Architectural Services • Sam J. West

Services performed include Architecture, Site Planning, Contract Negotiation, Project Observation, Design Build, Project Management, Development Planning, Zoning, Regulatory Consulting, Materials Selection…

Additionally, services this firm provides generally fall into either a direct or indirect service. Direct services are services provided by the Architect. Indirect services are those secured from outside the Architects firm. The classification of these services is a part of the “Project Administration and Management” portion of the process. The following is a partial listing of these services:

PRE-DESIGN SERVICES

Pre-design services consist of some or all of the following:

Programming is the portion of the process during which the information necessary for analysis of the project is accumulated, verified and then used to establish the requirements the project design and construction must fulfill.
Space Schematics and/or Flow Diagrams are illustrations developed to show the relationships of spaces and/or activities needs as set forth in the Programming portion of the process.
Existing Facilities Surveys which are Graphic and/or written explanation of existing construction, space, flow, equipment, furnishings, etc.
Marketing Studies to verify Program assumptions are consistent with the scope of work.
Economic Feasibility Studies as required for Owner or financial sources.

In some cases, the Owner may request assistance from the Architect in securing financing of the project.

SITE SELECTION:
This is the part of the process that requires analysis of the attributes of one or multiple sites to determine what impact the attributes have on the proposed project. The Architect is the only person with the ability and sufficient knowledge of the project to perform an independent analysis solely for the benefit of the Owner.

SITE PLANNING:
Site Planning ensures that all of the site requirements contained under project requirements are met. This planning will be verified by a Detailed Site Utilization Study, which will include consideration of the Site Survey, Geotechnical Engineering, Zoning Requirements and Site Utilities Verification.

DESIGN SERVICES

DESIGN CONCEPT:
At this point, design services are performed including the development of the final Design Concept. The final Design Concept fulfills all of the requirements that have been established to this point and becomes the basis for the Construction Documents and addresses all areas, defined by the program, to be included in the Construction Documents.

CONSTRUCTION DOCUMENTS:
The Construction Documents include complete and accurate drawings and specifications required to describe the relationships, materials, quality, and interface of the Architectural, Structural, Mechanical, Electrical, Civil, Landscape and Interior portions of the proposed construction.
It is important to remember that these define what the scope and quality of the construction will be. To a point, the more thorough the documents, the better the contract and the construction process will be for both parties.

BIDDING OR NEGOTIATED CONTRACT:
There are multiple the basic methods of securing a contract for construction. The Bidding process involves multiple General Contractors bidding for the Contract for Construction. The Negotiated process is where a single General Contractor negotiates for the Contract for Construction. As there are multiple positive and negative facets for each type of process, this method of contracting should be discussed in depth to arrive at a solution that is best for your project.

During the bidding portion of the process, it is important that certain things be executed in specific ways to provide for a smooth transition from planning to construction. This is where the Owner, Architect, and Contractor understand what is expected of each during construction and provided for in the contracts. Procedures are now put in place to deal with the small quantity of things that will not go according to plan, in a manner that is satisfying to all.

To provide you with the most effective final result there are several services I can provide during the bidding process.

Construction Documents and other documents, such as the Contract for Construction, necessary for the Contractor to complete his bid.
Addenda for additions, deletions or changes that are made during the bidding process.
During the bidding process the Contractors will have questions that only I can answer in a way that gives the Contractor a full picture of the issue.
I will analyze and discuss with the client any request for alternates or substitutions to specified products or method of installation to verify the impact on the construction.
I will review all bids for consistency and completeness prior to making the decision on awarding the Contract for Construction.

Awarding the Contract for Construction will involve using certain documents and following appropriate procedures. I prefer to use the standard contracts and forms developed by the American Institute of Architects wherever possible. These are a coordinated set of documents which are recognized as being the standard accepted by all those involved in the construction process.

Because of his knowledge and by law the Architect is the only person qualified to make interpretation of the Construction Documents. If agreed to, I would be responsible for the review of submittals by contractors, observe and report construction observations, request testing where necessary, process change orders, review request for payment applications, administration of furniture, fixtures and equipment installation during the construction phase.

Prior to and after completion of the Construction Contract there are several actions that are be taken so to provide a smooth transition from the construction phase to occupancy. Some of these are project closeout, maintenance and operational instructions, start-up assistance, record drawings and warranty review.

There are several additional services I can provide, some of which include project planning, tenant-related services, special building type consultation, graphic design, renderings, model construction, photography life cycle cost analysis, value analysis, energy efficiency studies, construction cost budgeting, public relations and pre-contract administration and management.

If you are going to be involved in any part of the construction process (from master planning to decorating) I will be the only person who will be responsible and objective in providing some or all of the following for your benefit:

Give you, the Client, explanations of the portions of the construction process that is going to be executed. This enables you to make more informed decisions about project needs and the construction process.
Provide a method for translating what you express as desires into a physical form that satisfies those desires.
Provide objective analysis of alternate solutions when they are put forward.
Ensure that, to a reasonable extent, your expectations will be met.
Continuous monitoring of the project throughout the process to verify conformance to all construction requirements, budgets and schedules.
Take necessary measures to make the process a satisfying experience that will continue to be satisfying long after the work is completed.

CONSTRUCTION SERVICES

There are multiple types of services that I can provide during the construction process. All of the following require discussion prior to making any decisions.

Construction Observation:
This is review and job verification of completion of the work in relation to the request for payment the contractor has submitted for that time period.
An extension of this is to make site visits as required to verify if work executed is in conformance to the plans and specifications, both in quality and quantity, or as required to meet with a contractor to resolve questions, differences or change orders.

Construction Management:
Provide services which include negotiating contracts with subcontractors then reviewing those contracts with the owner and selecting contractors for the project. Then scheduling and coordinating execution of the work by the contractors through completion of construction. In this arrangement the client is responsible for paying for all of the work as it’s completed per agreements.

Design Build:
In this option, I work with a general contractor in concert from the design phase through completion of construction. There are multiple forms of this but normally it includes a negotiated contract.

There are advantages and disadvantages to all of the methods of construction mentioned. Each project has to be dealt with individually to fit the client’s requirements.