Transcript BCT100-Lecture 5 Powerpoint-The DesignPhase

Project
Sequence
Overview of the Construction
Industry
The Sequence of a Project
• Owner Identifies a Project
• Design Phase
• Construction Phase
• Wrap Up / Close Out
• Building Use Begins/ House Calls Begin
The Design Phase
The Design Phase
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Programming
Site Selection and Feasibility
Schematic Design Study
Review, Changes
Concept Approval
Design Development
Design Approval
Production of Construction Documents
Regulatory Review and Permitting
Project Initiation
• Owner Identifies a Need
• Owner attempts to identify a location, or
several possible locations for review
• Owner conducts internal review of
finances prior to selection of a design
professional
• Selection of a Design Professional
The Design Phase: Information
Gathering
• Owner selects a design professional
• Design team begins to take shape and
embarks on an initial information
gathering phase
• The task, determine the limitations and
parameters which will govern the
design of the project.
Information Gathering
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Zoning / Setbacks /
Easements
Drainage / Wetlands / Perc Testing
Land Formation
Traffic Patterns
Design Guidelines / Review
Historic Preservation
Orientation to the Sun
Ecosystem/Climate/Exposure
Urban Growth
Boundaries
Is the use allowed
based upon
land use
planning rules?
Considerations
• Zoning – Portland Oregon
Considerations
• Zoning – Land Use Planning Guidelines
Site Selection Considerations
• Easements – Storm Drainage
Easements
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Storm Drainage
Power Company / Utilities
Gas Lines / Supply Lines
Adjacent Property Owner
Fire Lane / Dept Access
Railroad / Historic Trail
Polar Bears
Site
Considerations
Is the site, or a
part of the
site,
designated as
wetlands.
Site
Considerations
Previously
wetlands were
drained or
filled to
produce
buildable land,
now most are
protected in
the US
Site Considerations - Landforms
Landforms – Natural: Fallingwater,
Pennsylvania, Frank Lloyd Wright, Architect
Site Considerations
Landforms: Manmade – Palm Jumeria
Development - Dubai
Traffic Patterns – Existing - During
Construction - Final Impact
Historic
Preservation
Historic District
Rules and
Regulations
Preservation
Requirements
Historic
Preservation
City of Boston
Landmarks
Commission
Review
Application
Design
Guidelines
Many areas
require
Owners to
conform to
stylistic
requirements
in the town
Design Guidelines
Stylistic Guidelines
attempt to create a
cohesive, unified
community. This is
Santa Barbara, CA.
White Stucco walls
with red tile roofs
predominate
Design Guidelines
Santa Barbara, California
Santa Barbara County Courthouse
Design Guidelines
Santa Fe, New Mexico
Stucco finishes, specific
color palettes, exposed
heavy timbers, tile floors
Design Guidelines
Cannon
Beach,
Oregon
Buildings use
cedar
shingles,
natural
finishes
Historic Preservation
Total Preservation
vs. Partial
Preservation
Often the main
façade of
building must
be protected
but the rest off
the structure
can be
replaced
Site Considerations – View Protection
The Queen’s House – Greenwich, London, and the Canary Wharf
development in the distance behind
Site Considerations – Uniqueness
Architect’s often select unique site locations for exploration of ideas
that cannot be attempted in a normal context. Here, an all glass house
is possible because the site itself offers privacy
Site Considerations – Uniqueness
Architect’s often select unique site locations for exploration of ideas
that cannot be attempted in a normal context. The Dulles Airport in
Washington DC can be all glass because it is a public building
Site Considerations – Solar Orientation
Architect’s must be aware of the southern exposure, and often take
advantage of it in the design of houses and other buildings
Schematic Design
Program Accommodation
• A preliminary program was developed
prior to beginning a feasibility study
• What functions are to be accommodated
and how much space do they require?
• What key adjacencies and relationships do
these spaces have?
• Any additional important criteria should be
identified
Schematic Design Studies
• A Bubble Diagram Sketch Montage
Schematic Design Studies
• A Bubble Diagram becomes a schematic
floor plan as room sizes and adjacencies
of use are established and agreed
Arriving at the Schematic Design
• Bubble Diagrams
• Scaled Outlines of Space Required
• Design Concept Development: A
successful building design has a strong
organizational concept which becomes the
skeleton for the building. All subsequent
decisions must reinforce this diagram.
• Preliminary Design Presentation:
Transform this initial design concept
information into drawings and sketches
that begin to look like a building
Finalizing Schematic Design
• Parcel Layout Plan, Canary Wharf,
London
Finalizing Schematic Design
• Computer Model of Massing, Canary
Wharf, London
Finalizing Schematic Design
• Artist’s Rendering, Canary Wharf, London
Finalizing Schematic Design
• A Pencil, Sketch Paper, and a Scale Rule
get the process started.
