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The process of building a distillery can be a nebulous concept to wrap one’s mind around. Each licensed design professional (architect/ engineer) has their own process and phases and names for each step. Each project has one-of-a-kind building conditions, site conditions, building and fire regulatory environments. Rather than thinking of this in terms of “Steps 1-5,” it is helpful to think of the project more as a gradient, one step bleeds into the next and into the one after that. This is the third of a 3 part series.

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DESIGN DEVELOPMENT (DD) PHASE
Design development services use the initial design documents from the schematic phase and take them one step further. This phase lays out mechanical, electrical, plumbing, structural, and architectural details with all components identified but not yet sufficient detail to start construction.

 Architectural Design Development

Electrical Engineering Design Development

Mechanical Engineering Design Development

Fire Protection Engineering Design Development

Renderings – Update to final design.

Deliverables from the Schematic Design  phase may include:

• Updated Project Schedule Document
• Updated Project Cost Document
• Renderings of key views in Project Program
• Floorplans, sections and elevations with full dimensions, material specifications and door/window details
• Engineering work at 50% completion

 

 

CONSTRUCTION DOCUMENTS (CD) PHASE
Once the owner and architect are satisfied with the documents produced during DD, the architect moves forward and produces drawings with greater detail. These drawings typically include specifications for construction details and materials.

Code Annotated Process Description (CAPD) is a key element in the building and fire code review of the tenant distillery plans for permit. This document takes the previously completed Distiller’s Process Description and ties it to the local code with footnotes and code citations.

a. Process Flow Diagram Simplified floorplan showing the route different functions of the business (raw materials, production, finished product, tours) take within the space.

b. HMIS/HMMP Hazardous Materials Inventory Statement/Hazardous Materials Management Plan

Lower Flammable Limit Calculation (LFL) is a key element in the design of the distillery. It is the performance metric inherent to the fire suppression and alarm system.

Document Checking and Coordination – construction documents are reviewed for accuracy and consistency. Consultant’s work is coordinated to produce a comprehensive set of plans for the project.

Statement of Probable Construction Costs includes a Statement of Probable Construction Costs , and a listing of all other project costs including design and construction contingencies, design fees, and furniture, fixtures and equipment. Other project costs may also be included depending on the needs of the Owner. These additional costs may include relocation costs, financing costs, etc.

Architectural Construction Documents Once CDs are satisfactorily produced, the drawings can be sent to contractors for pricing or bidding. The level of detail in CDs may vary depending on the owner’s preference. If the CD set is not 100-percent complete, this is noted on the CD set when it is sent out for bid. This phase results in the contractors’ final estimate of project costs.

a. Architectural – All components are identified and have sufficient detail for construction.
b. Electrical Engineering – Plans for electrical needs are finalized.
c. Mechanical Engineering – Plans for Mechanical Engineering needs are finalized.
d. Fire Protection Engineering – Fire Protection Engineering is finalized.
e. Structural Engineering – if needed, is finalized in this phase.

Deliverables from the Construction Documents  phase may include:

• Updated Project Schedule Document
• Updated Project Cost Document
• Complete set of drawings that include all pertinent information required for project permits and the contractor to price and build the project.

 

 

BIDDING OR NEGOTIATION PHASE

Issue Bidding Documents – The bid document set often includes an advertisement for bids, instructions to bidders, the bid form, bid documents, the owner-contractor agreement, labor and material payment bond, and any other sections necessary for successful price bids. For some projects that have unique aspects or complex requirements, the architect and owner elect to have a prebid meeting for potential contractors.

Issue Addenda – provided on an as needed basis for additional information associated with the bid document that will result in more complete and thorough assessment of costs from the contractor or sub-contractor.

Bid Evaluations – After bid sets are distributed, both the owner and architect wait for bids to come in. The owner, with the help of the architect, evaluate the bids and select a winning bid. Any negotiation with the bidder of price or project scope, if necessary, should be done before the contract for construction is signed. The final step is to award the contract to the selected bidder with a formal letter of intent to allow construction to begin.

