PAAstandard Workflow and more

The below tabs explain in more detail our way of work. This flow is of course adjusted per project specifics. It is represented in three major alternatives - Design | Build, Design or Construction Management.

The additional resources point out online info we think you might find helpful or interesting.

Design | Build
Design Only
Construction Management
Additional Resources
  • 01. Pre-Design Services

    Feasibility Study, Programing

    This service range addresses all preliminary project data: Is the project viable to pursue? Programming - setting the project parameters per specific Client requirements. Assessment and market study allows for in-depth evaluation of the proposed development. Preliminary space organization - classic 'bubble diagram' study, functional links and evaluation. Building performance model - present and future. Preliminary cost estimate based on overall unit prices for specific building type. Preliminary performance evaluation of the building based on site specifics.

    Site + Code Analysis

    Everything about the proposed site: Is the site buildable (essential for hillside construction)? What can we build here and can we afford it? if the Owner already has a program, should that program change? Building envelope - to what extent can we build within the code requirements and site specifics (in some hillside cases this may require also Schematic Design services in order to position the building correctly with the site). Access and parking, preliminary parking layout and count, disabled access, overall ADA requirements. Multihousing - How many units, how much space? Project phasing - possible construction time offsets if desired by Owner.

    02. Design + Documentation

    Design Phase

    Preliminary floor plans are developed after Per-Design Services are completed. A preliminary Construction Budget is established based on unit prices. If there is a LEED certification desired, initial project team meetings are held with consultants, Owner | Owner’s representatives, and representatives from various city sections such as Planning, Zoning and Public Works. All preliminary floor plans have direct 3D input and site layout. They address challenges of the specific project. Initial input from consultants is evaluated as well. Most projects begin to take on their own life and personality at this point and the goals of the project become more clearly defined.

    Documents Phase

    POnce preliminary plans have been approved, we begin work to refine concepts and details that give a PAAstudio project its unique character. At this point, specific design features are studied, interior and exterior 3D data is evaluated for massing and proportion, and we begin to select the materials that will be used. Preliminary input from consultants is evaluated and further refinement of the Construction Cost is delivered based on breakdown unit prices and preliminary quantity takeoffs. Key documents out to sub-contractors if necessary.

    03. Construction

    Building Process

    Along with obtaining a Building Permit after all necessary clearances with the City, PAAstudio holds a scheduling conference with all sub-contractors involved. Final construction schedule is established and construction is commenced. During the building process PAAstudio notifies the Owner of the construction progress and certifies draws of funds and disbursement. Online job site live cams are part of strict construction monitoring and reporting. All required inspections and certifications are called and executed in accordance with the project schedule. Any necessary changes are implemented in the BIM directly from the job site with adjustments made to schedule and budget.

    Closeout

    Once Substantial Completion is achieved, PAAstudio lines up a final inspection and secures the Certificate of Occupancy. Any final cleanup, millwork and equipment installation is done prior to turning over the building to Owner for occupancy. A final set of plans reflecting the current state of the project along with all equipment manuals and material warranties are delivered to the Owner with the building key. Final lean releases are handed over at final payment.

    04. Post-Construction Services

    A Rich Palette of Extras

    • Facilities Management through ArchiFM based on our ArchiCAD Building Information Model (BIM). The best way to manage and track assets in commercial properties.
    • Furniture specification and purchasing or purchasing assistance based on our interior design drawings. We have a trusted list of vendors with quick European delivery.
    • Custom designed and manufactured lighting fixtures of various size and material, including the latest LED trends. We have direct access to our affiliated European lighting manufacturer IKIS.
    • Graphic design services including full project marketing integration, logo design, branding and color coding.
    • Web site design, hosting and maintenance as well as pre-sale assistance. Quick investment payoff!
    • Applied visual arts, two and three dimensional art applications with 30+ years of experience in the field.
    • Fine art - mixed media on canvas, large size gisleé archival quality paper and canvas prints, drawings, etchings and lithographs. Our art is part of numerous museum and private collections.
  • 01. Pre-Design Services

    Feasibility Study, Programing

    This service range addresses all preliminary project data: Is the project viable to pursue? Programming - setting the project parameters per specific Client requirements. Assessment and market study allows for in-depth evaluation of the proposed development. Preliminary space organization - classic 'bubble diagram' study, functional links and evaluation. Building performance model - present and future. Preliminary cost estimate based on overall unit prices for specific building type. Preliminary performance evaluation of the building based on site specifics.

    Site + Code Analysis

    Everything about the proposed site: Is the site buildable (essential for hillside construction)? What can we build here and can we afford it? if the Owner already has a program, should that program change? Building envelope - to what extent can we build within the code requirements and site specifics (in some hillside cases this may require also Schematic Design services in order to position the building correctly with the site). Access and parking, preliminary parking layout and count, disabled access, overall ADA requirements. Multihousing - How many units, how much space? Project phasing - possible construction time offsets if desired by Owner.

