competition
• Fee
• Team
Design Fees
• How do you establish the appropriate level of fees for the work?
• Percent of the Cost of Construction
• Complexity of the Work
• Duration
• Square foot cost
• Size
• Fee Guides
Fees
Building cost based on 2009 figures
Fees
Building cost based on 2009 figures
How is job billed against the fee?
• Billable hours
• Labor Cost times multiplier
• Multiplier covers overhead and profit
Range of Services
• Baseline Services
• Standard Services
• Comprehensive Services
*Reference Appendix to Fees – Three-Tier Scope of Services document
First Rule
You Get What
You Pay For!
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1.00.70.6 0.8 0.9 1.1 1.2 1.3 1.4 1.50.5
When there are no variables and basic services only are required
Applying Fee Adjustment Factors
Slide up or down the scale depending on the
variables associated with the project
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Variables Affecting Architect’s Fee
• Scope of services needed • Building complexity and type of construction • Project delivery method (e.g. DB = multiple bid packages) • Project schedule and fast tracking • Project documentation and computer modeling • Specialist consultants • Approvals and authorities having jurisdiction • Submittals required • New technologies • Construction administration services • Project location and site conditions • Renovation of existing buildings • Repeat work or repetitive designs • Architect’s personnel • Demobilization and remobilization (start & stop) • Phased occupancy
Fee Adjustment
Factors
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Building Complexity
• Simple Design – Utilitarian character without complication of design, a minimum
of finishes and very basic structural, mechanical, and electrical design
• Average Design – Conventional and common character requiring normal and
routine coordination, detailing, structural, mechanical and electrical designs and systems
• Complex Design – Exceptional character and complexity of design requiring more
advanced or innovative systems and more extensive coordination of structural, mechanical and electrical design
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Fee Calculation
Worksheet
(Sample)
Plus reimbursable
direct expenses
•Travel
•Reproduction
•Shipping costs
•Modeling
•Etc.
How will re-design
work be handled?
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Distribution of Fee
PHASE PERCENTAGE OF
TOTAL FEE
Schematic design 12 – 25%
Design development 12 – 25%
Construction documents 35 – 45%
Bidding and negotiation 2.5 – 6.5%
Contract administration
during construction
25 – 35%
With new forms of project design and documentation such as BIM, more documentation and design is done in the early phase. Typical allocation of the fee in BIM projects is Schematic Design 25%, Design Development 25% and Construction Documents 25%.
Percentage of Effort – How is the Fee Spent?
• Schematic Design 15%
• Design Development 35%
• Contract Documents 25%
• Bidding 0%
• Contract Administration 25%
Design BuildTraditional
• Schematic Design 15%
• Design Development 20%
• Contract Documents 40%
• Bidding 5%
• Contract Administration 20%
100%100%
Use a quasi-formal
selection process to
identify best team members
Gather firms committed to a
common teaming agreement and
competitive fees
Have ethical business
practices and sufficient
production capacity
Maximize the likelihood of making the
short list
Assemble the design team based on the Owner’s needs
Be professionally
compatible with other
team members
The Design Team
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Design & Pricing Before Contract Award
• Selecting your architect
– Pre-qualify just like sub-contractors
• MUST have compatible cultures
• MUST understand your Project Delivery process
• MUST be willing to co-locate/work online
• MUST understand budget, schedule constraints
• MUST have qualifications & good reputation
• MUST have staffing capabilities
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Put it all in Perspective
• Architect (or Engineer)
– Holds all the cards regarding design
– Small $$$ investment for the client
(0.1 to 0.01% of life cycle cost for
owning and operating a facility)
– Design has HUGH impact on
project performance for years
• Contractor
– Holds stewardship of the clients
money
– Larger $$$ investment for the client
(approx. 1%)
– Contractor has HUGH opportunity
to influence design
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Putting Together the Team
• Pre-qualify firms
• Hand pick individual team members
• Not just looking for technical skills
• Must have right attitude & affective talents
• Need individuals who can & will advocate for the
project and commit to the design-build process
Specialty Design
Consultants
Site/Civil Engineering Structural Engineering
Mechanical Engineering Electrical Engineering
Landscape Architecture Interior Design
Geotechnical Engineering Food Service
Sustainable Design LEED Compliance
Audio-Visual IT / Communications
Cost Estimating Value Engineering
Traffic Engineering Facility Operations
Safety & Security BIM
Theater Design Lighting Design
Parking Building Envelope
Vertical Transportation Fountain/Pool Design
Cultural Advisors Historic Preservation
Graphic Design Permitting Specialists
Anti-Terrorist Protection Acoustics
Electromagnetic interference Design-Build Advisors
The Design Team
Pass Through Fees for Engineering Services
The Practice of Architecture
• Contracts
• The Phases of Design
• Specifications
• Insurance
• Human Resources
• Marketing
• New Business Development
• Quality Assurance
Contracts
• AIA
• Consensus
• DBIA
• EJCDC
• Other
• Modifications
• Families
AIA Contract Document Families
• AIA Contract Documents are divided into nine families based on project type or delivery method.
