Step 1: Programming

Programming is an integral part of the design process which begins with a tour of existing facilities to further understand the mission of the client and their daily operations. With a clear understanding of their goals, we get to work.

• TRA will then schedule a project Visioning Session with staff and key stakeholders to understand the vision and basic parameters for the completed project.
• We’ll then identify the required programmatic spaces and their sizes, critical adjacencies, equipment needs, site traffic circulation, and resiliency criteria for the project.
• With this information compiled, TRA will create a Draft Building Program to identify all necessary spaces in a tabular format. This allows us to anticipate the overall size of the facility needed to achieve the vision and functional goals of the project.
• Once completed, TRA will meet with staff and stakeholders to review the plans and make any necessary adjustments to the document.

  Upon approval, we’ll move on to the design phases of the project.

Step 2: Schematic Design (SD)

The design process starts with TRA reviewing information and surveys available from the client, as well as evaluating laws, codes, and regulations applicable to the design.

• A project program, schedule, and construction budget for the work, the project site, and other initial information will then be prepared.
• Based on the project requirements agreed upon with the client, TRA will prepare and present a schematic design package for approval. This illustrates the scale and relationship of the project site and overall schematic design concept.

Step 3: Design Development (DD)

With authorization to proceed, TRA will prepare a DD package in preparation of contract documents.

• Deliverables typically include drawings, presentations, renderings, and animations to solidify the overall design concept, including architectural, civil, structural and mechanical/electrical/plumbing systems.
• Drawings will include plans, building sections, elevations, typical construction details, and diagrammatic layouts of building systems.

Step 4: Construction Documents (CD)

Once all adjustments of project requirements or budget are agreed upon, TRA will prepare construction documents for the owner’s approval.

• Typically, milestone check sets for approval are completed at 65% and 100% completion.
• The CDs consist of drawings and specs setting forth in detail all materials, systems, and other requirements for the construction of the work.
• All drawings and specifications for building systems, utility connections and components that will make up the construction documents are included.
• With a final set of professionally sealed CDs, client will have all sufficient means to comprehensively support and obtain bids, necessary permits, and construct the project.

Step 5: Bidding & Negotiations

With client’s approval of CDs, TRA then gets to work providing support in obtaining competitive bid proposals.

• This includes answering Bidding RFIs, issuing addenda that includes clarifications to the CDs and / or review of all substitutions for compliance.
• TRA will also assist the client with review of submitted Competitive Sealed Proposals.

Step 6: Construction Administration (CA)

Throughout the CA Phase, TRA will conduct Site Visits and Field Observation Reports, as well as update the client with weekly or bi-weekly Owner / Architect / Contractor Progress Meetings.

• TRA and our consultants will review submittals, answer Requests for Information (RFIs), and issue Architectural Supplemental Information (ASIs) as required.
• If required, TRA will issue minor changes (Proposal Requests) to the work that is consistent with the intent of the contract documents.
• TRA will review and certify contractor submitted monthly pay applications and initial pay app schedule, then compare the progress payment with the completion of the work.
• At completion, a punch list will be submitted to the client and a final inspection will be conducted followed by substantial completion.