42101803-aia-project-checklist

Affordable Housing Design Advisor

Design Advisor Step 3. Page 3 of 7

Design Development Matrix

Development Design 20 Steps to Design Quality

CONCEPT PHASEWhat goes on in the developmentprocess

What goes on in the design process What to do to ensure awell designed project

• Establish organizational goals for theproject.

• Determine type of project,Potential location and target

occupants.• Consider sources of financing

and how the project might bemanaged.

• Develop an understanding ofcommunity and local governmentsupport/opposition, concerns/needs.

• Evaluate site: cost andavailability, technical andenvironmental issues.

• Visit and evaluate similarprojects.

• Develop project vision andconcept.

• Decide whether to explorethe concept further.

½ Outcome: specific use of a designatedsite for an identified market by aspecific development team with adefined financial program.

• Pre-Design Phase - Activities MayInclude:½ Programming½ Space Schematics/Flow

Diagrams• Site Analysis Phase – Activities May

Include:½ Site analysis and selection

1. Start Project Book2. Review the DesignConsiderations Checklist and continue torefer to it throughoutthe development process.3. Understand where design fits in thedevelopment timeline4. Obtain Professional Design Assistanceat the Very Beginning5. Analyze target occupants and establishresident-related design goals for theproject6. Analyze neighborhood contextand establish community-relateddesign goals for the project7. Analyze the site to make sure it canphysically accommodate the proposedproject and provide easy access to theamenities and services its residents willneed.8. Begin Cost Analyses- Continue to Conduct Them Early andOften




PREDEVELOPMENT PHASEWhat goes on in the developmentprocess


• Apply for predevelopmentfunds.

• Conduct market study.• Identify governmental/regulatory

requirements.• Select project team and define

scope of work for eachmember.

• Review development conceptwith potential occupants,community groups,maintenance personnel, andother stakeholders and modifyas appropriate.

• Identify sources of financing.• Negotiate tentative or

conditional financingcommitments.

• Test cost assumptions.• Obtain site control.• Develop feasibility study.

½ Outcome: analysis of allassumptions regarding market,site, operationpro forma, development proforma, financial requirements,financing,team and roles, includingsuggested modifications for theconcept to be feasible.

• Pre-Design Phase - Activities MayInclude:½ Existing Facilities Surveys

• Site Analysis Phase - Activities MayInclude:½ Site Development Planning½ Detailed Site Utilization

Studies½ On-Site Utility Studies½ Zoning Processing

Assistance• Early Schematic Design Phase -

Activities May Include½ Architectural Design½ Landscape Design

9. Assemble the right project design team

10. Develop a minimum of 3 alternativesite plan concepts for the project.

11. Use the Design ConsiderationsChecklist to guide the designprocess.

12. Use the Operations &Maintenance Considerations Checklistto reality check the design process.




DEVELOPMENT PHASEWhat goes on in the developmentprocess


• Ongoing consultation betweenproject team and the community.

• Prepare and submit financing/loanapplication.

• Secure permanent financing.• Acquire property.• Secure construction financing.• Solicit and review construction bids.• Obtain planning approvals,

environmental approvals, if required.• Obtain building and other permits as

required.½ Outcome: all elements of

project made definite. Lettersof commitment,contracts and loan documentsbinding all participants to thespecificelements of the deal are put inplace.

• Later Schematic Design Phase -Activities May Include:½ Architectural Design½ Structural Design½ Mechanical Design½ Electrical Design½ Civil Design½ Landscape Design½ Interior Design½ Materials Research

• Design Development Phase –Activities May Include

½ Architectural Design½ Structural Design½ Mechanical Design½ Electrical Design½ Civil Design½ Landscape Design½ Interior Design½ Materials Research

• Contract Documents Phase -Activities May Include½ Architectural Design½ Structural Design½ Mechanical Design½ Electrical Design½ Civil Design½ Landscape Design½ Interior Design½ Materials Research

• Bidding or Negotiations Phase -Activities May Include½ Bidding Materials½ Bidding/Negotiation½ Analysis of

Alternates/Substitutions½ Bid Evaluation½ Contract Award

13. Identify and prioritize the key designcomponents of the project -those that will do the most to meet userneeds, respond to the context andenhance the neighborhood.

14. Stress the project's design quality in allfunding applications.

15. Identify and prioritize the keyconstruction materials and systems forthe project – those which are most criticalto making the project "built to last."

16. Identify and prioritize the key finishesand hardware for the project -those which are most critical to makingthe project "built to last."

17. Monitor bids and review any material,system, finish or hardwaresubstitutions to ensure that designobjectives, especially the "built to last"goal, are not compromised.




CONSTRUCTION PHASEWhat goes on in the developmentprocess


• Award construction contract(s).• Initiate construction.• Manage change orders.• Negotiate certificate of substantial

completion.• Initiate marketing and lease-up,

including outreach within thecommunity.

• Manage construction close out.• Conduct open house for

community participants, press,etc..½ Outcome: completely built,

leased/sold building, passing allinspections.

• Contract administration Phase½ Submittal services½ Observation services½ Project Representation½ Testing and Inspection½ Administration½ Supplemental½ Documentation½ Quotation½ Requests/Change Orders½ Contract Cost Accounting½ Project Closeout

18. Monitor construction to ensure that allkey design, construction and finish goalsare being met.




OPERATION PHASEWhat goes on in the developmentprocess


• Staff up.• Occupy.• Provide services.• Operate.• Continue communication with

community.½ Outcome: effectively

rented/sold projectmeeting financial andother project goals.

• Post Contract Phase - Activities MayInclude½ Maintenance and operational

programming½ Start-up assistance½ Record drawing½ Warranty review½ Post occupancy evaluation

19. Create an operation and maintenancemanual for the project.

20. Complete Project Book