Master Plan Development
Existing Facility Assessment
Building Information Modeling
Phases of Design
We will lead you step-by-step through the design process, and give you the information you need to make informed decisions. Our work plan will outline milestones for decision making so there are minimal impacts to schedule and budget.
The Construction Documents are graphic and written documents, including legal and contractual information, used in the construction of the project. These documents must be accurate, consistent, complete, and understandable. We pride ourselves on quality Construction Documents because they are the foundation for a safe and healthy building. They also translate into cost savings for our clients because the contractor has a clear scope of work to bid and construct.
This phase of the process is the most intensive for the design team, as we are thoroughly specifying and detailing the systems in the project. Typically this is the time where most of our resources are needed.
Code checks are performed throughout the design process and midway through construction documents a comprehensive review is performed. At this time we schedule follow-up meetings with local code officials to ensure that we understand all code implications of a project.
We are familiar with current codes and practices with regard to accessibility and strive to make it a focus of our continuing education. All of our principals have performed ADA quality reviews of contract documents.
Once collective approval of the Schematic Design and estimate package has occurred, we will proceed into Design Development. This phase includes detailed research and information for building systems, equipment, building codes, architectural refinement, and outline specifications.
We will work with the contractor or estimator to update the estimate during Design Development so informed decisions can be made involving the entire team prior to moving into Construction Documents. This will include a detailed estimate with costs broken down by CSI division. As with the Schematic level estimate effort we will provide the estimator with a comprehensive package of drawings, system narratives as needed, outline specifications and basis of design product information.
At the end of Schematic Design, we recommend clients obtain a cost estimate for the schematic design package. This can be done by a contractor or professional cost estimator. We routinely work with these professionals to clearly communicate design intent through drawings and system narratives so an accurate preliminary estimate can be developed. We will lead a project team meeting to review the estimate along with the design and make changes to ensure the project stays on schedule and budget.
Programming and Schematic Design
With a comprehensive preliminary project understanding in place, we will interview the owner to create a clear program of spaces, sizes, and adjacencies. Concurrent to the program we will begin diagramming adjacencies and rough mass modelling. Our 3D modeling software will allow us to clearly articulate the building massing and how it fits within the site.
We will schedule a design workshop at the project location to engage all of the team on building design. During this phase we will research materials, systems, and other building components to be discussed with the project team.
We will conduct project kick-off and visioning meetings with the design team and owner to develop a detailed understanding of the project. Our intent will be to listen and document all of your goals, project vision, and needs that will guide us throughout the project. The main factors we will discuss are scope, schedule, and budget. Collectively, we will discuss the challenges and opportunities associated with the project. This series of meetings will also be a good time to discuss engaging contractors and delivery methods for the project.
In addition, Pivot North will start pre-design research which may include:
Preliminary code research.
A site analysis to understand environmental impacts of the project.
Further understanding existing program.
During construction we will attend regular construction meetings, answer RFI’s, issue clarifications, review change orders, review payment applications and observe the progress of the project to ensure it meets the goals and vision determined in Programming. We are well versed in working with contractors and thoroughly enjoy seeing our clients vision come to life.
Further we will provide regular job reports citing potential issues and requesting corrective action as necessary and will prepare a substantial completion punch-list in order to help ensure a quality and complete project is turned over to the owner prior to final payment.
Typical contracts include 1 year warranty walk-throughs for each project. It is Pivot North’s standard practice to always be available to support our clients if there is a question or concern on a project, regardless of the time or how long the project has been complete and occupied.