Communication is key
The key to successful project development is to keep open the lines of communication between staff, owners and/or the building committee, and the design team so that the completed project is a building or space that functions and meets all of your needs.
Quality control through all phases
Angus-Young Associates monitors and controls the project costs, not only through the construction phase, but through all phases of the project. Our clients benefit from our approach to project development and from our ability to accurately estimate project costs
Global Project Definition
- Initial meeting to determine administration’s ideas for growth and direction of the organization’s future. Includes discussion about the goals and needs for each department of the organization.
- Work with administration to determine overall parameters of the project, including scope, level or levels of quality, schedules and budget consideration.
- Identify with administration the groups to work with and the level of authority each group is given.
- Gather data on existing facilities, personnel and systems from departmental personnel.
- Write brief statement evaluating existing facilities and systems, and identify any concerns or major barriers.
- Write administrative program of overall goals and direction of the project.
- Review and approval from administration on administrative program.
- Develop typical needs of each space required for staff to do their work (i.e. office size, furnishings, layout).
- Define any special systems, equipment or relationships to be considered when developing their department.
- Discuss ways they see their department growing: what future needs will this create?
- Develop written narrative of each department and provide drawings of typical room requirements.
- Provide draft program to the engineering team for systems recommendations and sizes for mechanical, plumbing and electrical spaces needed.
- Prepare executive summary with tabular projections of spatial requirements and a “ball park” budget.
- Provide final program, executive summary and initial budget to administration for review and approval.
- Detailed data gathering process divided between the program stage and design development stage.
- Client Approval.
- Site analysis developed in-house, and information may be reviewed with the owner to verify on-site circulation concepts and / or other site related issues.
- Code review conducted to outline major code considerations and code implications with existing facilities or systems.
- In-house coordination meeting to obtain recommendations from engineers for types, locations and sizes of systems, and spaces needed for the design of these systems.
- Establish conceptual layout of department sizes, locations and functional relationships. General departments are outlined in the plans with major common components such as: toilets, conference areas, entrances, lobby(s), circulation and mechanical rooms.
- Code review
- Review and approval of concept plans by administration and / or staff.
- In-house development of exterior elevation options.
- Define interior layouts of each department and addition of more detailed information to the plans.
- Develop the site plan.
- Review and approval of the schematic site and floor plans by Owner.
- Develop exterior elevations and final revision of schematic site and floor plans.
- Refine project budget to include more detailed information available.
- Review and approval of final floor plans, elevations and site plan.*
*Approvals from local authorities having jurisdiction over the project may be initiated and completed prior to continuing with the design development process of obtaining these approvals may significantly impact the site or building design.
**Note that this approval is an important milestone in the process. Approval of the “direction” of site layout, floor plans and elevations becomes fixed. Changes in room location or sizes, and changes to elevations and the site plan will cause additional time and expense.
Following approval of the Schematic Design, we shall prepare a Design Development booklet to review with you and your associates. We pre-complete the information based on our understanding of the project so that it is easier for you to review and make decisions. This process allows you to review all of the details of your project, make necessary changes and decisions and move the project along in a smooth and efficient manner. The design development booklet will include the following information:
- Cover Letter
- Table of Contents
- Owner’s Instructions Bidding Procedures
- Owner’s Instructions Construction Contract
- Owner’s Instructions for Insurance and Bonds
- Egress and Code application plan
- Demolition Plan(s)
- Floor Plan(s)
- Wall Construction Types and / or Wall Sections
- Reflected Ceiling Plan
- Concept Mechanical Plan
- Electrical Power and Communications Plan
- Lighting Plan
- Room Information Sheets that provide detailed information including:
- Interior Finishes
- Room Dimensions
- Electrical Requirements
- Lighting Requirements
- Lighting Controls
- Communications devices
- Fire ratings
- General and Engineering special notes and direction
- Door Information: Door size, style, material, windows, fire rating, lockset, hinges and special equipment.
- Room Finish Schedule
- Door Schedule
- Hardware Schedule
- Product Specifications for Mechanical, Lighting and Plumbing fixtures
- Legends and other illustrations
This booklet is then reviewed with the client, depending on your schedule, you may review and make changes in the booklet and a return meeting is scheduled to review and discuss changes.
All changes made to the design development booklet are noted and reprinted for the client and our design team.
During the review of the Design Development Booklet the design team’s continued efforts may include:
- Project team meetings to review project goals and plan for completion, including construction document review schedule.
- Structural system outlined with sizes of major components.
- Typical wall section(s) developed.
- Design Development – Engineering Package:
- Systems analysis calculations and recommendations;
- Systems review and approval by engineers completed and conveyed to the project manager.
- Code review by project architect and engineers to check for compliance.
- Project manager prepares mock drawing sets.
- Final review of architecture and engineering and the project budget with Project Principal in Charge.
- Review with Client updated project budget and review of design changes and systems recommendations.
Develop construction documents with reviews and progress meetings at 50%, and 90% and red mark stage.
- Provide entire bidding / construction set to client for review and approval.
- Review and “redmarking” of documents by independent reviewer.
- Make necessary changes to documents as identified by “redmark review.”
- Coordinate printing of bidding / construction documents.
- Schedule and coordinate site plan and state building plan reviews.
Distribution of bidding/construction documents to bidders, plan houses, owner and design team.
- Complete Department of Commerce (DOC) application and request state reviews.
- Review bidders’ questions. Note suggestions and recommended changes by contractor to review with owner.
- Obtain review and approval from DOC, State of Wisconsin.
- Assist owner in receipt and review of bids, and assist in negotiations and / or pre-award meetings with contractors if necessary.
- Assist in preparation of contracts between owner and contractor.
Construction Phase, Typical
- Pre-construction meeting with contractor and major sub-contractors to establish ground rules.
- Review of all shop drawings and material and equipment submittals.
- Preparation of exterior and interior color packages for owner review and approval.
- On-site observations at least every week with preparation of site observation records.
- Owner / architect / contractor meetings on-site at least every other week.
- Review contractor pay requests and lien waivers.
- Contact the owner and contractor with any deficiencies or concerns from on-site observations.
- Review and make recommendations for change order requests.
- At substantial completion, make punch list of any items for correction by contractor.
- Building Commissioning of the major building systems shall be completed.
- Final construction review upon completion of the punch list items by the contractor.
- Submittal of final LEED® forms and information for obtaining of certification.
- Complete all end-of-project paperwork including: final payment requests, lien waivers, warranties and closing statements.
Post Construction Services
- Review project within one year to determine if any issues have risen and work with you to get them resolved
- Post occupancy evaluations
- Preventive Maintenance planning
- Document Management
- On-going facility services can be provided
- Building Photography
- Graphic design/ Marketing/ Website images
- Capital budgeting
- Roof and equipment replacements
Controlling costs on a project is one of the greatest concerns of owners. We believe that open lines of communication are the best solution to maintaining the project budget. We have a proven track record for cost control.