Deliverables from the Bidding Negotiation phase may include:

• Updated Project Schedule Document
• Updated Project Cost Document
• Acceptable Construction Contract and/or Sub-Contractor Contracts, once the documents are signed the construction can begin.

 

 

CONSTRUCTION/CONTRACT ADMINISTRATION PHASE 
The architect’s core responsibility during this phase is to help the contractor to build the project as specified in the CDs as approved by the owner. Questions may arise on-site that require the architect to develop architectural sketches: drawings issued after construction documents have been released that offer additional clarification to finish the project properly. Different situations may require the architect to issue a Change in Services to complete the project.

Interpretation of contract documents – As needed by owners & contractor.

Review of Shop Drawings/ Product Data/ Samples – As needed by owners & contractor.

Processing Pay Applications & Review of Construction Progress – As needed by owners

The goal of the Construction/Contract Administration phase:

• A successfully built project. (!!!)

The process of building a distillery can be a nebulous concept to wrap one’s mind around. Each licensed design professional (architect/ engineer) has their own process and phases and names for each step. Each project has one-of-a-kind building conditions, site conditions, building and fire regulatory environments. Rather than thinking of this in terms of “Steps 1-5,” it is helpful to think of the project more as a gradient, one step bleeds into the next and into the one after that. This is the second of a 3 part series.

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SCHEMATIC DESIGN PHASE
During schematic design, we develop study drawings, documents, or other media that illustrate the concepts of the design and include spatial relationships, scale, and form for the owner to review. Schematic design also is the research phase of the project, when zoning requirements or jurisdictional restrictions are discovered and addressed.

Finalize Site/Existing Building/ Project Analysis
Confirmation of space needs / finalize Project Program: Workshop session(s) with client and any representatives to confirm validity of previously made assumptions. Revise Project Program as required to reflect any changes deemed appropriate due to prior pre-design workshops and research sessions. Finalize building space program relative to Project Program needs and the project’s accumulated facts, goals, concepts, schedule and a statement of cost objectives.

Develop, Review and finalize Design Criteria: Including – capacity, building size and scale, ability to support program, ideal programmatic space relationships, efficiencies and site integration.

Conceptual Sketches. Conceptual options implying the design criteria and character are established. Preliminary building and zoning requirements are tested and evaluated for impact on the project criterion. Through sketches and diagrams building design strategic alternatives are studied.

Civil Engineering –

a. Sewer Use and Drainage Permit Process a sewer use and drainage permit (SUDP) must be obtained for each building and/or individual tenant associated with a project.

b. Waste Water Submittals required for a new development, system improvements, relocation and/or other types of modification of Denver Water or distributor (district) distribution system.

c. AHJ Site Development Plan Review involves identifying all significant land and building issues that affect the design and feasibility of your project, collecting all the technical information and supporting materials, to secure the approval of all reviewing agencies.

AHJ Site Development Process whether Site Development Plan Review is required depends on the size and scope of the project and is determined during the pre-application/concept review, which is required for all new construction and additions and for some tenant finish/remodel projects.

Interior Renderings Digital illustrations of the design facilitate a clear understanding of your project before construction begins and is the best method to significantly reduce the problem of last minute changes after construction begins and unnecessary charges.

Schematic CAD Drawings: The concepts are developed into alternative schemes to study design and technical alternatives for the project. A design scheme is selected and developed. Program and functional relationships are finalized in plan. Selections are made for primary materials, structure, building enclosure, lighting and mechanical systems. Major elements are illustrated using sketches and perspectives. The completed schematic design documents will define the size, appearance and project scope of work. An outside capital cost of construction review will be completed at the end of this phase.

