Zoning Research and Governmental Processing concentrates on both the existing and potential zoning parameters of a given site. The research team then prepares a summary of all development regulations along with recommendations for possible zoning approaches, such as PUD’s, Special Exceptions, Zoning Variances, etc.
This phase concentrates on the comprehensive site design of a prospective development. This involves organizing and coordinating an appropriate team of professional consultants including zoning attorneys, long-range land planners, landscape architects, civil engineers, marketing consultants, hydrological and environmental consultants, surveyors and testing laboratories. Beginning with conceptual and preliminary site planning, this process culminates with a final master plan that defines the entire proposed land use for the project. The master plan can include development guidelines, deed restrictions and architectural controls.
The Programming Phase will be the foundation of the project and its’ successful development is critical. Our Team will work with Owners Representatives during work sessions followed by management analysis and program development to establish the following: decision making procedures, define existing/proposed organizational structure, determine space standards, confirm and identify special requirements including special equipment. Once accurate information is compiled we will complete a design program, stacking analysis, adjacency matrix and departmental space summaries.
Our Team will develop space plan solutions in conjunction with the Owners Representatives. These solutions will be reviewed and refined on a daily basis. Midway through this period, CADD documents will be generated in order to expedite the final development of the Space Plan and the transition into Construction Documents. A final Space Plan will be created for Owners review and approval. Furniture Floor Plans will be provided under a separate Agreement for Interior Design Services.
FINAL SPACE PLANNING / PRELIMINARY DESIGN
Simultaneous with Space Planning, the design of the interior architecture will be developed. General decisions regarding all interior finishes, construction systems and spacial considerations will be made. An overall project budget will be established with input from a selected General Contractor. Special finishes, color and material selections, specialty casework and furniture selection shall be provided under separate Agreement for Interior Design Services.
Permit Documents will be completed in order to allow for permitting and subsequent commencement of construction. The balance of the Bid Documents and final specifications will be completed in order to allow for competitive negotiation of the Construction Contract. Interior Design and relevant details shall be provided under separate Agreement for Interior Design Services.
BIDDING / NEGOTIATION & PERMITTING
We will coordinate directly with a selected General Contractor to complete pricing on the entire construction package and will review and advise in the drafting of an Owner – Contractor Agreement. Upon submission of a final bid price, we will review qualifications and reputation of all suppliers and sub-contractors. Should the Client elect to conduct a competitive bid process, we will assist in the coordination of that process, including the issuance of addenda, receipt of bids and recommendations regarding the award of Contract.
Our services during this phase may include but are not limited to the following:
• Assist the Owner and Contractor in obtaining general building permits.
• Preconstruction meeting coordination including establishment of administrative procedures and decision making guidelines.
• Shop Drawing / Submittal review.
• Review and approval of monthly Pay Applications and Change Order Requests.
• Attendance at Project Meetings/Job Inspections.
• Job Inspections and telephone coordination with the General Contractor.
• Assistance with monthly verification of Lien Releases and Final Releases of Lien at Project Closeout.
• Review of the Contractor’s completion of As-Built drawings.
• Coordination of Final Project Closeout including: Punchlists, Warranties, Certificates of Substantial Completion and Certification of Final Payment.