Working out the Schematic Design
• Schematic Sketch for the Guggenheim
Museum in Bilbao, Spain
Development of Schematic Design
• A Study Model can assist the Owner in
visualizing the proposed schematic design
Development of Schematic Design
• A Photomontage
with Photo of Model
and Photograph of
Site may help
visualize the impact
on the site
What is Schematic Design?
• Consider the Schematic Design presentation to
be the ‘Concept Car’ image of the project, still
to be refined, and made to work
Finalizing Schematic Design
• The Architect’s goal is to develop a schematic
design that is strong enough, the initial intention
will be clear in the final building’s execution.
Finalizing Schematic Design
• The Architect’s goal is to develop a schematic
design that is strong enough, the initial intention
will be clear in the final building’s execution.
Development of Preliminary Design
• Guggenheim Museum, Bilbao, Spain
Presentation of Schematic Design
• Schematic
Sketch for
Fallingwater
drawn by Frank
Lloyd Wright
• Owners /Clients
often want to see
images that look
more ‘complete’
than architects are
prepared to show
Presentation of Schematic Design
• Falling Water, Bear Run, Pennsylvania
Presentation of Schematic Design
• Presentation Sketch for Fallingwater
Presentation of Schematic Design
• Presentation Section for Fallingwater
• Falling Water
• Some details will be worked out in the final stages,
perhaps not until work has begun on site
• Architects will often intentionally leave some details to be
determined once work is underway and visible
•Site Considerations
When well done, a building can enhance the natural
environment in which it is located
Site
Considerations
– Uniqueness
Architect’s often select
unique site locations for
exploration of ideas that
cannot be attempted in a
normal context.
The Guggenheim
Museum in New York
City was intended to
stand out from its
neighbors, and it does.
Design Development
• A Presentation Model may be prepared to
illustrate for the owners what the building will
look like and how it will function
Site Considerations
– Uniqueness
Architect’s often select unique
site locations for exploration of
ideas that cannot be attempted
in a normal context.
The interior of the Guggenheim
is a spiraling ramp. The
inspiration for the ramp was a
seashell’s spiral, and the
intention was to create a
continuous environment for
viewing the art, without
interruption
Development
of Schematic
Design
• The Architect’s goal
is to develop a
schematic design
that is strong enough,
the initial intention
will be clear in the
final building’s
execution.
Approval of Schematic Design
• Once the Owner approves the design
concept and the Schematic Design, the
Architect develops the design in the
Design Development stage, further
refining the:
• Plan
• Section
• Elevation
• Model
Development Sketch
• An Architect’s Pencil Sketch Elevation
• The designers must now begin to ‘make it work’,
mathematically, structurally, with services and
materials. Begin to make it real
Design Development
• Reworking a Problem
Area with Trace Paper
Design Development
• A Study Model that is more accurate can simulate light levels
inside, building form and shape,
Design Development
• A Perspective Sectional View of an interior
Design Development
• A Plan and Section: Fallingwater
Design Development
• A Plan : Fallingwater
Development Sketch
• An Architect’s Pencil Sketch Perspective
Development Study Model
• An ‘In-house’ Study Model
Development Presentation
• An ‘Old School’ Example of Presentation
Design Development
• A Presentation Model of St. Peter’s Dome,
prepared after construction was complete
Goal of Design Development
• A primary goal of the Design Development
process sees the Design Team conduct an
internal review to ensure that all aspects of
the project:
• Comply with applicable Building Codes
• Have Coordinated between disciplines, i.e.
reviewed all systems and consultants
drawings for conflicts. Ex: Structural
reviewed with mechanical for conflicts.
• Include Materials for Construction that
have been scrutinized for performance,
cost effectiveness, etc.
Approval of Design Development
• Once the Owner has approved the design
development presentation:
• the Design Team will begin the task of
completing a full set of Construction
Documents;
• including all drawings and specifications
required to secure a building permit, price
the job, and construct the building.
Construction Drawings
• Preparation of the Construction Drawings
and Specification are a major
responsibility of the Design Team. This is
a simple foundation plan
The Construction Drawings
• The Design Team prepares the final
details for the Construction Drawings. This
is a time consuming process. The Design
Team must ‘assemble’ the building on
paper ( or in the electronic space of a
computer program) from the ground up.
• The documents produced should inform
the constructor of all the typical conditions
he or she may encounter throughout the
construction process.
