architecture - scope of services

programming/concept design phase

During this phase, the R2 Design Group, in conjunction with your staff and key consultants, will create and/or refine the program and generate concepts for the project.  As part of this effort, we will review programming information, prepare site and zoning analysis and prepare concept design alternatives for evaluation and selection.

Orientation Work Session
We will begin the program review process with an interactive work session.  During this session, we will meet with you to review and discuss project design goals, parameters and general project requirements.  The session will also include identification of all programming information that has been prepared to date, as well as technical contacts, project budget review and review of the project schedule.

Site / Zoning / Code Analysis
The objective of this phase is to determine and document factors that will impact the design of the project.  We will prepare analysis diagrams and other material as required to document these factors.  Issues to consider are:

• Zoning;
• Traffic – pedestrian, transit and vehicular;
• Adjacent uses;
• Site focal points;
• Orientation and views;
• Public space;
• Topography;
• Miscellaneous opportunities and constraints; and
• Building Code and construction types.

Conceptual Schemes
The objective of this effort is to evaluate, in conjunction with you and the project team, the site constraints and opportunities to allow for maximum building potential and efficiency and to measure the site’s ability to meet your requirements.  Up to three (3) schemes will be evaluated during this phase.  The schemes will address the issues outlined above.

Consultants
Parallel with development of the conceptual schemes, the design consultants and engineers will provide input as required to resolve issues identified by the design team.

Concept Design Presentation
The R2 Design Group will make a formal presentation of the concept design to you.  The presentation will be a comprehensive review of site planning, programming, and building concept design, structural, MEP and specialty consultant design.

schematic design phase

Based on the your written comments and/or written approval of the conceptual design documents, the R2 Design Group will prepare schematic design documents consisting of drawings and other documents illustrating the following:

• Horizontal/vertical dimensions and geometry of the various program elements;
• Material strategy and selection;
• Pedestrian and vehicular circulation,
• Structural grids;
• Major mechanical, electrical and plumbing space requirements; and
• Streetscape and public spaces.

Consultants
Consultants will prepare studies and options and recommendations, for approval during this phase.

Schematic Design Documents
The R2 Design Group and its consultants will prepare schematic design documents that describe the design concepts.  The final schematic design phase submittal documents will include the following:

• Civil
• Site plan, including contours, easements, boundary, building footprints and parking.
• Existing utilities
• Site lighting; and
• Proposed utility improvements.

• Structural
• Proposed structural grid and system; and
• Identify major member sizes.

• Architecture
• Floor plans;
• Building sections;
• Typical elevations;
• Sketches and models as required to convey design intent;
• Materials and finish selection;
• Updated program, if required.

• Mechanical and Plumbing
• Heating, ventilating and cooling load calculations;
• Single-line drawings of any mechanical equipment spaces, duct chases and pipe chases required to support the interior design concept;
• Location of all major equipment in allocated spaces; and
• Plumbing routing diagrams and schematic riser diagrams.

• Electrical
• Lighting fixtures outlined in plan and roughly scheduled, showing type and quantities of fixtures to be used;
• Additional electrical equipment, required to support the interior design concept, roughly scheduled indicating size and capacity.

• Preliminary one-line electrical distribution diagrams with indications of final location of any additional panels and transformers (if required); and
• Legend showing all symbols used on drawings.

• Specialty Consultants
• These consultants will prepare all necessary schematic design drawings and specifications for the drawing package.

Schematic Design Presentation
The R2 Design Group will make a formal presentation of the schematic design to you.  The presentation will be a comprehensive review of site planning, programming, and building design, structural, MEP and specialty consultant design based on approved concept design phase. 

design development phase

Based on the approved schematic design phase, the project will enter the final development stage of design.  Resolution of design elements and details, fine tuning of planning, and final selections of all materials will be completed during design development.

Work Sessions and Periodic Meetings
Similar to schematic design, this work session will begin with a review of the design development deliverables, schedule and assignments, and is intended as a method of confirming and directing the work of this phase.  We will meet, if necessary, weekly with the project team.  The R2 Design Group believes that this is usually necessary at the beginning of this phase and can go to every other week later in the phase.

Final Code and American with Disabilities (ADA)  Analysis
The R2 Design Group will conduct a final code analysis for compliance with all applicable codes and ADA requirements in effect at the time of project documentation.

Consultants
Consultants will prepare final design recommendations in the form of reports and drawings for review and approval.

Design Development  Documents
The R2 Design Group and its consultants will prepare design development documents incorporating the work of all disciplines.  These drawings and specifications will represent the basic infrastructure of the project.  Elements such as exterior skin, building cores, structural systems, partitions, doors, ceilings, lighting, power and communications outlets, floor and wall finishes, major architectural elements and consultants’ systems will be described in sufficient detail for accurate cost estimating.  Consultant packages will describe major systems components and design intent. The final schematic design phase submittal documents will include the following:

• Civil
• Site plan, including contours, easements, boundary, building footprints and parking.
• Existing utilities
• New utilities;
• New site grading;
• Storm water design;
• Sanitary waste design;
• Unique civil requirements; and
• Outline specification

• Structural
• Structural grid;
• Structural system;
• Lateral structural system;
• Major structural sizes;
• Special foundation requirements; and
• Outline specification

• Architecture/Interiors
• Floor plans;
• Key design sections through building;
• Exterior building elevations describing all materials;
• Typical wall profiles describing desired system;
• Enlarged elevations at critical design areas;
• Identification of all fixed and loose equipment and cabinetry to be installed;
• In-progress reflected ceiling plan;
• In-progress door schedule;
• In-progress finish schedule;
• Color and material boards;
• Updated program, if required; and
• Outline specification.

