Richard Knorr International, Ltd - Process
Overview of the - ARCHITECTURAL PROCESS
The services RKI provides regarding the "Architectural Process" follow the standards as delineated by the American Institute of Architects contract document AIA B141 Owner-Architect Agreement. Depending on the project requirements, these "scope of services" may be tailored to best meet the demands of the project and/or Owner.
The Architectural process is typically broken down into phases of work where continuance into the next phase occurs after the Owner has authorized RKI to do so. These sequential phases of work are:
·
Pre-Contractual
· Project Programming & Feasibility
· Schematic Design
· Design Development
· Construction Documents
· Bidding and Negotiation
· Construction Administration
· Project Close-out
We have provided an interactive graphic timeline for you to explore that provides both narrative and image examples related to the work products produced by RKI with respect to the major phases of the Architectural Process. - (UNDER CONSTRUCTION)
The Pre-Contractual phase includes meetings with the Owner to determine the viability of the project and how it will be financed. The determination of basic services, including architecture and engineering, as well as requirements for specialty consultants, will also be reviewed and recommended by RKI.
An evaluation of the site(s), review and availability of necessary infrastructure, as well as a determination of documents that must be provided by the Owner will be recommended at this time.
These initial meetings and interviews will culminate into a preliminary definition of the required services and scope of work that will enable an initial agreement to be executed between the Owner and RKI.
Project Programming & Feasibility
If the Owner has prepared a facilities program and after review of the items outlined in the Pre-Contractual phase has occurred, a full service contract may be executed between the parties.
Conversely, if the Pre-Contractual phase results in a recommendation by RKI that a project feasibility and programming exercise should be conducted before a scope of work can be finalized, the Owner can then either retain RKI on a lump sum, or hourly basis for these services until a better understanding of the project scope and related financial requirements are further defined.
A feasibility analysis may include assisting the owner with the development of a business plan, Pro Forma, market analysis, budget definition or a financial impact analysis with respect to various facilities programming approaches and modeling. The conclusion to the feasibility study will render a professional opinion on the business viability of the project.
The development of the facilities program may be inter-linked to the feasibility analysis process. The facilities program will outline the comprehensive project requirements and services as the basis in defining the scope of work. RKI has developed computer generated "program" modeling tools that enable the Owner to quickly understand the financial impact of various facilities program scenarios.
Based upon the materials developed in the prior phases, RKI will begin to develop schematic design options that depict the physical requirements of the owner-approved program and budget. Design character alternatives are thoroughly explored in this phase of the process.
RKI designs and develops concept drawings, models and renderings that depict important attributes of the proposed facility. These documents communicate the character of both interior and exterior space, the use and application of materials, lighting concepts, infrastructure systems integration concepts (e.g. Civil, Structural, Mechanical, Electrical, Plumbing, Fire Protection and Life Safety) and several other important design elements that specifically address project program and other requirements unique to the project.
Outline specifications, project schedules and preliminary cost estimates are developed in this phase of work. The conclusion of this phase results in an owner authorized project concept direction that will service as the basis for further development in the following phase of the process.
Subsequent to the Owner's approval of a schematic design concept direction, RKI will then proceed to develop more detailed and definitive documents that further define the project. During this phase of work, the drawings are completed utilizing computer aided design tools that will eventually evolve into construction documents as the project is developed.
Detailed computer generated three-dimensional modeling is also utilized during this phase to further communicate recommendations and critical project decisions that will inevitably impact both the character of the design concept and the cost of the project. This particular tool enables us to communicate the effects of material application, lighting, landscape design, furniture layouts and the major spatial characteristics and attributes of the project in a "photo-realistic" presentation format that enhances the decision making process and further augments the understanding or "reality" of the project, before it is committed to the physical construction process.
A more detailed cost estimate and project specification is completed during this phase as well as updates to the project delivery schedule if necessary.
Based upon authorization to proceed from the owner, the design development documents are further detailed and developed for construction purposes. These documents include full systems engineering integration and coordination, a project manual that includes the Owner's general conditions, a CSI formatted project specification and fully completed construction drawings that will be utilized by the contractors' bidding on, and eventually constructing the project.
A final estimate of probable construction cost is also prepared and submitted to the Owner at the completion of this phase. The construction drawings, specifications and project manual are typically referred to as the Contract Documents, and will be utilized by the general and sub contractors preparing bids for the construction phase. The contract documents are reviewed and approved by the Owner before the bidding and negotiation phase begins.
During the bidding and negotiation phase of the process, the Architect is representing the Owner as it relates to administrating the contractor(s) bidding on the project. The Architect typically advises the owner with respect to pre-qualifying a group of selected contractors who have the demonstrated experience to execute the construction requirements unique to the project.
During
this phase, inquires are submitted to the Architect by the contractors bidding
on the project where the Architect then administers the information according
to industry standards as set forth by the AIA Owner-Architect Agreement.
After the bids have been prepared and submitted to the Owner, the Architect
then meets with the Owner to review and make recommendations of the bidding
results. After the Owner has selected a general contractor, the Architect then
assists the owner and his/her attorney with the execution of an Owner-Contractor
Agreement relative to the bid submission by the selected general contractor.
Once this contract is completed, the Architect typically continues on to the next phase of the process, the Construction Administration phase, where the Architect acts as a representative of the Owner to the General Contractor, during the physical construction of the project.
The Architect is now engaged as a representative of the Owner. The General Contractor will now be administering various inquiries to the Architect regarding the construction and or contract documents. The Architect will administrate this information in accordance with industry standards, or the specific responsibilities indicated by the scope of work as set forth by the Architect's contract with the Owner for construction administration services.
Here
are some examples for work conducted by the Architect during this phase:
· Construction observation and reporting
· Construction scheduling reviews and reporting
· Administration of Supplemental Information, Change Order or Directives
· Review & Approval of Contractor pay request
· Review, Approval and coordination of shop-drawing submissions
· Review & Approval of material and technical product submissions
· Review of reports from testing agencies
· Participation in contractor coordination meetings
· Advisement related to unforeseen site conditions or project delivery
issues
· Preparation of completion Punch List
· Coordination or preparation of "As-built" documents
In order for the contractor to receive "final payment" for the construction of the project, the Architect representing the Owner, will review the physical construction for completeness and compliance with the contract documents. The Architect also typically reviews the "As-Built" documents, compilation and organization of product and equipment warranties & guarantees, reviews system testing and balancing reports, and will finally administrate the issuance of the Certificate of Occupancy for the Owner when all of these requirements have been satisfied.