selects their builder and architect at the onset of the project. The owner, architect and builder work as a team to develop the facility along with a set price for the facility. In the “Design/Bid/Build” model the owner selects an architect to design the building and generate legal construction documents. These documents can then be put out to contractors for a competitive bid. In the “Construction Management” model the owner hires a construction manager at the onset of the project. This construction manager will assist the owner in the selection of an architect. The construction manager is in charge of obtaining bids for the owner and will manager the project from design through construction. “Fast Tracking” is a process which can be completed using any of the previous models. Fast Tracking is merely beginning construction of portions of the facility before the entire facility is designed.

A: Generally, in the “Design/Bid/Build” model we break our services down into seven phases which are; Program Analysis, Schematic Design, Design Development, Construction Documents, Bidding, Construction Administration, and Project Close-Out. During the Program Analysis phase, we meet with you, your staff, your vendors, etc… to begin determining the basic requirements for your project. During the Schematic Design phase, we take the findings from our Program Analysis and begin to generate conceptual drawings which indicate size of spaces, adjacencies of spaces and flow between spaces. At this time, we may also check the design against the owner’s budget using a basic square foot cost estimate. Upon obtaining the owner’s approval of the Schematic Design, we