    02. Design + Documentation

    Design Phase

    Preliminary floor plans are developed after Per-Design Services are completed. A preliminary Construction Budget is established based on unit prices. If there is a LEED certification desired, initial project team meetings are held with consultants, Owner | Owner’s representatives, and representatives from various city sections such as Planning, Zoning and Public Works. All preliminary floor plans have direct 3D input and site layout. They address challenges of the specific project. Initial input from consultants is evaluated as well. Most projects begin to take on their own life and personality at this point and the goals of the project become more clearly defined.

    Documents Phase

    POnce preliminary plans have been approved, we begin work to refine concepts and details that give a PAAstudio project its unique character. At this point, specific design features are studied, interior and exterior 3D data is evaluated for massing and proportion, and we begin to select the materials that will be used. Preliminary input from consultants is evaluated and further refinement of the Construction Cost is delivered based on breakdown unit prices and preliminary quantity takeoffs. Key documents out to sub-contractors if necessary.

    03. Construction Administration

    During the building process

    This service range addresses all preliminary project data: Is the project viable to pursue? Programming - setting the project parameters per specific Client requirements. Assessment and market study allows for in-depth evaluation of the proposed development. Preliminary space organization - classic 'bubble diagram' study, functional links and evaluation. Building performance model - present and future. Preliminary cost estimate based on overall unit prices for specific building type. Preliminary performance evaluation of the building based on site specifics.

    Project closeout

    This service range addresses all preliminary project data: Is the project viable to pursue? Programming - setting the project parameters per specific Client requirements. Assessment and market study allows for in-depth evaluation of the proposed development. Preliminary space organization - classic 'bubble diagram' study, functional links and evaluation. Building performance model - present and future. Preliminary cost estimate based on overall unit prices for specific building type. Preliminary performance evaluation of the building based on site specifics.

  • The easy-build way

    A Construction management only contract is available per project specifics. In such cases PAAstudio acts as the Owner's Agent for the building process only.

    01. Business Model

    Typically the construction industry includes three parties: an owner, a designer (architect or engineer), the builder (usually called the general contractor). Traditionally, there are two contracts between these parties as they work together to plan, design, and construct the project. [7] The first contract is the owner-designer contract, which involves planning, design, and construction administration. The second contract is the owner-contractor contract, which involves construction. An indirect, third-party relationship exist between the designer and the contractor due to these two contracts.

    02. Alternative

    An alternate contract or business model replaces the two traditional contracts with three contracts: owner-designer, owner-construction project manager, and owner-builder. The construction project management company becomes an additional party engaged in the project to act as an adviser to the owner, to which they are contractually tied. The construction manager's role is to provide construction advice to the designer, on the owner's behalf, design advice to the constructor, again on the owner's behalf, and other advice as necessary.

    03. Agency CM

    Construction Cost Management is a fee-based service in which the Construction Manager (C.M) is responsible exclusively to the owner and acts in the owner's interests at every stage of the project. The construction manager offers advice, uncolored by any conflicting interest, on matters such as:

    • Optimum use of available funds
    • Control of the scope of the work
    • Project scheduling
    • Avoidance of delays, changes and disputes
    • Enhancing project design and construction quality
    • Optimum flexibility in contracting and procurement
    • Cash flow Management

    Comprehensive management of every stage of the project, beginning with the original concept and project definition, yields a great benefit to owners. As time progresses beyond the pre-design phase, the CM's ability to effect cost savings diminishes. The Agency CM can represent the owner by helping to select the design team as well as the construction team, thus helping the owner stay within a pre-determined budget by performing Value Engineering, Cost/Benefit Analysis and Best Value Comparisons. The software application field of construction collaboration technology has been developed to apply information technology to the construction management process.

    04. CM At-Risk

    CM at risk is a global term referring to a business relationship of Construction contractor, Owner and Architect / Designer. Typically, a CM At Risk arrangement eliminates a 'Low Bid' construction project. A GMP agreement is a typical part of the CM and Owner agreement somewhat comparable to a 'Low Bid' contract, but with a number of adjustments in responsibilities required by the CM.

    Potential benefits: Before design of a project is completed ( 6 months to 1½ years of coordination between Designer and Owner), the CM is involved with estimating the cost of constructing a project based on the goals of the Designer and Owner (design concept) and the overall scope of the project. In balancing the costs, schedule, quality and scope of the project, decisions can be made to modify the design concept instead of having to spend a considerable amount of time, effort and money re-designing and/or modifying completed construction documents.

    05. Project Management

    We offer PM as a specialized service for specific assignments where PAAstudio selects and coordinates consultants and specialties required by the Owner. This could be combined with Design Only or Construction Management packages. It is offered as well as a standalone option customized for appropriate job essentials.