Deliverables from the Schematic Design  phase may include:

• Finalize Project Program Document
• Established Design Criteria Document
• Completed Current surveys and studies needed to complete project
• Updated Project Schedule Document
• Updated Project Cost Document
• Finalize list of Equipment and Use Requirements
• Finalize Distiller’s Process Description
• Renderings of key views in Project Program
• Floorplans, sections and elevations with overall dimensions.
• Design documents will define the size, appearance and project scope of work

The process of building a distillery can be a nebulous concept to wrap one’s mind around. Each licensed design professional (architect/ engineer) has their own process and phases and names for each step. Each project has one-of-a-kind building conditions, site conditions, building and fire regulatory environments. Rather than thinking of this in terms of “Steps 1-5,” it is helpful to think of the project more as a gradient, one step bleeds into the next and into the one after that. This is the first of a 3 part series.

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PRE-DESIGN & SITE ANALYSIS PHASE
The Pre-Design & Site Analysis phase includes architectural due diligence, initial site analysis, programming, high-level construction cost analysis, value engineering and project data coordination.

Site Analysis Gather together and obtain all available data, documents and drawings pertinent to the project including prior studies, tests, maintenance records, site surveys, etc. Establish preliminary building and fire code requirements for a tenant distillery in this project.

Programming defines the project needs of the user. Programming includes cataloging the spaces and equipment needed, and functional relationships.

PROGRAMMING OBJECTIVES
Programming defines the needs of the user. That includes defining a project’s functional needs interior and exterior functional requirements including space sizes, contents, activities and spatial relationships. A project program serves as a basis for design and a source of information about a project. The final product of programming is the project program, sometimes referred to as the Detailed Project Program (DPP).

THE PROJECT PROGRAM
The programming process concludes with a clear and orderly statement of the problem. Detailed program information is usually separated from the more general functional data. Project programs establish quality and scope. Quality is often defined abstractly in the project goals and more specifically in the project program. Scope is clearly defined and incorporates the following factors:

The definition of the users and the purpose of the users
The functions of the space and programs of the users
The assigned square feet of the proposed facility
The equipment needed to facilitate the owner’s production plan
Special factors

The Construction Cost Analysis provides a construction budget amount for the capital improvement budget (CIB) and a cost plan to assist in explaining the budget and in guiding project management. This section describes approaches used to establish construction costs for project budgets.

 

SOURCES OF COST INFORMATION
Estimating construction costs typically involves using costs from similar prior projects and applying those costs to the present project, allowing for adjustments in location, scope, construction time period, and other factors.

METHODS OF ESTIMATING COSTS
The following methods are used to estimate construction costs (in order of increasing detail):

Cost per gross square foot. This method uses data about the costs for various building types published by cost information services, or compiled in databases.

Cost by building systems/components. Reference books are available that provide costs on components by building square foot and by square foot of building component.

Cost by building trade or Construction Specifications Institute (CSI) division. This level of estimate is useful at the Construction Documents Phase when enough detail is available on the project to break the various systems into component parts and do an accurate quantity survey similar to that done by contractors who are bidding a project.

Costs based on historical data from Dalkita’s past projects in this and other markets in the U.S.

CONTINGENCIES
Contingencies are normally used with all of the methods of estimating to allow for unknowns. Avoid adding explicit (clearly understood) contingencies on top of implicit (implied) contingencies. The design contingency allows for the fact that projects often contain more elements when they are fully designed than could have been anticipated earlier in the design process. The project contingency is for unknowns during construction. The project contingency allows for unknown factors that could increase construction and related costs beyond the estimate. Project contingency is not the same as the escalation factor – which is the anticipated annual change in percentage for price levels of goods and services.

 

PREPARING THE CONSTRUCTION COST ESTIMATE
Estimating the design cost is done from a written description of what is included in the proposed design. Representative projects can be used as examples. Recommended comparisons are similar projects. By using the list of factors that influence costs and making assumptions about the factors relevant to the proposed project, these factors can be compared to those identified in the examples. A cost for each building component (factor) can be established by adjusting the related cost (e.g., weight of structure and loading) from the representative project to what are the assumed conditions of the proposed project.

COST INDEXING
Projecting historical cost data forward is accomplished by using the index published by Engineering News Record (ENR).