• Documents in each family provide a consistent structure and text base to support the major relationships on a design and construction project.
• Understanding AIA document families will help you select the most appropriate standard forms for your project.
TABLE OF ARTICLES
1 INITIAL INFORMATION 2 ARCHITECT’S RESPONSIBILITIES 3 SCOPE OF ARCHITECT’S BASIC SERVICES 4 ADDITIONAL SERVICES 5 OWNER’S RESPONSIBILITIES 6 COST OF THE WORK 7 COPYRIGHTS AND LICENSES 8 CLAIMS AND DISPUTES 9 TERMINATION OR SUSPENSION 10 MISCELLANEOUS PROVISIONS 11 COMPENSATION 12 SPECIAL TERMS AND CONDITIONS 13 SCOPE OF THE AGREEMENT
AIA Family of Contracts
DOCUMENT FAMILIES TYPE OF PROJECT DESCRIPTION SIZE
Conventional (A201) Family A101, A101SP, A102, A103, A107, A121, A201, A201SP, A221, A401, A401SP, A503, A521, A701, B101, B101SP, B102, B103, B103SP, B104, B106, B107, B108, B109, B121, B144ARCH-CM, B201, B202, B203, B204, B205, B206, B207, B209, B210, B211, B212, B214, B221, B252, B253, B503, B509, C101, C401, C401SP, C421, C422, C727 and D503
When the owner's project is divided into separate contracts for design (with the architect) and construction (with one or more contractors), it may be appropriate to use the A201 family.
This is the most commonly used family of documents because it is suitable for the conventional delivery approach of design-bid- build.
Small to large projects
AIA Family of Contracts Construction Manager as Constructor (CMc) Family A133, A133SP, A134, A134SP and B133
When the owner's project employs a construction manager who will complete the construction and also provide construction management services, use of the CMc family may be appropriate.
Under the Construction Manager as Constructor (CMc) approach, the functions of contractor and construction manager are merged and assigned to one entity that may or may not give a guaranteed maximum price, but which typically assumes control over the construction work by direct contracts with the subcontractors.
Small to large private sector projects
Design-Build Family A141, A142, A441, B142, B143, C141, C441, G704DB and G744
The Design-Build family is used where the project delivery method is design- build.
In design-build project delivery, the owner enters into a contract with a design-builder who is obligated to design and construct the project. The design-builder then enters into contracts with architects and construction contractors, as needed
Percentage of Design
Pre-Design -10% -5% 0% 5% 10% 15% 20% 25% 30% 35% 40% 45% 50% 55% 60% 65% 70% 75%
Design
Design/Draw-Build 35% Design or Greater
Preliminary Design
Design-Build 20% -35%
Design Criteria
Design-Build 5% - 20%
Direct Sole-Source
Selection -10% - 5%
Qualifications Emphasis
Technical & Price Emphasis
Low Price Emphasis
CRITERIA DOCUMENTS Describes End Result
BRIDGING DOCUMENTS Prescribes How To Achieve End Result
Schematic Design
Design Development
Construction Documents
Programming
Design Factors – Are you inside the head of your designers?
▪ Building Size
▪ Building Height
▪ Story Height
▪ Space Utilization and Efficiency
▪ Finish Selection
▪ Aesthetics
▪ Functionality
▪ Performance or Prescriptive
▪ Perception
▪ Social
▪ Professional recognition
▪ Market position
▪ Schedule
The Phases of Design
▪ Conceptual Design/Programming
▪ Schematic Design
▪ Design Development
▪ Construction Documents
▪ Bidding
▪ Contract Administration
The Phases of Design – Schematic Design
• § 3.1 The Architect’s Basic Services consist of those described in Article 3 and include usual and customary structural, mechanical, and electrical engineering services. Services not set forth in this Article 3 are Additional Services.
The Phases of Design – Schematic Design
• § 3.2 SCHEMATIC DESIGN PHASE SERVICES
• § 3.2.1 The Architect shall review the program and other information furnished by the Owner, and shall review laws, codes, and regulations applicable to the Architect’s services.
