JTKArch led projects follow a proven standardized process.
Programming: 1.
Without understanding the functional problem being asked by the Client, a true solution may never be realized. This process is called Programming. The more information known about the needs of a project, the more comprehensive and innovative the solution will be.
The core mechanism for the success of a project is Programming and JTKArch’s methodology is based on interdisciplinary collaboration and a comprehensive framework for organizing information. This is accomplished by integrating all the stakeholders into the decision-making process with the Designers. During this process, we strive to identify and systematically organize all the required information that goes into a project which includes size, quantity, functional information, budget, aesthetics and building services. The programming process seeks to define the problem for which the building will become the solution. Design does not occur until after Programming is complete.
Schematic / Design Phase: 2.
After the Program is collectively approved by the Client and Design Team, the design work can begin. Schematic Design is the integration of information and requirements gathered in the previous stage combined and illuminated through a conceptual floor plan and often conceptual elevations and sections. This step is the “Test Flight” of the Program and seeks to resolve the complete statement of the problem. This phase will also consider code issues, including, but not limited to Building Code and Fire compliance. Long lead design, phasing, and permitting issues will also be identified and presented for resolution. Field investigations and verification of existing conditions is recognized as a key task during this phase to confirm design approaches.
Construction Document Phase: 3.
Complete construction documents for building design shall be prepared for bidding, permitting, and construction, and will focus creating the quality of space desired by the client as well as finishes appropriate for the physical environments.
JTKArch has built its reputation by having complete and thorough, fully coordinated construction documents to limit confusion during bidding and construction phases. JTKArch has found that spending extra time during the construction documents phase truly saves everyone time and money during the construction phase.
Following delivery of all design phase submittals, comments are solicited from other team members, the facility users, and Owner representatives. Responses are prepared for all submittal comments following a project coordination meeting with all interested parties. JTKArch documents design review decisions, action items, and issues Meeting Minutes to the Owner for review.
Project Administration Phase: 4.
Established procedures and clearly-defined lines of communication have streamlined JTKArch’s project administration process. Our quality management approach focuses on client satisfaction by providing services that meet defined needs and expectations at an equitable price. At the beginning of the project, we will discuss and document the Owner’s goals and measurable expectations in terms of schedule, budget and project quality so that we have a common understanding with the other team leaders.
Quality Control for Technical Design, Document Coordination and Responsive Service
The concept of quality control must be embraced by the entire design team and permeate the daily performances of everyone that is involved in the project and particularly the staff that produce the documents. The quality of the design and the use of the design criteria are maintained through frequent project reviews and coordination meetings with all design professionals.
Value Engineering
Our team philosophy is that Value Engineering starts on day one of design, not once the bids are received. From the initial strokes on paper, our team will be focusing on controlling cost and providing maximum value to the Owner. Of course, until the documents are 100% complete and the final pricing is received, there is always a chance for surprises since the Design team has no control over the construction market. If that occurs, our team has an additional service available. A Value Engineering Solution unique to our team. We have a system of conducting round-table discussions with the bidders to help determine alternates, products, clarifications and other opportunities to help us lower the price while maintaining value. Value Engineering does not mean simply removing expensive items or features from the project. It is a process to help reduce cost by investigating and implementing solutions to find alternate ways to accomplish the design goals set by the Client.
Schedule Control
At the beginning of this project, a schedule will be developed and the project architect will manage and design the project. During construction, electronic tracking system for shop drawings will monitor the turn-around time of those submittals so that prompt review is assured. Electronic tracking software is also implemented for RFIs to insure construction is not delayed and construction coordination and clarifications are issued as quickly as possible.
Construction Administration by Design Professionals
It is of no value to have well prepared construction documents and specifications if there is no follow-up during construction. Depending on the size of the project, the design team conducts at a minimum, a bi-weekly site meeting to review the construction performance to insure the Client gets the quality product they expect.
The Design Team’s involvement in your project does not end when construction ends. Each project from our office includes a 1-year warranty period and the design team is available to answer questions or review any construction deficiencies that are uncovered during that period. The design team will issue any warranty reports on items and issues requiring the Contractor’s attention and resolution. At the end of the warranty period, the Design Team will undertake a final inspection with the Owner.