Value Engineering in the pre-design and site analysis phase scrutinizes the program, site selection, and project budget.

Site/ Project Data/ Coordination in this phase provides a framework for gathering the needed distillery information and compiling it for use in later phases. This could include a Short Interval Production Schedule, a Distiller’s Process Description, cut sheets on equipment and furnishings, electrical/ plumbing/ hvac needs etc., compilation of CAD files from outside sources.

Geotechnical Engineering uses principles of soil mechanics and rock mechanics to investigate subsurface conditions and materials; determine the relevant physical/mechanical and chemical properties of these materials; evaluate stability of natural slopes and man-made soil deposits; assess risks posed by site conditions; design earthworks and structure foundations; and monitor site conditions, earthwork and foundation construction.

Land Surveys/ Survey Updates If needed, we will assist in obtaining site boundary, existing physical features (i.e. structures, utilities, rock outcroppings, water courses, trees) and topographical survey, utilities, right-of-ways, property lines, easements, and other tests as required.

Investigation/Confirmation of Existing Site Conditions will be based upon on-site observations and data/information obtained from existing topographical surveys and other available documents. Site parameters deemed noteworthy include boundaries, access and egress routes, traffic/circulation considerations, pedestrian and vehicular conflicts, archeological findings, solar/wind/ geothermal characteristics, utilities, known environmental hazards, setbacks, zoning restrictions and features of site that would impact development costs.

Deliverables from the Pre-Design & Site Analysis phase may include:

• Organize/restructure CAD files from previous projects to prepare for new project
• Digital compilation of all relevant survey and historical data for the property relevant to the proposed scope of work
• Preliminary Code Analysis Document for Tenant Distillery in this building and revisions to Building’s Code Analysis
• Comprehensive list of technical data/reports that should be conducted or updated
• Recommendations, negotiation of technical consultants new work or updates
• Draft of Project Program establishing quality and scope of project
• Draft of Equipment and Use Requirements
• Draft of Distiller’s Process Description
• High-level Construction Cost Analysis
• Options for potential cost savings on overall project

The process of building a distillery can be a nebulous concept to wrap one’s mind around. Each licensed design professional (architect/ engineer) has their own process and phases and names for each step. Each project has one-of-a-kind building conditions, site conditions, building and fire regulatory environments. Rather than thinking of this in terms of “Steps 1-5,” it is helpful to think of the project more as a gradient, one step bleeds into the next and into the one after that. This is the first of a 4 part series.

---

PRE-DESIGN & SITE ANALYSIS PHASE

The Pre-Design & Site Analysis phase includes architectural due diligence, initial site analysis, programming, high-level construction cost analysis, value engineering and project data coordination.

Site Analysis Gather together and obtain all available data, documents and drawings pertinent to the project including prior studies, tests, maintenance records, site surveys, etc. Establish preliminary building and fire code requirements for a tenant distillery in this project.

Programming defines the project needs of the user. Programming includes cataloging the spaces and equipment needed, and functional relationships.

A. PROGRAMMING OBJECTIVES
Programming defines the needs of the user. That includes defining a project’s functional needs interior and exterior functional requirements including space sizes, contents, activities and spatial relationships. A project program serves as a basis for design and a source of information about a project. The final product of programming is the project program, sometimes referred to as the Detailed Project Program (DPP).

B. THE PROJECT PROGRAM 
The programming process concludes with a clear and orderly statement of the problem. Detailed program information is usually separated from the more general functional data. Project programs establish quality and scope. Quality is often defined abstractly in the project goals and more specifically in the project program. Scope is clearly defined and incorporates the following factors:

– The definition of the users and the purpose of the users
– The functions of the space and programs of the users
– The assigned square feet of the proposed facility
– The equipment needed to facilitate the owner’s production plan
– Special factors

C. CONSTRUCTION COST ANALYSIS
The Construction Cost Analysis provides a construction budget amount for the capital improvement budget (CIB) and a cost plan to assist in explaining the budget and in guiding project management. This section describes approaches used to establish construction costs for project budgets.