The Phases of Design – Schematic Design
• § 3.2 SCHEMATIC DESIGN PHASE SERVICES
• § 3.2.2 The Architect shall prepare a preliminary evaluation of the Owner’s program, schedule, budget for the Cost of the Work, Project site, and the proposed procurement or delivery method and other Initial Information, each in terms of the other, to ascertain the requirements of the Project. The Architect shall notify the Owner of (1) any inconsistencies discovered in the information, and (2) other information or consulting services that may be reasonably needed for the Project.
The Phases of Design – Schematic Design
• § 3.2 SCHEMATIC DESIGN PHASE SERVICES
• § 3.2.3 The Architect shall present its preliminary evaluation to the Owner and shall discuss with the Owner alternative approaches to design and construction of the Project, including the feasibility of incorporating environmentally responsible design approaches.
• The Architect shall reach an understanding with the Owner regarding the requirements of the Project.
The Phases of Design – Schematic Design
• § 3.2 SCHEMATIC DESIGN PHASE SERVICES
• § 3.2.4 Based on the Project’s requirements agreed upon with the Owner, the Architect shall prepare and present for the Owner’s approval a preliminary design illustrating the scale and relationship of the Project components.
The Phases of Design – Schematic Design
• § 3.2 SCHEMATIC DESIGN PHASE SERVICES
• § 3.2.6 The Architect shall submit to the Owner an estimate of the Cost of the Work prepared in accordance with Section 6.3.
• § 3.2.7 The Architect shall submit the Schematic Design Documents to the Owner, and request the Owner’s approval.
Schematic Design Deliverables
• Plans Sections, Elevations, renderings and models describing the design concepts for the project, including materials, organization, massing, and character. The Schematic Design is intended to set the design direction for the project
Phases of Design – Design Development • § 3.3 DESIGN DEVELOPMENT PHASE SERVICES
• § 3.3.1 Based on the Owner’s approval of the Schematic Design Documents, and on the Owner’s authorization of any adjustments in the Project requirements and the budget for the Cost of the Work, the Architect shall prepare Design Development Documents for the Owner’s approval.
Phases of Design – Design Development • § 3.3 DESIGN DEVELOPMENT PHASE SERVICES
• The Design Development Documents shall illustrate and describe the development of the approved Schematic Design Documents and shall consist of drawings and other documents including plans, sections, elevations, typical construction details, and diagrammatic layouts of building systems to fix and describe the size and character of the Project as to architectural, structural, mechanical and electrical systems, and such other elements as may be appropriate.
• The Design Development Documents shall also include outline specifications that identify major materials and systems and establish in general their quality levels.
Phases of Design – Design Development
• § 3.3.2 The Architect shall update the estimate of the Cost of the Work.
• § 3.3.3 The Architect shall submit the Design Development Documents to the Owner, advise the Owner of any adjustments to the estimate of the Cost of the Work, and request the Owner’s approval.
Phases of Design – Contract Documents • § 3.4 CONSTRUCTION DOCUMENTS PHASE SERVICES
• § 3.4.1 Based on the Owner’s approval of the Design Development Documents, and on the Owner’s authorization of any adjustments in the Project requirements and the budget for the Cost of the Work, the Architect shall prepare Construction Documents for the Owner’s approval.
• The Construction Documents shall illustrate and describe the further development of the approved Design Development Documents and shall consist of Drawings and Specifications setting forth in detail the quality levels of materials and systems and other requirements for the construction of the Work.
Phases of Design – Contract Documents • § 3.4 CONSTRUCTION DOCUMENTS PHASE SERVICES
• The Owner and Architect acknowledge that in order to construct the Work the Contractor will provide additional information, including Shop Drawings, Product Data, Samples and other similar submittals, which the Architect shall review in accordance with Section 3.6.4.
Phases of Design – Contract Documents • § 3.4.3 During the development of the Construction Documents, the
Architect shall assist the Owner in the development and preparation of
• (1) bidding and procurement information that describes the time, place and conditions of bidding, including bidding or proposal forms;
• (2) the form of agreement between the Owner and Contractor; and
• (3) the Conditions of the Contract for Construction (General, Supplementary and other Conditions). The Architect shall also compile a project manual that includes the Conditions of the Contract for Construction and Specifications and may include bidding requirements and sample forms
Phases of Design - Bidding
• § 3.5 BIDDING OR NEGOTIATION PHASE SERVICES
• § 3.5.1 GENERAL
• The Architect shall assist the Owner in establishing a list of prospective contractors. Following the Owner’s approval of the Construction Documents, the Architect shall assist the Owner in (1) obtaining either competitive bids or negotiated proposals; (2) confirming responsiveness of bids or proposals; (3) determining the successful bid or proposal, if any; and, (4) awarding and preparing contracts for construction.
