Like other building design disciplines, technology comprises many systems
and components that need to be tightly coordinated with other design profes-
sionals on the team and integrated into their designs. Technology design in
buildings as evidenced by changes in the MasterFormat is now formally
incorporated into the design and construction process.
The Design and Construction Process
The process of planning, designing, constructing, and managing a building is
complex. Most buildings are unique structures designed for certain functions,
budgets, physical conditions, delivery methods, owner requirements, regula-
tions, schedule constraints, and other influences. The number of people or
organizations participating in the design and construction of a building is
substantial.
It includes the owner’s team, which may consist of the owner, a facility man-
ager, and the tenants or those occupying the building; the design team, which
may be comprised of architects, engineers and consultants; the construction
team made up of a general contractor, subcontractors, and a supplier’s team
that may include distributors, manufacturers, and product representatives.
With such a variety of potential project influences and restrictions and a
multitude of participants there has to be a methodology as to how the needs
of the owner can be precisely communicated to the designers as well as how
the designers will accurately communicate their design to those constructing the
facility. This process consists of the following major phases: project conception,
project delivery, design, bidding/negotiating/purchasing, and construction. Each
phase is briefly described in the following sections.
Project Conception
This is the programming phase in which the owner’s needs and requirements are
identified. A building site is selected and a preliminary budget and schedule are
set. More importantly, a facility program, based on the owner’s values or goals
is prepared. The facility program is the foundation for many of the design deci-
sions. Except in cases of unusually astute and informed owners technology and
integrated systems are rarely a substantial part of the facility program.
Participants in this stage typically include the architect, engineers, facility
programmers, and representatives from large owner/user groups. Oftentimes
the foundations for building design are established without thorough discus-
sion of building technology systems.
140 Smart Building Systems for Architects, Owners, and Builders