SOURCES OF COST INFORMATION
Estimating construction costs typically involves using costs from similar prior projects and applying those costs to the present project, allowing for adjustments in location, scope, construction time period, and other factors.

METHODS OF ESTIMATING COSTS 
The following methods are used to estimate construction costs (in order of increasing detail):

Cost per gross square foot. This method uses data about the costs for various building types published by cost information services, or compiled in databases.

Cost by building systems/components. Reference books are available that provide costs on components by building square foot and by square foot of building component.

Cost by building trade or Construction Specifications Institute (CSI) division. This level of estimate is useful at the Construction Documents Phase when enough detail is available on the project to break the various systems into component parts and do an accurate quantity survey similar to that done by contractors who are bidding a project.

Costs based on historical data from Dalkita’s past projects in Denver and other markets in the U.S.

CONTINGENCIES
Contingencies are normally used with all of the methods of estimating to allow for unknowns. Avoid adding explicit (clearly understood) contingencies on top of implicit (implied) contingencies. The design contingency allows for the fact that projects often contain more elements when they are fully designed than could have been anticipated earlier in the design process. The project contingency is for unknowns during construction. The project contingency allows for unknown factors that could increase construction and related costs beyond the estimate. Project contingency is not the same as the escalation factor – which is the anticipated annual change in percentage for price levels of goods and services.

PREPARING THE CONSTRUCTION COST ESTIMATE
Estimating the design cost is done from a written description of what is included in the proposed design. Representative projects can be used as examples. Recommended comparisons are similar projects. By using the list of factors that influence costs and making assumptions about the factors relevant to the proposed project, these factors can be compared to those identified in the examples. A cost for each building component (factor) can be established by adjusting the related cost (e.g., weight of structure and loading) from the representative project to what are the assumed conditions of the proposed project.

COST INDEXING
Projecting historical cost data forward is accomplished by using the index published by Engineering News Record (ENR).

D. Value Engineering in the pre-design and site analysis phase scrutinizes the program, site selection, and project budget.

E. Site/ Project Data/ Coordination in this phase provides a framework for gathering the needed distillery information and compiling it for use in later phases. This could include a Short Interval Production Schedule, a Distiller’s Process Description, cut sheets on equipment and furnishings, electrical/ plumbing/ hvac needs etc., compilation of CAD files from outside sources.

F. Geotechnical Engineering uses principles of soil mechanics and rock mechanics to investigate subsurface conditions and materials; determine the relevant physical/mechanical and chemical properties of these materials; evaluate stability of natural slopes and man-made soil deposits; assess risks posed by site conditions; design earthworks and structure foundations; and monitor site conditions, earthwork and foundation construction.

G. Land Surveys/ Survey Updates If needed, we will assist in obtaining site boundary, existing physical features (i.e. structures, utilities, rock outcroppings, water courses, trees) and topographical survey, utilities, right-of-ways, property lines, easements, and other tests as required.

Investigation/Confirmation of Existing Site Conditions will be based upon on-site observations and data/information obtained from existing topographical surveys and other available documents. Site parameters deemed noteworthy include boundaries, access and egress routes, traffic/circulation considerations, pedestrian and vehicular conflicts, archeological findings, solar/wind/ geothermal characteristics, utilities, known environmental hazards, setbacks, zoning restrictions and features of site that would impact development costs.

Deliverables from the Pre-Design & Site Analysis phase may include:

• Organize/restructure CAD files from previous projects to prepare for new project
• Digital compilation of all relevant survey and historical data for the property relevant to the proposed scope of work
• Preliminary Code Analysis Document for Tenant Distillery in this building and revisions to Building’s Code Analysis
• Comprehensive list of technical data/reports that should be conducted or updated
• Recommendations, negotiation of technical consultants new work or updates
• Draft of Project Program establishing quality and scope of project
• Draft of Equipment and Use Requirements
• Draft of Distiller’s Process Description
• High-level Construction Cost Analysis
• Options for potential cost savings on overall project