• Mechanical and Plumbing
• Heating, ventilating and cooling load calculations including loads generated by equipment, computers, etc.;
• Additional mechanical equipment scheduled indicating size and capacity;
• Ductwork and piping substantially located and sized;
• Ceiling devices located;
• Plumbing routing diagrams and schematic riser diagrams; and
• Outline specifications.

• Electrical
• Coordination of furniture, fixtures and equipment data.
• Additional electrical equipment (distribution, panels, transformers, etc.) dimensioned and drawn to scale into the space allocated;
• Lighting, power, telecommunications, and automation devices and receptacles shown in plan;
• Final light fixture schedule: and
• Outline specifications.

• Specialty Consultants
• These consultants will prepare all necessary design development drawings and specifications for the drawing package.

Design Development Presentation
The R2 Design Group will make a formal design development presentation to you.  The presentation will be a comprehensive review of the entire project and is the final decision-making step in the design process. 

construction documents phase

Based on the approved design development phase, the project will enter the construction document (CD) phase and is the final documentation and coordination of the architecture, engineering and specialty consultants’ work.  These documents will be completed and detailed to cover all work within the R2 Design Group and its consultant’s scope.  The package will include all field construction, architectural millwork, fabrication, doors, glass and glazing, lighting, special features, materials, finishes, etc.

Document Coordination
The R2 Design Group will coordinate the construction contract documents with those prepared by the consultant team.  After a multi-disciplinary review, we will incorporate the revisions into a final set of documents that will be used for bidding.

Project Manual
The R2 Design Group will prepare the final project manual, including General and Supplemental Conditions, all bidding and contracting requirements and technical specifications in the Masterspec 33 division format.  The specifications shall reflect current construction practices.

Construction Cost Control
If required, the R2 Design Group shall collaborate with you in cost reduction decisions.  If acceptable, additive or deductive alternates may be included in the bidding documents in an effort to keep the project within budget.

bidding/negotiation phase

During this phase, the R2 Design Group will assist you in determining the most appropriate construction delivery method (i.e. Construction Manager at risk, Construction Manager not at risk, General Contractor, etc.).

Clarifications and Addenda
The R2 Design Group will prepare such clarifications and addenda to the bidding documents as may be required.  This will include providing responses to written questions from bidders.

Pre-bid Conference
The R2 Design Group will conduct a Pre-bid Conference with prospective bidders to review the project requirements.  We will provide knowledgeable representatives, including representatives of our consultants, to participate in this conference to explain and clarify the bidding documents.  If needed, a final addendum will be delivered to bidders typically within five (5) calendar days before the bids are due.

Evaluation of Construction Bids
The R2 Design Group will receive the construction bids, if requested by you, and evaluate the bids.  We will coordinate questions to bidders and assist in the selection process.

construction administration phase

Under basic services for the construction phase, the R2 Design Group will commence our services at the award of the contract for construction and terminate our services at the issuance of the final Certificate of Payment or thirty (30) days past substantial completion.

Site Visits
The R2 Design Group will visit the project construction site periodically during construction to observe progress.  These visits will be timed to coincide with the construction progress meeting with the contractor.  We will prepare field reports after each site visit.

Each of our consultants shall make periodic visits during the course of work applicable to its discipline.  The engineering disciplines shall prepare and submit a report on each visit, submitted via the R2 Design Group typically within three (3) working days of the visit.

Submittal Logs
During this period, the R2 Design Group and their consultants will assist the contractor in the preparation of a list of expected submittals, including tests required, and operation and maintenance (O&M) information.  This list shall be organized according to the applicable specification section.  This list shall be the basis for the submittal logs for this project.

Shop Drawing and Submittal Review
The R2 Design Group will review submittals and shop drawings as required in the contract documents.  The review and return of submittals shall be accomplished by the R2 Design Group, and their consultants, on or before fourteen (14) calendar days from date of receipt.

Construction Directives
The R2 Design Group will use standard AIA forms and procedures for the preparation of construction directives.  These include Architect’s Supplemental Instructions, Request for Proposal and Change Orders.

Punch List Review
Upon written declaration from the contractor that the work is substantially complete, the R2 Design Group will review the construction and prepare a punchlist of the contractor’s work which is not in conformance with the construction contract documents.  Additional items will be added to the punch list as required.

Progress Payment Request Reviews
If required, the R2 Design Group will assist you in review, approval and forwarding of the contractor and vendor applications for payment and lien releases.