Construction Drawings, or , Working
Drawings
• Building Sections and Roof Plan
Construction Drawings, or Working
Drawings
• Building Elevations
Construction Drawings
• A Roof Framing Plan for Residential Work
Construction
Drawings
• A Partial Building
Section
Construction
Drawings
• A Foundation Detail
Section
Construction Drawings
Old School: Engineer’s Section thru Hoover Dam
Construction Drawings
Old School:
An Engineer’s Site Plan for Hoover Dam
Construction Drawings
• An Engineer’s Framing Plan Heavy Steel
Construction Drawings
• What that framing plan represents. 3D stuff
Construction Drawings
• What that framing plan represents. 3D stuff
The Construction Drawings
The Construction Drawings must show:
• Relationships of materials to each other
• Sizes
• Locations
• Quantities
• Connections
• Diagrams of systems such as mechanical and
electrical, fire, security
• Schedules indicating: equipment, finishes
The Construction Drawings
The Construction Drawings should be organized:
• Site Development / Grading
• Foundations
• Architectural Layout: Plans, Elevations,
Sections, Details
• Structural Engineering
• Plumbing
• Mechanical
• Electrical
Specifications book is separate
2. Construction Documents
• An Engineer’s Professional Seal
The Project Manual
The Construction Drawings will be paired
with the Project Manual to provide the
bidding Contractor with all of the information
necessary to bid on the project.
This Project Manual will include:
The Project Manual
• The Project Manual is the final assembly of all
information not included on the drawings,
prepared for release to the contractors for
pricing. These include:
a.Bidding Requirements: Invitation to Bid,
Instructions to Bidders, Information Available to
all, Bid Forms, Bid Security Forms
b.Contract Forms: Performance Bond /
Completion Bond / Certificates
c.Contract Conditions: General and
Supplementary
d.Technical Specifications: CSI Masterformat
Divisions
Bidding
Requirements
Invitation to Bid
Contract
Forms
Performance Bond
Contract
Conditions
General Conditons
Technical Specifications
The Technical Specifications will include:
• Type of Materials/ Equipment
• Quality of Material
• Quality of Workmanship
• Methods for Fabrication, Installation, Erection
• Regulator Requirements
• Allowances
• Unit Prices
• Alternates
• Reference Standards
The Bid Documents
• The Bid Documents include:
1. Project Manual
2. Construction Drawings
3. Addenda: any instruction given to the
bidders during the bidding process to
clarify the intent of the documents
Bid Documents
• The Bid Document Sets Completed
The Construction Documents
• The Construction Documents will not show
EVERY CONDITION that will be encountered
as the building is erected.
• The Construction Documents must be
thorough enough so that the General
Contractor has a clear idea of what they are
being asked to construct.
• The Documents must also indicate to
Regulatory Authorities that the proposed
construction project is in compliance with all
applicable building regulations.
The Construction Documents
• The Construction Documents include:
any and all documents supplied to the
contractor, including the Bidding
Requirements, Contract Forms, Contract
Conditions, Technical Specification,
Bidding Documents (Project Manual,
Construction Drawings, Addenda), and
Contract Documents including changes
made after signing of contract
Development of Preliminary Design
• The Salk Institute, La Jolla, California
Regulatory Review
• The relevant regulatory agencies will
specify for the Design Team what
information they require, and in what
format that information should be
presented.
• The Design Team will follow these
instructions to the letter. No missing info.
No extra info.
• The representatives of the agency may
request additional information.
• The agency may be quite helpful. The
agency may be very difficult to work with.
Regulatory Review
• In some cases, the regulatory review
process may be part of public meetings
law, requiring a public forum for review.
• Historic districts often have requirements
for public review of proposals.
• A sign may be required to be posted on
the site for a period of time prior to the
review board meeting, advising local
residents of the proposed project details.
• The Salk Institute, La Jolla, California
During Bidding
• The Design Team will work closely with each of
the competing bidders, answering questions
and clarifying information
• The bidders will be given individual tours of the
site
• Often bidders will raise valid questions which
must be answered by the Design Team, often
requiring new drawings be completed to
adequately cover the issues
• All information is shared with the other bidding
teams so that each team is aware of all
information discussed/ distributed.
Bid Review
• The Design Team will review the bids from
all those who submitted, and will often
question the bidders as to their
understanding of the documents.
• The Design Professional may confirm with
the Bidder any items on the bid which
appear out of order, or incorrect, in order to
ensure that a mistake or omission has not
occurred. It is the bidder’s responsibility to
ensure that his bid is accurate and complete.
Awarding the Job
• The Design Team will review the bids,
once all questions have been answered,
with the Owner, and may make a
professional recommendation.
• The Owner may select any of the bidders
they care to select, except in the case of a
publicly funded project, or a project held
by an organization with guidelines for
selection of contractors.
• On a private project, the lowest bid is not
necessarily the one selected. Why?
• Jubilee
Church,
Interior
• Jubilee
Church,
Design
Sketch
Plan
Schematic Design Phase
• Jubilee
Church,
Design
Sketch
Section
and
Elevation
Schematic Design Phase
• Jubilee
Church,
Richard
Meier,
Architect