Contract Administration
• § 3.6 CONSTRUCTION PHASE SERVICES
• § 3.6.1 GENERAL
• § 3.6.1.1 The Architect shall provide administration of the Contract between the Owner and the Contractor as set forth below and in AIA Document A201™–2007, General Conditions of the Contract for Construction. If the Owner and Contractor modify AIA Document A201–2007, those modifications shall not affect the Architect’s services under this Agreement unless the Owner and the Architect amend this Agreement.
Contract Administration
• § 3.6 CONSTRUCTION PHASE SERVICES
• § 3.6.1 GENERAL
• § 3.6.1.2 The Architect shall advise and consult with the Owner during the Construction Phase Services. The Architect shall have authority to act on behalf of the Owner only to the extent provided in this Agreement.
• The Architect shall not have control over, charge of, or responsibility for the construction means, methods, techniques, sequences or procedures, or for safety precautions and programs in connection with the Work, nor shall the Architect be responsible for the Contractor’s failure to perform the Work in accordance with the requirements of the Contract Documents.
• The Architect shall be responsible for the Architect’s negligent acts or omissions, but shall not have control over or charge of, and shall not be responsible for, acts or omissions of the Contractor or of any other persons or entities performing portions of the Work.
Contract Administration
• § 3.6 CONSTRUCTION PHASE SERVICES
• § 3.6.1 GENERAL
• § 3.6.1.3 Subject to Section 4.3, the Architect’s responsibility to provide Construction Phase Services commences with the award of the Contract for Construction and terminates on the date the Architect issues the final Certificate for Payment.
Landscape Architecture Interior Design Detailed Cost Estimate Value Analysis Telecom Security Post Occupancy Evaluation LEED Fast Track delivery
Additional Services
Programming Multiple Designs Measured Drawings Surveys Site Evaluation BIM Civil Engineering Commissioning Historic Preservation
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Progressive Estimating Throughout Design
Concept Program Schematic CD'sDD's
Construction
Feasibility Estimate
Program Estimate or Cost Model
50% Schematic Estimate
100% Schematic Estimate
50% DD Estimate
100% DD Estimate (Could be GMP)
CD Estimate - GMP
Specifications
• The Project manuals that describe the prescriptive or performance characteristics of the building systems
• Prescriptive and performance requirements
• Codes and Standards
• Quality
• Materials
• Architectural/Structural/Civil Specifications • Interiors Specifications • Roofing & Waterproofing Specifications • Engineering Specifications • Structural/Civil/Landscape Specifications • Structural Specifications • Site Civil Specifications • Landscape Architecture Specifications • Mechanical/Electrical Specifications • Mechanical Specifications • Electrical Specifications • Communications Specifications
Insurance
• Professional liability insurance (PLI), also called professional indemnity insurance (PII) but more commonly known as errors & omissions (E&O) in the US, is a form of liability insurance that helps protect professional advice- and service-providing individuals and companies from bearing the full cost of defending against a negligence claim made by a client, and damages awarded in such a civil lawsuit.
Human Resources
• Strength of firm is based on talent of people
• Administrative
• Interns
• Job Captains
• Project Managers
• Principals
• Specialists
Marketing and Business Development
• Publications
• Awards
• Awareness
• Word of Mouth
• Target markets
The Architect and Ethics
Architects and Engineers are Licensed Professionals
▪ Their highest charge is protecting the Health, Safety & Welfare of the people who use the facilities we design.
▪ Must provide services to a Professional Standard of Care.
▪ Must meet a Code of Ethics when providing services.
Behavior and Culture – Best Practice
▪ Establishing, nurturing and celebrating a relationship of TRUST and professional respect among all team members and parties to the contract
Wellington E Webb Office Building Design Builder – Hensel Phelps
Architect – Tryba Architects
Ethics Architects have a professional and ethical responsibility to protect the health, safety and welfare of the public, regardless of the Project Delivery method
Desert Sands Larimer County Justice Center
San Jose International Airport Design Builder – Hensel Phelps Architect – Fentress Architects
Ethics Architects have a professional and ethical responsibility to represent the client’s interests, including the need to provide prudent design guidance to the owner (customer) and integrating those interests within the obligations of the project delivery contract
Pomona Valley Hospital Medical Center Robert and Beverly Lewis Outpatient Pavilion
gkkworks
Professionalism & Ethics
▪ What’s good for one is good for the team
▪ No hidden agendas
▪ Design-Builder’s right to expect a fair profit
▪ Owner’s right to expect a quality product
▪ Design-Builder’s obligation to assist Owner who may not be knowledgeable about Design-Build
