the facts
The most straightforward information to collect about a project is the facts. These facts encompass the constraints established by the who, what, when, where, and how of the project.
Image taken by Kristyn during the pre-design phase of the Racket’s Tap House Project.
Where
Determining the "where" starts easily, especially if you already own the property. Simply write down the address and share it with everyone involved in the construction and design process. During the pre-design phase, it’s essential to understand the local jurisdictional requirements for the type of construction in your area. The most common requirement is the adopted building code, which outlines the constraints and regulations that professionals will follow while designing and constructing your project. Additionally, there are planning and zoning regulations that promote the health, safety, and welfare of the community. These codes help achieve community plan objectives and preserve land and other benefits for the city. Other locational considerations may include floodplain, environmental, and historical protections, as well as energy requirements.
What
Location-based regulations are often categorized by a second tier of defining facts, referred to as use and occupancy. Chapter 3 of the International Building Code outlines different occupancy types for buildings. The designated use of the building will dictate its type (i.e., construction materials), size, and fire safety features. Planning and zoning codes adopted by your jurisdiction will impose additional parameters regarding the use of a building within the community, including aesthetic requirements for the property. A new business owner looking to purchase or lease a site can benefit greatly from understanding the financial, legal, and regulatory implications of the property, along with the changes required to occupy that space.
For example, an animal clinic classified as a B-business occupancy in the International Building Code can occupy a previously classified B building with minimal existing building code impact. However, if the property's zoning classifies an animal hospital use as a restricted or conditional use, the business owner will have to navigate additional permitting and regulatory processes that might hinder the project's execution.
When
Just like the SMART goals we learned about in school; our projects need a finish date. Critical dates and milestones are essential during the design process, offering the owner opportunities to review and approve designs. Contractors provide complete construction schedules for the duration of the project. It is beneficial to engage with both design and construction teams early to align expectations before significant efforts begin.
Who
It is crucial to identify the major players involved in the project. Whether in businesses or families, collecting perspectives and opinions early on through targeted interviews can greatly benefit the project. Equally important is establishing a hierarchy and decision-making process. Projects need to progress efficiently for maximum effectiveness. Potential redesigns, lead times, and errors in ordering can occur when the appropriate approval processes are not followed.
How
Consider how the project will be funded and what the budget is. Unless you have the total cost of the project saved, the sources of funding may introduce additional constraints that the teams will need to consider. If your project has funding with conditions, it’s essential to inform everyone involved and keep these conditions in mind, particularly during bidding and negotiations.
I look forward to providing more insights on this topic. Not every architect attends grant and funding conferences, but I am here to help navigate these resources. The facts are the most straightforward constraints and can often be effectively communicated through website links, printouts, and owner documents. Collecting and sharing this information with team members during the pre-design phase is crucial. Architects are valuable resources for guiding owners through these decisions and ensuring projects are set up for success.
This information is general and while I am an architect, I am not providing architectural services in this article. Thank you for reading and I look forward to sharing more topics in architecture, design, and the process.